Loading...
HomeMy WebLinkAboutStaff Report 229-07City of Palo Alto City Manager’s Report TO:HONORABLE CITY COUNCIL FROM:CITY MANAGER DEPARTMENT: PLANNING AND COMMUNITY ENVIRONMENT DATE:MAY 7, 2007 CMR: 229:07 SUBJECT:4225 MIDDLEFIELD ROAD, 4233 MIDDLEFIELD ROAD, AND 710 SAN ANTONIO ROAD: APPROVAL OF AN ORDINANCE REZONING THREE SITES FROM PLANNED COMMUNITY (PC-1561) TO SERVICE COMMERCIAL (CS) DISTRICT WITH AN AUTOMOBILE DEALERSHIP (AD) COMBINING DISTRICT OVERLAY. ENVIRONMENTAL REVIEW: AN INITIAL STUDY HAS BEEN COMPLETED AND A DRAFT NEGATIVE DECLARATION HAS BEEN PREPARED. RECOMMENDATION Staff and the Planning and Transportation Commission (P&TC) recommend that the City Council approve the proposed ordinance rezoning three sites from Planned Community (PC- 1561) to Service Commercial (CS) district with an Automobile Dealership (AD). combining district overlay based upon the findings contained within the Draft Ordinance (Attachment A) and approve a Negative Declaration (Attachment C). BACKGROUND Attached to this staff report is a letter from Mr. Bernard Magnussen, owner of Magnussen Toyota, requesting that the City consider extending the Auto Dealership overlay zone to the property at 4233 Middlefield Road (Attachment B). Magnussen Toyota has recently entered into a long term lease at this property with plans to expand its used car sales on this site directly across Middlefield Road from its dealership located at 690 San Antonio Avenue. It will also have a parts and service facility supporting the existing dealership on Middlefield Road in Mountain View. The proposed ordinance (Attachment A) is a City-initiated rezoning of three parcels from Planned Community (PC-1561) to Service Commercial (CS) with an Automobile Dealership (AD) combining district overlay (Attachment F). The property at 4233 Middlefield Road is zoned PC-1561 (Attachment G) and was most recently used for manufacturing. Within the PC- 1561 district are two other parcels at 4225 Middlefield (Kelly Paper Store) and 710 San Antonio Avenue (Sherman Auto Service) that are also proposed for the rezoning (shown on map, Attachment H). This zone change would allow the existing uses on these two properties to CMR: 229:07 Page 1 of 3 continue, but would also accommodate a wide variety of future uses, including auto dealers or auto services on those sites in the future. COMMISSION REVIEW AND RECOMMENDATION At the public hearing held on March 14, 2007, the P&TC voted (7-0) to accept staff’s recommendation. Prior to the Commission hearing, staff directly contacted the current tenants and land owners of the two sites not being leased to Magnussen’s Toyota (4225 Middlefield Road, and 710 San Antonio Road), and both owners were very receptive and supportive of the proposed zone change. Staff did not receive a response from the current tenants, Kelly Paper at 4225 Middlefield Road or Sherman’s Auto, located at 710 San Antonio Road. The P&TC staff report and meeting minutes for this hearing have been provided as Attachments D and E respectively. RESOURCE IMPACT The rezoning creates the potential for enhanced City sales tax revenues. Auto sales generate approximately 10 percent of the City’s annual $20 million in sales tax revenues and Magnussen Toyota is a major auto dealer in the City. It is anticipated that the expansion will generate solid new sales and revenue for the City. There is currently no revenue accruing from the site other than minimal property taxes (the prior use was for light manufacturing). The other two sites currently generate sales tax revenues, but these could be enhanced if new auto sales activity ensues. POLICY IMPLICATIONS The City Council has directed staff to pursue strategies to preserve and enhance the revenue stream that auto dealers provide to support City services. One of the primary strategies that has been used to retain auto dealers in Palo Alto is the AD combining district, which currently includes auto dealer sites on E1 Camino Real, San Antonio Road, Embarcadero Road, and in the General Manufacturing zoning districts to allow existing auto dealers to "grow in place." ENVIRONMENTAL REVIEW A Negative Declaration, which reviewed the environmental issues related to the rezoning, as required by the California Environmental Quality Act (CEQA), was circulated for a 20-day public review period from February 21, 2007 to March 13, 2007. A copy of the environmental document is provided as Attachment C. PREPARED BY: DEPARTMENT HEAD: CITY MANAGER APPROVAL: PAUL !V~ENNEGA ~:/ " Associ~ ,P, a i/~TEVI~ EgMSLIE Director ofP,~lanning ~nd Commu~ty Environment ff SON Assistant City Manager CMR: 229:07 Page 2 of 3 ATTACHMENTS No B. C. D. E. F. Go Draft Ordinance Magnussen Request Letter Negative Declaration Planning & Transportation Commission Staff Report, March 14, 2007 (w/o attachments) Planning & Transportation Commission Meeting Minutes Service Commercial District (CS), Automobile Dealership Combining District (AD) Zoning Planned Community (PC- 1561) Zoning Location Map COURTESY COPIES: Magnussen Dealership Group, Project Applicant Theodore F Neil Trustee, Property Owner Helen M Sherman Trustee, Property Owner Frances M Hills Trustee, Property Owner Peter Gilli, Deputy Zoning Administrator, City of Mountain View CMR: 229:07 Page 3 of 3 NOT YET APPROVED ATTACHMENT A~ ORDINANCE NO. ORDINANCE OF THE COUNCIL OF THE CITY OF PALO ALTO AMENDING THE ZONING MAP OF THE CITY OF PALO ALTO TO CHANGE THE ZONE DESIGNATION FOR 4225 Mff)DLEFIELD ROAD, 4233 MIDDLEFIELD ROAD, AND 710 SAN ANTONIO ROAD FROM PLANNED COMMUNITY NO. 1561 ZONE DESIGNATION TO THE SERVICE COMMERCIAL (CS) ZONE DESIGNATION WITH AN AUTOMOBILE DEALERSHIP COMBINING DISTRICT (AD) OVERLAY The Council of the City of Palo Alto does ORDAIN as follows: SECTION 1. The City Council finds as follows: A. The Planning and Transportation Commission, after a duly noticed public hearing on March 14, 2007 has recommended that the City Council rezone the subject sites (4225 Middlefield Road, 4223 Middlefield Road and 710 San Antonio Road) to the Service Commercial zone with the Automobile Dealership Combining District designation. B. The Planning and Transportation Commission has reviewed the facts presented at the public hearing, including public testimony and reports and recommendations from the director of planning and community environment or other appropriate city staff. C. The Planning and Transportation Commission find that rezoning the parcel to Service Commercial/Auto Dealership zoning is in accord with the Palo Alto Comprehensive Plan, in that the Comprehensive Plan designation of the site is recommended to be Service Commercial. D. The Council has held a duly noticed public hearing on the matter on May 7, 2007, and has reviewed the environmental documents prepared for the project and all other relevant information, including staff reports, and all testimony, written and oral, presented on the matter. SECTION 2. The Council finds that the public interest, health and welfare require an amendment to the Zoning Map of the City of Palo Alto as set forth in Section 3. SECTION 3. The Council hereby amends the Zoning Map of the City of Palo Alto to place the subject sites (4225 Middlefield Road, 4223 Middlefield Road and 710 San Antonio Road), within the Service Commercial (CS) with Automobile Dealership (AD) Combining zoning district. SECTION4. The Council hereby finds that this rezoning is subject to environmental review under provisions of the California Environmental Quality Act (CEQA). An environmental impact assessment was prepared for the project and it has been determined 070425 syn 0120225 NOT YET APPROVED that, no potentially adverse impacts would result from the rezoning of the property; therefore, the project would have no significant impact on the environment. SECTION 5. passage and adoption. INTRODUCED PASSED: AYES: NOES: ABSENT: ABSTENTIONS: ATTEST: This ordinance shall be effective upon the thirty-first day after its APPROVED: City Clerk APPROVED AS TO FORM: Assistant City Attorney Mayor City Manager Director of Planning and Community Environment 070425 syn 0120225 2 MAGNUSSEN EALERSHIP. ATTACHMENT B 2006 ¯Ple~o co~.~idat" this as a request ,o ext=d the ~rr~t Aura Overlay ~at ~ts at ToyoU ofI*~O ~to, a~oss ~ddl~¢ld Koad to h¢lu~¢ 4233 ~d~efi~ggoad. fu~rc ~pa~On ofo~ ~li~, ~d.t~s ~to Overlay ~ion c~: Steve Emslie, Platmi~g Director F~x 4151327,4~47 Attachment C ENVIRONMENTAL CHECKLIST FORM City of Palo Alto Department of Planning and Community Environment o o o 10. 11. Project Title: Lead Agency Name and Address: Contact Person and Phone Number: Project Location: Application Number(s): Project Sponsor’s Name and Address: General Plan Designation: Zoning: Description of the Project: Magnussen Toyota Re-Zoning City of Palo Alto, Planning Division 250 Hamilton Avenue, 5th Floor Palo Alto, CA 94301 Paul Mennega, Associate Planner (650) 617-3137 4225Middlefield Road, 4233 Middlefield Road 710 San Antonio Road Palo Alto, CA 94304 07PLN-00000-00055 City of Palo Alto, Planning Division 250 Hamilton Ave, 5m Floor Palo Alto, CA 94301 Service Commercial (CS) Planned Community (PC-1561) The project involves the rezoning of three sites from Planned Community (PC-1561) to Service Commercial District (CS) with an Automobile Dealership Combining District (AD) overlay. Surrounding Land Uses and Setting: The project site (Site), consisting of three separate parcels currently occupied by commercial uses, is bounded to the north and east by existing commercial properties, already zoned as the Service Commercial District (CS). To the west, across Middlefield Road, are Planned Community developments, including the PC-4843 zoned Magnussen Toyota automobile dealership at 690 San Antonio. Finally, to the south, are commercial properties located in the City of Mountain View. Other public agencies whose approval is required: No other public agency approvals are required for this project. 13.Date Prepared:February 16, 2007. 4225 Middlefield Road, 4233 Middlefield Road, 710 San Antonio Road File No. 07PLN-00000-00055 Page 1 of 18 14. Public Review Period:February 21, 2005 - March 13, 2007, ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED: The environmental factors checked below would be potentially affected by the proposed project, but none are "Potential Significant Issues" and mitigation is incorporated as indicated by the checklist on the following pages. Aesthetics Agriculture Resources Air Quality Biological Resources Cultural Resources Geology/Soils Hazards & Hazardous Materials Hydrology/Water Quality Land Use/Planning Mineral Resources Noise Population/Housing Public Services Recreation Transportation/Traffic Utilities/Service Systems Mandatory Findings of Significance DETERMINATION: On the basis of this initial evaluation: I find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared. I find that although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because revisions in the project have been made by or agreed to by the project proponent. A MITIGATED NEGATIVE DECLARATION will be prepared. I find that the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required. I find that the proposed project MAY have a "potentially significant impact" or "potentially significant unless mitigated" impact on the environment, but at least one effect: 1) has been adequately analyzed in an earlier document pursuant to applicable legal standards, and 2) has been addressed by mitigation measures based on the earlier analysis as described on attached sheets. An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed. I find that although the proposed project could have a significant effect on the environment, because all potentially significant effects (a) have been analyzed adequately in an earlier EIR or NEGATIVE DECLARATION pursuant to applicable standards, and (b) have been avoided or mitigated pursuant to that earlier EIR or NEGATIVE X 4225 Middlefield Road, 4233 Middlefield Road, 710 San Antonio Road File No. 07PLN-00000-00055 Page 2 of 18 IDECLARATION, including revisions or mitigation measures that are imposed upon the I proposed project, nothing further is required.I Project Planner 02/21/2007 Date Director of Planning and Community Environment Date EVALUATION OF ENVIRONMENTAL IMPACTS: 1)A brief explanation is required for all answers except "No Impact" answers that are adequately supported by the information sources a lead agency cites in the parentheses following each questiom A "No Impact" answer is adequately supported if the referenced information sources show that the impact simply does not apply to projects like the one involved (e. g. the project falls outside a fault rupture zone). A "No Impact" answer should be explained where it is based on project-specific factors as well as general standards (e. g. the project will not expose sensitive receptors to pollutants, based on a project-specific screening analysis). 2)All answers must take account of the whole action involved, including off-site as well as on-site, cumulative as well as project-level, indirect as well as direct, and construction as well as operational impacts. 3)Once the lead agency has determined that a particular physical impact may occur, then the checklist answers must indicate whether the impact is potentially significant, less than significant with mitigation, or less than significant. :Potentially Significant Impact" is appropriate if there is substantial evidence that an effect may be significant. If there are one or more "Potentially Significant Impact" entries when the determination is made, an EIR is required. 4)"Negative Declaration: Less Than Significant With Mitigation Incorporated" applies where the incorporation of mitigation measures has reduced an effect from "Potentially Significant Impact" to a "Less than Significant Impact." The lead agency must describe the mitigation measures, and briefly explain how they reduce the effect to a less than significant level (mitigation measures from Section 17, "Earlier Analysis," may be cross-referenced). 