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2021-06-09 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 ten (10) 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 to accommodate a larger number of speakers. Planning & Transportation Commission Regular Meeting Agenda: June 9, 2021 Virtual Meeting 6:00 PM https://zoom.us/join Meeting ID: 916 4155 9499 Phone number: 1 669 900 6833 ****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 and through Channel 26 of the 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. TIME ESTIMATES Listed times are estimates only and are subject to change at any time, including while the meeting is in progress. The Commission reserves the right to use more or less time on any item, to change the order of items and/or to continue items to another meeting. Particular items may be heard before or after the time estimated on the agenda. This may occur in order to best manage the time at a meeting or to adapt to the participation of the public 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. _______________________ 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 ten (10) 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 to accommodate a larger number of speakers. City Official Reports 6:00 PM-6:15 PM 1. Directors Report, Meeting Schedule and Assignments 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 6:15 PM-8:45 PM 2. Public Hearing: Request for Recommendation on Objective Standards Project Including the Following Modifications to Title 18: 1) New Chapter 18.24, Objective Design Standards, That Would Replace Existing Context-Based Design Criteria Contained in Multiple Chapters of Title 18; 2) Modifications to Chapters 18.30(J) and 18.30(K): Affordable Housing (AH) and Workforce Housing (WH) Overlay Districts to Eliminate the Legislative Process Requirement; 3) Expansion of Affordable Housing (AH) and Housing Incentive Program (HIP) to PTOD-Eligible Properties; 4) Changes to Remove Inconsistencies and Redundancies, and Streamline Project Review in various Title 18 Chapters 8:45 PM-9:15 PM 3. Planning and Transportation Commission (PTC) Review and Recommendation to City Council on Adoption of a PTC Work Plan Approval of Minutes Public Comment is Permitted. Three (3) minutes per speaker.1,3 9:15 PM-9:20 PM 4. May 12, 2021 Draft PTC Meeting Minutes Committee Items Commissioner Questions, Comments, Announcements or Future Agenda Items Adjournment _______________________ 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 ten (10) 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 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 Bart Hechtman Vice Chair Giselle Roohparvar Commissioner Michael Alcheck Commissioner Bryna Chang Commissioner Ed Lauing Commissioner Doria Summa Commissioner Carolyn Templeton Get Informed and Be Engaged! View online: http://midpenmedia.org/category/government/city-of-palo-alto/ or on Channel 26. 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 ten (10) 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 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. A. You may download the Zoom client or connect to the meeting in-browser. If using your browser, make sure you are using a current, up-to-date browser: Chrome 30+, Firefox 27+, Microsoft Edge 12+, Safari 7+. Certain functionality may be disabled in older browsers including Internet Explorer. B. You will be asked to enter an email address and name. We request that you identify yourself by name as this will be visible online and will be used to notify you that it is your turn to speak. C. When you wish to speak on an agenda item, click on “raise hand”. The moderator will activate and unmute attendees in turn. Speakers will be notified shortly before they are called to speak. The Zoom application will prompt you to unmute your microphone when it is your turn to speak. D. When called, please limit your remarks to the time limit allotted. E. A timer will be shown on the computer to help keep track of your comments. 3. Spoken public comments using a smart phone will be accepted through the teleconference meeting. To address the Council, download the Zoom application onto your phone from the Apple App Store or Google Play Store and enter the Meeting ID below. Please follow instructions B-E above. 4. Spoken public comments using a phone use the telephone number listed below. When you wish to speak on an agenda item hit *9 on your phone so we know that you wish to speak. You will be asked to provide your first and last name before addressing the Board. You will be advised how long you have to speak. When called please limit your remarks to the agenda item and time limit allotted. https://zoom.us/join Meeting ID: 916 4155 9499 Phone number: 1 669 900 6833 (you may need to exclude the initial “1” depending on your phone service) Planning & Transportation Commission Staff Report (ID # 12356) Report Type: City Official Reports Meeting Date: 6/9/2021 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: x PTC Meeting Schedule x PTC Representative to City Council (Rotational Assignments) x 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: x Attachment A: June 9, 2021 PTC Meeting Schedule and Assignments (DOCX) 1 Packet Pg. 5 Planning & Transportation Commission 2021 Meeting Schedule & Assignments 2021 Schedule Meeting Dates Time Location Status Absences/Notes 1/13/2021 6:00 PM Virtual Meeting Regular 1/27/2021 6:00 PM Virtual Meeting Regular 2/10/2021 6:00 PM Virtual Meeting Regular Roohparvar 2/24/2021 6:00 PM Virtual Meeting Regular Roohparvar 3/10/2021 6:00 PM Virtual Meeting Regular 3/31/2021 6:00 PM Virtual Meeting Regular 4/14/2021 6:00 PM Virtual Meeting Regular 4/28/2021 6:00 PM Virtual Meeting Regular 5/12/2021 6:00 PM Virtual Meeting Regular 5/26/2021 6:00 PM Virtual Meeting Regular Roohparvar 6/9/2021 6:00 PM Virtual Meeting Regular Chang 6/30/2021 6:00 PM TBD Regular 7/14/2021 6:00 PM TBD Regular 7/28/2021 6:00 PM TBD Regular 8/11/2021 6:00 PM TBD Regular PAUSD Start Week 8/25/2021 6:00 PM TBD Regular 9/8/2021 6:00 PM TBD Regular 9/29/2021 6:00 PM TBD Regular 10/13/2021 6:00 PM TBD Regular 10/27/2021 6:00 PM TBD Regular 11/10/2021 6:00 PM TBD Regular 11/24/2021 6:00 PM Cancelled Cancelled Day Before Thanksgiving 12/8/2021 6:00 PM TBD Regular 12/29/2021 6:00 PM Cancelled Cancelled 2 Days Before NYE 2021 Assignments - Council Representation (primary/backup) January February March April May June Doria Summa Giselle Roohparvar Michael Alcheck Ed Lauing Cari Templeton Giselle Roohparvar Michael Alcheck Cari Templeton Bart Hechtman Giselle Roohparvar Doria Summa Bart Hechtman July August September October November December Bryna Chang Doria Summa Bart Hechtman Michael Alcheck Cari Templeton Ed Lauing Ed Lauing Michael Alcheck Bryna Chang Ed Lauing Bryna Chang Giselle Roohparvar 1.a Packet Pg. 6 Planning & Transportation Commission 2021 Tentative Future Agenda The Following Items are Tentative and Subject to Change: Meeting Dates Topics June 30, 2021 x ADU Code Changes – Affordability Regulations Upcoming items: Topics x Study Session: Ordinance Amending 18.42.110 (Wireless Communication Facilities) x Castilleja School x University Avenue In-Lieu Parking Program 1.a Packet Pg. 7 Planning & Transportation Commission Staff Report (ID # 12252) Report Type: Meeting Date: 6/9/2021 City of Palo Alto Planning & Development Services 250 Hamilton Avenue Palo Alto, CA 94301 (650) 329-2442 Summary Title: PTC Review of Objective Standards Title: Public Hearing: Request for Recommendation on Objective Standards Project Including the Following Modifications to Title 18: 1) New Chapter 18.24, Objective Design Standards, That Would Replace Existing Context-Based Design Criteria Contained in Multiple Chapters of Title 18; 2) Modifications to Chapters 18.30(J) and 18.30(K): Affordable Housing (AH) and Workforce Housing (WH) Overlay Districts to Eliminate the Legislative Process Requirement; 3) Expansion of Affordable Housing (AH) and Housing Incentive Program (HIP) to PTOD- Eligible Properties; 4) Changes to Remove Inconsistencies and Redundancies, and Streamline Project Review in various Title 18 Chapters From:Jonathan Lait Recommendation Staff recommends that the Planning & Transportation Commission (PTC) recommend to the City Council adoption of one or more ordinances that would codify: (1)the objective design standards (Attachment A) and (2)other changes to development standards, district regulations, performance standards, and legislative actions and/or overlays (Attachment B) These documents would modify Title 18 (Zoning) of the Palo Alto Municipal Code (PAMC). 2 Packet Pg. 8 Action Items City of Palo Alto Planning & Development Services Department Page 2 Report Summary The State legislature has made several changes to State housing laws in recent years to streamline housing approvals. These steps include reducing the amount of subjective discretion jurisdictions have to deny or reduce the density of residential and residential mixed-use projects. Instead, in certain contexts, jurisdictions must rely solely on objective design and development standards. This objective standards project aims to respond to State law by making changes to the Zoning Ordinance (Title 18) to transform subjective context-based design criteria into objective design standards and streamline other Sections of Title 18 to encourage housing production. The report contains two main discussion items: 1. Objective Design Standards: Objective design standards in Attachment A represent the transformation of the existing subjective, context-based design criteria into new Chapter 18.24 in Title 18. The standards encompass site design and building design topics, and include graphics to illustrate key standards. The standards were reviewed and refined over a series of 11 meetings with the Architectural Review Board (ARB) and an ARB Ad Hoc Committee. The process culminated in a recommendation for adoption at the ARB’s April 1, 2021 meeting. As part of the ARB’s recommendation, the Ad Hoc Committee is continuing to work with staff and consultants to further refine the associated graphics. The objective design standards represent a new way that some projects would be reviewed by Planning staff and the ARB in particular. This portion of the project has less of a direct impact on the PTC and City Council’s review of development projects but has the potential to greatly reduce the processing time of housing development projects. 2. Other Code Updates to Support Objective Standards: Additionally, City staff recommend changes to other sections of Title 18. These changes would strengthen objective standards, remove inconsistencies and redundancies, and streamline project review. Annotations (tracked changes) to the Code are shown as underlined in Attachment B and include both minor and substantive edits to the following code sections: x 18.04: Definitions x 18.08: Designation and Establishment of Districts x 18.13: Multiple Family Residential (RM-20, RM-30 and RM-40) Districts x 18.16: Neighborhood, Community, and Service Commercial (CN, CC, and CS) Districts x 18.18: Downtown Commercial (CD) District x 18.20: Office, Research, and Manufacturing (MOR, ROLM, RP and GM) Districts x 18.23: Performance Criteria for Multiple Family Commercial, Manufacturing and Planned Community Districts x 18.30(J): Affordable Housing (AH) Overlay District x 18.30(K): Workforce Housing (WH) Overlay District 2 Packet Pg. 9 City of Palo Alto Planning & Development Services Department Page 3 x 18.34: Pedestrian and Transit Oriented Development (PTOD) Combining District x 18.40: General Standards and Exceptions x 18.42: Standards for Special Uses x 18.52: Parking and Loading Requirements x 18.54: Parking Facility Design Standards x 18.76: Permits and Approvals x 18.77: Processing of Permits and Approvals The PTC and City Council typically review projects that include legislative changes (e.g., zoning text or map amendments) and subdivision maps. As such, proposed changes to the AH and WH Overlay Districts, and the expansion of the Housing Incentive Program as an alternative to the PTOD overlay, would reduce PTC and City Council’s involvement in these projects. 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: x streamline housing approvals; x facilitate housing affordability; and/or x accelerate housing production. The City of Palo Alto developed a grant proposal to streamline housing approvals through process improvements, namely the development of objective standards. The project is to amend Title 18 to simplify and clarify standards and guidelines for staff, decision-makers, and applicants. Relationship to State Housing Laws Several 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 "housing development projects" that meet objective standards. Housing development projects are defined as one or more of the following: x multifamily housing projects x mixed-use developments (with at least two-thirds residential square footage), or x transitional or supportive housing The HAA applies to projects with two or more residential units. 2 Packet Pg. 10 City of Palo Alto Planning & Development Services Department Page 4 The HAA states that a city cannot deny a project, reduce its density, or otherwise make a project infeasible, when the project complies with objective standards. The exception is when the City makes findings—based on a preponderance of evidence—that specific adverse health or safety impacts exist and there is no feasible method to mitigate or avoid impacts. While the City may make suggestions using subjective criteria, it must approve the project even if the applicant refuses to make any changes. However, if an applicant seeks an exception to an objective standard, the project is no longer covered by the Housing Accountability Act. Decision-makers may then rely on the findings required or criteria for approval of that specific modification. In such a case, subjective standards and design guidelines can be used to evaluate the project. SB35 Project Streamlining Under SB35 (Government Code Section 65913.4), projects meeting all of the following requirements are eligible for a streamlined review process: x The development is on a legal parcel or parcels zoned for residential uses or have a Comprehensive Plan designation that allows residential or mixed-uses; x A site in which at least 75 percent of the perimeter of the site adjoins parcels that are developed with urban uses; x The development contains two or more residential units; x Projects with at least two-thirds of the square footage designated for residential use; x The project does not demolish a historic structure that is on a national, state, or local historic register; x The project does not demolish any housing units that have been occupied by tenants in the last 10 years; x The site is not within certain high-risk areas such as a very high fire hazard severity zone, a hazardous waste site, or a floodway; x Projects which meet certain affordability requirements, such as, at present at least 50% of the proposed residential units must be dedicated as affordable to households at 80% of Area Median Income (AMI); x All construction workers employed in the execution of the development must be paid at least the general prevailing rate; and x The project must meet all objective planning standards at the time of application submittal. Under SB35, the review process would be limited to 90 days for projects containing 150 or fewer housing units and 180 days for larger projects. An SB35 project is not subject to discretionary review (e.g., Architectural Review, Site and Design Review, requiring review by the ARB, PTC, or Council), and therefore, is not subject to review under the California Environmental Quality Act (CEQA). The creation and changes to objective standards would ensure the City has standards that can be applied to these types of ministerial projects. Currently in Palo Alto—based on the City’s progress toward meeting the Regional Housing Needs Assessment (RHNA)—an SB35 project must include at least 50% of the units as 2 Packet Pg. 11 City of Palo Alto Planning & Development Services Department Page 5 affordable to low-income households. Therefore, SB35 applies to a limited number of projects and to date, no applicants have applied for review under this program. 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: x Provides a streamlined path for “housing development project” (see definition under HAA); x Creates a preliminary application process that freezes many development standards, by requiring 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 a full application is deemed complete); x Provides applicant 180 days from the submittal of the preliminary application to submit a formal development application; x Limits jurisdictions to five public hearings, including appeals; x Reduces the Permit Streamlining Act timeline for action following completion of any applicable CEQA review; x Prohibits jurisdictions from imposing subjective design standards established after January 1, 2020; x 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, jurisdictions 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 districts); and x Requires the replacement of existing/demolished residential units. In Palo Alto, to date, an SB330 preliminary application has been submitted for two projects: 200 Portage and 2850 West Bayshore. Summary State law relies more and more on projects’ compliance with objective standards to streamline housing projects. Currently, the City has objective standards in the form of development standards (e.g., height, setback, floor area ratio), but few objective design standards. This project aims to strengthen the City’s objective standards to identify the City’s design and development priorities and ensure applicants’ compliance with these priorities on housing development projects. Furthermore, this project helps the City to comply with State legislation that allows projects meeting objective standards to undergo a streamlined approval process. The City’s proposed new review process will only apply to multi-family projects with three or more units (not including ADUs). The review process for single-family homes (with/without ADUs) and two-family (duplexes) uses would remain the same. 2 Packet Pg. 12 City of Palo Alto Planning & Development Services Department Page 6 Summary of Public Meetings This section summarizes meetings with decision-makers. Chart 1 illustrates the project timeline. Additionally, records from previous meetings described below can be found on the project webpage: bit.ly/ObjectiveStandards Chart 1: Project Timeline ARB Study Sessions & Hearings (7 Meetings), ARB Ad Hoc Committee (4 Meetings) In December 2019 and February 2020, staff and consultants provided an overview of the project to the ARB. Staff presented a description of key issues and discussed options and recommendations for how to implement the project goals and requirements of State law with respect to objective standards. The ARB formed an Ad Hoc Committee to workshop the draft standards, reviewing and providing written comments on preliminary versions of the standards. The committee met with staff and consultants over a series of four video meetings to discuss and debate the format, organization, intent statements, graphics, and specific language of the draft standards. The full ARB met in October and November 2020, and February 18 and March 18, 2021 to review and refine the draft objective design standards. The Board contributed general and specific feedback to the format and structure of the ordinance; refined the applicability to different types of residential versus commercial projects; debated design details, menu of options’ ideas, and specific measurements for individual design topics; and weighed in on graphics. Several board members expressed concerns about the implications that State law is having on the City’s architectural review process, standards, and guidelines, including space for creativity and discretion by architects and reviewers. At its April 1, 2021 meeting, the ARB voted to recommend to City Council approval of the objective design standards in Attachment A in a 4-1 vote. The ARB also voted to have the Ad Hoc Committee continue to work with City staff and consultants on revisions to the graphics in Attachment A. The revisions to graphics are still in progress. Additionally, the ARB discussed changes to the required height transitions between lower and higher density zoning districts at its meeting on April 15th. The majority of ARB members 2 Packet Pg. 13 City of Palo Alto Planning & Development Services Department Page 7 agreed with staff’s recommendations as to how to streamline this Code language for ease of interpretation. Board members also suggested that daylight plane requirements would be a better way to regulate this transition area and would further streamline the City’s development standards while achieving a similar result. PTC Study Sessions – May 13, 2020 and March 10, 2021 Staff and consultants met with the PTC in May 2020 to provide an overview of the project, key issues, policy options, and the ARB’s recommendations. The PTC held another study session on March 10, 2021 to review the draft objective design standards, including the ARB’s recommendations, and proposed changes to other sections of Title 18. The PTC expressed the following perspectives with respect to the objective design standard: 1. Commissioners generally agreed with how the subjective criteria had been translated into objective standards and appreciated the ARB’s contributions. 2. Commissioners generally agreed that the standards should apply to housing development projects as defined by the Housing Accountability Act and that such projects should only be subject to one ARB study session. Some Commissioners expressed a desire to have the standards apply to projects more widely in the interest of streamlining. 3. Some Commissioners shared the ARB’s concerns about not wanting to be too prescriptive in design. Discussion & Analysis This section is divided into two parts: 1. Objective Design Standards: The transformation of existing context-based design criteria into objective standards. 2. Other Updates to Title 18 to Strengthen Objective Standards: Changes to development standards, performance standards, application processing, and legislative actions/overlays to strengthen objective standards, remove redundancies, clarify intent, and streamline review. 1. Objective Design Standards: Transformation of Existing Context-Based Design Criteria into a New Chapter, 18.24: Objective Design Standards Attachment A contains the draft objective design standards the ARB has recommended, and related graphics. It represents the transformation of Context-Based Design Criteria into a stand- alone set of objective standards which would be codified as Chapter 18.24. With approval of these standards, the Context-Based Design Criteria would be eliminated from the four chapters of the Code where they are repeated (Chapters 18.13, 18.16, 18.18, and 18.34). The Architectural Review (AR) approval findings would remain in Title 18.76. The ARB would continue to use these AR findings to evaluate projects that are undergoing discretionary review (e.g., 100% commercial projects, projects that do not comply with the Housing Accountability Act). 