HomeMy WebLinkAbout2020-05-13 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.
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Planning & Transportation Commission
Regular Meeting Agenda: May 13, 2020
6:00 PM
****BY VIRTUAL TELECONFERENCE ONLY***
Pursuant to the provisions of California Governor’s Executive Order N-29-20,
issued on March 17, 2020, to prevent the spread of Covid-19, this meeting will be
held by virtual teleconference only, with no physical location. The meeting will be
broadcast live on Cable TV Channel 26 and Midpen Media Center at
https://midpenmedia.org/local-tv/watch-now/.
Members of the public may comment by sending an email to
planning.commission@cityofpaloalto.org or by attending the Zoom virtual
meeting to give live comments. Instructions for the Zoom meeting can be found
on the last page of this agenda.
Call to Order / Roll Call
Oral Communications
The public may speak on item not on the agenda. Each member of the public may address the Commission for up
to 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. Directors Report, Meeting Schedule and Assignments
Study Session
Public Comment is permitted. Each member of the public may address the Commission for up to five (5) minutes
per speaker.1,3
2. STUDY SESSION/PUBLIC HEARING: Discuss Recommended Approach to Converting
Portions of the Palo Alto Zoning Code Pertaining to Review Standards and Criteria
into Objective Standards for Development Which Includes Housing Units
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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 three minutes or less to accommodate a larger number of speakers.
Action Items
Public Comment is permitted. Applicants/Appellant Teams: Fifteen (15) minutes, plus three (3) minutes rebuttal.
All others: Up to five (5) minutes per speaker.1,3
Approval of Minutes
Public Comment is Permitted. Three (3) minutes per speaker.1,3
Committee Items
Commissioner Questions, Comments, Announcements or Future Agenda Items
Adjournment
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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 three 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 Carolyn Templeton
Vice Chair Giselle Roohparvar
Commissioner Michael Alcheck
Commissioner Bart Hechtman
Commissioner Ed Lauing
Commissioner William Riggs
Commissioner Doria Summa
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.
Public comment is encouraged. Email the PTC at: Planning.Commission@CityofPaloAlto.org.
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.
_______________________
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 three minutes or less to accommodate a larger number of speakers.
Public Comment Instructions
Members of the Public may provide public comments to teleconference meetings via email,
teleconference, or by phone.
1. Written public comments may be submitted by email to
planning.commission@CityofPaloAlto.org
2. Spoken public comments using a computer will be accepted through the
teleconference meeting. To address the Board, click on the link below for the
appropriate meeting to access a Zoom-based meeting. Please read the following
instructions carefully.
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you wish to speak on an agenda item hit *9 on your phone so we know that you wish to
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https://zoom.us/join
Meeting ID: 925 9144 5934 Phone number: 1 669 900 6833 (you may need to exclude the
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Planning & Transportation Commission
Staff Report (ID # 11331)
Report Type: City Official Reports Meeting Date: 5/13/2020
City of Palo Alto
Planning & Development Services
250 Hamilton Avenue
Palo Alto, CA 94301
(650) 329-2442
Summary Title: City Official Report
Title: 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 Vinh Nguyen (Vinhloc.Nguyen@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: May 13, 2020 PTC Meeting Schedule and Assignments (DOCX)
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Planning & Transportation Commission
2020 Meeting Schedule & Assignments
2020 Schedule
Meeting Dates Time Location Status Planned Absences
1/08/2020 6:00 PM Council Chambers Cancelled
1/29/2020 6:00 PM Council Chambers Regular
2/12/2020 6:00 PM Council Chambers Regular Riggs
2/26/2020 6:00 PM Council Chambers Regular
3/11/2020 6:00 PM Council Chambers Cancelled
3/25/2020 6:00 PM Council Chambers Cancelled
4/8/2020 6:00 PM Council Chambers Cancelled
4/15/2020 6:00 PM Council Chambers Cancelled
4/29/2020 6:00 PM Virtual Meeting Regular Riggs
5/13/2020 6:00 PM Virtual Meeting Regular
5/27/2020 6:00 PM Virtual Meeting Regular
6/10/2020 6:00 PM Council Chambers Regular
6/24/2020 6:00 PM Council Chambers Regular
7/08/2020 6:00 PM Council Chambers Regular
7/29/2020 6:00 PM Council Chambers Regular Hechtman
8/12/2020 6:00 PM Council Chambers Regular
8/26/2020 6:00 PM Council Chambers Regular
9/9/2020 6:00 PM Council Chambers Regular
9/30/2020 6:00 PM Council Chambers Regular
10/14/2020 6:00 PM Council Chambers Regular
10/28/2020 6:00 PM Council Chambers Regular
11/11/2020 6:00 PM Council Chambers Cancelled Veteran’s Day
11/25/2020 6:00 PM Council Chambers Cancelled Day Before Thanksgiving
12/09/2020 6:00 PM Council Chambers Regular
12/30/2020 6:00 PM Council Chambers Cancelled Day Before New Year’s Eve
2020 Assignments - Council Representation (primary/backup)
January February March April May June
Doria Summa Billy Riggs Michael Alcheck Billy Riggs Ed Lauing Cari Templeton
Michael Alcheck Cari Templeton Ed Lauing Bart Hechtman Giselle Roohparvar Doria Summa
July August September October November December
Giselle Roohparvar Doria Summa Bart Hechtman Michael Alcheck Billy Riggs Ed Lauing
Bart Hechtman Michael Alcheck Billy Riggs Ed Lauing Cari Templeton Giselle Roohparvar
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Planning & Transportation Commission
2020 Tentative Future Agenda
The Following Items are Tentative and Subject to Change:
Meeting Dates Topics
May 27, 2020 • Updated Ordinance on Accessory Dwelling Units
• Ordinance Amending PAMC 18.52 and 18.54 (State ADA and EV
Parking Requirements)
To Be Scheduled:
Topics
Co-Working Office Model
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Planning & Transportation Commission
Staff Report (ID # 11232)
Report Type: Study Session Meeting Date: 5/13/2020
City of Palo Alto
Planning & Development Services
250 Hamilton Avenue
Palo Alto, CA 94301
(650) 329-2442
Summary Title: Objective Standards
Title: STUDY SESSION/PUBLIC HEARING: Discuss Recommended
Approach to Converting Portions of the Palo Alto Zoning Code
Pertaining to Review Standards and Criteria into Objective
Standards for Development Which Includes Housing Units
From: Jonathan Lait
Recommendation
Staff recommends the Planning and Transportation Commission (PTC) take the following
action(s):
1. Receive a summary of issues regarding objective standards and recommendations for
how to approach modifying Title 18 (Zoning Ordinance) of the Palo Alto Municipal Code
(PAMC), and
2. Provide feedback to staff and consultants.
Report Summary
This report describes requirements in State law for objective standards in the City’s Zoning
Ordinance. Objective standards are needed to fulfill requirements under Senate Bill (SB) 2
related to the Housing Accountability Act, SB330, SB35, and potential future State housing laws
relying on objective standards. This report analyzes the key issue with respect to Title 18:
Existing subjective standards will be difficult to enforce. The report provides recommendations
for Title 18 revisions, specifically:
1. Translate existing context-based design criteria into objective standards.
2. Add new objective standards for housing and mixed-use projects, to complement
existing standards, guidelines, and adopted policy goals.