5)Earlier analysis may be used where, pursuant to the tiering, program EIR, or other CEQA process, an effect has been adequately analyzed in an earlier EIR or negative declaration. Section 15063 (C) (3) (D). In this case, a brief discussion should identify the following: a) Earlier Analysis Used. Identify and state where they are available for review. b) Impacts Adequately Addressed. Identify which effects from the above checklist were within the scope of and adequately analyzed in an earlier document pursuant to applicable legal 4225 Middlefield Road, 4233 Middlefield Road, 710 San Antonio Road File No. 07PLN-00000-00055 Page 3 of 18 6) 7) 8) 9) c) standards, and state whether such effects were addressed by mitigation measures based on the earlier analysis. Mitigation Measures. For effects that are "Less than Significant with Mitigation Measures Incorporated," describe the mitigation measures which were incorporated or refined from the earlier document and the extent to which they address site-specific conditions for the project. Lead agencies are encouraged to incorporate into the checklist references to information sources for potential impacts (e.g. general plans, zoning ordinances). Reference to a previously prepared or outside document should, where appropriate, include a reference to the page or pages where the statement is substantiated. Supporting Information Sources: A source list should be attached, and other sources used or individuals contacted should be cited in the discussion. This is oniy a suggested form, and lead agencies are free to use different formats; however, lead agencies should normally address the questions from this checklist that are relevant to a project’s envirolunental effects in whatever format is selected. The explanation of each issue should identify: a) the significance criteria or threshold, if any, used to evaluate each question; and b) the mitigation measure identified, if any, to reduce the impact to less than significance. to b) Issues and Supporting Information Resources Sollrces Potentially Significant Issues AESTHETICS. Would the project: Have a substantial adverse effect on a scenic vista? Substantially damage scenic resources, including, but not limited to, trees, rock outcroppings, and historic buildings within a state scenic highway? Substantially degrade the existing visual character or quality of the site and its surroundings? Create a new source of substantial light or glare which would adversely affect day or nighttime views in the area? Potentially Less Than Significant Significant Unless Impact Mitigation Incorporated c) 2 X II. a) No Impact X X AGRICULTURE RESOURCES. In determining whether impacts to agricultural resources are significant environmental effects, lead agencies may refer to the California Agricultural Land Evaluation and Site Assessment Model (1997) prepared by the California Dept. of Conservation as an optional model to use in assessing impacts on agriculture and farmland. Would the project: Convert Prime Farmland, Unique 1 [ X 4225 Middlefield Road, 4233 Middlefield Road, 710 San Antonio Road File No. 07PLN-00000-00055 Page 4 of 18 b) c) Issues and Supporting Information Resources Farmland, or Farmland of Statewide Importance (Farmland), as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, to non-agricultural use? Conflict with existing zoning for agricultural use, or a Williamson Act contract? Involve other changes in the existing environment which, due to their location or nature, could result in conversion of Farmland, to non- agricultural use? Sources 1, 2 Potentially Significant Issues Potentially Significant Unless Mitigation Incorporated Less Than No Significant Impact Impact X X III. AIR QUALITY. Where available, the significance criteria established by the applicable air quality management or air pollution control district may be relied upon to make the following determinations. Would the project: Conflict with or obstruct implementation of the applicable air 1, 2 quality plan? Violate any air quality standard or contribute substantially to an existing or projected air quality 1, 2 violation Result in a cumulatively considerable net increase of any criteria pollutant for which the project region is non-attainment under an applicable federal or state 1, 2 ambient air quality standard (including releasing emissions which exceed quantitative thresholds for ozone precursors)? Expose sensitive receptors to substantial pollutant 1, 2 concentrations? Create objectionable odors affecting a substantial number of people?1, 2 BIOLOGICAL RESOURCES. Would the project: Have a substantial adverse effect, either directly or through habitat modifications, on any species 1 identified as a candidate, sensitive, or special status species in local or X X a) b) c) X X X X e) 4225 Middlefield Road, 4233 Middlefield Road, 710 San Antonio Road File No. 07PLN-00000-00055 Page 5 of 18 b) Issues and Supporting Information Resources Sources Potentially Significant Issues Potentially Significant Unless Mitigation Incorporated regional plans, policies, or regulations, or by the California Department of Fish and Game or U.S. Fish and Wildlife Service? Have a substantial adverse effect on any riparian habitat or other sensitive natural community identified in local or regional plans,1policies, regulations or by the California Department of Fish and Game or US Fish and Wildlife Service? Have a substantial adverse effect on federally protected wetlands as defined by Section 404 of the Clean Water Act (including, but not 1limited to, marsh, vernal pool, coastal, etc.) through direct removal, idling, hydrological interruption, or other means? Interfere substantially with the movement of any native resident or migratory fish or wildlife species or with established native resident or 1 migratory wildlife corridors, or impede the use of native wildlife nursery sites? Conflict with any local policies or ordinances protecting biological 1, 2, 3resources, such as a tree preservation policy or ordinance? Conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community Conservation 1Plan, or other approved local, regional, or state habitat conservation plan? CULTURAL RESOURCES. Would the project: Cause a substantial adverse change in the significance of a historical 1, 2 resource as defined in 15064.5? Cause a substantial adverse change in the significance of an 1, 2archaeological resource pursuant to 15064.5? Less Than Significant Impact No Impact X X X e) go b) X X X 4225 Middlefield Road, 4233 Middlefield Road, 710 San Antonio Road File No. 07PLN-00000-00055 Page 6 of 18 Issues and Supporting Information Resources Sources c) Directly or indirectly destroy a unique paleontological resource or 1, 2 site or unique geologic feature? d) Disturb any human remains, including those interred outside of 1, 2 formal cemeteries? VI. GEOLOGY AND SOILS. Would the project: a) Expose people or structures to potential substantial adverse effects, including the risk of loss, injury, or death involving: i) Rupture of a known earthquake fault, as delineated on the most recent Alquist-Priolo Earthquake Fault Zoning Map issued by the State Geologist for 1, 5the area or based ou other substantial evidence of a known fault? Refer to Division of Mines and Geology Special Publication 42. ii) Strong seismic ground shaking?1, 5 iii) Seismic-related ground failure, including liquefaction?1, 5 iv) Landslides?1, 5 b) Result in substantial soil erosion or the loss of topsoil? 2, 6 c) Be located on a geologic unit or soil that is unstable, or that would become unstable as a result of the project, and potentially result in on-2 or off-site landslide, lateral spreading, subsidence, liquefaction or collapse? d) Be located on expansive soil, as defined in Table 18-1-B of the Uniform Building Code (1994),2 creating substantial risks to life or property? e) Have soils incapable of adequately supporting the use of septic tanks or alternative waste water disposal 2 systems where sewers are not available for the disposal of waste Potentially Significant Issues Potentially Significant Unless Mitigation Incorporated Less Than Significant Impact X X X X X X X No Impact X X X 4225 Middlefield Road, 4233 Middlefield Road, 710 S an Antonio Road File No. 07PLN-00000-00055 Page 7 of 18 Issues and Supporting Information Resources wa~r? Sources Potentially Significant Issues Potentially Significant Unless Mitigation Incorporated VII. HAZARDS AND HAZARDOUS MATERIALS. Would the project? a) Create a significant hazard to the public or the environment through the routing transport, use, or disposal of hazardous materials? b) Create a significant hazard to the public or the environment through reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment? c)Emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or waste within one-quarter mile of an existing or proposed school? d) Be located on a site which is included on a list of hazardous materials sites compiled pursuant to Government Code Section 65962.5 and, as a result, would it create a significant hazard to the public or the environment? e)For a project located within an airport land use plan or, where such a plan has not been adopted~ within two miles of a public airport or public use airport, would the project resultin a safety hazard for people residing or working in the project area? f)For a project within the vicinity of a private airstrip, would the project result in a safety hazard for people residing or working the project area? g)Impair implementation of or physically interfere with an adopted emergency response plan or emergency evacuation plan? h) Expose people or structures to a significant risk of loss, injury, or death involving wildland fires, including where wildlands are 2 2 1 1,2 Less Than Significant Impact X X No Impact X X X X X X 4225 Middlefield Road, 4233 Middlefield Road, 710 San Antonio Road File No. 07PLN-00000-00055 Page 8 of 18 Issues and Supporting Information Resources Sources Potentially Significant Issues Potentially Significant Unless Mitigation Incorporated adjacent to urbanized areas or where residences are intermixed with wildlands? VIII. HYDROLOGY AND WATER QUALITY. Would the pro.’ect: a) Violate any water quality standards 2 2, 6 2, 6 2, 6 2 or waste discharge requirements? b) Substantially deplete groundwater supplies or interfere substantially with groundwater recharge such that there would be a net deficit in aquifer volume or a lowering of the local groundwater table level (e.g., the production rate of pre-existing nearby wells would drop to a level which would not support existing land uses or planned uses for which permits have been granted)? c) Substantially alter the existing drainage pattern of the site or area,including through the alteration of the course of a stream or river, in a manner which would result in substantial erosion or siltation on- or off-site? d)Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river, or substantially increase the rate or amount of surface runoff in a manner which would result in flooding on- or off-site? e) Create or contribute runoff water which would exceed the capacity of existing or planned stormwater drainage systems or provide substantial additional sources of polluted runoff?. f) Otherwise substantially degrade water quality? g) Place housing within a 100-year flood hazard area as mapped on a federal Flood Hazard Boundary or Flood Insurance Rate Map or other flood hazard delineation map? 1, 6 Less Than Significant Impact X X X No Impact X X X X 4225 Middlefield Road, 4233 Middlefield Road, 710 San Antonio Road File No. 07PLN-00000-00055 Page 9 of 18 h) i) J) a) b) c) b) XI. b) Issues and Supporting Information Sources Resources Place within a 100-year flood hazard area structures which would impede 1, 6 or redirect flood flows? Expose people or structures to a significant risk of loss, injury or death involve flooding, including 1, 2, 6 flooding as a result of the failure of a levee or dam? Inundation by seiche, tsunami, or mudflow?1, 6 LAND USE AND PLANNING. Would the project: Physically divide an established community?1 Conflict with any applicable land use plan, policy, or regulation of an agency with jurisdiction over the project (including, but not limited to the general plan, specific plan, local 1, 2 coastal program, or zoning ordinance) adopted for the purpose of avoiding or mitigating an environmental effect? Conflict with any applicable habitat conservation plan or natural 1 community conservation plan? MINERAL RESOURCES. Would the project: Result in the loss of availability of a known mineral resource that would 1be of value to the region and the residents of the state? Result in the loss of availability of a locally-important mineral resource recovery site delineated on a local 1 general plan, specific plan or other land use plan? NOISE. Would the project result in: Exposure of persons to or generation of noise levels in excess of standards established in the local general plan 1, 4 or noise ordinance, or applicable standards of other agencies? Exposure of persons to or generation of excessive ground borne vibration 1, 4 or ground borne noise levels? Potentially Significant Issues Potentially Significant Unless. Mitigation Incorporated Less Than Significant Impact X X X No Impact X X X X X X X 4225 Middlefield Road, 4233 Middlefield Road, 710 San Antonio Road File No. 07PLN-00000-00055 ¯ Page 10 of 18 Issues and Supporting Information Resources c)A substantial permanent increase in ambient noise levels in the project vicinity above levels existing without the project? d) A substantial temporary or periodic increase in ambient noise levels in the project vicinity above levels existing without the project? e) For a project located within an airport land use plan or, where such a plan has not been adopted, would the project expose people residing or working in the project area to excessive noise levels? f)For a project within the vicinity of a private airstrip, would the project expose people residing or working in the project area to excessive noise levels? XII. POPULATION AND HOUSING. Would the project: a) Induce substantial population growth in an area, either directly (for example, by proposing new 1homes and businesses) or indirectly (for example, through extension of roads or other infrastructure)? b) Displace substantial numbers of existing housing, necessitating the 1construction of replacement housing elsewhere? c)Displace substantial numbers of people, necessitating the 1construction of replacement housing elsewhere? XIII. PUBLIC SERVICES. a) Would the project result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically 1altered govenm~ental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times or Sources Potentially Significant Issues 1,4 1, 4 1,4 1,4 Potentially Significant Unless Mitigation Incorporated Less Than Significant Impact X X X X No Impact X X X X 4225 Middlefield Road, 4233 Middlefield Road, 710 San Antonio Road File No. 07PLN-00000-00055 Page 11 of 18 XIV. a) b) Issues and Supporting Information