HomeMy WebLinkAbout2003-11-24 Ordinance 4808follows:
ORDINANCE NO. 4808
ORDINANCE OF THE COUNCIL OF THE CITY OF PALO ALTO
ADOPTING THE SOUTH OF FOREST AREA COORDINATED AREA
PLAN, PHASE 2 AND AMENDING SECTION 18.08.040 OF
THE PALO ALTO MUNICIPAL CODE (THE ZONING MAP) TO
CHANGE THE CLASSIFICATION OF CERTAIN PROPERTIES
GENERALLY BOUNDED BY FOREST AVENUE, RAMONA STREET,
ADDISON AVENUE, AND ALMA STREET TO SOUTH OF FOREST
AREA, PHASE 2 DISTRICTS
The Council the City of Palo Alto does ORDAIN as
SECTION 1. The City Council finds as follows:
A. Coordinated Area Plans ("CAPs") are intended to be
used to facilitate neighborhood based planning for the use and re-
use of land and buildings. The purposes of a CAP are described by
Palo Alto Municipal Code section 19.10.010 as follows:
(a) To create enhanced opportunities for building a
sense of community through publ involvement in planning processes
which are designed not only to satisfy constitutional due process
requirements, but also to provide residents, and business and
property owners with early, meaningful opportunities to help shape
the physical components of their neighborhoods and community.
(b) To emphasize and enhance architectural qualities,
public improvements, and site design by providing a graphic, visual
linkage between pol and programs established in the
Comprehensive Plan and specific development entitlements and public
improvements.
(c) To facilitate physical change by each of the
lowing methods:
(1) Accelerating and coordinating the planning
process within selected areas so that private development and re-
use can proceed under streamlined City review processes.
(2) Encouraging rational private investment by
providing specific, dependable information about the design
requirements, development standards, and uses allowed on a
particular site.
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(3) Analyzing and considering the economic
environment so that the planning process works conjunction with
the marketplace, rather than independent of it.
(4) Coordinating and timing public infrastructure
investment to facilitate desirable private land uses.
(d) To assure Palo Alto's environmental qual by
using the Comprehensive Plan Environmental Impact Report to focus
environmental review on area and site-specific issues and changed
circumstances.
(e) To facilitate orderly and consistent
implementation of the City1s Comprehensive Plan.
B. . The City Council has conducted a publ hearing on the
South of Forest Area, Phase 2 ("SOFA 211) Coordinated Area Plan
("CAP") .
C. The City Council has reviewed and considered the
information contained in the SOFA CAP Final Environmental Impact
Report, and the Addendum to it, and has certified the adequacy of
the environmental review and has made findings upon the significant
environmental impacts identified in the EIR.
D. The City Council finds and determines that the SOFA 2
CAP is consistent with the Comprehensive Plan the City of Palo
Alto, as amended. The City Council has specifically considered
regional welfare and-the impacts of the development agreement upon
the regional welfare. The City Council finds and determines that
the benefits of the project set forth in the EIR and CAP establish
the reasonable relationship of the project to the regional welfare.
E. The City Council has specifically considered and
hereby approves integration of the SOFA 2 CAP with the City's
Capital Improvement Program in order to assure timely
implementation of the public improvements set forth in the CAP.
F. The City Council has specifically considered the
economic and fiscal feasibility the SOFA 2 CAP in light of
market place factors and incentives and disincentives to the
desired development product, as well as a cost-benefit analysis of
the public infrastructure investments and projected economic
benefits to the city and community, and hereby finds and determines
as follows:
031209 s)D 0091146
(1) The proposed development is economically feasible
under current market conditions;
2
(2) The development intensity proposed is warranted
by the area's close proximity to both transit
and neighborhood and downtown retail services,
and to existing single and multiple family
development; and
(3) The public infrastructure investment of
approximately $10,000,000 in Phase 1 the CAP
resulted in the City acquiring a total of 2.41
acres of land and the historic Roth building for
park, affordable housing and public facility
purposes. This public investment was warranted
by the City's need for affordable housing and
parkland. In addition, 1.5 acres of the 2.41
total were dedicated without cost to the City.
Public infrastructure planned for the Phase 2
area includes the Homer Avenue pedestrian/
bicycle undercrossing and street improvements.
The public infrastructure investment will total
approximately $3,200,000, most of which will be
reimbursed through grants from various sources.
G. The City Council hereby finds that the adoption of the
SOFA 2 CAP will serve the public interest, health, safety and
general welfare.
SECTION 2. The SOFA 2 CAP shall be deemed to include the
following documents:
A. South of Forest Area Coordinated Area Plan, Phase 2
attached as Exhibit UA;"
B. The environmental mitigation measures identified in
the accompanying "Resolution of the Council of the
City of Palo Alto Certifying the Adequacy of the South
of Forest Area Coordinated Area Plan Final EIR as the
Environmental Document for the SOFA 2 Coordinated Area
Plan and Making Findings Thereon Pursuant to the
California Environmental Quality Act," each of which
has been incorporated into Exhibit "A"; and
C. This Ordinance Adopting the South of Forest Area,
Phase 2 Coordinated Area Plan;
SECTION 3. The City Council hereby adopts the SOFA 2 CAP
as the coordinated area plan and zoning regulations for SOFA 2.
SECTION 4. Section 18.08.040 of the Palo Alto Municipal
Code, the "Zoning Map," is hereby amended by changing the zoning of
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031209 syn 0091146
that area property shown on the map labeled Exhibit "B," attached
to this ordinance and by this reference made part of it, to
SOFA 2 CAP, and more particularly to its districts, SOFA R-2, SOFA
RM-15, SOFA RM-30, Residential Transition RT-35 and Residential
Transition RT-50. Planned Community Districts 2697, 3707, 4283,
and 4389 remain in effect, subject to the additional requirements
of the SOFA CAP, Phase 2.
SECTION 4. This ordinance shall be effective upon the
thirty-first (31st ) day after its passage and adoption.
INTRODUCED: November 10, 2003
PASSED: November 24, 2003
AYES: BEECHAM, BURCH, FREEMAN, KISHIMOTO, LYTLE, MOSSAR, OJAKIAN
NOES:
ABSENT: KLEINBERG, MORTON
ABSTENTIONS:
APPROVED AS TO FORM:
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031209 S}!1 0091146
EXHIBIT A
SOUTH OF FOREST AREA COORDINATED AREA PLAN, PHASE 2
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031209 s~ 0091146
SOUTH OF FOREST AREA
COORDINATED AREA PLAN
PHASE 2
City of Palo Alto
City Council Approved
Final Version
December 2003
ACKNOWLEDGEMENTS
City Council
Dena Mossar, Mayor
Bern Beecham, Vice Mayor
Jim Burch
Hillary Freeman
Judy Kleinberg
Nancy Lytle
Yoriko Kishimoto
Jack Morton
Victor Ojakian
Planning and Transportation
Commission
Annette Bialson, Chair
Michael Griffin, Vice-Chair
Karen Holman
Patrick Burt
Bonnie Packer
Phyllis Cassel
Joseph Bellomo
SOFA 2 Working Group·
Karen Holman
Larry Hassett
Charles Keenan
Sarah Cane
Marlene Prendergast
Marilyn Calabrese
Yoriko Kishimoto
Tom Shannon
Steve Pierce
David Ross
Tom Harrison
HalLuft
Elaine Meyer
David Bubenik
Loring Sagan
Bob Kuhar
Planning Department
Steve Emslie, Director of Planning
and Community Environment
Lisa Grote, Chief Planning Official
Virginia Warheit, Senior Planner
Roland Rivera, Associate Planner
Zariah Betten, Staff Secretary
City Attorney's Office
Wynne Furth, Senior Assistant City
Attorney
Jon Abendschein, Management
Specialist
Architectural Review Board
Lee Lippert, Chair
Drew Maran, Vice Chair
Kenneth Kornberg
Judith Wasserman
Susan Eschweiler
Historic Resources Board
Beth Bunnenberg, Chair
Roger Kohler, Vice Chair
Martin Bernstein
Michael Makinen
Carol Murden
Mildred Mario
Susan Haviland
Consultants
Matt Kowta, Bay Area Economics
Alexander Quinn, Bay Area
Economics
Alison Kendall, Freedman, Tung, and
Bottomley
Lisa Gemmiti, Gemmill Model Art
Chapter I
Introduction
Chapter I: Introduction
A. Purpose of tbeCoordinated Area Plan
The South of Forest Area, Phase 2 (SOFA 2) Coordinated Area Plan (CAP) is intended to create
enhanced opportunities for building a sense of community through public involvement in
planning processes that provide residents, businesses and property owners with early and
meaningful opportunities to help shape the physical components of their neighborhoods and
community. At the commencement of the fIrst phase of the CAP process, the City Council
appointed a fourteen member Working Group to represent the broader interests of the community
and to develop a vision for SOFA. The Working Group's major focus was the development of
plans for the use of the approximately 10 acres made available by the relocation of the Palo Alto
Medical Foundation (P AMF) facilities from the SOFA area to EI Camino Real. In June of 1999,
the Working Group published a draft Coordinated Area Plan that divided the SOFA area into two
areas, Phase 1 and Phase 2. Plans for the Phase 1 area, where most ofPAMF's holdings were
located, were to be fInished fIrst, permitting the owners of those parcels to commence
development without waiting for completion of plans for the Phase 2 area. In March of 2000 the
City Council adopted the SOFA CAP, Phase I and a Development Agreement to defIne future
land uses in the approximately 9-block portion of the SOFA area in which most ofP AMF' s
holdings were located. As part ofthe Development Agreement, the City acquired title to the
historic Roth Building, land for a new public park, a site for a child care facility, and a site for a
below market rate housing project. The City granted approval for 160 new dwelling units and
30,000 square feet of retail and offIce space. The Working Group continued to participate in the
second phase of the planning effort, known as SOFA 2.
Phase 2 of the SOFA CAP is a long-term Plan that addresses a specifIc nine block area
(approximately 19 acres) bounded by Forest A venue on the north, Addison Avenue on the south,
Alma Street on the west and Ramona Street on the east, excluding the four parcels along Ramona
Street north of Channing Avenue, which were included in Phase 1 of the SOFA CAP, and
including the three parcels between High Street and Alma Street located within the 100 feet north
of Forest Avenue, and the fIrst three parcels along Alma Street south of Channing A venue (See
Map A). It serves both as the Comprehensive Plan and use designation and zoning for the area.
Altho.ugh some of the goals and policies are the same for Phase 2 as Phase 1, the Phase 2 CAP is
an independent document that does not rely on Phase 1 for its direction or implementation. It is a
document that is intended to preserve the primary features of the existing character of a unique
area within the City of Palo Alto.
A major impetus for Phase 2 of the CAP was the emergence of substantial new development in
the commercial portions of the nine-block area, These new developments generally included
commercial office and residential uses in denser developments than the existing automobile-
oriented service uses, which previously dominated the area. High land values, high tech related
employment growth, and the limited opportunity for growth in commercial districts throughout
the downtown has fueled this development trend. These conditions are likely to result in
continued development pressures in the area, which could damage the neighborhood-serving
character of many of the retail and service uses throughout the area. In addition, the proximity of
the area to the CalTrain station and downtown makes SOFA 2 a good location for housing
opportunities. Therefore, Phase 2 of the CAP specifIes the appropriate land use pattern and
6030006jea January 07,2004
Chapter I
Introduction
intensity of development in the nine-block area and addresses such concerns as: compatibility of
development with existing uses; parking; traffic; recreation/open space; preservation of
neighborhood-serving uses; increased housing opportunities; architectural/design issues;
development standards; the relationship between the SOFA 2 and the downtown; and new land
use designations.
B. Relationship Between the SOFA 2 CAP and Other City Plans and Ordinances
This CAP implements the City of Palo Alto Comprehensive Plan and provides more detailed
programs and policies for the specifically defined SOFA 2. These policies and programs are
consistent with those found in the Comprehensive Plan, but address the unique characteristics of
SOFA 2.
The CAP provides the zoning for the area, supplementing Title 18 Zoning of the Palo Alto
Municipal Code (P AMC). ill the case of a conflict between the CAP and the P AMC, the CAP
prevails. References to the P AMC are to the P AMC as amended from time to time, unless
otherwise noted. Appendices G and H contain relevant sections of Title 18, and shall be updated
without further Council action as the P AMC is updated.
C. Relationship of SOFA to the Downtown Commercial District
Policy L-8 of the Comprehensive Plan and Map L-61imit the non-residential development in the
Downtown ComIhercial Growth Monitoring Area, which for this purpose includes parts of
SOFA 2, to 350,000 additional square feet above the square footage existing in May 1986. This
limit will be reevaluated when development approvals reach 235,000 square feet of floor area.
As ofJanuary 2002, a total of 116,000 square feet (33% of the additional square footage allowed)
had been added to the Downtown area since 1986, leaving 234,000 square feet remaining. The
area in the Downtown Growth Monitoring Area is shown in Map 1.
While most of SOFA 2 is included in the Downtown commercial square footage limit, only a few
parcels northwest of Forest Avenue are included in the Downtown Parking Assessment District,
also shown on Map 1. Property in the Downtown Parking District may pay fees to the district in
lieu of providing required parking on site. Past land uses in SOFA 2 have not participated in the
assessment district due to low development intensity and the physical and operational
requirements of many service uses in the area. SOFA 2 is outside the area subject to ground floor
(GF) use restrictions found along the primary streets downtown, as shown on Map 1, since most
of the uses in SOFA 2 have traditionally supported the uses downtown and SOFA 2 is not
expected to compete with the downtown for type or intensity ofland use. However, in the fall of
2001, SOFA 2 was included in a citywide ordinance that restricted conversion. of ground floor
retail, service, and residential uses to office uses.
SOFA 2 includes four existing Planned Community Zones, which include 123 units of housing
and approximately 6,225 square feet of office and retail development. These PC districts are not
rezoned by the CAP; the provisions ofthe PCs are included in the CAP. However,
redevelopment of any of those sites is subject to the CAP.
6030006jea 2 January 07,2004
Chapter I
Introduction
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Map 1: SOFA 2 boundary, Downtown Monitoring Area, and Parking Assessment District boundary
6030006jea 3 January 07,2004
Chapter I
Introduction
D. Organization of the CAP
The Coordinated Area Plan contains six chapters and a number of appendices, which are
described in more detail below.
Chapter I, Introduction: contains the purpose of a CAP, a brief description of the relationship
between the two phases of the SOFA CAP and how the CAP relates to other City plans and
ordinances, and outlines the organization of the document itself.
Chapter II, Vision: provides the land use and development concepts for SOFA 2.
Chapter ill, Policies: provides policies in the area of Land Use, Housing, Transportation,
Community Facilities, Design Opportunities, and Street Trees and Landscaping. All development
proposals within SOFA 2 must be consistent with these policies and the associated development
standards.
Chapter IV, Compatibility Requirements and Design Guidelines: provides guidance
regarding architectural and urban design encouraged in SOFA 2 for public and private land. The
provisions of this chapter are among the standards used by the City during any discretionary
design review of development in SOFA 2.
Chapter V, Development Standards: provides specific site development requirements. These
are mandatory zoning standards; deviation from them require a variance, a design enhancement
exception during review by the Architectural Review Board, or a Planned Community zone
change as described in Chapter VI.
Chapter VI, Implementation: defines the review process for development proposals and the
process for considering exceptions to the development standards along with information about
amending the CAP.· .
Appendices: Appendices A, B, C-l, and D are regulatory. Appendix B (Historic Resources and
Seismic Hazards Lists) may be amended by the Director of Planning and Community
Environment pursuant to the procedures in Section 6.040. Appendices E, F, and I are also part of
the Coordinated Area Plan but are informational. Appendices C-2, G and H, which reproduce
relevant portions of the Palo Alto Municipal Code, are included for information purposes only
and will be updated as the Municipal Code is amended.
Appendix A: SOFA 2 District Map
Appendix B: SOFA 2 Historic Resources and Seismic Hazards
Appendix C: Definitions
Appendix D: Preferred Trees for SOFA 2
Appendix E: SOFA 2 Area Economic Studies
Appendix F: Applicable Capital Improvement Program Projects
Appendix G: Referenced Palo Alto Municipal Code Review Procedures
Appendix H: Regulations for R-2, RM-15, RM-30, and Specific PC Districts in SOFA 2
Appendix I: SOFA 2 Prototypes
6030006jea 4 January 07,2004
Chapter II
Vision
Chapter II -Vision
The vision identified by the Working Group for SOFA 2 is eclectic and diverse. It has six major
components including:
• preserving and enhancing the existing pedestrian scale of the area and the walkable character
ofthe quiet residential neighborhood immediately adjacent to SOFA 2;
• enhancing the neighborhood-serving character of the retail and service uses in the area;
• supporting physical change provided that new buildings and additions are compatible with
(see Chapter IV for definition of compatible) and complement the character of existing
buildings;
• increasing housing opportunities, especially because of the proximity to the CalTrain station
and downtown;
• preserving the existing quiet, calm streets, which are conducive to walking, and biking and
cahning the existing one-way streets; and
• supporting a mixture of uses including increased housing opportunities along with retail and
small offices.
The existing retail and commercial uses along Homer and Emerson Streets are highly valued and
there is great support for preserving and enhancing these uses. There is an equally strong desire
to decrease the general dependency on the automobile and take advantage of the area's proximity
to the downtown train station.
The livability and the walkability of the neighborhood will be preserved and enhanced through
the maintenance of pedestrian-scale urban design improvements, the calming of traffic on area
streets, and the creation of new housing for a variety of household types. Preserving and
enhancing the existing streetscape is especially important and will be accomplished through
application of the development standards and design guidelines presented in the CAP, which
encourage design features and require building locations that facilitate interaction between the
street and the pedestrian. The area's traditional grid street pattern, pedestrian-oriented buildings,
mature tree canopy, and mix ofland uses will also be preserved. As the area is redeveloped and
'open spaces are provided and enhanced, they should be landscaped and planted in a manner that
increases the tree canopy and vegetation in SOFA 2.
The CAP recognizes SOFA 2's location near downtown and the train station and calls for higher
density housing and other development in a vibrant mixed-use area adjacent to the more intensive
Alma Street Corridor and downtown areas and within walking distance of the train station. This
concentration of higher density housing will also be within walking distance of the social
opportunities and commercial services provided in the downtown.
This vision is implemented in the Policies, Design Guidelines and Development Standards within
the SOFA 2 Coordinated Area Plan.
6030006jea 5 January 07,2004
Chapter III
Policies
Chapter III -Policies
Land Uses (L)
The following chapter includes policies for SOFA 2 related to land uses, housing, traffic and
circulation, community facilities, design character and street trees and landscaping. These
policies state the expectations for the area and provide direction to those responsible for
reviewing proposed projects within the area.
Land Uses (L)
To achieve the community described in the Vision statement above, the CAP includes the
opportunity for combined residential and commercial development. Most increase in intensity
will be for residential uses.
1. General Land Use Policies:
POLIcyL-1:
Promote varied residential development and neighborhood services while sllstai/zing the character and
vitality of tlte commercial and public facilities.
POLIcyL-2:
Enhance desirable characteristics and llses by using planning and development standards to Cl'eate
opportunities for neighborltood development. Encourage a compatible transition from the residential
neighborhoods to the downtown. Emphasize the addition of new open spaces and plantings that improve
the tree canopy, and other vegetation in the area.
PROGRAML-1:
Develop a comprehensive Transfer of Development Rights (TDR) program for SOFA 2 to provide
incentives for !tistoric and seismic rehabilitation, and other desirable characteristics and uses including
pocket parks and other public open space
2. Neighborhood-Serving Commercial Uses
The distinct character of the SOFA area is created by its role in providing commercial services to
the downtown area, such as auto repair, along with lower cost office space and convenient
neighborhood-serving uses such as a grocery store, hardware store, gymnasium, day spa, and
restaurants, The distinct character of the SOFA commercial and mixed use area is further
enhanced by its role in serving downtown employees and visitors. The continuation of these uses
will be encouraged due to their neighborhood serving functions.
Some ground floor office use will remain as existing nonconforming uses, and in most areas of
SOFA 2 new office uses will be permitted in the same manner as under the previous CD-S
zoning. Some different regulations apply in the HomerlEmerson,Corridor, which is centered on
the intersection of Homer Avenue and Emerson Street, and includes Homer A venue between
Alma and Ramona Streets, and Emerson Street between Forest and Channing Avenues. This area
is a retail node for the area, so office uses will not be permitted to replace existing retail, personal
6030006jea 6 January 07,2004
Chapter III
Policies
Restaurants on Emerson Street
6030006jea
Land Uses (L)
7 January 07,2004
Chapter ill
Policies
Small Businesses on Emerson Street
6030006jea
Land Uses (L)
8 January 07,2004
Chapter III
Policies
Land Uses (L)
services, automotive services, or restaurants, and new buildings will be required to be convertible
to retail use. Impacts from commercial uses and mixed-use residential projects will be reduced
with the application of the development standards and design guidelines.
POLIcyL-3:
Create an active commercial center for the South ·of Forest Area by encouraging neighborhood-serving
busilteSSes to locate along Emerson Street and Homer Avenue.
POLIcyL-4:
Encourage pedestrian activity along Emersolt Street and Homer Avenlle through uses that iltclude
retail, personal service and restaurants. Incorporate frequent building entrances, storefront windows,
pedestrian-scale signage, and outdoor activity spaces into new development in the entire SOFA 2 area to
create a lively, pedestrian-friendly environment.
POLIcyL-5:
Permit existing commercial uses to remain. Encourage new neighbor/tood, and pedestrian oriented
commercial uses in existing buildings and new mixed-use development.
The SOFA 2 CAP anticipates that the Residential Transition districts in SOFA 2 will become
much more of a mixed use area with substantial residential development next to or combined with
office and commercial uses. This type of development is strongly encouraged in the City's 1998-
2010 Comprehensive Plan as an opportunity to create neighborhoods that are made more
interesting and livable by proViding the following: 1) a variety of activities taking place; 2) the
ability to be active both day and night; 3) the opportunity for a rich texture of archite~tural and
urban design; and 4) the easy accessibility of commercial service to residents and employees of
the area. The standards and regulations in Chapters N and V are designed to result in the
development of substantial quantities of housing. So long as great care is given in project design
to ensure compatibility between residential and other uses, the area is considered an appropriate
location for higher density residential development.
By concentrating future neighborhood serving businesses in SOFA 2, the vitality of the existing
hub will be reinforced and a wider array of services will be possible. While the CAP does not
forbid residential uses along Homer Avenue and Emerson Street, it does provide opportunities for
small-scale neighborhood serving retail and reduced parking requirements for historic
commercial buildings to reflect their reliance on pedestrian access and the constraints of reusing
those historic buildings. Transparent.storefronts or window displays, frequent entries, and other
measures to increase visual appeal for pedestrians, regardless of the use of these properties, are
included in the design review guidelines in Chapter N and the development standards in
ChapterV.
An economic analysis prepared for the plan cautioned that the market for retail and service uses
in the area is limited due to the proximity of the area to Downtown and the limited neighborhood
population. However, the market for neighborhood local retail and service uses will improve
with the private redevelopment facilitated by the CAP due to increased number of residents and
employees in the area, and the expected opening of the Homer Avenue bicycle and pedestrian
tunnel in 2004. Residents have expressed the desire to maintain and encourage additional local
serving commercial uses in the area. Therefore the plan allows for that type of development.
6030006jea 9 January 07,2004
Chapter III
Policies
3. Mixed-Use Development:
Land Uses (L)
This plan provides development standards and design guidelines to facilitate in-fill residential and
mixed-use development while continuing abroad range of compatible service commercial uses
within SOFA 2 and by incorporating measures to reduce noise, visual and other conflicts between
such uses, which include auto-related uses. The responsibility for ensuring compatibility with
legal existing land uses and activities is placed on new development, and not existing uses.
POLIcyL-6:
Enhance the vitality and livability of the South of Forest Area by aUowing a mixture of residential and
neighborhood serving commercial land uses. .
4. Automobile and Other Service Uses
The long-standing presence of several automobile and other service uses in the area is very
valuable to the City. The presence of these business uses is a great convenience to local residents
and downtown workers, and opportunities to locate such uses are limited in the rest of the City.
The SOFA 2 CAP encourages existing automobile and service uses in the area but limits new
automotive uses to Alma Street and the west side of High Street, with conditional use permits to
ensure compatibility with surrounding land uses. Assuming that all the activities at the existing
automobile and service uses are operating legally, the responsibility for resolving issues that arise
from incompatible land uses locating on adjacent properties will rest with new development.
However, new automobile or other service uses will also be responsible for addressing
compatibility issues.
POLICYL-7:
Enhance the character of the South of Forest Area by ensuring that new residential development is
compatible with existing residential areas and incorporates measures to minimize potential nuisance
conflicts with existing commercial land uses.
5. Transit Oriented Development
The permitted commercial, residential, and mixed use floor area ratios provide a combined
development potential that locates both housing andjobs within walking distance of the Palo Alto
CalTrain Station and regional bus routes served by the Dumbarton Express. Mixed use, transit-
oriented development ofthis type will increase the amount of housing and employment located
close to major transit services, increasing the attractiveness of transit throughout the region.
POLICYL-8:
Pursuant to the 1998-2010 Comprehensive Plan, encoul'age transit-oriented development by allowing
greater housing density in areas located nearest to major transit routes providing access to housing and
employment centers.
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Chapter III
Policies
Housing (H)
Housing (H)
The City of Palo Alto is confronted with a well-documented phenomenon related to the
continually rising cost of housing. The SOFA 2 CAP seeks to provide for more modest homes
through the provision ofless expensive, attached housing units in residential and mixed-use
projects. Phase 2 also addresses the well-documented need for "affordable" housing in Palo Alto
special provisions for certain types of housing such as single room occupancy (SRO) facilities or
senior housing facilities. Projects including affordable housing are required to meet the same
development standards (except for residential density) and the same design guidelines as market
rate housing proj ects and are required to incorporate design features to ensure compatibility with
the SOFA area.
1. Housing Quantity and Density Policies:
The area within Phase 2 of SOFA provides increased housing opportunities convenient to shops,
services, and transit. The Comprehensive Plan recommends the creation of a substantial number
of new residential units near the downtown, responding to the city's housing shortage and the
area's proximity to transportation opportunities. The concentration on residential uses maintains
the overall character of this area and helps create the transition to lower density residential areas
to the east and south.
POLICYH-l:
Within SOFA, Phases 1 and 2, provide for a total of 300 residential units al,d promote the retention of
existing housing units and encourage the development of new housing units throughout the Sonth of
Forest Area.
POLICYH-2:
Use SOFA 2 as a transition between the existing single-:family uses to the South and the commercial
uses in the downtown area to the north by providing opportunities for medium and high density multiple
family housing within the area.
POLICYH-3:
Provide for increased residential densities including additional lower cost ownership and rental housing
within traditional historic housing types.
POLICYH-4:
Permit planned community districts, subject to specific development standards, to permit higher F ARs in
SOFA 2 for residential use. Require planned community districts to provide specific public benefits.
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Chapter III
Policies
2. Variety of Housing Type Policies:
Housing (H)
Phase 2 of the SOFA plan includes a range of housing options, including mixed use housing,
apartments, condominiums, and affordable housing to enable new residents the benefit of being in
an area with convenient access to downtown, jobs, transit and services.
POLICYH-5:
Allow a variety of housing types in SOFA 2, including, but not limited to, the following: units in a
mixed-use configuration; apartments; townhouses; and studio units.
POLICYH-6:
Housing types in SOFA2 should be suitable for various ages, household sizes, lifestyles and incomes.
3. Affordable Housing Policies:
Provision for the allowance of affordable housing is incorporated into Phase 2 of the CAP
pursuant to the current Below Market Rate housing program. Program H -20 of the
Comprehensive Plan sets forth priorities for compliance with the Below Market Rate (BMR)
program by developers. The primary objective of this BMR program is: "to obtain actual housing
units or buildable parcels within each development rather than off~site units or in-lieu payments".
Palo Alto's Below Market Rate Housing program requites all developers of projects of more than
five units to develop at least 15% of the units using specific affordability criteria, or in some
cases, to pay a fee in-lieu of providing BMR units. These requirements are subject to change as
the Comprehensive Plan Housing Element as amended from time to time.
POLIcyH-7:
Preserve existing affordable housing opportunities within the South of Forest Area and expand the
supply of affordable housing units.
PROGRAMH-l:
When applicable, negotiate Below Market Rate (BMR) agreements with property owners to comply
with Program H-20 of the Comprehensive Plan.
POLICYH-8:
Strongly encourage retention of existing housing, particularly traditional housing structures, rental and
other housing that is affordable in an area where land and construction costs have made this retention
difficult.
POLIcyH-9:
Increase thepossihility of developing housing ill a mixed-use configuration by makillg residential
development standards more compatible with existing non-residential development standards through
adjustment of setbacks, daylight planes, and other requirements.
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A variety of housing types in SOFA 2
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Transportation (T)
The SOFA area offers an unusually varied set of transportation options. A traditional grid street
pattern with a mixture of uses and moderately dense, pedestrian-oriented residential and
commercial development helps to support alternatives to automobile use. Walking and bicycling
within the area on flat tree-lined streets is pleasant and convenient. The bicycle boulevard passes
through SOFA 2 on Bryant Street, and part of the segment of Addison Avenue that passes
through SOFA 2 has a designated bike lane. Bus and train service is wIthin a fifteen-minute walk
of the outer boundaries of SOFA 2 and provides transportation throughout the Peninsula, South
and East Bay. .
A one-way street couplet including Homer and Channing Avenue has facilitated heavy through-
traffic across SOFA to the major sub-regional arterials of Middlefield and Alma. This roadway
system has provided good automobile access but has also resulted in relatively higher volumes
, and increased speed of traffic. This topic is discussed in more detail in the "Traffic Patterns"
section of this CAP.
The policies in this chapter address six transportation issues in SOFA 2. These include trip
reduction, transit oriented development, parking management, traffic patterns, transit service, and
bicycle and pedestrian circulation.
1. Trip Reduction
Encouraging use of the many alternatives to automobile access in SOFA 2 is the single most
effective way to reduce transportation impacts on the area while providing safe and convenient
access. The area has excellent transit, bicycle and pedestrian access, and proximity to a variety of
retail, employment, housing opportunities, and community facilities. Reinforcing the mixed land
use pattern will increase the viability of transportation alternatives and reduce the need for
automobile use. These efforts need to be coordinated with comprehensive downtown
transportation management efforts to be fully effective.
POLlcyT-l:
Reduce velticle use ilt the Downtown and SOFA 2 area, where development patterns support
transportation alternatives such as walking, biking and transit use.
PROGRAM T-l:
Through the Transportation Division, coordinate SOFA 2 trip reduction efforts with Downtown trip
reduction efforts, including shuttle service, transit service and other projects. Establish a citywide
Transportation Demand Management program that is integrated with SOFA 2.
POLlCY T-2:
Provide 5% reductions in commercial parking requirements for developers who complete all of the
following: 1) require commitments from all commercial tenants to provide financial incentives to
employees for not driving to work or who participate in the Santa Clara Valley TraltSportation
Authorities Eco-Pass free transit program or commuter check program, 2) pay annual fees to support
Downtown/SOFA 2 Transportation Management programs and monitoring by the City, and 3) submit
annual monitoring reports to the City on implementation of these incentives and employee travel
behavior.
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PROGRAM T-2:
Transportation (T)
Support the continuation of a full time City of Palo Alto TranspOl'tation Management Coordinator for
the dowlltownarea (including SOFA 2), with responsibility for promoting trip reduction efforts,
reviewing requests for parking reductions based on Transportation Demand Management (TDM)
plans, and monitoring the success of trip reduction programs based on data provided by SOFA and
downtown employers. The coordinator would develop guidelines for approval of parking
management, employee trip reduction incentives, and other programs proposed by developers and
tenants of mixed use and other projects within SOFA 2.
In Silicon Valley and other Bay Area locations, financial incentives that pay employees cash for
not driving to work, or provide credits toward transit or bicycling costs, have been shown to
reduce auto use by 15-30% depending on the size of the cash incentive.
3. Parking Management
Presently, there is a parking shortage at peak periods in the downtown and SOFA, which in tum
affects adjacent residential areas. This demand is predominantly generated by downtown and
SOFA visitors and employees, and by SOFA residents, The shortage will be reduced with the
two new downtown parking structures: the recently-opened garage on High Street (Lot R) and the
garage on Bryant Street (Lots Sand L), scheduled to open in Winter 2003.
The SOFA 2 CAP addresses the parking shortage by requiring that new development, except that
located in the Downtown Parking District, provide onsite parking and share parking facilities
where appropriate. The relocation ofthe Palo Alto Medical Foundations (PAMF), and some
existing commercial development in the Phase I area of SOFA, combined with new development
that provides adequate parking is anticipated to ease the parking shortage in the area. The
SOFA 2 CAP provides for limited reductions in parking when appropriate conditions exist (i.e.,
when a project can utilize shared parking for different uses with different peak demand periods or
it is within walking distance of the transit station, or it provides all affordable or senior housing
units, etc.). Parking incentives are also provided to encourage renovation of historic structures
and their adaptive reuse.
POLICYT-4:
Encourage shared parking for all uses with different peak hour parking demands and provide parking
reductions of up to 20% for mixed-use projects with a housing component that have shared parking
facilities and offset peak hour parking needs, and parking reductions of up to 15% for projects with
multiple commercial uses that have shared parking facilities and offset peak hour parking needs.
Uses with offset peak parking needs can share parking facilities, resulting in lower land and
construction costs for parking, and less visual impact of parking lots and structures. This policy
will be implemented through an existing City regulation in the parking regulations in Chapter
18.83 ofthe Palo Alto Municipal Code that allows a 20% reduction in the number of spaces that
would otherwise be required for each use separately. For mixed-use projects combining housing
with retail and office uses with offset peak requirements, this reduction could be up to 20%. If a
project proposes incentives for trip reduction that will further reduce parking demand, such as
employee transit passes or separate charges for residential or employee parking spaces, an
additional 5% reduction could be approved.
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POLICYT-5:
Transportation (T)
Reduce impacts on residential areas adjacent to SOFA 2 areafrom the parking impacts of the downtown
area and the Residential Transition Districts by encollraging shared parking facilities and below grade
parking.
POLICyT-6:
Decl'ease the adverse visual impacts of surface parking and street level parking garages by encouraging
parking for mixed use and mu#i-family residential parking to be either underground or otherwise not
visible from adjacent roadways through the use of landscape screening, AUow parking reductions and
flexibility for historic buildings to avoid conflicts between preservation and provision of parking,
POLICyT-7
Encourage an increased amount of short-term on-street parking for retail and commercial uses.
Business Parking in SOFA 2
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4. Traffic Patterns
Transportation (T)
SOFA 2 is affected by Downtown and through traffic as well as neighborhood-generated traffic.
For several decades, Homer and Channing Avenues have formed a one-way couplet three to four
blocks south of University Avenue. As a result of the one-way designation, Homer and Channing
Avenues are attractive opportunities to bypass downtown at higher speeds than the two-way
streets closer to Downtown, such as Forest Avenue. Maps 2' and 3 show the existing and
potential traffic patterns in SOFA 2.
The fast-moving traffic on Homer and Channing Avenue is a concern for pedestrians, bicyclists
and vehicles attempting to exit the driveways of homes. Residents along Homer Avenue have
expressed the concern that the volume and speed of traffic along the street makes safe and
convenient exiting from their driveways, especially whcm they must back up into the traffic flow,
difficult. Consideration was given to returning these streets to two-way flow in order to calm
traffic and maintain the residential character of the area. Returning the streets to two-way travel
would affect circulation around the commercial uses in SOFA 2 closer to Alma Street as well as
outside SOFA 2. Truck access to various commercial uses frequently requires wide turning
movements that can be more easily accommodated on one-way streets. Deliveries to Whole
Foods Grocery Store and other nearby commercial uses are often accomplished by trucks double-
parking along Homer Avenue which blocks one traffic lane. That same area has a pedestrian .
crossing at mid-block to the Whole Foods parking area. Additional concerns were also raised by
the residents of the Channing House, located just outside SOFA 2, regarding their ability to safely
enter and exit their underground parking garage if Channing becomes a two-way street.
The Working Group endorsed the conversion of Homer and Channing Avenue and a portion of.
High Street from one-way to two-way traffic flow, with the caveat that this conversion should not
adversely affect the needs of Whole Foods and the Channing House. The issue will require
further analysis, which will be conducted at a future date.
It should be noted that traffic calming measures could be implemented whether Homer and
Channing Streets remain one-way or become two-way streets. The City of Palo Alto Five Year
Capital Improvement Program (CIP) calls for street improvements and traffic calming measures
such as speed tables and bulb-outs along Homer and Channing Avenues. In addition, the CIP
project includes bike boulevard improvements, street furniture, and accessibility improvements.
These improvements are scheduled for construction in fiscal year 2004/05.
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The SOFA 2 CAP is consistent with the City of Palo Alto's CIP in that the CAP encourages
further study of traffic calming measures, which could include: pedestrian bulb-outs, traffic lane
narrowing and conversion to two-way flow.
POLIcyT-8:
Study ways of calming traffic on Homer and Channing Avenues that could include, but not be limited to,
pedestrian bulb-outs, traffic lane narrowing or conversion to two-way flow. Consider converting a
portion of High Street to a two-way traffIC circulation pattent where appropriate.
POLIcyT-9:
Complete further research on the possible installation of a traffic signal and signing improvements if
Homer, Channing and a portion of High Street are converted to two-way traffic flow. These
improvements could include a new signal at Channing and Alma and a southbound left turn lane on
Alma at Channing. Coordinate these chaltges with the improvements to loading and delivery access
described below.
POLICyT-IO:
Assist SOFA 2 businesses lit finding safe and convenient ways to accommodate truck deliveries which
may be affected by change if the one way street pattent is converted to a two-way pattent.
POLIcyT-ll:
Fllture study of the conversion of Homer and Channing Avenues should address the con cents raised by
a major grocery store and Channing House, as described in Programs T-3 and T-4 below, in addition to
the need for signals and tllrn lanes on Alma Street.
PROGRAM T-3:
Coordinate with the major grocery store on Homer Avenue in SOFA 2 to reduce current and potential
future conflicts of truck loading with two-way traffic on Homer Avenue. These changes may include
but not be limited to the addition of loading zones on Homer Avenue and Emerson Street, restrictions .
in loading hours, increased use of the alley between Homer and Forest, or the evalnation of the
redesign of loading facilities within the store.
PROGRAM T-4:
Coordinate with the Channing House residents, as part of a future Transportation Division stndy, to
improve safety and reduce conflict betweeJt trucks loading, traffic on Homer Avenue and residents
eJttering and exiting the parking facilities.
POLIcyT-12:
Support necessary and appropriate changes to mid-block pedestrian crossings, including relocation of
crossings to nearby intersections, raised pavement, signing to assure that crossings are visible to passing
traffIC and convenient and safe for pedestrians.
POLICY T -13:
Mailttain the existing alleys between Alma and High Streets and High and Emerson Streets primarily as
supportfor the Itearby commercial sites, providing both loading and circulation for local businesses.
5. Transit Service
Transit service within SOFA 2 is fairly good by regional standards, with a heavily used commuter
rail station within 3 to 12 blocks of any part of SOFA 2, a regional express bus to the East Bay.
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Transportation (T)
and two local services through the area, with several others through the nearby downtown area.
More frequent daily service and evening and weekend service would increase convenience for
transit users. The Marguerite shuttle to Stanford comes within one block of Forest Avenue. The
1998-2010 Comprehensive Plan also calls for the provision of a shuttle/jitney type bus system to
serve Palo Alto. This program has been implemented and provides a shuttle service that travels
within close proximity of SOFA along Webster Street. This program reduces traffic and parking
demands in this area by providing an alternative to driving. Ridership is generally low on all
transit except rail and East Bay bus service, suggesting most residents, employees and visitors
have cars available and find few incentives to use public transportation services. Studies show
housing and employment near transit and incentives such as free transit passes can increase transit
use and discourage auto use; such efforts are supported and encouraged in the SOFA 2 CAP.
POLICYT-14:
In coordination witlt Downtown efforts, encourage transit use by SOFA residents, employees and
visitors, increasing awareness of available transit service and schedules and working with Santa Clara
Valley Transportation Autlwrity (SCVTA), Sam Traits, Stanford, altd otTter transit providers to improve
service.
6. Bicycle Circulation
Bicycling is a convenient transportation method for residents, employees, and visitors to SOFA
and those who travel through the area to nearby destinations. Map 4 shows the existing and
proposed bicycle routes. Bryant Street is a bicycle boulevard and Addison A venue is a bicycle
route between Bryant and Guinda Street. The Alma Street sidewalk is currently designated as a
sidewalk and bicycle path, but this designation will be removed in the future as planned bike
routes are developed. Bicyclists can cross under Alma Street and the railroad tracks using
sidewalk bicycle paths at University Avenue and Embarcadero Road. Access to both existing
undercrossings is inconvenient. In addition, crossing the railroad tracks and El Camino Real at
University Avenue is complex and can be hazardous. A new undercrossing of the railroad tracks
at Homer Avenue and Alma Street will be constructed by the City of Palo Alto to correct the
existing situation. In addition, Homer Avenue is recommended to be designated a bicycle
boulevard in the Draft Bicycle Transportation Plan.
The new undercrossing will involve the construction of a bicycle and pedestrian tunnel under the
railroad right-of-way that would connect the area around the Palo Alto Medical Foundation
(P AMF) with the SOFA and Downtown areas. Entry/ exit features will be constructed on the
Ahna Street side and at the PAMF side of the railroad tracks. Both entry/exit features will be set
back from the street on the Alma side and from bicycle paths on the P AMF side. Stairways and
Americans with Disabilities Act compliant ramps will be integrated with new landscaping at the
access points to the
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tunnel. The tunnel will also incorporate lighting features and design enhancements to promote
safety and reduce the perception of the tunnel as a long, dark enclosed corridor. The tunnel's
expected opening is Spring of2004.
POLICYT-15:
Provide safe and efficient bicycle routes consistent with the proposed bike/pedestrian llltdercrossing of
the railroad tracks. These routes should provide connections between the SOFA, Downtown, and nearby
schools, shopping centers, transit centers and employment centers.
PROGRAM T-5:
Revise bicycle routes in SOFA 2 to provide a bicycle route between the B,yant Street "bike boulevard"
and Alma Street using Homer andior Channing Avenue, or as otherwise recomme1tded by the Palo
Alto Bicycle Advisory Committee (P ABAC), to connect with the proposed pedestrian bicycle
lmdercrossing at Homer Avenue and Alma Street. Further study of an altemate route is needed if
Homer Avenue remains one-way between Alma and Ramona Streets.
POLICY T-16:
Support tlte construction of a bicycle/pedestrian undercrossing at Homer Avenue and Alma Street.
Facilitate implementation of the recommendations of the Railroad Crossing Feasibility Study to improve
pedestrian access from SOFA to the PAMF campus and points west.
7. Pedestrian Circulation
Pedestrian access throughout the South of Forest Area is good, with a regular pattern of small
blocks. In the commercial areas towards Alma Street, the attractiveness of the pedestrian
experience is diminished by areas of narrow sidewalks, missing or stunted street trees and by
heavy and fast-moving traffic on Alma Street. Heavy, fast traffic on Homer and Channing
Avenue also impacts pedestrians despite wider sidewalks and large street trees. To improve the
safety and circulation of pedestrians and contribute to a walkable neighborhood, the SOFA 2
CAP encourages traffic calming improvements at key intersections within SOFA 2.
Alma Street and the railroad tracks both form barriers between the area and Stanford University,
the new Urban Lane P AMF facility and other areas to the southeast. The proposed pedestrian and
bicycle crossing at Homer A venue and Alma Street would help mitigate these obstacles.
POLICYT-17:
Improve pedestrian and bicycle connections between and within SOFA 2, the Palo Alto Transit Center,
and Stanford University.
PROGRAM T-6:
Develop a plan for improvements to Alma Street, adjacent streets and key intersections, using bulb-
outs, raised walkways, street trees and other measures to improve pedestrian safety and convenience
within SOFA 2 and crossing Alma Street, helping to link with the transit center and Stanford.
POLICY T -18:
Improve access for the disabled throughout SOFA 2.
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PROGRAMT-7:
Transportation (T)
Complete corner curb cuts throug/tout SOFA 2, consider the needs of wheelchair users and persons
with other disabilities u, planning for crossings and other public and private pedestrian improvements
Ul tlte al'ea. As sidewalks are repaired, applicable ADA requirements shall be satisfied.
Community Facilities (CF)
Community facilities include public and private facilities that provide services to the surrounding
community. Among these services are schools, libraries, open space/public facilities and
childcare. Because they are the subject of separate, ongoing planning processes at the School
district and City-wide level, this CAP contains no policies or programs related to schools or
libraries. However, the issues of schools and libraries related to SOFA 2 are briefly discussed
below. Childcare and Open Space/Parks issues are discussed in more detail with accompanying
CAP policies and programs:
1. Schools
Potential impacts on schools are addressed in the Environmental Impact Report for the entire
SOFA.area (phases I and 2). Demographic changes have resulted in increasing enrollments
throughout the city, which are the subject of Palo Alto Unified School District planning efforts.
City policy requires that new development be evaluated for its impact on school enrollment
relative to existing capacity. However, the City does not discourage new development solely on
the basis of impacts to schools, nor can it require new development to address impacts to school
enrollment beyond the payment of established school impact fees. The type of housing
encouraged in SOFA 2 would yield fewer children than the single-family detached housing
allowed in areas of the Phase I plan.
2. Libraries
The area is currently served by the Downtown Library, located within the study area, and the
Main Library, located less than one mile away. Library services are assumed to continue
unchanged for the purposes of this Coordinated Area Plan. This issue was also evaluated in the
environmental document for all of SOFA and was found to have a less than significant impact.
3. Open Space/Public Facilities
Scott Park, a Oo4-acre mini-park located off Scott Street near Channing Avenue is adj acent to
SOFA 2. The park contains a half court basketball court, a grassy area, playground equipment
and picnic tables. The closest developed neighborhood park is 2.0-acre Johnson Park, located
five blocks to the north across University Avenue. Kellogg Park, approximately 004 acres in size,
located just south of Embarcadero Road and the turf area at Addison Elementary School both
provide additional neighborhood recreational open space. In addition, the Williams House and
gardens, located on Homer A venue, provides an additional 0.25-acre of city-owned open space
within SOFA 2, although presently public access to the space is limited to guided tours during the
hours the museum is open. The El Camino Park playing fields, located across from Stanford
Shopping Center, are within one-half mile of portions of SOFA 2.
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Conununity Facilities (CF)
In addition to these existing public facilities, a new two-acre public park will be developed by the
City of Palo Alto along Homer Avenue between Bryant and Waverley Streets as part ofthe
implementation of Phase I of the SOFA plan. This new park will be within easy walking distance
of SOFA 2 and will serve as the closest neighborhood park for residents of the area.
Along with these existing and new public facilities, the SOFA area provides opportunities for
private development of publicly accessible open space through the development of "pocket
parks" or public plazas that are incorporated into the design of a private development.
POLICyCF-l:
Develop Urban Design Plan for improvements in the public right-of-way iltcluding street furniture,
lighting and other amenities.
POLICY CF-2:
Encourage private development proposals to accommodate publicly accessible opelt spaces and
connections to other open spaces where feasible. Encourage establishment of usable outdoor pedestrian
open spaces, plazas, etc. with pedestrian amenities.
4. Accessibility
The Comprehensive Plan Housing Element and Community Services and Facilities Element
emphasize the City's commitment to providing services and housing for people with special
needs, including persons with disabilities. The Fair Housing Act Amendments of 1988 require
requires that local governments make reasonable accommodations in their rules, policies,
practices, or services when necessary to afford persons with handicaps equal opportunity for .
access to housing. The Americans with Disabilities Act gives other rights with respect to
commercial enterprises and other public accommodations
POLICyCF-3
The SOFA 2 CAP shall be interpreted and applied in a manner that does not deny to persons with
disabilities the access to housing and public accommodations tltat they are guaranteed under federal
law.
Design Character and Guidelines (DC)
The goal of the Coordinated Area Plan with respect to Design Character is to create the
conditions that will encourage future development to preserve and enhance the original, varied,
pedestrian-oriented and generally fine-grained scale of development in the area. In order to do
so, the CAP policies address several different issues, including subdivision or lot development
pattern, compatibility of new development with existing patterns and historic preservation, the
process of development review, and the establishment of design guidelines and development
standards.
This section of the CAP addresses the visual quality, urban design and distinct character of
SOFA 2. This character arises from consistent patterns of physical forms, including the canopy
created by the area's street trees; the size, bulk, mass, height and location of buildings; the type of
architecture and age of buildings; as well as from notable exceptions to those patterns.
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Renovated Businesses on Alma Street
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Design (;Jlaracter and Guidelines (DC)
SOFA 2 contains a wide variety of building types, heights, sizes, and styles generally possessing
a high degree of visual interest and pedestrian orientation. Styles vary, but the buildings have
patterns of entryways, porches and fenestration in common. This section of the CAP addresses
key aspects of this character for SOFA 2, including street trees and heritage trees, historic
preservation, architectural design and public art.
The design guidelines included in the CAP encourage the scale, bulk and mass of buildings and
their architectural components to be compatible with that of existing structures in the
neighborhood. Heights are generally limited to 35' with 50' buildings allowed in the RT-50
District areas along the west side of High Street and along Alma Street where the height of the
buildings would be compatible with the width ofthe street and speed of the traffic. Ground floor
designs will provide visual interest such as display windows, porches, storefronts, courts,
landscaping, and architectural details.
POLICY DC-1:
P"omote quality design as defined by massing, detail, materials, etc. Implementation of the design
guidelines should allow for flexibility and diversity in relation to the overall context of the neighborhood.
PROGRAM DC-1:
Include design guidelines for SOFA 2 that encourage quality design as defined by style, detail, massing,
and materials. Encourage flexibility in design character, and allow creative use of architectural styles
consistent with the fabric of the neighborhood.
POLICY DC-2:
With new development, require new street trees, storefront treatment of front facades, pedestl'ian scale
signage, pedestrian/seating, sidewalk widening, and other improvements to improve pedestrian
experience throughout SOFA 2.
Building articulation, roofline stepbacks and variations, and frequent use of street entry features
are all design measures that reinforce the original, finer grain of development in this area.
POLICY DC-3:
The commercial development in SOFA 2 is centered on Homer Avenue and Emerson Street, with many
intact buildings remaining. The character of these commercial buildings, with storefront entrances and
ItO front or side setbacks, creates a lively pedestrian environment which should be reinforced by new
development, particularly along Emerson Street, which links this area to the downtown.
POLICY DC-4:
Inc01porate transition techniques into new buildings to blend !tigher density housing or mixed-use
projects into the existiltg lower density residential housing adjaceltt to the southeastern portion of
SOFA 2.
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1. Historic Preservation
Design l .acter and Guidelines (DC)
One of the goals of the SOFA 2 CAP is to encourage the preservation and adaptive reuse of
historic buildings throughout the area.
SOFA 2 played a significant role in the early history of Palo Alto and includes a substantial
number of historic structures currently listed on Palo Alto's historic inventory. These structures,
and the historic patterns of development they create, contribute to much of the area's unique and
interesting character.
The commercial development along Homer Avenue and Emerson Street was the center of a
mixed-use district, which provided a variety of essential services to the adjacent downtown and
nearby residential areas such as Professorville, a National Register Historic District. The SOFA
area included the residences, businesses and community facilities of a variety of ethnic groups
and nationalities. Map 5 shows the locations of historic resources in SOFA 2.
Appendix B-1 lists the properties that have been designated as SOFA 2 Historic Resources.
These historic resources are protected by the SOFA 2 CAP. Alterations or additions on these
sites must comply with the Secretary of the Interior standards for Historic Preservation.
Appendix B-2 lists properties that have been identified as potential SOFA 2 historic resources.
When any development is proposed on these sites, they will first be evaluated for historical
significance under CEQA. Ifthe site is eligible for the California Register of Historic Resources
or the National Register of Historic Places, it will be reclassified as a SOFA 2 Historic Resource.
POLICY DC-5:
Require SOFA 2 Historic Resources, which are identified in Appendix B-1, to conform to tlte Secretary
of Interior Standards when undergoing alterations or additions.
POLICY DC-6:
Require public and private efforts to maintain, preserve, and use historic buildings and otlter historic
resources in order to maintain the scale and character of the area.
POLICY DC-7:
Allow exceptions of up to 25% less titan the fnll parking requit-ement to encourage reuse of historic
buildings for origwal or compatible uses.
POLICY DC-8:
Provide information to the public, developers, homeowners etc., on all available historic preservation tax
programs, credits and otlter financial assistance available.
POLICY DC-lO:
Encourage use of the State Historic Building Code when reviewing proposed modifications to historic
structures, and provide information regarding the Code to the public, developers, homeowners, etc.
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SOfA
C()oromtltllld .~
Ploo
Map 5: Historic Resources in SOFA 2
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Historic bulldings on Homer Avenue
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POLICY DC-ll:
Design Ludracter and Guidelines (DC)
Promote continuation or restoration of the original use of SOFA 2 Historic Resources wherever
possible, but allow adaptive reuse if compatible with preservation of historic features where original use
is infeasible.
POLICY DC-12:
Permit continued non-conforming use of SOFA 2 Historic Resources if necessary to assure preservation
and restoration of historic resources. Continuation of the original use or a similar use should be
pursued wherever feasible. Established and desigltated historic resources shall be exempt from the
minimum densities outlined in the CAP.
POLICY DC-13:
Develop a Transfer of Development Rights (TDR) program for historic structures in the SOFA 2
Residential Transition districts which allows development rights to be transferred from historic buildings
in the area to eligible receiver sites in either the SOFA 2 Residential Transition districts or the
Downtown (CD) area, with the limitation that development rights cannot be transferred to another
Itistoric building.
POLICY DC-14:
Make determinations on historic resources using consultants hired by the city. For commercial and
mixed-use development, the applicant will pay for the consultant.
2. Public Art
Public art makes a valuable contribution to the urban design of Palo Alto and enriches the built
environment and public life. The plan encourages new development in SOFA 2 to provide public
art as a part of the project.
POLICY DC-15:
Encourage new development to provide public art within all major projects. The art is to be reviewed
and approved by the Public Art Commission.
Public and Private Trees (PPT)
To achieve the city's tree preservation goals, all development must be consistent with the
Citywide Tree Protection Ordinance. The ordinance requires preservation and maintenance of
large Coast Live Oaks and Valley Oaks, and Coast Redwoods. Planting of new oaks and
redwoods and protection of those not yet large enough to be protected will also help to maintain
Palo Alto's distinctive tree canopy after the inevitable loss of today' s large oaks and redwoods.
The Tree Technical Manual establishes standards for removal, maintenance, and planting of trees.
In establishing these procedures and standards, it is the City's intent to encourage the preservation
of trees.
The South of Forest Area of Palo Alto includes many fine tree specimens growing on public and
private property. The area also contains several examples of the two oak species and redwoods
that are protected in Palo Alto. These notable trees and the remainder of the urban forest presents
both opportunities to build on the area's distinctive features and constraints for the location of
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F. jc and Private Trees (PP1)
new development within the area. The existing trees provide wildlife habitat, shade, and a
dramatic urban design feature and enhance the pedestrian environment. The preservation and
enhancement of these resources is essential to maintaining the character of the neighborhood.
In order to introduce a healthy diversity of street trees, while producing consistency within a
block to create a strong pattern, the street tree species listed in Appendix D should normally be
used,
1. Trees on Public Property:
POLICYPPT-l:
Preserve and protect existing stl'eet trees when in compliance with Appendix D or as otherwise approved
by tlte Planning or Public Works Arborist, planning new development so that damage or removal of
existing Itealthy street trees is minimized.
POLICY PPT -2:
Driveways, walkways and structures should be located to pl'eserve existing street trees wherever possible,
Protective measures should be taken in construction and landscaping to assure the continued health of
existing street trees.
POLICY PPT -3:
Any new development or substantial renovation of all existillg building witltill SOFA 2 sltould cOllsider
the replacemellt of any "missing" street trees at an interval of approximately 20-25 feet on center,
POLICYPPT-4:
Street tree selection should be ilt accordance with the proposed street tree species shown in Appendix D
or as otherwise approved by the City. .
POLICY PPT-5:
Adopt city policies that require use of structural soil to promote tree growth when sidewalks are replaced,
2. Trees on Private Property:
POLICY PPT -6:
Protect and maintain Heritage Trees. In addition, promote preservation of Coast Live Oak and Valley
Oak, which are not yet large enough to qualify for protection under the. Tree Protection Ordinance.
Incorporate planting of tltese Itative oak species ilt establislted open spaces, plazas, etc. and in other
appropriate locations in SOFA 2.
POLICY PPT -7:
Strongly encourage the preservation of significant trees on private property in SOFA 2 when applying
tlte design criteria in Chapter IV.
6030006jea 32 January 07,2004
ChapterN )
Design Requirements and Guidelines
4.010
Compatibility Requirements
Chapter IV -Compatibility Requirements and Design Guidelines
Section List
4.010
4.020
4.030
4.010
Compatibility Requirements
Design Guidelines for Public Property
Design Guidelines for Private Property
Compatibility Requirements
(a) New and remodeled structures
Compatibility with the existing area is required for all new and remodeled structures in all
districts throughout SOFA 2. Compatibility is achieved when the apparent scale and mass
of new buildings is consistent with that existing in the neighborhood, and when new
construction shares general characteristics and establishes design linkages with
surrounding existing buildings so that the visual unity of the street is maintained.
A compatible building design is one that supports and reinforces the shared architectural
and· site features of neighboring properties. It is not necessary in an area of coherent
architectural or historic character to employ specific styles in new construction in order to
achieve compatibility. Other fundamental features of neighboring properties are more
important. A contemporary style, for example, can be fully compatible with a historic
neighborhood if the new design has taken careful account of the following characteristics
of the street and area:
(1) siting, scale, massing, materials;
(2) the rhythmic pattern of the sh"eet established by the general width ofthe buildings
and the spacing between them;
(3) the pattern of roof lines and projections;
(4) the sizes, proportions, and orientations of windows, bays, and doorways;
(5) the location and treatment of entryways;
(6) the shadow patterns from massing and decorative features;
(7) the treatment oflandscaping.
With respect to scale, compatibility refers to what is apparent rather than to actual
measurements. Buildings can be designed to appear smaner or larger than they actually are
by respectively increasing or reducing the articulation of massing and wall surfaces. When
articulation is minimal, one's primary impression is of the building as a whole, and it
seems larger and more monolithic. When articulation is increased, the primary impression
is of the building's separate parts perceived one after another, and the building seems
smaller and more humanly scaled.
(b) Compatibility with historic structures and other existing structures
(1) Buildings adjacent to or across the street from Historic Resources must be
compatible to the scale and massing of such historic buildings.
6030006jea 33 January 07,2004
Chapter IV
Design Requirements and Guidelines
4.010
Compatibility Requirements
(2) Existing buildings, whether or not Historic Resources, can provide character and
scale to new development and should be reused and remodeled rather than
demolished when to do so would strengthen the area.
(3) Renovated storefronts should be compatible in materials, scale and proportion with
Historic Resources and other existing bUildings. Awnings and signage should
complement and not hide building columns, windows, and other architectural
features. Where several businesses exist in a single building, coordination of
awnings and sign changes can reduce visual clutter .
. Adaptive reuse of buildings on Emerson Street
6030006jea 34 January 07,2004
Chapter IV
Design Requirements and Guidelines
4.020
Design Guidelines for Public Property
Section 4.020 Design Guidelines for Public Property
These guidelines for public property development are to be used in designing and reviewing
projects on public property, particularly in the public right of way. They may also be useful to
designers of private projects. Where there is a number or amount referenced, this is illustrative
only.
(a) Streets and Alleys
(1) Street improvements should facilitate and enhance'the pedestrian environment.
Desirable features include, but are not limited to, the following: street trees,
benches, bus stop shelters, increased sidewalk width, pedestrian open space,
public/private open space, and right of way improvements such as bulb-outs and
other enhanced pedestrian crossing features.
(2) New developments should incorporate design features that encourage pedestrian
usage of existing and new alleys, when appropriate.
(3) Alleys should connect to other alleys or streets when possible to form a continuous
vehicular and pedestrian network.
(4) Alleys in commercial areas place service vehicle access and parking away from the
street and sidewalks, offering a secondary access to individual parcels and attractive
and comfortable streetscapes. The alleys between Alma Street and High Street, and
High Street and Emerson Street, provide important support to commercial uses.
Continuing their effectiveness in supporting commercial uses is the highest priority
for future maintenance and modification of the alleys and in reviewing new
development adjacent to them. Improved pedestrian or bicycle access, and use of
the alleys to provide access to residential development, are all desirable if this can be
done in a way that does not substantially interfere with their primary purpose.
(5) In areas where walking is to be encouraged, streets lined with garages are
undesirable. Alleys provide an opportunity to put the garage to the rear, allowing
the more "social" aspects of the building to be oriented toward the front of the street.
Streets lined with porches, entries and living spaces are safer due to visual
surveillance.
(6) Design of alleys should provide sufficient light to promote nighttime safety. Where
alleys intersect streets, adequate sight distances and building setbacks should be
provided.
(b) Intersections and Crosswalks
(1) Intersections should be designed to facilitate both pedestrian and vehicular
movement. The dimensions should be minimized while providing adequate levels
of service. .
(2) Intersections should be designed to slow traffic and reduce pedestrian crossing
dIstances.
(3) The street system should balance the needs and viability of the pedestrian, as well as
the car.
6030006jea 35 January 07, 2004
ChapterN
Design Requirements and Guidelines
4.020
Design Guidelines for Public Property
(4) Reduced auto speeds improve pedestrian accessibility and safety and can continue to
accommodate safe vehicular movement. Minimum curb radius at. the intersection
will reduce the pedestrian crossing distance while reducing the speed of the car
through the intersection.
(5) Crosswalks should be designed to clearly confer the right-of-way to the pedestrian
and minimize the crossing distance.
(6) Raised crosswalks will be considered where there are no traffic signals. The color
and texture of paving materials shall be reviewed and approved by the City prior to
installation of such a crosswalk. The paving materials should enhance visibility and
minimize hazards such as slipping and tripping.
(c) Gateways
(1) Gateways should be located at the intersection of Alma Street and Homer Avenue
and at the intersection of Ramona Street and Homer Avenue. The gateways denote
the entrance into the pedestrian friendly shopping street.
(2) Elements of the gateway features, such as materials and form should be used in the
street furniture throughout the area.
(d) Sidewalks
(1) Sidewalks adjacent to new development should include a continuous minimum clear
width of 5 feet for pedestrian travel and a minimum overall sidewalk width of 10
feet to the curb line. Where such a sidewalk width is not currently provided, new
development should supplement the public sidewalk with an additional setback for
the building.
(2) Where existing buildings constrain sidewalk widening on private property,
developers of the private property are encouraged to widen the sidewalk in the
public right of way where possible.
(3) Historic sidewalk dimensions should be investigated and incorporated into new
development where appropriate, as determined by a site analysis.
(e) Pedestrian Amenities
(l) Sidewalk improvements should be grouped so that a minimum 5-foot wide walking
area is maintained for pedestrians. Trees, street furniture and outdoor displays and
tables should be located either next to the curb, or within 3 feet of the building
provided that adequate walkway is preserved.
(2) Arcades or building setbacks with awnings or shade trees should be provided where
sidewalk width is inadequate for anticipated pedestrian and outdoor use.
(f) Street Furniture
Street furniture should be selected or designed to promote a sense of continuity throughout
the area. The design intent is to create a distinctive community character while meeting the
user's needs.
6030006jea 36 January 07,2004
Chapter IV
Design Requirements and Guidelines
4.020
Design Guidelines for Public Property
(g) Street Parking
Street parlting should be provided although it will not count towards meeting a private
development's on-site parking requirement. In some cases a street parking space may be
deleted to use the area for a landscaped area with a bench or other pedestrian amenity, or
for ADA compliance.
(h) Landscaping
(1) Landscaping should be appropriate for the area, well maintained, and not allowed to
create a safety hazard by concealing or overgrowing pedestrian facilities. As the
area redevelops, tree canopy and other vegetation should be increased, to create an
atmosphere more hospitable to pedestrians and those making use of outdoor spaces.
(2) Tree canopy should be used wherever possible to provide shade and weather
protection for pedestrians. Adequate room for tree growth should be provided so
that tree roots will not damage pedestrian facilities.
(3) Landscaping may be used to provide a buffer between vehicles and pedestrians and
to screen parlting and utility areas.
(4) Street tree planter areas along Alma should incorporate Japanese Box Wood borders
similar to existing examples along Alma between Channing and Homer Avenues.
(5) Streets should be lined with a limited selection of trees, in accordance with the
proposed street tree species shown in Appendix D, to give them a unified and
distinct image.
(6) Adequate sight distances must be maintained to ensure safety. In areas that do not
have space for planter strips, the trees should be kept close to the sidewalk to
provide shade and should be aligned to visually frame the street. In all cases, trees
should be trimmed regularly to accommodate buses and service vehicles. Tree
maintenance should be ensured. Shade for the comfort of the pedestrian is key to
creating a viable walking environment. Street trees help reduce heat build up from
large asphalt areas and create a cooler microclimate. Trees also provide habitat for
local birds.
(7) Street Trees.
6030006jea
(A) Street trees should be planted (at developer's expense) along the centerline of
the planting strip at a maximum spacing of twenty-five (25) feet on center of
the entire length of street frontage. Where there exist street trees in good
health and condition, they should be protected and incorporated into street
tree planting. Species of the shade trees should be as approved by Planning
and Public Works arborists;
(B) New development or major remodeling of existing development should
include planting of 24 inch box street trees (at developer's expense) to replace
any missing or diseased trees. Species should be selected according to
Appendix D (Street Tree Species Recommendations) unless otherwise
approved by the Planning and Public Works arborists.
37 January 07,2004
Chapter IV
Design Requirements and Guidelines
(i) Lighting
4.020
Design Guidelines for Public Property
Decorative lighting should be used in the public right~of~way that showcases adjacent
buildings. Light fixtures should be attractive elements during the day when they are not
illuminated.
(j) Public Art
Art should be used whenever possible in the public right~of~way to provide visual interest
for pedestrians and other passers~by.
6030006jea 38 January 07,2004
ChapterN
Design Requirements and Guidelines
4.030
Design Guidelines for Private Property
Section 4.030 Design Guidelines for Private Property
These guidelines for private property development are to be used in design review of projects in
the RT Residential Transition zones and new PC Districts and provide methods for meeting the
compatibility requirements of Section 4.010. Where there is a number or amount referenced, this
is illustrative only. The guidelines do not apply to projects that are not subject to design review.
(a) Multiple-family Residential Design Guidelines
The guidelines in P AMC Chapter 18.28 apply to multiple-family residential projects and
residential portions of mixed-use projects.
(b) Architecture
(1) It is strongly recommended that the architectural design and styles of new
construction, additions, modifications, etc. reference and enhance the scale, massing
and character of the existing architectural and/or historical heritage of South of
Forest Avenue area. Contemporary reinterpretations of these styles, which are
similar and compatible in style, color, articulation and form are also encouraged.
(2) Each style should utilize characteristic roof forms, materials, window treatments,
and other details, which should be used consistently throughout the design in order
to create a compatible design. .
(3) Buildings along Emerson Avenue, Homer Avenue and. Ramona Avenue should
provide a particularly inviting appearance to pedestrians, with high quality materials
and landscaping and observance of all the guidelines of this Section 4.030 to
improve the pedestrian experience.
(4). Publicly oriented uses should be visible through storefront windows from the
sidewalk.
(c) Paseos
Paseos are publicly accessible walkways on private property.
(1) Paseos have the potential to be attractive, well-designed, people-oriented places that
provide desirable spaces. Paseos, whether publicly or privately owned, should be
designed and maintained for general public use.
(2) Paseos should be incorporated into new public or private developments where any of
the following situations occur:
6030006jea
(A) An area open to the public area exists within the interior of a block that should
be connected to the surrounding street frontage;
(B) Pedestrians are required to walk out of their way to move between public
areas on a block; or
(C) There are opportunities to make pedestrian connections between residential
and commercial areas.
39 January 07,2004
Chapter IV
Design Requirements and Guidelines
4.030
Design Guidelines for Private Property
CD) Other functions of the paseo (e.g. merchandise delivery, trash collection and
fire access) may be considered during the design and development review
process.
(d) Entrances
(1) Main entrances to buildings are encouraged, with direct visibility from the street. A
clear entry path should lead from the sidewalk to the front door.
(2) Low hedges, fences or trellises or gateposts are recommended to mark the transition
from the public street to common entry to private residential entrance.
(3) Omamentallighting consistent with the building'S architectural style is encouraged
to improve the safety, security and attractiveness of the pedestrian entry.
(4) Open space, plaza areas, etc., are recommended in association with building
entrances.
(5) Outside pedestrian seating (benches, for example) is encouraged. The linear seating
length is recommended to be equal to 15% of the proposed building linear frontage
with a minimum of 12 lineal feet of seating.
(6) Trellises, arbors, porte-cocheres or other similar architectural features are
encouraged to identify entrances. These may project no more than three feet into the
setback area.
(e) Height
Staggered stepbacks that vary the massing of portions of a building are recommended to
encourage diversity in design and assist in increasing the access to daylight from the
interior of a building.
(1) Massinglbuilding articulation.
It is recommended that building mass or facade composition be articulated. Techniques for
creating this massing or facade module may include but are not limited to roofline
variations and projections or recessed wall surfaces.
(g) Driveways
(1) Setback of driveways from adj acent properties should be a minimum five (5) feet.
(2) The maximum number of curb cuts for one building should be one two-way curb cut
or two one-way curb cuts per parcel or for every 150 feet of frontage. The
maximum width should be 12 feet for a one-way driveway and 24 feet for a two-way
driveway.
(3) The maximum grade of ramps should be sixteen percent (16%).
(4) Ramps should be a maximum of20 feet wide.
(5) Permeable driveway surfaces should be used where appropriate.
6030006jea 40 January 07,2004
Chapter IV
Design Requirements and Guidelines
(h) Fence and Walls
4.030
Design Guidelines for Private Property
(1) Aesthetically appealing fences and/or walls should be provided along all property
lines when needed to screen service areas, and parking areas from adj acent
developments.
(2) Planting areas established adjacent to a fence or wall should have a minimum width
of 5 feet, and shade trees should be planted approximately 25 feet on center.
(3) All service areas, sanitation areas/containers, recycling bins, mechanical areas and
similar items and functions should be entirely screened. Screening should be a
minimum of one foot above the height of the container or similar structure.
(i) Landscaping
(1) See Section 4.020 for information on street trees and other plantings in the public
right-of-way.
(2) On sites where existing heritage trees and other significant trees and landscape
features exist, new development should be designed· to preserve such trees and
incorporate them into the open space or other appropriate areas of the development.
For summary of City ordinances and requirements and map of such trees, refer to
AppendixD of this CAP.
(3) Open space/pocket parks. Trees of at least 24-inch box size should be planted in all
open spaces at approximately 25 feet on center. Adequate area for root zone should
be incorporated into underground or decked parking garage design.
0) Lighting
Exterior lighting within parking areas should be adequately shielded to minimize glare and
intrusion on neighboring residential properties.
(k) Signage
(1) Where permitted, signs should be designed to be read at the pedestrian scale. Use of
projecting signs and signs on awnings is strongly recommended.
(2) Building mounted signs should relate to the architectural design of the building, and
should be indirectly lit, avoiding large areas of bright colors. llluminated can signs
and illuminated awnings are not permitted.
(I) Parking
(1) Parking for multi-family projects should be underground where feasible. Partially
submerged parking a half level below the building is allowed. Required guest
parking may be provided in well-landscaped lots at grade.
(2) Any garage openings for natural ventilation associated with partially below grade
parking should be located along side or rear property lines rather than along street
faces. Openings should be screened with lattice that is compatible with the facade
above, and with hedges or other planting. Garage lighting should be designed to
minimize glare and intrusion though the plant and lattice screening.