3. Reorganize design standards into logical code sections to enhance readability and ease
of application.
4. Add zoning graphics and an architectural review checklist specifically for housing and
mixed-use projects to clarify objective standards for staff and applicants.
5. Clarify the SB35 application process (which relies on objective standards) for housing
and mixed-use projects through preparation of forms and submittal requirements.
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While the Architecture Review Board holds a significant amount of responsibility in applying
subjective standards to proposed development projects, the Planning and Transportation
Commission is charged with advising and recommending the City Council on policy and changes
to Title 18. The development of objective standards represents a shift in policy as well as
significant changes to Chapter 18. Therefore, staff are seeking the PTC’s direction and feedback
on the above outlined recommendations.
Background
SB2 Funding and Project Purpose
This project, development of objective standards, is funded by Senate Bill 2 (SB2). SB2 provides
local governments with grants and technical assistance to prepare plans and process
improvements that:
• streamline housing approvals;
• facilitate housing affordability; and/or
• accelerate housing production.
The City of Palo Alto developed a grant proposal to streamline housing approvals through
process improvements. The development of objective standards would require changes to the
Zoning Ordinance. The changes would simplify and clarify standards and guidelines for staff,
decision-makers, and applicants. State law relies more and more on projects’ compliance with
objective standards. Therefore, this project aims to strengthen objective standards to identify
the City’s design and development priorities. In this way, the project seeks to ensure applicants’
compliance with these priorities to facilitate the development of housing. Furthermore, this
project allows the City to comply with recently passed legislation requiring objective standards
and streamlined approval processes.
Applicability
This SB2 project prioritizes standards that affect multifamily housing and residential mixed-use
projects and districts. The SB2 project will address single-family housing and districts in a more
limited way and will not address non-residential projects. Ground-floor retail guidelines and
standards will be addressed insofar as retail is required as part of a mixed-use residential
project. The project also strives to ensure that retail space is successful, well-designed, and
integrated with development.
Since objective standards are codified in the Zoning Ordinance, they currently do and will
continue to apply to all projects, including multi-family and single-family residential, accessory
dwelling units (ADUs), and commercial projects. Similarly, any objective standards in the
Comprehensive Plan, coordinated area plans, and other adopted policy documents likewise
apply to all projects, as appropriate for their use and zoning district.
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Objective vs. Subjective Standards
Most of the City’s zoning code is comprised of
objective standards, as defined in the text box at
right. District regulations identify numeric
development standards for a range of factors
(e.g., maximum building height, maximum floor
area ratio, minimum setbacks).
More subjective standards are included for
performance standards (e.g., unnecessary
illumination should be avoided) and for the
guidelines identified by the context-based
design criteria (e.g., scale and massing should be
compatible with the existing pattern of
buildings). Figure 1 graphically summarizes how the current code includes both objective and
subjective language.
Figure 1: Generalized Organization of Title 18, Objective vs. Subjective
* Some design criteria and performance standards are objective.
Relationship to the Palo Alto Housing Work Plan
The City Council approved the Palo Alto Housing Work Plan in February 2018 and more recently
discussed the Work Plan in January 2020.1 Strengthening objective standards was a key action
1 Housing Work Plan Update provided to Council January 21, 2020: report viewable here:
https://www.cityofpaloalto.org/civicax/filebank/blobdload.aspx?t=60240.99&BlobID=74851; meeting minutes
viewable here: https://www.cityofpaloalto.org/civicax/filebank/blobdload.aspx?t=42335.42&BlobID=75496
What are Objective Standards? The terms
“objective zoning standards” and “objective
design review standards” are narrowly defined
by the State to mean “standards that involve no
personal or subjective judgment by a public
official and are uniformly verifiable by
reference to an external and uniform
benchmark or criterion available and knowable
by both the development applicant or
proponent and the public official prior to
submittal.” Example: Front setback shall be a
minimum of 10 feet.
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listed in the City’s 2018 Housing Work Plan and 2020 update. This project will help fulfill several
Housing Work Plan tasks.2
Relationship to State Housing Laws
A number of existing and new State housing laws rely upon objective standards and emphasize
the need for this SB2 project. The following paragraphs summarize the laws, which, when
layered together, create the policy context within which Palo Alto must develop its objective
standards.
Housing Accountability Act
Originally passed in 1982, the Housing Accountability Act (HAA) (Government Code Section
65589.5) acknowledges the lack of housing as a critical problem in California. The HAA applies
to all "housing development projects" which the State defines as: “residential units; mixed-use
developments (with at least two-thirds of the square footage designated for residential use),
and transitional or supportive housing.” The City’s interpretation is that the HAA applies to
projects with two or more residential units (i.e., not to individually developed, single-family
homes).
The HAA states that a city cannot disapprove a project, reduce its density, or otherwise make a
project infeasible, when the project complies with objective standards. The only exception to
this is when a project would have a specific adverse impact, which is narrowly defined.
Modifications to the HAA in 2018 made it easier for projects to assert compliance with
objective standards; a project must be considered consistent with objective standards if "there
is substantial evidence that would allow a reasonable person to conclude" that a project
complies.
However, if an applicant seeks an exception to an objective standard, the project is no longer
covered by the HAA. Decision-makers must rely on the findings required or criteria for approval
of that specific modification. The request for a modification, however, opens the entire project
to discretionary review. In such a case, subjective standards and design guidelines can be used
to evaluate projects.
SB35 Project Streamlining
Under SB35 (Government Code Section 65913.4), the following project types are eligible for
streamlined review process:
• projects with at least 2/3 residential floor area,
• projects which meet certain affordability requirements, and
• projects that are consistent with the City’s zoning and other “objective standards.”
2 1.4: Development of an intake checklist and internal procedures related to implementation of SB35 (the “by
right” housing bill) and changes to the Housing Accountability Act; 1.5. Preparation and consideration of an
ordinance establishing procedures for streamlined review under SB35; 2.1. Identify By Right Project Procedures
(SB35); 2.2. Strengthen objective standards (SB35); 2.3. Comp Plan and SOFA plan changes to strengthen objective
standards (SB35) [if needed].
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In Palo Alto, SB35 applies to a limited number of projects. The project must include at least 50%
of the units as affordable to low-income households. Under SB35, the review process is 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. Changes to objective standards would
affect these projects.
However, except for projects proposed by affordable housing developers, it is unlikely the City
will receive many applications pursuant to SB35 under the current 50% threshold. In the future,
more projects in Palo Alto could be eligible for SB35 streamlining. If the City does not meet its
Regional Housing Needs Allocation targets for Above-Moderate income households, Palo Alto
could be reassigned as a 10% threshold jurisdiction. In this case, an eligible project could qualify
as an SB35 project by providing just 10% of its residential units as affordable to low-income
households. The City submitted its annual Housing Element Progress Report to the State’s
Housing and Community Development Department (HCD) earlier this year. If the City were
subject to a different affordability threshold, HCD would notify the City after reviewing the
progress report.