Resources other performance objectives for any of the public services: Fire protection? Police protection? Schools? Parks? Other public facilities? RECREATION Would the project increase the use of existing neighborhood and regional parks or other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated? Does the project include recreational facilities or require the construction or expansion of recreational facilities which might have an adverse physical effect on the environment? Sources 1,2 Potentially Significant Issues Potentially Significant Unless Mitigation Incorporated Less Than No Significant Impact Impact X X XV. TRANSPORTATION/TRAFFIC. Would the project: a) Cause an increase in traffic which is substantial in relation to the existing traffic load and capacity of the street system (i.e., result in a substantial 1, 2increase in either the number of vehicle trips, the volume to capacity ratio on roads, or congestion at intersections)? b) Exceed, either individually or cumulatively, a level of service standard established by the county 1, 2 congestion management agency for designated roads or highways? c) Result in change in air traffic patterns, including either an increase in traffic levels or a change 1, 2 in location that results in substantial safety risks? d) Substantially increase hazards due 2 X X X 4225 Middlefield Road, 4233 Middlefield Road, 710 San Antonio Road File No. 07PLN-00000-00055 Page 12 of 18 Issues and Supporting Information Resources to a design feature (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g., farm equipment)? e)Result in inadequate emergency access? f) Result in inadequate parking capacity? g) Conflict with adopted policies, plans, or programs supporting alternative transportation (e.g., bus turnouts, bicycle racks) ? XVI. UTILITIES AND SERVICE SYSTEMS. a) Exceed wastewater treatment requirements of the applicable Regional Water Quality Control Board? b)Require or result in the construction of new water or wastewater treatment facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? c)Require or result in the construction of new storm water drainage facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? d)Have sufficient water supplies available to serve the project from existing entitlements and resources, or are new or expanded entitlements needed? e)Result in a determination by the wastewater treatment provider which serves or may serve the project that it has adequate capacity to serve the project’s projected demand in addition to the provider’s existing commitments? f) Be served by a landfill with sufficient permitted capacity to accommodate the project’s solid waste disposal needs? Sources 2 2 1,2 6 2 Potentially Significant Issues Would the prqiect: Potentially Significant Unless Mitigation Incorporated Less Than Significant Impact X X X X X X No Impact X X X 4225 Middlefield Road, 4233 Middlefield Road, 710 San Antonio Road File No. 07PLN-00000-00055 Page 13 of 18 Issues and Supporting Information Resources Sources Potentially Significant Issues g)Comply with federal, state, and local statutes and regulations related to 2 solid waste? XVII. MANDATORY FINDINGS OF SIGNIFICANCE. a) Does the project have the potential 1, 2 to degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self- sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of a rare or endangered plant or anhnal or eliminate important examples of the major periods of California history or prehistory? b) Does the project have impacts that 1, 2 are individually limited, but cumulatively considerable? ("Cumulatively considerable" means that the incremental effects of a project are considerable when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects)? c) Does the project have environmental 1 effects which will cause substantial adverse effects on human beings, either directly or indirectly? Potentially Significant Unless Mitigation Incorporated Less Than No Significant Impact Impact X X X X SOURCE REFERENCES: 1.Palo Alto Comprehensive Plan 1998-2010 & Maps L-7, L-8, L-9, N-l, N-2, N-3, N-5, N-6, N-8, N- 10, T-7, T-8. 2.Palo Alto Municipal Code, Title 18 - Zoning Ordinance. 3.Palo Alto Municipal Code, Title 8, Section 8.10 - Tree Preservation and Management Regulations. 4.Palo Alto Municipal Code, Title 9, Section 9.10 - Noise. 5.Alquist-Priolo Earthquake Fault Zoning Map. 6.Site Inspections and project review by City Staff - February 7 & 13, 2007. EXPLANATION FOR CHECKLIST RESPONSES: 4225 Middlefield Road, 4233 Middlefield Road, 710 San Antonio Road File No. 07PLN-00000-00055 Page 14 of 18 I.Aesthetics There is no specific proposal included with this proposed zone change. The existing site is entirely developed, and should any new development occur as a result of this rezoning, said development would require Architecture Review Board approval to ensure that any aesthetic impacts are ’minimized to a less than significant level on the surrounding environment. Mitigation Measures:None II.Agricultural Resources The three sites associated with this proposed zone change are completely developed, and are located in an urban area of the City. There are no agricultural resources located at or near these sites, so no impact would be expected from any future developments as a result of this proposed zone change. Mitigation Measures:None III. Air Quality There is no specific proposal associated with this project that would affect the local air quality. Any future development at the site will be subject to environmental review, should it trigger CEQA thresholds. Additionally, standard City development standards and conditions of approval will ensure that dust and/or . debris generated by future development will be limited to less than significant levels. Mitigation Measures:None IV. Biological Resources The thi’ee sites associated with this proposed zone change are completely developed, and are located in an urban area of the City. There are no biological resources located at or near these sites, so no impact would be expected from any future developments as a result of this proposed zone change. Mitigation Measures:None V.Cultural Resources The project site is located in an area of moderate sensitivity, as indicated in the City of Palo Alto Comprehensive Plan, 1998-2010. As there is no specific development proposal associated with this project, no impact would be expected on the areas cultural resources. Any future development at the sites included in the zone change would be subject to the City’s standard conditions of approval, which ensure that any cultural resources affected by the proposed development are handles properly, per all applicable local, state and federal regulations. Mitigation Measures:None VI. Geology and Soils The entire stat~ of California is in a seismically active area and the site is located in a strong seismic risk area, subject to very strong ground shaking in the event of an earthquake. Seismic ground failure, 4225 Middlefield Road, 4233 Middlefield Road, 710 San Antonio Road File No. 07PLN-00000-00055 Page 15 of 18 including liquefaction and subsidence of the land are possible, but not likely at the site. No known faults cross the project site, therefore fault rupture at the site is very unlikely, but theoretically possible. All new construction will be required to comply with the provisions of the most current Uniform Building Code (UBC), portions of which are directed at minimizing seismic risk and preventing loss of life and property in the event of an earthquake. For any future site improvements, the City’s required standard conditions of approval ensure that potential impacts on erosion and soil will not be significant. Project conditions of approval wilt require the applicant to submit a final grading and drainage plan subject to review by the Department of Public Works prior to issuance of any grading and building permits. Mitigation Measures:None VII. Hazards and Hazardous Materials There is no specific proposal associated with this project, so impacts with regards to hazards and hazardous materials are not expected. Any future land uses permitted by the proposed zone change would be subject to all City requirements related to hazardous materials, ensuring less than significant levels of impact on the surrounding environment. Mitigation Measures:None VIII. Hydrology and Water Quality There is no specific proposal associated with this project that would affect hydrology and water quality at the three sites being rezoned, nor to the surrounding area. Any future development at the site will be subject to environmental review to ensure that any proposed development would have a less than ~ignificant impact on the immediate environment. City storm water regulations, which will be included as a condition of approval for any future development at the site, will also help to ensure that a less than significant impact arises from future projects. Mitigation Measures:None IX. Land Use and Planning The site is designated for Service Commercial (CS) use in the City of Palo Alto’s Comprehensive Plan, 1998-2010. This land use allows for facilities providing citywide and regional services and relying on customers arriving by car. Typical uses in the Service Commercial land use area include automobile services and dealerships, motels, lumberyards, appliance stores and restaurants. The proposal to change the existing zoning designation and the permitted uses from Planned Community (PC-1561) to Service Commercial District (CS) with an Automobile Dealer Combining District overlay (AD) is consistent with the recommendations for this land use definition. Existing development on the sites is consistent with proposed zoning and may remain. The project sites are subject to future review by the Architectural Review Board if any new structures or site improvements are proposed, which will ensure a design that is aesthetically pleasing and compatible with its surroundings. 4225 Middlefield Road, 4233 Middlefield Road, 710 San Antonio Road File No. 07PLN-00000-00055 Page 16 of 18 Mitigation Measures: X.Mineral Resources None The three sites associated with this proposed zone change are completely developed, and are located in an urban area of the City. There are no mineral resources located at or near these sites, so no impact would be expected from any future developments as a result of this proposed zone change. Mitigation Measures:None XI. Noise There is no specific proposal associated with this project that would affect the local noise levels. Any future development at the site will be subject to environmental review, should it trigger CEQA thresholds. All future development of the sites shall comply with the Palo Alto Noise Ordinance, Chapter 9.10 PAMC, as amended, and shall be required to follow standard construction techniques and best management practices. The project site is not located within any public or private airport zone. Mitigation Measures:None XII. Population and Housing Redevelopment of these thi’ee sites as an indirect result of the proposed zone change could increase employment and affect the housing/population demand in the area. However, there are no specific plans associated with this zone change to determine if this demand will be negatively affected. Mitigation Measures:None XIII. Public Services There is no specific proposal associated with this project that would affect public services. Any future development at the site will be subject to both City departmental review and environmental review to ensure that any proposed development would have a less than significant impact on the immediate environment. Mitigation Measures: XIV. Recreation None The three sites associated with this proposed zone change are completely developed, and are located in an urban area of the City. Any future development at the project site that would affect the level of use of local recreation areas would be subject to environmental review, should it trigger CEQA thresholds.. Mitigation Measures:None XV. Transportation/Traffic 4225 Middlefield Road, 4233 Middlefield Road, 710 San Antonio Road File No. 07PLN-00000-00055 Page 17 of 18 As this project proposes to change from a zoning designation currently supporting commercial uses to one that supports a broader category of similar uses, there would not be a significant rise in the level of traffic congestion currently found at surrounding intersections. No net traffic increases are expected as a result of the rezoning Any future development at the site will be subject to environmental review, should it trigger CEQA thresholds. Mitigation Measures:None XVI. Utilities and Service Systems There is no specific proposal associated with this project that would affect utility and other City services to the three sites being rezoned, nor to the SUlTounding area. Any future development at the site will be subject to both City departmental review and environmental review to ensure that any proposed development would have a less than significant impact on the immediate environment. Mitigation Measures:None XVII. Mandatory Findings of Significance As there is no specific proposal associated with this project, it is not expected that any of the mandatory findings of significance will be applicable. Any future development at the site will be subject to both City. departmental review and environmental review to ensure that any proposed development would have a less than significant impact on the immediate environment. Mitigation Measures:None 4225 Middlefield Road, 4233 Middlefield Road, 710 San Antonio Road File No. 07PLN-00000-00055 Page 18 of 18 ATTACHMENT D PLANNING DIVISION STAFF REPORT TO:PLANNING & TRANSPORTATION COMMISSION FROM:Paul Mennega Associate Planner DEPARTMENT:Planning & Community Environment DATE:March 14, 2007 SUBJECT:4225 Middlefield Road~ 4233 Middlefield Road~ and 710 San Antonio Road: An ordinance rezoning three sites from Planned Community (PC- 1561) to Service Commercial (CS) district with an Automobile Dealership (AD) combining district overlay. Environmental Review: An Initial Study has been completed and a Draft Negative Declaration has been prepared. RECOMMENDATION Staff recommends that the Planning and Transportation Commission (PTC) recommend that the City Council approve the ordinance (Attachment A) rezoning these three sites from Planned Community (PC-1561) to the Service Commercial (CS) district with an Automobile Dealership (AD) combining’district overlay. BACKGROUND Attached to this staff report is a letter from Mr. Bernard Magnussen, owner of Magnussen Toyota, requesting