6030006jea 41 January 07,2004
Chapter IV
Design Requirements and Guidelines
4.030
Design Guidelines for Private Property
(3) Requests to extend fully underground parking under the public right of way may be
considered provided that there will be no cost to the City, no impact on the quality of
street trees and on-site tree landscaping to be provided and no impact to existing
and/or proposed utilities or similar infrastructure.
(4) Surface parking lots should be located behind buildings or in the interior of a site
whenever possible. Surface parking lots should be visually and functionally
segmented into several smaller lots. Land devoted to surface parking lots should be
reduced via redevelopment and construction of shared parking facilities. The
configuration of surface parking lots should accommodate future redevelopment. All
surface parking lots should be planted so that in 10 years 70% of the surface area of
the lot is shaded. Additionally, surface parking lots should be screened from streets
by landscape treatments.
(5) If it is necessary to provide surface parking in front of a building, such parking
should be planted with shade trees at a ratio of 1 tree for every 3 spaces, with the
tree located between the parking spaces to maximize shade over the paved parking
area and the area where cars are parked.
(6) Providing approximately 10% of required spaces as short tenn parking outside
underground garage structure is encouraged and may be identified as short tenn
parking only. This surface level parking should be landscaped with one tree for
every 3 spaces. Short term parking should be located along the rear alley when
available, serving to widen the alley travel lane to a safer 20 foot width while
creating parking with the look and feel of public on-street parking.
(7) Parking structures may be used for shared parking arrangements but should not
dominate the street frontage. Retail uses should be encouraged on the flIst floor of
street-side edges of parking structures.
(m) Bicycle Facilities
Pedestrian facilities should be connected with bicycle parking facilities whenever possible
to encourage bicyclists to park their bikes and walk to nearby destinations.
(n) Art
Art should be used to provide visual interest for pedestrians and other passers-by.
(0) Mixed Use Design Guidelines
(1) Where residential uses are located above non-residential uses, balconies, window
designs, building articulation, street level entries, and other similar architectural
characteristics should be utilized to emphasize the residential character of the
structures and strengthen the pedestrian scale.
(2) Where non-residential uses are located above residential uses, the ground floor
residential uses should be slightly above grade level, including a landscaped setback,
porch and stoop design to provide both privacy for the resident and interest for the
pedestrian.
6030006jea 42 January 07,2004
Chapter IV
Design Requirements and Guidelines
(P) Trash and Loading Areas
4.030
Design Guidelines for Private Property
Trash and loading areas should be centralized where possible.
(q) Pocket parks, plazas and courts
(1) Pocket parks, plazas, and courts should be located on major circulation routes, such
as corners or near building entrances, to increase usage. '
(2) Restaurant uses, cafes, or similar service establishments are strongly encouraged to
provide outdoor seating areas, benches, or tables.
(3) Such spaces should be well-landscaped with trees and other vegetation increasing
the tree canopy
(r) Noise Reductions
All development within the RT-35 and RT-50 districts should employ design and
construction methods and materials that reflect or absorb sound such as barriers,
landscaping, soundproofmg construction materials, and double-glazed windows where
necessary to achieve desired noise levels.
Whimsical landscaping
and artistic details along
Homer Avenue
6030006jea 43 January 07,2004
Chapter V
Development Standards
Chapter V -Development standards
Sunnnary of Districts
RT Districts -Land Uses
RT Districts -Development Standards
RT Districts -Parking Regulations
RT Districts -Perfonnance Standards
RT Districts -Public Benefit Floor Area Bonus Program
5.010
Summary of Districts
Section List
5.010
5.020
5.030
5.040
5.050
5.060
5.070
5.080
5.090
5.100
5.110
5.120
RT Districts -Floor Area Bonuses for Seismic and Historic Rehabilitation
RT Districts -Transfer of Development Rights Program'
RT Districts -Regulations for New Planned Community Districts
RT Districts -Nonconforming Uses and Facilities
All SOFA 2 Districts -Historic Preservation
All SOFA 2 Districts -Environmental Protection
5.010 Summary of Districts
The districts described below are the zoning districts within SOFA 2. The various districts are
shown on the SOFA 2 districting map, Appendix A.
(a) SOFA R-2 District [R-2]
The SOFA R-2 Residence district permits one or two dwelling units under the same
ownership on a site under regulations that preserve the essential character of single-family
use. The number of dwelling units on a site as of November 24, 2003 may not be reduced.
Some of the existing structures have been identified as potential SOFA 2 Historic
Resources; these structures may receive an additional benefit under Section 5.l10(c).
Other district standards are set forth in Appendix G.
(b) SOFA RM-15 District [RM-15]
The SOFA RM-15 District permits low density multiple family dwellings that are
compatible with other residential and non-residential uses. The number of dwelling units
on a site as of November 24, 2003 may not be reduced. All sites in the SOFA RM-15
District have existing structures that have been identified as SOFA 2 Historic Resources.
Other district standards are set forth in Appendix G.
(c) SOFA RM-30 District[RM-30]
The SOFA RM-30 District permits medium density multiple-family dwellings. The
maximum permitted density is thirty units per acre. The SOFA RM-30 district site is
presently developed as an integrated project with the adjoining PC District 3707. The
number of dwelling units on the site as of November 24, 2003 may not be reduced. The
site is required to provide 6 parking spaces for the residential units in PC District 3707.
Other standards are set forth in Appendix G.
6030006jea 44 January 07,2004
Chapter V
Development Standards
(d) Planned Community District 2967 [PC-2967]
5.010
Sunnnary of Districts
PC-2967 was created in 1977 to permit the construction of 19 market-rate dwelling units
on the site at the comer of Forest Avenue and Ramona Street. It has not been identified as
a historic resource. The number of dWelling units may not be reduced. Other district
standards are set forth in Appendix G.
(e) Planned Community District 3707 [PC-3707]
PC-3707 was created in 1986 for 744 Ramona Street to provide 3 residential units and 12
commercial parking spaces for professional offices. at 745 Emerson Street. The site is
developed as a unified project with the adjacent RM-30 site, which provides 6 parking
spaces for the residential units. The number of dwelling units may not be reduced. Other
District standards are set forth in Appendix G.
(t) Planned Community District 4283 [PC-4283]
PC-4283, Alma Place, was approved in 1995 at 725-753 Alma Street to provide 107
affordable residential units and a limited amount of office space. The number of dwelling
units may not be reduced. Other district standards are set forth in Appendix G.
(g) Planned Community District 4389 [PC-4389]
PC-4389 was created in 1996 at 901 Alma: Street as a mixed-use project providing 4
dwelling units and approximately 4,425 square feet of office space. Public art and street
and alley improvements were provided as a public benefit. The number of dwelling units
may not be reduced. Other district standards are set forth in Appendix G.
(h) Planned Community District 4779 [PC-4779]
If Ordinance No. 4779, passed by the City Council on February 18,2003, is approved by
the voters of the City of Palo Alto at the election of November 4,2003, it shall govern the
development of the 800 block of High Street, APN 120-28-002, 120-28-043, and
120-28-044.
(i) RT Residential Transition Districts [RT]
The Residential Transition District is the primary district for SOFA 2. It is divided into the
RT-35, and RT-50 districts, each of which has different development standards. The RT-35
and RT -50 districts are intended to promote the continuation of a mixed use, walkable, area
with a wealth of older buildings. In the future, as in the past, different non-residential uses
will become more or less dominant. However, it is a goal of the plan to make sure that a
particularly strong market in one sector does not drive out diversity.· Neighborhood
serving retail and service uses that serve the residential communities in and near SOFA are
particularly valued. The differing height, intensity, and use restrictions recognize the
differing potentials of the area as it moves between purely residential neighborhoods and
the downtown, and closer to Alma Street and the transit center.
In the HomerlEmerson Corridor, which comprises Homer Avenue between Alma Street
and Ramona Street, and Emerson Street between Forest Avenue and Channing Avenue,
different regulations may apply, including, but not limited to: office uses, parking, setbacks
and daylight planes.
6030006jea 45 January 07,2004
Chapter V
Development Standards
Map 6: SOFA 2 District Map (also see Appendix A)
6030006jea 46
5.010
Summary of Districts
January 07,2004
Chapter V
Development Standards
5.020 RT Districts -Land Uses
(a) Permitted and Conditionally Permitted Uses
5.020
Land Uses
Table 1 shows the uses permitted or conditionally permitted in the RT-35 and RT-50 districts.
6030006jea 47 January 07,2004
Chapter V
Development Standards
Automobile service stations, subject to
site and design review as specified in
Chapter 18.82 of the Palo Alto Municipal
Code
Automotive services, including tire
(1) New uses of this nature are only pernntted
street on the Forest Avenue
(b) Office Uses
5.020
Land Uses
(1) No new gross square footage of a medical, professional or general business or
administrative office use shall be allowed, once the gross square footage of such
office uses, or any combination of such uses, on a site has reached five thousand
gross square feet.
(2) No conversion of gross square footage from any other use to a medical, professional
or general business or administrative office use shall be allowed once the gross
square footage of such office uses, or any combination of such uses, on a site has
reached five thousand gross square feet.
(3) Subdivision of a parcel shall not increase the square footage of allowed office uses.
6030006jea 48 January 07,2004
Chapter V
Development Standards
5.020
Land Uses
(4) In the case of a lot merger, the resulting parcel is subject to the five-thousand-gross-
square-foot limit set forth in subsections one and two.
(c) Protection of Specific Uses
(1) For sites in the Homer/Emerson Corridor (as defined in Appendix C-1) located in
the RT-35 or RT-50 districts, medical, professional, administrative, and general
business offices may not be located on the ground floor of a building unless such
offices:
(A) have been continuously in existence in that space since March 19,2001, and,
as of that date, were neither non-conforming nor in the process of being
amortized pursuant to PAMC Chapter 18.95;
(B) occupy a space that was not occupied by retail services, eating and drinking
services, personal services, or automotive services on March 19, 2001 or
thereafter;
(C) occupy a space that was vacant on March 19,2001;
(D) are located in new or remodeled ground floor areas built on or after March 19,
2001 if the ground floor area devoted to retail services, eating and drinking
services, personal services, and automobile services does not decrease;
(E)· are located in the half of the site furthest from Homer Avenue, for the site at
801 Alma Street; or
(F) are located in commercial space constructed under a building permit issued in
reliance on Section 8 of Ordinance 4730 (which defines commercial space for
which an ARB application had been filed prior to March 19,2001 as "space
not occupied by retail, personal services, eating and drinking services,
housing, or automotive services").
(2) For all sites outside of the HomerlEmerson Corridor, in the RT-35 or RT-50
districts, housing on the ground floor may not be replaced by office uses.
(d) Commercial Hours of Operation
Non-residential uses with hours of operation between 11 :00 p.m. and 6:00 a.m. require a
Conditional Use Permit.
6030006jea 49 January 07,2004
Chapter V
Development Standards
Anchor retail in the HomerlEmerson Corridor
6030006jea 50
5.030
Development Standards
January 07, 2004
Chapter V 5.030
Development Standards Development Standards
5.030 RT Districts ~ Development Standards
(a) Site Development Standards
Table 2 shows the site development standards applicable in the RT -35 and RT-50 districts.
Minimum lot size and lot dimensions
Setbacks and Daylight Planes for
Uses
uavlllWtPlane -side and rear
Interior side setbacks for parcels less
than 100' wide
Setbacks and Daylight Planes for
Mixed Uses
Portions of the building with
Commercial uses on the first floor
Setbacks
6030006jea
None
15' 12'
15' to u .... 'U1.L'5
10' to
10' to uu",u..u.'5 0'
15', but may be reduced to zero by the
Director or Council, following ARB
review, if consistent with the
established in the area
None
15', but may be reduced to zero by the
Director or Council, following ARB
review, if consistent with the
established in the area
51
See 5.020(b)(3) and
(4) forrestrictions
on office uses for
subdivisions and lot
See sub&ections (f)
and (g) for
permitted
encroachments
See subsections (d)
and ( e) for special
setbacks and
daylight planes
See subsections (d)
and ( e) for special
setbacks and
daylight planes
See subsections (f)
and (g) for
permitted
encroachments
See subsections (d)
and (e) for special
setbacks and
daylight planes
January 07 ,2004
Chapter V
Development Standards
Residential Density
Maximwndensity (standard) (du/acre)
Maximum average unit size
(b) Floor Area Ratio
1,250
5.030
Development Standards
(1) The following Table sets forth the maximum floor area ratios for the RT-35 and RT-
50 districts:
Table 3: RT District Floor Area Ratios
Maximum commercial FAR for any project,
except when floor area bonuses granted for
seismic or historic rehabilitation are used on-site 0040:1
See additional restrictions
on office uses in
subsections
5.020 (b) and (c).
Maximum FAR for mixed use and exclusively residential 1.15: 1 1.30:1 For floor area bonuses and 1-~~~~~~!--..----------,--l-------4----J transferable development
Maximum FAR for: rights, see Sections 5.060,
• Exclusively Rental Residential (see 5.070, and 5.080
additional restrictions in subsection (c»
• 100% affordable housing
• Exclusively Social Service Uses
• All other projects, when using floor area
bonuses or transferable development rights
. and 5
1.30:1 1.50:1 See subsection (c) for
restrictions on rental
projects
See 5.090 for PC Districts
(2) Notwithstanding PAMC Section 18.04.030(65), all covered or above-grade parking
shall be included in calculation of floor area ratio, provided, surface "tuck under"
parking located off a public alley and available to the public shall not be included,
and semi-depressed podium parking located directly under a fITst floor residential
use shall not be included if it is not more than four feet above grade.
(c) Exclusively Rental Residential Projects
When an exclusively rental residential project is built with an FAR exceeding 1.15: 1 in the
RT -35 district or 1.30: 1 in the RT-50 district, a covenant in a form satisfactory to the City
Attorney must be recorded against the land guaranteeing that the parcel or airspace will not
be subdivided, and that the units will continue to be offered for rent individually. The
covenant must last for ninety years or the life of the building; whichever is lesser, and must
be completed prior to issuance of building permits.
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Development Standards .
5.030
Development Standards
(d) Special setbacks and daylight planes adjacent to low-density residential areas
The following requirements apply to lots in the RT -35 district:
(1) Screening adjacent to R-1 and R-2 districts
All projects in the RT-35 district with lot lines adjacent to an R-l or R-2 district
must provide a 5-8' solid fence or wall and a landscaped screen along the lot line(s).
(2) Rear lot lines adjacent to AMp, R-1, or R-2 districts
All projects in the RT-35 district with rear lot lines adjacent to an AMP, R-l, or R-2
district must provide a 20 foot setback, and are subject to a daylight plane beginning
at a height of 16 feet at the setback line and increasing at a 60 degree angle.
(3) Commercial and Mixed Uses Side lot lines adjacent to AMp, R-1, or R-2 districts
All commercial or mixed use projects in the RT-35 district with side lot lines
adjacent to an AMP, R-l, or R-2 district must provide a 10 foot setback, and are
subject to a daylight plane beginning at a height of 15 feet at the setback line and
increasing at a 45 degree angle.
(4) Commercial and Mixed Uses -Lot lines across a street or alley from AMP, R-1, or
R-2 districts
All commercial or mixed use projects in the RT -35 district directly across a street or
alley from an AMP, R-l, or R-2 district must provide a ten-foot street setback,
which must be landscaped except for required access.
(e) Special Daylight Planes along Homer Avenue and High Street, and Channing
Street
The following daylight planes apply to projects in the RT-50 district on the south side of
Homer A venue between Alma Street and High Street, projects on High Street, and projects
on the north side of Channing Avenue between Alma Street and High Street, where such
sites are across the street from the RT-35 district.
a e : -~peCIa ayll2J t T bI 4 RT 50 S . I D Ii h PI anes
Daylight Plane for lot lines
along Homer Avenue See subsection (g)
Height above average grade at street 35 for permitted
setback line (ft) encroachments
Slope (Horizontal: Vertical) 5:3
Daylight Plane for lot lines
along High Street, Channing Avenue See subsection (g)
Height above average grade at street 35 for permitted
setback line (ft) encroachments
Slope (Horizontal: Vertical) 1:1 ..
(I) Permitted Setback Encroachments
Balconies, porches, stairways, and similar elements may extend up to 6 feet into the
setback. Cormces, eaves, frreplaces, and similar architectural features (excluding flat or
continuous walls or enclosures of interior space) may extend up to 4 feet into the front and
rear setbacks and up to 3 feet into interior side setbacks.
6030006jea 53 January 07,2004
Chapter V
Development Standards
(g) Permitted Daylight Plane Encroachments
Daylight plane encroachments shall be limited to:
(1) Television and radio antennas, and flues;
5.030
Development Standards
(2) Dormers, roof decks, gables, or similar architectural features, provided that the
horizontal length of all such features does not exceed the greater of a combined total
of 15 feet on each side or 20% of building length; and .
(3) Cornices, eaves, and similar architectural features, excluding flat or continuous walls
or enclosures of usable interior space, may extend into a required daylight plane a
distance not exceeding three feet. Chimneys may extend into the required daylight
plane a distance not to exceed the minimum allowed pursuant to P AMC Chapter
16.04.
(h) Street Trees
Street trees are required along all streets. Street trees shall be spaced no further than 20 to
25 feet on center in planter strips or tree wells located between the curb and sidewalk. Tree
species and planting techniques shall be selected to create a unified image for the street,
provide effective canopy, avoid sidewalk damage, and minimize water consumption (see
Appendix D for tree selection along specific streets).
(i) Street Frontages
(1) The regulations of Palo Alto Municipal Code Section 18.47.040 (Pedestrian
Shopping Combining District (P) Regulations) shall apply in the RT-35 and RT-50
districts.
(2) Where commercial offices are located on the ground floor, public reception areas or
display windows must be clearly visible from street level. Frosted glass or
translucent or solid window blinds are not permitted.
. 0) Public and Private Open Space for Residences.
All new residential or mixed-use projects shall provide usable private open space for each
unit and significant usable shared open space. The adequacy of the open space for the
residents of the building shall be reviewed as part of architectural review. See
Performance Standards, Section 5.050 (k) and (1), for design requirements of private and
common useable open space.
(k) Signs
(1) All signs must comply with Chapter 16.20 of the Palo Alto Municipal Code.
(2) llluminated can signs and illuminated awnings are prohibited in the RT-35 and RT-
50 districts.
(I) Floor Area Exemption for Americans with Disabilities Act Compliance
Square footage added to existing buildings to bring the building into compliance with the
Americans with Disabilities Act (ADA) shall be exempt from floor area calculations. No
ADA exemption shall be available for new buildings.
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Development Standards
5.030
Development Standards
(m) Noise Attenuation for Residential Development along Alma Street or near
Substation
Applicants for approval of residential development of parcels having any lot line along
Alma Street must demonstrate that private residential open space and interior space meet
applicable city noise standards and shall provide such studies as the city reasonably
requires. Residential development and open space should generally be located on the top
and to the rear of such projects to help buffer residents from traffic, train and substation
nOIse.
(n) Affordable Housing Requirements
All projects must comply with the City's BMR Housing Program.
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Development Standards
5.040
Parking Regulations
5.040 RT Districts -Parking Regulations
(a) Applicable PAMe Regulations
Chapter 18.83 of the Palo Alto Municipal Code shall apply as amended from time to time.
Where requirements in this CAP conflict with requirements from Chapter 18.83, this CAP
shall prevaiL
(b) Parking Requirements
The following table shows the required parking for uses in the RT-35 and RT-50 districts.
6030006jea
Table 5: RT District Rel[JUlred
Multiple-family and two-family use
Multiple-family use, with an approved
TDM program as set forth in subsection
(c).
Senior housing and single room
All permitted commercial uses
(Automotive services, financial services,
general business services, personal
services, retail services, commercial
(1) In the Homer/Emerson Corridor
(as defmed in Appendix C-l)
(2) All other sites
All other uses permitted or conditionally
. in the RT-35 or RT-50 districts
56
As required by P AMC Chapter
18.83
1 per studio
1.2 per one bedroom
1.5 per two or more bedroom
guest parking per P AMC
18.83
1 per unit
1 per 250 square feet of gross
floor area
As required by P AMC Chapter
. 18.83
1 per 250 square feet of gross
floor area up to 1,500 square
feet. All area above 1,500
square feet shall be parked as .
required by P AMC Chapter
18.83.
As required by P AMC Chapter
18.83
As required by P AMC Chapter
18.83
January 07, 2004
Chapter V
Development Standards
5.040
Parking Regulations
(c) Residential Parking Reduction for a Transportation Demand Management
Program
Multiple-family residential use may receive a parking reduction, as set forth in subsection
(b), with an approved TDM program that shall include, for each unit, membership in a car
share program and subsidized transit passes in an amount to be determined by the Director,
or an equivalent alternative.
(d) Commercial Parking Reduction for a Transportation Demand Management
Program
For medical, professional, and general business offices, general business services, financial
services, personal services, automotive services, and automobile service stations, parking
requirements may be reduced by 5% with the implementation of a Transportation Demand
Management Program.
(e) Tandem Parking
Tandem parking is permitted for multiple-family and two-family uses.
(1) Parking Reduction for Historic Resources
The Director of Planning and Community Environment may approve reductions of up to
25% of the parking requirement for SOFA 2 Historic Resources that undergo rehabilitation
in conformance with the Secretary of the Interior Standards, subject to the following
provisions:
(l) The parking reduction shall be a reduction of the total parking required for the non-
exempt square footage of the historic structure;
(2) Existing parking shall not be eliminated as a result of the reduction;
(3) The Director of planning and community environment shall grant the exception only
upon completion of a parking study, done by a qualified consultant hired by the city
and paid for by the applicant, verifying that the reduced parking requirement will
provide sufficient parking for the use or uses in the historic building.
(4) Once a parking reduction is granted, there may be no change of use on site without a
,new determination under section (h)(3) above.
(g) Sites within Parking Assessment Districts
Sites within a parking assessment district retain all rights and duties resulting from their
inclusion in that district.
(h) Parking exemption for housing added to existing buildings
Up to two units of housing may be added to an existing commercial building constructed
prior to November 24, 2003 without provision of parking. If a Residential Parking Permit
program is in effect immediately to the south of SOFA 2, this parking exemption does not
require additional permits or review beyond that otherwise required for the project.
Otherwise, this parking exemption requires a Conditional Use Permit, with the additional
fmding that the site would be unable to provide the required parking for the units.
6030006jea 57 January 07,2004
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Development Standards
6030006jea 58
5.040
Parking Regulations
January 07,2004
Chapter V
Development Standards
5.050 RT Districts ~ Performance Standards
(a) P AMC Performance Standards
5.050
Performance Standards
Residential, non-residential and mixed-use projects shall comply with P AMC
Chapter 18.64.
(b) Noises, Odors, and Clutter
Noises, odors, and clutter shall be screened effectively from streets and adjacent properties.
(c) Trash and Service Equipment
Trash and service equipment, including but not limited to satellite receiving dishes,
dumpsters, recycling containers, and air conditioning units, shall be located on the rear of
buildings or otherwise out of public view and shall be enclosed or screened with 100%
opaque materials around all sides, including landscaping where permissible.
(d) Trash Recycling Areas
Trash recycling areas and similar offensive areas'shall be entirely enclosed (top and sides)
and screened with 100% opaque materials when located adjacent to or in close proximity
to existing residential uses, proposed residential uses, and residentially zoned properties.
(e)' Reduction of Noise and Visual Impacts
New commercial and mixed-use projects, including such noise generating uses as vehicle,
automobile repair, automobile service station, and transportation centers, shall be designed
to reduce potential noise and visual imp.acts on adjacent uses with particular attention to
existing residential uses.
(f) Reduction of External Noise Impacts
All new development or substantial remodeling of existing uses, which might be impacted
by such uses shall incorporate design features to minimize potential impacts from noise
producing uses on future building tenants and users.
(g) Storage Yards
All commercial uses with outside service or storage yards, including vehicle storage yards,
shall provide attractive, opaque screening around the entire perimeter of these yards.
Screening shall include dense landscaping in combination with an opaque fence if feasible.
(h) Elimination of Odors and Fumes
All uses producing strong odors and fumes, which can be detected from off or adjacent to
the property shall install equipment or containment areas in order to eliminate such
detectable odors and fumes.
6030006jea 59 January 07, 2004
Chapter V
Development Standards
(i) Light Sources
5.050
Performance Standards
mterior and exterior light sources shall be shielded in such a manner as to prevent visibility
of the light sources and to eliminate glare and light spillover beyond the perimeter of the
development.
(j) Prohibition of Nuisance
All uses, whether pennitted or conditional, shall be conducted in such a manner as to
preclude any 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 illumination. Prior to issuance of a building pennit or occupancy
pennit, or at any other time, the chief building official may require evidence that adequate
controls, measures, or devices have been provided to insure and protect the public interest,
health, comfort, convenience, safety, and general welfare from such nuisance, hazard, or
offensive condition.
(k) Private Useable Open Space
Residential and Mixed Use development shall provide useable private open space in a
yard, patio, porch, deck, balcony, French balcony at least two feet in depth, or loggia for
each dwelling unit. The type and design of the useable private open space shall be
appropriate to the architectural character ofthe building, and shall consider dimensions,
solar access, wind protection, views, and privacy. Notwithstanding P AMC Section
18.04.030 (65)(A), loggias up to 80 square feet per dwelling unit shall be excluded from
gross floor area. Spaces enclosed with windows are not open space.
(I) Common Useable Open Space
Residential and Mixed Use development in the RT-35 and RT-50 zones shall provide
common useable open space. The design of the common useable open space shall be
suitable for a variety of user groups, including families with children. The common
useable open space shall be intentionally designed for the use and enjoyment of the
residents and as an integrated composition with the building, with particular attention to
solar access, protection from wind, visibility both into and from the area, quality and
durability of paving and furnishings, and use of appropriate and attractive plant materials.
The size and dimensions ofthe common open space(s) shall be adequate and suitable for
the number of units served by the open space(s).
6030006jea 60 January 07,2004
Chapter V
Development Standards
Balconies and loggias
6030006jea 61
5.050
Perfonnance Standards
January 07,2004
Chapter V
Development Standards
5.060
Public Benefit Floor Area Bonus Program
5.060 RT Districts -Public Benefit Floor Area Bonus Program
(a) Types of Bonuses
The following floor area bonuses may be granted in the RT-35 and RT-50 districts
pursuant to the procedures in subsection (f).
(1) Affordable Housing Bonus
For each square foot of additional BMR residential space provided, two square feet
of bonus market-rate residential square footage may be granted. BMR space for
which bonus square footage is granted may not be used to fulfill the requirements of
the City's Below Market Rate Housing Program. However, all BMR Units must
comply with the City's BMR Housing Program with respect to size, configuration,
pricing, location, and amenities. The bonus residential square footage is not subject
to the requirements of the City's BMR Housing Program. All units must comply
with the maximum average unit size set forth in Section 5.030(a).
(2) Affordable Space for Community and Non-profit Services or Childcare
For every 60 square feet of commercial space to be provided exclusively for
Community and Non-profit Services or Childcare available to the public, 100 square
feet of bonus residential floor area may be granted. The Director may establish a
program to monitor that such commercial space is used exclusively by community
services, non-profits, or childcare available to the public.
(3) Public Parking Bonus
For every 3 underground public parking spots, or every 5 public podium parking
spaces, 1,000 square feet of residential bonus square footage may be granted.
(b) Covenants required
Covenants acceptable to the City Attorney and recorded against the land are required prior
to the issuance of building permits for the project in order for any bonus to be granted. The
covenants shall guarantee that public benefits provided in order to qualify for bonus floor
area remain public benefits for the life ofthe building or for 90 years, whichever is lesser.
(b) Restrictions on Use of Bonuses
Bonus floor area granted under this Section 5.060 may only be used for residential units.
All residential units in the project, including BMR units and units built with bonus square
footage, must comply with the maximum average unit size set forth in subsection 5.030(a).
(c) Maximum Bonus Allowed
No bonus may be granted that causes the floor area ratio for the site to exceed 1.30: 1 in the
RT-35 district, or 1.50: 1 in the RT-50 district.
(d) No Transfer of Bonus Floor Area
Bonus floor area granted under this Section 5.060 must be used on the same site as the one
on which the improvements for which the bonus was granted are built.
6030006jea 62 January 07,2004
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Development Standards
(e) Bonuses used on Historic Sites
5.060
Public Benefit Floor Area Bonus Program
lfbonus floor area granted under this Section 5.060 is used on a historic site, the project
must conform to the Secretary of the Interior's Standards.
(f) Procedure for Granting of Bonuses
Granting the floor area bonuses listed in subsection (a) of this Section 5.060 requires a
Conditional Use Permit, as set forth in P AMC Chapter 18.90, and amended as follows:
(1) Notwithstanding PAMC Section 18.90.035, a hearing of the Zoning Administrator is
not required to grant a Conditional Use Permit for the floor area bonuses set forth in
this Section 5.060.
(2) The Planning and Transportation Commission shall review and make a
recommendation on the Conditional Use Permit following a noticed public hearing.
The hearing shall be noticed in the same manner as a hearing of the Zoning
Administrator, as set forth in PAMC Section 18.90.030.
(3) The recommendation of the Planning and Transportation Commission shall be based
upon the findings for a Conditional Use permit, as set forth in P AMC Section
18.90.060, and shall be supported by facts presented in the application and gathered
during the public hearing. The recommendation of the Planning and Transportation
Commission shall be transmitted to the Zoning Administrator.
(4) If the Zoning Administrator agrees with the recommendation of the Planning and
Transportation Commission, she shall take action on the application as described in
PAMC Section 18.90.040. Such action is subject to appeal under PAMC Chapter
18.92. If the Zoning Administrator disagrees with the recommendation of the
Planning and Transportation Commission, she may attempt to resolve the
disagreement at a meeting with the Planning and Transportation Commission. If the
disagreement is not resolved, the Zoning Administrator shall forward the application
to the City Council for a decision. The decision ofthe City Council is final.
(5) If the action of the Zoning Administrator is appealed pursuant to P AMC Chapter
18.92, no hearing of the Planning and Transportati?n Committee is required.
6030006jea 63 January 07,2004
Chapter V
Development Standards
5.070
Historic/Seismic Floor Area Bonus Program
5.070 RT Districts -Historic and Seismic Floor Area Bonuses
(a) Types of Floor Area Bonuses
The following types of floor area bonuses may be granted in the RT -35 and RT -50
districts:
(1) Historic Restoration
Buildings in the RT district that are on the SOFA 2 Historic Resources List may
qualify for a floor area bonus of 25% of the existing building area or 2,500 square
feet, whichever is greater, if they undergo rehabilitation according to the Secretary
of the Interior's Standards for Historic Rehabilitation.
(2) Seismic Rehabilitation
Buildings in the R T district that are in Seismic Category I, IT, or ill may be granted a
floor area bonus of 25% of the existing building area or 2,500 square feet, whichever
is greater, if they undergo rehabilitation as described in Section 16.42 of this code.
(b) Restrictions on Floor Area Bonuses
The floor area bonuses in subsection (a) shall be subject to the following restrictions:
(1) All bonus square footage shall be counted as square footage for the purposes of the
Downtown Development Cap.
(2) In no event shall a building expand beyond an FAR of 1.30: 1 in the RT -35 district or
1.50:1 in the RT-50 district using a bonus granted for seismic rehabilitation. On-site
use of a bonus granted for historic rehabilitation shall not be subject to this
limitation, but still must conform with the Secretary of the Interior's standards as set
forth in subsection (5).
(3) The bonus shall be allowed on a site only once.
(4) For buildings in Seismic Category I, IT, or ill, seismic rehabilitation shall conform to
the analysis standards referenced in P AMC Chapter 16.42.
(5) For buildings on the SOFA 2 Historic Resources List, historic rehabilitation shall
conform to the Secretary of the Interior's "Standards for Rehabilitation and
Guidelines for Rehabilitating Historic Buildings" (36 CFR §67,7).
(6) For buildings in both Seismic Category I, IT, or ill and on the SOFA 2 Historic
Resources List, no bonus shall be granted unless the project includes both seismic
and historic rehabilitation conforming to the standards in subsections (4) and (5),
and the city council must approve on-site use of such aFAR bonus. Such approval
is discretionary, and may be granted only upon making both of the following
findings, which the applicant for on-site use of a cumulative floor area bonus shall
have the burden of demonstrating the facts necessary to support:
6030006jea
(A) The exterior modifications for the entire project comply with the U.S.
Secretary of the Interior's "Standards for Rehabilitation and Guidelines for
Rehabilitating Historic Buildings" (36 CFR §67,7); and
64 January 07, 2004
Chapter V
Development Standards
5.070
Historic/Seismic Floor Area Bonus Program
(B) The on-site use of the FAR bonus would not otherwise be inconsistent with
the historic character of the interior and exterior of the building and site.
(c) No additional restriction on use of on-site bonus
Floor area granted under this Section 5.070 and used on-site may be occupied by any use
otherwise permitted in the district.
(d) Parking exemption for bonuses used on-site
Floor area granted under this Section 5.070 and used on-site is exempt from parking
requirements.
(e) Transfer of Floor Area Bonuses
The floor area bonuses for historic or seismic rehabilitation described in subsection (a) may
be transferred as described in Section 5.080. Such transfer shall not be subject to the
discretionary council approval set forth in subsection (b)(6).
(1) Procedure for Granting of Floor Area Bonuses
The floor area bonuses described in subsection (a) of this section shall be granted in
accordance with the following requirements, and no building permit shall be issued until
the following requirements are fulfilled:
(1) An application for such floor area bonus( es) must be filed with the director of
planning and community environment, stating the amount of such bonus( es) applied
for, the basis therefor under this section, and the extent to which such bonus( es) are
proposed to be used on-site and/or for transfer.
(2) Upon completion of such application, written determination of eligibility for the
bonus(es) has been issued by the director of planning and community environment
or the director's designee, based upon the following:
(A)
(B)
In the case of the floor area bonus for seismic rehabilitation, the chief building
official has made a detenlrination that the project complies with or exceeds
the analysis standards referenced in PAMC Chapter 16.42;
In the case of the floor area bonus for historic rehabilitation of a SOFA 2
Historic Resource, the architectural review board, taking into consideration
the recommendations of the historic resources board, has found that the
project complies with the Secretary of the Interior's "Standards for
Rehabilitation and Guidelines for Rehabilitating Historic Buildings"; and
(C) In the case of cumulative seismic and historic rehabilitation bonuses that are
proposed to be used on-site, the city council has made the findings set forth in
subsection (b)(6) of this section.
(3) The city may retain an expert in historic rehabilitation or preservation, at the
applicant's expense, to provide the city with an independent evaluation of the
project's conformity with the Secretary of the Interior's "Standards for Rehabilitation
and Guidelines for Rehabilitating Historic Buildings."
6030006jea 65 January 07,2004
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Development Standards
5.070
Historic/Seismic Floor Area Bonus Program
(4) Upon detennining that the project has been completed as approved, the director or
director's designee shall issue a written certification which shall state the total floor
area bonus utilized at the site, and the amount (if any) of remaining floor area bonus
which is eligible for transfer to another site pursuant to the provisions of Section
5.080 of this code. The certification shall be recorded in the office of the county
recorder and a copy shall be provided to the applicant.
Adaptive reuse of a historic building
6030006jea 66 January 07,2004
Chapter V 5.080
Development Standards Transfer of Development Rights
5.080 RT Districts -Transfer of Development Rights
(a) Purpose
This section describes the exclusive procedure for transfer of development rights to or from
properties in the RT -35 and RT -50 districts, including any Planned Community districts
established in an RT district
(b) Transfer of Development Rights from Sites Dedicated as Open Space
An owner of a parcel in the RT -35 or RT -50 district may offer to dedicate the parcel to the
City for park or open space uses. If the City Council, in its sole discretion, chooses to
accept the dedication, the owner shall be entitled to Transferable Development Rights
equal to 1.15 times the lot area, in the RT-35 district, or 1.3 times the lot area, in the RT-50
district. Such TDRs are subject to all restrictions in this Section 5.080.
(c) Transfer of Bonus Floor Area Granted for Historic or Seismic Rehabilitation
Bonuses granted for historic or seismic rehabilitation under Section 5.070 may be
transferred to an eligible receiver site upon:
. (1) certification by the city pursuant to 5.070(f)(4) of the floor area from the sender site
which is eligible for transfer, and
(2) compliance with the transfer procedures set forth in subsection (k).
(d) Eligible Receiver Sites in SOFA 2
In the RT-3S and RT-SO districts a site is eligible to be a receiver site ifit meets the
following criteria:
(1) It is neither an historic site, nor a site containing a historic structure, as those terms
are defined in Section16.49.020(e) of Chapter 16.49 of the PAMC; and
(2) It is either:
(A) located at least one hundred fifty feet from any property zoned for residential
use, not including property in planned community zones or in commercial
zones within the downtown boundaries where mixed use projects are
permitted; or
(B) separated from residentially zoned property by a city street with a width of at
least fifty feet, and separated from residentially zoned property by an
intervening property zoned RT-3S, RT-SO, or CD, which intervening property
has a width of not less than fifty feet.
(e) Eligible Receiver Sites outside of SOFA 2
A site outside of SOFA 2 is eligible to receive floor area bonuses transferred from within
SOFA 2 if it is permitted to be a receiver site under the zoning applicable to the site.
6030006jea 67 January 07,2004
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Development Standards
(1) Transfers from Outside SOFA 2
5.080
Transfer of Development Rights
No otherwise eligible receiver site in SOFA 2 may receive a transfer of development rights
from outside SOFA 2.
(g) Transfers from SOFA 2 to sites outside of SOFA 2
The development rights in subsections (b) and (c) of this Section 5.080 may be transferred
outside of SOFA 2 to any zone district that permits such transfers. The use of such floor
area is subject to such limitations as are imposed by the zone district of the receiver site.
(b) Maximum FARs in the RT-35 and RT-50 districts
No otherwise eligible receiver site in the RT -35 or RT-50 districts shall be allowed to use
transferable development rights under this Section to the extent such use would:
(1) cause the FAR on the site to exceed a 1.3:1 FAR in the RT-35 district, or a 1.5:1
FAR in the RT -50 district.
(2) cause the development limitation for the Downtown monitoring area set forth in
Comprehensive Plan to be exceeded.
(i) Limitations on Use of Transferred Square Footage
Square footage transferred to receiver sites in SOFA 2 may only be used for residential
use. Square footage transferred out of SOFA 2 is subject to the provisions of the zone
district of the receiver site.
ti) Parking Required for Transferred Square Footage
The following parking requirements apply to development rights transferred to receiver
sites in SOFA 2. Square footage transferred out of SOFA 2 is subject to the provisions of
the zone district of the receiver site.
(1) For eligible receiver sites in SOFA 2 and in the Downtown Parking Assessment
District, the first 5,000 square feet of floor area transferred to a receiver site, whether
located in the RT-35 or RT-50 Districts or in the PC District, shall be exempt from
the otherwise-applicable on-site parking requirements. Any additional square
footage allowed to be transferred to a receiver site pursuant to this Section shall be
subject to the parking regulations applicable to the zoning district in which the
receiver site is located.
(2) For eligible receiver sites in SOFA 2 outside the Downtown Parking Assessment
District, the parking regulations of Chapter 5.040 .apply.
(k) Transfer Procedure
Transferable development rights may be transferred from a sender site (or sites) to a
receiver site only in accordance with all of the following requirements:
(1) An application pursuant to Chapter 16.48 of the Palo AI~o Municipal Code for maj or
ARB review of the project proposed for the receiver site must be filed. The
application shall include:
6030006jea 68 January 07,2004
Chapter V
Development Standards
5.080
Transfer of Development Rights
(A) A statement that the applicant intends to use transferable development rights
for the project;
(B) Identification of the sender site(s) and the amount of TDRs proposed to be
transferred; and '
(C) Evidence that the applicant owns the transferable development rights or a
signed statement from any other owner(s) of the TDRs that the specified
amount of floor area is available for the proposed project and will be assigned
for its use.
(2) In reviewing a project proposed for a receiver site pursuant to this section, the
architectural review board, or the joint ARBIHRB board, if the receiver site is
subject to joint board review, shall review the project in accordance with Section
16.48.120 of the Palo Alto Municipal Code and the SOFA CAP, Phase 2; however,
the project may not be required to be modified for the sole purpose of reducing
square footage uilless necessary in order to satisfy the criteria for approval under
Chapter 16.48, the SOFA 2 CAP, or any specific requirement of the municipal code.
(3) Following design approval of the project on the receiver site, and before issuance of
building permits, the director shaH issue written confirmation of the transfer, which
identifies both the sender and receiver sites and the square footage transferred. This
confmnation shall be recorded in the office of the county recorder prior to the
issuance of building permits and shall include the written consent or assignment by
the owner(s) of the TDRs where such owner(s) are other than the applicant.
(I) Purchase or Conveyance of TDRs -Documentation
(1) Transferable development rights may be sold or otherwise conveyed by their
owner(s) to another party. However, no such sale or conveyance shall be effective
unless evidenced by a recorded document, signed by the transferor and transferee
and in a form designed to run with the land and satisfactory to the city attorney. The
document shall clearly identify the sender site and the amount of floor area
transferred and shall also be filed with the department of planning and community
environment.
(2) Where transfer of TDRs is made directly to a receiver site, the recorded
confirmation of transfer described in subsection (k)(3) shall satisfy the requirements
of this section.
(m) Availability of Receiver Sites
The city does not guarantee that in the future there will be sufficient eligible receiver sites
to receive such transferable development rights.
(n) Establishment of Forms
The city may from time to time establish application forms, submittal requirements, fees
and such other requirements and guidelines as will aid in the efficient implementation of
this section.
6030006jea 69 January 07,2004
Chapter V
Development Standards
5.090
PC Districts
5.090 RT Districts -Regulations for New Planned Community
(PC) Districts
Planned Community (PC) Districts may be established in SOFA 2 pursuant to the procedures in
Section 6.030 of this CAP.
(a) Location
New PC districts in SOFA 2 may only be granted to sites zoned RT-35 or RT-50 when the
new PC district is applied for. Existing PC districts in SOFA 2 may be amended.
(b) Uses
The only uses that are permitted in a new PC District in SOFA 2 are:
(1) Residential projects in which all units are affordable to income levels up to 120% of
the Santa Clara County Median Income, and which comply with the City's BMR
Program.
(2) Exclusively rental residential projects with a maximum average unit size of 1250
square feet. When a PC District is granted for an exclusively rental residenti(l.l
project, a covenant in a form satisfactory to the City Attorney must be recorded
against the land guaranteeing that the parcel or airspace will not be subdivided, and
that the units will continue to be offered for rent individually. The covenant must
last for ninety years or the life of the building; whichever is lesser, and must be
completed prior to issuance of building permits.
(3) Social service uses (excluding social service offices), as defined in Appendix C-l.
(4) Retail or social service offices incidental to other uses on the site.
(c) Maximum Fioor Area Ratio -RT -35 District
For sites located in the RT -35 district, the maximum FAR for a new PC District shall be
determined as part of the review process, but in no event shall exceed 1.5: 1.
(d) Maximum Floor Area Ratio -RT -50 District
For sites located in the RT-50 district:
(1) the maximum FAR for a new PC District for the rental and social service projects
described in subsections (b)(2) and (b)(3) shall be detennined as part of the review
process, but in no event shall exceed 2.0: 1.
(2) the maximum FAR for a new PC District for 100% affordable residential projects, as
described in subsection (b)(1), shall be determined as part of the review process.
(e) General Development Standards
(1) The height limit for the site shall not be increased by establishment of a PC District,
except as provided in paragraph (3).
6030006jea 70 January 07,2004
Chapter V
Development Standards
5.090
pC Districts
(2) The daylight plane applicable to the site shall not be altered by establishment of a
PC District, except as provided in paragraph (3) ..
(3) Exceptions to the design standards in this subsection (e) may be granted as part of a
Design Enhancement Exception, as set forth in PAMC 18.91.
(4) All residential, non-residential, and mixed-use projects must comply with the design
guidelines and performance standards of Chapters 18.64 and 18.28.
(1) 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 Palo Alto Municipal Code Section
16.48.070.
(g) Inspections
Each PC district shall be inspected by the building division at least once every three years
for compliance with the PC district regulations and the conditions of the ordinance under
which the district was created.
6030006jea 71 January 07,2004
Chapter V
Development Standards
5.100
Non-conforming Uses
5.100 RT Districts -Non-conforming Uses and Facilities
(a) Legal Non-conforming Uses
Any use existing on November 24, 2003, and which, prior to that date, was a lawful
conforming permitted use or conditional use operating subject to a conditional use permit,
or was a grandfathered use under the previous zoning regulations, may remain as a legal
non-conforming use and shall not require a conditional use permit or be subject to the
provisions ofPAMC Chapter 18.94. Such uses shall be permitted to remodel, improve, or
replace site improvements on the same site, for continual use and occupancy by the same
use. Any such remodeling, improvement or replacement shall not result in increased floor
area, nor shall such remodeling, improvement or replacement result in increased height,
length, building envelope, or any other increase in the size of the improvement, or any
increase in the existing degree of noncompliance, except pursuant to the exceptions to floor
area ratio regulations set forth in Section 5.070 (RT Districts -Historic and Seismic Floor
Area Bonuses), or according to subsection (d) of this Section 5.100. Remodeling,
improvement or replacement of medical, professional or general business or administrative
office uses of a size exceeding 5,000 square feet that are deemed legal non-conforming
uses pursuant to this subsection (a), shall not result in increased floor area devoted to such
office uses. For purposes of this section, an existing use is defined as:
(1) A use which was being conducted on August 28, 1986; or
(2) A use not being conducted on August 28, 1986, if the use was temporarily
discontinued due to a vacancy of six months or less before August 28, 1986.
(b) Legal Non-conforming Uses -Discontinuance or Replacement
(1) If a legal non-conforming use ceases and thereafter remains discontinued for twelve
consecutive months, it shall be considered abandoned and may be replaced only by a
conforming use.
(2) Discontinuance of occupancy for a period of up to twenty-four months after·
destruction of the facility in which a non-conforming use is located from fire or
other casualty, or for a period of up to twenty-four months after issuance of a
building permit for remodeling or redevelopment of a project, shall not be
considered cessation of use provided the Director of Planning and Community
Development determines that the owner is diligently pursuing redevelopment of the
facility.
(c) Legal Non-complying Facilities
P AMC Chapter 18.94 notwithstanding, a non-complying facility existing on November 24,
2003 and which, when built, was a complying facility, may remain as a legal non-
complying facility and shall not be subjectto the provisions of P AMC Chapter 18.94. Such
a facility shall be permitted to be remodeled, improved or replaced; provided, that such
remodeling, improvement or replacement shall not result in increased floor area, nor shall
such remodeling, improvement or replacement result in increased height, length, building.
envelope, or any other increase in the size ofthe facility, or any increase in the existing
6030006jea 72 January 07,2004
Chapter V
Development Standards
5.100
Non-conforming Uses
degree of noncompliance, except pursuant to Section 5.070 (RT Districts -Historic and
Seismic Floor Area Bonuses), or according to subsection (d) ofthis Section 5.100.
(d) Addition of Housing to Legal Non-complying Facilities
Legal non-complying facilities that are non-complying, in whole or in part, because the
facilities have a commercial Floor Area Ratio (FAR) greater than that permitted by this
CAP, may nevertheless expand up to the maximum mixed-use FAR for the district,
provided all additional floor area is reserved for residential use in conformance with all
applicable development standards of this CAP.
6030006jea 73 January 07,2004
Chapter V 5.110
Development Standards Historic Preservation
5.110 All SOFA 2 Districts -Historic Preservation
The following regulations apply to all sites in SOFA 2.
(a) Preservation of Historic Resources
SOFA 2 Historic Resources shall be maintained and preserved, except as provided below.
Restoration, additions and alterations shall be in substantial conformance with the
Secretary of the Interior's Standards. Adaptive reuse is permitted and encouraged.
(b) Demolition Under Special Circumstances
No permit shall be issued to demolish or cause to be demolished all or any part of a
SOFA 2 Historic Resource unless one of the following occurs:
(1) The city council, in compliance with the procedures in Section 6.030 of this CAP,
determines that under the historic designation, taking into account the current market
value, the value of transferable development rights, and the costs of rehabilitation to
meet the requirements of the building code or other city, state or federal laws, the
property retains no reasonable economic use; or
(2) The chief building official or the fire chief, after consultation, to the extent feasible,
with the department of planning and community environment, determines that an
imminent safety hazard exists and that demolition of the building is the only feasible
means to secure the public safety; or
(3) the Council finds, after review and recommendation from the historic resources
board, that
(A) demolition of a SOFA 2 Historic Resource would allow the achievement of a
competing Coordinated Area Plan goal at a level that would be of
substantially greater public benefit than historic preservation, and
(B) that preservation of the historic resource would be a substantial impediment to
achievement of that public benefit. Examination of alternatives is required,
including, but not limited to, preservation, alteration, demolition, and
relocation
(c) R-2 Historic Sites
Notwithstanding the residential density limits set forth in the R-2 district in PAMC Section
18.17.050(g), for a site in the SOFA R-2 district containing a SOFA 2 Historic Resource,
not more than two units shall be permitted on a site with a lot area of 5,000 square feet or
more. The second unit may be located over a garage.
6030006jea 74 January 07,2004
Chapter V 5.120
Development Standards Environmental Protection
5.120 All SOFA 2 Districts -Environmental Protection
(a) Noise
(1) Design of all residential development within the RT-35 and RT-50 districts located
in an area where the Ldn exceeds 60 dBA shall be subject to modeling of interior
noise levels by acoustical engineers prior to construction to ensure compliance with
City of Palo Alto standard of 45 dB Ldn for residential development set forth in
PAMC Title 9
(2) All residential development proposed in a noise environment of 65 dBA Ldn shall be
designed so that all required exterior open space shall have a noise environment not
exceeding 65 Ldn
(b) Geology
Project applicants shall, if determined necessary by the building official, contract with a
qualified soils or geotechnical engineer to perform a detailed geotechnical study for any
development proposed within SOFA 2. All mitigation measures identified in the
geotechnical report shall be implemented in order to reduce geologic-related impacts to a
less than significant level. The geotechnical report shall be subject to review and approval
by the Palo Alto Building Division prior to grading activities.
(c) Hydrology
Development within SOFA 2 shall incorporate Best Management Practices (BMP's) as
defined within Policy N-21 of the Comprehensive Plan, into project plans. The project
applicant shall prepare a stormwater pollution prevention plan identifYing the specific
BMP's to be followed during the project. Incorporation of the BMP's identified in the
prevention plan shall be completed prior to the issuance of any grading permit, and shall be
subject to the approval of the City Public Works Engineering Division.
(d) Groundwater or Soil Contamination
(1) For all redevelopment projects on sites suspected by the City of containing
groundwater or soil contamination within the planning area, the City shall require
that the project applicant hire a qualified environmental testing company to collect
and test random soil samples for analysis of soil and groundwater contamination.
The environmental consultant, hired and paid for by the applicant, shall comply with
all regulations ,governing sampling methodologies, shipping and handling
procedures, and testing methodologies. The analysis shall comply with the planned
schedule and analytical procedures for providing the information specified in the
State of California Environmental Protection Agency Department of Toxic
Substances Control's Preliminary Endangerment Assessment (PEA).
(2) Validated data shall be submitted to:
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(A) the Santa Clara County Department of Health;
(B) the Santa Clara Valley Water District; and
75 January 07,2004
Chapter V
Development Standards
5.120
Environmental Protection
(C) the State of California Environmental Protection Agency Department of Toxic
Substances Control for review.
(3) In the event that contamination is discovered, affected soils shall be removed in
compliance with all federal and state regulations governing clean-up procedures and
disposal of hazardous materials. Clean up shall be certified as complete by the Santa
Clara County Department of Health and the Santa Clara Valley Water District.
(e) Asbestos
All development projects shall be comply with City of Palo Alto Fire Department
standards and procedures for asbestos containing material.
(f) Demolition Waste
All development project~ subj ect to ARB or joint ARBIHRB review shall prepare
construction recycling plans as part of the project approval process. The construction
recycling plan shall be implemented through explicit provisions in demolition and
construction contracts. The construction recycling plans shall include the following
specific steps:
(1) Recovery of concrete, asphalt, and other inert solids;
(2) Recovery of scrap metals; .
(3). Salvage of building fixtures and otherre:..usable items; and
(4) Siting containers at the construction site for cardboard, beverage containers, wood,
and other recyclable materials.
(g) Solid Waste Disposal
All new development projects subject to ARB or joint ARBIHRB review shan prepare
operation recycling plans as part of the project approval process. The ongoing programs
shall describe the proposed diversion rates for different material types and the location to
which they will be diverted, as well as locations, areas, types of bins, etc. In addition, the
program should contain the following specific information:
(1) Specific locations, square footage, and equipment that would be used to hold and
handle recyclables and· solid waste;
(2) The locations of containers within the retail facility near high volume pedestrian
areas to encourage waste minimization and recycling; and
(3) Store layouts that incorporate space for the storage of recyclable material,
principally cardboard, prior to its movement to anoth~r area for processing and
transport.
(h) Archaeological Resources
In the event that archaeological resources or human remains are discovered during grading
or construction activities, all work shall cease within 150 feet of the find until it can be
evaluated by a qualified, professional archaeologist. If the find is determined to be
significant, appropriate mitigation measures shall be developed and implemented in
accordance with Appendix K of the CEQA Guidelines. Any discoveries shall be reported
6030006jea 76 January 07,2004
Chapter V
Development Standards
5.120
Environmental Protection
to the City of Palo Alto Community Development Director for forwarding to the Historic
Resources Board.
6030006jea 77 January 07,2004.
Chapter VI
Implementation
6.010
Permits, Exceptions, and Review procedures
Chapter VI -Implementation
Section List
6.010
6.020
6.030
6.040
6.050
Permits, Exceptions, and Review Procedures
Plan Amendments
Establishment of Planned Community Districts
SOFA 2 Historic Resource List Procedures
ProcedUres for Demolition of SOFA 2 Historic Resources
The following chapter provides information on the approvals necessary for projects proposed
within SOFA 2, as well as provisions for the establishment of Planned Community districts, and
procedures for designating and removing structures from the SOFA 2 Historic Resource List.
The procedures in this Chapter VI are the only procedures applicable in SOFA 2. In addition, this
chapter creates a mechanism by which alterations can be made to the plan in the future. The Palo
Alto Municipal Code (P AMC) sections referred to in this chapter are contained in Appendix H
for reference.
6.010 Review Procedures
(a) New Construction
All new external alterations or improvements in SOFA 2 shall require a Coordinated
Development Permit pursuant to Section 19.10.050. All such development, excluding
single-family or two-family uses, shall also require a Certificate .of Occupancy, pursuant to
P AMC Section 16.04.120, prior to occupying any structure. A City of Palo Alto business
license shall be required if the City adopts such a license in the future prior to occupying
any structure.
(b) Conditional Uses
The permit granting procedure for all uses that require a conditional use permit, as
specified in Chapter V of this CAP shall be as set forth in Chapter 18.90 of the Palo Alto
Municipal Code ..
(c) Exceptions to Development Standards
(1) In the RT-35, RT-50, RM-15 and RM-30 districts, the only exceptions to the
development standards that may be granted are variances and design enhancement
exceptions:
6030006jea
(A) Variances are discouraged, but shall be granted when necessary to avoid a
regulatory taking. The procedure for the granting of variances shall be as set
forth in P AMC Chapter 18.90.
(B) Design enhancement exceptions shall only be permitted for exceptions to
setbacks and parking lot design. Design enhancement exceptions may be
granted by the architectural review board in the manner set forth in Chapter
16.48.
78 January 07,2004
Chapter VI
Implementation
6.010
Permits, Exceptions, and Review procedures
(2) In the R-2 district, the only exceptions to development standards that may be granted
are variances and home improvement exceptions, pursuant to Title 18 of the P AMC.
(d) Review of New Construction or alterations
(1) Projects requiring a building permit, including a grading or demolition permit, are
subject to design review pursuant to P AMC Chapter 16.48.
(2) When reviewing projects under this subsection (d), the city shall use the
compatibility requirements and design guidelines of Chapter IV of this CAP in
addition to the design guidelines ofPAMC Chapter 16.48.
(e) Review of Projects on SOFA 2 Historic Resources
Exterior alterations requiring a building permit, including grading, shall be subject to
review by the HRB when such projects are on sites on the SOFA 2 Historic Resource list.
Exterior alterations do not include ordinary maintenance or repair. The standards of review
for projects on SOFA 2 Historic Resources shall be:
(A) the compatibility requirements and design guidelines in Chapter IV of this CAP; and
(B) the Secretary of the Interior Standards.
(1) Projects on Potential SOFA 2 Historic Resources
Sites on the Potential SOFA 2 Historic Resources list shall undergo a study to determine
their eligibility for the SOFA 2 Historic Resource list before undergoing any external
alterations requiring a building permit, including a grading or demolition permit, except if
the project conforms with the Secretary of the Interior's Standards. External alterations do
not include ordinary maintenance or repair. If the Director determines that a site meets the
criteria for addition to the SOFA 2 Historic Resource list, as set forth in 6.040, it shall be
added to the List. If such a site is found to be ineligible for the SOFA 2 Historic Resource
list, it shall be removed from the SOFA 2 Potential Historic Resources List.
(g) Staff Review of Small Projects
For projects subject to ARB review, alterations that do not alter a street facing faQade, do
not demolish more than twenty percent of the exterior walls, do not add to or enlarge the
structure above the first floor, and do not construct, relocate or demolish an accessory
structure are considered small projects and may be approved by staff in the manner set
forth in Chapter 16.48 of the PAMC.
(h) Administrative Approval of Minor Changes in Projects
The provisions of Chapter 18.99 of the Palo Alto Municipal Code regarding administrative
approval of minor changes in projects shall apply within SOFA 2.
(i) Subdivisions, Parcel Maps, and other Land Divisions
All divisions of property withinSOF A 2 shall be reviewed and processed in accordance
with the Subdivision Map Act and Title 21 (Subdivisions) of the PAMC.
6030006jea 79 January 07,2004
Chapter VI 6.020
Implementation Plan Amendments
6.020 Plan Amendments
Amendments to this Coordinate Area Plan may be initiated by any property owner in SOFA 2, by
motion of the city council at the request of the planning commission, or by the Director. Plan
amendments shall be processed in the same manner as Comprehensive Plan amendments, as set
forth in Section 19.04.080 of the Palo Alto Municipal Code.
6.030 Establishment of Planned Community Districts
Planned community districts in SOFA 2 shall be established in the same manner as planned
community districts elsewhere in the City, subject to the specific requirements of this CAP. All
SOFA 2 planned community districts shall comply with the development standards and other
regulations set forth in section 5.090.
(a) Initiation
Application for designation of a planned community district may be made as provided in
Chapter 18.68 of the Municipal
(b) Application Contents
In addition to that information required under Chapter 18.68 for a planned community
district application, the applicant shall submit a written statement explaining how the
proposed district is consistent with the SOFA CAP, Phase 2.
(c) Additional Materials Required
In addition to the application, the applicant shall submit the following items:
(1) A development program statement, as described in PAMC Section 18.68.080;
(2) A development plan, as described in P AMG Section 18.68.090;
(3) A development schedule, as described in P AMC Section 18.68.100; and
(4) A fee, as prescribed by the municipal fee schedule, shall be submitted with the
application, no part of which shall be returnable to the applicant.
(5) The parking and loading plan, showing the number of spaces and the location shall
be based upon the requirements of Section 5.040 of Chapter V of this CAP,unless
requested modifications to meet the needs of the individual project are supported by
traffic engineering studies or other relevant data, demonstrating the feasibility and
adequacy of the plan.
(d) Approval Process
(1) Initial review by the planning and transportation commission
6030006jea
(A) The applicant for a PC district shall initially submit to the planning and
transportation commission a development program statement, development
plan, and a development schedule as described in subsection (c). The plot
plans, landscape development plan, and design plan in the development plan
80 January 07,2004
Chapter VI
Implementation
6.030
Establishment of Planned Community Districts
should only be preliminary during this phase of review by the planning
commission.
(B) If the planning and transportation commission acts favorably in its initial
review of the PC application, the development plan shall then be submitted to
the architectural review board (ARB), as set forth in subsection (d)(2).
(C) If the planning commission acts unfavorably in its, initial review of the
application, the commISSIOn shall recommend denial, and the
recommendation shall be forwarded directly to the city council for review
under subsection (d)(5).
(2) Review by the Architectural Review Board
In this phase, a detailed plot plan, landscape development plan, and design plan of
the development plan shall be submitted for design review pursuant to Chapter 16.48
of the Palo Alto Municipal Code and this CAP. The development plan as approved
by the board is then returned to the planning and transportation commission for its
final review and recommendation, as set forth in subsections (3) and (4), before
being submitted to the city council for [mal action.
(3) Planning and transportation commission final review:
The planning and transportation commission shall review and consider all materials
submitted by the applicant pursuant to this Section, and shall prepare and
recommend to the city council, as appropriate, the specific regulations to be applied
within the proposed planned community district The specific regulations may
modify those regulations contained in this Coordinated Area Plan, subject to the
limitations of section 5.090 of Chapter V, as is appropriate to meet the individual
district needs and shall include the items listed in PAMC 18.68.110.
(4) Final planning and transportation commission recommendation
The decision of the commission shall be rendered within a reasonable time
following the close of any public hearing or hearings and the written
recommendation of the commission shall be forwarded to the council within thirty
days. The recommendation of the commission shall set forth fully the findings and
determinations of the commission with respect to the application.
(5) Council Action
6030006jea
Upon receipt of the recommendation of the commission on establishment of or
change to a SOFA 2 PC District, the council shall hold a noticed public hearing on
the matter.
After consideration of the recommendation of the commission, and the completion
of a public hearing, the council may approve, modify, or disapprove the proposed
establishment of or change to a SOFA 2 PC District. Should the council detennine
establishment of or change to a SOFA 2 PC district is appropriate, such
establishment or change shall be accomplished by ordinance amending the SOFA 2
PC and the Palo Alto Zoning Map.
81 January 07,2004
Chapter VI
Implementation
6.030
Establishment of Planned Community Districts
(h) Findings Required for Approval
The planning and transpDrtatiDn cDmmissiDn, priDr to' recDmmending apprDval Df any PC
district, and the city cDuncil, priDr to' apprDving an Drdinance designating and regulating
any PC district, shall make all Df the fDllDwing findings with respect to' the applicatiDn:
(1) The site is sO' situated, and the use Dr uses prDpDsed fDr the site are Df such
characteristics that the SOFA 2· PC is necessary to' accDmmDdate them within the
SOFA Phase 2 area.
(2) DevelDpment Dfthe site under the prDvisiDns Dfthe SOFA 2 PC will result in public
benefits nDt Dtherwise attainable by applicatiDn Df the regulatiDns Df Residential
TransitiDnal Districts. In making the findings required by this sectiDn, the planning
and transpDrtatiDn cDmmissiDn and city cDuncil, as apprDpriate, shall specifically
cite the public benefits expected to' result frDm use Df the planned cDmmunity
district.
(3) The use Dr uses permitted, and the site develDpment regulatiDns applicable within
the district shall be cDnsistent with the purpDses Df the PalO' Alto CDmprehensive
Plan and this CDDrdinated Area Plan, and shall be cDmpatible with existing and
pDtential uses Dn adjDining sites Dr within the general vicinity.
(i) Hearing Notice
NDtice Dfplanning cDmmissiDn Dr city cDuncil hearings shall be given as prDvided in
PAMC SectiDn 18.98.060.
(j) Post-approval Requirements
The fDllDwing regulatiDns shall apply to' any PC district apprDved pursuant to' this sectiDn:
(1) Change in development schedule
FDr gDDd cause shown by the prDperty Dwner in writing and unless Dtherwise
specified by the specific applicable regulatiDns fDr the district, priDr to' the expiratiDn
Dfthe Driginal time schedule fDr the develDpment, the directDr may, withDut a public
hearing, mDdifY the time limits impDsed by any adDpted develDpment schedule;
prDvided, that such mDdificatiDn shall nDt extend the schedule by mDre than Dne
year; and prDvided, that Dnly Dne such mDdificatiDn may be made.
(2) Failure to meet development schedule
6030006jea
Sixty days priDr to' the expiration Df the develDpment schedule, the directDr shall
nDtifY the prDperty Dwner in writing Df the date Df expiratiDn. Failure to' meet the
apprDved develDpment schedule, including an extensiDn, if granted, shall result in:
(A) The expiratiDn Df the prDperty Dwner's right to' develDp under the PC district.
The zDning administratDr shall nDtifY the prDperty Dwner, the city cDuncil, the
planning cDmmissiDn and the building Dfficial Df such expiratiDn; and
(B) The zDning administratDr's initiating a ZDne change fDr the prDperty subject to'
the PC district in accDrdance with Chapter 18.98 Df the PalO' Alto Municipal
CDde. 'The prDperty Dwner may submit a new applicatiDn fDr a PC district
cDncurrently with the zDning administratDr's recDmmendatiDn fDr a zone
change.
82 January 07,2004
Chapter VI
Implementation
6.030
Establishment of Planned Community Districts
(3) Resubmittalof Application
6030006jea
When an application for establishment of a planned community district has been
submitted by a property owner and subsequently denied by the council, no new
application by a property owner for the same change, or for substantially the same
change, either with respect to properties included within the proposed change or
with respect to proposed district classifications, or both, shall be filed or accepted by
the zoning administrator within one year of the date of closing of the hearing before
the commission, except upon a showing to the satisfaction of the zoning
administrator of a substantial change of circumstances.
83 January 07,2004 '
Chapter VI 6.040
Implementation SOFA 2 Historic Resource List Procedures
6.040 SOFA 2 Historic Resource List Procedures
(a) Historic Resource Lists
The director shall maintain the following:
(1) the SOFA 2 Historic Resource List, a list of historic resources in SOFA 2. The
initial list includes those properties in SOFA 2 that were on the Palo Alto Historic
Inventory at the time of adoption of this CAP, and may be updated from time to time
in compliance with this section. The initial list is set forth in Appendix B-1.
Category 3 and 4 residences in the R-2 District are not included in Appendix B-1.
(2) the Potential SOFA 2 Historic Resource List, a list of sites in SOFA 2 that may,
upon further study, qualifY for inclusion on the SOFA 2 Historic Resource List. The
initial list includes those properties that, prior to adoption of this CAP, were
determined by qualified experts to be potentially eligible for the National or
California Register, and Category 3 and 4 residences in the R-2 District. The initial
list is set forth in Appendix B-2.
(b) Owner-Initiated Additions to the SOFA 2 Historic Resource List
The owner of any property may request that the property be added to the SOFA 2 Historic
Resource List For such a request, application shall be made to the Director in a marmer
specified by the Director. If the Director determines, after review and recommendation by
the historic resources board, and evidence from a qualified expert hired by the City and
paid for by the applicant, that a property meets the criteria for inclusion on the SOFA 2
Historic Resource List, the property shall be added to the List. Such determination shall be
made within 90 days of receipt of a completed application. The criteria for inclusion on
the SOFA 2 Historic Resource shall be substantial evidence, in light of the record as a
whole, that the property is eligible for the National or California Register. In addition, for
owner-initiated additions, a site may be designated a SOFA 2 Historic Resource if it is
eligible for the Palo Alto Historic Inventory.
(c) Removal from the SOFA 2 Historic Resources and Potential Historic
Resources Lists
The owner of any property on the SOFA 2 Historic Resource List or Potential SOFA 2
Historic Resource List may request removal from either list at any time. For such a
request, application shall be made to the Director in a manner specified by the Director. In
addition, the Director may initiate a request for removal of any property from either list at
any time. If the Director determines, after review and recommendation by the historic
resources board, and evidence from a qualified expert, hired by the City and paid for by the
applicant, that a property does not meet the criteria for inclusion on the SOFA 2 Historic
Resource List, the property shall be removed from the applicable List. Such determination
shall be made within 90 days of receipt of a completed application, in the case of an owner-
initiated review. The criteria for removal from the SOFA 2 Historic Resource List or the
Potential SOFA 2 Historic Resource List shall be substantial evidence, in light of the
record as a whole, that the property is not eligible for the National or California Register.
6030006jea 84 January 07, 2004
Chapter VI
Implementation
6.040
SOP A 2 Historic Resource List Procedures
(d) Transfers from the SOFA 2 Potential Historic Resources List to the SOFA 2
Historic Resources List
The Director may initiate review of a property on the SOFA 2 Potential Historic Resources
List at any time to detennine its eligibility for the SOFA 2 Historic Resources List. If the
Director determines, after review and recommendation by the historic resources board, and
evidence from a qualified expert hired by the City and paid for by the applicant, that a
property meets the criteria for inclusion on the SOFA 2 Historic Resource List, the
property shall be added to the List. If the Director detennines, after such review and
recommendation, that the property does not meet the criteria for inclusion on the List, the
property shall be removed from the SOFA 2 Potential Historic Resources List. The criteria
for inclusion on the SOFA 2 Historic Resource shall be substantial evidence, in light of the
record as a whole, that the property is eligible for the National or California Register.
(e) Review of SOFA 2 Historic Resources
Properties op the SOFA 2 Historic Resource List are subject to the review procedure set
forth in 6.020(e).
(I) Review of SOFA 2 Potential Historic Resources
Properties on the SOFA 2 Potential Historic Resource List shall undergo a study by a
qualified historic preservation expert hired by the City and paid for by the applicant to
detennine eligibility for the SOFA 2 Historic Resource List prior to undergoing any major
external alteration, addition, or demolition, as set forth in 6.020(g).
A historic building on Homer Avenue
6030006jea 85 January 07,2004
Chapter VI
Implementation
6.050
SOFA 2 Historic Resources -Demolition
6.050 Procedures for Demolition of SOFA 2 Historic
Resources
(a) Application for a Permit to Demolish.
An application for a permit to demolish any SOFA 2 Historic Resource shall comply with
Chapter 16.04 of the Palo Alto Municipal Code. In addition to the contents specified under
Chapter 16.04, any application for a permit to demolish a SOFA 2 Historic Resource, on
the grounds specified in Section 5.11 O(b)( 1) of this CAP shall contain any appropriate and
relevant economic information which will enable the council to make the necessary
determination.
(b) Review of Application.
(1) Review by Historic Resourc:es Board
Applications which are accepted as complete for a permit to demolish a SOFA 2
Historic Resource on the grounds specified in Section 5.11 O(b) of this CAP shall be
placed on the agenda of the historic resources board for hearing and
recommendation. If the historic resources board does not act on the application
within thirty days of referral to it, the city council may proceed without a
recommendation from the historic resources board.
(2) City Council Hearing and Decision.
Any application for permit to demolish a s SOFA 2 Historic Resource on the
grounds specified in Section 5.110(b) of this CAP shall be heard by the city council.
Notice shall be given by mailed notice to all owners of property immediately
adjacent to the property that is the subject of the application, and by publication at
least once in a local newspaper of general circulation. The applicant shall have the
burden of establishing that the criteria set forth in Section 5.11O(b) of this CAP have
been met. The council may approve, disapprove or approve the application with
conditions, and shall make findings relating its decision to the standards set forth in
Section 5.llO(b). The decision of the council shall be rendered within thirty days
from the date of the conclusion of the hearing.
(c) Permit to Move a SOFA 2 Historic Resource.
In reviewing an application for a permit to demolish a SOFA 2 Historic Resource on the
grounds specified in Sections 5.11 O(b) of this CAP, the historic resources board may
decide that the building may be moved without destroying its historic or architectural
integrity and importance, and may recommend to the city council that the demolition
permit be denied, but that a permit to relocate be processed, pursuant to Chapter 16.32 of
thePAMC.
6030006 jea' 86 January 07, 2004
APPENDIX A SOFA 2 DISTRICT MAP
6030006jea 87
Appendix A
SOFA 2 District Map
January 07,2004.