SB330 Permit Review
Effective January 1, 2020, SB330 made several changes to existing State housing law, including
the HAA and Permit Streamlining Act. For the purposes of the work described herein, the
important elements are as follows:
• Prohibits jurisdictions from imposing (on housing projects) subjective design standards
established after January 1, 2020. (Existing standards may continue to be applied.)
• Requires that jurisdictions only subject a housing development project to review
pursuant to the ordinances, policies, and standards adopted and in effect when a
preliminary application is submitted (vs. when it is deemed complete).
• Prohibits jurisdictions from enacting development policies, standards or conditions that
would change current zoning and land use designations where housing is an allowable
use. In such cases, the City cannot lessen the intensity of housing—such as reducing
height, density or floor area ratio, requiring new or increased open space, lot size,
setbacks or frontage, or limiting maximum lot coverage. (Effectively, this clause
prohibits downzoning, though the City may rebalance density between various districts.)
Summary of Architectural Review Board Meetings
The Architectural Review Board (ARB) will have a primary role in implementing and interpreting
objective standards during architectural reviews of multifamily residential and mixed-use
development projects. Staff and consultants met with the ARB in December 20193 and in
3 December 5, 2019 ARB Staff Report: https://www.cityofpaloalto.org/civicax/filebank/documents/74248,
Minutes: https://www.cityofpaloalto.org/civicax/filebank/documents/74670, Video:
https://midpenmedia.org/architectural-review-board-74-1252019/
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February 2020.4 The presentations provided an overview of the project and a description of key
issues and discussed options and recommendations for how to implement the project goals.
On February 6, staff and consultants presented issues, options, and recommendations for how
the City can implement the requirements of State law with respect to objective standards.
The ARB expressed a range of opinions on how to address State requirements and a range of
responses to staff and consultant ideas:
1. Overly Prescriptive: Most board members were concerned that design standards will be
overly prescriptive and restrict the influence of time, character, and context on enabling
high quality and appropriate design.
2. Conservative vs. Flexible Approach: Some board members supported the concept of
creating strict standards (e.g., zero shadows cast; only materials allowing certain
materials such as brick and glass) but allowing exceptions if an applicant agrees to go
through architectural review. Other board members were concerned that this would
restrict housing production altogether. Still other board members supported flexible
options, such as a menu of choices or a minimum/maximum range.
3. Flexibility for Affordable Housing: Generally, board members supported flexibility for
100% affordable housing projects, especially regarding loosening potential requirements
around specific materials.
4. Basic Good Design Principles: Generally, board members supported objective standards
where they made sense: general design principles, such as regulating façade length,
articulation, connectivity within large sites, and entrance locations.
5. Addressing Transitions: Generally, board members wanted regulations to address issues
of transition between heights and uses (i.e., make context and compatibility guidelines
into standards). However, they recognized that this is challenging as a one-size-fits-all
standard. They noted that they would like standards to consider land use and/or
location.
The ARB expressed a desire for the PTC to advise on the broader policy direction the objective
standards project should take.
Discussion & Analysis
As detailed above, State law has become stricter in its reliance on objective standards as a
threshold for project review and approval. To enable use of the subjective standards and
guidelines important to Palo Alto when a project is covered by the Housing Accountability Act,
the City can transform these subjective standards into objective standards. The discussion and
4 February 6, 2020 ARB Staff Report: https://www.cityofpaloalto.org/civicax/filebank/documents/75075, Minutes:
https://www.cityofpaloalto.org/civicax/filebank/documents/75703, Video:
https://midpenmedia.org/architectural-review-board-74-262020/
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analysis below provide several recommendations for how to modify Palo Alto’s existing
guidelines.
Recommendation #1: Revise Context-Based Design Criteria as Objective Standards
Most of the City’s context-based design criteria are subjective guidelines intended to provide
direction to applicants, not prescriptive requirements. The ARB and staff can still use these
guidelines to make suggestions for modifying a project design. However, these guidelines
cannot be used to reduce the density of a project or otherwise make infeasible a project that is
covered by the Housing Accountability Act.
Some guidelines are easily transformed into objective standards by adding a maximum or
minimum dimension, such as minimum setback or maximum height. Other guidelines,
especially related to context and compatibility, do not lend themselves well to a unit of
measurement. In those cases, revisions to guidelines may consist of a menu of options an
applicant can choose from to meet the requirement or standard. Alternatively, if the applicant
chooses not to meet the objective standard, they could instead choose discretionary review
and meet the intent of the guideline. As a key component of this assignment, staff and
consultants are working with the ARB to translate the existing context-based design criteria into
objective standards. See the example section in Attachment A for details. The ARB explored
these and other options, summarized in Attachment B, during their February 6, 2020 meeting.
Recommendation #2: Reorganize Design Standards
Currently, the context-based design criteria are repeated across multiple zoning districts.
Implementing this recommendation would remove redundancies and reorganize the design
criteria into a stand-alone section, as shown in Figure 2. While most standards would apply to
all projects with multifamily units, some standards may be applied based on two additional
criteria:
• Use type: Residential vs. mixed-use residential development.
• Location: For example, El Camino Real may have different requirements than Downtown
(staff will review the location-based design guidelines to determine which are relevant).
For instance, there are a variety of setbacks, such as special setbacks and build-to-lines,
to be addressed.
Figure 2: Consolidating Design Standards
Staff and consultants implementing this recommendation would reorganize the criteria into
topics—such as site design, transitions, and massing—to make them more accessible to the
project sponsor and decision-makers. This project would also rewrite the criteria to be
18.13.060 RM Context-Based Design Criteria
18.16.090 CN, CS, CC Context-Based Design Criteria
18.18.110 CD Context-Based Design Criteria
18.34.050 PTOD Context-Based Design Criteria
18.24 (NEW) Residential and Mixed-
Use Residential Design Standards
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objective—either through a direct rewrite or a menu of objective options for how the criteria
can be met. See the example section in Attachment A for details.
Recommendation #3: Revise Other Development Regulations as Objective Standards
Most of the district regulations and development standards are objective. Some regulations,
such as performance standards, are typically not objective. Where relevant, staff and
consultants would revise these regulations as objective standards, using measurements,
percentages, and ranges, with exceptions by Director, if desired.
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Recommendation #4: Reorganize Code Sections to Clarify Which Standards Apply to
Individual Projects.
Title 18 contains areas of redundancy, inconsistency,
and a lack of clarity regarding which code sections
apply to individual projects. As a result, applicants and
staff can find it challenging to understand what applies
to development within a given zoning district. Figure 3
shows an example of which code sections may apply to
a residential mixed-use project in the Downtown
Commercial (CD) district. The CD district includes cross-
references to code sections pertaining to performance
standards, and parking and loading, but also contains
its own set of standards for these topics.
Code sections could be better arranged or cross
referenced to clarify applicability and, as a result,
streamline project review. As part of the
reorganization (Recommendation #2), this effort will
include consolidating all design standards from the
district regulations and performance standards into a
single design standards chapter. To streamline
requirements and subsections, we would eliminate the
catch-all 18.23 Performance Standards chapter and
move those standards into relevant chapters, as
summarized in Figure 4.
Figure 3: Summary of Existing Title 18 Structure
Figure 4: Dispersing Performance Standards into Relevant Subsections
Recommendation #5: Use Graphics to Illustrate Key Standards and Guidelines.