2 Packet Pg. 14 City of Palo Alto Planning & Development Services Department Page 8 Applicability As with the previous Context-Based Design Criteria, the objective design standards would apply to projects in certain zoning districts that meet the definition of a “housing development project” as defined in the Housing Accountability Act discussion in this report’s Background section. These zoning districts include all RM districts, all C commercial districts including Downtown districts, all office/industrial districts (ROLM, RP, GM), the AH and WH combining districts and PTOD. Lower density residential districts, the PF zone, and commercial projects in the office/industrial zones are currently not included. The PTC may wish to apply the new objective design standards to the PF zone, where the Comprehensive Plan encourages high density housing. Staff would appreciate the PTC discussion on this topic. As a result, this project primarily addresses multi-family housing and residential mixed-use projects and districts. Ground-floor commercial guidelines and standards are addressed insofar as retail and other commercial uses are required as part of a mixed-use residential project. Design Standards Ordinance Structure & Contents Table 1 identifies the topics included in the new Chapter 18.24. These topics can generally be categorized into three areas: 1.Administration: Describes the purpose and applicability of the design standards, including the relevant zoning districts, and defines terms that are specific to the chapter. 2.Site Design: Identifies standards related to the interface between the building and public realm, including sidewalks, driveways, access, entries, and building orientation. 3.Building Design: Identifies standards related to the building itself, including bulk/massing, facades, entries, on-site open space, and materials. Table 1: Design Standards Organization, by Topic Category Topic Administration 18.24.010: Purpose and Applicability Site Design 18.24.020: Public Realm/Sidewalk Character 18.24.030: Site Access 18.24.040: Building Orientation and Setbacks Building Design 18.24.050: Building Massing 18.24.060: Façade Design 18.24.070: Residential Entries 18.24.080: Open Space 18.24.090: Materials 18.24.100: Sustainability and Green Building Each of the design topics above is broken into two sections: (1) an intent statement and (2) a set of objective standards. 2 Packet Pg. 15 City of Palo Alto Planning & Development Services Department Page 9 1. Intent statements represent overarching guidelines for each topic, are subjective, and include verbatim language from the Context-Based Design Criteria and ARB findings. 2. Objective design standards are ratios, measurements, percentages, or otherwise clear criteria. Some standards are written as a menu of options, providing choices for how they may be met. Standards have been devised based on staff and consultant experience with designing and reviewing multi-family, townhouse, modular, and residential mixed-use projects. If a project meets objective standards for a particular topic, the project automatically meets the intent statement for that section. The design standards aim to strike a balance between prescriptiveness and flexibility. They are intended to lead to buildings that implement good design principles and that exhibit an acceptable level of articulation and detail. However, because these standards are objective, they cannot anticipate all different types of buildings and unique architectural designs that a developer may want to achieve. Therefore, the draft ordinances include an alternate path for compliance, as described below. Review Process The new Chapter 18.24 and Revisions to Chapters 18.76 and 18.77 identify two paths: (1) a new review process for housing development projects that are required to meet the new objective standards, and (2) an alternative compliance path for projects that want or need to pursue discretionary review. These two paths toward compliance are illustrated in Chart 2 and detailed below. In the new objective standards process, City staff would review housing development projects for compliance with objective standards (e.g., development standards, objective design standards, parking requirements, etc.), just as they do today for all projects. The ARB would review such projects during one study session to provide advisory design comments. Members of the public would also have an opportunity to review and provide comments on the project during this study session. AR approval findings would not be used. Rather, this proposed review path acknowledges that State Law applies a different threshold for review and approval of Housing Accountability Act projects (i.e., denial is based on State law thresholds as opposed to the City’s findings, as described in the Background section above). If a proposed project does not meet one or more objective standards—for whatever reason—it may instead choose to meet the “intent statement.” In choosing this path, the applicant would be choosing to undergo discretionary review. This process will be the same as ARB’s role in architectural review today, but with the AR findings and intent statements, along with other Code Sections, serving as the basis for review rather than the Context-Based Design Criteria. 2 Packet Pg. 16 City of Palo Alto Planning & Development Services Department Page 10 Chart 2: Two Paths of Compliance: Objective and Discretionary Notably, if an applicant chooses the discretionary path, the project is no longer meeting objective standards and therefore would not be compliant with the Housing Accountability Act, based on the City’s interpretation of the law. 2. Other Code Updates to Support Objective Standards In addition to design standards, City staff propose other updates to Title 18 to strengthen objective standards and streamline housing approvals, consistent with the goals of SB2 funding. Key changes are categorized and summarized below and detailed in Attachment B, which represents a redlined and annotated version of selected chapters of Title 18. Table 4 further summarizes changes by zoning district. Development Standards Within each zoning district that allows multi-family housing, City staff recommend modifications. These would transform subjective development standards and district regulations into objective standards, remove redundancies, and clarify standards that have been historically confusing to staff, applicants, and decision-makers. Proposed changes do not have a substantive effect on building envelope. One notable topic for discussion is the lower maximum height development standards that apply when located near lower density residential districts; the height standards vary depending on the Zoning Code chapter. The City’s zoning map provides an illustrative ‘bubble’ showing the area in hatched pattern of commercially zoned properties that lie within 150 feet of residentially zoned properties (as shown in map excerpt for CN zoned properties next to RM- 30 zoned properties). This ‘bubble’ is used by staff as the first step in project analysis in comparison to several Zoning Code Sections, including Performance Criteria (see below). 2 Packet Pg. 17 City of Palo Alto Planning & Development Services Department Page 11 While staff implements these height standards on a regular basis, the concern is that each section of the Code expresses this requirement in a slightly different manner. This makes the regulations difficult to implement consistently, as illustrated by several recent projects on El Camino Real. Additionally, these standards can be confusing to developers that are considering whether to make significant investments in Palo Alto. Therefore, staff recommend retaining the spirit of these regulations while creating consistency in the language for ease of use by the public, applicants, reviewing bodies, and staff. The proposed text changes are identified in Attachment B, for each relevant zoning district. The most confusing section and where staff believes the most significant change is needed is the CN, CC, CC (2), and CS development standards. Section 18.16.060 development standards for mixed use (including residential) projects specify special lower height limits with the following parameter: “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.” This has long been interpreted to require the portion of a proposed building’s height must be lower when it is within 50 feet of the side of the parcel that abuts residential property (R-zoned property other than RM-40 or a residential PC). If the proposed building is to be placed at least 50 feet from the abutting residential property line, the new building does not need to meet a lower height limit in the CN, CC, CC (2) or CS zones. Staff would like to clarify the code language for this interpretation because (1) a 50-foot transition zone provides protection to lower density development while accommodating the City’s need to provide additional housing, (2) this transition zone aligns with the most recent Code interpretations and project approvals, and (3) this solution is supported by a majority of the ARB. This proposed interpretation is illustrated in Chart 3 and is further described in staff’s March 18, 2021 memo1 to the ARB. The ARB noted that a simple daylight plane requirement would best respect adjacent lower density properties, while allowing creative freedom for the subject property. 1 bit.ly/HeightTransitionMemo 2 Packet Pg. 18 City of Palo Alto Planning & Development Services Department Page 12 Chart 3: Clarification of Height Transition Performance Standards Performance criteria in Chapter 18.23 were originally conceived to address potential colocation impacts when non-residential uses were located within 150 feet of residential districts. However, this code section has been revised over time and has been interpreted to apply to all types of projects, regardless of adjacency. As a result, this section has been a source of confusion for City staff and applicants. To clarify applicability and streamline requirements, City staff propose to eliminate the catch-all 18.23 Performance Standards chapter and move those standards into more relevant code locations, as summarized in Table 2. Additionally, City staff propose to bring these up to date with current zero waste and stormwater management practices, and propose revisions to strengthen objective standards for lighting and screening. Table 2: Dispersing Performance Standards into Relevant Chapters Topic Existing Location Proposed Location Refuse Disposal Areas 18.23.020 Refuse Disposal Areas 18.40 (General Standard and Exceptions) Lighting 18.23.030 Lighting 18.40 (General Standard and Exceptions) Late Night Uses and Activities 18.23.040 Late Night Uses and Activities 18.42 (Standards for Special Uses) Visual, Screening and Landscaping 18.23.050 Visual, Screening and Landscaping 18.40 (General Standard and Exceptions) Noise and Vibration 18.23.060 Noise and Vibration 18.42 (Standards for Special Uses) Parking 18.23.070 Parking 18.54 (Parking Facility Design Standards) 2 Packet Pg. 19 City of Palo Alto Planning & Development Services Department Page 13 Table 2: Dispersing Performance Standards into Relevant Chapters Topic Existing Location Proposed Location Vehicular, Pedestrian, and Bicycle Site Access 18.23.080 Vehicular, Pedestrian, and Bicycle Site Access 18.54 (Parking Facility Design Standards) Air Quality 18.23.090 Air Quality 18.42 (Standards for Special Uses) Hazardous Materials 18.23.100 Hazardous Materials 18.42 (Standards for Special Uses) Legislative Actions Title 18 offers flexible development standards to facilitate multi-family residential and affordable housing projects but requires legislative action in order for projects to access these standards. The legislative action adds time, expense, and uncertainty to the development process. Specifically, 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 of development proposed for a specific site. These overlays have had limited use: x The AH overlay has been used once since its inception in 2018.2 x The WH overlay has been used once since its inception in 2018.3 x The PTOD overlay has been used twice since its inception in 2006, resulting in 12 units and has not been used since 2012.4 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 has expressed a desire to facilitate in the Housing Work Plan and other policy documents. The HIP has been requested twice since its inception in 2018 and resulted in over 100 units.5 At its March 10th meeting, the PTC expressed interest in streamlining these efforts, consistent with the goals of the SB2 grant funding for this objective standards project. The draft ordinance in Attachment B would modify the overlay districts from legislative actions to objective criteria. This would result in the following changes to each of the relevant combining districts: x AH Overlay: Allow projects that meet existing affordability thresholds to qualify for flexible development standards (see existing standards in Table 3). Architectural Review by the ARB would continue to be required (up to 3 meetings). x WH Overlay: Allow projects that meet existing affordability thresholds to automatically qualify for flexible development standards (see existing standards in Table 3). Architectural Review by the ARB would continue to be required (up to 3 meetings). Use 23703-3709 El Camino Real (Wilton Ct.): 65 low-income units. 3 2755 El Camino Real (Windy Hill): 57 moderate income units. 4 420 Cambridge Avenue: 4 units; 2650 Birch Avenue: 8 units, including 1 BMR unit. 5 788 San Antonio Road (102 units, including 16 BMR) and 3585 El Camino Real (3 units, including 0.45 BMR in- lieu fee) 2 Packet Pg. 20 City of Palo Alto Planning & Development Services Department Page 14 of the WH overlay may be rare since its applicability is limited to combine with sites in the Public Facilities (PF) district that are located within 1/2-mile of fixed rail transit. x PTOD Overlay and HIP o (1) Retain the PTOD overlay district in Title 18, as written (in the event there are property owners who may be considering taking advantage of it) until such time as the City is ready to consider its revision or removal. o (2) Expand the HIP to apply to the remaining sites within the PTOD overlay area (namely CC, RM-30, and RM-40 zoned sites shown in Attachment C) to allow for a more streamlined review path for housing projects within this transit-oriented district. Apply the HIP only to sites north of Page Mill Road (i.e., exclude sites within the North Ventura Coordinated Plan Area, to allow that in-progress plan to determine the relevant standards). Allow projects that meet existing affordability thresholds to automatically qualify for flexible development standards by right (see existing HIP standards for the CC (2) district in Table 3). Table 3: Existing Standards for Overlay Districts Standard Affordable Housing (AH) Workforce Housing (WH) Cal Ave. CC (2) HIP Standards Affordability Threshold Rental project, with 100% of units for households with incomes up to 120% of AMI Rental project, with at least 20% of units for households earning 120-150% of AMI Typical 15% Inclusionary requirement 100% affordable units up to 120% of AMI, with average income up to 60% of AMI Maximum FAR 2.4 2.0 2.0 Up to 2.4 Residential 2.0 2.0 2.0 2.0 Non-Residential 0.4 n/a 0.35 0.4 Maximum Height 50 50 37 Up to 50 Usable Open Space 50 sf/unit 75 sf/unit 150 sf/unit Min of 50 sf/unit Parking 0.75 space/unit Greater of 1 space/unit or bed 1 sp/1 bd unit 2 sp/2 bd unit Min of 0.75 space/unit with waiver approved by Director Applicable Zones/Locations CD, CN, CS, and CC PF within ½-mile of fixed rail transit PF, RM-30, and RM-40 Notably, based on the affordability criteria in the existing Zoning Ordinance, streamlining the overlay districts may generate more moderate-income units. Deeper levels of affordability would continue to be generated through the City’s 15% inclusionary housing requirement (either on-site or with a payment in-lieu). The City Council has expressed a desire for deeper levels of affordability in the Housing Work Plan. The issue of affordability levels, including the use of these overlays, will be further analyzed during the Housing Element update process. 2 Packet Pg. 21 City of Palo Alto Planning & Development Services Department Page 15 Summary Table 4 summarizes key changes to zoning districts and other code sections, as described in this report and redlined/annotated in Attachment B. Table 4: Summary of Proposed Zoning Changes, by Chapter Ch. # Chapter Title Summary of Proposed Changes 18.13 Multiple Family Residential (RM-20, RM-30 and RM-40) Districts x Replace discretionary setbacks with objective setback standard x Relocate open space design standards to new 18.24 Design Standards; include cross-reference x Replace Context-Based Design Criteria with new 18.24 Design Standards; include cross-reference x Expand the Housing Incentive Program to RM-30 and RM-40 sites in the PTOD area 18.16 Neighborhood, Community, and Service Commercial (CN, CC, and CS) Districts x Clarify height transition when adjacent to lower density residential district x Relocate open space design standards to new 18.24 Design Standards; include cross-reference x Consolidate recycling storage standards with 18.23.020: Refuse Disposal Areas and move to new section in 18.40: General Standards x Replace Context-Based Design Criteria with new 18.24 Design Standards; include cross-reference x Expand the Housing Incentive Program to CC sites in the PTOD area 18.18 Downtown Commercial (CD) District x Relocate open space design standards to new 18.24 Design Standards; include cross-reference x Consolidate recycling storage standards with 18.23.020: Refuse Disposal Areas and move to new section in 18.40: General Standards x Replace Context-Based Design Criteria with new 18.24 Design Standards; include cross-reference x Remove redundant parking and loading section; keep parking standards in 18.52 18.20 Office, Research, and Manufacturing (MOR, ROLM, RP and GM) Districts x Consolidate recycling storage standards with 18.23.020: Refuse Disposal Areas and move to new section in 18.40: General Standards 18.23 Performance Criteria for Multiple Family Commercial, Manufacturing and Planned Community Districts x Strengthen objective standards x Apply performance criteria to all projects, regardless of use or adjacency to residential x Relocate standards, as shown in Table 3 18.30(J) Affordable Housing (AH) Overlay District x Revise combining district into by-right overlay for projects consistent with objective standards x Architectural review by the ARB, but no legislative approval by the PTC or Council 2 Packet Pg. 22 City of Palo Alto Planning & Development Services Department Page 16 Table 4: Summary of Proposed Zoning Changes, by Chapter Ch. # Chapter Title Summary of Proposed Changes 18.30(K) Workforce Housing (WH) Overlay District x Clarify height transition when adjacent to lower density residential district x Revise combining district into by-right overlay for projects consistent with objective standards x Architectural review by the ARB (typical process), but not legislative approval by the PTC or Council 18.34 Pedestrian and Transit Oriented Development (PTOD) Combining District x Allow remaining sites north of Page Mill to be eligible for the HIP x Replace Context-Based Design Criteria with new 18.24 Design Standards; include cross-reference 18.40 General Standards and Exceptions x Relocate 18.23 performance standards to this chapter 18.52 Parking and Loading Requirements x Remove inconsistencies and redundancies x Add objective standard for off-site parking distance 18.54 Parking Facility Design Standards x Strengthen objective standards for parking and loading in site planning to avoid conflicts and push parking to rear of sites x Allow mechanical parking lifts by right (instead of by approval of the City Council or Planning Director) to streamline review and acknowledge their prevalence x Remove inconsistencies and redundancies 18.76 Permits and Approvals x Clarify that housing development projects are exempt from the architectural review process 18.77 Processing of Permits and Approvals x Create a new process for housing development projects: one study session with the ARB (and any other required board/commission, such as Public Art Commission or Historic Resources Board) Environmental Review The ordinance revisions represent implementation of adopted plans and policy. Therefore, the revisions are 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 This item was published in a local paper, Daily Post, on May 28, 2021 which is 12 days in advance of the meeting. Public Comments On January 22nd, March 23rd and May 10, 2021, staff sent an email to a wide range of architect and consultants that have worked with the City in the recent past on development projects to solicit comments on the draft objective standards. Of the 30 stakeholders emailed, six people provided feedback. These comments are summarized below and included in their entirety in Attachment #4. 2 Packet Pg. 23 City of Palo Alto Planning & Development Services Department Page 17 1. Elaine Uang provided detailed comments, including recommendations to provide more flexibility for different sized lots and lot configurations, and different locations. 2. Ken Hayes provided a link to a journal entry he prepared regarding how municipalities regulate and apply design standards. 3. Rick Gosalvez, SV@Home, asked to be added to our project mailing list 4. Heather Young expressed concern that the objective standards do not account for context and site conditions, that dimensional requirements would not work in certain instances, and that the resulting designs may not be desirable. 5. Elaine Breeze, SummerHill, questioned the applicability of the proposed standards to lower density housing types, specifically townhomes, and expressed a desire for alternative compliance, if standards cannot be met. Chris Wuthmann (from Stanford University Real Estate) addressed the ARB on February 18th the PTC on March 10th regarding the objective standards, with the following comments: (1) the relationship of the standards to subdivisions (to enable the creation of new contextual references), (2) recognizing the differences in costs and needs between rental and for-sale products, (3) a need to create an option within alternative compliance for demonstrable cost saving elements, including prefabricated and modular construction, as a legitimate consideration where the affordability of a project exceeds inclusionary requirements, and (4) recognition that new ways of living (post Covid) create a need for adapting building and site plan standards to create necessary areas for safe workspaces in outdoor environments and drop offs located outside of the public rights of way. Next Steps City staff will forward the PTC’s recommendation to the City Council for its consideration. The hearing is tentatively set for August 9, 2021. Report Author & Contact Information PTC6 Liaison & Contact Information Jean Eisberg, Consultant Planner Rachael Tanner, Assistant Director (415) 841-3539 jean@lexingtonplanning.com (650) 329-2167 Rachael.Tanner@CityofPaloAlto.org Attachments: x Attachment A: New Title 18.24 Objective Design Standards (PDF) x Attachment B: Ordinance Amending Title 18 to Implement Objective Standards, Streamline Processing of Housing Development Applications and Otherwise Clarify Zoning Code (PDF) x Attachment C: Map of PTOD and HIP Eligible Area (PDF) 6 Emails may be sent directly to the PTC using the following address: planning.commission@cityofpaloalto.org 2 Packet Pg. 24 Chapter 18.24 Objective Design Standards DRAFT FOR PTC REVIEW June 3, 2021 Preface This document outlines the topics and potential design standards and guidelines for a new Chapter (18.24) of the Palo Alto Zoning Ordinance. This draft chapter represents a rewrite of the Palo Alto Context-Based Design Criteria and other parts of Title 18 as objective standards. The draft standards are based on the specific language of the existing design criteria, but reorganizes the content into subtopics identified below. The objective standards project aims to transform subjective design criteria into reasonable, objective design standards that support the City’s priorities for design and development. 18.24.010 Purpose and Applicability ................................................................... 1 18.24.020 Public Realm/Sidewalk Character ......................................................... 2 18.24.030 Site Access .................................................................................... 