Appendix B-1
SOP A 2 Historic Resource List
APPENDIXB SOFA 2 HISTORIC RESOURCES AND SEISMIC
HAZARDS
Appendix B contains the list of historic resources and seismic hazards in SOFA 2 at the time of
adoption of this Coordinated Area Plan. These lists will be maintained by the city and may be
updated from time to time. Appendix B-1 lists buildings and sites that are SOFA 2 Historic
Resources, and therefore are entitled to bonuses and'subjectto restrictions under this CAP.
Appendix B-2 lists buildings and sites that are Potential SOFA 2 Historic Resources, and will
require further study to establish their historic status prior to undergoing exterior alteration.
Appendix B-3 lists those buildings that have been designated as seismic hazards, and are given
incentives under this CAP to reduce those hazards.
Appendix B-1 SOFA 2 Historic Resource List
The following buildings are SOFA 2 Historic Resources:
. Address Parcel Number
Alma Street
799 .............................................................. 120-27 -079
Emerson Street
800 .............................................................. 120-28-006
High Street
790 ............................................................... 120-27-078
865 .............................................................. 120-28-039
900 .............................................................. 120-28-049
Homer Avenue
140 .............................................................. 120-28-002
200 .............................................................. 120-28-007
201 .............................................................. 120-27-070
209 .............................................................. 120-27-070
210 .............................................................. 120-28-008
212-214 ....................................................... 120-28-009
230 .............................................................. 120-28-010
232 .............................................................. 120-28-0 11
248 .............................................................. 120-28-012
Ramona Street
734 .............................................................. 120-27-066
6030006jea 88 January 07. 2004
Appendix B-2
SOFA 2 Potential Historic Resource List
Appendix B-2 SOFA 2 Potential Historic Resource List
The following buildings are SOFA 2 Potential Historic Resources. Potentially national register
eligible buildings, according to the [mal Dames and Moore Survey are marked NRE:
Address Parcel Number Eligibility
Addison Avenue
181 .............................................................. 120-28-088 ............................................. NRE
225 .............................................................. 120-28-075
Alma Street
955 ............................................................... 120-28-096
Emerson Street
728-732 ....................................................... 120-27-074
731 .............................................................. 120-27-071
936-944 ....................................................... 120-28-087
945 .............................................................. 120-28-079 ............................................. NRE
F orest Avenue
137 .............................................................. 120-27-084
High Street
744 .............................................................. 120-27-077
831 .............................................................. 120-28-041
Ramona Street
904 .............................................................. 120-28-053
926 .............................................................. 120-28-070
934 .............................................................. 120-28-071
942 .............................................................. 120-28-072
948 .............................................................. 120-28-073
6030006jea 89 January 07, 2004
Appendix B-3 SOFA 2 Seismic Hazard List
Appendix B-3
SOFA 2 Seismic Hazard List
The following buildings in SOFA 2 are on the Palo Alto Seismic Hazards List, and are listed in
Categories I, II, or m. Other buildings in SOFA 2 may qualify for such designation:
1. 667 Alma Street
2. 847 Emerson Street
3. 949 Emerson Street
4. 232 Homer Street
6030006jea 90 January 07,2004
APPENDIXC DEFINITIONS
Appendix C-l
SOFA 2 Specific Definitions
Appendix C-l contains definitions specific to this Coordinated Area Plan. In addition, the
definitions contained in Palo Alto Municipal Code Chapter 18.04, as amended from time to
time, shall apply to this Coordinated Area Plan. Chapter 18.04 is included in Appendix C-2 as
a reference only. Where a definition in Appendix C-1 conflicts with a definition in Title 18,
Appendix C-1 shall prevail.
Appendix C-l SOFA 2 Specific Definitions
The following definitions shall apply for the purposes of the Coordinated Area Plan:
(a) "Balcony"
A balcony is an unenclosed, habitable structure, usually cantilevered from a fayade or an
elevation, providing private outdoor space to a dwelling unit. Also see "French Balcony"
(b) "BMR Unit"
"BMR Unit" shall mean a housing unit that, iffor-sale, has an initial sales price that is
consistent with what a household making 80 to 100 percent of the Santa Clara County
median income can afford in housing expenses, such as mortgage payment, taxes,
insurance, and association dues. If the unit is for rent, a BMR unit is a housing unit that
has an initial rent equivalent to the HUD Section 8 (or its successor program) Fair Market
Rent, adjusted annually by not more than one-third of the Consumer Price Index or other
comparable formula agreed to by the city.
(c) "Below Market Rate Housing Program" or "BMR Housing Program"
"Below Market Rate Housing Program" or "BMR Housing Program" means the program
requiring provision of affordable housing under certain circumstances, described in the
Housing Element of the Palo Alto Comprehensive Plan, as amended from time to time, and
including any ordinance implementing that Comprehensive Plan program, if such an
ordinance is adopted by the City Council in the future.
(d) "California Register"
"California Register" means the historic register established by California Public
Resources Code Section 5024.1, as amended.
(e) . "Director"
"Director" means the Director of planning and community environment or his or her
designee.
(1) "Downtown Monitoring Cap"
"Downtown Monitoring Cap" means the University AvelDowntownlSouth of Forest Area
(SOFA) Commercial Growth Monitoring Area outlined by the 1989 Palo Alto Citywide
6030006jea 91 January 07,2004
Appendix C-l
SOFA 2 Specific DefInitions
Land Use and Transportation Study and discussed in 1998-2010 Palo Alto Comprehensive
Plan Program L-8.
(g) "Exclusively Rental Residential Project"
"Exclusively Rental Residential Project" means a project in which all residential units on
the site are rental units, and which contains no commercial space other than space
accessory to the rental residential use.
(h) "French Balcony"
A French balcony is a shallow balcony, at least two feet in depth, accessed by a single pair
of inward-swinging doors. Also see "Balcony".
(i) "HomerlEmerson Corridor"
"HomerlEmerson Corridor" means all sites bordering Homer Avenue between Alma Street
and Ramona Street andlor Emerson Street between Forest Avenue and Channing Street.
(j) "Loggia"
A loggia is an open-air space within the mass of a building with a roof and a floor but open
to the outside on at least one side.
(k) "National Register"
"National Register" means the historic register established by the National Historic
Preservation Act of 1966 (16 USC 470), as amended.
(I) "Non-conforming Use"
A ''Non-conforming use" is one that was lawfully in existence on November 24, 2003, but
which is not permitted, either as of right, or conditionally, under the CAP. A non-
conforming use includes one that is permitted in SOFA 2, either as of right, or
conditionally, but (i) exceeds the size permitted on the site under the CAP or (ii) is located
in an area, such as a street-facing ground floor, where such a use is not allowed under the
CAP.
(m) "Non-complying facility"
A ''Non-complying facility" means a structure or building that was lawfully in existence
under its zoning classification plior to November 24, 2003, but which violates one or more
provisions of Chapter 5 of the CAP.
(n) "PAMC"
"P AMC" means the Palo Alto Municipal Code
(0) "Secretary of the Interior Standards"
"Secretary ofthe Interior Standards" means the Secretary of the United States Department
of the Interior's Standards for Rehabilitation of Historic Buildings, issued by the National
Park Service (36 Code of Federal Regulations Part 67), together with the accompanying
6030006jea 92 January 07, 2004
Appendix C-l
SOFA 2 Specific Definitions
interpretive Guidelines for Rehabilitating Historic Buildings, as they may be amended
from time to time.
(p) "Senior Housing"
"Senior Housing" means housing that incorporates facilities and services to meet the health
care, transit, or social service needs of seniors and qualifies as senior housing under state or
federal law. Meeting the housing needs of seniors may require selecting sites near
shopping areas, social activities, medical services, and transit lines.
(q) "Social Service Uses"
"Social Service Uses" means services provided by private nonprofit or public agencies
including but not limited to child care, family support services, services for youth, seniors,
and persons with disabilities, and services addressing the needs of the unhoused.
(r) "SOFA 2 Historic Resources"
"SOFA 2 Historic Resources" means those buildings and sites on the SOFA 2 Historic
Resource List as changed from time to time in accordance with the procedures in this CAP.
(s) "SRO Housing"
"SRO HOl:lsing", or "Single-Room Occupancy housing", shall mean a hotel or residential
structure that provides short-term and transitional housing. Units mayor may not have
kitchens or bathrooms within each individual unit.
6030006jea 93 January 07, 2004
Appendix C-2
PAMC Chapter 18.04 -DefInitions
Appendix C-2 P AMC Chapter 18.04 -Definitions
Chapter 18.04 DEFINITIONS
Sections:
18.04.010
18.04.020
18.04.030
Purpose and applicability.
General rules for construction of language.
Definitions.
18.04.010 Purpose and applicability.
The purpose of this chapter is to promote consistency and precision in the
interpretation of the zoning regulations. The meaning and construction of words and
phrases defined in this chapter shall apply throughout the zoning regulations, except
where the context of such words or phrases clearly indicates a different meaning or
construction.
(Ord. 3048 (part), 1978)
18.04.020 General rules for construction of language.
The following general rules of construction shall apply to the text of the zoning
regulations:
(a) The particular shall control the general.
(b) In case of any difference of meaning or implication between the text of any
provision and any caption or illustration, the text shall control.
(c) The word "shallll is always mandatory and not discretionary. The word "may"
is discretionary.
(d) References in the masculine and feminine genders are interchangeable.
(e) Words used in the present tense include the future, and words used in the
singular include the plural, and the plural the singular, unless the context clearly indicates
the contrary.
(f) The words "activities" and "facilities" include any part thereof
(g) Unless the context clearly indicates to the contrary, the following conjunctions
shall be interpreted as follows:
(1) "And" indicates that all connected items or provisions shall apply.
(2) "Or" indicates that the connected items or provisions may apply singly or in
any combination.
(3) "Either ... or" indicates that the connected items or provisions shall apply singly
but not in combination.
(h) "District" means a general district or a combining district established by this
title, unless otherwise indicated by specific reference to another kind of district.
6030006jea 94 January 07, 2004
Appendix C-2
PAMC Chapter 18.04 -Defmitions
(i) All public officials, bodies, and agencies to which reference is made are those
of the city unless otherwise indicated.
G) "City" means the city of Palo Alto.
(Ord. 3048 (part), 1978)
18.04.030 Definitions.
(a) Throughout this title the following words and phrases shall have the meanings
ascribed in this section.
(1) "Abandon" means to cease or discontinue a use or activity without intent to
resume, but excluding temporary or short-term interruptions to a use or activity during
periods of remodeling, maintaining, or otherwise improving or rearranging a facility, or
during normal periods of vacation or seasonal closure.
(2) "Abutting" means having property or district lines in common.
(3) "Accessory building" means a building which is incidental to and customarily
associated with a specific principal use or facility, and which meets the applicable
conditions set forth in Chapter 18.88.
(4) "Accessory dwelling" means a dwelling unit accessory to a principal use on a
site and intended for occupancy by persons residing therein by reason of employment of
one or more occupants on the same site.
(5) "Addition" means any construction which increases the size of a building or
facility in terms of site coverage, height, length, width, or gross floor area.
(6) "Administrative office services" means offices and service facilities
performing headquarters, regional, or other level management and administrative services
for firms and institutions.
(7) "Airport-related use" means a use providing aviation-related services typically
ancillary to operations of an airport including, but not limited to, aircraft repair and
maintenance, flight instruction, and aircraft chartering.
(8) "Alley" means a public or private vehicular way less than twenty-five feet in
width affording a secondary means of vehicular access to abutting property.
(9) Reserved.
(10) Reserved.
(11) "Alteration" means any construction or physical change in the internal
arrangement of rooms or the supporting members of a building or structure, or change in
relative position of buildings or structures on a site, or substantial change in appearance
of any building or structure.
(A) "Incidental alteration" means any alteration to interior partitions or interior
supporting members of a structure which does not increase the structural strength of the
structure; any alteration to electrical, plumbing, heating, air conditioning, ventilating, or
other utility services, fixtures or appliances; any addition, closing, or change in size of
doors or windows in the exterior walls; or any replacement of a building facade which
does not increase the structural strength of the structure.
(B) "Structural alteration" means any alteration not deemed an incidental
alteration.
6030006jea 95 January 07, 2004
Appendix C-2
PAMC Chapter 18.04 -Definitions
(12) "Animal care" means a use providing grooming, housing, medical care, or
other services to animals, including veterinary services, animal hospitals, overnight or
short-term boarding ancillary to veterinary care, indoor or outdoor kennels, and similar
services.
(13) "Automobile service station" means a use providing gasoline, oil, tires, small
parts and accessories, and services incidental thereto, for automobiles, light trucks, and
similar motor vehicles. The sale of food or grocery items or alcoholic beverages on the
same site is prohibited except for prepackaged soft drinks, cigarettes, and snack foods
either from automatic vending machines or in shelves occupying a floor area not to
exceed forty square feet.
(14) "Automotive services" means a use engaged in sale, rental, service, or major
repair of new or used automobiles, trucks, trailers, boats, motorcycles, recreational
vehicles, or other similar vehicles, including tire recapping, painting, body and fender
repair, and engine, transmission, air conditioning, and glass repair and replacement, and
similar services.
(15) "Basement" means that portion of a building between floor and ceiling, which
is fully below grade or partly below and partly above grade, but so located that the
vertical distance from grade to the floor below is more than the vertical distance from
grade to ceiling.
(16) "Below market rate (BMR) housing unit" means any housing unit sold or
rented to low or moderate income persons pursuant to the city of Palo Alto's below
market rate program administered by the Palo Alto housing corporation, or a successor
organization.
(17) "Bicycle parking space" means an area specifically reserved and intended for
parking of a bicycle, accessible to the user independently of any other bicycle parking
space, and including such additional features or conveniences as specified by this title.
(18) "Block" means any lot or group of contiguous lots bounded on all sides by
streets, railroad rights-of-way, or waterways, and not traversed by any street, railroad
right-of-way, or waterway.
(19) Reserved.
(20) Reserved.
* (21) "Breezeway" means a building or specific portion thereof, not over 3.7 meters
(twelve feet) in height at the ridge line, which connects two otherwise separate buildings,
and which is not more than fifty percent enclosed at the perimeter, including the wall
surfaces of the buildings so connected.
(22) "Building" means any structure used or intended for supporting or sheltering
any use or occupancy.
(23) "Business or trade school" means a use, except a college or university,
providing education or training in business, commerce, language, or other similar activity
or pursuit, and not otherwise defmed as a home occupation or private educational facility.
6030006jea 96 January 07,2004
Appendix C-2
PAMC Chapter 18.04 -Definitions
(24) "Canopy" means any roof-like structure, either attached to another structure or
freestanding, or any extension of a roof line, constructed for the purpose of protection
from the elements in connection with outdoor living.
(25) "Cellar" means that portion of a building between floor and ceiling which is
wholly or partly below grade and so located that the vertical distance from grade to the
floor below is equal to or greater than the vertical distance from grade to ceiling.
(24.5) "Carport" means a portion of a principal residential building or an accessory
building to a residential use designed to be utilized for the shelter of one (1) or more
motor vehicles, which is open (unenclosed) at the vehicular entry side and which has no
more than two sides enclosed.
(26) "Change of use" means the replacement of an existing use by a new use, or a
change in the nature of an existing use, but not including a change of ownership, tenancy,
or management where the previous nature ofthe use, line of business, or other function is
substantially unchanged. (See also subdivisions (A) through (F) of subsection (143) of
tIns Section 18.04.030.)
(27) "Church" means a use providing facilities for regular organized religious
worship and religious education incidental thereto, but excluding a private educational
facility. A property tax exemption obtained pursuant to Section 3(:f) of Article XIII of the
Constitution of the State of California and Section 206 of the Revenue and Taxation Code
of the State of California, or successor legislation, constitutes prima facie evidence that
such use is a church as defined in this section.
(28) Reserved.
(29) Reserved.
(30) Reserved.
(31) "College" or "universityll means an educational institution of higher learning
which offers a course of studies designed to culminate in the issuance of a degree as
defined by Section 94302 of the Education Code of the State of California, or successor
legislation.
(32) "Combining district" means a district established by this title, which may be
applied to a lot or portion thereof only in combination with a general district. More than
one combining district may apply to the same lot or portion thereof.
(33) "Commercial recreation" means a use providing recreation, amusement,
exercise or entertainment services, including theaters, bowling lanes, billiard parlors,
skating arenas, gymnasiums, exercise studios or facilities, fitness centers, health clubs or
spas, martial arts studios, group movement instruction, and similar services, operated on a
private or for-profit basis, but excluding uses defined as outdoor recreation services
defined in subsection (107).
(34) "Community center" means a place, structure, area, or other facility used for
and providing religious, fraternal, social and/or recreational programs generally open to
the public and designed to accommodate and serve significant segments of the
community.
(35) "Convalescent facility" means a use other than a residential care home
providing inpatient services for persons requiring regular medical attention, but not
providing surgical or emergency medical services.
6030006jea 97 January 07,2004
(36) "Corporation yard" is defined in subsection (52).
(37) Reserved.
Appendix C-2
PAMC Chapter 18.04 -Definitions
(38) "Court" means a space open and unobstructed to the sky, located at or above
grade level on a lot, and bounded on three or more sides by walls of a building.
(39) Reserved.
(40) Reserved.
(41) "Covered parking" means a carport or garage that provides full overhead
protection from the elements with ordinary roof coverings. Canvas, lath, fiberglass, and
vegetation are not ordinary roof coverings and cannot be used in providing a covered
parking space.
(42) "Day care center" means a day care facility licensed by the state or county for
nonmedical daytime care. This term includes, but is not limited to, nursery schools,
preschools and similar facilities.
(43) Day Care Home.
(A) "Family day care home" means a home licensed by the state or county which
regularly provides care, protection, and supervision of twelve or fewer children under the
age of eighteen, in the provider's own home, for periods of less than twenty-four hours
per day, while the parents or guardians are away and includes the following:
(i) "Large family day care home" means a home which provides family care to
seven to twelve children, inclusive, including children under age eighteen who reside at
the home. This term includes, but is not limited to, nursery schools, preschools, and
similar facilities. .
(ii) "Small family day care home" means a home which provides family day care
to six or fewer children, including children under age eighteen who reside at the home.
This term includes, but is not limited to, nursery schools, preschools, and similar
facilities.
(B) "Adult day care home" means use of a dwelling unit or portion thereof,
licensed by the state or county, for daytime care and supervision of twelve or fewer
persons, above the age of eighteen, and includes the following:
(i) "Large adult day care home" means a home which provides daytime care of
seven to twelve adults.
(ii) "Small adult day care home" means a home which provides daytime care to
six or fewer adults.
(43 a) Deleted [Ord. 4642 § 32]
* (44) "Daylight plane" means an inclined plane, beginning at a stated height above
average grade, that average grade being an average of the grade at the midpoint of the
building and the grade at the closest point on the abutting site, and extending into the site
at a stated upward angle to the horizontal, which may limit the height or horizontal extent
of the building at any specific point where the daylight plane is more restrictive than the
height limit applicable at such point on the site. The "daylight plane" shall be measured
separately for each building on a lot, and separately for each side of each building.
6030006jea 98 January 07,2004
Appendix C-2
PAMC Chapter 18.04 -DefInitions
(45) "Drive-in service" means a feature or characteristic of a use involving sales of
products or provision of services to occupants in vehicles, including drive-in or drive-up
windows and drive-through services such as mechanical automobile washing.
(46) "Dwelling unit" means a room or group of rooms including living, sleeping,
eating, cooking, and sanitation facilities, constituting a separate and independent
housekeeping unit, occupied or intended for occupancy by one family on a nontransient
basis and having not more than one kitchen.
(47) "Eating and drinking service" means a use providing preparation and retail
sale of food and beverages, including restaurants, fountains, cafes, coffee shops,
sandwich shops, ice cream parlors, taverns, cocktail lounges and similar uses. Related
definitions are contained in subsections (45) and (136).
(48) Reserved.
(49) Reserved.
(50) Reserved.
* (51) "Enclosed" means a covered space fully surrounded by walls, including
windows, doors, and similar openings or architectural features, or an open space ofless
than 9.3 square meters (one hundred square feet) fully surrounded by a building or walls
exceeding 2.4 meters (eight feet) in height.
(51.5) "Envelope" means the three-dimensional spatial configuration of a building's
volume and mass.
(52) "Equipment yard" means a use providing for maintenance, servicing, or
storage of motor vehicles, equipment, or supplies, or for the dispatching of service
vehicles; or distribution of supplies or construction materials required in connection with
a business activity, public utility service, transportation service, or similar activity.
"Equipment yard" includes a construction materials yard, corporation yard, vehicular
service center or similar use.
(53) "Facility" means a structure, building or other physical contrivance or object.
(A) "Accessory facility" means a facility which is incidental to, and customarily
associated with, a specified principal facility, and which meets the applicable conditions
set forth in Chapter 18.88.
(B) "Noncomplying facility" means a facility which is in violation of any of the
site development regulations or other regulations established by this title, but was
lawfully existing on July 20, 1978, or any amendments to this title, or the application of
any district to the property involved by reason of which adoption or application the
facility became noncomplying. (For the definition for "nonconforming use" see
subsection (143)(B)).
(C) "Principal facilities" means a main building or other facility which is designed
and constructed for or occupied by a principal use.
(54) "Family" means an individual or group of persons living together who
constitute a bona fide single housekeeping unit in a dwelling unit. "Family" shall not be
6030006jea 99 January 07,2004
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construed to include a fraternity, sorority, club, or other group of persons occupying a
hotel, lodginghouse, or institution of any kind.
(55) "Fanners' market" means a market certified by the state or county agricultural
commission under Title 3, Chapter 3, Article 6.5 of the California Administrative Code
which allows direct retail sale by farms to the public of such items as fruits, vegetables,
nuts, eggs, honey, nursery stock, cut flowers, live animals and inspected meats and
seafood.
(56) "Financial service" means a use providing fmancial services to individuals,
firms, or other entities. The term "financial service" includes banks, savings and loan
institutions, loan and lending institutions, credit unions and similar services.
* (57) "Floor area ratio" means the maximum ratio of gross floor area on a site to the
total site area.
(57.5) "Footprint" means the two-dimensional configuration of a building's perimeter
boundaries as measured on a 'horizontal plane at ground level.
(58) "Full cash value" has the meaning assigned to it in the Revenue and Taxation
Code for property taxation purposes.
(59) Reserved.
(60) Reserved.
(61) "General business office" means a use principally providing services to
individuals, firms, or other entities, including but not limited to real estate, insurance,
property management, title companies, investment, personnel, travel, and similar
services, and including business offices of public utilities or other activities when the
service rendered is that customarily associated with administrative office services.
(62) "General district" means a district created by this title establishing basic
regulations governing land use and site development. Not more than one general district
designation shall apply to the same portion of a lot.
(63) "General business service" means a use engaged in sales, servicing,
installation, and repair services, or the performance of activities and services of the
general nature described in this section, including printing, blueprinting and publishing,
commercial bakeries, creameries or catering, cabinetry and furniture repair, bulk cleaning
and laundry services (including a service that provides cleaning or laundry services for
cleaning and laundry stations on other sites), lumber, plumbing, electrical, sheet metal,
and other construction and building materials, and automobile parts and supplies.
(64) "Grade" means the lowest point of adjacent ground elevation of the finished
surface of the ground paving, or sidewalk, excluding areas where grade has been raised
by means of a berm, planter box, or similar landscaping feature, unless required for
drainage, within the area between the building and the property line, or when the property
line is more than five feet from the building, between the building and a line five feet
from the building. In building areas with natural slopes in excess often percent, "grade"
shall mean the adjacent ground elevation ofthe finished or existing grade, whichever is
lower.
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PAMC Chapter 18.04 -DefInitions
(64.5) "Grandfathered" means a designation established by means of a "grandfather
clause," exempting a class of uses or structures from the otherwise currently applicable
provisions of this title, because such uses or structures conformed with earlier applicable
provisions of this title, prior to the enactment of subsequent provisions. (65)(A) "Gross
floor area" means the total area of all floors of a building measured to the outside
surfaces of exterior walls, and including the following:
(i) Halls;
(ii) Stairways;
(iii) Elevator shafts;
(iv) Service and mechanical equipment rooms;
(v) Basement, cellar or attic areas deemed usable by the chief building official;
(vi) Open or roofed porches, arcades, plazas, balconies, courts, walkways,
breezeways or porticos if located above the ground floor and used for required access;
(vii) Permanently roofed, but either partially enclosed or unenclosed, building
features used for sales, service, display, storage or similar uses;
(viii) In residential districts, all roofed porches, arcades, balconies, porticos,
breezeways or similar features when located above the ground floor.
(B) Gross floor area shall not include the following:
(i) Parking facilities accessory to a permitted or conditional use and located on
the same site;
(ii) Roofed arcades, plazas, walkways, porches, breezeways, porticos, and similar
features not substantially enclosed by exterior walls, and courts, at or near street level,
when accessible to the general public and not devoted to sales, service, display, storage or
similar uses.
(iii) Except in the CD District and in areas designated as special study areas, minor
additions of floor area approved by the director of planning and community environment
for purposes of resource conservation or code compliance, upon the determination that
such minor additions will increase compliance with environmental health, safety or other
federal, state or local standards. Such additions may include, but not be limited to, the
following:
a. Area designed for resource conservation, such as trash compactors, recycling
and thermal storage facilities;
b. Area designed and required for hazardous materials storage facilities,
handicapped access or seismic upgrades;
(iv) In commercial and industrial districts except in the CD District and in areas
designated as special study areas, additions of floor area designed and used solely for on-
site employee amenities for employees of the facility, approved by the director of
planning and community environment, upon the determination that such additions will
facilitate the reduction of employee vehicle use. Such additions may include, but not be
limited to, recreational facilities, credit unions, cafeterias and day care centers.
(C) In the R-l and R-E single-family residence districts, "gross floor area" means
the total covered area of all floors of a main structure and accessory structures greater
than one hundred twenty square feet in area, including covered parking and stairways,
measured to the outside surface of exterior walls, subject to the following exceptions:
6030006jea 101 January 07,2004
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PAMC Chapter 18.04 -DefInitions
(i) Floor area where the distance between the floor and the roof directly above it
measures 5.18 meters ( seventeen feet) or more, shall be counted twice;
(ii) Floor area where the distance between the floor and the roof directly above it
measures 7.92 meters (twenty-six feet) or more shall be counted three times;
(iii) Basements where the fInished level of the fIrst floor is not more than .91
meters (three feet) above the grade around the perimeter of the building foundation, shall
be excluded from the calculation of gross floor area, provided that lightwells, stairwells
and other excavated features comply with the provisions of Section 18.10.050(m),
18.12.050(0), 18. 17.050(p), or 18.19.050(0), as applicable; and
(iv) 60.69 square meters (two hundred square feet) of unusable third floor
equivalent, such as attic space, shall be excluded from the calculation of gross floor area.
(v) Carports shall be counted toward the maximum allowable floor area ratio
requirements.
(66) "Guest cottage" means an accessory building containing a lodging unit
without kitchen facilities, and used to house occasional visitors or nonpaying guests of
the occupants of a dwelling unit on the same site.
(67) "Height" means the vertical distance above 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 ofthe
highest gable of a pitched or hipped roof, except that in the R-1, R-2 and RMD Districts
the height of a pitched or hipped roof shall be measured to the height of the peak or
highest ridge line. The height of a stepped or terraced building is the maximum height of
any segment of the building.
(68) Reserved.
(69) Reserved.
(70) Reserved.
(71) "Home occupation" means an accessory activity conducted in a dwelling unit
solely by the occupants thereof, in a manner incidental to residential occupancy, in
accord with the provisions of this title. (For further provisions, see regulations for home
occupations in Section 18.88.130.)
(72) "Hospital" means a facility providing medical, psychiatric, or surgical services
for sick or injured persons primarily on an in-patient basis, and including ancillary
facilities for outpatient and emergency treatment, diagnostic services, training, research,
administration, and services to patients, employees, or visitors.
(73) "Hotel" means a facility containing rooms or groups of rooms, generally
without individual kitchen facilities, used or intended to be used for use by temporary
overnight occupants, whether on a transient or residential occupancy basis, and whether
or not eating facilities are available on the premises. "Hotel" includes a motel, motor
hotel, tourist court, or similar use, but does not include mobile home parks or similar use.
(74) "Impervious area" means the portion ofland on a lot that is covered by
structures, paved surfaces, uncovered porches or similar cover and is incapable of being
penetrated by water under normal circumstances.
(75) "Kitchen" means a room designed, intended or used for the preparation of
food.
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(76) "Landscaping" means an area devoted to or developed and maintained with
native or exotic plantings, lawn, ground cover, gardens, trees, shrubs, and other plant
materials, decorative outdoor landscape elements, pools, fountains, water features, paved
or decorated surfaces of rock, stone, brick, block, or similar material (excluding
driveways, parking, loading, or storage areas), and sculptural elements.
(77) "Liquor store" means a use requiring a State of California "off-sale general
license" (sale for off-site consumption of wine, beer, and/or hard liquor) and having fifty
percent or more oftotal dollar sales accounted for by beverages covered under the off-
sale general license.
(78) Reserved.
(79) Reserved.
(80) ReserVed.
(81) "Loading space" means an area used for loading or unloading of goods from a
vehicle in connection with the use ofthe site on which such space is located.
(82) "Lodging" means the furnishing of rooms or groups of rooms within a
dwelling unit or an accessory building to persons other than members of the family
residing in said dwelling unit, or in the case of an accessory building, a dwelling unit on
the same site, for overnight occupancy on a residential occupancy basis, whether or not
meals are provided to such persons. Lodging shall be subject to the residential density
requirements ofthe district in which the use is located.
(83) "Lodging unit" means a room or group of rooms not including a kitchen, used
or intended for use by overnight occupants as a single unit, whether located in a hotel or a
dwelling unit providing lodging. Where designed or used for occupancy by more than
two persons, each two-person capacity shall be deemed a separate lodging unit. For the
purpose of determining residential density, each two lodging units shall be considered the
equivalent of one dwelling unit.
(84) "Lot" or "site" means a parcel ofland consisting of a single lot of record, used
or intended for use under the regulations of this title as one site for a use or group of uses.
* (A) "Comer lot" means a lot abutting two or more streets having an angle of
intersection of one hundred thirty-five degrees or less. A lot abutting on a curved street or
streets shall be considered a comer lot if straight lines drawn from the intersections ofthe
side lot lines with the street lines to the midpoint of the street frontage meet at an interior
angle of one hundred thirty-five degrees or less.
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PAMC Chapter 18.04 -Definitions
(85) "Lot area" means area measured horizontally between bounding lot
lines, but excluding any portion of a flag lot providing access to a street and lying
between a front lot line and the street, and excluding any portion of a lot within the lines
of any natural watercourse, river, stream, creek, waterway, channel, or flood control or
drainage easement and excluding any portion of a lot within a street right-of-way whether
acquired in fee, easement, or otherwise.
(86) "Lot coverage" encompasses the following definitions:
(A) "Single-family residential use" means the total land area within a site that is
covered by buildings, including all projections except the exterior or outermost 1.2
meters (four feet) of any eave or roof overhang, but excluding ground level paving,
landscaping features, and open recreational facilities.
(B) "All other uses except single-family residential" means the total land area
within a site that is covered by buildings, excluding all projections, ground level paving,
landscaping features, and open recreational facilities.
(C) Except in the CD District and areas designated as special study areas, the
director of planning and community environment may permit minor additions of floor
area to facilities that exceed lot coverage limits, for purposes of resource conservation or
code compliance, upon the determination that such minor additions will increase site
compliance with environmental health and safety standards. Such additions may include,
but not be limited to, the following:
(i) Area designed for resource conservation, such as trash compactors, recycling
and thermal storage facilities;
(ii) Area designed and required for hazardous materials storage facilities,
handicapped access and seismic upgrades.
(D) ill commercial and industrial districts except in the CD District and in areas
designated as special study areas, the director of planning and community environment
may permit additions of floor area that exceed lot coverage limits upon the determination
that such additions are designed and used solely for providing on-site employee amenities
for employees of the facility and will facilitate the reduction of employee vehicle use.
Such additions may include, but not be limited to, recreational facilities, credit unions,
cafeterias and day care facilities.
*' (87) "Lot depth" means the horizontal distance from the midpoint ofthe front lot
line to the midpoint of the rear lot line, or to the most distant point on any other lot line
where there is no rear lot line.
(88) Reserved.
(89) Reserved.
(90) Reserved.
(91) "Lot line" means any boundary of a lot.
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* (A) "Front lot line" means, on an interior lot, the lot line abutting a street, or, on a
comer lot, the shorter lot line abutting a street, or, on a through lot, the lot line abutting
the street providing the primary access to the lot, or, on a flag lot, the interior lot line
most parallel to and nearest the street from which access is obtained.
(92) "Lot of record" means a lot which is part ofa subdivision recorded in the
office of the county recorder, or a lot or parcel described by metes and bounds which has
been so recorded.
* (93) "Lot width" means the horizontal distance between side lot lines, measured at
the required front setback line.
(94) "Manufacturing" means a use engaged in the manufacture, predominantly
from previously prepared materials, of finished products or parts, including processing,
fabrication, assembly, treatment, and packaging of such products, and incidental storage,
. sales, and distribution of such products, but excluding basic industrial processing of
extracted or raw materials, processes utilizing inflammable or explosive materials (i.e.,
materials which ignite easily under normal manufacturing conditions), and processes
which create hazardous or commonly recognized offensive conditions.
(95) "Medical office" means a use providing consultation, diagnosis, therapeutic,
preventive, or corrective personal treatment services by doctor, dentists, medical and
dental laboratories, and similar practitioners of medical and healing arts for humans,
licensed for such practice by the state of California and including services related to
medical research, testing and analysis but excluding use of hazardous materials in excess
of allowances contained in Title 17 of this code.
(96) "Mobile home (manufactured housing)" means a structure, transportable in
one or more sections, which is built on a permanent chassis and designed to be used as a
dwelling with or without a permanent foundation when connected to the required utilities,
6030006jea 105 January 07,2004
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P AMC Chapter 18.04 -DefInitions
and including the plumbing, heating, air-conditioning, and electrical systems contained
therein.
(97) "Mobile home park" means a residential facility arranged or equipped for the
accommoda,tion of two or more mobile homes, with spaces for such mobile homes
available for rent, lease, or purchase, and providing utility services and other facilities
either separately or in common to mobile home spaces therein.
(98) Fteserved.
(99) Fteserved.
(100) Fteserved.
(101) "Motel" is defined in subsection (73).
(102) "Multiple-family use" means the use of a site for three or more dwelling units,
which may be in the same building or in separate buildings on the same site.
(102.5) "Neighborhood business service" means a use occupying two thousand five
hundred square feet or less, which is engaged in sales, servicing, installation and repair
service, excluding vehicular repair and service, which does not generate noise, fumes or
truck traffic greater than that normally associated with neighborhood-serving uses, or the
performance of activities and services of the general nature described in this section.
Such uses may include, but not be limited to, reproduction and copying, catering,
cleaning, laundry services, home repair and remodeling supplies and sales, cabinetry and
furniture repair.
(103) "Neighborhood recreational center" means a privately owned or operated use
providing, primarily for residents of the surrounding area, facilities for recreational or
cultural activities, including lessons and instructions incidental thereto. .
(104) "Net floor area" means the net enclosed floor area used or capable of use for
any activity, excluding walls, stairways, elevator shafts, service and mechanical
equipment rooms, corridors or halls providing common access to more than one use, and
unenclosed porches or balconies.
(105) "Open" means a space on the ground or on the roof of a structure, uncovered
and unenclosed.
(106) "Opposite," as used with respect to relative location of two sites, means
property which is separated less than 30.5 meters (one hundred feet) by a street, alley,
creek, drainageway, or other separately owned right-of-way, and which would be
considered abutting based on projection of side lot lines to the centerline of such
separating right-of-way.
(107) "Outdoor recreation service" means a privately owned or operated use
providing facilities for outdoor recreation activities, including golf, tennis, swimming,
riding, or other outdoor sport or recreation, operated predominantly in the open, except
for accessory or incidental enclosed services or facilities.
(108) Fteserved.
(109) Fteserved.
(110) "Parking as a principal use" means a use providing parking and storage of
motor vehicles on a profit or nonprofit basis, as a principal use and not accessory to a
permitted or conditional use.
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(111) "Parking facility" means an area on a lot or within a building, or both,
including one or more parking spaces, together with driveways, aisles, turning and
maneuvering areas, clearances, and similar features, and meeting the requirements
established by this title. "Parking facility" includes parking lots, garages, and parking
structures.
(A) "Temporary parking facility" means parking lots which are not required under
this chapt(fr and which are intended as interim improvements ofproperty subject to
removal at a later date.
(112) "Parking space" means an area on a lot or within a building used or intended
for use for parking of a motor vehicle, having permanent means of access to and from a
public street or alley independently of any other parking space, and located in a parking
facility meeting the requirements established by this title. "Parking space" is equivalent to
the term "parking stall" and does not include driveways, aisles, or other features
comprising a parking facility as defined in this chapter.
(113) "Patio cover" is defined in subsection (24), Canopy.
(114) "Personal service" means a use providing services of a personal convenience
nature, and cleaning, repair or sales incidental thereto, including:
(A) Beauty shops and barbershops;
(B) Shoe repair;
(C) Self-service laundry and cleaning services; laundry and cleaning pick-up
stations where all cleaning or servicing for the particular station is done elsewhere; and
laundry and cleaning stations where the cleaning or servicing for the particular station is
done on site,'utilizing equipment meeting any applicable Bay Area Air Quality
Management District requirements, so long as no cleaning for any other station is done
on the same site, provided that the amount of hazardous materials stored does not at any
time exceed the threshold which would require a permit under Title 17 (Hazardous
Materials Storage) of this code;
(D) Repair and fitting of clothes and personal accessories;
(E) Quick printing services where printing for the particular service is done on
site, so long as no quick printing for any other printing service is done on the same site;
(F) Copying services;
(G) Film processing shops, including shops where development processing for the
particular shop is done on site, so long as no development processing for any other shop
is done on the same site;
(H) Art, dance or music studios.
(115) "Private educational facility" means a privately owned school, including
schools owned and operated by religious organizations, offering instruction in the several
branches of learning and study required to be taught in the public schools by the
Education Code of the State of California.
(116) "Professional office" means a use providing professional or consulting
services in the fields oflaw, architecture, design, engineering, accounting, and similar
professions, including associated product testing and prototype development, but
excluding product manufacturing or assembly and excluding use of hazardous materials
in excess of the allowances contained in Title 17 of this code.
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(117) IIProjectionli means architectural elements, not part of the main building
support, that cantilever from a single building wall or roof, involving no supports to the
ground other than the one building wall from which the element projects.
(118) IIPropertyli means real property which includes the land, that which is affixed
to the land, and that which is incidental or appurtenant to the land, as defined in Civil
Code Sections 658 -662.
(119) IIQueue linell means an area for parking and lining of motor vehicles while
awaiting a service or other activity.
(120) IIRecreational vehicle II means a vehicle towed or self-propelled on its own
chassis or attached to the chassis of another vehicle and designed or used for temporary
dwelling, recreational or sporting purposes. The term IIrecreational vehicle II includes, but
is not limited to, travel trailers, pickup campers, camping trailers, motor coach homes,
converted trucks and buses and boats and boat trailers.
(121) IIRecycling centerll means facilities appurtenant and exterior to an otherwise
allowed use, which are utilized for collection of recyclable materials such as metal, glass,
plastic, and paper stored in mobile vehicles or trailers, permanent storage units, or in bulk
reverse vending machines exceeding fifty cubic feet in size.
(122) IIReligious institutionll means a seminary, retreat, monastery, conference
center, or similar use for the conduct of religious activities, including accessory housing
incidental thereto, but excluding a private educational facility. Any such use for which a
property tax exemption has been obtained pursuant to Section 3(f) of Article XIII of the
Constitution of the State of California, and Section 206 of the Revenue and Taxation
Code of the State of California. or successor legislation, or which is used in connection
with any church which has received such an exemption, shall be prima facie presumed to
be a religious institUtion.
(123) IIResearch and development II means a use engaged in study, testing, design,
analysis, and experimental development of products, processes, or services, including
incidental manufacturing of products or provisions of services to others.
(124) Residential care hornell means use of a dwelling unit or portion thereof
licensed by the state of California or county of Santa Clara, for care of up to six persons,
including overnight occupancy or care for extended time periods, and including all uses
defined in Sections 5115 and 5116 of the California Welfare and Institutions Code, or
successor legislation.
(125) IIRetail servicell means a use engaged in providing retail sale, rental, service,
processing, or repair of items primarily intended for consumer or household use,
including but not limited to the following: groceries, meat, vegetables, dairy products,
baked goods, candy, and other food products; liquor and bottled goods, household
cleaning and maintenance products; drugs, cards, and stationery, notions, books, tobacco
products, cosmetics, and specialty items; flowers, plants, hobby materials, toys,
household pets and supplies, and handcrafted items; apparel, jewelry, fabrics, and like
items; cameras, photography services, household electronic equipment, records, sporting
equipment, kitchen utensils, home furnishing and appliances, art supplies and framing,
arts and antiques, paint and wallpaper, carpeting and floor covering, interior decorating
services, office supplies, musical instruments, hardware and homeware, and garden
6030006jea 108 January 07, 2004
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supplies; bicycles; mopeds and automotive parts and accessories (excluding service and
installation); cookie shops, ice cream stores and delicatessens.
(A) "Extensive retail service," as used with respect to parking requirements,
means a retail sales use having more than seventy-five percent of the gross floor area
used for display, sales, and related storage of bulky commodities, including household
furniture and appliances, lumber and building materials, carpeting and floor covering,air
conditioning and heating equipment, and similar goods, which uses have demonstrably
low parking demand generation per square foot of gross floor area.
(B) "Intensive retail service" as used with respect to parking requirements, means
any retail service use not defined as extensive retail service.
(126) "Reverse vending machine" means a mechanical device which accepts one or
more types of empty beverage containers and issues a cash refund or credit slip.
* (127) "Screened" means shielded, concealed and effectively hidden from view at an
elevation up to 2.4 meters (eight feet) above ground level on adjoining sites, or from
adjoining streets, within 3.0 meters (ten feet) of the lot line, by a fence, wall, hedge,
berm, or similar structure, architectural or landscape feature, or combination thereof.
(128) "Setback line" means a line within a lot parallel to a corresponding lot line,
which is the boundary of any specified front, side or rear yard, or the boundary of any
public right-of-way whether acquired in fee, easement, or otherwise, or a line otherwise
established to govern the location of buildings, structures, or uses. Where no minimum
front, side or rear yards are specified, the setback line shall be coterminous with the
corresponding lot line. (See Chapter 20.08 ofthe Palo Alto Municipal Code for setback
map regulations.)
(129) Reserved.
(130) Reserved.
(131) "Shopping center" means a group of commercial establishments, planned,
developed, owned; or managed as a unit, with off-street parking provided on the site, and
having a total gross floor area of not less than 92,903 square meters (one million square
feet) and a total site area of not less than 20.3 hectares (fifty acres).
(132) "Single-family use" means the use of a site for only one dwelling unit.
(133) "Site" is defined in subsection (84).
(134) "Structure" means that which is built or constructed, an edifice or building of
any kind, or any piece of work artificially built up or composed of parts joined together in
some definite manner. (For further provisions, see the definition for "facility," subsection
(53).)
(135) "Studio dwelling unit, efficiency dwelling unit" means a dwelling unit
consisting of a single habitable room for living and sleeping purposes, plus ancillary
kitchen and bath facilities.
(136) "Take-out service" means a characteristic of an eating or drinking service
which encourages, on a regular basis, consumption of food or beverages, such as
6030006jea 109 January 07,2004
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prepared or prepackaged items, outside of a building, in outdoor seating areas where
regular table service is not provided, in vehicles parked on the premises, or off-site.
(137) "Transportation terminal" means a depot, terminal, or transfer facility for
passenger transportation services.
(138) Reserved.
(139) Reserved.
(140) Reserved.
(141) "Two-family use" means the use ofa site for two dwelling units, which may
be within the same building or separate buildings.
(142) "Usable open space" means outdoor or unenclosed area on the ground, or on a
roof, balcony, deck, porch, patio or terrace, designed and accessible for outdoor living,
recreation, pedestrian access, landscaping or any required front or street side yard, but
excluding parking facilities, driveways, utility or service areas.
(143) "Use" means the conduct of an activity, or the performance of a function or
operation on a site or in a building or facility.
(A) "Accessory use" means a use which is incidental to, and customarily
associated with a specified principal use, and which meets the applicable conditions set
forth in Chapter 18.88.
(B) "Nonconforming use" means a use which is not a permitted use or conditional
use authorized within the district in which it is located, but which was lawfully existing
on July 20, 1978, or the date of any amendments hereto, or the application of any district
to the property involved, by reason of which adoption or application the use became
nonconforming. (For further provisions, see the definition of "noncomplying facility" in
subsection (53).)
(C) "Principal use"means a use which fulfills a primary function of a household,
establishment, institution, or other entity.
(D) "Permitted use" means a use listed by the regulations of any particular district
as a permitted use within that district, and permitted therein as a matter of right when
conducted in accord with the regulations established by this title.
(E) "Conditional use" means a use, listed by the regulations of any particular
district as a conditional use within that district and allowable therein, solely on a
discretionary and conditional basis, subject to issuance of a conditional use permit, and to
all other regulations established by this title.
(F) "Change of use" is defined in subsection (26).
(144) "Warehousing" and "distribution" means a use engaged in storage, wholesale,
and distribution of manufactured products, supplies, and equipment, but excluding bulk
storage of materials which are inflammable or explosive or which create hazardous or
commonly recognized offensive conditions.
* (145) "Watercourse bank" means the side ofa watercourse the top of which shall be
the topographic line roughly parallel to stream centerline where the side slopes intersect
the plane of the ground traversed by the watercourse. Where banks do not distinguishably
end, the surrounding country being an extension of the banks, the top of such banks shall
be defined as determined by the building official.
6030006jea 110 January 07,2004
Appendix C-2
PAMC Chapter 18.04 -DefInitions
(146) "Yard" means an area within a lot, adjoining a lot line, and measured
horizontally, and perpendicular to the lot line for a specified distance, open and
unobstructed except for activities and facilities allowed therein by this title.
* (A) "Front yard" means a yard measured into a lot from the front lot line,
extending the full width of the lot between side lot lines intersecting the front lot line.
(147) "Youth club" means a recreational use, operated on a profit or nonprofit basis,
for supervised youth involving dancing or social gathering as a principal activity but
prohibiting sale or consumption of alcoholic beverages.
(Ord. 4642 §§ 32, 33,2000: Ord. 4472 § 2, 1998: Ord. 4140 §§ 2, 3, 4, 1993: Ord. 4081 §
4, 1992: Ord. 4043 § 1, 1991: Ord. 4016 §§ 2-6, 1991: Ord: 3905 §§ 2,3,4, 1989: Ord.
3896 §§ 1,2,3, 1989: Ord. 3890 § 1, 1989: Ord. 3850 § 5, 1989: Ord. 3807 § 16, 1988:
Ord. 3783 § 1, 1987: Ord. 3757 §§ 1 -4, .1987: Ord. 3735 §§ 1,23,24, 1987; Ord. 3703
§§ 1 -5, 9, 1986: Ord. 3683 § 1, 1986: Ord. 3632 §§ 1,2, 1985: Ord. 3584 § 1, 1984:
Ord. 3583 §§ 27 -28, 1984: Ord. 3536 §§ 1,2,27 -30, 1984: Ord. 3465 §§ 29, 30, 1983:
Ord. 3349 § 1, 1982: Ord. 3345 §§ 1,5,9, 10, 11, 19,20, 1982: Ord. 3340 §§ 1,2,6, 7,
1982: Ord. 3291 § 1, 1981: Ord. 3255 §§ 1 and 3, 1981: Ord. 3187 §§ 7, 8, 9, 10, 1980:
Ord. 3130 §§ 1 (part), 15 (part), 23, 25 (part), 1979: Ord. 3108 §§ 3, 13, 14, 16, 1979:
Ord. 3103 § 1, 1979; Ord. 3064 § 1 (part), 1978: Ord. 3048 (part), 1978
6030006jea 111 January 07,2004
APPENDIXD PREFERRED TREES
AppendixD
Preferred Trees
Appendix D contains a list of preferred street trees and the locations of known native Oaks in
SOFA 2. This map is for reference purposes only; all trees in SOFA 2 are still subject to
applicable sections of the Palo Alto Municipal Code
STREET TIlliE SPECIEsliEcOI\~mND~T.ioN FRO;. No~m TO sCluiH' ~-: .. : -;
' .. -,' . -. ,. -. . . . . .
Street Name Alma To High High to Emerson Emerson to Ramona
Forest Avenue Fraxinus Acer (species tb.d.) Fraxinus
(species t.b.d) (species t.b.d.)
Homer Avenue Fraxinus Celtis australis Fraxinus
(species t.b.d.) (species t.b.d.)
Cbanning Acer capillipes Cercis canadensis Acer Capillipes Avenue
Addison Avenue Celtis australis Ginkgo biloba Celtis australis 'Autumn Gold'
:. : '. ',; :.~~~:;:, .. :.' ~~~;:~~~~':~~~~I~~.F~~~W;S! !~~~f~Ty~~tf:} ~-~r~/:~~~~<:
Street Name Forest to Homer Homer to Channing Channing to
Addison'
Alma Street Fraxinus Fraxinus Fraxinus
(species t.b.d.) (species t.b.d.) (species t.b.d.)
High Street . Pistacia chinensis Acer (species t.b.d.) Pistacia chinensis
Emerson Street Cercis Canadensis Acer(species tb.d.) Cercis Canadensis
Lagerstroemia indica Lagerstroemia indica Lagerstroemia indica
Ramona Street . 'Natchez' (white) or 'Natchez' (white) or 'Natchez' (white) or
'Cherokee' (red) 'Cherokee' (red) 'Cherokee' (red)
6030006jea 112 January 07, 2004
• I
I
I
I
I
Valley Oaks:
.~l 11 -36' diameter protected
,. '
Coast Live Oaks:
I;. 11 -36 r diameter protected
., II •• 1 L::======:::~ 'l,.:::===:~::::::=~=:::::3J
,-
111 ---0 r
b . I I g' n ~ -------,
~ . "
....... ]0
AppendixD
Preferred Trees
• I
I
I
I,
I • • • • I
I
'. • •
D .....,
i--J
0 ill ~ I' nlf]~1 ~ § tJ· " II I
0 0 [ r r,
[[
I !... ........ _ ••••••••••• til,. _ ................. ~ at ••••.••• "! _
raphlc Prepared by:
[$On Kendall, TanIa Mal, FIlmp Dttscomba
o F A
:>ordinated
'ea Plan
6030006jea
= I
NATIVE OAKS IN SOFA PLAN AREA . \,
Source: Survey prepared by Canopy's Oak Well Project, Jun~ 9a . '
65
113 January 07, 2004
r
APPENDIXE ECONOMIC ANALYSES
AppendixE
Economic Analysis
Appendix E contains City-commissioned economic analyses used in development of the
Coordinated Area Plan. Two analyses and one clarifying memo are included. Prototypes
referenced in the economic analyses are located in Appendix I.
6030006jea 114 January 07,2004
TO:
FROM:
RE:
DATE:
MEMORANDUIVI
Lisa Grote, City of Palo Alto
Alexander Quinn, Senior Associate
Matt Kowta, Principal
SOFA IT Economic Analysis -Draft Findings
June 20, 2002
AppendixE
Economic Analysis
The purpose of this memorandum is to provide the analysis, fmdings, and conclusions regarding
an Economic Analysis conducted for the preparation of Phase IT of the South of Forest (SOFA)
Coordinated Area Plan.
Study Objective
The City of Palo Alto retained BAE to evaluate the economic viability of proposed zoning
amendments in the South of Forest Area (SOFA) Coordinated Area Plan, Phase IT. This study
has been prepared in response to a portion of the Coordinated Area Plan ordinance (No. 4454),
which calls for planning efforts to include an analysis of economic conditions so that
development plans work within the context of existing market conditions.
The zoning alternatives include an option for a 1.15 Floor Area Ratio (FAR) maximum
recommended by the SOFA Coordinated Area Plan Working Group, an altemative specifying a
1.5 FAR maximum, proposed by City staff, and a third 2.5 FAR alternative that was defmed for
the purposes of this analysis, to bracket the high end of potential SOFA Phase IT area density.
In addition, BAE evaluated the existing zoning (0.6 FAR) as a baseline condition. For each of
these zoning alternatives, the urban design firm of Freedman, Tung & Bottomley (FTB)
developed a series of illustrative development prototypes that served as the basis for BAE's
fmancial analysis. FTB created a development prototype for each FAR level for both a small
and large site.
For each of the different prototypes, BAE estimated the resulting residual land value. For the
small site, BAE assumed a 10,500 square foot comer lot on Alma Street with approximately
9,800 auto-related building square. The large site was modeled after the small comer lot site
plus the adjacent City owned parcel at 841 Alma Street, which currently is the site for a City
electric utility substation. The small site and the City parcel combined provide 26,250 square
feet of site area. Finally, BAE analyzed each development prototype assuming reduced parking
requirements, in addition to standard parking requirements.
In addition to analyzing the economics associated with the different density regulations, the City
of Palo Alto also requested that BAE evaluate the economic viability of restrictions on ground
floor offIce uses in certain portions of the SOFA IT area. Specifically, the Working Group
proposal would limit ground floor office to 2,500 square feet on any single parcel, with a
maximum of 5,000 total square feet of offIce, including upper floor office spaces. The Working
Group proposal would also prohibit ground floor offIce, including medical and professional
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Appendix E
Economic Analysis
along Emerson Street and Homer Avenue and general business and office on ground floor south
of Homer except Alma Street. BAE evaluated the general demand for retail space within the
SOFA Phase IT area and the viability of retail uses within specific corridors of the SOFA Phase
II area.
Study Approach
As background for the economic analysis, BAE researched existing market conditions for
office, retail, rental residential, and for-sale condominiums within the vicinity of SOFA. The
market information provided BAE with an estimate of the current balance of supply and
demand for these land uses as well as for the revenue potential that might be associated with
new development. BAE also collected development cost and operating cost inputs from local
developers, lenders, contractors, and insurers. Using the fmdings from the market research and
these additional inputs, BAE created a pro-forma analysis for each development prototype. The
pro-forma analyses estimate the residual land value or -in other words-the value of the land
remaining after accounting for the cost to develop each prototype. The residual land value
represents the amount a developer would need to pay for a given piece of property upon which
to build the specified development prototype, while allowing for a reasonable profit.
After calculating the land residual value, BAE then evaluated the general economic feasibility
of the various zoning alternatives for the small and large sites, considering the current economic
value of the sites in their current condition. The result provides an analysis of the. zoning
alternatives and whether the alternatives offer sufficient economic incentive to land owners and
developers to redevelop property within the area.
For a development prototype for which BAE estimated that the residual land value is higher
than the current economic value of the site, BAE deemed the zoning alternative to be
economically feasible. In addition to our own market survey, BAE also reviewed the South of
Forest Area -West Retail Market Study (Wallace & Steichen, Inc., June 2001) on the City's
behalf to assess the economic viability of restrictions on ground floor office uses in the SOFA IT
area.
Limiting Conditions
The following limiting conditions apply to this memorandum and the BAE analysis conducted
for the study:
• All development program assumptions for each scenario (e.g., number of residential units,
parking square footage, etc.) were provided to BAE and are considered reliable.
• Most of the assumptions used in the BAE fmancial analysis could change over time,
depending on market and economic conditions. These assumptions include construction
loan interest rates and loan-to-value ratios, development project revenue, construction
costs, city fees and tax assessments, etc.
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Appendix E
Economic Analysis
• The BAE analysis did not involve in-depth market analysis of future demand for retail,
housing, or office space.
• The availability of on-street parking for new commercial space (e.g., office or retail) in the
Plan area was not analyzed or considered in the BAE work.
• The BAE analysis did not include an assessment of any physical development constraints
in the Plan area such as potential environmental contamination, easements, infrastructure
capacity, etc. The BAE analysis did also not assess highest and best use for any particular
parcel.
Development Prototypes
As discussed previously, BAE, FTB, and the City of Palo Alto's Planning and Community
Environment Department created development prototypes for three zoning alternatives, each
with a standard parking alternative and a reduced parking alternative. In general, FTB created
development prototypes that maximized the allowable floor area ratio by specifying large three
bedroom-two bathroom residential units of approximately 1,500 square feet each, in addition to
the allowable commercial building floor area.
In certain cases, FTB was unable to utilize the parcel to its fullest allowed FAR because the site
could not fit the required parking. For example, FTB could only fit 16 residential units with 58
parking spaces in the 1.5 FAR standard parking alternative on the large site, but could fit 22
units and 52 parking spaces in the 1.5 FAR reduced parking alternative for the same large site
(See Appendix 0 and Appendix·P). The table on the next page summarizes the development
prototypes BAE analyzed for the SOFA Phase II area. Appendix S provides a more detailed
description of the type of construction and unit amenities assumed for each development
prototype.
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Appendix E
Economic Analysis
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CI:I f:!~ <' -.:r ~ ~r.IJ. Q .... Q Q,j....:l
;t:.:.o VJ.o _'If)
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AppendixE
Economic Analysis
Development Prototypes by Zoning and Parking Alternative
Existing Zoning
0.6 FAR
1.15 FAR Wood Frame, 3-Story
Standard Parking Condos
1.15 FAR Wood Frame, 3-Story
• Reduced Condos
1.5 FAR Wood Frame, 3-Story
Standard Condos
1.5 FAR Wood Frame, 3 -Story
Reduced Parking Condos
2.5 FAR Wood Frame, 3-Story
Standard Condos
2.5 FAR Wood Frame,
Reduced Condos
Existing Zoning Wood Frame, 2-Story
0.6 FAR
1.15 FAR Wood Frame, 3-Story
Standard Parking Condos/Commercial
1.15 FAR Wood Frame, 3-Story
Reduced Parking Condos/Commercial
1.5 FAR Wood Frame, 3-Story
Standard Parking Condos/Commercial
1.5 FAR Wood Frame, 3-Story
Reduced Parking Condos/Commercial
2.5 FAR Wood Frame, 3-Story
Standard Parking Condos/Commercial
2.5 FAR Wood Frame-Steel Joists,
Reduced Parking 4-Story
Condos/Commercial
2 @ 1,400 Sq.Ft.
each
10,500 7 @ 1,500 Sq.Ft.
each
10,500 7 @ 1,500 Sq.Ft.
each
15,000 10 @ 1,500 Sq.Ft.
each
15,000 10 @ 1,500 Sq.Ft.
each
22,000 14 @ 1,500 Sq.Ft.
each
22,000 14 @ 1,500 Sq.Ft.
each
14,975 7 @ 1,425 Sq.Ft. 5,000 Office
each
29,200 16 @ 1,500 S.F. 2,500 Office
each 2,700 Retail
29,200 16 @ 1,500 S.F. 2,500 Office
each 2,700 Retail
29,200 16 @ 1,500 S.F. 2,500 Office
each 2,700 Retail
39,300 22 @-1,500 S.F. 2,500 Office
each 2,700 Retail
38,500 20 @1,500 S.F. 4,000 Office
each 3,000 Retail
53,300 33 @-1,400 S.F. 2,800 Office
each 2,750 Retail
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17 Podium
11 Podium
23 Podium
15 Podium
33 Undrgmd
21 Undrgrnd.
36 Smface
4 Surface
15 Tuck Undr.
39 Podium
4 Surface
15 Tuck Undr.
24 Podium
4 Surface
15 Tuck Undr.
39 Podium
4 Surface
15 Tuck Undr.
33 Podium
29 Undrgrnd.
26 Podium
19 Surface
24 Undrgrnd.
26 Podium
19 Surface
Appendix E
Economic Analysis
Current SOFA Area Real Estate Market Conditions
BAE conducted a survey of current leasing/for sale residential, retail, and office properties in
the vicinity of SOFA. BAE surveyed approximately 60 properties. The results of the survey
are shown in Appendices A, B, C, and D. BAE also reviewed recent property transactions for
vacant land and condominium sales within Palo Alto. Based on these surveys, BAE has utilized
the rental rate/sales price assumptions shown in the following matrix, summaries of which are
provided below.
For-Sale Condominiums
BAE located 18 condominiums for sale within the vicinity of SOFA. The properties varied in
price and size but averaged $534 per square foot. Excluding an adult living unit (persons 55
years and above) with an available pool and spa and asking price of $811 per square foot, the
average asking sales price was $517 per square foot. BAE also reviewed condominium sales
within the downtown zip code (94301) over the last 12 months. BAE located 30 condominium
sales that averaged approximately $460 per square foot with an average building age of 30
years. Based on these comparables, a conservative estimate for a new condominium project
with reduced parking (1.5 per unit) is $500 per square foot, while anew condominium project
with standard parking (2.3 per unit) could conserVatively obtain $515 per square foot in the
SOFA Phase II area.
Rental Residential
BAE obtained rental information for 13 properties within the vicinity of SOFA. Rental rates
varied from $1.43 to $2.78 per square foot. Overall, the average per square foot rental rate was
$1.81. BAE also reviewed RealFacts data, which maintains multifamily housing summary
information on 13 projects in Palo Alto. In March 2002, three bedroom-two bath units within
the 13 projects averaged $1.88 per square foot. New three bedroom-two bathroom rental units
would likely generate more than the average per square foot rental rate, but the actual rental rate
would clearly be contingent upon unit and building amenities.
Office
BAE obtained leasing information on 23 office properties within the vicinity of SOFA. In total,
BAE found approximately 115,000 square feet of vacant office space within the area with a
median lease rate of $3.75 per square foot, triple net (NNN). The spaces varied in size and type,
with vacant Class A office space asking from $2.00 to $4.50 per square foot, NNN. Based on
the comparables, a new office space of the type envisioned in the development prototypes could
conservatively generate approximately $3.50 per square foot, NNN.
Retail
BAE located three properties with available retail space within the vicinity of SOFA. The three
spaces averaged approximately $4.00 per square foot with lease terms negotiable. BAE also
contacted commercial brokers that work within SOFA to further understand the retail demand
within SOFA. All of the brokers indicated there is a lack of parking within SOFA which
reduces retail opportunities. Brokers stated that SOFA will continue to struggle to compete
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AppendixE
Economic Analysis
with better parked and heavier auto and pedestrian traffic retail areas 'in downtown and
elsewhere in Palo Alto. In addition, two commercial brokers felt that downtown employee
parking spilled over into SOFA further reducing the number of available parking spaces for
SOFA retailers. The City recently estimated a downtown parking shortfall of approximately
1,450 spaces. The City is currently constructing another 700 public parking spaces in
downtown, which will help to alleviate parking pressures in downtown and in surrounding
communities, including SOFA.
Pro-Forma Analysis
The pro-forma analyses synthesize local market data, construction cost information, and
operating expenses to estimate land residual values for each development prototype. The land
residual value is based on stabilized project occupancy, or -in the case of condominiums-
project sell-out. It is important to note that construction costs, operating expenses, and revenue
potential can change in response to economic cycles and other macro and microeconomic
conditions; however, BAE has based this analysis on existing conditions.
Development Cost Assumptions
Appendix S provides a detail of development costs by prototype. These costs are a synthesis of
infonnation from building contractors, developers, and BAE's review of the 2002 RS Means
Square Foot Cost manual.l In general, BAE used conservative construction cost estimates and
assumed high-quality construction and ample unit amenities.
Parking costs are represented on a per square foot basis and were obtained through
conversations with developers and contractors that work within the Palo Alto region.
Underground parking represents the most expensive parking type, priced at $75 per square foot.
Underground parking on smaller parcels (e.g. a small 10,500 square foot lot) becomes quite
expensive due to a lack of parking efficiencies (e.g., a major portion of the underground parking
area is dedicated to the ramp). BAE estimated the cost of building underground parking on the
small site at over $35,000 per space.
1 RS Means, Square Foot Costs, 23rd Addition, 2002. The RS Means manual provides national construction
cost data for a broad range of development types. The RS Means manual includes construction cost
multipliers for Palo Alto.
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--~ = r:rJ.
~ OJ) ;... ~ ~
AppendixE
Economic Analysis
The following table summarizes the construction cost assumptions by land use and site size:
Mixed-Use Apartments: $141 Surface: $8 $201BIdg. Rate 7.5%
Apartments 1 Commercial: $156 Sq.Ft. LTV 0.75
Commercial Points: 1.5%
Drawdown: 0.55
Condominiums Small Project: $160 Surface: $8 $17,000 -Rate 7.5%
Larger Project: $150 Podium: $45 $ 18,0001unit LTV 0.75
Underground: excld. BMR Points: 1.5%
$70-$75 costs Drawdown:
0.55-0.60
Mixed-Use Condominiums: Surface: $8 $13-$261 Rate 7.5%
Condominiumsl $140-$150 Tuck-Under: $30 Bldg. Sq. Ft. LTV 0.75
Commercial Commercial: $150-Podium: $45 excld. BMR Points: 1.5%-2.0%
$160 Underground: $70 costs Drawdown:
0.55-0.65
Developer Profit. BAE contacted a number of local lenders to obtain construction lending
criteria within Palo Alto. Overall, BAE found that lenders look favorably upon projects within
the City of Palo Alto and assign lower underwriting criteria compared to the Bay Area overall.
Capitalization rates are generally lower in Palo Alto than in neighboririg cities. Nonetheless,
lenders stated that commercial projects in general, and office projects specifically, are deemed
to involve more risk than residential projects in today's economic climate. To offset the higher
risk, lenders require higher developer profit margins. hl this analysis, BAE assumed a strictly
residential project would require a 10 percent return on total costs minus fmancing costs, while
a mixed-use project would require a 12 percent return on total costs minus fmancing costs.
Defect Liability Insurance for Ownership Residential Projects. BAE contacted local insurers to
obtain cost information on wrap insurance policies that protect developers and their contractors
from construction defect claims (particularly for condominium construction). While BAE
located two insurance brokers that provided insurance cost estimates, both brokers indicated
that the short-term future of wrap insurance policies is uncertain. The brokers stated that the
stagnant stock market combined with September 11, 2001 severely damaged the insurance
industry. Compounding the problem is the prevalence of construction defect claims within
California on condominium projects. As a result, insurers have been more hesitant to offer
higher risk insurance policies, including wrap insurance policies. Currently, wrap insurance
policies are estimated at $420,000 for coverage capped at a maximum of $3,000,000 without the
ability to augment the amount of coverage. msurance brokers and developers stated that wrap
insurance policies may disappear altogether. The result would be a near standstill in
condominium construction throughout California, including Palo Alto.
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12%
10%
12%
AppendixE
Economic Analysis
BAE's analysis assumes a developer would be able to obtain defect liability insurance. If this
insurance were not available, redevelopment feasibility would be reduced because multifamily
rental units do not generate similar values compared to condominium values. As an example, a
1,500 square foot rental unit in SOFA would generate approximately $22,000 in net revenue a
yea/. Based on local capitalization rates, the apartment could sell for approximately $3 i 8,000.3
A comparable condominium with similar unit amenities could sell in Palo Alto for
approximately $750,000, which is more than twice the value of the rental unit.
Operating Costs Assumptions
BAE calculated operating expenses for retail and office space assuming a triple net lease
an-angement, under which the property owner passes through most of the operating expenses to
tenants. The property owner's assumed monthly management and property maintenance
expense rate is $0.35 per office square foot and $0.33 per square foot for retail. The estimated
apartment operating expense rate is 30 percent of gross potential rent for the small two unit
apartments presented in Appendix E, due to a lack of economies of scale, and 25 percent of
gross potential rent for the seven unit mixed-use project presented in Appendix L.4
Revenue
After reviewing existing market lease rates within SOFA, BAE developed revenue assumptions
for office, retail, apartment, and condominium uses. The following matrix provides a summary
of the revenue and operating expense assumptions:
Rent
$1.95 25% of Gross 5% 8%
Rent
Condominium -$515 Not applicable 5% Marketing and Not applicable
Standard Fee
Condominium -Not applicable 5% Marketing and Not applicable
Reduced Fee
2 Assumes a three bedroom-two bath unit could gamer $2,850 per month with an annual expense rate of 30
percent of gross potential revenue.
3 Assumes a capitalization rate of7.0 percent.
4
Dollars and Cents ofMu\tifamily Housing, National Apartment Association, Urban Land Institute, 2000.
Local multifamily housing developers, 2002; U.S. Bank, 2002; Mid-Peninsula Bank, 2002.
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Redevelopment Incentive Thresholds
AppendixE
Economic Analysis
As part of the economic feasibility analysis, BAE evaluated the financial returns that would
encourage landowners to redevelop his or her parcels. Specifically, BAE analyzed the existing
economic value of the small site with a 9,800 square foot auto-related building and added
demolition costs and redevelopment profit to estimate the price a developer would need to pay
in order to make it financially attractive for the owner to sell the property rather than continue
with its current economic use. The analysis assumes that the small site owner will continue to
operate its building as is without renovating or redeveloping the site if its existing economic
value exceeds what a developer could afford to pay in order to acquire the site for a given
development prototype. BAE determined the building's economic value by assuming the
building is leased to a separate auto repair business in its current condition. As shown in Table
1, at an assumed lease rate of $1.85 per square foot (NNN), a monthly management expense of
$0.19 per square foot, vacancy of 10 percent, and a capitalization rate of eight percent, the 9,800
square foot auto service building has an economic or capitalized value of $2,175,600. BAE
then added $10 per building square foot demolition costs and 10 percent redevelopment profit
resulting in a land residual goal of $2,491,160 or $237 per lot square foot. This is the estimated
financial incentive necessary to redevelop the small site.
BAE also analyzed the necessary fmancial incentive to make it worthwhile for the City of Palo
Alto to augment or upgrade an existing electric substations that could replace the electric
capacity currently provided by the City's substation at 841 Alma. According to the City's
Utilities Department, a rough estimate of replacement costs is one million dollars. Adding
redevelopment profit of 10 percent results in a land residual goal of $1.1 million or
approximately $70 per lot square foot. Therefore, the combined land residual value goal is $1.1
million plus $2.49 million results in a combined site land residual value goal of approximately
$3.59 million.
While the economic value for the substation is substantially lower than small site's economic
value on a per lot square foot basis, the substation site's land residual value as a vacant property
would be approximately $53 per square foot based on existing zoning standards.s The small site
is assumed to contain an existing building -on the other hand-that exceeds existing zoning
standards and does not require new construction to generate economic value.
S Based on a floor area ratio of 0.6 with a maximum office square footage of 5,000 square feet. Assumes
5,000 square feet of office with four 1,100 square foot rental units.
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AppendixE
Economic Analysis
Table 1: Economic Value and Redevelopment Feasibility Thresholds
Small Site -Auto-Related Service
Lot Size
Auto-Related Service Building Size
Estimated Lease Rate As Is (NNN)
Monthly Lease Revenue
Less Vacancy (-10%)
Estimated Expense Rate
Total Monthly Revenue
Annual Revenue
Capitalization Rate
Building Capitalized Value
Total Site Value
Demolition Costs
Redevelopment Profit
Total Land Residual Goal
Total Land Residual GoallSq Ft.
10,500 Lot Sq. Ft.
9,800 Bldg. ~q. Ft.
$1.85/Bldg. Sq.Ft.
$18,130 IMonth
($1,813) IMonth
($0.19) IBldg. Sq.Ft.
$174,048 Near
8%
$2,175,600
841 Alma, City Utility Substation
Lot Size
Estimated cost to remove substation
and upgrade other to maintain capacity
Total Site Value
Redevelopment Profit
Total Land Residual Goal
Total Land Residual GoallSq Ft.
$2,175,600
$98,000@$10/Bldg. Sq. Ft.
10% of Site Value
$2,491,160
$237.25/Lot Sq.Ft.
Small Site Land Residual Goal
Total Land Residual GoallSq Ft.
Combined Site Land Residual Goal
Total Land Residual Goai/S Ft.
$2,491,160
$237.25 ILot Sq.Ft.
$3,591,160
$136.81 ILot Sq.Ft.
15,750 LotSq, Ft
$1,000,000
$1,000,000
10% of Site Value
$1,100,000
$69.84/Lot Sq.Ft.