Planning staff at the Development Center counter reference a “user’s guide” for single-family
districts that is well-illustrated with graphics that interpret standards. Adding graphics into the
code and/or developing handouts with photographs and simple graphics could clarify standards
18.23 Performance Standards
18.24 (NEW) Residential and Mixed-Use
Residential Design Standards
18.40 General Standards and Exceptions
18.42 Standards for Special Uses
18.54 Parking Facility Design Standards
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and illustrate expectations for the level of quality and design. A handout or other
supplementary material that is not codified in Title 18 can also be more readily updated over
time.
Recommendation #6: Turn Legislative Actions into Objective Criteria
Title 18 offers flexible development standards to facilitate multi-family and affordable housing,
but requires legislative actions in order for projects to access these standards. The legislative
action adds time, expense, and uncertainty to the development process. The Workforce
Housing (WH), Affordable Housing (AH), and Pedestrian Transit Oriented Development (PTOD)
combining overlays require action by the PTC and City Council prior to architectural review.
In contrast, the Housing Incentive Program (HIP) process allows more density/FAR without
rezoning. Housing achievable under these overlays represent the very types of uses—housing
affordable to low- and moderate-income households, and housing near transit—the City wishes
to facilitate. The City could instead consider converting these overlay criteria into objective
standards, and/or allow by-right for certain project types (e.g., multi-family affordable projects
that meet objective standards).
Environmental Review
The ordinance revisions represent implementation of adopted plans and policy. Therefore, the
revisions are expected to be categorically exempt under CEQA and/or covered by the CEQA
documents prepared for the Comprehensive Plan. The project aims to facilitate implementation
of State law. The project does not propose to increase development beyond what was analyzed
in the Comprehensive Plan.
Public Notification, Outreach & Comments
The Palo Alto Municipal Code does not require noticing of study sessions; however, this item
was published in a local paper, Daily Post, on May 1, 2020, which is 12 days in advance of the
meeting.
Public Comments
As of the writing of this report, no project-related public comments were received.
Next Steps
Based on feedback from the PTC, staff and consultants will prepare preliminary draft ordinance
components and preliminary graphics to share with the ARB at a subsequent meeting this
summer.
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City of Palo Alto
Planning & Development Services Department Page 11
Report Author & Contact Information PTC5 Liaison & Contact Information
Jean Eisberg, Consultant Planner Rachael Tanner, Assistant Director
(415) 841-3539 (650) 329-2441
jean@lexingtonplanning.com rachael.tanner@cityofpaloalto.org
Attachments:
• Attachment A: Context-Based Design Criteria Rewritten and Reorganized (DOCX)
• Attachment B: Options for Design Standards (DOCX)
5 Emails may be sent directly to the PTC using the following address: planning.commission@cityofpaloalto.org
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pg. 1
PALO ALTO OBJECTIVE STANDARDS
Context-Based Design Criteria
This attachment outlines the topics and potential design standards for the rewrite of the
Context-Based Design Criteria and other guidelines in Title 18 as objective standards. This is a
working document that will be updated over time to transform subjective design criteria into
draft design standards. It also identifies where the current standards are deficient and new
standards are recommended to meet the spirit of the design criteria and ARB findings.
TEMPORARY SECTIONS IN DRAFT OUTLINE:
QUOTES: Quotes from the current Context-Based Design Criteria or other relevant chapters
in the code are included in the draft outline to highlight the intent of the existing
guidelines that are proposed to be rewritten as objective standards.
SUGGESTED DIAGRAMS: The suggested diagrams section references existing diagrams in the
code that may need to be redrawn or diagrams from other sections of the code that may be
applicable and redrawn to match standards for that topic.
LIST OF GUIDELINES TO TRANSFORM: The List of Guidelines to Transform documents
existing criteria that are rewritten as objective standards within each topic area. The
criteria are cross referenced with existing code section(s)
Topic Outline
Chapter 18.24 Context-Based Design Standards
Section Title Design Standards
Admin 18.24.010 Purpose and
Applicability
• Purpose
• Applicability of Regulations
• ARB Findings
Site Design 18.24.020 Large Sites • Comprehensive Planning
• Circulation Hierarchy
• Diversity of Building Types
18.24.030 Public Realm/Sidewalk
Character • Streetscape Amenities
18.24.040 Site Access • Multimodal Circulation
• Vehicular Access
18.24.050 Building Orientation
and Setbacks
• Building Orientation
• Front Yard Setbacks
• Side Setbacks
• Allowable Encroachments
Building
Design
18.24.060 Building Massing • Contextual Massing
• Maximum Façade Length
• Special Conditions
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18.24.070 Façade Design (see
example section
below)
• Human Scaled Architecture
• Fenestration
• Privacy
• Ground Floor Character
• Parking/Loading/Utilities
18.24.080 Residential Entries • Stoop
• Porch
• Terrace
• Frontage Court
18.24.090 Open Space • Usable Open Space
• Private Usable Open Space
• Common Usable Open Space
• Podium Open Spaces
• Sustainable Features
Performance
Standards
18.24.110 Visual, Screening, and
Landscaping
• Privacy
• Landscape Screening
• Utility Areas
• Loading
• Rooftop Equipment
18.24.120 Landscape Design •
18.24.130 Lighting • Interior Lighting
• Exterior Lighting
18.24.140 Sustainability • Photovoltaic Readiness
• Recycling Facilities
Materials 18.24.150 Materials • Prohibited Materials
• Sustainability Requirements
• Healthy Building Requirements
• Privacy
Chapter 18.24 Context-Based Design Standards
18.24.010 Purpose and Applicability
(A) Purpose
(i) The purpose of the Context-Based Design Standards is to provide design guidance and
objective design standards for residential and residential mixed-use projects.
(B) Applicability of regulations
(i) The Context-Based Design Standards apply to all multi-family residential and mixed-
use residential projects within the following zones:
(a) RM-20, RM-30, RM-40
(b) CN, CS, CD, CC
(c) PTOD
(d) MOR, ROLM, RP
(e) PC
Each section of the Content-Based Design Standards includes an intent statement that
gives guidance for all applicable projects. Projects may choose to forgo one or more
objective standards and instead meet the spirit of the relevant intent statements, as
determined by the Director or the Architectural Review Board, depending on the level of
review.
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EXAMPLE: 18.24.070 Façade Design
(A) Intent Statement:
To create cohesive and well-crafted building facades with human-scaled details that
incorporate textures, colors, and other details that are compatible with and enhance the
surrounding area. Facades should include the following elements:
• Pedestrian-scaled detail, articulation and craftsmanship
• Articulation of the building base, body or middle, and top, roof or parapet edge
• Expression of a human-scaled façade rhythm and pattern the reflects the building’s
use
• Fenestration that enhances the architectural character of the building
• Defined building entry that is proportional to the building and number of people
served
(B) Application
(i) All facades shall meet all the required design standards and guidelines to ensure the
same level of care and integrity throughout the building design. Façade sidewalls
located along a zero-lot line are exempt.
