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2018-10-10 Planning & transportation commission Agenda Packet
_______________________ 1. Spokespersons that are representing a group of five or more people who are identified as present at the meeting at the time of the spokesperson’s presentation will be allowed up to fifteen (15) minutes at the discretion of the Chair, provided that the non-speaking members agree not to speak individually. 2. The Chair may limit Oral Communications to 30 minutes for all combined speakers. 3. The Chair may reduce the allowed time to speak to two minutes or less to accommodate a larger number of speakers. Planning & Transportation Commission Regular Meeting Agenda: October 10, 2018 Council Chambers 250 Hamilton Avenue 6:00 PM Call to Order / Roll Call Oral Communications The public may speak to any item not on the agenda. Three (3) minutes per speaker.1,2 Agenda Changes, Additions, and Deletions The Chair or Commission majority may modify the agenda order to improve meeting management. City Official Reports 1. Assistant Directors Report, Meeting Schedule and Assignments Study Session Public Comment is Permitted. Three (3) minutes per speaker.1,3 Action Items Public Comment is Permitted. Applicants/Appellant Teams: Fifteen (15) minutes, plus three (3) minutes rebuttal. All others: Three (3) minutes per speaker.1,3 2. PUBLIC HEARING/QUASI-JUDICIAL. 285 Hamilton Avenue [18PLN-00006]: Recommendation on Applicant's Request for a Text Amendment to Title 18 of the Palo Alto Municipal Code to Allow for Minor Increases in Floor Area to Provide Access to Roof-Top Decks on Existing Structures in the Commercial Downtown (Community) CD-C Subdistrict, as well as a Conditional Use Permit to Allow an Outdoor Activity Area in Excess of 2,000 Square Feet on the Roof of the Existing Commercial Building Located at 285 Hamilton Avenue. The Application Includes a Request for Architectural Review of a Roof-Top Deck at 285 Hamilton Avenue That Is Subject to the Architectural Review Process. Environmental Assessment: Exempt per Sections 15301 and 15305 of the CEQA Guidelines. Zone District: CD-C(GF)(P). 3. PUBLIC HEARING. The Planning and Transportation Commission Will Consider an Ordinance Amending Various Sections of Title 18 to the Palo Alto Municipal Code Related to Development Standards Including Minimum and Maximum Unit Density, _______________________ 1. Spokespersons that are representing a group of five or more people who are identified as present at the meeting at the time of the spokesperson’s presentation will be allowed up to fifteen (15) minutes at the discretion of the Chair, provided that the non-speaking members agree not to speak individually. 2.The Chair may limit Oral Communications to 30 minutes for all combined speakers. 3.The Chair may reduce the allowed time to speak to two minutes or less to accommodate a larger number of speakers. Unit Size, Floor Area Ratio, Height, and Open Space; Parking Requirements, Including but not Limited to Regulations Related to In-Lieu Parking for Downtown Commercial Uses and Retail Parking for Mixed-Use Projects; Exclusively Residential Projects; Ground–Floor Retail Provisions; the Approval Process, and Other Regulations Governing Residential and Mixed-Use Development; All to Promote Housing Development Opportunities in Multi-Family Residential and Commercial Zoning Districts, in Furtherance of Implementation of the Comprehensive Plan. CEQA: Determination of Consistency with the Comprehensive Plan Environmental Impact Report (EIR) Certified and Adopted on November 13, 2017 by Council Resolution No.9720. For More Information, Contact (CONTINUED FROM SEPTEMBER 26, 2018) Approval of Minutes Public Comment is Permitted. Three (3) minutes per speaker.1,3 4.September 12, 2018 Draft PTC Meeting Minutes Committee Items Commissioner Questions, Comments, Announcements or Future Agenda Items Adjournment September 12, 2018 Draft Meeting Minutes _______________________ 1. Spokespersons that are representing a group of five or more people who are identified as present at the meeting at the time of the spokesperson’s presentation will be allowed up to fifteen (15) minutes at the discretion of the Chair, provided that the non-speaking members agree not to speak individually. 2. The Chair may limit Oral Communications to 30 minutes for all combined speakers. 3. The Chair may reduce the allowed time to speak to two minutes or less to accommodate a larger number of speakers. Palo Alto Planning & Transportation Commission Commissioner Biographies, Present and Archived Agendas and Reports are available online: http://www.cityofpaloalto.org/gov/boards/ptc/default.asp. The PTC Commission members are: Chair Ed Lauing Vice Chair Susan Monk Commissioner Michael Alcheck Commissioner Przemek Gardias Commissioner William Riggs Commissioner Doria Summa Commissioner Asher Waldfogel Get Informed and Be Engaged! View online: http://midpenmedia.org/category/government/city-of-palo-alto/ or on Channel 26. Show up and speak. Public comment is encouraged. Please complete a speaker request card located on the table at the entrance to the Council Chambers and deliver it to the Commission Secretary prior to discussion of the item. Write to us. Email the PTC at: Planning.Commission@CityofPaloAlto.org. Letters can be delivered to the Planning & Community Environment Department, 5th floor, City Hall, 250 Hamilton Avenue, Palo Alto, CA 94301. Comments received by 2:00 PM two Tuesdays preceding the meeting date will be included in the agenda packet. Comments received afterward through 2:00 PM the day of the meeting will be presented to the Commission at the dais. Material related to an item on this agenda submitted to the PTC after distribution of the agenda packet is available for public inspection at the address above. Americans with Disability Act (ADA) It is the policy of the City of Palo Alto to offer its public programs, services and meetings in a manner that is readily accessible to all. Persons with disabilities who require materials in an appropriate alternative format or who require auxiliary aids to access City meetings, programs, or services may contact the City’s ADA Coordinator at (650) 329-2550 (voice) or by emailing ada@cityofpaloalto.org. Requests for assistance or accommodations must be submitted at least 24 hours in advance of the meeting, program, or service. Planning & Transportation Commission Staff Report (ID # 9655) Report Type: City Official Reports Meeting Date: 10/10/2018 City of Palo Alto Planning & Community Environment 250 Hamilton Avenue Palo Alto, CA 94301 (650) 329-2442 Summary Title: City Official Report Title: Assistant Directors Report, Meeting Schedule and Assignments From: Jonathan Lait Recommendation Staff recommends that the Planning and Transportation Commission (PTC) review and comment as appropriate. Background This document includes the following items: • PTC Meeting Schedule • PTC Representative to City Council (Rotational Assignments) • Tentative Future Agenda Commissioners are encouraged to contact Yolanda Cervantes (Yolanda.Cervantes@CityofPaloAlto.org) of any planned absences one month in advance, if possible, to ensure availability of a PTC quorum. PTC Representative to City Council is a rotational assignment where the designated commissioner represents the PTC’s affirmative and dissenting perspectives to Council for quasi- judicial and legislative matters. Representatives are encouraged to review the City Council agendas (http://www.cityofpaloalto.org/gov/agendas/council.asp) for the months of their respective assignments to verify if attendance is needed or contact staff. Prior PTC meetings are available online at http://midpenmedia.org/category/government/city-of-palo-alto/boards- and-commissions/planning-and-transportation-commission. The Tentative Future Agenda provides a summary of upcoming projects or discussion items. Attachments: • Attachment A: October 10, 2018 PTC Meeting Schedule and Assignments (DOCX) Draft Planning & Transportation Commission 2018 Meeting Schedule & Assignments 2018 Schedule Meeting Dates Time Location Status Planned Absences 1/10/2018 6:00 PM Council Chambers Regular Riggs, Waldfogel 1/17/2018 6:00 PM Council Chambers Special 1/31/2018 6:00 PM Council Chambers Regular 2/14/2018 6:00 PM Council Chambers Regular 2/28/2018 6:00 PM Council Chambers Regular Cancelled 3/14/2018 6:00 PM Council Chambers Regular 3/28/2018 6:00 PM Council Chambers Regular Riggs 4/11/2018 6:00 PM Council Chambers Regular 4/25/2018 6:00 PM Council Chambers Regular Lauing, Riggs 5/09/2018 5/22/2018 6:00 PM 6:00 PM Council Chambers Council Chambers Regular Special Cancelled(Alcheck, Lauing, Monk, Riggs) Alcheck 5/30/2018 6:00PM Council Chambers Regular 6/13/2018 6:00 PM Council Chambers Regular Alcheck, Riggs 6/27/2018 6:00 PM Council Chambers Regular Alcheck 7/11/2018 6:00 PM Council Chambers Regular Cancelled 7/25/2018 6:00 PM Council Chambers Regular Gardias, Riggs 8/08/2018 6:00 PM Council Chambers Regular Cancelled 8/29/2018 6:00 PM Council Chambers Regular 9/12/2018 6:00 PM Council Chambers Regular Riggs, Waldfogel 9/26/2018 6:00 PM Council Chambers Regular 10/10/2018 6:00 PM Council Chambers Regular Waldfogel (Tentative) 10/31/2018 6:00 PM Council Chambers Regular Cancelled 11/14/2018 6:00 PM Council Chambers Regular 11/28/2018 6:00 PM Council Chambers Regular 12/12/2018 6:00 PM Council Chambers Regular 12/26/2018 6:00 PM Council Chambers CANCELLED 2018 Assignments - Council Representation (primary/backup) January February March April May June Ed Lauing Susan Monk Doria Summa Przemek Gardias Michael Alcheck Billy Riggs Asher Waldfogel Michael Alcheck Przemek Gardias Susan Monk Ed Lauing Doria Summa July August September October November December Asher Waldfogel Ed Lauing Przemek Gardias Susan Monk Michael Alcheck Asher Waldfogel Billy Riggs Michael Alchek Asher Waldfogel Doria Summa Przemek Gardias Ed Lauing Draft Planning & Transportation Commission 2018 Tentative Future Agenda October 3, 2018 Draft-All Dates and Topics Subject to Change The Following Items are Tentative and Subject to Change: Meeting Dates Topics October 31, 2018 • Cancelled November 14, 2018 • 874 Boyce Road Preliminary Parcel Map • El Camino Real Safety and Connectivity Planning • CEQA Ordinance November 28, 2018 • TBD December 12, 2018 • Study Session on Case Study of Neighborhood Traffic Impacts Planning & Transportation Commission Staff Report (ID # 9450) Report Type: Action Items Meeting Date: 10/10/2018 City of Palo Alto Planning & Community Environment 250 Hamilton Avenue Palo Alto, CA 94301 (650) 329-2442 Summary Title: 285 Hamilton - Houzz Roof Deck Title: PUBLIC HEARING/QUASI-JUDICIAL. 285 Hamilton Avenue [18PLN-00006]: Recommendation on Applicant's Request for a Text Amendment to Title 18 of the Palo Alto Municipal Code to Allow for Minor Increases in Floor Area to Provide Access to Roof-Top Decks on Existing Structures in the Commercial Downtown (Community) CD-C Subdistrict, as well as a Conditional Use Permit to Allow an Outdoor Activity Area in Excess of 2,000 Square Feet on the Roof of the Existing Commercial Building Located at 285 Hamilton Avenue. The Application Includes a Request for Architectural Review of a Roof-Top Deck at 285 Hamilton Avenue That Is Subject to the Architectural Review Process. Environmental Assessment: Exempt per Sections 15301 and 15305 of the CEQA Guidelines. Zone District: CD-C(GF)(P). From: Jonathan Lait Recommendation Staff recommends the Planning and Transportation Commission (PTC) take the following action(s): 1. Consider the proposed California Environmental Quality Act (CEQA) exemption per Guidelines Sections 15301 and 15305. 2. Recommend approval of the proposed text amendment to the City Council. Report Summary The applicant requests a text amendment to Title 18 of the Palo Alto Municipal Code (Zoning Code) to authorize minor increases to the height and bulk (i.e. gross floor area) of existing buildings that are considered legally noncomplying in the CD-C Downtown Commercial Zoning District to allow for features providing access to rooftop decks and gardens, such as elevators, City of Palo Alto Planning & Community Environment Department Page 2 elevator vestibules, and covered staircases. The applicant also requests a conditional use permit to allow an outdoor activity area over 2,000 square feet in area on the roof at 285 Hamilton Avenue, which encompasses the area associated with the proposed roof deck. The requested text amendment is being processed concurrently with a staff architectural review of a roof deck on the five-story, 47,344 square foot commercial building for the exclusive use of one of the building tenants, Houzz, which occupies the 2nd through 5th floors. The text amendment and conditional use permit, which are both subject to PTC review, as well as the separate staff architectural review application of the 285 Hamilton Avenue roof deck, which is not subject to PTC review, will be forwarded to the City Council for a final decision. Prior City Reviews & Action City Council: The Council conducted a prescreening for the proposed text amendment and roof deck on November 27, 2018. Staff Report: https://www.cityofpaloalto.org/civicax/filebank/documents/62190 Video: http://midpenmedia.org/city-council-148/ Transcript: https://www.cityofpaloalto.org/civicax/filebank/documents/64102 PTC: None. HRB: None. ARB: None. Project Description The applicant proposes a text amendment that would allow for minor increases in floor area necessary to provide access to roof decks and patios on existing buildings that exceed the 50 foot height limit in the Downtown. Roof decks, patios, and gardens are already permitted facilities that may be incorporated into a permitted or conditionally permitted use. The text amendment would modify Section 18.18 of the Zoning Code to allow for an increase in the degree of height and building envelope noncompliance for “grandfathered” facilities in the CD- C District, and to exempt related building square footage from gross floor area. A summary of the relevant existing code sections, as well as the changes to those sections, is provided below. Attachment B of this report includes the text of the amendments in strike-out/underline format, indicating sections to be removed and added respectively. Downtown Commercial CD District Section 18.18 of the Municipal Code provides the allowable land uses and development standard regulations that pertain to the Downtown Commercial District (CD). The CD District, which generally encompasses the Downtown Area, is further divided into three subdistricts: the CD-C (community), CD-S (service), and CD-N (neighborhood), each of which contains specific standards for building height, bulk, and density. The CD-C subdistrict is the largest of the three subdistricts and encompasses much of the downtown core, including most of University Avenue from Alma Street to Webster Street. Of relevance to this text amendment is the CD-C district’s City of Palo Alto Planning & Community Environment Department Page 3 50-foot maximum height and 2.0:1 maximum floor area ratio. The code currently authorizes floor area exemptions and bonuses above the maximum FAR in a number of circumstances, including when a project is providing disability-related access or a seismic or historic rehabilitation. For projects requesting a floor area bonus that are not associated with historic or seismic rehabilitations, the code currently provides for a 200 square feet of bonus, not to exceed a 3:1 FAR, in the CD-C subdistrict, subject to restrictions. The building at 285 Hamilton Avenue has an FAR of nearly 4:1, and is therefore not eligible for this existing floor area bonus. Grandfathered Uses and Facilities in CD District In addition to providing the standards for new uses and development, Section 18.18 also includes provisions for the treatment of “grandfathered” uses and facilities. Generally, “grandfathered” uses, also called “nonconforming uses”, are uses that were permitted at the time that they were established but, through subsequent legislative action, have lost their status as a permitted or conditionally permitted use. Likewise, “grandfathered facilities”, also called “noncomplying facilities”, are facilities that were legally established but, through subsequent legislative action, are no longer in compliance with one or more site development regulations (height, bulk, setbacks, etc.). A noncomplying facility may or may not house a nonconforming use, and vice versa. City-wide, such grandfathered uses and facilities are regulated by Section 18.70 of the Municipal Code, however, Section 18.18.120 provides specific regulations for grandfathered uses and facilities in the CD district that were legally established prior to August 1, 1986. The building at 285 Hamilton Avenue was constructed in the 1970s, and is considered a noncomplying facility due to its height and bulk (gross floor area). Proposed Text Amendment The proposed text amendment would alter Section 18.18 in two discrete ways. The first change would provide for a “Rooftop Access” floor area exemption for existing buildings that exceed the CD-C subdistrict’s maximum 2.0:1 floor area ratio to allow for stairways and elevators that are otherwise needed to access a rooftop area for building occupants, as well as to permit related rooftop features, such as railings, trellises, furniture, and lighting. Such a provision would allow, in the case of 285 Hamilton Avenue, for the minor (159 square feet proposed) increase in floor area associated with an elevator and stair enclosure that would otherwise increase the degree of noncompliance of the site’s FAR. The new floor area enabled by the Rooftop Access floor area exemption would not require additional parking. The Rooftop Access exemption would only be permitted on portions of CD-C zoned sites which contain buildings at least 150 feet from a residential zone. Activities associated with roof decks and gardens would need to be associated with a permitted or conditionally permitted use, and would be required to be in compliance with all other existing provisions of the code, including the noise ordinance and Building and Fire regulations. These provisions, as well as the restriction of the text amendment to existing buildings on CD-C-zoned sites more than 150 feet from residential districts, limits the application of the text amendment to relatively few sites (See Attachment B for a map of potentially applicable sites). The second change would amend PAMC Section 18.18.120 to allow alteration to a noncomplying facility that allows for an increase in the building envelope and height of a facility City of Palo Alto Planning & Community Environment Department Page 4 if necessary to provide access to an uncovered, unenclosed roof area. In the case of 285 Hamilton Avenue, this would allow for the elevator and stairway enclosures to increase the building envelope (also referred to as “bulk”) adjacent to the existing penthouse. The 285 Hamilton Avenue proposal to add an elevator enclosure does not increase the overall height of the building above the existing 82 feet above grade to the top of penthouse roof, however, as noted earlier, it does increase the facility’s building envelope and floor area. Conditional Use Permit – Outdoor Activity PAMC Section 18.18.060(h)(1) provides additional development standards for the CD-C subdistrict, and requires a conditional use permit for any outdoor activity in excess of 2,000 square feet. The proposed roof deck is 2,660 square feet and would provide an area for outdoor activities on an ongoing basis, and therefore a CUP is required for the use of the deck. The findings to approve a Conditional Use Permit are included below, as well as in the draft Record of Land Use Action for the project in Attachment D. The project description from the applicant indicates that the deck would be an amenity to be used exclusively by office tenants, and that the general public would not have access to the deck. Given this, the deck is not expected to generate additional trips. To ensure that the deck does not produce noise above the permitted standard, staff has included a condition of project approval prohibiting amplified sound or music that is detectable from adjacent properties, or the public right of way. Adherence to this condition, as well as the City’s standard noise ordinance prohibiting excessive noise 8 decibels over the local ambient, will ensure that the use does not create a noise concern. The proposed 42” high hand railings are setback 3 feet from the parapet edge, which limits the view of the railings and deck from the public right of way on Hamilton Avenue and the Ramona Alleyway frontages. The railing setback also adds a measure of safety and will help prevent occupants from throwing objects at, spitting on, or otherwise interacting with pedestrians on the Hamilton Avenue or Ramona Alleyway frontages. The applicant has provides a photometric plan and lighting fixture cutsheets, which indicate that lighting levels on the roof deck are minimal and that fixtures are oriented inwards in order to prevent glare as viewed from the street below. Given these design elements, as well as the lack of residential structures in the area that could potentially be impacted from a privacy standpoint, staff believes that the findings for approval of a CUP for the outdoor activity area can be made in the affirmative. Consistency with the Comprehensive Plan, Area Plans and Guidelines1 The Comprehensive Plan does not contain policies or programs related to the treatment of noncomplying facilities or statements in support of or discouragement of rooftop decks and patios. Policy 2.11 provides encouragement of greenery associated with new development, which would be implemented with the architectural review of the associated 285 Hamilton roof deck application: Policy L-2.11: Encourage new development and redevelopment to incorporate greenery and natural features such as green rooftops, pocket parks, plazas and rain gardens. 