that the City consider extending the Auto Dealership overlay zone to the property at 4233 Middlefield Road (Attachment B). Magnussen Toyota has recently entered into a long term lease at this property with plans to expand its used car sales on this site directly across Middlefield Road from its dealership located at 690 San Antonio Avenue. It will also have a parts and service facility adjunct to the existing dealership on Middlefield Road in Mountain View. The City Council has directed staff to pursue strategies to preserve and enhance the revenue stream that auto dealers provide to support City services. One of the primary strategies that has ¯ been used to retain auto dealers in Palo Alto is the AD combining district, which currently includes auto dealer sites on E1 Camino Real, San Antonio Road, Embarcadero Road, and in the General Manufacturing zoning districts to allow existing auto dealers to "grow in place." DISCUSSION: The proposed ordinance (Attachment A) is a City-initiated rezoning of three parcels from Planned Community (PC-1561) to Service Commercial (CS) with an Automobile Dealership (AD) combining district overlay (Attachment E). The property at 4233 Middlefield Road is zoned PC-1561 (Attachment D) and was most recently used for manufacturing. Within the PC- City of Palo Alto Page I 1561 district are two other parcels at 4225 Middlefield (Kelly Paper Store) and 710 San Antonio Avenue (Sherman Auto Service) that are also proposed for the rezoning (Attachment C). This zone change would allow the existing uses on these three properties to continue, but would also accommodate a wide variety of uses, including auto dealers or auto services on those sites in the future. The CS district is intended to create and maintain areas accommodating services that generally require automobile access and the variety of allowed uses is greater than in the CN (Neighborhood Commercial) district. Adjacent commercial properties are zoned Service Commercial in this area. Tl~e Comprehensive Plan land use designation for the three properties is Service Commercial, which would be consistent with the proposed CS zone with AD combining district. Zone Change Process The process for a City-initiated zone change is outlined in the Palo Alto Municipal Code under Section 18.98. The steps are summarized as follows: The City Council or Planning and Transportation Commission (PTC) directs the Planning Director to initiate a zoning amendment. The PTC sets a date for a regular or special meeting of the PTC, including a public hearing and notice to the property owner and surrounding property owners. The Commission may recommend to the City Council approval of the rezoning, modification of the area to be rezoned, application of more or less restrictive zoning, or denial of the rezoning. The decision of the Commission is forwarded to the City Council, including the Commission’s findings and determinations for the requested zone change. Upon notice and a public hearing, the City Council takes final action regarding the zoning. Property Owner Notification and Alternative Zoning On February 27, 2007, certified letters detailing the proposed rezoning and it’s impacts were sent to and received by both the property owners and tenants at each of 4225 Middlefield Road, 4233 Middlefield Road and 710 San Antonio Road. In the days following delivery of these letters, staff was contacted by phone by representatives for the property owners at 4225 Middlefield Road and 710 San Antonio Road. These follow-up discussions centered on the rezoning process and the permitted uses that the Commercial Service (CS) and Automobile Dealership (AD) Combining District zoning would allow for. The feedback on the proposed project from both property owners was overwhelmingly positive. The property owner for 4233 Middlefield Road did not contact staff, but through their arrangements with Magnussen Toyota regarding this application, it is understood that they are fully supportive of the proposal. Staff did not receive a response from the existing tenants at any of the two occupied sites. It is within the Commissions purview to consider an alternative zoning configuration to the one before you today. This would include designating the two sites that are not planned to be occupied by Magnussen Toyota as Commercial Service (CS) without the Automobile Dealership (AD) Combining District overlay. While the proposed zone change will allow for a broader category of uses than is currently permitted on the sites, economics, rather than a particular land use designation, will ultimately determine future tenancy. Staff does not believe that the rezoning of the three sites as proposed will result in the loss of the existing uses. City of Palo Alto Page 2 ENVIRONMENTAL REVIEW A Negative Declaration, which reviewed the environmental issues related to the rezoning, as required by the California Environmental Quality Act (CEQA), was circulated for a 20-day public review period from February 21, 2007 to March 13, 2007. A copy of the environmental document is provided as Attachment F. ATTACHMENTS A. Draft Ordinance B. Magnussen Request Letter C. Location Map D. Planned Community (PC-1561) Zoning E. Service Commercial District (CS), Automobile Dealership Combining District (AD) Zoning F. Negative Declaration COURTESY COPIES Magnussen Dealership Group, Project Applicant Theodore F Neil Trustee, Property Owner Helen M Sherman Trustee, Property Owner Frances M Hills Trustee, Property Owner Peter Gilli, Deputy Zoning Administrator, City of Mountain View Prepared By: Reviewed By: Paul Mennega, Associate Planner Amy French, Manager of Current Planning Department/Division Head Approval: Curtis Williams, Assistant Director City of Palo Alto Page 3 Attachment E 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 4o 41 42 43 44 45 46 Planning and Transportation Commission Verbatim Minutes March 14, 2007 EXCERPT 4233, 4225 Middlefield Road and 710 San Antonio Road: Review and recommendation to City Council of a rezoning from a Planned Community (PC-1561) Zone to Service Commercial District (CS) with an Automobile Dealership Combining District (AD) overlay. Environmental Assessment: A Draft Negative Declaration has been prepared. Chair Holman: ¯ So that takes us to item number two, which is, 4225 Middlefield Road, 4233 Middlefield Road, and 710 San Antonio Road an ordinance rezoning three sites fi’om PC to Service Commercial or CS Districts with an Automobile Dealership, AD, Combining District overlay. Would Staff care to make a presentation? Before you do that is there a way that we can accommodate some air circulation but also not be subject to all the traffic that is going on out there? Great, thanks. Mr. Curtis Williams, Assistant Director: This rezoning application was initiated by the Commission previously and it involves the current zoning designation from PC to CS, Service Commercial, with an Auto Dealership overlay. At 4233 and 4225 Middlefield Road and 710 San Antonio Road, all three of those were part of the original PC. 4233 is the property that Magnussen Toyota is leasing and is expanding their operations to. The other two are immediately adjacent and are part of the PC so it seemed to be good planning to zone them all the same and it is all could be in the Comp Plan as Service Commercial for all three of those. The Commission had a concern iast time about particularly the issue of whether to apply the Auto Dealer overlay to the other two parcels as well or if that might in some way spur on the change in use on those parcels. You also asked that we contact the owners and tenants of those parcels. We did try to contact everyone. The owners of those parcels got back to us and were very supportive of a change including the Auto Dealer overlay. We sent certified mail and received certification that it had been received by the tenants of the two businesses but neither of them contacted us about the project. So we are comfortable wherever you want to go with that. If you still have reservations about that and don’t want to put the Auto Dealer overlay onwe don’t want to hold up Magnussen for that issue but it does seem to make sense to us to place the Auto Dealer overlay and the CS on those other two properties to provide some continuity, consistency among the three. So with that I will take any questions. Chair Holman: Commissioner Tuma. Commissioner Tuma: One question. Have you received any information from anybody that there is any opposition to doing this? Mr. Williams: No. Page 1 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 3O 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 46 Chair Holman: Commissioner Sandas. Commissioner Sandas: I actually have a motion. Would you entertain a motion at this point? Chair Holman: Of course. Commissioner Burt: Wait, do we need to open the public hearing? Chair Holman: We will open the public hearing and since there is no one from the public here we will open and close the public hearing at this time. We will also not allow the applicant to speak because the applicant is the City and the City spoke. MOTION Commissioner Sandas: I move that the Planning and Transportation Commission recommend that the City Council approve the ordinance rezoning the three sites at 4225 Middlefield, 4233 Middlefield and 710 San Antonio Road from Planned Community to the Service Commercial District with an Automobile Dealership Combining District overlay. SECOND Commissioner Burr: I will second that. Commissioner Sandas: Now I will speak to my motion. I guess I am just in a big hurry to get this done. I believe that we had very few issues with this when the notion was brought forward to us a few months ago. At that time we were all pretty much disposed to the idea of having the Auto Dealership overlay there and to support Magnussen expanding their sales within the confines of the boundaries of the City of Palo Alto. So I think that barring any other questions or discussion. Mr. Williams: Can I just clarify that the motion should also include our recommendation of the approval of the Negative Declaration? I don’t think that was clearly stated. Commissioner Sandas: So moved to include the approval of the Negative Declaration. Chair Holman: Commissioner Burt, would you care to speak to your second? Commissioner Burt: I have nothing to add. Chair Holman: Any other Commissioners? Commissioner Keller: I will say just one thing. Do you want to say my name? Chair Holman: Commissioner Keller. Page 2 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 2O 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 4o 41 42 43 44 45 46 Commissioner Keller: Thank you. Even though it is an infornaal room it is important to stick to formality otherwise whoever is transcribing this isnot going to be able to figure out what is going on. The only thing I am going to say is this has the advantage that there won’t be the incompatible potential use of housing because we have prohibited housing from CS zones and therefore the other two sites wouldn’t have housing which would be not a very good location for it. Chair Holman: I just have one question for Staff, which is a clarification or confirmation. The uses that are cun’ently at 4225 and 710, Middlefield and San Antonio respectively, those would of course be able to stay because Auto Dealership is an overlay. Is there a density/intensity of use pressure that would be added from your perspective to these properties to hasten the departure? These are, as I made comment last time, these are both unique se~wices to Palo Alto, these businesses are. Mr. Williams: I don’t think there is a density/intensity of use issue that is so much different than what is there right now on those parcels. I think the only real factor is ifMagnussen moves across the street at 4233 and there is the proximity of that and there might be a tendency for them to try to grow larger and that but as far as just the intensity of use that is allowed in CS is very close to, and I should point out both of those uses are entirely conforming with the CS zoning. So we are not creating even a legal nonconforming situation. We are creating a conforming situation with those parcels. Chair Holman: Commissioner Lippert. Vice-Chair Lippert: I just have one other comment that is relatively minor. Usually when we have a hearing of this nature people come out and have to say something about it. I am a little concerned just that you did try to contact the current tenants and cun’ent owners and we haven’t heard anything except from Barnard Maga~ussen. Mr. Williams: We did hear frolTI the two owners. They called and talked to Paul, the pla~mer, and it was explained what was going on and they were very comfortable with it. Vice-Chair Lippert: Okay, the only thing is before it goes to Council of course they will be notified again. Mr. Williams: Absolutely. MOTION PASSED (7-0-0-0) Chair Holman: Any other comments or questions? Then we will vote on the motion. All those in favor of the motion to approve Staff recommendation to add the AD, Auto Dealership, overlay to 4225 Middlefield Road, 4233 Middlefield Road and 710 San Antonio and to recommend approval of the Mitigated Negative Declaration say aye. (ayes) Commissioner Keller: Rezoned to CS. Page 3 1 2 3 4 5 6 7 8 9 Mr. Williams: That was part of the motion. Chair Holman: It is, yes, you are right. Commissioner Sandas: I made the motion and it was part of the motion. Chair Hohnan: Yes. Okay. That passes unanimously. Good. Page 4 Chapter 18.16 NEIGHBORHOOD, COMMUNITY, AND SERVICE COMMERCIAL DISTRICTS Sections: 18.16.010 18,16.020 18.16.030 18.16.040 18.16.050 18,16.060 18.16.070 18.16.080 18.16,090 18.16.100 Purposes Applicable Regulations Definitions Land Uses Office Use Restrictions Development Standards Parking and Loading Performance Standards Context-Based Design Criteria Grandfathered Uses 18.16.010 Purposes The commercial zoning districts are intended to create and maintain sites for retail, personal services, eating and drinking e~tablishments, hotels and other business uses in a manner that balances the needs of those uses with the need to minimize impacts to surrounding neighborhoods. (a)Neighborhood Commercial [CN] The CN neighborhood commercial district is intended to create and maintain neighborhood shopping areas primarily accommodating retail sales, personal service, eating and drinking, and office uses of moderate size serving the immediate neighborhood, under regulations that will assure maximum compatibility with surrounding residential areas. (b)Community Commercial [CC] (c) The CC community commercial district is intended to create and maintain major commercial centers accommodating a broad range of office, retail sales, and other commercial activities of community-wide or regional significance. The CC community commercial district is intended to be applied to regional/community commercial centers identified by the Palo Alto Comprehensive Plan. Community Commercial (2) Subdistrict [CC(2)] The community commercial (2) (CC(2)) subdistrict is intended to modify the site development regulations o f the CC community commercial district, where applied in combination with such district, to allow site specific variations to the community commercial uses and development requirements in the CC district. CN-CS-CD ~-~’PROVED NOVEMBER 6, 204 .. (d)Service Commercial [CS] The CS service commercial district is intended to create and maintain areas accommodating citywide and regional services that may be inappropriate in neighborhood or pedestrian-oriented shopping areas, and which generally require automotive access for customer convenience, servicing of vehicles or equipment, loading or unloading, or parking of commercial service vehicles. 