(C) Human Scaled Architecture
(i) Base/Middle/Top
“Building facades articulated with a building base, body and roof or parapet edge”
(a) Buildings greater than two stories shall be designed to differentiate a defined
base, a middle or body, and a top, cornice, or parapet cap. Buildings less than two
stories shall include a defined base and top. These elements shall be distinguished
through use of two or more of the following four techniques:
1. Variation in building modulation (select one)
a. Horizontal shifts. Changes in floor plates that protrude or recess with a
minimum dimension of two feet from the primary facade and extend the
length of the facade.
b. Upper floor step backs. A horizontal step back of upper-floor façades with a
minimum six-foot step back from the primary façade for a minimum of 80%
of the length of the façade.
c. Ground floor step back. A horizontal shift of the ground floor facade with a
minimum depth of two feet for a minimum 80% of the length of the façade.
Ground floor step backs shall not exceed the maximum setback
requirements.
2. Variation in facade articulation (select one)
a. Horizontal recesses such as a pattern of recessed grouping of windows,
signage bands, recessed panels for art, or similar strategies as approved by
the Director. The recess shall be a minimum four inches in depth;
b. Horizontal projections such as signage bands, shading and weather
protection devices, applied art reliefs and sculptures, or similar strategies
as approved by the Director. Projections shall be a minimum four inches in
depth. Art reliefs are exempt from minimum depths;
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pg. 4
c. Datum lines that continue the length of the building such as parapets or
cornices with a minimum four inches in depth or a minimum two inches in
depth and include a change in material;
d. Variation in fenestration size and pattern
e. Variation in material
(ii) Façade Articulation
“Facades that include projecting eaves and overhangs, porches, and other architectural elements that
provide human scale and help break up building mass”
(a) Building facades shall use a variety of strategies including building modulation,
fenestration, and façade articulation to create visual interest and express a variety
of scales through a variety of strategies. All facades shall include at minimum one
of the following façade articulation strategies to create visual interest:
1. Vertical and horizontal recesses such as a pattern of recessed grouping of
windows, signage bands, recessed panels for art, or similar strategies as
approved by the Director. The recess shall be a minimum four inches in depth;
2. Vertical and horizontal projections such as signage bands, shading and weather
protection devices, applied art reliefs and sculptures, or similar strategies as
approved by the Director. Projections shall be a minimum four inches in depth.
Art reliefs are exempt from minimum depths;
3. Datum lines that continue the length of the building such as cornices with a
minimum four inches in depth or a minimum two inches in depth and include a
change in material;
4. Balconies, habitable projections, or Juliet balconies (every 20 to 40 feet) with
a minimum four inches in depth;
5. Screening devices such as lattices, louvers, perforated metal screens, or similar
strategies as approved by the Director; or
6. Variation in building materials.
(iii) Compatible Rhythm and Pattern
“Facade articulation reflecting the rhythm of nearby commercial and residential areas such as
California Avenue”
(a) Residential or residential mixed-use buildings shall express a vertical rhythm and
pattern with vertical patterns of building modulation, façade articulation, and
fenestration that reflects the size and scale of a housing unit and/or individual
rooms and spaces. This rhythm shall be between 20 to 40 feet in width for housing
units or 10 to 20 feet in width for individual rooms and spaces.
(b) Storefront uses shall express a vertical rhythm not to exceed 30 feet in width.
(iv) Emphasize Building Elements and Massing
“Rooflines that emphasize and accentuate significant elements of the building such as entries, bays,
and balconies”
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“Entries that are clearly defined features of front facades, and that have a scale that is in proportion
to the size and type of the building and number of units being accessed; larger buildings should have a
more prominent building entrance, while maintaining a pedestrian scale”
(a) Building Entries
1. Primary building entries shall be located on a public right-of-way, open space,
or publicly accessible pathway and scaled proportionally to the number of
people served (amount of floor-area or number of units accessed). Building
entries inclusive of doorway and facade plane shall meet the following
minimum dimensions:
a. Individual residential entries: five feet in width
b. Shared residential entry: 10 feet in width
c. Commercial building entry: 20 feet in width
d. Individual non-residential entry: six feet in width
2. Primary building entries shall include a façade modulation that includes the
following:
a. A recess or projection from the primary façade plane with a minimum
depth of two feet.
b. An extension of the façade mass that is at least six feet lower or higher
than the height of the primary façade; or a change in roof type.
(b) Changes in Façade Planes
1. Changes in façade planes that include bays, habitable projections, and/or
recesses for balconies shall include a façade modulation that includes the
following:
a. A recess or projection from the primary façade plane with a minimum
depth of two feet.
b. An extension of the façade mass that is at least six feet lower or higher
than the height of the primary façade; or a change in roof type.
(D) Fenestration
[Not currently addressed in context-based design criteria]
(i) All fenestration shall meet the following standards:
(a) Fenestration shall reinforce vertical proportions and patterns with vertically
oriented windows that shall not exceed a 2:1 horizontal-to-vertical ratio.
(b) Windows shall be recessed a minimum of two inches to provide a “punched”
recessed character, or window trim shall be a minimum of two inches in width and
depth.
(c) Windows that are flat or “flush” with the facade are prohibited unless applied to a
portion of a building that is part of a recessed facade modulation with a minimum
four inches in depth.
(d) Curtain walls, if used, shall have a vertical orientation of mullions, joints, or solid
panels that create a vertical pattern that does not exceed a 2:1 horizontal-to-
vertical ratio.
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pg. 6
(E) Privacy
Respecting privacy of neighboring structures, with windows and upper floor balconies positioned so
they minimize views into neighboring properties
Minimizing sight lines into and from neighboring properties
Sidewall windows should be designed with privacy features such as obscure glass or glass block;
Windows on sidewalls opposite each other should be above eye level or should be offset to prevent
views into adjacent units
(i) Placement of Fenestration
(a) Sidewall facades shall be designed to minimize sight lines into and from
neighboring properties by locating windows to offset a minimum one linear foot
from an opposing window or shall meet one of the following standards:
1. Windows be located on an opposing wall with a minimum 25 feet from the
property line.
2. Windows shall be designed with a sill above six feet in height from finished
floor.
3. Windows shall be glazed with a non-transparent material such as glass block or
obscure glass.
4. Windows shall be located where a solid fence or architectural feature is
located between a window in an opposing building facade.
(F) Ground Floor Character
Ground floor uses that are appealing to pedestrians through well-designed visibility and access
“On primary pedestrian routes (PTOD added text: such as Park Boulevard and California Avenue),
climate and weather protection where possible, such as covered waiting areas, building projections and
colonnades, and awnings”
(i) Storefront/Retail Ground Floors
(a) Ground floor height shall be a minimum 18 feet floor-to-floor or shall maintain a
2nd floor datum line of an abutting building but a no time shall a floor-to-floor
height be less than 15 feet floor-to-floor height.
(b) Transparency shall include a minimum 60 percent transparent glazing between 2
and 10 feet in height from sidewalk, providing unobstructed views into the
commercial space.
(c) Bulkheads: If provided, bulkheads shall not be less than 12 inches or higher than 30
inches.
(d) Primary ground-floor entrances serving shall include weather protection that is a
minimum 6 feet wide and 4 feet deep by recessing the entry, providing an awning
or using a combination of those methods.
(e) Awnings, canopies and weather protection:
1. When transom windows are above display windows, awnings, canopies and
similar weather protection elements shall be installed between transom
windows and display windows to allow for light to enter the storefront through
the transom windows and allow the weather protection feature to shade the
display window.
