HomeMy WebLinkAboutStaff Report 352-07City of Palo Alto
City Manager’s Report
TO:
FROM:
HONORABLE CITY COUNCIL
CITY MANAGER
9
DEPARTMENT: PLANNING AND
COMMUNITY ENVIRONMENT
DATE:
SUBJECT:
SEPTEMBER 10, 2007 CMR: 352:07
SECOND READING: ADOPTION OF AN ORDINANCE
AMENDING TITLE 18 [ZONING] OF THE PALO ALTO
MUNICIPAL CODE DELETING CHAPTERS 18.22, 18.24 AND
18.26 AND ADDING CHAPTER 18.13 [MULTIPLE FAMILY
RESIDENTIAL DISTRICTS: RM-15, R51-30 AND RM-40];
DELETING CHAPTER 18.83 AND ADDING CHAPTERS 18.52
[OFF-STREET PARKING AND LOADING REGULATIONS] AND
18.54 [PARKING FACILITY DESIGN STANDARDS]; DELETING
CHAPTERS 18.32, 18.71, AND 18.72 AND ADDING CHAPTER
18.28 [SPECIAL PURPOSE DISTRICTS]; AMENDING
DEFINITIONS IN CHAPTER 18.04 (DEFINITIONS); AND
AMENDING MISCELLANEOUS ZONING PROVISIONS TO
PROVIDE CLARIFICATION AND TO REFORMAT THE
ORDINANCE
RECOMMENDATION
Staff recommends that the City Council adopt the attached ordinance upon second reading,
reflecting revisions made by the Council on July 30, 2007. The revisions are redlined and include
the following:
1.Footnote (1) to Table 2 of Section 18.13.040 (Development Standards for Multi-Family
Residential Districts) was modified to clarify that "Arterial roadways do not include
residential arterials" for the purpose of varying front setbacks.
2. Section 18.13.040(g)(3), prohibiting reductions in the number of rental units on a site in
Multi-Family Residential Districts, was deleted.
3.A new Section 18.13.040(g)(3) was added to state that: "Below market rate units shall be
fully integrated into the development unless good cause is shown for an exception."
CMR: 352:07 Page 1 of 2
4.In Table 1 of Section 18.28.040 (Land Uses in Special Purpose Districts), "mobile
homes" was deleted as a pemaitted use in the AC (Agricultural Conservation) district.
5.A clarification was added by staff to Section 18.54.020(b)(2) to indicate that garage
dimensions specified are measured to provide for "interior clearance."
PREPARED BY:
CI rILLIAMS, AICP
Assistant
DEPARTMENT HEAD REVIEW:
~’S T~’X)E’EM~LIE
Director of Plalming and Community Environment
CITY MANAGER APPROVAL:~/~ / ,,.//~;
EMILY HA~ISON
Assistant City Manager
ATTACHMENTS
A. Proposed Ordinance
CMR: 352:07 Page 2 of 2
NOT YET APPROVED
ATTACHMENT A
ORDINANCE NO.
ORDINANCE OF THE COUNCIL OF THE CITY OF PALO ALTO
AMENDING TITLE 18 [ZONING] OF THE PALO ALTO MUNICIPAL CODE
DELETING CHAPTERS 18.22, 18.24 AND 18.26 AND ADDING CHAPTER
18.13 [MULTIPLE FAMILY RESIDENTIAL DISTRICTS: RM-15, RM-30
AND RM-40]; DELETING CHAPTER 18.83 AND ADDING CHAPTERS 18.52
[OFF-STREET PARKING AND LOADING REGULATIONS] AND 18.54
[PARKING FACILITY DESIGN STANDARDS]; DELETING CHAPTERS
18.32, 18.71, AND 18.72 AND ADDING CHAPTER 18.28 [SPECIAL
PURPOSE DISTRICTS]; AMENDING DEFINITIONS IN CHAPTER 18.04
(DEFINITIONS);AND AMENDING MISCELLANEOUS ZONING
PROVISIONS TO PROVIDE CLARWICATION AND TO REFORMAT THE
ORDINANCE
The Council of the City of Palo Alto does ORDAIN as follows:
SECTION 1. Findings and Declarations. The City Council finds and declares as
follows:
(a) That in December 2000, the City Council approved a work plan for the Zoning
Ordinance Update involving the preparation of a new Title 18 (Zoning Code) of the Palo Alto
Municipal Code (PAMC), including the update of existing land use chapters and processes as
well as the preparation of chapters for new and revised land uses;
(b) The 1998-2010 Palo Alto Comprehensive Plan includes several programs and
policies related to multi-family residential development, parking standards and open space
protection. The Zoning Ordinance Update was initiated in part to accomplish these programs and
policies.
(c) The last comprehensive update of the Palo Alto Zoning Code took place in 1978.
Provisions for multi-family residential development, parking standards and open space
protection in that update do not respond to current Comprehensive Plan goals and Council
priorities.
(d) The 1978 Zoning Code update and subsequent amendments also do not address
changes in land uses and City Council priorities that exist today, and the ordinance is not
presented in a format that is orderly and readily understood by its various users.
SECTION 2. Chapters 18.22 (RM-15 Low Density Multiple-Family Residence District
Regulations), 8.24 (RM-30 Medium Density Multiple-Family Residence District Regulations),
and 1826 (RM-40 High Density Multiple-Family Residence District Regulations) of the Palo
Alto Municipal Code is hereby deleted and Chapter 18.13 (Multiple Family Residential District:
RM15, RM-30, and RM-40) is hereby added to read as follows:
070827 syn 0120245
NOT YET APPROVED
Chapter 18.13
MULTIPLE FAMILY RESIDENTIAL DISTRICTS
(RM-15, RM-30, AND RM-40)
Sections:
18.13.010
18.13.020
18.13.030
18.13.040
18.13.050
18.13.060
18.13.070
Purposes
Applicable Regulations
Land Uses
Development Standards
Village Residential Development
Multiple Family Context-Based Design Criteria
Grandfathered Uses
18.13.010 Purposes
This section specifies regulations for three multiple family residential districts.
(a) RM-15 Low Density Multiple-Family Residence District [RM-15]
The RM-15 low-density multiple-family residence district is intended to create, preserve
and enhance areas for a mixture of single-family and multiple-family housing which is
compatible with lower density and residential districts nearby, including single-family
residence districts. The RM-15 residence district also serves as a transition to moderate
density multiple-family districts or districts with nonresidential uses. Permitted densities in
the RM- 15 residence district range from eight to fifteen dwelling units per acre.
(b) RM-30 Medium Density Multiple-Family Residence District [RM-30]
The RM-30 medium density multiple-family residence district is intended to create,
preserve and enhance neighborhoods for multiple-family housing with site development
standards and visual characteristics intended to mitigate impacts on nearby lower density
residential districts. Projects at this density are intended for larger parcels that will enable
developments to provide their own parking spaces and to meet their open space needs in
the form of garden apartments or cluster developments. Permitted densities in the RM-30
residence district range from sixteen to thirty dwelling units per acre.
(c) RM-40 High Density Multiple-Family Residence District [RM-40]
The RM-40 high density multiple-family residence district is intended to create, preserve
and enhance locations for apartment living at the highest density deemed appropriate for
Palo Alto. The most suitable locations for this district are in the downtown area, in select
sites in the California Avenue area and along major transportation corridors which are
close to mass transportation facilities and major employment and service centers.
Permitted densities in the RM-40 residence district range from thirty-one to forty dwelling
units per acre.
070827 syn 0120245
NOT YET APPROVED
18.13.020 Applicable Regulations
The specific regulations of this chapter and the additional regulations and procedures established
by other pertinent chapters in Title 18 shall apply to all multiple-family residence districts.
18.13.030 Land Uses
Table 1 specifies the permitted and conditionally permitted land uses in the multiple-family
residence districts.
Table 1: Multi ,le Famib
ACCESSORY AND SUPPORT USES
Accessory Facilities and uses customarily
incidental to permitted uses
Home Occupations, when accessory to
permitted residential uses
Horticulture, Gardening, and Growing of
food products for consumption by
occupants of a site
Surface Parking Facilities located on
abandoned railroad rights-of-way
EDUCATIONAL, RELIGIOUS, AND
ASSEMBLY USES
Churches and Religious Institutions
’ Private Clubs, Lodges, or Fraternal .....
Organizations, excluding any such facility
operated as a business for profit
Private Educational Facilities
PUBLIC/QUASI-PUBLIC USES
Community Centers
Utility Facilities essential to provision of
utility services but excluding construction
or storage yards, maintenance facilities, or
corporation ~,ards.
RECREATION USES
Neighborhood Recreational Center~,,,
RESIDENTIAL USES
Single-Family
Two-Family
Multiple-Family
Village Residential
Mobile Homes
Residential Care Homes
Chapter 18.40
Chapter 18.42
SERVICE AND RETAIL USES
3
070827 syn 0120245
P
P
CUP
CUP
CUP
CUP
CUP
P
P
P
P
Residential Uses
P P
CUP CUP
CUP CUP
CUP
CUP CUP
CUP CUP
CUP CUP
cup cur,
P
(3) ......(3)
P P
P P
18.13.050
NOT YET APPROVED
Convalescent Facilities
Day Care Centers
Small Family Day Care Homes
Large Family Day Care Homes
Small Adult Day Care Homes
Large Adult Day Care Homes
Eating and Drinking Services, except
drive-in and take-out services
Personal Services and Retail Services of a
neighborhood-s~rving nature
CUP CUP
P P....... p P
P P
CUP CUP
CUP
CUP
CUP CUP
CUP
P
P
P
PCup
CUP
CUP
CUP
18.13.040(f)
18.13.040(0
TEMPORARY USES
Temporary Uses, subject to regulations in 18.42.050Current Code Chapter 18.42.050
P = Permitted Use CUP = conditional Use Permit Required
< 1permitted use only on lots less than 8,500 square feet in size.
o-) Permitted use only on lots less than 6,000 square feet in size.
~3~ Permitted use only if lot is substandard in size, e.g., less than 8,500 square feet or less than 70 feet
in width, or at the perimeter of a site in excess of one acre where used as a transition to low-density
residential area.
18.13.040 Development Standards
(a)Site specifications, building size and bulk, and residential density
The site development regulations in Table 2 shall apply in the multiple-family residence
districts, provided that more restrictive regulations may be recommended by the
Architectural Review Board and approved by the Director of Planning and Community
Environment, pursuant to the regulations set forth in Chapter 18.76, performance criteria
set forth in Chapter 18.23, and the context-based design criteria set forth in Section
18.13.060.
070827 syn 0120245
4
NOT YET APPROVED
Table 2: Multiple Family Re~iden,fial Development Table
Minimum Sing’ Specifications
Site Area (ft2)
Site Width (ft)
Sit~ Dqp!h !ft)
Substandard Lot SpeCifications ’
Site Area (ft2)
Site Width (ft)
Minimum Setbacks
Front Yard (ft)
On arterial roadways’~’
Interior Side Yards (ft)
For lots with width of 70 feet or greater
For lots with width of less than 70 feet
Interior Rear Yards (ft)
Street Side and Street Rear Yards (ft)
Maximum Height (ft)
Maximum height for those portions of a site
within 50 feet of a more restrictive residential
district or a site containing a residential use in a
nonresidential district
Daylight Planes(7)
Daylight Plane for side and rear lot lines for
sites abutting any R-i, R-2, RMD, or RM-15
district or abutting a site containing a single-
family or two-family residential use in a
nonresidential district:
Initial Height (ft)
Angle (degrees)
Daylight Plane for side and rear lot lines for
sites abutting a RM-30, RM-40, Planned
Community, or nonresidential district that does
not contain a single-family or two-family
residential use:
For lots with width of 70 feet or greater
For lots with width of less than 70 feet,
limited to the first 10 feet from the property
line (no daylight plane beyond 10 feet):
Initial Height (ft)
Angle (degrees,) ........
Maximum Site Coverage:
Base
RM-15 RM-30 RM-40
8,500
70
100
Less than 8,500 square feet and/or
less than 70 feet in width
Setback lines imposed by a special
setback map pursuant to Chapter
20.08 of t!ffs code may apl~ly
20 20 ....."0-25’’)’
0~20{~)0_20{~) .....0_25’0i
I0 10 t0
6 feet
10 10 10
16 16 0[i6<2)
30 .....~’5 .....40
35
10
None
10
45
35%40%45%
Subject to
regulations
in’.
18.13.040(b)
070827 syn 0120245
NOT YET APPROVED
subject to
RM-15 RM-30 RM-40 regulations
in:
5%5%5%
0.5:1 0.6:1 1.0:1
Additional area permitted to be covered by
covered patios or overhangs otherwise in
compliance with all applicable laws ,
Maximum Floor Area Ratio (FAR),{4)
Maximum Residential Density (units)
Maximum number of units per acre(3)
Minimum Site Open Spacet, ) (percent)
Minimum Usable Open Space (sf per unit)~s)
Minimum common open space (sf per unit)
Minimum private open space (sf per unit) ,
Performance Criteria
Landscape Requirements
15
35
2OO
100
5O
30
30
150
75
50
40
I00
5O
50
See provisions of Chapter 18.23
18.13.040(e)
18.13.040(e)
Ch. 18.23
18.40.130
Parking~6),,, ,,, See provisions, , , of Chapter, 1,8.52, ,Ch" 18.~2,
(~) Minimum front setbacks shall be determined by the Architectural Review Board upon review
pursuant to criteria set forth in Chapter 18.76 and the context-based criteria outlined in Section
18.13.060. Arterial "o~ c ways do nol include residc~.tial ~meriais.
(-~> Minimum street side setbacks in the RM-40 zone may be from 0 to 16 feet and shall be determined
by the Architectural Review Board upon review pursuant to criteria set forth in Chapter 18.76 and the
context-based criteria outlined in Section 18.13.060.(3) Provided that, for any lot of 5,000 square feet or greater, two units are allowed, subject to
compliance with all other development regulations.
<a) Covered parking is not included as floor area in multi-family development, up to a maximum of 230
square feet per required parking space that is covered. Covered parking spaces in excess of required
parking spaces count as floor area.
(~ Subject to the limitations of Section 18.13.040(e). Usable open space is included as part of the
minimum site open space; required usable open space in excess of the minimum required for common
and private open space may be used as either common or private usable open space; landscaping may
count towards total site open space after usable open space requirements are met.(6) Tandem parking is allowed for any unit requiring two parking spaces, provided that both spaces in
tandem are intended for use by the same residential unit. For projects with more than four (4) units, not
more than 25% of the required parking spaces shall be in a tandem configuration.(7~ Each daylight plane applies specifically and separately to each property line according to the
adjacent use.
(b) Setbacks, Daylight Planes and Height- Additional Requirements and Exceptions
(1)Setbacks
(A)
(B)
070827 syn 0120245
Setbacks for lot lines adjacent to an arterial street, expressway or freeway, as
designated in the Palo Alto Comprehensive Plan, shall be a minimum of twenty-
five feet (25’), except that lesser setbacks may be allowed or required by the
Planning Director, upon recommendation by the Architectural Review Board,
where prescribed by the context-based criteria outlined in Section 18.13.060.
Special setbacks of greater than 25 feet may not be reduced except upon approval
of a design enhancement exception or variance.
Required parking spaces shall not be located in a required front yard, nor in the
first ten feet (10’) adjoining the street property line of a required street side yard.
6
NOT YET APPROVED
(C)Projections into yards are permitted only to the extent allowed by Section
18.40.070 of this code.
(2)Height and Daylight Planes
(A)
iii.
(B)
Exceptions to maximum height limitations are permitted only to the extent
allowed by Section 18.40.090 of this code.
The following features may extend beyond the daylight plane established by the
applicable district, provided that such features do not exceed the height limit for
the district unless permitted to by Section 18.40.090 of this code:
Television and radio antennas;
Chimneys and flues that do not exceed 5 feet in width, provided that chimneys
do not extend past the required daylight plane a distance exceeding the
minimum allowed pursuant to Chapter 16.04 of this code.
Cornices and eaves, excluding flat or continuous walls or enclosures of usable
interior space, provided such features do not extend past the daylight plane
more than 4 feet, and so long as they do not encroach into the side setback
greater than 2 feet.
(c)Single-Family and Two-Family Uses
(1)The regulations in Chapter 18.12 that apply to the R-1 district shall apply to sites in
single-family use in the multiple-family residence districts. The regulations in
Chapter 18.10 that apply to the R-2 district may be applied, at the applicant’s
discretion, to sites in two-family use in the multiple-family residence districts, in
lieu of the multi-family standards.
(2)The Individual Review provisions of Section 18.12.1 i0 of the Zoning Ordinance
shall be applied to any single-family or two-family residence in the multi-family
districts, to those sides of a site that share an interior side lot line with the interior
side or rear lot line of a property zoned for or used for single-family or two-family
dwellings. The Individual Review shall not be applied to adjacent uses other than
single-family and two-family uses.
(d)Substandard Lots
(e)
Substandard lots in the multiple family zoning districts are those that are: 1) less than the
minimum 8,500 square feet in size, or 2) less than 70 feet in width. These lots may be
developed pursuant to the regulations outlined in Table 2 or may be developed according
to the regulations provided for Village Residential development, as outlined in Section
18.13.050. Single-family and two-family development on these lots shall be developed as
outlined in subsection (c) above.
Usable Open Space
The following usable open space regulations shall apply:
(1)Required Minimum Site Open Space. Each site shall, at a minimum, have a portion
of the site, as prescribed in Table 2, developed into permanently maintained open
070827 syn 0120245
7
NOT YET APPROVED
(2)
space Site open space includes all usable open space plus landscape or other
uncovered areas not used for driveways, parking, or walkways.
Usable Open Space (Private and Common). Each project shall, at a minimum, have
a portion of the site, as prescribed in Table 2, developed into permanently
maintained usable open space, including private and common usable open space
areas. Usable open space shall be located protected from the activities of
commercial areas and adjacent public streets and shall provide noise buffering from
surrounding uses where feasible. Parking, driveways and required parking lot
landscaping shall not be counted as usable open space.
(A)Private Usable Open Space. Each dwelling unit shall have at least one
private usable open space area contiguous to the unit that allows the
occupants of the unit the personal use of the outdoor space. The minimum
size of such areas shall be as follows:
(i)Balconies (above ground level): 50 square feet, the least dimension of
which shall is 6 feet.
(ii)Patios or yards in the RM-15 and RM-30 districts: 100 square feet, the
least dimension of which is 8 feet for at least 75% of the area.
(iii)Patios or yards in the RM-40 district: 80 square feet, the least
dimension of which is 6 feet for at least 75% of the area.
(B)Common Usable Open Space. The minimum designated common open
space area on the site shall be 10 feet wide and each such designated area
shall comprise a minimum of 200 square feet. In the RM-30 and RM-40
districts, part or all of the required private usable open space areas may be
added to the required common usable open space in a development, for
purposes of improved design, privacy, protection and increased play area for
children, upon a recommendation of the Architectural Review Board and
approval of the Director.
Personal Services, Retail Services, and Eating and Drinking Services in the RM-30
and RM-40 districts
Within a single residential development containing not less than 40 dwelling units,
personal services, retail services, and eating and drinking services solely of a
neighborhood-serving nature to residents in the development or in the general vicinity of
the project may be allowed upon approval of a conditional use permit, subject to the
following limitations and to such additional conditions as may be established by the
conditional use permit:
Total gross floor area of all such uses shall not exceed 5,000 square feet or three
percent of the gross residential floor area within the development, whichever is
smaller, and may not occupy any level other than the ground level or below grade
levels.
(2)A maximum of 2,500 square feet of retail and/or service and/or eating and drinking
uses shall be allowed per establishment.
070827 syn O120245
NOT YET APPROVED
(3)
(4)
(5)
(6)
(7)
(8)
Personal services, retail services, and eating and drinking services provided in
accordance with this section shall not be included in the gross floor area for the site.
The conditional Use Permit for the project may preclude certain uses and shall
include conditions that are appropriate to limit impacts of noise, lighting, odors,
parking and trash disposal from the operation of the commercial establishment. The
hours of operation shall be limited to assure compatibility with the residential use
and surrounding residential uses.