1 The Palo Alto Comprehensive Plan is available online: http://www.cityofpaloalto.org/gov/topics/projects/landuse/compplan.asp City of Palo Alto Planning & Community Environment Department Page 5 While the Comprehensive Plan is silent on policy and design considerations related to the subject text amendment, the Downtown Urban Design Guidelines, which are applicable generally to the Downtown area and more specifically to areas regulated by the CD-C zoning district, do encourage the active use of roof space: Page 58, Architecture Guidelines, Roofs/Parapets: Encourage roof gardens and use of roof space, where feasible, so that they are attractive when viewed from above and below, and provide added outdoor use opportunities and amenities. Environmental Review The subject project has been assessed in accordance with the authority and criteria contained in the California Environmental Quality Act (CEQA), the State CEQA Guidelines, and the environmental regulations of the City. Specifically, the ordinance is exempt per Section 15305 of the CEQA Guidelines (Minor Alterations in Land Use Limitations) as the text amendment would allow for negligible additions of floor area associated with rooftop access. The text amendment would also provide for a minor height increase associated with rooftop access and amenities only when, located on portions of buildings at least 150 feet from a residential zone, and otherwise in compliance with existing, universally applicable development standards and Guidelines pertaining to potential issues such as noise, aesthetics, and privacy. Additionally, the project is furthermore exempt per Section 15301 of the CEQA Guidelines (Existing Facilities) as the conditional use permit would allow minor alteration and use of an existing structure. Public Notification, Outreach & Comments The Palo Alto Municipal Code requires notice of this public hearing be published in a local paper and mailed to owners and occupants of property within 600 feet of the subject property at least ten days in advance. Notice of a public hearing for this project was published in the Palo Alto Weekly on September 28, 2018, which is 13 days in advance of the meeting. Postcard mailing occurred on September 24, 2018, which is 17 days in advance of the meeting. Public Comments As of the writing of this report, no project-related, public comments were received. Alternative Actions In addition to the recommended action, the PTC may: 1. Recommend approval of the text amendment with modifications; or 2. Recommend denial of the text amendment. Report Author & Contact Information PTC2 Liaison & Contact Information Graham Owen, AICP, Planner Jonathan Lait, AICP, Assistant Director 2 Emails may be sent directly to the PTC using the following address: planning.commission@cityofpaloalto.org City of Palo Alto Planning & Community Environment Department Page 6 (650) 329-2552 (650) 329-2679 Graham.Owen@CityofPaloAlto.org Jonathan.Lait@CityofPaloAlto.org Attachments: • Attachment A: Location Map (PDF) • Attachment B: Eligible Buildings (PDF) • Attachment C: Text Amendment Ordinance (DOCX) • Attachment D: RLUA for Outdoor Activity Area CUP (DOCX) • Attachment E: Zoning Comparison Table (DOCX) • Attachment F: Project Plans (DOCX) 6 7 7 7 7 77 7 7 7 7 7 7 6 Seniorenter C Downtown_ Library City Hall Chase Bank Post Office 94301 CPA_Dev Ctr Old Pro Hamilton_Building Nola Pizza My Heart Peninsula_Creamery Mac's S mokeshopBuilding 25.0' 90.0' 90 50.0' 100.0' 2.5'10.0' 47.5' 90.0' 50.0' 100.0' 100.0' 75.0'100.0' 75.0' 100.0' 50.0' 100.0' 50.0' 100.0' 95.0' 20.5'5.0' 79.5' 90.0' 18.0' 7.1' 45.0' 125.0'102.5' 40.0' 102.5' 25.0'2.5' 15.0' 100.0' 85.0' 100.0' 85.0' 100.0' 50.0' 100.0' 50.0' 100.0' 40.0' 102.5' 40.0' 102.5' 30.0' 102.5' 30.0' 102.5' 30.0' 102.5' 30.0' 102.5' 50.0' 102.5' 50.0' 102.5' 25.0'7.5' 40.0' 102.5' 65.0' 95.0' 50.0' 100.0' 100.0' 50.0' 102.5' 50.0' 102.5' 50.0' 102.5' 50.0' 102.5' 75.0' 125.0' 75.0' 125.0' 175.0' 7.0' 225.0' 218.0' 400.0' 225.0' 50.0' 102.5' 50.0' 102.5' 50.0' 102.5' 50.0' 102.5' 100.0' 50.0' 100.0' 50.0' 100.0' 50.0' 100.0' 50.0' 25.0' 90.0' 12.5' 16.8' 101.2' 25.0' 101.3' 16.8'12.5' 112.5' 25.0' 112.5' 25.0' 112.5' 15.0' 112.5'112.5' 25.0' 112.5' 5' 46.0' 100.0' 46.0' 100.0' 50.0' 35.0' 5.0'15.0' 5.0' 50.0' 40.0' 100.0' 104.0' 100.0'114.0' 50.0' 5.0'15.0'5.0' 35.0' 100.0' 100.0' 100.0' 100.0' 50.0' 100.0' 50.0' 100.0' 150.0' 100.0' 150.0' 100.0' 100.0' 85.0' 200.0' 125.0' 200.0' 125.0' 200.0' 125.0' 200.0' 125.0' 200.0' 125.0' 200.0' 125.0' 200.0' 125.0' 200.0' 125.0' 200.0' 125.0' 200.0' 125.0' 200.0' 125.0' 200.0' 125.0' 200.0' 125.0' 200.0' 125.0' 200.0' 125.0' 200.0' 125.0' 200.0' 125.0' 200.0' 125.0' 200.0' 125.0' 200.0' 125.0' 37.5' 112.5' 37.5 112.5'150.0' 225.0' 85.0' 59.0'85.0' 59.0' 85.0' 66.0'85.0' 66.0' 150.0' 1 150.0' 105.5' .0' 15.0'7.0' 150.0' 220.0' 30.0' 100.0' 30.0' 100.0'50.0' 100.0' 50.0' 100.0' 100.0' 50.0' 100.0' 50.0' 100.0' 50.0' 100.0' 50.0' 100.0' 35.0' 100.0' 35.0' 100.0' 100.0' 100.0' 100.0' 50.0' 100.0' 50.0' 100.0' 50.0' 100.0' 50.0' 100.0' 200.0' 10.0' 100.0' 200.0' 110.0' 125.0' 100.0'125.0' 100.0' 55.0' 100.0' 55.0' 100.0' 50.0' 100.0' 50.0' 100.0' 50.0' 100.0' 50.0' 100.0' 100.0' 49.3' 100.0' 49.3' 100.0' 60.7' 100.0' 60.7' 100.0' 70.0'100.0' 0.0' 100.0' 50.0' 100.0' 50.0' 100.0' 25.0' 100.0' 25.0' 100.0' 75.0'100.0' 75.0' 60.0' 221.0' 60.0' 221.0' 125.0' 100.0'125.0' 100.0' 125.0' 64.0' 125.0' 64.0' 125.0' 64.0' 125.0' 64.0' 95.0' 50.0' 95.0' 50.0' 95.0' 25.0' 95.0' 25.0'100.0' 25.0' 100.0'25.0' 100.0'25.5' 100.0' 100.0' 10.0' 100.0' 200.0' 110.0' 100.0' 100.0' 10.0' 100.0' 200.0' 110.0' 37.7' 58.0' 185.0'185.0' 50.0' 185.0' 123.0' 50.0' 150.0' 218.0' 112.5' 150.0' 218.0' 150.0' 218.0' 100.0' 112.5' 100.0' 112.5' 112.5' 50.0' 112.5' 1 11 50.0' 105.5' 50.0' 105.5' 50.0' 105.5' 50.0' 105.5' 100.0' 204.8' 200.0' 68.8' 150.0'123.0' 200.0' 158.0'200.0' 158.1' 80.0' 123.1' 80.0' 123.1' 60.0' 123.1' 60.0' 123.1' 60.0' 80.1' 34.0' 30.5' 3.5' 23.5' 47.1' 23.5'3.5' 30.5' 34.0' 43.0'60.0' 76.0' 50.0' 163 145 566556 167 643 635 620 180 164 158 156 624 628 632 636 640 203 642640 636200 630 616 208 228 220 240 575 530- 534 536 540 552 177 201 209 215 225 595 229 231 611-623 08 625-631 542 544 538- 542 536534 552548546 541- 547 230-238 02-0 220-244 250 275 270 651 221- 225 227 668 450 235 530 220 220 B 222 240 514 278 274 270 250 545 540 251 485 255 271 281 300 310 301 581 259- 267 533 535 537 261 267 518-526 532 520-526 530 534 323 317 314 338 560 345 321 325 315 529 285 555 380 650-654 661 635 300 555 541-549 533 535- 539 318 320 322 324 326 539 7 230 328 565 585 595 276 516 528 247 642 375 548 532 539 312 218 536 541 321319 600 229 597 602 604 Y AVEN UE R A M ONA STREET BR Y ANT STREET EM ERSON STREET HA MILTO N A VENUE EM ERSON STREET H A MILTON AVEN UE GIL M A N STR BR Y A NT STREET OREST A VENUE RA M O NA STREET R A M ON A AST LA NE 21 PAULSEN LANE LA NE 12 W EST LA NE 11 W EST CENTENNIAL W ALK PC 2967 P C-4063 PC-3872 PF PF PF CD-C (P) P C-3974 P C-4195 CD-C (P) CD-C(GF)(P) Lot D Lo Lot B Lot E yttonza Civic Center Plaza Parking rm acy Lot C C Lot N This map is a product of the City of Palo Alto GIS This document is a graphic representation only of best available sources. Legend Special Setback Frontages abc Building Roof Outline 285 Hamilton Avenue Underlying Lot Line abc Easement abc Lot Dimensions Zone Districts abc Zone District Labels Tree 0' 131' 285 Hamilton Avenue - Roof Deck Text Amendment and CUP CITY O F PALO A L TO I N C O R P O R ATE D C ALIFOR N IA P a l o A l t oT h e C i t y o f A P RIL 16 1894 The City of Palo Alto assumes no responsibility for any errors ©1989 to 2016 City of Palo Alto gowen, 2018-09-04 15:04:59 (\\cc-maps\Encompass\Admin\Personal\gowen.mdb) 65.0'84.6' 50.0' 100 . 0 ' 50.0' 100 . 0 ' 50.0' 100 . 0 ' 50.0' 100 . 0 ' 50.0' 100 . 0 ' 50.0' 100 . 0 ' 50.0' 100 . 0 ' 50.0' 100 . 0 ' 50.0' 100 . 0 ' 50.0' 100 . 0 ' 50.0' 100 . 0 ' 50.0' 100 . 0 ' 50.0' 100 . 0 ' 50.0' 100 . 0 ' 170.0' 150. 0 ' 200.0' 100 . 0 ' 30.0' 50.0 ' 37. 5 ' 37. 5 ' 50.0 ' 50.0 50.0 100 . 0 ' 250.0' 50.0 ' 200.0' 50.0 ' 50.0' 100 . 0 ' 250.0' 50.0 ' 200.0' 50.0 ' 50.0' 100 . 0 ' 250.0' 50.0 ' 200.0' 50.0 ' 50.0' 100 . 0 ' 250.0' 50.0 ' 200.0' 50.0 ' 50.0' 100 . 0 ' 250.0' 50.0 ' 200.0' 50.0 ' 50.0' 100 . 0 ' 250.0' 50.0 ' 200.0' 50.0 ' 50.0' 100 . 0 ' 250.0' 50.0 ' 200.0' 50.0 ' 50.0' 100 . 0 ' 52.3 ' 50.0 ' 200.0' 200 . 0 ' 90.0' 150. 0 ' 110.0' 50.0 ' 50.0' 100 . 0 ' 50.0' 100 . 0 ' 50.0' 150. 0 ' 50.0' 150. 0 ' 50.0' 150. 0 ' 50.0' 150. 0 ' 100.0' 150. 0 ' 100.0' 150. 0 ' 150.0' 60.0 ' 150.0' 60.0 ' 150.0' 90.0 ' 150.0' 90.0 ' 200.0' 50.0 ' 200.0' 50.0 ' 200.0' 50.0 ' 200.0' 50.0 ' 200.0' 50.0 ' 200.0' 50.0 ' 130.0' 50.0 ' 130.0' 50.0 ' 75.0' 134 . 0 ' 75.0' 134 . 0 ' 75.0' 134 . 0 ' 75.0' 134 . 0 ' 50.0' 134 . 0 ' 50.0' 134 . 0 ' 50.0' 134 . 0 ' 50.0' 134 . 0 ' 50.0' 134 . 0 ' 50.0' 134 . 0 ' 100.0' 84.0 ' 100.0' 84.0 ' 100.0' 50.0 ' 100.0' 50.0 ' 150.0' 50.0 ' 150.0' 50.0 ' 150.0' 50.0 ' 150.0' 50.0 ' 200.0' 100 . 0 ' 100.0' 25.0 ' 100.0' 125 . 0 ' 100.0' 25.0 ' 50.0' 150. 0 ' 150.0' 125 . 0 ' 50.0' 150. 0 ' 50.0' 150. 0 ' 50.0' 150. 0 ' 50.0' 150. 0 ' 200.0' 50.0 ' 200.0' 50.0 ' 200.0' 100 . 0 ' 200.0' 100 . 0 ' 250.0' 50.0 ' 200.0' 50.0 ' 50.0' 100 . 0 ' 50.0' 100 . 0 ' 50.0' 100 . 0 ' 250.0' 50.0 ' 200.0' 50.0 ' 50.0' 100 . 0 ' 200.0' 100 . 0 ' 200.0' 100 . 0 ' 200.0' 100 . 0 ' 200.0' 100 . 0 ' 200.0' 100 . 0 ' 200.0' 100 . 0 ' 200.0' 100 . 0 ' 200.0' 100 . 0 ' 200.0' 100 . 0 ' 200.0' 100 . 0 ' 200.0' 100 . 0 ' 200.0' 100 . 0 ' 200.0' 100 . 0 ' 200.0' 100 . 0 ' 200.0' 100 . 0 ' 200.0' 100 . 0 ' 200.0' 100 . 0 ' 200.0' 100 . 0 ' 200.0' 100 . 0 ' 200.0' 100 . 0 ' 200.0' 100 . 0 ' 200.0' 100 . 0 ' 200.0' 100 . 0 ' 200.0' 100 . 0 ' 50.0' 100 . 0 ' 50.0' 100 . 0 ' 100.0' 50.0 ' 100.0' 50.0 ' 200.0' 100 . 0 ' 200.0' 100 . 0 ' 200.0' 50.0 ' 200.0' 50.0 ' 200.0' 50.0 ' 200.0' 50.0 ' 150.0' 50.0 ' 150.0' 50.0 ' 50.0 50.0 150. 0 ' 55 55. 122. 7 ' 400. 0 ' 112 . 5 ' 49.7' 112 . 5 ' 49.7' 76.0' 94.5' 26.0' 87.4' 54.1' 161.5' 100.0' 125 . 0 ' 100.0' 125 . 0 ' 75.0' 112 . 5 ' 75.0' 112 . 5 ' 100.0'12. 5 ' 125.0' 112 . 5 ' 225.0' 100 . 0 ' 125.0' 112 . 5 ' 125.0' 112 . 5 ' 75.0' 112 . 5 ' 75.0' 112 . 5 '100.0' 75.0 ' 100.0' 75.0 ' 100.0' 50.0 ' 100.0' 50.0 ' 90.0' 25.0 ' 90.0'25.0 ' 90.0' 50.0 ' 90.0' 50.0 ' 100.0'2.5'10.0' 47.5 ' 90.0' 50.0 ' 50.0' 112 . 5 ' 50.0' 112 . 5 ' 100.0' 112 . 5 ' 100.0' 112 . 5 ' 25.0'12. 5 ' 25.3' 112 . 5 ' 50.3' 100 . 0 ' 50.0' 112 . 5 ' 25.0' 12. 5 ' 25.0' 125 . 0 ' 125.0' 225 . 0 ' 99.5'27.7 ' .5' 72.3 ' 25.0' 125 . 0 ' 44.0' 25. 0 ' 25.0' 72.3 ' .5' 27.7 ' 50.5' 99.6' 48.9' 81.0' 48.9' 57.5' 25. 0 ' 125.0' 50.0 ' 125.0' 50.0 ' 125.0' 50.0 ' 125.0' 50.0 ' 148.0' 100. 0 ' 160.0' 88. 0 ' 17.0' 100.0' 75. 0 ' 100.0' 75. 0 ' 100.0' 50.0 ' 100.0' 50.0 ' 100.0' 95. 0 ' 20.5'5.0 ' 79.5' 90.0 ' 150.0' 105 . 0 ' 150.0' 105 . 0 ' 275.0' 105 . 0 ' 275.0' 105 . 0 ' 100.0' 105 . 0 ' 100.0' 105 . 0 ' 37.5' 100. 0 ' 37.5' 100. 0 ' 62.5' 100. 0 ' 62.5' 100. 0 ' 90.0' 225 . 0 ' 200.0' 102 . 5 ' 110.0' 122 . 5 ' 50.0' 102 . 5 ' 50.0' 102 . 5 ' 25.0' 102 . 5 ' 25.0' 102 . 5 ' 18.0' 102 . 5 ' 23.0' 97.5 ' 7.1' 45.0' 97.5 ' 7.1'40.0' 102 . 5 ' 125.0' 102 . 5 ' 125.0' 102 . 5 ' 40.0' 102 . 5 ' 25.0'2.5'15.0' 100 . 0 ' 85.0' 100 . 0 ' 85.0' 100 . 0 ' 50.0' 100 . 0 ' 50.0' 100 . 0 ' 40.0' 102. 5 ' 40.0' 102. 5 ' 30.0' 102. 5 ' 30.0' 102. 5 ' 30.0' 102. 5 ' 30.0' 102. 5 ' 50.0' 102. 5 ' 50.0' 102. 5 ' 25.0'7.5'40.0' 102. 5 ' 65.0' 95.0 ' 50.0' 100 . 0 ' 50.0' 100 . 0 ' 50.0' 102 . 5 ' 50.0' 102 . 5 ' 50.0' 102 . 5 ' 50.0' 102 . 5 ' 75.0' 125 . 0 ' 75.0' 125 . 0 ' 175.0'7.0' 225.0' 218 . 0 ' 400.0' 225 . 0 ' 90.0' 225 . 0 ' 200.0' 102 . 5 ' 110.0' 122 . 5 ' 90.0' 225 . 0 ' 200.0' 102 . 5 ' 110.0' 122 . 5 ' 90.0' 225 . 0 ' 200.0' 102 . 5 ' 110.0' 122 . 5 ' 90.0' 225 . 0 ' 200.0' 102 . 5 ' 110.0' 122 . 5 ' 90.0' 225 . 0 ' 200.0' 102 . 5 ' 110.0' 122 . 5 ' 90.0' 225 . 0 ' 200.0' 102 . 5 ' 110.0' 122 . 5 ' 90.0' 225 . 0 ' 200.0' 102 . 5 ' 110.0' 122 . 5 ' 90.0' 225 . 0 ' 200.0' 102 . 5 ' 110.0' 122 . 5 ' 90.0' 225 . 0 ' 200.0' 102 . 5 ' 110.0' 122 . 5 ' 90.0' 225 . 0 ' 200.0' 102 . 5 ' 110.0' 122 . 5 ' 90.0' 225 . 0 ' 200.0' 102 . 5 ' 110.0' 122 . 5 ' 90.0' 225 . 0 ' 200.0' 102 . 5 ' 110.0' 122 . 5 ' 90.0' 225 . 0 ' 200.0' 102 . 5 ' 110.0' 122 . 5 ' 90.0' 225 . 0 ' 200.0' 102 . 5 ' 110.0' 122 . 5 ' 90.0' 225 . 0 ' 200.0' 102 . 5 ' 110.0' 122 . 5 ' 90.0' 225 . 0 ' 200.0' 102 . 5 ' 110.0' 122 . 5 ' 90.0' 225 . 0 ' 200.0' 102 . 5 ' 110.0' 122 . 5 ' 90.0' 225 . 0 ' 200.0' 102 . 5 ' 110.0' 122 . 5 ' 90.0' 225 . 0 ' 200.0' 102 . 5 ' 110.0' 122 . 5 ' 90.0' 225 . 0 ' 200.0' 102 . 5 ' 110.0' 122 . 5 ' 90.0' 225 . 0 ' 200.0' 102 . 5 ' 110.0' 122 . 5 ' 90.0' 225 . 0 ' 200.0' 102 . 5 ' 110.0' 122 . 5 ' 90.0' 225 . 0 ' 200.0' 102 . 5 ' 110.0' 122 . 5 ' 90.0' 225 . 0 ' 200.0' 102 . 5 ' 110.0' 122 . 5 ' 90.0' 225 . 0 ' 200.0' 102 . 5 ' 110.0' 122 . 5 ' 90.0' 225 . 0 ' 200.0' 102 . 5 ' 110.0' 122 . 5 ' 90.0' 225 . 0 ' 200.0' 102 . 5 ' 110.0' 122 . 5 ' 90.0' 225 . 0 ' 200.0' 102 . 5 ' 110.0' 122 . 5 ' 90.0' 225 . 0 ' 200.0' 102 . 5 ' 110.0' 122 . 5 ' 90.0' 225 . 0 ' 200.0' 102 . 5 ' 110.0' 122 . 5 ' 90.0' 225 . 0 ' 200.0' 102 . 5 ' 110.0' 122 . 5 ' 90.0' 225 . 0 ' 200.0' 102 . 5 ' 110.0' 122 . 5 ' 90.0' 225 . 0 ' 200.0' 102 . 5 ' 110.0' 122 . 5 ' 90.0' 225 . 0 ' 200.0' 102 . 5 ' 110.0' 122 . 5 ' 90.0' 225 . 0 ' 200.0' 102 . 5 ' 110.0' 122 . 5 ' 128.0' 112 . 5 ' 128.0' 112 . 5 ' 100.0' 225 . 0 ' 100.0' 225 . 0 ' 100.0' 75. 0 ' 100.0' 75. 0 ' 100.0' 50.0 ' 100.0' 50.0 ' 100.0' 50.0 ' 100.0' 50.0 ' 100.0' 50.0 ' 52.1'44.1' 28.3'25.0 ' 31.3' 25.0 ' 68.7' 50.0 ' 100.0'25. 0 ' 100.0' 25. 0 ' 68.7' 25.0 ' 31.3' 50.0 ' 50.0' 100. 0 ' 28.3' 44.1' 105.0' 50.0' 225 . 0 ' 93.0'12. 5 ' 37.5' 112 . 5 ' 130.5' 125 . 0 ' 143.0' 112 . 5 ' 50.0'12. 5 ' 93.0' 100. 0 ' 125.0' 100. 0 ' 125.0' 100. 0 ' 125.0' 25. 0 ' 125.0'25. 0 ' 125.0' 25.0 ' 125.0'25.0 ' 112.5' 112 . 9 ' 12.5' 112 . 5 ' .8'99.9' 225 . 8 ' 112.5' 112 . 9 ' 12.5' 112 . 5 ' .8'99.9' 225 . 8 ' 112.5' 112 . 9 ' 12.5' 112 . 5 ' .8'99.9' 225 . 8 ' 112.5' 112 . 9 ' 12.5' 112 . 5 ' .8'99.9' 225 . 8 ' 112.5' 112 . 9 ' 12.5' 112 . 5 ' .8'99.9' 225 . 8 ' 112.5' 112 . 9 ' 12.5' 112 . 5 ' .8'99.9' 225 . 8 ' 112.5' 112 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112 . 5 ' .8'99.9' 225 . 8 ' 112.5' 112 . 9 ' 12.5' 112 . 5 ' .8'99.9' 225 . 8 ' 112.5' 112 . 9 ' 12.5' 112 . 5 ' .8'99.9' 225 . 8 ' 112.5' 112 . 9 ' 12.5' 112 . 5 ' .8'99.9' 225 . 8 ' 112.5' 112 . 9 ' 12.5' 112 . 5 ' .8'99.9' 225 . 8 ' 112.5' 112 . 9 ' 12.5' 112 . 5 ' .8'99.9' 225 . 8 ' 112.5' 112 . 9 ' 12.5' 112 . 5 ' .8'99.9' 225 . 8 ' 112.5' 112 . 9 ' 12.5' 112 . 5 ' .8'99.9' 225 . 8 ' 112.5' 112 . 9 ' 12.5' 112 . 5 ' .8'99.9' 225 . 8 ' 112.5' 112 . 9 ' 12.5' 112 . 5 ' .8'99.9' 225 . 8 ' 112.5' 112 . 9 ' 12.5' 112 . 5 ' .8'99.9' 225 . 8 ' 112.5' 112 . 9 ' 12.5' 112 . 5 ' .8'99.9' 225 . 8 ' 112.5' 112 . 9 ' 12.5' 112 . 5 ' .8'99.9' 225 . 8 ' 112.5' 112 . 9 ' 12.5' 112 . 5 ' .8'99.9' 225 . 8 ' 112.5' 112 . 9 ' 12.5' 112 . 5 ' .8'99.9' 225 . 8 ' 112.5' 112 . 9 ' 12.5' 112 . 5 ' .8'99.9' 225 . 8 ' 112.5' 112 . 9 ' 12.5' 112 . 5 ' .8'99.9' 225 . 8 ' 112.5' 112 . 9 ' 12.5' 112 . 5 ' .8'99.9' 225 . 8 ' 112.5' 112 . 9 ' 12.5' 112 . 5 ' .8'99.9' 225 . 8 ' 112.5' 112 . 9 ' 12.5' 112 . 5 ' .8'99.9' 225 . 8 ' 112.5' 112 . 9 ' 12.5' 112 . 5 ' .8'99.9' 225 . 8 ' 112.5' 112 . 9 ' 12.5' 112 . 5 ' .8'99.9' 225 . 8 ' 50.0' 102 . 5 ' 50.0' 102 . 5 ' 50.0' 102 . 5 ' 50.0' 102 . 5 '100.0' 50.0 ' 100.0' 50.0 ' 100.0' 50.0 ' 100.0' 50.0 ' 25.0' 90.0 ' 12.5'16.8' 101 . 2 ' 25.0' 101 . 3 ' 16.8' 12.5' 112 . 5 ' 25.0' 112 . 5 ' 25.0' 112 . 5 ' 15.0' 112 . 5 ' 15.0' 112 . 5 ' 25.0' 112 . 5 ' 25.0' 112 . 5 ' 100.0' 25.0 ' 100.0'25.0 ' 46.0' 100 . 0 ' 46.0' 100 . 0 ' 50.0' 35. 0 ' 5.0' 15.0 ' 5.0' 50.0 ' 40.0' 100 . 0 ' 104.0' 100 . 0 ' 114.0' 50.0 ' 5.0'15.0 '5.0' 35. 0 ' 100.0' 100 . 0 ' 100.0' 100 . 0 ' 50.0' 100 . 0 ' 50.0' 100 . 0 ' 150.0' 100 . 0 ' 150.0' 100 . 0 ' 100.0' 85. 0 ' 100.0' 85. 0 ' 175.0' 112 . 5 ' 50.0' 37. 5 ' 25.0'25.0 ' 100.0' 50.0 ' 34.0 ' 25. 0 ' 6 6 . 0 ' 5 0 . 0 ' 200.0' 105 . 0 ' 200.0' 105 . 0 ' 50.0' 105 . 0 ' 50.0' 105 . 0 ' 50.0' 105 . 0 ' 50.0' 105 . 0 ' 50.0' 112 . 5 ' 50.0' 112 . 5 ' 100.0' 100 . 0 ' 100.0' 100 . 0 ' 150.0' 125 . 0 ' 100.0'12. 5 ' 50.0' 112 . 5 ' 50.0' 225 . 0 ' 50.0' 225 . 0 ' 50.0' 112 . 5 ' 50.0' 112 . 5 ' 50.0' 112 . 5 ' 50.0' 112 . 5 ' 100.0' 100 . 0 ' 100.0' 100 . 0 ' 200.0' 112 . 5 ' 100.0' 12. 5 ' 100.0' 125 . 0 ' 75.0' 25.0 ' 100.0' 87. 5 ' 175.0' 112. 5 ' 100.0' 37.5 ' 100.0' 37.5 ' 100.0' 100 . 0 ' 100.0' 100 . 0 ' 150.0' 125 . 0 ' 100.0'12. 5 ' 50.0' 112 . 5 ' 150.0' 125 . 0 ' 100.0'12. 5 ' 50.0' 112 . 5 ' 150.0' 125 . 0 ' 100.0'12. 5 ' 50.0' 112 . 5 ' 150.0' 125 . 0 ' 100.0'12. 5 ' 50.0' 112 . 5 ' 150.0' 125 . 0 ' 100.0'12. 5 ' 50.0' 112 . 5 ' 150.0' 125 . 0 ' 100.0'12. 5 ' 50.0' 112 . 5 ' 150.0' 125 . 0 ' 100.0'12. 5 ' 50.0' 112 . 5 ' 150.0' 125 . 0 ' 100.0'12. 5 ' 50.0' 112 . 5 ' 150.0' 125 . 0 ' 100.0'12. 5 ' 50.0' 112 . 5 ' 150.0' 125 . 0 ' 100.0'12. 5 ' 50.0' 112 . 5 ' 200.0' 112 . 5 ' 100.0' 12. 5 ' 100.0' 125 . 0 ' 200.0' 112 . 5 ' 100.0' 12. 5 ' 100.0' 125 . 0 ' 200.0' 112 . 5 ' 100.0' 12. 5 ' 100.0' 125 . 0 ' 200.0' 112 . 5 ' 100.0' 12. 5 ' 100.0' 125 . 0 ' 200.0' 112 . 5 ' 100.0' 12. 5 ' 100.0' 125 . 0 ' 200.0' 112 . 5 ' 100.0' 12. 5 ' 100.0' 125 . 0 ' 200.0' 112 . 5 ' 100.0' 12. 5 ' 100.0' 125 . 0 ' 200.0' 112 . 5 ' 100.0' 12. 5 ' 100.0' 125 . 0 ' 200.0' 112 . 5 ' 100.0' 12. 5 ' 100.0' 125 . 0 ' 200.0' 112 . 5 ' 100.0' 12. 5 ' 100.0' 125 . 0 ' 200.0' 112 . 5 ' 100.0' 12. 5 ' 100.0' 125 . 0 ' 200.0' 112 . 5 ' 100.0' 12. 5 ' 100.0' 125 . 0 ' 200.0' 112 . 5 ' 100.0' 12. 5 ' 100.0' 125 . 0 ' 200.0' 112 . 5 ' 100.0' 12. 5 ' 100.0' 125 . 0 ' 200.0' 112 . 5 ' 100.0' 12. 5 ' 100.0' 125 . 0 ' 200.0' 112 . 5 ' 100.0' 12. 5 ' 100.0' 125 . 0 ' 200.0' 112 . 5 ' 100.0' 12. 5 ' 100.0' 125 . 0 ' 200.0' 112 . 5 ' 100.0' 12. 5 ' 100.0' 125 . 0 ' 200.0' 112 . 5 ' 100.0' 12. 5 ' 100.0' 125 . 0 ' 75.0' 25.0 ' 100.0' 87. 5 ' 175.0' 112. 5 ' 75.0' 25.0 ' 100.0' 87. 5 ' 175.0' 112. 5 ' 75.0' 25.0 ' 100.0' 87. 5 ' 175.0' 112. 5 ' 75.0' 25.0 ' 100.0' 87. 5 ' 175.0' 112. 5 ' 75.0' 25.0 ' 100.0' 87. 5 ' 175.0' 112. 5 ' 75.0' 25.0 ' 100.0' 87. 5 ' 175.0' 112. 5 ' 75.0' 25.0 ' 100.0' 87. 5 ' 175.0' 112. 5 ' 100.0' 100 . 0 ' 100.0' 100 . 0 ' 100.0' 100 . 0 ' 100.0' 100 . 0 ' 100.0' 100 . 0 ' 100.0' 100 . 0 ' 100.0' 100 . 0 ' 100.0' 100 . 0 ' 100.0' 100 . 0 ' 100.0' 100 . 0 ' 100.0' 100 . 0 ' 100.0' 100 . 0 ' 100.0' 100 . 0 ' 100.0' 100 . 0 ' 100.0' 100 . 0 ' 100.0' 100 . 0 ' 37.5' 112. 5 ' 37.5' 112. 5 ' 37.5' 112. 5 ' 37.5' 112. 5 ' 50.0' 112 . 5 ' 50.0' 112 . 5 ' 75.0' 112 . 5 ' 75.0' 112 . 5 ' 37.5' 112 . 5 ' 37.5' 112 . 5 ' 137.5' 112 . 5 ' 12.5' 112. 5 ' 150.0' 225 . 0 ' 85.0' 59. 0 ' 85.0' 59. 0 ' 85.0' 66.0 ' 85.0' 66.0 ' 200.0' 150. 0 ' 200.0' 150. 0 ' 150.0' 100 . 0 ' 150.0' 100 . 0 ' 230.0' 50.0 ' 30.0' 100 . 0 ' 200.0' 150. 0 ' 150.0' 105 . 5 ' 150.0' 105 . 5 ' 200.0' 150. 0 ' 200.0' 150. 0 ' 200.0' 150. 0 ' 200.0' 150. 0 ' 200.0' 150. 0 ' 200.0' 150. 0 ' 200.0' 150. 0 ' 200.0' 150. 0 ' 200.0' 150. 0 ' 200.0' 150. 0 ' 200.0' 150. 0 ' 200.0' 150. 0 ' 200.0' 150. 0 ' 200.0' 150. 0 ' 200.0' 150. 0 ' 200.0' 150. 0 ' 200.0' 150. 0 ' 200.0' 150. 0 ' 200.0' 150. 0 ' 200.0' 150. 0 ' 200.0' 150. 0 ' 200.0' 150. 0 ' 200.0' 150. 0 ' 200.0' 150. 0 ' 200.0' 150. 0 ' 200.0' 150. 0 ' 200.0' 150. 0 ' 200.0' 150. 0 ' 200.0' 150. 0 ' 200.0' 150. 0 ' 200.0' 150. 0 ' 200.0' 150. 0 ' 200.0' 150. 0 ' 200.0' 150. 0 ' 200.0' 150. 0 ' 200.0' 150. 0 ' 200.0' 150. 0 ' 200.0' 150. 0 ' 55.0' 125 . 0 ' 55.0' 125 . 0 ' 38.0' 75. 0 ' 50.0' 37. 5 ' 50.0' 12.5 ' 38.0' 125 . 0 ' 65.0' 112 . 5 ' 65.0' 112 . 5 ' 37.5' 112 . 5 ' 37.5' 112 . 5 ' 37.5' 112 . 5 ' 37.5' 112 . 5 ' 93.0' 50.0 ' 93.0' 50.0 ' 93.0' 62.5 ' 93.0' 62.5 ' 50.0' 112 . 5 ' 50.0' 112 . 5 ' 50.0' 112 . 5 ' 50.0' 112 . 5 ' 50.0' 112 . 5 ' 50.0' 112 . 5 ' 50.0' 112 . 5 ' 50.0' 112 . 5 ' 100.0' 112 . 5 ' 25.0' 112 . 5 ' 125.0' 225 . 0 ' 93.0' 62. 5 ' 93.0' 62. 5 ' 50.0' 112. 5 ' 50.0' 112. 5 ' 50.0' 112. 5 ' 50.0' 112. 5 ' 37.5' 112. 5 ' 37.5' 112. 5 ' 93.0' 162 . 5 ' 93.0' 162 . 5 ' 12.5 '25.0' 112. 5 ' 75.0' 100. 0 ' 50.0'43.0' 100. 0 ' 43.0' 100. 0 ' 50.0' 75. 0 ' 50.0' 75. 0 ' 45.0' 112. 5 ' 45.0' 112. 5 ' 30.0' 112. 5 ' 30.0' 112. 5 ' 50.0' 112 . 5 ' 50.0' 112 . 5 ' 100.0' 50.0 ' 100.0' 50.0 ' 100.0' 50.0 ' 100.0' 50.0 ' 100.0' 25. 0 ' 100.0'25. 0 ' 100.0' 75.0 ' 100.0' 75.0 ' 100.0' 50.0 ' 100.0' 50.0 ' 50.0' 102. 2 ' 50.0' 102. 2 ' 50.0' 97. 5 ' 50.0' 97. 5 ' 193.0' 105 . 0 ' 193.0' 105 . 0 ' 40.1'.6'1.0'10.5'33.8'7.7 '35.6'4.0'6.4'4.8' 27.0 ' 11.5' 75.0 ' 100.0' 25.0 ' 100.0' 22.8 ' 50.0'4.7'50.0'17. 5 ' 41.5' 72.2 ' 162.5' 220 . 0 ' 162.5' 220 . 0 ' 26.0' 101 . 0 ' 31.5' 68.2 ' 5.5' 32.8 ' 33.8' 32.8 ' 5.5' 68.2 ' 27.5' 68.2 ' .8'32.8 ' 25.0' 32.8 ' .8' 68.2 ' 29.5' 68.2 ' 3.7' 32.8 ' 33.8' 32.8 ' 3.7' 68.2 ' 27.5' 68.3 ' 2.7'32.7 ' 32.7 ' 2.7' 68.3 ' 31.5' 94.5 ' 10.2'22.3' 31.5' 101. 0 ' 26.0' 32.8 ' 5.5' 68.2 ' 27.5' 68.2 ' 5.5' 32.8 ' 33.8' 32.8 ' .8' 68.3 ' 29.5' 68.3 ' .8' 32.8 ' 25.0' 32.7 ' 3.7' 68.2 ' 72.0' 29.7 ' 72.0'29.7 ' 72.0' 31. 9 ' 72.0'31. 9 ' 47.8' 51.6 ' 70.2' 173. 3 ' 64.0' 63.0 ' 54.0' 162 . 0 ' 37.5' 112. 5 ' 37.5' 112. 5 ' 50.0' 112. 5 ' 50.0' 112. 5 ' 75.0' 112. 5 ' 75.0' 112. 5 ' 50.0' 112 . 5 ' 50.0' 112 . 5 ' 50.0' 112 . 5 ' 50.0' 112 . 5 ' 50.0' 112 . 5 ' 50.0' 112 . 5 ' 50.0' 112 . 5 ' 50.0' 112 . 5 ' 50.0' 112 . 5 ' 50.0' 112 . 5 ' 50.0' 112 . 5 ' 50.0' 112 . 5 ' 135.0' 218 . 0 ' 15.0'7.0'150.0'7.0' 25.0' 7.0'125.0' 100 . 0 ' 100.0'12. 5 ' 50.0' 112 . 5 ' 278.0' 220 . 0 ' 278.0' 220 . 0 ' 50.0' 30. 8 ' .6'10.5'1.0'.6'40.1' 37. 8 ' 33.2' 30. 8 ' 33.2' 30. 8 ' 46.8' 27.0 ' 4.8'6.4'4.0'35.6'23.2 '30.0' 100 . 0 ' 30.0' 100 . 0 ' 50.0' 100 . 0 ' 50.0' 100 . 0 ' 100.0' 50.0 ' 100.0' 50.0 ' 100.0' 50.0 ' 100.0' 50.0 ' 100.0' 35. 0 ' 100.0' 35. 0 ' 100.0' 100 . 0 ' 100.0' 100 . 0 ' 50.0' 100 . 0 ' 50.0' 100 . 0 ' 50.0' 100 . 0 ' 50.0' 100 . 0 ' 200.0'10.0 ' 100 . 0 ' 200.0' 110. 0 ' 125.0' 100 . 0 ' 125.0' 100 . 0 ' 55.0' 100 . 0 ' 55.0' 100 . 0 ' 50.0' 100 . 0 ' 50.0' 100 . 0 ' 50.0' 100 . 0 ' 50.0' 100 . 0 ' 100.0' 49.3 ' 100.0' 49.3 ' 100.0' 60.7 ' 100.0' 60.7 ' 100.0' 70.0 ' 100.0' 70.0 ' 100.0' 50.0 ' 100.0' 50.0 ' 100.0' 25. 0 ' 100.0'25. 0 ' 100.0' 75. 0 ' 100.0' 75. 0 ' 60.0' 221 . 0 ' 60.0' 221 . 0 ' 125.0' 100 . 0 ' 125.0' 100 . 0 ' 125.0' 64.0 ' 125.0' 64.0 ' 125.0' 64. 0 ' 125.0' 64. 0 ' 95.0' 50.0 ' 95.0' 50.0 ' 95.0' 25. 0 ' 95.0'25. 0 ' 100.0' 25.0 ' 100.0'25.0 ' 100.0' 25. 0 ' 100.0'25. 0 ' 100.0' 25.5 ' 100.0'25.5 ' 100.0' 100.0'10.0 ' 100 . 0 ' 200.0' 110. 0 ' 100.0' 100.0'10.0 ' 100 . 0 ' 200.0' 110. 0 ' 130.0' 36.9 ' 130.0' 36.9 ' 130.0' 75. 6 ' 130.0' 75. 6 ' 64.0' 37. 5 ' 64.0' 37. 5 ' 50.0' 75. 0 ' 50.0' 75. 0 ' 36.0' 112. 5 ' 50.0' 75. 0 ' 14.0' 37. 5 ' 50.0' 112. 5 ' 50.0' 112. 5 ' 72.0' 30.3 ' 72.0'30.3 ' 72.0' 32. 5 ' 72.0'32. 5 ' 72.0' 32.5 ' 72.0' 32.5 ' 72.0' 32.5 ' 72.0' 32.5 ' 72.0' 32.5 ' 72.0' 32.5 ' 31.5' 68.2 ' 2.7' 32.8 ' 22.3'10.2' 94.5 ' 27.5' 68.2 ' 3.7' 32.7 ' 33.8' 32.8 ' 2.7' 68.2 ' 70.2' 51.6 ' 70.2' 51.6 ' 54.0' 63.0 ' 54.0' 63.0 ' 25.0' 55.0 ' 25.0' 55.0 ' 50.0' 112 . 5 ' 50.0' 112 . 5 ' 50.0' 112 . 5 ' 50.0' 112 . 5 ' 45.0' 112 . 5 ' 45.0' 112 . 5 ' 100.0' 74.5 ' 100.0' 74.5 ' 50.0' 112 . 5 ' 50.0' 112 . 5 ' 93.0' 50.0 ' 93.0' 50.0 ' 93.0' 75.0 ' 93.0' 75.0 ' 135.0' 100. 0 ' 135.0' 100. 0 ' 135.0' 25.0 ' 135.0'25.0 '150.0' 112. 5 ' 150.0' 112. 5 ' 45.0' 112. 5 ' 45.0' 112. 5 ' 110.0' 90.0 ' 110.0' 90.0 ' 55.0'10.0 '5.0' 100 . 0 ' 50.0' 110. 0 ' 33.0' 100 . 0 ' 33.0' 100 . 0 ' 135.0' 25. 0 ' 135.0'25. 0 ' 135.0' 50.0 ' 135.0' 50.0 ' 160 . 0 ' 110.0'10.0 ' 28.0'10.0 ' 19.2' 34.4 ' 35.8' 105 . 6 ' 193.0' 50.0' 112 . 5 ' 50.0' 112 . 5 ' 50.0' 112 . 5 ' 50.0' 112 . 5 ' 43.0' 79.0 ' 43.0' 79.0 ' 43.0' 33.5 ' 43.0' 33.5 ' 45.0' 105 . 5 ' 45.0' 105 . 5 ' 50.0' 105 . 5 ' 50.0' 105 . 5 ' 50.0' 105 . 5 ' 50.0' 105 . 5 ' 93.0' 105 . 5 ' 93.0' 105 . 5 ' 37.5' 105 . 5 ' 37.5' 105 . 5 ' 37.5' 105 . 5 ' 37.5' 105 . 5 ' 93.0' 105 . 5 ' 93.0' 105 . 5 ' 168.0' 112 . 5 ' 168.0' 112 . 5 ' 200.0' 100 . 0 ' 200.0' 100 . 0 ' 50.0' 150. 0 ' 50.0' 150. 0 ' 50.0' 57.0 ' 50.0' 57.0 ' 71.5' 43.0 ' 50.0' 30.4' 21. 5 ' 21.5' 21. 5 ' 30.4' 57.0 ' 43.0' 100 . 0 ' 50.0' 112 . 5 ' 50.0' 112 . 5 ' 50.0' 112 . 5 ' 50.0' 112 . 5 ' 50.0' 112 . 5 ' 50.0' 112 . 5 ' 88.0' 125 . 0 ' 93.0'12. 5 ' 25.0' 37.5 ' 30.0' 75.0 ' 50.0' 150. 0 ' 50.0' 150. 0 ' 35.0' 150. 0 ' 35.0' 150. 0 ' 40.0' 150. 0 ' 40.0' 150. 0 ' 37.5' 150. 0 ' 37.5' 150. 0 ' 143.0' 100 . 0 ' 43.0' 50.0 ' 67.0' 50.0 ' 33.0' 100 . 0 ' 43.0' 50.0 ' 43.0' 50.0 ' 110.0' 50.0 ' 110.0' 50.0 ' 37.5' 100 . 0 ' 33.0' 100 . 0 ' 110.0' 50.0 ' 193.0' 100 . 0 ' 12.5' 150. 0 ' 50.0' 100 . 0 ' 50.0' 100 . 0 ' 50.0' 100 . 0 ' 50.0' 100 . 0 ' 50.0' 100 . 0 ' 50.0' 100 . 0 ' 200.0'5.6' 35.8' 34.4 ' 35.8' 10.0 '200.0' 50.0 ' 200.0' 50.0 ' 200.0' 50.0 ' 200.0' 50.0 ' 200.0' 50.0 ' 50.0' 100 . 0 ' 50.0' 100 . 0 ' 95.0' 20.0 ' 55.0'37.7' 58.0 ' 185.0' 92.0 ' 185.0' 50.0 ' 185.0' 50.0 ' 50.0' 123. 0 ' 50.0' 123. 0 ' 50.0' 150. 0 ' 50.0' 343. 0 ' 193.0' 343. 0 ' 93.0' 150. 0 ' 70.0' 193 . 0 ' 70.0' 193 . 0 ' 150.0' 218 . 0 ' 150.0' 218 . 0 ' 50.0' 105 . 5 ' 50.0' 105 . 5 ' 50.0' 105 . 5 ' 50.0' 105 . 5 ' 50.0' 105 . 5 ' 50.0' 105 . 5 ' 50.0' 105 . 5 ' 50.0' 105 . 5 ' 50.0' 218 . 0 ' 100.0' 112. 5 ' 50.0' 105 . 5 ' 150.0' 112. 5 ' 150.0' 112. 5 ' 150.0' 218 . 0 ' 150.0' 218 . 0 ' 100.0' 112 . 5 ' 100.0' 112 . 5 ' 50.0' 112 . 5 ' 50.0' 112 . 5 ' 100.0' 112 . 5 ' 100.0' 112 . 5 ' 50.0' 105 . 5 ' 50.0' 105 . 5 ' 50.0' 105 . 5 ' 50.0' 105 . 5 ' 100.0' 204 . 8 ' 200.0' 68. 8 ' 51.7'150.0' 123. 0 ' 200.0' 158 . 0 ' 200.0' 158 . 1 ' 80.0' 123. 1 ' 80.0' 123. 1 ' 60.0' 123. 1 ' 60.0' 123. 1 ' 60.0' 80.1 ' 34.0'30.5 ' 3.5'23.5' 47.1 ' 23.5'3.5' 30.5 ' 34.0' 43.0 ' 60.0' 76.0 ' 50.0' 218 . 0 ' 100.0' 112. 5 ' 50.0' 105 . 5 ' 50.0' 218 . 0 ' 100.0' 112. 5 ' 50.0' 105 . 5 ' 50.0' 218 . 0 ' 100.0' 112. 5 ' 50.0' 105 . 5 ' 50.0' 218 . 0 ' 100.0' 112. 5 ' 50.0' 105 . 5 ' 50.0' 218 . 0 ' 100.0' 112. 5 ' 50.0' 105 . 5 ' 50.0' 218 . 0 ' 100.0' 112. 5 ' 50.0' 105 . 5 ' 50.0' 218 . 0 ' 100.0' 112. 5 ' 50.0' 105 . 5 ' 50.0' 218 . 0 ' 100.0' 112. 5 ' 50.0' 105 . 5 ' 50.0' 218 . 0 ' 100.0' 112. 5 ' 50.0' 105 . 5 ' 50.0' 218 . 0 ' 100.0' 112. 5 ' 50.0' 105 . 5 ' 50.0' 218 . 0 ' 100.0' 112. 5 ' 50.0' 105 . 5 ' 50.0' 218 . 0 ' 100.0' 112. 5 ' 50.0' 105 . 5 ' 50.0' 218 . 0 ' 100.0' 112. 5 ' 50.0' 105 . 5 ' 50.0' 218 . 0 ' 100.0' 112. 5 ' 50.0' 105 . 5 ' 50.0' 218 . 0 ' 100.0' 112. 5 ' 50.0' 105 . 5 ' 50.0' 218 . 0 ' 100.0' 112. 5 ' 50.0' 105 . 5 ' 50.0' 218 . 0 ' 100.0' 112. 5 ' 50.0' 105 . 5 ' 50.0' 218 . 0 ' 100.0' 112. 5 ' 50.0' 105 . 5 ' 50.0' 218 . 0 ' 100.0' 112. 5 ' 50.0' 105 . 5 ' 50.0' 218 . 