Sources: City of Palo Alto, Planning and Community Environment Department. 2002; BAE, 2002.
Sacramento Region Office 530.750.2195·
740 G Street 539.750.2194 fax
Davis, CA 956516 bayareaeconomics.com
Headquarters 510.549.7310
Development Feasibility Results
Appendix E
Economic Analysis
BAE compared the land residual values for each development prototypes to the economic or
capitalized value of the small site and the small site and the City substation's combined large
site discussed in the previous section. These results are summarized on the next page. Overall,
the reduced parking alternative adds to the efficiency of the site but only provides marginally
higher returns where a site can physically accommodate the higher parking requirements
without reducing the building intensity. Existing zoning standards do not provide sufficient
economic incentive to landowners to redevelop their property. In general, owners of smaller
parcels have more barriers towards redevelopment than larger sites because the larger sites offer
better economies of scale and improved site parking efficiencies. Redevelopment potential for
sites that do not have sufficient size to build underground or partially submerged podium
parking, would be severely limited under the standard parking requirements. In addition, a City
policy restricting parcel consolidation would reduce redevelopment feasibility due to a loss of
economies of scale and reduction in site efficiencies.
Small Site Redevelopment Opportunities
Existing market conditions would not provide sufficient incentive to redevelop a small site
(approximately 12,000 square feet or less) 'under a 1.15 FAR alternative. Based on BAE's
economic analysis, the 1.5 FAR alternative would provide sufficient incentive to redevelop the
small site with a marginal increase of one percent to the project value. While a 1.5 FAR
parking alternative provides redevelopment incentive for smaller sites, redevelopment would
likely result in condominium projects and not mixed-use projects because of the higher parking
requirements for office and retail uses. Due to the marginal feasibility of the small site, a 1.5
FAR zoning alternative may have difficulty providing a local public benefit (e.g. open space,
available public parking, etc.), which would be necessary to apply for the 1.5 FAR, without
eliminating the site's economic feasibility. The 2.5 FAR low parking requirement would
generate the highest land residual value at $3.1 million. Using the land residual goal model
discussed earlier, BAE can give a rough estimate of development feasibility for small
redevelopment projects in general. If BAE assumed a similar sized parcel with an 8,000 square
foot building averaging $2.00 per square foot (NNN) a month, the 1.5 FAR alternative with
standard parking would provide sufficient incentive for site redevelopment. Simultaneously, if
BAE assumed a 9,000 square foot building on the same parcel and $2.50 per square foot lease
rate redevelopment would only be economically feasible under a 2.5 FAR reduced parking
alternative.
Large Site Redevelopment Opportunities
Due in part to the lower economic value of the substation and greater site efficiencies, the 1.15
FAR standard parking alternative would provide sufficient financial incentive for
redevelopment. Similar to the small site, the standard parking alternatives for the 1.5 and 2.5
FAR alternatives would curtail the total building square feet regardless of the FAR limitations.
If BAE applied the FAR alternatives to a similar sized underutilized parcel (26,250 lot square
feet), containing a 15,000 square foot building that generated $2.00 per square foot in revenue, a
1.15 FAR standard parking would offer sufficient incentive to the property to redevelop his or
Sacramento Region Office 530.750.2195
740 G Street 539.750.2194 fux
Davis, CA 956516 bayareaeconomics.com
Headquarters 510.549.7310
~ ~~ -~ o ~ ..... ~ CJ
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AppendixE
Economic Analysis
her property. lfthe same building leased at $3.00 per square foot, a 1.5 FAR reduced parking
alternative would provide sufficient economic incentive.
Reduced Parking
1.5 FAR
Standard
1.5 FAR
ReducedP
2.5 FAR
Standard
2.5 FAR
Reduced Parking
Existing Zoning
0.6 FAR
1.15 FAR
Standard Parking
1.15 FAR
Reduced Parking
1.5 FAR
Standard Parking
1.5 FAR
Reduced Parking
2.5 FAR
Standard Parking
2.5 FAR
Reduced Parking
Economic Feasibility Analysis Summary
$3,757,000
$3,599,000
$4,392,000
$4,192,000
$7,078,000
$6,396,000
$3,208,000
$8,426,000
$8,109,000
$8,426,000
$9,954,000
$10,791,000
$14,075,000
$5,137,000 $1,380,000 Not feasible
$4,988,000 $1,388,000 Not feasible, needs
~25% increase in gross
revenue
$6,838,000 $2,446,000 Feasible with ~ 1 %
increase in revenue
$6,646,000 $2,454,000 Feasible with ~ 1 % . . mcrease m revenue
$9,773,000 $2,696,000 Feasible
$9,496,000 $3,099,000 Feasible, could absorb
some reduction in condo
values or increased costs
$4,142,000 $934,000 Not feasible
$13,344,000 $4,918,000 Feasible, and feasible
with substation priced at
$1551L0t .Ft.
$13,023,000 $4,914,000 Feasible, and feasible
with substation priced at
$1551Lot
$13,344,000 $4,918,000 Feasible, and feasible
with substation priced at
$1551Lpt .Ft.
$16,819,000 $6,864,000 Feasible, and feasible
with substation priced at
$2801L0t · Ft.
$16,528,000 $5,737,000 Feasible, and feasible
with substation priced at
$2051L0t · Ft.
$22,898,000 $8,823,000 Feasible, and feasible
with substation priced at
$4001Lot · Ft.
Sacramento Region Office 530.750.2195
740 G Street 539.750.2194 fax
Davis, CA 956516 bayareaeconomics,com
Headquarters 510.549.7310
Ground Floor Office Restrictions
Appendix E
Economic Analysis
As part of the economic analysis, BAE reviewed retail market conditions within SOFA Phase II.
BAE did not estimate the gross annual demand for retail space within the area or forecast future
retail demand within SOFA. Rather, BAE reviewed existing work performed by Wallace and
Stiechen, Inc. in June 2001, and contacted local retailers, developers, and brokers within SOFA
to gather qualitative information on the overall retail demand, as a substitute for office uses.
Further analysis on available parking, the total potential retail space in SOFA, and an analysis
of retail demand within walking distance of SOFA would provide a more comprehensive
understanding of retail market conditions within SOFA and the potential economic impact of
curtailing office uses on the ground floor.
SOFA -West Retail Market Study
The South of Forest Area -West, Retail Market Study (Wallace & Steichen, Inc., June 2001)
was limited to a general overview of existing retail conditions and to analyzing demand for
grocery store space in SOFA Phase II. The study does not attempt to estimate the total
supportable retail space in the area nor analyze other retail store categories on their 'economic
viability in the SOFA Phase II area. According to the SOFA Retail Market Study, the SOFA
Phase II area has 62,000 square feet of retail space, with more than 50 percent of the space
dedicated to grocery establishments, and eating and drinking establishments. These
establishments are scattered throughout the SOFA Phase II area with slightly greater
concentrations of retail space on Homer Avenue and Emerson Street. The SOFA Retail Market
Study assumed households within the 94301 zip code to be the primary trade area. According
to their retail market study, the primary trade area has 7,609 households containing 16,510
residents. These households tend be more affluent and have lower household sizes than Palo
Alto households in general, with an estimated per capita income of approximately $82,000 in
2000 and an average household size of 2.1 persons per household.
The SOFA Retail Market Study estimated the amount of supportable retail square feet for
grocery retail within SOFA. The analysis shows SOFA's total supportable grocery demand at
44,000 square feet.6 After accounting for the 22,000 square foot Whole Foods store at Homer
Avenue and Emerson Street, the report estimates SOFA could support another 22,000 in
grocery retail space. The SOFA Retail Market Study did not provide a supportable square foot
estimate for other retail categories, but rather, provided a rough estimate that another 30,000 to
100,000 square feet of retail could be supported in SOFA within a ten-year period. If the SOFA
Phase II area could only attain the lower estimate of 30,000 square feet, a new commercial
building or buildings with existing retail tenants could be fmancially impacted by a zoning
ordinance that curtailed office use on the ground floor.
6
The SOFA Retail Market Study estimates a total sales potential for grocery expenditures of $35,120,000
and assumes $800 per square foot.
Sacramento Region Office 530.750.2195
740 G Street 539.750.2194 fax
Davis, CA 956516 bayareaeconomics.com
Headquarters 510.549.7310
AppendixE
Economic Analysis
Due to scope constraints, BAE did not obtain the total existing and potential commercial square
footage within the SOFA Phase II area. Nonetheless, assuming a 30,000 square foot retail
square foot absorption over ten years and limiting office uses on the ground floor for new and
existing retail buildings would likely result in higher commercial space vacancies, especially in
areas that do not have retail synergies and lack walk-by traffic. Based on the higher 100,000
square feet retail absorption estimate, new and existing retail space could expect healthier real
estate conditions but still may be impacted if newly redeveloped parcels added more than
100,000 retail square feet in addition to the estimated 62,000 retail square feet already within
the SOFA Phase II area.
Retail Absorption
Under the Working Group and the Staff Alternative, only new commercial space within
specified area of SOFA Phase II area and buildings that already contain retail tenants in
specified areas would be affected by the ground floor limits on office uses. Existing ground
floor office buildings are grandfathered in and could continue to lease to office tenants. If the
office tenant vacated the space, the landowner would have a year to backfill the space with
another office tenant as long as he or she did not expand the total square footage of the building.
Therefore, the area should not experience a sudden injection of available retail space but rather,
will likely result in an incremental increase in the amount of retail square feet as sites are
sporadically redeveloped.
Existing Office Market Conditions
The regional office market is currently recovering from a considerable increase in office
vacancies and subsequent decline in market lease rates as a result of the slowdown of high tech
and venture capital employment and a recent injection of office space. According to CB
Richard Ellis 2002 1st Quarter Report, Palo Alto's office market had an overall vacancy rate of
18 percent and lost approximately 34,000 square feet in the total occupied office tenant space
from the previous quarter. The report also estimated another 167,000 square feet was under
construction. While Palo Alto has been affected less than many other jurisdictions, it has seen a
rise in office vacancies. Compounding the increase in office vacancies is new office
developments under construction at Whiskey Gulch in East Palo Alto, showing a short-term risk
in developing office space of any considerable size. Lenders indicated a general hesitation to
underwrite large office projects. While this creates some impact to small office developers,
they do not compete at the same level as large scale office projects which are affected more by
regional economic downturns. Nonetheless, the overall office market in Palo Alto is soft and
does not justify large scale new speculative construction in the short term.
On the other side, retail real estate market conditions have remained relatively healthy. BAE
found only three buildings within the vicinity of the SOFA Phase II area that had available retail
space for lease. In general, those spaces were asking comparable lease rates to available office
spaces. BAE did not locate any subregional retail market reports that spoke to retail real estate
conditions in the Palo Alto area.
Sacramento Region Office 530.750.2195
740 G Street 539,]50.2194 fax
Davis, CA 956516 bayareaeconomics.com
Headquarters 510.5'19.7310
Developing Retail Synergy
AppendixE
Economic Analysis
Certain areas within the SOFA Phase II may be better suited for retail. The intersection of
Emerson and Homer A venue contain higher concentrations of retail uses compared to the SOFA
Phase II area overall. The Retail Market Study states that, "small retailers cannot survive unless
they are located close to other retailers that supply similar or complimentary goods and
services.,,7 Targeting specific retail nodes within SOFA Phase II for retailers while allowing
office users elsewhere may encourage the concentration of retail uses and improve local retail
synergy. This assumes that a commercial building can obtain a higher premium for office use
than for a retailer. In this scenario, office users would locate along streets that allowed for large
office space thereby pushing retailers towards specific locations within the SOFA Phase II area.
Currently, office and retail lease rates are comparable and a commercial building owner would
not fmd sufficient financial incentive to target office tenants over retail tenants.
Notwithstanding, certain streets within the SOFA Phase II area are not conducive to retail uses.
For example, Alma Street is a heavy auto traffic corridor that does not have on street parking.
This area would not be conducive to retail uses.
Commercial Space Flexibility and Absorption
Limiting commercial landowner flexibility is likely to be the largest economic impact as a result
of curtailing office uses within the SOFA Phase IT area. A landowner with vacant retail space
would only be able to target retail tenants rather than allowing either a retailer or an office user
to inhabit the space. This may result in longer vacancies and -if the space remained vacant long
enough-a reduction in the asking lease rates as the landowner weighs the loss in potential
revenue over a vacant property generating zero revenue. Simultaneously, owners of ground
floor office spaces may be hesitant to lease space to a prospective retailer because -under the
proposed ordinance-the landowner would be unable to convert it back to office space.
Under existing conditions, retail remains relatively healthy in Palo Alto overall compared to a
recovering office market. However, fluctuations in real estate market conditions that increase
demand for office and reduced demand for retail can and do occur. The result would be a loss
in potential revenue as commercial landowners would be precluded from leasing the space to a
higher income generating use.
Parking
The SOFA Retail Market Study points out that, " ... successful convenience retailing requires
convenient, easily accessible parking." 8 BAE did not obtain an inventory of parking within the
SOFA Phase II area but did receive qualitative information from brokers, developers, and
landowners who stated that there is a shortage of parking within the area. As discussed earlier,
they argued that they the SOFA Phase II area retailers would have to compete with downtown
retailers, which are part of a parking district. While new development would likely cover its
share of parking demand under the Specific Plan's parking requirements of four spaces per
1,000 building square feet, an existing parking shortfall within SOFA could reduce the
7
Wallace, John; Retail Market Study South of Forest Area -West, City of Palo Alto, June, 2001, page 17.
8 Ibid, page 18.
Sacramento Region Office 530.750.2195
740 G Street 539.750.2194 fax
Davis, CA 956516 bayareaeconomics.coll1
Headquarters 510.549.7310
AppendixE
Economic Analysis
economic viability of retail in the area. As discussed earlier, the City of Palo Alto is attempting
to alleviate the existing parking shortfall in the downtown by building 700 additional public
parking spaces. This will help to alleviate parking pressures placed on adjacent communities,
including the SOFA Phase II area.
Conclusions
Curtailing ground floor office uses within the SOFA Phase II area altogether may deter
redevelopment projects that create mixed-use products. Properties not within close proximity to
other retail services that could not create retail synergies are likely to struggle to maintain a
retail tenant at comparable office lease rates. The result would be a greater emphasis on
residential projects compared to building both retail and residential mixed use. Furthermore, if
parking availability is exceedingly constrained within the area, developers may have difficulty
competing with nearby downtown retail space, which are a part of a parking district.
Notwithstanding, current retail market conditions are relatively healthy and would likely
support new retail. A possible alternative could be to limit ground floor office uses along
specific retail nodes and allow ground floor office in areas that are less conducive to retail.
Based on existing retail conditions, logical retail locations appear to be Homer Avenue and
Emerson Street. Corridors less conducive to retail include Alma Street and Ramona Streets.
Sacramento Region Office 530.750.2195
740 G Street 539.750.2194 fax
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Appendix A: Condominiums For Sale, City of Palo Alto
Protect Name #of Total Price per # of Parking
Address UnltTl!pe BedlBath S.F. LIst Price Square Foot Spaces Unit Amenities
101 Alma Street #308 condo 1 Bed/1 Bath B28 $428,000 $517 24 hour security
555 Byron Street #1 04 condo 3 Bed/2 Bath 1,589 $1.289,000 $811 n.avall. ground noor, comer unit, Indoor pool
and spa with retractable roof.
Adult living 55+.
667 Waverly Slreet #c3 condo 2 Bed/2 Balh 1,582 $849,000 $537 n. avail.
165 Forest Avenue I1-4b condo 2 Bed/2 Bath 1,334 $699,000 $524 n.avall. Was listed at $749,000
1237 Alma Street condo 2 Bed/2.5 Bath 1,450 $579,000 $468 n. avail. Townhouse In Old Palo Alia's Spanish
Village. Two story unit few minutes walk
from downtown.
4250 EI Camino Real condo 1 BecU1 Bath 579 $349,000 $514 n. avail. Top noor condo located In Redwoods.
Building 19 years old. WID InsIde. View
of Greenbelt and Redwoods.
435 SherIdan #205 condo 2 BecU2 Balh 1,570 $695,000 $443 2 Wood shIngled exterior. 35 unit complex
built In 1 ggg. Security entrance, clUbhouse,
underground perking, person storage, central
air and heal, WID hook-ups, gourmet kitchen,
555 Byron #104 condo 3 BecU2 Balh 1,589 $1,198,000 $754 n.avail. Fireplace and cenlral alriheallng. The building'
complex was build In 1997. Security
entrance, clubhOuse, personal slorage, cable
hookups.
555 Byron #310 condo 2 BecU2 Bath 1,548 $1,150,000 $744 n.avall. Fireplace and central elr/heallng. The building
complex was build In 1997. Securlty
entrance. clubhouse, personal storage, cable
hookups.
443 Homer condo 3 Bed/2Bath 1,541 $649,000 $551 2 Two car garage wi electric door opener.
Personal slorage, securily entrance.
Pool and Laundry Area t:r:1 0
667 Waverly condo 2 Bed/2 Bath 1,582 $649,000 $537 '2 Two car garage. Securlly building, eleclric 0 ::l
healing, no cooling system. Underground parle 0
§. ~
Sources: Respective property representaUvas: Mulllple LlsUng Servtce. 2002; Bay Area Economics, 2002. 0>0 ~~
P> g. ~~.
til ~ tn· t:r:1
Appendix A: Condominiums For Sale, City of Palo Alto
Project Name
Address
1237 Alma
101 Alma #907
101 Alma #205
101 Alma 11507
101 Alma 11904
101 Alma 11306
421 Alma 11308
~of Tolal Price per # of Parking
Unit Type Bed/Bath S.F. Ust Price Square Foot Spaces
condo 2 Bed12 Bath 1,478 $625,000 $423 2
condo 3 Bed12 Bath 1,500 $825,000 $417
cando 2 Bedf3 Bath 1,800 $5!'l9,OOO $333
mndo 2 Badl2Balh 1.311 S519,ooo $442
cando 1 Badf1Bath 913 $449.500 $492
cando 1 Bedl1Balh B2B $428,ODO $517
condo 2 Badf2Ball! 890 $519,000 $583
Soumes: RespecUve properly representatives; Mulilple listing Service, June, 2O!l2; Bay Area Economics, 2002.
UnltAmenlUes
Attached parkins, carport. laundry area and
exlta swl'IIge space. Canltal air and Ilreplace.
Cable TV.
One car garage will! eIedric opener. ExIra
swrage. Cenltal heaUng but no air condlllonlni
Secutll:; buDding, clubhOUse,. pool, exercIse
ltlOm, cable TV. Bulh In 1SIIO.
One car garage with eledllc opener. exira
storage. CenlJal heaUng bul no air <::onditk>nlnl
Secutlly buDding, clubhouse, pool, exercise
room, cable TV. BuUlln 191111.
One car garage wRh eledllc opener. Exira
SlDrage. OenlJal heallns bul no air condltlonin,
Security building, clubhouse, pool, e~erclse
room. cable TV. Buill In U161l.
One car garage. Central aIr and heat.
Security bulldlng. clubhause, pool, exercise
room, aabie TV. Built In 1960.
One car garage with eleclrlc opener. Exira
storage. Cenlral healing but no air candidonin!
secullty bulldlng. clubhouse, pool. exert:tse
room, cable TV. Buill In 196D.
One car garage with electric opener. exira
storage. laundry area along wllh securily
for building complex. Eleclrlc healing. No air
candllloning.
tI1 (') g
S.> (')"Cj
~"Cj
b g
l» P. -_. '< X ~. tI1
Appendix B: Apartment, Townhomes, and Condominiums For Rent, City of Palo Alto
Preject Name #of TDtal Asking Price per
Address Unit Type Bed/Bath S.F. Lease Rate Square Foot Unit Amenities
360 Forest Avenue apartment 1 Bed/1 Bath 900 $2,150 -2,300 $2.38-2.55 Builtin 1927, all ulillUes paid. lap pool,
2 Bedl2 Sath 1,150 $2,800 -3,200 $2.52-2.78 billiards ream with grand plane, garage
laundry laenilies on slle: renovaled In
2000
2456 Bayahere Read cende 2 Bed/2 Bath 1,100 $1,500 $1.36 Dishwasher, disposal, large balcony, WID,
refrlgeralor, extra slorage. pool on site
2585 Park Boulevard conde 2 Bed/2.5 Balh 1,200 $2,200 $1.83 Central Palo Alto, near California Avenue
fireplace, storage, garage, and poo.l
en site
2336 Williams townhouse 2 Bed/l.5 Balh 1,000 $1,775 $1.78 RefurbiShed Tewnheuse
130 Fern condo 2 Becll2 Bath 1,038 $2,000 $1.93 Fully furnished 1 level end unit. Skylights,
pool on slle, available June 1-November 1.
4250 EI Camino. Real cendo 2 Bed12 Bath 1,400 $2,000 $1.43 Buill In 1987, Two parldng spaces, WID,
suites dishwasher, secure cemplex and garage,
pool on site
650 Circle Drive studio. 1 Balh 400 $825 $2.06 Studio with one bath and kitchenelte,
WID, parking space, central healing
B21 University Avenue apartment 1 Sed/1 Bath 700 $1,250 $1.79 University and Lytlon, 1 car garage
2657 Alma Sireet epartment 2 Bed12 Bath BOO $1,350 $1.69 2 story unll, remodeled lellchen. Private
fenced yari:! with paUe, 2 parklng spaces,
laundry on site
2719 Alma Streel apartment 1 SedllBalh 750 $1.075 $1.43 Hardwoed Fleers, Carpert, and PaUe
2 Bedn Sath 875 $1,250 $1.43
765 San Antonio. tewnheuse 3 Sed/2 Bath 1,200 $2,300 $1.92 W~sher & drIer, balceny, ene-car garage,
tep' fioer
Waverly & Hawthorne tewnheuse 2 Bed/l&ll2 Balh 1,050-$1,695 $1.61 Hardweed fieers, fireplace. and paUe tr.I ()
837 Cewper Streel apartment 2 Bed/1 8alh 950 $1.825 $1.92 Garden area §
0 2 Bedl2 Beth 1,100 $2,025 $1.84 ~. >-
Seurces: RaspecUve properly represenlaUves: Bay Area Econemlcs, 2002. o'tj
~'g e?.[ ~ ~.
tn· tr.I
Appendix C: City of Palo Alto SOFA Phase II -Office Space
Praloct Nome Total S.F. Vacancy Size Range Of Asking Lea.oType n Class Age of Tenant· Property
Address S.F. Vacant Rate Leasable Sl!aco Loaso Rale (NNN, FS,e!c.) Allowance Space Building Mix RenovalBd General Comments
. : ';:.:,. i:i ::: '~;,., ,,: t·;.;:H;~.i.;·: ~"; :." .. , ""'.':.
505 Hamlllcn Avenue 33,000 3,200 9.7",(, 'Iwo spaces $4.00 NNN negoUable B 1940'. Pltlfesslonal yes
2,200 ($10·$20.00)
1B1 Lytlcn Avenue nla 20 nla one space $4.00 NNN negollable nla nla Pltlfesslonal nla Property managed by King
Really.Avaliable since Nov. 2,
2001.
555 Hamillon Avenue 13,780 969 11.9% Ihrue spaces $4.50 NNN negollable A 19B5 Pltlfesslonal yes Property was updaled when
375 one on lirst Roor. BMW Technologies moved
295 olher two on 2nd 1Io0r In.
614 Bryant Sireet 11,000 1,400 12.7% one space $3.00 NNN negoUable B 1950's Pltlresslonel yes Space has been vacanL sInce
2nd noor Jul. 1. 2001.
530 UnlverslLY Avanue B,OOO 300 3.B% Ihrae spaces $2-$4.00 Full Service no nla nla PltlfesslDnal no General upkeep of building
each 100 sir malnlalned. RecenUy
pun:hased by owner.
825 Emo13on Slreat 1.434 1,434 100.0% one space $3.50 NNN negoUable nla 1960'. General no General up~eep of building
Commelt:lallRelall malnlalned. Property vacant
since Jan. 2, 2002.
16 Hamlllon Avenue 2,500 2,500 100.00/. one space $3.25 Modified Full no A 1960's Pltlfesslonal no General upkeep on building
Service malnlalned. Property vaeanl
since Mar. 2;2002.
65a High Sirue! 7,000 7.000 100.0% one space $3.25 Modified Full nla nla nla Professional nla Will become available In July-
Service Aug. 2002.
654 High Slreet 8,400 8,400 100.0% one space $3.25 Modified Full nla nla n/. Professional nla Will become available In July-
Service Aug. 2002.
Bryan! Sireet 36,000 4,655 12.9% one space $2.00 NNN no A 1960's General yes No longer vacant. New lanant
Basemenl Law Office and Bank will occupy June 02. BUilding
was vacant for seven
months.
t:TJ ° 0 Sources: RespecUve property represenlallves; Cornish and Carey Commercial, 2002: Bay Area Econ~mlcs, 2002. ~ 0
§l. >-0"0 ~'g P> ~ ~e:
'" :>< 1n' trJ
Appendix C: City of Palo Alto SOFA Phase II • Office Space, con't
Project Name Total S.F. Vacancy Size Range Of Asking Lease Type TI Class Age of Tenent Properly
Address S.F. Vacant Rate Leasable Space Lease Rata INNN, FS, etc.l Allowance Space Building Mix Renovated General Comments
. :"/'.". "';': . "';.:.::,; .. ;
611 Eme",on Slreet 6.800 6.800 100.0% onespece $3.95 NNN negoUable A nIa General yes Renovatlan compleled Jan. 2,
Sublease 2oo2.CurrenLLenant Is the
Chronicle. Pro.pecllve lenants
are relall onenled. Also
notad In Retail Seellon
720 Unlverslly Avenue 7.235 1,805 22.2% !hree spaces $4.50 FuliServ!ce nagoUabl. A nla nla nla Three offices, fmJr reserved
parking spaces. Available Ocl.
2DOI
240 Hamilton Avenue 5,000 2,000 40.0% ena space $3.50 NNN negotiable A 2 months nJa nla Available since May 2. 2002.
745 Emerson Slreat 8,994 2,500 27.8% Max space 2,500 $3.75 Full Service negoUable nla nla nla nla On slle parking. Shared
Min space 1.000 shawer. kitchen and
conrerence reom. Available
since Dec. 1. 2001. Sublease
0.1,.
120 Hawthorne Avenue 8.705 2,570 28.5% one space $2.50 Full Service negollable nla nJa nla n/. Kitchen, conference reom.
reception. rour priwle officBs.
Tenant pays ulllllles. Available
since OeL 1. 2001
116 Unlve",lly Avenue 2.890 2,890 100.0% one space $2.65 NNN negollable A niB nla nla Na retail use. lsi Flocr is
2,590 slf and 2nd Floor I. 300
sIr. Previous occupanl was
Bungey Travel,
214 Homer Avenue 6,400 3.100 48.4% one space negoUabla ·Gre •• negollable nla nla nla nJa AvaHabie since June 1. 2002.
markel value A'I. for Bublease.
2115 Hamillon Avenue 48,585 3,150 6.5% one space $3.95 NNN negotiable A niB nla nIa Avanabl. since April 2002.
Undergreund parking. 7
private offiess, 2 canferenee tI1 rooms, kitchen. 0
379 Lytlon Avanue 29,702 5,490 18.5% one space $3.90 NNN negollable nla nfa nla nla Avan.ble since April 2002. §
0 Avl. ror sublease. §. ~
Sources: Respective property repre.entallves: Carnl.h and Carey Commerolai, 2002: Bay Area Economics. 2002. o"C ~] po ::s ~~
'" ;< tn· tI1
AppendIx C; CIty of Palo Alto SOFA Phase II -Office Space, can't
Project Name Tolal S.F. Vacancy Size Renge Of Asking Lease Type TI
Address S.F. Vacant Rate LeBlSiable Space Lease Rala !NNN, FS, elc.) Allowance
. ;;; !;, ,:' ;i: ':.~ . "':,1
,'.'::
849 High Slreel 11,250 6,000 53.3% Max space 6,000 $4.00 NNN negellable
Min spaca 2,500
435 Tasso Slraet 31,000 ~131 25.2% Max space 5,491 $4.50 NNN n.gollable
Sulle 215 and 230 Min spaca 1,641
209 Hamilion Avenue 18,000 9,042 50.2% Max space 9,042 $4.50 NNN nagollable
Min spaca 2,500
255 Lyllon Avanue 13,215 12,415 93.9% Max space 12,415 $3.50 NNN negellable
Min space 2,700
100 Hamillon AvenUB 71,000 2,400 25.4% three spaces $3.50 -55.00 NNN negeliabla
4,600
11,000
Sources: Respecllve property represenlBlives; Cornish and Carey CommercIal, 2002; Bay Area Economics, 2002.
ClaGISi Age of Tenont
Space Building Mix
-';'; .. :'
. nI. nla nla
A nla nla
A n/a nla
nla n/a nla
A 1985 Geneml
Property
Renovated
nla
nla
nla
nla
no
General Comments
....... ,.:
Allanable since Jan. 2, 2002-
Subleasa o.k. an·slle par"'ng
Avallabla slnca April 2, 2002.
Sublaase o.k.
Avanable since July 1, 2001.
11,000 sq. fL space wIll be
available Sepl 2002. othBr
spaces have been vacant
since Mar. 2002. on aVBrage.
I:I:I o g
§. > 0'0
5'] ~&. ';;i ~ t;;. I:I:I
Appendix D: City of Palo Alto SOFA Phase II -Retail Space
Project Name Tolal S.F. Vacancy Size Range Of Asking Lease Type TI
Address S.F. Vacant Rate Leasable Space Lease Rate !NNN, FS, etc.) Allowance
. !',:., :.:, .' ';.:.:';: .. ~ '::"';"::':', ;.';;:r';; ..... ;.",,·':;1 ....
540 Bryant Siree! unknown 1,790 nfa one space $3.50 negotiable no
20B Hamilton Avenue unknown 1,BOO nfa one space $4.50 negollable no
611 Emerson Street 6.BOO B,BOO 100.0% one space $3.95 NNN negotiable
Sublease
Sources: RespecUve property represenlaUves; Bay Area Economics, 2002.
Age of Tenant Property
Building Mix Renovated
. ,.,::" . ·:",::.'::i
"",-
unknown Retail yes
2002 Retail new
unl<nown General yes
Yoar General Comments
..... '.:,':'::-".
nfa Vacant since April 2, 2002.
nfa
2002 Renovation completed Jan. 2,
2002. CUrren! tenanl was Ihe
Chronicle. ProspecUve Also
noted In Office Seclion
tr:1 ° g
§. >-0'0
>'0
I:s g
p:> p.. ..z ~. ~. tn
Appendix E: Small Site, Existing Zoning Regulations (O.S FAR)
Development Program
Lot Size
Commercial Space
Retail Square Feet
Office Square Feet
Total Renlal Units
Residenlial Square Feet
Total Building Square Feet
HARD COSTS
Item
Sile Area Improvements
Residential Building (a)
Podium Parking (b)
TOTAL
SOFT COSTS
Item
Architecture Fees
Engineering Fees
Defect Liability Wrap Insurance
Video Recording of Construction
Development Imoacl Fees and Building Fees
Development Impact Fees
Residential
Building Fees
BMR Residential tn-Lieu Fee
Ptumbing, Mechanical, and Electric
Building Fees
School Fees
Residential
Plan Check Fees (c)
Utility Fees (c)
Construction Financing Costs
Loan to Value Ratio
Length of Construction Period
Drawdown Factor
Construction Loan Rate
Loan Fees
Permanent Loan Fees
Interim Property Taxes
Devetoper Services & Other Soft Costs
Project Contingency
TOTAL SOFT COSTS
DEVELOPER PROFIT
Number Unit
10,500 Sq.Ft.
Bldg. Sq. Ft.
Bldg. Sq. Ft.
7 Unlls@l,500 Sq. Ft. Each
10,500
10,500
Number
10,500
10,500
7,200
10,500
S9·Ft.
Sq.Ft.
Sq. Ft.
Bldg. Sq. Ft.
S9·Ft.
Bldg. Sq. FI.
Unit
Number Unit
$2,067,000 Tolal Hard Cosls
$2,067,000 Tolal Hard Cosis
1 Projecl
Projecl
7 Units@l,500 Sq. Ft. Each
$250,000 Appraised Apt Value
10,500 Btdg. Sq. Ft.
$2,067,000 Total Hard Costs
10,500
1
Living Area
Project
Project
$2,836,105 Total Value
8 months
$2,127,079 Total Loan
$2,127,079 Total Loan
$2,127, 079 Total Loan
$2,194,880 Permanent Loan
$5,439,615 Hard & Soft Costs
$2,970,213 Hard & Soft Costs
$3,059,320 Hard & Soft Costs
$3,099,936 Hard & Soft Costs (e)
ParklnQ
Retail Parking
Office Parking
Residential Parking
Parking T:lee
Tuck-Under Parking
Podium Parking
Underground Parking
Price
$6fSq. Ft.
$160 fBldg. Sq.Ft.
$45fS9. Ft.
Price
Unit
Unit
5% ofTotal Hard Costs
2.5% ofTotal Hard Costs
$420,000 $3 Million in Coverage
$50,000 fProject
$6,930 fUnit
7.5% 'Appraised Apartment Value
$0.18 fBldg. Sq.Ft.
S5,892 + $3.85faddiUonal $1,000
$2.14 fBldg. Sq. FI. of Living Area
$20,554 fProject
$21,800 fProject
0.75 of Total Value
0.55 ofTotal Loan
7.5% ofTotal LoanlYear
1.5% ofTotal Loan
1 % of Permanent Loan
1.2% of Hard & Soft Costs
3% of Hard & Soft Costs
5% of Hard & Soft costs
10% of Hard & Soft cosls (d)
AppendixE
Economic Analysis
Re9ulred
1 Sp/250 Sq. Ft.
1 Spf250 Sq. Ft.
2 SpfUnit
Item Costs
$63,000
$1,680,000
$324,000
$2,067,000
Item Costs
$103,350
$51,675
$420,000
$50,000
$48,510
$18,750
$1,890
$10,107
$22,470
$20,554
$21,800
$58,495
$31,906
$21,949
$21,758
$89,106
$152,966
$1,145,286
$309,994
TOTAL CONSTRUCTION COSTS:
REVENUES and EXPENSES
RESIDENTIAL UNIT SALES
Market Price
Below Market Rate Unit Price (e)
Brokerage and Marketing Expenses
TOTAL REVENUE
TOTAL PROJECT VALUE
Notes:
Number
9,000
1,500
Bldg. Sq. Ft.
Bldg. Sq. Ft.
Unit Price Per Unit
$500 fBldg. Sq. Ft.
$164 fBldg. Sq. Ft.
5% of Polential Revenue
$502 fBldg. Sq. FI.
(a) Assumes 1,400 square fool unils wilh wood frame construction, custom quality construction, skylight, and full appliances.
(b) Assumes 423 square feet per space.
(c) See Appendix T for a delaillisl of planning, building, and development Impact fees.
(d) FinanCing costs are not included in calculating developer profit.
(e) The below market rate unit price is based on Sanla Clara County's median income for a four person household according 10 the Department of
Housing and Community Developmenl. See Appendix U for an explanation of the BMR home price.
Sources: RS Mean Square Fool Construction Costs, 2002; Ross Construction, 2002; Seque Construction; 2002; J.R. Roberts Construction,
2002; Classic Communities, 2002; Dollars and Cents, Multifamily Housing, 2002; BAE, 2002.
Total
$4,500,000
$245,388
($225,000)
$4,520,388
$4,520,3881
Seaces
14
Spaces
14
Price/Unit
$9,000
$240,000
$46,286
$295,286
Price/Unit
$14,764
$7,382
$60,000
$7,143
$6,930
$2,679
$270
$1,444
$3,210
$2,936
$3,114
$8,356
$4,558
$3,136
$3,108
$12,729
$21,852
$163,612
$44,285
PricefUnlt
$750,000
$245,388
($32,143)
$645,770
AppendixE
Economic Analysis
Appendix F: Small Site, 1.15 FAR Alternative-Standard Parking
Develo[!ment Pro!!ram Number Unit Parking Required
Lol Size 10,500 Sq. Ft. Retail Parking 1 Sp/250 Sq. Ft.
Commercial Space Bldg. Sq. FI. Office Parking 1 Sp/250 Sq. Ft.
Relail Square Feet Bldg. Sq. Ft. Residential Parking 2.3Sp/Unil
Office Square Feel Bldg. Sq. Ft.
Tolal Condominiums 7 Unils@1,500 Sq. FI. Each Parking Ty[!e
Residential S9uare Feel 10,500 Bld~. 59. Ft. Surface Parking
Tolal Building Square Feet 10,500 Bldg. Sq. FI. Partially Submerged Podium Parking
HARD COSTS
ttem
Sile Area Improvements
Residenlial Building (a)
Podium Parking (b)
TOTAL
SOFT COSTS
Item
Architeclure Fees
Engineering Fees
Defecl Uability Wrap Insurance
Video Recording of Conslruction
Development Impacl Fees and Building Fees rc)
Developmenl Impacl Fees
Building Fees
BMR Residential In-Lieu Fee
Plumbing, Mechanical, and Beclric
Building Fees
Excavalion Fees
School Fees
Plan Check Fees
Utility Fees
Construction Financing Cosls
Loan to Value Ratio
Length of Conslruction Period
Drawdown Factor
Construction Loan Rale
Loan Fees
Inlerim Property Taxes
Developer Services & Other Soft Cosls
Projecl Contingency
TOTAL SOFT COSTS
DEVELOPER PROFIT
REVENUES and EXPENSES
RESIDENTIAL UNIT SALES
Market Price
Below Markel Rate Unit Price (e)
Brokerage and Marketinll Ex~enses
TOTAL REVENUE
Notes:
Number
10,500
10,500
7,200
10,500
Unit
Sq.Ft.
Bldg. Sq. Ft.
Sq.FI.
Bldg. Sq. Fl.
Number Unit
$2,067,315 Tolal Hard Costs
$2,067,315 Tolal Hard Costs
1 Project
1 Project
7 Units
$257,500 Appraised Api Value
10,500 Bldg. Sq. Fl.
$2,067,315 Tolal Hard Cosls
9,600 Cubic Yards
10,500 Living Area
1 Projecl
1 Projecl
$2,843,116 Tolal Value
16 monlhs
$2,132,337 Tolal Loan
$2,132,337 Tolal Loan
$2,132,337 Tolal Loan
$5,494,202 Hard & 5011 Cosls
$3,046,995 Hard & Soft Cosls
$3,138,405 Hard & Soft Costs
$3,135,400 Hard & Soft Cosls (d)
Number Unit
9,000 Bldg. Sq. Fl.
1,500 Bldg. Sq. Fl.
10,500 Bldg. Sq. Fl.
Underground Parking
Cost Unit
$6/Sq. FI.
$160 /Bldg. Sq. Fl.
$45/Sq. Ft.
Cost Unit
5% of Tolal Hard Costs
2.5% of Total Hard Cosls
$420,000 $3 Million in Coverage
$5O,000/Project
$6,930/Unit
7.5% 'Appraised Apartmenl Value
$0.18 /Bldg. Sq. Fl.
$5,892 + $3.85/additional $1,000
$1,000 + $1 DO/additional 1,000 C.Y.
$2.14 Bldg. Sq. Fl. of Living Area
$21,260 /Projecl
$25,300 /Projecl
0.75 of Tolal Value
0.60 of Tolal Loan
7.5% oITolal LoanlYear
1 .5% oIT alai Loan
1.2% of Hard & Soft Cosls
3% of Hard & 5011 Cosls
5% of Hard & Soft Cosls
10% of Hard & Soft Cosls (d)
TOTAL CONSTRUCTION
COSTS:
Price
$515/Bldg. Sq. Fl.
$164 /Bldg. Sq. Ft.
Unit
5% of Polential Revenue
$442 /Bldg. Sq. FI.
(a) Assumes 1,500 square fool unils with wood frame high-quality conslruclion, skylighl, wood floors and full kitchen appliances. See Appendix 5
for a full unit delail
(b) Assumes 423 square feel per space.
(c) See Appendix T for a delaillist of planning, building, and developmenl impacl fees.
(d) Financing cosls are nol inciuded in calculating developer profil.
(e) The below markel rale unil price is based on Sanla Clara Counly's median income for a four person household according 10 Ihe Departmenl of
Housing and Community Developmenl. See Appendix U for an explanation of Ihe BMR home price.
Sources: RS Mean Square Fool Conslruction Costs, 2002; Ross Conslruction, 2002; Segue Conslruction; 2002; J.R. Roberts Construction,
2002; Classic Communities, 2002; Dollars and Cenls, Multifamily Housing, 2002; BAE, 2002.
Item Costs
$63,000
$1,680,315
$324,000
$2,067,315
Item Costs
$103,366
$51,683
$420,000
$50,000
$48,510
$19,313
$1,890
$10,111
$1,900
$22,470
$21,260
$25,300
$127,940
$31,985
$43,954
$91,410
$156,920
$1,228,010
$313,540
Total
$4,635,000
$245,388
($244,019)
$4,636,369
Spaces
17
S[!aces
17
Price/Unit
$9,000
$240,045
$46,286
$295,331
Price/Unit
$14,767
$7,383
$60,000
$7,143
$6,930
$2,759
$270
$1,444
$271
$3,210
$3,037
$3,614
$18,277
$4,569
$6,279
$13,059
$22.417
$175,430
$44,791
Price/Unit
$772,500
$245,388
(534,860)
$662,338
AppendixE
Economic Analysis
Appendix G: Small Site, 1.15 FAR Alternative-Reduced Parking
Develoement Program
Lot Size
Commercial Space
Retail Square Feel
Office Square Feet
Total Condominiums
Residential Square Feet
Total Building Square Feet
HARD COSTS
ttem
Site Area Improvements
Residential Building (a)
Podium Parking (b)
TOTAL
SOFT COSTS
Item
Architecture Fees
Engineering Fees
Defect Uability Wrap Insurance
Video Recording of Construction
Development Impact Fees and Building Fees (cl
Development Impact Fees
Building Fees
BMR Residential In-Lieu Fee
Plumbing, Mechanical, and Electric
Building Fees
Excavation Fees
School Fees
Plan Check Fees
Utility Fees
Construction Financing Costs
Loan to Value Ratio
Length of Construction Period
Drawdown Factor
Construction Loan Rate
Loan Fees
Interim Property Taxes
Devetoper Services & Other Soli Costs
Project Contingency
TOTAL SOFT COSTS
DEVELOPER PROFIT
REVENUES and EXPENSES
RESIDENTIAL UNIT SALES
Market Price
Below Market Rate Unit Price (e)
Brokerage and Markefin9 Exeenses
TOTAL REVENUE
Notes:
Number Unit
10,500 Sq.Ft.
Bldg. Sq. Ft.
Bldg. Sq. Ft.
Bldg. Sq. Ft.
7 Unils@1,500 Sq. Ft. Each
10,500 Bldra. Sg. Ft.
10,500
Number
10,500
10,500
4,700
10,500
Bldg. Sq. Ft.
Sq.Ft.
Bldg. Sq. Ft.
Sq.Ft.
Bldg. Sq. Ft.
Unit
Number Unit
$1,954,815 Total Hard Costs
$1,954,815 Total Hard Costs
1 Project
ProJect
7 Units
$250,000 Appraised Apt Vatue
10,500 Bldg. Sq. Ft.
$1,954,815 Total Hard Costs
6,300 Cubic Yards
10,500 Living Area
1 Project
1 Project
$2,720,199 Total Value
16 months
$2,040,149 Total Loan
$2,040,149 Total Loan
$2,040,149 Total Loan
$5,364,370 Hard & Soft Costs
$2,916,125 Hard & Soft Costs
$3,003,609 Hard & Soft Costs
$3,000,778 Hard & Soli Costs (d)
Number Unit
9,000 Bldg, Sq. Ft.
1,500 Bldg. Sq. Ft.
10,500 Bldg. Sq. Ft.
Parking
Relail Parking
Office Parking
Residential Parking
Parking Type
Surface Parking
Partially Submerged Podium Parking
Underground Parking
Cost Unit
$6/Sq. Ft.
$160 IBldg. Sq. Ft.
$45/Sg. Ft.
Cost Unit
5% of Tolal Hard Costs
2.5% of Total Hard Cosls
$420,000 $3 Million in Coverage
$50,000 IProject
$6,930/Unit
7.5% 'Appraised Apartment Value
$0.18 IBldg, Sq. Ft.
$5,892 + $3.85/addifional $1,000
51,000 + $100IadditionaI1,000 C.Y.
$2.14 Bldg. Sq. Ft. of Living Area
$20,589 IProject
$25,300 IProject
0.75 ofTotal Value
0.60 ofTotal Loan
7.5% of Total LoanNear
1.5% ofTotal Loan
1,2% of Hard & Soft Costs
3% of Hard & Soft Costs
5% of Hard & Soft Costs
10% of Hard & Soft Costs (d)
Price
$500 ISq. Ft.
TOTAL CONSTRUCTION
COSTS:
Unit
$164 IBldg. Sq. Ft.
5% of Polential Revenue
$429/Sq. Ft.
(a) Assumes 1,500 square foot units with wood frame construction, high-quality construction, skylight, wood floors and full kitchen appliances.
See Appendix S for a full unit detail
(b) Assumes 427 square feet a space.
(e) See Appendix T for a detail list of planning, building, and development Impact fees.
(d) Financing costs are not included in calculating developer profit.
(e) The below market rate unit price is based on Santa Clara County's median income for a four person household according to the Department of
Housing and Community Development. See Appendix U for an explanafion of the BMR home price.
Sources: RS Mean Square Foot Construction Costs, 2002; Ross Construction, 2002; Segue Construction; 2002; J.R. Roberts Construction,
2002; Classic Communities, 2002; Dollars and Cents, Multifamily Housing, 2002; BAE, 2002.
Required
1 Sp/250 Sq. Ft.
1 Sp/350 Sq. Ft.
1.5 Sp/Unit
Item Costs
$63,000
$1,680,315
$211,500
$1,954,815
Item Costs
$97,741
$48,870
$420,000
$50,000
$48,510
$18,750
$1,890
$9,664
$1,600
$22,470
$20,589
$25,300
$122,409
$30,602
$42,915
$87,484
$150,180
$1,198,974
$300,078
Total
$4,500,000
$245,388
($237,269)
$4,508,119
Spaces
11
Spaces
11
Prtce/Unlt
$9,000
$240,045
$30.214
$279,259
Prlce/Unlt
$13,963
$6,961
$60,000
$7,143
$6,930
$2,679
$270
$1,361
$229
$3,210
$2,941
$3,614
$17,467
$4,372
$6,131
$12,498
$21,454
$171,262
$42,868
Price/Unlt
$750,000
$245,388
($33,896)
$644,017
Appendix E
Economic Analysis
Appendix H: Small Site, 1.5 FAR Alternative-Standard Parking
Develoement Program
Lot Size
Commercial Space
Relail Square Feet
Office Square Feet
Total Condominiums
Residential Sguare Feet
Total Building Square Feet
HARD COSTS
Item
Site Area Improvemenls
Residential Building (a)
Underground Parking (b)
TOTAL
SOFT COSTS
Item
Architecture Fees
Engineering Fees
Defect Liability Wrap Insurance
Video Recording of Construction
Development Impact Fees and Building Fees Ic)
Development Impact Fees
Building Fees
BMR Residential In-Lieu Fee
Plumbing, Mechanical, and Electric
Building Fees
Excavation Fees
School Fees
Plan Check Fees
Utility Fees
Construction Financing Costs
Loan to Value Ratio
Length of Construction Period
Drawdown Factor
Construction Loan Rate
Loan Fees
Interim Property Taxes
Developer Services & Other Soft Costs
Project Contingency
TOTAL SOFT COSTS
DEVELOPER PROFIT
REVENUES and EXPENSES
RESIDENTIAL UNIT SALES
Market Price
Below Market Rate Unit Price (e)
Brokerage and Marketing Expenses
TOTAL REVENUE
Notes:
Number
10,500
10
15,000
15,000
Number
10,500
15,000
10,500
15,000
Unit
Sq. Flo
Bldg. Sq. Ft.
Bldg. Sq. Fl.
Bldg. Sq. Fl.
Units@1,500 Sq. Fl. Each
Bldg. S9. Fl.
Bldg. Sq. Fl.
Unit
Sq. Fl.
Bldg. Sq. Ft ..
S9. Fl.
Bldg. Sq. Fl.
Number Unit
$3,057,000 Tolal Hard Costs
$3,057,000 Total Hard Costs
1 Project
1 Project
10 Units
$2,575,000 Appraised Apt Value
15,000 Bldg. Sq. Fl..
$3,057,000 Total Hard Costs
14,000 Cubic Yards
15,000 Living Area
1 Project
Project
$4, 130,~99 Total Value
16 months
$3,097,799 Total Loan
$3,097,799 Total Loan
$3,097,799 Total Loan
$6,853,894 Hard & Soft Costs
$4,417,565 Hard & Soft Costs
$4,550,092 Hard & Soft Costs
$4,545,262 Hard & Soft Costs (d)
Number Unit
13,500 Bldg. Sq. Fl.
1,500 Bldg. Sq. Fl.
15,000 Bldg. Sq. Fl.
Parking
Retail Parking
Office Parking
Residential Parking
Parking Type
Surface Parking
Partially Submerged Podium Parking
Underground Parking
Cost Unit
$6/Sq. Fl.
$151 /Bldg. Sq. Fl.
$70 /S9. Fl.
Cost Unit
5% of Tolal Hard Costs
2.5% of Tolal Hard Costs
$420,000 $3 Million in Coverage
$50,OOO/Project
$6,930/Unlt
7.5% ·Appraised Apartment Value
$0.18 /Bldg. Sq. Ft.
$5,892 + $3.85/additional $1,000
$1,000 + $100/additionaI1,000 CY.
$2.14 Bldg. Sq. Fl. of Living Area
$27,432/Project
$33,150 /Projecl
0.75 orTolal Value
0.60 orTotal Loan
7.5% orTolal LoanlYear
1.5% orTotal Loan
1.2% of Hard & Soft Costs
3% of Hard & Soft Costs
5% of Hard & Soft costs
10% of Hard & Soft Costs (d)
TOTAL CONSTRUCTION
COSTS:
Price Unit
$515 /Bldg. Sq. Fl.
$164/Bldg. Sq. Fl.
5% of Potential Revenue
$456 /Bldg. Sq. Fl.
(a) Assumes 1,500 square foot units with wood frame construction, high-quality construction, skylight, wood floors and full kitchen appliances.
See Appendix S for a full unit detail
(b) Assumes 425 square feet per space.
(c) See Appendix T for a detail list of planning, building, and development impact fees.
(d) Financing costs are not Included in calculating developer profil.
(e) The below market rate unit price is based on Santa Clara County's median income for a four person household according to the Department of
Housing and Community Development. See Appendix U for an explanation of the BMR home price.
Sources: RS Mean Square Foot Construction Cosls, 2002; Ross Construction, 2002; Segue Construction; 2002; J.R. Roberts Construction,
2002; Classic Communities, 2002; Dollars and Cents, Multifamily Housing, 2002; BAE, 2002.
Required
1 Sp/250 Sq. Flo
1 Sp/250 Sq. Flo
2.3 Sp/Unit
Item Costs
$63,000
$2,259,000
$735,000
$3,057,000
Item Costs
$152,850
$76,425
$420,000
$50,000
$69,300
$193,125
$2,700
$14,017
$2,300
$32,100
$27,432
$33,150
$185,868
$46,467
$54,831
$132,527
$227,505
$1,720,597
$454,526
Total
$6,952,500
$245,388
($359,894)
$6,837,994
Spaces
23
Spaces
23
Price/Unit
$6,300
$225,900
$73,500
$305,700
Price/Unit
$15,285
$7,643
$42,000
$5,000
$6,930
$19,313
$270
$1,402
$230
$3,210
$2,743
$3,315
$18,587
$4,647
$5,483
$13,253
$22,750
$172,060
$45,453
Price/Unit
$772,500
$245,388
($35,989)
$683,799
Appendix E
Economic Analysis
Appendix I: Small Site, 1.5 FAR Alternative-Reduced Parking
Development Program
Lot Size
Commercial Space
Retail Square Feet
Office Square Feet
Total Condominiums
Residential Square Feet
Total Building Square Feet
HARD COSTS
Item
Site Area Improvements
Residential Building (a)
Podium Parking (b)
TOTAL
SOFT COSTS
Item
Architecture Fees
Engineertng Fees
Defect liability Wrap Insurance
Video Recording of Construction
Development Impact Fees and Building Fees lc)
Development Impact Fees
Building Fees
BMR Residential In-Lieu Fee
Plumbing, Mechanical, and Electric
Building Fees
Excavation Fees
School Fees
Plan Check Fees
Utility Fees
Construction Financing Costs
Loan to Value Ratio
Length of Construction Period
Drawdown Factor
Construclion Loan Rate
Loan Fees
Interim Property Taxes
Developer Services & Other Soft Costs
Project Contingency
TOTAL SOFT COSTS
DEVELOPER PROFIT
REVENUES and EXPENSES
RESIDENTIAL UNIT SALES
Market Price
Below Market Rate Unit Price (e)
Brokerage and Marketing Expenses
TOTAL REVENUE
Notes:
Number
10,500
10
15,000
15,000
Number
10,500
15,000
6,400
15,000
Unit
Sq. Ft.
Sq. Ft.
Sq. Ft.
Units@1,500 Sq. Ft. Each
Bldg. Sq. Ft.
Bldg. Sq. Ft.
Unit
Sq. Ft.
Bldg. Sq. Ft ..
Sq. Ft.
Bldg. Sq. Ft.
Number Unit
$2,610,000 Total Hard Costs
$2,610,000 Total Hard Costs
1 Project
Project
10 Units
$2,500,000 Appraised Apt Value
15,000 Bldg. Sq. Ft ..
$2,610,000 Total Hard Costs
8,600 Cubic Yards
15,000 Living Area
1 Project
Project
$3,639,329 Total Value
16 months
$2,729,497 Total Loan
$2,729,497 Tolal Loan
$2,729,497 Tolal Loan
$6,335,202 Hard & Soft Costs
$3,894,723 Hard & Soft Costs
$4,011,565 Hard & Soft Costs
$4,007,431 Hard & Soft Costs (d)
Number Untt
13,500 Bldg. Sq. Ft.
1,500 Bldg. Sq. Ft.
15,000 Bldg. Sq. Ft.
Parking
Retail Parking
Office Parking
Residential Parking
Parking Type
Surface Par1<ing
Partially Submerged Podium Parking
Underground Parking
Cost
$6/Sq. Ft.
$151 IBldg. Sq. Ft.
$45/Sq. Ft.
Cost
Unit
Unit
5% of Tolal Hard Costs
2.5% of Tolal Hard Costs
$420,000 $3 Million in Coverage
$50,OOO/Project
$6,930/Unit
7.5% ·Appraised Apartment Value
$0.18 IBldg. Sq. Ft.
$5,892 + $3.85/additional $1,000
$1,000 + $100laddiiional1,OOO C.Y.
$2.14 Bldg. Sq. Ft. of Living Area
$24,778 !Project
$33,150 IProject
0.75 of Total Value
0.60 olTotal Loan
7.5% of Total LoanlYear
1.5% olTotal Loan
1.2% of Hard & Soft Costs
3% of Hard & Soft Costs
5% of Hard & Soft Costs
10% of Hard & Soft Costs (d)
TOTAL CONSTRUCTION COSTS:
Price Unit
$500 IBldg. Sq. Ft.
$164 IBldg. Sq. Ft.
5% of Potential Revenue
$443 IBldg. Sq. Ft.
(a) Assumes 1,500 square foot units with wood frame construction, high-quality construction, skylight, wood floors and full kitchen appliances.
See Appendix S for a full unit delail
(b) Assumes 425 square feet per space.
(c) See Appendix T for a 'detail list of planning, building, and development impact fees.
(d) Financing costs are not included in calculating developer profit.
(e) The below market rate unit price is based on Santa Clara County's median Income for a four person household according to the Department of Housing
and Community Development. See Appendix U for an explanation of the BMR home price.
Sources: RS Mean Square Foot Construction Costs, 2002; Ross Construction, 2002; Segue Construction; 2002; J.R. Roberts Construction,
2002; Classic Communities, 2002; Dollars and Cents, Multifamily Housing, 2002; BAE, 2002,
Reguired
1 Sp/250 Sq. Ft.
1 Sp/350 Sq. Ft.
1.5 Sp/Unlt
Item Costs
$63,000
$2,259,000
$288,000
$2,610,000
Item Costs
$130,500
$65,250
$420,000
$50,000
$69,300
$187,500
$2,700
$12,252
$1,800
$32,100
$24,778
$33,150
$163,770
$40,942
$50,682
$116,842
$200,578
$1,602,143
$400,743
Total
$6,750,000
$245,388
(S349,769)
$6,645,619
Spaces
15
Spaces
15
Prlce/Unlt
$6,300
$225,900
$28,800
$261,000
Prlce/Unlt
$13,050
$6,525
$42,000
$5,000
$6,930
$18,750
$270
$1,225
$180
$3,210
$2,478
$3,315
$16,377
$4,094
$5,068
$11,684
$20,058
$160,214
$40,074
Price/Unlt
$750,000
$245,388
($34,977)
$664,562
Appendix J: Small Site, 2.1 FAR Alternative-Standard Parking
Development Program
Lot Size
Commercial Space
Relail Square Feel
Office Square Feet
Total Condominiums
Number
10,500
14
21,000
U~it
Sq. Ft.
Bldg. Sq. FI.
Bldg. Sq. Ft.
Bldg. Sq. FI.
Unlts@1,500 Sq. FI. Each
Bldg. Sq. Ft.
Parking
Retail Parking
Office Parking
Residential Parking
Parking Type
Tuck-Under Alley Parking
AppendixE
Economic Analysis
Required
1 Sp/250 Sq. FL
1 Sp1250 Sq. Ft.
2.3 Sp/Unlt
Residential Square Feet
Inlerior Corridor Circulation 1,000 Bldg. Sq. Ft. Partially Submerged Podium Parking
Total Building Square Feel
HARD COSTS
Item
Site Area Improvemenls
Residential Building (b)
Underground Parking (c)
TOTAL
SOFT COSTS
Item
Archileclure Fees
Engineering Fees
Defecl Liability Wrap Insurance
Video Recording of Construction
Development Impacl Fees and Building Fees Ic)
Development Impact Fees
Building Fees
BMR Residential In-Lieu Fee
Plumbing, Mechanical, and Electric
Building Fees
Excavation Fees
School Fees
Residential
Plan Check Fees
Utility Fees
Construction Financing Costs
Loan to Value Ratio
Lenglh of Construction Period
Drawdown Faclor
Construction Loan Rate
Loan Fees
Interim Property Taxes
Developer Services & Other Soft Costs
Project Contingency
TOTAL SOFT COSTS
DEVELOPER PROFIT
REVENUES and EXPENSES
RESIDENTIAL UNIT SALES
Market Price
Below Market Rate Unit Price (I)
Brokerage and Marketing Expenses
TOTAL REVENUE
Notes:
(a) Assumes two levels of underground parking.
22,000
Number
10,500
22,000
22,000
22,000
Bldg. Sq. Ft.
Unit
Sq. Ft.
Bldg. Sq. Ft..
Sq.Ft.
Bldg. Sq. Ft.
Number Unit
$5,114,792 Tolal Hard Cosls
$5,114,792 Tolal Hard Cosls
1 Projecl
Projecl
14 Units
$515,000 Appraised Apt Value
22,000 Bldg. Sq. Ft..
$5,114,792 Total Hard Costs
34,30Q Cubic Yards
21,000
1
living Area
Project
Project
$6,258,394 Total Value
18 months
$4,693,795 Tolal Loan
$4,693,795 Total Loan
$4,693,795 Tolal Loan
$9,136,792 Hard & Soft Costs
$6,727,863 Hard & Soft Costs
$6,929,699 Hard & Soft Costs
$6,888,946 Hard & Soft Costs (e)
Number
18,000
3,000
Unit
Bldg. Sq. FI.
Bldg. Sq. FI.
Underground Parking (a)
Cost
$6/Sq. Ft.
$155/Bldg. Sq.Ft.
$75/Sq. Ft.
Cost
Unit
Unit
5% of Total Hard Costs
2.5% of Total Hard Costs
$420,000 $3 Million in Coverage
$50,000 IProject
$6,930/Unil
7.5% 'Appraised Apartment Value
$0.18 IBldg. Sq.Ft.
$5,892 + $3.85/additional $1,000
$2,000 + $100ladditional1 0,000 C.Y.
$2.14/Sq. Ft. of Living Area
$40,051 IProject
$40,950/Project
0.75 of Total Value
0.60 of Tolal Loan
7.5% of Total LoaniYear
1.5% of Total Loan
1.2% of Hard & Soft Costs
3% of Hard & Soft Costs
5% of Hard & Soft costs
10% of Hard & Soft Costs (d)
TOTAL CONSTRUCTION COSTS:
Price
$515/Bldg. Sq. FI.
$164/Bldg. Sq. Ft.
Unit
5% of Potential Revenue
(b) Assumes 1,500 square foot unils with wood frame construction, high-quality construction, skylight, wood floors and full kitchen appliances.
See Appendix S for a full unit detail
(c) Tuck Under Alley Parking assumes 250 square feet a space. Underground parking assumes 475 square feet a space.
(d) See Appendix T for a detail list of planning, building, and development impact fees.
(e) Financing costs are not included in calculating developer profil.
(I) The below market rate unit price is based on Santa Clara County's median income for a four person household according to the Department of
Housing and Community Development. See Appendix U for an explanation of the BMR home price.
Sources: RS Mean Square Foot Construction Costs, 2002; Ross Construction, 2002; Segue Construction; 2002; J.R. Roberts Construction,
2002; Classic Communities, 2002; Dollars and Cents, Multifamily Housing, 2002; BAE, 2002.
Item Costs
$63,000
$3,401,792
$1,650,000
$5,114,792
Item Costs
$255,740
$127,870
$420,000
$50,000
$97,020
$38,625
$3,960
$22,146
$2,300
$44,940
$40,051
$40,950
$316,831
$70,407
$62,231
$201,836
$346,485
$2,161,392
$688,695
Total
$9,270,000
$490,776
($488,039)
$9,272,737
Spaces
33
Spaces
33
Price/Unit
$4,500
$242,985
$117,857
$365,342
Price/Unit
$18,267
$9,134
$30,000
$3,571
$6,930
$2,759
$283
$1,582
$164
$3,210
$2,861
$2,925
$22,631
$5,029
$5,874
$14,417
$24,749
$154,385
$49,207
PrlcelUnlt
$772,500
$245,388
($34,860)
$662,338
Appendix K: Small Site, 2.1 FAR Alternative-Reduced Parking
Development Program
Lot Size
Commercial Space
Retail Square Feel
Office Square Feel
Total Condominiums
Number
10,500
14
21,000
Unit
Sq.Ft.
Bldg. Sq. Ft.
Bldg. Sq. Ft.
Bldg. Sq. Ft.
Units@1,500 Sq. Ft. Each
Bldg. Sq. Ft.
Parking
Retail Parking
Office Parking
Residential Parking
Parking Type
Tuck-Under Alley Parking
AppendixE
Economic Analysis
Required
1 Sp/250 Sq. Ft.
1 Spl350 Sq. Ft.
1.5 Sp/Unit
Residential Square Feet
Interior Corridor Circulation 1,000 Bldg. Sq. Ft. Partially Submerged Podium Parking
Total Building Square Feel
HARD COSTS
Item
Site Area Improvements
Residential Building (a)
Underground Parking (c)
TOTAL
SOFT COSTS
Item
Archllecture Fees
Engineering Fees
Defect Liability Wrap Insurance
Video Recording of Conslruction
Development Impact Fees and Building Fees (c)
Developmenllmpacl Fees
Buildi ng Fees
BMR Residential In-Lieu Fee
Plumbing, Mechanical, and Electric
Building Fees
Excavation Fees
School Fees
Residential
Plan Check Fees
Utility Fees
Construction Financing Costs
Loan to Value Ratio
Length of Construction Period
Drawdown Factor
Construction Loan Rate
Loan Fees
Interim Property Taxes
Developer Services & Other Soft Costs
Project Contingency
TOTAL SOFT COSTS
DEVELOPER PROFIT
REVENUES and EXPENSES
RESIDENTIAL UNIT SALES
Market Price
Below Market Rate Unit Price (e)
Brokerage and Marketing Expenses
TOTAL RESIDENTIAL REVENUE
Notes:
22,000
Number
10,500
22,000
9,500
22,000
Bldg. Sq. Ft.
Unit
Sq.Ft.
Bldg. Sq. Ft..
Sq. Ft.
Bldg. Sq. Ft.
Number Unit
$4,129,792 Total Hard Costs
$4,129,792 Total Hard Costs
1 Project
Project
14 Units
$500,000 Appraised Apt Value
22,000 Bldg. Sq. Ft..
$4,129,792 Total Hard Costs
14,800 Cubic Yards
21,000
1
1
Living Area
Project
Project
$5,188,455 Total Value
18 months
$3,891,341 Total Loan
$3,891,341 Total Loan
$3,891,341 Total Loan
$8,000,650 Hard & Soft Costs
$5,581,496 Hard & Soft Costs
$5,748,941 Hard & Soft Costs
$5,715,352 Hard & Soft Costs (d)
Number
18,000
3,000
Unit
IBldg. Sq. Ft.
IBldg. Sq. Ft.
Underground Parking
Cost
$6/Sq. Ft.
$155/Bldg. Sq.Ft.
$70 ISq. Ft.
Cost
Unit
Unit
5% of Total Hard Costs
2.5% oITotal Hard Costs
$420,000 $3 Million in Coverage
$50,000 IProject
$6,930/Unit
7.5% 'Appraised Apartment Value
$0.18/Bldg. Sq.Ft.
$5,892 + $3.85/additional $1,000
$2,000 + $100IadditionaI10,000 C.Y.
$2.14/Sq. Ft. of Living Area
$34,203/Project
$40,950 IProject
0.75 oITotal Value
0.60 oITotal Loan
7.5% of Total LoanlYear
1.5% of Total Loan
1.2% of Hard & Soft Cosls
3% of Hard & Soft Costs
5% of Hard & Soft Costs
10% of Hard & Soft Costs (d)
TOTAL CONSTRUCTION COSTS:
Price
$500 IBldg. Sq. Ft.
$164/Bldg. Sq. Ft.
Unit
5% of Potential Revenue
(a) Assumes 1,500 square foot units with wood frame construction, high-quality construction, skylight, wood fioors and full kitchen appliances.
See Appendix S for a full unit detail
(b) Assumes 452 square feet per space.
(c) See Appendix T for a detail list of planning, building, and development impact fees.
(d) Financing costs are not included in calculating developer profit.
(e) The below market rate unit price is based on Santa Clara County's median income for a four person household according to the Department of
Housing and Community Development. See Appendix U for an explanation of the BMR home price.
Sources: RS Mean Square Foot Construction Costs, 2002; Ross Construction, 2002; Segue Construction; 2002; J.R. Roberts Construction,
2002; ClaSSic Communilies, 2002; Dollars and Cents, Multifamily Housing, 2002; BAE, 2002.
Item Costs
$63,000
$3,401,792
$665,000
$4,129,792
Item Costs
$206,490
$103,245
$420,000
$50,000
$97,020
$37,500
$3,960
$18,256
$2,100
$44,940
$34,203
$40,950
$262,666
$58,370
$72,006
$167,445
$287,447
$1,906,596
$571,535
Total
$9,000,000
$490,776
($474,539)
$9,016,237
Spaces
21
Spaces
21
Price/Unit
$4,500
$242,985
$47,500
$294,985
Price/Unlt
$14,749
$7,375
$30,000
$3,571
$6,930
$2,679
$283
$1,304
$150
$3,210
$2,443
$2,925
$18,762
$4,169
$5,143
$11,960
$20,532
$136,185
$40,824
Price/Unit
$750,000
$245,388
($33,896),
$644,017
Appendix L: Large Site, Existing Zoning Regulations (0.6 FAR)
Development Program
lot Size
Commerdal Space
ReJall Square Feet
Office Square Feel
Total Condominiums
Residential Square Feet
Total Building Square Feet
HARD COSTS
lIem
Site Area Improvements
Commercial Construction (b)
Residential Building (e)
Tuck Under pariong (d)
TOTAL
SOFT COSTS
Item
Architecture Fees
Engineering Fees
Defect liability Wrap Insurance
Video Recording of Construction
Development Impact Fees and Building Fees (e)
Development Impad Fees
Commercial
Reslden1ial
BMR Residenlialln-Ueu Fee
Building Fees
Plumbing. MechanIcal, end Electric
Building Fees
School Fees
Ccmmercial
Residentlal
Plan Ched< Fees
Utility Fees
Construction Financing Costs
Loan to Costs Ratio
Length of Construction Period
Drawdown Factor
Construction Loan Rate
Loan Fees
Pennanent Loan Fees
Interim Property Taxes
Developer Services & Other Soft Costs
Project Contingency
TOTAL SOFT COSTS
OEVELOPER PROFIT
Number
26,250
5,000
Unit
Sq, Ft.
Bldg, Sq. Ft.
Bldg. Sq. Ft.
5,000
14
20,300
Bldg. Sq. Ft.
Unlts@1,450Sq. Ft. Each
Bldg. Sq. Ft.
25,300
Number
26,250
5,000
20,300
14,280
25,300
Bldg. Sq. Ft.
Sq. Ft.
Bldg Sq. Ft.
Bldg Sq. Ft.
Sq. Ft.
Bldg Sq. Ft.
Unit
Number Unit
$4,390,900 Total Hard Costs
$4,390,900 Total Hard Costs
1 Project
ProJed
5,000 Bldg Sq. Ft.
14 Unlts@1,450Sq. Ft. Each
$483,333 Appraised Apt Value
25,300 Bldg Sq. Ft.
$4,390,900 Total Hard Costs
5,000
20,300
1
Bldg Sq. Ft.
Bldg Sq. Ft.
ProJed
Project
$5,597,522 Total Costs
8 months
$4,198,142 Total Loan
$4,198,142 Total Loan
$4,198,142 Total Loan
$4,331,958 Pennanent Loan
$9,410,423 Hard & Soft Costs
$5,856,905 Hard & Soft Costs
$8,032,812 Hard & Soft Costs
$6,112,502 Hard & Soft Costs (e)
Cost
Cost
Parking
Retail Parking
Office Parking
Residential Par1<ing
ParklngType
Tuck Under Par1<ing
PodIum Parking
UndellJround Parking
$6 ISq. Ft.
$152 !Bldg. Sq.Ft.
$150 IBldg. Sq.FL
$30 /Sq. Ft.
Unit
Unit
5% of Total Hard Costs
2.5% of Total Hard Costs
$420,000 $3 Million in Coverage
$50,000 /ProJed
$18.75 !Bldg. Sq.Ft
$6,930 Nnll
7.5% *Appraised Apartment Value
$0.18 !Bldg. Sq.FL
$5,892 + $3.85/addltlonal $1,000
$0.34 IBldg. Sq.Ft
$2.14 !Bldg. Sq.Ft
$34,352 /Project
$78,950 /Project
0.75 o(Total Costs
0.55 onota! Loan
7.5% of TotaJ Loan/Year
1.5% o(Total Loan
1% of Penn anent Loan
1.2% of Hard & Soft Costs
3% of Hard & Soft Costs
5% of Hard & Soft Costs
12% of Hard & Soft Costs (e)
AppendixE
Economic Analysis
Required
1 SpI250 Sq. Fl.
1 Spl250 Sq. Ft.
2.1 SplUnit+1 Sp
Item Costs
$157,500
$760,000
$3,045,000
$428,400
$4,390,900
Item Costs
$219,545
$109,773
$420,000
$50,000
$93,750
$97,020
$36,250
$4,554
$19,288
$1,700
$43,442
$34,352
$76,950
$115,449
$82,972
$43,320
$37,642
$175,707
$301,631
$1,943,342
$733,500
TOTAL CONSTRUCTION COSTS: f;'a'Ji%lR~-u;UJz;jj~
REVENUES and EXPENSES
RESIDENTIAL UNIT SALES
Market Price
Number
17,400
2,900
!Bldg. Sq. Ft.