Allowable Neighborhood-Serving Uses. A neighborhood-serving use 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 local customers and clients can
walk, bicycle or travel short distances, rather than relying primarily on automobile
access or the provider of the goods or services traveling off-site. Allowable
neighborhood-serving personal services, retail services and eating and drinking
services may include, but are not limited to, "agent" dry cleaners, flower shops,
convenience grocery stores (excluding liquor stores), delicatessens, cafes, fitness
facilities, day care facilities, and similar uses found by the Planning Director to be
compatible with the intent of this provision.
Sign programs, including size, number, color, placement, etc. shall be permitted
only as specified in the conditional use permit and by the Planning Director upon
recommendation of the Architectural Review Board
Off-street parking and bicycle facilities, in addition to facilities required for
residential uses, shall be provided as may be specified by the conditional use
permit. However, there shall not be less than one parking space for each employee
working or expected to be working at the same time.
For any project containing forty (40) or greater units and located more than 500 feet
from neighborhood commercial services, as determined by the Director, a minimum
of 1,500 square feet of neighborhood serving retail, personal service, and/or eating
or drinking uses shall be provided, subject to the above limitations. No conditional
use permit is required, but the commercial use shall be reviewed by the
Architectural Review Board as part of the architectural review approval. A
minimum of one parking space for each employee working or expected to be
working at the same time shall be provided.
(g)Below Market Rate Units and Rental Housing Protection
In developments of five or more units on sites of less than five acres, not less than
fifteen percent (15%) of the units shall be provided at below-market rates (BMR) to
very-low, low and moderate income households in accordance with Program H-36
of the Palo Alto Comprehensive Plan Housing Element. In developments of five or
more units on sites of five acres or more, not less than twenty percent (20%) of the
units shall be provided at below-market rates (BMR). Specified percentages are
applied to all proposed units in a project, including those designated as BMR units.
070827 syn 0120245
NOT YET APPROVED
(2)Further details of the BMR program requirements, including their applicability to
subdivisions and for density bonus purposes, are found in the discussion of Programs
H-36 and H-38 of the Palo Alto Comprehensive Plan Housing Element.
(3) Below mmket rate units shall be iuiiv ip, te£vated int,.; the development unless ~ood
cause is shown for an exception.
(h)Performance Criteria
In addition to all other provisions of this Chapter, all multi-family development shall
comply with applicable provisions of Chapter 18.23 (Performance Criteria for Multiple
Family, Commercial, Industrial and Planned Community Districts).
18.13.050 Village Residential Development
(a)Purpose
Village Residential multiple-family development is intended to create, preserve and
enhance areas for a mixture of single-family and multiple-family housing that is
compatible with lower density and residential districts nearby, including single-family
residence districts. Housing types may include but are not limited to single family houses
on small lots, attached rowhouse/townhouse, and cottage clusters. Village Residential
development also serves as a transition to moderate density multiple-family districts or
districts with nonresidential uses. Permitted densities range from eight to twelve dwelling
units per acre. Village Residential housing also provides a means to accommodate home
ownership options in multiple-family zones.
(b)Applicability of Regulations
Village Residential development standards may be applied to RM-15 multiple-family
residence district sites, as well as to substandard RM-30 and RM-40 multiple-family
residence sites. It may also be applied to the perimeter of RM-30 and RM-40 sites larger
than one acre in size where a transition to a lower-density adjacent use is desired. The
Director may require the submittal of Covenants, Conditions and Restrictions (CC&Rs),
maintenance agreements, easements, and!or other legal instruments to document and
disclose conditions of the project approval.
(c)Development Standards
Table 3 specifies the development standards for new Village Residential developments that
provide for individual lots established for sale of one housing unit on a lot. These
developments shall be designed and constructed in compliance with the following
requirements and the context-based design criteria outlined in Section 18.13.060, provided
that more restrictive regulations may be recommended by the architectural review board
070827 syn 0120245
10
NOT YET APPROVED
and approved by the director of planning and community environment, pursuant to Section
18.76.020:
Table 3: Village Residentia,! Development Table
Subject to
Village, Residential, ,,,,,,,,regulations in:,,
Minimum Site Specifications
Site Area (ft2)
Site Width (ft)
Site Depth (ft)
Minimum Setbacks
Minimum Lot Specificationsm
Lot Area (ft2), Attached Units
Lot Area (ft-~), Detached Units
Maximum Lot Area (ft2)
Front lot setback (ft)
Rear lot setback (ft)
Side lot setback (ft)
Distance between detached units (ft)
Maximum House Size (ft)
Mgximum Height fit)
Daylight Planes
Maximum Site Coverage
Maximum Floor Area Ratio (FAR)~3)
Maximum Residential Density (units)
Maximum number of units per acre
Minimum Site Open Space~4)
Minimum Usable Open Space (per unit)~3)
Minimum common open space (per unit)
Minimum private open sl~ace (per unit)
Performance Criteria
Landscape Requirements
Parking~s)
6,000
5O
100
" R~- 1 ~’"development
standards apply to
perirneter,,,~f site
1,500
2,500
4,000
5
3
0
3
2,500(~)
30
RM-15 development
standards apply to
perimeter,,of site
RM-15 development
standards al~pl), to site
applied to entire site
12
35% of entire site
300 sq. ft.
No requirement
100 sc~. ft.,
See provisions of Chapter
18.52
18.13.040(e)
18.13.040(e)
Ch. 18.23
18.40.130
Ch. 18.52
070827 syn 0120245
11
NOT YET APPROVED
Subject to
,,, ,,,,Village, Residential,,re~:ulat!ons in: ,,,,(l) Individual lots are created by subdividing the development site to create one for-sale lot per dwelling
unit. Overall development intensity (FAR, site coverage, landscape/open space) shall be calculated
across the entire site to comply with RM-15 zone standards, and setbacks and daylight planes at the
perimeter of the site shall comply with RM-15 setbacks and daylight planes. For common-ownership
developments such as condominiums and apartments, the underlying multiple-family zone district
development standards shall apply.12) Covered parking that is attached to the residence shall be included in the maximum house size.
(3) Covered parking is not included as floor area in multi-family development, up to a maximum of 230
square feet per required parking space that is covered. Covered parking spaces in excess of required
parking spaces count as floor area.(4) Subject to the limitations of Section 18.13.040(e). Usable open space is included as part of the
minimum site open space; required usable open space in excess of the minimum required for common
and private open space may be used as either common or private usable open space; landscaping may
count towards total site open space after usable open space requirements are met.(5) Tandem parking is allowed for any unit requiring two parking spaces, provided that both spaces in
tandem are intended for use by the same residential unit. For projects with more than four (4) units, not
mor~ tha,n 25% of the required parking space~ shall be in a tandem configuration.
(d)Design for Entire Site
The entire development plan for a Village Residential project, including subdivision of the
site into individual lots and design of buildings, streets, driveways, parking, and open
space shall be submitted and reviewed at one time. Design for individual lots may not be
phased for subsequent approval.
(e)Post-Construction Modifications
(1)
(2)
Modifications to completed units, such as additions to dwelling units, changes in
circulation or parking, exterior building design features, and provisions for open
space, must be submitted as an amendment to the Village Residential development,
unless an alternate review process is outlined in the initial project approval. The
Director may require the submittal of Covenants, Conditions and Restrictions
(CC&Rs) and/or other legal instruments to document and disclose the post-
construction approval process.
An amendment to the Village Residential approval may only be submitted by the
owner of the entire site or by an entity (such as a homeowners association)
representing the property owners. The amendment shall be reviewed in the same
manner as the original approval and must demonstrate compliance with the applicable
standards for the entire site. Minor architectural review may be approved by staff,
pursuant to the process outlined in Section 18.76.020 for exterior architectural or site
modifications deemed minor by the Director.
070827 syn 0120245
12
NOT YET APPROVED
18.13.060 Multiple Family Context-Based Design Criteria
(a)Contextual and Compatibility Criteria
Development in a multiple-family residential district shall be responsible to its context and
compatible with adjacent development.
(1)Context
(A)Context as used in this section is intended to indicate relationships
between the site’s development to adjacent street types, surrounding land
uses, and on-site or nearby natural features, such as creeks or trees.
Effective transitions to these adjacent uses and features are strongly
reinforced by Comprehensive Plan policies.
(B)The word "context" should not be construed as a desire to replicate
existing surroundings, but rather to provide appropriate transitions to those
surroundings. "Context" is also not specific to architectural style or
design, though in some instances relationships may be reinforced by an
architectural response.
(2)Compatibility
(A)Compatibility is achieved when the apparent scale and mass of new
buildings share general characteristics and establishes design linkages with
the overall pattern of buildings so that the visual unity of the neighborhood
or street is maintained. For active streetscapes, compatibility is achieved
when the scale and mass of new buildings are consistent with the pattern
of achieving a pedestrian oriented design.
(B)Compatibility goals may be accomplished through various means,
including but not limited to:
(i)the siting, scale, massing, and materials;
(ii)the rhythmic pattern of the street established by the general width
of the buildings and the spacing between them;
Off) the pattern of roof lines and projections;
(iv) the sizes, proportions, and orientations of windows, bays and
doorways;
(v)the
(vi)the
(vii)the
(viii)the
location and treatment of entryways;
shadow patterns from massing and decorative features;
siting and treatment of parking; and
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 RM-15, RM-
30, and RM-40 districts, as further illustrated on the accompanying diagrams:
13
070827 syn 0120245
NOT YET APPROVED
(1) Massing and Building Facades
Massing and building facades shall be designed to create a residential scale in keeping
with Palo Alto neighborhoods, and to provide a relationship with street(s) through
elements such as:
A.Articulation, setbacks, and materials
that minimize massing, break down the
scale of buildings, and provide visual
interest (Figure 1-1);
B. Rooflines that emphasize and
accentuate significant elements of the
building such as entries, bays, and
balconies (Figure 1-1);
C. Placement and orientation of doorways,
windows, and landscape elements to
create a relationship with the street
(Figure 1-1);
D. Facades that include projecting eaves
and overhangs, porches, and other
architectural elements that provide
human scale and help break up building
mass (Figure 1-1);
E. Entries that are clearly defined features
of front facades, and that have a scale
that is in proportion to the size and type
of the building and number of units
being accessed; larger buildings should
have a more prominent building
entrance, while maintaining a
pedestrian scale;
F. Residential units that have a presence
on the street and are not walled-off or
oriented exclusively inward;
G. Elements that signal habitation such as
entrances, stairs, porches, bays and
balconies that are visible to people on
the street (Figure 1-2);
H. All exposed sides of a building
designed with the same level of care
and integrity (Figure 1-2);
(Figure 1-1)
(Figure 1-2)
070827 syn 0120245
14
NOT YET APPROVED
(2) Low-Density Residential Transitions
Where new projects are built abutting existing lower-scale residential development, care
shall be taken to respect the scale and privacy of neighboring properties through:
Transitions of development intensity
from higher density development
building types to building types that are
compatible with the lower intensity
surrounding uses, such as small-lot
units and rowhouses (Figure 2-1);
B.Massing and orientation of buildings
that respect and mirror the massing of
neighboring structures by stepping back
upper stories to transition to smaller
scale buildings, including setbacks and
daylight planes that match abutting R-1
and R-2 zone requirements (Figure 2-
2);
C. Respecting privacy of neighboring
structures, with windows and upper
floor balconies positioned so they
minimize views into neighboring
properties (Figure 2-3);
D. Minimizing sight lines into and from
neighboring properties (Figure 2-3);
E. Limiting sun and shade impacts on
abutting properties; and
F.Providing pedestrian paseos and mews
to create separation between uses.
(Figure 2-1)
(Figure 2-2)
(Figure 2-3)
070827 syn 0120245
15
NOT YET APPROVED
(3) Project Open Space
Private and public open space shall be provided so that it is usable for the residents and
visitors 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;
B. Open space should be sited and
designed to accommodate different
activities, groups, active and passive
uses, and should be located convenient
to the residents.
C.Common open spaces should connect
to the pedestrian pathways and existing
natural amenities of the site and its
surroundings (Figure 3-1);
D. Usable open space may be any
combination of private and common
spaces;
E.Open space should be located to
activate the street facade and increase
"eyes on the street" when possible
(Figure 3-2);
F. Usable open space does not need to be
located on the ground and may be
located in porches, decks, balconies
and/or podi urns (Figure 3-3);
G. Both private and common open space
areas should be buffered from noise
where feasible through landscaping and
building placement;
H. 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 3-3); and
I.Parking may not be counted as open
space. .......
(Figure 3-1)
(Figure 3-2)
(Figure 3-3)
070827 syn 0120245
16
NOT YET APPROVED
(4) Parkin~ Design
Parking needs shall be accommodated but shall not be allowed to overwhelm the
character of the project or detract from the pedestrian environment, such that:
A.Parking is located behind buildings,
below grade or, where those options are
not feasible, screened by landscaping,
low walls, garages and carports, etc.;
B. Structured parking is fronted or
wrapped with habitable uses when
possible (Figure 4-1);
C. Parking that is semi-depressed is
screened with architectural elements
that enhance the streetscape such as
stoops, balcony overhangs, and/or art
(Figure 4-2);
D. Landscaping such as trees, shrubs,
vines, or groundcover is incorporated
into surface parking lots (Figure 4-2);
E. For properties with parking access from
the rear of the site (such as a rear alley
or driveway) landscaping shall provide
a visual buffer between vehicle
circulation areas and abutting properties
(Figure 4-3);
F. Street parking is utilized for visitor or
customer parking and is designed in a
manner to enhance traffic calming;
G.Parking is accessed from side streets or
alleys when possible.
Par~ing
Stuclured parking fronIed or wrapped wffh habitable uses
(Figure 4-1)
Semi-depressed parking screened with architectural elements that
enhance the streetscape such as stoops, balcony overhangs, and/or art
(Figure 4-2)
(Figure 4-3)
070827 syn 0120245
17
NOT YET APPROVED
(5) Large (multi-acre) Sites
Large (in excess of one acre) sites shall be designed so that street, block, and building
patterns are consistent with those of the surrounding neighborhood, and such that:
A.New development of large sites
maintains and enhances connectivity
with a hierarchy of public streets,
private streets, walks and bike paths
(integrated with Palo Alto’s Bicycle
Master Plan, when applicable);
B. The diversity of building types
increases with increased lot size (e.g.,
<1 acre = minimum 1 building type; 1-
2 acres = minimum 2 housing types;
greater than 2 acres = minimum 3
housing types) (Figures 5-1 through 5-
3); and
C. Where a site includes more than one
housing type, each building type should
respond to its immediate context in
terms of scale, massing, and design
ec~( .~., small lot units or rowhouse
building types facing or abutting
existing single-family residences)
(Figures 5-2 and 5-3).
(Figure 5-1 )
(Figure 5-2)
,(Figure 5-3)
070827 syn 0120245
18
NOT YET APPROVED
(6) Housing Variety and Units on Individual Lots
Multifamily projects may include a variety of unit types such as small-lot detached units
(Figure 6-1), attached rowhouses/townhouses (Figure 6-2), and cottage clusters in order
to achieve variety and create transitions to adjacent existing development, provided that:
A.Setbacks and daylight planes along the
perimeter of the site shall conform to
RM-15 zone standards;
B.Overall development intensity (FAR,
landscape coverage, open space) shall
be calculated across the entire site to
comply with the RM-15 zone
standards;
C. Individual detached units shall be
spaced a minimum of 3 feet apart;
D. For units on individual "fee simple"
lots, units may be situated along the
property line of the individual parcel
(i.e., zero-lot line) to allow usable open
space in the opposite side setback;
E. Each detached unit shall have at least
one usable side yard between the house
and fence to provide outdoor passage
between the front and rear yards;
F. Spaces between buildings shall be
landscaped and/or shall provide for
usable hardscape (patios, decks, etc.);
G. Sidewall windows should be designed
with privacy features such as obscure
glass or glass block;
H. Windows on sidewalls opposite each
other should be above eye level or
should be offset to prevent views into
adjacent units; and
I.Architectural treatment shall be carried
along the sidewalls of detached units,
particularly sidewalls facing streets and
pathways.
Small-Lot units on individual lots
(Figure 6-1)
¯ Rowhouses on individual lots
(Figure 6-2)
070827 syn 0120245
19
NOT YET APPROVED
(7)Sustainabilitv and Green Building Design
Project design and materials to achieve sustainability and green building design shall be
incorporated into the project. Green building design considers the environment during
design and construction. Green building design aims for compatibility with the local
environment: to protect, respect and benefit from it. In general, sustainable buildings are
energy efficient, water conserving, durable and nontoxic, with high-quality spaces and
high recycled content materials. The following considerations should be included in site
and building design:
Optimize building orientation for heat
gain, shading, daylighting, and natural
ventilation (Figure 7-1);
Design landscaping to create
comfortable micro-climates and reduce
heat island effects (Figure 7-2);
Design for easy pedestrian, bicycle, and
transit access;
Maximize onsite stormwater
management through landscaping and
permeable pavement (Figure 7-3);
Use sustainable building materials.
Design lighting, plumbing and
equipment for efficient energy use;
Create healthy indoor environments;
Use creativity and innovation to build
more sustainable environments. One
example is establishing gardens with
edible fruits, vegetables or other plants
to satisfy a portion of project open
space requirements (Figure 7-2); and
W~ter Sun
Direct Sunlight.
through South
facing windows
would improve
the passive heat-
ing in Winter
Use of Shading Devices to Control Solar loads
in Summer and gain Passive heat in Winter
(Figure 7-1 )
’Urban Agriculture’ and rooftop/balcony gardens
(Figure 7-2)
070827 syn 0120245
20
NOT YET APPROVED
Provide protection for creeks and
riparian vegetation and integrate
stormwater management measures and
open space to minimize water quality
and erosion impacts to the creek
environment.
Minimize Stormwater Runoil to Impermeable areas
(Figure 7-3)
18.13.070 Grandfathered Uses
(a)Grandfathered Uses
The following uses may remain as grandfathered uses and shall not be subject to the
provisions of Chapter 18.94:
(1) RM-15 district:
(A)
(B)
(c)
Professional and medical office uses existing on July 20, 1978 and which, prior
to that date, were lawful conforming permitted uses or conditional uses
operating subject to a conditional use permit, or which uses were, prior to July
20, 1978, located in an RM-1 or RM-2 district, which was imposed by reason
of annexation of the property to the city without benefit of prezoning and
which, prior to the date of annexation, were lawful conforming permitted uses
or conditional uses operating subject to a conditional use permit.
Two-family uses and multiple-family uses existing on July 20, 1978 and
which, prior to that date, were lawful conforming permitted uses or conditional
uses operating pursuant to a conditional use permit, or which uses were, prior
to July 20, 1978, located in an RM-1 or RM-2 district, which was imposed by
reason of annexation of the property to the city without benefit of prezoning
and which, prior to the date of annexation, were lawful conforming permitted
uses or conditional uses operating subject to a conditional use permit.
Motel uses existing on July 20, 1978, and which, prior to that date, were lawful
conforming permitted uses or conditional uses subject to a conditional use
permit.
(2) RM-30 district:
(A)Professional and medical office uses existing on July 20, 1978 and which, prior
to that date, were lawful conforming permitted uses or conditional uses
operating subject to a conditional use permit, or which uses were, prior to July
21
070827 syn 0120245
NOT YET APPROVED
(B)
(c)
20, 1978, located in an RM-3 or RM-4 district, which was imposed by reason
of annexation of the property to the city without benefit of prezoning and
which, prior to the date of annexation, were lawful conforming permitted uses
or conditional uses operating subject to a conditional use permit
Two-family uses and multiple-family uses existing on July 20, 1978 and
which, prior to that date, were lawful conforming permitted uses or conditional
uses operating pursuant to a conditional use permit, or which uses were, prior
to July 20, 1978, located in an RM-3 or RM-4 district, which was imposed by
reason of annexation of the property to the city without benefit of prezoning
and which, prior to the date of annexation, were lawful conforming permitted
uses or conditional uses operating subject to a conditional use permit.