0 ' 100.0' 112. 5 ' 50.0' 105 . 5 ' 50.0' 218 . 0 ' 100.0' 112. 5 ' 50.0' 105 . 5 ' 40.0' 112. 5 ' 40.0' 112. 5 ' 50.0' 112. 5 ' 50.0' 112. 5 ' 50.0' 112. 5 ' 50.0' 112. 5 ' 36.0' 95. 0 ' 36.0' 95. 0 ' 39.0' 37. 5 ' 18.0' 75. 0 ' 57.0' 112. 5 ' 107.0' 50.0 ' 107.0' 50.0 ' 107.0' 25.0 ' 107.0'25.0 ' 20.0' 50.0 ' 130.0' 100 . 0 ' 125.0' 37. 5 ' 25.0' 112 . 5 ' 50.0' 112 . 5 ' 14.0' 17. 5 ' 36.0' 130. 0 ' 130.0' 50.0 ' 130.0' 50.0 ' 75.0' 43.0 ' 15.0' 150. 0 ' 90.0' 107 . 0 ' 102.5' 43.0 ' 11.5' 107 . 0 ' 114.0' 150. 0 ' 50.0' 218 . 0 ' 50.0' 218 . 0 ' 45.0' 112 . 5 ' 45.0' 112 . 5 ' 45.0' 105 . 5 ' 45.0' 105 . 5 ' 110.0' 75.0 ' 110.0' 75.0 ' 110.0' 25.0 ' 110.0'25.0 ' 110.0' 25. 0 ' 110.0'25. 0 ' 110.0' 50.0 ' 110.0' 50.0 ' 100.0' 50.0 ' 100.0' 50.0 ' 135.0' 25.0 ' 135.0'25.0 ' 95.0' 50.0 ' 95.0' 50.0 ' 95.0' 25.0 ' 95.0'25.0 ' 95.0' 25. 0 ' 95.0'25. 0 ' 95.0' 30.0 ' 95.0'30.0 ' 40.0' 123. 0 ' 33.0'9.9' 116. 0 ' 50.0' 123. 0 ' 50.0' 123. 0 ' 50.0' 123. 0 ' 50.0' 123. 0 ' 72.5' 130. 0 ' 72.5' 130. 0 ' 72.5' 75. 0 ' 72.5' 75. 0 ' 72.5'5.0 '127.5' 150. 0 ' 120.0' 115 . 0 ' 80.0' 30.0 ' 80.0' 85. 0 ' 80.0' 85. 0 ' 80.0' 30.0 ' 70.0' 25.0 ' 150.0' 55. 0 ' 80.0' 125 . 0 ' 80.0' 125 . 0 ' 127.5' 200 . 0 ' 127.5' 200 . 0 ' 59.0' 107 . 0 ' 41.0' 93.0 ' 93.0' 50.0 ' 93.0' 50.0 ' 100.0' 300 . 0 ' 41.0' 107 . 0 ' 41.0' 107 . 0 ' 93.0' 100 . 0 ' 93.0' 100 . 0 ' 93.0' 50.0 ' 93.0' 50.0 ' 93.0' 50.0 ' 93.0' 50.0 ' 93.0' 50.0 ' 93.0' 50.0 ' 193.0' 193 . 0 ' 193.0' 193 . 0 ' 50.0' 143. 0 ' 50.0' 143. 0 ' 70.0' 118 . 0 ' 70.0' 118 . 0 ' 10.0' 50.0 ' 10.0' 50.0 ' 100.0' 100 . 0 ' 100.0' 100 . 0 ' 130.0' 143. 0 ' 130.0' 143. 0 ' 130.0' 143. 0 ' 130.0' 143. 0 ' 130.0' 143. 0 ' 130.0' 143. 0 ' 130.0' 143. 0 ' 130.0' 143. 0 ' 130.0' 143. 0 ' 130.0' 143. 0 ' 130.0' 143. 0 ' 130.0' 143. 0 ' 130.0' 143. 0 ' 130.0' 143. 0 ' 130.0' 143. 0 ' 130.0' 143. 0 ' 130.0' 143. 0 ' 130.0' 143. 0 ' 130.0' 143. 0 ' 130.0' 143. 0 ' 130.0' 143. 0 ' 130.0' 143. 0 ' 130.0' 143. 0 ' 130.0' 143. 0 ' 130.0' 143. 0 ' 130.0' 143. 0 ' 130.0' 143. 0 ' 130.0' 143. 0 ' 130.0' 143. 0 ' 130.0' 143. 0 ' 130.0' 143. 0 ' 130.0' 143. 0 ' 130.0' 143. 0 ' 130.0' 143. 0 ' 130.0' 143. 0 ' 130.0' 143. 0 ' 100.0' 45.0 ' 100.0' 45.0 ' 100.0' 100.0' 140 . 0 ' 140 . 0 ' 200.0' 140 . 0 ' 200.0' 140 . 0 ' 150.0' 50.0 ' 150.0' 50.0 ' 250.0' 100 . 0 ' 250.0' 100 . 0 ' 200.0' 50.0 ' 200.0' 50.0 ' 200.0' 75.0 ' 200.0' 75.0 ' 150.0' 50.0 ' 150.0' 50.0 ' 50.0' 125 . 0 ' 50.0' 125 . 0 ' 50.0' 75. 0 ' 50.0' 75. 0 ' 100.0' 75. 0 ' 100.0' 75. 0 ' 150. 0 ' 100.0' 150. 0 ' 150. 0 ' 50.0' 150. 0 ' 150. 0 ' 50.0' 150. 0 ' 90.0' 150. 0 ' 90.0' 150. 0 ' 105.0' 55.0 ' 105.0' 55.0 ' 105.0' 85.0 ' 105.0' 85.0 ' 105.0' 50.0 ' 105.0' 50.0 ' 150.0' 50.0 ' 150.0' 50.0 ' 100.0' 45. 0 ' 100.0' 45. 0 ' 100.0' 50.0 ' 100.0' 50.0 ' 200.0' 250. 0 ' 50.0' 50.0 ' 150.0' 300 . 0 ' 200.0' 50.0 ' 200.0' 50.0 ' 200.0' 50.0 ' 200.0' 50.0 ' 200.0' 100 . 0 ' 200.0' 100 . 0 ' 100.0' 100 . 0 ' 100.0' 100 . 0 ' 50.0' 100 . 0 ' 50.0' 100 . 0 ' 50.0' 100 . 0 ' 50.0' 100 . 0 ' 43.0' 125 . 0 ' 43.0' 125 . 0 ' 43.0' 25. 0 ' 43.0'25. 0 ' 50.0' 150. 0 ' 50.0' 150. 0 ' 150.0' 60.0 ' 150.0' 60.0 ' 150.0' 60.0 ' 150.0' 60.0 ' 150.0' 60.0 ' 150.0' 60.0 ' 150.0' 60.0 ' 150.0' 60.0 ' 150.0' 60.0 ' 150.0' 60.0 ' 150.0' 60.0 ' 150.0' 60.0 ' 100.0' 75.0 ' 100.0' 75.0 ' 50.0' 112 . 5 ' 50.0' 112 . 5 ' 50.0' 112 . 5 ' 50.0' 112 . 5 ' 37.5' 112 . 5 ' 37.5' 112 . 5 ' 37.5' 112 . 5 ' 37.5' 112 . 5 ' 30.0' 75.0 ' 30.0' 75.0 ' 100.0' 27.0 ' 30.0' 23.0 ' 70.0' 50.0 ' 70.0' 50.0 ' 70.0' 50.0 ' 30.0' 73.0 ' 30.0' 73.0 ' 50.0' 112 . 5 ' 50.0' 112 . 5 ' 97.0'6.0 ' 3.0' 50.0 ' 100.0' 56.0 ' 28.0' 112. 5 ' 25.0' 50.0 ' 3.0' 62. 5 ' 50.0' 112. 5 ' 50.0' 112. 5 ' 40.0' 112. 5 ' 40.0' 112. 5 ' 60.0' 112. 5 ' 60.0' 112. 5 ' 100.0' 50.0 ' 100.0' 50.0 ' 200.0' 100 . 0 ' 200.0' 100 . 0 ' 200.0' 100 . 0 ' 200.0' 100 . 0 ' 200.0' 100 . 0 ' 200.0' 100 . 0 ' 200.0' 100 . 0 ' 200.0' 100 . 0 ' 200.0' 100 . 0 ' 200.0' 100 . 0 ' 200.0' 100 . 0 ' 200.0' 100 . 0 ' 200.0' 100 . 0 ' 200.0' 100 . 0 ' 200.0' 100 . 0 ' 200.0' 100 . 0 ' 200.0' 100 . 0 ' 200.0' 100 . 0 ' 200.0' 100 . 0 ' 200.0' 100 . 0 ' 200.0' 100 . 0 ' 200.0' 100 . 0 ' 200.0' 100 . 0 ' 200.0' 100 . 0 ' 200.0' 100 . 0 ' 200.0' 100 . 0 ' 200.0' 100 . 0 ' 200.0' 100 . 0 ' 200.0' 100 . 0 ' 200.0' 100 . 0 ' 200.0' 100 . 0 ' 200.0' 100 . 0 ' 50.0' 150. 0 ' 50.0' 150. 0 ' 50.0' 150. 0 ' 50.0' 150. 0 ' 50.0' 150. 0 ' 50.0' 150. 0 ' 50.0' 150. 0 ' 50.0' 150. 0 ' 50.0' 150. 0 ' 50.0' 150. 0 ' 50.0' 150. 0 ' 50.0' 150. 0 ' 60.0' 112. 5 ' 60.0' 112. 5 ' 60.0' 112. 5 ' 60.0' 112. 5 ' 100.0' 50.0 ' 100.0' 50.0 ' 100.0' 50.0 ' 100.0' 50.0 ' 100.0' 50.0 ' 100.0' 50.0 ' 100.0' 50.0 ' 100.0' 50.0 ' 100.0'12.5 ' 3.0' 56. 5 ' 97.0' 69. 0 ' 25.0' 112 . 5 ' 25.0' 112 . 5 ' 50.0' 112 . 5 ' 50.0' 112 . 5 ' 34.0' 100 . 0 ' 34.0' 100 . 0 ' 35.0' 62. 5 ' 35.0' 62. 5 ' 83.0' 62. 5 ' 83.0' 62. 5 ' 118.0' 62. 5 ' 118.0' 62. 5 ' 118.0' 100 . 0 ' 118.0' 100 . 0 ' 100.0' 112 . 5 ' 100.0' 112 . 5 ' 100.0' 112 . 5 ' 100.0' 112 . 5 ' 125.0' 112. 5 ' 125.0' 112. 5 ' 50.0' 112. 5 ' 50.0' 112. 5 ' 35.0' 100. 0 ' 35.0' 100. 0 ' 30.0' 100. 0 ' 30.0' 100. 0 ' 60.0' 100. 0 ' 60.0' 100. 0 ' 262.5' 225 . 0 ' 262.5' 225 . 0 ' 130.5' 225 . 0 ' 130.5' 225 . 0 ' 63.0' 112 . 5 ' 63.0' 112 . 5 ' 30.0' 112 . 5 ' 30.0' 112 . 5 ' 100.0' 112 . 5 ' 100.0' 112 . 5 ' 53.0' 112. 5 ' 53.0' 112. 5 ' 40.0' 100 . 0 ' 40.0' 100 . 0 ' 50.0' 130. 0 ' 50.0' 130. 0 ' 140.0' 65. 0 ' 140.0' 65. 0 ' 140.0' 65.0 ' 140.0' 65.0 ' 190.0' 50.0 ' 190.0' 50.0 ' 190.0' 50.0 ' 190.0' 50.0 ' 100.0' 112 . 5 ' 100.0' 112 . 5 ' 100.0' 112 . 5 ' 100.0' 112 . 5 ' 100.0' 112 . 5 ' 100.0' 112 . 5 ' 100.0' 112 . 5 ' 100.0' 112 . 5 ' 100.0' 112 . 5 ' 100.0' 112 . 5 ' 100.0' 112 . 5 ' 100.0' 112 . 5 ' 100.0' 112 . 5 ' 100.0' 112 . 5 ' 100.0' 112 . 5 ' 100.0' 112 . 5 ' 100.0' 112 . 5 ' 100.0' 112 . 5 ' 100.0' 112 . 5 ' 100.0' 112 . 5 ' 100.0' 112 . 5 ' 100.0' 112 . 5 ' 100.0' 112 . 5 ' 100.0' 112 . 5 ' 100.0' 112 . 5 ' 100.0' 112 . 5 ' 100.0' 112 . 5 ' 100.0' 112 . 5 ' 100.0' 112 . 5 ' 100.0' 112 . 5 ' 130.5' 225 . 0 ' 130.5' 225 . 0 ' 130.5' 225 . 0 ' 130.5' 225 . 0 ' 130.5' 225 . 0 ' 130.5' 225 . 0 ' 190.0' 50.0 ' 190.0' 50.0 ' 190.0' 50.0 ' 190.0' 50.0 ' 190.0' 50.0 ' 190.0' 50.0 ' 190.0' 50.0 ' 190.0' 50.0 ' 190.0' 100 . 0 ' 190.0' 100 . 0 ' 190.0' 100 . 0 ' 190.0' 100 . 0 ' 190.0' 100 . 0 ' 190.0' 100 . 0 ' 190.0' 100 . 0 ' 190.0' 100 . 0 ' 190.0' 100 . 0 ' 190.0' 100 . 0 ' 190.0' 50.0 ' 190.0' 50.0 ' 190.0' 50.0 ' 190.0' 50.0 ' 190.0' 50.0 ' 190.0' 50.0 ' 190.0' 50.0 ' 190.0' 50.0 ' 190.0' 50.0 ' 190.0' 50.0 ' 190.0' 50.0 ' 190.0' 50.0 ' 190.0' 60.0 ' 190.0' 60.0 ' 190.0' 60.0 ' 190.0' 60.0 ' 45.0' 100 . 0 ' 45.0' 100 . 0 ' 38.0' 100 . 0 ' 38.0' 100 . 0 ' 33.0' 100 . 0 ' 33.0' 100 . 0 ' 190.0' 100 . 0 ' 190.0' 100 . 0 ' 105.0' 50.0 ' 105.0' 50.0 ' 85.0' 50.0 ' 85.0' 50.0 ' 190.0' 50.0 ' 190.0' 50.0 ' 190.0' 50.0 ' 190.0' 50.0 ' 190.0' 50.0 ' 190.0' 50.0 ' 46.0' 100 . 0 ' 46.0' 100 . 0 ' 44.0' 100 . 0 ' 44.0' 100 . 0 ' 100.0' 50.0 ' 100.0' 50.0 ' 190.0' 100 . 0 ' 190.0' 100 . 0 ' 190.0' 100 . 0 ' 190.0' 100 . 0 ' 190.0' 100 . 0 ' 190.0' 100 . 0 ' 190.0' 100 . 0 ' 190.0' 100 . 0 ' 190.0' 100 . 0 ' 190.0' 100 . 0 ' 190.0' 100 . 0 ' 190.0' 100 . 0 ' 190.0' 100 . 0 ' 190.0' 100 . 0 ' 190.0' 100 . 0 ' 190.0' 100 . 0 ' 190.0' 100 . 0 ' 190.0' 100 . 0 ' 190.0' 60.0 ' 190.0' 60.0 ' 190.0' 60.0 ' 190.0' 60.0 ' 190.0' 60.0 ' 190.0' 60.0 ' 190.0' 60.0 ' 190.0' 60.0 ' 140.0' 50.0 ' 140.0' 50.0 ' 140.0' 50.0 ' 140.0' 50.0 ' 50.0' 100 . 0 ' 50.0' 100 . 0 ' 50.0' 60.0 ' 50.0' 60.0 ' 75.0' 125 . 0 ' 75.0' 125 . 0 ' 50.0' 65.0 ' 50.0' 65.0 ' 100.0' 112 . 5 ' 100.0' 112 . 5 ' 50.0' 112 . 5 ' 50.0' 112 . 5 ' 150. 0 ' 50.0' 150. 0 ' 150. 0 ' 50.0' 150. 0 ' 50.0' 110. 0 ' 50.0' 110. 0 ' 50.0' 110. 0 ' 50.0' 110. 0 ' 40.0 ' 100.0' 40.0 ' 100.0' 100 . 0 ' 100.0' 100 . 0 ' 50.0' 100 . 0 ' 50.0' 100 . 0 ' 100.0' 150. 0 ' 100.0' 150. 0 ' 102.5' 50.0 ' 102.5' 50.0 ' 100.0' 50.0 ' 100.0' 50.0 ' 100.0' 45. 0 ' 100.0' 45. 0 ' 100.0' 45.0 ' 100.0' 45.0 ' 100.0' 50.0 ' 100.0' 50.0 ' 100.0' 100 . 0 ' 100.0' 100 . 0 ' 225 . 0 ' 200.0' 112 . 5 ' 50.0'50.0' 112 . 5 ' 50.0' 112 . 5 ' 100.0' 75. 0 ' 100.0' 75. 0 ' 100.0' 50.0 ' 100.0' 50.0 ' 125.0'8.0 '100.0' 12.5 ' 25.0'20.5 ' 125.0' 92.0 ' 125.0' 92.0 ' 50.0' 112 . 5 ' 50.0' 112 . 5 ' 50.0' 100.0' 100 . 0 ' 100.0' 100 . 0 ' 100.0' 25. 0 ' 100.0'25. 0 ' 100.0' 50.0' 112 . 5 ' 50.0' 112 . 5 ' 147 . 5 ' 260.0' 150. 0 ' 150. 0 ' 140.0' 150. 0 ' 150.0' 75.0 ' 150.0' 75.0 ' 50.0' 112 . 5 ' 50.0' 112 . 5 ' 50.0' 112 . 5 ' 50.0' 112 . 5 ' 125.0'37.5'37.5'50.0' 150.0'150.0' 50.0 ' 150.0' 50.0 ' 100.0' 50.0 ' 100.0' 50.0 ' 125.0'125.0'125.0'125.0'125.0'125.0'125.0'125.0'125.0'125.0' 200.0'100.0' 125 . 0 ' 100.0' 125 . 0 ' 50.0' 125 . 0 ' 50.0' 125 . 0 ' 50.0' 125 . 0 ' 50.0' 125 . 0 ' 150. 0 ' 50.0' 150. 0 ' 150. 0 ' 50.0' 150. 0 ' 50.0' 150. 0 ' 50.0' 150. 0 ' 50.0' 100 . 0 ' 50.0' 100 . 0 ' 50.0' 100 . 0 ' 50.0' 100 . 0 ' 50.0' 100 . 0 ' 50.0' 100 . 0 ' 100.0' 75. 0 ' 100.0' 75. 0 ' 100.0' 75. 0 ' 100.0' 75. 0 ' 100.0' 75. 0 ' 100.0' 75. 0 ' 100.0' 75. 0 ' 100.0' 75. 0 ' 150. 0 ' 100.0' 150. 0 ' 150. 0 ' 100.0' 150. 0 ' 150. 0 ' 100.0' 150. 0 ' 150. 0 ' 100.0' 150. 0 ' 150. 0 ' 100.0' 150. 0 ' 150. 0 ' 100.0' 150. 0 ' 150. 0 ' 100.0' 150. 0 ' 150. 0 ' 100.0' 150. 0 ' 150. 0 ' 100.0' 150. 0 ' 150. 0 ' 100.0' 150. 0 ' 200.0' 100 . 0 ' 200.0' 100 . 0 ' 200.0' 100 . 0 ' 200.0' 100 . 0 ' 200.0' 100 . 0 ' 200.0' 100 . 0 ' 200.0' 100 . 0 ' 200.0' 100 . 0 ' 200.0' 100 . 0 ' 200.0' 100 . 0 ' 200.0' 100 . 0 ' 200.0' 100 . 0 ' 200.0' 100 . 0 ' 200.0' 100 . 0 ' 200.0' 100 . 0 ' 200.0' 100 . 0 ' 100.0' 125 . 0 ' 100.0' 125 . 0 ' 100.0' 125 . 0 ' 100.0' 125 . 0 ' 100.0' 125 . 0 ' 100.0' 125 . 0 ' 100.0' 125 . 0 ' 100.0' 125 . 0 ' 100.0' 125 . 0 ' 100.0' 125 . 0 ' 100.0' 125 . 0 ' 100.0' 125 . 0 ' 100.0' 125 . 0 ' 100.0' 125 . 0 ' 100.0' 125 . 0 ' 100.0' 125 . 0 ' 100 . 0 ' 4 0 . 0 ' 50.0' 105 . 0 ' 50.0' 105 . 0 ' 50.0' 105 . 0 ' 50.0' 105 . 0 ' 45.0 ' 100.0' 45.0 ' 50.0' 105 . 0 ' 50.0' 105 . 0 ' 200.0' 105 . 0 ' 200.0' 105 . 0 ' 100.0' 105 . 0 ' 100.0' 105 . 0 ' 542.81' 542.81'542.81'542.81'542.81'542.81'542.81'542.81'542.81'542.81'542.81'542.81'542.81'542.81'542.81'542.81'542.81'542.81'542.81' 542.81' 542.81' 107.5' 760.5' 76.0' 819.5' 56. 2 ' 5 6 . 0 ' 56.3 ' 5 6 . 5 ' 125.0' 105 . 0 ' 125.0' 105 . 0 ' 9'177.8' 66 5.7' 7.0'329.0' 135.0' 336.8' 143.1' 60.0' 785.2' 56.2' 202.6'10.9' 10.0' 10.0' 11.9'84.5'336.8' 143.1' 329.0' 135.0' 84.5'21.4' 10.8'10.6'124.9' 112.0' 25.2' 31.7' 17.7' 9.6' 9.2' 50.0' 112.5' 50.0' 112.5' 50.0' 112.5' 50.0' 112.5' 50.0' 112.5' 50.0' 112.5' 50.0' 112.5' 50.0' 112.5' 50.0 500.0' 100.0' 50.0' 100.0' 150.0' 250.0' 114.0' 110.0' 40.0' 50.0' 100.0' 150.0' 250.0' 114.0' 110.0' 40.0' 50.0' 100.0' 150.0' 250.0' 114.0' 110.0' 40.0' 50.0' 100.0' 150.0' 250.0' 114.0' 110.0' 40.0' 50.0' 100.0' 150.0' 250.0' 114.0' 110.0' 40.0' 50.0' 100.0' 150.0' 250.0' 114.0' 110.0' 40.0' 50.0' 100.0' 150.0' 250.0' 114.0' 110.0' 40.0' 50.0' 100.0' 150.0' 250.0' 114.0' 110.0' 250.0' 110.0' 105.0' 150.0' 59.0'51.0' 51.0'59.0' 150.0' 150.0' 150.0' 150.0' 75.0' 75.0' 107.0' 107.0' 105.0' 105.0' 105.0' 105.0' 105.0'105.0' 81.8' 81.8'51.6' 51.6'167.9' 167.9' 50.0' 37.5' 225.0' 86.0' 110.0' 110.0' 86.0' 250.0' 114.0' 110.0' 40.0' 50.0' 150.0' 250.0' 114.0' 110.0' 40.0' 40.0' 50.0' 100.0' 150.0' 250.0' 114.0' 110.0' 40.0' 50.0' 100.0' 150.0' 250.0' 114.0' 110.0' 40.0' 50.0' 100.0' 150.0' 114.0' 40.0' 50.0' 100.0' 150.0' 250.0' 114.0' 110.0' 40.0' 50.0' 100.0' 150.0' 250.0' 114.0' 110.0' 40.0' 50.0' 100.0' 150.0' 250.0' 114.0' 110.0' 40.0' 50.0' 100.0' 150.0' 250.0' 114.0' 110.0' 40.0' 50.0' 100.0' 150.0' 250.0' 114.0' 110.0' 40.0' 50.0' 100.0' 150.0' 250.0' 114.0' 110.0' 40.0' 50.0' 100.0' 150.0' 250.0' 114.0' 110.0' 40.0' 50.0' 100.0' 150.0' 250.0' 114.0' 110.0' 40.0' 50.0' 100.0' 150.0' 250.0' 114.0' 110.0' 40.0' 50.0' 100.0' 150.0' 250.0' 114.0' 110.0' 40.0' 50.0' 100.0' 150.0' 250.0' 114.0' 110.0' 40.0' 50.0' 100.0' 150.0' 250.0' 114.0' 110.0' 40.0' 50.0' 100.0' 150.0' 250.0' 114.0' 110.0' 40.0' 50.0' 100.0' 150.0' 250.0' 114.0' 110.0' 40.0' 50.0' 100.0' 150.0' 250.0' 114.0' 110.0' 40.0' 50.0' 100.0' 150.0' 250.0' 114.0' 110.0' 40.0' 50.0' 100.0' 150.0' 250.0' 114.0' 110.0' 40.0' 50.0' 100.0' 250.0' 114.0' 110.0' 40.0' 50.0' 100.0' 150.0' 93.2' 93.2' 100.0' 100.0' 100.0' 45.0' 90.0' 14.3'34.0' 18.0'18.0' 18.0'18.0' 18.0'18.0'18.0'18.0' 18.0'18.0'18.0' 75.0' 55.0' 25.0' 55.0' 25.0' 112.5' 125.0' 112.5' 75.0' 55.0' 25.0' 55.0' 25.0' 112.5' 125.0' 112.5' 75.0' 55.0' 25.0' 55.0' 25.0' 112.5' 125.0' 112.5' 75.0' 55.0' 25.0' 55.0' 25.0' 112.5' 125.0' 112.5' 75.0' 55.0' 25.0' 55.0' 25.0' 112.5' 125.0' 112.5' 75.0' 55.0' 25.0' 55.0' 25.0' 112.5' 125.0' 112.5' 75.0' 55.0' 25.0' 55.0' 25.0' 112.5' 125.0' 112.5' 18.0' 50.0' 50.0'50.0' 50.0'50.0' 50.0'50.0' 50.0'50.0' 50.0'58.0' 58.0'50.0' 54.5' 147.7' 147.1' 115.0 115.0' 147.7' 65.0' 150.0' 150.0' 84.6' 150.0' 150.0' 105.0' 373.9' University Avenue _Train Station Sheraton Palo Alto American_Red Cross Fire_Station # 1 Lytton Square Senior Center Lanning Chateau Downtown_ Library City Hall Williams _Property St Thomas_Aquinas ChurchAll Saints_Episcopal Church Chase Bank Downing_House Waverley Surgery_Center Select Physical Therapy Post Office 94301 Cedar Terraces_Condominium Cowper_Inn Rose Lane Apts. 7-11 Everett House First United_Methodist Church Webster House Healthcare Center Webster House Alain Pinel Realtor CPA_Dev Ctr A_Research_Institute Lytton Gardens Senior Residence Old Pro Hamilton_BuildingNola Gym Lot RParking GarageCity of Palo Alto Comerica Bank Pizza My Heart Peninsula_Creamery Ma c ' s S m o k e s h o p Wasson Building Garden Court_Hotel B_Jamplis _Building P C -2 9 6 7 P C - 3 2 6 6 R M -1 5 P C - 4 1 8 2 PC - 3 7 0 7 PC-4283PF C S C D -C (P ) R M -3 0 A M F (M U PC-4612 P F P F PF PC-4063 PC-3872 P F P F P C -2 1 3 0 P F C D -C (P ) P F P F C D -C (P ) C D -C (P ) P F PC-3111 PC-3007 PC - 3 9 7 4 P F PFPC -4262 P C -4 2 4 3 PC-4195 R M - 4 0 PC-3429 CD-N (P) C D -C (G F )(P ) R M -4 0 C D -C (P ) C D -C (P ) A M F D H S P F P C -4 6 1 1 PC-4053 R M D (N P ) P) PF PC-4052 P F P C - 2 5 4 5 R M -4 0 PC -3 9 9 5 R T -5 0 CD - S ( P ) R T -3 5 R T -5 0 R M -3 0 C D -C (P ) PC-4296 PC-4436 P C - 34 3 7 R M -3 0 C D -C(G F)(P) P C -5 1 5 8 C D -C (P ) C D -C (G F)(P) CD - S ( G F ) ( P ) EMERSON STREET HOMER AVENUE EVERETT AVENUE EVERETT AVENUE HIGH STREET ALMA STREET LYTTON AVENUE ALMA STREET EMERSON STREET RAMONA STREET LYTTON AVENUE UNIVERSITY AVENUE RAMONA STREET BRYANT STREET HIGH STREET EMERSON STREET ALMA STREET EMERSON STREET HIGH STREET HIGH STREET HA M I L T O N A V E N U E HAMILTON AVENUE EMERSON STREET HAMILTON AVENUE GILMAN STREET WAVERLEY STREET BRYANT STREET FOREST AVENUE FOREST AVENUE BRYANT STREET RAMONA STREET RAMONA STREET BRYANT STREET FLORENCE STREET KIPLING STREET LYTTON AVENUE WAVERLEY STREETWAVERLEY STREET EVERETT AVENUE EVERETT AVENUE RAMONA STREET BRYANT STREET LYTTON AVENUE UNIVERSITY AVENUE COWPER STREET KIPLING STREET UNIVERSITY AVENUE UNIVERSITY AVENUE COWPER STREET WAVERLEY STREET HAMILTON AVENUE EVERETT AVENUE COWPER STREET EVERETT A WEBSTER STREET WEBSTER STREET LYTTON AVENUE TASSO STREET HAMILTON AVENUE COWPER STREET FOREST AVENUE FOREST AVENUE WAVERLEY STREET HOMER AVENUE WEBSTER STREET WEBSTER STREET COWPER STREET HOMER AVENUE HOMER AVENUE U LYTTON A WEBSTER STREET HA FO HO U N I V E R S I T Y C I R C L E EVERETT COURT LANE 39 LANE 7 EASTLANE 5 EAST LANE 6 EAST LANE 20 EA S T LANE 30 LANE 20 WEST LANE 21 MITCHELL LANE PAULSEN LANE LANE 12 WEST LANE 11 WEST CENTENNIAL WALK DOWNING LANE PENINSULA CORRIDOR JOINT POWERS BOARD HIGH STREET ALMA STREET ALMA STREET FOREST AVENUE HOMER AVENUE NUE URBAN LANE F OUN LANE 7 WEST This map is a product of the City of Palo Alto GIS This document is a graphic representation only of best available sources. Legend abc Zone District Notes Curb Edge abc Dimensions (AP) abc Known Structures CD-C Zones 150' Buffer from Residential Zones Railroad Zone Districts abc Zone District Labels abc CD-C Buildings Over 50' in Height 0' 240' CD-C Zoned Buildings >50' in Height and >150' From Residential Zones CITY O F PALO A L TO I N C O R P O R ATE D C ALIFOR N IA P a l o A l t oT h e C i t y o f A P RIL 16 1894 The City of Palo Alto assumes no responsibility for any errors. ©1989 to 2016 City of Palo Alto gowen, 2018-07-12 18:11:49 (\\cc-maps\Encompass\Admin\Personal\gowen.mdb) NOT YET ADOPTED Ordinance No. ____ Ordinance of the Council of the City of Palo Alto Amending Chapter 18.18 of Title 18 (Zoning) of the Palo Alto Municipal Code to Add a New Floor Area Bonus for Rooftop Access and Allowing Changes to Noncomplying Facilities to Allow for Such Rooftop Access Bonuses The Council of the City of Palo Alto does ORDAIN as follows: SECTION 1. Section 18.18.060 (Development Standards) of Chapter 18.18 (Downtown Commercial District) of Title 18 (Zoning) of the Palo Alto Municipal Code is hereby amended to read as follows: 18.18.060 Development Standards … (e) Exempt Floor Area (1) When an existing building is being expanded, square footage which, in the judgement of the chief building official, does not increase the usable floor area, and is either necessary to conform the building to Title 24 of the California Code of Regulations, regarding disability related access, or is necessary to implement the historic rehabilitation of the building, shall not be counted as floor area. For the purposes of this section disability related upgrades are limited to the incremental square footage necessary to accommodate disability access and shall be subject to the Director’s approval not to exceed 500 square feet per site. Disability related upgrades shall only apply to remodels of existing buildings and shall not qualify for grandfathered floor area in the event the building is later replaced or otherwise redeveloped. (2) Buildings located in the CD-C subdistrict that are noncomplying for height or gross floor area shall be permitted to increase height and expand floor area to the minimum degree necessary to provide rooftop access and related amenities. Such access and amenities include features such as stairs, elevators, trellises, outdoor furniture, railings, lighting, and other similar features. For the purposes of this section rooftop access floor area shall not be counted as gross floor area. Rooftop access-related features may be located only on portions of buildings located at least 150 feet from a residential zone which, for the purposes of this chapter, includes the R-1, R-2, RMD, RM-15, RM-30, RM-40, residential SOFA districts, or residential Planned Community (PC) districts. … SECTION 2. Section 18.18.120 (Grandfathered Uses and Facilities) of Chapter 18.18 (Downtown Commercial District) of Title 18 (Zoning) of the Palo Alto Municipal Code is hereby amended to read as follows: NOT YET ADOPTED 18.18.120 Grandfathered Uses and Facilities (a) Grandfathered Uses (1) The following uses and facilities may remain as grandfathered uses, and shall not require a conditional use permit or be subject to the provisions of Chapter 18.70: (A) Any use which was being conducted on August 28, 1986; or (B) A use not being conducted on August 28, 1986, if the use was temporarily discontinued due to a vacancy of 6 months or less before August 28, 1986; or (C) Any office use existing on April 16, 1990 on a property zoned CD and GF combining, which also existed as a lawful conforming use prior to August 28, 1986, notwithstanding any intervening conforming use. (2) The grandfathered uses in subsection (1) shall be permitted to remodel, improve, or replace site improvements on the same site, for continual use and occupancy by the same use, provided such remodeling, improvement, or replacement complies with all of the following: (A) shall not result in increased floor area; (B) shall not relocate below grade floor area to above grade portions of the building; (C) shall not result in an increase of the height, length, building envelope, building footprint or any other increase in the size of the improvement. For purposes of this section, “building envelope” shall mean the three dimensional shape and size occupied by an existing building. It is not the maximum, buildable potential of the site; (D) shall not increase the degree of noncompliance, except pursuant to the exceptions to floor area ratio regulations set forth in Section 18.18.070; or (E) in the case of medical, professional, general business or administrative office uses of a size exceeding 5,000 square feet in the CD-S or CD-N district that are deemed grandfathered pursuant to subsection (1), such remodeling, improvement, or replacement shall not result in increased floor area devoted to such office uses. (F) The Director may approve minor changes to the building’s footprint, height, length, and the building envelope through Architectural Review of minor aesthetic architectural improvements and to improve pedestrian-orientation provided there is no increase to the degree of any non-complying feature. (3) If a grandfathered use deemed existing pursuant to subsection (1) ceases and thereafter remains discontinued for 12 consecutive months, it shall be considered abandoned and may be replaced only by a conforming use. (4) A use deemed grandfathered pursuant to subsection (1) which is changed to or replaced by a conforming use shall not be reestablished, and any portion of a site or any NOT YET ADOPTED 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. (b) Grandfathered Facilities (1) Any noncomplying facility existing on August 28, 1986 and which, when built, was a complying facility, may remain as a grandfathered facility and shall not be subject to the provisions of Chapter 18.70. (2) The grandfathered facilities in subsection (1) shall be permitted to remodel, improve, or replace site improvements on the same site for continual use and occupancy, by the same use, provided such remodeling, improvement, or replacement complies with all of the following: (A) shall not result in increased floor area; (B) shall not relocate below grade floor area to above grade portions of the building; (C) shall not result in an increase of the height, length, building envelope, building footprint, or any other increase in the size of the improvement; (D) shall not increase the degree of noncompliance, except pursuant to the exceptions to floor area ratio regulations set forth in Section 18.18.070; (E) The Director may approve minor changes to the building’s footprint, height, length, and the building envelope through Architectural Review of minor aesthetic architectural improvements and to improve pedestrian-orientation provided there is no increase to the degree of any non-complying feature, except as provide for rooftop access and amenities in Section 18.18.060(e). SECTION 3. If any section, subsection, sentence, clause, or phrase of this Ordinance is for any reason held to be invalid or unconstitutional by a decision of any court of competent jurisdiction, such decision shall not affect the validity of the remaining portions of this Ordinance. The City Council hereby declares that it would have passed this Ordinance and each and every section, subsection, sentence, clause, or phrase not declared invalid or unconstitutional without regard to whether any portion of the Ordinance would be subsequently declared invalid or unconstitutional. SECTION 4. The Council finds that this Ordinance is exempt from environmental review under the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15305 because it involves minor alterations of land use regulations. SECTION 5. This Ordinance shall be effective on the thirty-first date after the date of its adoption. PASSED: NOT YET ADOPTED AYES: NOES: ABSENT: ABSTENTIONS: ATTEST: _________________________ ____________________________ City Clerk Mayor APPROVED AS TO FORM: APPROVED: _________________________ ____________________________ Deputy City Attorney Interim Director of Planning and Community Environment ACTION NO. 2018-____ RECORD OF THE COUNCIL OF THE CITY OF PALO ALTO LAND USE ACTION FOR 285 HAMILTON AVENUE: CONDITIONAL USE PERMIT (18PLN-00006) On October __, 2018, the Council of the City of Palo Alto, after considering all of the evidence presented, approved the Conditional Use Permit application for an 2,660 square foot outdoor activity area use in the CD-C(GF)(P) district, making the following findings, determination and declarations: SECTION 1. Background. A. An application for a conditional use permit (CUP) to allow a 2,600 square foot outdoor activity area on the site was submitted on January 8, 2018. B. Planning Staff referred the application to the Planning and Transportation Commission (Commission) for a recommendation to the City Council. C. The Planning and Transportation Commission held a duly noticed public hearing, at which evidence was presented and all persons were afforded an opportunity to be heard, and recommended approval of the Project on October 10, 2018. The Commission’s recommendations are contained in CMR #____ and the associated attachments. D. On October __, 2018, the City Council, after reviewing the evidence presented, adopted the recommendation of the Planning and Transportation Commission and approved the subject CUP application. SECTION 2. Environmental Review. The proposed project has been determined to be Categorically Exempt per Section 15301 (Existing Facilities) of the California Environmental Quality Act Guidelines. SECTION 2. Conditional Use Permit Findings. Conditional Use Permit approval is based on the findings indicated under PAMC Section 18.76.010: 1. The proposed use, at the proposed location, will not be detrimental or injurious to property or improvements in the vicinity, and will not be detrimental to the public health, safety, general welfare, or convenience. The CUP would allow for a 2,600 square foot outdoor activity area on the roof of the building at 285 Hamilton Avenue. The roof deck would be used by building occupants and guests, and would include a safety railing setback three feet from the existing roof parapet. The railing and setback would help prevent occupants from throwing objects from the roof to the ground. Lighting would be low-profile and directed downward on the deck in order to minimize light spillage and glare. The roof deck would be minimally visible from the street level and, as conditioned, would be prohibited from having amplified music. Given these project elements and conditions, the use will meet Finding #1. 