18.16o020 Applicable Regulations (a) Applicable Chapters The specific regulations of this chapter and the additional regulations and procedures established by other relevant Chapters of the Zoning Code shall apply to the CN, CS, and CC districts, and the subdistrict designated as CC(2), as shown on the City’s Zoning Map. The term "abutting residential zones," where used in this Chapter, includes the R1, R2, RMD, RM-15, RM-30, RM-40, or residential Planned Comnmnity (PC) districts, unless otherwise specifically noted. (b)Applicable Combining Districts The combining districts applicable to the CN, CS, CC and CC(2) districts shall include, but shall not be limited to, the fol!owing districts: (1)The retail shopping (R) combining district regulations, as specified in Chapter 18.46, shall apply to the area of the CN, CS, and CC districts designated as "R" combining district as shown on the City’s Zoning Map. (2)The pedestrian shopping (P) combining district regulations, as specified in Chapter 18.47, shall apply to the area of the CN, CS, CC and CC(2) districts designated "P" combining district as shown on the City’s Zoning Map. 18.16.030 Definitions For the purposes of this section, the following terms are defined: (a)"Charleston Shopping Center" is defined as all properties zoned CN and bounded by East Charleston Road, Middle field Road, and Cubberley Community Center. (b)"Midtown Shopping District" is defined as all properties zoned CN in the vicinity of the intersection of Colorado Avenue and Middlefield Road which border Moreno Avenue, Bryson Avenue, Colorado Avenue, and San Carlos Court, or which border Middlefield Road in the area extending from Moreno Avenue to San Carlos Court. (c)"Town and Country Village ShoppingCenter" is defined as all properties zoned CC and bounded by E1 Camino Real, Embarcadero Road, Encina Avenue, and the Southern Pacific right-of-way. (d)"Stanford Shopping Center" is defined as all properties zoned CC and bounded by E1 Camino Real, Sand Hill Road, Quarry Road, and Vineyard Lane. 2 CN-CS-CD A_ePR©VED NOVEMBER 6, 200o (e)"Neighb0rhood-serving offices" are medical offices, professional offices, travel agencies, and insurance agencies that fit the definition of a neighborhood-serving use. A "Neighborhood Serving Use" is a use that primarily serves individual consumers and households, not businesses, is generally pedestrian oriented in design, and does not generate noise, fumes or truck traffic greater than that typically expected for uses with a local customer base. A neighborhood-serving use is also one to which a significant number of customers and clients travel, rather than the provider of the goods or services traveling off-site. (g) (h) "Ground Floor" shall mean the first floor that is above grade. "Mixed Use Development" shall mean a combination of nonresidential and residential uses arranged on a site. The uses may be combined in a vertical configuration (within a building) or in a horizontal configuration (separate buildings). 18.16.040 Land Uses The uses of land allowed by this chapter in each commercial zoning district are identified in the following tables. Land uses that are not listed on the tables are not allowed, except where otherwise noted. Where the last column on the following tables ("Subject to Regulations in") includes a section number, specific regulations in the referenced section also apply to the use; however, provisions in other sections may apply as well. (a)Commercial Zones and Land Uses Permitted and conditionally permitted land uses for each commercial zone are shown in Table 1" Table 1: CN, CC, CC(2) and CS Permitted and Conditional Uses Subject to LAND USE CN(4)CC,CS¢)RegulationsCC(2)in: Accessory facilities and activities customarily associated with or essential to permitted uses, and P P P 18.88 operated incidental to the principal use. Drive-in services or take-outservices a~sociated with permitted uses0),CUP CUP CUP 18.88 Tire, b~ttery, and automotive service facilities, when operated incidental to a permitted retail CUP 18.88service or shopp!ng center having a gross floor area of more than 30,000 square feet. Business and Trade Schools P P Churches and Religious Institutions P P P Private Educational Facilitie~CUP P P CN-CS-CD Subject to LAND USE CN(4)CC,CS(4)RegulationsCC(2)in: Private Clubs, Lodges, or CUP P P Fraternal Organizations Recycling Centers CUP CUP CUP Warehousing and Distribution CUP Administrative Office Services P 18.1.6.050 Medical Offices CUP CUP CUP 18.16.050 Professional and General Business Offices P P P 18.16.050 Utility Facilities essential to provision of utility . services but excluding construction or storage CUP CUP CUP yards, maintenance facilities, or corporation yards. Commercial Recreation CUP CUP CUP Outdoor Recreation’ Services CUP CUP CUP Multiple-Family p(~)p(~)pO)18.16.060(b) Home Occupations P P P 18.88 Residential Care Homes P P P Eating and Drinking Services, excluding drive-in p p p and take-out services Retail Services, excluding liquor stores P P P Liquor stores CUP P P Shopping Centers P 18.16.060(e) Ambulance Services CUP CUP CUP Animal Care, excluding boarding and kennels P P P Boarding and Kennels CUP Automobile Service Stations CUP CUP CUP 18.82 Automotive-Services CUP Convalescent Facilities CUP P P CN-CS-CD APPROVED N©VEMBE~ 6, 200b LAND USE Day Care Centers Small Family Day Care Homes Large Family Day Care Homes Small Adult Day Care Homes Large Adult Day Care t!omes Banks and Financial Services General Business Services Hotels Mortuaries Neighborhood Business Services Personal Services Reverse Vending Machines CN(4) P P P P cup cup CUP P P P CC, CC(Z) P P P P P p~ CUP P P P P CS(4) P P P P P p(2) P P P P P Subject to Regulations in: 18.16.060(d) 18.16.060(0 18.16.060(,0 18.88 Farmer’s Markets CUP CUP CUP Temporary Parking Facilities, provided that such CUP CUP CUPfacilities sha!l remain no more than five years. Parking as a principal use CUP CUP Transportation Terminals CUP " CUP P =. Permitted Use CUP = Conditional Use Permit Required (1) Residential is only permitted as part of a mixed use development, pursuant to the provisions of Section 18.16.060(b), or on sites designated as Housing Opportunity Sites in the Housing Element of the Comprehensiye Plan, pursuant to the provisions of Section 18.16.060(c). (2) Except drive-in services. (3) So long as drive up facilities, excluding car washes, provide full access to pedestrians and bicyclists. A maximum of two such services shall be penmtted within 1,000 feet, and each use shall not be less than 150 feet from one another. (4) For properties in the CN and CS zone districts, businesses that operate or have associated activities at any time between the hours of 10:00 p.m. and 6:00 a.m. require a conditional use permit. Late Night Use and Activities The following regulations restrict businesses that operate or have associated activities at any time between the hours of 10:00 p.m. and 6:00 a.m., where such site abuts or is located within 50 feet of residentially zoned properties. (1) CN-CS-CD Such businesses shall be operated in a manner to protect residential properties from excessive noise, odors, lighting or other nuisances from any sources during those hours. (2)For properties located in the CN or CS zone districts, businesses that operate or have associated activities at any time between the hours of 10:00 p.11-~, and 6:00 a.m. Shall be required to obtain a conditional use pertnit. The director may apply conditions of approval as are deemed necessary to assure that the operations or activities are compatible with the nearby residentially zoned property. (c)CN District: Special Use Requirements in the Charleston and Midtown Shopping Centers The following regulations shall apply to areas of Charleston Center and the Midtown Shopping Center as defined in Section 18.16.030. Table 2 shows the uses permitted and conditiona!ly permitted on the ground floor of the applicable areas of the Charleston Center and Midtown Shopping Centers. Permitted and conditional uses specified in subsection (a) of this section shall only apply to the gi-ound floor of the areas of the Charleston and Midtown Shopping Centers as listed in Table 2. Uses lawfully existing on January 16, 2001 may be continued as non-conforming uses but may only be replaced wi~h uses permitted or conditionally permitted under this subsection. Table ~: Charleston and Midtown Shopping Centers Ground Floor Uses AccessoW facilities and uses customarily p p 18.88incidental to pe~itted uses. Churches and Religious tstiitions CUP CUP Private Educational Facilities C~CUP Recycling Centers CUP CUP Neighborhood-serving offices that do not exceed 2,500 square feet in floor area. Neighborhood-serving offices exceeding 2,500 square feet in floor area. Administrative office uses and general business office uses (other than neighborhood-serving travel agencies and insurance agencies) other than those legally in existence On January 16, 2001 P cup X X 18.16,050 18.16.050 18.16.050 CN-CS-CD 6 A~t’PROVED NOVEMBER 6, 200~ Medical offices not exceeding 2,500 square feet in area, professional offices, travel CUP 18.16.050 agencies, and insurance agencies Utility Facilities essential to provision of utility services but excluding construction or CUP CUPstorage yards, maintenance facilities, or corporation yards. Commercial Recreation CUP CUP Outdoor Recreation Services CUP CUP Private Clubs, Lodges, or CUP CUP Fraternal Organizations Residential uses of any nature X X Eating and Drinking Services, excluding drive-in and take-out services Retail Services, excluding liquor stores Liquor stores P P CUP P P CUP Ambulance Services Animal Care, excluding boarding and kennels Automobile Service Stations Convalescent Facilities Day Care Centers Financial Services Mortuaries Neighborhood Business Services Personal Services Reverse Vending Machines CUP P CUP CUP P CUP CUP P P P CUP P CUP CUP P CUP CUP P P P 18.82 ]8.88 Farmers’ Markets CUP CUP CN-CS-CD PROVED NOVEMBER 6, 20gv Temporary Parking Facilities, provided that such facilities shall remain no more than five years, P = Permitted Use CUP CUP CUP = Conditional Use Permit Required X = Prohibited Use (d)Charleston Shopping Center: Additional Use Restrictions (1)Any office use first.occupying space at the Center on or after January 16, 2001, shall obtain a written determination from the director of planning and community environment that it qualifies as a neighborhood serving use, as defined in this chapter, before occupying its premises. The applicant shall submit such infomaation as the director shall reasonably require in order to make the determination, and the director shall issue the determination within 30 days of receiving a complete application. Failure to submit the required information shall be grounds for determining that a business is not neighborhood-serving. (2) (3) No more than 7,850 square feet of total floor area at the Center shall be occupied by office uses at any time. Prior to approving a conditional use permit for neighborhood-serving offices larger than 2,500 square feet in total floor area, the city shall find that the proposed use will be neighborhood-serving, that it will be conducted in a mmmer that will enhance and strengthenthe Center as a neighborhood resource, and that it will not diminish the retail strength of the center. (e)Midtown Shopping Center: Additional Use Restrictions (1)An existing, ground floor office may be replaced with another office if (a)the new tenant or owner will continue the existing business or practice; or (b)a conditional use permit is issued for the new office use. (2)No conditional use permit shall be issued for any new office use on the ground floor unless, in addition to the findings required for a conditional use permit as specified in Chapter 18.76.010, the City finds that the proposed use will be neighborhood serving, that it will be conducted in a manner that will enhance and strengthen the Midtown Shopping District as a neighborhood resource, and that it will not diminish the retail strength of the District. (3)For properties at 711,719, and 721 Colorado Avenue, and 689 Bryson Avenue, buildings not fronting on Middle field Avenue, designed and used for office purposes, and not well suited to other uses are exempt from the provisions of this subsection (b). ’18.16.050 Office Use Restrictions The following restrictions shall apply to office uses: 8 CN-CS-CD NOVEMBER (a)Conversion of Ground Floor Housing and Non-Office Commercial to Office Medical, Professional, and Business offices shall not be located on the ground floor, unless such offices either: (1)Have been continuously in existence in that space since March 19, 2001, and as of such date, were neither non-conforming nor in the process of being amortized pursuant to Chapter 18.95; (2) Occupy a space that was not occupied by housing, retail services, personal services, ¯ eating and drinking services, or automotive service on March 19, 2001 or thereafter; (3)In the case of cS zoned properties with site frontage On E1 Camino Real, were not occupied by housing on March 19, 2001; (4)Occupy a space that was vacanton March 19, 2001; (5)Are located in new or remodeled ground floor area built on or after March 19, 2001 if the ground floor area devoted to housing, retail services, eating and drinldng services, personal services, and automobile