Motel uses existing on July 20, 1978, and which, prior to that date, were lawful
conforming permitted uses or conditional uses subject to a conditional use
permit
(3) RM-40 district:
(A)
(B)
(c)
Professional and medical office uses existing on July 20, 1978 and which, prior
to that date, were lawful conforming permitted uses or conditional uses
operating subject to a conditional use permit, or which uses were, prior to July
20, 1978, located in an RM-5 district, which was imposed by reason of
annexation of the property to the city without benefit of prezoning and which,
prior to the date of annexation, were lawful conforming permitted uses or
conditional uses operating subject to a conditional use permit
Two-family uses and multiple-family uses existing on July 20, 1978 and
which, prior to that date, were lawful conforming permitted uses or conditional
uses operating pursuant to a conditional use permit, or which uses were, prior
to July 20, 1978, located in an RM-5 district, which was imposed by reason of
annexation of the property to the city without benefit of prezoning and which,
prior to the date of annexation, were lawful conforming permitted uses or
conditional uses operating subject to a conditional use permit.
Motel uses existing on July 20, 1978, and which, prior to that date, were lawful
conforming permitted uses or conditional uses subject to a conditional use
permit
(b)
(c)
070827 syn 0 ! 20245
Permitted Changes
The following regulations shall apply to the grandfathered uses specified in subsection (a):
(1)Such uses shall be permitted to remodel, improve, or replace site improvements on
the same site, for continual use and occupancy by the same use, provided that such
remodeling, improvement or replacement:
(A) shall not result in increased floor area;
(B)shall not result in an increase in the number of offices, in the case of
professional or medical office uses, or dwelling units, in the case of residential
or motel uses;
shall not result in shifting of building footprint;
22
NOT YET APPROVED
(2)
(3)
(4)
(D)
(E)
(F)
shall not increase the height, length, building envelope, or size of the
improvement,
shall not increase the existing degree of noncompliance, except through the
granting of a design enhancement exception pursuant to Chapter 18.76, with
respect to multiple-family, professional and medical office, and motel uses, or
a home improvement exception pursuant to Chapter 18.76, with respect to two-
family use.
in the RM-15 district, such remodeling, improvement, or replacement shall be
for continual use and occupancy by the same use.
If a grandfathered use ceases and thereafter remains discontinued for twelve
consecutive months, it shall be considered abandoned and may be replaced only by a
conforming use.
A grandfathered use which is changed to or replaced by a conforming use shall not
be reestablished, and any portion of a site or any portion of a building, the use of
which changes from a grandfathered use to a conforming use, shall not thereafter be
used except to accommodate a conforming use.
The following additional regulations shall apply to grandfathered professional or
medical office uses:
(A)
(B)
Any remodeling, improvement, or replacement of any building designed and
constructed for residential use shall be subject to the issuance of a conditional
use permit in accord with Chapter 18.76.
In the event of redevelopment of all or a portion of the site for permitted
residential uses, professional and medical office uses may not be incorporated
in the redevelopment, except that this provision shall not apply to permanent
conversion to residential use of space within an existing structure now used for
professional and medical office uses.
SECTION 3, Chapter 18.83 (Off-Street Parking and Loading Regulations) of the Palo
Alto Municipal Code is hereby deleted and Chapter 18.52 (Off-Street Parking and Loading
Regulations ) and Chapter 18.54 (Parking Facility Design Standards) are hereby added to read as
follows:
070827 syn 0120245
23
NOT YET APPROVED
Chapter 18.52
PARKING AND LOADING REQUIREMENTS
Sections:
18.52.010
18.52.020
18.52.030
18.52.040
18.52.050
18.52.060
18.52.070
18.52.080
Purpose
Definitions
Basic Parking Regulations
Off-Street Parking, Loading, and Bicycle Facility Requirements
Adjustments by the Director
Parking Assessment Districts and Areas - General
Assessment Districts - CD District
Parking Assessment District Adjustments by the Director
18.52.010 Purpose
Off-street parking, loading and bicycle facilities are required for new uses and enlargements of
existing uses, proportional to the need created by each use, in order to alleviate traffic
congestion. Development regulations and design standards are intended to ensure the usefulness
of parking, loading, and bicycle facilities, protect the public safety, and, where appropriate, to
mitigate potential adverse impacts on adjacent land uses. The City establishes parking criteria to
approximate an average peak demand condition.
18.52.020 Definitions
For purposes of this chapter:
(a)"Accessible"
"Accessible" means the ability to be used by persons with disabilities as defined in the
Americans with Disabilities Act of 1990.
(b)"Construction of Floor Area"
"Construction of floor area" means the construction or building of "floor area" except for
new floor area added to an existing, restored, or partially reconstructed building to meet
the minimum requirements of federal, state or local laws relating to fire prevention and
safety, handicapped access, and building and seismic safety;
(c) "Design Approval"
"Design approval" means approval pursuant to Chapter 18.76.020 & 18.77.070 by the
Director of Planning and Community Environment (Director) upon recommendation of
the architectural review board.
(d)"Parking Assessment Areas"
"Parking assessment areas" means either:
070827 syn 0120245
24
NOT YET APPROVED
(1)The "downtown parking assessment area," which is that certain area of the city
delineated on the map of the University Avenue parking assessment district
entitled "Proposed Boundaries of University Avenue Off-Street Parking Project
No. 75-63 Assessment District, City of Palo Alto, County of Santa Clara, State of
California," dated October 30, 1978, and on file with the city clerk; or
(2)The "California Avenue area parking assessment district," which is that certain
area of the city delineated on the map of the California Avenue area parking
assessment district entitled "Proposed Boundaries, California Avenue Area
Parking Maintenance District" dated December 16, 1976, and on file with the city
clerk;
(e)"Shared (Joint Use) Parking"
"Shared (joint use) parking" means parking intended to accommodate multiple uses,
whether residential or non-residential or both, and to minimize the number of parking
spaces needed by allowing some spaces to be used for different uses at different times of
the day or night.
Definitions for other parking-related terms can be found in section 18.04.030(a) (Definitions),
including "Parking as a principal use," "Parking facility," and "Parking space."
18.52.030 Basic Parking Regulations
(a)Applicability.
The regulations of this chapter apply to all parking areas in all districts established by this
title.
(b)Parking Required
Off-street parking, loading and bicycle facilities shall be provided for any new building
constructed and for any new use established, for any addition or enlargement of an
existing building or use, and for any change in the occupancy of any building or the
manner in which any use is conducted that would result in additional spaces being
required, subject to the provisions of this chapter.
(c)Non-Conformance Due to Parking Requirements
No use of land lawfully existing on July 20, 1978 is nonconforming solely because of the
lack of off-street parking, loading, or bicycle facilities prescribed in this chapter;
provided, that facilities being used for off-street parking on July 20, 1978, shall not be
reduced in capacity to less than the number of spaces prescribed in this chapter or altered
in design or function to less than the minimum standards prescribed in this chapter.
(d)Additions or Changes of Use
For additions or enlargements of any existing building or use, or any change of
occupancy or manner of operation that would increase the number of parking, loading or
bicycle spaces required, the additional parking shall be required only for such addition,
enlargement, or change and not for the entire building or use.
25
070827 syn 0120245
NOT YET APPROVED
(e)Parking Spaces Exclusive
Parking, loading or bicycle spaces required by this chapter for any building or use shall
not be considered to meet the requirement for any other building or use, except where a
joint facility serving more than one building or use contains the total number of spaces
required for each building or use separately, or where adjusted parking requirements for
joint use parking facilities are specifically authorized pursuant to Section 18.52.050.
(f)Design of Parking Spaces
Parking, loading or bicycle facilities required by this chapter, or provided optionally in
addition to the minimum requirements prescribed by this chapter, shall conform to the
design standards set forth in Chapter 18.54.
(g)Term of Parking Requirement
Parking, loading and bicycle facilities required by this chapter shall be maintained for the
duration of the use requiring such facilities, except as authorized pursuant to Section
18.52.050.
(g)Location of Parking Spaces
All off-street parking facilities required by this chapter shall be located on the same site
as the use for which such facilities are required, except as authorized pursuant to Section
18.52.050.
(h)Parking Provided in Excess of Requirement
No use shall be required to provide more spaces than prescribed by this chapter, or
prescribed by the Director in accord with this chapter, or prescribed by any conditional
use permit, variance, or planned community district. Where additional spaces are
provided, such spaces may be considered as meeting the requirements for another use,
subject to Sections 18.52.050 and 18.52.080.
18.52.040 Off-Street Parking, Loading and Bicycle Facility
Requirements.
(a)Parking Requirements
(b)
In each district, off-street parking, loading and bicycle facilities for each use shall be
provided in accordance with Tables 1 and 2, shown in subsection (c) of this Section
18.52.040. The requirement for any use not specifically listed shall be determined by the
Director on the basis of requirements for similar uses, and on the basis of evidence of
actual demand created by similar uses in Palo Alto and elsewhere, and such other traffic
engineering or planning data as may be available and appropriate to the establishment of
a minimum requirement.
Calculation of Required Parking
Off-street parking, loading and bicycle facility requirements established by subsection (a)
shall be applied as follows:
070827 syn 0120245
26
NOT YET APPROVED
(1)
(2)
(3)
(5)
(6)
Where the application of the schedule results in a fractional requirement, a
fraction of 0.5 or greater shall be resolved to the next higher whole number.
For purposes of this chapter, gross floor area shall not include enclosed or covered
areas used for off-street parking or loading, or bicycle facilities.
Where uses or activities subject to differing requirements are located in the same
structure or on the same site, or are intended to be served by a common facility,
the total requirement shall be the sum of the requirements for each use or activity
computed separately, except as adjusted by the Director under the provisions of
Table 1 or Section 18.52.050. The Director, when issuing a permit(s) for multiple
uses on a site, may restrict the hours of operation or place other conditions on the
multiple uses so that parking needs do not overlap and may then modify the total
parking requirement to be based on the most intense combination of uses at any
one time.(4) Where requirements are established on the basis of seats or person
capacity, the building regulations provisions applicable at the time of
determination shall be used to define capacity.
Where residential use is conducted together with or accessory to other permitted
uses, applicable residential requirements shall apply in addition to other
nonresidential requirements, except as provided by Sections 18.52.050 and
18.52.080.
In addition to the parking requirements outlined in Tables 1 and 2, parking for
handicapped persons shall be provided pursuant to the requirements of Section
18.54.030 (Accessible Parking) and consistent with criteria outlined in Title 16
(Building Code) of the Municipal Code.
070827 syn 0120245
27
NOT YET APPROVED
(c)Tables 1, 2 and 3: Parking, Bicycle, and Loading Requirements
Tables 1 and 2 below outline vehicle and bicycle parking requirements in general and for
Parking Assessment Districts, respectively. Table 3 outlines loading requirements for
each land use.
Table 1: Minimum Off-Street Parking Requirements
(Excludes Parking Assessment Districts - See Table 2)
’ Bicycle Parking Requirement
RESIDENTIAL USES
Single-Family Residential (Primary
Unit)
(a) In the OS district
(b) In all other districts
Tandem Parking Allowed
4 spaces, of which
at least one space must be
covered
2 spaces, of which
at least one space must be
covered
(c) Underground parking for single family uses is prohibited, except
pursuant to a variance granted in accordance with the provisions of
Chapter 18.76 (Permits and Approvals) of this title, in which case the
area of the underground garage shall be counted toward the gross floor
area.
Second Dwelling Unit
(in addition to main dwelling unit
requirements)
>450 sf in size
<450 sf in size
Two-Family Residential
(R-2 & RMD Districts)
2 spaces, of which at least one
must be covered
1 space, covered or uncovered
1.5 spaces per unit, of which
at least one space per unit
must be covered
Tandem Parking Allowed,
with one tandem space per
unit, associated directly with
another parking space for the
same unit
1 space per
unit
None
None
100% - LT
070827 syn 0120245
28
NOT YET APPROVED
(# of spaces)
Multiple-Family Residential 1.25 per studio unit
(a) Guest Parking
EDUCATIONAL, RELIGIOUS,
AND ASSEMBLY USES
Business and Trade Schools
Religious Institutions
Mortuaries
Private Schools and Educational
Facilities:
1.5 per 1-bedroom unit
2 per 2-bedroom or larger unit
At least one space per unit
must be covered
Tandem parking allowed for
any unit requiring two spaces
(one tandem space per unit,
associated directly with
another parking space for the
same unit, up to a maximum
of 25% of total required
spaces for any project with
more than four (4) units)
For projects exceeding 3 units;
1 space plus 10% of total
number of units, provided that
if more than one space per unit
is assigned or secured parking,
then guest spaces equal to
33% of all units is required.
1 space per 4-person capacity,
or 1 per 250 sf of gross floor
area, whichever is greater
1 space for each 4 seats or 4-
person capacity, based on
maximum use of all facilities
at the same time, or as
adjusted by the Director as
part of a conditional use
permit.
1 space for each 4 seats or 4-
person capacity, plus funeral
procession queue capacity of 5
cars
Bicycle Parking Requirement
Spaces
1 per unit
1 space for
each 10 units
1 per 40-
person
capacity, or 1
per 2,500 sf,
whichever is
greater
1 space per
40 seats or 40
person
capacity,
based on
maximum use
of al!
facilities at
the same time
2 spaces
Class!
Long Term (LT) ....
and Short
(ST)
100% - LT
100% ST
40% LT
60% Covered
ST
20% - LT
80% - ST, or as
adjusted by the
Director as part
of a conditional
use permit
100% - ST
070827 syn 0120245
29
NOT YET APPROVED
(a) Elementary (K-5)
(b) Grades 6-8
2 spaces per teaching station
2 spaces per teaching station
1 space for
every 5
students
1 space for
every 5
students
(c) Grades 9-12 ’ 4 spac~’s per teaching station 1 space for
every 5
students
Private Clubs, Lodges, and Fraternal
Organizations
RECREATION USES
Commercial Recreation, including
health and fitness clubs
Community Facilities, including swim
club, tennis club, golf course, community
centers, neighborhood centers, and
similar activities
HEALTH CARE SERVICES
Convalescent Facilities
1’ @ace for each 4 seats or 4-
person capacity based on
maximum use of all space at
one time, or as adjusted by the
Director as part of a
conditional use permit
1 space for each 4-person
capacity, or as adjusted by the
Director as part of a
conditional use permit, not to
exceed a 30% reduction.
1 per patient beds
i’ space for each’i.5 patient
beds
lper 0sq. ft. ofgross
enclosed floor area
Hospitals ’"
SERVICE USES
Animal Care Facilities
I space for
each 40 seats
or 40-person
capacity
based on
maximum use
of all space at
one time
1 space per
16-person
capacity, or
as adjusted by
the Director
as part of a
conditional
use permit
1 per 25
pati,~nt beds
1 per 15
pat!,pnt beds
1 per 3,500 sf
(1 space
minimum)
100% - ST,
enclosed
20% - LT
80% - ST
20% - LT
80% - ST or as
adjusted by the
Director as part
of a conditional
use permit
spaces,
remainder ST
60% LT
40% ST
80% - LT
20% - ST
070827 syn 0120245
30
NOT YET APPROVED
Automobile Dealerships
Automotive Services & Service
Stations:
(a) Service Station
(b) Services, Enclosed
Day Care Centers
1 per 400 sq. ft. of sales,
service and office
administration area, and 1 per
500 sq. ft. of exterior sales or
display area, excluding
automobile storage (not on
display).
1 per 350 sq. ft. of gross
enclosed floor area, plus queue
capacity equivalent to the
service capacity of gasoline
pumps
1 per 350 sq. ft. of enclosed
space; and
1 per 500 sq. ft. of exterior
sales, display or storage site
area (open lot area)
1 per 1.5 employees
1 per 10
employees
1 per 10
employees
I per i0
employees
1 per 6
employees
2 per dwelling unit, one of
which shall be covered
2 per dwelling unit, one of
which shall be covered, plus
any additional spaces required
by conditional use permit to
serve visitors and employees
not residing at the home.
2 per dwelling unit, one of
which shall be covered
Day Care Homes, Adult (Small)None
Day Care Homes, Adult (Large)
2 per dwelling unit, one of
which shall be covered, plus
one for each employee not
residing at the home.
t per 250 sq. ft.
Day Care Homes, Family (Small)
Day Care Homes, Family (Large)
Financial Services:
Financial services including: banks
and savings and loan offices
General Business Services:
(a) Enclosed
(b) Open lot
1 per 250 sq. ft.
1 per 500 sq. ft. of sales,
display or storage site area
None
None
None
1 per 2,500 sf
1 per 2,500 sf
1 per 5,000 sf
100% ST
100% ST
100% ST
100% - ST
40% - LT
60% - ST
80%- LT
20%- ST
100%- ST
070827 syn 0120245
31
NOT YET APPROVED
Personal Services
Residential Care Homes
Recyclin~ Center
RETAIL USES
Retail:
(a) Intensive (retail not defined as
extensive)
(b)Extensive (retail with more than
75% of gross floor area used for
display, sales and related storage,
with demonstrably low parking
demand generation per square
foot of gross floor area)
(c) Open lot
Drive-up windows providing services to
occupants in vehicles
Eating and Drinking Services:
(a) With drive-in or take-out facilities
(b) All others
Hotel/Motel/Inn
i per 200 sq. ft. of gross floor
area
2 spaces (for the residential
owners or tenants), one of
which shall be covered
1 space for each attendant
1 per 200 sq. ft. of gross floor
area
1 per 350 sq. ft. of gross floor
area
i space for each 500 square
feet of sales, display, or
storage site area.
Queue line for 5 cars, not
blocking any parking spaces,
in addition to other applicable
requirements
3 per 100 sq. ft. of gross floor
area
1 space for each 60 gross sq.
ft. of public service area, plus
1 space for each 200 gross sq.
ft. for all other areas.
1 per 2,000 sf
None
1 per 2,000 sf
1 per 3,500 sf
1 per 5,000 sf
None
additional
3 per 400 sf
1 per 600 sf
of public
service area,
plus 1 per
2,000 sf for
other areas
i space per guestroom; plus
the applicable requirement for
eating and drinking, banquet,
assembly, commercial or other
as required for such uses, less
up to 75% of the spaces
required for guestrooms, upon
approval by the Director based
on a parking study of parking
generated by the mix of uses.
1 space per
10
guestrooms,
plus
requirements
for accessory
USeS
(drinking,
banquet,
assembly,
commercial
or other)
None
20% - LT
80% - ST
20% - LT
80% - ST
20% - LT
4080% - ST
100% - ST
40% - LT
60% - ST
100% ST
070827 syn 0120245
32
NOT YET APPROVED
Shopping Center 1 per 275 sq. ft. of gross floor
area
1 per 2,750 sf
Administrative Offices
(a) In the RP and ROLM districts
(b) In all other districts
1 per 300 sq. ft. of gross floor
area
1 per 250 sq. ft. of gross floor
area
Medical, professional, and general business offices
(a) In the RP and ROLM districts 1 per 300 sq. ft. of gross floor
area
(b) In all other districts
MANUFACTURING AND
PROCESSING USES
Manufacturing
(a) In the RP, and ROLM districts
(b) In all other districts
Research and Development
(a) In the RP and ROLM districts
(b) In all other districts
Warehousing and Distribution
(a) In the RP and ROLM districts
(b) In all other districts
OTHER USES
Any use not specified
1 per 250 sq. ft. of gross floor
area
1 per 300 sq. ft. of gross floor
area
1 per 500 sq. ft. of gross floor
area
1 per 300 sq. ft. of gross floor
area
1 per 250 sq. ft. of gross floor
area
1 per 300 sq. ft. of gross floor
area
1 per 1,000 sq. ft. of gross
floor area
1 per 3,000 sf
1 per 2,500 sf
1 per 3,000 sf
1 per 2,500 sf
! per 3,000 sf
1 per 5,000 sf
1 per 3,000 sf
1 per 2,500 sf
1 per 3,000 sf
t per 10,000
sq. ft.
To be determined by the Director
~Long Term (LT) and Short Term (ST) bicycle spaces as described in Section 18.54.060.
40% - LT
60% - ST
80% LT
20% ST
60% - LT
40% - ST
80% - LT
20% - ST
80% - LT
20% - ST
80% - LT
20% - ST
070827 syn 0120245
33
NOT YET APPROVED
Table 2: Minimum Off-Street Parking Requirements for Parking Assessment Districts
For Downtown University Avenue
Parking Assessment District:
All uses (except residential)
For California Avenue Parking
Assessment District:
Automobile Service Stations
Automotive Services
Eating ahd Drinking Servicesi ....