2. The proposed use will be located and conducted in a manner in accord with the Palo Alto Comprehensive Plan and the purposes of the Zoning Ordinance. The CUP would support Policy L-2.11 of the Comprehensive Plan by incorporating greenery on the rooftop of the building at 285 Hamilton Avenue. Additionally, the use of the roof space would be consistent with the Downtown Urban Design Guidelines by providing outdoor use opportunities and amenities. With the proposed text amendment, the use would be consistent with the Zoning Ordinance and the use will meet Finding #2. SECTION 3. Conditions of Approval. PLANNING 1. CONFORMANCE WITH PLANS. Use and development shall be conducted in substantial conformance with the approved plans entitled, "Houzz 285 Hamilton Roof Deck Improvement Application,” dated March 30, 2018 on file with the Planning Department, 250 Hamilton Avenue, Palo Alto, California except as modified by these conditions of approval. 2. BUILDING PERMIT. Apply for a building permit and meet any and all conditions of the Planning, Fire, Public Works, and Building Departments. 3. PERMITTED HOURS. Use of the roof deck shall be limited to 6:00AM to 11:00PM Monday through Sunday. 4. AMPLIFIED MUSIC. Amplified music shall be prohibited on the roof deck. 5. NOISE. The use of the roof deck shall at all times be in conformance with the Noise Ordinance (PAMC Chapter 8). 6. LIGHTING. All exterior lighting associated with the roof deck shall be oriented downward and away from City rights of way and adjacent properties. Light filaments and bulbs shall not be visible at the property line in order to prevent glare. 7. BUILDING PERMIT PLAN SET. The approval letter including all Department conditions of approval for the project shall be printed on the plans submitted for building permit. 8. PROJECT MODIFICATIONS: All modifications to the approved project shall be submitted for review and approval prior to construction. If during the Building Permit review and construction phase, the project is modified by the applicant, it is the responsibility of the applicant to contact the Planning Division/project planner directly to obtain approval of the project modification. It is the applicant’s responsibility to highlight any proposed changes to the project and to bring it to the project planner’s attention. 9. PROJECT EXPIRATION. The project approval shall automatically expire after two years from the original date of approval, if within such two year period, the proposed use of the site or the construction of buildings has not commenced pursuant to and in accordance with the provisions of the permit or approval. Application for a one year extension of this entitlement may be made prior to the expiration. (PAMC 18.77.090(a)) 10. INTENSIFICATION OF USE: Any intensification of use shall require an amendment to the conditional use permit and any other entitlements as specified in the Palo Alto Municipal Code. 11. COMPLIANCE WITH CONDITIONS OF APPROVAL. The applicant shall at all times be in compliance with the conditions of approval and documentation describing the roof deck’s operation. If operations result in unanticipated impacts that negatively impact the health, safety, convenience, or general welfare, the Director of Planning and Community Environment may impose additional conditions to mitigate those impacts. Any changes by the Director to this approval or imposition of new or modified conditions shall be in writing and subject to the city’s appeal procedures for conditional use permits. 12. REVOCATION OR MODIFICATION OF APPROVALS: The director may issue a notice of noncompliance for any failure to comply with any condition of this permit approval, or when a use conducted pursuant to a conditional use permit is being conducted in a manner detrimental to the public health, safety and welfare. 13. INDEMNITY: To the extent permitted by law, the Applicant shall indemnify and hold harmless the City, its City Council, its officers, employees and agents (the “indemnified parties”) from and against any claim, action, or proceeding brought by a third party against the indemnified parties and the applicant to attack, set aside or void, any permit or approval authorized hereby for the Project, including (without limitation) reimbursing the City its actual attorney’s fees and costs incurred in defense of the litigation. The City may, in its sole discretion, elect to defend any such action with attorneys of its own choice. BUILDING 14. Construction details are required on the building permit plans to show how the roof deck furniture will be built-in or permanently fixed. 15. Rooftop use is a Group A Occupancy. PASSED: AYES: NOES: ABSENT: ABSTENTIONS: ATTEST: _________________________ ____________________________ City Clerk Mayor APPROVED AS TO FORM: APPROVED: _________________________ ____________________________ Deputy City Attorney Interim Director of Planning and Community Environment Page 1 of 2 ATTACHMENT E ZONING COMPARISON TABLE 285 Hamilton Avenue, 17PLN-0006 Table 1: COMPARISON WITH CHAPTER 18.18 (CD-C DISTRICT) Exclusively Non-Residential Development Standards Regulation Required Existing Proposed Minimum Setbacks Front Yard None Required 7 ft No change Rear Yard None Required 0 ft No change Interior Side Yard None Required 8 ft No change Street Side Yard None Required 7 ft No change Special Setbacks Pursuant to PAMC 20.08. 7 ft setback on Hamilton Avenue No change Minimum street setback for sites sharing a common block face with any abutting residential zone district Note 4 N/A N/A Minimum yard (ft) for lot lines abutting or opposite residential zone districts 10 feet (Note 1) N/A N/A Maximum Site Coverage None Required 10,030 sf No change Maximum Height 50 ft, or 35 ft if within 150 ft of a residential zone 66 ft to top of parapet, 82 ft to top of penthouse No change Maximum Floor Area Ratio (FAR) 1.0:1 (10,030 sf) (Note 5) 47,700 sf 47,859 sf Maximum Size of New Non- Residential Construction or Expansion Projects 25,000 sf of gross floor area or 15,000 sf above the existing floor area, whichever is greater, provided the floor area limits set forth elsewhere in this chapter are not exceeded, and except as otherwise permitted by Section 18.18.070(a)(6) 47,700 sf As amended, the 157 sf addition proposed with the project conforms Daylight Plane for lot lines abutting one or more residential zone districts Initial Height at side or rear lot line (Note 2) N/A N/A Slope (Note 2) N/A N/A Page 2 of 2 Notes 1) The yard shall be planted and maintained as a landscaped screen, excluding area required for site access. 2) The initial height and slope shall be identical to those of the residential zone abutting the site line in question. 3) The maximum height within 150 feet of any abutting residential zone district shall not exceed the height limit of the abutting residential district. 4) The minimum street setback shall be equal to the residentially zoned setback for 150 feet from the abutting single-family or multiple family development. 5) FAR may be increased with transfers of development and/or bonuses for seismic and historic rehabilitation upgrades, not to exceed a total site FAR of 3.0:1 in the CD-C subdistrict or 2.0:1 in the CD-S or CD-N subdistricts, and with bonuses for rooftop access as provided in 18.18.070(a)(6). 18.18.100 Performance Standards. In addition to the standards for development prescribed above, all development shall comply with the performance criteria outlined in Chapter 18.23 of the Zoning Ordinance. 18.18.110 Context-Based Design Criteria. As further described in a separate attachment, development in a commercial district shall be responsible to its context and compatible with adjacent development, and shall promote the establishment of pedestrian oriented design. Table 2: CONFORMANCE WITH CHAPTER 18.52.040 (Off-Street Parking and Loading) for Downtown University Avenue Parking Assessment District Type Required Existing Proposed Vehicle Parking (within the Downtown Parking Assessment District) PAMC 18.52.040 Table 2 All uses except residential: 1 space per 250 sf 191.4 spaces 22 spaces on-site, plus 169 parking assessment district spaces No change; the 159 sf increase would not result in an additional required space (PAMC 18.52.) Bicycle Parking (within the Downtown Parking Assessment District) PAMC 18.52.040 Table 2 All uses except residential: 1 space per 2,500 sf 40% Long Term (LT) 60% Short Term (ST) 19 spaces Unknown No change Loading Space The site is grandfathered for two on-site loading spaces. No additional loading spaces are required for the 159 sf increase in gross floor area. Attachment F Project Plans Hardcopies of project plans are provided to Commission members. These plans are available to the public online and/or by visiting the Planning and Community Environment Department on the 5th floor of City Hall at 250 Hamilton Avenue. Directions to review Project plans online: 1. Go to: http://bit.ly/PaloAltoPlanningProjects 2. Scroll down the center of the page and click “View pending projects” 3. Scroll to find “285 Hamilton Avenue” and click the address link 4. On this project specific webpage you will find a link to the project plans and other important information Planning & Transportation Commission Staff Report (ID # 9701) Report Type: Action Items Meeting Date: 10/10/2018 City of Palo Alto Planning & Community Environment 250 Hamilton Avenue Palo Alto, CA 94301 (650) 329-2442 Summary Title: 2018 Housing Work Plan Ordinance Title: PUBLIC HEARING. The Planning and Transportation Commission Will Consider an Ordinance Amending Various Sections of Title 18 to the Palo Alto Municipal Code Related to Development Standards Including Minimum and Maximum Unit Density, Unit Size, Floor Area Ratio, Height, and Open Space; Parking Requirements, Including but not Limited to Regulations Related to In-Lieu Parking for Downtown Commercial Uses and Retail Parking for Mixed-Use Projects; Exclusively Residential Projects; Ground–Floor Retail Provisions; the Approval Process, and Other Regulations Governing Residential and Mixed-Use Development; All to Promote Housing Development Opportunities in Multi-Family Residential and Commercial Zoning Districts, in Furtherance of Implementation of the Comprehensive Plan. CEQA: Determination of Consistency with the Comprehensive Plan Environmental Impact Report (EIR) Certified and Adopted on November 13, 2017 by Council Resolution No.9720. For More Information, Contact (CONTINUED FROM SEPTEMBER 26, 2018) From: Jonathan Lait Staff recommends the Planning and Transportation Commission (PTC): 1. Conduct a public hearing on the proposed ordinance. 2. Recommend approval of the draft ordinance (Attachment A) to the City Council. 3. Consider and make recommendations to the City Council on additional regulations to promote further housing production opportunities to the City Council City of Palo Alto Planning & Community Environment Department Page 2 Background On September 26, 2018, the PTC reviewed the final framework of proposed zoning changes to help implement the City Council’s Housing Work Plan, approved in February 2018. As specified in the draft Ordinance (Attachment A), zoning changes are proposed for the following geographies/zoning districts: x Citywide x Multifamily Districts – RM-15, RM-30, RM-40 x Downtown – CD(C) x California Avenue – CC(2) x El Camino Real – CS, CN Topical changes within these zoning districts include: x Density/intensity standards, including a Housing Incentive Program1 x Open space standards x Parking standards x Project review process x Use regulations x Administrative clean-up changes For a complete discussion and analysis of these code changes, please see the September 26, 2018 PTC staff report, which is included as Attachment B. Key Changes Since the September 26, 2018 PTC Hearing Based on comments from Commissioners and additional analysis, staff has made the following key changes to the draft ordinance provided in Attachment A: 1. Multi-family Zone Density: Clarification that owners of multi-family property with more units than allowed by the base district density standards may redevelop to the same unit density and that this option is an alternative to the State density bonus. A property owner may elect to redevelop the property in compliance with the base district regulations and seek a density bonus as provided for in local and state regulations. 2. Downtown Unit Size: The maximum residential unit size was changed to encourage a better mix of housing units, including larger family-sized units. The originally proposed maximum standard of 1,800 sq. ft. was revised to an average (weighted by unit type) of 1,350 sq. ft.2 1 Nothing proposed in the draft Ordinance would preclude an applicant from utilizing SB35 streamlining or State Density Bonus Law. Rather, the proposed zoning changes provide an alternate path for bonus density and potential other relief from standards that may provide greater incentives that what is offered under State law. 2 Based on analysis of the weighted average by unit type (e.g., studios, 1-bedroom, 2-bedroom) of recent projects in Palo Alto. City of Palo Alto Planning & Community Environment Department Page 3 3. Rooftop Open Space: The amount of rooftop open space area that could be used to satisfy the residential open space requirement changed from 75% to 60% on California Avenue and El Camino Real. This change is anticipated to encourage more ground floor open space and support more articulated buildings in these areas. 4. Retail Exemption in RM Districts: The current municipal code requires at least 1,500 sq. ft. of ground floor retail in residential projects with 40 or more units within the RM districts. The proposed ordinance clarifies that 100% affordable housing projects would be exempt from this requirement consistent with other recommendations previously discussed by the Commission. 5. Eliminate ECR Nodes & Corridors Concept: The proposal to further refine South El Camino Real Guidelines to support certain development and at specified locations has been removed and is not being pursued at this time. Discussion Some items included in the last staff report were presented for consideration in the ordinance and discussed by the Commission. However, it was unclear whether there was majority support for these additional items and staff is seeking clarification. It is anticipated these concepts will also be presented to the Council for consideration, but not included in the draft ordinance without majority support from the voting Commissioners. Additionally, during the PTC’s discussion of other topics were identified as related to open space and the affordable housing overlay. Each item is discussed below: Remove the legislative requirement to establish the Affordable Housing Overlay. At the PTC’s last meeting, it considered a request by Palo Alto Housing to apply the Affordable Housing Combining District (AH Overlay) to a property on El Camino Real. Following the hearing, some Commissioners expressed an interest in eliminating this legislative requirement given, in part, the limited scope of Commission review authority, and to facilitate application processing. Other Commissioners noted concern about removing the legislative requirement for housing units deed restricted above 60% adjusted median income (AMI). If there is support for removing the legislative overlay requirement for 100% affordable housing projects deed restricted to 60% AMI, staff could incorporate that language into the Housing Incentive Program for each of the districts being amended. Affordable Housing Parking Requirements. The Commission discussed the proposed parking requirements at the last meeting. Comments were made noting the inconsistent requirements between the AH Overlay and proposed changes. The AH Overlay establishes a .75 parking space requirement per unit for 100% affordable housing projects at 120% AMI and below. The proposed standards are slightly higher and dependent upon the level of deed restricted housing units. Parking is reduced at the following income levels: at 80% AMI (low income), the proposed parking standards would be reduced by 20% (.80 space / 1-bedroom); at 50% AMI (very low income), the proposed parking City of Palo Alto Planning & Community Environment Department Page 4 standards would be reduced by 30% (.70 space / 1-bedroom); and, at 30% AMI (extremely low income), the proposed parking standards would be reduced by 40% (.60 space / 1-bedroom). Staff seeks Commission guidance on whether to make any changes with respect to affordable housing parking requirements. Affordable Housing Open Space Requirement. There was brief discussion about reducing the required open space requirement for affordable housing projects from 150 square feet to 50 square feet. Less area dedicated to open space may translate into more affordable housing units, but this modest increase in density needs to be balanced by the need for quality living spaces and access to open space. Staff seeks Commission guidance on any proposed changes. Higher Density and Height for Affordable Housing Projects in Downtown and near California Avenue. An optional consideration from the last staff report was to allow greater height and density in the Pedestrian Transit Oriented Development (California Avenue) boundary and Downtown. To spur greater housing development in these two transit rich areas, the following increases were presented for 100% affordable housing projects deed restricted to 120% AMI and below: o Up to 4.0 FAR and 60 feet of building height in Downtown CD(C) o Up to 2.5 FAR and 50 feet of building height in California Avenue CC(2) If there is support for these increases, staff would include these provisions in the Housing Incentive Program for the respective districts. In-lieu Parking for Commercial Development Downtown. In-lieu parking provides a significant incentive for commercial redevelopment. This incentive may discourage housing production in favor of office development when a site is being redeveloped. It was unclear at the last meeting if there was majority support from the Commission to advance this amendment and staff seeks the Commission’s guidance. Next Steps Staff envisions the Commission concluding the public hearing and making motion on the draft ordinance, Attachment A. Following action on the ordinance, staff seeks Commission feedback on the additional code changes identified above. Those items that have support will be incorporated into the ordinance after motion by the Commission. The City Council is scheduled to consider the subject ordinance in late November. Environmental Review The City Council certified a Final EIR (http://www.paloaltocompplan.org/wp- content/uploads/2017/08/PaloAltoCompPlanFEIR_Aug2017.pdf) on November 13, 2017 to City of Palo Alto Planning & Community Environment Department Page 5 analyze potential impacts associated with the updated Comprehensive Plan. As proposed, the draft Ordinance is consistent with the Comprehensive Plan and its Final EIR; no substantially greater or more severe impacts are anticipated and no development is proposed, beyond what is allowed by the Comprehensive Plan. Report Author & Contact Information PTC3 Liaison & Contact Information Jean Eisberg, Consultant Planner Jonathan Lait, AICP, Assistant Director (415) 841-3539 (650) 329-2679 jean@lexingtonplanning.com jonathan.lait@cityofpaloalto.org Attachments: x Attachment A: Draft 2018 Housing Work Plan Ordinance (PTC FINAL) (DOCX) x Attachment B: PTC Staff Report, Dated September 26 2018 (w/o attachments) (PDF) 3 Emails may be sent directly to the PTC using the following address: planning.commission@cityofpaloalto.org Not Yet Approved 1 Ordinance No. ____ Ordinance of the Council of the City of Palo Alto Amending Title 18 (Zoning) of the Palo Alto Municipal Code, Including Chapters 18.04 (Definitions), 18.13 (Multiple Family Residential RM-15, RM-30 and RM-40) Districts), 18.16 (Neighborhood, Community, and Service Commercial (CN, CC, and CS) Districts), 18.18 (Downtown Commercial (CD) District), 18.40 (General Standards and Exceptions), and 18.52 (Parking and Loading Requirements), to Establish or Modify Development Standards for Residential and Mixed-Use Projects Including Minimum and Maximum Unit Density, Unit Size, Floor Area Ratio, Height, and Open Space Including Rooftop Gardens, to Modify Parking Requirements and Adjustments, to Limit In-Lieu Parking for Downtown Commercial Uses Above the Ground Floor, to Allow Exclusively Residential Projects in Certain Commercial Zoning Districts, to Exempt Certain Affordable Housing Projects from Retail Preservation, to Simplify the Entitlement Process Removing Site and Design Review for Residential and Mixed-Use Projects, and to Make Other Technical Corrections and Clarifications, All to Promote Housing Development Opportunities in the Multi-Family Residential and Commercial Zoning Districts in Furtherance of Implementation of the Comprehensive Plan The Council of the City of Palo Alto ORDAINS as follows: SECTION 1. Subsection (a)(142) of Section 18.04.030 of Chapter 18.04 (Definitions) of Title 18 (Zoning) of the Palo Alto Municipal Code (PAMC) is amended to read as follows: 18.04.030 Definitions . . . (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, or areas with mechanical equipment. Usable open space may be covered if at least 50% open on the sides. Usable open space shall be sited and designed to accommodate all groups including children, seniors, and other adults, different activities, groups, including active and passive recreation and uses, and should be located convenient to the intended users (e.g., residents, employees, or public). Any usable open space that is not landscaped shall be developed to encourage outdoor recreational use and shall include elements such as decks, seating, decorative paved areas and walkways which do not serve as an entrance walkway. Usable open space shall be screened from utility or service areas, and areas with mechanical equipment. Parking, driveways and required parking lot landscaping shall not be counted as usable open space. Commented [LS1]: These amendments clarify the generally applicable attributes of “usable open space,” consistent with the purpose and requirements included in the discussion of rooftop usable open space. 