4 18.24.040 Building Orientation and Setbacks ......................................................... 5 18.24.050 Building Massing ............................................................................. 13 18.24.060 Façade Design ................................................................................ 17 18.24.070 Residential Entries .......................................................................... 27 18.24.080 Open Space ................................................................................... 30 18.24.090 Materials ...................................................................................... 32 18.24.100 Sustainability and Green Building Design ................................................ 34 2.a Packet Pg. 25 pg. 1 18.24.010 Purpose and Applicability (A) Purpose (i) The purpose of the Design Standards is to provide guidance for good design in the form of “intent statements” for all project types and objective design standards for multifamily and residential mixed-use development projects that qualify as Housing Development Projects under the Housing Accountability Act. Diagrams are provided for illustrative purposes only and are not intended to convey required architectural style. Rather, the objective design standards aim to accommodate a variety of styles, construction types (e.g., wood frame, modular) and housing types including townhomes, apartments, condos, and mixed-use buildings. (B) Applicability of Regulations (i) Within the following zones and combining districts, the intent statements apply to all project types (including non-residential projects), new construction, and renovations in the zoning districts identified below. Additionally, objective design standards apply to new multifamily housing with three or more units (see definition in 18.04.030), supportive and transitional housing, and residential mixed-use projects with at least two-thirds residential square footage: (a) 18.13: RM-20, RM-30, RM-40 (b) 18.16: CN, CC, CC(2), CS (c) 18.18: CD-C, CD-S, CD-N (d) 18.20: MOR, ROLM, ROLM(E), RP, RP(5), GM – residential and residential mixed-use only; regulations do not apply to non-residential projects (e) 18.30: AH or WH combining district (f) 18.34: PTOD combining district Public art is subject to Chapter 16.61 and exempt from these requirements. (C) Process and Alternative Compliance Each section of this chapter includes an intent statement that gives guidance for all applicable projects, regardless of use. Housing development projects are required to comply with objective standards; however, applicants may choose to forgo one or more objective standards and instead meet the spirit of the relevant intent statements. Such requests will be reviewed and approved by the Director of Planning and Development Services or City Council, which may include a recommendation by the Architectural Review Board depending on the level of review required by Chapter 18.76. Non-Housing development projects and non-residential projects shall meet ARB Findings and adhere to the spirit of the intent statements. Compliance with the relevant intent statements will be reviewed and approved by the Director of Planning and Development Services or City Council, which may include a recommendation by the Architectural Review Board depending on the level of review required by Chapter 18.76. (D) Definitions 2.a Packet Pg. 26 pg. 2 In addition to definitions identified in Chapter 18.04, the following definitions are specific to this chapter. (i) Primary Building Frontage: The front lot line or frontage along the public right-of- way. In the case of a through-lot, the primary building frontage could be on either public right-of-way. (ii) Primary Building Entry: The entrance leading to a lobby and accessed from the primary building frontage. (iii) Pedestrian Walkway: A sidewalk or path that is publicly-accessible and connects from a public right-of-way to another public right-of-way or publicly accessible open space. (iv) Façade Modulation: A change in building plane, either a recess or a projection, that changes the shape of the exterior massing of the building. 18.24.020 Public Realm/Sidewalk Character (A) Intent To create an attractive and safe public realm and sidewalk space for pedestrians and cyclists through the implementation of design, landscaping, and infrastructure. Publicly accessible spaces and sidewalks should: x Design the transition between the public and private realm through the coordination of amenities and materials, such as accent paving, tree wells, lighting and street furniture (e.g., benches, bicycle racks, trash receptacles, news racks). x Complement or match accent paving to existing designs in the Downtown and California Avenue business district. x Provide sidewalk widths that accommodate landscaping, street trees, furniture, and pedestrian amenities; create a pleasant, desirable place to walk; provide shade; and enable comfortable pedestrian passage. x Provide amenities, such as parking and repair equipment, for micromobility, such as bicycles and scooters. (B) Objective Standards Streetscape (i) Sidewalk Widths (a) Public sidewalks abutting a development parcel in any commercial mixed-use district (CN, CS, CC, CC(2), CD-C, CD-S, CD-N, PTOD) shall have a minimum sidewalk width (curb to back of walk) of at least 10 feet. This standard may be met with a combination of pedestrian clear path and landscape and furniture strip (see Figure 1), as long as the pedestrian clear path is no less than 8 feet. If the existing public sidewalk does not meet the minimum standard, a publicly accessible extension of the sidewalk, with corresponding public access easement, shall be provided. 2.a Packet Pg. 27 pg. 3 1. Notwithstanding the total dimension in subsection (a), the following streets/locations shall have a minimum sidewalk width as noted: a. Park Boulevard (South of Caltrain to Ventura): TBD, per NVCAP b. El Camino Real: 12 ft c. San Antonio Road, from Middlefield Road to East Charleston Road: 12 ft (b) Publicly accessible sidewalks or walkways connecting through a development parcel (e.g., on a through lot) shall have a minimum six-foot width. (c) Pedestrian walkways that are designed to provide access to bicycles shall have a minimum width of eight feet, with two feet of clear space on either side. Figure 1: Illustrative Sidewalk Section and Description of Zones Mixed-Use Frontage Residential Frontage Frontage Sidewalk Street Building Setback Frontage Area Pedestrian Clear Zone Landscape/Furniture Zone Vehicles/Bike Lanes Mixed-Use x Sidewalk Dining x Outdoor Displays x Public Art x Seating x Trees/Planting Residential x Stoops x Porches x Front Yards x Trees/Planting x Sidewalk x Street Trees/Planting x Street Lighting x Seating x Bike Parking x Public Art x Outdoor Dining x Bus Shelters x Utilities (e.g., hydrants) x Street Parking x Bike Lanes x Drop-off Zones x Parklets x Bus Stops (i) Street Trees (d) Sidewalks shall include at least one street tree, within six feet of the sidewalk, for every 30 feet of linear feet of sidewalk length. Rights of way under control of the 2.a Packet Pg. 28 pg. 4 County of Santa Clara or State of California, supersede this requirement if they have conflicting regulations. (ii) Accent Paving 1. On University and California Avenues, new construction projects shall install accent paving along the project frontage(s) (e.g., at intersections, sidewalks and/or other publicly-accessible areas), as indicated in the table below. Street Segment Paving Material University Avenue from Alma Street to Webster Street Brick at corners Brick trim at mid-block California Avenue from El Camino Real to Park Boulevard Decorative Glass (iii) Mobility Infrastructure (e) Micromobility infrastructure, such as locations to lock bicycles and scooters, shall be located within 30 feet of the primary building entry and/or a path leading to the primary building entry. This standard may be satisfied by existing infrastructure already located within 50 feet of the project site and located in the public right-of-way. (f) Primary building entries shall provide at least one seating area or bench within 30 feet of building entry and/or path leading to building entry. This standard may be satisfied by existing seating area or benches located in public right-of-way within 50 feet of the building entry. On arterials—except Downtown—seating areas or benches shall not be located between the sidewalk and curb. Arterial roadways are identified in Map T-5 of the Comprehensive Plan and do not include residential arterials. 18.24.030 Site Access (A) Intent To provide facilities and accommodations for pedestrians, vehicles, cyclists, and transit users to safely and efficiently access and circulate both within individual sites and in the site’s surrounding context. Site access should include the following elements: x Site circulation and access that presents a clear hierarchy and connectivity pattern both within a project and to adjacent sidewalks and transit stops. This hierarchy should prioritize pedestrians, bikes, vehicles, and utility/loading access in the order listed. This hierarchy may provide separate access for vehicles and other modes, or demonstrate how all modes are accommodated in shared access points. x Connections to side streets, open spaces, mews, alleys, and paseos x Vehicle, loading and service access that is integrated into building and landscape design and located to prevent conflicts with pedestrians and cyclists, while also provided convenient access to building entries. B) Objective Standards Through-Lot Connections 2.a Packet Pg. 29 pg. 5 (i) Through lots located more than 300 feet from an intersecting street or pedestrian walkway shall provide a publicly accessible sidewalk or pedestrian walkway connecting the two streets. Building Entries (i) Entries to Primary Building Entries shall be located from a public right-of-way or, if not possible, a publicly accessible Pedestrian Walkway. Vehicle Access (i) Vehicle access shall be located on alleys or side streets where available. (ii) Except for driveway access, off-street parking, off-street vehicle loading, and vehicular circulation areas are prohibited between the building and the primary building frontage. Loading Docks and Service Areas (i) Loading and service areas shall be integrated into building and landscape design and located to minimize impact on the pedestrian experience as follows: (a) Loading docks and service areas shall be located on facades other than the primary building frontage: on alleys, from parking areas, and/or at the rear or side of building if building includes these frontages. When only primary building frontage is available, loading docks and service areas shall be recessed a minimum five feet from the primary façade and shall be screened in accordance with Chapter 18.23.050. (b) Loading dock and service areas located within setback areas shall be screened in accordance with Chapter 18.23.050 and separated from pedestrian access to the primary building entry to avoid impeding pedestrian movement and safety. 18.24.040 Building Orientation and Setbacks (A) Intent To create a coherent and active interface between private development and the public realm that contributes to the sense of place and structure of the neighborhood and enhances the public’s experience. Site design that responds to the orientation of adjacent uses and creates opportunities for landscaping and usable open space. Buildings and site design should meet the following criteria: x Buildings that create a street frontage that are compatible with nearby buildings and land uses. x Placement and orientation of doorways, windows, stoops, and landscape elements to create a direct relationship with the street. x Ground floor residential units that have direct entry and presence on the street, and maintain privacy. x Transitional spaces and buffer areas between buildings, parcels, and sites through building setbacks that distinguish private and public spaces. 2.a Packet Pg. 30 pg. 6 x Buildings that provide side and rear setbacks and/or upper story step backs to create a compatible relationship with adjacent lower density residential development. x Landscaped or usable areas that contain a balance between landscape and hardscape. x Optimized building orientation for thermal comfort, shading, daylighting, and natural ventilation and other forms of passive design. (B) Objective Standards Building Orientation (i) Treatment of Corner Buildings (less than 40 feet) (a) Corner buildings less than 40 feet in height and end units of townhouses or other attached housing products that face the street shall include the following features on their secondary building frontage: 1. A height to width ratio greater than 1.2:1 2. A minimum of 15 percent fenestration area. 3. At least one facade modulation with a minimum depth of 18 inches and a minimum width of two feet. Examples: Wrap around front porch, bay window. (ii) Treatment of Corner Buildings (40 feet and higher) (a) Corner buildings 40 feet or taller in height shall include at least one of the following special features: 1. Street wall shall be located at the minimum front yard setback or build-to line for a minimum aggregated length of 40 feet in length on both facades meeting at the corner and shall include one or more of the following building features: 2.a Packet Pg. 31 pg. 7 a.An entry to ground floor retail or primary building entrance located within 25 feet of the corner of the building 2.a Packet Pg. 32 pg. 8 b. A different material application and/or fenestration pattern from the rest of the façade. c. A change in height of at least 4 feet greater or less than the height of the abutting primary façade. 2.a Packet Pg. 33 pg. 9 2. An open space with a minimum dimension of 20 feet and minimum area of 450 square feet. The open space shall be at least one of the following: a. A publicly accessible open space/plaza b. A space used for outdoor seating for public dining c. A residential Common Open Space adjacent to a common interior space and less than two feet above adjacent sidewalk grade. Fences and railing shall be a minimum 50% transparent. (iii) Primary Building Entry (a) The primary building entry shall meet at least one of the following standards: 1. Face a public right-of-way. 2. Face a publicly accessible pedestrian walkway. 3. Be visible from a public right-of-way through a forecourt or front porch that meets the following standards: a. For residential buildings with fewer than seven units, building entry forecourts or front porches shall be a minimum area of 36 square feet and minimum dimension of six feet. b. For commercial buildings or residential buildings with seven or more units, building entry forecourts or front porches shall be a minimum of 100 square feet and a minimum width of 8 feet. (iv) Ground Floor Residential Units (a) The finished floor of ground floor residential units, when adjacent to a public right-of-way, shall be within the minimum and maximum heights according to setback distance from back of walk identified in Figure 2. On sites with a cross 2.a Packet Pg. 34 pg. 10 slope greater than 2% along a building facade, the average height of the finished floor and back of walk shall be used. In flood zones, the minimum floor height shall be defined by the Federal Emergency Management Agency (FEMA) flood zone elevation. (b) Ground floor units with a setback greater than 15 feet shall have at minimum an average of one tree per 40 linear feet of façade located in the building set back. (c) Ground floor residential entries shall be setback a minimum of 10 feet from the back of sidewalk. (d) Where no minimum building set back is required, all residential units shall be set back a minimum 5 feet from back of walk. (e) A minimum of 80% of the ground floor residential units that face a public right-of- way or publicly accessible path, or open space shall have a unit entry with direct access to the sidewalk, path, or open space. (Senior units or other deed-restricted units for special populations are exempt) Figure 2: Finished Floor range for ground floor residential units. 2.a Packet Pg. 35 pg. 11 Example 1: Finished floor height greater than 4 feet above sidewalk grade with minimum 5 feet setback. 2.a Packet Pg. 36 pg. 12 Example 2: Finished floor height in the middle of the range. Example 3: Finished floor height at sidewalk grade. 2.a Packet Pg. 37 pg. 13 Front Yard Setback Character (v) Required setbacks shall provide a hardscape and/or landscaped area to create a transition between public and private space. The following standards apply, based on intended use and exclusive of areas devoted to outdoor seating, front porches, door swing of building entries, and publicly accessible open space: (a) Ground-floor retail or retail-like uses shall have a minimum of 10% of the required setback as landscaped area or planters. (b) Ground-floor residential uses shall have a minimum of 60% landscaped area in the required setback area. 18.24.050 Building Massing (A) Intent To create buildings that are compatible with and enhance the surrounding area through the consideration of building scale, massing, and bulk. Massing should create a human-scale environment that is of high aesthetic quality and accommodates a variety of uses and design features. Building massing should include elements that: x Break down large building facades and massing to create a human-scaled building that enhances the context of the site x Are consistent in scale, mass and character to adjacent land uses and land use designations x Reinforce the definition and importance of the street x Provide rooflines and massing that emphasize and accentuate significant elements of the building such as entries, bays, and balconies, and shading elements where appropriate. x Provide harmonious transitions between adjacent properties 2.a Packet Pg. 38 pg. 14 (B) Objective Standards Contextual Massing (i) Upper Floor Step Backs (a) When the height of the subject building is more than 20 feet above the average height (i.e., average of low and high roof elevations) of an adjacent building, an upper floor step back shall start within 2 vertical feet of the height of the adjacent building. The step back shall be a minimum depth of 6 feet along the primary building frontage, and the step shall occur for a minimum of 70% of the façade length. (b) Notwithstanding, subsection (a), when adjacent to a single-story building, the upper floor step back shall occur between 33 and 37 feet in height. (ii) Transition to Lower Density Building Types (a) When a building abuts a side and/or rear property line with a RE, RMD, R-1, or R-2 zoned parcel or a village residential or existing single-family residential use, the building shall break down the abutting façade by meeting all of the following standards: 1. A landscape screen that includes a row of trees with a minimum 1 tree per 25 linear feet and continuous shrubbery planting. This screening plant material shall be a minimum 72 inches (6 feet) in height when planted. Required trees shall be minimum 24” box size. 2.a Packet Pg. 39 pg. 15 2. A minimum façade break of four feet in width, two feet in depth, and 32 square feet of area for every 36 to 40 feet of façade length. 3. Within 40 feet of an abutting structure, no more than 15% of the confronting façade area shall be windows or other glazing. Additional windows are allowed in order to maintain light, if they are fixed and fully obscured. 2.a Packet Pg. 40 pg. 16 Maximum Façade Length (a) For portions of a building facade facing a public street, right-of-way, or publicly accessible path, any building greater than 25 feet in height and 70 feet in length shall not have a continuous façade plane greater than 70% of the façade length without an upper floor modulation, which can include bay windows. Upper floor façade modulations shall be a minimum 2 feet in depth, which can be a recess or a projection. (b) Buildings 250 feet in length or greater, which face a public street, right-of-way, or publicly accessible path, shall have at least one vertical façade break with a minimum area greater than 400 square feet and a width greater than or equal to two times the depth. (c) Buildings 150 to 250 feet in length, which face a public street, right-of-way, or publicly accessible path, shall have at least one vertical façade break with a minimum area greater than 64 square feet and a minimum width of 8 feet and minimum depth of 4 feet. 2.a Packet Pg. 41 pg. 17 Special Conditions (i) Railroad Frontages (a) All parcels with lot lines abutting railroad rights-of-way shall meet the following standards on the railroad-abutting facade: 1. A minimum facade break of at least 10 feet in width and six feet in depth for every 60 feet of façade length. 2. For portion of a building 20 feet or greater in height, a maximum continuous façade length shall not exceed 60 feet. 18.24.060 Façade Design (A) Intent 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: x Human-scaled detail, articulation, and craftsmanship x Quality of construction, craftsmanship, and design to create long lasting buildings x Expression of a human-scaled façade rhythm and pattern that reflects the building’s use x Fenestration that enhances the architectural character of the building x Defined building entry that is proportional to the building and number of people served x Articulation of the building shall break down the scale of the building via building modulation, façade articulation, and variation of fenestration and material patterns. (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. (ii) Façade sidewalls located along a zero-lot line where, at time of approval are not visible from a right-of-way, are exempt. (iii) Façade sidewalls located along a zero-lot line, where at time of approval are visible from a right-of-way, shall continue color, material, and pattern of the main façade. (C) Objective Standards Human Scaled Architecture (i) Base/Middle/Top (a) Buildings three stories or taller and on lots wider than 50 feet shall be designed to differentiate a defined base or ground floor, a middle or body, and a top, cornice, or parapet cap. Each of these elements shall be distinguished from one another for a minimum of 80% of the façade length through use of two or more of the following four techniques: 2.a Packet Pg. 42 pg. 18 1. Variation in building modulation (minimum of one, if option selected) a. Horizontal shifts. Changes in floor plates that protrude and/or recess with a minimum dimension of two feet from the primary facade. b. Upper floor step backs. A horizontal step back of upper-floor façades with a minimum five-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, where stated. 2.a Packet Pg. 43 pg. 19 2. Variation in facade articulation (minimum of one, if option selected) a. Variation in horizontal and/or vertical recesses or projections such as a pattern of recessed grouping of windows, recessed panels, bay windows or similar strategies as approved by the Director of Planning and Development Services. The recess or projection shall be a minimum four inches in depth. b. Variation in horizontal and/or vertical projections such as shading and weather protection devices, decorative architectural details, or similar 2.a Packet Pg. 44 pg. 20 c. Datum lines that continue the length of the building, such as parapets or cornices, with a minimum four inches in height or a minimum two inches in depth and include a change in material; 3. Variation in at least two of the following: fenestration size, proportions, pattern, and depth or projection. 2.a Packet Pg. 45 pg. 21 4. Variation in two of the following: façade material, material size, texture and pattern, or color. (ii) Façade Composition (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 a minimum of two of the following façade articulation strategies to create visual interest: 1. Vertical and horizontal recesses such as a pattern of recessed grouping of windows, recessed panels, or similar strategies as approved by the Director of Planning and Development Services. The recess shall be a minimum four inches in depth. 