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pg. 7
2. Awnings may be fixed or retractable.
3. Awnings, canopies and other weather protection elements shall not extend
across the entire facade. Instead, individual segments shall be installed over
each storefront entry or set of storefront windows, as opposed to stretching
over wall sections between windows or over columns.
(ii) Other Non-residential Ground Floors
(a) Ground floor height shall be a minimum 18 feet floor-to-floor or shall maintain a
2nd floor datum line of an abutting building, but a no time shall a floor-to-floor
height be less than 15 feet floor-to-floor height.
(b) Transparency shall include a minimum 50 percent transparent glazing between 4
and 10 feet in height from sidewalk or terrace grade, providing unobstructed views
into the commercial space.
(c) Primary ground-floor entrances serving shall include weather protection that is a
minimum 10 feet wide and 8 feet deep by recessing the entry, providing an awning
or using a combination of those methods.
(iii) Residential Ground Floors
(a) Finished Floor Height: Units on ground floors shall have a finished floor height at a
minimum two feet above average back of sidewalk height for the associated
façade.
(b) Primary ground-floor entrances serving shall include weather protection that is a
minimum 4 feet wide and 4 feet deep by recessing the entry, providing an awning
or using a combination of those methods.
(G) Parking/Loading/Utilities
“No more than 25% of the site frontage facing a street should be devoted to garage openings, carports,
or open/surface parking (on sites with less than 100 feet of frontage, no more than 25 feet)”
(i) Entry Size: No more than 25% of the site frontage facing a street should be devoted to
garage openings, carports, open/surface parking, loading entries, or utilities access
(on sites with less than 100 feet of frontage, no more than 25 feet)
(ii) Above grade structured parking levels facing a public right-of-way or publicly
accessible open space/path shall be lined with habitable uses with a minimum depth
of 20 feet.
(iii) Partially sub-grade parking not exceeding six feet in height above abutting grade at
back of sidewalk shall be screened with features meeting the standards of section
18.24.110 Visual, Screening, and Landscaping.
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pg. 8
Suggested Diagrams
Façade Modulation:
Discernable Base – Middle – Top:
Ground floor transparency:
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pg. 9
List and Location of Guidelines to Transform
This table identifies the text and code locations for each context-based design criterion that
relates to Façade Design. Note that many criteria are repeated across two or more districts,
as shown in columns 3 and 4. Since guidelines often address multiple aspects of site and
building design, aspects of the guidelines may be captured in multiple subchapters of the
design standards’ code section, as shown in column 5.
Original Language Original Section Applicable
Zones
Proposed
Section
1i.
Architectural treatment shall be carried along
the sidewalls of detached units, particularly
sidewalls facing streets and pathways.
18.13.060(b)(6)(I) RM-20 18.24.070.(B)
2d.
Ground floor uses that are appealing to
pedestrians through well-designed visibility
and access
18.16.090(b)(1)(A)
18.18.110 (b)(1)(A)
18.34.050(b)(1)(E)
CN CC CS
CD
PTOD
18.24.070.(E)
2e.
On primary pedestrian routes (PTOD added
text: such as Park Boulevard and California
Avenue), climate and weather protection
where possible, such as covered waiting areas,
building projections and colonnades, and
awnings
18.16.090(b)(1)(B)
18.18.110(b)(1)(B)
18.35.050(b)(1)(F)
CN CC CS
CD
PTOD
18.24.070.(E)(iv)
3a.
Facade articulation reflecting the rhythm of
nearby commercial and residential areas such
as California Avenue
18.34.050(b)(2)(A) PTOD 18.24.070.(C)(iii)
3b.
Entries and windows that face onto the street
+ Entries that are clearly defined features of
front facades, and that have a scale that is in
proportion to the size of the building and
number of units being accessed; larger
buildings should have a more prominent
building entrance, while maintaining a
pedestrian scale
18.13.060(b)(1)(E)
18.16.090(b)(2)(C)
18.18.110(b)(2)(C)
18.34.050(b)(2)(D)
18.34.050(b)(2)(E)
RM
CN CC CS
CD
PTOD
18.24.070.(C)(v)
18.24.070.(E)
18.24.070.(D)
3d.
Placement and orientation of doorways,
windows, and landscape elements to create
strong, direct relationships with the street
18.13.060(b)(1)(C)
18.16.090(b)(2)(A)
18.18.110(b)(2)(A)
18.34.050(b)(2)(B)
RM
CN CC CS
CD
PTOD
18.24.070.(E)
3e.
Facades that include projecting eaves and
overhangs, porches, and other architectural
elements that provide human scale and help
break up building mass
18.13.060(b)(1)(D)
18.16.090(b)(2)(B)
18.18.110(b)(2)(B)
18.34.050(b)(2)(C)
RM
CN CC CS
CD
PTOD
18.24.070.(C)
3f.
Entries that are clearly defined features of
front facades, and that have a scale that is in
proportion to the size and type of the building
and number of units being accessed; larger
buildings should have a more prominent
building entrance, while maintaining a
pedestrian scale
18.13.060(b)(2)(E)
18.16.090(b)(2)(C)
18.18.110(b)(2)(C)
18.34.050(b)(2)(E)
RM
CN CC CS
CD
PTOD
18.24.070.(C)(v)
3g.
Residential units and storefronts that have a
presence on the street and are not walled-off
or oriented exclusively inward
18.13.060(b)(1)(F)
18.16.090(b)(2)(D)
18.18.110(b)(2)(D)
18.34.050(b)(2)(F)
RM
CN CC CS
CD
PTOD
18.24.070.(E)
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pg. 10
Original Language Original Section Applicable
Zones
Proposed
Section
3h.
Elements that signal habitation such as
entrances, stairs, porches, bays and balconies
that are visible to people on the street
18.13.060(b)(2)G)
18.16.090(b)(2)(G)
18.34.050(b)(2)(E)
RM
CN CC CS
CD
18.24.070.(C)
18.24.070.(E)
3i.
All exposed sides of a building designed with
the same level of care and integrity;
Reinforcing the definition and importance of
the street with building mass
18.13.060(b)(1)(H)
18.16.090(b)(2)(F)
18.18.110(b)(2)(F)
RM
CN CC CS
CD
18.24.070.(B)
4a.
Buildings that include pedestrian-scaled
detail, articulation and craftsmanship of the
facade
18.34.050(b)(3)(A)
PTOD
18.24.070.(C)
18.24.070.(D)
18.24.070.(E)
4f.
Rooflines that emphasize and accentuate
significant elements of the building such as
entries, bays, and balconies
18.13.060(b)(1)(B)
18.16.090(b)(3)(A)
18.18.110(b)(3)(A)
18.34.050(b)(3)(B)
RM
CN CC CS
CD
PTOD
18.24.070
Façade Design
(c)(iv)
4g.