3.f, 4.e, 5.b Not Yet Approved 2 SECTION 2. The title of Chapter 18.13 of Title 18 (Zoning) of the PAMC is amended to read as follows: Chapter 18.13 MULTIPLE-FAMILY RESIDENTIAL (RM-2015, RM-30 AND RM-40) DISTRICTS SECTION 3. Section 18.13.010 (Purposes) and Section 18.13.040 (Development Standards) of Chapter 18.13 (Multiple Family Residential RM-15, RM-30 and RM-40) Districts) of Title 18 (Zoning) of the PAMC are amended as follows: 18.13.010 Purposes This section specifies regulations for three multiple family residential districts. (a) RM-2015 Low Density Multiple-Family Residence District [RM-2015] The RM-2015 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-2015 residence district also serves as a transition to moderate density multiple-family districts or districts with nonresidential uses. Permitted densities in the RM-2015 residence district range from eight to fifteen twenty dwelling units per acre, with no required minimum density. (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, with no required minimum density. (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, with no required minimum density. Commented [LS2]: The amendments to this Section, together with those to Table 2 of Section 18.13.040 that immediately follows, would establish a minimum density for each of the multi-family residential subdistricts and increase the maximum density in RM-15 (re-named RM-20) from 15 to 20 dwelling units/acre. The latter change and the proposed 8 units/acre minimum for RM-15 are a Housing Element program. 2.a Not Yet Approved 3 Section 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. Table 2 Multiple Family Residential Development Table RM-2015 RM-30 RM-40 Subject to regulations in: Minimum Site Specifications Site Area (ft2) 8,500 Site Width (ft) 70 Site Depth (ft) 100 Substandard Lot Specifications Site Area (ft2) Less than 8,500 square feet and/or less than 70 feet in width Site Width (ft) Minimum Setbacks Setback lines imposed by a special setback map pursuant to Chapter 20.08 of this code may apply Front Yard (ft) 20 20 0-25 (1) 18.13.040(b) On arterial roadways(1) 0-20 (1) 0-20 (1) 0-25 (1) Interior Side Yards (ft) For lots with width of 70 feet or greater 10 10 10 For lots with width of less than 70 feet 6 feet Interior Rear Yards (ft)3 10 10 10 Street Side and Street Rear Yards (ft) 16 16 16 Not Yet Approved 4 RM-2015 RM-30 RM-40 Subject to regulations in: Maximum Height (ft) 30 35 40 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 35 Daylight Planes(7) • Daylight Plane for side and rear lot lines for sites abutting any R-1, 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) 10 Angle (degrees) 45 • 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 None 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) 10 Angle (degrees) 45 Maximum Site Coverage: Base 35% 40% 45% Not Yet Approved 5 RM-2015 RM-30 RM-40 Subject to regulations in: Additional area permitted to be covered by covered patios or overhangs otherwise in compliance with all applicable laws 5% 5% 5% Maximum Floor Area Ratio (FAR)(4) 0.5:1 0.6:1 1.0:1 Maximum Residential Density (units) Maximum number of units per acre(3) 2015 30 40 18.13.040(g) Minimum Residential Density (units) Minimum number of units per acre(8) 11 16 21 RM-2015 RM-30 RM-40 Subject to regulations in: Minimum Site Open Space(5) (percent) 35 30 20 18.13.040(e) Minimum Usable Open Space (sf per unit)(5) 150200 150 150100 Minimum common open space (sf per unit) 75100 75 7550 18.13.040(e) Minimum private open space (sf per unit) 50 50 50 Performance Criteria See provisions of Chapter 18.23 Ch. 18.23 Landscape Requirements 18.40.130 Parking(6) See provisions of Chapter 18.52 Ch. 18.52 (1) 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 roadways do not include residential arterials. (2) 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. (4) 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. Commented [LS3]: This amendment, together with the same change to other Chapters, would establish a consistent open space standards for multi-family and residential mixed-use projects in multi-family residential and commercial zoning districts. 1.a Not Yet Approved 6 (5) 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. (8) The minimum density for a site may be reduced by the Director if, after review by the Architectural Review Board, the Director finds that existing site improvements or other parcel constraints, preclude the development from meeting the minimum density. (b) Setbacks, Daylight Planes and Height - Additional Requirements and Exceptions (1) Setbacks (A) 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. (B) 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. (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) Exceptions to maximum height limitations are permitted only to the extent allowed by Section 18.40.090 of this code. Not Yet Approved 7 (B) 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: i. Television and radio antennas; ii. 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. iii. 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. . . . (e) 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 space. Site open space includes all usable open space plus landscape or other uncovered areas not used for driveways, parking, or walkways. (2) 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-2015 and RM-30 districts: 100 square feet, the least dimension of which is 8 feet for at least 75% of the area. Not Yet Approved 8 (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. (f) 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: (1) 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. (3) 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. (4) 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. (5) 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 Not Yet Approved 9 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. (6) 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 (7) 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. (8) For any project, other than a 100% affordable housing 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. A “100% affordable housing project” as used herein means a multiple-family housing project consisting entirely of affordable units, as defined in Section 16.65.020 of this code, available only to households with income levels at or below 120% of the area median income for Santa Clara County, as defined in Chapter 16.65, except for a building manager’s unit. (g) Below Market Rate Units and Rental Housing Protection (1) 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 Commented [LS4]: These revisions would exempt 100% affordable housing projects from the retail requirement in the RM district. Commented [LS5]: This deletion is an administrative clean-up, as the BMR program is now addressed in Chapter 16.65 of the code. 2.d Not Yet Approved 10 all proposed units in a project, including those designated as BMR units. (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 market rate units shall be fully integrated into the development unless good cause is shown for an exception. (g) Redevelopment of Sites with Non-complying Density For a parcel with a residential use that exceeds the maximum unit density of the applicable zoning district, the Director may grant an exception to the maximum unit density standard and allow the parcel to be redeveloped to replace the legally established residential units at the existing density, subject to all of the following: (1) The applicant must make the request for exception under this provision at the time of project application; (2) The project is a residential rental project; (3) The project complies with all other applicable development standards; and (4) The project shall not be eligible for a density bonus under Chapter 18.15 (Density Bonus). The applicant must elect whether to utilize state density bonus law or the exception described herein as an alternative to state density bonus law. (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). SECTION 4. The Residential Uses portion of Table 1 of subsection (a) of Section 18.16.040 (Land Uses) of Chapter 18.16 (Neighborhood, Community, and Service Commercial (CN, CC, and CS) Districts) of Title 18 (Zoning) of the PAMC is amended as follows: Section 18.16.040 Land Uses The uses of land allowed by this Chapter in each commercial zoning district are identified in the following tables. Land uses that are not listed on the tables are not allowed, except where otherwise noted. Where the last column on the following tables (“Subject to Regulations in”) Commented [LS6]: This new subsection would authorize the Director to grant a zoning exception to allow residentially used sites in the multi-family zoning district that exceed the density standard to be redeveloped as a residential rental project with the same number of units. This option would be an alternative to state density bonus law. 2.c Not Yet Approved 11 includes a section number, specific regulations in the referenced section also apply to the use; however, provisions in other sections may apply as well. (a) Commercial Zones and Land Uses Permitted and conditionally permitted land uses for each commercial zone are shown in Table 1: TABLE 1 CD PERMITTED AND CONDITIONALLY PERMITTED USES P = Permitted Use CUP = Conditional Use Permit Required LAND USE CN(4) CC, CC(2) CS(4) Subject to Regulations In: . . . RESIDENTIAL USES Multiple-Family P(1) P(1) P(1) 18.16.060(b) Home Occupations P P P Residential Care Homes P P P . . . (1) Residential is only permitted: (i) as part of a mixed use development, pursuant to the provisions of Section 18.16.060(b), or (ii) on sites designated as Housing Opportunity Sites in the Housing Element of the Comprehensive Plan, (iii) on CN or CS sites on El Camino Real, or (iv) on CC(2) sites outside of the retail shopping (R) combining district, pursuant to the provisions of Section 18.16.060(b) and (c). . . . SECTION 5. Subsections (b) and (c) of Section 18.16.060 (Development Standards) of Chapter 18.16 (Neighborhood, Community, and Service Commercial (CN, CC, and CS) Districts) of Title 18 (Zoning) of the PAMC are amended as follows: Section 18.16.060 Development Standards . . . (b) Mixed Uses and Residential Table 4 specifies the development standards for new residential mixed use developments and residential developments. These developments shall be designed and Commented [LS7]: These amendments, together with other changes to the commercial zoning chapter 18.16, would allow residential only development in certain parts of the commercial zoning district, specifically in the CC(2) subdistrict and on CN or CS sites on El Camino Real. 4.b; 5.d Not Yet Approved 12 constructed in compliance with the following requirements and the context-based design criteria outlined in Section 18.16.090, provided that more restrictive regulations may be recommended by the architectural review board and approved by the director of planning and community environment, pursuant to Section 18.76.020. Table 4 Mixed Use and Residential Development Standards CN CC CC(2) CS Subject to regulations in: Minimum Site Specifications Site Area (ft2) None required Site Width (ft) Site Depth (ft) Minimum Setbacks Setback lines imposed by a special setback map pursuant to Chapter 20.08 of this code may apply Front Yard (ft) 0' - 10' to create an 8' - 12' effective sidewalk width (8) None Required (8) 0' - 10' to create an 8' - 12' effective sidewalk width (8) 0' - 10' to create an 8' - 12' effective sidewalk width (8) Rear Yard (ft) 10' for residential portion; no requirement for commercial portion Rear Yard abutting residential zone district (ft) 10' Interior Side Yard if abutting residential zone district (ft) 10' Street Side Yard (ft) 5' Build-to-Lines 50% of frontage built to setback (1) 33% of side street built to setback (1) Permitted Setback Encroachments Balconies, awnings, porches, stairways, and similar elements may extend up to 6' into the setback. Cornices, eaves, fireplaces, and similar architectural features (excluding flat or continuous walls or enclosures of interior space) may extend up to 4' into the front and rear setbacks and up to 3' into interior side setbacks Not Yet Approved 13 CN CC CC(2) CS Subject to regulations in: Maximum Site Coverage 50% 50% 100% 50% Landscape/Open Space Coverage 35% 30% 20% 30% Usable Open Space 20 sq ft per unit for 5 or fewer units (2) , 150 sq ft per unit for 6 units or more (2) Maximum Height (ft) Standard 35' (4) 50' 37' 50' Within 150 ft. of a residential zone district (other than an RM-40 or PC zone) abutting or located within 50 feet of the side 35' 35' (5) 35' (5) 35' (5) Daylight Plane for lot lines abutting one or more residential zoning districts Daylight plane height and slope shall be identical to those of the most restrictive residential zoning district abutting the lot line Residential Density (net) (3) 15 or 20 (9)(11) See sub-section (e) below No maximum 30 30(11) Maximum Residential Floor Area Ratio (FAR) 0.5:1 (4) 0.6:1 0.6:1 Maximum Nonresidential Floor Area Ratio (FAR) 0.4:1 2.0:1 0.4:1 Total Mixed Use Floor Area Ratio (FAR) 0.9:1 (4) 2.0:1 1.0:1 Minimum Mixed Use Ground Floor Commercial FAR (6) 0.15:1(10) 0.15:1(10) 0.25:1 (7) (10) 0.15:1 (10) Parking See Chapters 18.52 and 18.54 (Parking) 18.52, 18.54 (1) Twenty-five-foot driveway access permitted regardless of frontage; build-to requirement does not apply to CC district. (2) Required usable open space: (1) may be any combination of private and common open spaces; (2) does not need to be located on the ground (but rooftop gardens are not included as open space); (3) minimum private open space dimension six feet; and (4) minimum common open space dimension twelve feet. For CN and CS sites on El Camino Real and CC(2) sites that do not abut a single- or two-family residential use or zoning district, rooftop gardens may qualify as usable open space and may Commented [LS8]: This change implements in this commercial zoning district the citywide modification to provide for a single open space requirement regardless of the number of multi-family units. 1.a Commented [LS9]: This amendment, including new footnote 11 referenced here, would eliminate residential unit density maximums in the CC(2) subdistrict and on CS and CN sites on El Camino Real. 4.a; 5.a Commented [LS10]: Changes to this footnote would allow rooftop open space to qualify as usable open space for multifamily residential or residential mixed-use projects in the CC(2) subdistrict and on CN and CS zoned sites on El Camino Real, and specify standards. 4.e; 5.b Not Yet Approved 14 count as up to 60% of the required usable open space for the residential component of a project. In order to qualify as usable open space, the rooftop garden shall meet the following standards: (a) Permanent fixtures on the rooftop shall be placed so as not to exceed height limit for the applicable zoning district, except: (i) Elevators, stairs and guardrails may exceed the height limit to allow for access to the rooftop useable open space as and to the extent required to comply with the Americans With Disabilities Act (ADA). These fixtures shall be designed to the lowest height and size feasible. (ii) Permanent fixtures associated with the useable open space, such as trellises, shade structures, furniture, and furnishings such as planters, lighting and heaters, may exceed the height limit by up to 12 feet. (iii) For the height limit exceptions in (i) and (ii) above, all fixtures shall not intersect a plane measured at a forty-five degree angle from the edge of the building starting at the rooftop garden surface sloping upward and inward toward the center of the property. (b) The rooftop garden may be located on the second or higher story or on a roof deck. (c) The rooftop garden shall be accessible to all residents of dwelling units on the parcel, but not to commercial tenants of a residential mixed-use development. (d) Structures or fixtures providing a means of access or egress (i.e., stairway, elevator) shall be located away from the building edge to the extent feasible or screened to minimize visibility from the public right-of-way and adjacent buildings and privacy impacts. These access structures or fixtures, when exceeding the height limit, shall be subject to the provisions of subsection (a)(iii) above. (e) Any lighting shall have cutoff fixtures that cast downward-facing light or consist of low-level string lights. Lights shall be dimmable to control glare and placed on timers to turn off after 10:00 PM. Photometric diagrams must be submitted by the applicant to ensure there are no spillover impacts into windows or openings of adjacent properties. (f) At least 15% but no more than 25% of the rooftop shall be landscaped with raised beds for gardening, C.3 stormwater planters, or other landscaping. All required landscaped areas shall be equipped with automatic irrigation systems and be properly drained. (g) Rooftop equipment that emit noise and/or exhaust, including but not limited to vents, flues, generators, pumps, air conditioning compressors, and other protrusions through the roof, shall be directed away and screened from the useable open space areas. Not Yet Approved 15 (h) Rooftop open space noise levels shall not exceed exterior residential noise level as defined by Section 9.10.030(a) of this code. (i) The use of sound amplifying equipment shall be prohibited. Signs shall be affixed adjacent to access elevators and stairs within the rooftop garden providing notice of this prohibition. (3) Residential density shall be computed based upon the total site area, irrespective of the percent of the site devoted to commercial use. (4) For CN sites on El Camino Real, height may increase to a maximum of 40 feet and the FAR may increase to a maximum of 1.0:1 (0.5:1 for nonresidential, 0.5:1 for residential). (5) For sites abutting an RM-40 zoned residential district or a residential Planned Community (PC) district, maximum height may be increased to 50 feet. (6) Ground floor commercial uses generally include retail, personal services, hotels and eating and drinking establishments. Office uses may be included only to the extent they are permitted in ground floor regulations. (7) If located in the California Avenue Parking Assessment District. (8) A 12-foot sidewalk width is required along El Camino Real frontage. (9) Residential densities up to 20 units/acre only on CN zoned housing inventory sites identified in the Housing Element. (1) Residential and nonresidential mixed use projects shall be subject to site and design review in accord with Chapter 18.30(G), except that mixed use projects with nine or fewer residential units shall only require review by the architectural review board. (12) Nonresidential uses that involve the use or storage of hazardous materials in excess of the exempt quantities prescribed in Title 15 of the Municipal Code, including but not limited to dry cleaning plants and auto repair, are prohibited in a mixed use development with residential uses. (23) Residential mixed use development is prohibited on any site designated with an Automobile Dealership (AD) Combining District overlay. (10) In the CC(2) zone and on CN and CS zoned sites on El Camino Real, there shall be no minimum mixed use ground floor commercial FAR for a residential project, except to the extent that the retail preservation requirements of Section 18.40.180 or the retail shopping (R) combining district (Chapter 18.30(A)) applies. (11) For sites on El Camino Real in the CS and CN zones, there shall be no maximum residential unit density. (c) Exclusively Residential Uses Commented [LS11]: This change would eliminate site & design review for residential and residential mixed use projects in the commercial zoning district, and only apply the architectural review process like all other projects in this zoning district. 1.b Commented [LS12]: These changes allow for exclusively residential uses in the CC(2) zone and CN or CS zoned sites on El Camino Real, except where the retail preservation ordinance applies. The changes also require that for frontages on El Camino Real, an exclusively residential project be designed to maintain ground-floor interest. Not Yet Approved 16 Exclusively residential uses are generally prohibited in the CN, CS, and CC, and CC(2) zone districts, except on CS and CN sites on El Camino Real. On CS and CN sites on El Camino Real and on CC(2) sites, where the retail shopping (R) combining district and the retail preservation provisions of Section 18.40.180 do not apply, exclusively residential uses are allowed subject to the standards in Section 18.16.060(b) and the following additional requirements:. (i) Residential units shall not be permitted on the ground-floor when fronting on El Camino Real. Common areas, such as lobbies, stoops, community rooms, and work-out spaces with windows and architectural detail are permitted on the ground-floor El Camino Real frontage. (ii) Parking shall be located behind buildings or below grade, or, if infeasible, screened by landscaping, low walls, or garage structures with architectural detail. . . . (j) Housing Incentive Program (i) For an exclusively residential or residential mixed-use project in the CC(2) zone or on CN or CS zoned sites on El Camino Real, the Director may waive the residential floor area ratio (FAR) limit and the maximum site coverage requirement after review by the Architectural Review Board, if the Director finds that a project exceeding these standards is consistent with the required architectural review findings. In no event shall the Director approve a total FAR (including both residential and commercial FAR) in excess of 2.0 in the CC(2) zone or 1.5 in the CN or CS zone. If a project utilizes the entire FAR of 1.5 in the CN for residential use, for example, it may not add commercial FAR to the project. (ii) This program is a local alternative to the state density bonus law, and therefore, a project utilizing this program shall not be eligible for a density bonus under Chapter 18.15 (Density Bonus). (j) Parking and Vehicular Access on California Avenue Restricted Vehicular access to CC-2 zoned sites on California Avenue which requires vehicular movement across the sidewalk on California Avenue shall be prohibited, except where required by law and as applied to parcels owned, leased or controlled by the City. Commented [LS13]: This new subsection would authorize the Director to grant zoning waivers to allow increased FAR for the residential portion of a project in the CC(2) subdistrict and on CN or CS zoned sites on El Camino Real, subject to architectural review. 4.f; 5.h Commented [LS14]: This new subsection would preclude curb cuts on California Avenue, except for City parcels. 4.d Not Yet Approved 17 SECTION 6. Subsections (b) and (c) of Section 18.18.060 (Development Standards) of Chapter 18.18 (Downtown Commercial (CD) District) of Title 18 (Zoning) of the PAMC are amended as follows: Section 18.18.060 Development Standards . . . (b) Mixed Use and Residential Table 3 specifies the development standards for new residential mixed use developments and residential developments. These developments shall be designed and constructed in compliance with the following requirements and the context-based design criteria outlines in Section 18.18.110, provided that more restrictive regulations may be recommended by the architectural review board and approved by the director of planning and community environment, pursuant to Section 18.76.020: TABLE 3 MIXED USE AND RESIDENTIAL DEVELOPMENT STANDARDS CD-C CD-S CD-N Subject to regulations in Section: Minimum Setbacks Setback lines imposed by a special setback map pursuant to Chapter 20.08 of this code may apply Front Yard (ft) None required 10' Rear Yard (ft) 10' for residential portion; no requirement for commercial portion Interior Side Yard (ft) No requirement 10' if abutting residential zone 10' if abutting residential zone Street Side Yard (ft) No requirement 5' 5' Not Yet Approved 18 CD-C CD-S CD-N Subject to regulations in Section: Permitted Setback Encroachments Balconies, awnings, porches, stairways, and similar elements may extend up to 6' into the setback. Cornices, eaves, fireplaces, and similar architectural features (excluding flat or continuous walls or enclosures of interior space) may extend up to 4' into the front and rear setbacks and up to 3' into interior side setbacks Maximum Site Coverage No requirement 50% 50% Landscape Open Space Coverage 20% 30% 35% Usable Open Space 200 sq ft per unit for 5 or fewer units(1); 150 sq ft per unit for 6 units or more(1) Maximum Height (ft) Standard 50' 50' 35' Within 150 ft. of an abutting residential zone 40'(4) 40'(4) 35'(4) Daylight Plane for lot lines abutting one or more residential zoning districts or a residential PC district Daylight plane height and slope identical to those of the most restrictive residential zone abutting the lot line Residential Density (net)(2) 40 No maximum 30 30 Maximum Weighted Average Residential Unit Size 1,350 sq ft per unit No maximum No maximum Maximum Residential Floor Area Ratio (FAR) 1.0:1(3) 0.6:1(3) 0.5:1(3) Maximum Nonresidential Floor Area Ratio (FAR) 1.0:1(3) 0.4:1 0.4:1 Total Floor Area Ratio (FAR)(3) 2.0:1(3) 1.0:1(3) 0.9:1(3) 18.18.070 Commented [LS15]: This change implements in the downtown commercial zoning district the citywide modification to provide for a single open space requirement regardless of the number of multi-family units. 