(a) With drive-in or take-out facilities
(b) A’II others ......
Financial services:
(a) Bank, savings and loan offices with
7,500 square feet of floor area or
less:
(b)Banks, savings and loan offices
with more than 7,500 square feet
of floor area:
(c) Others
General Business Services: .......
(a) Enclosed
(b) Open’lot"’
Medical, professional, and general
business offices
Personal Services
Retail:
(a) Intensive
(b) Extensive
(c) Open lot
Any use,,,,,not specified ....... , .......
1 per 250 square
1 per 310 squlre’feet ;f dross
enclosed floor area, plus queue
capacity equivalent to the
service capacity of gasoline
pumps
I per 150 square feet of gross
floor area, display, or storage
on site
3 per 100 sfofgross floor
area
1 per 155 Sfof gross floor
area
1 per 180 sf of gross floor area
i ’per’"~ 10 sf of gross floor area
1 per 2,500
square feet
1 per 10
employees
1 per 10
employees
3 per 400 sf
1 per 1,550
sf
1 per 1,800 sf
1 per ..! 80 sf of gross floor area 1 per !,800 sf
1 per 360 sf of gross floor area 1 per 3,600 sf
1 per 500 sf of sales, displ~)1 per 5,000 sfor storage site area
1 per 310 sf of gross floor area 1 per 3,100 sf
1 per 450 sf of gross floor area
l"per 240"sf of gross floor area
1 per 350,,sf of gross floor area
1 for each 500 square feet of
sales, display, or storage site
area.
1 per 4,500 sf
per 2,400 sf
per,,,~,500 sf
per 5,000 sf
See T~ble’ i ...........
~Long Term (LT) and Short Term (ST) bicycle spaces as described in Section 18.54.060.
070827 syn 0120245
34
40% - LT
60% - ST
100% ST
100% ST
40% - LT
60% - ST
40% - LT
60% - ST
80%- LT
20%- ST
100%- ST
60% - LT
4O% - ST
20% - LT
80% - ST
26%- LT
80% - ST
100% - ST
NOT YET APPROVED
Table 3: Minimum Off-Street Loading Requirements
RESIDENTIAL USES
¯Single-family residential use
¯Two-family residential use
¯Multiple-family residential use
¯Dormitory, Fraternity/Sorority, or
group housing where meals are
provided in common dining facilities
¯Housing for the elderly or other
community facility, where meals are
provided in common dining facilities
HEALTH CARE SERVICES
¯Hospitals
¯Convalescent facilities
SERVICE USES
Automotive Uses
Financial services
Personal services
Administrative office services
RETAIL USES
¯Hotel/Motel/Inn
No requirement established
0-9,9’99 sq. ft. "
10,000-99’999 sq. ft.
100,000 sq. ft. or greater
0-9,999 sq. ft.
10,000-99,999 sq. ft.
100,000- t 99,999 sq. ft.
200,000 ’~q. ft. or greater
0-29,999 sq. ft.
30,000-69,99~’ sq. ft.
70,000-1~0,000 sq. ft.
Each additional 50,000 ~q. ft." over
120,000 sq. ft.
0-9,999 sq. ft.
0
1
2
3
1 additional space
10,000-99,999 sq. ft.1
"i00,000-199,999 sq. ft.’ .....2
200,000 sq. ft. or greater 3
0-9,999 sq. ft.
070827 syn 0120245
NOT YET APPROVED
¯Retail Services
¯Eating and Drinking Services
OFFICE USES
¯Medical offices
¯Professional offices
¯General business offices
MANUFACTURING AND
PROCESSING USES
¯Warehousing and distribution
¯Manufacturing
¯Research and development
OTHER USES
All uses not specifically listed
10,000-99,999 sq. ft.
100,000 sq. ft. or greater
200,000 sq. ft. or greater
0-4,999 sq. ft.
30,000-69,999 sq. ft.
70,000-120,000 sq. ft.
For each additional 50,000 sq. ft.’ ....
over 120,000 sq. ft.
0-9,999 sq. ft.
10,000-99,999 sq. ft.
100,000-199,999 sq. ft.
200,000 sq. ft. or greater
0-4,999 sq. ft.
....30,000-69,999 sq. ft.
70,000-120,000 sq. ft.
For each additional 50,000 sq. ft.
over 120,000 sq. ft.
0-9,999 sq. ft.
1
2
3
!
2
3
1 additional space
1
2
3
1 additional space
10,000-99,999 sq. ft.1
100,000-199,999 sq. ft.2
200,000 sq. ft. or greater 3
To be determined b)~ the Director
18.52.050 Adjustments by the Director
Automobile parking requirements prescribed by this chapter may be adjusted by the Director in
the following instances and in accord with the prescribed limitations in Table 4, when in his/her
36
070827 syn 0120245
NOT YET APPROVED
opinion such adjustment will be consistent with the purposes of this chapter, will not create
undue impact on existing or potential uses adjoining the site or in the general vicinity, and will
be commensurate with the reduced parking demand created by the development, including for
visitors and accessory facilities where appropriate. No reductions may be granted that would
result in provision of less than ten (10) spaces on a site. The following are adjustments that apply
to developments not located within a parking assessment district. Adjustments within the
parking assessment districts are contained in Section 18.52.080. The decision of the regarding
parking adjustments may be appealed as set forth in Chapter 18.78 (Appeals).
Table 4: Allowable Parking Adjustments
Purpose of Adjustment
on-site Employee Amenities
Joint Use (Shared) Parking
Facilities
Housing for Seniors
070827 syn 0120245
Amount of Adjustment
Square footage of commercial or industrial uses to
be used for an on-site cafeteria, recreational
facility, and/or day care facility, to be provided to
employees or their children and not open to the
general public, may be exempted from the parking
requirements
For any site or sites with multiple uses where the
application of this chapter requires a total of or
more than ten (10) spaces, the total number of
spaces otherwise required by application of Table
1 may be reduced when the joint facility will serve
all existing, proposed, and potential uses as
effectively and conveniently as would separate
parking facilities for each use or site. In making
such a determination, the Director shall consider a
parking analysis using criteria developed by the
Urban Land Institute (ULI) or similar
methodology to estimate the shared parking
characteristics of the proposed land uses. The
analysis shall employ the City’s parking ratios as
the basis for the calculation of the base parking
requirement and for the determination of parking
requirements for individual land uses. The
Director may also require submittal and approval
of a TDM programI to further assure parking
reductions are achieved.
The total number of spaces required may be
reduced for housing facilities for seniors,
commensurate with the reduced parking demand
created by the housing facility, including for
visitors and accessory facilities, and subject to
submittal and approval of a parking analysisjustifying the reduction proposed.. ...........
37
Maximum
Reduction2
100% of
requirement for
on-site employee
amenities
20% of total
spaces required
for the site
50% of the total
spaces required
for the site
NOT YET APPROVED
Affordable Housing Units
and Single Room Occupancy
(SRO) Units
Housing Near Transit
Facilities
Transportation and Parking
Alternatives
The total number of spaces required may be
reduced for affordable housing and single room
occupancy (SRO) units, commensurate with the
reduced parking demand created by the housing
facility, including for visitors and accessory
facilities. The reduction shall consider proximity
to transit and support services and the Director
may require traffic demand management
measures~ in conjunction with any approval.
The total number of spaces required may be
reduced for housing located within a designated
Pedestrian/Transit Oriented area or elsewhere in
immediate proximity to public transportation
facilities serving a significant portion of residents,
employees, or customers, when such reduction will
be commensurate with the reduced parking
demand created by the housing facility, including
for visitors and accessory facilities, and subject to
1submittal apd a[~[~mval of a TDM pr%ram.
Where effective alternatives to automobile access
are provided, other than those listed above,
parking requirements may be reduced to an extent
commensurate with the permanence, effectiveness,
and the demonstrated reduction of off-street
parking demand effectuated by such alternative
programs. Examples of such programs may
include, but are not limited to, transportation
demand management (TDM) programs or
innovative parking pricing or design solutions.~
(note: lanct~ape reserve requirement is deleted).
a.40% for
Extremely
Low
Income and
SRO Units
b.30% for
Very Low
Income
Units
c.20% for
Low
Income
Units
20% of the total
spaces required
for the site.
20% of the total
spaces required
for the site
070827 syn 0120245
38
NOT YET APPROVED
Combined Parking Parking reductions may be granted for any a. 30%
Adjustments combination of the above circumstances as reduction of
prescribed by this chapter, subject to limitations on the total
the combined total reduction allowed, parking
demand
otherwise
required
b. 40%
reduction for
affordable
housing
projects
c. 50%
reduction for
senior housing
projects
~See Section 18.52.050(d) below regarding requirements for TDM programs.’No reductions may be
granted that would result in provision of less than ten (10) spaces on a site.
(a)Combining Parking Adjustments
Parking reductions may be granted for any combination of circumstances, prescribed by
this chapter, so long as in total no more than a 30% reduction of the total parking demand
otherwise required occurs, or no less than a 40% reduction for affordable housing
projects (including Single Room Occupancy (SRO) units), or no less than 50% reduction
for senior housing projects.
(b)Deferral of Meeting Full Requirement by Landscape Reserve
Where the expected need for off-street parking or bicycle facilities for a particular use is
uncertain, due to unknown or unusual operating characteristics of the use and
unavailability of comparable data to establish need, the Director, upon recommendation
of the architectural review board, may authorize that construction and provision of not
more than fifty percent of the required off-street parking stalls and not more than twenty-
five percent of the bicycle parking spaces be deferred. The number of bicycle parking
spaces deferred shall be apportioned by construction type (long term or short term) in the
same percentages as indicated in Table 1 of Section 18.52,040. The Director may set such
conditions as necessary to guarantee provision of such deferred spaces whenever the
Director determines the need to exist. Land area required for provision of deferred
parking or bicycle spaces shall be maintained in reserve and shall be landscaped pursuant
to a plan approved by the architectural review board demonstrating that ultimate
provision of the deferred spaces will meet all requirements of this chapter. Upon use of
the parking area at near buildout (at least 90% occupancy) over a period of at least ten
years, the Director may allow the reserve area to be used for other uses that do not
generate parking demand, subject to restrictions and conditions to prevent conversion to a
more intense use unless sufficient additional on-site parking is provided.
070827 syn 0120245
39
NOT YET APPROVED
(c)Off-Site Parking
Except in parking assessment areas, the Director may authorize all or a portion of the
required parking for a use to be located on the site not more than 500 feet from the site of
the use for which such parking is required, where in the Director’s judgment, such
authorization will be in accord with the purposes of this chapter. The distance to the off-
site parking shall be measured from the nearest comer of the parking facility to the
nearest public entrance to the building via the shortest pedestrian route.
(d)Transportation Demand Management (TDM)
(1)A Transportation Demand Management (TDM) program may be proposed by an
applicant, or may be required by the Director for any project requesting a reduction in
parking, or may be required as CEQA mitigation for identified potential significant
parking impacts.
(2) Where a Transportation Demand Management (TDM) program is proposed or
required, the TDM program shall outline parking and/or traffic demand measures to
be implemented to reduce parking need and trip generation. Measures may include,
but are not limited to: limiting "assigned" parking to one space per residential unit,
providing for transit passes, parking cash-out, enhanced shuttle service (or
contributions to extend or enhance existing shuttle service or to create new shared or
public shuttle service), car-sharing, traffic-reducing housing, providing priority
parking spaces for carpools/vanpools or "green" vehicles (zero emission vehicles,
inherently low emission vehicles, or plug-in hybrids, etc.), vehicle charging stations,
additional bicycle parking facilities, or other measures to encourage transit use or to
reduce parking needs. The program shall be proposed to the satisfaction of the
Director, shall include proposed performance targets for parking and/or trip reduction
and indicate the basis for such estimates, and shall designate a single entity (property
owner, homeowners association, etc.) to implement the proposed measures.
(3) Monitoring reports shall be submitted to the Director two years after building
occupancy and again five years after building occupancy, noting the effectiveness of
the proposed measures as compared to the initial performance targets, and
suggestions for modifications if necessary to enhance parking and/or trip reductions.
(4)Where the monitoring reports indicate that performance measures are not met, the
Director may require further program modifications.
18.52.060 Parking Assessment Districts and Areas - General
(a)Definitions
(1)"Parking Assessment Areas"
"Parking assessment areas" means either:
The "downtown parking assessment area," which is that certain area of the city
delineated on the map of the University Avenue parking assessment district entitled
"Proposed Boundaries of University Avenue Off-Street Parking Project No. 75-63
Assessment District, City of Palo Alto, County of Santa Clara, State of California,"
dated October 30, 1978, and on file with the city clerk; or
070827 syn 0120245
40
NOT YET APPROVED
The "California Avenue area parking assessment district," which is that certain
area of the city delineated on the map of the California Avenue area parking
assessment district entitled "Proposed Boundaries, California Avenue Area Parking
Maintenance District" dated December 16, 1976, and on file with the city clerk;
(2)"Exempt Floor Area"
Within the downtown parking assessment area, "exempt floor area" means all or a
portion of that floor area of a building which is located at or nearest grade and which
does not exceed a floor area ratio of 1.0 to 1.0;
Within the California Avenue area parking assessment district, "exempt floor area"
means either:
(A) All or a portion of that floor area of a building which is loc’ated at or
nearest grade and which does not exceed a floor area ratio of 0.5 to 1.0 or
(B) The amount of floor area shown on the 1983-84 California Avenue area
assessment district rolls in the engineer’s report for bonds issued pursuant to Title 13
of the municipal code, whichever is greater.
(b)In-lieu fees
Except as provided in subsection (c) below, within any parking assessment district
established by the city for the purpose of providing off-street parking facilities, all or a
portion of the off-street parking requirement for a use may be satisfied by payment of
assessments or fees levied by such district on the basis of parking spaces required but not
provided.
(c)Exempt Floor Area
(1)Unless a project for the construction of floor area has received design approval prior
to December 19, 1983, or has undergone preliminary review pursuant to Chapter
18.76.020 and 18.77.070 on December 1st or 15th, 1983, the only portion of off-street
parking required for construction of floor area in a parking assessment area which
may be satisfied by payment of assessments or levies made within such area on the
basis of parking spaces required but not provided, is that portion of the parking
requirements associated with the uses proposed to be conducted in that area of the
floor equal to the exempt floor area for the site. Where only a portion of floor area
constitutes exempt floor area, and uses with more than one parking standard as
required by this chapter are proposed for said floor, the use on that portion of the
floor which generates the highest parking requirement will be designated as the
exempt floor area.
(2)
(3)
All other required off-street parking that is not satisfied by such payment of
assessments shall be provided in accordance with this chapter.
This subsection shall be interpreted to allow changes in the use of all exempt floor
area and nonexempt floor area existing as of February 16, 1984 without requiring
additional parking; provided, that the change in use does not consist of a change from
residential to nonresidential, or an increase in actual floor area which does not
constitute exempt floor area.
070827 syn 0120245
41
NOT YET APPROVED
(4)No project which has received design approval prior to December 19, 1983, or which
has undergone preliminary review on December 1st or 15th, 1983, shall increase the
amount of floor area approved or reviewed or decrease the area designed or intended
for parking without meeting the requirements of this chapter.
18.52.070 Parking Regulations for CD Assessment District
With respect to on-site and off-site parking space requirements for nonresidential uses within an
assessment district wherein properties are assessed under a Bond Plan G financing pursuant to
Title 13, the requirements of this Section 18.52.040 shall apply in the CD district in lieu of
comparable requirements in this Chapter 18.52. Requirements for the size and other design
criteria for parking spaces shall continue to be govenaed by the provisions of Chapter 18.54.
(a) On Site Parking.
Any new development, any addition or enlargement of existing development, or any use
of any floor area that has never been assessed under any Bond Plan G financing pursuant
to Title 13, shall provide one parking space for each two hundred fifty gross square feet of
floor area, with the following exceptions:
(1)Square footage for:
(A) Handicapped access which does not increase the usable floor area, pursuant to
Section 18.18.070 (CD District Floor Area Bonuses)
(B) An increase in square footage granted for seismic rehabilitation, pursuant to
Section 18.18.070 (CD District Floor Area Bonuses).
(C) Category I or II Historic Structures may take advantage of the following
exceptions during the life of the historic building:
(i) An increase in square footage pursuant to CD FAR Exceptions for Historic
Structures as contained in Section 18.49.060 (b)(3), and
(ii) A conversion to commercial use that is 50 feet or less in height and that has
most recently been in residential use, if such conversion is done in
conjunction with exterior historic rehabilitation approved by the Director upon
recommendation by the Architectural Review Board and in consultation with
the Historic Resource Board. Such conversion must not eliminate any
existing on-site parking.
(D) A minor increase of two hundred square feet or less, pursuant to CD district FAR
Exceptions for Historic Structures as contained in Section 18.49.060(b)(4).
(E) At or above grade parking, though included in the site FAR calculations (pursuant
to CD district FAR Exceptions for non-historical/non-seismic buildings in Section
18.49.060(a)) shall not be included in the on-site parking regulations of this
section.
(2)Vacant parcels subject to redevelopment shall be exempt at the time when
development occurs from the on-site parking requirements of one parking space for
each two hundred fifty gross square feet of floor area to the extent of 0.3 parking
spaces for every one thousand square feet of site area, provided that such parcels were
42
070827 syn 0120245
NOT YET APPROVED
(3)
at some time assessed for parking under a Bond Plan E financing pursuant to Chapter
13.16 or were subject to other ad valorem assessments for parking.
No new parking spaces will be required for a site in conjunction with the
development or replacement of the amount of floor area used for nonresidential use
equal to the amount of adjusted square footage for the site shown on the engineer’s
report for fiscal year 1986-87 for the latest Bond Plan G financing for parking
acquisition or improvements in that certain area of the city delineated on the map of
the University Avenue parking assessment district entitled, "Proposed Boundaries of
University Avenue Off-Street Parking Project #75-63 Assessment District, City of
Palo Alto, County of Santa Clara, State of California," dated October 30, 1978, and
on file with the city clerk. However, square footage which was developed for
nonresidential purposes or which has been used for nonresidential purposes but which
is not used for such purposes due to vacancy at the time of the engineer’s report shall
be included in the amount of floor area qualifying for this exemption. No exemption
parking requirements shall be available where a residential use changes to a
nonresidential use, except pursuant to subdivision (1)(C) of this subsection.
(b)Off-Site Parking
Parking required by this Section 18.52.070 may be provided by off-site parking, provided
that such off-site parking is within a reasonable distance of the site using it or, if the site is
within an assessment district, within a reasonable distance of the assessment district
boundary and approved in writing by the Director. The Director shall assure that sufficient
covenants and guarantees are provided to ensure use and maintenance of such parking
facilities, including an enforceable agreement that any development occurring on the site
where parking is provided shall not result in a net reduction of parking spaces provided,
considering both the parking previously provided and the parking required by the proposed
use.
(c)In-Lieu Parking Provisions.
In connection with any expansion of the supply of public parking spaces within the CD
commemial downtown district, the city shall allocate a number of spaces for use as "in-lieu
parking" spaces to allow development to occur on sites which would otherwise be
precluded from development due to parking constraints imposed by this chapter. Off-site
parking on such sites may be provided by payment of an in-lieu monetary contribution to
the city to defray the cost of providing such parking. Contributions for each required
parking space shall equal the incremental cost of providing a net new parking space in an
assessment district project plus cost for the administration of the program, all as
determined pursuant to Chapter 16.57 of Title 16 of this code, by the Director, whose
decision shall be final. Only sites satisfying one or more of the following criteria, as
determined by the Director, shall be eligible to participate in the in-lieu parking program:
(1) Construction of on-site parking would necessitate destruction or substantial
demolition of a designated historic structure;
(2)The site area is less than ten thousand square feet and it would not be physically
feasible to provide the required on-site parking;
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(4)
(5)
The site is greater than ten thousand square feet, but of such an unusual configuration
that it would not be physically feasible to provide the required on-site parking;
The site is located in an area where city policy precludes curb cuts or otherwise
prevents use of the site for on-site parking;
The site has other physical constraints, such as a high groundwater table, which
preclude provision of on-site parking without extraordinary expense.