IBldg. Sq. Ft.
Unit Pllce
$500 !Bldg. Sq. Ft.
$189 !Bldg. Sq. Ft.
Unit
Below Market Rate Unit PMce (Q
Brokerage and Marketing Expenses 5% of PotenUal Revenue
TOTAL RESIDENTIAL REVENUE
OFFICE LEASING
Monthly Lease Rate (NNN)
Less Vacancy
Monthly Operating Expenses
TOTAL MONTHLY REVENUE
5,000
5,000
25,300
Bldg. Sq. Ft.
Bldg. Sq. Ft.
Bldg. Sq. Ft.
$3.50 !Bldg. Sq. Ft.
10% of PotenUa! Revenue
($0.35) !Bldg. Sq. Ft.
$0.55 !Bldg. Sq. Ft.
Annual Revenue
$188,000/Year
Capitalization Rate
COMMERCIAL CAPITALIZED VALUE
TOTAL PROJECT VALUE
Notes:
(a) Assumes wood frame constructlon with tenant improvements Included at $40 per square foot. See Appendix S for a full unit detail.
(b) Assumes 1.500 square foot units with wood frame construc:tion, custom quality construction, skylight, and full appliances.
(c) Assumes 333 square feet a space with landscaping.
(d) See Appendix T for a detail list of planning, building, and development Impad fees.
(e) Flnandng costs are not induded in calculatlng developer pronto
(f) The estimated monthly unit expense rate is $3,600 per year.
Sources: RS Mean Square Foot Construction Costs, 2002; Ross Construction, 2002; Segue Construction; 2002; J.R. Roberts Construction,
2002; Classic Communities, 2002; Dollars and Cents, Multifamily Housing, 2002; BAE, 2002.
8% IAnnual Revenue
Total
$8,700,000
$490,778
($459,539)
$8,731,237
$17,500
($1,750)
($1,750)
$14,000
Capllaliz.ed Value
$2,100,000
$10,831,2371
Spaces
20
31
Spaces
51
$725,000
$245,388
(S32,824)
$823,680
Appendix M: Large Site, 1.15 FAR Alternative-Standard Parking
Development Program
Lot Size
Commercial Space
Office Square Feet
Retail Square Feet
Total Condominiums
Residential Square Feet
Tolal Building Square Feet
Number
26,250
5,200
2,500
2,700
15
22,500
27,700
Unit
Sq. Ft.
Bldg. Sq. Ft.
Bldg. Sq. Fl
Bldg. Sq. Ft.
Units@I,500Sq.Ft.Each
Bldg. Sq. Ft.
Bldg. Sq. Ft.
ParkJng
Office Parking
Retail Par1<ing
Residential ParKIng
Parking T~pe
Surface ParKIng
Tuck-Under Alley Par1<ing
AppendixE
Economic Analysis
Required
t Sp1250 Sq. Fl
1 Spl250 Sq. Ft.
2.3 SpJUnn
Partially Submellled Podium Par1<ing
HARD COSTS
Item
Sile Area Improvements
Residential Building (a)
Commerdal Building (b)
Surface Par1<ing (c)
Tuck Under Alley Par1<ing (c)
Podium Par1<ing (c)
TOTAL
50FT COSTS
Item
Architecture Fees
Engineering Fees
Defed Uability Wrap Insurance
Video Recording of Construction
Development Impact Fees and Building Fees
Deve/oJlTlent Impact Fees
Residential
Commerdal
BMRFee
BuildIng Fees
Plumbing, MechanIcal, and ElectJic
Building Fees
Excavation Fees
School Fees
Residential .
Commercial
Plan Check Fees (d)
Um~y Fees (d)
Construction Financing Costs
Loan to Costs Ratio
Length of Construction Period
Drawdown Factor
Construction Loan Rate
Loan Fees
Permanent Loan Fees
Interim Property Taxes
Developer Services & Other Soft COsts
Project Contingency
TOTAL SOFT COSTS
DEVELOPER PROFIT
REVENUES and EXPENSES
RESIDENTIAL UNIT SALES
Market Price
Below Market Rate Unit Price (Q
Brokerage and Marketing Expenses
TOTAL RESIDENTIAL REVENUE
COMMERCIAL LEASING
Monttn' Office Lease Rale (NNN)
Montliy Retail Lease Rate (NNN)
Less Vacancy
Monthly Operating Expenses
TOTAL COMMERCIAL LEASING REVE.NUE
COMMERCIAL CAPITAUZED VALUE
TOTAL PROJECT VALUE
Notes:
Number
26,250
22,500
5,200
1,000
3,750
12,500
27,700
Sq. Ft.
Bldg. Sq. Ft..
Bldg. Sq. Fl.
Sq. Ft.
Sq.Ft.
Sq.Ft.
Bldg. Sq. Fl
Unit
Number Unit
$5,059,250 Total Hartl Costs
$5,059,250 Total Hartl Costs
1 Project
Project
15 Units
5,200 Bldg. Sq. Ft ..
$1,912,B57 Appraised Apt Value (e)
27,700 Bldg. Sq. Fl
$5,059,250 Total Hartl Costs
16,700 CubIc Yartls
22,500 Living Area
5,200 Bldg. Sq. Fl.
1 Project
1 Project
$6,454,516 Tolal Costs
18 months
$4,B40,B87 Total Loan
$4,840,BB7 Total Loan
$4,840,BB7 Total Loan
$1,187,668 Total Office Penn. Loan
$10,434,941 Hartl & Soft Costs
$8,937,696 Hartl & son Costs
$7,145,827 Hartl & Soft Costs
$7,113,B52 Hartl & Soft Costs (e)
Number
19,500
3,000
2,500
2,700
5,200
Annual Revenue
!Bldg. Sq. Ft.
!Bldg. Sq. Ft.
Bldg. Sq. Ft.
Bldg. Sq. Ft.
Bldg. Sq. Ft.
$168,210 Near
Unit
Cost Unll
$6ISq.Ft.
5152 IBldg. Sq.Fl
$152 !Bldg. Sq.Ft.
$8 ISq. Fl
$30 ISq. Ft.
$45 ISg. Fl
Cost Unit
5% oITolai Hartl Costs
2.5% oITotai Hartl Costs
$420,000 $3 Million In Coverage
550,000 !Project
$6,930/UnIt
$IB.75 IBldg. Sq.Fl
7.5% *Appralsed Apartment Value
$O.IB IBldg. Sq.Ft.
$5,B92 + $3.BSladditional $1,000
$2,000 + $100ladditionall0,000 C.Y.
$2.14 ISq. Ft. of living Area
$0.34 !Bldg. Sq.Ft.
$39,824 IProject
$62,150 !Project
0.75 ofTotai Costs
0.60 oITotai Loan
7.0% olTotai LoaniYear
1.5% olTotai Loan
1.0% of Omee Loan
1.2% of Hartl & Soft Costs
3% of Hartl & son Costs
5% of Hartl & son costs
12% of Hartl & Soft Costs (e)
TOTAL CONSTRUCTION COSTS:
Price UnH
$515 IBldg. Sq. Ft.
$164 IBldg. Sq. Ft.
5% of Potential Revenue
$3.50 !Bldg Sq. Fl
$3.25 !Bldg Sq. Ft.
10% of Potential Revenue
\$0.34) IBldg Sg. Ft.
Capitalization Rate
B% IAnnual Revenue
(a) Assumes 1,500 square foot units with wood frame conslruction, hlgh-qualily construction, skylight, wood Ooors and full kitchen appliances.
See Appendix S for a full unit detail
(b) Assumes \Wod frame construction on stucco. Tenants are ground floor restaurant and small office user. See Appendix S for building detall.
(c) Assumes 250 square feet per space for 5Urface parking & tuck under alley, and 340 SQuare feet per space for podIum parking.
(d) See Appendix T for a detail list of planning. building, and development impact fees.
(e) Financing costs are not Indueled In calculating d~eloper pronto
(0 The below market rate unit price Is based on Santa Clara County's median Income for a four person household according to the Department of
Housing and Community Development. See Appendix U for an explanation oflhe BMR home price.
Sources: RS Mean Square Foot Cqnstruction Costs. 2002; Ross Construction, 2002; Segue Construction; 2002; J.R. Roberts ConstructIon.
2002; Classic Communities. 2002; Dollars and CenlS. Multifamily Housing, 2002; BAE, 2002. .
Item Costs
$157,500
$3,428,350
$790,400
$8,000
$112,500
$562,500
$5,059,250
Item Costs
$252,963
5128,481
$420,000
$50,000
$103,950
$97,500
$143,484
$4,9B6
$21,929
$2,100
$4B,150
$1,76B
$39,824
$B2,150
$304,976
$72,613
$11,677
$93,914
$20B,131
$357,291
$2,443,868
$BS3,862
~~ifti~
Total
$10,042,500
$490,776
($526,884)
$10,006,612
$B,750
$B,775
($1,753)
(~1,7551
$14,018
CapItalized Value
$2,102,62S
$12,109,2371
Seaces
\0
11
35
Spaces
4
15
37
PrIcelUnil
$717,321
$245,3B8
($35,1111
$687,107
Appendix N: Large Site, 1.15 FAR Alternative-Reduced Parking
Development Program
Lot SiZe
Commercal Space
Office Square Feet
Retail Square Feet
Total Condominiums
Residential Square Feel
Total Building Square Feet
Number
26,250
5,200
2,500
2,700
15
22,500
27,700
Unit
Sq. Ft.
Bldg. Sq. Ft.
Bldg. Sq. Fl
Bldg. Sq. Fl
Unlts@I,500Sq. Ft. Each
Bldg. Sg. Ft.
Bldg. Sq. Ft.
Parkln~
Office Par1dng
Retail Par1<ing
Residential Parfdng
Parking Tyee
Sulface Paoong
Tuck·Under Alley Parking
AppendixE
Economic Analysis
Rogulred
1 Sp/350 Sq. Ft.
1 Sp/250 Sq. Ft.
t.5 Sp/Unn
Partially Submerged Podium Parking
HARD COSTS
Item
Site Area Improvements
ResldenUai Building (a)
COmmercial Building (b)
Surtace Parl<lng (c)
Tuck Under Alley Parking (c)
Podium Parl<lng \c)
TOTAL
SOFT COSTS
Item
Architedure Fees
Engineering Fees
Derect Liability Wrap Insurance
Video Recording of Construction
Development Impact Fees and Building Fees (d)
Development Impact Fees
Residential
Commercial
BMRFee
Building Fees
Plumbing, Mechanical, and ElectriC
Building Fees
Excavation Fees
School Fees
Residential
Commercial
Plan Check Fees
Utility Fees
Construction Financing Costs
Loan to Costs Ratio
Length of Construction Period
Draooown Factor
Construction Loan Rate
Loan Fees
Pennanent Loan Fees
Interim Property Taxes
Developer Services & Other Soft Costs
Project Conllnaency
TOTAL SOFT COSTS
DEVELOPER PROFIT
REVENUES and EXPENSES
RESIDENTIAL UNIT SALES
Market Price
Below Mar1<et Rate Unit Prlce (Q
Brokerage and Markeling Expenses
TOTAL RESIDENTIAL REVENUE
COMMERCIAL LEASING
Monthly Office Lease Rate (NNN)
Monthly Retail Lease Rate (NNN)
Less Vacancy
Monthly Operating Expenses
TOTAL COMMERCIAL LEASING REVENUE
COMMERCIAL CAPITALIZED VALUE
TOTAL PROJECT VALUE
Notes:
Number
26,250
22,500
5,200
1,000
3,750
7,100
27,700
Sq. Ft.
Bldg. Sq. Ft..
Bldg. Sq. Ft..
Sq.Ft.
Sq. Ft.
Sg. Ft.
Bldg. Sq. Ft.
Unit
Number Unit
$4,816,250 Total Hartl COsts
$4,816,250 Total Hartl COsts
1 Project
Project
15 Unlls
5,200 Bldg. Sq. Fl.
$1,160,714 Appraised Apt Value (d)
27,700 Bldg. Sq. Ft.
$4,816,250 Total Hartl COsts
9,500 Cubic Yartls
22,500
5,200
1
1
Living Area
Bldg. Sq. Fl.
Project
Project
S6, 134,277 Total costs
18 months
$4,600,708 Total Loan
$4,600,708 Total Loan
$4,600,708 Totat Loan
$1,167,688 Total Office Peon. Loan
$10,095,969 Hartl & Soft COsts
$8,595,673 Hartl & Soft COsts
$8,793,543 Hartl & Soft Costs
$8,762,688 Hartl & Soft Costs (e)
Number
19,500
3,000
2,500
2,700
5,200
Annual Revenue
/Bldg. Sq. Ft.
/Bldg. Sq. Ft.
Bldg. Sq. Ft.
Bldg. Sq. Fl
Bldg.Sg. Ft.
$168,210 !Year
Unit
Cost Unit
$6/Sq. Ft.
$152/Bldg. Sq.Ft.
$152/Bldg. Sq.Ft.
$6/Sq. Fl
$30 /Sq. Fl
$45/Sg. Ft.
Cost Unit
5% of Total Hard Costs
2.5% of Total Hartl Costs
$420,000 $3 Million In COverage
$50,000 /Project
$6,930/Unlt
$16.75/Bldg. Sq.Ft.
7.5% *Appraised Apartment Value
$0.16/Bldg. Sq.Ft.
$5,692 + $3.BS/addltlonal $1,000
$2,000 + $IOO1additionall0,000 C.Y.
$2.14/Sq. Fl of Living Area
$0.34 /Bldg. Sq.Fl
$38,382 /Project
$82,150 /Project
0.75 of Total COsts
0.60 ofTotaJ Loan
7.0% 01 Tata! LoanIYear
1.5% of Total Loan
1,0% of Omce Loan
1.2% of Hartl & Soft COsts
3% of Hartl & Soft COsts
5% of Hartl & Soft costs
12% of Hartl & Soft Costs (e)
TOTAL CONSTRUCTtON COSTS:
Price Unit
$500 /Bldg. Sq. Ft.
$164/Bldg. Sq. Ft.
5% of Potential Revenue
$3.50 /Bldg Sq. Fl
$3.25/Bldg Sq. Fl
10% of PotenUal Revenue
\SO.34)/Bldg Sg. Ft.
Capitalization Rate
8% IAnnual Revenue
(a) Assumes 1,500 square foot units with 'NDod frame construction, hlgh-quality construction, skylight, wood floors and full kitchen appliances,
See Appendb: S for a full unit delall
(b) Assumes wood frame construction on stucco, Tenants are ground floor restaurant and small office user. See Appendix S for building detail.
(c) Assumes 250 square feet per space for sulface parking & tuck under alley, and approximately 370 square feet per space for podium parking.
(d) See Appendlx T for a detail list of planning, building, and development Impad fees.
(e) Financing costs are not inducled In calculating developer profit.
(f) The below market rate unit price is based on Santa Clara County's median Income for a four person household according to the Department of
Housing and Community DevekJpment. See Appendix U for an explanation of the BMR home price.
Sources: RS Mean Square Foot Construction Costs, 2002; Ross Construction, 2002; Segue Construction; 2002; J.R. Roberts Construction,
2002; Classic Communities, 2002; Dollars and Cents. MulUfamlly Housing, 2002; BAE, 2002.
Item Costs
$157,500
$3,426,350
$790,400
$6,000
$112,500
$319,500
$4,616,250
Item Costs
$240,613
$120,406
$420,000
$50,000
$103,950
S97,500
$67,054
$4,986
$20.969
$1,900
$48,150
$1,768
$38,382
$82,150
$289,845
$89,011
$11,677
$90,664
$197,870
$339,677
$2,316,970
$811,523
!R~m
Total
$9,750,000
$490,776
\$512,039)
$9,728,737
$8,750
$8,775
($1.753)
($1,755)
$14,018
Capitalized Value
$2,102,625
$11,831,3621
Spaces
6
7
23
Seaces
4
15
19
Price/Unit
$896,429
$245,388
($34,136)
$848,582
Appendix 0: Large Site, 1.5 FAR Alternative-Standard Parking
Development Program
Lot Size
Commercial Space
Office Square Feet
Retail Square Feet
Total Condominiums
Residential Square Feet
Interior Corridor Circulation
Total Building Square Feet
HARD COSTS
lIem
Site Area Improvements
Residential Building (a)
Commercial Building (b)
Surface Par1<ing (c)
Tuck Under Alley Par1<ing (c)
Underground Par1ting (e)
TOTAL
SOFT COSTS
Item
Architecture Fees
Engineering Fees
Defect Liability Wrap Insurance
Video Recording of ConstrucUon
Development Impact Fees and Building Fees (d)
Development Impact Fees
Residential
Commerdal
BMRFee
Building Fees
Plumbing, Mechanical, and Electric
Building Fees
Excavation Fees
School Fees
Residential
Commercial
Plan Check Fees
UtllHy Fees
Construction Financing Costs
Loan to Costs Ratio
Length of Construction Period
Dra..wown Factor
Constructlon Loan Rate
Loan Fees
Pennanenl Loan Fees
Interim Property Taxes
Developer Services & Other Soft Costs
Project Contingency
TOTAL SOFT COSTS
DEVELOPER PROFIT
Number
26,250
5,200
2,500
2,700
21
31,400
1,500
36,100
Number
26,250
32,900
5,200
1,000
3,500
25,450
38,100
Sq. Ft.
Bldg. Sq. Ft.
Bldg. Sq. Ft.
Bld9. Sq. Ft
Units
Bldg. Sq. Ft.
Bldg. Sq. Ft.
Bldg. Sq. Ft.
Sq. Ft.
Bldg. Sq. Fl..
Bldg. Sq. Ft.
Sq. Ft.
Sq. Ft.
Sq. Ft.
Bldg. Sq. Ft.
Unit
Unit
Number Unit
$7,595,240 Total Hard Costs
$7,595,240 Tolal Hard Costs
1 Project
Project
21 Units
5,200 Bldg. Sq. Ft.
$772,214 Appraised Apt Value (e)
38,100 Bldg. Sq. Ft.
$7,595,240 Total Hard Costs
34,000 Cubic Yards
31,400
5,200
1
1
UvlngArea
Bldg. Sq. Flo
Project
Project
$9,184,729 Tolal Costs
18 months
$6,888,547 Total Loan
$6,888,547 Total Loan
$6,888,547 Total Loan
$1,160,168 Total Office Penn. Loan
$13,355,796 Hard & Soft Costs
$9,884,838 Hard & Soft Costs
$10,181,383 Hard & Soft Costs
$10,110,548 Hard & Soft Costs (e)
Cost
Parking
Office Parking
Retail Parking
Residential Parking
Parking Type
Surface Parking
Tuck-Under Alley Parking
Underground Parking
$6/Sq. Fl
$144/Bldg. Sq.Ft.
$152/Bldg. Sq.Ft.
$8 ISq. Ft.
$30 ISq. Ft.
$70 ISq. Ft
Unit
Cost Unit
5% of Tolal Hard Costs
2.5% of Total Hard Costs
$420,000 $3 Million in Coverage
$50,000/ProJect
$6,930 /Unit
$18. 75/Bldg. Sq.Ft.
7.5% 'Appralsed Apartment Value
$0.18/Bldg.Sq.Ft
$6,892 + $3.85/additlonal $1 ,000
$2,000 + $100/additionall0,000 C.Y.
$2.14/Sq. FI. of Living Area
$0.34 IBldg. Sq.FI.
$55,482 IProject
$83,350 /Project
0.75 of Total Costs
0.60 of Tolal Loan
7.5% of Total LoanlYear
1.5% of Total Loan
1.0% of Office Loan
1.2% of Hard & Soft Costs
3% of Hard & Soft Cos1s
5% of Hard & Soft rosts
12% of Hard & Soft Cosls (e)
AppendixE
Economic Analysis
Required
1 Sp/250 Sq. Ft.
1 Sp/250 Sq. F1.
2.3 SplVnlt
Item Costs
$157,500
$4,752,840
$790,400
$8,000
$105,000
$1,781,500
$7,595,240
Item Costs
$379,762
$189,881
$420,000
$50,000
$145,530
$97,500
$57,916
$6,858
$31,946
$2,300
$67,196
$1,768
$55,482
$83,350
$484,977
$103,328
$11,602
$120,202
$296,545
$509,089
$3,095,212
$1,213,265
TOTAL CONSTRUCTION COSTS:
REVENUES and EXPENSES
RESIDENTIAL UNIT SALES
Market Price
Number
26,990
4,410
/Bldg. Sq. FI.
/Bldg. Sq. FI.
UnU Price
$515 IBldg. Sq. Ft.
$167 /Bldg. Sq. Ft.
Unit
Below Mar1<et Rate Unit P~ce (Q
Brokerage and Marketing Expenses 5% of Potential Revenue
TOTAL RESIDENTIAL REVENUE
COMMERCIAL LEASING
Monthly Office Lease Rate (NNN)
Monlhly Retail Lease Rate (NNN)
Less Vacancy
Monthly Operating Expenses
TOTAL COMMERCIAL LEASING REVENUE
COMMERCIAL CAPITALIZED VALUE
TOTAILPROJECTVAILUE
Notes:
2,500 Bldg. Sq. Ft.
2,700 Bldg. Sq. Ft.
5,200 Bldg. S9. Ft.
Annual Revenue
$188,210 Near
$3.50 IBldg Sq. Ft.
$3.25/Bldg Sq. Ft.
10% of Potential Revenue
($0.34) /Bldg Sq. Ft.
Capitalization Rate
8% /Annual Revenue
(a) Assumes 1,500 square fool units with wood frame conslruction, high-quallty ronstruction, skylight, wood floors and full kitchen appliances.
See Appendix S for a full unit detail
(b) Assumes wood frame ronsiructlon on stucco. Tenants are ground floor restaurant and small office user. See Appendix S for building detail.
(c) Assumes 250 square feet per space for surface and tuck under par1ting and 490 square feet for two-Ievel undrground parking.
(d) See Appendix T for a detail list of planning, building, and development impad fees.
(e) Finandng rosts are not included in calculating developer profit.
(f) The below market rate unit price Is based on Santa Clara County's median Income for a four person household according to the Department of
Housing and Community Development. See Appendix U for an explanation of the BMR home pr1ce.
Sources: RS Mean Square Foot Construction Costs, 2002; Ross Construction, 2002; Segue Construction; 2002; J.R. Roberts Construction,
2002; Classic Communi(ies, 2002; Dollars and Cents, Multifamily Housing, 2002; BAE, 2002,
Tolal
$13,899,850
$738,184
($731,801)
$13,904,213
$8,750
58,775
1$ t ,753)
($1,755)
$14,018
Capitalized Value
$2,102,625
$16,006,8381
Spaces
Spaces
10
11
49
14
52
Price/Unit
$772,214
$245,388
IS34,848)
$862,105
Appendix P: Large Site, 1.5 FAR Alternative-Reduced Parking
Development Program
Lot Size Co~mercial Space
Office Square Feet
Retail Square Feet
Total Condominiums (a)
Residential Square Feet
Interior Corridor Circulation
Number
26,250
5,200
2,500
2,700
21
31,400
1,500
Sq. Ft.
Bldg. Sq. Ft.
Bldg. Sq. Ft.
Bldg. Sq. Ft.
Units
Bldg. Sq. Ft.
Bldg. Sq. Ft.
Unit Parking
OfficePar1dng
Retail Par1dng
Residential Par1<ing
Parking Type
Surface Par1dng
Tuck-Under Alley Par1dng
AppendixE
Economic Analysis
Required
1 Sp/350 Sq. Ft.
1 Sp/250 Sq. Ft.
1.5 SplUn~
Total Building Square Feet 36,100 Bldg. Sq. Fl Partially Submertled Podium Parking
HARD COSTS
!lem
Site Area Improvements
Residential Building (a)
Commerdal Building (b)
Surface Par1dng (c)
Tuck Under Alley Parking (c)
Podium Parking (c)
TOTAL
SOFT COSTS
lIem
Architecture Fees
Engineering Fees
Derect Liability Wrap Insurance
Video Recording of Construction
Development Impact Fees and BuildIng Fees IdJ
Development Impact Fees
Residential
Commercial
BMR Fee
Building Fees
Plumbing, Mechanical, and Electric
Building Fees
Excavation Fees
School Fees
Residential
Commercial
Plan Check Fees
UUliIy Fees
Construction Financing Costs
Loan to Costs Ratio
Length of Construction Period
Drawclown Factor
Construction Loan Rate
Loan Fees
Permanent Loan Fees
Interim Property Taxes
Oeveloper Services & Other Soft Costs
Project Contingency
TOTAL SOFT COSTS
DEVELOPER PROFIT
REVENUES and EXPENSES
RESIDENTIAL UNIT SALES
Market Price
Below Markel Rale Unit Price (e)
Brokerafle and Mar1<etin., Expenses
TOTAL RESIDENTIAL REVENUE
COMMERCIAL LEASING
Monlhly Office Lease Rale (NNN)
Monlhly Retail Lease Rale (NNN)
Less Vacancy
Monthly OperaUng Expenses
TOTAL COMMERCIAL LEASING REVENUE
COMMERCIAL CAPITALIZED VALUE
TOTAL PROJECT VALUE
Notes:
Number
26,250
32,900
5.200
1,000
3,750
13,300
38,100
Sq. Ft.
Bldg. Sq. FI ..
Bldg. Sq. Ft ..
Sq. Fl.
Sq. Ft.
Sq. Ft.
Bldg. Sq. Fl.
Unit
Number Unit
$6,419,740 Total Han! Costs
$6,419,740 Tolal Han! Costs
1 Project
Project
21 Units
5,200 Bldg. Sq. Fl.
. $749,722 Appraised Api Value (d)
36,100 Bldg. Sq. Fl.
$6,419,740 Tolal Han! Costs
17,600 CubiC Yan!s
31,400 Living Area
5,200 Bldg. Sq. Fl..
1 Project
1 Project
$7,922,552 Tolal Costs
20 months
$5,941,914 Total Loan
$5,941,914 Tolal Loan
$5,941,914 Total Loan
$1,167,666 Total Office Penn. Loan
$12,030,451 Han! & Soft Costs
$6,565,611 Han! & Soft Costs
$6,622,560 Han! & Soft Costs
$6,748,989 Han! & Soft Costs (e)
Number
26,990
4,410
2,500
2,700
5,200
Annual Revenue
IBldg. Sq. Ft.
!Bldg. Sq. Ft.
Bldg. Sq. Ft.
Bldg. Sq. Ft.
BldQ. Sq. Fl.
$166,210/Year
Unit
Cost
$6/Sq. Fl
$144 !Bldg. Sq.Ft.
$152 !Bldg. Sq.Ft.
$6 ISq. Ft.
$30 ISq. Fl.
. $45/Sq. Ft.
Unit
Cost Unit
5% oITolai Han! Costs
2.5% oITolai Han! Costs
$420,000 $3 Million in Coverage
$60,000 !Project
$6,930 /Unll
$16.75/Bldg. Sq.Ft.
7.5% '""Appraised Apartment Value
$0.16 IBldg. Sq.Ft.
$5,692 + $3.B5/addilional $1,000
$2,000 + $1001addlUonaI10,000 C.Y.
$2.14 ISq. Ft. of living Area
$0.34 !Bldg. Sq.Fl
$46.500 !Project
$66,350 !Pro)ect
0.75 of Total Costs
0.60 oITolai Loan
Price
7.0% oITolai LoanlVear
1.5% of TOlaJ Loan
1.0% of Office Loan
1.2% of Han! & Soft Cosls
3% of Han! & Soft Costs
5% of Hard & Soft costs
12% of Han! & Soft Costs (e)
TOTAL CONSTRUCTION COSTS:
$500 !Bldg. Sq. Fl.
$167 !Bldg. Sq. Fl.
Unit
5% of Potentlal Revenue
$3.50 !Bldg Sq. Fl.
$3.25 IBldg Sq. Fl
10% of PotenUaI Revenue
(SO.34) !Bldg Sq. Fl.
Capitalization Rate
B% IAnnual Revenue
(a) Assumes 20 units at 1,500 square feet and two units at 1,300 square feet with wood frame construction, hlgh-quallty construction, skylight,
wood floors and full kitdlen appliances. See Appendix S for a full unrt detall
(b) Assumes wood frame construction on stucco. Tenants are ground noor restaurant and small office user. See Appendix S for building detail.
(e) Assumes 250 square feet per space for surface and tuck under paridng and 400 square feet per space for podium pal1dng.
(d) See Appendix T for a detai/list of planning, building, and development impact fees.
(e) Finandng costs are not induded In calculating developer profit.
(1) The below market rate unit price is based on Santa Clara County's median income for B four person household according to the Department of
Housing and Community Development. See Appendix U for an explanation of the BMR home price.
Sources: RS Mean Square Foot Conslruction Costs, 2002; Ross Construction. 2002; Segue Construction; 2002; J.R. Roberts Construction,
2002; Classic Communities, 2002; Dollars and Cents. Multifamily Housing, 2002; BAE, 2002.
Item Costs
$157,500
$4,752,840
$790,400
$6,000
$112,500
$596,500
$6,419,740
lIem Costs
Total
$320,967
$160,493
$420,000
$60,000
$145,530
$97,500
$56,229
$6,656
$27,301
$2,100
$67,196
$1,766
$46,500
$66.350
$415,934
$69,129
$11,677
$126,320
$256,966
$441,129
$2,643,969
$1,049,636
$13,495,000
$736,164
($711,556)
$13,519,606
Capitalized Value
$6,750
$6,775
($1,753)
($1,766)
$14,016
$2,102,626
$15,622,2311
Spaces
Spaces
8
7
32
4
15
33
Price/Unit
$749,722
$245,366
($33,864)
$643,791
Appendix Q: Large Site, 2.5 FAR Alternative-Standard Parking
Development Program
Lot Size
Commercial Space
Office Square Feet
Retail Square Feet
Total Condominiums (a)
Residential Square Feet
Building Circulation
Number
26,250
5,500
2,800
2,700
33
45,750
5,125
Sq. Ft.
Bldg. Sq. Ft.
Bldg. Sq. Ff.
Bldg. Sq. FL
Units
Bldg. Sq. Ft.
Bldg. Sg. Ft.
Unit Parking
Office Parking
Retail Parking
Residential Parking
ParklnQ T~~e
Surface Parking
AppendixE
Economic Analysis
Re9uired
1 Sp1250 Sq. Ft.
1 Sp1250 Sq. Ft.
2.3 Sp/Unit
Total Building Square Feet 56,375 Bldg. Sq. FL Partially Submerged Podium Parking
HARD COSTS
Item
Site Area Improvements
Open Space Improvements
Residential Building (a)
Commercial Building (b)
Surface Parking (c)
Underground Parking (c)
T.OTAL
SOFT COSTS
Item
ArchHecture Fees
Engineering Fees
Defect liability Wrap Insurance
Video Recording of Construct Jon
Development Impact Fees and Building Fees (d)
Development Impact Fees
ResldenUai
Commercial
Building Fees
Plumbing, Mechanical, and Electric
Building Fees
Excavation Fees
School Fees
Residential
Commercial
Plan Check Fees
Utili)' Fees .
Construction F iDanclng Costs
Loan to Costs Ratio
Length of ConstructIon Period
Drawdown Factor
Construction Loan Rate
Loan Fees
Pennanent Loan Fees
Intenm Property Ta><es
Developer Services & Other Soft Costs
Project Conllnl}ency
TOTAL SOFT COSTS
DEVELOPER PROFIT
Number Unit
26,250
2,000
50,875
Sq. Fl.
Sq. Fl.
Bldg. Sq. Ft.
Bldg. Sq. Fl.
Sq. Fl.
5,500
4,500
47,500
56,375
Sg. Fl.
Bldg. Sq. Ft.
Number Unit
$12,336,079 Total Hard Costs
$12,336,079 Total Hard Costs
1 Project
33
5,500
Project
Units
Bldg. Sq. Ft.
56,375 Bldg. Sq. Ft.
$12,336,079 Total Hard Costs
73,900 CubiC Yards
45,750
5,500
1
Uving Area
Bldg. Sq. Ft.
Project
project
$14,411,977 Total Costs
20 months
$10,806,983 Total Loan
$10,608,983 Total Loan
$10,608,983 Total Loan
$1,134,495 Total Office Perm. Loan
$18,933,246 Hard & Soft Costs
$15,531,418 Hard & Soft Costs
$15,997,361 Hard & Soft Costs
$15,867,120 Hard & Soft Costs (e>
Underground Parking
Cost Unit
$6/Sq. Ft.
$20 ISq. Ft.
$151 !Bldg. Sq. Fl.
$152 !Bldg. Sq. Ft.
$6 ISq. Fl.
$75/Sg. Fl.
Cost Unit
5% olTotal Hard Costs
2.5% olTotal Hard Costs
$420,000 $3 Million In Coverage
$60,000 !Project
$6,930/Unlt
$16.75/Bldg. Sq. Fl.
$0.16 !Bldg. Sq, Fl.
$5,692 + $3.85/additional $1,000
$2,000 + $1001addiUonal10,OOO C.Y.
$2.14 ISq. FL 01 Living Area
$0.34 /Bldg. Sq. Fl.
$64,632 !Project
$90,750 !Project
0.75 olTotai Costs
0.60 01 Total Loan
7.0% 01 Total LoalVYear
1.5% 01 Total Loan
1.0% 01 Office Loan
1.2% 01 Hard & Soft Costs
3% 01 Hard & Soft Costs
5% 01 Hard & Soft Costs
12% 01 Hard & Soft Costs (e>
TOTAL CONSTRUCTION
REVENUES and EXPENSES Number Unit Price Unit
RESIDENTIAL UNIT SALES
Market Price 39,150 !Bldg. Sq. Ft. $515/Bldg. Sq. Fl.
Below Market Rate Unit Pnce (Q 6,600 !Bldg. Sq. Ft. $186/Bldg. Sq. Ft,
Brokerage and Marketlnll Ex~enses 5% of Potential Revenue
TOTAL RESIDENTIAL REVENUE
COMMERCIAL LEASING
Mont~y Office Lease Rate (NNN) 2,800 Bldg. Sq. FL $3.50 !Bldg Sq. Ft.
Monl~y Retail Lease Rate (NNN) 2,700 Bldg. Sq. Ft. $3.25 !Bldg Sq. Ft.
Less Vacancy 10% of Potential Revenue
Monlhl~ 0l2:eratl[!g Exeenses 5.500 Bldg. Sg. Fl ($0.34l/Bld~ Sg. Ft.
TOTAL COMMERCIAL LEASING REVENUE
Annual Revenue Capitalization Rate
COMMERCIAL CAPITALIZED VALUE $176,335 Near
TOTAL PROJECT VALUE
Notes·,
(a) Assumes approximately 1,400 square foot units wilh wood frame construclJon, high-quality construction, skylight, wood floors
and full kitchen appliances. See Appendix S for 8 full unit detail
(b) Assumes wood frame constructlon on stucco. Assumed tenant is a ground floorre$taurant. See Appendix S for building detail.
8% IAnnual Revenue
(c) Assumes 250 square feet per space for tuck under parking and podium parking, and 580 square feet per space forty"u·level underground' parking.
(d) See Appendix T ror a delalilist of planning, building, and development Impact fees.
(e) Financing costs are not Induded In calculating developer profit
(f) The below markel rate unit price Is based on Santa Clara County's median Income for a four person household according to the Department of Housing
and Community Development. See AppendDc U for an explanation of the BMR home price.
Sources: RS Mean Square Foot Construction Costs, 2002; Ross Construdion, 2002; Segue Construction; 2002; J.R. Roberts ConstructIon,
2002; Classic Communities, 2002; Dollars and Cents, Multifamily Housing, 2002; BAE, 2002,
COSTS:
Item Costs
$157.500
$40,000
$7,704,079
$636,000
$36,000
$3,562,500
$12,336,079
IlemCosta
5616,604
$306,402
$420,000
$60,000
$226,690
$103,125
$10,146
$50,673
$2,700
$97,905
$1,670
$64,632
$90,750
$756,629
$162,135
$11,345
$189,332
$465,943
$799,868
$4,461,150
$1,904,054 -
Total
$20,162,250
$1,226,940
($1,069,460>
$20,319,731
$9,800
$8,775
($1.856)
($1,856)
$14,861
Capitalized Value
$2,229,188
$22,648,9181
Spaces
12
11
76
Spaces
16
61 .,
Price/Unit
$720,080
$245,386
($32.408)
$615,749
Appendix R: Large Site, 2.5 FAR Alternative-Reduced Parking
Development Program
Lot Size
Commerdal Space
Office Square Feet
Retail Square Feet
Total Condominiums (a)
Number
26,250
5,500
2,600
2,700
Sq. Fl.
Bldg. Sq. Flo
Bldg. Sq. Flo
Bldg. Sq. Fl
Units
Unit Parking
Office Parking
Retail Parking
ResldenUal Par1<ing
Parking Type
Surface Par1<ing
AppendixE
Economic Analysis
Required
1 Sp/350 Sq. Flo
1 Sp/250 Sq. Flo
1.5 Sp/Unrt
Residential Square Feet
Building Circulation
Total Building Square Feet
33
45,750
5,125
56,375
Bldg. Sq. Flo
Bldg. Sq. Flo
Bldg. Sq. Flo
Partially Submerged Podium Parking
Underground Par1<ing
HARD COSTS
Item
Slle Area Improvements
Open Space Improvements
Residential Building (a)
Commercial BUilding (b)
Surface Par1<lng (c)
Podium Par1<lng (c)
Underi! round Par1<ing (c)
TOTAL
SOFT COSTS
Item
Architecture Fees
Engineering Fees
Defeclliability Wrap Insurance
Video Recording of Construction
Development Impact Fees and Building Fees Cd)
Development Impact Fees
Residential
Commercial
Building Fees
Plumbing, Mechanical, and Electric
Building Fees
excavatIon Fees
School Fees
ReSidential
Commercial
Plan Check Fees
UtililyFees
Construction Financing Costs
Loan to Costs Ratio
Length 01 Construction PMod
Drawdown Factor
Construction Loan Rate
Loan Fees
Pennanent Loan Fees
Interim Property Taxes (e)
Developer Services & Other Soft Costs
Project Con1ln~encY
TOTAL SOFT COST S
DEVELOPER PROFIT
REVENUES and EXPENSES
RESIDENTIAL UNIT SALES
Mar1<etP~ce
Below Mar1<el Rate Unit Price (~
Brokerage and Marketing Expenses
TOTAL RESIDENTIAL REVENUE
COMMERCIAL LEASING
Monlhly Office Lease Rale (NNN)
Monlhly Retail Lease Rale (NNN)
Less Vacancy
Monthly Operating Expenses
TOTAL COMMERCIAL LEASING REVENUE
COMMERCIAL CAPITALIZED VALUE
TOTAL PROJECT VALUE
Notes:
Number
26,250
2,000
50,875
5,500
4,500
6,000
9,000
56,375
Sq. Flo
Sq. Flo
Bldg. Sq. Fl..
Bldg. Sq. Fl.
·Sq. Flo
Sq. Flo
Sq. Ft.
Bldg. Sq. Fl
Unit
Number Unit
$9,673,579 Tolal Hard CoSIS
$9,673,579 Total Hard CoslS
1 Project
Project
33 Unns
5,500 Bldg. Sq. Fl.
56,375 Bldg. Sq. Fl
$9.673,579 Total Hard CoSIS
22,000 Cubic Yards
45,750 Living Area
5,500 Bldg. Sq. Flo.
1 Project
Project
$11,522,960 Total CoSIS
20 months
$6,642,220 Total Loan
$6,842,220 Tolal Loan
$6,642,220 Tolal Loan
$1,404,495 Total Office Penn. Loan
$16,662,753 Hard & Soft COSIS
$12,446,552 Hard & Soft CoslS
$12.448,552 Hard & Soft Costs
$12,693,643 Hard & Soft CoslS (e)
Number
39,150
6.600
2.800
2,700
5,500
Annual Revenue
/Bldg. Sq. Ft.
!Bldg. Sq. Ft.
Bldg. Sq. Flo
Bldg. Sq. Fl
Bldg. Sq. Fl
$176,335IYear
Unit
Cost Unit
Cost
$6/Sq. Fl
$20 /Sq. Ft.
$151 !Bldg. Sq.Ft.
$152/Bldg. Sq.Ft.
$6/Sq. Fl
$45/Sq. Fl
$70 /Sq. Ft.
Unit
5% of Tolal Hard Costs
2.5% of Total Hard Costs
$420,000 $3 Million in Coverage
$60,000 /Project
$6,930 /Unit
$18.75 /Bldg. Sq.Ft.
$0.16 !Bldg. Sq.Fl
$5,892 + $3.B5/additional $1,000
$2,000 + $100/additionall0,000 C.Y.
$2.14/Sq. Fl 01 Living Area
$0.34 !Bldg. Sq.Ft.
$69,020/Project
$90,750/Project
0.75 ofTolai Costs
0.60 ofTolaiLDan
7.0% ofTolaiLDaniYear
1.5% ofTotaJ Loan
1.0% 01 Office Loan
1.2% of Hard & Soft Costs
3% 01 Hard & Soft CoslS
5% 01 Hard & Soft CoSIS
12% 01 Hard & Soft CoSIS (e)
TOTAL CONSmUCTION
COSTS:
Price Unit
$500 !Bldg. Sq. Ft.
$166/Bldg. Sq. Ft.
5% of Potential Revenue
$3.50 /Bldg Sq. Ft.
$3.25 !Bldg Sq. Ft.
10% of Potential Revenue
($0.34) /Bldg Sq. Ft.
Capitalization Rate
6% JAnnual Revenue
(a) Assumes 30 unIts at 1,400 square feet and three units at 1,250 square feet with \Wad frame high-quality construction, skylight, wood floors.
and full kitchen appliances. See Appendix S for a full unit detail.
(b) Assumes \Wad frame construction on stucco. Tenants are ground floor restaurant and smafl office uset. See Appendix S for building detaiL
(c) Assumes 250 square feel per space for tuck under parking and podium parking, and 350 square feet pet space for podium parking.
(d) See Appendix T lor a delall Usl 01 planning, building, and development Impact lees.
(e) Finandng costs are not Induded in calCUlating developer profit.
(f) The below market rate unit pr1ce Is based on Santa Clara County's median Income for a four person household according to the Department of
Housing and Community Development. See Appendix U for an explanation of the BMR home price.
Sources: RS Mean Square Foot ConstrucUon Costs, 2002; Ross Construction, 2002; Segue Construction; 2002; J.R. Roberts Construction,
2002; Classic Communities, 2002; Dollars and CenlS, Mulillamlly HOUSing, 2002; BAE, 2002.
Item Costs
$157,500
$40,000
$7,704,079
$836,000
$36,000
$270,000
$630,000
$9,673,579
Item Costs
Total
$463,679
$241,639
$420,000
$60,000
$226,690
$103,125
$10,146
$40,154
$2,200
$97,905
$1,670
$69,020
$90,750
$604,955
$129,633
$14,045
$174,959
$373,397
$622,326
$3,766,697
$1,523,237
$19,575,000
$1,226,940
($1,040,097)
$19,761,843
Capitalized Value
$9,600
$6,775
($1,656)
($1,656)
$14,661
$2,229,186
$21,991,0311
Spaces
Spaces
49
16
20
26
Price/Unit
$699,107
$245,366
($31,518)
$596,644
SOFA Phase II. Zoning Altematives Analysis Summary Sheet· With Changes per Sedway Comments
rSMAi'ttsITE;fe~i~ii/j:·~Qidii~~.~jf;~1o.1Jii'D;stl'tiL~':~t~~~~!;(f~!li~~M~;j~U?Jl~di~~~~~~~~~~!!m!~!:~{i~~~~ijmj~~~~ifi~~:~j~::£~t;:~~~~~1~;:5~!~r,::f:l;~r~l~J,ilM!U
LotSIu: 10,5DD SJ'.
Estimated rll$ldual value necessary to provide redevelopment Incenlfve: orl $237 Ilot S.F.
Zoning Altemallve Actual Bulldlng Total Project Total Prolect land Residual Value
Name ~ Program Cost Value Total PerlotSJ'.
Exisllng Zoning 0.60 3,500 S.F. Omce & $1.537,097 51,1;188,700 $451,603 $43.01
2 Unl\s @ 1,400 S.F.
1.15 FAR-Slandard Parking 1.00 7 Unlla @ 1,500 S.F. $3,606,865 $4,636,369 $1,027,503 $97.86
1.15 FAR-Reduced Parldng 1.00 7 Unlls@ 1,500 S.F. $3,453,867 $4,506,119 $1,054,251 $100.4C
1.5 FAR-Slandard Parking 1.43 10 Units@ 1,500 S.F. $5,232,123 $6,637,994 $1,605,671 $152.94
1.5 FAR-Reduced Parking 1.43 10 Units @ 1,500 S.F. $4,612,865 $6,545,619 $2,032,732 $193.59
2.5 fAR-Slalidard Par1lln9 2..10 14 Unn .. @ 1,500 S.F. S7,965,078 $9,272,737 $1.307,669 $124.54
2..5 FAR-Reduced Parking 2.10 14 Uniis @ 1,500 S.F. $G,G07.m 19,016.237 $2,408,314 $229.36
Sources: RS Maan Square Fool OonslrucUon,Cosls, 2002; Ross Ol>nslruc!lon, 2002; Segue Construcllon; 2002; J.R. Roberts O.onslruc!lon 2002; Cily or Pain Allo. 2002: ctasslc
Communllies, 2002; Oolara and Canis, MuilifamUy Housing, 2002; Public Wclf1<s Oepartmenl. Planning Oepal1menl, Oily or Palo Allo, 2002; Palo Alto Unlfled School Dlstricl; June 2002,
Palo Allo UUUUes Depal1menl, 2002; ElAE. 2002.
t:Jj o § o ~. >-0'0 6'g
I» 0.. -< ~. ~. t:Jj
SOFA Phase II, Zoning Alternatives Analysis Summary Sheet· With Changes per Sedway Comments
j~RGE·shi;.t~~i~.1f~~:bUlJdJhg~~Jji~Proxiin·ate'Y:1o:g00~~q~:ft!~~a'Ot~~'liilia:S'e~l~ti~p.~~s!Ptlt!iII~~i~fwa;V~iW1~"fi~~~iti11~~'ithi~~a'~~pii~~~:l~ijl~jg~t;ti'$1'~futii'firtj~~~;::';#:;;1!i:~~::;!';:Y.!:!'~!i~:;;:i~·· ::~;;~i~
lolSize: 26,250 S.F.
Estlmilted I"Bsldual value necessary to provide redevelapmenllncenUve:
Zoning AliernaUve Building
Nilme Actual FAR Progl'Bm
&lsUng Zoning O.BO 5.000 S.F. Ornce &
7 Unll. @ 1.425 s.F.
1.15 FAR.slandard Pa,ldng 1.15 2.500 S.F. OflJce.
2.700S.F. Relall &
1.15 FAR-Reduced Parking
(land residua" deaeasea rrcm
516510 $146)
1.15
1.5 FAR.slandard Parking 1.50
1.5 FAR·Reduced Par1<lng 1.50
2.5 FAR-Slandard Parking 2.25
(land Il!Sldual remaIns lhe same after
change.)
2.5 FAR·RedlJced Parking 225
(land faslduallncreases from $258 to
$267 an.,. changes)
IS Unlls @ 1,500 S.F.
2.500 s.F. OIRce.
2.700 S.F. Relall &
15 Unlls @ 1,500 S.F.
2.500 s.F. OIRce.
2.700 s.F. Relall &
21 Unlls@ 1.500 S.F.
2.500 S.F. Ornce.
2.700 s.F. Relall &
21 Unlls@ 1.500 S.F.
2.500 S.F. ames.
2,700 S.F. Relall &
33 Unlts@ 1.400 S.F.
2.500 S.F. Orne ••
2.700 S.F. Retail &
33 Unlts@ 1,400 S.F.
S3,59!J6Ol or I $136.81 ILo' S.F.
Tolal ProJact
Cast
$3.207.963
$B,356.7BO
Tolal Projoict
Revenue
$4.142,381
$12,109,237
Land Residual Value
Total Per Let S.E
$934,418 $35.60
$3,752.457 $142.95
$7.944,743 $II,B31.362. $3.666.620 $148.08
changes made: rrom ana Ineluslonary unUm two .!ncluslonary unlls
$11,903.718 $16.00B.838 54,103,121 $156.31
$10.313,345 515.622.231 $5.30B,BB8 $202.24
$18.701.283 522.54B.91 B $3.847,835
changes made: land residual
nole change II1lm 1.500 sJ. unlls 10 1,400 • .1. unlls. remains the
Interim laKBs or hard and soft costs {nD1lBnd coslsJ
$14,965.513 $21.991.031 $7,025.517 $267.64
changes made:add open space Improvements, 2,000 sJ. @ $20 pBr s.t
conslructlon Iosn period 24 10 20, drawdDwn 0.65 to 0,60
consllUclion loan polnls 110m 2 to 1.5
note change I,om 1.500 sJ. unlls 10 1,400 sJ. unlls,
interim laxes or hard Bnd soft costs (nollaOO costs)
Sources: ~S Mean Square Fool Conslrucllon Costs, 2DD2i Ross Conslrucllon, .2.002; Segue Construction; 20[)2; J.R. Roberts CDnstruction 2002; Clly or Palo AHo, 2002; Classic
CommunJUes. 2002; Dollars and Cenls. MulUlamily Housing. 2002; pubRe Wor1<s Department. Plennlng Depar1menl. City of Palo Allo. 2002: Palo Allo UntRed School Dlsl,lcl: June 2002.
Palo Allo UIIIIUes Depar1menl. 2002; BAE. 2002.
tr1 ° g
§. :> 0:g ~0 ~ p. ~~.
~. tr1
AppendixE
Economic Analysis
Appendix T: Impact Fees and Planning Fees
Development Impact Fees
Commercial In-Lieu Fee (Housing)
Parks Fee
Community Center Fee
Library Fee
Total Fee
Below Market Rate Program
SchDolFaas
Building Faas
Electrlcal Permit Fee
Mechanical Permit Fee
Plumbing Permit Fee
Building Permit Fee
Building Demolition Permit
Excavatlng, Grading, and Fill Permlls
Plan Review
Development Project Preliminary Review
Regular Negative Declaration
Plen Check
Fire and life Safety Plan Check
Zoning Plan Check
Slrnng Motion Instrumentation Surcharge
Address Changes
ArchlteclUlal Review
Utility Feea
Gas Service
Gas Meier
Domestic Fire Service Water
Fire Service 6'
4" Water Meier
1" Irrigation Meter
2 Sewsr Laterals
Relocation of Utilities
Commerclel Unit Multifamily Unit
$15.00 Isq. It. Nat applicable
$3.38 Isq. ft. $5,210 lunlt
$0.19 Isq. ft. $1,250 lunlt
$0.18 Isq. ft. $470 lunlt
$18.75 Isq. ft. $6,930 lunlt
5.00% of Appraised Value
or 1 BMR unit every 10 units
$0.34 Isq. It $2.14 Isq. It
-,C::o",m",m",e:::rc:::la::I:=--:--;;:.U",n::.It__ MulllfamJly Unit
$0.06 Isq. It. $0.06 Isq. It.
$0.06 Isq. It. $0.06 Isq. It
$0.06 [sq. It. $0.06 [sq. It.
$5,903 Per Million In valuation plus $3.85 for each additional $1 ,000 In valuation
$100 IProject $100 IProject
$1,000 lfirst 1,000 cubic yards, plus $100 for each additional 1,000 cubic yards
Commercial Unit
$3,000 /Project
$650 /Project
75% of Building Permit Fee
45% of Building Permit Fee
25% of Building Permit Fee
$21 1$100,000 of valuation
$100 Per Change
$1,B15 IProject
Commercial Unit
$3,000 IProJect
$500 IMeter
$6,000 IProject
$B,OOO IProject
$3,000 /Meter
$150 /Meter
$4,600 IProJect
Multifamily Unit
$3.000 /Project
$650 /Project
75% of Building Permit Fea
45% of Building Pennlt Fee
25% of Building PennI! Fee
$10 /$100,000 of va luaU on
$100 Par Change
$1,B15 IProject
Multifamily Unit
$3,000 IProject
$200 IMeter
$6,000 /Project
$6,000 IProJect
$3,000 IMeter
$150 /Meter
$4,500 IProJect
$10,000 -$20,000 Small-Large Project $10,000 -$20,000 Small-Large Project
Sources: Public Works Departmen~ Planning Departmen~ City of Palo Alto, June 2002; Palo Alto Unified School Dlstrlc~ June 2002.
Palo A110 Utilitles Departmen~ 2002: BAE, 2002.
Appendix U; Affordable Home Price and Rent Calculator For BMR Uriits
Income Limits
Median-Income 100% AMI
IMedlan-lncome Households
Weighted Average
2-Persons
3-Persons
4-Persons
Ownership Cost Assumpllons
0/0 of Income for Housing Cosls
Mort9age Tenns
Down Payment
Annuallnleresl Rate
LoanTenn
Annual Mortgage Insurnnce
Annual property lax "de
Annual Haotard Insurance
Condominium Fees
Household Siote
2-PeJ>;ons
$76,800
$76,800
$86,400
$96,000
3-Persons 4 Persons
$86.400 $96.000
Amount Avail. Principal & Property
for Housing Interest Insurance
$1,920 $1,196 $39
$2,160 $1,374 $45
$2.400 $1.551 $51
30% of gross annual Income
Slandard Mortgage Tenns
5.0% of home value
7.00% fixed
30 years
1.300/0 of mortgage
1.2% of home value
0.26% of home value
$300 IMonlh
Source: Departmenl of Housing and Communlly Development, 2002; Bay Area Economics. 2002.
Property Mortgage Condo Tolal Monthly Down-Affordable
Taxes Insurance Fees Payment Payment Home Price
$189 $195 $300 $1,920 $9,465 $189,299
$217 $224 $300 $2,160 $10,867 $217,344
$245 $253 $300 $2,400 $12,269 $245,388
tr:I §
§. :> 0'0 ~g
e~ l~
Appendix V: LIst of Contacts and Sources
I.!!m!m:i
Union Bank, ConstrucUon Lending, Commercial and MulUfamlly
Wells Fargo Bani" ConslnJclion Lending, Multiramlly
Bay View Bank, Conslructlon Lending
Mechanics Bani" Commercial Lending
Mid-Peninsula Bank, Construction Lending
Hertlage Bank, ConslrucUon Lending
TRI Commercial, Commerclal Ananclng
Real Estate Brokers and Developers
Jim Bayer, Broker and Developer
Chop I(eenan, Keenan Land Company
Doug Ross, Ross ConstrucUon
Scoll Ward, Classic CommunlUes
Vic Spicer, Home Real Estale Brol,er
Sieve Pierce, Zane, MacGregor & Co_
Tom Hamson, Peninsula PiaUng
Marlene Prendergasl & DaVid Easton, Palo Alia HOUSing Corporation
Kevin Brown, Mid-Peninsula Housing Corporation
Gary Mandarlch, Mandarlch Developments
BlInding Contraclors
Klrck Wanace, Segue Construction
Chris Long, Devean Conslructlon
Doug Ross, Ross ConslrucUDn
Don Cruzan, J.R. Roberts Corp_
City Departments
UUllties Departmenl
Planning Bnd Communlly Envlrorment
Public Works Daparlmant
Market Dais Sources
RealFacls Apartment Dala
Respeclive properly owners
Ami Amerlcan Real Eslale Solullons, Condominium and Land Sales July, 2001-June, 2002
Colliers Inlemalional, Mid-Year Markel Report, San Mateo Counly and Silicon Valley, 2001
Wallace and Slelchen, Inc_
Grub & Ellis, Silicon Valley Office Trends, 2001_
ConstructIon and OperaUng Costs Reference Books
R.5_ Mean Square Fool Construclion Costs, 2002
Dollars and Cenls or Shopping Centers, 2000
DOllars and Cenls of Mulllfamlly Housing, 2000
BOMA Experlence Exchange Report, 2D00
Defect Uabllltv Insurers. Insurance Brokers
American A&S Insurance Brokers
Farmers Insurance
tn (') g
~->-(')"0
5-] q~
1il-tn
AppendixE
Economic Analysis
,ep-30-02 02:5BP BAE -Davis, CA
'. ' --" . . . . . ~: ._.r ",
" " B~y ;\f~~t LLtmQ~TJ;$ " .. ,
l'::.. :~,~'
~ :-.:-~..:"~. .. ': .-. '.'
Sllptember 3,2002
Mr. St~ve Emslie
Ditcclor ofPIUIlning und Community Development
City ufPalu Altu . .
250 HruniitunAvenue
Palo Alto, CA 94301
Dear Steve: ,
530 750 21.94
, The purpose of tllis letter Is 10 IlI~'Pllnd to 'your inquiry rcgnrding Ihe redeveloJllmllll
feasibility threshold thnt we uRcd in' analyzing the various Iliterrtalivllll r(.r the lorge site
prototype as part of our SOFA 11 financial analysis. As I will explain helow. there is no
~inglc figurc that can represent dcvelopmenl feasibility, even within An Hff;!ll as small as
SOFA II. Whilo it cnn be arglled Ihat the devc::lllpment fcasibility threshold Ihut we chose
for the large 6iIC prototype is not representativll of HII sites within the SOFA. 11 IIr~a
hecau$e parL orlhe sill' is publicly owned., I believe we have been careful 10 try 10 explain
that the analysiHcpreilllnted a specific set ofeirCllms!;mces on a specitlc properlY ond that
feasibility threshold" IlIlf1 be expected to vary from propllrty to pl'Qperty within the SOFA
I( area. '
Recogni1.!ng LIlllt the City may tim! Ii more general imJic.'1tor of dcvclllpmellt feasihHlty to
also bc ul'cfu!: I 11m providiilg ~l'lrnc IIdditionnl dl~cu~siun regardlllR lhe "rcsidual land
vnlues" that we estimated for the ditTcn:nl SOFA II devclopment PI·OtOtypus. in relation tl'l
reported marklll rute land vlllueN within the City of Palo' Alto. The result!; of our prior
nnalysis illdlcalc I,hulllt II development intcn~ity of 1.15 FAR (with reduced plll'king) Ihl'
Inrge site prototype would ~upport a residual hmu volu'e thnt is illtbc rongcofconlmercial
and multifamily land vulue~ reported in the Ciiy's Housing Element. More specitically.
nUT originol nnalysis illdICIIl\.'1$ thut the economic/; uf the LIS FAR IW'l511 site prototype,
whit rCdll!;ed parking would allow a developer to pa.y II price of appr01l.imult:ly $165 per
square foot fOI' a devclopm\lIl~ site, which is wilhin tha rilllgc: of values that were
mentioned in'tht) Housing Blcmcnl update for mullifamily residclltilllllnd commcrciul
hmd within the City of Pula Alto ($150 to $167 per squure foot). Wllilc the owner of a
property that. i~ deyelop~ tu a fairly high 'intensity ant! whicll gencmles signifiC!1nl net
income may nOl be satisfied with selling hiillhtlT property al Ula! price h;vel, the OWner Ot'll
property with functionally obsolete bulldlng~, or of a site Ihnt is developed at a rellllively
low intcl'I~i(y could tind tl1is level of value quite attractive., Mellllwhile. the largl: site
developmcnt prutotype hased un a 1.5 FAR with reduced parking wl\III<l suppaI'!. II
residual hmd vlline of just over $200 per square fUll! and the IlJrge site devt:iopment
pn'lotype with a 2.5 fAR and reduced parkinll would suppurt on even KfCater residual
Iillldvaluc.
S.mmanu. OIfict 53D.7~O.ZIY5
, 740 G Stro.t t~. ~30.750.~IQ4
D.lO;'. (A Q,~I~ b •• 1CoQb.el.cnm
, baya,ueconolllics.com
P.02
AppendixE
Economic Analysis
Sep-30-02 02:~BP BAE -Davis, CA 530 750 2l.94
.' .
. Background
A~ We c~ph\ined In our original analysis, thtl large site Pn.1lotype thai we' detined ror the'
purpo~C$ oflhe SOFA (J finallcilll analysis WIIS bused 011 combining two ~rnaller site~ into
n IUI'ger site. The Lwo smnller sites involved a pBl'elll alrelldy developed Ilhd occupied hy
nn auto-related u~u (i.e" nuto reJlllir shop) .nnd an adjacent city-owned site that ill currently
('H;cupied by on electricul substation. '.
The purpose nf esthnllLing a "redevcloprncmt Incentive thre~holdn for ellch of the sites
(i.e~ the small l>ile D\1d the large site) was to estimate fhe price that a developer would
.. have t~, pl\Y \he property owner to make it attractive tu the site's o~er to sell 'it for
development .eon~i5tent .with tl,C propuslld zoning regl/lutions, Allor tl~1a\:Jlishil1g the
redevelopnumt Incentive threshold fM eRch of tI,c siles, we could then compare Ihe
re,';id\1ld land values that wu estimated fot ClIcl! of tile develDpment JlrtJlotypes with lhe
np.llroJ1rlatc n:devclopment incentive tbre~hoJd. If the. residual land value for a given
prototype wus equnl to or sre~lL:r thnn the redcvc]9pment incC:ntive threshold for the filllall
site or Illl'Se ~i\e, liS appropriate, then we deemcd th~ prototype fCillJibJe,
r'or the small Silc, we estimated the IVdevelopmeril incentive thrcshold lo represent R level
Ihat would pro.vidc the property owner with cnlilpcnslilion that is icn percenfgreUler than
Ihtl value thlltwould be' derived hy eapitnllzing the cSlimuted net il1c~lme from the existing
u~e of the site. Par thll large site, we cstimated the: rcdeveloplnelll incentive threshold to
n.:pTII~ent'a level tl,at would compensate the OWller for the value of I.he slllllil ~ite plus all
ad(!il.ionul value that WIUI equal to the CSllmnted cost 0 r relocating the substation, plus a
ten percenl pr~mium. .
We .understnnd thlil. there is· cancem thal lhe location Ihilt tile largo site ropresellt$ j~
unique uinong SOFA 11 ill'eil propertiell due 10 It being partially owned hy 11111 City and,
tllerefore, it could be argued thatlhc: redevelupment incentive threshuld thllt we u.o;timatcd
for thut sitl) may:~e·lowe~·thBIl 1111: vnlue that w~luld trigger dovelopmelll ':rensiblJity"'l1n
lllher propertieR in the SOFA II areu thut are privaMy owned_ In fuct, in my presentation
to the I'llIllning and TTlUlsporWioll Commission 011 Angllst 7, [ wns clITeful to £10.inl out-
milt iha finding thalli particular prMotype met the assumed redevelClpment threshold was
specific to that partlculur prototype developed under (t ~'Pe\;ific set l1r ussumptinnl;l. thnt
there Is no single' residuul land valuc !hilt would be indicative ~)f lin economically
attract[vu development prolutype within the SOFA II. area, and that literally each pruperty
owner can he e~pected to have R difierent pcnllective on whnt constitutes all adequate
incentive to develop thj:h' properLy mther th!U1 IORve the property in jt~ existing state.
Thu.~, in uddition to. ennsidering tho results of tile pro-formaanlJ.ly~es fol' thu different
developmclll prototypes in rcbttiollship to the developmenl incentive IJlr~9holds that. we
eSlablished for the particular parocls tb\1t we ullcd as our examples for the purposes 01' Ihe
Bnal:tsi~, it is 11150 usend to simply consider the rc~idlllli land values nssooia1ed 'with the
different development· pl'\)l~ltypes lind ask the que~tion llf whether, ir permitted II certain
P _ O~--,-.
2
AppendixE
Economic Analysis
~p-30-02 02:5BP BAE-Davis. CA
<~
530 750 2194
level ofdevelopmcnt illtcngily, a developer wuuld be able to Affurd to pay 1\ "murkct" ratr.:
price for the Illnd 1I0CIlSSury to build the project. According tu intbrlllBtiun publishcd in
the City's I'ellently updllted Housing mOllu.:nl, multitnmily residential \alld values within
Ihe city range from $150 10 $167 per square foul lind above !lnt! commcl'cilllland values
are o.bollt $150 per square tool. In compo.rison. the large site SOFA·II protor~pe involving
1.15 FAR with reduoed pllrkin!:\ standnrd~ wuuld generate II residual land vnlue of $165
per square foot. The large Silll prototyrc involving a 1.5 FAR with rcduc~d park.illll would
generolte n residual land vahle of IIbout $200 per ~qUl\re foot, and Ihu 2.5 roAR lurge site
prololype with reduced pilfking would genernte a residulIl land value ur over $250 per
square foot.
ConelllSiuDl!
In cl~nsidernlion of our original unulysis n.~ well us the additimml disclls~i()n provided
nbovc, wc blllil:ve it sh~l1ld he cillur that: .
a) ifihe CilY ~UppOlts an inCrease in the alltlwable fAR in the ~OFA 11 oren t,) 1.15
or above and u!low~ reduced parking slundar~, \hl: City wiJ1 be mnking
developmonl within the SOFA II area mure economically nttrac1.ive than if. is
under current zuning regulatil)ns, and;
h) generally, with 0111 other faat(l11l being held constant, a.~ the allowahle FAR
increases, there flO mon; incentive for n:developlllcnt in the areD, und;
c) if the City alluws development silllilar tl'l the prototype wu defined for the large
site at an PAR of 1.15 with reduced pnrkiilg. II prospective developcr ~hould bc
Itble to pny a property owner a "market vllluc" for his/hcr IlInd thnt j.~ in line with
current multifamily residential nnd commercial property valucs, as reported in the
City's HOllsing memento
hope that dlis Ilddilional infMmation l~ I\slIfuJ n~ thll City cpnlinue~ to discu~s thlj
proposod SOFA 11 development regulations: If'wc can provido Hny additionilllL~si~tum:c,
plcnse do lIot IICsilute to conlact me.
~~.&~
Principlli
P.04
3
TO:
FROM:
RE:
DATE:
MEMORANDUM
Lisa Grote, City of Palo Alto
Alexander Quinn, Senior Associate
Matt Kowta, Principal
SOFA II Floor Area Bonus Economic Analysis
September 29th, 2003
AppendixE
Economic Analysis
The purpose of this memorandum is to provide the analysis, fIndings, and recommendations
regarding a reasonable Floor Area Bonus to grant development projects in the South of Forest
Area in exchange for the provision of certain public benefIts.
Study Objective
The City of Palo Alto retained Bay Area Economics to perform an analysis of the amount Floor
Area Bonus (F AB) that the City of Palo Alto should grant developers in exchange for the
provision of public benefIts as part of their development projects within the South of Forest
Area (SOFA). The City Council is currently in the process of developing a F AB program that
will allow development within the RT-35 zone an increase in maximum density, from 1.15
Floor Area Ratio (FAR) to 1.3, and development within the RT-50 zone to receive a increase
from 1.3 to 1.5 FAR by providing additional public benefIt. Public benefIt is defmed as
converting a market rate residential unit to a below market rate (BMR) unit; leasing commercial
space to either a child care provider or non-profIt organization; and/or providing public parking
spaces. This analysis is intended to assist the City of Palo Alto in setting the amount of public
benefIt a developer must provide in order to receive a F AB.
Summary of Key Assumptions and Findings
BAE performed a static pro forma analysis using the building and market inputs developed for
the South of Forest Area Coordinated Area Plan, Phase II Economic Analysis. BAE based its
analyses on three key assumptions:
• The F AB has no bearing on the base project's feasibility.9 Rather, the base project is
economically feasible before the FAB. The FAB is an additional incentive and not an
assumed component of any given proj ect within SOFA II.
• The FAB does not dramatically change the general design or site layout of the project
and represents a minor adjustment to the base project. Thus, construction costs for the
F AB are incremental and do not dramatically change the overall project costs. For
example, the F AB would not require a project to change from partially submerged
podium parking to fully underground parking.
9 The base project is a project at the allowed floor area ratio before the allowed floor area bonus program.
Sacramento Region Office 530.750.2195
740 G Street 539.750.2194 fax
Davis, CA 956516 bayareaeconomics.com
Headquarters 510.549.7310
AppendixE
Economic Analysis
• The development cost and revenue estimates generated in the SOFA II Economic
Analysis represent a reasonable depiction of current market and development
conditions. Further, the site and building prototypes defmed for the SOFA II Economic
Analysis represent typical development likely to occur within the SOFA II area.
Based on these key assumptions, BAE performed a static pro forma analysis of the F AB, using
a lot size of 26,250 square feet. This is the "large lof' from BAE's original SOFA II Economic
Analysis. The following matrix summarizes those results.
FAB
Public Benefit 1.15 FAR to 1.3 FAR 1.3 FAR to 1.5 FAR
Conversion of Market Rate 0.46 BMR units/ 0.51 BMR units/
Units to BMR Units bonus market rate unit bonus market rate unit
Lease to Child Care Center or 570 below market sq. ft.l 590 below market sq. ft.l
Non-profit Organization 1,000 bonus square feet 1,000 bonus square feet
Provide Public Parking 4.5 spaces/ 4.7 spaces/
(Partially Submerged Podium) 1,000 bonus sq. ft. 1,000 bonus sq. ft.
Provide Public Parking 3.0 spaces/ 3.1 spaces/
(Under Ground Parking) 1,000 bonus sq. ft. 1,000 Bonus sq. ft.
The analysis shows a F AB in SOFA II can generate up to approximately three underground
public parking spaces for every 1,000 bonus square feet and four to five partially submerged
podium parking spaces for every 1,000 bonus square feet. In addition, the analysis shows a.
developer using a F AB can convert approximately one market rate unit to a BMR unit for every
two bonus market rate units. Finally, the analysis shows a developer can lease approximately
600 square feet of commercial space to a non-profit organization or child care provider for
every 1,000 bonus square feet.10 The following is an example of how much public benefit the
F AB could generate based on these standards for a 26,250 square foot lot.
Public Benefit
F AB Square Feet
Conversion of Market Rate
Units to BMR Units
Lease to Child Care Center or
Non-profit Organization
Provide Public Parking
(Partially Submerged Podium)
Provide Public Parking
(Under Ground Parking)
FAB -26,250 Sq. Ft. Lot
1.15 FAR to 1.3 FAR 1.3 FAR to 1.5 FAR
3,938 bonus sq. ft. 5,250 bonus sq. ft.
2 BMR units converted 2.5 BMR units converted
2,240 below market sq. ft. 3,100 below market sq. ft.
18 public spaces 25 public spaces
12 public spaces 16 public spaces
Sacramento Region Office 530.750.2195
740 G Street 539.750.2194 fax
Davis, CA 956516 bayareaeconomir.s.com
Headquarters 510.549.7310
AppendixE
Economic Analysis
The following sections further detail BAE's assumptions, methodology, and fmdings.
Background
As stated earlier, BAE used market and development cost data from the SOFA II Economic
Analysis to estimate the amount of public benefit the City could reasonably expect from
granting a F AB within SOFA II. The following summarizes the basic methodology and City
review process associated with the SOFA II Economic Analysis.
In June of 2002, the City of Palo Alto retained BAE to perform an economic analysis of zoning
alternatives for the SOFA II Coordinated Area Plan. The zoning alternatives included an option
for a 1.15 Floor Area Ratio (FAR) maximum and an alternative specifying a 1.5 FAR
maximum. For each of the zoning alternatives, the urban design firm of Freedman, Tung &
Bottomley (FTB) developed a series of illustrative development prototypes that served as the
basis for BAE's fmancial analysis. FTB created a development prototype for each FAR level
for both a small and large site. For each of the different prototypes, BAE estimated the
resulting residual land value. For the small site, BAE assumed a 10,500 square foot comer lot
on Alma Street with approximately 9,800 square feet of auto-related building space. The large
site was modeled after the small corner lot site plus the adjacent City-owned parcel at 841 Alma
Street, which currently is the site for a City electric utility substation. The small site and the
City parcel combined provide 26,250 square feet of site area.