2. Vertical and horizontal projections such as shading and weather protection devices, decorative architectural details, or similar strategies as approved by the Director of Planning and Development Services. Projections shall be a minimum four inches in depth. 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, shading devices, perforated metal screens, or similar strategies as approved by the Director of Planning and Development Services; or 6. Use of fine-grained building materials, such as brick or wood shingles, not to exceed eight inches in either height or width. 2.a Packet Pg. 46 pg. 22 (iii) Compatible Rhythm and Pattern (a) Buildings shall express a vertical rhythm and pattern that reflects the size and scale of a housing unit and/or individual rooms and spaces. This may be achieved with building modulation to create vertically oriented facades (height greater than the width of the façade), façade articulation and fenestration repetitive vertically oriented patterns. Depending on the length of the façade, the following standards apply: 1. For continuous facades less than 100 feet in length, the façade shall have vertically oriented patterns of vertical recesses or projects, façade articulation, and/or fenestration. 2.a Packet Pg. 47 pg. 23 2. For continuous facades greater than 100 feet in length, the façade shall include either: a. A vertical recess or change in façade plane with a minimum 2 feet deep vertical shift modulation for a minimum 4 feet in width to establish a vertical rhythm or a unit between 20 to 50 feet in width; or b. A vertical recess or projection with a minimum depth of 2 feet that establishes the vertical rhythm housing units or individual rooms between 10 to 16 feet in width. (b) Residential mixed-use buildings shall express a vertical rhythm and pattern by meeting at least one of the following standards: 2.a Packet Pg. 48 pg. 24 1. Vertical Patterns and Modulation: Facades shall use vertical patterns of building modulation, façade articulation, and fenestration. 2. Horizontal Patterns and Modulation: Facades that use horizontal articulation and fenestration patterns shall use a vertical massing strategy with a minimum four feet wide and two feet deep vertical shift in modulation at least once every 50 feet of façade length. 2.a Packet Pg. 49 pg. 25 (c) Storefront uses shall express a vertical rhythm not to exceed 30 to 50 feet in width. (iv) Emphasize Building Elements and Massing (a) Building Entries Within Façade Design 1. Primary building entries shall be 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, such as mixed-use buildings: 8 feet in width c. Commercial building entry: 20 feet in width d. Storefront entry: six feet in width 2. Primary building entries (not inclusive of individual residential entries) shall include a façade modulation that includes at least one of the following: a. A recess or projection from the primary façade plane with a minimum depth of two feet. (b) Primary entries 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 these methods. Ground Floor Character (v) Storefront/Retail Ground Floors (a) Ground floor height shall be a minimum 14 feet floor-to-floor or shall maintain a 2nd floor datum line of an abutting building. (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 and solid base walls: If provided, shall measure between 12 and 30 inches from finished grade (d) Primary entries 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 these 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 and display windows. These elements should allow for light to enter the storefront through the transom windows and allow the weather protection feature to shade the display window. 2. Awnings may be fixed or retractable. 2.a Packet Pg. 50 pg. 26 (vi) Other Non-residential Ground Floors (a) Ground floor height shall be a minimum 14 feet floor-to-floor or shall match the 2nd floor datum line of an abutting building. (b) Transparency shall include a minimum 50 percent transparent glazing between 4 and 10 feet in height from sidewalk or terrace grade. (c) Primary entries 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 these methods. (D) Parking/Loading/Utilities (i) Entry Size: No more than 25% of the site frontage facing a street should be devoted to garage openings, carports, 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, with the exception of vehicular alleys, shall be lined with commercial or habitable uses with a minimum depth of 20 feet. (iii) Partially sub-grade parking shall not have an exposed façade that exceeds five feet in height above abutting grade at back of sidewalk. (a) Partially sub-grade parking shall be screened with continuous landscaping and shrubbery with minimum height of 3 feet and be within 10 feet of the sub-grade parking. 2.a Packet Pg. 51 pg. 27 18.24.070 Residential Entries (A) Intent Private entries into ground floor residential units shall be designed to provide: x human-scaled detailing x enhanced pedestrian experience x transition between public and private space x spaces for residents to gather and spend time outdoors x resident privacy (B) Objective Standards Ground Floor Unit Entries (i) Where ground floor residential unit entries are required, one or more of the following entry types shall be provided: (a) Stoop: 1. Stoops shall provide entry access for a maximum of two units; and 2. Stoop heights shall be within 1 step of finished floor height of adjacent unit; and 3. Stoop entry landings shall be a minimum 5 feet in depth; and 2.a Packet Pg. 52 pg. 28 4. The maximum stoop height from the back of sidewalk grade shall be 5 feet. (b) Porch: 1. Porches shall provide entry access for a maximum of one unit; and 2. Porch heights shall be within 1 step of finished floor height of adjacent unit; and 3. Porches shall be large enough so a 6-foot by 6-foot square can fit inside of a porch for each unit; and 4. The maximum porch floor height from the back of sidewalk grade shall be 5 feet. (c) Patio Entry 1. Patio entries may serve up to two units; and 2. Patios shall be large enough so a 5-foot by 5-foot square can fit inside of the patio for each unit; and 3. The Patio shall include at least one of the following features to define the transition between public and private space: a. A row of shrubs not exceeding 42 inches in height located between the sidewalk and the patio that assists with defining the edge between public and private space. Shrubs shall be at least one gallon in size and be planted a maximum of three feet on center; or b. A fence not to exceed 36 inches in height located between the sidewalk and the patio that assists with defining the edge between public and private 2.a Packet Pg. 53 pg. 29 space, with a gate or fence opening to provide access to the pedestrian route between the pedestrian way and the front door; or c. A metal, wood or stone wall not to exceed 36 inches in height located between the sidewalk and the patio that assists with defining the edge between public and private space with a gate or wall opening to provide access to the pedestrian route between the pedestrian way and the front door. A minimum 18-inch landscape strip shall be located between the wall and the abutting pedestrian way and entirely landscaped with ground cover, shrubs or other landscape living plant material. (d) Terrace: 1. A Terrace may serve multiple unit entries; and 2. The maximum Terrace height shall be 30 inches above the grade of the back of the adjacent sidewalk or accessway; and 3. Walls, fences and hedges on Terraces shall be a maximum of 42 inches tall and have a minimum transparency of 40 percent. 2.a Packet Pg. 54 pg. 30 (e) Frontage Court: 1. A Frontage Court may serve multiple unit entries; and 2. The minimum Frontage Court width along a primary frontage shall be 25 feet; and 3. The maximum Frontage Court width along a primary frontage shall be 50 percent of the facade length or 80 feet, whichever is less; and 4. The minimum Frontage Court depth shall be 25 feet; and 5. The maximum Frontage Court depth shall be 50 feet or a ratio not to exceed 2:1 depth to width. 18.24.080 Open Space (A) Intent To ensure that residents and visitors have access to usable open space and common facilities that provide recreational opportunities, promote a healthy environment, and enhance the experience of living in Palo Alto. Common and private open spaces should include the following characteristics: x Be integrated into the site access and building circulation strategy x Be generous in dimension to provide usable space x Provide landscape elements that will support the health of the plants and enhance the character of place x Promote public health x Be located to provide easy access to private and common building areas, protected from the activities of commercial areas, and balance privacy and noise impacts to neighboring uses x Promote sustainable practices and opportunities for green infrastructure x Promote community safety through eyes on the street 2.a Packet Pg. 55 pg. 31 (B) Objective Standards Private Open Space (i) If Private Open Spaces is provided, it shall meet the following standards: (a) Floor area shall include a clear space with a minimum dimension of a circle with a six-foot diameter. (b) Minimum clear height dimension of 8’-6” feet (c) Be accessed directly from a residential unit (d) Balconies shall not be located within the daylight plane (e) Notwithstanding subsection (a), ground floor patios shall meet the following minimum requirements: 1. RM-20 and RM-30 districts: Minimum 100 square feet of area, the least dimension of which is eight feet for at least 75% of the area 2. RM-40 districts: Minimum 80 square feet of area, the least dimension of which is six feet for at least 75% of the area 3. Street facing private open space on the ground floor shall meet the finished floor height for ground floor residential standards in section 18.24.040(iii)(a) Common Open Space (i) If Common Open Space is provided, it shall meet the following standards: 1. Minimum size of 200 square feet 2. Area shall include a space with a minimum dimension of a circle with a 10-foot diameter. 3. A minimum of 60% of the area shall be open to the sky and free of permanent weather protection or encroachments. Trellises and similar open-air features are permitted. 4. Notwithstanding subsection (1), courtyards enclosed on four sides shall have a minimum dimension of 40 feet and have a minimum courtyard width to building height ratio of 1:1.25 2.a Packet Pg. 56 pg. 32 5. Include places to sit 6. A minimum 20% of landscaping 7. Soil Depth: Planting in above grade courtyards shall have a minimum soil depth of 12 inches for ground cover, 20 inches for shrubs, and 36 inches for trees. 8. Rooftop Open Space: i. In order to qualify as usable open space, a rooftop garden shall meet the requirements set forth in Section 18.40.230. ii. Rooftop open spaces may fulfill usable open space requirements in the following districts: a. 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. a. 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 count as up to 60% of the required usable open space for the residential component of a project. 18.24.090 Materials (A) Intent To promote the use of high quality, durable, sustainable, and attractive materials that exhibit a sense of permanence and contribute to the aesthetic quality of the development and to the urban design fabric of the community. (B) Objective Standards Façade Materials (i) Primary, Secondary and Accent materials are allowed or prohibited as in the Residential and Residential Mixed-use Material List, which may be updated from time to time by the Director of Planning with a recommendation by the ARB. 2.a Packet Pg. 57 pg. 33 List on following page provided for informational purposes; will be posted to City’s website and not codified by ordinance. Residential and Residential Mixed-use Material List Material Maximum Usage % of façade area Brick (full dimensional) 100% Stone/masonry 100% Stucco/Cement Plaster 100% Glass (transparent, spandrel) 100% Finished wood, wood veneer, engineered wood, and wood siding 100% Factory or naturally finished flat, profiled, fluted, or ribbed metal panels 100% Fiber reinforced cement siding and panels 100% Terracotta 100% Concrete (poured in place or precast) 35% Concrete blocks with integral color (ground, polished, or glazed finishes) 35% Concrete blocks with integral color (split face finish) 35% Ceramic tile 35% Standing seam metal 35% Three Dimensional Glass 5% Corrugated metal 5% Vegetated wall panels or trellises 5% Vinyl siding Not Permitted T-111 Plywood Not Permitted Exterior Insulation Finishing System (EIFS) Not Permitted Plastic or vinyl fencing Not Permitted Chain link fencing Not Permitted 2.a Packet Pg. 58 pg. 34 18.24.100 Sustainability and Green Building Design (A) Intent To incorporate sustainability, green building, and environmental considerations into the project design and construction. Green building design aims for compatibility with the local environment: to protect, respect and benefit from it. In general, sustainable buildings are energy efficient, water conserving, durable and nontoxic, with high-quality spaces and high recycled content materials. The following considerations should be included in site and building design: x Optimize building orientation for thermal comfort, shading, daylighting, and natural ventilation, including operable windows x Design landscaping to create comfortable micro-climates and reduce heat island effects x Design landscaping with native species x Maximize onsite stormwater management through landscaping and permeable pavement x Use sustainable building materials x Design lighting, plumbing and equipment for efficient energy use x Create healthy indoor environments x Use creativity and innovation to build more sustainable environments. One example is establishing gardens with edible fruits, vegetables or other plants to satisfy a portion of project open space requirements (B) Objective Standards See Chapter 16.14: California Green Building Standards additional requirements for green building and sustainable design. Notwithstanding Section 18.24.010(c), these regulations may not be modified through alternative compliance. 2.a Packet Pg. 59 *NOTYETADOPTED* 1 0160046_20210427_ay16 OrdinanceNo.____ OrdinanceoftheCounciloftheCityofPaloAltoAmendingVariousChaptersofTitle18 (Zoning)toImplementObjectiveStandards,StreamlineProcessingofHousing DevelopmentApplications,andOtherwiseClarifytheZoningCode. TheCounciloftheCityofPaloAltoORDAINSasfollows: SECTION1.Findingsanddeclarations.TheCityCouncilfindsanddeclaresasfollows: SECTION2.Subdivisions(a)(102)and(a)(142)ofSection18.04.030(Definitions)ofChapter 18.04(Definitions)ofTitle18(Zoning)areamendedandanewSubdivision(a)(75.5)isaddedas follows: 18.04.030Definitions (a)Throughoutthistitlethefollowingwordsandphrasesshallhavethemeaningsascribedin thissection. [...] (102)“MultipleͲfamily(residential)use”meanstheuseofasiteforthreeormoredwelling units,whichmaybeinthesamebuildingorinseparatebuildingsonthesamesite.AsingleͲ familyortwoͲfamilyusewithoneormoreAccessoryDwellingUnitsshallnotbeconsidereda multipleͲfamilyuse. [...] (75.5)“Landscape/OpenSpaceCoverage”meanspermanentlymaintainedopenspacethat includesallUsableOpenSpace(seesubsection142),landscape,andotheruncoveredareas,but excludingparkingfacilities,driveways,utilityorserviceareas,orareaswithmechanical equipment. [...] (142)“Usableopenspace”meansoutdoororunenclosedareaontheground,oronaroof, balcony,deck,porch,patioorterrace,designedandaccessibleforoutdoorliving,recreation,or pedestrianaccess,orlandscaping,butexcludingparkingfacilities,driveways,utilityorservice areas,orareaswithmechanicalequipment.Usableopenspaceincludescommonopenspaces, suchascourtyardsandparkspaces,and/orprivateopenspaces,suchasbalconiesandpatios, dependingontherequirementsofthezoningdistrict. 2.b Packet Pg. 60 *NOTYETADOPTED* 2 0160046_20210427_ay16 Usableopenspacemaybecoveredifatleast50%openonthesides.Usableopenspaceshall besitedanddesignedtoaccommodateallgroupsincludingchildren,seniors,andotheradults, differentactivitiesincludingactiveandpassiverecreationanduses,andshouldbelocated convenienttotheintendedusers(e.g.,residents,employees,orpublic).Anyusableopenspace thatisnotlandscapedshallbedevelopedtoencourageoutdoorrecreationaluseandshall includeelementssuchasdecks,seating,decorativepavedareasandwalkwayswhichdonot serveasanentrancewalkway.Usableopenspaceshallbescreenedfromutilityorservice areas,andareaswithmechanicalequipment.Parking,drivewaysandrequiredparkinglot landscapingshallnotbecountedasusableopenspace. SECTION3.Section18.08.030(ReferencestoDistricts)ofChapter18.08(Designationand EstablishmentofDistricts)ofTitle18(Zoning)isamendedasfollows: 18.08.030ReferencestoDistricts Referencewithinthistitletoresidentialdistrictsgenerallyandasagrouping,includesall districtsidentifiedinthissection.Wherereferencesaremadetomorerestrictiveorless restrictiveresidentialdistricts,suchreferencesshallapplysequentiallybetweenthemost restrictiveandtheleastrestrictive. ResidentialDistrictRestrictiveReference REMostRestrictive LeastRestrictive RͲ1(20,000) RͲ110,000) RͲ1(8,000) RͲ1(7,000) RͲ1 RͲ2 RMD RMͲ20 RMͲ30 RMͲ40 SECTION4.Subsections(a),(b),(e),(f),(g),and(h)ofSection18.13.040(Development Standards)ofChapter18.13(MultipleFamilyResidential(RMͲ20,RMͲ30andRMͲ40)Districts) ofTitle18(Zoning)areamendedasfollows: 18.13.040DevelopmentStandards 2.b Packet Pg. 61 *NOTYETADOPTED* 3 0160046_20210427_ay16 (a)SiteSpecifications,BuildingSizeandBulk,andResidentialDensity ThesitedevelopmentregulationsinTable2shallapplyinthemultipleͲfamilyresidence districts,providedthatmorerestrictiveregulationsmayberecommendedbytheArchitectural ReviewBoardandapprovedbytheDirectorofPlanningandDevelopmentServices,pursuantto theregulationssetforthinChapter18.76,performancecriteriasetforthinChapter18.23,and thecontextͲbasedobjectivedesigncriteriastandardssetforthinSection18.13.060Chapter 18.24. Table2 MultipleFamilyResidentialDevelopmentTable RMͲ20RMͲ30RMͲ40Subjectto regulations in: MinimumSiteSpecifications SiteArea(ft2)8,500 SiteWidth(ft)70 SiteDepth(ft)100 SubstandardLotSpecifications SiteArea(ft2)Lessthan8,500squarefeetand/or lessthan70feetinwidth SiteWidth(ft) MinimumSetbacksSetbacklinesimposedbyaspecial setbackmappursuanttoChapter 20.08ofthiscodemayapply FrontYard(ft)20200Ͳ25(1) 18.13.040(b) Onarterialroadways,expressways,and freeways(1) 0Ͳ2025(1)0Ͳ2025(1)0Ͳ25(1) InteriorSideYards(ft) Forlotswithwidthof70feetorgreater101010 Forlotswithwidthoflessthan70feet6feet InteriorRearYards(ft)3101010 StreetSideandStreetRearYards(ft)16160Ͳ16(2) MaximumHeight(ft)303540 Maximumheightforthoseportionsofa sitewWithin50feetofamore restrictiveresidentialdistrictorasite containingaresidentialuseina nonresidentialdistrict 35 18.08.030 DaylightPlanes(7) • DaylightPlaneforsideandrearlot linesforsitesabuttinganyRͲ1,RͲ2, RMD,orRMͲ20districtorabuttinga sitecontainingasingleͲfamilyortwoͲ Commented [YA1]: Flexiblesetbacksareconvertedto objectiverequirements,withtheabilitytoseekanexceptionbased onARBrecommendation. Commented [YA2]: Appearstobeatypoinexistingcode 2.b Packet Pg. 62 *NOTYETADOPTED* 4 0160046_20210427_ay16 familyresidentialuseina nonresidentialdistrict: InitialHeight(ft)10 Angle(degrees)45 • DaylightPlaneforsideandrearlot linesforsitesabuttingaRMͲ30,RMͲ40, PlannedCommunity,ornonresidential districtthatdoesnotcontainasingleͲ familyortwoͲfamilyresidentialuse: Forlotswithwidthof70feetorgreaterNone Forlotswithwidthoflessthan70feet, limitedtothefirst10feetfromthe propertyline(nodaylightplanebeyond 10feet): InitialHeight(ft)10 Angle(degrees)45 MaximumSiteCoverage: Base35%40%45% Additionalareapermittedtobe coveredbycoveredpatiosor overhangsotherwiseincompliance withallapplicablelaws 5%5%5% MaximumFloorAreaRatio(FAR)(4)0.5:10.6:11.0:1 ResidentialDensity(units) Maximumnumberofunitsperacre(3)20304018.13.040(g) Minimumnumberofunitsperacre(8)111621 MinimumSiteLandscape/OpenSpace Coverage(5)(percent) 35302018.13.040(e) MinimumUsableOpenSpace(sfper unit)(5) 15015015018.24.040 Minimumcommonopenspace(sfper unit) 75757518.13.040(e) 18.24.040 Minimumprivateopenspace(sfper unit) 50505018.24.040 PerformanceCriteriaSeeprovisionsofChapter18.23Ch.18.23 LandscapeRequirements18.40.130 Parking(6)SeeprovisionsofChapters18.52 and18.54 Ch.18.52 Footnotes: (1) MinimumfrontsetbacksshallbedeterminedbytheArchitecturalReviewBoarduponreviewpursuantto criteriasetforthinChapter18.76andthecontextͲbasedcriteriaoutlinedinSection18.13.060.Arterial roadways,expressways,andfreewaysareidentifiedinMapTͲ5oftheComprehensivePlananddonotinclude residentialarterials.LessersetbacksmaybeallowedbythePlanningDirector,uponrecommendationbythe 2.b Packet Pg. 63 *NOTYETADOPTED* 5 0160046_20210427_ay16 ArchitecturalReviewBoardpursuanttocriteriasetforthinChapter18.76.Specialsetbacksofgreaterthan25 feetmaynotbereducedexceptuponapprovalofadesignenhancementexceptionorvariance. (2) LessersetbacksmaybeallowedbythePlanningDirector,uponrecommendationMinimumstreetside setbacksintheRMͲ40zonemaybefrom0to16feetandshallbedeterminedbytheArchitecturalReviewBoard uponreviewpursuanttocriteriasetforthinChapter18.76andthecontextͲbasedcriteriaoutlinedinSection 18.13.060. (3) Providedthat,foranylotof5,000squarefeetorgreater,twounitsareallowed,subjecttocompliancewith allotherdevelopmentregulations. (4) CoveredparkingisnotincludedasfloorareainmultiͲfamilydevelopment,uptoamaximumof230square feetperrequiredparkingspacethatiscovered.Coveredparkingspacesinexcessofrequiredparkingspaces countasfloorarea. (5) SubjecttothelimitationsofSection18.13.040(e).Usableopenspaceisincludedaspartoftheminimumsite landscape/openspacecoverage;requiredusableopenspaceinexcessoftheminimumrequiredforcommon andprivateopenspacemaybeusedaseithercommonorprivateusableopenspace;landscapingmaycount towardstotalsitelandscape/openspacecoverageafterusableopenspacerequirementsaremet. (6) Tandemparkingisallowedforanyunitrequiringtwoparkingspaces,providedthatbothspacesintandem areintendedforusebythesameresidentialunit.Forprojectswithmorethanfour(4)units,notmorethan25% oftherequiredparkingspacesshallbeinatandemconfiguration. (6) Eachdaylightplaneappliesspecificallyandseparatelytoeachpropertylineaccordingtotheadjacentuse. (7) TheminimumdensityforasitemaybereducedbytheDirectorif,aftertheproposalisreviewedbythe ArchitecturalReviewBoard,theDirectorfindsthatexistingsiteimprovementsorotherparcelconstraints, precludethedevelopmentfrommeetingtheminimumdensity.AsitewithanexistingsingleͲfamilyuseortwoͲ familyusemayberedevelopedattheexistingdensity,eithersingleͲfamilyortwoͲfamilyasapplicable.An existingorreplacedsingleͲfamilyortwoͲfamilyresidenceshallnotbeconsideredanonconforminguse,andthe provisionsofChapter18.70shallnotapply,solelybasedontheminimumdensityrequirement. (b) Setbacks,DaylightPlanesandHeightͲAdditionalRequirementsandExceptions (1) Setbacks (A) Setbacksforlotlinesadjacenttoanarterialstreet,expresswayor freeway,asdesignatedinthePaloAltoComprehensivePlan,shallbeaminimumof twentyͲfivefeet(25'),exceptthatlessersetbacksmaybeallowedorrequiredbythe PlanningDirector,uponrecommendationbytheArchitecturalReviewBoard,where prescribedbythecontextͲbasedcriteriaoutlinedinSection18.13.060.Special setbacksofgreaterthan25feetmaynotbereducedexceptuponapprovalofa designenhancementexceptionorvariance. (B) Requiredparkingspacesshallnotbelocatedinarequiredfrontyard, norinthefirsttenfeet(10')adjoiningthestreetpropertylineofarequiredstreet sideyard. (C) Projectionsintoyardsarepermittedonlytotheextentallowedby Section18.40.070ofthiscode. (2) HeightandDaylightPlanes (A) Exceptionstomaximumheightlimitationsarepermittedonlytothe extentallowedbySection18.40.090ofthiscode. (B) Thefollowingfeaturesmayextendbeyondthedaylightplane establishedbytheapplicabledistrict,providedthatsuchfeaturesdonotexceed theheightlimitforthedistrictunlesspermittedtobySection18.40.090ofthis code: i. Televisionandradioantennas; Commented [YA3]: MovedtoTableandfootnotes. 