(d) Underground Parking
Underground parking deeper than two levels below grade shall be prohibited unless a soils
report or engineering analysis demonstrates that regular pumping of subsurface water will
not be required.
18.52.080 Adjustments to Parking Assessment Area Requirements by
the Director
Automobile parking requirements prescribed in this chapter may be adjusted by the Director for
properties within parking assessment areas in the following instances and in accord with the
prescribed limitations where, in his/her opinion, such adjustment will be in accord with purposes
of this chapter and will not create undue impact on existing or potential uses adjoining the site or
in the general vicinity. Adjustments shall be made in accordance with the procedures set forth in
Chapter 18.78.
(a)Tandem Parking
Tandem parking (a multiple parking configuration locating one stall behind another) may
be allowed where in the judgment of the Director the parking will serve all proposed uses
conveniently. The Director shall require such covenants and guarantees as deemed
necessary to ensure use and maintenance of such parking facilities.
(b) Percentage of Compact Parking Stalls
For parking facilities exceeding five stalls and with architectural review approval prior to
June 1, 2007, a maximum of fifty percent compact parking stalls may be allowed. For any
project approved subsequent to June 1, 2007, compact parking is not allowed.
(c)Shared Parking Facilities
For any site or sites with multiple uses where joint use of on-site private or nearby public
parking facilities can occur without conflict, and the use is exempt from parking
assessment, the total number of spaces otherwise required by application of the schedule
may be reduced when the joint facility will serve all existing, proposed, and potential
uses as effectively and conveniently as would separate parking facilities for each use or
site. In making such a determination, the Director shall consider a parking analysis using
criteria developed by the Urban Land Institute (ULI) or similar methodology to estimate
the shared parking characteristics of the proposed land uses. The analysis shall employ
the City’s parking ratios as the basis for the calculation of the base parking requirement
and for the determination of parking requirements for individual land uses. The number
of parking stalls required for any new development or addition may be reduced by no
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more than twenty percent (20%) of the total number of spaces otherwise required for the
site or sites.
Off-Site Parking
Within parking assessment areas, the Director may authorize all or a portion of the
required parking for a use to be located on a site within the parking assessment area or
not more than 500 feet from the boundaries of the parking assessment area, where the
zoning of such site permits parking as a use. The Director shall require such covenants
and guarantees as deemed necessary to ensure use and maintenance of such parking
facilities.
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Chapter 18.54
PARKING FACILITY DESIGN STANDARDS
Sections:
18.54.010
18.54.020
18.54.030
18.54.040
18.54.050
18.54.060
18.54.070
Purposes
Vehicle Parking Facilities
Accessible Parking Facilities
Landscaping of Parking Areas
Miscellaneous Design Standards
Bicycle Parking Facilities
Parking Tables and Figures
18.54.010 Purpose
Design standards are established to ensure safe and accessible parking facilities for vehicle
parking, bicycle parking, accessible parking and loading facilities. Such standards shall be used
by the building official, the Director of Planning and Community Environment (Director), the
planning commission, the architectural review board, and any other authorities, departments,
boards or commissions responsible for application and administration of parking, bicycle, and
loading requirements established by Chapter 18.52.
18.54.020 Vehicle Parking Facilities
(a)Parking Facility Design
Parking facilities shall be designed in accordance with the following regulations:
(1)Requirements for dimensions of parking facilities at, above, and below grade are
contained in this section and in Figures 1-6 and Tables 5-8 of section 18.54.070.
(2)
(3)
Stalls and aisles shall be designed such that columns, walls, or other obstructions do
not interfere with normal vehicle parking maneuvers. All required stall and aisle
widths shall be designed to be clear of such obstructions.
The required stall widths shown in Table 5 of section 18.54.070 shall be increased
by 0.5 foot for any stall located immediately adjacent to a wall, whether on one or
both sides. The Director may require that the required stall widths be increased by
0.5 foot for any stall located immediately adjacent to a post, where such post limits
turning movements into or out of the stall.
(4)
(5)
Dead-end aisles shall be avoided to the greatest extent feasible.
Except for at-grade parking facilities serving a maximum of two dwelling units, all
parking facilities shall be set back a sufficient distance from the street so that
vehicles need not back out into or over a public street (not including an alley) or
sidewalk.
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(c)
(b)Off-Street Parking Stalls
(1)
(2)
Each off-street parking stall shall consist of a rectangular area not less than eight and
one-half (8.5) feet wide by seventeen and one-half (17.5) feet long (uni-class stall),
or as otherwise prescribed for angled parking by Table 1 in Section 18.54.070.
Garages and carports for single-family and two-family development shall be-provide
a minimum interior clearance of ten (10) feet wide by twenty (20) feet long for a
single car and a minimum of twenty (20) feet wide by twenty (20) feet long for two
cars to allow sufficient clearance.
Dimensions of parking stalls for parallel parking shall be as follows. The minimum
dimensions of such a stall located adjacent to a wall shall be ten feet wide and twenty
feet long. The minimum dimensions of such a stall located adjacent to a curb with a
minimum two-foot clearance to a wall shall be eight feet wide and twenty feet long.
These required stall widths are in addition to the required width of the access
driveway or aisle.
(1)
(2)
Off-Street Loading Spaces
Each off-street loading space shall consist of a rectangular area not less than twelve
(12) feet wide and forty-five (45) feet long, with a vertical clearance of not less than
fifteen (15) feet.
Each parking and loading space shall have adequate drives, aisles, and turning and
maneuvering areas for access and usability, and shall at all times have access to a
public street or alley.
(d)Tandem Parking
(e)
(f)
Tandem parking shall be allowed in the R-1 and other low density residence districts and
in parking assessment areas as specified in Section 18.52.080. Tandem parking shall be
allowed in multiple family residence districts for any unit requiring two parking spaces,
provided that both spaces in tandem are intended for use by the same residential unit. For
projects with more than four (4) units, not more than 25% of the required parking spaces
shall be in a tandem configuration.
Slope of Driveways in the Hazardous Fire Area
The slope of driveways shall not exceed fifteen percent in the hazardous fire area (i.e.,
that area west of Interstate 280).
Figures and Tables
Figures 1-6 and Tables 3-6 are located at the end of this chapter in section 18.54.070 and
depict design requirements for parking stalls, aisles, driveways, accessibility, and parking
lots.
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18.54.030 Accessible Parking Facilities
(a)Compliance with Other Laws.
The requirements for accessible parking facilities as described in this section are in
conformance with the California Code of Regulations, Title 24, and the Americans with
Disabilities Act of 1990, as amended.
(b)Requirements for Residential Facilities.
In addition to parking for non-residential facilities, the requirements set forth in this
section shall apply to common parking in residential facilities of four (4) or more units.
These requirements shall not apply to parking which is restricted by design for the
exclusive use of a single unit.
(c)Number of Stalls Required
The following table establishes the number of accessible parking stalls required.
Table 1: Accessible Parking Requirements
Total Number of Stalls in
Lot 0r Structure
1-25
26-50
51-75
76-100
10i-150
151-200
20J-300
301-400
401-500
501-1,000
More than 1,000
Number of Accessible Stalls
2
3
4
5
6
7
8
9
2% of total
20 spaces + 1 space for each
100 spaces over 1,000.
(d)Van-Accessible Stalls
(2)
When at least five (5) total parking spaces are provided at buildings and facilities
subject to these regulations, one in every eight accessible stalls, but not less than one,
shall be "van accessible," and shall be specially signed as such .When fewer than five
total parking spaces are provided at buildings and facilities subject to these
regulations, one accessible parking space shall be provided and shall be a minimum
of fourteen (14) feet wide and be lined to provide a minimum nine-foot (9’) parking
area and a five-foot (5’) loading and unloading area, as illustrated in Figure 1 of
section 18.54.070. However, there is no requirement that this stall be van-accessible
and no requirement that it be reserved exclusively or identified for use only by
persons with disabilities.
All "van accessible" parking stalls may be grouped on one level of a parking
structure.
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(3)Van-Accessible Parking Stall Size. If only one van-accessible stall is provided, it
shall be seventeen (17) feet wide and lined to provide a nine (9) foot parking area and
an eight (8) foot loading and unloading area on the passenger side of the vehicle.
When more than one van-accessible stall is provided, in lieu of providing a seventeen
(17) foot wide space for each parking stall, two stalls may be provided within a
twenty-six (26) foot wide area lined to provide a nine (9) foot parking area on each
side of an eight (8) foot loading and unloading area in the center. The minimum
length of each parking stall shall be eighteen (18) feet. Refer to Figures 1 and 2 of
section 18.54.070
(e)Required Number of Stalls for Medical Facilities
At facilities providing medical care and other services for persons with mobility
impairments, accessible parking stalls shall be provided in accordance with the table in
subsection (c) above, except as follows:
(1) Ten percent (10%) of the total number of parking stalls provided serving each
outpatient unit or facility shall be accessible.
(2)For units and facilities that specialize in treatment or services for persons with
mobility impairments, twenty percent (20%) of the total number of parking stalls
provided serving each such unit or facility shall be accessible.
Non-Van Accessible Parking Stall Sizes
If only one non-van-accessible stall is provided, it shall be fourteen (14) feet wide and
lined to provide a nine (9) foot parking area and a five (5) foot loading and unloading
area on the passenger side of the vehicle. When more than one stall is provided, in lieu of
providing a fourteen (14) foot wide space for each parking stall, two stalls can be
provided within a twenty-three (23) foot wide area lined to provide a nine (9) foot
parking area on each side of a five (5) foot loading and unloading area in the center. The
minimum length of each parking stall shall be eighteen (18) feet. Refer to Figures 1 and 2
of section 18.54.070.
(g)Parking Stall Location
Accessible parking stalls serving a particular building shall be located on the shortest
accessible route of travel from adjacent parking to an accessible entrance. In parking
facilities that do not serve a particular building, accessible parking shall be located on the
shortest accessible route of travel to an accessible pedestrian entrance of the parking
facility. In buildings with multiple accessible entrances with adjacent parking, accessible
parking stalls shall be dispersed and located closest to the accessible entrances.
(h)Arrangement of Parking Stalls
In each parking area, a bumper or curb shall be provided and located to prevent
encroachment of cars over the required width of walkways. The stalls shall also be located
so that a person with a disability is not compelled to wheel or walk behind parked cars
other than his/her own. Accessible pedestrian ways shall be provided from each such
parking stall to related facilities, including curb cuts or ramps as needed. Ramps shall not
encroach into any parking stall. The following exceptions apply:
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(1)
(2)
(3)
Ramps located at the front of accessible parking stalls may encroach into the length
of such stalls when such encroachment does not limit the capability of a person with
a disability to leave or enter his/her vehicle, thus providing equivalent facilitation.
Refer to Figures 1 and 2 of section 18.54.070.
Where the City’s accessibility coordinator determines that compliance with any
regulation of this subsection (h) would create an unreasonable hardship, an exception
or waiver may be granted, when equivalent facilitation is provided.
Parking stalls may be provided which would require a person with a disability to
wheel or walk behind other than accessible parking stalls when the City’s
accessibility coordinator determines that compliance with these regulations or
providing equivalent facilitation would create an unreasonable hardship.
(i)Slope of Parking Stall
Surface slopes of accessible parking stalls and passenger loading zones shall be a
minimum of 1:100 (one percent, for drainage purposes) and shall not exceed 1:50 (two
percent) gradient in any direction.
Identification
Each accessible parking stall shall be identified by a permanently affixed reflectorized
sign constructed of porcelain on steel, beaded text, or its equivalent, displaying the
international symbol of accessibility. The sign shall not be smaller than seventy (70)
square inches in area and shall be centered at the interior end of the parking space at a
minimum height of eighty (80) inches from the bottom of the sign to the finished grade of
the parking space, or centered on the wall at the interior end of the parking space at a
minimum height of thirty-six (36) inches from the finished grade of the parking space,
ground, or sidewalk. Van-accessible parking stalls as described in subsection (d)(3)
above shall have an additional sign "Van-accessible" mounted below the symbol of
accessibility.
A sign shall also be posted, in a conspicuous place, at each entrance to the off-street
parking facility. The sign shall be no less than seventeen (17) inches by twenty-two (22)
inches in size with lettering no less than one inch in height, clearly and conspicuously
stating the following: "Unauthorized vehicles parked in designated accessible spaces not
displaying distinguishing placards or license plates issued for disabled persons may be
towed away at owner’s expense. Towed vehicles may be reclaimed at or by
telephoning " Blank spaces are to be filled in with appropriate information
as a permanent part of the sign.
In addition to the above requirements, the surface of each accessible parking stall shall
have a surface identification duplicating either of the following schemes: by outlining or
painting the stall in blue and painting on the ground in the stall, in white or suitable
contrasting color, the international symbol of accessibility (a profile view depicting a
wheelchair with occupant); or by painting the international symbol of accessibility on the
ground in the stall in white on a blue background. The symbol shall be at least three feet
by three feet square and be located so that it is visible to a traffic enforcement officer
when a vehicle is properly parked in the space, as illustrated in Figures 1 and 2 of section
18.54.070.
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(k)Vertical Clearance
Entrances to and areas within parking structures shall have a minimum vertical clearance
of eight feet two inches (8’2") where required for access to accessible parking stalls. The
minimum vertical clearance at accessible passenger loading zones and along at least one
vehicle access route to such areas from site entrance(s) and exit(s) shall be nine feet six
inches (9’6"). The following exceptions apply:
(2)
Where the City’s accessibility coordinator determines that compliance with this
subsection would create an unreasonable hardship, an exception may be granted,
when equivalent facilitation is provided.
This section shall not apply to existing buildings where the City’s accessibility
coordinator determines that, due to legal or physical constraints, compliance with
these regulations or equivalent facilitation would create an unreasonable hardship.
(l)Accessible Passenger Loading Zones
If passenger loading zones are provided, then at least one passenger loading zone shall be
accessible. Accessible passenger loading zones shall provide an access aisle at least five
feet wide and twenty feet long adjacent and parallel to the vehicle pull-up space (refer to
Figure 2 of section 18.54.070). If there are curbs between the access aisle and the vehicle
pull-up space, then a curb ramp shall be provided.
(m)Valet Parking
Valet parking facilities shall provide a passenger loading zone complying with subsection
(1) above, located on an accessible route to the entrance of the facility. The requirements
of this section apply to facilities with valet parking.
18.54.040 Landscaping of Parking Areas
The following minimum standards shall be observed; however, additional landscaping may be
recommended by the architectural review board and required by the Director of Planning and
Community Environment pursuant to Chapter 18.76.020 and 18.77.070 of the Palo Alto
Municipal Code. Landscape requirements of Section 18.40.130 (Landscaping) shall also be
considered in the design of parking lot landscaping.
(a)Perimeter Landscaping
Each unenclosed parking facility shall provide a perimeter landscaped strip at least five
feet wide between and adjacent to a line defining the exterior boundary of the parking
area and the nearest adjacent property line, not separated by a building. The perimeter
landscaped strip may include any landscaped yard or landscaped area otherwise required,
and shall be continuous except for required access to the site or to the parking facility.
Where the landscaped strip adjoins a public street or pedestrian walkway, the landscaped
strip may be required to include a fence, wall, herin, or equivalent feature. Where the
parking facility adjoins another site, a fence, wall, or other equivalent screening feature
may be required.
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(b)Interior Landscaping-Amount Required
(c)
Interior landscaping is required within the parking facility between the perimeter
landscaped area and the edge of pavement adjacent to any building on the site. Each
unenclosed parking facility shall provide a minimum of interior landscaping in accord
with Table 2. Where the total parking provided is located in more than one location on a
site separated by differences in grade or by at least ten feet of unpaved area, each such
area shall be considered a separate facility for the purpose of this requirement.
,, Table 2: Minimum In,te,ri~(,,,,,Landsca[fin[g Requirements for Parkin~ Facilities
Size ,pf Facilit~y (Square Feet) ....
Under 14,999
15,000-29,999
30,000
(2)
(3)
Minimum Required Interior Landscaping
(Percentage of Total Parkin~ Facility’ Area)
5%
7.5%
I0%
Interior Landscaping - Layout
Interior landscaped islands within a parking area shall have a minimum dimension of
five feet by five feet, excluding curbing.
Landscaped islands shall exist for every ten spaces in a single row.
Parking lot trees shall be planted or exist for each six parking stalls. Only fifty
percent of the trees located along the perimeter of the parking area may count toward
the required number of trees.
(d)Tree Canopy and Sizes
(e)
(f)
Landscaping within surface parking areas shall include tree plantings designed to result in
50 percent shading of parking lot surface areas within 15 years. Trees required to meet
any section of this title shall be a minimum fifteen gallon size, and at least twenty-five
percent (25%) shall be twenty-four-inch box or larger. Fifty percent (50%) of shrubs shall
be a minimum of five-gallon size. Provided, in the Site and Design Review (D)
combining district, the minimum plant size requirements set forth in this section may be
decreased, as set forth in Chapter 18.82.
Impervious Surfaces
Areas required to be landscaped may contain no more than twenty-five percent
impervious surface, exclusive of driveways and walkways needed for access to the site.
Landscape Screens
Where this title requires a landscaped screen or buffer, a combination of trees and shrubs
shall be used and the following minimum standards shall apply:
(1)On sites abutting or located opposite a residential site, a dense visual buffer shall be
provided. In addition, trees shall be planted or shall exist at a ratio of not less than
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(g)
(2)
one tree per three hundred square feet of the landscape screen or fraction thereof, and
supplemented with shrubs and groundcover.
Landscape screens required by Chapter 18.16 (CN, CS, and CC Districts) and areas
subject to Chapter 18.70 (Landscape Combining District) shall provide a dense
visual buffer. In addition, trees shall be planted or in existence at a ratio of not less
than one tree per six hundred square feet of the landscape screen area or fraction
thereof, and supplemented with shrubs and groundcover.
Irrigation and Landscape Maintenance
(1) Provision shall be made for automatically irrigating all planted areas, unless the
Director determines that irrigation is not necessary (e.g., for xeriscape plantings).
(2) All landscaping shall be continuously maintained.
(h)Wheel Stops
O)
A permanent curb, bumper wheel stop or similar devices shall be installed which shall be
adequate to protect the required sidewalks, planters, landscaped areas and structures from
vehicular damage. If such protection is provided by means of a method designed to stop
the wheel, rather than the bumper of the vehicle, the stopping edge shall be placed no
closer than two feet from the edges of the required sidewalks or any building. The
innermost two feet of each parking space (between the curb and any planter or sidewalk)
may remain unpaved, be planted with low groundcover, and added to landscaping, to
allow for bumper overhang.
Planters
Architectural planters built on top of a deck coveting a below-grade parking structure,
and proposed to meet minimum requirements for landscaped areas, shall have a soil depth
dimension of at least eighteen inches for shrubs and thirty-six inches for trees, and have
drainage outlet(s) connected to a storm drain system.
(k)Requirements for Temporary Parking Facilities
(1)
The landscaping standards set forth above shall not apply to temporary parking facilities;
however, the architectural review board, through its review, may require minimum
landscaping for such facilities.
Sight Lines
Landscaping height must meet the requirements of Section 18.54.050(b) (sight distance)
within a parking lot and at the intersection of a parking facility driveway or ramp and a
public street.
18.54.050 Miscellaneous Design Standards
(a)Vertical Clearance
All parking stalls shall have a vertical clearance of not less than seven and one-half feet,
except in the R-E and R-1 single-family residence districts, where the vertical clearance
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shall be seven feet or greater. Accessible parking stalls and access to such stalls, must
meet the requirements for vertical clearance of Section 18.54.030.
(b)Sight Distance
(1)For residential uses of three or more units, and for all nonresidential uses, including
public facilities, clear sight distance triangles for exiting driveways shall be provided
as shown in Figure 6 of this section 18.54.070. In the non-zero setback zone only, if
a stop sign is provided at the driveway exit, the Director may decrease the required
dimensions of the sight distance triangles. For cases not covered by Figure 6, sight
distance triangles shall be provided as required by the Director. Neither the sight
distance triangles nor any portion of the public right of way shall contain any wall,
sign, berm, or other obstruction that is greater than three feet high above driveway
grade, unless its width (measured in any direction or diameter) is eighteen inches or
less. Nor shall the sight distance triangles or any portion of the public right of way
contain any landscaping, except trees, that is greater than two feet in height above
top of curb grade (refer also to Sections 8.04.050(a)(8) and 9.56.030(a)(10)). The
height of landscaping shall be its maximum untrimmed natural growth height.