services does not decrease; (6) (7) Are on a site located in an area subject to a specific plan or coordinated area plan, which specifically allows for such ground floor medical, professional, and genera! business offices; or Are located anywhere in Building E or inthe rear 50% of Building C or D of the property at the southeast corner of the intersection of Park Boulevard and California Avenue, as shown on sheet A2 of: the plans titled "101 California Avenue Townhouse/Commercial/Office, Palo Alto, CA" by Crosby, Thornton, Marshall Associates, Architects, dated June 14, 1982, revised November 23, 1982, and on file with the Department of Plalming and Community Envirom-nent. (b)Size Restrictions on Office Uses in the CN and CS Districts In the CN district, office uses shall be governed by the following regulations: (A)Total floor area 0fpermitted office uses on a lot shall not exceed 25% of the lot area, provided: (i) (1) (ii) A lot shall be pemfitted to have at least a total floor area of 2,500 square feet of office uses, provided .the uses meet all other zoning regulations. No lot shall be pemaitted to have more than a total floor area of 5,000 square feet of office uses. (B).Such uses may be allowed to exceed the maximum size, subject to issuance of a conditional use permit in accord with the provisions of Chapter 18.76. The maximum size for any conditional use shall be established by the zoning administrator and specified in the conditional use permit for such use. (2)In the CS district, office uses shall be governed by the following regulations: (A)No lot shall be permitted to have more than a total floor area of 5,000 square feet of office uses. (S)Such uses may be allowed to exceed the maximum size, subject to issuance of a conditional use permit in accord with the provisions of Chapter 18.76. The 9 CN-CS-CD maximum size for any conditional use shall be established by the zoning administrator and specified in the conditional use permit for such use. 18.16.060 Development Standards Exclusively Non-Residential Uses Table 3 specifies the development standards for exclusively non-residential uses and alterations to non-residential uses or structures in the CN, CC, CC(2) and CS districts. These developments shall be designed and constructed in compliance with the following requirernents and the context-based design criteria outlined in 18.16.090, provided that more restrictive regulations may be recommended by the architectural review board and approved by the director of planning and community environment, pursuant to Section 18.76.020: Table 3: Exclusively Non-Residential Development Standards Minimum Site Specifications Site Area (ft2) Site Width (ft) Site Depth (ft) Minimum Setbacks Front Yard (ft) Rear Yard (ft) Interior Side Yard (ft) Street Side Yard (ft) Minimum Yard (ft) for lot lines abutting or opposite residential districts or resid.ential PC districts Build-To-Lines Minimum setbacks from alleys for structures other than public parking garages (ft)0) CN-CS-CD CN CC O-lO’to create an 8’-12’ effective sidewalk width 0),(~),(~) Required 20’(2) 10,(~) cc(2) None Required CS 0-10’ to create an 8’-12’ effective sidewalk width None required None required t 0’(2)10’ (2) 0-10’ to .create an 8’-12’ effective sidewalk width (1),(2),(8) Subject to regulations in Section: 50% of frontage built to setback(v) 33% of side street built to setback(v) 10 10,(2) Setback lines imposed by a special setback map pursuant to Chapter 20.08 of this code may apply AI"]?ROVED NOVEMBER 61 2000 Comer lots, from rear lot line on the alley Comer lots, from side lot line on the alley All lots dther than corner lots Maximum Site Coveragf_ Maximum Height (ft) Standard Within 150 ft. of a residential zone district (other than an RM-40 or PC zone) abutting or located within 50 feet of the site Maximum Floor Area Ratio (FAR) Maximum Floor Area Rat_ i~ for Hotels Daylight Plane for lot lines abutting one or more residential zone districts other than an RM-40 or PC zone. Initial Height at side or rear lot line (ft) Slope CN CC Not aV ~licable CC(2) None 20’ CS Not applicable 5O%None Required 25’ and 2 stories 0.4:1 N/A _(6) _(6) 50’ 35’ 37’(4) 35’ 2.0:1 2.0:1 35’ 0.4:t 2.0:1 Subject to regulations in Section: 18.18.060(e) 18.18.060(d) _(6)_(6) _(6)_(6) _(6) _(6) (1) No parking or loading space, whether required or optional, shall be located in the first 10 feet adjoining the street property line of any required yard. (2) Any minimum front, street side, or interior yard shall be planted and maintained as a landscaped screen excluding areas required for access to the site. A solid wall or fence between 5 and 8 feet in height shall be constructed along any common interior l~t line. (3) No setback from an alley is required for a public parking garage. (4) AS measured to the peak of the roof or the top of a parapet; penthouses and equipment enclosures may exceed this height limit by a maximmn of five feet, but shall be limited to an area equal to no more than ten percent of the site area and shall not intrude into the daylight plane. (~) See additional regulations in subsection(e) of this Section 18.16.050. (6) The initial height and slope shall be identical to those of the most restrictive residential zone abutting the site line in question.(7) 25’ driveway access permitted regardless of frontage; build-to requirement does not apply to CC district.(8) A !2-foot side _walk width i~s required along E1 Camino Real frontage, m CN-CS-CD 11 ~PROVED NOVEMBER 6, 20~;,~ (b)Mixed Uses Table 4 specifies the development standards for new residential mixed use developments. These developments shall be designed and constructed in compliance with the following requirements and the context-based design criteria outlined in 18.16.090, provided that more restrictive regulations may be recommended by the architectural review board and approved by the director of planning and community enviromnent, pursuant to Section 18.76.020: Table 4: Mixed Use Development Standards Minimum Site Specifications Site Area (ft2) Site Width (ft) Site Depth (ft) Minimum Setbacks Front Yard (ft) Rear Yard (ft) Rear Yard abutting residential zone district (ft) Interior Side Yard if abutting residential zone district (ft) Street Side Yard (ft) Build-To-Lines Subject to CN CC . CC(2)CS regulations in: None required 0’- 10’ to create aIl 12’ effective sidewalk width(s) None Required 0’- 10’ to create an 8’- 12’ effective sidewalk width(s) O’ - 10’ to create an 8’- 12’ effective sidewalk width(8) 10’ for residential portion; no requirement for commercial portion 10’ 10’ 50% of frontage built to setback (1) 33% of side street built to setback0~ Setback lines imposed by a special setback map pursuant to Chapter 20. 08 of this code may apply CN-CS-CD 12 A~PROVED NOVEMBER 6, 200o CN CC CC(2) CS Permitted Setback Encroachments Balconies, awnings, porches, stairways, Maximum Site Coverage Landscape/Open Space Coverage Usable Open Space Maximum Height (ft) Standard Within 150 ft. of a residential zone district (other than an RM-40 or PC zone) abutting or located within 50 feet of the site Daylight Plane for lot lines abutting one or more residential zoning districts Residential Density (net) Maximum Residential Floor Area Ratio (FAR) Maximum Nonresidential Floor Area Ratio (FAR) Total Mixed Use Floor Area Ratio (FAR) Minimum Mixed Use Ground Floor Commereia! FAR (6) Parking and similar elements may extend up to 6’ into the setback. Cornices, eaves, fireplaces, and similar architectural features (excluding fiat or continuous walls or enclosures of interior space) 1nay extend up to 4’ into the front and rear setbacks and up to 3’ into interior side setbacks , 50% 50% 100% 50% 35%30%20%30% 200 sq ft per unit for 5 or fewer units (2);150 sq ft per unit for 6 units or more (2) Sttbj ect to regulations in: 35’(4)50’37’50’ 35,(5)35,(s)35,(s)35’ Daylight plane height and slope shall be identical to those of the most restrictive residential zoning district abutting the lot line 30 See Section (e) below 0.4:1 0.9:1(4) 0.6:1 -2.0:1 2.0:1 0.15:1 0.23:1 ’ See Chapter 18.83 (Parking) 30 0.6:1 0.4:1 1.0:1 0.15:10.15:1 Chapter 18.83 CN-CS-CD 13 ~?PR©VED NOVEMBER Subject to CN CC CC(2)CS regulations in: 25’ driveway access permitted regardless of frontage; build-to requirement does not apply to CC district. Required usable open space: (1) may be any combination of private and common open spaces; (2) does not need to be located on the ground (but rooftop gardens are not included as open space); (3) minimum private open space dilnension 6’; and (4) minimum common open space dimension 12’. Residential density shall be Computed based upon the total site area, irrespective of the percent of the site devoted to commercial use. For CN sites on E1 Camino Real, height may increase to a maximum of 40 feet and the FAR may increase to a maximum of 1.0:1 (0.5: l for nonresidential, 0.5:1 for residential). For sites abutting an RM-40 zoned residential district or a residential Planned Community (PC) district, maximum height may be increased to 50 feet. Ground floor commercial uses generally include retail, personal services, hotels and eating and drinking establishments. Office uses may be included only to the extent they are permitted in ground floor regulations. If located in the California Avenue Parking Assessment District. A 12-foot sidewalk width is required along E1 Camino Real frontage. Residential and nonresidential mixed use projects shall be subject to site and design review in accord With Chapter 18.82, except that mixed use projects with four or fewer r~sidential units shall only require review and approval by the architectural review board. Nonresidential uses that involve the use or storage of hazardous materials in excess of the exempt quantities prescribed in Title 15 of the Municipal Code, including but not limited to dry cleaning plants and auto repair, are prohibited in a mixed use development with residential uses. Residential mixed use development is prohibited on any site desigaaated with an Automobile Dealership (AD) Combining District overlay. (c)Exclusively Residential Uses Exclusively residential uses are generally prohibited in the CN, CS, CC, and CC(2) zone districts. Such uses are allowed, however, where a site is designated as a Housing Opportunity Site in the Housing Element of the Comprehensive Plan. Such sites shall be developed pursuant to the regulations for the multi-family zone designation (RM-15, RM-30, or RM-40) identified for the site in the Housing Element. (d)Hotel Regulations Hotels, where they are a permitted use and generate transient occupancy tax (TOT), may develop to a maximum FAR of 2.0:1 (except in the CC district, see Section 18.16.060(e) below). (2)Hotels may include residential condominium use, subject to: (A) No more than 25% of the floor area shall be devoted to condominium Use; CN-CS-CD 14 (c) No more than 25% of the total number of lodging units shall be devoted to condominium use; and A minimum FAR of 1.0 shall be provided for the hotel!condominium building(s). (e)CC District Shopping Center Floor Area Ratio Regulations (1) (2) The maximum floor area ratio for the Town and Country Village Shopping Center shall be .35 to 1; and office uses at said shopping center shall be limited to 15% of the floor area of the shopping center existing as of August 1, 1989. Hotel use shall not be included as part of the .35 to 1 maximum floor area ratio, but shall not exceed an additional .25 to 1 floor area ratio, for a maximum site floor area ratio of .60 to 1. Stanford Shopping Center shall not be permitted to add more than 80,000 square feet of floor area to the total amount of floor area of the shopping center existing as of June 14, 1996, 1,332,362 square feet, ~[or a total square footage not to exceed 1,412,362. Any hotel or mixed use development for the Stanford Shopping Center shall only be included if approved as part of a Development Agreement for the site. (0 Size of Establishments in the CN District In the CN district, permitted conmaercial uses shall not exceed the floor area per individual use or business establishment shown in Table 5. Such uses may be allowed to exceed the maximum establishment -size, subject to issuance of a conditional use permit in accord w.ith Section 18.76.010. The maximum establishment size for any conditional use shall be established by the zoning administrator and specified in the conditional use permit for such use. Table 5: Maximum Size of Establishment Personal Services Retail services, except grocery stores Grocery stores Eating and drinking services Neighborhood business services 2,500 15,000 20,000 5,000 2,500 (g)Nuisances Prohibited All uses, whether permitted or conditional, shall be conducted in such a manner as to preclude nuisance, hazard, or commonly recognized offensive conditions or characteristics, including creation or emission of dust, gas, smoke, noise, fumes, odors, vibrations, particulate matter, chemical compounds, electrical disturbance, humidity, heat, cold, glare, or night illuminations. Prior to issuance of a building permit, or occupancy permit, or at any other time, the building inspector may require evidence that adequate controls, measures, or devices have been providedto ensure and protect the public interest, health, comfort, convenience, safety, and general ~velfare from such nuisance, hazard, or offensive condition. CN-CS-CD 15 PROVED (h)Outdoor Sales and Storage (1) In the CN district, all permitted office and commercial activities shall be conducted within a building, except for: (A)Incidental sales and display of plant materials and garden supplies occupying no more than 500 square feet of exterior sales and display area, (B) Farmers’ markets that have obtained a conditional use permit, and (C) Recycling centers that have obtained a conditional use permit. (2)In the CC district and in the CC(2) district, the following regulations shall apply to outdoor sales and storage: (A)Except in shopping centers, all permitted office and commercial activities shall be conducted within a building, except for: (i)Incidental sales and display of plant materials and garden supplies occupying no more than 2,000 square feet of exterior sales and display area, (ii)Outdoor eating areas operated incidental to permitted eating and drinking services, (iii)Farmers’ markets that have obtained a conditional use permit, and (iv)Recycling centers that have obtained a conditional use penriit, (B)Any permitted outdooi activity in excess of 2,000 square feet shall be subject to