1.a Commented [LS16]: This change implements a maximum average unit size for residential units in a project. 3.b Not Yet Approved 19 CD-C CD-S CD-N Subject to regulations in Section: Parking Requirement See Chapters 18.52 and 18.54 Chs. 18.52, 18.54 (1) Required usable open space: (1) may be any combination of private and common open spaces; (2) does not need to be located on the ground (but rooftop gardens are not included as open space except as provided below); (3) minimum private open space dimension 6'; and (4) minimum common open space dimension 12'. For CD-C sites that do not abut a single- or two-family residential use or zoning district, rooftop gardens may qualify as usable open space and may count as up to 75% of the required usable open space for the residential component of a project. In order to qualify as usable open space, the rooftop garden shall meet the following standards: (a) Permanent fixtures on the rooftop shall be placed so as not to exceed height limit for the applicable zoning district, except: (i) Elevators, stairs and guardrails may exceed the height limit to allow for access to the rooftop useable open space as and to the extent required to comply with the Americans With Disabilities Act (ADA). These fixtures shall be designed to the lowest height and size feasible. (ii) Permanent fixtures associated with the useable open space, such as trellises, shade structures, furniture, and furnishings such as planters, lighting and heaters, may exceed the height limit by up to 12 feet. (iii) For the height limit exceptions in (i) and (ii) above, all fixtures shall not intersect a plane measured at a forty-five degree angle from the edge of the building starting at the rooftop garden surface sloping upward and inward toward the center of the property. (b) The rooftop garden may be located on the second or higher story or on a roof deck. (c) The rooftop garden shall be accessible to all residents of dwelling units on the parcel, but not to commercial tenants of a residential mixed-use development. (d) Structures or fixtures providing a means of access or egress (i.e., stairway, elevator) shall be located away from the building edge to the extent feasible or screened to minimize visibility from the public right-of-way and adjacent buildings and privacy impacts. These access structures or fixtures, when exceeding the height limit, shall be subject to the provisions of subsection (a)(iii) above. (e) Any lighting shall have cutoff fixtures that cast downward-facing light or consist of low-level string lights. Lights shall be dimmable to control glare and placed on timers to turn off after 10:00 PM. Photometric diagrams must be submitted Commented [LS17]: Changes to this footnote would allow rooftop open space to qualify as usable open space for multifamily residential or residential mixed-use projects in the CD-C zone and specify standards. 1.a Not Yet Approved 20 by the applicant to ensure there are no spillover impacts into windows or openings of adjacent properties. Photometric diagrams must be submitted by the applicant to ensure there are no spillover impacts into windows or openings of adjacent properties. (f) At least 15% but no more than 25% of the rooftop shall be landscaped with raised beds for gardening, C.3 stormwater planters, or other landscaping. All required landscaped areas shall be equipped with automatic irrigation systems and be properly drained. (g) Rooftop equipment that emit noise and/or exhaust, including but not limited to vents, flues, generators, pumps, air conditioning compressors, and other protrusions through the roof, shall be directed away and screened from the usable open space areas. (h) Rooftop open space noise levels shall not exceed exterior residential noise level as defined by Section 9.10.030(a) of this code. (i) The use of sound amplifying equipment shall be prohibited. Signs shall be affixed adjacent to access elevators and stairs within the rooftop garden providing notice of this prohibition. (2) Residential density shall be computed based upon the total site area, irrespective of the percent of the site devoted to commercial use. There shall be no deduction for that portion of the site area in nonresidential use. (3) FAR may be increased with transfers of development and/or bonuses for seismic and historic rehabilitation upgrades, not to exceed a total site FAR of 3.0:1 in the CD-C subdistrict or 2.0:1 in the CD-S or CD-N subdistrict. (4) For sites abutting an RM-40 zoned residential district or a residential Planned Community (PC) district, maximum height may be increased to 50 feet. (1) Residential and nonresidential mixed use projects shall be subject to site and design review in accord with Chapter 18.30(G), except that mixed use projects with nine or fewer units shall only require review and approval by the architectural review board. (12) Nonresidential uses that involve the use or storage of hazardous materials in excess of the exempt quantities prescribed in Title 15 of the Municipal Code, including but not limited to dry cleaning plants and auto repair, are prohibited in a mixed use development with residential uses. (c) Exclusively Residential Uses (1) Exclusively residential uses are allowed in the CD-C subdistrict, except in the ground floor (GF) combining district. Commented [LS18]: This change would eliminate site & design review for residential and residential mixed use projects in the downtown commercial zoning district, and only apply the architectural review process like all other projects in this zoning district. 1.b Not Yet Approved 21 (2) Exclusively residential uses are generally prohibited in the CD district and CD-N and CD-S subdistricts. Such uses are allowed, however, where a site is designated as a Housing Opportunity Site in the Housing Element of the Comprehensive Plan. Such sites shall be developed pursuant to the regulations for the multi-family zone designation (RM-2015, RM-30, or RM-40) identified for the site in the Housing Element. . . . (l) Housing Incentive Program (i) For an exclusively residential or residential mixed-use project in the CD-C zone, the Director may waive the residential floor area ratio (FAR) limit after review by the Architectural Review Board, if the Director finds that the project exceeding the FAR standard is consistent with the required architectural review findings. In no event shall the Director approve a total FAR (including both residential and commercial FAR) in excess of 3.0. Nor shall the use of transferable development rights under Section 18.18.080 be allowed to cause the site to exceed a FAR of 3.0. (ii) This program is a local alternative to the state density bonus law, and therefore, a project utilizing this program shall not be eligible for a density bonus under Chapter 18.15 (Density Bonus). (m) Parking and Vehicular Access on University Avenue Restricted Vehicular access to CD-C zoned sites on University Avenue which requires vehicular movement across the sidewalk on University Avenue shall be prohibited, except where required by law and as applied to parcels owned, leased or controlled by the City. SECTION 7. Section 18.40.180 (Retail Preservation) of Chapter 18.40 (General Standards and Exceptions) of Title 18 (Zoning) of the PAMC is amended as follows: Section 18.40.180 Retail Preservation (a) Conversion of Retail and Retail-Like Uses Prohibited. (1) Any ground floor Retail or Retail-Like use permitted or operating as of March 2, 2015 may be replaced only by another Retail or Retail-Like use, as permitted in the applicable district. (A) A ground floor Retail or Retail-Like use in the RT-35 district on properties with frontage on Alma Street between Channing Avenue and Lincoln Avenue may additionally be replaced by a Private Educational Facility use, provided that such use shall not be thereafter replaced by an Office use. Commented [LS19]: This new subsection would authorize the Director to grant zoning waivers to allow increased FAR for the residential portion of a project in the CD-C subdistrict, subject to architectural review. 3.h Commented [LS20]: This new subsection would preclude curb cuts on University Avenue, except for City parcels. 3.d Not Yet Approved 22 (2) The phrase 'use permitted or operating' as used in this section means: (A) A lawfully established use conducting business, including legal non-conforming uses. (B) An established use conducting business without required city approvals, but is a permitted or conditionally permitted use in district. (C) For parcels vacant on March 2, 2015, the last use that was lawfully established, or established without required permits, and permitted or conditionally permitted in the district. (b) Non-conforming Uses. (1) The requirements imposed by subsection (a) shall not apply to Retail or Retail-like uses that are no longer permitted or conditionally permitted in the applicable district. (2) Nothing in this section shall modify the provisions of Chapter 18.70 regarding the expansion, change, discontinuance, or termination of a non-conforming use. (c) Waivers and Adjustments; and Exemptions. (1) Grounds. The following shall be grounds for a request for waiver or adjustment of the requirements contained in this section: (A) Economic Hardship. An applicant may request that the requirements of this section be adjusted or waived based on a showing that applying the requirements of this section would effectuate an unconstitutional taking of property or otherwise have an unconstitutional application to the property; or (B) Alternative Viable Active Use. Except in the GF or R combining districts, an applicant may request that the requirements of this Section 18.40.160 be adjusted or waived based on a showing that: the permitted retail or retail- like use is not viable; the proposed use will support the purposes of the zoning district and Comprehensive Plan land use designation; and the proposed use will encourage active pedestrian-oriented activity and connections. (2) Documentation. The applicant shall bear the burden of presenting substantial evidence to support a waiver or modification request under this Section and shall set forth in detail the factual and legal basis for the claim, including all supporting technical documentation. Evidence in support of a waiver under subsection (c)(1)(B) must demonstrate the viability of existing and future uses on the site, based on both the site characteristics and the surrounding uses; Commented [LS21]: The changes to this subsection would exempt 100% affordable projects (excluding manager’s unit) from the Retail Preservation Ordinance, except in the GF and R combining districts. 1.c Not Yet Approved 23 specifically whether a substitute use could be designed and/or conditioned to contribute to the goals and purposes of the zoning district. Examples of such evidence include: (A) A 10-year history of the site's occupancy and reasons for respective tenants vacating the site; (B) A map that indicates all the existing surrounding uses, both residential and non-residential, within one City-block; include the corresponding zone district on the map; (3) Any request under this section shall be submitted to the Director together with supporting documentation. The Director, in his or her sole discretion, may act on a request for waiver or refer the matter to the City Council. (A) A decision by the Director shall be placed on the City Council's consent calendar within 45 days. (B) Removal of the recommendation from the consent calendar shall require three votes, and shall result in a new public hearing before the City Council, following which the City Council shall take action on the waiver request. (C) The decision of the Council is final. (4) Exemptions. The provisions of this Chapter shall not apply to: (A) A 100% affordable housing project not within the Ground Floor (GF) and Retail (R) combining districts. A “100% affordable housing project” as used herein means a multiple-family housing project consisting entirely of affordable units, as defined in Section 16.65.020 of this code, available only to households with income levels at or below 120% of the area median income for Santa Clara County, as defined in Chapter 16.65, except for a building manager’s unit. . . . SECTION 9. Table 1 (Minimum Off-Street Parking Requirements) and Table 2 (Minimum Off- Street Parking Requirements for Parking Assessment Districts) of subsection (c) of Section 18.52.040 (Off- Street Parking, Loading and Bicycle Facility Requirements) of Chapter 18.52 (Parking and Loading Requirements) of Title 18 (Zoning) of the PAMC are amended as follows: Section 18.52.040 Off- Street Parking, Loading and Bicycle Facility Requirements . . . (c) Tables 1, 2 and 3: Parking, Bicycle, and Loading Requirements Not Yet Approved 24 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. For mixed-use projects, the requirements for each land use shall be applied and required for the overall project. Table 1 Minimum Off-Street Parking Requirements Use Vehicle Parking Requirement (# of spaces) Bicycle Parking Requirement Spaces Class 1 Long Term (LT) and Short Term (ST) RESIDENTIAL USES Multiple-Family Residential 1 per micro unit 2 1.25 per studio unit 2 1.5 per 1-bedroom unit2 2 per 2-bedroom or larger unit 2 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) 1 per unit 100% - LT (a) Guest Parking No additional guest parking required 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 for each 10 units 100%-ST Commented [LS22]: The changes to the Residential Uses in this Section implement reduced parking requirements for multifamily residential projects, and convert the parking adjustments available for senior housing and affordable housing (100% affordable projects near fixed rail only) into by-right reductions. Footnote 2 allows further parking reductions for multifamily residential projects near a fixed rail station. 1.d Not Yet Approved 25 Use Vehicle Parking Requirement (# of spaces) Bicycle Parking Requirement Spaces Class 1 Long Term (LT) and Short Term (ST) Affordable Housing (4) a. 40% reduction in the applicable parking requirement for Extremely Low Income units b. 30% reduction for Very Low Income units c. 20% reduction for Low Income units 1 per unit 100% - LT Senior Housing 0.75 per unit . . . RETAIL USES3 Retail: (a) Intensive (retail not defined as extensive) 1 per 200 sq. ft. of gross floor area 1 per 2,000 sf 20% - LT 80%-ST (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) 1 per 350 sq. ft. of gross floor area 1 per 3,500 sf 20% - LT 4080% - ST (c) Open lot 1 space for each 500 square feet of sales, display, or storage site area 1 per 5,000 sf 100%-ST Drive-up windows providing services to occupants in vehicles Queue line for 5 cars, not blocking any parking spaces, in addition to other applicable requirements None additional Commented [LS23]: Alternative option: 0.75 per unit Not Yet Approved 26 Use Vehicle Parking Requirement (# of spaces) Bicycle Parking Requirement Spaces Class 1 Long Term (LT) and Short Term (ST) Eating and Drinking Services: (a) With drive-in or take-out facilities 3 per 100 sq. ft. of gross floor area 3 per 400 sf 40% - LT 60% - ST (b) All others 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 600 sf of public service area, plus 1 per 2,000 sf for other areas . . . (1) Long Term (LT) and Short Term (ST) bicycle spaces as described in Section 18.54.060. (2) On a parcel located within one-half mile radius of a major fixed rail transit station (as measured from the platform), the following reduced vehicle parking requirements shall apply to housing projects other than 100% affordable housing projects: 0.5 spaces per unit for a micro-unit; 0.8 spaces per unit for a studio or 1-bedroom unit; 1.6 spaces per unit for a 2-bedroom or larger unit. A “micro-unit” as used herein means a residential unit of 450 square feet or less. Projects that qualify for and utilize this reduced parking requirement shall provide at least one annual transit pass (i.e., Caltrain go-pass) per unit to the unit occupant on an ongoing basis for the life of the project. (3) For residential mixed-use developments in the CD-C zone, CC(2) zone, and on CN and CS zoned sites abutting El Camino Real, the first 1,500 square feet of ground-floor retail uses shall not be counted toward the vehicle parking requirement. (2)(4) Applies to 100% affordable housing projects and the residential component of 100% affordable housing mixed-use projects. “100% affordable housing” as used herein means a multiple-family housing project consisting entirely of affordable units, as defined in Section 16.65.020 of this code, available only to households with income levels at or below 120% of the area median income for Santa Clara County, as defined in Chapter 16.65, except for a building manager’s unit. Table 2 Commented [LS24]: This proposed change implements the reduced parking requirements for housing near a major fixed rail station. 1.d Commented [LS25]: The changes to the Retail Uses in this Section would exempt the first 1500 sf of ground-floor retail from parking requirements citywide to relieve physical and financial constraints of providing retail. 3.c, 4.c, 5.c Not Yet Approved 27 Minimum Off-Street Parking Requirements for Parking Assessment Districts (IF USE IS NOT LISTED, REFER TO TABLE 1 FOR REQUIREMENTS) Use Vehicle Parking Requirement (# of spaces) Bicycle Parking Requirement Class 1 Spaces For Downtown University Avenue Parking Assessment District: All uses (except residential)2 1 per 250 square feet 1 per 2,500 square feet 40% - LT 60% - ST For California Avenue Parking Assessment District: . . . Retail:2 (a) Intensive 1 per 240 sf of gross floor area 1 per 2,400 sf 20% - LT 80% - ST (b) Extensive 1 per 350 sf of gross floor area 1 per 3,500 sf (c) Open Lot 1 for each 500 square feet of sales, display, or storage site area. 1 per 5,000 sf 100% - LT . . . 1. Long Term (LT) and Short Term (ST) bicycle spaces as described in Section 18.54.060. 2. For residential mixed-use developments in the CD-C zone, CC(2) zone, and on CN and CS zoned sites abutting El Camino Real, the first 1,500 square feet of ground-floor retail uses shall not be counted toward the vehicle parking requirement. SECTION 10. Table 4 (Allowable Parking Adjustments) of Section 18.52.050 (Adjustments by the Director) of Chapter 18.52 (Parking and Loading Requirements) of Title 18 (Zoning) of the PAMC is amended as follows: Section 18.52.050 Parking and Loading Requirements 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 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 Commented [LS26]: These changes remove parking reductions available because these reductions will become by-right parking standards for the specific types of developments referenced. 1.d Not Yet Approved 28 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 Amount of Adjustment Maximum Reduction 2a On-Site Employee Amenities 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 100% of requirement for on-site employee amenities Joint Use (Shared) Parking Facilities 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 program 1 to further assure parking reductions are achieved. 20% of total spaces required for the site Housing for Seniors The total number of spaces required may be reduced for housing facilities for seniors, commensurate with the reduced parking demand created by the 50% of the total spaces required for the site Not Yet Approved 29 housing facility, including for visitors and accessory facilities, and subject to submittal and approval of a parking analysis justifying the reduction proposed. Affordable Housing Units and Single Room Occupancy (SRO) Units Not Entitled to a Parking Reduction in Table 1 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 measures1 in conjunction with any approval. a. 40% for Extremely Low Income and SRO Units b. 30% for Very Low Income Units c. 20% for Low Income Units Housing Near Transit Facilities Not Entitled to a Parking Reduction in Table 1 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 submittal and approval of a TDM program.1 20% of the total spaces required for the site. Transportation and Parking Alternatives 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 20% of the total spaces required for the site Not Yet Approved 30 solutions.1 (note: landscape reserve requirement is deleted). Combined Parking Adjustments Parking reductions may be granted for any combination of the above circumstances as prescribed by this chapter, subject to limitations on the combined total reduction allowed. a. 30% reduction of the total parking demand otherwise required b. 40% reduction for affordable housing projects c. 50% reduction for senior housing projects Modification to Off- Street Loading Requirements The director may modify the quantity or dimensions of off-street loading requirements for non-residential development based on existing or proposed site conditions; availability of alternative means to address loading and unloading activity; and, upon finding that: 1) the off-street loading requirement may conflict with Comprehensive Plan goals and policies related to site design planning, circulation and access, or urban design principles; and 2) the use of shared on- street loading would not conflict with Comprehensive Plan goals and policies related to site design planning, circulation and access or urban design principles; maximum reduction in one loading space. One loading space may be waived 1. See Section 18.52.050(d) below regarding requirements for TDM programs. 