(2)In a parking lot, within the twenty-foot triangle of public or private property,
measured from the projected curb or edge lines, at the intersection of a parking lot
aisle with another aisle, driveway, or pedestrian walkway, there shall be no wall,
sign, berm, landscaping (except trees), or other obstruction that is greater than three
feet high above parking lot grade, unless its width is eighteen inches or less. The
height of landscaping shall be its maximum untrimmed natural growth height.
(c)Additional Parking Facility Design Requirements
Additional requirements for parking facility design, internal layout, acceptable turning
radii and pavement slope, vehicular and pedestrian circulation, and other design features
may be adopted by the Director when deemed appropriate.
(d)Paving and Drainage
The following basic standards shall be observed:
(1)In all districts, parking and loading facilities shall be surfaced and maintained with
permanent pervious or impervious surfacing material sufficient to prevent mud, dust,
loose material, and other nuisances, subject to approval by the city engineer.
(2) In the OS and AC districts, and for temporary parking facilities in any district, gravel
surfacing shall be permitted as approved by the city engineer.
(3)All parking and loading facilities shall be graded and provided with permanent storm
drainage facilities, meeting the construction specifications set by the city engineer.
Surfacing, curbing, and drainage improvements shall be sufficient to preclude free
flow of water onto adjacent properties or public streets or alleys, and to preclude
standing pools of water within the parking facility.
(4)Paving and drainage approaches for parking facilities shall be integrated with storm
water protection approaches, consistent with Section 18.40.150 (Storm Water
Quality Protection) of this title.
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(e)Safety Features
Parking and loading facilities shall meet the following standards:
(1)Safety barriers, protective bumpers or curbing, and directional markers shall be
provided to assure safety, efficient utilization, protection to landscaping, and to
prevent encroachment onto adjoining public or private property.
(2)Visibility of and between pedestrians, bicyclists, and motorists shall be assured when
entering individual parking spaces, when circulating within a parking facility, and
when entering and exiting a parking facility.
Internal circulation patterns, and the location and traffic direction of all access drives
shall be designed and maintained in accord with accepted principles of traffic
engineering and traffic safety.
Lighting
Lights provided to illuminate any parking facility or paved area shall, to the maximum
extent feasible, be designed to reflect away from any residential use or any riparian
corridor.
(g)Noise
Areas used for primary circulation, for frequent idling of vehicle engines, or for loading
activities shall be designed and located to minimize impacts on adjoining properties,
including provisions for screening or sound baffling.
(h)Maintenance
(i)
All parking and loading facilities shall be maintained to assure desirability and usefulness
of the facility. Such facilities shall be maintained free of refuse, debris, or other
accumulated matter and shall at all times be available for the intended off-street parking
or loading use for which they are required or intended.
Application of Design Standards to Other Paved Areas
The standards of this section apply to all paved areas used for outdoor display, storage,
sales, or other purposes associated with permitted and conditional office, commercial, or
industrial uses.
18.54.060 Bicycle Parking Facilities
Bicycle parking facilities shall be provided for new buildings, addition or enlargement of an
existing building, or for any change in the use that results in the need for additional vehicle
parking facilities consistent with the parking requirements contained within Section l 8.52.040.
Bicycle parking facilities required by Section 18.52.040 may contain bicycle parking elements of
the types described in Section (a) below, and arranged according to the layout requirements
described in (b) below. The Department of Planning and Community Environment maintains a
list of Approved, Conditionally Approvable, and Prohibited types of bicycle racks and bicycle
lockers. Bicycle racks and lockers not on the "Approved" list must be approved by the Director.
Likewise layout diagram examples specifying clearances and other aspects of bicycle parking
areas are also available from the Department of Planning and Community Environment.
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(a) Types of Facilities
Bicycle parking is designed for two types of uses: long-term and short-term. Depending on use,
a bicycle parking facility may be a bicycle rack, a bicycle locker, or a multifamily dwelling unit
storage locker, a restricted access enclosure, or a school bicycle enclosure as described below.
(1) Short-Term Bicycle Parking (Bicycle Racks)
Short-term bicycle parking is intended for shoppers, customers, and visitors who require
bicycle storage for up to several hours.
(A) Bicycle Rack
An acceptable bicycle rack is a stationary object to which the bicycle user can lock the
frame and one or both wheels of a bicycle with a user-provided high-security U-shaped
lock ("U-lock") or cable, and which is either anchored to an immovable surface or is
heavy enough that it cannot be easily moved.
(i) bztended use
Bicycle racks located in publicly accessible areas are intended for short-term parking,
to encourage shoppers, customers, and visitors to use bicycles.
(ii) Performance
All bicycle racks provided pursuant to this ordinance shall support a bicycle by its
frame in a stable upright position with both tires on the ground or floor, without
damage to the bicycle or its finish. The parts of the rack that secure the bicycle shall
resist disassembly and cutting with manual tools. Bicycle racks should provide
independent access to parked bicycles without the need for awkward movements even
when the rack is fully loaded.
(2) Long-Term Bicycle Parking
Long-term bicycle facilities are intended for bicyclists who need to park a bicycle and its
components and accessories for extended periods during the day, overnight or for a longer
duration. Long-term bicycle storage is typically for employees, students, residents and
commuters. The facility frequently protects the bicycle from inclement weather. Four design
alternatives for these facilities are as follows:
(A) Bicycle Locker
A bicycle locker is a fully enclosed space for one bicycle, accessible only to the owner or
operator of the bicycle. It protects the entire bicycle, its components and accessories from
theft and inclement weather, including wind-driven rain. Bicycle lockers may be pre-
manufactured or may be designed for individual sites.
(i) b~tended Use
Bicycle lockers are the preferred long-term storage option for employees or residents.
(ii) Locking device
Internal Lock. A bicycle locker must be equipped with an internally mounted
key-actuated or electronic locking mechanism, and not lockable with a user-
provided lock. Groups of internal-lock bicycle lockers may share a common
56
070827 syn 0120245
NOT YET APPROVED
electronic access mechanism provided that each locker is accessible only to its
assigned user.
External Lock: An external-lock such as padlock hasps are not acceptable for
most uses. External lock bike lockers may be permitted in shopping centers with
the approval of the Director on a case-by-case basis.
(B) Restricted-Access Bicycle Enclosure
A restricted-access bicycle enclosure is a locked area containing within it one bicycle
rack space for each bicycle to be accommodated, and accessible only to the owners or
operators of the bicycles parked within it. The maximum capacity of each restricted-
access bicycle enclosure shall be 20 bicycles unless approved by Transportation Division
staff. The doors of such enclosures must be fitted with key or electronic locking
mechanisms that admit only users and managers of the facility. The enclosure doors must
close and lock automatically if released.
In multiple-family residential developments, a common locked garage area incorporating
bicycle racks shall be deemed a restricted-access bicycle enclosure provided that the
garage is accessible only to the residents of the units for whom the garage is provided. In
such cases it is preferable that the bicycle storage area within the garage be separately
enclosed and secured to enable access only by bicycle owners.
hztended Use
A restricted access enclosure is an alternative long term bicycle storage option for
commercial and multifamily residential projects.
(C) Multifamily Dwelling Unit Storage Locker
A multifamily dwelling unit storage locker is a locked area separate from the dwelling
unit, secured by a lock that can be opened only by the occupants of the respective
dwelling unit.
hztended use
A multifamily dwelling unit storage locker is intended for long-term storage of
household possessions that are not kept in the dwelling unit, including bicycles.
Configuration
In multiple-family developments, the required bicycle storage and household storage
areas for each dwelling unit may be combined into a multifamily dwelling unit
storage locker assigned to that unit, provided that the total space requirement shall be
the sum of the household storage and bicycle storage requirements computed
separately. A usable space 2’ wide by 6’ long shall be provided for each stored
bicycle.
(D)School Bicycle Enclosure
A school bicycle enclosure is a locked area at a primary, middle or secondary school,
containing within it one bicycle rack space for each bicycle to be accommodated. The
doors of such enclosures must be fitted with locking mechanisms that admit only school
and maintenance staff, and must close and lock automatically if released. School bicycle
enclosures should be kept locked except during student arrival and departure periods.
070827 syn 0120245
57
NOT YET APPROVED
(b)
The student bicycle parking requirement for a school may be provided by two or more
enclosures where students arrive on bicycles from two or more points along the school
perimeter.
Bicycle Facility Design Standards
(1) Location
(A)Neither short-term nor long-term bicycle parking areas shall be located inside
occupied buildings.
(B) All bicycle parking areas shall be located at street floor level, or equivalent in a
parking garage. In underground garages, only long-term bicycle parking is
allowed and such bicycle parking facilities must be located near employee
elevators or stairwells.
(2)
(C)Short-term bicycle parking shall be located within 50 feet of a main visitor
entrance(s). Where there is more than one building on a site or where a building
has more than one main entrance, the short-term bicycle parking must be
distributed to serve all buildings or main entrance(s).
(D) Long-term bicycle parking shall be situated at least as conveniently as the nearest
convenient vehicle parking area.
Layout
(A)Convenient access to bicycle parking areas shall be provided. Where access is via
a sidewalk or pathway, or where the bicycle parking area is next to a street, curb
ramps shall be installed where appropriate. A twenty-four-inch side clearance
shall be provided between walls or other obstructions and the centerline of the
bicycles parked on the nearest bicycle rack.
(B) Bicycle facilities shall be separated from vehicle parking and circulation areas by
a physical barrier or by a distance sufficient to protect parked bicycles from
damage by vehicles, including front and rear overhangs of parked or moving
vehicles.
(C)If more than 10 short-term spaces are required, at least fifty percent (50%) must
be covered.
(D)A four foot (4’) wide aisle shall be provided to allow bicycles to maneuver in and
out of the bike parking areas and between rows of bicycle parking facilities. An
aisle into which the door of a bicycle locker opens shall be at least 5’ wide. Aisle
width shall be measured between the rectangular areas that bicycles will occupy
when parked on bicycle racks and!or the surface area occupied by bicycle lockers
(E)
(F)
Where a public sidewalk or walkway serves as an aisle of a bicycle parking area
and bicycles are parked perpendicular to that sidewalk or walkway, an additional
12" of paved area shall be provided between the sidewalk and the area occupied
by adjacent parked bicycles.
Where a public sidewalk or walkway serves as an aisle of a bicycle parking area
and the doors of bicycle lockers open toward that sidewalk or walkway, the
070827 syn 0120245
58
NOT YET APPROVED
lockers shall be set back so an open door does not encroach onto the main travel
width of the sidewalk or walkway.
(3) Paving
Bicycle parking areas shall be paved. Aisles and primary access areas shall be paved
with asphalt or concrete. Bicycle parking areas may be surfaced with alternate paving
materials as approved by the Director.
(4) Lighting
Lighting of not less than one foot-candle of illumination at ground level shall be provided
in both exterior and interior bicycle parking areas.
(5) Signage
(6)
(A) Where bicycle parking areas are not clearly visible to approaching bicyclists,
signs shall be posted at the building entrance to direct cyclists to the facilities.
(MUTCD sign D4-3 for bicycle parking). For bicycle parking areas intended for
visitors, that entrance shall be the building’s main entrance. For bicycle parking
areas intended for employees, that entrance shall be the employee entrance served
by the bicycle parking area.
(B) Long-term bicycle parking areas that incorporate bicycle lockers shall be
identified by a sign at least 12"x12" in size that lists the name or title, and the
phone number or electronic contact information, of the person in charge of the
facility.
(C) Signs for restricted-access bicycle enclosures shall state that the enclosure shall be
kept locked at all times.
Approval
(A)The Director shall have the authority to review the design of all bicycle parking
facilities required by this chapter with respect to safety, security, and
convenience.
(B)Where bicycle lockers or restricted access bicycle enclosures are required for a
use, the Director may approve secure bicycle storage facilities providing the same
level of security. The Transportation Division must approve bicycle parking areas
located in parking garages.
18.54.070 Parking Design Tables and Figures
Parking design tables and figures referred to elsewhere in this chapter are provided on the
following pages.
070827 syn 0120245
59
NOT YET APPROVED
Figure 1
Accessible Stalls, Double and Single
SIGN SHO~NG
SYMBOL OF
ACCESSIBILITY
CURB RA.MP REQUIRED WI-IEN ",’..’ALl( IS AT
DIFFERENT LEVEL THAN PARI,~ING ELEVATIOIN
WALl( OR PLANTING
4’- O~ WHEEL BUMPER - TYP.
60" ~’,’~AX 1SUGGESTED)
DIAGONAL LINES SPACED 36"TYP.
¯: ~ .......SYMBOL O[ ACCf_SSIBILITY
~__.ON GROUND - 1~
MIN MIN
ACCESSIBLE STALLS,
DOUBLE TYPE
216’
I
//
//
//
/____L/
WAL K OR PL AN]’ING
108"60~
ACCESSIBLE STALL, SINGLETYPE
NEXT TO NON-ACCESSIBLE STALL
070827 syn 0120245
60
NOT YET APPROVED
Figure 2
Accessible Stalls, Double Diagonal and Access Aisles
SIGN SHOWING
SYMBOL OF
ACCESSIBILITY
ONGROUND-TYR
ACCESSIBLE STALLS, DOUBLE DIAGONALTYPE
NOTES:
I} ACCESSIBLE STALL MUST PERMIT USE O~ EITHER OF CAR DOORS.
2} BUMPER REQUIRED WHEN NO CURB OR BARRIER IS PROVIDED WHICH WILL PREVENT
ENCROACHMENT OF CARS OVER WALKWAYS.
3} WHEEL CHAIR USERS MUST NOT BE FORCEDTO GO BEHIND PARKED CARS OTHER TI.IAN
THEIR OWN.
4} LENGTH OF SIALL VARIES WITH ANGLE. REI:ERTO SECTION I B.83.090,TABLES 4A,4B.
60" MIN
240"
MJN
ACCESS AISLE AT PASSENGER LOADING ZONES
070827 syn 0120245
61
NOT YET APPROVED
Figure 3
Parking Lot Layout
WALL WALL WALL OR OTHER ’-~
O~STACE N
MODULE
H
.MODULE iNTERLOCK MODULE
BUMPER OVERHANG
{TYPICAL).
CURB -.
PARKING LOT LAYOUT
070827 syn 0120245
62
NOT YET APPROVED
Table 3. Parking Lot Layout Dimensions for
Uni-Class Parking Stallsa for Various Stall Widths (feet)
45 PARKING
8.5
9.0
9.5
60 PARKING
8.5
9.0
9.5
75 PARKING
8.5
9.0
9.5
90 PARKING
8.5
9.0
9.5
Parking Dimensions (Feetb)
Stall Stall Aisle Module
Width Depttt tb Width wali to
P~aliei Interlock Between Wall
lines
12.0 24.4/21.2 17.25 15.00 13.0 48 46 43
12.7 24.4/21.2 17.25 15.00 12.0 47 45 42
13.4 24.4/21.2 17.25 15.00 11.0 46 44 41
9.8 21.4/19.7 18.50 17.00 18.0 55 54 52
10.4 21.4/! 9.7 18.50 17.00 16.0 53 52 50
11.0 21.4/19.7 18.50 17.00 15.0 52 51 49
8.8 20.9/20.2 18.50 18.00 23.0 60 59 58
9.3 20.9/20.2 18.50 18.00 22.0 59 58 57
9.8 20.9/20.2 18.50 18.00 21.0 58 57 56
8.5 17.5/17.5 17.50 17.50 25.0 60 60 60
9.0 17.5/17.5 17.50 17.50 24.0 59 59 59
9.5 17.5/17.5 17.50 17.50 23.0 58 58 58
a.The required stall widths shall be increased by 015 foot if a stall is immediately adjacent to a wall on one or both sides. If
there are walls on both sides of a stall, the increase shall still be 0.5 foot.
b.Module widths rounded to whole foot.
070827 syn 0120245
63
NOT YET APPROVED
Table 4. Driveway Dimensions
For Multiple-Family Residential Uses of 3 to 10 Units
Width, excluding flares or curb radiusa’b
Minimum (one-way)
paved width 8 12
total widthc 10 12
Minimum (two-way)
paved width 14 24
total widthc 16 24
Maximum (one-way)20 30
Maximum (two-way)33 35
Right turn radius~
Minim um 10 15
Maximum 30 50
Minimum Spacinge’f
From side property line 5 0
From street corner 10 15
Angleg 75°75°
a.Two-way ramps for above or below ground parking facilities must meet the requirements of Figure 5 except that
the minimum width may be 16 feet instead of 18 feet.
b.In special cases, the Uniform Fire Code, Section 10.207, may require two-way driveways to be a minimum of 20
feet wide.
c.The total width shall be free of obstacles to vehicular and pedestrian use.
d.On the side of driveway exposed to entry or exit by right-turning vehicles. Applicable only to driveways with
curb radius.
e.Minimum spacing is measured along the front property line from the driveway throat to the side property line, or
to a line passing through the intersection curb return (see Figure 5). For additional requirements regarding
driveway location, including spacing between two driveways on the same property, refer to Section 12.08.060(9).
f.For driveways on collector or arterial streets, the chief transportation official may require increased spacing from
the street corner.
g.Minimum acute angle measured from edge of pavement.
070827 syn 0120245
64
NOT YET APPROVED
Table 5. Driveway Dimensions
For Multiple-Family Residential Uses of 11 Units or More
and For All Nonresidential Uses
Width, excluding flares or curb radius
Minimum (one-way)12
Minimum (two-way)"20
Maximum (one-way)20
Maximum (two-way)33
Ri;ht turn radiusb
Minimum 10
Maximum 30
Minimum Spacingc’a
From side property line 5
From street corner 10
Angle~75°
15
30
30
35
15
5O
75°
a.For ramp width for above or below ground parking facilities, please refer to Figure 5.
b.On the side of driveway exposed to entry or exit by right-turning vehicles. Applicable only to driveways with
curb radius.
c.Minimum spacing is measured along the front property line from the driveway throat to the side property line,
or to a line passing through the intersection curb return (see Figure 5). For additional requirements regarding
driveway location, including spacing between two driveways on the same property, refer to Section
12.08.060(9).
d. For driveways on collector or arterial streets, the chief transportation official may require increased spacing
from the street corner.
e. Minimum acute angle measured from edge of pavement.
Table 6. Driveway Dimensions
For Single Family and Two-Family Residential Uses
Urban RuralDimension (Feet)’
Width, excluding flares"
Minimum
paved width
total widthb
Maximum
10 10
20 30
Angleg 75°75°
a.Minimum driveway widths for flag lots in "Urban" and in "Rural" area shall be 15 feet.
b.The total width shall be free of obstructions to vehicular and pedestrian use.
c.Minimum acute angle measured form edge of pavement.
Not_.._£e: For additional requirements regarding driveway location, including spacing between two driveways on
the same property, refer to Section 12.08.060(9).
070827 syn 0120245
65
NOT YET APPROVED
Figure 4
Measurement of Minimum Spacing
~~A°STREET ~
FLARE CURB
] IO°M~N~MUM
SPACINGSTREET PROPERTY LINE
MIN.
SPACING
DRIVEWAY
THROAT
INTERSECTION
CURB
RETURN
STREET
MEASUREMENT OF MINIMUM SPACING
070827 syn 0120245
66
NOT YET APPROVED
Figure 5
Driveway Ramp Design
BACK EDGE OF SIDEWALK
STARTING POINT OF RAMP
BREAKOVER
ANGLE
RAMP SHALL NOT
EXCEED 22% SLOPE
10’
MIN.
TRANSITION LENGTH
SLOPE - I/2 RAMP SLOPE
(NOT 1O EXCEED 1 I%)
10’ S’
MIN.