a conditional use permit. (C)Exterior storage sblall be prohibited, except as provided under subparagraph (A)(iv) of this subsection. In the CS district, outdoor sales and display of merchandise, and outdoor eating areas operated incidental to permitted eating and drinking services shall be permitted subject to the following regulations: Outdoor sales and display shall not occupy a total site area exceeding the gross building floor area on the site, except as authorized by a conditional use permit. Areas used for outdoor sales and display of motor vehicles, boats, campers, camp trailers, trailers, trailer coaches, house cars, or similar conveyances shall meet the minimum design standards applicable to off street parking facilities with respect to paving, grading, drainage, access to public streets and alleys, safety and protective features, lighting, landscaping, and screening. (C)Exterior storage shall be prohibited, unless screened by a solid wall or fence of between 5 and 8 feet in height. (i)Recycling Storage All new development, including approved modifications that add thirty percent or more floor area to existing uses, shall provide adequate and accessible interior areas or exterior enclosures for the storage ofrecyclable materials in appropriate containers. The design, 16 CN-CS-CD APPROVED NOVEMBER 6; 200~ construction and accessibility of recycling areas and enclosures shall be subject to approval by the architectural review board, in accordance with design guidelines adopted by that board and approved by the city council pursuant to Section 18.76.020. Employee Showers Employee shower facilities shall be provided for any new building constructed or for any addition to or enlargement of any existing building as specified in Table 6. Medical, Professional, and General Business Offices, Financial Services, Business and Trade Schools, General Business Services Retail Services, Personal Services, and Eating and Drinking Services 0-9,999 10,000-19,999 20,000-49,999 50,000 and up 0-24,999 25,000-49,999 50,000-99,999 100,000 and up No requirement 1 2 4 No requirement 1 2 4 18.16.070 Parking and Loading Off-street parking and loading facilities shall be required for all permitted and conditional uses in accord with Chapter 18.83 of this title. All parking and loading facilities on any site, whether required as minimums or optionally provided in addition to minimum requirements, shall comply with the regulations and the design standards established by Chapter 18.83. 18.16.080 Performance Standards In addition to the standards for development prescribed above, al! development in the CN, CS, CC, and CC(2) districts shall Comply with the performance criteria outlined in Chapter 18.64 of the Zoning Ordinance. All mixed use development shall also comply with the provisions of Chapter 18.28 of the Zoning Ordinance. 18.16.090 (a) Context-Based Design Criteria Contextual and Compatibility Criteria ¯Development in a commercial district shall be responsible to its context and compatible with adjacent development, and shall promote the establishment of pedestrian oriented design. (1)Context CN-CS-CD Context as used in this section is intended to indicate relationships between the site’s development to adjacent street types, surrounding land 17 ~?PROVED NOVEMBER uses, and on-site or nearby natural features, such as creeks or trees. Effective transitions to these adjacent uses and features are strongly reinforced by Comprehensive Plan policies. (s)The word "context". should not be construed as a desire to replicate existing surroundings, but rather to provide appropriate transitions to those surroundings. "Context" is also not specific to architectural style or design, though in some instances relationships may be reinforced by an architectural response. (2)Compatibility (A)Compatibility is achieved when the apparent scale and mass of new buildings is consistent with the pattern of achieving a pedestrian oriented design, and when new construction shares general characteristics and establishes design likages with the overall pattern of buildings so that.the visual unity of the street is maintained. (s)Compatibility goals may be accomplished through various means, including but not limited to: (i) (ii) (iii) (iv) (v) (vi) (vii) (viii) the siting, scale, massing, and materials; the rhytbanic pattern of the street established by the general width of the buildings, and the spacing between them; the pattern o f roof lines and projections; the sizes, proportions, and orientations of windows, bays and doorways; the location and treatment of entryways; the shadow patterns from massing and decorative features; - the siting and treatment of parking; and the treatment of landscaping. (b)Context-Based Design Considerations and Findings In addition to the findings for Architectural Review contained in Section 18.76.020(d) of the Zoning Ordinance, the following additional findings are applicable in the CN, CS, CC and CC(2) districts, as fm-ther illustrated on the accompanying diagrams: CN-CS-CD 18 (1) Pedestrian and Bicycle Envirom-nent The design of new projects shall promote pedestrian walkability, a bicycle friendly environment, and connectivity through design elements such as’ Ground floor uses that are appealing to pedestrians through well-designed visibility and access (Figure 1-1); On primary pedestrian routes, climate and weather protection where possible, such as covered waiting areas, building projections and colonnades, and awnings (Figure 1-2); Streetscape or pedestrian amenities that contribute to the area’s streetscape environment such as street trees, bulbouts,benches, landscape elements, and public art (Figure 1-3); Bicycle amenities that contribute to the rea’s bicycle environment and safety needs, such as bike racks, storage or parking, or dedicated bike lanes or paths (Figure 1-1); and Vehicle access from alleys or sidestreets where they exist, with pedestrian access from the public street. (Figure 1-1) (Figure 1-2) (Figure 1-3) CN-CS-CD 19 ~.-’PROVED NOVEMBER (2) Street Building Facades Street facades shall be designed to provide a strong relationship with the sidewalk and the street(s), to create an environment that supports and encourages pedestrian activity through design elements such as: Placement and orientation of doorways, windows, and landscape elements to create strong, direct relationships with the street (Figure 2-1); Facades that include proj ecting eaves and overhangs, porches, and other architectural elements that provide hmnan scale andhelp break up building mass (Figure 2-2); Entries that are clearly defined features of front facades, and that have a scale that is in proportion to the size and type of the building and number of units being accessed; larger buildings should have a more wominent building entrance, while maintaining a pedestrian scale; Residential units and storefronts that have a presence on the street and are not walled-off or oriented exclusively inward; Elements that signal habitation such as entrances, stairs, porches, bays and balconies that are visible to people on the street; (Figure 2-1) CN-CS-CD 20 All exposed sides of a building designed with the same level of care and integrity; Reinforcing the definition and importance of the street with building mass; and Upper floors set back to fit in with the context of the neighborhood. (Figure 2-2) (3)Massing and Setbacks Buildings shall be designed to minimize massing and conform to proper setbacks through elements such as’ Rooflines that emphasize and accentuate significant elements of the building such as entries, bays, and b alconies (Figure 3-1); Design with articulation, setbacks, and materials that minimize massing, break down the scale of buildings, and provide visual interest (Figure 3-1); (Figure 3-1) CN-CS-CD 21 Comer buildings that incorporate special features to reinforce important intersections and create buildings of unique architectural merit and varied styles (Figure 3-1); Building facades articulated with a . building base, body and roof or parapet edge (Figure 3-2); Buildings set back from the property line to create an effective 12’ sidewalk on E1 Camino Real, 8’ elsewhere (Figure 3-4); A maj ority of the building frontage located at the setback line (Figure 3-3); and No side setback for midblock properties, allowing for a continuous street facade, except when.abutting low density residential (Figure 3-3). (Figure 3-2) (Figure 3-3) (Figure 3-4) CN-CS-CD 22 (4) Low-Density Residential Transitions Where new projects are built abutting existing lower-scale residential devel.opment, care shall be taken to respect the scale and privacy of neighboring properties through: E+ Transitions of development intensity from higher density development building types to building types that are compatible with the lower intensity surrounding uses (Figure 4-1); Massing and orientation of buildings that respect and mirror the massing of neighboring structures by stepping back upper stories to transition to smaller scale buildings, including setbacks and daylight planes that match abutting R-! and R-2 zone requirements (Figure 4- 2); Respecting privacy of neighboring structures, with windows and upper floor balconies positioned so they minimize views into neighboring properties (Figure 4-3); Minimizi,!g sight lines into and from neighboring properties (Figure 4-3); Limiting sun. and shade impacts on abutting properties; and Providing pedestrian paseos and mews to create separation between uses. i existing future development (Figure 4-1) (Figure 4-2) (Figure 4-3) CN-CS-CD 23 ~PROVED NOVEMBER (5) Proiect Open Space Private and public open space shall be provided so that it is usable for the residents, visitors, and/or employees of a site. A. The type and design of the usable private open space shall be appropriate to the character of the building(s), and shall consider dimensions, solar access, wind protection, views, and privacy; Open space should be sited and designed to accommodate different activities~ groups, active and passive uses, and should be located convenient to the users (e.g., residents, employees, or public) Co Common open spaces should connect to the pedestrian pathways and existing natural amenities of the site and its sun-oundings; Usable open space may be any combination of private and common spaces; Usable open space does not need to be located on the gaound and may be located in porches, decks, balconies and/or podiums (but not on rooftops) (Figure 5-1); Open space should be located to activate the street facade and increase "eyes on the street" when possible (Figure 5-1); Both private and common open space areas should be buffered from noise where feasible through landscaping and building placement; (Figure 5-1) CN-CS-CD 24 Open space situated over a structural slab/podium or on a rooftop shall have a combination of landscaping and high quality paving materials, including elements such as planters, mature trees, and use of textured and!or colored paved surfaces (Figure 5-2); and Parking may not be counted as open space. (Figure 5-2) (6) Parking Desigr!_ Parking needs shall be accommodated but shall not be allowed to overwhelm the character of the project or detract from the pedestrian enviromnent, such that: Parking is located behind buildings, below grade or, where those options are not feasible, screened by landscaping, low walls, etc.; Structured parking is fronted or wrapped with habitable uses when possible (Figure 6-1); Parking that is semi-depressed is screened with architectural elements that enhance the streetscape such as stoops, balcony overhangs, and/or art; Landscaping such as trees, shrubs, vines, or groundcover is incorporated into surface parking lots (Figure 6-2); su~iace pa k n~ lots. (Figure 6-2) CN-CS-CD 25 For properties with parking access froln the rear of the site (such as a rear alley or driveway) landscaping shall provide a visual buffer b, etween vehicle circulation areas and abutting properties (Figure 6-3); Street parking is utilized for visitor or customer parking and is designed in a maturer to enhance traffic calming; ’ For properties with parking accessed from the front, minimize the amount of frontage used for parking access, no more than 25% of the site frontage facing, a street should be devoted to garage openings, carports, or open!surface parking (on sites with less than 100 feet of frontage, no more than 25 feet); Where two parking lots abut and it is possible for a curb cut and driveway to serve several properties, owners are strongly encouraged to enter in to shared access agreements (Figure 6-4); and Parking is accessed from side streets or alleys when possible. (Figure 6-3) (Figure 6-4). CN-CS-CD 26 NOVEMBER ~’--12’ effec’~ive sidewalk width (Figure 6-5’ Mixed-Use with Surface Parking) 40 ~t heigh{ limi’e...,. ..... ,,, day}ight plane ~"--- 12’ effective sidewalk width q 20 ft (Figure 6-6: Mixed-Use with 16arking Podium) 12’ effective sidewalk width " 10 "~1 (Figure 6-7: Mixed-Use with Partial Sub-Grade Parking Podium) "X\Jaylight plane &’:"- ! 2’ effective sidewalk width Figure 6- 8: Mixed-Use with B elow-Grade P arking Podium) CN-CS-CD 2? ?]PROVED NOVEMBER 6~ 20. (7) Large (multi-acre) Sites Large (in excess of one acre) sites shall be designed so that street, block, and building patterns are consistent with those of the surrounding neighborhood, and such that: New development of large sites maintains and enhances colmectivity with a hierarchy of public streets, private streets, walks and bike paths (integrated with Palo Alto’s Bicycle Master Plan, when applicable); The diversity o f building types increases with increased lot size (e.g., <1 acre = minimum 1 building type; 1- 2 acres = minimum 2 housing types; greater than 2 acres = minimum 3 housing types) (Figures 7-1 through 7- 3); and Where a site includes more than one housing type, each building type should respond to its immediate context in terms of scale, massing, and design (e.g., Village Residential building types facing or abutting existing single- family residences) (Figures 7-2 and 7- 3). (Figure 7-1). (Figure 7-2) (Figure 7-3) CN-CS-CD 28 A~ PROV£D NOVEMBER (8) Sustainabilib/and Green Buildin~ Project design and materials to achieve sustainability and green building design should be incorporated into the project. Green building design considers the envirolwnent during design and construction. Green building design aims for compatibility with the local envirom’nent: to protect, respect and benefit from it. Iaa general, sustainable buildings are energy efficient, water conserving, durable and nontoxic, with high-quality spaces and high recycled content materials. The following considerations should be included in site and building design: Optimize building orientation for heat gain, shading, daylighting, and natural ventilation (Figure 8-1). Design landscaping to create comfortable micro-climates and reduce heat island effects. Design for easy pedestrian, bicycle, and transit access. Maximize onsite stormwater management through landscaping and permeable pavement (Figure 8-2). Use sustainable buiiding materials. Design lighting, plumbing, and equipment for efficient energy and water use. Create healthy indoor environments. Use creativity and irmovation to build more sustainable environments. One example is establishing gardens with edible fruits, vegetables or other plants to satisfy a portion of project open space requirements. (Figure 8-2) CN-CS-CD 29 , .’PROVED NOVENIBER 6~ 20;_ Provide protection for creeks and riparian vegetation and integrate stormwater management measures and open space to minimize water quality and erosion impacts to the creek enviromnent. J.Encourage installation ofphotovoltaic panels. 