2. No parking reductions may be granted that would result in provision of less than ten (10) parking spaces on 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. . . . (e) Projects with Reduced Parking Requirements Ineligible for Additional Adjustments. Not Yet Approved 31 Multiple family housing (including affordable housing) near a major fixed rail station and senior housing, which are subject to reduced vehicle parking requirements under Section 18.52.040, shall not be eligible for further reduction through an adjustment by the Director under this Section 18.52.050. SECTION 11. Any provision of the Palo Alto Municipal Code or appendices thereto inconsistent with the provisions of this Ordinance, to the extent of such inconsistencies and no further, is hereby repealed or modified to that extent necessary to effect the provisions of this Ordinance. SECTION 12. If any section, subsection, sentence, clause, or phrase of this Ordinance is for any reason held to be invalid or unconstitutional by a decision of any court of competent jurisdiction, such decision shall not affect the validity of the remaining portions of this Ordinance. The City Council hereby declares that it would have passed this Ordinance and each and every section, subsection, sentence, clause, or phrase not declared invalid or unconstitutional without regard to whether any portion of the Ordinance would be subsequently declared invalid or unconstitutional. SECTION 13. The Council finds that the potential environmental impacts related to this Ordinance were analyzed in the Final EIR for the Comprehensive Plan Update, which was certified and adopted by the Council by Resolution No. 9720 on November 13, 2017. The Ordinance is consistent with and implements the program evaluated in the EIR. SECTION 14. This Ordinance shall be effective on the thirty-first date after the date of its adoption. INTRODUCED: PASSED: AYES: NOES: ABSENT: ABSTENTIONS: NOT PARTICIPATING: ATTEST: ____________________________ ____________________________ City Clerk Mayor Not Yet Approved 32 APPROVED AS TO FORM: APPROVED: ____________________________ ____________________________ Assistant City Attorney City Manager ____________________________ Director of Planning & Community Environment Planning & Transportation Commission Staff Report (ID # 9407) Report Type: Action Items Meeting Date: 9/26/2018 City of Palo Alto Planning & Community Environment 250 Hamilton Avenue Palo Alto, CA 94301 (650) 329-2442 Summary Title: 2018 Housing Work Plan Ordinance Framework Title: PUBLIC HEARING. The Planning and Transportation Commission Will Consider an Ordinance Amending Various Sections of Title 18 to the Palo Alto Municipal Code Related to Development Standards Including Minimum and Maximum Unit Density, Floor Area Ratio, Height, and Open Space; Parking Requirements; Ground– Floor Retail Provisions; the Approval Process, and Other Regulations Governing Residential and Mixed-Use Development; All to Promote Housing Development Opportunities in Zoning Districts, in Furtherance of Implementation of the Comprehensive Plan. CEQA: Determination of Consistency with the Comprehensive Plan Environmental Impact Report (EIR) Certified and Adopted on November 13, 2017 by Council Resolution No.9720. From: Jonathan Lait Staff recommends the Planning and Transportation Commission (PTC): 1. Conduct a public hearing and provide comments on the draft Comprehensive Plan Implementation/Housing Ordinance and continue the hearing to October 10, 2018. Report Summary The Background section of this report summarizes the purpose of the Housing Work Plan and work completed to date on the Comprehensive Plan Implementation/Housing Ordinance. The Discussion of this report presents draft zoning revisions that would meet the intent of the Housing Work Plan referral to the PTC. Changes are proposed in the following areas: x Density/intensity Standards, including a Housing Incentive Program (a local alternative to State Density Bonus Law and SB35 streamlining) City of Palo Alto Planning & Community Environment Department Page 2 x Open Space Standards x Parking Standards x Project Review Process x Use Regulations Changes are proposed as a complete package. Although refinements and modifications to standards may be warranted, removal of some concepts may erode the effectiveness of achieving the goal of providing additional housing units. The Analysis section of the report analyzes potential impacts of the draft zoning revisions, including how the revisions would increase housing production and affordability, and implications under State Density Bonus Law and SB35 streamlining provisions. City staff are preparing a draft ordinance in accordance with recommendations in this report. Background On February 12, 2018, the City Council approved a Housing Work Plan, which outlines steps to implement the City’s vision and adopted policies and programs for housing production, affordability, and preservation. The Work Plan includes select policies and programs from the adopted Comprehensive Plan, adopted Housing Element, and a City Council colleagues’ memo. The Work Plan describes the City’s progress towards the housing production goals at various income levels (i.e. RHNA) identified in the Comprehensive Plan Housing Element. The Work Plan also explains the City’s progress towards the housing projections developed during preparation of the updated Comprehensive Plan (i.e., 3,545-4,420 new units between 2015 and 2030). In both cases, the City is behind in its effort to meet these goals. The approved Housing Work Plan indicates what action is needed to spur the production of housing. The City Council referred to the PTC specific Work Plan items related to a 2018 zoning amendment ordinance. The PTC has held four study sessions to analyze various aspects of the Work Plan and to consider possible zoning changes to facilitate implementation of both the Work Plan and (by extension) the Comprehensive Plan housing production targets. A summary of previous study sessions is provided, as follows: x March 14th: The PTC discussed the Work Plan goals, timeline, and the PTC’s role in implementation. x April 25th: The PTC discussed key issues in the zoning code as they relate to the Council referral, including issues regarding development standards and the entitlement process. x May 30th: The PTC discussed parking topics as they relate to housing production, including a new study of parking occupancy in multi-family residential developments in Palo Alto. x August 29th: The PTC discussed a conceptual framework for the ordinance, including ideas for zoning changes to development and parking standards, use regulations, and City of Palo Alto Planning & Community Environment Department Page 3 the public review process. The report is available online: https://www.cityofpaloalto.org/civicax/filebank/documents/66513. As Council directed, staff has conducted two complementary community outreach efforts: (1) meetings with developers and architects who regularly use the City’s zoning code; and (2) a community meeting with the public at-large. The City is pursuing these zoning updates in parallel with several other zoning and policy changes to achieve Work Plan, Comprehensive Plan, and Housing Element goals. Specifically, changes to local implementation of State Density Bonus Law, an updated Accessory Dwelling Unit Ordinance, a new Affordable Housing Overlay, and a new Workforce Housing Overlay are intended to facilitate affordable housing at varying income levels and market rate housing opportunities, consistent with the City’s adopted policy. In 2019, the second phase of the Housing Work Plan will include policy discussions regarding the below market rate housing program inclusionary requirements; no net-loss housing policies; protections for cottages and duplexes in the R1 and R2 districts, among other initiatives. As the subject zoning changes are implemented through individual development projects, the City will continue to evaluate the effects of the code change, and make additional revisions over time, as necessary. Discussion This section provides an overview of proposed zoning changes, by location and/or zoning district: citywide, multi-family, Downtown, California Avenue, and El Camino Real. The following zoning revisions represent a continued effort to increase housing production and shift redevelopment interests toward housing. The recommendations represent a modest step in that direction, but City policy on commercial development, high property values, commercial rents, construction costs and other market influences blunt efforts to expand housing opportunities without significant concessions on housing density and parking. The proposed suite of amendments is intended to be considered as a complete package. Although refinements and modifications to standards may be warranted, each concept is inter- related to site planning and housing production objectives, and eliminating one concept could limit the ordinance’s effectiveness. Recent action by the State legislature with the passage of SB 35 and other housing reforms requires careful examination of how changes in local housing policy may result in development that is larger than anticipated and permitted by-right. The recommendations below are intended to support State and regional housing policy interests, while ensuring Palo Alto retains local control of development with opportunities for analysis of project related impacts. Consistent with the 2018 Work Plan, the recommendations promote market rate and affordable housing unit production. Commercial floor area is not decreased, but residential City of Palo Alto Planning & Community Environment Department Page 4 uses may apply unused commercial floor area toward housing. Future policy direction may consider further incentives for housing by reducing the amount of commercial floor area that can be achieved. For example, on California Avenue, commercial land uses today can reach a 2.0 FAR. Adjusting housing from .6 to up to 2.0 FAR as proposed is helpful, but may not persuade a land owner redeveloping their property to build residential housing instead of commercial. Decreasing office floor area or significantly increasing residential FAR and possibly height limits are standards that could be adjusted further in the future if the proposed changes and market conditions do not result in new housing projects. In addition to the recommended changes below, staff seeks PTC feedback on a couple remaining policy considerations which are presented in this section. Most of the information below has been conceptually reviewed by the PTC at its last meeting with some new additions and refinements. Summary of Proposed Zoning Code Amendments1 1. CITYWIDE a. Open Space. Establish a consistent open space requirement for multi-family housing units in multi-family residential and commercial districts of 150 square feet (current code ranges from 100 to 200 square feet depending on the number of units provided). b. Review Process. Eliminate Site & Design Review, which requires—in commercial zones—PTC, Architectural Review Board (ARB) and City Council review of residential and residential mixed-use projects with 10 or more dwelling units. Maintain ARB review and opportunities for appeals to City Council. c. Retail Preservation. Exempt 100% affordable housing projects (120% AMI and below) from the retail preservation requirement except in the Ground Floor (GF) and Retail (R) combining districts. d. Parking. Adjust multifamily parking requirements based on maximum anticipated demand and to reflect state authorized parking standards for qualifying state density bonus housing projects (see Table 1). Other changes are proposed to incentivize affordable housing and reflect lower parking demand near transit. Table 1. Existing and Proposed Parking Standards Use/Unit Type Existing Proposed Citywide Within ½-Mile of Fixed Rail Station* 1 Further analysis of these concepts provided in the Analysis section of the report. City of Palo Alto Planning & Community Environment Department Page 5 Micro Unit (<450 sq. ft.) No current standard 1 0.8 Studio 1.25 1 0.8 1 Bedroom 1.5 1 0.8 2+ Bedroom 2 2 1.6 Guest 1+10% of total units included above Senior Housing up to 50% reduction from existing standard 0.75 No additional parking reduction. Affordable Housing Potential reduction by income level: 40% for extremely low 30% for very low 20% for low income Allow existing reductions by right Housing Near Transit up to 20% reduction See far right column See far right column Mixed-use Projects up to 20% reduction no change * Projects that qualify for this standard must provide annual transit passes (ie; Go Passes) to each tenant. 2. MULTI-FAMILY ZONES (RM-15, RM-30, RM-40) a. Unit Density. Replace RM-15 zoning designation, which allows 15 units per acre with a RM-20 designation that allows 20 units per acre to align with Housing Element density allowance. b. Minimum Density. Establish a minimum unit density as provided below, but allow fewer units when determined by the planning director, after review by the ARB, that existing site improvements or parcel constraints preclude meeting this minimum standard: x RM-20: 11 units/acre x RM-30: 16 units/acre x RM-40: 21 units/acre c. Non-complying Unit Density. Allow redevelopment and replacement of legally established housing units that exceed the maximum unit density allowed for the parcel, subject to the following criteria: i. Other than unit density, the project complies with all applicable development standards. ii. The development shall not be eligible for a density bonus pursuant to PAMC Chapter 18.15, if the total number of units being replaced or newly constructed exceeds 135% of the maximum unit density permitted for the parcel. Utilization of this provision shall be an alternative to density bonus that the applicant could elect to request. City of Palo Alto Planning & Community Environment Department Page 6 iii. Application of this provision shall apply to rental housing only, not ownership units. d. Administrative Code Clean Up. Modify PAMC Section 18.13.040(g) regarding below market rate (BMR) housing units to reflect regulatory requirements of Title 16.65. 3. DOWNTOWN CD-C ZONING DISTRICT a. Unit Density. Eliminate the unit density requirement restricting the maximum density to 40 units per acre. With the proposed amendment, unit density would be controlled by other existing development standards, such as height, floor area, parking requirements, etc. b. Unit Size. Establish a maximum housing unit size of 1,800 square feet. c. Retail Parking. Exempt the first 1,500 sq. ft. of ground-floor retail from parking requirements within residential mixed-use buildings. d. Driveway Approach. Reinforce existing city policy and guidelines to preclude curb cuts on University Avenue, except for City-owned parcels or City-sponsored projects. e. Residential Only Development. Allow housing-only projects to be constructed downtown, except in the ground floor (GF) combining district. Retail preservation ordinance standards apply for market rate housing projects. Note, current zoning standards permit housing only when part of a commercial, mixed- use development or on housing opportunity sites (i.e., in the Housing Element). f. Open Space. Allow rooftops to qualify for up to 75% of the usable open space requirement for the multi-family residential portion of a project, subject to objective performance standards (see September 20, 2018 ARB Staff Report: https://www.cityofpaloalto.org/civicax/filebank/documents/66725). g. Transfer of Development Rights (TDRs). Reiterate what is already provided for in the zoning code that the maximum limit for projects that include TDRs is a 3.0 FAR. A project using TDRs and any other existing or proposed floor area bonuses, plus any incentive or concessions granted in accordance with the BMR program could not exceed a maximum 3.0 FAR. h. Housing Incentive Program (HIP). Establish a process that would allow property owners to apply to receive greater floor area than otherwise allowed under the zoning code and under State Density Bonus Law. This program would be an alternative to the local BMR program and State Density Bonus Law and would not be available for qualifying SB 35 (streamlining) housing projects. Significant components of the HIP include the following: i. Increase residential FAR from 1.0 to 2.0. ii. Allow residential projects to use the commercial FAR, except for that portion of the commercial FAR required to remain commercial by the requirements of the retail preservation ordinance or GF combining district. When used with subsection (i) above, a 100% residential project could achieve a 3.0 residential FAR; less if commercial is required or proposed on the ground floor. iii. No TDRs may be used in conjunction with a qualifying HIP project. City of Palo Alto Planning & Community Environment Department Page 7 iv. Require discretionary architectural review consistent with PAMC 18.76.020 (Architectural Review) v. OPTIONAL CONSIDERATION FOR PTC. Allow 100% affordable housing projects at a specified AMI percentage to achieve a higher FAR and additional feet in height when located within .5 miles of a major transit stop (i.e., the Caltrain station). i. OPTIONAL CONSIDERATION FOR PTC. In-lieu parking provides a significant incentive for commercial redevelopment based on current application of this code section. While a comprehensive analysis of the in-lieu parking program is not proposed with this ordinance, staff recommends the Commission discuss the appropriateness of including restrictions on the use of in-lieu parking for commercial uses above the ground floor as a means to further incentive housing development. 4. CALIFORNIA AVENUE CC-2 ZONING DISTRICT a. Unit Density. Eliminate the unit density requirement restricting the maximum density, which currently ranges from 30 to 50 dwelling units per acre. With the proposed amendment, unit density would be controlled by other existing development standards, such as height, floor area, parking requirements, etc. b. Residential Only Development. Allow housing only projects to be constructed, except on properties in the retail shopping (R) combining district. Current zoning standards permit housing only when part of a commercial, mixed-use development. c. Retail Parking. Exempt the first 1,500 sq. ft. of ground-floor retail from parking requirements within residential mixed-use buildings. d. Driveway Approach. Reinforce existing City policy and guidelines to preclude curb cuts on California Avenue, except for City-owned parcels or City-sponsored projects. e. Open Space. Allow rooftops to qualify for up to 75% of the usable open space requirement for the multi-family residential portion of a project, subject to objective performance standards. f. Housing Incentive Program (HIP). Establish a process that would allow property owners to apply to receive greater floor area than otherwise allowed under the zoning code. This program would be an alternative to the local BMR program and state density bonus law and would not available for qualifying SB 35 (housing streamlining) housing projects. Significant components of the HIP include the following: i. Allow residential projects to use the commercial FAR allowance, except for that portion of the commercial FAR required to remain commercial by the requirements of the retail preservation ordinance or GF combining district. Therefore, a 100% residential project could achieve a 2.0 City of Palo Alto Planning & Community Environment Department Page 8 residential FAR (0.6 currently, plus an additional 1.4 FAR); less if commercial is required or proposed on the ground floor. ii. Require discretionary architectural review consistent with PAMC 18.76.020 (Architectural Review) iii. OPTIONAL CONSIDERATION FOR THE PTC. Allow 100% affordable housing projects at a specified AMI percentage to achieve a 2.5 FAR and extend to 50 feet in height when located within .5 miles of a major transit stop (i.e., the Caltrain station). 5. PROPERTIES ADJACENT TO EL CAMINO REAL IN THE CN AND CS ZONING DISTRICTS a. Unit Density. Eliminate the unit density requirement restricting the maximum density, which currently ranges from 30 to 50 dwelling units per acre. With the proposed amendment, unit density would be controlled by other existing development standards, such as height, floor area, parking requirements, etc. b. Open Space. Allow rooftops to qualify for up to 75% of the usable open space requirement for the multi-family residential portion of a project, subject to objective performance standards. c. Retail Parking. Exempt the first 1,500 sq. ft. of ground-floor retail from parking requirements within new residential mixed-use buildings that are subject to the retail preservation ordinance. d. Residential Only Development. Allow housing only projects to be constructed along El Camino Real, except in defined South El Camino nodes (see below). Retail preservation ordinance standards apply for market rate housing projects. Current zoning standards permit housing only when part of a commercial, mixed- use development. e. Nodes and Corridors. Expand on the nodes and corridors concept in the South El Camino Real Design Guidelines and clearly define street boundaries showing the location of specific nodes. Seek Council support to conduct a retail preservation fee nexus study and allow property owners to pay an in-lieu fee to remove protected retail preservation land uses within the defined corridors. Funds collected from this program could be used for low interest loans supporting small business owners with rent subsidies or construction loans for tenant improvements. See Attachment 2 for node boundaries. f. Pedestrian (P) Combining District. Extend the requirements of the (P) combining district to properties located in the defined node boundaries. g. Ground Floor Residential Design Standards. Adopt objective design standards to create an attractive active appearance for residential development on the ground-floor, while also maintaining privacy for residents: i. Individual dwelling units shall not be permitted on the ground-floor fronting El Camino Real. Instead, the ground-floor frontage on El Camino Real may include common areas, such as lobbies, stoops, community rooms, and work-out spaces with windows and architectural detail to City of Palo Alto Planning & Community Environment Department Page 9 create visualize interest. Ground floor residential permitted beyond the common areas and away from El Camino Real. ii. Parking shall be located behind buildings or below grade, or, where those options are not feasible, screened by landscaping, low walls, or structured garages with architectural detail. h. Housing Incentive Program (HIP). Establish a process that would allow property owners to apply to receive greater floor area than otherwise allowed under the zoning code. This program would be an alternative to the local BMR program and State Density Bonus Law and would not available for qualifying SB 35 (housing streamlining) housing projects. Significant components of the HIP include the following: i. Increase residential FAR from .5 (CN) and .6 (CS) to 1.0. ii. Allow residential projects to use the commercial FAR allowance (0.5 in the CN and 0.4 in the CS), except for that portion of the commercial FAR required to remain commercial by the requirements of the retail preservation ordinance or GF combining district. When used with subsection (i) above, a 100% residential project could achieve a 1.5 residential FAR in the CN and 1.4 in the CS; less if commercial is required or proposed on the ground floor. iii. Eliminate the 50% lot coverage requirement and instead rely on site planning, landscape and setback requirements. iv. Require discretionary architectural review consistent with PAMC 18.76.020 (Architectural Review) Analysis The City’s recently updated Comprehensive Plan includes goals and policies which were projected to stimulate production of 3,545 and 4,420 new units between 2015 and 2030. Table 2 explores this low and high range under scenarios where all BMR units are built on site through the 15% inclusionary housing program or where in-lieu fees are paid and leveraged on a 2:1 basis such that affordable housing developers build stand-alone BMR projects. This could be achieved through a combination of zoning updates and other efforts underway (i.e., an updated Accessory Dwelling Unit Ordinance, a new Affordable Housing Overlay, and a new Workforce Housing Overlay). Beyond this analysis, actual maximum buildout rates are also based on economics of the overall housing market over the next 11 years (through 2030). Table 2 Maximum Buildout Through 2030, by Affordability Level Total Inclusionary (15% of Units) In-lieu Fee/Leveraged (2:1) BMR Market Rate BMR Market Rate City of Palo Alto Planning & Community Environment Department Page 10 Total Inclusionary (15% of Units) In-lieu Fee/Leveraged (2:1) BMR Market Rate BMR Market Rate Net New Maximum (Low Range) 3,545 532 3,013 1,064 2,482 Net New Maximum (High Range) 4,420 663 3,757 1,326 3,094 Existing 29,189 2,182 27,007 2,182 27,007 Total/Potential Maximum (Low Range) 32,734 2,714 30,020 3,246 29,489 Total/Potential Maximum (High Range) 33,609 2,845 30,764 3,508 30,101 % Increase (Existing to Potential) 12 - 15% Source: Projected Estimates and Existing BMR: City of Palo Alto Comprehensive Plan and Planning and Community Environment Department, September 2018. Existing Estimate: State of California, Department of Finance, E-5 Population and Housing Estimates for Cities, Counties and the State — January 1, 2011-2018. Sacramento, California, May 2018. To achieve the stated housing targets, the City’s development standards require modification. The proposed amendments do not fundamentally change the buildable envelope of projects in the affected zoning districts. There are no recommended changes to height2, setbacks, and transitional height limits (daylight plane)3. There are proposed increases to floor area, which may result in bulkier buildings, but it remains defined by the envelope already prescribed by the code. Moreover, the proposed FAR thresholds are maximums and not guaranteed to be achieved on every property being redeveloped. Floor area, density allowance and parking are some of the greatest drivers influencing unit yield, which informs a property owner’s decision to redevelop property. Other factors, many of which are addressed in the proposed amendments, support land use decisions that can spur housing development. Lot consolidation, not addressed in the proposed amendments, is another area requires further exploration and should be considered in phase 2 of this multi- year housing work plan. State Density Bonus Law / SB 35 (Housing) Streamlining 2 This report asks the PTC to explore whether increased height for 100% affordable housing projects is appropriate Downtown. 