Design with articulation, setbacks, and
materials that minimize massing, break down
the scale of buildings, and provide visual
interest
18.13.060(b)(1)(A)
18.16.090(b)(3)(B)
18.18.110(b)(3)(B)
18.34.050(b)(3)(D)
RM
CN CC CS
CD
PTOD
18.24.070.(C)
4i. Building facades articulated with a building
base, body and roof or parapet edge
18.16.090(b)(3)(D)
18.18.110(b)(3)(D)
CN CC CS
CD 18.24.070.(C)(i)
7g
For properties with parking accessed from the
front, minimize the amount of frontage used
for parking access, no more than 25% of the
site frontage facing a street should be devoted
to garage openings, carports, or open/surface
parking (on sites with less than 100 feet of
frontage, no more than 25 feet);
18.16.090(b)(6)(G)
18.18.110(b)(6)(G)
CN CC CS
CD 18.24.070.(F)
7a.
Parking is located behind buildings, below
grade or, where those options are not
feasible, screened by landscaping, low walls,
etc.
18.13.060(b)(4)(A)
18.16.090(b)(6)(A)
18.18.110(b)(6)(A)
18.34.050(b)(6)(A)
RM
CN CC CS
CD
PTOD
On-site Parking
7b. Structured parking is fronted or wrapped with
habitable uses when possible
18.13.060(b)(4)(B)
18.16.090(b)(6)(B)
18.18.110(b)(6)(B)
18.34.050(b)(6)(B)
RM
CN CC CS
CD
PTOD
18.24.070.(F)
7c
Parking that is semi-depressed is screened
with architectural elements that enhance the
streetscape such as stoops, balcony
overhangs, and/or art;
18.13.060(b)(4)(C)
18.16.090(b)(6)(C)
18.18.110(b)(6)(C)
18.34.050(b)(6)(C)
RM
CN CC CS
CD
PTOD
18.24.070.(F)
4f.
Rooflines that emphasize and accentuate
significant elements of the building such as
entries, bays, and balconies
18.13.060(b)(1)(B)
18.16.090(b)(3)(A)
18.18.110(b)(3)(A)
18.34.050(b)(3)(B)
RM
CN CC CS
CD
PTOD
18.24.070.(C)
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MEMORANDUM
Date: May 6, 2020
From: Jean Eisberg, Lexington Planning and Chris Sensenig, Raimi + Associates
To: City of Palo Alto
Subject: Objective Standards – Options for Design Standards
This memo describes four options for how consultants and City staff have considered the
transformation of the City’s context-based design criteria and development of objective
standards. Consultants and City staff also presented these options to the Architectural Review
Board on February 5, 2020 to solicit their input. All four of these options are integrated to
various degrees into the proposed framework described in tonight’s staff report.
Key Issue: How to balance a desire for architectural vision, quality, and variety, and the
perspective of the Architectural Review Board with the requirements for objective
standards under State law.
Design guidelines perform well in setting the framework for development, providing direction
and identifying the elements of placemaking that are important to the City. The challenge is that
guidelines are often purposefully written to give discretion to determine whether a proposed
building meets the intent of the guideline. Removing the discretion and replacing guidelines with
standards can lead to overly prescriptive standards that do not always meet the intent of the
guideline they are replacing. Each of the options below has benefits and drawbacks, depending
on the type of design criteria.
Option #1: Direct Rewrite of Guidelines
Some guidelines can be easily transformed into objective standards. In the example context-
based design criteria below, the middle part of the guideline, “have a scale that is in proportion
to the size and type of the building and number of units being accessed,” only requires the
addition of dimensions to make it objective. (The exact dimensions can be debated.) However,
the first and last parts of the guideline--“clearly defined features” and “maintaining a pedestrian
scale”--are subjective. Dimensional standards alone are not sufficient to address intent. They can
work for standards such as building entries, as described below, but are not effective for
expressing character or context.
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Example #1: Rewriting Guidelines for Building Entries
Context-Based Design Criteria:
Entries that are clearly defined features of front facades, and that have a scale that is in proportion to
the size and type of the building and number of units being accessed; larger buildings should have a
more prominent building entrance, while maintaining a pedestrian scale.
Objective Standard Rewrite:
Building entries shall be located on primary street façades and scaled proportionally to the number of
people served, with the following minimum dimensions:
a) Individual residential entry: 5 feet in width
b) Shared residential entry: 10 feet in width
c) Commercial building entry: 20 feet in width
d) Storefront entry: 5 feet in width
Option #2: Link Standards and Guidelines
Another technique to address subjectivity, is to retain or establish guidelines that set intent and
link them to one or more associated design standards. A project would “automatically” meet the
design guideline by meeting the associated design standard. We acknowledge that despite
meeting an associated design standard, a project may still not truly meet the intent of the design
guideline. Nevertheless, a design guideline provides context for applicants to understand the
reasons behind the objective standard and its role in placemaking.
This option also provides opportunities for projects to meet design intent through other creative
means, if they undergo discretionary review. Applicants could propose to meet the intent of the
design guideline, but not the design standard. Since each design guideline has one or more direct
design standards, projects not meeting one or more design standard can choose to have
discretionary review.
This option is somewhat clunky, in that it will expand the code substantially, but it allows for
flexibility and creativity on the part of the applicant, if they choose it. Moreover, once the
applicant chooses to not meet the standard, but instead meet the intent of the guideline, then
the City has an opportunity to provide discretionary input. The decision-making bodies’
discretion would be limited to determining compliance with the specific guideline, but as a
whole, such a project would no longer be protected under the Housing Accountability Act since
it would not otherwise meet the City’s objective standards.
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3
Example #2: Linking Guidelines and Standards in Beaverton, Oregon
Design Guidelines Design Standards
Building Height and Massing
G6. Buildings shall reduce the overall scale and
bulk of upper floors to create pedestrian-scaled
buildings and provide a variety of building
heights.
Building Height and Massing
S6. Buildings greater than 45 feet in height shall
reducing mass of upper floors over a certain
height:
a) Building floorplates that are higher
than 45 feet shall have a minimum 25%
reduction in floor area from the ground
floor area or the area of the podium
level, whichever is less; OR
b) Floors above 45 feet in height shall be
stepped back by a minimum of six feet
from the street facing façades.
A) Diagram of 25% reduction
a. Ground-floor area
b. 25% reduction in area from a.
1. No reduction in building mass required
2. Reduction in building mass per
standard
B) Diagram of upper floor step back
a. Setback (6-foot minimum)
1. No reduction in building mass required
2. Reduction in building mass per
standard
2.b
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Option #3: Menu of Options
To allow for flexibility in meeting design standards, a menu of options may be used to provide
flexibility but ensure objectivity in applying the standard. This may be done for reducing mass,
types of entries, meeting rhythm and pattern standards, building articulation, etc. The menu of
options may be techniques (see System of Building Components below) or be specific parts of
buildings with their own set of measurable objective standards. Below is an example how a
menu of options can be applied to residential entry standard.
This option provides for clear objective standards, but in such a way that an applicant can
choose from a predetermined menu of options how to meet the guideline. In the example
below, to meet the guideline’s intent for active uses, the project could use design stoops, front
porches, terraces, or courts. This option is both prescriptive and flexible. It can create objective
ways to meet guidelines evoking character and context. However, as in option #2 above, this
method is somewhat clunky and would add substantially to the code.