2.b Packet Pg. 64 *NOTYETADOPTED* 6 0160046_20210427_ay16 ii. Chimneysandfluesthatdonotexceed5feetinwidth,providedthat chimneysdonotextendpasttherequireddaylightplaneadistanceexceedingthe minimumallowedpursuanttoChapter16.04ofthiscode. iii. Cornicesandeaves,excludingflatorcontinuouswallsorenclosuresof usableinteriorspace,providedsuchfeaturesdonotextendpastthedaylight planemorethan4feet,andsolongastheydonotencroachintothesidesetback greaterthan2feet. [...] (e) UsableOpenSpace Thefollowingusableopenspaceregulationsshallapply: (1) RequiredMinimumSiteOpenSpace.Eachsiteshall,ataminimum,haveaportionofthe site,asprescribedinTable2,developedintopermanentlymaintainedopenspace.Siteopen spaceincludesallusableopenspacepluslandscapeorotheruncoveredareasnotusedfor driveways,parking,orwalkways. (2) UsableOpenSpace(PrivateandCommon).Eachprojectshall,ataminimum,havea portionofthesite,asprescribedinTable2,developedintopermanentlymaintainedusable openspace,includingprivateandcommonusableopenspaceareas.Usableopenspaceshall belocatedprotectedfromtheactivitiesofcommercialareasandadjacentpublicstreetsand shallprovidenoisebufferingfromsurroundinguseswherefeasible. (A) PrivateUsableOpenSpace.Eachdwellingunitshallhaveatleastoneprivateusable openspaceareacontiguoustotheunitthatallowstheoccupantsoftheunitthepersonal useoftheoutdoorspace.Theminimumsizeofsuchareasshallbeasfollows: (i) Balconies(abovegroundlevel):50squarefeet,theleastdimensionofwhichshallis 6feet. (ii) PatiosoryardsintheRMͲ20andRMͲ30districts:100squarefeet,theleast dimensionofwhichis8feetforatleast75%ofthearea.ara. (iii) PatiosoryardsintheRMͲ40district:80squarefeet,theleastdimensionofwhichis 6feetforatleast75%ofthearea. (B) CommonUsableOpenSpace.Theminimumdesignatedcommonopenspaceareaon thesiteshallbe10feetwideandeach suchdesignatedareashallcompriseaminimumof200squarefeet.IntheRMͲ30andRMͲ40 districts,partoralloftherequiredprivateusableopenspaceareasmaybeaddedtothe requiredcommonusableopenspaceinadevelopment,forpurposesofimproveddesign, privacy,protectionandincreasedplayareaforchildren,uponarecommendationofthe ArchitecturalReviewBoardandapprovaloftheDirector. (e)HousingIncentiveProgram (1) ForaprojectonasitenorthofPageMillRoadandeligibleforthePTOD overlay,theDirectormaywaivethefloorarearatio(FAR)limitandthemaximumsite coveragerequirementaftertheprojectwiththeproposedwaiverorwaiversis reviewedbytheArchitecturalReviewBoard,iftheDirectorfindsthataproject exceedingthesestandardsisconsistentwiththerequiredarchitecturalreviewfindings. Commented [JE4]: Integratedintothenew18.24.080design standardssectionand18.04definitions. 2.b Packet Pg. 65 *NOTYETADOPTED* 7 0160046_20210427_ay16 InnoeventshalltheDirectorapproveanonͲresidentialFARthatexceedsthebase standardinTable2oratotalFAR(includingbothresidentialandnonͲresidentialFAR)in excessof2.0. (2) Fora100%affordablehousingprojectonasitenorthofPageMillRoadand eligibleforthePTODoverlay,theDirectormaywaiveanydevelopmentstandard includingparkingaftertheprojectwiththeproposedwaiverorwaiversisreviewedby theArchitecturalReviewBoard,iftheDirectorfindsthataprojectwithsuchwaiveror waiversisconsistentwiththerequiredarchitecturalreviewfindings.Innoeventshall theDirectorapprovedevelopmentstandardsmorepermissivethanthestandards applicabletotheAffordableHousing(AH)IncentivePrograminChapter18.32.A"100% affordablehousingproject"asusedhereinmeansamultipleͲfamilyhousingormixedͲ useprojectinwhichtheresidentialcomponentconsistsentirelyofaffordableunits,as definedinSection16.65.020ofthiscode,availableonlytohouseholdswithincome levelsatorbelow120%oftheareamedianincome,asdefinedinSection16.65.020, andwheretheaveragehouseholdincomedoesnotexceed60%oftheareamedian incomelevel,exceptforabuildingmanager'sunit. (3) Thisprogramisalocalalternativetothestatedensitybonuslaw,and therefore,aprojectutilizingthisprogramshallnotbeeligibleforadensitybonusunder Chapter18.15(ResidentialDensityBonus). (f) PersonalServices,RetailServices,andEatingandDrinkingServicesintheRMͲ30and RMͲ40Districts Withinasingleresidentialdevelopmentcontainingnotlessthan40dwellingunits, personalservices,retailservices,andeatinganddrinkingservicessolelyofaneighborhoodͲ servingnaturetoresidentsinthedevelopmentorinthegeneralvicinityoftheprojectmay bealloweduponapprovalofaconditionalusepermit,subjecttothefollowinglimitations andtosuchadditionalconditionsasmaybeestablishedbytheconditionalusepermit: (1) Totalgrossfloorareaofallsuchusesshallnotexceed5,000squarefeetor threepercentofthegrossresidentialfloorareawithinthedevelopment,whicheveris smaller,andmaynotoccupyanylevelotherthanthegroundlevelorbelowgrade levels. (2) Amaximumof2,500squarefeetofretailand/orserviceand/oreatingand drinkingusesshallbeallowedperestablishment. (3) Personalservices,retailservices,andeatinganddrinkingservicesprovidedin accordancewiththissectionshallnotbeincludedinthegrossfloorareaforthesite. (4) Theconditionalusepermitfortheprojectmayprecludecertainusesand shallincludeconditionsthatareappropriatetolimitimpactsofnoise,lighting,odors, parkingandtrashdisposalfromtheoperationofthecommercialestablishment.The hoursofoperationshallbelimitedtoassurecompatibilitywiththeresidentialuseand surroundingresidentialuses. (5) AllowableNeighborhoodͲServingUses.AneighborhoodͲservinguseprimarily servesindividualconsumersandhouseholds,notbusinesses,isgenerallypedestrian orientedindesign,anddoesnotgeneratenoise,fumesortrucktrafficgreaterthanthat typicallyexpectedforuseswithalocalcustomerbase.AneighborhoodͲservinguseis 2.b Packet Pg. 66 *NOTYETADOPTED* 8 0160046_20210427_ay16 alsoonetowhichasignificantnumberoflocalcustomersandclientscanwalk,bicycleor travelshortdistances,ratherthanrelyingprimarilyonautomobileaccessortheprovider ofthegoodsorservicestravelingoffͲsite.AllowableneighborhoodͲservingpersonal services,retailservicesandeatinganddrinkingservicesmayinclude,butarenotlimited to,"agent"drycleaners,flowershops,conveniencegrocerystores(excludingliquor stores),delicatessens,cafes,fitnessfacilities,daycarefacilities,andsimilarusesfound bythePlanningDirectortobecompatiblewiththeintentofthisprovision. (6) Signprograms,includingsize,number,color,placement,etc.shallbepermitted onlyasspecifiedintheconditionalusepermitandbythePlanningDirectorupon recommendationoftheArchitecturalReviewBoard (7) OffͲstreetparkingandbicyclefacilities,inadditiontofacilitiesrequiredfor residentialuses,shallbeprovidedasmaybespecifiedbytheconditionalusepermit. However,thereshallnotbelessthanoneparkingspaceforeachemployeeworkingor expectedtobeworkingatthesametime. (8)(6)Foranyproject,otherthana100%affordablehousingproject,containingforty (40)orgreaterunitsandlocatedmorethan500feetfromneighborhoodcommercial services,asdeterminedbytheDirector,aminimumof1,500squarefeetof neighborhoodservingretail,personalservice,and/oreatingordrinkingusesshallbe provided,subjecttotheabovelimitations.Noconditionalusepermitisrequired,butthe commercialuseshallbereviewedbytheArchitecturalReviewBoardaspartofthe architecturalreviewapproval.Aminimumofoneparkingspaceforeachemployee workingorexpectedtobeworkingatthesametimeshallbeprovided.A"100% affordablehousingproject"asusedhereinmeansamultipleͲfamilyhousingproject consistingentirelyofaffordableunits,asdefinedinSection16.65.020ofthiscode, availableonlytohouseholdswithincomelevelsatorbelow120%oftheareamedian incomeforSantaClaraCounty,asdefinedinChapter16.65,andwheretheaverage householdincomedoesnotexceed80%oftheareamedianincomelevel,exceptfora buildingmanager'sunit. (g) RedevelopmentofSiteswithNonͲcomplyingDensity Foraparcelwitharesidentialusethatexceedsthemaximumunitdensityofthe applicablezoningdistrict,theDirectormaygrantanexceptiontothemaximumunitdensity standardandallowtheparceltoberedevelopedtoreplacethelegallyestablished residentialunitsattheexistingdensity,subjecttoallofthefollowing: (1) Theapplicantmustmaketherequestforexceptionunderthisprovisionat thetimeofprojectapplication; (2) Theprojectisaresidentialrentalproject; (3) Theprojectcomplieswithallotherapplicabledevelopmentstandards;and (4) TheprojectshallnotbeeligibleforadensitybonusunderChapter18.15 (ResidentialDensityBonus).Theapplicantmustelectwhethertoutilizestatedensity bonuslawortheexceptiondescribedhereinasanalternativetostatedensitybonus law. (h) GeneralStandards,Exceptions,andPerformanceCriteria Commented [YA5]: RedundantwiththeSignOrdinance Commented [YA6]: ParkingregulationsconsolidatedinPAMC 18.52 2.b Packet Pg. 67 *NOTYETADOPTED* 9 0160046_20210427_ay16 Inadditiontoallotherprovisionsofthischapter,allmultiͲfamilydevelopmentshallcomply withapplicableprovisionsofChapter18.2340(PerformanceCriteriaforMultipleFamily, Commercial,ManufacturingandPlannedCommunityDistricts(GeneralStandardsand Exceptions). SECTION5.Subsection(c)ofSection18.13.050(VillageResidentialDevelopment)ofChapter 18.13(MultipleFamilyResidential(RMͲ20,RMͲ30andRMͲ40)Districts)ofTitle18(Zoning)is amendedandSubsection(f)isaddedasfollows: 18.13.050VillageResidentialDevelopment [...] (c) DevelopmentStandards Table3specifiesthedevelopmentstandardsfornewVillageResidentialdevelopmentsthat provideforindividuallotsestablishedforsaleofonehousingunitonalot.These developmentsshallbedesignedandconstructedincompliancewiththefollowing requirementsandtheobjectivedesignstandardsinChapter18.24contextͲbaseddesign criteriaoutlinedinSection18.13.060,providedthatmorerestrictiveregulationsmaybe recommendedbythearchitecturalreviewboardandapprovedbythedirectorofplanning andcommunityenvironment,pursuanttoSection18.76.020: Table3 VillageResidentialDevelopmentTable VillageResidentialSubjecttoregulationsin: MinimumSiteSpecifications SiteArea(ft2)6,000 SiteWidth(ft)50 SiteDepth(ft)100 MinimumSetbacks RMͲ20developmentstandards applytoperimeterofsite MinimumLot Specifications(1) LotArea(ft2),Attached Units 1,500 LotArea(ft2),Detached Units 2,500 MaximumLotArea(ft2)4,000 Frontlotsetback(ft)5 Rearlotsetback(ft)3 Sidelotsetback(ft)0 2.b Packet Pg. 68 *NOTYETADOPTED* 10 0160046_20210427_ay16 Distancebetweendetached units(ft) 3 MaximumHouseSize(ft2)2,500(2) MaximumHeight(ft)30 DaylightPlanes RMͲ20developmentstandards applytoperimeterofsite MaximumSiteCoverage RMͲ20development standardsapplytoentiresite MaximumFloorArea Ratio(FAR)(3) 0.5:1appliedtoentiresite MaximumResidentialDensity (units) Maximumnumberofunits peracre 12 MinimumSiteLandscape/ OpenSpaceCoverage(4) 35%ofentiresite18.13.04018.13.040(e) MinimumUsableOpen Space(perunit)(3) 300sq.ft.18.24.040 MinimumCommonOpen Space(perunit) Norequirement18.13.040(e) 18.24.040 MinimumPrivateOpenSpace (perunit) 100sq.ft.18.24.040 PerformanceCriteriaCh.18.23 LandscapeRequirements18.40.130 Parking(5)SeeprovisionsofChapter 18.52 Ch.18.52 Footnotes: (1) IndividuallotsarecreatedbysubdividingthedevelopmentsitetocreateoneforͲsalelotperdwellingunit. Overalldevelopmentintensity(FAR,sitecoverage,landscape/openspace)shallbecalculatedacrosstheentire sitetocomplywithRMͲ20zonestandards,andsetbacksanddaylightplanesattheperimeterofthesiteshall complywithRMͲ20setbacksanddaylightplanes.ForcommonͲownershipdevelopmentssuchas condominiumsandapartments,theunderlyingmultipleͲfamilyzonedistrictdevelopmentstandardsshall apply. (2) Coveredparkingthatisattachedtotheresidenceshallbeincludedinthemaximumhousesize. (3) CoveredparkingisnotincludedasfloorareainmultiͲfamilydevelopment,uptoamaximumof230square feetperrequiredparkingspacethatiscovered.Coveredparkingspacesinexcessofrequiredparkingspaces countasfloorarea. (4) SubjecttothelimitationsofSection18.13.040(e).Usableopenspaceisincludedaspartoftheminimum sitelandscape/openspacecoverage;requiredusableopenspaceinexcessoftheminimumrequiredfor commonandprivateopenspacemaybeusedaseithercommonorprivateusableopenspace;landscaping maycounttowardstotalsitelandscape/openspacecoverageafterusableopenspacerequirementsaremet. (5) Tandemparkingisallowedforanyunitrequiringtwoparkingspaces,providedthatbothspacesintandem areintendedforusebythesameresidentialunit.Forprojectswithmorethanfour(4)units,notmorethan 25%oftherequiredparkingspacesshallbeinatandemconfiguration. 2.b Packet Pg. 69 *NOTYETADOPTED* 11 0160046_20210427_ay16 [...] (f)GeneralStandards,Exceptions,andPerformanceCriteria Inadditiontoallotherprovisionsofthischapter,allmultiͲfamilydevelopmentshallcomply withapplicableprovisionsofChapter18.40GeneralStandardsandExceptions). SECTION6.Section18.13.060(MultipleFamilyContextͲBasedDesignCriteria)ofChapter18.13 (MultipleFamilyResidential(RMͲ20,RMͲ30andRMͲ40)Districts)ofTitle18(Zoning)isdeleted initsentiretyandrestatedtoreadasfollows: 18.13.060MultipleFamilyContextͲBasedObjectiveDesignCriteriaStandards Inadditiontothestandardsfordevelopmentprescribedabove,alldevelopmentintheRM districtsshallcomplywithapplicablestandardsand/orintentstatementsoutlinedinChapter 18.24,asdefinedtherein. SECTION7.Subsections(a),(b),(f),(i)and(k)ofSection18.16.060(DevelopmentStandards)of Chapter18.16(Neighborhood,Community,AndServiceCommercial(CN,CCAndCS)Districts) ofTitle18(Zoning)areamendedasfollows: 18.16.060DevelopmentStandards (a) ExclusivelyNonͲResidentialUses Table3specifiesthedevelopmentstandardsforexclusivelynonͲresidentialusesand alterationstononͲresidentialusesorstructuresintheCN,CC,CC(2)andCSdistricts.These developmentsshallbedesignedandconstructedincompliancewiththefollowing requirementsandtheobjectivedesignstandardsinChapter18.24contextͲbaseddesign criteriaoutlinedinSection18.16.090,providedthatmorerestrictiveregulationsmaybe recommendedbythearchitecturalreviewboardandapprovedbythedirectorofplanning andcommunityenvironment,pursuanttoSection18.76.020. Table3 ExclusivelyNonͲresidentialDevelopmentStandards CN CC CC(2) CS Subjectto regulationsin Section MinimumSite Specifications SiteArea(ft2) SiteWidth(ft) SiteDepth(ft) NoneRequired MinimumSetbacks Commented [YA7]: Replacedwithnew18.24DesignStandards 2.b Packet Pg. 70 *NOTYETADOPTED* 12 0160046_20210427_ay16 FrontYard(ft) 0Ͳ10'to createan 8'Ͳ12' effective sidewalk width(1), (2),(8) None Required (8) 0Ͳ10'to createan 8'Ͳ12' effective sidewalk width(1), (2),(8) 0Ͳ10'to createan8' Ͳ12' effective sidewalk width(1), (2),(8) Setbacklines imposedbya specialsetback mappursuantto Chapter 20.08ofthiscode RearYard(ft)Nonerequired InteriorSideYard (ft) StreetSideYard(ft)20'(2)Nonerequired MinimumYard(ft) forlotlinesabutting oropposite residentialdistricts orresidentialPC districts 10'(2) 10'(2) 10'(2) 10'(2) BuildͲToͲLines50%offrontagebuilttosetback(7) 33%ofsidestreetbuilttosetback(7) Minimumsetbacks fromalleysfor structuresother thanpublicparking garages(ft)(3) Cornerlots,from rearlotlineonthe alley Notapplicable 8' Not applicable Cornerlots,from sidelotlineonthe alley None Alllotsotherthan cornerlots 20' MaximumSite Coverage 50%NoneRequired MaximumHeight(ft) Standard 25'and2 stories 50'37'(4) 50' Anyportionof structurewithin50 feetofaresidential zonedistrict(other thananRMͲ40orPC zone)Within150ft.of 35' 35' 35' 18.08.030 Commented [YA8]: Thishasbeenidentifiedasaconfusing standardforCitystaffandapplicants.Revisedlanguageinalldev stdtablestoprovideaclearandconsistentrequirementtoreduce theheightofanyportionofthestructurethatiswithin50feetofa lowerͲdensityresidentialzone.Ifthestructureoraportionofthe structureismorethan50feetfromthelowerdensitydistrictthen theycouldadheretotheregularheightstandard. 2.b Packet Pg. 71 *NOTYETADOPTED* 13 0160046_20210427_ay16 aresidentialdistrict (otherthananRMͲ40 orPCzone)abutting orlocatedwithin50 feetofthesite MaximumFloorArea Ratio(FAR) 0.4:12.0:1 0.4:118.18.060(e) MaximumFloorArea Ratio(FAR)for Hotels N/AͲ(5)2.0:1 2.0:118.18.060(d) DaylightPlaneforlot lines abuttingoneor moreresidential zonedistrictsother thananRMͲ40orPC zone InitialHeightatside orrearlotline(ft) Ͳ(6)Ͳ(6)Ͳ(6)Ͳ(6) SlopeͲ(6)Ͳ(6)Ͳ(6)Ͳ(6) Footnotes: (1) Noparkingorloadingspace,whetherrequiredoroptional,shallbelocatedinthefirst10feetadjoiningthe streetpropertylineofanyrequiredyard. (2) Anyminimumfront,streetside,orinterioryardshallbeplantedandmaintainedasalandscapedscreen excludingareasrequiredforaccesstothesite.Asolidwallorfencebetween5and8feetinheightshallbe constructedalonganycommoninteriorlotline. (3) Nosetbackfromanalleyisrequiredforapublicparkinggarage. (4) Asmeasuredtothepeakoftherooforthetopofaparapet;penthousesandequipmentenclosuresmay exceedthisheightlimitbyamaximumoffivefeet,butshallbelimitedtoanareaequaltonomorethanten percentofthesiteareaandshallnotintrudeintothedaylightplane. (5) Seeadditionalregulationsinsubsection(e)ofthisSection18.16.050. (6) Theinitialheightandslopeshallbeidenticaltothoseofthemostrestrictiveresidentialzoneabuttingthe sitelineinquestion. (7) TwentyͲfiveͲfootdrivewayaccesspermittedregardlessoffrontage;buildͲtorequirementdoesnotapplyto CCdistrict. (8) A12ͲfootsidewalkwidthisrequiredalongElCaminoRealfrontage. (b) MixedUseandResidential Table4specifiesthedevelopmentstandardsfornewresidentialmixedusedevelopments andresidentialdevelopments.Thesedevelopmentsshallbedesignedandconstructedin compliancewiththefollowingrequirementsandtheobjectivedesignstandardsinChapter 18.24.andthecontextͲbaseddesigncriteriaoutlinedinSection18.16.090,providedthatmore restrictiveregulationsmayberecommendedbythearchitecturalreviewboardandapproved bythedirectorofplanningandcommunityenvironment,pursuanttoSection18.76.020. Table4 2.b Packet Pg. 72 *NOTYETADOPTED* 14 0160046_20210427_ay16 MixedUseandResidentialDevelopmentStandards CNCCCC(2)CSSubjectto regulationsin: MinimumSite Specifications SiteArea(ft2) Nonerequired SiteWidth(ft) SiteDepth(ft) MinimumSetbacks Setbacklines imposedbya specialsetback mappursuantto Chapter20.08of thiscodemay apply FrontYard(ft) 0'Ͳ10'to createan 8'Ͳ12' effective sidewalk width(8) None Required (8) 0'Ͳ10'to createan 8'Ͳ12' effective sidewalk width(8) 0'Ͳ10'to createan8' Ͳ12' effective sidewalk width(8) RearYard(ft)10'forresidentialportion;norequirement forcommercialportion RearYardabutting residentialzonedistrict(ft) 10' InteriorSideYardif abuttingresidentialzone district(ft) 10' StreetSideYard(ft)5' BuildͲtoͲLines 50%offrontagebuilttosetback(1) 33%ofsidestreetbuilttosetback(1) PermittedSetback Encroachments Balconies,awnings,porches,stairways,and similarelementsmayextendupto6'intothe setback.Cornices,eaves,fireplaces,and similararchitecturalfeatures(excludingflat orcontinuouswallsorenclosuresofinterior space)mayextendupto4'intothefrontand rearsetbacksandupto3'intointeriorside setbacks MaximumSiteCoverage50%50%100%50% Minimum Landscape/OpenSpace Coverage 35%30%20%30% 2.b Packet Pg. 73 *NOTYETADOPTED* 15 0160046_20210427_ay16 UsableOpenSpace (Privateand/orCommon) 150sqftperunit(2)18.24.040 MaximumHeight(ft) Standard35'(4)50'37'50' Within50feetofa residentialdistrict(other thananRMͲ40orPCzone) Within150ft.ofa residentialzonedistrict (otherthananRMͲ40orPC zone)abuttingorlocated within50feetoftheside 35' 35'(5) 35'(5) 35'(5) 18.08.030 DaylightPlaneforlotlines abuttingoneormore residentialzoningdistricts Daylightplaneheightandslopeshallbe identicaltothoseofthemostrestrictive residentialzoningdistrictabuttingthelotline ResidentialDensity (net)(3) 15or20(9)SeesubͲ section (e)below No maximum 3018.16.060(i) SitesonElCaminoRealNo maximum No maximum MaximumResidential FloorAreaRatio(FAR) 0.5:1(4)0.6:10.6:1 MaximumNonresidential FloorArea 0.4:12.0:10.4:1 Ratio(FAR) TotalMixedUseFloor AreaRatio(FAR) 0.9:1(4)2.0:11.0:1 MinimumMixedUse GroundFloorCommercial FAR(6) 0.15:1(10)0.15:1(10 ) 0.25:1(7)( 10) 0.15:1(10) ParkingSeeChapters18.52and18.54(Parking)18.52,18.54 Footnotes: (1) TwentyͲfiveͲfootdrivewayaccesspermittedregardlessoffrontage;buildͲtorequirementdoesnotapply toCCdistrict. (2) Reserved.Requiredusableopenspace:(1)maybeanycombinationofprivateandcommonopenspaces;(2) doesnotneedtobelocatedontheground(butrooftopgardensarenotincludedasopenspaceexceptas providedbelow);(3)minimumprivateopenspacedimensionsixfeet;and(4)minimumcommonopenspace dimensiontwelvefeet. ForCNandCSsitesonElCaminoRealandCC(2)sitesthatdonotabutasingleͲortwoͲfamilyresidentialuseor zoningdistrict,rooftopgardensmayqualifyasusableopenspaceandmaycountasupto60%oftherequired usableopenspacefortheresidentialcomponentofaproject.Inordertoqualifyasusableopenspace,the rooftopgardenshallmeettherequirementssetforthinSection18.40.230. (3) Residentialdensityshallbecomputedbaseduponthetotalsitearea,irrespectiveofthepercentofthe sitedevotedtocommercialuse. (4) ForCNsitesonElCaminoReal,heightmayincreasetoamaximumof40feetandtheFARmayincreaseto Commented [YA9]: Thishasbeenidentifiedasaconfusing standardforCitystaffandapplicants.Revisedlanguageinalldev stdtablestoprovideaclearandconsistentrequirementtoreduce theheightofanyportionofthestructurethatiswithin50feetofa lowerͲdensityresidentialzone.Ifthestructureoraportionofthe structureismorethan50feetfromthelowerdensitydistrictthen theycouldadheretotheregularheightstandard. Commented [JE10]: Integratedintothenewdesignstandards section. 2.b Packet Pg. 74 *NOTYETADOPTED* 16 0160046_20210427_ay16 amaximumof1.0:1(0.5:1fornonresidential,0.5:1forresidential). (5) ForsitesabuttinganRMͲ40zonedresidentialdistrictoraresidentialPlannedCommunity(PC)district, maximumheightmaybeincreasedto50feet. (6) Groundfloorcommercialusesgenerallyincluderetail,personalservices,hotelsandeatinganddrinking establishments.Officeusesmaybeincludedonlytotheextenttheyarepermittedingroundfloorregulations. (7) IflocatedintheCaliforniaAvenueParkingAssessmentDistrict. (8) A12ͲfootsidewalkwidthisrequiredalongElCaminoRealfrontage. (9) Residentialdensitiesupto20units/acreareallowedonCNzonedhousinginventorysitesidentifiedinthe HousingElement.OtherCNzonedsitesnotlocatedonElCaminoRealaresubjecttoamaximumresidential densityofupto15units/acre. (10) IntheCC(2)zoneandonCNandCSzonedsitesonElCaminoReal,thereshallbenominimummixeduse groundfloorcommercialFARforaresidentialproject,excepttotheextentthattheretailpreservation requirementsofSection18.40.180ortheretailshopping(R)combiningdistrict(Chapter18.30(A))applies. (1) Nonresidentialusesthatinvolvetheuseorstorageofhazardousmaterialsin excessoftheexemptquantitiesprescribedinTitle15oftheMunicipalCode,including butnotlimitedtodrycleaningplantsandautorepair,areprohibitedinamixeduse developmentwithresidentialuses. (2) Residentialmixedusedevelopmentisprohibitedonanysitedesignatedwith anAutomobileDealership(AD)CombiningDistrictoverlay. [...] (f) SizeofEstablishmentsintheCNDistrict IntheCNdistrict,permittedcommercialusesshallnotexceedthefloorareaper individualuseorbusinessestablishmentshowninTable5.Suchusesmaybeallowedto exceedthemaximumestablishmentsize,subjecttoissuanceofaconditionalusepermit inaccordwithSection18.76.010.Themaximumestablishmentsizeforanyconditional useshallbeestablishedbythedirectorandspecifiedintheconditionalusepermitfor suchuse. TABLETable5 MAXIMUMSIZEOFESTABLISHMENT TypeofEstablishmentMaximumSize(ft2) PersonalServices2,500 Retailservices,exceptgrocerystores15,000 Grocerystores20,000 Eatinganddrinkingservices5,000 Neighborhoodbusinessservices2,500 [...] (i) ReservedRecyclingStorage Allnewdevelopment,includingapprovedmodificationsthataddthirtypercentormorefloor areatoexistinguses,shallprovideadequateandaccessibleinteriorareasorexteriorenclosures 2.b Packet Pg. 75 *NOTYETADOPTED* 17 0160046_20210427_ay16 forthestorageofrecyclablematerialsinappropriatecontainers.Thedesign,constructionand accessibilityofrecyclingareasandenclosuresshallbesubjecttoapprovalbythearchitectural reviewboard,inaccordancewithdesignguidelinesadoptedbythatboardandapprovedbythe citycouncilpursuanttoSection18.76.020. [...] (k) HousingIncentiveProgram a. ForanexclusivelyresidentialorresidentialmixedͲuseprojectintheCC(2) zone,onaCCzonedsitenorthofPageMillRoadandeligibleforthePTODoverlay,or onCNorCSzonedsitesonElCaminoReal,theDirectormaywaivetheresidentialfloor arearatio(FAR)limitandthemaximumsitecoveragerequirementaftertheproject withtheproposedwaiverorwaiversisreviewedbytheArchitecturalReviewBoard,if theDirectorfindsthataprojectexceedingthesestandardsisconsistentwiththe requiredarchitecturalreviewfindings.InnoeventshalltheDirectorapprovea commercialFARthatexceedsthestandardinTable4ofSection18.16.060(b)oratotal FAR(includingbothresidentialandcommercialFAR)inexcessof2.0intheCC(2)zone or1.5intheCNorCSzone. b. Fora100%affordablehousingprojectintheCC(2)zone,onaCCzonedsite northofPageMillRoadandeligibleforthePTODoverlay,oronCNorCSzonedsiteson ElCaminoReal,theDirectormaywaiveanydevelopmentstandardincludingparking aftertheprojectwiththeproposedwaiverorwaiversisreviewedbytheArchitectural ReviewBoard,iftheDirectorfindsthataprojectwithsuchwaiverorwaiversis consistentwiththerequiredarchitecturalreviewfindings.InnoeventshalltheDirector approvedevelopmentstandardsmorepermissivethanthestandardsapplicabletothe AffordableHousing(AH)CombiningDistrictIncentivePrograminChapter18.3230(J).A "100%affordablehousingproject"asusedhereinmeansamultipleͲfamilyhousingor mixedͲuseprojectinwhichtheresidentialcomponentconsistsentirelyofaffordable units,asdefinedinSection16.65.020ofthiscode,availableonlytohouseholdswith incomelevelsatorbelow120%oftheareamedianincome,asdefinedinSection 16.65.020,andwheretheaveragehouseholdincomedoesnotexceed60%ofthearea medianincomelevel,exceptforabuildingmanager'sunit. c. Thisprogramisalocalalternativetothestatedensitybonuslaw,and therefore,aprojectutilizingthisprogramshallnotbeeligibleforadensitybonusunder Chapter18.15(ResidentialDensityBonus). [...] SECTION8.Section18.16.080(PerformanceStandards)ofChapter18.16(Neighborhood, Community,AndServiceCommercial(CN,CCAndCS)Districts)ofTitle18(Zoning)isamended asfollows: 18.16.080GeneralStandards,Exceptions,andPerformanceStandards Commented [YA11]: Thissectionmovedto18.40. 