3 Along El Camino Real, changes are recommended to lot coverage. City of Palo Alto Planning & Community Environment Department Page 11 A key consideration that went into these recommendations was the inter-relatedness between the City’s existing and proposed standards; bonuses, waivers and incentives authorized by the State Density Bonus program and application of State law, notably SB 35. The City’s density, height, and other development standards represent the “base” or “floor” standards for a project proposed under SB35 and State Density Bonus Law. Under State Density Bonus Law, an applicant can achieve up to 35% additional density bonus (i.e., increased FAR from 1.0 to 1.35 or 2.0 to 2.7) in exchange for providing affordable housing on site. The provision of 11% of units at Very-Low Income levels or 20% of units at Low Income levels qualify a project for the 35% density bonus which means that many residential projects in Palo Alto— which are subject to the City’s 15% inclusionary housing ordinance—would automatically qualify for such a bonus. The State Density Bonus Law and the City’s density bonus ordinance provide developers an opportunity to seek development incentives or concessions that support the construction of the affordable housing units. When preparing the recommended changes, staff sought to provide sufficient incentives to encourage developers to use a local alternative to the State Density Bonus. The Housing Incentive Program (HIP), identified in the Discussion section above, is that alternative program. When electing the development standards in this program, the developer is not eligible for additional bonuses or incentives. The developer could opt not to apply for the HIP and use the base zoning standards in conjunction with State law, but those standards and incentives yield less floor area and therefore would be a less attractive alternative. By right housing development in accordance with SB 35 has occurred in nearby jurisdictions. Some of the provisions included in the City’s proposed ordinance are intended to introduce clear objective standards that would apply to by right housing development, such as SB 35 Streamlining Effective January 1, 2018, SB 35, the “by right” housing bill, allows residential or residential mixed use projects with at least 2/3 residential floor area, that meet certain affordability requirements, and are consistent with the City’s zoning and other “objective standards” to secure a streamlined review process (90 to 180 days depending on the project size). No CEQA review is required and no discretionary review (e.g., ARB, PTC or Council review) is permitted beyond advisory comments. Projects near transit may take advantage of zero parking requirements. Presently, in Palo Alto, housing projects with 50% or more housing units deed restricted to affordable housing income levels and that meet other specific requirements, may be eligible projects. State Density Bonus Law California’s Density Bonus Law gives developers the right to build additional dwelling units and obtain flexibility in local development requirements, in exchange for building affordable or senior housing. State Density Bonus Law may be used in combination with SB35. City of Palo Alto Planning & Community Environment Department Page 12 clarification of existing policies related to TDRs and curb cuts on California and University Avenues. As directed by the Council through its adopted Housing Work Plan, staff is concurrently working on other changes to the zoning code that will introduce more objective standards that can be applied to future housing projects, including SB 35 development. None of the recommendations in this report preclude SB 35 or State Density Bonus development. The balance of this report provides more information supporting the key recommendations in the proposed ordinance. Parking Any project that is eligible for a State Density Bonus is also eligible for a by-right parking reduction. Since compliance with the City’s BMR program generally qualifies a developer for a density bonus, and thus reduced parking, staff recommends using that model to establish the multi-family parking requirements citywide. From this new base, staff recommends further parking reductions for affordable housing projects and housing near fixed rail transit stations. The current code provides an opportunity to reduce parking for affordable housing projects up to 40%. This represents a discretionary request, which complicates application processing for affordable housing providers. Supported by findings from the parking study and other empirical data, staff recommends the discretion be removed from the parking reduction and that the City’s existing standard be applied by right based on deed restricted housing income levels. Instead of requesting a 20%, 30% or 40% parking reduction based on income as allowed by code today, an affordable housing provider would be automatically eligible for a reduction. The recommended parking requirements are provided in the Discussion section above. Similarly, the zoning code also allows for a 20% reduction for housing near transit. Staff recommends applying that standard by right eliminating the controversy that often surrounds requests for parking reductions. In exchange for using this proposed standard, property owners would be required to provide transit passes (Caltrain) for tenant occupants over a specified age. Additionally, the zoning changes include an exemption for the first 1,500 sq. ft. of ground-floor retail from parking requirements. According to the developer/architect interviews conducted, provision of parking for the commercial portion of mixed use residential buildings can be challenge to making a project viable. This exemption would help to relieve physical and financial constraints, and instead provide an incentive for including retail uses in a project. At the last PTC meeting there were comments made concerning the City’s residential preferential parking program, which is unchanged by the proposed ordinance. In response to Commission comments from the August 29th hearing, the following responses are provided: x Residential Preferential Parking Program (RPP). Some commissioners expressed interest in expanding the RPP, which generally limit the number of non-resident vehicles that can be parked in the neighborhood. There is a process to establish an RPP in a given City of Palo Alto Planning & Community Environment Department Page 13 neighborhood; the program which is established in PAMC Chapter 10.50 is not proposed to change as part of this zoning update. x Maximum Standards. Some Commissioners expressed interest in development parking maximums instead of minimums. Parking maximums are gaining popularity, especially in communities where there is a shared opinion that parking takes up an excessive amount of land and an overabundance of parking increases traffic. They work best in areas with good transit service where “car- lite” living is feasible (see text box at right). Based on feedback received from PTC members, staff is not pursuing parking maximums at this time. Aligning parking supply and demand would help set the right amount of parking based on use and location, and free up space to be used for additional housing units, community space, or other amenities. However, staff has heard from developers that the proposed parking standards are still challenging to accommodate new housing development particularly given the small lots Downtown. At this time, staff is not prepared, based on the available data, to make further reductions. Exploring options for small lot consolidation in the future may help address this perceived constraint. Application Processing Time How a use is approved by the City, whether it is permitted through an administrative (staff- level) approval or a public review process, can present an incentive or disincentive to its development. These revisions seek to streamline the review process, while still providing opportunities for public and decision-maker input. The public review process provides opportunities for community input and feedback from decision-makers, but also adds time, expense, and uncertainty from the perspective of applicants. Streamlining the review process by maintaining Architectural Review and eliminating Site & Design Review would maintain the following processes, but eliminate the burden placed on projects to undergo review by three separate bodies: 1. Staff review of zoning compliance 2. Public noticing and public comment at ARB hearings 3. Project review of context-based design criteria by the ARB 4. Opportunity for appeal to the City Council would be maintained. Notably, this proposed process represents the same process that currently exists for most project types in the city, including non-residential projects, residential projects with 10 or more A nearby example of parking maximums are in Mountain View, as part of the North Bayshore Precise Plan: x 0.25 space per micro-unit x 0.50 space per 1 bedroom unit x 1.0 space per 2 or 3 bedroom unit These rates were developed to support Mountain View’s goal of restricting the amount of traffic entering and exiting North Bayshore. City of Palo Alto Planning & Community Environment Department Page 14 units in the RM districts, and residential or mixed-use projects with fewer than 10 units. Site & Design Review was originally created to address environmental issues in the Baylands area and was later applied to review mixed-use projects when the concept was relatively new. Density and Intensity Standards Current density/intensity maximums are one of the major items restricting housing production, according to architects and developers interviewed, and to the quantitative analysis of housing opportunity sites completed for Downtown.4 Unit Density Eliminating residential density standards in the commercial mixed-use districts would allow more flexibility for developers to increase the overall unit count without affecting the massing or design of a project. A density standard would still be retained in the form of FAR. This change could modestly increase the number of units proposed and the affordability of those units without impacting the massing and bulk of a project. Minimum Unit Size Setting reasonable minimum densities on conforming lots ensures that sites will not be underutilized, while not creating a burden on property owners and developers. This change could incrementally increase the number of units proposed and the affordability of those units, without impacting the building envelope already permitted pursuant to current regulations. Increasing the residential density maximum in RM-15 district from 15 to 20 (and renaming the district accordingly) would make the allowed densities in the Housing Element and district regulations consistent and provide an opportunity for some increased density. The proposed zoning change contemplates circumstances whereby a property owner is not able to meet the minimum density standards and establishes a review and approval process to permit of fewer units if warranted due to site constraints. Commercial Floor Area May be Used for Residential Projects The proposed amendments include a provision to allow residential development to achieve the total FAR that is currently allowed for mixed-use projects, plus additional bonuses available to residential or residential mixed-use projects with HIP. Allowing residential FAR to compose the entire mixed-use FAR allowance would remove some of the disincentive that currently exists for residential development compared with commercial development, due to construction costs, lease rates, and development standards. This specific change would not increase the total amount of development currently allowed by the code, but may incrementally increase the amount of future residential development, and therefore decrease the amount of new commercial development. Maximum Unit Size 4 Dyett & Bhatia and EPS. “Downtown Development Evaluation: Residential Capacity and Feasibility Analysis” October 30, 2017. <https://www.cityofpaloalto.org/civicax/filebank/documents/64477> City of Palo Alto Planning & Community Environment Department Page 15 Due to a combination of parking requirements and high rental rates, the City has seen several large penthouse dwelling units constructed in Downtown in recent years. When a developer has a 12,000 square foot floor plate, they could choose to develop 12 units at 1,000 square feet which requires 26 parking spaces or 3 units at 4,000 square feet each that requires only 6 parking spaces. Without the benefit of an in-lieu parking fee, residential parking spaces must be provided on site. Developers say they cannot fit many spaces on site without going underground, which is prohibitively expensive. As a result, the developer builds a few luxury units rather than 12 moderately-sized units. This new standard is intended to eliminate the former option Downtown. Combined with reduced parking requirements (including for micro units), this standard would provide an incentive for small and moderate-sized units in the City’s most walkable transit-oriented core. Open Space On-site open space is an important factor in supporting livability in higher density residential areas, but current standards are applied inconsistently across districts and housing types. Standardization can clarify what is expected of developers, while flexibility in where open space may be located can provide opportunities to develop sites with the allowable massing and unit density. Building Rooftops The zoning code requires open space for residential uses in the City’s commercial districts. In areas of the City designated for higher density multi-family housing, options for how to configure the massing and site plan for a project can help maximize the number of units that are appropriate for a site. Moreover, rooftop decks in a climate such as Palo Alto can offer an amenity for residents to take advantage of views and community outdoor space. To address issues of privacy, noise, visibility, odors, and safety, staff prepared draft standards and guidelines for consideration by the public, ARB and PTC. Standardized Requirements Layers of development standards make interpreting the City’s code complicated and may reduce the development “envelope” available on a site. While these regulations are based on reasonable community desires (e.g., providing access to light, air, landscaping, and outdoor space), in combination they have the drawback of constricting the developable site area and therefore potential unit yield on a site. Providing a single standard for each district—regardless of how many units are on the site—simplifies the code and eliminates any bias for projects that are choosing between proposing five or six units. This concept maintains the current required landscaping areas and dimensional requirements. The proposed ordinance also contemplates micro-units with a maximum floor area of 450 square feet and reduced parking requirements. While open space is an important component for any dwelling unit the 150 square foot approach is excessive for these units; staff recommends 40 square feet and welcomes Commission feedback on this approach. City of Palo Alto Planning & Community Environment Department Page 16 Retail Preservation The Retail Preservation Ordinance has the benefit of preventing the conversion of retail uses and precluding office uses from occupying these spaces. However, the ordinance may also frustrate City efforts to enhance housing production by retaining retail in areas that do not have a strong retail environment and instances where a housing provider is unable or unwilling to include new retail floor area in their project due to financing, constructions costs (more required parking) or other market considerations. To balance the tradeoff between housing production and retail preservation, staff recommends a narrow exemption to the Retail Preservation Ordinance for affordable housing developments on sites outside of the GF and R overlays in Downtown and California Avenue, respectively. Ground Floor Parking Reduction To support continued retention of ground floor retail uses while recognizing the challenges developers have making a mixed-use housing project viable, staff recommends mixed-use developments in the CN and CS commercial districts along El Camino Real be granted a parking waiver from the first 1,500 square feet of a retail or retail-like use. This reduction is approximately 8 parking spaces for a retail use or 18 spaces for a 1,500 square foot eating and drinking establishment. This waiver would apply only in instances where a property owner is required to re-establish the retail or retail-like use pursuant to the retail preservation ordinance. South El Camino Nodes / Corridors & Future Retail Preservation Waiver Use regulations in the zoning code generally only permit multi-family residential uses as part of mixed-use developments in the Downtown, California Avenue, and many places along El Camino Real. Furthermore, the South El Camino Real Design Guidelines acknowledge that a continuous pedestrian-oriented environment along the 2+-mile corridor of El Camino Real is unrealistic.5 Instead, the guidelines describe a “node” concept to focus investment in areas with existing pedestrian amenities, retail uses, and good transit access. Staff and consultants reviewed existing land use, parcel size, project pipeline, and zoning information for the South El Camino Real corridor, and conducted a visual survey of sites on the corridor to understand vacancy rates, site conditions, character, and concentration of retail. These efforts revealed clear nodes of commercial development at the El Camino Way “triangle,” around California Avenue, and at the city’s southern border. Uses, street character, and projects under construction or in the pipeline are helping to create concentrations of retail and mixed-use development. However, the approximately ½ mile stretch of the corridor extending from Page Mill Road south to Wilton Avenue/Kendall Avenue is more bric-a-brac in the land use pattern, provides viable 5 City of Palo Alto. South El Camino Real Design Guidelines. May 2012: 13. City of Palo Alto Planning & Community Environment Department Page 17 sites of 10,000 square feet, often occupied by small 1-story buildings that may be appropriate for redevelopment. On the one hand, these uses and buildings may provide low rent opportunities for small local retail, service, and office users, and may be appreciated by residents regardless of whether or not they frequent these businesses. While most parcels are tenanted, with low vacancy rates, these parcels are underutilized and could present an opportunity for higher-density residential development. To strengthen the nodes identified in the South El Camino Guidelines, staff recommends concentrating mixed-use development in these locations. Along the corridor, between nodes, staff envisions allowing 100% housing projects. Many of these properties, however, are subject to the retail preservation ordinance, which may impede housing redevelopment. Accordingly, staff recommends a nexus study be prepared to establish a fee that may be paid in-lieu of replacing retail on site (i.e., in-lieu of the Retail Preservation Ordinance). This fee would help to establish a fund to support small retail business development, retention and tenant improvements. The ability to waive the retail preservation requirement for market rate housing between the South El Camino Real nodes would not be allowed (except as already authorized by ordinance) until the in-lieu fee and related small business improvement program were established. Additional Considerations Included with this recommendation are two concepts to further incentivize housing and staff seeks the Commission’s feedback on whether to include these provisions in the draft ordinance to the City Council. Increase Affordable Housing Density and Height Downtown To further incentivize affordable housing development in high-amenity transit-oriented locations, an additional FAR increase and/or 11-foot height bonus would allow for an additional floor of residential development and may provide a real incentive to complete a deal for a site that is appropriate for development. Eliminate Downtown Commercial Land Uses Above the Ground Floor From Participating in the In-lieu Parking Program Non-residential uses have the option of paying into the Downtown Parking Assessment District in-lieu of providing parking on site (at a rate of $70,094/space). Given the high cost of land and the value of office lease rates, developers often choose to pay into the District and maximize their leasable area. Residential uses do not have this option; moreover, they likely cannot afford the per space rate, as it is currently set. Eliminating the option for office developments to pay an in-lieu fee for commercial uses above the ground floor would require onsite parking for those uses. Staff would recommend the in- lieu fee remain available for ground floor retail and retail like uses, especially in districts where the city is requiring ground floor retail through the GF combining district or as required by the retail preservation ordinance. Staff will also recommend to the Council that a policy review of City of Palo Alto Planning & Community Environment Department Page 18 the in-lieu parking program to align the historical application of this provision to the code language, or seek other policy changes to the in-lieu parking program. While this is unlikely to be a popular concept for commercial developers Downtown, this concept is viewed and important to level the playing field for housing development versus office development. Environmental Review The City Council certified a Final EIR (http://www.paloaltocompplan.org/wp- content/uploads/2017/08/PaloAltoCompPlanFEIR_Aug2017.pdf) on November 13, 2017 to analyze potential impacts associated with the updated Comprehensive Plan. The 2018 Comprehensive Plan Implementation and Housing Ordinance will be evaluated pursuant to the California Environmental Quality Act (CEQA) once a draft ordinance is prepared. It is anticipated that the Ordinance will be consistent with the Comprehensive Plan and its Final EIR. At this time, no substantially greater or more severe impacts are anticipated and no development is proposed, beyond what is allowed by the Comprehensive Plan. Next Steps it is anticipated that the PTC will make a recommendation on the draft ordinance at its next meeting (October 10th) and the City Council will consider the ordinance on November 26th. Report Author & Contact Information PTC6 Liaison & Contact Information Jean Eisberg, Consultant Planner Jonathan Lait, AICP, Assistant Director (415) 841-3539 (650) 329-2679 jean@lexingtonplanning.com jonathan.lait@cityofpaloalto.org Attachments: x Figure 1 - Commercial Mixed Use Zoning Districts (PDF) x Figure 2 - El Camino Real: Retail Mixed Use Nodes and Residential Corridors (PDF) 6 Emails may be sent directly to the PTC using the following address: planning.commission@cityofpaloalto.org