18.16.100 Grandfathered Uses (a)CN District Office Uses In the CN district, all office uses existing as of August 1, 1989, which were lawful conforming permitted uses or conditional uses operating subject to a conditional use pel:mit and which, as of such date, exceed 5,000 square feet in size or 25% of lot area, may remain as legal nonconforming uses and shall not require a conditional use permit or be subject to termination pursuant to Current Code Chapter 18.94, provided, however, that in the case of a conflict between the provisions of this section and the provisions of Current Code Chapter. 18.94, this section shall control. Such uses shall be permitted to rernodel, improve, or replace site improvements in accordance with current applicable ~ite development regulations, provided that any such remodeling, improvement, or replacement shall not result in increased floor area devoted to such office uses. (b)CS District Office Uses In the CS district, medical, professional Or general business or administrative office uses existing on August 1, 1989 and wtiich, as of such date; were lawful conforming permitted uses or conditional uses operating subject to a conditional use permit may remain as legal nonconforming uses and shall not require a conditional use pen-nit or be subject to termination pursuant to Current Code Chapter 18.94, provided, however, that in the case of a conflict between the provisions of this section and the provisions of Current Code Chapter 18.94, this section shall control. Such uses shall be permitted to remodel, improve, or replace site improvements in accordance with current applicable site development regulations, provided that any such remodeling, improvement, or replacement shall not result in increased floor area devoted to such office uses. CN-CS-CD 3O 18o650010 Specific Purposes Chapter 18.65 AUTOMOBILE DEALERSHIP (AD) COMBINING DISTRICT REGULATIONS Sections: 18.65.010 !8.65.020 18.65.030 18.65.040 18.65.050 18.65.060 18.65.070 Specific Purposes Applicability of Regulations Zoning Map Designation Permitted Uses Site Development Regulations Parking and Loading Special Requirements 18.65.010 Specific Purposes The automobile dealership (AD) combining district is intended to modify the regulations of the service commercial (CS) and general manufacturing (GM or GM(B)) districts to create and maintain areas accommodating automobile dealerships primarily engaged in new and used automobile sales and service on a citywide and regional basis. Such uses generally require special parking, access, and outdoor display provisions for customer convenience, servicing of vehicles or equipment, loading or unl0ading, or parking of commercial service vehicles. (Ord. 4845 § 3 (Exh. A. (part)), 2004) 18.65.020 Applicability of Regulations The combining dist_rict may be combined with a service commercial (CS) district, a general manufacturing (GM or GM(B)) district, or limited manufacturing (LM) zoning district parcels within 1/4 mile of the intersection at San Antonio Road and Bayshore Freeway (Highway 101), but not directly adjacent nor directly opposite (across a street) fl’om a low-density residential (R-1, RE, R-2~,. RMD) nor residential PC zoning district in accord with Chapters. 18.08 and 18.98. Where so combined, the regulations established by this chapter shall apply in lieu of the comparable provisions established by the service commercial district or community commercial district. (Ord. 4889 § 2, 2006: Ord. 4845 § 3 (Exh. A. (part)), 2004) 18.65.030 Zoning Map Designation The service commercial combining district shall apply to properties designated on the zoning map by the symbol "AD" within parentheses, following the service commercial (CS) or general manufacturing (GM or GM(B)) designation with which it is combined. (Ord. 4845 § 3 (Exh. A. (part)), 2004) 18.65.040 Permitted Uses The following uses shall be permitted in the (AD) combining district: (a) Automobile dealerships. (Ord. 4845 § 3 (Exh. A. (part)), 2004) Ch. 18.65 - Page 1 (Supp. No. 10-9/11/2006) 18.65.050 Site De\ .opment I~egnlations 18.65.050 Site Development Regulations The site development regulations in f.tis Section 18.65.050 apply to automobile dealership uses in the (AD) combining district, in addition to the regulations of the underlying district. Where the regulations of the underlying district conflict with this Section 18.65.050, this section shall control. (a)Floor Area Ratio (1) (2) The maximum floor area ratio for automobile dealership uses shall be 0.4 to 1. An additional 0.2:1 FAR is permitted exclusively for automobile showroom space, for a total FAR of 0,6:1. "Automobile showroom space" is that area for the display of new automobiles, located only on the first floor and excluding all other uses associated with the automobile dealership including sales office and sale of related merchandise. The director of planning and community environment is authorized to determine whether floor area .is automobile showroom space, as described above. Floor area used for automobile showroom space shall not be converted to any other use if the total floor area devoted to uses other than automobile showroom space would exceed a floor area ratio of 0.4:1 following the conversion. (b)Height The maximum height shall be fifty feet. Provided, the maximum height for automobile showroom space, as defined i.n subsection (a)(2) above, shall be twenty feet. (e)Outdoor Sales and Storage Outdoor sales and display of automobiles and merchandise shall be permitted subject to the following regulations: (1)Two automobile display pads shall be permitted in the required setback area, including landscaped areas, adjacent to apubtic right-of-way. A single automobile display pad shall be no higher than eight feet, measured to the highest point of the automobile on the display pad, and the surface of the display pad area shall be no larger than 175 square feet. (2)Areas for outdoor sales and display of motor vehicles, other than automobile display pads, shall meet the minimum design standards applicable to off-street parking facilities with respect to paving, grading, drainage, safety and protective features, lighting, and screening. Striping for parking stalls shall not be required for auto display and storage areas. (3)Exterior storage shall screened by a solid wall or fence of between five and eight feet in height. (Ord. 4845 § 3 (Exh. A. (part)), 2004) 18.65.060 Parking and Loading Off-street parking and loading facilities shall be required for all automobile dealerships in the (AD) combining district, in accord with Chapter 18.83. Where the provisions of Chapter 18.83 conflict with the provisions of this Section 18.65.060, this section shall control. The (Supp. No. 10-9/111/2006)Ch. 18.65 - Page 2 18.65.070 Specia~ Requirements following parking requirements apply to automobile dealerships in the (AD) combining district, in lieu of comparable requirements of Chapter 18.83 and the underlying district: (a) Auto storage and display areas shall not be required to be striped for parking stall and aisle width. (b) Areas for customer parking shall be designated. (Ord. 4845 § 3 (Exh. A. (part)), 2004) 18.65.070 Special Requirements The special requirements in this Section t 8.65.070 apply to automobile dealership uses in the (AD) combining district, in addition to the regulations of the underlying district. Where the regulations of the underlying district conflict with this Section 18.65.070, this section shall control (2) (a)Sites abutting or having any portion located within one hundred fifty feet of any RE, R-l, R-2, RM or any PC district permitting single-family development or multifamily development shall be subject to the following additional height and yard requirements: (3) On any portion of a site in the (AD) combining district which abuts a site in any RE, R-l, R-2, RM or applicable PC district, a minimum interior yard of ten feet shall be required and a solid wall between five and eight feet in height shall be constructed and maintained along the contrnon site line. The minimum interior yard shall be planted and maintained as a landscaped screen. If the director determines that location and installation of the landscape screen is not practical, such landscaping may be reduced or deleted, if measures are taken to ensure that screening with an eight-foot decorative wall is adequate to mitigate noise and visual impacts to the satisfaction of the director. On any portion of a site in the (AD) combining district which is opposite from a site in any RE, R-I, R-2, RM or applicable PC district and separated therefrom by a street, alley, creek, drainage facility, or other open area, a-minimum yard of ten feet shall be required. The minimum yard shall be planted and maintained as a landscaped screen, excluding areas required for access to the site. If the director determines that location and installation of the landscape screen is not practical, such landscaping may be reduced or deleted, if measures are taken to ensure that screening with an eight-foot decorative wall is adequate to mitigate noise and visual impacts to the satisfaction of the director. Sites sharing any lot line with one or more sites in any RE, R-l, R-2, RM or any residential PC district shall be subject to a maximum height established by a daylight plane beginning at a height of ten feet at the applicable side or rear site lines and increasing at a slope of one meter for each two meters of distance from the side or rear site lines until intersecting the height limit otherwise established for the underlying district. (b) LM zoning district sites shall be subject to the following additional requirements: Ch. 18:65 - Page 3 (Supp. No. 10 - 9/11/2006) 18.(~5.070 ~ecia~ Requirements (1)Large deliveries to the dealership, including automobiles or parts shall be delivered, loaded, and unloaded on-site. At no such time shall such deliveries occupy street parking, nor block public or private residential streets in any way. (2) Vehicle test-driving is prohibited on residemial streets. All development in the areas east of the Bayshore Freeway (Hwy. 101) is subject to the Site and Design Review (D) provisions of Chapter 18.82 and shall include performance criteria including, but not limited to lighting, noise, and landscaping. All deve!opment is subject to the policies and guidelines outlined in the Baylands Master Plan and in the Site Assessment and Design Guidelines for Palo Alto Baylands Nature Preserve. These policies and guidelines include, but are not limited, to: a.Maintenance and, where possible, restoration of the environmental quality of the Baylands; (4) Use of materials and colors compatible with the area; DeSign to preserve the horizon line with low and horizontal elements; and Fencing and signage compatible with the preserve character of the BaYlands. Development in the two LM zones adjacent tothe intersection of San Antonio Road and the Bayshore Freeway shall require a conditional use permit pursuant to Section 18.76.010 ("Conditional Use Permit"). For development in the LM’zone adjacent to San Antonio Road east of the Bayshore Freeway, a conditional use permit for auto dealership may only be granted on a finding that the design of the proposed improvements and the operation of the proposed use will not be detrimental to the ecological qualities of the Baylands natural areas and will be aestheticallycompatible with the character of the Baylands as a regional recreation area.and nature preserve: (Ord. 4889 § 3, 2006: Ord. 4845 § 3 (Exh. A. (part)), 2004) (Supp. No. l0 - 9111//2006)Ch. 18.65 - Page 4 ATTACHMENT G AN OEDINA~qCE OF TI~E CiTy OF PALO ALTO ~ENDING SECTION 3~02 OF.ORDINANCE NO. 13£4, THE ’!ZONIIqG"OROINARCE~ ’~ }~BZORING PORTION OF . .. SAN AZ~TON.IO~AV~..NUE A~D M.IDDLEFIELD ROAD THe Coun.cil of the City of .Palo Alto doe.s ordain as follQws: Section 1. Tha’t Section3.02 of A~tioie 3 of Ordina~’~ce ’:"No. 1324, t~e "Zoning Or, dina[~ce~ of the City of Palo Alto, being the Zonin~ Map’of the City of P~lo Alto, h’ereby is amended, by changir~g the, zones and zone boundaries shown Upon a portion of ,...said map s9 that suQh portions of said Zoning Map shall bh as shown or~ the attached m~p entitled "Changes in Zone Dist~,ict Boundaries of the 2,20 Acre Parcel o~’the h.ortheasterly Co~,~~er ’0f San ~tonio Avenue and M~ddlei’leld Road," and ~,,ade @ part of this ordinance as ~gugh set fo~’th he~’ein. .Sectio[~ 2. This ordinance shall take effect upo~’~ the expi’,o,- ation of thirty (.~0) days z’z,o~ .its~ passage. Th~ above and for~,going o’."<~nanc~ was duly a~’~d regularly !~~t~’oduced .at a regu’~ar..~. ~,~eetlr~g o’," the Council of. :~he City of Palo Alto on Monday, the ~ das,’ of Seotembeu, i~54, and .~as t~’~e~,eafte~, 0n Monday, the ~ day of-Septemb~r , 195~, duly and regularly passed by the following vote: Bishop, Byxbee, C’ummlngs, Drysdale, Hauley, Huston,AYES: MitcheZl, Porte~, Rod~ers, RupPenthal,.Simpson, Wickett. NOES : None. ABSENT: Cashel, Corcoran~ Marshall. ATTEST: City APPROVED ~ T0 FO~,~ ~This map is a product of the City of Palo Alto GIS Attachment H The City of Palo Alto ~ pmenneg, 2007-04~30 15:36:39 Tnls dccumenl is a graphJ~ representat~r~ only of besl avagable sources.Megnussen - LocalJo~ Map (~cc~m aps\gis$~gis~dm L,T~Per son a~pm enn~g.md b)Tt~e City of PNo h J© assumes no r~spons~o~ty for any errors. ©1989 to 2007 City of Pnlo Alto