2.b Packet Pg. 76 *NOTYETADOPTED* 18 0160046_20210427_ay16 Inadditiontothestandardsfordevelopmentprescribedabove,alldevelopmentintheCN,CS, CC,andCC(2)districtsshallcomplywiththeperformancecriteria,generalstandards,and exceptionsoutlinedinChapter18.2340oftheZoningOrdinance.Allmixedusedevelopment shallalsocomplywiththeapplicableprovisionsofChapter18.2340oftheZoningOrdinance. SECTION9.Section18.16.090(ContextͲBasedDesignCriteria)ofChapter18.16(Neighborhood, Community,AndServiceCommercial(CN,CCAndCS)Districts)ofTitle18(Zoning)isdeletedin itsentiretyandrestatedtoreadasfollows: 18.16.090ContextͲBasedObjectiveDesignStandardsCriteria Inadditiontothestandardsfordevelopmentprescribedabove,alldevelopmentintheCN,CS, CC,andCC(2)districtsshallcomplywithapplicablestandardsand/orintentstatementsoutlined inChapter18.24,asdefinedtherein. SECTION10.Subsections(a),(b),and(k)ofSection18.18.060(DevelopmentStandards)of Chapter18.18(DowntownCommercial(CD)District)ofTitle18(Zoning)areamendedas follows: 18.18.060DevelopmentStandards (a) ExclusivelyNonͲResidentialUse Table2specifiesthedevelopmentstandardsfornewexclusivelynonͲresidentialusesand alterationstononͲresidentialusesorstructuresintheCDdistrict,includingtheCDͲC,CDͲS, andCDͲNsubdistricts.Thesedevelopmentsshallbedesignedandconstructedin compliancewiththefollowingrequirementsandtheobjectivedesignstandardsinChapter 18.24contextͲbaseddesigncriteriaoutlinedinSection18.18.110,providedthatmore restrictiveregulationsmayberecommendedbythearchitecturalreviewboardand approvedbythedirectorofplanningandcommunityenvironment,pursuanttoSection 18.76.020: Table2 ExclusivelyNonͲResidentialDevelopmentStandards CDͲC CDͲS CDͲN Subjecttoregulations inSection: MinimumSetbacksSetbacklinesimposed byaspecialsetback mappursuantto Chapter20.08ofthis codemayapply FrontYard(ft)Nonerequired10(1) RearYard(ft)Nonerequired InteriorSideYard(ft)Nonerequired Commented [YA12]: Replacedwithnew18.24Design Standards 2.b Packet Pg. 77 *NOTYETADOPTED* 19 0160046_20210427_ay16 StreetSideYard(ft)Nonerequired20(1) Minimumstreetsetback forsitessharinga commonblockfacewith anyabuttingresidential zonedistrict Ͳ(4)Ͳ(4)Ͳ(4) Minimumyard(ft)forlot linesabuttingor oppositeresidentialzone districts 10'(1)10'(1)10'(1) MaximumSiteCoverageNonerequired50% MaximumHeight(ft) Standard505025 Within150ft.ofan abuttingresidential zonedistrict –(3)–(3)–(3)18.08.030 MaximumFloorArea Ratio(FAR) 1.0:1(5)0.4:1(5)0.4:1(5)18.18.060(e) 18.18.070 MaximumFloorArea Ratio(FAR)forHotels 2.0:12.0:1N/A18.18.060(d) MaximumSizeofNew NonͲResidential Constructionor ExpansionProjects 25,000squarefeetofgrossfloorareaor15,00squarefeetabove theexistingfloorarea,whicheverisgreater,providedthefloor arealimitssetforthelsewhereinthischapterarenotexceeded DaylightPlaneforlot linesabuttingoneor moreresidentialzone districts InitialHeightatsideor rearlotline –(2)1010 Slope–(2)1:21:2 Footnotes: (1)Theyardshallbeplantedandmaintainedasalandscapedscreen,excludingarearequiredforsiteaccess. (2)Theinitialheightandslopeshallbeidenticaltothoseoftheresidentialzoneabuttingthesitelinein question. (3)Themaximumheightwithin150feetofanyabuttingresidentialzonedistrictshallnotexceedtheheight limitoftheabuttingresidentialdistrict. (4)Theminimumstreetsetbackshallbeequaltotheresidentiallyzonedsetbackfor150feetfromthe abuttingsingleͲfamilyormultiplefamilydevelopment. (5)FARmaybeincreasedwithtransfersofdevelopmentand/orbonusesforseismicandhistoric rehabilitationupgrades,nottoexceedatotalsiteFARof3.0:1intheCDͲCsubdistrictor2.0:1intheCDͲ SorCDͲNsubdistricts. (b) MixedUseandResidential 2.b Packet Pg. 78 *NOTYETADOPTED* 20 0160046_20210427_ay16 Table3specifiesthedevelopmentstandardsfornewresidentialmixedusedevelopments andresidentialdevelopments.Thesedevelopmentsshallbedesignedandconstructedin compliancewiththefollowingrequirementsandtheobjectivedesignstandardsinChapter 18.24contextͲbaseddesigncriteriaoutlinesinSection18.18.110,providedthatmore restrictiveregulationsmayberecommendedbythearchitecturalreviewboardand approvedbythedirectorofplanningandcommunityenvironment,pursuanttoSection 18.76.020: TABLE3 MIXEDUSEANDRESIDENTIALDEVELOPMENTSTANDARDS CDͲC CDͲS CDͲN Subjecttoregulationsin Section: Minimum Setbacks Setbacklinesimposedbya specialsetbackmap pursuantto Chapter20.08ofthiscode mayapply FrontYard(ft)Nonerequired10' RearYard(ft)10'forresidentialportion;norequirement forcommercialportion InteriorSideYard (ft) No requirement 10'ifabutting residential zone 10'ifabutting residential zone StreetSideYard (ft) No requirement 5'5' PermittedSetback Encroachments Balconies,awnings,porches,stairways,and similarelementsmayextendupto6'into thesetback. Cornices,eaves,fireplaces,andsimilar architecturalfeatures(excludingflator continuouswallsorenclosuresofinterior space)mayextendupto4'intothefront andrearsetbacksandupto3'intointerior sidesetbacks MaximumSite Coverage No requirement 50%50% Landscape/Open SpaceCoverage 20%30%35% UsableOpen Space(Private and/orCommon) 150sqftperunit(1)18.24.040 CDͲC CDͲS CDͲN Subjecttoregulationsin Section: 2.b Packet Pg. 79 *NOTYETADOPTED* 21 0160046_20210427_ay16 MaximumHeight (ft) Standardorif adjacenttoRMͲ40 zoneorresidential PCdistrict 50'50'35'or50’if nexttoRMͲ40 orresidential PC 18.08.030 Within150ft.ofan abuttingresidential zone 40'(4)40'(4)35'(4)18.08.030 DaylightPlanefor lotlinesabutting oneormore residentialzoning districtsora residentialPC district Daylightplaneheightandslopeidenticalto thoseofthemostrestrictiveresidential zoneabuttingthelotline Residential Density(net)(21) Nomaximum3030 Maximum WeightedAverage ResidentialUnit Size(53) 1,500sqft perunit NomaximumNomaximum Maximum ResidentialFloor AreaRatio(FAR) 1.0:1(32) 0.6:1(32) 0.5:1(32) Maximum Nonresidential FloorAreaRatio (FAR) 1.0:1(32) 0.4:1 0.4:1 TotalFloorArea Ratio(FAR)(32) 2.0:1(32)1.0:1(32)0.9:1(32)18.18.070 Parking Requirement SeeChapters18.52and18.54Chs.18.52, 18.54 Footnotes: (1) Requiredusableopenspace:(1)maybeanycombinationofprivateandcommonopenspaces;(2)does notneedtobelocatedontheground(butrooftopgardensarenotincludedasopenspaceexceptas providedbelow);(3)minimumprivateopenspacedimension6;and(4)minimumcommonopenspace dimension12 ForCDͲCsitesthatdonotabutasingleͲortwoͲfamilyresidentialuseorzoningdistrict,rooftopgardens mayqualifyasusableopenspaceandmaycountasupto75%oftherequiredusableopenspaceforthe residentialcomponentofaproject.Inordertoqualifyasusableopenspace,therooftopgardenshallmeet therequirementssetforthinSection18.40.230. (2)(1)Residentialdensityshallbecomputedbaseduponthetotalsitearea,irrespectiveofthepercentof thesitedevotedtocommercialuse.Thereshallbenodeductionforthatportionofthesiteareain nonresidentialuse. Commented [JE13]: Proposedtobeintegratedintothenew designstandardssection. 2.b Packet Pg. 80 *NOTYETADOPTED* 22 0160046_20210427_ay16 (3)(2)FARmaybeincreasedwithtransfersofdevelopmentand/orbonusesforseismicandhistoric rehabilitationupgrades,nottoexceedatotalsiteFARof3.0:1intheCDͲCsubdistrictor2.0:1intheCDͲSor CDͲNsubdistrict. (4)ForsitesabuttinganRMͲ40zonedresidentialdistrictoraresidentialPlannedCommunity(PC)district, maximumheightmaybeincreasedto50feet. (5)(3)Theweightedaverageresidentialunitsizeshallbecalculatedbydividingthesumofthesquare footageofallunitsbythenumberofunits.Forexample,aprojectwithten800Ͳsquarefoot1Ͳbedroom units,eight1,200Ͳsquarefoot2Ͳbedroomunits,andtwo1,800Ͳsquarefoot3Ͳbedroomunitswouldhavea weightedaverageresidentialunitsizeof((10x800)+(8x1200)+(2x1800))÷(10+8+2)=1,060squarefeet. (1)Nonresidentialusesthatinvolvetheuseorstorageofhazardousmaterialsinexcess oftheexemptquantitiesprescribedinTitle15oftheMunicipalCode,includingbutnot limitedtodrycleaningplantsandautorepair,areprohibitedinamixeduse developmentwithresidentialuses. [...] (k) ReservedRecyclingStorage Allnewdevelopment,includingapprovedmodificationsthataddthirtypercentormorefloor areatoexistinguses,shallprovideadequateandaccessibleinteriorareasorexteriorenclosures forthestorageofrecyclablematerialsinappropriatecontainers.Thedesign,constructionand accessibilityofrecyclingareasandenclosuresshallbesubjecttoapprovalbythearchitectural reviewboard,inaccordancewithdesignguidelinesadoptedbythatboardandapprovedbythe citycouncilpursuanttoSection16.48.070. [...] SECTION11.Subsection(b)(RestrictionsonFloorAreaBonuses)ofSection18.18.070(Floor AreaBonuses)ofChapter18.18(DowntownCommercial(CD)District)ofTitle18(Zoning)is amendedasfollows: 18.18.070FloorAreaBonuses [...] (a) RestrictionsonFloorAreaBonuses Thefloorareabonusesinsubsection(a)shallbesubjecttothefollowingrestrictions: (1) Allbonussquarefootageshallbecountedassquarefootageforthepurposesof the350,000annualsquarefootlimitonofficedevelopmentspecifiedinSection 18.40.210.18.18.040. (2) Allbonussquarefootageshallbecountedassquarefootageforthepurposes oftheprojectsizelimitspecifiedinSection18.18.060(a). (3) InnoeventshallabuildingexpandbeyondaFARof3.0:1intheCDͲC subdistrictoraFARof2.0:1intheCDͲSorCDͲNsubdistrict. (4) Thebonusshallbeallowedonasiteonlyonce. Commented [EJ14]: Addedtobodyoftable Commented [JE15]: Movedto18.40,incoordinationwith PublicWorks. 2.b Packet Pg. 81 *NOTYETADOPTED* 23 0160046_20210427_ay16 (5) ForsitesinSeismicCategoryI,II,orIII,seismicrehabilitationshallconformto theanalysisstandardsreferencedinChapter16.42 ofthiscode. (6) ForsitesinHistoricCategory1or2,historicrehabilitationshallconformtothe SecretaryoftheInterior’sStandardsforRehabilitationandGuidelinesforRehabilitating HistoricBuildings(36CFR§67,7). (7) ForsitesinbothSeismicCategoryI,II,orIIIandHistoricCategory1or2,no bonusshallbegrantedunlesstheprojectincludesbothseismicandhistoric rehabilitationconformingtothestandardsinsubsections(5)and(6). (8) ForsitesinbothSeismicCategoryI,II,orIIIandHistoricCategory1or2,a bonusgrantedunderthissectionthatwillbeusedonͲsiteissubjecttothefollowing requirements: (A) ThecitycouncilmustapproveonͲsiteuseofsuchaFARbonus.Such approvalisdiscretionary,andmaybegrantedonlyuponmakingbothofthe followingfindings: (i) TheexteriormodificationsfortheentireprojectcomplywiththeU.S. SecretaryoftheInterior’sStandardsforRehabilitationandGuidelinesfor RehabilitatingHistoricBuildings(36CFR§67,7);and (ii) TheonͲsiteuseoftheFARbonuswouldnototherwisebeinconsistent withthehistoriccharacteroftheinteriorandexteriorofthebuildingandsite. (B) TheapplicantforonͲsiteuseofacumulativefloorareabonusshall havetheburdenofdemonstratingthefactsnecessarytosupportthefindings requiredforcouncilapproval. [...] SECTION12.Subsection(f)(LimitationsOnUsageofTransferableDevelopmentRights)of Section18.18.080(TransferofDevelopmentRights)ofChapter18.18(DowntownCommercial (CD)District)ofTitle18(Zoning)isamendedasfollows: 18.18.080TransferofDevelopmentRights [...] (d) LimitationsOnUsageofTransferableDevelopmentRights Nootherwiseeligiblereceiversiteshallbeallowedtoutilizetransferable developmentrightsunderthischaptertotheextentsuchtransferwould: (1) Beoutsidetheboundariesofthedowntownparkingassessmentdistrict, resultinamaximumfloorarearatioof0.5to1abovewhatexistsorwouldotherwisebe permittedforthatsiteunderSection18.18.060,whicheverisgreater,orresultintotal additionalfloorareaofmorethan10,000squarefeet. (2) Bewithintheboundariesofthedowntownparkingassessmentdistrict,result inamaximumfloorarearatioof1.0to1abovewhatexists,orwouldotherwisebe permittedforthatsiteunderSection18.18.060,whicheverisgreater,orresultintotal 2.b Packet Pg. 82 *NOTYETADOPTED* 24 0160046_20210427_ay16 additionalfloorareaofmorethan10,000squarefeet. (3) Causetheannualdevelopmentlimitationorprojectsizelimitationsetforthin Section18.18.04018.40.210tobeexceeded. (4) Causethesitetoexceed3.0to1FARintheCDͲCsubdistrictor2.0to1FARin theCDͲSorCDͲNsubdistricts. [...] SECTION13.Section18.18.100(PerformanceStandards)ofChapter18.18(Downtown Commercial(CD)District)ofTitle18(Zoning)isamendedasfollows: 18.18.100GeneralStandards,Exceptions,andPerformanceStandards Inadditiontothestandardsfordevelopmentprescribedabove,alldevelopmentshallcomply withtheperformancecriteria,generalstandards,andexceptionsoutlinedinChapter18.2340 oftheZoningOrdinance.Allmixedusedevelopmentshallalsocomplywiththeapplicable provisionsofChapter18.2340oftheZoningOrdinance. SECTION14.Section18.18.110(ContextͲBasedDesignCriteria)ofChapter18.18(Downtown Commercial(CD)District)ofTitle18(Zoning)isdeletedinitsentiretyandrestatedtoreadas follows: 18.18.110ContextͲBasedObjectiveDesignStandardsCriteria Inadditiontothestandardsfordevelopmentprescribedabove,alldevelopmentintheCD districtshallcomplywithapplicablestandardsand/orintentstatementsoutlinedinChapter 18.24,asdefinedtherein. SECTION15.Subsections(a),(i),and(j)ofSection18.20.040(SiteDevelopmentStandards)of Chapter18.20(Office,Research,AndManufacturing(MOR,ROLM,RPAndGM)Districts)of Title18(Zoning)areamendedasfollows: 18.20.040SiteDevelopmentStandards Developmentintheofficeresearch,industrial,andmanufacturingdistrictsissubjecttothe followingdevelopmentstandards,providedthatmorerestrictiveregulationsmaybe requiredaspartofdesignreviewunderChapter18.76ofthePaloAltoMunicipalCode. (a) DevelopmentStandardsforNonͲResidentialUses Table2showsthesitedevelopmentstandardsforexclusivelynonͲresidentialusesinthe industrialandmanufacturingdistricts. TABLE2 INDUSTRIAL/MANUFACTURINGNONͲRESIDENTIALSITEDEVELOPMENTSTANDARDS Commented [YA16]: Replacedwithnew18.24Design Standards 2.b Packet Pg. 83 *NOTYETADOPTED* 25 0160046_20210427_ay16 MOR ROLM ROLM(E) RP RP(5) GM Subjectto Regulationsin Chapter: MinimumSite Specifications SiteArea(sq.ft.)25,0001acre1acre5acres1 SiteWidth(ft.)150100100250 SiteDepth(ft.)150150150250 MinimumSetbacksSetbacklinesimposedbyaspecialsetbackmap pursuanttoChapter20.08ofthiscodemay apply. FrontYard(ft)50(3)2020100(1) RearYard(ft)10(3)202040 InteriorSideYard(ft)10202040 StreetSideYard(ft)20(3)202070 MinimumYard(ft) forsitelinesabutting oropposite residentialdistricts 10(3) 20 20 .10 18.20.060(e)(1)(D) 18.20.060(e)(1)(E) MaximumSite Coverage 30%30%30%15% MaximumFloorArea Ratio(FAR) 0.5:10.4:1( 4) 0.3:1(4)0.4:1 W 0.3:1(4)0.5:1 ParkingSeeChs.18.52,18.54Chs.18.52, 18.54 LandscapingSeeSection18.20.050(PerformanceCriteria)18.20.050 MaximumHeight(ft) Standard5035(4)35(4)50 Within150ft.ofa residentialzone<or residentialPC(5) 3535353518.08.030 Within40ft.ofa residentialzone(5) 3525253518.08.030 DaylightPlanefor sitelineshavingany partabuttingoneor moreresidential districts. InitialHeight_(2) 10 Slope_(2) 1:2 Footnotes: (1) ForanypropertydesignatedGMandfrontingonEastBayshoreRoadaminimumsetbackof20feetalong thatfrontageisestablished. 2.b Packet Pg. 84 *NOTYETADOPTED* 26 0160046_20210427_ay16 (2) Daylightplanerequirementsshallbeidenticaltothedaylightplanerequirementsofthemostrestrictive residentialdistrictabuttingthesideorrearsiteline.Suchdaylightplanesshallbeginattheapplicablesite linesandincreaseatthespecifiedslopeuntilintersectingtheheightlimitotherwiseestablishedfortheMOR district. (3) IntheMORdistrict,norequiredparkingorloadingspaceshallbelocatedinthefirst10feetadjoiningthe streetpropertylineofanyrequiredyard. (4) Seesubsection18.20.040(e)belowforexceptionstoheightandfloorarealimitationsintheROLMandRP zoningdistricts. ResidentialzonesincludeRͲ1,RͲ2,RE,RMD,RMͲ20,RMͲ30,RMͲ40andresidentialPlannedCommunity(PC) zones. [...] (i) ReservedRecyclingStorage Allnewdevelopment,includingapprovedmodificationsthataddthirtypercentormorefloor areatoexistinguses,shallprovideadequateandaccessibleinteriorareasorexteriorenclosures forthestorageofrecyclablematerialsinappropriatecontainers.Thedesign,constructionand accessibilityofrecyclingareasandenclosuresshallbesubjecttoapprovalbythearchitectural reviewboard,inaccordancewithdesignguidelinesadoptedbythatboardandapprovedbythe citycouncilpursuanttoChapter18.76. (j) DesignatedSites NotwithstandinganyotherprovisionsofthisSection18.20.040,onthosesitesthatare DesignatedSitesundertheDevelopmentAgreementbetweentheCityofPaloAltoand StanfordUniversityapprovedandadoptedbyOrdinanceNo.4870,themaximumfloorarea ratioshallbe0.5to1asprovidedinthatAgreement. SECTION16.Section18.20.050(PerformanceCriteria)ofChapter18.20(Office,Research,And Manufacturing(MOR,ROLM,RPAndGM)Districts)ofTitle18(Zoning)isamendedasfollows: 18.20.050GeneralStandards,Exceptions,andPerformanceCriteria AlldevelopmentintheOffice/Research/Manufacturingzoningdistrictsshallcomplywith theapplicablerequirementsandguidelinesoutlinedinChapter18.2340,including performancecriteria.Suchrequirementsandguidelinesareintendedtoreducetheimpacts ofthesenonͲresidentialusesonsurroundingresidentialdistrictsandothersensitive receptors. SECTION17.Section18.23.010(PurposeandApplicability)ofChapter18.23(Performance CriteriaforMultipleFamily,Commercial,ManufacturingandPlannedCommunityDistricts)of Title18(Zoning)isdeletedinitsentirety. SECTION18.Section18.23.020(RefuseDisposalAreas)ofChapter18.23(PerformanceCriteria forMultipleFamily,Commercial,ManufacturingandPlannedCommunityDistricts)ofTitle18 Commented [JE17]: Movedto18.40;needsmodificationto createobjectiverequirements. 2.b Packet Pg. 85 *NOTYETADOPTED* 27 0160046_20210427_ay16 (Zoning)isdeletedinitsentiretyandanewSection18.40.240(RefuseDisposalAreas)of Chapter18.40(GeneralStandardsandExceptions)ofTitle18(Zoning)isaddedasfollows: 18.40.240RefuseDisposalAreas (A) Purpose Assurethatdevelopmentprovidesadequateandaccessibleinteriorareasorcovered exteriorenclosuresforthestorageofrefuseinappropriatecontainerswithstorage capacityforamaximumofoneweek,andthatrefusedisposalstructuresandenclosuresare locatedasfarfromabuttingresidencesasisreasonablypossible.Thefollowingrequirements applytonewconstruction,changeofuse,additionaluses,and/orrenovatingthirty(30)percent ormoreexistingfloorarea. (B) Requirements LocationandCapacity (i) CapacityshallmeetorexceedstandardspursuanttoChapter5.20:Collection,Removal, andDisposalofRefuseandcurrentrefuseenclosureregulationsidentifiedinthe“CityofPalo AltoTrashEnclosureAreaGuidelinesforNewConstructionandRedevelopmentProjects”and the“TrashEnclosureDesignGuide”maintainedbythePublicWorksDepartment. (ii) (i)Refusedisposalandstructuresandenclosuresshallbeaccessibletoallresidentsor usersoftheproperty. (iii) Mixedusedevelopmentshallhaveseparateenclosuresforeachuseclassification (example:residentialandcommercial) (iv) (ii)Compostablematerialsandrecyclablematerialsfacilitiesshallbelocated adjacenttosolidwastereceptacles,sized,anddesignedtoencourageandfacilitate convenientuse. (v) Refuseenclosuresshallbenocloserthan20feetfromanydwellingunit(including thoseonabuttingproperties).Nominimumdistancefromdwellingsisrequiredifcontainers arelocatedwithinafullyenclosedutilityroom. (vi) Individualgaragecontainersmaybeusedtoserveresidentialprojectswithone ortwodwellingunits.Sharedcontainersordumpstersshallserviceresidentialprojectswith threeormoreunits,unlessotherwiseapprovedbythePublicWorksDirectororanydesignee. ScreeningandEnclosures (i) Enclosuresshallbedesignpursuanttothecurrentrefuseenclosureregulationsfoundin the“CityofTrashEnclosureAreaGuidelinesforNewConstructionandRedevelopment Projects”and“TrashEnclosureDesignGuide”standardsmaintainedbythePublicWorks Department. (ii) (iii)Refusedisposalareasshallbescreenedfrompublicviewbymasonry,wood,or otheropaqueanddurablematerial,andshallbeenclosedandcoveredorlocatedwithina buildingorcoveredenclosure. (iii) Enclosuresshallhavearoof,walls,andbeatleast6feettall.Enclosuresshallinclude wheelstopsorcurbstopreventdumpstersfromdamagingenclosurewalls. Commented [YA18]: Editscomparedto18.23.020shownhere forillustration 2.b Packet Pg. 86 *NOTYETADOPTED* 28 0160046_20210427_ay16 (iv) Gatesorothercontrolledaccessshallbeprovidedwherefeasible. (v) Chainlinkenclosuresarestronglydiscouragedprohibited. (vi) (iv)Refusedisposalstructuresandenclosuresshallbearchitecturallycompatiblewith thedesignoftheproject. (vii) Notwithstanding,subsectionsiiandiiiabove,inlowerdensityresidentialdistricts (RE,RͲ1,RͲ2,andRMD),containersmaybestoredunderextendedeavesatleast3feetdeep, withoutfullenclosures. (viii) (v)Thedesign,constructionandaccessibilityofrefusedisposalareasand enclosuresshallbesubjecttoapprovalbytheArchitecturalReviewBoard,inaccordancewith designguidelinesadoptedbythatBoardandapprovedbytheCouncilpursuanttoSection 18.76.020. SECTION19.Section18.23.030(Lighting)ofChapter18.23(PerformanceCriteriaforMultiple Family,Commercial,ManufacturingandPlannedCommunityDistricts)ofTitle18(Zoning)is deletedinitsentiretyandanewSection18.40.250(Lighting)ofChapter18.40(General StandardsandExceptions)ofTitle18(Zoning)isaddedasfollows: 18.40.250Lighting (A)PurposeIntent: Exteriorlightingofparkingareas,pathways,andcommonopenspaces,includingfixtures onbuildingfacadesandfreeͲstandinglightingshouldaimto: x TomMinimizethevisualimpactsoflightingonabuttingornearbyproperties residentialsitesandfromadjacentroadways. x Provideforsafeandsecureaccessonasiteandadjacentpedestrianroutes x Achievemaximumenergyefficiency x Complementthearchitecturaldesignoftheproject Guidelines: x Lightingofthebuildingexterior,parkingareasandpedestrianwaysshouldbeofthe lowestintensityandenergyuseadequateforitspurpose,andbedesignedtofocus illuminationdownwardtoavoidexcessiveilluminationabovethelightfixture. x Interiorlightingshallbedesignedtominimizenighttimeglowvisiblefromand/or intrudingintonearbyproperties. x Unnecessarycontinuedillumination,suchasilluminatedsignsorbackͲlitawnings, shouldbeavoided.Internalilluminationofsigns,whereallowed,shouldbelimitedto lettersandgraphicelements,withthesurroundingbackgroundopaque.Illumination shouldbebylowintensitylamps. x Timingdevicesanddimmersshouldbeusedforexteriorandinteriorlightsinorderto minimizelightglareatnightandcontrollightinglevels.Atthetimeofprojectapproval, theprojectapplicantshoulddemonstratehowinteriorandexteriorlightingsourceswill bereducedafteroperatinghoursorwhentheuseofthefacilityisreduced. Commented [YA19]: Editscomparedto18.23.030shownhere forillustration 2.b Packet Pg. 87 *NOTYETADOPTED* 29 0160046_20210427_ay16 (B) Requirements (i) Exteriorlightinginparkingareas,pathwaysandcommonopenspaceshallbe designedtoachievethefollowing:(1)provideforsafeandsecureaccessonthesite,(2) achievemaximumenergyefficiency,and(3)reduceimpactsorvisualintrusionson abuttingornearbypropertiesfromspilloverandarchitecturallightingthatprojects upward. (i) Theuseofhighpressuresodiumandmetalhalidearepermittedlightsources.Low pressuresodiumisnotallowed. (ii) Exteriorlightingfixturesshallbemountedlessthanorequalto15feetfromgrade totopoffixtureinlowactivityorresidentialparkinglotsand20feetinmediumorhigh activityparkinglots. (iii) Levelsofexteriorilluminationformostusesrangefrom0.5to5footcandles.Areasof higherorlowerlevelsofilluminationshouldbeindicatedonprojectplans. (iii)(iv) Wherethelightsourceisvisiblefromoutsidethepropertyboundariesonan abuttingresidentialuse,suchlightingshallnotexceed0.5footͲcandleasmeasuredatthe abuttingresidentialpropertyline. (iv)(v) Interiorlightingshallbedesignedtominimizenighttimeglowvisiblefrom and/orintrudingintonearbypropertiesandshallbeshieldedtoeliminateglareandlight spilloverbeyondtheperimeterpropertylineofthedevelopment. (v)(vi) Lightfixturesshallnotbelocatedatleast3feetfromcurbsand10feetfromnext todrivewaysorintersections,whichtoavoidobstructingclearsightdistance triangles. (vi)(vii) Lightingofthebuildingexterior,parkingareasandpedestrianwaysshouldbeof thelowestintensityandenergyuseadequateforitspurpose,andbedesignedtofocus illuminationdownwardtoavoidexcessiveilluminationabovethelightfixture. (vii) (viii)Pedestrianandsecuritylightingfixturesshouldshallbedirecteddownward fullyshielded.Architecturallightingthatprojectsupwardfromthegroundasused inlandscaping,courtyards,orbuildingaccentshouldbedirectedsoasnottoaffect abuttinglandusesontothebuildingface. (vii)(viii) NonͲresidentialprojects,adjacenttoresidentialzoningdistrictsorresidential uses,shallusetimingdevices,dimmers,and/orwindowshadeswithtimersinorderto minimizelightglareatnightandcontrollightinglevelsfromexteriorandinteriorlights. (C) Guidelines (vii) Unnecessarycontinuedillumination,suchasilluminatedsignsorbackͲlit awnings,shouldbeavoided.Internalilluminationofsigns,whereallowed,shouldbelimitedto lettersandgraphicelements,withthesurroundingbackgroundopaque.Illuminationshould bebylowintensitylamps. (ii)Timingdevicesshouldbeconsideredforexteriorandinteriorlightsinordertominimize lightglareatnightwithoutjeopardizingsecurityofemployees.Atthetimeofprojectapproval theprojectapplicantmustdemonstratehowinteriorandexteriorlightingsourceswillbe reducedafteroperatinghoursorwhentheuseofthefacilityisreduced. 