As background for the economic analysis, BAE researched existing market conditions for
office, retail, rental residential, and for-sale condominiums within the vicinity of SOFA. The
market information provided BAE with an estimate of the current balance of supply and
demand for these land uses as well as for the revenue potential that might be associated with
new development. BAE also collected development cost and operating cost inputs from local
developers, lenders, contractors, and insurers. Using the fmdings from the market research and
these additional inputs, BAE created a pro-forma analysis for each development prototype.
BAE presented its analysis in a series of public meetings and public hearings from July 2002 to
October 2002. During that period, BAE received public comment on the analysis, including
comments on behalf of local developers from another economic consultant, and from the local
development community. BAE revised its economic analysis based on these comments and on
comments from city staff. The City Council accepted the SOFA II Economic Analysis in
October of2002.
The City Council preliminary decided to allow a 1.15 maximum FAR within the RT-35 zone
with a FAB of up to 1.3 FAR, and a 1.3 maximum FAR within the RT-50 zone with a FAB of
up to 1.5 FAR. The City Council directed staff to review the amount of public benefit the City
could require in exchange for the F AB while providing sufficient economic incentive to the
developer. The City Council defmed public benefit as:
Sacramento Region Office 530,750,2195
740 G Street 539,750.2194 fax
Davis, CA 956516 bayareaeconomics.com
Headquarters 510.549.7310
Appendix E
Economic Analysis
• Providing a BMR unit available to a moderate-income household (120 percent of AMI)
or lower.
• Building and reserving spaces for public parking.
• Leasing space to a non-profit user and/or a child care user.
Limiting Conditions
The following limiting conditions apply to this memorandum and the BAE analysis conducted
for the study:
• All development program assumptions for each scenario (e.g., number of residential units,
parking square footage, etc.) were provided to BAE and are considered reliable.
• Most of the assumptions used in the BAE fmancial analysis could change over time,
depending on market and economic conditions. These assumptions include construction
loan interest rates and loan-to-value ratios, development project revenue, construction
costs, City fees and tax assessments, etc.
• The BAE analysis did not involve in-depth market analysis of future demand for retail,
housing, or office space.
• The BAE analysis did not include an assessment of any physical development constraints
in the Plan area such as potential environmental contamination, easements, infrastructure
capacity, etc. The BAE analysis did also not assess highest and best use for any particular
parcel.·
• The information developed in the SOFA II Economic Analysis reasonably depicts current
market and development conditions. Further, the child care and non-profit average lease
rate reported in the Palo Alto Non-profit Survey Report represents prevailing market
rents for non-profit and child care space.
• BAE only evaluated the public benefit potential of the F AB assuming a developer would
build for sale condominium housing. At the time of SOFA II Economic Analysis, for sale
housing represented the highest and best use. BAE believes this still to be the case.
Study Approach
BAE used four underlying assumptions in developing the F AB pro forma analysis:
• First, BAE assumed the FAB is a bonus for the project; meaning the bonus does not
make a'project feasible that would otherwise not be feasible if built at the base FAR
limit (either 1.15 FAR or 1.3 FAR, depending on the zone). Rather, the base project is
economically feasible before the bonus and the bonus only acts as an additional
incentive to the builder to provide public benefits; it is not intended to make an
otherwise infeasible project feasible.
11
Palo Alto Non-profit Survey Report, City of Palo Alto, Planning Division, 2001.
Sacramento Region Office 530.750.2195
740 G Street 539.750.2194 fax
Davis, CA 956516 bayareaeconomics.com
Headquarters 510.549.7310
AppendixE
Economic Analysis
• Second, the FAB does not dramatically change the overall design of the project. For
example, if a project receives a F AB of 1.15 to 1.3, the project does not change from
partially submerged parking to fully underground parking, thereby shifting costs
significantly higher for the entire project. It is assumed that in these cases, the
developer would choose not to pursue a F AB because the increased costs would
outweigh the economic incentive provided by the FAB.
• Third, land values (i.e., cost to the developer) are based only on the value justifiable at
the base FAR limit (1.15 in RT-35 and 1.3 in RT-50). BAE did not include additional
land costs in estimating the incremental cost to the developer to construct the F AB
portion of a project. This assumption was necessary in order to estimate the amount of
residual value the F AB would generate.
• Finally, public benefit can be accommodated within the base project and not only in the
F AB portion ofthe project. For example, if a developer of a mixed use project requests
a FAB then he or she can use a portion ofthe project's base commercial square feet to
accommodate a non-profit or child care tenant. The developer does not need to provide
the non-profit lease space within the FAB portion of the project.
Using these underlying assumptions, BAE developed a static pro forma analysis of the F AB.
BAE assessed the F AB residual value for both the small site (10,500 lot square feet) and the
large site (26,250 lot square feet) but, for the purposes of this analysis estimated the amount of
public benefit the F AB could generate based on the large site. This was primarily due to scale,
due to the fact that the small site F AB offered only a small amount of bonus square feet (1,575
square feet for the 1.15-1.3 FAB and 2,100 for the 1.3-1.5 FAB), the large site provided
significantly more bonus square feet (3,938 square feet for the 1.15-1.3 FAB and 5,250 for the
1.3-1.5 FAB) and public benefit. In each scenario, BAE maximized the FAB. This is for
modeling purposes only as it is likely that developers would review the F AB and request a
bonus amount that is within the allowable range, and is optimized to fit best into their projects.
For each FAB scenario, BAE estimated the residual value after accounting for incremental
developer costs (assuming the cost of the land has already been factored into the base project
cost before FAB) and developer incentive (15 percent return on costs for the FAB portion of the
project). The residual represents the "excess" value available to support public benefit. BAE
then matched the estimated unit cost of providing the different types of public benefit to the
residual value, in order to estimate the amount of public benefit that could be generated for a
given quantity ofFAB. Thus, BAE calculated the public benefit standard per bonus market rate
residential unit and per 1,000 bonus non-residential square feet. This allows the City to apply
the standard to a F AB of any scale.
Floor Area Bonus Generated
Using the small and large site, BAE first determined the maximum allowable bonus square feet
that can be obtained through the FAB. The following table summarizes the FAB.
Sacramento Region Office 530.750.2195
740 G Street 539.750.2194 fax
Davis, CA 956516 bayareaeconomics.com
Headquarters 510.549.7310
Small Site
00,500 Lot Sq. Ft.)
1.15-1.3 FAB 1.3-1.5 FAB
Maximum Allowable Sq. Ft. 12,075 13,650
before FAB
Bonus Square Feet 1,575 2,100
Pct. Increase in PrQject Sq. Ft. 13% 15%
Bonus Units 2 2
Average Unit Size (Sq. Ft.) 788 1,050
Appendix E
Economic Analysis
Large Site
(26,250 Lot Sq. Ft.)
1.15-1.3 FAB 1.3-1.5 FAB
30,188 34,125
3,938 5,250
13% 15%
4 5
984 1,050
As shown in the previous table, a small site would only receive a marginal gain in the total
building square feet. A developer attempting to maximize building intensity on a 10,500 square
foot lot would increase building square feet by approximately 13 percent through a 1.15-1.3
F AB and by 15 percent through a 1.3-1.5 F AB. Further, on a small lot, a developer could
choose not to maximize the FAR and instead construct one unit at the required average unit size
(1,250 square feet), thereby only needing to build two parking spaces instead of four parking
spaces for two smaller units. The result would be only marginal public benefit to the City, as
the builder would subsidize only half a BMR unit. The F AB is more likely to be requested by
developers with larger lots where the 0.15 or 0.2 FAR bonus represents a significantly larger
increase in building space.
FAB Pro Forma Results
Tables 1 though 4 summarize the F AB pro forma results for the small site prototype and the
large site prototype under both F AB programs. For the pro forma analysis, BAE used the
following pro forma assumptions:
• For sale condominiums would be constructed within the incremental increase in space
associated with the FAB.
• As stated earlier, land costs are not included in the FAB.
• A 15 percent return on development costs for the F AB portion of the proj ect is
sufficient incentive for developers to pursue a F AB.
• F AB parking is partially submerged podium parking.
For each development prototype, BAE calculated a residual value available for public benefit.
This is the amount of project value remaining and available to offset the cost of providing
public benefits after accounting for F AB development costs and allowing for developer profit
incentive. The following summarizes the amount of residual value available to support public
benefits, by F AB and site size.
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Total Residual Value
Residual Value Per
Bonus Sq. Ft.
Small Site
AppendixE
Economic Analysis
Large Site
(10,500 Lot Sq. Ft.) (26,250 Lot Sq. Ft.)
1.15-1.3 FAB 1.3-1.5 FAB 1.15-1.3 FAB 1.3-1.5FAB
$149,184 $244,822 $441,824 $612,054
$95 $112 $117 $117
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AppendixE
Economic Analysis
Table 1: Floor Area Bonus Economic Analysis, FAR 1.15 to FAR 1.3, Small Site
Pro Forma Assumption: This static pro forma only analyzes the Floor Area Bonus portion of the project as it is assumed that the base project (the project
before the Floor Area Bonus) is economically feasible. The Floor Area Bonus only acts as an additional builder's incentive to the project and is not essential
to the base project's economic feasability. Thus, the Floor Area Bonus pro forma does not include land cost.
Major Assumptions
Floor Area Bonus Program
Lot Size
Bonus Square Feet
Total Bonus Units
Average Unit Size
Parking Spaces Required
Incremental Development Costs Assumptions
Hard Costs
Construction Hard Costs (b)
Partially Submerged Podium Parking (c)
Soft Costs
Architecture and Engineering
Defect Liability Insurance
Impact Fees
BMR In-Lieu Fee
Plumbing, Electrical, Building Fees
Construction Loan (d)
Interim Property Taxes (e)
Development Overhead/Other (f)
Contingency
Developer Profit Assumptions
Assumed Necessary Development Incentive
Sales Revenue
Price Per Square Foot (g)
Price Per Unit
Unit Sale Expenses
Brokerage and Marketing Expenses
Notes:
a) Assumes partially submerged podium parking.
Number
10,500
1,575
2
788
4
Unit
Lot Sq. Ft.
Bldg. Sq. Ft.
Units
Sq. Ft. Per Unit
Spaces (a)
Price Per Unit Unit
$160/Bldg. Sq. Ft.
$19,000/Space
7.5% of Hard Costs
5% of Hard Costs
$10,600/Unit
7.5% of Appraised Value
$773/Unit
7.5% Interest
1.2% of Soft & Hard Cost
3% ofTotal Costs
5% of Total Costs
15% of Total Costs
$500/Bldg. Sq. Ft.
$393,750/Market Rate Unit
5% of Potential Revenue
b) Assumes wood frame high-quality construction, skylight, wood floors and full
kitchen appliances. See Appendix S for a full unit detail.
c) Assumes 400 square feet per space. This only includes hard costs.
d) Assumes a 0.6 drawdown factor, 18 month construction period,
0.75 loan to value ratio, and 1.5 percentage point loan fee.
e) Assumes the property would be assessed halfway through construction. I
f) Overhead/developer fee/other is percentage of total costs except contingency.
Pro Forma Analysis
Development Costs for Floor Area Bonus Portion
Hard Costs
Construction Costs
Parking Costs
$252,000
$76,000
Sub Total $328,000
Soft Costs
Architecture and Engineering
Defect Liability Insurance
Impact Fees
BMR
Building/Permitting/Impact Fess
Construction Loan (d)
Interim Taxes
Development Overhead/Other (f)
Contingency
Sub Total
Floor Area Bonus Development Costs
Development Feasibility
Sales Revenue
Total Sales Revenue
Less Units Sales Expenses
Brokerage and Marketing Expenses
Tota/ Operating Expenses
Net Income
Gross Profit from Floor Area Bonus
Less Developer Incentive (h)
$24,600
$16,400
$21,201
$59,063
$1,546
$27,889
$2,872
$14,447
$24.801
$192,819
$520,819
$787,500
$787,500
($39,375)
($39,375)
$748,125
$227,306
($78,123)
Remaining Available for Public Benefit I $149,184
Remaining Available Per Bonus Sq. Ft. $95
g) The price per square foot is based on the SOFA II
Economic Analysis which included a market review of
condominium sales within the SOFA II market area.
h) Developer' incentive is assumed to be the developer
profit threshold (14 percent of total costs) ..
Appendix E
Economic Analysis
Table 2: Floor Area Bonus Economic Analysis, FAR 1.15 to FAR 1.3, Large Site
Pro Forma Assumption: This static pro forma only analyzes the Floor Area Bonus portion of the project as it is assumed that the base project (the project
before the Floor Area Bonus) is economically feasible. The Floor Area Bonus only acts as an additional builder's incentive to the project and is not essential
to the base project's economic feasability. Thus, the Floor Area Bonus pro forma does not include land cost.
Major Assumptions
Floor Area Bonus Program
Lot Size
Bonus Square Feet
Total Bonus Units
Average Unit Size
Parking Spaces Required
Incremental Development Costs Assumptions
Hard Costs
Construction Hard Costs (b)
Partially Submerged Podium Parking (c)
Soft Costs
Architecture and Engineering
Defect Liability Insurance
Impact Fees
BMR in-Lieu Fee
Plumbing, Electrical, Building Fees
Construction Loan (d)
Interim Property Taxes (e)
Development Overhead/Other (f)
Contingency
Developer Profit Assumptions
Assumed Necessary Development Incentive
Sales Revenue
Price Per Square Foot (g)
Price Per Unit
Unit Sale Expenses
Brokerage and Marketing Expenses
Notes:
a) Assumes partially submerged podium parking.
Number
26,250
3,938
4
Unit
Lot Sq. Ft.
Bldg. Sq. Ft.
Units
984 Sq. Ft. Per Unit
8 Spaces (a)
Price Per Unit Unit
$160/Bldg. Sq. Ft.
$19,000/Space
7.5% of Hard Costs
. 5% of Hard Costs
$11,022/Unit
7.5% of Appraised Value
$930/Unit
7.5% Interest
1.2% of Soft & Hard Cost
3% ofT otal Costs
5% ofTotal Costs
15%ofTotal Costs
$500/Bldg. Sq. Ft
$492,188/Market Rate Unit
5% of Potential Revenue
b) Assumes wood frame high-quality construction, skylight, wood floors and full
kitchen appliances. See Appendix S for a full unit detail.
c) Assumes 400 square feet per space. This only includes hard costs.
d) Assumes a 0.6 drawdown factor, 18 month construction period,
0.75 loan to value ratio, and 1.5 percentage point loan fee.
e) Assumes the property would be assessed halfway through construction.
Pro Forma Analysis
Development Costs for Floor Area Bonus Portion
Hard Costs
Construction Costs
Parking Costs
Soft Costs
Architecture and Engineering
Defect Liability Insurance
Impact Fees
Sub Total
BMR
Building/Permittingflmpact Fess
Construction Loan (d)
Interim Taxes
Development Overhead/Other (f)
Contingency
Sub Total
Floor Area Bonus Development Costs
Development Feasibility
Sales Revenue
Total Sales Revenue
Less Units Sales Expenses
Brokerage and Marketing Expenses
Total Operating Expenses
Net Income
Gross Profit from Floor Area Bonus
Less Developer Incentive (h)
$630,000
$152,000
$782,000
$58,650
$39,100
$44,086
$147,656
$3,719
$66,494
$6,850
$34,457
$59,151
$460,164
$1,242,164
$1,968,750
$1,968,750
($98,438)
($98,438)
$1,870,313
$628,149
($186,325)
Remaining Available for Public Benefitl $441,824 l..---:::''':''':''':=~
Remaining Available Per Bonus Sq. Ft.
f) Overhead/developer fee/other is percentage.
of total costs except contingency
$112
g) The price per square foot is based on the SOFA II
Economic Analysis which included a market review of
condominium sales within the SOFA II market area.
h) Developer incentive is assumed to be the developer
profit threshold (14 percent oftotal costs).
I
Appen<lixE
Economic Analysis
Table 3: Floor Area Bonus Economic Analysis, FAR 1.3 to FAR 1.5, Small Site
Pro Forma Assumption: This static pro forma only analyzes the Floor Area Bonus portion of the project as it is assumed that the base project (the project
before the Floor Area Bonus) is economically feasible. The Floor Area Bonus only acts as an additional builder's incentive to the project and is not essential
to the base project's economic feasability. Thus, the Floor Area Bonus pro forma does not include land cost.
Major Assumptions
Floor Area Bonus Program
Lot Size
Bonus Square Feet
Total Bonus Units
Average Unit Size
Parking Spaces Required
Incremental Development Costs Assumptions
Hard Costs
Construction Hard Costs (b)
Partially Submerged Podium Parking (c)
Soft Costs
Architecture and Engineering
Defect Liability Insurance
Impact Fees
BMR In-Lieu Fee
Plumbing, Electrical, Building Fees
Construction Loan (d)
Interim Property Taxes (e)
Development Overhead/Other (f)
Contingency
Developer Profit Assumptions
Assumed Necessary Development Incantive
Sales Revenue
Price Per Square Foot (g)
Price Per Unit
Number
10,500
2,100
2
1,050
4
Unit
Lot Sq. Ft.
Bldg. Sq. Ft.
Units
Sq. Ft. Per Unit
Spaces (a)
Price Per Unit Unit
$160/Bldg. Sq. Ft.
$19,OOO/Space
7.5% of Hard Costs
5% of Hard Costs
$11,162/Unit
7.5% of Appraised Value
$982/Unit
7.5% Interest
1.2% of Soft & Hard Cost
3% of Total Costs
5% of Total Costs
15% ofTotal Costs
$500/Bldg. Sq. Ft.
$525,000 /Market Rate Unit
Pro Forma Analysis
Development Costs for Floor Area Bonus Portion
Hard Costs
Construction Costs
Parking Costs
Soft Costs
Architecture and Engineering
Defect Liability Insurance
Impact Fees
Sub Total
BMR
Building/Permitting/Impact Fess
Construction Loan (d)
Interim Taxes
Development Overhead/Other (f)
Contingency
Sub Total
Floor Area Bonus Development Costs
Development Feasibility
Sales Revenue
Total Sales Revenue
Less Units Sales Expenses
Brokerage and Marketing Expenses
Total Operating Expenses
Net Income
$336,000
$76,000
$412,000
$30,900
$20,600
$22;324
$78,750
$1,964
$35,0
$3,6(
~
$242,503
$654,503
$1,050,000
$1,050,000
($52,500)
($52,500)
$997,500
Unit Sale Expenses
Brokerage and Marketing Expenses
Gross Profit from Floor Area Bonus
5% of Potential Revenue Less Developer Incentive (h)
$342,997
($98,175)
Notes:
a) Assumes partially submerged podium parking.
b) Assumes wood frame high-quality construction, skylight, wood floors and full
kitchen appliances. See Appendix S for a full unit detail.
c) Assumes 400 square feet per space. This only includes hard costs.
d) Assumes a 0.6 drawdown factor, 18 month construction period,
0.75 loan to value ratio, and 1.5 percentage point loan fee.
e) Assumes the property would be assessed halfway through construction.
Remaining Available for Public Benefitl $244,822 '-----"':::...;..;=""1
Remaining Available Per Bonus Sq. Ft.
f) Overhead/developer fee/other is percentage.
of total costs except contingency
g) The price per square foot is based on the SOFA II
Economic Analysis which included a market review of
condominium sales within the SOFA II market area.
h) Developer incentive is assumed to be the developer
prom threshold (14 percent of total costs).
$117
AppendixE
Economic Analysis
Table 4: Floor Area Bonus Economic Analysis, FAR 1.3 to FAR 1.5, Large Site
Pro Forma Assumption: This static pro forma only analyzes the Floor Area Bonus portion of the project as it is assumed that the base project (the project
before the Floor Area Bonus) is economically feasible. The Floor Area Bonus only acts as an additional builder's incentive to the project and is not essential
to the base project's economic feasability.Thus, the Floor Area Bonus pro forma does not include land cost.
Major Assumptions
Floor Area Bonus Program
Lot Size
Bonus Square Feet
Total Bonus Units
Average Unit Size
Parking Spaces Required
Incremental Development Costs Assumptions
Hard Costs
Construction Hard Costs (b)
Partially Submerged Podium Parking (c)
Soft Costs
Architecture and Engineering
Defect Liability Insurance
Impact Fees
BMR In-Lieu Fee
Plumbing, Electrical, Building Fees
Construction Loan (d)
Interim Property Taxes (e)
Development Overhead/Other (f)
Contingency
Developer Profit Assumptions
Assumed Necessary Development Incentive
Sales Reven ue
Price Per Square Foot (g)
Price Per Unit
Unit Sale Expenses
Brokerage and Marketing Expenses
Notes:
a) Assumes partially submerged podium parking.
Number
26,250
5,250
5
1,050
10
Unit
Lot Sq. Ft.
Bldg. Sq. Ft.
Units
Sq. Ft. Per Unit
Spaces (a)
Price Per Unit Unit
$160/Bldg. Sq. Ft.
$19,000/Space
7.5%of Hard Costs
5% of Hard Costs
$11,162/Unit
7.5% of Appraised Value
$982/Unit
7.5% Interest
1.2% of Soft & Hard Cost
3% of Total Costs
5% of Total Costs
15% of Total Costs
$500/Bldg. Sq. Ft.
$525,OOO/Market Rate Unit
5% of Potential Revenue
b) Assumes wood frame high-quality construction, skylight, wood floors and full
kitchen appliances. See Appendix S for a full unit detail.
c) Assumes 400 square feet per space. This only includes hard costs.
d) Assumes a 0.6 drawdown factor, 18 month construction period,
0.75 loan to value ratio, and 1.5 percentage point loan fee.
e) Assumes the property would be assessed halfway through construction.
Pro Forma Analysis
Development Costs for Floor Area Bonus Portion
Hard Costs
Construction Costs
Parking Costs
$840,000
$190.000
Sub Total $1,030,000
Soft Costs
Architecture and Engineering
Defect Liability Insurance
Impact Fees
BMR
BuildinglPermitting/lmpact Fess
Construction Loan (d)
Interim Taxes
Development Overhead/Other (f)
Contingency
Sub Total
Floor Area Bonus Development Costs
Development Feasibility
Sales Revenue
Total Sales Revenue
Less Units Sales Expenses
Brokerage and Marketing Expenses
Totsl Operating Expenses
Net Income
Gross Profit from Floor Area Bonus
Less Developer Incentive (h)
Remaining Available for Public Benefit
Remaining Available Per Bonus Sq. Ft.
I
.
f) OVerhead/developer fee/other is percentage.
of total costs except contingency
$77,250
$51,500
$55,810
$196,875
$4,911
$87,583
$9,024
$45,389
$77.917
$606,257
$1,636,257
$2,625,000
$2,625,OOC
($131,250)
($131,250)
$2,493,750
$857,493
($245,439)
$612,054
$117
g) The price per square foot is based on the SOFA II
Economic Analysis which included a market review of
condominium sales within the SOFA II market area.
h) Developer incentive is assumed to be the developer
profit threshold (14 percent of total costs).
AppendixE
Economic Analysis
Public Benefit Costs Calculation
As stated earlier, Public Benefit is defmed as converting a market rate residential unit to a BMR
unit affordable to a moderate-income household, leasing space to non-profit organization,
leasing space to a child care provider, and/or building and reserving public parking. BAE
calculated the Public Benefit by estimating (1) the difference between the market rate price and
the BMR price, (2) the difference between a commercial market rate lease and the average lease
rate for a non-profit organization, and (3) the costs to build parking. The following explains
BAE's methodology for estimating the Public Benefit costs.
BMR Public Benefit Costs. BAE calculated the Public Benefit costs of converting a market rate
unit to a BMR unit as the difference between the market rate price of a 1,250 square foot unit
and the BMR price for a three bedroom-two bathroom unit as determined by the City of Palo
Alto's Planning and Community Environment Department's Housing Division.l2 According to
the Housing Division, the moderate-income BMR unit price is $387,250. Based on the SOFA
IT Economic Analysis, the market rate price for condominiums within the SOFA II market area
is approximately $500 per square foot of living area. Accordingly, the estimated value for
1,250 square foot unit is $625,000. Therefore, the cost to convert a market rate unit is the
difference between the market rate price and the HMR price. As shown in Table 5, the
difference is approximately $238,000. Thus, the Public Benefit cost is $238,000 per market rate
unit converted to BMR.
Parking (Partially Submerged Podium Parking, Fully Underground Parking). BAE used
parking construction cost estimates generated from the SOFA II Economic Analysis. As shown
in Table 5, the average construction cost for partially submerged parking is $25,000 per space,
excluding land costs. In addition, the average construction costs for fully underground parking
is $38,000 per space, excluding land costs. Thus, the Public Benefit cost to provide public
parking is $25,000 per partially submerged parking space and $38,000 per fully underground
space.
Commercial Space Leased to Non-Profit Organization or Child Care Provider. Similar to
calculating the Public Benefit cost of converting a market rate unit into a BMR unit, the Public
Benefit cost of leasing to a non-profit organization or child care provider is the market value of
Jl commercial lease minus the below market value of a non-profit lease. In 2001, the City of
Palo Alto surveyed a number of local non-profit organizations, including child care providers.
13 Those surveyed were asked to provide their current lease terms. On average, the lease
terms tend to be less than market rates for commercial space in Palo Alto. According to the
Palo Alto Non-profit Survey Report, the average lease rate for non-profit organizations and
12 BAE used a 1,250 square foot unit size because the City plans to require an average unit size of 1,250
square feet of living area or less within the SOP A II area.
IJ Palo Alto Non-profit Survey Report, City of Palo Alto, Planning Division, 2001.
Sacramento Region Office 530.750.2195
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Davis, CA 956516 bayareaeconomics.com
Headquarters 510.549.7310
AppendixE
Economic Analysis
child care providers was $2.35 per month, full service.14 BAE then compared the average lease
amounts to prevailing commercial rates in the SOFA IT area as surveyed and reported in the
SOFA IT Economic Analysis. As shown in Table 5, the estimated capitalized value of a market
rate commercial lease is approximately $450 per square foot compared to an estimated value of
approximately $250 per square foot for a below market non-profit organization or child care
lease. Thus, the net Public Benefit from leasing space to a non-profit organization or to a child
care provider at rates typically charged to these types of tenants is approximately $200 per
square foot
14 BAE assumes full service lease terms because the survey asked what the respondent pays for
its space.
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Table 5: Public Benefit Cost
BMR PUBLIC BENEFIT
BMR PubliC Benefit Cost Calculation
Market Rate Price Calculation
Average Unit Size
Price Per Square Foot
Market Rate Price (a)
BMR Price (b)
Net Public Benefit (c)
PARKING PUBLIC BENEFIT
Parking Public Benefit Cost Calculation (Partially Submerged Podium Parking)
1,250
AppendixE
Economic Analysis
sq. ft.
$500 sq. ft.
$625,000 funit
$387,250 funit
$237,750funit
Average Underground Parking Space Size (h) 420 sq. ft.
Average Hard Costs Per Square Foot (h) $45 sq. ft.
-::A;:.v7er:.;:a~g~e7S,;;0.:.:ft-;;c:-:=0-:;st::;s:-,(;;;;as;:;a=..:.p:=:er::::c-::en="t:;:;:ags:-e::;..o;:;f:-,-h:=;a::..;rd::..c:;.:os=ts;.<.)",,(iL) ______________________ -:;:=3'=0..:-::% of hard costs
Total Public Parking Benefit Costs OJ $25,000 fSpace
Parking Public Benefit Cost Calculation (Underground Parking)
Average Underground Parking Space Size (h) 420 sq. ft.
Average Hard Costs Per Square Foot (h) $70 sq. ft.
-=A::.v""er'7a~g""e7'S:::0:.!ft_=C:.:o-:;st7s:-'(~as::a=pe"'::r:7c"::en"'ta::.g~e::..o:::f..:.h::::a:..:rd::..c:::os=tS:L)..l!(iL) ______________________ -==3:,::0..:-::% of hard costs
Total Public Parking Benefit Costs OJ $38,000 fSpace
CHILD CARE AND NON PROFIT ORGANIZATION PUBLIC BENEFIT
Child Care and Non Profit Organization Public Benefit Cost Calculation
Market Rate Commercial Space
Commercial Lease Rate NNN (Market Rate) (d)
Less Vacancy
Less Operatlng Expenses
Net Lease Revenue
Capitalization Rate
Market Value Per Commercial Square Foot (e)
Child Care and Non Profit Organization Lease Rate (f)
$3.50fmonth
($0.18)fmonth
($0.34) fmonth
$2.99fmonth
8%
$448
Below Market Lease Rate Fu" Service (f) $2.35fmonth
Less Vacancy ($0.12) Jmonth
Less Operating Expenses ($0.56) Jmonth
Net Lease Revenue $1.67fmonth
Capitalization Rate 8%
-;7=C.;.:h~ild=-:cC;:';a:;::r_=;e~o'-:-r N:.:.o:;:n-;-;P:-:'ro~fit:..:L:;::e=as::;:e=-V:..::a::;lu=-=e:...:P...:e:;..r.::;S.::Lg:...:. F-,t;...:. (""g)'--______________ '--_______ -:$~25=1fSq. Ft.
Net Public Benefit (c) $197fSq. Ft.
Notes:
(a) Market for sale prices are based on the SOFA" Economic AnalYSiS, which estimated a sales price of $500 per square foot. Based on a unit
size of 1,250 square feet in living area. This is a three bedroom-two bathroom unit with two available parking spaces.
(b) BMR Prices were determined by the Housing Coordinator, Cathy Siegel in May of 2003. These are based on a three bedroom-two bathroom
unit.
(c) The net public benefit is the loss In potential revenue from converting a market rate unit into a BMR unit. The net public benefit cost of leasing
to a non profit or child care organization is the loss in potential lease revenue from the average lease rate as estimated in the Palo Alto Non Profit
Survey Report in 2001.
(d) The market lease rate is based on the SOFA" Economic Analyis, which included an estimate of prevailing lease rates for commercial space
within the SOFA II market area.
(e) The market value is the net monthly revenue annualized and divided by the capitalization rate.
(f) The average lease rate Is according to average lease rates of non profit organizations from the City of Palo Alto Non Profit Survey Report. Operating
expenses for non profit organizations and child care centers include building maintenance, property taxes, utilities, cleaning, and building insurance.
(g) The average child care lease rate is based on the Palo Alto Non Profit Survey Report of average surveyed commercial lease rates of child
care centers.
(h) Based on the SOFA II Economic Analysis which included researching parking construction costs.
OJ Totals are rounded to the nearest thousand.
Correlation Calculations and Recommended F AB Standards
AppendixE
Economic Analysis
The previous sections discussed BAE's methodology and fmdings regarding the residual values
available for Public Benefit associated with granting a F AB, and the estimated costs of
providing the specified public benefits in exchange. This section discusses the correlation
between the residual values generated from F ABs and the Public Benefit costs. As stated
earlier, BAE used the large site to determine this correlation because the F ABs on a large site
add significantly more square feet and -in general-do not generate fractional correlations
between F AB amounts and associated Public Benefit amounts. Table 6 summarizes the
correlation calculations.
BMR Units. In this case, BAE first determined the residual value per market rate unit for both
the 1.15 -1.3 F AB and the 1.3 -1.5 F AB. As shown in Table 6, the residual value is
approximately $110,000 per market rate unit when granting a 1.15 -1.3 FAB and $122,000 per
market rate unit when granting a 1.3 -1.5 FAB. BAE then divided these totals by the Public
Benefit costs to convert a market rate unit to a BMR unit ($237,750). The result is
approximately 0.46 BMR unit conversion for every one bonus market rate unit constructed
within the RT-35 zone and 0.51 BMR unit conversions for every one bonus market rate unit
construction within the RT-50 zone.
Recommended BMR Standard. BAE recommends that the City of Palo Alto simplify the F AB
requirement to a single ratio in both the RT-35 and RT-50 zones. Thus, BAE recommends a
Public Benefit requirement of 0.5 BMR unit conversions for every bonus market rate unit
constructed;
Public Parking. For public parking, BAE divided the FAB residual value per 1,000 bonus
square feet by the Public Benefit cost per public parking space. The residual value per 1,000
bonus square feet is approximately $112,000 when granting a 1.15 -1.3 FAB and $117,000
when granting a 1.3 -1.5 F AB.
Partially Submerged Parking. The analysis shows the residual value generated from 1,000
bonus square feet can support approximately 4.5 partially submerged podium parking spaces in
the RT-35 zone and 4.7 in the RT-50 zone.
Fully Underground Parking. BAE estimates the residual value generated from 1,000 bonus
square feet can support approximately three underground parking spaces in the RT-35 zone and
3.1 in the RT-50 zone.
Recommended Public Parking Standard. Based on the calculations above, BAE recommends
granting a FAB contingent upon the builder providing 4.5 partially submerged parking spaces
per 1,000 bonus square feet and 3.0 fully underground parking spaces per 1,000 bonus square
feet within both the RT-35 and RT-50 zone.
Sacramento Region Office 530.750.2195
740 G Street 539.750.2194 fax
Davis, CA 956516 bayareaeconomics.com
Headquarters 510.549.7310
AppendixE
Economic Analysis
Lease to Non-profit Organization and/or Child Care Provider. As with the public parking
correlation calculation, BAE divided the residual value per 1,000 bonus square feet by the
Public Benefit cost per square foot for a below market lease to a non-profit organization and/or
a child care provider. Accordingly, the residual value per 1,000 bonus square feet can support a
lease of approximately 570 square feet of space to a non-profit organization or child care
provider within the RT-35 zone. A FAB granted within RT-50 could support approximately a
590 square feet lease for every 1,000 bonus square feet.
Recommended Non-profit/Child Care Provider Lease Standard. For simplification purposes,
BAE recommends using a single standard for leasing space to a non-profit organization and/or a
child care provider in return for a FAB within either the RT-35 or RT-50 zones. BAE
recommends rounding the standard down to 500 lease square feet of space for non-profit/child
care for every 1,000 bonus square feet granted.
Public Benefit Generated Based on Standard and FAB Conclusions
Using the small and large site prototypes, BAE estimated the amount of Public Benefit that
could be generated using the recommended standards discussed in the previous section. Table 7
summarizes the Public Benefit generation for the small and large sites.
Small sites will likely generate only a small amount of public benefit considering the bonus
represents a marginal increase in the total building square footage~ Only 1,050 square feet of
space for lease to a non-profit or child care provider could be justified by a 1.3 -1.5 F AB.
Larger sites will benefit more and therefore the large site example was used to calculate the
correlation between the public benefit and the F AB. The residual value generated from the
large site example within the RT-50 zone could support 16 fully underground public parking
spaces. The recommended standards can be adjusted based on fluctuating market conditions to
reflect differences in BMR subsidy and parking development costs. Furthermore, the City will
have the opportunity to revisit the development inputs and assumptions if few developers take
advantage of the F AB or if the F AB restrictions are set too low.
Sacramento Region Office 530.750.2195
740 G Street 539.750.2194 fax
Davis, CA 956516 bayareaeconomics.com
Headquarters 510.549.7310
Table 6: Floor Area Bonus and Public Benefit Correlation.
AppendixE
Economic Analysis
Floor Area Bonus
BMR FLOOR AREA BONUS
Residual Value for Public Benefit (a)
Residual Value Per Market Rate Unit (a)
BMR Public Benefit (b)
Below Market Rate Units per Market Rate Bonus Unit
PARKING FLOOR AREA BONUS
Residual Value for Public Benefit (a)
Residual Value Per Bonus SF (a)
Partially Submerged Podium Parking Public Benefit (e)
Parking Spaces Per 1,000 Bonus SF
Underground Parking Public Benefit (b)
Parking Spaces Per 1,000 Bonus SF
CHILD CARE AND NON PROFIT LEASE FLOOR AREA
BONUS
Residual Value for Public Benefit (a)
Residual Value Per Bonus SF (a)
Child Care and Non Profit Public Lease Benefit (b)
Non·Profit/Chiid Care Lease SF Per 1,000 Bonus SF (e)
Notes;
;
R"[·35: 1.15to 1.3 Floor Area Bonus
$441,824
$110,456/Unit
$237 750/Unit
0.46ISMR Units : Market Units
$441,824
$112/Bonus SF
$25,000/Parking Space
4.5lParking Spaces/1 ,000 SF
$38,000 IParking Space
3.olparking Spaces/1,000 SF
$441,824
$112/Bonus SF
$197/Leased SF
570lsM Lease/1 ,000 SF
(a) See Tables 2 and 4 for detail of the amount remaining for public benefit.
(b) See Table 5.
RT·50: 1.3 to 1.5 Floor Area Bonus
$612,054
$122,411/Unit
$237,750/Unit
0.511sMR Units: Market Units
$612,054
$117/Unit
$25,OOO/Parking Space
4.7lparking Spacesl1,000 SF
$38,000 IParking Space
3.1lParking Spaces/1 ,000 SF
$612,054
$117/Unit
$197/Leased SF
590lsM Lease/1,OOO SF
(c) The market rate unit to below market rate unit ratio is the residual value per market rate unit divided by the BMR public benefit as calculated in Table
5.
(d) The bonus square feet per public parking space is the parking costs divided by residual value per bonus square foot.
(e) The non profit and child care lease square feet per bonus square feet is the residual value per bonus square feet divided by the child care and non
profit public lease benefit.
These totals are rounded to the nearest ten.
Table 7: Public Benefit Generation of Small and Large Sites
Small Site (Lot Size: 10,500 Sq. Ft)
Floor Area Bonus
Bonus Square Feet
Units
Developer Incentive
Residual Value Available for Public Benefit
Public Benefit
Units Converted to BMR
Public Parking Spaces (Partially Submerged Podium)
Public Parking Spaces (Underground)
Commercial Space Converted to Non-Profit/Child Care Lease Space (a)
Large Site (Lot Size: 26,250 Sq. Ft.)
Floor Area Bonus
Bonus Square Feet
Units
Developer Incentive
Residual Value Available for Public Benefit
Public Benefit
BMR Units
Public Parking Spaces (Partially Submerged Podium)
Public Parking Spaces (Underground)
Commercial Space Converted to Non-Profit/Child Care Lease Space (a)
Note:
(a) Totals are rounded to the nearest ten.
6030006jea
RT 35
1.15 to 1.3 Floor Area Bonus
1,575 Bonus Sq. Ft.
2 Market Rate Units
$78,123 Developer Incentive
$149,184 Value for Public Benefit
1 BMR Unit
7 Spaces
5 Spaces
790 Leased Sq. Ft.
3,938 Bonus Sq. Ft.
4 Market Rate Units
$186,325 Developer Incentive
$441,824 Value for Public Benefit
2BMR Units
18 Spaces
12 Spaces
1,970 Leased Sq. Ft.
180
AppendixE
Economic Analysis
RT·50
1.3 to 1.5 Floor Area Bonus
2,100 Bonus Sq. Ft.
2 Market Rate Units
$98,175 Developer Incentive
$244,822 Value for Public Benefit
1 BMR Unit
10 Spaces
6 Spaces
1,050 Leased Sq. Ft.
5,250 Bonus Sq. Ft.
5 Market Rate Units
$245,439 Developer Incentive
$612,054 Value for Public Benefit
2.5 BMR Units
24 Spaces
16 Spaces
2,630 Leased Sq. Ft.
January 07, 2004
APPENDIXF
Appendix F-l
)ital Improvement Projects:
Homer Avenue Undercrossing
APPLICABLE CAPITAL IMPROVElVIENT
PROJECTS
Appendix F shows Capital Improvement Projects applicable to SOFA 2.
6030006jea 181 January 07,2004
,{
Appendix F-l Homer Undercrossing
Homer Avenue Undercrossing (10121)
Continuing -:. Miscellaneous Infrastructure
PROJECT DESCRIPTION
I Appendix F-1
C._rital Improvement Projects:
Homer Avenue Undercrossing
This project consists of design and construction of a new pedestrian/bicycle grade-separated crossing of the Cnltrain
tracks approximately 800 feet south of the Palo Alto Caltrain station platform between the Palo Alto Medical Founda-
tion and the Homer/Alma intersection, The project will provide access from the South of Forest Area (SOFA) residen-
tialand commercial areas to the new Palo Alto Medical Foundation (P AMF) campus, to the Caltrain station, and to the
new bike path conslnlcted by PAMF along Urban Lane which is planned to be extended south to Churchill Avenue. By
improving access to the major multi-modal hub the project will encourage and facilitate multi-modal trips.
PROJECT JUSTIFICATION
The need for a new pedestrian/bicycle crossing of the railroad tracks was identified during the review of the plnn for the
new P AMF cainpus. The approved P AMP campus plnn includes an area to accommodate a pedestrian/bicycle access!
landing area for 11 future crossing and a connection to the existing segment of the bike path built by P AMF on its cam-
pus. In conjunction with the P AMF/SOFA Coordinated Area PIIIll study, a planning and feasibility study for the pedes-
trianlbicycle crossing of the Caltrain right-of-way in the vicinity of the Homer/Alma intersection was prepared. It is
projected that approximately 1,600 to 1,800 pedestrians and bicyclists would use this facility daily.
FUTURE FINANCIAL REQUIREMENTS
: i FISCAL YEAR AMOUNT COMPONENTS
PYBudget
2001-02
2002-03
2003-04
2004-05
2005-06
$100,000
$2,550,000 Construction
Sources of Funding: General Fund with the following reimbursements: TEA-21 ($2,200,000); Sheraton and Palo Alto
Medical Foundation ($350,000)
2001 -03 Blu!.!?,',
6030006jea 182 January 07, 2004
Homer Avenue Undercrossing (10121)
continued .
IMPACT AND SUPPORT ANALYSIS
• Environmental: Environmental review will be required
Appendix F-1
_.Jital Improvement Projects:
Homer A venue Undercrossing
CIP -
• Design Elements: Project will be reviewed by CIP Design Consultant and is subject to Architectural Review
Board and Bicycle Advisoty Committee review.
+ Operating: Maintenance through Public Wow Operations
•. Telecommunications: None
COMPREHENSIVE PLAN
TIlis project furthers policy T -14 and program T -21 of the Comprehensive Plan
1001·03 Budget
6030006jea 183 January 07, 2004
;
/
. Appendix F-2
L )tal Improvement Projects:
Street Improvements
Appendix F-2 Street Improvements
South of Forest Avenue (SOFA) Street Improvements
(10402) .
New -Miscellaneous Infrastructure
PROJECT DESCRIPTION.
This project will implement traffic calming on Homer and Channing Avenues to improve safety, and reduce conflicts.
There may a1so be a possible conversion of Homer and Channing and sections of High Street from one-way to two-way
traffic flow. lIlld changes to mid-block pedeStrian crossings to improve visibility and safety.
PROJECT JUSTlFICA nON
The P AMP/SOFA, Coordinated Area Plan includes a number of policies to calm traffic and improve safety for pedestri-
ans and bicyclists in the SOFA neighborhood. The plan calls for further study of converting Homet and Cha:n:ning to
two-way flow to make these street more in keeping with the residential character of Ihe area.
FUTURE FINANCIAL REQUIREMENTS
FISCAL YEAR
PYBudget
2001-02
2002-03
2003-04
2004-05
2005-06
AMOUNT COMPONENTS
$125,000 Design
$400,000 Implemehtati~n
Sources of Funding: General Fund
IMPACT AND SUPPORT ANALYSIS
.. Environmental:
• Design Elements:
An environmental review may be required.
Possible review by CIP
• Operating:
• Telecommunications:
Maintenance by Public Works Operations
None
COMPREHENSIVE PLAN
This project is consistent with Policy L-67
6030006jea 184
2001-03 Budget
January 07, 2004
The ell), or
Palo Alto
1Ih"'.~~)S$O.'t Sot44b\~~r.;.J.$\I.W1,\Pt~~"'i
6030006jea
SOFA II
Existing and Proposed
Bike Network
185
Appendix F-2
'-_ ital Improvement Projects:
Street Improvements
This map is a prouuC! of the
Cily 01 Palo Ailo GI.S
'_~III<1: ••• ~nF'CM1fQ"""9hllct ... U.'''''''.~ Th.~qJP-'lI~I1_,..aI~ns.t.'Jff:nIlnl"""'"
January 07, 2004
Appendix G-1
PAMC Chapter 18.17
R-2 District Regulations
APPENDIX G REGULATIONS FOR R-2, RM-15, RM-30, AND
SPECIFIC PC DISTRICTS IN SOFA 2
Appendix G contains Palo Alto Municipal Code zoning district regulations that apply to
certain zoning districts within SOFA 2. These P AMC code sections are included as a
reference only, and shall apply as amended from time to time.
APPENDIX G-1 P AMC CHAPTER 18.17 -R-2 DISTRICT
Chapter 18.17 R-2 TWO FAMILY RESIDENCE
DISTRICT REGULATIONS
Specific purposes.
Applicability of regulations.
Permitted uses.
Conditional uses.
Site development regulations.
Sections:
18.17.010
18.17.020
18.17.030
18.17.040
18.17.050
18.17.055
18.17.060
18.17.070
18.17.080
18.17.090
Site development regulations for substandard lots.
Parking and loading.
Special requirements.
Permitted yard encroachments.
Reserved.
18.17.010 Specific purposes.
The R-2 two-family residence district is intended to allow a second dwelling unit
under the same ownership as the initial dwelling unit on appropriate sites in areas
designated for single-family use by the Palo Alto Comprehensive Plan, under regulations
that preserve the essential character of single-family use.
(Ord. 3048 (part), 1978)
18.17.020 Applicability of regulations.
The specific regulations of this chapter and the additional regulations and procedures
established by Chapters 18.83 to 18.99, inclusive, apply to all R-2 two-family residence
districts.
(Ord. 3048 (part), 1978)
6030006jea 186 January 07, 2004
18.17.030 Permitted uses.
Appendix G-l
PAMe Chapter 18.17
R-2 District Regulations
The following uses shall be permitted in the R-2 two-family residence district:
(a) Accessory facilities and uses customarily incidental to permitted uses;
(b) Home occupations when accessory to permitted residential use;
(c) Horticulture, gardening, and growing of food products for consumption by .
occupants of the site;
(d) Single-family use;
(e) Two-family use, under one ownership;
(f) Residential care homes;
(g) Mobile homes (manufactured housing) on permanent foundations;
(h) Small and large family day care homes;
(i) Small adult day care homes.
(Ord. 3735 §§ 8,9,1986: Ord. 3536 § 7,1984: Ord. 3291 § 4,1981: Ord. 3130 § 17
(part) 1979: Ord. 3048 (part), 1978)
18.17.040 Conditional uses.
The following uses may be conditionally allowed in the R-2 two-family residence
district, subject to issuance of a conditional use permit in accord with Chapter 18.90:
(a) Churches and religious institutions;
(b) Community centers;
(c) Day care centers and large adult day care homes;
(d) Outdoor recreation services;
(e) Private educational facilities;
(f) Temporary uses, subject to regulations established by Chapter 18.90;
(g) Utility facilities essential to provision of utility services to the neighborhood,
but excluding business offices, construction or storage yards, maintenance facilities, or
corporation yards.
(Ord. 3735 § 10, 1987: Ord. 3536 § 8, 1984: Ord. 3130 § 16 (part), 1979: Ord. 3048
(part), 1978)
18.17.050 Site development regulations.
The following site development regulations shall apply in the R-2 two-family
residence 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: .
(a) Site Area. The minimum site area shall be five hundred fifty-seven square
meters (six thousand square feet).
(b) Site Width. The minimum site width shall be 18.3 meters (sixty feet).
(c) Site Depth. The minimum site depth shall be 30.5 meters (one hundred feet).
(d) Front Yard. The minimum front yard ("setback") shall be 6.1 meters (twenty
feet).
(e) Rear Yard. The minimum rear yard ("setback") shall be 6.1 meters (twenty
feet).
6030006jea 187 January 07,2004
Appendix G-1
PAMC Chapter 18.17
R-2 District Regulations
(f) Side Yards. The following side yard regulations shall apply:
(1) The minimum interior side yard shall be 1.8 meters (six feet).
(2) The minimum street side yard shall be 4.9 meters (sixteen feet).
(g) Residential Density. Not more than one single-family dwelling shall be
permitted on a site ofless than six hundred ninety-seven square meters (seven thousand
five hundred square feet). Not more than two dwelling units shall be permitted on a site
of six hundred ninety-seven square meters (seven thousand five hundred square feet) or
greater.
Site Coverage. The following regulations shall apply: (h)
(1) The maximum building site coverage shall be thirty-five percent of the site
area.
(2) Covered patios and overhangs otherwise in compliance with all applicable
laws may cover five percent of the site area in addition to the maximum site coverage of
thirty-five percent prescribed in subdivision (1).
(i) Height.
(1) General. The maximum height shall be 9.14 meters (thirty feet) as measured
to the peak of the roof
(2) Daylight Plane. No st~ctures except those described in subdivisions (i), (ii)
and (iii) of this subsection (i)(2) shall extend beyond a daylight plane having a height of
3.05 meters (ten feet) at each side lot line and an angle of forty-five degrees, nor beyond
aday1ight plane having a height of 4.88 meters (sixteen feet) at the front or rear setback
line and an angle of sixty degrees. '
(i) Televisions and radio antennas; chimneys and flues;
(ii) Dormers, roof decks, gables or similar architectural features; provided that the
horizonta11ength of all such features shall not exceed a combined total of 4.57 meters
(fifteen feet) on each side, nor shall the height of such features exceed 7.32 meters
(twenty-four feet);
(iii) Cornices, eaves, and similar architectural features, excluding flat or
continuous walls or enclosures of usable interior space, may extend into a required
daylight plane a distance not exceeding 0.6 meters (two feet). Chimneys may extend into
the required daylight plane a distance not to exceed the minimum allowed pursuant to
Chapter 16.04 of this code.
Upon request of the building official, any person building or making improvements to
a structure shall provide a certification that the structure, as built, complies with the
daylight provisions ofthis subsection (i)(2). Such certification shall be prepared by a
licensed engineer, architect or surveyor and shall be provided prior to frame inspection.
G) Accessory Facilities and Uses. Regulations governing accessory facilities and
uses and governing the application of site development regulations in specific instances,
are established by Chapter 18.88.
(k) Floor Area Ratio. The maximum allowable floor area ratio shall be as follows:
(1) For lots five thousand square feet or less, the maximum floor area ratio shall
be .45.
6030006jea 188 January 07, 2004
Appendix G-l
PAMC Chapter 18.17
R-2 District Regulations
(2) For lots in excess of five thousand square feet, the maximum floor area ratio
shall be .45 for the first five thousand square feet and .30 for all square footage in excess
of five thousand square feet, except as provided in subsection (n).
(3) Notwithstanding subsections (k)(l) and (k)(2), the maximum allowable house
size shall be six thousand square feet.
(1) Lighting. Recreational and security lighting shall be permitted only so long as
the lighting is shielded so that the direct light does not extend beyond the property where
it is located. Both recreational and security lighting, if freestanding, shall be restricted to
twelve feet in height.
(m) Garage Doors. For garages located within 15.24 meters (fifty feet) from a
street frontage, on lots less than 22.86 meters (seventy-five feet) in width, the total
combined width of garage doors which face the street at an angle of less than ninety
degrees shall not exceed 6.1 meters (twenty feet).
(n) Exemption from Floor Area Limitations for Purposes of Providing Additional
Covered Parking Area Required for Two-Family Uses. For two-family uses, floor area
limits may be exceeded by a maximum of two hundred square feet, for purposes of
providing one required covered parking space.
(0) Special Setbacks. Where applicable, setback lines imposed by a special
setback map pursuant to Chapter 20.08 of this code shall be followed for the purpose of
determining legal setback requirements.
(P) Basements. Basements shall be permitted in areas that are not designated as
special flood hazard areas, and may extend to, but not beyond, the building footprint.
Basement area shall generally not be included in the calculation of gross floor area,
except that basement area that is deemed to be habitable space shall be included as gross
floor area unless the finished level of the first floor is no more than three feet above the
grade·around the perimeter of the building foundation. Excavated features shall not affect
the measurement of the grade for the purposes of determining basement gross floor area,
so long as such features meet the following provisions: .
(1) Excavated features along the perimeter of a basement, such as lightwells and
stairwells, shall not affect the measurement of grade, provided that:
(A) Such features shall not be located in the front of the building;
(B) Such features shall not exceed .91 meters (three feet) in width;
(C) The cumulative length of all such features shall not exceed 7.58 meters
(twenty-five feet);
(D) Such features shall not extend more than 0.6 meters (two feet) into a required
side yard nor more than 1.2 meters (four feet) into a required rear yard; further, the
cumulative length of any features or portions of features that extend into a required side
or rear yard shall not exceed 4.6 meters (fifteen feet) in length;
(E) Prior to issuance of a building permit, the owner shall provide satisfactory
evidence to the planning division that any features or portions of features that extend into
a required side or rear yard will not be harmful to any mature trees on the subject
property or on abutting properties;
6030006jea 189 January 07,2004
Appendix G-l
PAMC Chapter 1S.17
R-2 District Regulations
(F) Such features shall either require installation of a drainage system that meets
the requirements of the public works department, or shall be substantially sheltered from
the rain by a roof overhang or canopy of a permanent nature.
(2) Excavated areas along the perimeter of a basement, such as below grade
patios and sunken gardens, that exceed the dimensions set forth in subsection (1) shall not
affect the measurement of grade, provided that:
(A) The excavated area shall not be located in the front of the building;
(B) The excavated area shall not exceed a total of two hundred square feet, a
substantial portion of which shall be terraced and landscaped;
(C) The excavated area including that portion which is landscaped and/or terraced
shall not extend more than 0.6 meters (two feet) into a required side yard nor more than
1.2 meters (four feet) into a required rear yard; further the cumulative length of any
excavated area or portion thereof that extends into a required side or rear yard shall not
exceed 4.6 meters (fifteen feet) in length;
(D) . Prior to issuance ofa building permit, the owner shall provide satisfactory
evidence to the planning division that the excavated area or portion thereof that extends
into a required side or rear yard will not be harmful to any mature trees on the subject
property or on abutting properties;
(E) The excavated area shall either include a drainage system that meets the
requirements of the public works department, or shall be substantially sheltered from the
rain by a roof overhang or canopy of a permanent nature;
(F) Any roof overhang or canopy installed pursuant to subsection (E) shall be
within the site coverage requirements of subsection (h);
(G) The excavated area shall be architecturally compatible with the residence and
shall be screened to off site views by means of landscaping and/or fencing, as determined
appropriate by the zoning administrator.
(Ord. 4081 § 10, 1992: Ord. 4043 § 3, 1991: Ord. 4016 § 13, 1991: Ord. 3465 § 4,1983:
Ord. 3130 § 2(part), 1979: Ord. 3064 § 1 (part), 1978: Ord. 3048 (part), 1978)
18.17.055 Site development regulations for substandard lots.
The following site development regulations shall apply to all new construction on
substandard and flag lots within the R-2 single-family and two-family residence district
in lieu of comparable provisions in Sections 18.17.050 above.
(a) Substandard Lot Defmed. For the purposes of this section, a substandard lot
shall be a lot with a width of less than fifty feet or a depth of less than eighty-three feet
and an area less than eighty-three percent of the minimum area required by the zoning of
the parcel.
(b) Flag Lot Defined. Flag lot shall be defined as set forth in Section 18.40.030 of
this code.
(c) Height. The maximum height shall be 5.1817 meters (seventeen feet), as
measured to the peak of the roof.
(d) Habitable Floor Limitations. There shall be a limit of one habitable floor.
Habitable floors include lofts, mezzanines and similar area but exclude basements. The
6030006jea 190 January 07,2004
Appendix G-1
PAMe Chapter 18.17
R-2 District Regulations
chief building official shall make the final detennination as to whether a floor is
habitable.
(e) Single-family and two-family homes on substandard lots and flag lots existing
on August 1, 1991 and which prior to that date were lawful, complying structures,
provided, however, that in the case of a conflict between the provisions of this section
and the provisions of Chapter 18.94, this section shall controL Such structures may
remain and may be remodeled, improved or replaced without complying with the site
development regulations contained in this section so long as any such remodeling,
improvement or replacement does not result in a height above 5.1817 meters (seventeen
feet) or any additional habitable floor area above a first habitable floor, except that any
structure damaged or destroyed by natural disaster (such as fire, flood or earthquake) may
be replaced to its previous size without regard to the height and habitable floor limitations
imposed by this section.
(f) Nothing contained in this section shall affect or otherwise redefme the
provisions of Section 18.88.050 as to the determination of whether a substandard lot may
be used as a lot under this title.
(Ord. 4043 § 4, 1991)
18.17.060 Parking and loading.
(a) Off-street parking and loading facilities shall be required for all permitted and
conditional uses in.accord with Chapter 18.83. 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.
(b) Minimum parking requirements for selected uses pennitted in the R-2 two-
family residence district shall be as follows (see also Chapter 18.83):
(1) Single-Family Use. The minimum parking requirement for a site with one
dwelling unit shall be two spaces. A minimum of one space shall be covered.
(2) Two-Family Use. The minimum parking requirement for a site with two
dwelling units shall be 1.5 spaces per dwelling unit. A minimum of one space per unit
shall be covered.
(c) Location of Parking Spaces. No required parking space shall be located in a
required front yard, or in the first 3.0 meters (ten feet) adjoining the street property line of
a required street side yard.
(Ord. 3048 (part), 1978)
18.17.070 Special requirements.
The following special requirements shall apply in the R-2 two-family residential
district:
(a) Professional and medical office uses (except product testing and analysis, and
prototype development), existing on July 20, 1978, and which, prior to that date, were
lawful confonning pennitted uses or conditional uses operating subject to a conditional
use pennit, or which uses were, prior to July 20, 1978, located in an R-2 district which
6030006jea 191 January 07, 2004
Appendix G-1
PAMC Chapter 18.17
R-2 District Regulations
was imposed by reason of annexation of the property to the city without benefit of
prezoning and which, prior to the date of annexation, were lawful confonning permitted
uses or conditional uses operating subject to a conditional use permit, may remain as
grandfathered uses and shall not be subject to the provisions of Chapter 18.94.
(1) Such uses shall be pemritted to remodel, improve, or replace site
improvements for continual use and occupancy by the same use; provided, that any such
remodeling, improvement or replacement shall not result in increased floor area or
number of offices, nor shall such remodeling, improvement or replacement result in
shifting of building footprint or increased height, length, building envelope, or any other
increase in the size of the improvement, or any increase in the existing degree of
noncompliance, except through the granting of a design enhancement exception, pursuant
to Chapter 18.91.
(2) Any such remodeling, improvement, or replacement of any building designed
and constructed for residential use shall be subject to the issuance of a conditional use
permit in accord with Chapter 18.90.
(3) If a use deemed grandfathered pursuant to this subsection (a) ceases and
thereafter remains discontinued for twelve consecutive months, it shall be considered
abandoned and may be replaced only by a conforming use.
(4) A use deemed grandfathered pursuant to this subsection (a) which is changed
to or replaced by a conforming use shall not be reestablished, and any portion of a site or
any portion of a building, the use of which changes from a grandfathered use to a
conforming use, shall not thereafter be used except to accommodate a conforming use.
(5) In the event of redevelopment of all or a portion of the site for permitted
residential uses, such professional and medical office uses may not be incorporated in the
redevelopment, except that this provision shall not apply to permanent conversion to
residential use of space within an existing structure now used for professional and
medical office uses.
(b) Two-family uses, except where one of the units is a legal nonconforming
detached single-family dwelling, as described in subsection (c), and multiple-family uses
existing on July 20, 1978, and which, prior to that date, were lawful conforming
permitted uses or conditional uses operating pursuant to a conditional use permit, or
which uses were, prior to July 20, 1978, located in an R-2 district which was imposed by
reason of annexation of the property to the city without benefit of pre zoning and which,
prior to the date of annexation, were lawful conforming permitted uses or conditional
uses operating subject to a conditional use permit, may remain as grandfathered uses and
shall not be subject to the provisions of Chapter 18.94. Such uses shall be permitted to
remodel, improve, or replace site improvements on the same site for continual use and
occupancy by the same use; provided, that any such remodeling, improvement, or .
replacement shall not result in increased floor area or number of dwelling units, nor shall
such remodeling, improvement or replacement result in shifting of building footprint or
increased height, length, building envelope, or any other increase in the size of the
improvement, or any increase in the existing degree of noncompliance, except through
the granting of a design enhancement exception pursuant to Chapter 18.91, with respect
to multiple-family uses, or a home improvement exception, pursuant to Chapter 18.90,
6030006jea 192 January 07,2004
Appendix G-l
PAMC Chapter 18.17
R-2 District Regulations
with respect to two-family uses. If a use deemed grandfathered pursuant to the provisions
of this subsection (b) ceases and thereafter remains discontinued for twelve consecutive
months, it shall be considered abandoned and may be replaced only by a conforming use.
A use deemed grandfathered pursuant to the provisions of this subsection (b) which is
changed to or replaced by a conforming use shall not be reestablished, and any portion of
a site or any portion of a building, the use of which changes from a grandfathered use to a
. conforming use, shall not thereafter be used except to accommodate a conforming use.
(c) Notwithstanding any provisions of Chapters 18.88 and/or 18.94, in the case of
a legal and nonconforming second detached single-family dwelling existing prior to July
20, 1978 on a substandard size lot, such nonconforming use shall be permitted to
remodel, improve, or replace site improvements on the same site for continual use and
occupancy by the same use, without necessity to comply with site development
regulations; provided, that any such remodeling, improvement or replacement shall not
result in increased floor area, number of dwelling units, height, length, or any other
increase in the size of the improvement.
(Ord. 4140 § 6, 1993: Ord. 4043 § 5, 1991: Ord. 4016 § 14, 1991: Ord. 3741 § 2, 1987:
Ord. 3583 § 2, 1984: Ord. 3255 1981: Ord. 3070 § 1 (part), 1978: Ord. 3064 (part), 1978:
Ord. 3048 (part), 1978)
18.17.080 Permitted yard encroachments.
(a) Horizontal Additions. Where a single-family or two-family dwelling legally
constructed according to existing yard and setback regulations at the time of construction
encroaches upon present required yards, one encroaching side ofthe existing structure
may be extended in accord with this section. Only one such extension shall be permitted
for a life of such building. This section shall not be construed to allow the further
extension of an encroachment by any building which is the result of the granting of a
variance, either before or after such property became part of the city.
(1) Front Yard. In cases where the existing setback is less than 6.1 meters (twenty
feet) but at least 4.3 meters (fourteen feet), the existing encroachment may be extended
for a distance of not more than one hundred percent of the length of wall to be extended;
provided, that the total length ofthe existing encroaching wall and the additional wall
shall together not exceed one-half the maximum existing width of such building.
(2) Interior Side Yard. In cases where the existing setback is less than 2.5 meters
(eight feet) but at least 1.5 meters (five feet), an existing encroachment may be extended
not more than one hundred percent of the length of the existing encroachment, but not to
exceed 6.1 additional meters (twenty additional feet).
(3)· Street Side Yard. In cases where the existing side yard setback is less than 4.9
meters (sixteen feet) but at least 3.0 meters (ten feet), an existing encroachment may be
extended for not more than one hundred percent of the length of the encroaching wall to
be extended, but not to exceed 6.1 meters (twenty feet).
(b) Subsection (a) of this section notwithstanding, an addition shall not be
permitted to encroach into a special setback, as established by the setback map pursuant
to Chapter 20.08 of the Palo Alto Municipal Code.
(Ord.4043 § 6, 1991)
6030006jea 193 January 07,2004
18.17.090 Reserved. *
6030006jea 194
Appendix G-l
PAMC Chapter 18.17
R-2 District Regulations
January 07, 2004
APPENDIX G-2 RM-15 DISTRICT
Appendix G-2
PAMC Chapter 18.22
RM-15 District Regulations
Chapter 18.22 RM-15 LOW DENSITY MULTIPLE-
FAMILY RESIDENCE DISTRICT
REGULATIONS
Sections:
18.22.010
18.22.020
18.22.030
18.22.040
18.22.050
18.22.060
18.22.070
18.22.080
18.22.090
18.22.100
Specific purposes.
Applicability of regulations.
Permitted uses.
Conditional uses.
Site development regulations.
Residential density.
Parking and loading.
Below market rate (BMR) units.
Special requirements.
Recycling storage.
18.22.010 Specific purposes.
The RM-15 low density multiple-family residence district is intended to create,
preserve and enhance areas for a mixture of single-family and multiple-family housing
which is compatible with lower density and residential districts nearby, including single-
family residence districts. The RM-15 residence district also serves as a transition to
moderate density multiple-family districts or districts with nonresidential uses. Pennitted
densities in the RM-15 residence district range from six to fifteen dwelling units per acre.
(Ord. 3807 § 2 (part), 1988)
18.22.020 Applicability of regulations.
The specific regulations of this chapter and the additional regulations and procedures
established by Chapters 18.83 to 18.99, inclusive, shall apply to all RM-15 low density
multiple-family residence districts.
(Ord. 3807 § 2 (part), 1988)
18.22.030 Permitted uses.
The following uses shall be pennitted in the RM-15 low density multiple-family
residence district:
(a) Single-family, two-family and multiple-fanli1y uses;
(b) Mobile homes on pennanent foundations and other manufactured housing (see
Section 18.88.140);
6030006jea 195 January 07,2004
Appendix G-2
PAMe Chapter 18.22
RM -15 District Re gulations
(c) Accessory facilities and uses customarily incidental to permitted uses;
(d) Home occupations, when accessory to permitted residential uses~
(e) Horticulture, gardening and growing offood products for consumption by
occupants of a site;
(f) Residential care homes;
(g) Small and large family day care homes;
(h) Small adult day care homes;
(i) Lodging.
(Ord. 3807 § 2 (part), 1988)
18.22.040 Conditional uses.
The following uses may be conditionally allowed in the RM-15 low density multiple-
family residence district, subject to issuance of a conditional use permit in accord with
Chapter 18.90:
. (a) Churches and religious institutions;
(b) Community centers;
(c) Day care centers and large adult day care homes;
(d) Neighborhood recreational centers;
(e) Private educational facilities;
(f) Temporary uses, subject to regulations established by Chapter 18.90;
(g) Utility facilities essential to provision of utility services to the neighborhood,
but excluding business offices, construction or storage yards, maintenance facilities or
corporation yards.
(Ord. 3807 § 2 (part), 1988)
18.22.050 Site development regulations.
The following site development regulations shall apply in the RM-15 low density
multiple-family residence 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 the regulations set forth in Chapter 16.48 and
the multiple-family residential guidelines set forth in Chapter 18.28:
(a) Site Area. The minimum site area shall be eight thousand five hundred square
feet.
(b)
(c)
Cd)
(e)
(1)
ten feet.
Site Width. The minimum site width shall be seventy feet.
Site Depth. The minimum site depth shall be one hundred feet.
Front Yard. The minimum front yard ("setback") shall be twenty feet.
Side and Rear Yards. The following side and rear yard regulations shall apply:
The minimum interior side and rear yards for a single-story structure shall be
(2) The minimum interior side and rear yards for a structure over one story shall
be ten feet for the first story of the structure, and shall be one-half ofthe actual height of
the structure, but not less than ten feet, for the portion of the structure over one story.
6030006jea 196 January 07,2004
Appendix 0-2
PAMC Chapter 18.22
RM-15 District Regulations
(3) The minimum side and rear yards which are adjacent to a street shall be
sixteen feet.
(4) The minimum side and rear yards for a structure over one story adjacent to
any single-family zone (including R-l, R-2 and RMD zones) shall be ten feet for the fIrst
story of the structure and shall be twenty feet for the portion of the structure over one
story.
(f) Arterial Street Setback. A building on property adjacent to an arterial street, as
designated in the Palo Alto Comprehensive Plan (other than an arterial street in the CD
district) shall be set back a minimum of twenty-fIve feet from the property line.
(g) Height and Daylight Plane. The maximum height shall be two stories, not to
exceed thirty feet. For the purposes of this chapter, height means the vertical distance
above 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.
The measurement shall be taken from the lowest adjoining sidewalk or ground surface
within a fIve foot horizontal distance from the exterior wall of the building. However, no
structure, except television and radio antennas, chimneys and flues, shall extend above or
beyond a daylight plane having a height of fIve feet at each side or rear site line and an
angle of forty-fIve degrees.
(h) Lot Coverage. The following lot coverage regulations shall apply:
(1) The maximum lot coverage shall be thirty-fIve percent of the site area.
(2) Covered patios and overhangs otherwise in compliance with all applicable
laws may cover fIve percent of the site area in addition to the maximum lot coverage set
forth above.
(i) Floor Area Ratio (FAR). The maximum FAR shall be 0.50.
(j) Usable Open Space. The following usable open space regulations shall apply:
(1) Each lot shall have not less than thirty-fIve percent of the lot area developed
into permanently maintained usable open space, as measured in the ground floor area
only, some portion of which shall be common usable open space; and
(2) Each dwelling unit shall have at least one private usable open space area
contiguous to the unit which allows the occupants of the unit the personal use of the
outdoor space. The minimum size of such areas shall be as follows and shall not be
calculated in the FAR:
(A) Balconies (above ground level) shall be fIfty square feet.
(B) Patios or yards (at ground level) shall be one hundred square feet, the least
dimension of which is eight feet.
(k) Accessory Facilities and Uses. Regulations governing accessory facilities and
uses, and governing the application of site development regulations in specifIc instances,
are established by Chapter 18.88.
(1) Special Setbacks. Where applicable, setback lines imposed by a special
setback map pursuant to Chapter 20.08 of this code shall be followed for the purpose of
determining legal setback requirements.
(Ord. 4642 § 38, 2000: Ord. 4081 § 12, 1992: Ord. 4016 § 17, 1991: Ord. 3807 § 2 (part)
1988)
6030006jea 197 January 07, 2004
18.22.060 Residential density.
Appendix G-2
PAMC Chapter 18.22
RM-15 District Regulations
The following table establishes the permitted density of a lot, based on the lot area.
When calculating the number of units, if insufficient area exists to provide the minimum
lot area for an additional unit, the total number of units shall be rounded down to the
smaller number. Notwithstanding the foregoing, the permitted density of any lot shall not
exceed fifteen dwelling units per acre.
Permitted Densities RM -15
Lot Size
Lot AreaNo. of Dwelling Units/Square
(in square feet)Feet of Lot Area
Up to -5,999 1 unit
6,000 -8,499 2 units
8,500 and over3 units plus 1 unit/each additional
2,850 square feet
(Ord. 3807 § 2 (part), 1988)
18.22.070 Parking and loading.
(a) Off-street parking and loading facilities shall be required for all permitted and
conditional uses in accord with Chapter 18.83. All parking and loading facilities on any
site, whether required or optionally provided in addition to minimum requirements, shall
comply with the regulations and design standards established by Chapter 18.83.
(b) Minimum parking requirements for selected uses permitted in the RM-15 low
density multiple-family residence district shall be as set forth below. A minimum of one
parking space per dwelling unit shall be covered (see Chapter 18.83).
(1) . Single-Family Use. The minimum parking requirement for a site with one
dwelling unit shall be two spaces.
(2) Two-Family Use. The minimum parking requirement for a site with two
dwelling units shall be 1.5 spaces per dwelling unit.
(3) Multiple-Family Use. The minimum parking requirement for a site with three
or more dwelling units shall be: 1.25 spaces per studio unit, 1.50 spaces per one-bedroom
unit, and 2.00 spaces per two or more bedrooms.
(4) Lodging Use. The minimum parking requirement for a site with a lodging use
shall be one space per lodging unit, in addition to any applicable requirement based on
single-family use, two-family use or multiple-family use on the same site.
(c) Guest Parking. Guest parking shall be provided in multiple-family
developments exceeding three units, in accordance with the following requirements:
(1) The number of guest parking spaces in a development shall be one plus ten
percent of the total number of units in the development.
(2) Notwithstanding the foregoing, if more than one parking space per dwelling
unit in a development is assigned or secured so that it is inaccessible to the public, then
6030006jea 198 January 07,2004
Appendix G-2
PAMC Chapter 18.22
RM-15 District Regulations
guest parking spaces equivalent to thirty-three percent of the total number of units in the
development shall be provided.
(3) Guest parking spaces shall be clearly marked as reserved for guests and shall
be in an area providing guests with unrestricted access to the guest parking spaces.