Example #3: Menu of Options in Beaverton, OR
Active Ground-Floor Residential Unit
Entry Types
Active Ground-Floor Residential Unit Entry
Types
G3. Private entries into ground-floor
residential units shall be designed to be
inviting, reduce the overall scale of a building,
provide human-scaled detailing, enhance the
pedestrian experience, define the transition
between public and private space, provide
spaces for people to gather and spend time
outdoors, and provide adequate level of
privacy to the unit so residents feel
comfortable.
S3. Where Active Ground Floor Residential Private
Entry Types are required, one or more of the
following entry types shall be provided:
a) Stoop
i. May serve a maximum of two (2) units.
ii. Stair width shall be a minimum four (4)
feet in width.
iii. Stair treads shall be a minimum one (1)
foot in depth.
iv. Entry landing shall be a minimum four (4)
feet in depth.
v. Maximum stoop height from the sidewalk
grade shall be five (5) feet.
vi. Lowest riser shall setback from back-of-
sidewalk such that railings do not encroach
on the sidewalk throughway.
b) Front porch
i. Minimum dimension of six (6) feet width
and depth for single units.
ii. Maximum porch floor height from the
sidewalk grade shall be five (5) feet.
2.b
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c) Terrace
i. May serve as entry to multiple units.
ii. Maximum terrace height shall be 30 inches.
iii. Maximum wall/fence/hedge height from
terrace shall be 42 inches.
iv. Lowest riser shall be set back from back-
of-sidewalk such that railings do not
encroach on the sidewalk throughway.
d) Frontage court
i. May serve as entry to multiple units.
ii. Minimum width along primary frontage
shall be 25 feet.
iii. Maximum width along primary frontage
shall be 50% of the façade length or 80
feet, whichever is less.
iv. Minimum depth of frontage court shall be
25 feet.
v. Maximum depth of frontage court shall be
50 feet.
Diagram of Stoop
Diagram of Front Porch
Diagram of Terrace
Diagram of Frontage Court
2.b
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Option #4: System of Building Components
Some design guidelines do not easily translate to objective design standards. For example:
“Buildings shall be designed with a defined base; a middle or body; and a top, cornice, or
parapet cap.”
This design guideline is simple to understand but requires discretion. What determines if
something is part of the base or middle? One way is to use a system of building components
that allow objective criteria for determining a different section on a building façade.
A “System of Building Components” is created by defining a set of building and facade
components that can be used to differentiate parts of a building. The building/façade
components may or may not have distinct numeric standards associated with them. Typical
building/façade components in a system may include:
• building modulation
• façade articulation
• fenestration
• material/color, or
• other components that may be important to a certain place or building type
Building components like façade articulation, fenestration, and material/color may only include
a list of types that can be used to distinguish how these elements may change to define different
sections of a building. For example, façade articulation may include a list of acceptable
architectural features like balconies, sunshades, horizontal banding, and cornices.
Together, these components create a system by which a building or façade can be evaluated. For
example, a building can be objectively evaluated to have a base, middle, and top if base and
middle are distinguished by using different strategies for applying one or more of the building
components. This may be as simple as a change in material/color between the base and middle
sections or it may require use may require multiple strategies like a change in material/color and an
articulation element like a cornice line.
The appendix to this memo includes a series of examples. Notably, this option is also
complex. It would take some time and for applicants to get up to speed on this approach and it
may be difficult and complicated for less experienced applicants. It does have the benefit of
providing a way for the City to breakdown an otherwise subjective guideline by allowing
multiple ways to objectively achieve its intent.
2.b
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APPENDIX
Below are examples of how to use systems of building components as a tool for analysis, as
described in Option #4. These examples were developed for Beaverton, Oregon by Raimi +
Associates and for Hunters Point Shipyard Phase II developed by Gensler while Chris Sensenig
was a team member working on the Design for Development document.
Option #4: System of Building Components Example in Beaverton, OR
Design Guidelines Design Standards
Building Components
G1. Buildings shall be designed with a defined
base; a middle or body; and a top, cornice, or
parapet cap. The cornice or top of the building
shall provide a strong visual termination and
add visual interest.
Building Components
S1. Buildings shall be designed with a defined
base; a middle or body; and a top, cornice, or
parapet cap. The building components shall be
distinguished through one or more of the
following techniques:
a) Façade modulation
b) Horizontal façade articulation
c) Vertical articulation
d) Changes to façade rhythm and pattern
DIAGRAM FOR RESIDENTIAL BASE/MIDDLE/TOP
2.b
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DIAGRAM FOR COMMERCIAL BASE/MIDDLE/TOP
Façade Rhythm and Pattern
G2. Building facades shall be organized and
designed to create a human-scaled rhythm and
pattern that reflects the building use.
Façade Rhythm and Pattern
S2. Building facades shall use façade
articulation and modulation strategies to create
a human-scaled rhythm and pattern.
a) Residential or residential mixed-use
buildings shall be expressed in a vertical
rhythm and pattern that reflects the
size and scale of a housing unit and/or
individual rooms and spaces. This
rhythm shall be between 20 to 40 feet
in width for housing units and 10 to 20
feet in width for individual rooms and
spaces.
b) Non-residential buildings shall be
expressed with a vertical or horizontal
rhythm and pattern that reflects the
building use. Facades that use vertical
rhythm and patterns shall be modulated
or articulated with a rhythm not
exceeding 100 feet in width. Facades
that use horizontal patterns shall
include vertical façade articulations to
reflect a human scale with a pattern not
to exceed 50 feet in width.
c) Storefront uses shall be expressed with
a vertical rhythm pattern not to exceed
30 feet in width.
2.b
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S2.B Residential Building: Façade Rhythm and Pattern
Legend
a. Façade rhythm and pattern between individual rooms (10 – 20 ft)
b. Facade rhythm and pattern between housing units (20 – 40 ft)
S2.B Non-residential Building: Façade Rhythm and Pattern
Legend
a. Façade modulation, vertical shift
b. Significant break
c. Vertical rhythm façade
d. Maximum 100-foot width
e. Horizontal rhythm façade
f. Maximum 50-foot width
2.b
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Façade Articulation
G3. Building facades shall use a variety of
façade articulation strategies to create visual
interest through texture and shadows, develop a
façade rhythm and pattern, create human-scaled
building details, provide weather protection,
distinguish between building components and
uses, and bring façade elements together in a
cohesive design.
Façade Articulation
S3. Building facades shall use one or more of
the following façade articulation strategies to
meet the Standard S2 Façade Rhythm and
Pattern:
a) Vertical and horizontal recesses
b) Vertical and horizontal projections
c) Louvers
d) Shading and weather protection devices
e) Cornices
f) Punched openings
g) Window reveals
h) Screening devices such as lattice,
perforated metal screens, etc.
i) Balconies
System of Building Components Example: Hunters Point Shipyard D4D
System of Building Components
The following four pages outline the four building components that make up the system for meeting
other design standards and guidelines in the document. The four building components used façade
composition in the Hunters Point Shipyard Phase II Design for Development document are:
• FC1) Modulation
• FC2) Articulation
• FC3) Fenestration
• FC4) Material/Color
2.b
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2.b
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2.b
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2.b
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2.b
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Design Standards that use the System of Building Components
The following four pages outline the four building components that make up the system for meeting
other design standards and guidelines in the document. Example standards
2.b
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2.b
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