2.b Packet Pg. 88 *NOTYETADOPTED* 30 0160046_20210427_ay16 SECTION20.Section18.23.040(LateNightUsesandActivities)ofChapter18.23(Performance CriteriaforMultipleFamily,Commercial,ManufacturingandPlannedCommunityDistricts)of Title18(Zoning)isdeletedinitsentiretyandanewSection18.42.040(Lighting)ofChapter 18.42(StandardsforSpecialUses)ofTitle18(Zoning)isaddedasfollows: 18.42.040LateNightUsesandActivities (A) Purpose Thepurposeistorestrictretailorservicecommercialbusinessesabutting(eitherdirectly oracrossthestreet)orwithin50feetofresidentiallyzonedpropertiesorpropertieswith existingresidentialuseslocatedwithinnonresidentialzones,withoperationsoractivities betweenthehoursof10:00p.m.and6:00a.m.Operationssubjecttothiscodemayinclude, butarenotlimitedto,deliveries,parkinglotandsidewalkcleaning,and/orcleanuporset upoperations,butdoesnotincludegarbagepickup. (B) Requirements (i) Retail(includingrestaurants)orservicecommercialbusinessesabuttingorwithin 50feetofresidentiallyzonedpropertiesorpropertieswithexistingresidentialuses locatedwithinnonresidentialzones,thatareopenorwithoperationsoractivitiesbetween thehoursof10:00p.m.and6:00a.m.shallbeoperatedinamannertoprotectresidential propertiesfromexcessivenoise,odors,lightingorothernuisancesfromanysources duringthosehours. (ii) Whereplanningorbuildingpermitsarerequiredorforachangeinusethatresults inanysuchcommercialbusinessintheCNorCSzonedistricts,operatingorwithactivities betweenthehoursof10:00p.m.and6:00a.m.,aconditionalusepermitshallbeobtained andconditionsofapprovalshallbeappliedasdeemednecessarytoensuretheoperation iscompatiblewiththeabutting(orwithin50feetof)residentialproperty.Saidusepermit shallbelimitedtooperationsoractivitiesoccurringbetween10:00p.m.and6:00a.m. (ii)(iii) Truckdeliveriesshallnotoccurbefore6:00a.m.orafter10:00p.m.,except pursuanttotheprovisionsofaconditionalusepermit. SECTION21.Section18.23.050(Visual,ScreeningandLandscaping)ofChapter18.23 (PerformanceCriteriaforMultipleFamily,Commercial,ManufacturingandPlannedCommunity Districts)ofTitle18(Zoning)isdeletedinitsentiretyandanewSection18.40.260(Visual ScreeningandLandscaping)ofChapter18.40(GeneralStandardsandExceptions)ofTitle18 (Zoning)isaddedasfollows: 18.40.260VisualScreeningandLandscaping (A) Purpose Utilities,mechanicalequipment,serviceareas,andothersitefixturesshouldbe: Commented [YA20]: Editscomparedto18.23.040shownhere forillustration Commented [YA21]: Editscomparedto18.23.050shownhere forillustration 2.b Packet Pg. 89 *NOTYETADOPTED* 31 0160046_20210427_ay16 x Integratedintothesiteplanningandarchitecturaldesignofaprojectand surroundinguses x Visuallyscreenedfrompublicviewandfromadjacentpropertiesthrough architecturaldesign,landscapingandscreeningdevices Privacyofabuttingresidentialpropertiesorpropertieswithexistingresidentialuseslocated withinnonresidentialzones(residentialproperties)shouldbeprotectedbyscreeningfrom publicviewallmechanicalequipmentandserviceareas.Landscapingshouldbeusedto integrateaprojectdesignintothesurroundingneighborhood,andtoprovideprivacyscreening betweenpropertieswhereappropriate. (B) Requirements (i) FornonͲresidentialpropertiesabuttingresidentialuses: • Asolidwallorfencebetweenfiveandeightfeetinheightshallbeconstructed andmaintainedalongtheresidentialpropertyline. • (i)Wallsfacingresidentialpropertiesshallincorporatearchitecturaldesign featuresandlandscapinginordertoreduceapparentmassandbulk. • (ii)Loadingdocksandexteriorstorageofmaterialsorequipmentshallbe screenedfromviewfromresidentialpropertiesbyfencing,wallsor landscapebuffers. • (iii)Allrequiredinterioryards(setbacks)abuttingresidentialpropertiesshall beplantedandmaintainedasalandscapedscreen. (ii) Forallprojecttypes: • Allareasnotcoveredbystructures.serviceyards.walkways.driveways.and parkingspacesshallbelandscapedwithgroundcover,shrubs,and/ortrees. • (iv)Rooftopequipmentshallbescreenedbyaparapetorenclosure.Rooftop equipmentorrooftopequipmentenclosuresshallnotextendaboveaheight of15feetabovetheroof,andanyenclosedrooftopequipmentnearest residentialpropertyshallbesetbackatleast20feetfromthebuildingedge closesttotheresidentialpropertyoraminimumof100feetfromthe residentialpropertyline,whicheveriscloser.Roofvents,fluesandother protrusionsthroughtheroofofanybuildingorstructureshallbeobscured fromgroundͲlevelpublicview(whenviewedfromthesidewalkontheopposite sideofastreet),byaroofscreenorproperplacement.SeeSection18.40.090 (heightlimitexceptions)forfurtherrestrictions. • (v)Forsitesabuttingresidentialproperties,asolidwallorfencebetweenfive andeightfeetinheightshallbeconstructedandmaintainedalongthe residentialpropertylinewhereprivacyorvisualimpactsareanissue. • (vi)Aminimum10Ͳfootplantingandscreeningstripshallbeprovided adjacenttoanyfaçadeabuttingalowdensityresidentialdistrict(RͲ1,RͲ2,or RMD)orabuttingrailroadtracks. • (vii)Allexteriormechanicalandothertypesofequipment,whetherinstalled onthegroundorattachedtoabuildingrooforwalls,shallbescreened obscuredfrompublicview,whenviewedfromtheabuttingopposite 2.b Packet Pg. 90 *NOTYETADOPTED* 32 0160046_20210427_ay16 sidewalkand,ifvisibleandfeasible,fromoverheadview. • Windows,balconiesorsimilaropeningsabovethefirststoryshouldbeoffsetso asnottohaveadirectlineͲofͲsightintotheinteriorlivingareasofadjacentunits withintheprojectorintounitsonabuttingresidentialproperty. (C) Guidelines (ii)(i) Forlandscapebufferstoprovideavisualscreen,treesandshrubsinthe bufferareashallbeinstalledinamannerthatprovidesmaximumvisualseparationof residentialusesfromthecommercialorindustrialuse,takingintoconsideration topographyandsightlinesfromresidences. (iii)(ii) Sizeanddensityofplantmaterialsshallbeinproportiontothesizeof plantingareasandthemassofthestructure. (iv)(iii) Plantmaterialselectionshalltakeintoconsiderationsolarorientation, droughttolerance,maintenancerequirementsandprivacyscreening. (v)(iv) Plantmaterialspeciesandcontainersizesshallallowforamature appearancewithinfiveyears. (C) Guidelines (i)(v) Roofvents,fluesandotherprotrusionsthroughtheroofofanybuildingor structureshouldbeclusteredwherefeasibleandwherevisualimpactswouldtherebybe minimized. (ii) Windows,balconiesorsimilaropeningsabovethefirststoryshouldbeoffsetsoasnot tohaveadirectlineͲofͲsightintotheinteriorlivingareasofadjacentunitswithintheproject orintounitsonabuttingresidentialproperty. (iii)(vi) Buildingelevationsfacingresidentialpropertyshouldnothavehighly reflectivesurfaces,suchasreflectivemetalskinandhighlyreflectiveglazing.Thepaint colorsshouldbeinsubduedhues. (iv)(vii) Increasedsetbacksormorerestrictivedaylightplanesmaybeproposedby theapplicant,orrecommendedbythearchitecturalreviewboard,asmitigationforthe visualimpactsofmassivebuildings. (v)(viii) Appropriatelandscapingshouldbeusedtoaidinprivacyscreening. (vi)(ix) Plantingstripsandstreettreesshouldbeincludedintheproject. (vii)(x) Texturedandpermeablepavingmaterialsshouldbeused,wherefeasible,in pedestrian,drivewayandparkingareasinordertovisuallyreducepavedareasandto allowforretentionand/orinfiltrationofstormwatertoreducepollutantsinsiterunoff. (viii)(xi) Landscapingmaterialassociatedwithscreeningshouldhaveadequateroom togrowandbeprotectedfromdamagebycarsandpedestriantraffic. (ix)(xii) Whererooftopsarevisiblefromoffsite,theyshouldbetreatedtominimize aestheticimpacts,includingtheuseofrooftopgardensorothergreenspaces,where feasible. SECTION22.Section18.23.060(NoiseandVibration)ofChapter18.23(PerformanceCriteria forMultipleFamily,Commercial,ManufacturingandPlannedCommunityDistricts)ofTitle18 2.b Packet Pg. 91 *NOTYETADOPTED* 33 0160046_20210427_ay16 (Zoning)isrenumberedwithoutchangestoanewSection18.42.190(NoiseandVibration)of Chapter18.42(StandardsforSpecialUses)ofTitle18(Zoning). SECTION23.Sections18.23.070(Parking)and18.23.080(Vehicular,Pedestrian,andBicycle Site)ofChapter18.23(PerformanceCriteriaforMultipleFamily,Commercial,Manufacturing andPlannedCommunityDistricts)ofTitle18(Zoning)aredeletedintheirentirety. SECTION24.Section18.23.090(AirQuality)ofChapter18.23(PerformanceCriteriafor MultipleFamily,Commercial,ManufacturingandPlannedCommunityDistricts)ofTitle18 (Zoning)isrenumberedwithoutchangestoanewSection18.40.270(AirQuality)ofChapter 18.42(StandardsforSpecialUses)ofTitle18(Zoning). SECTION25.Section18.23.100(HazardousMaterials)ofChapter18.23(PerformanceCriteria forMultipleFamily,Commercial,ManufacturingandPlannedCommunityDistricts)ofTitle18 (Zoning)isrenumberedwithoutchangestoanewSection18.42.200(HazardousMaterials)of Chapter18.42(StandardsforSpecialUses)ofTitle18(Zoning). SECTION26.Subchapter18.30(J)(AffordableHousing(AH)CombiningDistrictRegulations)of Chapter18.30(CombiningDistricts)ofTitle18(Zoning)isdeletedinitsentiretyandanew Section18.32(AffordableHousingBonusIncentiveProgram)iscreatedtoreadasfollows: Sections: 18.32.010SpecificPurpose 18.32.020ApplicabilityofRegulationsandAffordableHousingRequirement 18.32.030Definitions 18.32.040ZoningMapDesignationReserved 18.32.050SiteDevelopmentReviewProcess 18.32.060ConformancetoOtherCombiningDistrictsandRetailPreservation 18.32.070PermittedUses 18.32.080ConditionalUses 18.32.090DevelopmentStandards 18.32.010SpecificPurpose Theaffordablehousingcombiningdistrictincentiveprogramisintendedtopromotethe developmentof100%affordablerentalhousingprojectslocatedwithinoneͲhalfmileofa majortransitstoporoneͲquartermileofahighͲqualitytransitcorridor,asdefinedin subdivision(b)ofSection21155ofthePublicResourcesCode,byprovidingflexible developmentstandardsandmodifyingtheusesallowedinthecommercialdistrictsand subdistricts. 18.32.020ApplicabilityofRegulationsandAffordableHousingRequirement (a) Theaffordablehousingincentiveprogramcombiningdistrictmaybecombinedwith Commented [YA22]: Thesesectionsareconsolidatedinto Chapter18.54(ParkingFacilityDesignStandards) 2.b Packet Pg. 92 *NOTYETADOPTED* 34 0160046_20210427_ay16 theshallapplytopropertieszonedCD,CN,CS,andCCdistricts,setforthinChapters18.16 and18.18ofthisTitle,inaccordwithChapter18.08andChapter18.80,butexcludingthe TownandCountryVillageShoppingCenter,MidtownShoppingCenter,andCharleston ShoppingCenter.Theaffordablehousingincentiveprogramshallalsoapplytoallsites eligibleforthePTODoverlayandlocatednorthofPageMillRoad.Wheresocombined,t Theregulationsestablishedbythischaptershallapplyfor100%affordablehousingprojects inlieuoftheusesallowedanddevelopmentstandardsandproceduresappliedinthe underlyingdistrict.Apropertyownermayelecttousethesiteconsistentwiththe underlyingdistrict,inwhichcasetheapplicableregulationsinChapters18.16and18.18for thecommercialdistrictsshallapply.TheTownandCountryVillageShoppingCenter, MidtownShoppingCenter,andCharlestonShoppingCentershallnotbeconsideredeligible fortheapplicationoftheaffordablehousingcombiningdistrict. (b) Theaffordablehousingcombiningdistrictincentiveprogramprovidesflexibilityin developmentstandardsthatallowforadensityincreasethatwouldinmostcasesexceed densitybonusesunderstatelaw,GovernmentCodeSection65915.Therefore,aproject applicantmayutilizetheaffordablehousingcombiningdistrictincentiveprogramandthe provisionsofthischapterasanalternativetouseofthestatedensitybonuslaw implementedthroughChapter18.15(ResidentialDensityBonus)ofthisTitle,butmaynot utilizeboththeaffordablehousingcombiningdistrictincentiveprogramanddensity bonuses.Ifanapplicantutilizesstatedensitybonuslaw,theregulationsinChapters18.16or 18.18fortheapplicableunderlyingcommercialdistrictshallapply. 18.32.030Definitions Forpurposesofthischapter,thefollowingdefinitionsshallapply. (a)"100%affordablehousingproject"meansamultipleͲfamilyhousingprojectconsisting entirelyofforͲrentaffordableunits,asdefinedinSection16.65.020ofthiscode,,exceptfor abuildingmanager'sunit,andavailableonlytohouseholdswithincomelevelsatorbelow 120%oftheareamedianincomeforSantaClaraCounty,asdefinedinChapter16.65. 18.32.040ZoningMapDesignationReserved Theaffordablehousingcombiningdistrictshallapplytopropertiesdesignatedonthe zoningmapbythesymbol"AH"withinparentheses,followingthecommercialdesignation withwhichitiscombined. 18.32.050SiteDevelopmentReviewProcess AllprojectsshallbesubjecttoarchitecturalreviewasprovidedinSection18.76.020. ProjectsandshallnotbesubjecttotherequirementsofsiteanddesignreviewinChapter 18.30(G).Projectsshallnotbesubjecttoanyotherdiscretionaryaction,unlessthe applicantrequestsamendmenttothezoningmaporzoningregulations,pursuantto Chapter18.80orothermodificationsorvariancesthattriggerreviewbythePlanning& TransportationCommissionand/orCityCouncil. 2.b Packet Pg. 93 *NOTYETADOPTED* 35 0160046_20210427_ay16 18.32.060ConformancetoOtherCombiningDistrictsandRetailPreservation ThefollowingrequirementsshallapplytoprojectsintheAHaffordablehousing combiningdistrictincentiveprogram: (a) Whereapplicable,therequirementsofChapter18.30(A)(RetailShopping(R) CombiningDistrictRegulations),Chapter18.30(B)(PedestrianShopping(P)Combining DistrictRegulations),andChapter18.30(C)(GroundFloor(GF)CombiningDistrict Regulations),andPedestrianShopping(P)CombiningDistrictsshallapply. (b) Whereapplicable,theretailpreservationrequirementsofSection18.40.180shall applyexceptasprovidedbelow. (1) Waiversandadjustments a. ExceptintheRorGFcombiningdistricts,theCityCouncilshallhavetheauthorityto reduceorwaivetheamountofretailorretaillikegrossfloorarearequiredinSection 18.40.180forany100%affordablehousingprojectiftheCityCouncildeterminesthatit wouldbeinthepublicinterest.Anysuchreductionorwaivershallnotbesubjecttothe waiverandadjustmentsrequirementsinSection18.40.180(c).IntheRandGFcombining districts,anyreductionorwaiverinretailorretaillikegrossfloorareashallremainsubject totherequirementsofSection18.40.180(c)orthecombiningdistrictasapplicable. b. TheCityCouncilshallhavetheauthoritytomodifyretailparkingrequirements associatedwitha100%affordablehousingprojectthatalsorequiresgroundfloorretail. 18.32.070PermittedUses ThefollowingusesshallbepermittedintheAHaffordablehousingcombiningdistrict incentiveprogram: (a) 100%affordablehousingprojects; (b) Inconjunctionwitha100%affordablehousingproject,anyusespermittedinthe underlyingdistrict,providedtheusesarelimitedtothegroundfloor. 18.32.080ConditionalUses ThefollowingusesmaybepermittedintheAHaffordablehousingcombiningdistrict incentiveprograminconjunctionwithan100%affordablehousingproject,subjectto issuanceofaconditionalusepermitinaccordwithChapter18.76(PermitsandApprovals), providedthattheusesarelimitedtothegroundfloor: (a) Businessortradeschool. (b) Adultdaycarehome. (c) Officelessthan5,000squarefeetwhendeedͲrestrictedforusebyanotͲforͲprofit organization. (d) Allotherusesconditionallypermittedintheapplicableunderlyingzoningdistrict. 18.32.090DevelopmentStandards 2.b Packet Pg. 94 *NOTYETADOPTED* 36 0160046_20210427_ay16 ThefollowingdevelopmentstandardsshallapplytoprojectssubjecttotheAHaffordable housingcombiningdistrictincentiveprograminlieuofthedevelopmentstandardsforthe underlyingzoningdistrict,exceptwherenotedbelow: Table1 DevelopmentStandards AHCombiningDistrict(1) MinimumSite Specifications Subjecttoregulations in: SiteArea(ft2) Nonerequired SiteWidth(ft) SiteDepth(ft) MinimumSetbacks Setbacklinesimposed byaspecialsetback mappursuantto Chapter20.08ofthis codemayapply FrontYard(ft)Sameasunderlyingdistrict RearYard(ft)Sameasunderlyingdistrict RearYardabutting residentialzoningdistrict (ft) Sameasunderlyingdistrict InteriorSideYardif abuttingresidential zoningdistrict(ft) Sameasunderlyingdistrict StreetSideYard(ft)Sameasunderlyingdistrict BuildͲtoͲLinesSameasunderlyingdistrict PermittedSetback Encroachments Sameasunderlyingdistrict MaximumSite Coverage NoneRequired Landscape/Open SpaceCoverage 20%(2) UsableOpenSpace 25sqftperunitfor5orfewerunits(2), 50sqftperunitfor6unitsormore(2) 18.24.040 MaximumHeight(ft)50' Within50ftofaR1,RͲ2, RMD,RMͲ20,orRMͲ30 zonedpropertyresidential zoneotherthanRMͲ40or residentialPC 35'(3)18.08.030 2.b Packet Pg. 95 *NOTYETADOPTED* 37 0160046_20210427_ay16 DaylightPlaneforlot linesabuttingoneor Daylightplaneheightandslopeshall beidenticaltothoseofthe moreresidential zoningdistricts mostrestrictiveresidentialzoning districtabuttingthelotline MaximumResidential Density(net) NoneRequired MaximumResidential FloorAreaRatio(FAR) ͲResidentialPortionof aProject 2.0:1 MaximumNonͲ ResidentialFAR 0.4:1 VehicleParking 0.75perunit.TheDirectormaymodify thisstandardbasedonfindingsfroma parkingstudythatshowfewerspaces areneededfortheproject. Therequiredparkingratioforspecial needshousingunits,asdefinedin Section51312oftheHealthandSafety Codeshallnotexceed 0.3spacesperunit. Adjustmentstothe requiredratiosshallbe consideredperChapter 18.52(Parking).ForCommercialUses,SeeChapters 18.52and 18.54(Parking). TDMPlan Atransportationdemandmanagement (TDM)planshallberequiredpursuant toSection18.52.050(d)and associatedadministrativeguidelines 18.52.050(d) Notes: (1) Thesedevelopmentsshallbedesignedandconstructedincompliancewiththe performancecriteriaoutlinedinChapter18.23,aswellasthecontextͲbaseddesigncriteria outlinedinSection18.13.060forresidentialͲonlyprojects,Section18.16.090formixeduse projectsintheCN,CC,andCSdistricts,andSection18.18.110formixeduseprojectsintheCD districtobjectivedesignstandardsinSection18.24.Forprojectsundergoingdiscretionary review,providedthatmorerestrictiveregulationsmayberecommendedbythearchitectural reviewboardandapprovedbythedirectorofplanningandcommunityenvironment, pursuanttoSection18.76.020. (2) Landscapecoverageisthetotalareaofthesitecoveredwithlandscapingasdefinedin Chapter18.04.ForthepurposesofthisChapter18.3230(J),areasprovidedforusableopen spacemaybecountedtowardsthelandscapesitecoveragerequirement.Landscapeand openspaceareasmaybelocatedonorabovethegroundlevel,andmayincludebalconies, terraces,androoftopgardens. (3) ThePlanningDirectormayrecommendawaiverfromthetransitionalheightstandard. 2.b Packet Pg. 96 *NOTYETADOPTED* 38 0160046_20210427_ay16 SECTION27.Subchapter18.30(K)(WorkforceHousing(WH)CombiningDistrictRegulations)of Chapter18.30(CombiningDistricts)ofTitle18(Zoning)isdeletedinitsentiretyandanew Chapter18.33(WorkforceHousingIncentiveProgram)iscreatedtoreadasfollows: Sections: 18.33.010Specificpurpose 18.33.020ApplicabilityofRegulationsandAffordableHousingRequirement 18.33.030Definitions 18.33.040Reserved 18.33.050ReviewProcess 18.33.060PermittedUses 18.33.070DevelopmentStandards 18.33.080AdditionalWHCombiningDistrictRegulations 18.33.010SpecificPurpose Thepurposeoftheworkforcehousingcombiningdistrictistoincentivizedevelopmentof newhousingthatisaffordabletothelocalworkforce.Thiscombiningdistrictpromotesthe developmentofsuchhousingprojectslocatedwithinoneͲhalfmileradiusofamajorfixedͲ railtransitstopbyprovidingflexibledevelopmentstandardsandmodifyingtheuses allowedinthepublicfacilities(PF)district. 18.33.020ApplicabilityofRegulationsandAffordableHousingRequirement Theworkforcehousingincentiveprogramcombiningdistrictmaybecombinedwithshall applytopropertiesinthepublicfacilities(PF)zoningdistrictsetforthinChapter18.28of thistitle,inaccordwithChapter18.08andChapter18.80,whicharelocatedonanyparcel thatislocatedwithinoneͲhalfmileradiusofamajorfixedͲrailtransitstationplatform withtheexceptionofsitesinparkuseorbeingusedforoutdoorrecreationalpurposeor within25feetofsuchauseatthetimeofadoptionofthischapter.Wheresocombined, tTheregulationsestablishedbythischaptershallapplyforworkforcehousingprojectsin lieuoftheusesallowedanddevelopmentstandardsandproceduresappliedinthe underlyingPFdistrict.Apropertyownermayelecttousetheparcelconsistentwiththe underlyingdistrict,inwhichcasetheregulationsinChapter18.28forthePFdistrictshall apply. 18.33.030Definitions Forpurposesofthischapter,thefollowingdefinitionsshallapply: (a) "Workforcehousing"meansamultiͲfamilyrentalhousingprojectinwhichatleast20% oftheunits,excludinganyrequiredbelowͲmarketͲrateunits,areaffordabletohouseholds earningmorethan120%ofareamedianincome(AMI)uptoandincluding150%ofAMI. 2.b Packet Pg. 97 *NOTYETADOPTED* 39 0160046_20210427_ay16 18.33.040ZoningMapDesignationReserved Theworkforcehousingcombiningdistrictshallapplytopropertiesdesignatedonthe zoningmapbythesymbol"WH"withinparentheses,followingthepublicfacilities(PF) districtdesignationwithwhichitiscombined. 18.33.050SiteDevelopmentReviewProcess AllprojectsshallbesubjecttoarchitecturalreviewasprovidedinSection18.76.020. exceptthatpProjectsproposingnineunitsormoreshallnotbesubjecttositeanddesign reviewunderChapter18.30(G).Projectsshallnotbesubjecttoanyotherdiscretionary action,unlesstheapplicantrequestsamendmenttothezoningmaporzoning regulations,pursuanttoChapter18.80orothermodificationsorvariancesthattrigger reviewbythePlanning&TransportationCommissionand/orCityCouncil. 18.33.060PermittedUses (a) ThefollowingusesshallbepermittedintheWHcombiningdistrictincentiveprogram: (1) Workforcehousing; (2) Incidentalretailand/orcommunitycenterspaceonthegroundflooronlywhen providedinconjunctionwithworkforcehousingandnottoexceed10%ofthetotalgross floorareaofthesite; (3) Allotherusespermittedintheunderlyingdistrict,subjecttothedevelopment standardsfortheunderlyingdistrict. (b) Theusesinsubsections(a)(1)and(a)(2)aboveshallnotbeusedincombinationwith (a)(3). 18.33.070DevelopmentStandards (a) WheretheWHcombiningdistrictiscombinedwiththepublicfacilitiesdistrict incentiveprogramapplies,thefollowingdevelopmentstandardsshallapplyforworkforce housingprojects,includingpermittedincidentaluses,inlieuofthedevelopmentstandards fortheunderlyingPFzoningdistrict: Table1 DevelopmentStandards WHCombiningDistrict MinimumSite Specifications Subjecttoregulationsin: SiteArea(ft) Nonerequired SiteWidth(ft) SiteDepth(ft) 2.b Packet Pg. 98 *NOTYETADOPTED* 40 0160046_20210427_ay16 MinimumSetbacks Setbacklinesimposedbya specialsetbackmap pursuanttoChapter20.08 ofthiscodemayapply FrontYard(ft) 10feet;maybeincreasedto20 feetbydecisionmakingbody(1) RearYard(ft)10'(2) InteriorSideYard5'(2) InteriorSideYardif abuttingresidentialzoning district(ft)(otherthanan RMͲ40orPCzone) 10'(2) StreetSideYard(ft) 5feet;maybeincreasedto10 feetbydecisionmakingbody(1) MaximumSite Coverage NoneRequired Landscape/OpenSpace Coverage 20%(3) UsableOpenSpace(4)75squarefeet(sf)perunit18.24.040 MaximumHeight(ft) Standard50' Within50feetofaresidential zoneotherthanRMͲ40or residentialPCWithin150ft. ofaresidentialdistrict(other thananRMͲ40orPCzone) abuttingorlocatedwithin 50feetofthesite 35',exceptaslimitedby applicabledaylightplane requirements 18.08.030 DaylightPlaneforlotlines abuttingoneormore residentialzoningdistricts Daylightplaneheightandslope shallbeidenticaltothoseof themostrestrictiveresidential zoningdistrictabuttingthelot line MaximumResidential Density(net) NoneRequired MaximumResidentialFloor AreaRatio(FAR) ͲResidentialͲOnlyor MixedUseProjects 2.0:1 MaximumUnitSize750sf 2.b Packet Pg. 99 *NOTYETADOPTED* 41 0160046_20210427_ay16 VehicleParking Parkingrequirementsshallbe nolessthanonespaceperunit orbedroom,whicheveris greater.Thedecisionmaking bodymayreducethisstandard basedonaparkingstudy.Any incidentalretailorcommunity centerspaceshallbesubjectto theparkingrequirements outlinedinChapter18.52. BicycleParking Bicycleparkingrequirements shallbeinaccordancewith Section18.52.040. TDMPlan Atransportationdemand management(TDM)planshall berequiredandshallcomply withtheTDMpursuantto Section18.52.050(d), associatedadministrative guidelines,andthe decisionmakingbody. Notes: 1. A12ͲfootsidewalkwidthisrequiredalongElCaminoRealfrontage. 