TRANSITION LENGTH
SLOPE - 112 RAMP SLOPE
(NOTTO EXCEED 1 I%)
DRIVEWAY RAMP DESIGN
1.A distance of 5 feet shall be maintained at the same slope as the sidewalk from the back edge of the sidewalk
to the starting point of the ramp.
2.The first and last 10 feet of the slope grade (transition length) shall not exceed 11 percent.
3.The remaining portion of the ramp shall not have a slope greater than 22 percent and the breakover angle (see
Figure 5) shall not exceed ten degrees (10°).
4. Minimum ramp width (two-way) for above or below ground parking facilities shall be 18 feet.
5. The slope of all parking areas shall not exceed seven percent.
070827 syn 0120245
67
NOT YET APPROVED
Figure 6
Driveway Ramp Setback Zones
ZERO SETBACK ZONES
NON-ZERO SETBACK ZONES
DRIVEWAY RAMP SETBACK ZONES
070827 syn 0120245
68
NOT YET APPROVED
SECTION 4. Chapters 18.32 (PF Public Facilities District Regulations), 18.71
(OS Open Space District Regulations), and 18.72 (AC Agricultural Conservation District
Regulations) of the Palo Alto Municipal Code are hereby deleted and Chapter 18.28
(Special Purpose Districts) is hereby added to read as follows:
070827 syn 0120245
69
NOT YET APPROVED
Chapter 18.28
SPECIAL PURPOSE DISTRICTS
(PF, OS, AC)
Sections:
18.28.010
18.28.020
18.28.030
18.28.040
18.28.050
18.28.060
18.28.070
18.28.080
18.28.090
18.28.100
Purposes
Definitions
Applicable Regulations
Land Uses
Site Development Standards
Additional PF District Regulations
Additional OS District Regulations
Additional AC District Regulations
Parking and Loading
Grandfathered Uses
18.28.010 Purposes
(a)Public Facilities District [PF]
The PF public facilities district is designed to accommodate governmental, public
utility, educational, and community service or recreational facilities.
(b) Open Space District [OS]
The purpose and intent of this district is to:
(1)protect the public health, safety, and welfare;
(2)protect and preserve open space land as a limited and valuable resource;
(3)permit the reasonable use of open space land, while at the same time
preserving and protecting its inherent open space characteristics to assure its
continued availability for the following: as agricultural land, scenic land,
recreation land, conservation or natural resource land; for the containment of
urban sprawl and the structuring of urban development; and for the retention
of land in its natural or near-natural state, and to protect life and property in
the community from the hazards of fire, flood, and seismic activity; and
(4)coordinate with and carry out federal, state, regional, county, and city open
space plans.
(c)Agricultural Conservation [AC]
The AC agricultural conservation district is intended to permit agricultural and
compatible uses on property intended for preservation and retention essentially in
its natural, farmed, or landscaped state.
070827 syn 0120245
7O
NOT YET APPROVED
18.28.020 Definitions
As used in this chapter, unless otherwise apparent from the context, the following
definitions shall apply:
(a) "Conservation or natural resource land" means land which possesses or
encompasses conservation or natural resources.
(b) "Conservation or natural resource" includes, but is not necessarily limited to,
streams, watersheds, groundwater recharge, soils, wildlife habitat, as defined in this
section, special land forms, and natural vegetation.
(c) "Open space land" means any parcel or area of land essentially unimproved or in
its natural state, and devoted to an open space use as defined in this section, and which is
designated in the open space element for an open space use.
(d)"Open space district" means any area of land or water designated "OS" and
subject to all of the terms and regulations of this chapter.
(e)"Open space use" means the use of land 7for:
(1)Public recreation;
(2)Enjoyment of scenic beauty;
(3)Conservation or use of natural resources;
(4)Production of food or fiber;
(5)Protection of persons and their artifacts (buildings, property, etc.);
(6)Containment and structuring of urban development.
(f)"Recreation land" means any area of land or water susceptible to recreational
uses.
(g)"Scenic land" means any area of land or water that possesses scenic qualities
worthy of preservation.
(h) The "Stanford Hoover Pavilion" site is defined as that property designated as
Assessor’s Parcel numbers 142-04-011 and 142-04-012.
(i) "Wildlife habitat" means any area of land or water valuable or necessary to the
preservation or enhancement of wildlife resources.
18.28.030 Applicable Regulations
The specific regulations of this chapter and the additional regulations and procedures
established by this Title shall apply to all Special Purpose Districts.
070827 syn 0120245
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NOT YET APPROVED
18.28.040 Land Uses
Table 1 shows the permitted (P) and conditionally permitted (CUP) land uses for the
Special Purpose Districts.
Table 1: Land Uses
,ACCESSORY AND SUPPORT USES
Accessory facilities and accessory uses
Eating and drinking services in conjunction with a
permitted use
Retail services as an accessory use to the
administrative offices of a non-profit organization,
provided that such retail services do not exceed
25% of the gross floor area of the combined
administrative office services and retail service
uses
Retail services in conjunction with a permitted use
Sale of agricultural products produced on the
premises; provided, that no permanent
commercial structure for the sale or processing of
agricultural products shall be permitted.
Second dwelling units, subject to regulations in
Section 18.28.070
AGRICULTURAL AND OPEN SPACE USES
Agricultural Uses, including animal husbandry,
crops, dairying, horticulture, nurseries, livestock
farming, tree farming, viticulture, and similar uses
not inconsistent with the intent and purpose of this
chapter
Botanical conservatories, outdoor nature
laboratories, and similar facilities
Native wildlife sanctuaries
Park uses and uses incidental to park operation
EDUCATIONAL, RELIGIOUS, AND
ASSEMBLY USES
Business or trade schools
Churches and religious institutions
Educational, charitable, research, and
philanthropic institutions
Private educational facilities
Public or private colleges and universities and
facilities appurtenant thereto
Special education classes
OFFICE USES
CUP(o
P
CUP(~)
CUP
CUP(~)
P
P
P
P
P
CUP
P
P
Current Code
Section 18.88
18.28.070
070827 syn 0120245
72
NOT YET APPROVED
Administrative office services for non-profit
organ,!,zations ......
OTHER USES
Other uses which, in the opinion of th~ zoning
administrator, are similar to those listed as
permitted or conditionally, permitted uses
PUBLIC/QUASI-PUBLIC FACILITY USES
All facilities owned or leased, and operated or
used, by the City of Palo Alto, the County of
Santa Clara, the State of California, the
government of the United States, the Palo Alto
Unified School District, or any other
governmental agency
Communication Facilities
Community Centers .
Utility Facilities ...
RECREATIONAL USES
Neighborhood recreation centers
Outdoor recreation services
Recreational uses including riding academies,
clubs, stables, county), clubs, and golf courses
Youth clubs
RESIDENTIAL USES
Single-family dwellings
Manufactured housing (including mobile homes
on permanent foundations) ........
Guest ranches
Residential car~ facilities, when utilizing Existing
structures on the site
Residential Care Homes
Residential use, and accessory buildings and uses
customarily incidental to permitted dwellings;
provided, however, that such permitted dwellings
shall be for the exclusive use of the owner or
owners, or lessee or lessor of land upon which the
permitted agricultural use is conducted, and the
residence of other members of the same family
and,,, bona fide emplo~,ees of the aforementioned,,,, ,,,,
SERVICE USES
Animal care, including boarding and kennels
Cemeteries
Cemeterie~i noi including mausolea, crematoria,
or columbaria
Small day care homes
Large day care homes
Day care centers
CUP<~)
P
CUP(~}
CUP(~)
CUP(~}
CUP
CUP
CUP
P
P
P
CUP
P
18.40.
070827 syn 0120245
73
NOT YET APPROVED
Art, dance, gymnastic, exercise or music studios
or classes
Medical Services:
Hospitals
Outpatient medical facilities with associated
medical research
TEMPORARY USES
Temporary parking facilities, provided that such
facilities shall remain no more than five years
TRANSPORTATION USES
CUP
CUP
CUP(~)
Airports and airport-related uses CUP(~)
(1) provided such use is conducted on property owned by the City of Palo Alto, the County of Santa
Clara, the State of California, the government of the United States, the Palo Alto Unified School
District, or any other governmental agency, and leased for said uses.
18.28.050 Site Development Standards
(a)Development Standards
The development standards for the special purpose districts are specified in Table
2, provided that more restrictive regulations may be recommended by the
Architectural Review Board, pursuant to Chapter 18.76.020 of the Palo Alto
Municipal Code.
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NOT YET APPROVED
Table 2: S ~ecial District Site Develo Standards
Minimum Site Specifications
Site Area (acres)
Site Width (ft)
Site Depth (ft)
Minimum Setbacks (ft)
Front Setback
Rear Setback
Interior Side Setback
Street Side Setback
Maximum Floor Area Ratio
Site Coverage and Impervious Coverage
Maximum Site Coverage
Additional Site Area permitted covered by
impervious ground surfaces
Maximum Impervious Coverage
Height Restrictions
Maximum Height (ft)
Maximum Height within 150 feet of a
residential district (ft)
Maximum Number of Stories
Daylight Plane for site lines abutting a
residential district
Initial height (ft)
Slope
Residential Density
10 5
250
250
Setback lhzes imposed by a special
setback map pursuant to Chapter 20.08
of this code shall apply
(2)
(2)
(2)
(2)
1:1(3)
30
30
30
30
3.5%(47
30
30
15
24
50 25 35
35
2
10
1:2
10%
10%<1)
1 unit/acre
20.08
18.28.070(1)
18.28.060(a)
(1) For cemetery uses, all markers of graves shall be flush with grade level, and shall be considered
,impervious area under this requirement.
(2) The minimum front, side, and rear yards in the PF public facilities district shall be equal to the
respective front, side, and rear yards required in the most restrictive abutting district; provided, that no
yard adjoining a street shall be less than 20 feet and that no interior yard shall be less than 10 feet.
(3) Provided that, for parking facilities the maximum floor area ratio and site coverage shall be equal to
the floor area ratio and site coverage established by the most restrictive adjacent district, and provided,
further, that the maximum floor area ratio for the Stanford Hoover Pavilion site shall be .25:1.
(4) Including buildings and all impervious ground surfaces, and provided that where a portion of a
subdivision with clustered lots of less than ten acres in size contains an area rendered undevelopable by
an open space restriction, the impervious coverage which would otherwise be allotted to this
undevelopable area shall be transferred to those lots within the subdivision on which development will
be permitted in a proportional manner based on lot size.
070827 syn 0120245
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NOT YET APPROVED
18.28.060 Additional PF District Design Requirements
The following additional regulations shall apply in the PF district:
(a) Recycling Storage
All new development, including approved modifications that add thirty percent or
more floor area to existing uses, shall provide adequate and accessible interior areas
or exterior enclosures for the storage of recyclable materials in appropriate
containers. The design, construction and accessibility of recycling areas and
enclosures shall be subject to approval by the architectural review board, in
accordance with design guidelines adopted by that board and approved by the city
council pursuant to Section 16.48.070.
(b)Employee Shower Facilities
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 3.
All government or special district facilities
designed for employee occupancy, colleges and
universities, private educational facilities,
business and trade schools and similar uses
0-9,999
10,000-19,999
20,000-49,999
50,000 and up
No requirement
1
2
4
(c) Landscaping of Yards
(1) All required interior yards (setbacks) abutting or opposite a residential district
shall be planted and maintained as a landscaped screen.
(2)For sites abutting a residential district, a solid wall or fence between 5 and 8
ft in height shall be shall be constructed and maintained along the common
site line.
18.28.070 Additional OS District Regulations
The following additional regulations shall apply in the OS district:
(a) Second Dwelling Units
Not more than one attached or detached second dwelling units shall be allowed on
a lot in the OS district, and shall be subject to the following regulations:
(1)Second dwelling units shall be subject to the following development
requirements:
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(b)
(A)Second dwelling units shall only be permitted on sites with a minimum
actual site area of 10 acres
(B)Maximum size of living area: 900 square feet
(C)Maximum size of covered parking area: 200 square feet
(D)Maximum height, as measured to the highest point of the building: 17
feet
(2)
(E) Maximum number of habitable floors: 1
The second dwelling unit shall have street access from a driveway in
common with the main residence. Separate driveway access may be
permitted upon a determination that separate access will result in fewer
environmental impacts such as excessive paving, unnecessary grading or
unnecessary tree removal, and that such separate access will not create the
appearance, from the street, of a lot division
The second dwelling shall be architecturally compatible with the main
residence with respect to style, roof pitch, color and materials.
Site and Design Approval
All sites in the OS district shall be subject to the Site Design and Review
Combining District (D) as provided in Chapter 18.82 of the Zoning Ordinance.
(c)Geological Soils Investigation and Report
(1)All applications for site and design approval shall be accompanied by a
combined in-depth geologic and soils investigation and report prepared by a
registered geologist certified by the state of California as an engineering
geologist, and by a licensed civil engineer qualified in soil mechanics. Such
report shall be based on surface, subsurface, and laboratory investigations
and examinations and shall fully and clearly present:
(A)All pertinent data, interpretations, and evaluations;
(B)The significance of the data, interpretations, and evaluations with
respect to the actual development or implementation of the intended
land uses, and with respect to the effect upon future geological
processes both on and off the site;
(c)Recommendations for any additional investigations that should be
made. All costs and expenses incurred as a result of the requirements of
this section, including the costs and expense of an independent review
of the material submitted under this chapter by qualified persons
retained by the city, shall be borne by the applicant.
(2)The requirement of subsection (1) may be waived by the city engineer for
accessory facilities and landscaping where such improvements, in his
opinion, would pose no potential hazard to life or property on the subject or
surrounding properties.
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(d)Landscaping
The existing natural vegetation and land formations shall remain in a natural state
unless modification is found to be necessary for a specific use allowed in this
chapter through the site and design approval procedure. Reduction or elimination of
fire hazards will be required where heavy concentrations of flammable vegetation
occur. Landscaping as may be necessary and required shall be consistent with the
purpose of this chapter.
(e)
(~)Landscaping shall be designed and installed consistent with the requirements
and guidelines of Section 18.40.130 (Landscaping) of the Zoning Ordinance,
and in particular with subsection 18.40.130(c) regarding landscaping in
Natural Areas, as well as with the relevant Comprehensive Plan policies
outlined in subsection (o) below. Exceptions to tree removal restrictions may
be made for invasive species such as eucalyptus trees.
(2)The property owner shall ensure the survival of tree plantings for a period of a
minimum of five years. The owner shall install any replacement trees and
monitor their survival. A certified arborist shall prepare a report at the end of
the five-year period documenting the condition of the trees and said report
shall be forwarded to the Department of Planning and Community
Environment for review. Any subsequent owner(s) shall also be obligated to
replace any trees that die with trees of the same size and species stated on the
approved building permit plans.
Fencing Restriction
No barbed wire, or similar fencing having a cutting edge, may be installed except:
(1) To protect a vegetative community or wildlife habitat until it is fully
established, subject to the imposition of reasonable time limits through site
and design review pursuant to Chapter 18.30; and
(2)To enclose utility facilities, including, but not limited to, water or sewage
pumps, storage tanks, and wells.
Tree Removal
Removal of live trees shall be permitted only as provided in Title 8.
(g)Access to Remote Areas
Roads, tracks, driveways, trails, or runways for automobiles, trucks, buses, or
motorcycles or other wheeled vehicles shall not be developed except upon the
securing of site and design approval. No such approval shall be granted except
upon finding that the purpose for which the roads, tracks, driveways, trails, or
runways are proposed is essential for the establishment or maintenance of a use
which is expressly permitted in this chapter and that the design and location of the
proposed roads, tracks, driveways, trails, or runways will be compatible with the
terrain. The use of all roads, tracks, driveways, trails, or runways existing at the
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(h)
(i)
~)
time of the adoption of this chapter which are nonconforming or have been
established without proper approvals shall be terminated and shall be returned to
natural terrain unless given approval in accordance with the regulations set forth in
this chapter.
Grading
No grading for which a grading permit is required shall be authorized except upon
the securing of site and design approval. No such approval shall be granted except
upon a finding that the purpose for which the grading is proposed is essential for
the establishment or maintenance of a use which is expressly permitted in this
chapter and that the design, scope, and location of the grading proposed will be
compatible with adjacent areas and will result in the least disturbance of the terrain
and natural land features. All grading for which no permits or approvals are
required shall be subject to the provisions set forth in this chapter.
Soil Erosion and Land Management
No site and design plan shall be approved unless it includes soil erosion and
sediment control measures in accordance with any adopted procedures, technical
standards, and specifications of the planning commission. No approval will be
granted unless all needed erosion control measures have been completed or
substantially provided for in accordance with said standards and specifications. The
applicant shall bear the final responsibility for the installation and construction of
all required erosion control measures according to the provisions of said standards
and specifications.
Subdivision
All divisions of land into four or more parcels shall be designed on the cluster
principle and shall be designed to minimize roads; to minimize cut, fill, and grading
operations; to locate development in less rather than more conspicuous areas; and
to achieve the purpose of this chapter.
(k)Substandard Lots
(l)
Any parcel of land not meeting the area or dimension requirements of this chapter
is a lawful building site if such parcel was a lawful building site on July 5, 1972.
All other requirements of this chapter shall apply to any such parcel.
Impervious Coverage
Impervious coverage shall be limited to 3.5% of the site, and shall be calculated to
include all building coverage, plus paved surfaces including but not limited to
driveways, parking areas, sports or tennis courts, swimming pools, patios or decks,
subject to exceptions and provisions as follows:
(1)Portions of primary driveways located in scenic setbacks shall not be counted
as impervious if predominantly constructed of pervious paving materials up to
a width of 20 feet.
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(m)
(2)Primary driveways composed of a gravel surface shall not be counted as
impervious up to a width of 20 feet, and subject to staff determination that
gravel is a functional surface material.
(3)Primary driveways are those that extend from the nearest access road to the
garage or carport providing required parking for the main residence.
(4)Proposed pervious paving materials for driveways shall only be permitted if
acceptable to the Palo Alto Fire Department.
(5)Areas excluded from impervious coverage pursuant to approvals granted prior
to July 1, 2007 shall remain excluded from impervious coverage calculations,
unless the surfacing material is altered to a less permeable material."
Light and Glare
Exterior lighting should be low-intensity and shielded from view so it is not directly
visible from off-site. Skylights shall not use clear or white glass and shall not be
illuminated from directly below the skylight, to avoid glare at night. All new
windows and glass doors shall be of a non-reflective material.
(n)Story Poles and Other Visual Review Aids
Story poles (with associated taping or flagging) shall be erected for projects
involving new residences or other structures, or for substantial additions to new
residences, for the purpose of providing a better understanding of the visual impacts
of a proposal in the OS district. Story poles shall accurately outline the perimeter
and key and highest rooflines of the proposed structure(s) and shall be durable and
sturdy enough to be visible from distant views. Story poles shall be constructed to
the satisfaction of the director prior to notice of a hearing and shall remain in place
through the public heating date. Erection of story poles prior to public hearing
notice may be required by the director to allow for staff and neighbors to view the
project. Other aids, such as taping the perimeter of other development (structures,
pools, sport courts, etc.) on the site and identifying trees to be removed, may also be
required by the director. Story poles shall be removed upon final action on a project
or upon the direction of the director."
(o)Open Space Review Criteria
In addition to the above provisions and development standards in Table 2, the
following criteria shall be considered in the Site and Design review of all
development of land in the OS district, as outlined in the Conservation Element of
the Comprehensive Plan:
(1) The development should not be visually intrusive from public roadways and
public parklands. As much as possible, development should be sited so it is
hidden from view.
(2)Development should be located away from hilltops and designed to not extend
above the nearest ridge line.
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(3)
(4)
(5)
(6)
(7)
(8)
(9)
(10)
(11)
(12)
Site and structure design should take into consideration impacts on privacy
and views of neighboring property.
Development should be clustered, or closely grouped, in relation to the area
surrounding it to make it less conspicuous, minimize access roads, and reduce
fragmentation of natural habitats.
Built forms and landscape forms should mimic the natural topography.
Building lines should follow the lines of the terrain, and trees and bushes
should appear natural from a distance.
Existing trees with a circumference of 37.5 inches, measured 4.5 feet above
the ground level, should be preserved and integrated into the site design.
Existing vegetation should be retained as much as possible.