(d) Location of Parking Spaces. No required parking space shall be located in a
req!lired front yard, nor in the first ten feet adjoining the street property line of a required
street side yard.
(Ord. 3807 § 2 (part), 1988)
18.22.080 Below market rate (BMR) units.
(a) In developments often or more units not less than ten percent of the units
shall be provided at below-market rates to low and moderate income households in
accordance with Program 12 of the Palo Alto Comprehensive Plan.
(b) Density Bonus. In developments of ten or more units where BMR housing
units are provided, a density increase of no more than fifteen percent over the otherwise
prescribed number of units may be permitted; provided, that for each additional market
unit an additional BMR unit is included. All other site development regulations shall
apply.
(Ord. 3807 § 2 (part), 1988)
18.22.090 Special requirements.
The following special requirements shall apply in the RM -15 low density multiple-
family residence district:
(a) The site development regulations set forth in Sections 18.12.050 through
18.12.080 of Chapter 18.12 of the Palo Alto Municipal Code shall apply to sites in single-
family use.
(b) Professional and medical office uses existing on July 20, 1978 and which,
prior to that date, were lawful conforming permitted uses or conditional uses operating
subject to a conditional use permit, or which uses were, prior to July 20, 1978, located in
anRM-l or RM-2 district, which was imposed by reason of annexation of the property to
the city without benefit of prezoning and which, prior to the date of annexation, were
lawful conforming permitted uses or conditional uses operating subject to a conditional
use permit, may remain as grandfathered uses and shall not be subject to the provisions of
Chapter 18.94.
(1) Such uses shall be permitted to remodel, improve, or replace site
improvements for continual use and occupancy by the same use; provided, that any such
remodeling, improvement or replacement shall not result in increased floor area or
number of offices, nor shall such remodeling, improvement or replacement result in
shifting of building footprint or increased height, length, building envelope, or any other
increase in the size of the improvement, or any increase in the existing degree of
noncompliance, except through the granting of a design enhancement exception, pursuant
to Chapter 18.91.
6030006jea 199 January 07, 2004
Appendix G-2
PAMC Chapter 18.22
RM-15 District Regulations
(2) Any such remodeling, improvement, or replacement of any building designed
and constructed for residential use shall be subject to the issuance of a conditional use
permit in accord with Chapter 18.90.
(3) If a use deemed grandfathered pursuant to this subsection (b) ceases and
thereafter remains discontinued for twelve consecutive months, it shall be considered
abandoned and may be replaced only by a conforming use.
(4) A use deemed grandfathered pursuant to this subsection (b) which is changed
to or replaced by a conforming use shall not be reestablished, and any portion of a site or
any portion of a building, the use of which changes from a grandfathered use to a
conforming use, shall not thereafter be used except to accommodate a conforming use.
(5) In the event of redevelopment of all or a portion ofthe site for permitted
residential uses, such professional and medical office uses may not be incorporated in the
redevelopment, except that this provision shall not apply to permanent conversion to
residential use of space within an existing structure now used for professional and
medical office uses.
(c) Two-family uses and multiple-family uses existing on July 20, 1978 and
which, prior to that date, were lawful conforming permitted uses or conditional uses
operating pursuant to a conditional use permit, or which uses were, prior to July 20, 1978,
located in an RM-1 or RM-2 district which was imposed by reason of annexation of the
property to the city without benefit of prezoning and which, prior to the date of
annexation, were lawful conforming permitted uses or conditional uses operating subject
to a conditional use permit, may remain as grandfathered uses and shall not be subject to
the provisions of Chapter 18.94. Such uses shall be permitted to remodel, improve, or
replace site improvements on the same site for continual use and occupancy by the same
use; provided, that any such remodeling, improvement or replacement shall not result in
increased floor area or number of dwelling units, nor shall such remodeling, improvement
or replacement result in shifting of building footprint or increased height, length, building
envelope, or any other increase in the size of the improvement, or any increase in the
existing degree of noncompliance, except through the granting of a design enhancement
exception, pursuant to Chapter 18.91, with respect to multiple-family uses, or a horne
improvement exception, pursuant to Chapter 18.90, with respect to two-family uses. If a
use deemed grandfathered pursuant to this subsection ( c) ceases and thereafter remains
discontinued for twelve consecutive months, it shall be considered abandoned and may
be replaced only by a conforming use. A use deemed grandfathered pursuant to this
subsection (c) which is changed to or replaced by a conforming use shall not be
reestablished, and any portion of a site or any portion of a building, the use of which
changes from a grandfathered use to a conforming use, shall not thereafter be used except
to accommodate a conforming use.
(d) Motel uses existing on July 20, 1978, and which, prior to that date, were
lawful conforming permitted uses or conditional uses operating subject to a conditional
use permit, may remain as grandfathered uses and shall not be subject to the provisions of
Chapter 18.94. Such uses shall be permitted to remodel, improve, or replace site
improvements on the same site for continual use and occupancy by the same use;
provided, that any such remodeling, improvement or replacement shall not result in
6030006jea 200 January 07, 2004
Appendix 0-2
PAMC Chapter 18.22
RM-15 District Regulations
increased floor area or number of dwelling units, nor shall such remodeling, improvement
or replacement result in shifting of building footprint or increased height, length, building
envelope, or any other increase in the size of the improvement, or any increase in the
existing degree of noncompliance, except through the granting of a design enhancement
exception, pursuant to Chapter 18.91. If a use deemed grandfathered pursuant to this
subsection (d) ceases and thereafter remains discontinued for twelve consecutive months,
it shall be considered abandoned and may be replaced only by a conforming use. A use
deemed grandfathered pursuant to this subsection (d) which is changed to or replaced by
a conforming use shall not be reestablished, and any portion of a site or any portion of a
building, the use of which changes from a grandfathered use to a conforming use, shall
not thereafter be used except to accommodate a conforming use.
(Ord. 4140 § 8, 1993: Ord. 4016 § 18, 1991: Ord. 3807 § 2 (part), 1988)
18.22.100 Recycling storage.
All new multiple-family residential development, including multiple-family residential
development that is part of a mixed use development, 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 16.48.070. This requirement shall apply only to multiple-family developments
that utilize dumpsters rather than individual curbside pickup for trash collection.
(Ord. 4069 § 1, 1992)
6030006jea 201 January 07,2004
Appendix 0-3
PAMC Chapter 18.24
RM-30 District Regulations
APPENDIX G-3 P AMC CHAPTER 18.24 -RM-30 DISTRICT
Chapter 18.24 RM-30 MEDIUM DENSITY MULTIPLE-
FAMILY RESIDENCE DISTRICT
REGULATIONS
Sections:
18.24.010
18.24.020
18.24.030
18.24.040
18.24.050
18.24.060
18.24.070
18.24.080
18.24.090
18.24.100
Specific purposes.
Applicability of regulations.
Pennitted uses.
Conditional uses.
Site development regulations.
Residential density.
Parking and loading.
Below market rate (BMR) units.
Special requirements.
Recycling storage.
18.24.010 Specific purposes.
The RM-30 medium density multiple-family residence district is intended to create,
preserve and enhance neighborhoods for multiple-family housing with site development
standards and visual characteristics intended to mitigate impacts on nearby lower density
residential districts. Projects at this density are intended for larger parcels that will enable
developments to provide their own parking spaces and to meet their open space needs in
the form of garden apartments or cluster developments. Permitted densities in the RM-30
residence district range from sixteen to thirty dwelling units per acre.
(Ord. 3807 § 3 (part), 1988)
18.24.020 Applicability of regulations.
The specific regulations of this chapter and the additional regulations and procedures
established by Chapters 18.83 to 18.99, inclusive, shall apply to all RM-30 medium
density multiple-family residence districts.
(Ord. 3807 § 3 (part), 1988)
18.24.030 Permitted uses.
The following uses shall be permitted in the RM-30 medium density multiple-family
residence district:
(a) Single-family, two-family and multiple-family uses;
6030006jea 202 January 07, 2004
Appendix G-3
PAMC Chapter 18.24
RM-30 District Regulations
(b) Mobile homes on pennanent foundations and other manufactured housing (see
Section 18.88.140);
(c) Accessory facilities and uses customarily incidental to permitted uses;
(d) Home occupations, when accessory to pennitted residential uses;
(e) Horticulture, gardening and growing of food products for consumption by
occupants of a site;
(f) Residential care homes;
(g) Day care homes;
(h) Lodging.
(Ord. 3807 § 3 (part), 1988)
18.24.040 Conditional uses.
The following uses may be conditionally allowed in the RM-30 medium density
multiple-family residence district, subject to issuance of a conditional use pennit in
accord with Chapter 18.90:
(a) Churches and religious institutions;
(b) Community centers;
(c) Day care centers:
(d) Neighborhood recreational centers;
(e) Private educational facilities;
(f) Temporary uses, subject to regulations established by Chapter 18.90;
(g) Utility facilities essential to provision of utility services to the neighborhood,
but excluding business offices, construction or storage yards, maintenance facilities or
corporation yards;
(h) Surface parking facilities located on abandoned railroad rights-of-way.
(Ord. 4316 § 1, 1995: Ord. 3807 § 3 (part), 1988)
18.24.050 Site development regulations.
The following site development regulations shall apply in the RM-30 medium density
multiple-family residence 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 the regulations set forth in Chapter 16.48 and
the multiple-family residential guidelines set forth in Chapter 18.28:
(a) Site Area. The minimum site area shall be eight thousand five hundred square
feet.
(b)
(c)
(d)
(e)
(1)
ten feet.
6030006jea
Site Width. The minimum site width shall be seventy feet.
Site Depth. The minimum site depth shall be one hundred feet.
Front Yard. The minimum front yard ("setback") shall be twenty feet.
Side and Rear Yards. The following side and rear yard regulations shall apply:
The minimum interior side and rear yards for a single-story structure shall be
203 January 07,2004
Appendix 0-3
PAMC Chapter 18.24
RM-30 District Regulations
(2) The minimum interior side and rear yards for a structure over one story shall
be ten feet for the first story of the structure and shall be one-half of the actual height of
the structure, but not less than ten feet, for the portion of the structure over one story.
(3) The minimum side and rear yards which are adjacent to a street shall be
sixteen feet.
(4) The minimum side and rear yards for a structure over one story adjacent to
any single-family zone (including R-l, R-2 and RMD zones) shall be ten feet for the first
story of the structure and shall be twenty feet for the portion of the structure over one
story.
(f) Arterial Street Setback. A building on property adjacent to an arterial street, as
designated in the Palo Alto Comprehensive Plan (other than an arterial street in the CD
district) shall be set back a minimum of twenty-five feet from the property line.
(g) Height and Daylight Plane. The maximum height shall not exceed thirty-five
feet. For the purposes of this chapter, height means the vertical distance above 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. The measurement
shall be taken from the lowest adjoining sidewalk or ground surface within a five foot
horizontal distance from the exterior wall ofthe building. However, no structure, except
television and radio antennas, chimneys and flues, shall extend above or beyond a
daylight plane having a height often feet at each side or rear site line and an angle of
forty-five degrees.
(h) Lot Coverage. The following lot coverage regulations shall apply:
(1) The maximum lot coverage shall be forty percent of the site area.
(2) Covered patios and overhangs otherwise in compliance with all applicable
laws may cover five percent of the site area in addition to the maximum lot coverage set
forth above.
(i) Floor Area Ratio (FAR).
(1) The maximum FAR for projects with detached or underground parking shall
be 0.6: 1, which shall be calculated by the gross floor area of the building as defined in
Section 18.04.030(65) of the Palo Alto Municipal Code.
(2) The maximum FAR for projects with attached garages or tuckunder or semi-
depressed parking contiguous to the building shall be 0.75:1, which shall include such
parking area in the calculation of gross floor area as defined in Section 18.04.030(65).
G) Usable Open Space. The following usable open space regulations shall apply:
(1) Each lot shall have not less than thirty percent of the lot area developed into
permanently maintained common usable open space as measured in the ground floor area
only.
(2) Each dwelling unit shall have at least one private usable open space area
contiguous to the unit which allows the occupants of the unit the personal use of the
outdoor space. The minimum size of such areas shall be as follows and shall not be
calculated in the FAR:
(A) Balconies (above ground level) shall be fifty square feet.
(B) Patios or yards (at ground level) shall be one hundred square feet the least
dimension of which is eight feet.
6030006jea 204 January 07, 2004
Appendix G~3
PAMC Chapter 18.24
RM~30 District Regulations
(3) Part of all of the required private usable open space areas may be added to the
required common usable open space in a development, for purposes of improved design,
privacy, protection and increased play area for children, upon a recommendation of the
architectural review board and approval of the director of planning and community
environment.
(k) Accessory Facilities and Uses. Regulations governing accessory facilities and
uses, and governing the application of site development regulations in specific instances,
are established by Chapter 18.88.
(1) Special Setbacks. Where applicable, setback lines imposed by a special
setback map pursuant to Chapter 20.08 of this code shall be followed for the purpose of
determining legal setback requirements.
(Ord. 4642 § 39,2000: Ord. 4016 § 20, 1991: Ord. 3807 § 3 (part), 1988)
18.24.060 Residential density.
The following table establishes the permitted density of a lot, based on the lot area.
When calculating the number of units, if insufficient area exists to provide the minimum
lot area for an additional unit, the total number of units shall be rounded down to the
smaller number. Notwithstanding the foregoing, the permitted density of any lot shall not
exceed thirty dwelling units per acre.
Permitted Densities RM-30
Lot SizeNo. of Dwelling
Lot AreaUnits/Area Square Feet of
(in square feet)Lot
Up to -5,999 1 unit
6,000 -8,499 2 units
8,500 and over3 units plus 1 unit/each
additional 1,350 square feet
(Ord. 3807 § 3 (part), 1988)
18.24.070 Parking and loading.
(a) Off-street parking and loading facilities shall be required for all permitted and
conditional uses in accord with Chapter 18.83. All parking and loading facilities on any
site, whether required or optionally provided in addition to minimum requirements, shall
comply with the regulations and design standards established by Chapter 18.83.
(b) Minimum parking requirements for selected uses permitted in the RM-30
medium density multiple-family residence district shall be as set forth below. A
minimum of one parking space per dwelling unit shall be covered (see also Chapter
18.83)
(1) Single-Family Use. The minimum parking requirement for a site with one
dwelling unit shall be two spaces.
6030006jea 205 January 07, 2004
Appendix G-3
PAMC Chapter 18.24
RM-30 District Regulations
(2) Two-Family Use. The minimum parking requirement for a site with two
dwelling units shall be 1.5 spaces per dwelling unit.
(3) Multiple-Family Use. The minimum parking requirement for a site with three
or more dwelling units shall be: 1.25 spaces per studio unit, 1.50 spaces per one-bedroom
unit and 2.00 spaces per two or more bedrooms.
(4) Lodging Use. The minimum parking requirement for a site with a lodging use
shall be one space per lodging unit, in addition to any applicable requirement based on
single-family use, two-family use or multiple-family use on the same site.
(c) Guest Parking. Guest parking shall be provided in multiple-family
developments exceeding three units, in accordance with the following requirements:
(1) The number of guest parking spaces in a development shall be one plus ten
percent of the total number of units in the development.
(2) Notwithstanding the foregoing, ifmore than one parking space per dwelling
unit in a development is assigned or secured so that it is inaccessible to the public, then
guest parking spaces equivalent to thirty-three percent of the total number of units in the
development shall be provided.
(3) Guest parking spaces shall be clearly marked as reserved for guests and shall
be in an area providing guests with unrestricted access to the guest parking spaces.
(d) Location of Parking Spaces. No required parking space shall be located in a
required front yard, nor in the first ten feet adjoining the street property line of a required
street side yard.
(Ord. 3807 § 3 (part), 1988)
18.24.080 Below market rate (BMR) units.
(a) In developments often or more units, not less than ten percent of the units
shall be provided at below-market rates to low and moderate income households in
accordance with Program 12 of the Palo Alto Comprehensive Plan.
(b) Density Bonus. In developments of ten or more units, where BMR housing
units are provided, a density increase of no more than fifteen percent over the otherwise
prescribed number of units may be permitted; provided, that for each additional market
unit an additional BMR unit is included. All other site development regulations shall
apply.
(Ord. 3807 § 3 (part), 1988)
18.24.090 Special requirements.
The following special requirements shall apply in the RM-30 medium density
multiple-family residence district:
(a) The site development regulations set forth in Sections 18.12.050 through
18.12.080 of Chapter 18.12 of the Palo Alto Municipal Code shall apply to sites in single-
family use.
(b) Professional and medical office uses existing on July 20, 1978 and which,
prior to that date, were lawful conforming permitted uses or conditional uses operating
subject to a conditional use permit, or which uses were, prior to July 20, 1978, located in
6030006jea 206 January 07, 2004
Appendix G-3
PAMC Chapter 18.24
RM-30 District Regulations
an RM-3 or RM-4 district, which was imposed by reason of annexation of the property to
the city without benefit of prezoning and which, prior to the date of annexation, were
lawful conforming permitted uses or conditional uses operating subject to a conditional
use permit, may remain as grandfathered uses and shall not be subject to the provisions of
Chapter 18.94.
(1) Such uses shall be permitted to remodel, improve, or replace site
improvements for continual use and occupancy by the same use; provided, that any such
remodeling, improvement or replacement shall not result in increased floor area or
number of offices, nor shall such remodeling, improvement or replacement result in
shifting of building footprint or increased height, length, building envelope, or any other
increase in the size of the improvement, or any increase in the existing degree of
noncompliance, except through the granting of a design enhancement exception, pursuant
to Chapter 18.91.
(2) Any such remodeling, improvement, or replacement of any building designed
and constructed for residential use shall be subject to the issuance of a conditional use
permit in accord with Chapter 18.90.
(3) If a use deemed grandfathered pursuant to this subsection (b) ceases and
thereafter remains discontinued for twelve consecutive months, it shall be considered
abandoned and may be replaced only by a conforming use.
(4) A use deemed grandfathered pursuant to this subsection (b) which is changed
to or replaced by a conforming use shall not be reestablished, and any portion of a site or
any portion of a building, the use of which changes from a grandfathered use to a
conforming use, shall not thereafter be used except to accommodate a conforming use.
(5) In the event of redevelopment of all or a portion of the site for permitted
residential uses, such professional and medical office uses may not be incorporated in the
redevelopment, except that this provision shall not apply to permanent conversion to
residential use of space within an existing structure now used for professional and
medical office uses.
(c) Two-family uses and multiple-family uses existing on July 20, 1978 and
which, prior to that date, were lawful conforming permitted uses or conditional uses
operating pursuant to a conditional use permit, or which uses were, prior to July 20, 1978,
located in an RM-3 or RM-4 district which was imposed by reason of annexation of the
property to the city without benefit of prezoning and which, prior to the date of
annexation, were lawful conforming permitted uses or conditional uses operating subject
to a conditional use permit, may remain as grandfathered uses, and shall not be subject to
the provisions of Chapter 18.94. Such uses shall be permitted to remodel, improve, or
replace site improvements on the same site for continual use and occupancy by the same
use; provided, that any such remodeling, improvement or replacement shall not result in
increased floor area or number of dwelling units, nor shall such remodeling, improvement
or replacement result in shifting of building footprint or increased height, length, building
envelope, or any other increase in the size of the improvement, or any increase in the
existing degree of noncompliance, except through the granting of a design enhancement
exception, pursuant to Chapter 18.91, with respect to multiple-family uses or a home
improvement exception, pursuant to Chapter 18.90, with respect to two-family uses. If a
6030006jea 207 January 07,2004
Appendix G-3
PAMC Chapter 18.24
Rl\1-30 District Regulations
use deemed grandfathered pursuant to this subsection ( c) ceases and thereafter remains
discontinued for twelve consecutive months, it shall be considered abandoned and may
. be replaced only by a conforming use. A use deemed grandfathered pursuant to this
subsection (c) which is changed to or replaced by a conforming use shall not be
reestablished, and any portion ofa site or any portion ofa building, the use of which
changes from a grandfathered use to a conforming use, shall not thereafter be used except
to accommodate a conforming use.
(d) Motel uses existing on July 20, 1978, and which, prior to that date, were
lawful conforming permitted uses or conditional uses operating subject to a conditional
use permit, may remain as grandfathered uses, and shall not be subject to the provisions
of Chapter 18.94. Such uses shall be permitted to remodel, improve, or replace site
improvements on the same site; provided, that any such remodeling, improvement or
replacement shall not result in increased floor area or number of dwelling units, nor shall
such remodeling, improvement or replacement result in shifting of building footprint or
increased height, length, building envelope, or any other increase in the size of the
improvement, or any increase in the existing degree of noncompliance, except through
the granting of a design enhancement exception, pursuant to Chapter 18.91. If a use
deemed grandfathered pursuant to this subsection (d) ceases and thereafter remains
discontinued for twelve consecutive months, it shall be considered abandoned and may
be replaced onlyby a conforming use. A use deemed grandfathered pursuant to this
subsection (d) which is changed to or replaced by a conforming use shall not be
established, and any portion of a site or any portion of a building, the use of which
changes from a grandfathered use to a conforming use, shall not thereafter be used except
to accommodate a conforming use.
(Ord. 4140 § 9, 1993: Ord. 4016 § 20, 1991: Ord. 3807 § 3 (part), 1988)
18.24.100 Recycling storage.
All new multiple-family residential development, including multiple-family residential
development that is part of a mixed use development, 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 16.48.070. This requirement shall apply only to multiple-family developments
that utilize dumpsters rather than individual curbside pickup for trash collection.
(Ord. 4069 § 2, 1992)
6030006jea 208 January 07, 2004
Appendix G-4
PC District 2967
APPENDIX G-4 PLANNED COMMUNITY DISTRICT 2967
6030006jea
0' .' ..,., " "
... ORDINANCE NO • ..l2ll-
OllDINANCE OF THE COtINCII. OF THE CJ:T:t" OF PALO' ALTO
'AMENPING SECTION 18.08.040 OF THE PALO AL~O MtlNICIPAL
COPE TO qHANGE ~ ZONING CLASSXFICA!ION,OF'CERT~N
PROP~X XNOWN AS 2S0'FciRES~ AVENUE. PROM M-l~S, 'M~l-S-C
AND' C-2-'8-C '1'0 P-C i StJI!JEC'r 'l'0 CPNIlIT:tONS./ 'ANIl..CHANGING
" 'l'BE' FIRE ZONE
The Cou.nci1 of ... the· Cj;ty"of Palo Alt.e iIoes',ORPAIN as
follOWS: ...... -SEC'rION 1.:. Section' 10.08.040 of the Palo Alt.o Municipal'
Code, the "zoning Map~,. hereby is'. amended .by ohangi~9 the zoning
'olassification of certain property known as' 2S0'Forest Avenue
from M-l-S,.M-l-S-C ~d C-2-S-C.to P-c •. Said p~perty' is shown
on Exhibit A att.ached.hereto,. incorporate~.herein.by reference,
and entitled "Change of Dis.triot of 250 Forest Avenue from M-l-S,
M-l-;-S-C, . C-2-S-C to p-G."
J
SECTION 2. Section 15.04~lBO of the. Palo Alto.Munioip~
,Code is amended by C1nanging the. fire zona of ~e propert.y re-
olassi£ied by this ordinanoe from Fire Zone 1 to Fire Zone 3.
The Official. Fire. Zone Map of the. cit.y of Palo Alto',. California,
is amended accordillgly. .. .
SECTION 3. The diagrams, at.taohed hex:eto ent.itlecJ.;,. !'De.velop-
ment Plan" are incorporate.d he..:t:ein .by refax:ence~ Said Development
Plan is approved. pursuant. to: section 18.68.070 of the Paio Alto
MuniCipal Coda subject to the following conditions:
1. Use:
A tot.al o£ nineteen resigential.units, wLth developer
cont:r:ibuting 25. percant:.of. the.. ac:l:.ual .sales price of
units 3 and.S.to the City to be allocated tp a city-
sponsored p:x;pgralll";to. provide .. housing. to low' or moderate
income families, said contributions to be made in a
manner and according to procedures acceptable to the
Ci ty Attorney •
. 2. ' Improvements I
e. All improvements and development. shall he sub-
stantially: as shown on the approved' development.
plan and. anal:!. 'Comply witn .• ·all .applicable codes
and ordinances.
b. 'A drainage system shall be constructed within the
property subject to the. approval of City ~ngineer.
No surface drainage. across. the sidewalk will be
pe:rmi tted ..
C:.' Any new. driveway shall he. the' s.tandard ramped
driveway t.o:provide continuity o£ sidewalk to
.the satisfaction of Ci~·En~neer.
209 January 07, 2004
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6030006jea
3.
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Appendix G-4
PC District 2967
. d. !rile deve~oper shall app~y for an encroaclunent
permit for.any obstruction with1n City right-of-way.
e.
f.
g.
h.
Propo .. ed streat tree .. sna.U be •. approved by the Superintendent of Parks.
The final' ~anilsoapin9 p~an' shal~ be sllbil!itted to the Architectura~ Review Board for approval.
Landscaping sha~~ be.insta~led in accordance with the approved plan .and shall be maintained and
replaced in the common areas by the homeowners association as necessa4Y to assure normal growth,
health and groomed appeprance.
Fire sprinlde;rs and rqofing .. l!late:eiale; shall be
as required by the Chief .. of .thl!! Pa:Lo Alto Fire J:>epartmant.
i.' ll:lectric service shall be. ,underground in '.accord-anoe.with City,specification ...
:i. C:eaative EnvJ.ronrnentll, shall, either its'e~f or. thrOUgh-its contractors, provide a bond'to protect the .trees proposed to.be·preserved in ~he'Develop
mant Plan, the bond to be sufficient to' replace or
repair sny tree destroyed or.injured during the course of construction. The form and substance.of the bond shall be approved by the City'Attorney
prior to the issuance .of .. a use .permit.
Development SchedUle:
a. Star.t of const;eu'ct:!.on· w.t.th:l.n one year .of City Council approval.
b. Completion o£ all .. imprdvements and wi thin two 'years of. start· of construction.
c. Xn the event the.development.sched~le· is' not met,
the zoning sha~l automat.t.cal~y. change upon ~apse of the SChedule to.the prior existing zones, or
their equiva~ents, should a new zoning ordinance .be adopted. .
$EC~ION 4. ~he.Council finds that this: project will ftave no significan.t adverse env:ironment'a~ impact. .
SECTION S. ~his ord:l.nance shall. become effective upon the
commencement of the 31st day' after the day of its pas~age.
INTRODDCED; J'anway ~7, 1977
PASSED: 'Febxuary 7. 1977
AYES: Beehrs, Eerwald, Clay, Comsto~k, Eyerly, Norton, Shar, Witherspoon
·NO.E;S I • Nona -' ..
. : AaSiN~' Ca.~erJ
; :", :'~~~~I~ING';~~~ni . J;'~ £'f"-.
. ..~:tty errk . :.:/
.-~ .... "
210 January 07,2004
'.
D AS TO
C;t,ty
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6030006jea 211
Appendix G·4
PC District '2967
January 07, 2004
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76-ZC·II'
Appendix G-4
PC District 2967
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212
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January 07, 2004
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REMAINS
"FIR~ "ZONE",
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Appendix G-4
PC District 2967
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R£A1AINS
FIRE ZONE /
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ST.
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----ZONE CHAN~E BOUNDARY
~ EXISTING ZONE BOUNDARY
, o 400
'> : ••. "; .... : .... :, ... ! .• : ..... J ••••• ~·t', •••••• '; ' ... ". .~ ...
6030006jea 213 January 07, 2004
Appendix 0-5
PC District 3707
APPEl\TDIX G-5 PLANNED COMMUNITY DISTRICT 3707
6030006jea
·ORDINANCE NO. 3707
ORDINANCE OF THE COUNCIL or THE erT'il OF PALO ALTO
AMENDING SECTION 18.08.040 OF THE PALO ALTO
MUNICIPAL CODE (THE ZONING MAP) TO AMEND PROVISIONS
OF PC DISTRIC'l' 3162 FOR PROPERT:! KNOWN liS 744
RAMONA STREET
.;::~~~l~oun~H :~.~:::the Cl~~::.~t,~~~t~~~:,~o dO,es ORDAIN lIS foll0 ws.,r
'SECTION l~ 'Section ,,'lS.06.040"':of' the, Palo '.Alto Munielpal
the 'Zoning Map,-·'·iII hereby.:further amet;lded to adopt. addi-
,tional provisions' applicAble to PC (Planned Communi ty) Oi:strict
31112 established by Ordinance No." 3162. Said property is shown on
,a:,map AttAched hereto, as ,Exhibit:,,~.A· :and incorporated herein, by .. ;'~lf.~~e~~~:.':. :: _~~;i~!-;::~.:. :.~ ;,,~.'~$.\~!1~'.~~'::~~ .~. :.: .. ,',' .' '.:.~:;
, . 'SECTION 2,' The City.Council:,her::eby.finds with, respect to the
. ,subjec t property;, thA t 1:.:·;,.,~~5,;4,rw";,ii':;"lf.1Jt~~f~,';:·:::· :',.~,!',>', Y'S;, ' . : ' .. :<:'l~~~t-'!tfi,-: .. , .. " "·I·:·;~~!:~:.:~:~}ir.l:'\{~~~:'l~~;·~I~';\~41t-~i!1~~;i!:·;·}·.: .... ~:.( .. :: ".":'~I~> . . . ::··';-'l'V~f'l.; The'; 'sIte ,111;::80 situated ,and' the use or uses
proposed for the site::are:of;.lIuch·characteristics that . the, application of general'districts or combining dis-
tricts will not', provide' suffiehnt fledbili ty to allow
. the .. proposed development ,jin ':that:::~the ,provision of com-
"marcial, pArking on a sito otherwise us ad for residential
is notperrnitted under existing multiple family " .·7,;q:Q~: .. ~:,.'. :;~::~~(::~::"' ' ",:~:
':;',i::~~rf,?:2~' 'Develop11le the ,provhions
: (I f 'the Planned Bul t in public
benefits.f.~ot ' ication of the
ations !C:districl;s
~, commercial
o~~~~1e~~:~~~~~;~~i~~lt~~i~~~~~~~;~;~~~i~~ 74S·Emeraon ,t-I of Em.~i:'~,on at.. ifot:'ced 'to· use on-
Which"is ,very lim.!. ted in the surrounding
arell' ., . :'~: :':::~::':':"""::" .':. :,~~~.::~~;:;:: ".:.
.:;::-: 3. The uses permitted and. the 'site, development
regulations applicable· within '! the PC District are
consistent with the Palo Alto Compt:'ehensive plan and are
compatible with existing and potential uses on adjoining
sites or, within the general., vicinity. The proposed use
of:~l:he site'.r.for :,~ree,;,;condominium units adjacent to commercial' uses ~;and ;pro':dmate',:I:Q',~i the downtown area is
consistent' witlf".·ComprehensiveJPllln· Employment:, Policy ~ which ;encourages' th .. , conal:ruct1on~:cif' more housing on or near,~indllstrhl:: or:·, commerciAl:' siJ:~a, and Housing Objec-tive,,i'3 which:, in ,the local housing supply. . .. ;.'>J;
". ~I~ • • :.;~::
.~ .
214 January 07, 2004
6030006jea
d hereto 'as ".
and ArG ineol:'pon, ted
dev.lopman t plan 11 approved. pursuant.,
Palo, Alto .Municipal Code. ,i.:; ••. ,;.:::· ...
. 4 Illi('.:.· '. i~:, ',: .. ~ ....... :.~;.
.$-. Allo1lable. uses', for the
. 1I:Gd,t~!iithree ::residen-
, commercial ~ff,pllrking ;'spaces
"""l~," 't,' ":'''::'~~*~~~:~~~~~ri'~~r~~; dev'l:~-
f Street and Homer Avenue
parking spaces "·complyinl!"' with all City standards
.be',provldad for the three : residential, unita .. at 744 Ramona
to occupancy of the units.fj~'''~;~.·,,,:,;, ... ;1-. ,':,.,. , '
: t'. • ;~l • , •. tV'" I ~'h"'3""~ .... ;:rJI~t';t~· -: ·\Lh;'~~'''·' .··.'~~;.14.1 " ,",\t;.. .;.' • : . , ./ ""I'!.! 1< '1'1'" j l1'J'" 'oil • {.:.'1.. • -":"H,... • •
it'Landscaping 'lIha11 be '!nstlllled" In' accordance with the 'plan.and shall be maintained and ,replaced, as necessary,
re normal growth, heAlth ,and" gro.omed IIppearance. , . ;
.. (3 )'-'t?t;~·t-gi~·i·U~~ i'r~i~~ ~~~~~gr~f6i1~n:,;idia~in'~s :.f ~he , develo~~~'
Appendix G-5
PC District 3707
, submit. final'drainage plans' and calculations .for re.view and'
pproval .. by the Publio Works/Engineering Department •. , ' '.
'. ..\~;.~ ~1.~ ~:: " .. ·i~;'~ .. r~.:' .. :.~:: ':',' ·c,.···; ;~.-; ... 'i;;~t;~)~,:::.. ... ,:, ~.:.:j;:: .. :. ·~V: ~':' .. :' :' : '. -. "~" (U ,~~"Al1, worJi,;, done'. lIi th!n ~:the~publiQ::;'r1ght-of-way' shall be
·,to ,the 'iseullnce'of ,ft. st.reet opening "permit: from the Public
J •.•.• r{~~~:~a.~;.~.7:;~(.~:".~:.!.~}:~~::t;~~~~;! <f~~?!?;~~~' .' " ~ ~';~ik'~~":' .'.: i" t~"·!
addItion to meetin . the' irements·of Title 24, the
11 meet. either of ngl'.; .. ,;>"
'I .• : '.~:~.-.,-. --," :-;'~ =:fl~~~'~ :'. ':::::';;,: ; .
. If', ind ',are. 'used :.in .each
·syst.em':;
cent of t:be domestic ·wat.er.. ting
·:i,shall:,·,be-,;iMIt.alled
. solar ',' pre-plumbing , •. ~n~~a,~',At.ion,of
shall be installed •• '., ':,::.F:.':'~i'I,"'" i
." " t "l" ~, .";l~~{~ . . .. " . '\ .. ,
(G) : An encroac:hmetnt. permit, shAll' bit obtained from the Publio
Works Departmen t for t:be, irrigation, syste,m, between.. the sidewalk
and the ~~J:b •. , '.;' .:~ .. ::··~i;:~i.@~~:/:i;~.::: .. :~'~~·:'"'' ~l,~~t: ":-.
(7).:.!',An autOlllatic';fire sprinkler':'l!!yst.elll·shllll be,!nst,alled. ': . ", '( a''i:~~'\ g~~:~~~~~~~~:f~t;gl~'i~~1(~f!':s~~~i;~' '~f',;*~ '~r~a~s shall
be permi t,ted in the. public ""right-of-way; :'" including.: parking areas
and the sidewalka.-;:tnevelopershall ;de!lign building ;,and const.ruc-
tion access·, so .. , tha t pub1ic···"propert.y i.!t ,', no t impacted during construe t.ion. ".. " .' ',,' ....... '; ':. ',,"" .. : ;, .':; . " ' :.' .~.~.2;::\ .}: .
'.,\',.0",
215 January 07, 2004
6030006jea
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Appendix G-5
PC District 3707
(9) The developer shall remove the existing street trees on
Ramona Street ,at the property frontage and plant new street
tree{s) in accordance with the Parke Department's specifications.
110,) Prior to issuance o{ a buildi.ng permit, the developer
shall obtain Architectural Review Board approval of the final
hndscape plans, inoluding planting for roof t;erraces. courtyard
areas and ,the on-grade area in front of the parking garage, paving
details and .colors, with particular attention to landscape screen-
ing of the above-grade parking structure.
(11) The developer shall enter into an ealiement with the
owner of 745 Emerson street to provide twelve commercial parking
.spaces for the uses at 745 Emerso,n Street. This easement shall
speei{y that the owner of 745 Emerson street shall maintain these
parking spaces in a nea t and orderly mllnner or the grantor shall
have the ri'ght to maintain' the parking spaces and place a lien on
745 Emerson Street for the V/.\lue of these maintenance services.
This easement shall be reviewed lind approved by the City Attor-
ney's Office prior to the issuance of a cert.ificate of use and
occupancy for 744 Ramona Street.
c. Development Schedule, Construction shall begin no later
t.han twO' monthe from t:Fle date of City Council adoption of this
ordinsnce and shall be completed within twelve 'mont.hs of the
issuance of II ,building permit.
SECTIO~ S. The CO'uncil finds that this is s subsequent
review of II. prior project lind no furt.her envirO'nment.al review is
necessary.
SECTION 6. This ordinance shall becomo effective upon the
commencement of the thirty-first day after the day" of its passage.
INTRODUCED, August 25, 1986
PASSEDI September 8, ~986
AYESt Bechtel, FletCher, Klein, Levy, Patitucci, Henzel, Sutorius,
Woolley
NOES: None
ABSTENTIONS: Cobb
ABSENT: None
APPROVED: ~(1MeJJ~ Mayor "
3.
216 January 07, 2004
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6030006jea 217
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Appendix G~5
PC District 3707
January 07,2004
6030006jea 218
Appendix G-5
PC District 3707
January 07, 2004
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Appendix 0-5
PC District 3707
• <I:, •.
January 07,2004
'.t. . 'tI'~ •.
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6030006jea
Loul.l :8. Bohump .
3018 111selol1 S~. 36
San lfra.na1sao, OJ.. 94110
415 282-2128
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221
Appendix G-5
PC District 3707
January 07, 2004
! .
6030006jea
. wn .. c.QP.!tlCi PPl~"1l1
Lou!s ]3, Sahump ~ . .
3018 ).{lsilion St. 3f1 Sa.n 1ra.nolsco. OA. 94110
418 2Ba·2128
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PC District 3707
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1
222 January 07, 2004
(
Appendix G-6
PC District 4283
APPENDIX G-6 PLANNED COMMUNITY DISTRICT 4283
ORDJ:NANCE NO. 4283
ORDIN1WCE OF THE COUNCIL OF THE CITY OF PALO ALTO
AMENDING SECTION n. DB. 040 OF THE PALO ALTO
MUNICIPAL CODE, (THE ZONING lI4Al?) TO CHANGE THE
CLASSIFICATION OF PROPERTY KNOWN AS 725-753 ALMA
STREET FROM CD-S(P) TO PC
WHEJiEAs, the Planning. Conunission, after a duly noticed
public hearing held May 10, 1995, and the'Arcpitectural· Review
Board, upon consideration at its meeting of April 20, 1995, have
re.commended that Section lB. OB. 040 (the Zon:Lng Map) of the Palo
Alto MUnicipal Code be am~nded as hereinafter set forth; an4
. . .•.
WHEREAS, the City Council, after'due consideration of the
recommendations, finds that the proposed amendment. is in the public
interest and will promote the public health, safety and wel~are.
NOW, THEREFORE, the Council of the City of Pal~ Alto does
ORDAIN as follows:
SECTION 1. Section 18.08.040 of the Palo Alto MUnicipal
Code, the "Zoning Map, II is hereby amended by chang·ing the' zoning of
certain 'property known as 725-753 Alma Street (the IIsubject
property") from "CD-S (P) Service' Commercial with a Pedestrian
Combining District" to \fpc Planned Community. n The subject
property is shown on the map' labeled Exhibit "Ali, attached hereto
and incorporated herein by reference. "-...
SECTION 2. The City Council hereby finds wi th respe ct to
the subject property that:
(a) The site is so situated, and the uses proposed for
the subject property are of such characteristics that the
application of general districts or combining districts will not
provide sufficient flexibility to allow the proposed development,
which will provIde housing for low-and verY low-income persons.
The increased density and decreased parking requirement will allow
a greater number of smaller units suitable to a low-income working
person, thus serving a larger number of persons needing this type
of housing, and will reduce the costs per unit, thus making the
units affordable to persons with low'and verY low incomes.
(b). The project W;ill result in public benefits not
otherwise attainable by application of the regulations of general
districts or combining districts, in that housing for low-and very
low-income persons is a public 'need, considering the expense of
housing in Palo Alto, and that this type of small, affordable unit
is not being provided in the community by other projects.
1
9 .5071 ~ Inc 0020015
6030006jea 223 January 07, 2004
Appendix G-6
PC District 4283
(c) The uses permitted and the site development
regulations applicable within the district, are consistent with the
Palo Alto Cornprehensi~e.Plan, and existing and potential uses on
adjoining sites or within the general vicinity, in that the
permitted uses (housing for low-'and very low-income persons and,
office space) will have minimal traffic or noise impacts on the
surrounding neighborhood, and that the development project proposed
to be constructed on the subject property will further the policies
and programs of 'the Housing Element by increasing the supply of
rental housing, . providing smaller, affordable units, providing
housing 'which meets the 'special needs of working individualS, and
talting advantage' of financing available from other levels of
gove::r:n:ment .
SECTION 3. Those certain plans entit.led IIPalo Alto SRO,"
prepared by Rob Wellington Quigley, FAIA, Architecture-?lanning,
dated as received by the City on March 9, 1995, a copy of which is'
on file in the Planning Division office, and to which copy
reference is hereby made concerning the full particulars thereof,
are hereby approved as the Development Plan for the subject
p~erty, pursuant to Section ~a.6a.120. Said Development Plan is
approved for the following uses, and subject to the following
conditions: '
(El-) Permitted Uses. The uses shall be limitea. to
residential uni.ts affordable to low-and very' low-income persons
and accessory uses incidental thereto, and a maximum of 1,800
square feet of leasable office space~
(b)
permitted.
Cond:i.tional Uses. No conditional uses shall be
,(c) Site Deyelopment Regulations. All improvements and
~elopment shall be substantially in accordance with the approved
Development Plan. The following are site development regulations
which establish rules for modifications or additions t6 any
building, accessory structure or landscaping on the subject
property. Definitions of terms used shall be in accordance with
Chapter l8.04 (Definitions) of Title l8 (Zoning) of the Palo Alto
Municipal Code.
(i) Final plans including materials and colors,
garage plans, complete lighting and photometric plans, detailed
landscaping and irrigation plans encompassing on-and off-site
plantable areas, and signs shall be reviewed and approved by the
Architectural Review Board ("ARB") prior to issuance of building
permits. All utility meters, lines, transformers, ,backflow
preventers, electric panel switchboards, and any other required
utilities shall be shown on the final plans and shall show that no
conflict will occur be~ween the utilities and landscape materials
2
9507191.., 0080075
6030006jea 224 January 07, 2004
"
Appendix G·6
PC District 4283
and shall be screened in a, mariner which respects thE? building
design and setback requirements.
(H) 'In addition to the itiformation described
above, and all information otherwise required under Title ~6 and
Title ~8 Of the Muni~ipal Code, the final plans shall include ~~e
following:
(A) An acoustically-effective railing, at
least four feet high, on the first floor deck; and
(B) Recessing of the windows on tp.e east and
south elevations.
(iii) All resident'ial unit windows shall have
appropriate STC ratings as described ~n the acoustical c9nsultant's
report aqd Title 24 of the California Building Code. Windows which
will be affected by noise from the compressor on the' adj acent
property to the north shall meet appropriate aTC ratings to reduce
such noise to 45 dB DNL or less as measured on the interior with
the window closed. .
(iv) If a mechanical ventilation system to provide
a source of fresh air for each unit is determined by the City not
to be required 'in order to satisfy Title 24 noise requirements, the
project shall nevertheless include adequate spaee for the future
installation of mechanical ventilation equipment;
(v) All residential unit windows shall be of a
type which is convertible to inoperable s,tatus (Le" sealed).
(d) Parking and Loading Requirements. The parking and
loading requirements governing the Subject property shall be in
accordance with the Development Plan, except as follows: The
project shall'include a garage plan with parking accessed from Alma
Street and the alley, as reviewed and approved by the ARB.
(i) The project sponsor shall improve the alley
for the length of the alley adjoining the project site, and any
other portions disturbed by utility installation to serve the
project.
(ii) Parking spaces in the garage shall be
assigned so that users knpw which entrance to use.
(e) Special Reguirements~
\ (i) Prior to issuance of a grading and excavation
permit, a detailed grading plan shall be submitted for review and
approval by the City Public Work!3 Department and the Euilding
3
!15a119 lac O(l8QI)15
6030006jea 225 January 07,2004
Appendix G-6
PC District 4283
Inspection Division_ Any contaminated soii or groundwater
encoUntered during excavation shall be remediated or disposed of in
accordance with applicable state or, local laws and procedures.
(ii) Prior to issuance of a building permit:
CA) All lot lines shall be removed pursuant
to a Certificate of Compliance.
(E) Final plane shall be revised as required
to comply with the ARB approvals referenced above, which will
include adq.itional' standard conditions',
(C) The applicant, shall submit a formal
drainage plan for the site to the Public Works Department. The
plan,shall include connection of the project's storm drain system
to the City storm drainage line at the intersection of Homer and
High, '
(iii) Prior ,to occupancy:
The sidewalk along the Alma Street frontage
of the property I and curb and gutter I shall be replaced as
determined by the Department of ,Public Works in order to ensure
Pedestrian and vehicular safety.
(iv) Foll~wing occupancy:
(A) For the first two year~ following
proj ect occupancy I the property owner shall meet on a regular
basis, at least once annually, with owners and tenants of
properties located on the block wherein the subject property is
situated. The purpose of the meeting shall be to discuss and seek
to resolve any common concerns regarding such issues as parking.
(E) The property owner shall comply with the
following conditions in order to mitigate ~y potential adverse
land use or health impacts resulting from' the proximity of the
project to automotive service uses:
(1) One year following occupancy of the
residential portion of the project, the property owner shall submit
to the Director of Pla.m+ing and Community Environment ("Director")
a written report as provided in this condition. For the purpose of
this condition, uoccupan~' means rental of 90 percent of the units.
(2) The written report shall include
all of the following information:
4
!l507[9Ino 008007'
6030006jea 226 January 07,2004
Appendix G-6
PC District 4283
.(a) A 'd~tail.ad log of any and all
odor oomplaints received during the year by. the proj'ect
sponsor/property owner from residents of the proj ect reg~rding
odors entering the project from outside sources.
,(b) A desoription of action(s}
taken in response td any and all such complaints.
, (c) A description of any and all
,complaints received by the Bay Area Air 'Quality, Management District
(BAAQMD) during the 'Year concerning odors or other airborne
emissions alleged to have emanated from sources located on the same
block'as the project. The description shall include both verified
and unverified complaints I and the address (es) of the,
complainant(s}, to the extent such information,is available from
the BAAQMD.
(3) Ifl upon rev~ew of the report and
any dther availab~e relevant information, the Director determines
that the location of the project adjacent to automotive uses has
resulted in significant odor complaints from ,the project unrelated
to any violation of emissions, standards by the automotive uses,
then the Director shall require the property owner ~o take one of
the, following actions within one hundred eighty (lBO) days:
(a) Install an, exhaust stack and
fan system, as recommended by Charles & Braun to vent emissions
from Ellison's 'paint booth emissions i
(b) Seal all windows to the
proj ect's ,residential units, 'and ensure that a mechanical
ventilation system to the units is operational; or
(c) Implement an alternative
mitigation measure, as proposed by a qualified expert, and' as
reviewed and approved by the City as an amendment to the PC zone
under Chapter 18.69 or' Chapter .18 .. 99, as appropriate.
(4) In the Director's discretion at the
end of the one-year reporting period, the property owner may be
required to submit an additional report following the second year
of occupancy, to be reviewed in accordance with paragraph (3).
(5) Notice of any determination made by
the Director pursuant to paragraphs (3) or (4) of this 'condition
shall be given in writing in accord with 'the provisions of Chapter
18 .93, and any aggrieved or affected p~rsons may appeal such
determination in accord with the provisions of that Chapter.
5
!1S0714 Inc 008001S
6030006jea 227 January 07, 2004
Appendix 0-6
PC District 4283
(f) Development Schedule. Construction of the project
'shall, be· commenced on or before December3l., l.997, and shall be
completed 'and ready for occupancy on or before December 3l.,
1999. If the acquisition of the property by the City or Palo Alto
Housing Corporation has not occurred by March 31, 1996, then the
Zoning Administrator shall take the actions set forth in Palo Alto
MUnicipal Code section 18.68.l.40.
SECTION 4. ~e Council finds that this project, as
mitigated, will not have a significant environmen~ai effect.'
SECTIQN 2-This ordinance shall be effective on the
thirty-first day,~fter the date 'of its adoption.
·INTRODUCED: J'une'26. 1995
PASSED: July 17. 1995
AYES : ANDERSEN. FAZZINO ,.HUBER. KNISS • MCCOWN, ROSENBAUM, SCHNEIDER, SIMITIAN ~
WHEELER
NOES:
ABSTENTIONS:
ABSENT:
. Se City Attorney
D~rector of Planning
and Community Environment
6
950719 1M 0080075
6030006jea 228 January 07, 2004
...
L
Site Location
725-753 Alma St
DTN
LIB.
2,"!"
Graphic Attachment to
Staff Rllport
2830
*+*,5T
Zone Change from CD-S(P) to PC (Planned Community) and Design
Enhancement Exception to allow oonstruction of107 units of
Single Room Oocupancy Housing
6030006jea 229
Appendix G-6
PC District 4283
North
January 07,2004
Appendix G-?
PC District 4389
APPENDIX G-7 PLANNED COMMUNITY DISTRICT 4389
follows:
ORDINANCE NO. __ ~43~8~9 ..... __ _____
ORDINANCE OF THE COUNCIL OF THE CITY OF PALO ALTO
AMENDING SECTION U. OB. 040 OF, THE PALO ALTO
MlJNICIPAL CODE (THE. ZONING MAP) TO CHANGE THE
CLASSIFICATION OF PROPfilRTY KNOWN AS 90~-909 ALMA
STREET FROM CD-S (P') TO PC
The Council of the City of Palo Alto does ORDAIN as
SECTION ~.
(al The Blanning commiasion, after a duly noticed public
hearing held September 11, 1996, and the Architectural 'Review
Board, upon' consideration at its meeting of August 1, ~996, have
~ecommended that Section 18.08.040 (the Zoning Map) of the Palo
Alto Municipal Code be amended as hereinafter set forth.
(b) The City Council, after due consideration of the
'recommendations; finds that the proposed amendment is in the public
inter~st and will promote the public health, safety and welfare, as
hereinafter set forth., .
SECTION 2. Section lB. 08.040 of the Palo Alto Municipal
Code, the n Zoning Map, II is hereby amended by changing the zoning of
certain property known as 901-909 Alma Street (the IIsubject
propertyV) from IICD-S (P) Commercial Downtown -Pedestrian. Shopping
Cornbi:p.ing District" to "PC Planned Community. 11 The subject
prope;r:ty is shown on the, map labeled Exhibit IIA,I! attached hereto
and incorpo~ated herein by reference.
SECTION 3. The City Council hereby finds with respect to
the subject property that:
(al The site is so situated, and the uses proposed for
the subject property ·are of such characteristics that the
application of general dist'ricts or coI9bining districts will not
provide sufficient flexibility to allow the proposed mixed use
development, or for a development on this site that is compatible
with the mix of uses, density and design of the surrounding
neighborhood. Specifically, while the CD-S(P) District permits
mixed residential and nonresidential use, it does not provide the
flexibility for developing a mixed use project on a. small lot,
consistent "with the character of predominantly service commercial
areas such as Alma Street. The project design, which positions
residential units above the Alma Street arterial corridor, serves
to improve the quality of the residential living spaces and
provides a more substantial building along Alma Street, consistent
with the Downtown Urban De.sign Guide. While the CD-S (P) District
1
9512111...,00803S4
6030006jea 230 January 07, 2004
Appendix G-7
PC District 4389
allows office and residential proje~ta as per:initted uses, the
required provisions for d~veloping residential uses within this
district make it difficult to design a mixed use project which is
compatible with the land uses and development pa,ttern of the
surrounding neighborhood, particularly along Alma Street. Adoption
of the PC District for this project would permit the necessary
flexibility in floor area, common usable open space, and off-street
parking requirements so that a compatible, vertically integrated,
mixed use project can be built on a relatively small lot.
(b) The project will result in public benefits not
otherwise attainable by application of general districts or
combining districts, as follows: '
(i) The project design, which positions
residential units above the' Alma Street arterial corridor, provides
an'attractive, substantial building along Alma Street, consistent
with the' policies of' the Downtown Urban Design Guide.' The
intersection of Channing Avenue and Alma Street is identified as an
"Auto Entry" to the Downtown_ The Guide suggests varying building
heights along Alma Street "to create a, mini-skyline along the
western edge to anchor the downtown, n and further suggest ,that
buildings along Alma Street should be designed as "four sided"
because they will tend to be taller than other.buildings and'will
be visible from mnay elevated locations. The design of the project
furtherS these policies. .
(ii) The application of the PC District standards
as proposed would result in public benefits by providing desirable
street improvements along Alma Street and Channing Avenue in the
vicini ty of the proj ect ~ These street improvements would be
'beneficial to the neighborhood and 90mmunity at large in that they
will help to increase pedestrian activity in the area. The
improvements consist of a special sidewalk treatment consisting of
integral colored concrete paving along the Channing Avenue and Alma
Street frontages, and a ~, 786 sq. ft. pedestrian plaza' facing
Channing Avenue that includes raised planters, public seating, and
new street trees and other laDdscaping. These improvements would
not all be made available through development of the site under the
CD-S(P) District regulations.
(iii) The project will incorporate original art
work, as approved by the Public Art Commission and the
Architectural Review Bo~d, which will be visible to the public.
(iv) The applicant will resurface the portion of
the alley adjacent to the site.
(c) The uses permitted and the site development.
regulations applicable within the district are consistent with the
2
961211 lac 0080354
6030006jea 231 January 07,2004
Appendix G-7
PC District 4389
and shall be screened in a. mariner which respects the building
design and setback requirements.
(ii) ° In addition to the information described
above, and all information otherwise required under· Title 16 and
Title ~8 o~ the Muni?ipal Code, the final plans·shall ~nclude ~~e
following:
(oA) An acoustically-effective railing., at
least four feet highr on the first floor deck; and
(B) Recessing of the windows on the east and
south elevations.
(iii) All residentOial unit windows shall have
appropriate STC ratings as described in the acoustical c~nsultant's
report at:I.d Title 24 of the California: Building Code. Windows which
will be affected by noise from the compressor on the ° adjacent
property to the north shall meet appropriate STC ratings to reduce
such noise to 45 dB DNL or less as measured on the interior with
the window closed. .
(iv) If a mechanical ventilation system to provide
a source of fresh air for each unit is determined by the City not
to be required·in order to satisfy Title 24 noise requirements r the
project shall nevertheless include adequate spaee for the future
installation of mechanical ventilation equipment~
(v) All residential unit windows shall be of a
type which is convertible to inoperable status (i.e., sealed).
(d) Parking and Loading Requirements. The parking and
loading requirements governing the Subject property shall be in
accordance with the Development Plan, except as follows: The
proj eet shall ° include a garage plan with parking accessed from Alma
Street and the alley, as reviewed and approved by the ARE.
(i) The project sponsor shall improve the alley
for the length of the alley adjoining the project site, and any
other portions disturbed by utility installation to serve the
project.
(ii) Parking spaces in the garage shall be
assigned so that users know which entrance to use.
(e) Special Requirements;
(i) Prior to issuance of a grading and excavation
permit, a detailed grading plan shall be submitted for review and
approval by the City Public Work~ Department and the Building
3
~501l9 I"" 008007.5
6030006jea 232 January 07,2004
Appendix G-7
PC District 4389
modification of the requirements of Chapter' 18.83 with respect to
number of parking spaces. Relevant data has been presented by the
project applicant to support the modification, in that the office
portion of the project and the residentiai units will not have peak
parking demands at the same time. Therefore, reduction of the
required parking by one spa~e is appropriate.
SECTION 4. Those certain plans entitled "901 Alma, a MixE;d
Use Devel'opment for Douglas Ross" prepared by· Columbus
Architecture· Interiors'Planning, dated March 21, 1996, approved by
the Architectural Review Board on August 1, 1996, with revisions
dated August 29, 1996, together·with rev.ised landscape plan dated
September 10, 1996, copy on file in t~e Pl.anning Division office,
and to which copy. reference is he~eby made, are.hereby·approved as
the Develop~ent Plan for the subject property, pursuant to Palo
Alto Municipal .Code section 18.68.120 .. Said Development Plan is
approved for the f·ollowing uses., and subject to the following
conditions:
(a) Permitted Uses. The permitted uses shall be limited
to a mixed use project which includes approximately 4,425 sq. ft.
of office use arid four residential units.
(b)
allowed.
Conditional Uses. No conditional uses shall be
(c) Site Develqpmept Regulations. All improvements and
development shall be substantially in accordance with the approved
Development Plan and the Conditions of Project Approval adopted by
the City Council in conjunction with approval of this ordinance.
The following site development regulations establish rules' for
modifications or additions to any building, accessory 'structure or
landscaping on the subject property. Definitions of terms used
shall be in accbrdance with Chapter 18.04 (Definitions) of T·itle 18
,(Zoning) of the Palo Alto Municipal Code:
Once the project has been constructed. consistent with the
approved Development Plan, any exterior changes to the buildings or
any new construction not specifically permitted by the Development
Plan or by these site development regulations shall require and
amendment to this Planned community Zone.'
(d) Parking and Loading Requirements. The parking and
loading 'requirements governing the subject property shall be in
accordance with the approved Development Plan, on file with the
Department of Planning and Community Environment and as amended in
accordance with this section. The following requirements shall
apply to the'project and shall be reflected in amendments made to
the Development Plan and approved by the Director of Planning and
Community Environment prior to issuance of building permits:
4
9612111400080354
6030006jea 233 January 07,2004
Appendix G-7
PC District 4389
(i) . Bicycle parking spaces I ~n ,the .number and
type required under Chapter l8.83 of the PAMC1 shall be provided on
the site.
(e) Development Schedule. Construction of the project
shall commence on or before July ~, ~997, and shall b~ completed
and ready for occupancy on or before September ~, ~99B.
(f) Special Requirements. The following special
conditions and requirements shall apply to the project. These
requirements shall be reflected in amendments made to the
Developnlent Plan and approyed by the Director of Planning and
Community Environment prior to issuance of building permits:
(i) PubliC Art. This pr.oject was approved in
part on the basis that it will incorporate original art, visible to
the public, as a public benefit of the,project. The exact nature
and location of the art will be determined by the City's Public Art
Commission (PAC), applying the standards set forth in PAMC
2.26.040. The art shall be approved by the PAC prior to issuance
of buildi~g permits for the project, and shall be fully installed
by the date of initial occupancy of the project.
(ii) J?MR Requirements. In conformance with the
City's Below Market Rate (BMR) requirements (Program #13, Hot).sing
Element, Palo ~to Comprehensive Plan), a lump sum payment in-lieu
of provision of BMR housing shall be paid to City for deposit in
the Housing Reserve Fund. This payment shall be $34,790; which was
calculated based on a rental market value of $248,500 for each of
the four residential units in the project, applying a rate of 3.5%
times market value. The payment is due to City prior to occupancy
of any of the residential units.
The provisions 6f this condition f. (ii) have been
negotiated between the City and the project applicant, and are set
forth in that letter from the applicant to the City's Assistant
Planning Official dated November 25, 1996. In the event of
conflict between the November 25, 1996 letter and this Ordinance,
the terms of this Ordinance shall prevail.
(iii) Improvement Plans. Final plans, including
complete lighting and photometric plansi'detailed landscaping and
irrigation plans encompassing on-and off-site plantable areas, with
addi tional lands'caping provided in the proposed parking court, i
final plans for the public artwork; building materials and colors,
including the glass, roof de'ck material, mullion details and the
proposed cementious board and proposed signage shall. be reviewed
and'approved by the ARB prior to issuance of building permits. The
applicant, shall reconsider the proposed parking court material
5
9GUlllnc 0080354
6030006jea 234 January 07, 2004
Appendix G-7
PC District 4389
(asphaJ.t), and the design of the building entry on .Channing Avenue.
All utility meters, lines, transformers, backflow preventers,
electrical panel switchboards, and any other required utilities
s~all be shown on the final plans and shall show ~hat no' conflict
will occur between the utilities and landscape materials and'shall
be screened in a manner which respec~~ the building design and
setback requirements. The plans shall incorporate the improvements
described in Sections 3(b) (ii) and 3(b) (iii) of this Ordinance. '
(v) Mitigation measures and other cgnditions.
In addition to the Conditions of Approval adopted by the City
Council in conjunction with approval of this Ordinance, the project
shall incorporate 'the mitigation measures 'preeent~d in the
Environmental Impact Assessment (96-EIA-~2) for the project, on
file with the Department of Planning and Community Environme~t.
SECTION 5. The Council finds that this proj ect, as
mitigated, will not have a significant environmental effect.
SECTION 6. This ordinance shall be effective on the
thirty-:Eirst day af~er the date of its adoption.
INTRODUCED: November 4. 1996
PASSED: December 9, 1996
AYES: ANDERSEN. RtT.BER, MCCOWN. ROSENBAUM. SCHNEIDER. SIMITIAN. WHEELER
NOES:
ABSTENTIONS:
ABSENT; FAZZINO, KNISS
ATTEST: APPROVED:
6
!161lH lac OQ80354
6030006jea 235
Director of Planning and
Community Environment
January 07, 2004
6030006jea 236
o
I
200.ft
I
Scale: lInch::: 200 ft;
Appendix G-7
PC District 4389
400ft
I
North
A
EXHIBIT "A"
January 07,2004
Appendix G-8
PAMC Chapter 18.47
(P) Combining District
APPENDIX G-8 (P) PEDESTRIAN SHOPPING COMBINING
DISTRICT
Chapter 18.47 PEDESTRIAN SHOPPING COMBINING
DISTRICT (P) REGULATIONS
Special purposes.
Applicability of regulations.
Zoning Map Designation ..
Sections:
18.47.010
18.47.020
18.47.030
18.47.040 Use Limitations and Site Development Regulations.
18.47.010 Special purposes.
The pedestrian shopping combining district is intended to modify the regulations of
the CN neighborhood commercial district, the CC community commercial district and the
CD commercial downtown district in locations where it is deemed essential to foster the
continuity of retail stores and display windows and to avoid a monotonous pedestrian
environment in order to establish and maintain an economically healthy retail district.
(Ord. 3792 § 1, 1988: Ord. 3098 § 1, 1978; Ord. 3048 (part), 1978)
18.47.020 Applicability of regulations.
The pedestrian shopping combining district may be combined with any CN, CC or CD
district, in accord with Chapter 18.08 and Chapter 18.98. Where so combined, the
regulations established by this chapter shall apply in lieu of, or in addition to, the
provisions established by Chapter 18.41, Chapter 18.43 or Chapter 18.49.
(Ord. 3792 § 2, 1988: Ord. 3048 (part), 1978)
18.47.030 Zoning map designation.
The pedestrian shopping combining district shall apply to any site adjacent to designated
pedestrian frontage or pedestrian ways shown on the zoning map.
(Ord. 3048 (part), 1978)
18.47.040 Use limitations and site development regulations.
(a) Pedestrian Design Features Required. On any site, or portion of a site,
adjoining a designated pedestrian sidewalk or pedestrian way, new construction and
alterations to existing structures shall be required as determined by the architectural
review board, to provide the following design features intended to create pedestrian or
shopper interest, to provide weather protection for pedestrians, and to preclude
inappropriate or inharmonious building design and siting:
6030006jea 237 January 07,2004
(1) Display windows, or retail display areas;
Appendix G-8
PAMC Chapter 18.47
(P) Combining District
(2) Pedestrian arcades, recessed entryways, or covered recessed areas designed
for pedestrian use with an area not less than the length of the adjoining frontage times 0.5
meters (1.5 feet);
(3) Landscaping or architectural design features intended to preclude blank walls
or building faces.
The specific nature and requirements of pedestrian design features shall be determined by
the architectural review board, in accord with design guidelines prepared by that board
pursuant to Chapter 16.48.
(b) Parking and Vehicular Access Restricted. Vehicular access to sites adjoining
designated pedestrian sidewalks or pedestrian ways which requires vehicular movement
across such pedestrian sidewalks or pedestrian ways shall be prohibited, except where
required by law or as may be authorized by a use permit in accord with Chapter 18.90.
(Ord. 3792 § 3, 1988: Ord. 3108 § 18, 1979: Ord. 3098 § 2, 1978: Ord. 3048 (part), 1978)
6030006jea 238 January 07,2004
Appendix H-l
PAMC Chapter 18.90
Variances and Conditional Use Permits
APPENDIX H REFERENCED PALO AL TO MUNICIPAL CODE
REVIEW PROCEDURE
Appendix H contains Palo Alto Municipal Code procedural regulations and design guidelines
referenced in this SOFA 2 CAP. These PAMC code sections are included as a reference only,
and shall apply as amended from time to time.
APPE~IX H-1 PAMC CHAPTER 18.90 -VARIANCES,
IMPROVEMENT EXCEPTIONS, AND
CONDITIONAL USE PERMITS
Chapter 18.90* VARIANCES, HOME IMPROVEMENT
EXCEPTIONS, AND CONDITIONAL USE
PERMITS
Sections:
18.90.010
18.90.020
'18.90.025
18.90.030
18.90.035
18.90.040
18.90.050
18.90.055
18.90.060
18.90.070
18.90.080
18.90.085
18.90.090
18.90.100
18.90.105
18.90.110
18.90.111
6030006jea
Duties of zoning administrator.
Application for variance, home improvement exception,
or conditional use permit.
Home improvement exception -Optional hearing request
notice.
Public hearing notice.
Public hearing.
Action by zoning administrator.
Variance -Findings and conditions.
Home improvement exception -Findings and conditions.
Conditional use permit -Findings and conditions.
Effective date.
Revocation, extension, transferability, and duration.
, Expansion of conditional uses.
Reports.
Variances in conjunction with subdivision.
Variances and use permits in conjunction with planned
community zone changes, site and design applications
and applications for approvals requiring review of an
environmental impact report.
Temporary uses.
Reserved.
239 January 07, 2004
18.90.120 Sales of alcoholic beverages.
18.90.010 Duties of zoning administrator.
Appendix H-1
PAMC Chapter 18.90
Variances and Conditional Use Permits
Subject to the provisions of this chapter and the general purpose and intent of this title,
the zoning administrator may grant the following:
(a) A variance from the site development regulations (except limitations on
residential density and size of establishment) and parking and loading regulations (except
those accessible parking regulations mandated by state and/or federal law and contained
in Chapter 18.83) applicable within any district established by this title;
(b) A variance from the special requirements that apply to site development and
parking and loading regulations applicable within any district established by this title,
except provisions which restrict expansion of grandfathered uses that are subj ect to the
special requirements of a specific zoning district. Special requirements in any district do
not include special provisions and exceptions as set forth in Chapter 18.88 except for the
location of accessory buildings;
(c) A variance from the requirements of Title 20;
(d) A variance from the requirements of Chapter 16.24 except Sections 16.24.040
and 16.24.070;
(e) In the RE, R-I, RMD, or R-2 zone districts, an exception to the site
development regulations for construction of home improvements and minor additions;
(f) A conditional use permit for any use or purpose for which such permit is
required or permitted by the provisions of this title.
(Ord. 4081 § (part), 1992)
18.90.020 Application for variance, home improvement exception, or
conditional use permit.
(a) Application for a variance, home improvement exception, or a conditional use
permit may be made by the owner of record of property for which the variance, home
improvement exception, or conditional use permit is sought, or by one of the following:
(1) A purchaser of property for which the variance, home improvement exception,
or conditional use permit is sought, when acting pursuant to a contract in writing duly
executed a,nd acknowledged by both the buyer and the owner of record;
(2) A lessee in possession of property for which a variance, home improvement
exception, or conditional use permit is sought, when acting with the written consent of
the owner of record;
(3) An agent of the owner of record of property for which a variance, home
improvement exception, or conditional use permit is sought, when duly authorized by the
owner in writing.
6030006jea 240 January 07,2004
Appendix H-l
P AMC Chapter 18.90
Variances and Conditional Use Permits
(b) Application shall be made to the zoning administrator on a form prescribed by
the zoning administrator, and shall contain the following:
(1) A description and map showing the location of the property for which the
variance, home improvement exception, or conditional use permit is sought, and
indicating the location of all parcels or properties within a distance of91.4 meters (300
feet) from the exterior boundary of the property involved in the application;
(2) If the application is for a variance or conditional use permit, the name and
address of the applicant, and the names and addresses of all persons shown in the last
equalized assessment roll (as updated by the semi-annual real estate update information)
as owning real property within 91.4 meters (300 feet) of the exterior boundary of the
property which is the subject of the application;
(3) If the application is for a home improvement exception, the name and address
of the applicant, and the names and addresses of all persons shown in the last equalized
assessment roll (as updated by the semi-annual real estate update information) as owning
real property within 45.73 meters (150 feet) of the exterior boundary of the property
which is the subj ect of the application;
(4) If the application is for a variance or home improvement exception, plans
andlor descriptions of existing and proposed construction on the property involved,
together with a statement of the circumstances which justify the application; .
(5) If the application is for a conditional use permit, plans andlor descriptions of
existing and proposed uses on the property, and describing in detail the nature of the use
proposed to be conducted on the property; ,
(6) Such additional information as the zoning administrator may deem pertinent
and essential to the application.
(c) Application for a variance, home improvement exception, or conditional use
permit shall be accompanied by the fee prescribed by the municipal fee schedule, no part
of which shall be returnable to the applicant.
(Ord. 4081 § 3 (part), 1992)
18.90.025 Home improvement exception -Optional hearing request
notice.
(a) Upon receipt of an application for a home improvement exception, the zoning
administrator shall send an optional hearing request notice to all persons described in
Section 18.90.020(b )(3).
(b) The optional hearing request notice shall contain the following:
(1) The exact address of the property for which the home improvement exception
is sought;
(2) A brief description of the home improvement exception sought;
(3) Reference to the application on file for particulars;
(4) A statement that the zoning administrator will act upon the application on a
date certain, which is at least ten working days from the date of mailing of the notice, if
no written request for a hearing is filed prior to such date.
( c) Any person may request a hearing on an application for a home improvement
exception by filing a written request therefor with the zoning administrator prior to the
6030006jea 241 January 07,2004
Appendix H-1
PAMC Chapter 18.90
Variances and Conditional Use Permits
proposed date of zoning administrator action as set forth in the notice described in
subsection (b)(4) ofthis section.
(Ord. 4081 § 3 (part), 1992)
18.90.030 Public hearing notice.
(a) Upon receipt of an application for a variance or a conditional use permit, the
zoning administrator shall set a date for a public hearing, which hearing shall be held
within forty-five days ofthe date of filing of the application or request for hearing.
(b) Notice of such hearing shall be given by publication once in a local newspaper
of generai circulation not less than twelve days prior to the date of hearing. Additionally,
notice of such hearing shall be mailed at least twelve days prior to the date ofthe hearing
to the applicant, and to owners of record of real property within 91.4 meters (300 feet) of
the exterior boundary of the property involved, as such owners of record are shown in the
last equalized assessment roll, and to owners or occupants of the property within 91.4
meters (300 feet) as shown on the city utility customer file. Compliance with the
procedures set forth in this section shall constitute a good faith effort to provide notice,
and the failure of any owner or occupant to receive notice shall not prevent the city from
proceeding with the hearing or from taking any action or affect the validity of any action.
(c) The notice of public hearing shall contain the following:
(1) The exact address of the property, ifknown, or the location of the property, if
the exact address is not known, and the nature or purpose of the application.
(2) The time, place, and purpose of the hearing;
(3) A brief description, the content of which shall be in the sole discretion of the
city, of the variance, home improvement exception, or conditional use permit sought;
(4) Reference to the application on file for particulars; and
(5) A statement that any interested person, or agent thereof, may appear and be
heard.
Typographical andlor publishing errors shall not invalidate the notice nor any city
action.
(Ord. 4081 § 3 (part), 1992)
18.90.035 Public hearing.
At the time and place set for the hearing, the zoning administrator shall hear evidence
for and against the application. Each hearing shall be open to the public. The zoning
administrator may continue any hearing from time to time.
(Ord. 4081 § 3 (part), 1992)
·18.90.040 Action by zoning administrator.
Within a reasonable time, but not more than ten working days after the conclusion of
the hearing, or in the case of a home improvement exception where no request for hearing
has been filed, no more than ten working days after the date proposed for zoning
administrator action as set forth in the optional hearing request notice, the zoning
administrator shall make findings and shall render a decision on the application. The
6030006jea 242 January 07, 2004
Appendix H-1
PAMC Chapter 18.90
Variances and Conditional Use Pennits
decision shall be supported by the evidence contained in the application and/or presented
at the hearing. Notice ofthe decision of the zoning administrator shall be mailed to the
applicant and to any other person requesting such notice. Upon the request of the
recipient of a variance or the city, the variance, and the conditions applicable thereto,
shall be recorded with the county recorder.
(Ord. 4081 § 3 (part), 1992)
18.90.050 Variance -Findings and conditions.
(a) The zoning administrator may grant a variance from the site development
regulations, the parking and loading regulations, or the special requirements of this title
applicable within any district if, from the application of the facts presented at the public
hearing, he or she finds:
(1) There are exceptional or extraordinary circumstances or conditions applicable
to the property involved that do not apply generally to property in the same district.
(2) The granting of the application is necessary for the preservation and
enjoyment of a substantial property right of the applicant, and to prevent unreasonable
property loss or unnecessary hardship.
(3) The granting ofthe application will not be detrimental or injurious to property
or improvements in the vicinity and will not be detrimental to the public health, safety,
general welfare, or convenience.
(4) In addition to the above listed findings, in the case of a flag lot, the zoning
administrator may grant a variance only if he or she makes all of the following additional
findings:
(A) The granting of the application will not disrupt established neighborhood
character and aesthetics, and will not affect the health of the residents by significantly
blocking out light and air;
(B) The granting of the application will not result in excessive paving, parking,
potential traffic conflicts on busy streets, street tree removal or loss of private
landscaping;
(C) The granting of the application will not negatively impact the privacy and
quiet enjoyment of adjoining single-family residences, for both indoor and outdoor use.
(b) In granting such variance, the zoning administrator may impose such
reasonable conditions or restrictions as he or she deems appropriate or necessary to
protect the public health, safety, general welfare, or convenience, and to secure the
purposes ofthis title.
(Ord. 4081 § 3 (part), 1992)
18.90.055 Home improvement exception -Findings and conditions.
(a) The zoning administrator may grant a home improvement exception if, after
consideration of the application and all testimony offered at the public hearing (if any),
he or she finds:
(1) There are exceptional or extraordinary circumstances or conditions applicable
to the property involved that do not apply generally to property in the same district.
6030006jea 243 January 07,2004
Appendix H-1
PAMC Chapter 18.90
Variances and Conditional Use Permits
(2) The granting of the application is desirable for the preservation of an existing
architectural style or neighborhood character, or a protected tree as defined in Chapter
8.10 or other significant tree, which would not otherwise be accomplished through the
strict application of the regulations.
(3) The granting of the application will not be detrimental or injurious to property
or improvements in the vicinity and will not be detrimental to the public health, safety,
general welfare, or convenience.
In determining whether or not to grant exceptions pursuant to this section, the zoning
administrator shall consider such applicable residential design guidelines as may be
adopted and published by the city council from time to time.
(b) In granting such home improvement exceptions, the zoning administrator may
impose such reasonable conditions or restrictions as he or she deems appropriate or
necessary to protect the public health, safety, general welfare, or convenience, and to
secure the purposes of this title.
(Ord. 4385 § 2, 1996: Ord. 4081 § 3 (part), 1992)
18.90.060 Conditional use permit -Findings and conditions.
(a) The zoning administrator may grant a conditional use permit in accord with
this title if, from the application or the facts presented at the public hearing, he or she
finds:
(1) The proposed use, at the proposed location, will not be detrimental or
injurious to property or improvements in the vicinity, and will not be detrimental to the
public health, safety, general welfare, or convenience.
(2) The proposed use will be located and conducted in a manner in accord with
. the Palo Alto Comprehensive Plan and the purposes of this title.
(3) In addition to the above-listed findings, in the case of a use in the GF ground
floor combining district, the zoning administrator may grant a conditional use permit only
ifhe or she made the following additional finding: The location, access or design of the
ground floor space of the building proposed to house the use, creates exceptional or
extraordinary circumstances or conditions applicable to the property involved that do not
apply generally to property in the same district.
(b) The zoning administrator may impose such reasonable conditions or
restrictions as he or she deems necessary to secure the purpose of this title and to assure
operation of the use in a manner compatible with existing and potential uses on adjoining
properties and in the general vicinity.
(Ord. 4098 § 3, 1992: Ord. 4081 § 3 (part), 1992)
18.90.070 Effective date.
A variance, home improvement exception, or conditional use permit granted by the
zoning administrator shall take effect ten days following the mailing of the notice of the
decision of the zoning administrator, unless an appeal is filed as provided in Chapter
18.92.
(Ord. 4081 § 3 (part) 1992: Ord. 3048 (part), 1978)
6030006jea 244 January 07,2004
Appendix H-l
PAMC Chapter 18.90
Variances and Conditional Use Permits
18.90.080 Revocation, extension, transferability, and duration.
(a) In any case where the conditions of a variance, home improvement exception,
or conditional use permit have not been or are not being complied with, the zoning
administrator shall set a date for public hearing and notice the public hearing in
accordance with Section 18.90.030. Following such hearing, but not more than ten
working days after conclusion of the hearing, the zoning administrator shall make
fmdings of whether the conditions of the variance, home improvement exception, or
conditional use permit have not been or are not being complied with and render his
decision to revoke or modify such variance, home improvement exception, or conditional
use permit.
(b) In any case where, in the judgment of the zoning administrator, substantial
evidence indicates that the use conducted pursuant to a conditional use permit is being
conducted in a manner detrimental to the public health, safety and welfare, the zoning
administrator shall set a date for a public hearing and notice the public hearing in
accordance with Section 18.90.030. Following such hearing, but not more than ten
working days after the conclusion of the hearing, the zoning administrator shall make
findings ofwhether the use has been conducted in a manner detrimental to the public
health, safety and welfare and render his or her decision whether or not to modify the
conditional use permit. In determining whether the use is conducted in a manner
detrimental to the public health, safety and welfare, the zoning administrator shall
consider, but not be limited to, the following: increased traffic, insufficient parking,
increased hours of operation, increased noise level and increased capacity.
(c) A variance, home improvement exception, or conditional use permit which
has not been used within one year following the effective date thereof, shall become null
and void and of no effect unless a shorter time period shall specifically be prescribed by
the conditions of such variance, home improvement exception, or conditional use permit.
The zoning administrator may, without a hearing, extend such time for a maximum
period of one additional year only, upon application filed with him or her before the
expiration of the one-year limit, or the expiration of such limit as may be specified by the
conditions of the variance, home improvement exception, or conditional use permit.
(d) A use permit which has not been used for any period of one year or more shall
become null and void.
(e) A variance granted pursuant to this chapter shall exist for the life of the
. existing structure or such structure as may be constructed pursuant to the variance
approval unless a different time period is specified in the issuance of the variance. A
variance from the parking and loading regulations shall be valid only during the period of
continued operation ofthe use and/or structure for which the variance was granted.
(f) A home improvement exception granted pursuant to this chapter shall exist for
the life of the structure for which the exception was granted.
(Ord. 4081 § 3 (part), 1992)
18.90.085 Expansion of conditional uses.
(a) Any expansion in the building size or site area of a conditional use shall
necessitate the issuance of a conditional use permit for the expansion in accord with the
6030006jea 245 January 07, 2004
Appendix H-1
PAMC Chapter 18.90
Variances and Conditional Use Permits
provisions of this chapter. This use pennit for expansion of a conditional use shall have
no effect on any existing use permit previously issued for the subject property.
(b) No application for a conditional use permit shall be necessary for existing uses
which were lawful confonning permitted uses and which were rendered conditional by
reason of rezoning or changes to this title, provided that any expansion in the building
site or site area of such a use shall be subject to the issuance of a conditional use pennit
in accord with this chapter.
(Ord. 4081 § 3 (part), 1992)
18.90.090 Reports.
The zoning administrator shall make a monthly report to the city manager of the action
taken on all applications for variances and conditional use permits. A copy of such report
also shall be forwarded to the city council and the planning commission.
(Ord. 4081 § 3 (part), 1992)
18.90.100 Variances in conjunction with subdivision.
In cases of major or minor subdivisions, the subdivider may, in conjunction with the
filing of a tentative map or a preliminary parcel map and additional data pursuant to Title
21, also file an application under this chapter for one or more variances set forth in
Section 18.90.010. In such event, the variance application shall be processed concurrently
with the major or minor subdivision, in lieu of under the provisions of this title, in accord
with the following procedure:
(a) In such cases the tentative map or preliminary parcel map under Section
21.12.040 shall include the dimensions and locations of all proposed buildings and
structures for which variances are sought under this section, and the subdivider's
application shall contain justification and reasons for such variances.
(b) In the case of a tentative map, the planning commission may recommend and.
the city council may approve, and in the case of a preliminary parcel map the director of
planning and community environment may approve, the granting of one or more
variances where the fmdings for variances set forth in Section 18.90.050 are made. No
separate public hearing need be held for the granting of variances under this section.
(c) In the granting of variances under this section, in the case of a major
subdivision, the planning commission may recommend and the city council may require,
and in the case of a minor subdivision the director of planning and community
environment may require, the imposition of such conditions or restrictions as are deemed
necessary or appropriate to protect the public health, safety or welfare.
(d) Any variance granted under this section shall, unless otherwise stated, be
transferable with the lot upon which it is granted and any condition or restriction imposed
in conjunction therewith shall be deemed to be binding on the lot in the hands of
transferees for the duration ofthe variance or the enjoyment of the benefits granted
thereby.
(e) In addition to the matters set forth in Chapter 21.16, the final map or parcel
map shall include thereon a statement substantially as follows:
6030006jea 246 January 07, 2004
Appendix H-1
PAMC Chapter 18.90
Variances and Conditional Use Permits
"Lots (listing them by number or other appropriate designation) are transferable
subject to certain conditional variances as to setback andlor yard requirements which are
shown on the record of variances and conditions for this subdivision on file with the
Department of Planning and Community Environment, City of Palo Alto, California."
(f) At the time of the filing of the final map or parcel map with the director of
planning and community environment, the subdivider applying for variances under this
section shall also file therewith a map or maps, in duplicate, drawn to scale, showing the
lots in the subdivision upon which such variances are sought and showing clearly by
dotted lines drawn parallel to the property line affected, with dimension marks and
numbers in each case, such altered setbacks and yards as may have been approved and
imposed on the tentative map or preliminary parcel map. The map or maps accompanying
the final map or parcel map shall be captioned, "Record of Variances and Conditions
Thereof Granted in Conjunction with Subdivision of (state tract name and number)," and
shall contain thereon a statement substantially as follows:
(1) In the case ofa final map:
"The variances and conditions or restrictions as to setback andlor yard requirements
shown hereon were granted and imposed by the City Council of the City of Palo Alto on
[ date] . Such variances shall be transferable with the respective lots
on which they were granted and such conditions or restrictions shall be binding on such
lots in the hands of transferees for the duration of said variance or the enjoyment of the
benefits granted thereby."
(2) In the case of a parcel map:
"The variances and conditions or restrictions as to setback andlor yard requirements
shown hereon were granted and imposed by the Director of Planning and Community
Environment ofthe City of Palo Alto on [date] . Such variances shall
be transferable with the respective lots on which they are granted and such conditions or
restrictions shall be bip-ding on such lots in the hands of transferees for the duration of
said variance or the enjoyment of the benefits granted thereby."
(g) The approval by the city council of such final map, or the approval by the
director of planning and community environment of such parcel map, and the
accompanying map or maps showing variances and conditions, shall constitute the
granting of such variances subject to any such conditions or restrictions.
(Ord. 4642 § 42, 2000: Ord. 4081 § 3 (part), 1992)
18.90.105 Variances and use permits in conjunction with planned
community zone changes,site and design applications and
applications for approvals requiring review of an
environmental impact report.
(a) Whenever application is made for a planned community zone change pursuant
to Chapter 18.68, site and design review pursuant to Chapter 18.82, or any approval for
which an environmental impact report is required pursuant to the California
Environmental Quality Act, and the plans for such application also require approval of a
use permit or variance, the person maldng such application may accompany such
6030006jea 247 January 07, 2004
AppendixH-1
PAMC Chapter 18.90
Variances and Conditional Use Permits
application with an application under this chapter for a use permit or one or more
variances, as the case may be. In such event, the variance or use permit application shall
be processed concurrently with the accompanying application, in accordance with the
procedures established for review of the application for planned community zone change,
site and design review and/or environmental impact report review, as the case may be.
(b) Where the accompanying application is for a planned community zone change
the applicable public hearing and notice provisions in such case shall be those required
for a planned community zone change. In the case where the accompanying application is
for site and design review, the applicable public hearing and notice provisions shall be
those set forth in Section 18.90.030, and shall apply prior to planning common review of
the applications.
(c) All provisions of this chapter shall continue to apply in such case, except that
the zoning administrator shall not act on either application.
(Ord. 4081 § 3 (part), 1992)
18.90.110 Temporary uses.
The zoning administrator may grant a conditional use permit authorizing the use of a
site in any district for a temporary use, subject to the following provisions:
(a) Application shall be made to the zoning administrator and shall be subject to
the fee prescribed by the municipal fee schedule.
(b) The permit may be granted by the zoning administrator without a requirement
for public hearing and notice as otherwise required by Section 18.90.030.
(c) The permit may include authorization to vary from specific requirements of
this title as may be solely related to the requested temporary use.
(d) A conditional use pennit for a temporary use, if granted by the zoning
administrator, shall be valid for a specifically stated time period not to exceed forty-five
days. The zoning administrator may impose such reasonable conditions or restrictions as
he or she deems necessary to secure the purposes of this title and to assure operation of
the use in a manner compatible with existing and potential uses on adj oining properties
and in the general vicinity.
(e) A conditional use pennit for a temporary use may be granted by the zoning
administrator if, from the application or the facts presented to him, he finds:
(1) The granting ofthe application will not be detrimental or injurious to property
or improvements in the vicinity, and will not be detrimental to the public health, safety,
general welfare, or convenience.
(2) The proposed use will be located and conducted in a manner in accord with
the Palo Alto comprehensive plan and the purposes ofthis title.
(f) Any person who obtains a temporary use permit as provided by this section
and fails to abide by its conditions is guilty of a misdemeanor.
(g) Any person who uses a site for a temporary use in violation of Title 18 and
fails to obtain a temporary use permit as required by this section is guilty of a
misdemeanor.
(Ord. 4453 § 68, 1997: Ord. 4081 § 3 (part), 1992)
6030006jea 248 January 07, 2004
18.90.111 Reserved.*
18.90.120 Sales of alcoholic beverages.
Appendix H-l
PAMC Chapter 18.90
Variances and Conditional Use Permits
(a) In any district where otherwise pennitted by this title, any eating and drinking
establishment or other use having any part of its operation subject to an on-sale license
required by the state of California shall be subject to securing a conditional use permit.
(b) A conditional use permit shall be obtained in the case of premises for which
no conditional use permit is in force, whenever a new on-sale license is required by the
state of California.
(c) In the case of premises for which a conditional use permit is in force, which
permits the sale of alcohol, an amendment to such permit shall be required whenever
such use is intensified or is expanded in square footage. '
(d) In the case of premises for which a conditional use permit is in force, but such
use permit does not permit sales of alcohol, an amendment to such pennit shall be
required whenever a new on-sale license is required by the state of California.
( e) The maximum number of permits for on-sale general (liquor, beer and wine)
and for on-sale beer and wine licenses which may be issued in any single block where
any portion of the block is classified in one or more districts in which an eating and
drinking establishment is a permitted or a conditional use shall be governed by the
following table, and no applications for a conditional use permit for the sale of alcoholic
beverages under an on-sale license from the state of California shall be accepted unless
the standards in this section are met.
In any block having residentially zoned site area equal to or greater than twenty-five
percent of the total block area:
Maximum Number of Square Feet of Zoned Site Area in District(s)
Conditional Use Permits Allowing Eating and Drinking Use as a Pennitted or
Which May Be AuthorizedConditional Use
No permit 0 -1,858.0 sq. m. (0-19,999 sq. ft.)
1 permitl,8581-3,716.0 sq. m. (20,000-39,999 sq. ft.)
2 permits 3,716.1 sq. m. and above (40,000 sq. ft. and above)
3 or more In the same progression.
In any block having residentially zoned site area less than twenty-five percent of total
block area:
Maximum Number of Square Feet of Zoned Site Area in District(s) Allowing
Conditional Use Permits Eating fuld Drinking Use as a Permitted or Conditional
Which May Be AuthorizedUse
6030006jea 249 January 07, 2004
4 permits
5 permits
6 permits
7 permits
8 or more
0-14,864.4 sq. m. (0 159,999 sq. ft.)
Appendix H-1
PAMC Chapter 18.90
Variances and Conditional Use Permits
14,864.5 -29,728.9 sq. m. (160,000 -319,999 sq. ft.)
29,729.0 -59,457.9 sq. m. (320,000 -639,999 sq. ft.)
59,458.0 --118,915.8 sq. m. (640,000 1,279,999 sq. ft.)
ill the same progression.
(f) Additional conditional use permits may be authorized for establishments for
on-sale beer and wine licenses. The total number of such additional permits shall be equal
to half the number of on-sale general licenses permitted in the tables contained in
subsection (c) of this section.
(Ord. 4081 § 3 (part), 1992)
6030006jea 250 January 07, 2004
Appendix H-2
PAMC Chapter 16.48
Architectural Review
APPENDIX H-2 PAMC CHAPTER 16.48 -ARCIDTECTURAL
REVIEW
Chapter 16.48 ARCHITECTURAL REVIEW*
Sections:
16.48.010
16.48.020
16.48.030
16.48.040
16.48.050
16.48.060
16.48.065
16.48.070
16.48.080
16.48.090
16.48.100
16.48.110
16.48.120
16.48.130
16.48.135
16.48.140
16.48.150
16.48.160
Declaration of goals and purposes.
Architectural review board.
Manner of appointment.
Procedures of the architectural review board.
Applicability of chapter.
Application.
Public hearing and notice.
Recommendation of the architectural review board.
Action of the director of planning and community
environment.
Appeals.
Referral to council.
Preliminary review.
Standards for review.
Time limits.
Exceptions to site development, parking and loading
requirements to enhance the design of development
subject to architectural review.
Integration with other code provisions.
Moratorium.
Violations -Penalty -Enforcement.
16.48.010 Declaration of goals and purposes.
The goals and purposes ofthis chapter are to:
(a) Promote orderly and harmonious development of the city;
(b) Enhance the desirability of residence or investment in the city;
(c) Encourage the attainment ofthe most desirable use ofland and improvements;
(d) Enhance the desirability of living conditions upon the immediate site or in
adjacent areas;
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(e) Promote visual environments which are of high aesthetic quality and variety
and which, at the same time, are considerate of each other.
(Ord. 3416 § 1 (part), 1983)
16.48.020 Architectural review board.
There is created an architectural review board consisting of five persons, at least three
of whom shall be architects, landscape architects, building designers or other design
professionals. Each member of the architectural review board shall be appointed by the
city council and shall serve, commencing on the first day of October, for a term ofthree
years or until his or her successor is appointed and takes office. The architectural review
board shall have the powers and duties specified in this chapter, and shall comply with
the procedures specified in this chapter.
(Ord. 3416 § 1 (part), 1983)
16.48.030 Manner of appointment.
In filling vacancies on the architectural review board, the following procedures shall
be followed by the city council:
(a) Following notification of vacancy on the architectural review board, the city
clerk shall advertise the same in a newspaper of general circulation in the city, including
the council agenda digest, four times within two weeks.
(b) Written nominations and applications shall be submitted to the city clerk
within such two-week period, to be forwarded to the city council for its consideration.
Notwithstanding the foregoing, ifthe nomination or application of an incumbent board
member is not submitted to the city clerk within the period specified above, said period
shall be extended for an additional five days during which the city clerk shall accept
written nominations and applications ofnonincumbents.
(c) The city council shall review all nominations and applications and conduct
such interviews as it deems necessary prior to selection.
(d) Final selection and appointment shall be made by the city council at a regular
city council meeting after the period for submittal of nominations and applications has
expired.
(Ord. 3416 § 1 (part), 1983)
16.48.040 Procedures of the architectural review board.
The architectural review board shall meet at least monthly and shall prescribe bylaws,
forms, applications, rules and regulations for the conduct of its business. All meetings of
the architectural review board shall be open to the pUblic. The architectural review board
shall send a report, not less than once a year, to the planning commission and city council
for the purpose of communicating the concerns of the board with respect to the city's
plans, policies, ordinances and procedures as these affect the projects which the board
reVIeWs.
(Ord. 3796 § 1, 1988: Ord. 3416 § 1 (part), 1983)
6030006jea 252 January 07, 2004
16.48.050 Applicability of chapter.
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Architectural Review
No pennit required under Title 16 shall be issued except after approval of the design of
the project by the director of planning and community environment, or by the city
council, as the case may be, upon a recommendation ofthe architectural review board, in
compliance with this chapter. The architectural review board shall make a
recommendation on the design of all of the following projects:
(a) New construction, including public projects and construction on public
property, and including paved areas, exterior work and signs which require a permit or
design review from the city pursuant to other sections of this code, but excepting singly
developed single-family dwellings and duplexes, and additions thereto;
(b) Unless the application is diverted for administrative approval pursuant to
Chapter 18.99, a PC zone district or any amendment thereto, applied for pursuant to
Chapter 18.68:
(1) Any application for approval of or amendment to a PC zone district shall
initially be reviewed by the planning commission for conformance with Chapter 18.68,
then the development plan shall be reviewed by the architectural review board for
compliance with this chapter, and finally the development plan shall be returned to the
planning commission for a final recommendation to the city council.
(2) In the event the planning commission, at its initial review, recommends-denial
of the application, such recommendation shall be forwarded directly to the city council,
and the architectural review board shall make no recommendation on the application
except as may be directed by the city council.
(3) In the event of inconsistencies in the recommendation of the architectural
review board on an application for approval of or amendment to a PC zone district, the
commission and board shall attempt to resolve such inconsistencies prior to the
commission's making a final recommendation to the city council, by means which may
include a joint meeting. If the inconsistencies are not resolved, then the separate
recommendations of each body, together with the minutes of their respective meetings
and/or of the joint meeting shall be transmitted to the city council.
(c) Unless the application is diverted for administrative approval pursuant to
Chapter 18.99, any development, construction or improvement in any as zone district,
AC zone district or any district which is combined with a D zone district, except singly
developed single-family dwellings, duplexes and accessory buildings and uses thereto, or
any gasoline service station which must be approved pursuant to Chapter 18.82, as
required in the CN, CC, CS, GM and LM zones:
(1) Any such development, construction, improvement or gasoline service station
shall initially be reviewed by the planning commission pursuant to Chapter 18.82 and
then shall be reviewed by the architectural review board for compliance with this chapter
before final action by the city council.
(2) In the event the planning commission, at its initial review, recommends denial
of the application, such recommendation shall be forwarded directly to the city council,
and the architectural review board shall make no recommendation on the application
except as may be directed by the city council.
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(3) In the event of inconsistencies in the recommendation of the planning
commission and the recommendation of the architectural review board, the commission
and board shall attempt to resolve such inconsistencies prior to forwarding the application
to the city council by means which may include a joint meeting. lfthe inconsistencies are
not resolved, then the separate recommendations of each body, together with the minutes
of their respective meetings and/or of the joint meeting shall be transmitted to the city
council.
(d) Fences, in any category of architectural review board jurisdiction enumerated
in subsections (a) through (c) of this section.
(e) Projects requiring variances or use permits when, in the discretion of the
zoning administrator or the director of planning and community environment, they may
have a significant effect upon the aesthetic character of the city or the surrounding area.
(f) The foregoing requirements notwithstanding, the director of planning and
community environment may approve or disapprove the design of a minor change to a
project which has previously received design approval without procuring a
recommendation of the architectural review board under the following circumstances:
(1) The director determines that the change requested is minor, of little visual
significance and will not materially alter the appearance of previously approved
improvements; or
(2) The board has recommended to the director that no further architectural
review board review is necessary.
(g) In addition to the foregoing requirements, the director of planning and
community environment or city council may request the opinion of the architectural
review board on other architectural matters.
(h) The foregoing requirements notwithstanding, the director of planning and
community environment may approve or disapprove the design of the following small
projects without procuring a recommendation from the architectural review board:
(1) Any sign which complies with the sign ordinance and which is consistent with
any design guidelines which may be adopted by the architectural review board;
(2) A minor project, including minor additions or alterations to an existing
building or to site improvements, which in the discretion of the director does not
significantly change the visual character or function ofthe building or site and which is
consistent with any design guidelines which may be adopted by the architectural review
board. Examples of minor projects include, but are not limited to:
(A) Equipment, when screened from public view,
(B) Fences or walls,
(C) Changes to doors and windows,
(D) Skylights, or
(E) A landscaping project which the director fmds to be an upgrade of existing
landscaping.
While reviewing these small projects, the director shall follow the same design
guidelines and recordkeepingprocedures as are generally required by the board when it
reviews projects under this chapter. The director shall send a report, on a biannual basis,
to the board concerning the number and type of project approvals he or she makes under
6030006jea 254 January 07,2004
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this section. The director shall also attach to each meeting agenda of the board a report
listing the projects scheduled for review as well as the number and types of project
approvals he or she has made under this section. Not later than four working days after
the effective date of the director's decision and action on a small project, any person
aggrieved by the action of the director on the project may file a request for review of the
project by the board. Under such circumstances, the board shall review and make a
recommendation on the design of the small project in the same manner as it reviews and
makes recommendations on other projects under this chapter. The same appeals
procedure set forth in Section 16.48.090 shall also apply to the small project.
(Ord. 4305 § 9, 1995: Ord. 4077 § 1, 1992: Ord. 3796 §§ 2, 3, 1988: Ord. 3754 § 2, 1987:
Ord. 3416 § 1 (part), 1983)
16.48.060 Application.
Applications for design review of a project shall be filed with the planning department
along with a fee as set forth in the municipal fee schedule. Unless the applicant is
otherwise notified in writing, the application shall be deemed complete on the thirtieth
calendar day after its receipt by the planning department, or on the date the project is first
considered by the architectural review board, whichever comes first. Once the application
is deemed complete, the director shall review the application and, pursuant to the
California Environmental Quality Act (CEQA), shall, if the project is not exempt from
CEQA, either prepare a negative declaration or require an environmental impact report to
be prepared. If an environmental impact report is required, the procedures set forth in the
state guidelines and the city of Palo Alto's Procedures for Implementation of the
California Environmental Quality Act of 1970 shall be followed. lfno environmental
impact report is required, the application will be placed on the agenda of the architectural
review board no later than the first regular meeting following the thirty-first calendar day
after receipt of a complete application, provided that, for good cause, the director of
planning and community environment shall have the discretion to place the application
on a later agenda.
(Ord. 3796 § 4, 1988: Ord. 3416 § 1 (part), 1983)
16.48.065 Public hearing and notice.
(a) For purposes of this chapter, a major project shall be:
(1) A new building or building addition of five thousand square feet or more;
(2) Any project that is not exempt under CEQA;
(3) Any residential construction project that will total three or more units when
completed;
(4) Any residential construction proj ect that will total two or more units when
completed in a neighborhood preservation combining district under Chapter 18.30 of the
Palo Alto Municipal Code;
(5) Any project which the director of planning and community environment
determines may be controversial; or
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(6) Any project which the director detennines will significantly alter the character
or appearance of a building or site. All projects which are not detennined to be major
projects shall be designated as minor projects. Minor projects shall include small projects,
as defined in Section 16.48.050(h) above.
(b) Notice of the hearing on a major project by the architectural review board
shall be given by publication of the board's agenda once in a local newspaper of general
circulation not less than eight calendar days prior to the date of the hearing.
Additionally, notice of such hearing shall be mailed at least twelve calendar days prior
to the date of the board hearing to the applicant, to owners of record of real property
within ninety-one and four-tenths meters (three hundred feet) of the exterior boundary of
the property involved, as such owners of record are shown in the last equalized
assessment roll, and to owners or occupants ofthe property within ninety-one and four
tenths meters (three hundred feet) as shown on the city utility customer file. Compliance
with the procedures set forth in this section shall constitute a good faith effort to provide
notice, and the failure of any owner or occupant to receive notice shall not prevent the
city from proceeding with the hearing or from taking any action or affect the validity of
any action.
(c) The notice of public hearing shall contain the following: .
(1) The exact address of the property, ifknown, or the location of the property, if
the exact address -is not known, and the nature or purpose of the application;
(2) The time, place, and purpose of the hearing;
(3) A brief description, the content of which shall be in the sole discretion of the
city, of the approval sought;
(4) Referenceto the application on file for particulars; and
(5) A statement that any interested person, or agent thereof, may appear and be
heard.
(d) Typographical andlor publishing errors shall not invalidate the notice nor any
city action. At the time and place set for such hearing, the board shall hear evidence for
and against the application. Each hearing shall be open to the public. The board may
continue any hearing from time to time.
(e) Notice of the hearing on a minor project by the board shall be given by
publication of the agendas of regular board meetings once in a local newspaper of general
circulation not less than four calendar days prior to the date ofthe meeting and shall be
provided to the city council in the next available council packet. Minor projects oflittle
visual significance as designated by the director of planning and community
environment, or projects which have been previously reviewed by the board and
designated by the board to return on the consent calendar, may be placed on the board's
consent calendar no later than seventy-two hours prior to the meeting. The consent
calendar shall be voted upon as one item, and the vote shall not affect the validity of the
action taken upon any such individual item. Any member of the board may request that
an individual item be removed from the consent calendar, in which case the item shall be
considered immediately after the consent calendar is voted upon.
(Ord. 3796 § 6, 1988).
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16.48.070 Recommendation of the architectural review board.
The architectural review board shall recommend to the director of planning and
community environment that the design of and negative declaration, if applicable, for a
project be approved, disapproved or approved with modifications, including the
imposition of conditions, by making findings in accordance with the standards contained
in this chapter, and such additional standards as may be adopted and published by the city
council from time to time. An application must be acted upon no later than six months
after the date the application is determined to be complete pursuant to Section 16.48.060.
Notwithstanding the foregoing, if an environmental impact report is required to be
prepared for the project pursuant to CEQA, the application must be acted upon no later
than one year after the date the application is determined to be complete pursuant to
Section 16.48.060. However, these time limits may be extended once for a period not to
exceed ninety calendar days, upon the consent of the director and the applicant.
(Ord. 3796 § 6, 1988: Ord. 3416 § 1 (part), 1983)
16.48.080 Action of the director of planning and community
environment.
(a) No later than three working days after the architectural review board's
recommendation on the design and negative declaration, if applicable, for a project, the
director of planning and community environment shall take one of the following actions,
with such action to become effective on the third working day following the board
hearing:
(1) If the director agrees with the recommendation of the board, he shall act
accordingly on the project and negative declaration, if applicable.
(2) If the director disagrees with the recommendation of the board, he shall, at his
discretion, either attempt to resolve the differences with the board at the next available
board meeting or shall refer the decision directly to the city council.
(A) If the differences are resolved at the next available board meeting, the director
shall act accordingly on the project and negative declaration, if applicable, and notify the
applicant in writing of the decision.
(B) If the director refers the decision directly to the city council, the council shall
act on the application pursuant to Section 16.48.090.
(C) If the director attempts to resolve the differences at the next available board
meeting but the differences are not resolved, the application shall be sent to the city
council with the recommendations of the director of planning and community
environment, and the council shall act on the application pursuant to Section 16.48.090.
lfthe director disagrees with the board's recommendation on a project, he shall mail a
copy of his decision and action to the applicant no later than three working days after the
board makes its recommendation. Regardless of the director's decision on a project, he
shall mail a copy of the board hearing minutes to the applicant within ten working days
after the board makes its recommendation, or as soon as the hearing minutes are
available. If the director agrees with the board's recommendation, he shall include a copy
of his decision and action with the minutes mailed to the applicant.
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(b) The minutes from the architectural review board meetings shall be placed in
the city council packet as soon as they are available. Notice of the decisions and actions
of the director on the items shall also be included in the packet if they are different from
the recommendations of the board.
( c) Building permits for a major project, as defmed in Section 16.48.065, may be
issued on or after the ninth working day after the effective date of the approval of the
director on the proj ect, unless the decision is referred to the city councilor the
architectural review board pursuant to subdivision (2) of subsection (a) of this section, or
appealed, pursuant to Section 16.48.090. Building permits for a small or minor project, as
defined in Sections 16.48.050(h) and 16.48.065, maybe issued on or after the fifth
working day after the effective date of the approval of the director on the project, unless
the decision is appealed pursuant to Sections 16.48.050(h) or 16.48.090. If the decision is
referred or appealed, building permits may be issued only after board or city council
approval of the project, as applicable.
(Ord. 3796 § 7, 1988: Ord. 3416 § 1 (part), 1983)
16.48.090 Appeals.
Any person aggrieved by the action of the director of planning and community
environment may file an appeal with the city council. An appeal of an action on a major
project shall be filed not later than eight working days after the effective date of the
director's decision and action on a proj ect. An appeal of an action on a minor proj ect shall
be filed not later than four working days following the effective date of the director's
decision and action on a project. Projects referred to the architectural review board by the
director under provisions of Chapter 18.99 may be appealed. Any such appeal shall be
filed in accordance with the provisions of Chapter 18.93.
Any appeal shall be filed with the city clerk, along with a fee as set forth in the
municipal fee schedule; however, any member of the city council may file such an appeal
without a fee. Any appeal shall be considered an appeal of both the negative declaration,
if applicable, and the design of the project. 111e city clerk shall place the appeal upon the
agenda of the city council for a regular meeting not later than the thirty-first working day
after the receipt of the appeal. If the appellant is other than the applicant for the project,
the city clerk shall notify the applicant of the appeal. The city council may take one of the
following actions:
(a) Pursuant to CEQA, require an environmental impact report be prepared on the
project before the city council approves or disapproves the project;
(b) Disapprove the project;
(c) Approve the negative declaration, if applicable, and approve, or approve with
modifications, the project.
Before taking action on an appeal, the city council may, in its discretion, refer the
appeal to the planning commission for a recommendation.
(Ord. 3796 § 8, 1988: Ord. 3416 § 1 (part), 1983)
6030006jea 258 January 07,2004
16.48.100 Referral to council.
Appendix H~2
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Architectural Review
Instead of making a recommendation on the design of a project and the negative
declaration, if applicable, to the director of planning and community environment
pursuant to Section 16.48.070, the architectural review board may determine that the
planning issues involving a project merit review by the planning commission and city
council. In that case, the architectural review board shall make a recommendation on the
design ofthe project and the negative declaration, if applicable. These recommendations
shall be transmitted to the planning commission and shall be placed on the agenda of the
planning commission within two months after the architectural review board's referraL
The planning commission shall make a recommendation on the project and the negative
declaration, if applicable. The recommendations of both the architectural review board
and the planning commission shall be transmitted to the city council for action. The city
council may take one of the following actions:
(a) Pursuant to CEQA, require an environmental impact report be prepared on the
project before the city council approves or disapproves the project;
(b) Disapprove the project;
( c) Approve the negative declaration, if applicable, and approve, or approve with
modifications, the project.
Before approving, or approving with modifications, the project, the council may refer
the project's design back to the architectural review board for additional
recommendations. The board shall make its recommendation directly to the counciL
(Ord. 3416 § 1 (part), 1983)
16.48.110 Preliminary review.
For the purpose of securing the advice of the architectural review board prior to
making an application for the board's recommendation on a project, an applicant, upon
paying a preliminary application fee, as set forth in the municipal fee schedule, may bring
a design before the board for preliminary review. lfthe applicant wishes to proceed with
the project, he or she must then file an application and pay a regular application fee. The
comments of the architectural review board members during a preliminary review shall
not be binding on their formal recommendation.
(Ord. 3416 § 1 (part), 1983)
16.48.120 Standards for review.
(a) In addition to the goals and purposes of this chapter as set forth in Section
16.48.010, the following standards shall be used by the architectural review board in
reviewing projects within its jurisdiction:
(1) Whether the design is consistent and compatible with applicable elements of
the city's Comprehensive Plan;
(2) Whether the design is compatible with the immediate environment of the site;
(3) Whether the design is appropriate to the function of the project;
(4) In areas considered by the board as having a unified design character or
historical character, whether the design is compatible with such character;
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(5) Whether the design promotes hannonious transitions in scale and character in
areas between different designated land uses;
(6) Whether the design is compatible with approved improvements both on and
off the site;
(7) Whether the planning and siting of the various functions and buildings on the
site create an internal sense of order and provide a desirable environment for occupants,
visitors and the general community;
(8) Whether the amount and arrangement of open space are appropriate to the
design and the function of the structures;
(9) Whether sufficient ancillary functions are provided to support the main
functions of the project and whether the same are compatible with the project's design
concept;
(10) Whether access to the property and circulation thereon are safe and
convenient for pedestrians, cyclists and vehicles;
(11) Whether natural features are appropriately preserved and integrated with the
project;
(12) Whether the materials, textures, colors and details of construction and plant ,
material are appropriate expression to the design and function and whether the same are
compatible with the adjacent and neighboring structures, landscape elements and
functions;
(13) Whether the landscape design concept for the site, as shown by the
relationship of plant masses, open space, scale, plant forms and foliage textures and
colors create a desirable and functional environment and whether the landscape concept
depicts an appropriate unity with the various buildings on the site;
(14) Whether plant material is suitable and adaptable to the site, capable ofbeing
properly maintained on the site, and is of a variety which would tend to be drought-
resistant and to reduce consumption of water in its installation and maintenance;
(15) Whether the design is energy efficient and incorporates renewable energy
design elements including, but not limited to:
(A) Exterior energy design elements,
(B) Internal lighting service and climatic control systems, and
(C) Building siting and landscape elements.
(b) In applying the standards set forth in subsection (a) of this section, the
architectural review board may review each of the following items ofthe proposed
project:
(1) Uses and functions as they relate to the design of the project and adjacent
uses;
(2) Compatibility with neighboring properties and uses;
(3) Visibility and effect upon view at all site lines;
(4) Aesthetics;
(5) Quality of design;
(6) Character;
(7) Scale;
(8) Building materials;
6030006jea 260 January 07, 2004
(9) Color; and
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PAMC Chapter 16.48
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(10) Site development characteristics including, but not limited to:
(A) Lot size,
(B) Building coverage,
(C) Setbacks,
(D) Building height,
(E) Location upon the site,
(F) Open space, and
(G) Pedestrian, bicycle and vehicle circulation;
(11) Environmental factors including, but not limited to:
(A) Noise,
(B) Emission of smoke, fumes and odors,
(C) Fire safety, life safety and fire access,
(D) Disturbance of existing topography, trees, shrubs, and other natural features,
(E) Water percolation, grading and drainage, and impermeability of soils;
(12) Building and building components including, but not limited to:
(A) Stairs, ramps, escalators, moving sidewalks, elevators or downspouts on the
exterior buildings,
(B) Flues, chimneys, exhaust fans, air-conditioning equipment, elevator
equipment, fans, cooling towers, antennae or similar structures placed upon the roof or
the exterior of the building,
(C) Sun shades, awnings, louvers or any visible device for deflecting, filtering or
shielding the structure or interior from the elements,
(D) Balconies, penthouses. loading docks or similar special purpose appendages
or accessory structures;
(13) Accessory structures, including garages, sheds, utility facilities and waste
receptacles;
(14) Other on-site improvements including, but not limited to:
. (A) Parking and other paved areas,
(B) Landscaping,
(C) Lighting,
(D) Signs and graphics, and
(E) Artwork, sculpture, fountains and other artistic features;
(15) Energy efficiency and renewable energy design elements including, but not
limited to:
(A)
(B)
(C)
Exterior energy design elements,
Internal lighting service and climatic control systems, and
Building siting and landscaped elements;
(16) Such other features as affect the design and ultimate appearance of the work,
as determined by the architectural review board. ,
( c) The architectural review board may recommend requirements which are more
restrictive than the maximum regulations set forth in Title 16 andlor Title 18 of this code,
when it concludes such requirements are necessary:
(1) To promote the internal integrity of the design of the project;
6030006jea 261 January 07, 2004
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(2) To assure compatibility ofthe proposed project's design with its site and
surroundings;
(3) To minimize the environmental effects of the proposed project; provided,
however, that the architectural review board's sole responsibility with respect to the
storage of hazardous materials shall be to require compliance with Title 17 ofthis code.
(Ord. 4066 § 12, 1992: Ord. 3796 § 9, 1988: Ord. 3486 § 1, 1983: Ord. 3416 § 1 (part),
1983)
16.48.130 Time limits.
(a) For all projects approved after the effective date ofthe ordinance codified in
this chapter, the approval shall be valid for one year from the original date of approval,
except that for phased projects, a specific development schedule may be approved. In no
event, however, shall such a development schedule exceed five years from the original
date of approval. Approval of minor changes in a proj ect shall not extend the original
date of approval. The time period for a project, including a phased project, may be
extended once for an additional year by the director of planning and shall be appealable,
in accordance with Section 16.48.090. In the event the building permit is not secured for
the project within the time limits specified in this chapter, the architectural review board
approval shall expire and be of no further force or effect.
(b) Notwithstanding subsection (a) of this section, whenever a vesting tentative
map is approved or conditionally approved pursuant to Chapter 21.13 of the Palo Alto
Municipal Code and the Subdivision Map Act, the approval pursuant to this chapter shall
be valid until the expiration of the vesting tentative map or expiration of development
rights under the fmal map. Applications may be made for extensions, but only in
conjunction with applications for extensions of the vesting tentative map or the final
vesting map pursuant to Chapter 21.13 and the Subdivision Map Act.
(Ord. 3796 § 10, 1988: Ord. 3689 § 4, 1986: Ord. 3416 § 1 (part), 1983)
16.48.135 Exceptions to site development, parking and loading
requirements to enhance the design of development subject
to architectural review.
(a) In accordance with the provisions of Chapter 18.91 ofthis code, and subject to
the provisions of this section and the purpose and intent of this chapter, the architectural
review board may recommend that the director of planning and community environment
approve minor exceptions to the site development, parking and loading requirements set
forth in Title 18, when such exceptions will enhance the appearance and design of
commercial and multiple-family development and other development subject to
architectural review under this chapter. Items for which exceptions may be granted
include, but are not limited to, donners, eave lines, roof design, bay windows, cornices,
parapets, columns, arcades, fountains, art,omamentation, atriums, balconies, trellises,
moldings, balustrades, stairs, entry features, -and other minor architectural elements and
design features.
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(b) No exceptions shall be granted under this section which would increase floor
area, decrease the number of required parking spaces, decrease the amount of required
on-site landscaping, or decrease the required open space. Generally, exceptions shall be
limited to minor changes to the setback, daylight plane, height, lot coverage limitations,
parking lot design and landscaping configuration, and additional flexibility in the
proportion between private and common open space.
( c) Application. Application for exceptions shall be made in the same manner and
in conjunction with an application for design review, pursuant to Section 16.48.060.
(d) Public Hearing and Notice. A public hearing shall be held prior to any action
on an application for exception. Such hearing shall be the same hearing at which the
application for design review is held. Notice of the hearing for both applications shall be
given in the same manner as the notice for a hearing on a major project, as set forth in
Sections 16.48.065(b), (c) and (d).
(e) Role of Zoning Administrator. The zoning administrator shall make a
recommendation to the architectural review board regarding each application for
exception prior to the board's review of the application. The zoning administrator or
designee shall also attend the public hearing on each application for exception, and shall
advise the board regarding zoning issues.
(f) Recommendation of the Architectural Review Board. After considering the
application and all testimony, both oral and written, offered at the public hearing, and the
recommendation of the zoning administrator, the architectural review board shall make
its recommendations regarding each application for exception to the director of planning
and community environment along with its recommendations on the application for
design review, in accordance with Section 16.48.070, provided, that the findings for
approving an exception shall be as set forth in subsection (g) of this section.
(g) Findings. The architectural review board may recommend that the director of
planning and community environment grant exceptions to the otherwise applicable site
development, parking and loading requirements of Title 18 upon making the following
findings:
(1) There are exceptional or extraordinary circumstances or conditions applicable
to the property or site improvements involved that do not apply generally to property in
the same zone district;
(2) The granting of the application will enhance the appearance of the site or
structure, or improve the neighborhood character of the project and preserve an existing
or proposed architectural style, in a manner which would not otherwise be accomplished
through strict application of the minimum requirements of Title 18 and the standards for
review set forth in this chapter; and
(3) The exception is related to a minor architectural feature or site improvement
that will not be detrimental or injurious to property or improvements in the vicinity and
will not be detrimental to the public health, safety, general welfare or convenience.
(h) Conditions. In recommending approval of such exceptions, the architectural
review board may recommend imposing such reasonable conditions or restrictions as are
appropriate or necessary to protect the public health, safety, general welfare or
convenience, and to secure the purposes of Title 18 and ofthis chapter.
6030006jea 263 January 07, 2004
Appendix H-2
PAMC Chapter 16.48
Architectural Review
(i) Action of the Director of Planning and Community Environment. The director
of planning and community environment shall act on the application for exception in
conjunction with, and in the manner provided by Section 16.48.080.
CD Appeals. Any person aggrieved by the action of the director may appeal such
action to the city council by filing an appeal with the city clerk, not later than eight
working days after the effective date of the director1s action.
An appeal shall be in writing, stating the grounds therefor, and shall be accompanied
by an appeal fee as prescribed by the municipal fee schedule. Filing of an appeal with the
city clerk shall stay all proceedings in furtherance of the action appealed, as well as all
proceedings in furtherance ofthe action on the application for design review, until the
determination of the appeal as provided in this section. The city clerk shall place the
appeal upon the agenda of the city council for a regular meeting not later than the thirty-
first working day after receipt of the appeal. If the appellant is other than the applicant for
the project, the city clerk shall notify the applicant ofthe appeal.
Upon conclusion ofthe hearing on appeal, the city council may by motion reverse or
affirm, in whole or in part, or may modify the action of the director of planning and
community environment. The decision ofthe council shall be final and shall be effective
immediately.
(k) Time Limits. The time limits for any exception granted pursuant to this
section shall be the same as the time limits for the accompanying design review approval,
as set forth in Section 16.48.130. The grant of an exception pursuant to this section does
not constitute a variance, and shall be effective only to the extent that the approved plans
are not changed in a manner that affects the granted exception.
(Ord. 4123 § 2, 1992)
16.48.140 Integration with other code provisions.
Nothing in this chapter shall be construed as waiving, modifying, eliminating or
mitigating the requirements of any other provision of this code. The requirements herein
are intended to be supplementary and additional thereto, and in case of any conflict
therewith, the most restrictive shall apply.
(Ord. 3416 § 1 (part), 1983)
16.48.150 Moratorium.
When any moratorium on construction or the processing of an application for any
building permit or planning approval is adopted by the city council, regardless of such
moratorium, a project which has received a final recommendation for design approval
from the architectural review board pursuant to this chapter on or before the date of the
council meeting at which the moratorium first appeared on the city council's printed
agenda, shall continue to be processed; provided, that the project complies with all other
city ordinances.
(Ord. 3575 § 1, 1984)
6030006jea 264 January 07,2004
16.48.160 Violations -Penalty -Enforcement.
Appendix H~2
P AMC Chapter 16.48
Architectural Review
(a) No person shall erect, construct, enlarge, alter, repair, move, improve, remove,
convert or demolish, equip, use, occupy or maintain any building, structure, fence, wall,
sign, equipment, landscaping, or parking area which does not meet the requirements of
this section.
(b) Violation of any provision of this chapter is a misdemeanor, punishable as
provided in this code. Each day of violation constitutes a separate offense and may be
separately punished.
(c) Persons employed in the following designated employee positions are
authorized to exercise the authority provided in Penal Code Section' 836.5 and are
authorized to issue citations for violations of this chapter: chief building official, assistant
building official, planning arborist, and code enforcement officer.
(Ord. 4745 § 12,2002)
6030006jea 265 January 07, 2004
Appendix H-3
PAMC Chapter 18.28
Multiple-family Residence District
Design Guidelines
APPENDIX H-3 P AMC Chapter 18.28 -Multiple-family Residence
District Guidelines
Chapter 18.28 MULTIPLE-FAMILY RESIDENCE
DISTRICT GUIDELINES
Sections:
18.28.010
18.28.020
18.28.030
Specific purpose.
Applicability of regulations.
Site development guidelines.
18.28.010 Specific purpose.
The multiple-family residence district guidelines are intended to provide additional
standards to be used in the design and evaluation of developments in the RM-15, RM-30
and RM-40 multiple-family residence districts. The guidelines are intended to protect
existing single-family homes from the intrusion of multi-family housing projects, make
new developments compatible with existing neighborhoods and enhance the desirability
ofliving conditions in the proposed developments.
(Ord. 3807 § 5 (part), 1988)
18.28.020 Applicability of regulations.
The guidelines of this chapter shall be applicable to all RM-15, RM-30 and RM-40
multiple-family residence districts. The recommendation for final approval of the
architectural and design elements of any project remains with the architectural review
board, pursuant to Chapter 16.48 of the Palo Alto Municipal Code. The architectural
review board retains the authority to interpret guidelines on a project-by-project basis in
order to most effectively fulfill the specific purposes listed in Section 18.28.010.
(Ord. 3807 § 5 (part), 1988)
18.28.030 Site development guidelines.
On any site where the multiple-family zoning regulations apply, the following guidelines
shall apply as a supplement to those regulations:
(a) Privacy Between Buildings.
(1) Windows, balconies or similar openings above the first story should be
. oriented so as not to have a direct line-of-sight into adjacent units within the project.
(2) Units above the first story should be designed so that they do not look directly
on private patios or backyards of adjoining residential property.
(3) Landscaping should be used to aid in privacy screening.
(b) Trash Disposal Areas.
. 6030006jea 266 January 07, 2004
Appendix H-3
P AMC Chapter 18.28
Multiple-family Residence District
Design Guidelines
(1) Trash disposal areas should be accessible to all residents but screened from
public view.
(2) Trash disposal areas should be screened from public view by a minimum six
foot enclosure with gates. The structure should incorporate the architectural features of
the project.
(c) Lighting.
(1) Lighting in parking areas and common open space should provide the
minimum illumination necessary to achieve security while not causing. a visual intrusion
to adjoining living areas.
(2) Exterior light sources should be shielded in such a manner as to eliminate
glare and light spillover beyond the perimeter of the development.
(3) Low-level lighting fixtures should be weather and vandal resistant.
(d) Paving Treatment. Textured paving material should be used in driveway and
parking areas to break up the expanse of paving in the project.
(e) Noise Impacts.
(1) Units within the project should be adequately insulated to protect residents
from noise intrusion from adjoining units. In addition to insulation between common
walls, vertical insulation on exterior walls and from floor to. floor should be provided.
(2) Loading docks, service entries, mechanical equipment and recreational play
areas should be sited as far away from adjoining single-family properties as is reasonably
possible.
(3) Projects adjacent to major arterials or railroad tracks should incorporate
additional noise mitigation measures to protect residents. Measures should include but
not be limited to the following:
(A) Double glazed windows;
(B) Sound walls;
(C) Earth berms.
(f) Visual Impacts.
(1) Roof vents, flues and other protrusions through the roof of any building or
structure should be clustered and screened from public view.
(2) All exposed mechanical and other types of equipment which exceed sixteen
inches in any horizontal dimension, whether installed on the ground or attached to a
building roof or walls, should be screened from public and overhead view.
(g) Carports.
(1) Carport structures should be architecturally compatible with the main
structures in the proj ect and should utilize substantial support posts.
(2) Landscaping material associated with the carport should have adequate room
to grow and be protected from abuse by cars.
(h) Underground Garages.
(1) Required residential parking spaces in the RM-40 zoning district should be
underground or semi-depressed for projects of six units or more.
(2) Proximity of underground parking garages to property lines should take into
consideration the need for landscaping along the perimeter of the site. In instances where
6030006jea 267 January 07, 2004
Appendix H-3
P AMC Chapter 18.28
Multiple-family Residence District
Design Guidelines
substantial planting is necessary, the placement of parking garages should be adequately
setback from the property line to provide for the landscaping.
(i) Landscaping.
(1) Landscaping should be used to integrate a project design into the surrounding
neighborhood, and to provide privacy screening between properties where appropriate.
(2) Usable outdoor recreation areas, both passive and active, should be
incorporated into the project.
(3) Size and density of plant materials should be in proportion to the size of
planting areas and the mass of the structure.
(4) Plant material selection should. take into consideration solar orientation,
drought tolerance, maintenance requirements and privacy screening.
(5) Plant material species and container sizes should allow for a mature
appearance within a reasonable amount oftime.
(6) Planting strips and street trees should be included in the consideration of the
project.
G) Pedestrian Protection. Water diversion techniques for channeling water runoff
from the roof, away from pedestrian areas, should be incorporated in the design of the
building. Such mechanisms may include overhangs, rain gutters, or covered Walkways.
(Ord. 3807 § 5 (part), 1988)
6030006jea 268 January 07, 2004
Appendix H-4
P AMC Chapter 18.64
Additional Site Development and
Design Regulations for
Commercial and Industrial Districts
APPENDIX H-4 P AMC Chapter 18.64 -Additional Site Development
and Design Regulations for Commercial and
Industrial Districts
Chapter 18.64
Sections:
18.64.010
18.64.020
18.64.030
ADDITIONAL SITE DEVELOPMENT
AND DESIGN REGULATIONS FOR
COMMERCIAL AND INDUSTRIAL
DISTRICTS
Specific purpose.
Applicability of regulations.
Site development guidelines.
18.28.010 Specific purpose.
The additional site development and design regulations for commercial and industrial
districts are intended to modify the regulations ofthe OR, CN, CC, CS, CD, GM and LM
districts in areas where it is deemed essential to reduce the lighting, noise and visual
impacts of commercial and industrial uses in order to promote development compatible
with adjacent residential areas and to preclude inappropriate or inharmonious building
design and siting.
(Ord. 3810 § 1 (part), 1988)
18.28.010 Specific purpose.
The requirements and guidelines of this chapter shall be applicable to any portion ofa
site area in an OR, CN, CC, CS, CD, GM or LM district which is located within one
hundred fifty feet of any RE, R-l, R-2, RM or PC district permitting single-family or
multi-family development.
Design element regulations that are identified as requirements shall be included in the
design of a project. Design elements that are identified as guidelines are recommended
for incorporation in the design of a proj ect. At the submittal of the proj ect to the
architectural review board, if these guidelines are not followed, it shall be necessary for
the applicant to demonstrate how the project meets the design objectives set forth in this
chapter.
(Ord. 3810 § 1 (part), 1988)
6030006jea 269 January 07,2004
18.64.030 Site development regulations.
Appendix H-4
PAMC Chapter 18.64
Additional Site Development and
Design Regulations for
Commercial and Industrial Districts
The following design requirements shall apply and the following design guidelines are
recommended for application to any site or portion of a site in an OR, CN, CC, CS, CD,
GM or LM district located within one hundred fifty feet of a residential district, for (1)
new construction and (2) modifications of existing buildings or site improvements which
qualify as major projects under Section 16.48.065 ofthe Palo Alto Municipal Code;
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 of the Palo Alto Municipal Code.
(a) Lighting Impacts. In order to minimize the visual impacts of lighting from
commercial and industrial uses on the residential sites located in close proximity, the
following additional requirements and design guidelines shall apply to the applicable
portions of the commercial/industrial site area:
(1) Requirement. Interior and exterior light sources shall be shielded in such a
manner as to prevent visibility of the light sources, and to eliminate glare and light
spillover beyond the perimeter of the development.
(2) Guidelines.
(A) Exterior light fixtures should be mounted no higher than fifteen feet.
(B) Lighting ofthe building exterior and parking areas should be ofthe lowest
intensity and energy use adequate for its purpose.
(C) Unnecessary continued illumination, such as illuminated signs or backlit
awnings, should be avoided.
(D) Timing devices should be considered for exterior and interior lights in order to
minimize light glare at night without jeopardizing security of employees.
(E) Building elevations facing residential sites should not have highly reflective
surfaces, such as reflective metal skin and highly reflective glazing. The paint colors
should be in subdued hues.
(b) Noise Impacts. In order to protect residential properties from excessive and
unnecessary noises from any sources in the commercial and industrial zones, the
following additional requirements and design guidelines shall apply to the applicable
portions of the commercial/industrial site area:
(1) Requirement. Compliance with a noise level limit as prescribed in the city's
noise ordinance (Chapter 9.10 ofthe Palo Alto Municipal Code).
(2) Guidelines. Parking areas, driveways, loading docks, mechanical equipment,
trash enclosures, on-site recreation areas and similar noise generating elements should be
sited as far away from residential areas as is reasonably possible. When conditions
require noise generating elements to be sited within close proximity to residential areas,
noise mitigation measures should be implemented as deemed suitable by the architectural
review board. These measures may include the following:
(A) Placement of concrete or masonry walls at the residential property line or
around the noise generating element;
6030006jea 270 January 07, 2004
Appendix H-4
PAMC Chapter 18.64
Additional Site Development and
Design Regulations for
Commercial and Industrial Districts
(B) . Elimination of site access close to residential sites where other access is
available;
(C) Installation of an earth berm and landscape buffers where appropriate;
(D) Discouragement of the use of open air loudspeakers and compliance with the
city's loudspeakers ordinance (Chapter 9.12 of the Palo Alto Municipal Code).
(c) Visual Impacts. In order to reduce the apparent building mass to provide for
reasonable privacy ofresidents of single-family and multiple-family dwellings and to
reduce the visual impact of mechanical equipment, trash enclosures, exterior storage and
loading docks, the following additional requirements and design guidelines shall apply to
the applicable portions of the commercial/industrial site area:
(1) Requirements.
(A) Blank walls facing residential sites shall incorporate architectural design
features and landscaping in order to reduce apparent mass and bulk.
(B) Adequate and accessible storage of trash and refuse shall be provided within a
building or be fully screened from public view by masonry or other opaque and durable
material. Chain link enclosures are strongly discouraged.
(C) Loading docks and exterior storage of materials or equipment shall be
screened from view from residential sites by fencing, walls or landscape buffers.
(2) Guidelines.
(A) Windows, balconies or similar openings above the first story should be
oriented so as to minimize a direct line-of-sight into residential areas.
(B) Roof vents, flues and other protrusions through the roof of any building or
structure should be obscured from public view by roof screen or proper placement.
(C) All exposed mechanical and other type equipment whether installed on the
ground or attached to the building, roof or walls, which exceeds sixteen inches in any
horizontal dimension, should be screened from public view.
(D) Increased setbacks or more restrictive daylight planes may be proposed by the
applicant, or recommended by the architectural review board, as mitigation for the visual
impacts of massive buildings.
(E) Building elevations facing residential sites should not have highly reflective
surfaces,such as reflective metal skin and highly reflective glazing. The paint colors
should be in subdued hues.
(d) Accessive Impacts. In order to minimize conflicts between residential
vehicular and pedestrian uses and more intensive traffic associated with industrial and
commercial zones, the following additional design guidelines shall apply to the
applicable portions of the commercial/industrial site area:
(1) Guidelines.
(A) The location of driveways, shipping and receiving areas,and loading docks
should be sited as far away from residential areas as feasible while recognizing site
constraints and traffic safety issues.
(B) Employee ingress and egress to a site should be located to avoid the use of
residential streets wherever feasible.
6030006jea 271 January 07, 2004
Appendix H-4
PAMC Chapter 18.64
Additional Site Development and
Design Regulations for
Commercial and Industrial Districts
(C) Late hour and early morning truck traffic to a site located in or near a
residential area should be discouraged.
(Ord. 3810 § 1 (part) 1988)
6030006jea 272 January 07, 2004
APPEl\TDIX I DEVELOPMENT PROTOTYPES
Appendix I
Development Prototypes
This appendix contains development prototypes by Freedman, Tung, and Bottomley, based upon
draft development standards of the Coordinated Area Plan using sites in SOFA 2.
6030006jea 273 January 07, 2004
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Appendix I
Development Prototypes
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Development Prototypes
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Benath' 65U'Mu.SF MAX • ...,..·~L "4N1:11t~ 2100SfRde:1I. hrIoIno 01' .11",. "' ........ Ius F.A.ft. SDOO!;FOrfia: 2BOO Sf fJfIia """.'hI.h olOdr...., _l'1ooI-orr""OI< ~ MIN. TOM"". Mi"m~GOtfIItldl'c 33_.MSf1~d~ ..,_IlENmY l!500ril'llCllW1.m !i!5lAirV'ouc
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<lfFl'<E I $'/15<1 SF· sn ........ 7 JpAOU far 2700 SF , .. fail _ ...... '-_AlL
ISPasa sFOVII"'lOOO SP •• "'_20 ......... ~_. ,. h ..... ..... 1BlNA1'l:1/E. ~OJpot;e:\ffIll'"IBllIIII:I NiJt~jp:!4l •.
H«;H PAr:tatC AI§q1'l "_J>IoJ t2 spacu f".. 2100 SF .flla. r~-'5IJbIcplrlll.13 AE5mem:.u. lOX' ... __ n J)IOCU 'III" a10Q SF rctl:lit OfFJrl! IsP/z50SF U'l"""'·· ........... IIct. on_ 19IZ50SF l6fultt~2~'"
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WORKING GROUP RESIDENTIAL PROTOTYPE on SMALL LOT
Draft 6/18/02
1.15 FAR DEVELOPMENT STANDARD PROTOTYPE COMMENTS
1.15 1.15
TOTAL F.A.R Can be all residential 105'xlOO"=10,500 SF Lot FAR limits amount of housing
12~075 Maximum SF possible. -
.4 Non Residential RE:taii or Office incompatible
NON-RESIDENTIAL Max 5000 SF Office No retail with podium parking.
Max 2.500 SF Ground Floor No office
Office, No GF office on Homer
j.... or Emerson
No Minimum 7 units (all townhouses) FAR restricts number of units
RESIDENTIAL DEN$rry 1500 sf max. unit size (30 units/ acre) (unless smaller units.)
1500 SF units
35 feet to midslope of peaked . Do not need extra height.
HEIGHT roof or top of mansard 50 feet 25' To mid-slope of pitched roof -
on Alma 2 stories. plus parking podium.
-
HIGH PARKING REQT 2 spaces/unit plus 17 spaces Parking reqt. increases cost of
RESIDENTIAL 30% for guest parking (aI/ podium) unit or parking.
OFFICE 1 SP/2.50 SF
RETAIL 1 SP/2.50 SF
ALTERNATIVE: 11 Spaces Could do twice as much housing
LOW PARKING REQT with same podium parking
RESIDENTIAL 1.5 spaces/unit, no guest . design, but FAR restricts.
OFFICE 1 SP/350 SF
. RETAIL 1 SP/250 SF, lstlOOOSF exempt
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WORKING GROUP RESIDENTIAL PROTOTYPE on LARGE LOT
Draft 6/18/02
1.15 FAR DEVELOPMENT STANDARD PROTOTYPE COMMENTS
·1.15 1.15
TOTAL F.A.R Can be all residential 105'x250'=26,250 SF Lot FAR limits No. of Units
32,200 SF Maximum SF
.4 Non Residential Due to high parking
NON-RESIDENTIAL Max 5000 SF Office 2700 SF Retail along Homer requirement • .little incentive for
Max 2500 SF Ground Floor 2500 SF Office along Alma retail development
Office, No GF office on Homer
or Emerson
No Minimum 16 units Parking and FAR limits
RESIDENTIAL DENSITY 30 units/acre Maximum (27 units/acre) discourage housing density.
Max. 40 Units/acre for senior, . 1500 SF units with podium parking
affordable SRO
1500 sf max: unit size
35 feet to midslope of peaked
HEIGHT roof or top of mansard 50 feet 25' to mid-slope -2 stories plus
on Alma except at Homer parking podium.
HIGH PARKING REQT 2 spaces/unit plus' 37 spaces for 16 units Parking is major constraint on
RESIDENTIAL 30% for guest parking 10 spaces for 2500 SF density and retail or office
OFFICE lSP1250 SF 11 spacesJor 2700 SF spcice.
RETAIL 1 SP/250 SF 58 S", 39 "odium. 19 alley
ALTERNATIVE~ 24 spaces for 16 units Parking requirement. is. half that
LOW PARKING REQT 1.5 spaces/unit, no guest 8 spaces for 2500 SF required by 18.83, would allow
RESIDENTIAL 1 SP/350 SF 7 spaces for retail . more housing with higher FAR
OFFICE ISP/250 SF, 1st 1000 SF 39 SP, 20 podium, 19 alley
RETAIL exempt -----
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ST AFF RECOMMENDED RESIDENTIAL PROTOTYPE on SMALL LOT
Draft 6/18/02
1.5 ·FAR DEVELOPMENT STANDARD· PROTOTYPE COMMENTS
. --
TOTAL F.A.R. 1.5 1.5
105'xl00":=1O,5QO SF Lot
15,750 Max. SF
MAX NON-RESIDENTIAL .4 Non Residential No Retail
FAR Max 5000 SF Office . No Office
Max 2500 SF Ground Floor
Office, No GF office on Homer ;
or Emerson -
Minimum15 units/acre 10 Units FAR limits housing
RESIDENTIAL DENSITY Max. 40 Units/acre (40 units/ acre) (affordable housing reqt. for
1500 ·sf max. unit size 1500 SF unit size over 30 units/ acre would
(all townhouses) discourage providing additional
housing)
HEIGHT 35 feet to midslope of peaked 2 stories total (25' to mid-slope
roof • min. 15' st~pback of pitched roof)
adjacent to single story
development.
LOW PARKING REQT 1.5 spaces/unit. no guest 15 spaces (all podium) Lower parking reqt reflects
1 SP/ 350 sF office dntn location and transit
1 SP/250 SF. 1st 1000 SF nearby.
exempt retail .
"
ALTERNATIVE: 2 spaces/unit plus 23 spaces (all podium)
HIGH PARKING REQT: 3070 for guest parking
RESIDENTIAL 1 SP/250 SF
1 SP/250 SF
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ST AFF RECOMMENDED' RESIDENTIAL PROTOTYPE on LARGE LOT
Draft 6/18/02
1.5 FAR DEVELOPMENT STANDARD PROTOTYPE COMMENTS
TOTAL F.A.R. 1.5 (can be all residential) 1.5105'x250'=26,250 sF Lot· -::-. FAR not achievable with 18.83
Max 39,375 SF (includes 2100 SF public parking requirements
courtyard)
NON-RESIDENTIAL .4 Non Residential . 2500 SF Ground Floor Office . Retail has adjacent alley parking
Max 5000 SF Office 2700 SF Retail to improve viability
Max 2500 SF Ground Floor
Office, No GF office on Homer
or Emerson
No Minimum . 22 units: with low pkg reqt Minimum density assures at
RESIDENTIAL DENSITY 30 units/acre Maximum (40 units/acre) . least 15 un/ac
Max. 40 Units/acre for senior, (only 16 units with high parking
affordable SRO reqt alternative)
150'0 sf max. unit size 1500 SF unit size
HEIGHT 35 feet to midslope of peaked ' 3 stories total -townhouses over
roof or top of mansard 50 feet . commercial at corner .
on Alma except at Homer 25' to mid~slope
LOW PARKING REQT 1.5 spaces/unit, no gueSt 33 spaces for 22 units Lower parking reqt reflects
1 SP/ 350 SF office 8 spaces for 2500 SF office dntn location and transit
1 SP/250 SF, 1st 1000 SF 7 spaces for 2700 SF retail nearby,'allows for parking at
exempt retail 48 sp, 29 podium, 19 alley grade.
ALTERNATIVE: 37 spaces for 16 units: Note:TDM/transit pass
HIGH PARKING REQT: 2 spaces/unit plus 10 spaces for 2500 SF office reduction available per 18.83
RESIDENTIAL 3070 for guest parking 11 spaces for 2700 SF retail
OFFICE 1 SP/250 SF 58 sp 39 podium, 19 alley ..
RETAIL 1 SP/250 SF '.
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HIGH INTENSITY RESIDENTIAL PROTOTYPE on SMALL LOT
.Draft 6/18/02.
2.5 FAR DEVELOPMENT STANDARDS PROTOTYPE. COMMENTS
TOTAL F.A.R.* Max. 2.5 FAR 2.1 FAR (22000 SF) Parking requirements on small
(Exc/. podium parking) 105'xlOOfl:1O,500 SF Lot Max. lot restrict FAR
26250 SF.allowed .
MAX. NON-RESIDENTIAL .4 Non Residential No Office , High parking reqts. On smal.llot
F.A.R. 2500 SF Office No Retail discourages 'commercial uses.
Ground Floor Office OK
MIN. TO MAX. Min 30 Units/Ac 14 units on 100'xl05'lot '.
RESIDENTIAL DENSITY Max. 60 Units/ Ac 58 Units/acre .
1500 SF max unit size 1500 SF average unit size
-
HEIGHT 50', Stepback to 35' along Homer 3 Stories (flats on ground floor
with 2 story townhouses above)
35' to mid slope
LOW PARKING REQT NOTE: Nearly twice as much
RESIDENTIAL 1.5 sp/unit No guest parking 21 spaces fully underground hOClSing possible with lower
OFfICE ISP/350 SF -5% Transit parking requirements.
RETAIL I SP/250 SF overlOOO SF
ALTERNATIVE: 33 spaces for 14 units with 2 . Two levels underground parking
HIGH PARKING REQT: 2 spaces/unit plus levels fully underground . is inefficient on small lot.
RESIDENTIAL 30% for guest parking 1 extra space
OFFICE 1 SP/250 SF 34 spaces total
RETAIL 1 SP1250 SF
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HIGH INTENSITY RESIDENTIAL PROTOTYPE on LARGE LOT
Draft 6/18/02
2.5 FAR DEVELOPMENT STANDARDS PROTOTYPE ·COMMENTS
TOTAL F.A.R.* Up to.2.5 FAR PC Permit 2.25
(Exd. parking on podium) Required with Special Public 105'x250'::26,250 SF Lot
Benefit 65625 Max. SF
MAX. NON-RESID~NTIAL .4 Non Residential 2700 SF RetaH, Parking off alley, in podium less
F.A.R. 5000 SF Office 2800 SF Office than 4' high and fully
Ground Floor Office OK underground
MIN. TO MAX. Min 20 -Max 60 Units/ Ac 33 units on 250'x105'lot
RESIDENTIAL DENSITY 1500 sf max unit size 55 Units/acre
1400 SF average unit size
HEIGHT 35' along Homer 50 feet to mid slope of roof Encourage al"ticulation.
50' to mid-slope of roof on Alma; Four floors with ground floor
commercial
LOW PARKING REQT .49 spaces for 33 units NOTE: Neorly twice as much
RESIDENTIAL 1.5 sp/unit No guest parking 8 spaces for 2800 SF office housing pOSSible with lo,¥er
OFFICE 1 SP/350 SF -5% Transit 7 spaces for 2700 SF retail parking requirements.
RETAIL 1 SP/250 SF overl0oo SF 64 spaces: 20 podium, 19 olley,
26 fuLly underground, 1 extra
ALTERNATIVE: 40 spaces for 18 units Note:TDM/transJt pass "
HIGH PARKING REQT: 2 spaces/unit plus 12 spaces for 2800 SF office reduction available per 18.83
RESIDENTIAL 30% for guest parking 11 spaces for 2700 SF retail
OFFICE 1 SP1250 SF 63 spaces: 20 podium, 19 alley,
RETAIL 1 SP/250 SF 26 fully underground, 2 extra
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APPENDIXJ ADOPTING ORDINANCE
Appendix J
Adopting Ordinance
The ordinance adopting this CAP is included in this Appendix J for reference only. The original is on file
with the City Clerk's office.
6030006jea 286 January 08, 2004