Cut is encouraged when it is necessary for geotechnical stability and to enable
the development to blend into the natural topography. Fill is generally
discouraged and should never be distributed within the driplines of existing
trees. Locate development to minimize the need for grading.
To reduce the need for cut and fill and to reduce potential runoff, large, fiat
expanses of impervious surfaces should be avoided.
Buildings should use natural materials and earthtone or subdued colors.
Landscaping should be native species that require little or no irrigation.
Immediately adjacent to structures, fire retardant plants should be used as a
fire prevention technique.
Exterior lighting should be low-intensity and shielded from view so it is not
directly visible from off-site.
Access roads should be of a rural rather than urban character. (Standard curb,
gutter, and concrete sidewalk are usually inconsistent with the foothills
environment.)
(p)Standard Conditions of Approval
The director shall maintain a list of standard project conditions for projects in the
OS district that reflect the intent of the OS criteria. Conditions may address, but are
not limited to, landscaping, tree protection, planting, and maintenance, lighting,
roofing materials, grading, construction staging, and fire protection.
18.28.080 Additional AC District Design Requirements
The following additional regulations shall apply in the AC district:
(a)Site and Design Approval
All sites in the AC district shall be subject to the Site Design and Review
Combining District (D) as provided in Chapter 18.xx.
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(b)Location of Agricultural Facilities
Barns, stables, sheds, chicken houses, and other similar facilities for the shelter and
feeding of animals, exclusive of domestic household pets, shall be located a
minimum of 40 feet from any site line.
18.28.090 Parking and Loading
Off-street parking and loading facilities shall be required for all permitted and conditional
uses in accord with Chapter 18.40. 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 18.42. In
addition, parking facilities shall be subject to the following regulations:
(a)PF District
In the PF district, no required parking space shall be located in the first 10 feet
adjoining the street property line of any required yard.
(b)OS District
In the OS district, no parking space shall be located in a required front or side yard
or in a special setback.
(c)AC District
In the AC district, no required parking space shall be located in a required front
yard or required street side yard.
18.28.100 Grandfathered Uses
In the OS district, accessory dwellings and guest cottages existing on April 28, 1986, and
which prior to that date were lawful, conforming permitted uses may remain as legal
nonconforming uses. Such uses shall be permitted to remodel, improve or replace site
improvements on the same site, without necessity to comply with site development
regulations for continual use and occupancy by the same use; provided that any such
remodeling, improvement or replacement shall not add a kitchen nor result in increased
floor area, number of dwelling units, height, length or any other increase in the size of the
improvement without complying with the standards set forth in Section 18.28.070(a) and
without applying for and receiving a conditional use permit.
SECTION 5. Chapter 18.04 (Definitions) is hereby amended to revise or add
definitions to read as follows:
(14) "Automotive services" means a use primarily engaged in the rental, service, or major
repair of new or used automobiles, trucks, trailers, boats, motorcycles, recreational vehicles,
or other similar vehicles, including tire recapping, painting, body and fender repair, smog
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inspection, car wash and detailing, and engine, transmission, air conditioning, and glass
repair and replacement, and similar services.
(16) "Below market rate 0~MR) housing unit" means any housing unit sold or rented to
very-low, low or moderate income households pursuant to the City of Palo Alto’s below
market rate program administered by the Palo Alto Housing Corporation, or a successor
organization.
(33) "Commercial recreation" means a use providing recreation, amusement, exercise or
entertainment services, including theaters, bowling lanes, billiard parlors, skating arenas,
gymnasiums, exercise studios or facilities, fitness centers, martial arts studios, group
movement instruction, and similar services, operated on a private or for-profit basis, but
excluding uses defined as personal services or outdoor recreation services
(44.8) "Director" means the Director of Planning and Community Environment, unless
indicated otherwise.
(45) "Drive-in service" means a feature or characteristic of a use involving sales of products
or provision of services to occupants in vehicles, including drive-in or drive-up windows and
drive-through services such as mechanical automobile washing, pharmacy windows, coffee
stands, automatic teller machines, etc.
(47) "Eating and drinking service" means a use providing preparation and retail sale of food
and beverages, including restaurants, fountains, cafes, coffee shops, sandwich shops, ice
cream parlors, taverns, cocktail lounges and similar uses. A minimum of 50% of revenues
from an "eating and drinking service" must be derived from the sale of food. Related
definitions are provided in subsections (45) and (136).
(61) "General business office" means a use principally providing services to individuals,
firms, or other entities, including but not limited to real estate, insurance, property
management, title companies, investment, personnel, travel, and similar services.
(65B) "Grade" in the R-E and R-1 residence districts, means, for each building or structure, the
lowest point of adjacent ground elevation prior to grading or fill, if the site has a natural slope
of 10% or less. For R-E and R-1 sites with a natural slope of more than 10% (calculated
using the lowest and highest elevations on the site), "grade" shall mean the adjacent ground
elevation of the finished or existing grade, whichever is lower. The calculation of "average
grade" for the purpose of determining the daylight plane is described in the definition of
"Daylight Plane."
(65) "Gross Floor Area" ....
(A) Non-residential & Multifamily Inclusions: For all zoning districts other than the R-E,
R-l, R-2 and RMD residence districts, "gross floor area" means the total area of all floors
of a building measured to the outside surfaces of exterior walls, and including all of the
following:
(i) Halls;
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(ii)Stairways;
(iii)Elevator shafts;
(iv)Service and mechanical equipment rooms;
(v)Basement, cellar or attic areas deemed usable by the director of planning
and community environment;
(vi) Open or roofed porches, arcades, plazas, balconies, courts, walkways,
breezeways or porticos if located above the ground floor and used for required access;
(vii) Permanently roofed, but either partially enclosed or unenclosed, building
features used for sales, service, display, storage or similar uses; and
(viii) In residential districts other than the R-E, R-l, R-2 and RMI) residence
districts, all roofed porches, arcades, balconies, porticos, breezeways or similar features
when located above the ground floor and substantially enclosed by exterior walls.
(B)Non-residential & Multifamily Exclusions: For all zoning districts other than the R-E,
R-l, R-2 and RMD residence districts, "gross floor area" shall not include the following:
(i) Parking facilities accessory to a permitted or conditional use and located
on the same site;
(ii) Roofed arcades, plazas, walkways, porches, breezeways, porticos, and
similar features not substantially enclosed by exterior walls, and courts, at or near street
level, when accessible to the general public and not devoted to sales, service, display,
storage or similar uses.
(iii) In residential districts other than the R-E, R-I, R-2 and RMD residence
districts, all roofed porches, arcades, balconies, porticos, breezeways or similar features
when located above the ground floor and not substantially enclosed by exterior walls, but
not to exceed more than 5% of the site.
(iv) Except in the CD District and in areas designated as special study areas,
minor additions of floor area approved by the director of planning and community
environment for purposes of resource conservation or code compliance, upon the
determination that such minor additions will increase compliance with environmental
health, safety or other federal, state or local standards. Such additions may include, but
not be limited to, the following:
a.Areas designed for resource conservation, such as trash
compactors, recycling, and other energy facilities meeting the criteria outlined in Section
18.42.120 (Resource Conservation Energy Facilities);
b. Areas designed and required for hazardous materials storage
facilities, handicapped access or seismic upgrades;
(v) In commercial and industrial districts except in the CD District and in
areas designated as special study areas, additions of floor area designed and used solely
for on-site employee amenities for employees of the facility, approved by the director of
planning and community environment, upon the determination that such additions will
facilitate the reduction of employee vehicle use. Such additions may include, but are not
limited to, recreational facilities, credit unions, cafeterias day care centers, automated
teller machines, convenience stores, and dry cleaners.
(84B) "Flag lot" means an interior lot that is either a landlocked parcel which has a driveway
easement across another lot abutting a street, or a lot having limited frontage providing only
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enough width for a driveway to reach the buildable area of the lot which is located behind
another lot abutting a street.
(114) "Personal service" means a use providing services of a personal convenience nature, and
cleaning, repair or sales incidental thereto, including:
(A)
(B)
(c)
(D)
(E)
(G)
Beauty shops, nail salons, day spas, and barbershops;
Self-service laundry and cleaning services; laundry and cleaning pick-up stations
where all cleaning or servicing for the particular station is done elsewhere; and
laundry and cleaning stations where the cleaning or servicing for the particular
station is done on site, utilizing equipment meeting any applicable Bay Area Air
Quality Management District requirements, so long as no cleaning for any other
station is done on the same site, provided that the amount of hazardous materials
stored does not at any time exceed the threshold which would require a permit
under Title 17 (Hazardous Materials Storage) of this code;
Repair and fitting of clothes, shoes, and personal accessories;
Quick printing and copying services where printing or copying for the particular
service is done on site, so long as no quick printing or copying for any off-site
printing or copying service is done on the same site;
Internet and other consumer electronics services;
Film, data and video processing shops, including shops where processing for the
particular shop is done on site, so long as no processing for any other shop is done
on the same site; and
(H)Art, dance or music studios intended for an individual or small group of persons in
a class (see "commercial recreation" for other activities).
(142) "Usable open space" means outdoor or unenclosed area on the ground, or on a roof,
balcony, deck, porch, patio or terrace, designed and accessible for outdoor living, recreation,
pedestrian access, or landscaping, but excluding parking facilities, driveways, utility or
service areas. Usable open space shall be sited and designed to accommodate different
activities, groups, active and passive uses, and should be located convenient to the intended
users (e.g., residents, employees, or public).
SECTION 6. Chapter 18.04 (Definitions) is hereby amended to delete the illustrations
and diagrams at the end of the chapter and references thereto, and Section 18.04.010 (Purpose
and Applicability) is hereby amended to add the following:
18.04.010 Purpose and Applicability.
The purpose of this chapter is to promote consistency and precision in the interpretation
of the zoning regulations. The meaning and construction of words and phrases defined in this
chapter shall apply throughout the zoning regulations, except where the contest of such words or
phrases clearly indicates a different meaning or construction.
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"Illustrations and graphics in the City of Palo Atto’s Zoning Ordinance Technical Manual
for Single Family Residential Zones or in specific chapters of the Zoning Ordinance provide
further understanding of the words and phrases defined in this chapter, but where there is a
conflict in interpretation, the terms as defined in this chapter shall prevail."
SECTION 7. Subsection 18.04.65(D)(ii) of Section 18.04.030 (Definitions) is hereby
amended to read as follows:
(ii) "Areas on floors above the first floor where the height from the floor level to the
underside of the rafter or finished roof surface is less than 5 feet shall be excluded
from the calculation of gross floor area."
SECTION 8. Chapter 18.08 (Designation and Establishment of Districts) and all sections
of Title 18 (Zoning) shall be reformatted and renumbered to reflect the revised Table of
Contents.
SECTION 9. Subsection (i) of Section 18.10.040 (Development Standards) of Chapter
18.10 (Low Density Residential Districts) is hereby added to read as follows:
(i)Individual Review
"The Individual Review provisions of Section 18.12.110 of the Zoning Ordinance shall
be applied to any single-family or two-family residence in the R-2 or RMD districts to
those sides of a site that share an interior side lot line with the interior side or rear lot line
of a property zoned for or used for single-family or two-family dwellings, except where
Architectural Review Board review is required for a second dwelling on an RMD-zoned
site. The Individual Review criteria shall be applied only to the project’s effects on
adjacent single-family and two-family uses."
SECTION 10. Subsection (b) (Inclusion as Gross Floor Area) of Section 18.10.090
(Basements) of Chapter 18.10 (Low Density Residential Districts) is hereby amended to read as
follows:
(b)Inclusion as Gross Floor Area
"Basements shall not be included in the calculation of gross floor area, provided that:
(1)
(2)
basement area is not deemed to be habitable space, such as a crawlspace;
or
basement area is deemed to be habitable space but the finished level of the
first floor is no more than three feet above the grade around the perimeter
of the building foundation. Grade is measured at the lowest point of
adjacent ground elevation prior to grading or fill, or finished grade,
whichever is lower."
SECTION 11. Subsection 18.12.040(a) (Table 2: R- 1 Residential Development
Standards) of Chapter 18.12 (R-1 Residential Districts) is hereby amended to revise the rear
daylight plane angle to 60 degrees.
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SECTION 12. Subsection 18.12.040(b), 7th row of Table 3 (Gross Floor Area
Summary), is amended to read as follows:
"Entry feature <12’ in height, if not substantially enclosed and not recessed."
SECTION 13. Subsection 18.12.040(b), Table 3 (Gross Floor Area Summary) is
hereby amended to delete the 14th row and revise the 15th row to read as follows:
Areas on floors above the first floor where the height from the floor level to the underside of the
rafter or finished roof surface is 5 feet or greater."
SECTION 14. The section title to Subsection 18.12.050(a)(3)C) (Detached Storage
Structures) is hereby amended to read: "Storage Structures" and the first sentence is amended to
read:
Storage structures not over six feet in height or twenty-five square feet in floor area may be
located in interior side yards and rear yards according to the provisions of Section 18.12.080(b)
for accessory structures."
SECTION 15. The second paragraph of subsection 18.18.070(e) (Certification of FAR
Bonuses), is hereby amended to read as follows:
"As a condition precedent to being credited with a historic rehabilitation floor area bonus
whether for use on-site or for transfer, the owner of the site shall enter into an unsubordinated
protective covenant running with the land in favor of the city (or, if the city is the owner, in favor
of a qualified and disinterested third party if the property is to be rehabilitated after the sale of
the transfer of development rights), in a form satisfactory to the city attorney, to assure that the
property will be rehabilitated and maintained in accordance with the Secretary of Interior’s
"Standards for Rehabilitation of Historic Buildings", together with the accompanying
interpretive "Guidelines for Rehabilitation of Historic Buildings," as they may be amended from
time to time.
SECTION 16. Section 18.32.090(e) (Transfer of Development Rights) is hereby
amended to read as follows:
"(e) The city manager shall establish and maintain a special fund into which all
proceeds of the sale of transferable rights, and any interest thereon, shall be deposited. Upon
receipt and entry into the accounting records for the fund such monies shall be considered
committed to the rehabilitation of the city-owned building from which the development rights
were sold, or to the rehabilitation of other city-owned buildings in the Historic Category 1 or 2 or
Seismic Hazard Categories I, II, or III."
SECTION 17. Section 18.42.120 (Resource Conservation Energy Facilities) of Chapter
18.42 (Standards for special Uses) is hereby added to read as follows:
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18.42.120 RESOURCE CONSERVATION ENERGY FACILITIES
"Resource conservation energy facilities may be exempted from floor area ratio and lot coverage
requirements in commercial, industrial and public facilities zoning districts, subject to the
following regulations:
(a)
(b)
(c)
(d)
(e)
Architectural review is required pursuant to the provisions of Section 18.76.020;
All facilities shall comply with the performance criteria outlined in Chapter 18.23;
Floor area ratio (FAR) exemptions shall not exceed 3,000 square feet or 2% (.02 FAR) of
the site, whichever is less;
Lot coverage exemptions shall not exceed 6,000 square feet or 5% of the site; and
All facilities shall meet the City of Palo Alto’s technical eligibility criteria as follows:
(1)
(2)
(3)
(4)
(5)
(6)
Eligible technologies include cogeneration, fuel cells, waste heat recovery, or
renewable energy conversion;
Eligible fuels include natural gas or renewable fuels;
Cogeneration facilities must meet and maintain FERC and State efficiency and
thermal energy utilization criteria;
All technologies must meet ultra-clean distributed generation efficiency and
emissions requirements;
Single system maximum size is 10 megawatts (MW), and no larger than the
greater of on-site peak electric load or on-site peak thermal load; and
Incremental water consumption shall be from reclaimed or decontaminated
groundwater."
SECTION 18. Section 18.48.040 (Site Development Regulations) of Chapter 18.48
(Hotel (H) Combining District Regulations) is amended to read as follows:
18.48.040 Site Development Regulations
"The site development regulations of Chapterl8.16 (CN) or 18.20 (ROLM, RP, and GM),
whichever is applicable, shall apply except for the following:
(a) Floor Area Ratio:
(1)The maximum floor area ratio (FAR) for hotel use shall be 1.0 to 1 in the
CN district.
(2)The maximum floor area ratio for hotel use shall be 2.0 to 1 in the ROLM,
RP, and GM districts.
(b)Site and Design Review pursuant to Chapter 18.82 shall apply to all proposed
hotel uses with a FAR in excess of 0.6 to 1.
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SECTION 19. Subsection (g) (Phased Projects and Enforcement of Approval
Conditions) to Section 18.76.020 (Architectural Review) is hereby added to read as follows:
"(g)Phased Projects and Enforcement of Approval Conditions
An application for a phased project may be submitted and a specific development
schedule may be considered and approved. In no event, however, shall such a
development schedule exceed five years from the original date of approval. Approved
project plans and conditions of approval imposed through the architectural review
process shall be enforceable as approved unless the application is revised or withdrawn in
accordance with this title."
SECTION 20. Subsection (h) (Architectural Review Approval Prior to Demolition) to
Section 18.76.020 (Architectural Review) is hereby added to read as follows:
"(h)Architectural Review Approval Prior to Demolition
No building demolition, except for tenant improvements or where necessary for health
and safety purposes (as determined by the director), shall be permitted on any site
requiring architectural review approval, until such architectural review approval is
granted by the director, including review of subsequent conditions by the architectural
review board, where required."
SECTION 21. Chapter 18.87 (Tranferable Development Rights) is hereby deleted in its
entirety.
SECTION 22. Subsection (a)(2) of Section 18.98.060 (Notice of Public Hearing) of
Chapter 18.98 (Amendments to Zoning Map and Zoning Regulations) is hereby amended to read
as follows:
(2)"Additionally, excepting a city-wide change in the zoning map, the city shall mail
written notice of such hearing at least twelve days prior to the date of the heating
to each owner of real property and to each residential occupant within (600 feet)
of the exterior boundary of the property for which classification is sought.
Notice shall be provided as specified in Section 18.77.080. Compliance with the
procedures set forth in this section shall constitute a good faith effort to provide
notice, and the failure of any owner or occupant to receive notice shall not prevent
the city from proceeding with the heating or from taking any action nor affect the
validity of any action."
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SECTION 23. Section 18.98.080 (Changes in Regulations) of Chapter 18.98
(Amendments to Zoning Map and Zoning Regulations) is hereby amended to read as follows:
18.98.80 Changes in Regulations
"Changes in the provision of this title other than the boundaries of districts may be initiated from
time to time, by one of the following actions:
(a)"Changes in the provision of this title other than the boundaries of districts may be
initiated from time to time, by one of the following actions:
(1)
(2)
(3)
By motion of the city council on its own initiative;
By motion of the planning commission on its own initiative; or
By application of the owner of property that would be subject to the proposed text
amendment.
(b)Changes initiated by motion of the council shall be forwarded to the commission, and
may be supplemented by such explanatory material as the council may deem appropriate
to facilitate review and recommendation by the commission. A request by a property
owner shall be supplemented by an application, statement and explanatory material as
required by the director under Section 18.98.030. Changes initiated by application of a
property owner shall require consideration by the planning and transportation
commission first as an initiation request to determine whether to proceed with the
rezoning request and public hearing. If the commission so directs, the text revisions shall
be reviewed pursuant to the provisions of Section 18.98.090
SECTION 24. All references to metric measurements throughout Title 18 (Zoning) are
hereby deleted.
SECTION 25. All references to "Zoning Administrator" are hereby replaced with the
term "Director" throughout Title 18 (Zoning).
SECTION 26. All references to sections in Title 18 shall be revised where necessary to
match the new numbering sequence throughout Title 18 (Zoning).
SECTION 27. The City Council finds that the changes effected by this ordinance are
consistent with the impacts addressed by the Comprehensive Plan Environmental Impact Report,
and that no further environmental review is required pursuant to the provisions of the California
Environmental Quality Act (CEQA).
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SECTION 28.
adoption.
INTRODUCED:
PASSED:
AYES:
NOES:
ABSENT:
ABSTENTIONS:
NOT PARTICIPATING:
ATTEST:
This ordinance shall be effective on the 31st day after the date of its
City Clerk
APPROVED AS TO FORM:
Mayor
APPROVED:
Assistant City Attorney City Manager
Director of Planning &
Community Environment
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