2. InordertoencouragebelowͲgradeparking,garagerampsandsubterraneanstructuresmay encroachintotherequiredsetbackprovidedthatsufficientlandscapingisstillprovided betweentheprojectsiteandadjacentproperties. 3. Landscape/openspacemaybeanycombinationoflandscapingorprivateandcommon openspaces. 4. Useableopenspaceincludesacombinationofcommonandprivateopenspace. (b) ThesedevelopmentsshallbesubjecttoobjectivedesignstandardsinSection18.24.For projectsundergoingdiscretionaryreview,theperformancecriteriaoutlinedinChapter18.23, aswellasthecontextͲbaseddesigncriteriaoutlinedinSection18.13.090forresidential projects,providedthatmorerestrictiveregulationsmayberecommendedbythe architecturalreviewboardandapprovedbythedirector,pursuanttoSection18.76.020. 18.33.080AdditionalWHCombiningDistrictRegulations (a) Affordabilityrequirement.Atleast20%oftheunitsinaworkforcehousingproject, excludinganyrequiredbelowͲmarketͲrateunits,shallbeaffordabletohouseholdsearning uptoandincluding150%ofareamedianincome(AMI). (b) BMRprovisionsapplicable.Thebelowmarketratehousingrequirementssetforthin Chapter16.65ofTitle16ofthiscodeshallapplytoworkforcehousingprojects.AnyBMR unitsprovidedwillnotbecountedtowardthetotalnumberofunitsinaworkforce housingprojectforpurposesofcalculatingthenumberofworkforceaffordableunits 2.b Packet Pg. 100 *NOTYETADOPTED* 42 0160046_20210427_ay16 requiredundersubsection(a)above. (c) Continuedaffordability.Allworkforcehousingunitsprovidedundersubsection(a) aboveshallbesubjecttoadeedoftrustorregulatoryagreementrecordedagainstthe propertyforexecutionbytheCityManagerinaformapprovedbytheCityAttorney,to ensurethecontinuedaffordabilityoftheworkforcehousingunits.Allworkforcehousing unitsshallremainaffordabletothetargetedincomegroupfor99years. (d) Localworkforcepreference.Allresidentialunitswithinaworkforcehousingproject shallbeofferedfirsttoeligiblehouseholdswithatleastonehouseholdmemberwho currentlylivesorwhoseplaceofemploymentiswithinathreemileradiusoftheprojector withintheCityofPaloAlto.Ifunitsremainunoccupiedafteroffersaremadetothisfirst category,thoseunitsshallbeofferedtoeligiblehouseholdswithatleastonehousehold memberwhoseplaceofemploymentiswithinoneͲhalfmileofamajorfixedͲrailtransit stop. SECTION28.Section18.34.040(PedestrianandTransitOrientedDevelopment(PTOD) CombiningDistrictRegulations)ofChapter18.34(PedestrianandTransitOriented Development(PTOD)CombiningDistrictRegulations)ofTitle18(Zoning)isamendedasfollows: 18.34.040PedestrianandTransitOrientedDevelopment(PTOD)CombiningDistrict Regulations (a) PropertiesinthePTODcombiningdistrictaresubjecttothefollowingregulations: TABLE2 DEVELOPMENTSTANDARDS Standards1 PTODͲCaliforniaAvenue PTODͲ Downtown[Reserved] Max.DwellingUnits:40DU/AC2 Max.FAR: 100%ResidentialFAR1.0:12 MixedUseFAR1.25:123 MixedUseNonͲ ResidentialFARCap Total:0.354 Officeandresearchanddevelopment uses:0.25FAR Hotels2.0 Height:40feet2 OpenSpace: Minimumarearequired5orfewerunits:200sisf.perunit6or moreunits:100s.f.perunit 18.24.040 MinimumdimensionsPrivateopenspace:6feetCommonopen space:12feet 2.b Packet Pg. 101 *NOTYETADOPTED* 43 0160046_20210427_ay16 Parking:Ratesestablishedbyuse,perChs.18.52 and18.54 ParkingAdjustments:SeeSection18.34.040(d) SetbacksanddaylightplanerequirementsforpropertiesadjacenttoRͲ1andRͲ2zones: Setbacks Onportionofsitethatabuts: 1. Interiorsideyard:6feet 2. Rearyard:20feet DaylightPlane Onportionofsitethatabuts: 1.Interiorsideyard: Initialheightatinteriorsidelotline:10 feet Angle(degrees):45 2.Rearyard: Initialheightatrearsetbackline:16feet Angle(degrees):45 SetbacksanddaylightanddaylightplanerequirementsforpropertiesadjacenttoCaltrain RightͲofͲWay: Setbacks OnportionofsitethatabutsCaltrainrightͲ ofͲway:5feet(landscaped) DaylightPlaneOnportionofsitethatabuts CaltrainrightͲofͲway: Initialheightatpropertylinew/Caltrain rightͲofͲway:16feet Angle(Degrees):45 Footnotes: (1) NonͲresidentialdevelopmentthatisnotconsistentwiththemixedͲuselimitationsset forthabove,withtheexceptionofhotels,mustbedevelopedpertheunderlyingzoning districtregulations. (2) SeeSection18.34.040(e)forBelowMarketRate(BMR)bonusprovisions. (3) Theresidentialcomponentofthemixedusemaynotexceed1.0:1. (4) ThenonͲresidentialcomponentofamixeduseprojectshallnotexceed50%ofthe totalsquareͲfootageoftheproject. (b) Live/WorkUnits (1) Alive/workunit,forthepurposesofthischapter,isdefinedasarentalor ownershipunitcomprisedofbothlivingspaceandworkarea,withthelivingspace occupyingaminimumof60%ofthetotalgrossfloorareaoftheunit,andsuchthatthe residentofthelivingspaceistheowner/operatoroftheworkarea. (2) Theworkareashallbelocatedonthegroundlevel,orientedtothestreetand provideforatleastoneexternalentrance/exitseparatefromthelivingspace.Thework areamaybeusedforoffice,retail,personalservices,orhandcraftedgoods(unless otherwiselimitedbythischapter),butshallnotbeusedforrestaurantsorcafesorforany 2.b Packet Pg. 102 *NOTYETADOPTED* 44 0160046_20210427_ay16 businessinvolvingthestorageoruseofhazardousmaterialsinexcessofthequantities allowedbyTitle15oftheMunicipalCode(Section105.8oftheFireCode). (3) Themaximumnumberofemployeeswhodonotresidewithintheunitistwo. (4) ThesignageshallnotexceedtherequirementsoftheCityofPaloAltoMunicipal Codeandshallrequireapprovalandrecommendationbythearchitecturalreviewprocess priortoapprovalbythedirector. (5) Theparkingrequirementsshallincludeamaximumtotaloftwospacesforthe residentialunit,plusonespaceper200squarefeetforthegrosssquarefootageofthework area,lessonespacefromthetotal(toreflecttheoverlapoftheresidentandone employee). (6) Thelive/workunitsaresubjecttothedevelopmentstandardsofthePTODzone outlinedinTable2fora100%residentialdevelopment,exceptthatthemaximumnonͲ residentialFARislimitedto0.40. (7) Themaximumsizeofalive/workunitshallbelimitedto2,500squarefeet. (8) Thedesignofstreetfrontageofalive/workunitshallbeconsistentwiththe contextͲbasedcriteriaoutlinedforstreetfrontageinSection18.34.050below. (8)(9)Alive/workunitmaybeconvertedtoanentirelyresidentialunitwhere residentialuseonthegroundfloorisnototherwiseprohibited. (c) Hotels (1) Hotelsforthepurposeofthissectionaredefinedashotels,motels,orother lodgingforwhichCityofPaloAltotransientoccupancytaxiscollected,consistentwiththe provisionsandlimitationsoutlinedinSection18.16.060(d)forhotelsincommercialzoning districts. (2) HotelsmaybeconstructedtoamaximumFARof2.0andamaximumheightof 50feet. (3) AllhotelsaresubjecttotheobjectivedesignstandardsinChapter18.24contextͲ baseddesigncriteriaoutlinedinSection18.34.050below. (d) ParkingAdjustments Adjustmentstotherequiredparkingstandardsmaybeallowedwiththedirector'sapproval pursuanttotheprovisionsoutlinedinSection18.52.050,withthefollowingadditional allowancesandrequirements: (1) FormultiͲfamilyresidentialormixeduseprojectsonsitesrezonedtothePTOD combiningdistrict,thedirectormaywaiveaportionoforallguestparkingrequirements, andmaywaiveanyrequirementtoprovidealandscapereserveforparking,subjecttothe followingconditions: (A) Theprojectincludesaminimumoffourresidentialunits; (B) Theaverageresidentialunitsizeis1,250squarefeetorless;and (C) Notmorethanoneparkingspaceperresidentialunitshallbeassignedor secured,suchthatotherrequiredparkingspacesareavailabletootherresidentsand guests. (2) Projectsprovidingmorethan50%oftheprojectresidentialunitsatloworveryͲ lowincomehousingratesmayfurtherreduceparkingrequirementsbyanadditional20%. Commented [JE23]: Eliminatedin2019 2.b Packet Pg. 103 *NOTYETADOPTED* 45 0160046_20210427_ay16 (3) Innocase,however,shalltotalparkingrequirementsforthesitebereducedby greaterthan30%fromthestandardrequirements,orbygreaterthan40%foranaffordable housingprojectconsistentwithsubdivision(2)above,orbymorethan50%ifhousingfor theelderlyisproposedpursuanttoSection18.52.050(d)oftheZoningOrdinance. (4) Foranyrequestforparkingadjustments,theprojectapplicantshallindicate parkingandtrafficdemandmeasurestobeimplementedtoreduceparkingneedandtrip generation.Measuresmayinclude,butarenotlimitedto:limiting"assigned"parkingtoone spaceperresidentialunit,providingforCaltrainand/orothertransitpasses,orother measurestoencouragetransituseortoreduceparkingneeds.Theprogramshallbe proposedtothesatisfactionofthedirector,shallincludeproposedperformancetargetsfor parkingand/ortripreduction,andshalldesignateasingleentity(propertyowner, homeownersassociation,etc.)toimplementtheproposedmeasures.Monitoringreports shallbesubmittedtothedirectornotlaterthantwoyearsafterbuildingoccupancyand againnotlaterthanfiveyearsafterbuildingoccupancy,notingtheeffectivenessofthe proposedmeasuresascomparedtotheinitialperformancetargetsandsuggestionsfor modificationsifnecessarytoenhanceparkingand/ortripreductions. (e) Density,FAR,andHeightBonusProvisions Thefollowingprovisionsareintendedtoallowforincreaseddensity,FAR,height,andother developmentbonusesuponconstructionofadditionalbelowmarketrate(BMR)housingunits. Thebonusallowancesshallbeallowedsubjecttothefollowinglimitations: (1) Bonusesareonlyapplicablewherebelowmarketrate(BMR)unitsareprovided inexcessofthoserequiredbyPaloAlto’sBMRprogramassetforthinSection18.14.030(a) andProgramHͲ3.1.2oftheHousingElement.KeyelementsoftheBMRPrograminclude: (A) Fiveormoreunits:Minimum15%ofunitsmustbeBMRunits; (B) Fiveormoreacresbeingdeveloped:Minimum20%ofunitsmustbeBMRunits; and (C) BMRunitsshallmeettheaffordabilityandotherrequirementsofProgramHͲ 3.1.2andthecity'sBMRProgrampoliciesandprocedures. (2) ThefollowingBMRbonusesshallbeconsideredandmaybeapprovedupon rezoningtothePTODdistrict: (A) DensityIncrease:Densitymaybeincreasedabovethemaximumbasedensity allowed(40unitsperacre),suchthatatleastoneadditionalBMRunitisprovidedfor everythreeadditionalmarketrateunitsconstructed.Theresultantdensitymaynot exceedfiftyunitsperacre.Densityshallbecalculatedbasedonthegrossareaofthesite priortodevelopment. (B) FARIncrease:Forprojectswitharesidentialdensitygreaterthanthirtyunitsper acre,theallowableresidentialFARmaybeincreased.TheFARincreaseshallbe equivalentto0.05foreachadditional5%(inexcessofthecityrequirements)ofthetotal numberofunitsthatareproposedasBMRunits,butmaynotexceed50%ofthe residentialFARpriortothebonus,andmaynotexceedatotalFARof1.5. (C) HeightIncrease:Forprojectswitharesidentialdensitygreaterthan30unitsper acre,theallowableprojectheightmaybeincreased.Theheightincreaseshallbe equivalenttoonefootabovethemaximumforeachadditional5%(inexcessofthecity 2.b Packet Pg. 104 *NOTYETADOPTED* 46 0160046_20210427_ay16 requirements)ofthetotalnumberofunitsthatareproposedasBMRunits,butmaynot exceedamaximumheight(50feet). (D) OtherincentivesfordevelopmentofBMRunits,suchasreducedsetbacksand reducedopenspace,maybeapprovedwhereatleast25%ofthetotalunitsconstructed areBMRunitsandsubjecttoapprovalbythearchitecturalreviewboard. (3) Theprovisionsofthissectionareintendedtoaddressthedensitybonus requirementsofstatelawwithinthePTODDistrict.Themaximumbonusdensityavailable underthissectionshallbethegreaterofthebonusdensityallowedunderthischapteror underthecity’sdensitybonusprovisionscontainedinChapter18.15. SECTION29.Section18.34.050(PedestrianandTransitOrientedDevelopment(PTOD) CombiningDistrictContextͲBasedDesignCriteria)ofChapter18.34(PedestrianandTransit OrientedDevelopment(PTOD)CombiningDistrictRegulations)ofTitle18(Zoning)isdeletedin itsentiretyandrestatedtoreadasfollows: 18.34.110PedestrianandTransitOrientedDevelopment(PTOD)CombiningDistrict ContextͲBasedObjectiveDesignStandardsCriteria Inadditiontothestandardsfordevelopmentprescribedabove,alldevelopmentinthePTOD combiningdistrictshallcomplywithapplicablestandardsand/orintentstatementsoutlinedin Chapter18.24,asdefinedtherein. SECTION30.Section18.40.130(Landscaping)ofChapter18.40(GeneralStandardsand Exceptions)ofTitle18(Zoning)isamendedasfollows: 18.40.130Landscaping (a) Purpose Thepurposeofthissectionistoencouragecreativeandsustainablelandscapedesignthat enhancesstructures,openspaceareas,streetscapesandparkingareas.Sustainable landscapedesignpreservesnativeplantspeciestothemaximumextentfeasible,consumes lesswaterandprovidespermeablesurfacesforstormwatermanagementand groundwaterrecharge.Treeshadingandappropriatelandscapedesigncancontributeto economicvitalityandpublichealth,andcanreducetheneedforfrequentinfrastructure repair. Landscapingprovidesrecreationareas,cleanstheairandwater,preventserosion,offersfire protection,replacesecosystemsdisplacedbydevelopment,andiswaterefficient. (b) GeneralRegulations Inadditiontotheprovisionsofthissection,allprojectsshalladheretothelandscape requirementscitedelsewhereinTitle18(ZoningOrdinance),includingbutnotlimitedto: (1) DesignStandardsͲGeneralParkingFacilities(Section18.54.020). (2) DesignStandardsͲLandscapinginParkingFacilitiesandRequiredLandscape Areas(Section18.54.040). (3) ArchitecturalReviewFindings(Section18.76.020). Commented [YA24]: Replacedwithnew18.24Design Standards 2.b Packet Pg. 105 *NOTYETADOPTED* 47 0160046_20210427_ay16 (c) NaturalAreas(OpenSpaceDistrict,HillsideLands,Baylands,CreekandRiparianAreas) Landscapingshouldretainorenhancenativevegetationinhillside,baylandsorother naturalopenspacesareasoradjacenttosuchareas.Theexistingnaturalvegetationand landformationsshouldremaininanaturalstateunlessmodificationisfoundtobe necessaryorappropriateforaspecificuseallowedthrougharchitecturalorsitedesign review. (1) Intheselectionofnewlandscaping,preferenceshallbegiventonatural, indigenousanddroughtresistantplantsandmaterials.NonͲindigenouslandscaping shouldbelimitedtotheimmediateareaaroundastructureorstructures. (2) Sitedevelopmentplansshall,tothemaximumextentfeasible,provideforthe retentionofexistingvegetationandlandformations,andshallincludeanerosionand sedimentcontrolelementsettingforthreasonablemitigationmeasuresinaccordwith thegradingandsubdivisionordinancesofthecity. (3) Landscapingshall,tothemaximumextentfeasible,integrateand accommodateexistingtreesandvegetationtobepreserved;makeuseofwaterͲ conservingplants,materialsandirrigationsystems;andbeclusteredinnatural appearinggroups,asopposedtobeingplacedinrowsorregularlyspaced. (4) Colorsofroofingmaterialsshallblendwiththenaturallandscapeandbe nonreflective.Allroofmountedequipmentshallbescreenedinamannerthatprotects theviewshedfromadjacentproperties,includingfromviewsfromabove. (5) Plantingofinvasiveplantspeciesshallnotbepermittedandremovalof invasivespeciesmayberequiredaspartoflandscapeplanrequirements. (6) Tothemaximumextentfeasible,existingvegetationshallberetainedor enhancedtomaintaincontiguouswildlifehabitat. (7) Riparianvegetationshallberetainedorenhancedwithinnaturalstream corridors,andbestpracticesfordevelopmentshallbeusedtoprotectriparianhabitat andwaterqualityofadjacentstreams. (d) LowͲDensityResidentialLandscapingDesignStandards (1) IntheRͲ1,RͲ2,andRMDzones,aminimumof50%oftherequiredfront setbackareashallbelandscaped,subjecttothelimitationsofSection18.12.040(h). PlantingintherightͲofͲwayshallnotcounttowardsfulfillmentoftherequiredlandscape area. (2) StreettreesmayberequiredtobeplantedintherightͲofͲwayfrontageofany residentialstructuresubjecttoindividualreviewforanewsecondstoryoradditiontoa secondstory,orforotherdiscretionaryreviewintheRͲ1,RͲ2,orRMDzones. (3) Treesplantednearpublicbicycletrailsorcurbsshallbeofaspeciesand installedinamannerthatpreventsphysicaldamagetosidewalks,curbs,guttersand otherpublicimprovements. (4) Treesandshrubsshallbeplantedsothatatmaturitytheydonotinterfere withservicelines(aminimumoffivefeetfromwaterlinesandtenfeetfromsanitary sewerlines)andtrafficsafetyvisibilityareas. (5) AllproposedlightwellsandbelowͲgradebasementsshallbescreenedto 2.b Packet Pg. 106 *NOTYETADOPTED* 48 0160046_20210427_ay16 minimizevisibilityfrompublicrightsͲofͲwayorotherpublicproperties. (e) SpecialDesignandLandscapingStandardsforAllZoningDistricts Requirements: (1) Utilities(e.g.,transformercabinets,pads,fiberoptictrenchingandabove groundcabinets,largewatercheckvalves)andundergroundutilitiesshallnotbeplaced withinrequiredlandscapedareas,exceptwheretheywillnotprecludeappropriate plantingoftreesandwillbepredominantlyscreenedfrompublicview. (2) AlllandscapingwithinmultiͲfamily,commercial,andindustrialzoningdistricts shallbeequippedwithautomaticirrigationsystems.Backflowpreventersshallbe locatedintherearorsideyardandscreenedfrompublicviewbylandscaping.Ifbackflow preventersmustbelocatedinthefrontyardforaccesspurposes,theyshouldbelocated nearthemainstructuretothemaximumextentfeasible.,andshallbepredominantly screenedfrompublicview. (3) Foralldevelopmentwithincommercialandindustrialzoningdistricts,lawn areasshallnotexceed15percentoftheplantingareaonaproperty.Requiredcommon areas,activerecreationareas,andareaslocatedwithinthepublicrightͲofͲwaybetween thecurbandpublicsidewalkshallnotcountagainstsuchlawnarea. (4) Landscapingwithinsurfaceparkingareasshallincludetreeplantingsdesignedto resultin50percentshadingofparkinglotsurfaceareaswithin15years. (5)(4) Allrequiredperimeteryardsshallbelandscaped.Thelandscapingofthese yardsshall,ataminimum,consistofacombinationoflivingvegetation,suchastrees, shrubs,grassesorgroundcovermaterials.Thedirectormay,however,allowa combinationofhardscapeandlandscapetosatisfylandscaperequirementswherethe visualqualityandscreeningfunctionsofthehardscape/landscapeareaaremaintained. Landscapebufferingandscreeningshallbedesignedtocreatecompatiblerelationships ofscaleandappearancewithneighboringproperties. (6)(5) Plantmaterialshallbemaintainedinahealthy,diseaseͲfree,growing conditionatalltimes.Allrequiredplantingareasshallbemaintainedfreeofweeds, debris,andlitter.Theplanningdirectormayspecifyconditionsofapprovaltoassurethat deadordiseasedplantingsarereplacedinatimelymannerandwithadequate replacementplantings. Guidelines: (1) Rooftopgardens,ediblegardens,andothersustainableagricultural landscapingalternativesareencouragedformultiͲfamily,commercial,industrial,and multiͲfamilydevelopments.SeesupplementarystandardsinChapter18.40.230: RooftopGardens.Rooftopgardensareparticularlyencouragedwheretherooftopishighly visiblefromneighboringproperties. (2) Structuralsoils,asspecifiedbythedirectorofplanningandcommunity environment,shallbepreferredwhereplantingincompactedsoilareas,suchasparking lotsandsidewalks. (3) Landscapeswales,permeableperviouspavingandotherlandscapefeatures shouldbeincorporatedintositedesigntothemaximumextentfeasibleto accommodatefiltrationofstormwaterrunofffromimperviousareas,particularlyfrom Commented [YA25]: Notobjective.Fulllandscapingmaybe difficulttoachieveforsomeprojects 2.b Packet Pg. 107 *NOTYETADOPTED* 49 0160046_20210427_ay16 parkinglots. (4)AllprojectsrequiringdiscretionaryreviewwithinthemultiͲfamily, commercial,orindustrialzoningdistrictsshould,wherefeasible,pursuanttoSection 16.12:RecycledWater,andincludethefollowing: (a)Incorporationofrecycledwaterusageintothedesignoflandscapeand irrigationsystems. (b)Considerationofplantssuitableforirrigationwithrecycledwater. (c)Theinstallationoftheinfrastructurenecessarytoconnecttheirrigation systemtothecity'srecycledwatersupply,ifavailableintheforeseeablefuture. (5)Thedirectormayallowacombinationofhardscapeandlandscapetosatisfy landscaperequirementswherepermeablesurfacematerialsareusedandwherethe visualqualityandscreeningfunctionsofthehardscape/landscapeareaaremaintained, asspecifiedintheconditionsofapproval. SECTION31.Subdivision(d)ofSection18.52.040(OffͲStreetParking,LoadingandBicycle FacilityRequirements)ofChapter18.52(ParkingandLoadingRequirements)ofTitle18(Zoning) isamendedasfollows: 18.52.040OffͲStreetParking,LoadingandBicycleFacilityRequirements [...] (d)Residentialandmixedusestructureswithfifty(50)ormoredwellingunitsshallprovideat leastone(1)onͲsite,shortͲtermloadingspaceforpassengervehicles,tobeusedbytaxicabs andsimilartransportationanddeliveryservices. SECTION32.Section18.54.015(Definitions)ofChapter18.54(ParkingFacilityDesign Standards)ofTitle18(Zoning)isaddedasfollows: 18.54.015Definitions ThedefinitionsprovidedinSection18.52.020shallapplytothisChapter18.54. SECTION33.Subsection(c)ofSection18.54.070(ParkingTablesandFigures)ofChapter18.54 (ParkingFacilityDesignStandards)ofTitle18(Zoning)isamendedasfollows: [...] (c)OffͲSiteParking ParkingrequiredbythischaptermaybeprovidedbyoffͲsiteparking,providedthatsuchoffͲ siteparkingiswithin500feetareasonabledistanceofthesiteusingitor,ifthesiteiswithinan assessmentdistrict,withinareasonabledistanceoftheassessmentdistrictboundaryand approvedinwritingbythedirectorofplanningandcommunityenvironment.Thedirectorshall assurethatsufficientcovenantsandguaranteesareprovidedtoensureuseandmaintenanceof 2.b Packet Pg. 108 *NOTYETADOPTED* 50 0160046_20210427_ay16 suchparkingfacilities,includinganenforceableagreementthatanydevelopmentoccurringon thesitewhereparkingisprovidedshallnotresultinanetreductionofparkingspacesprovided, consideringboththeparkingpreviouslyprovidedandtheparkingrequiredbytheproposed use. [...] SECTION34.Subdivisions(a)and(b)ofSection18.54.020(VehicleParkingFacilities)ofChapter 18.54(ParkingFacilityDesignStandards)ofTitle18(Zoning)isamendedasfollows: 18.54.020VehicleParkingFacilities (a)ParkingFacilityDesign Parkingfacilitiesshallbedesignedinaccordancewiththefollowingregulations: (1)Requirementsfordimensionsofparkingfacilitiesat,above,andbelowgradeare containedinthissectionandinFigures1Ͳ6andTables3Ͳ6ofSection18.54.070. (2)Stallsandaislesshallbedesignedsuchthatcolumns,walls,orotherobstructionsdo notinterferewithnormalvehicleparkingmaneuvers.Allrequiredstallandaislewidthsshall bedesignedtobeclearofsuchobstructions. (3)TherequiredstallwidthsshowninTable3ofSection18.54.070shallbeincreased by0.5footforanystalllocatedimmediatelyadjacenttoawall,whetherononeorboth sides.Thedirectormayrequirethattherequiredstallwidthsbeincreasedby0.5footfor anystalllocatedimmediatelyadjacenttoapost,wheresuchpostlimitsturningmovements intooroutofthestall. (4)ForpropertyownersortenantsseekingtoinstallEVSE,therequiredstallwidths showninTable3ofSection18.54.070maybereducedbynomorethaneighteeninches belowthecoderequiredminimumdimensionsinordertoaccommodateEVSEorassociated electricalutilityequipment.Thisreductionmaybeappliedto10%ofthetotalrequired parkingstalls,ortwostalls,whicheverisgreater.Thedirectormayapproveareductionin widthforagreaternumberofstallsthroughadirector’sadjustmentpursuantto Section18.52.050. (5)DeadͲendaislesshallbeavoidedtothegreatestextentfeasible. (6)ExceptforatͲgradeparkingfacilitiesservingamaximumoftwodwellingunits,all parkingfacilitiesshallbesetbackasufficientdistancefromthestreetsothatvehiclesneed notbackoutintooroverapublicstreet(notincludinganalley)orsidewalk. (7)Surfaceparkingareasshallbelocatedsothatgaragesorcarportsarenot predominantlyfacingthestreet;parkinglocationsbehindthebuilding(s)arepreferable. (8)Carportstructuresshallbearchitecturallycompatiblewiththemainstructuresin theprojectandshouldutilizesubstantialsupportposts.Landscapingmaterialassociated withthecarportshallhaveadequateroomtogrowandbeprotectedfromdamagebycars andpedestriantraffic. (9)ExceptforsingleͲfamilyuses,parkingshouldbeunderground,semiͲdepressed, enclosedorconcealedforallprojectstotheextentfeasible.Commented [EJ26]: ExceptionaddedforSFR 2.b Packet Pg. 109 *NOTYETADOPTED* 51 0160046_20210427_ay16 (9)Wherefeasible,parkingshallbebrokenintosmallergroupingsofspacestoavoid largeexpansesofparkingandtoprovideformoreopportunitiestointerceptandfilter drainagefromtheparkingareas. (10)Proximityofundergroundparkinggaragestoresidentiallyzonedproperties shouldtakeintoconsiderationtheneedforlandscapingalongtheperimeterofthesite.In instanceswheresubstantialplantingisnecessary,theplacementofparkinggaragesshould beadequatelysetbackfromthepropertylinetoprovideforthelandscaping. (b)OffͲStreetParkingStalls (1)EachoffͲstreetparkingstallshallconsistofarectangularareanotlessthaneight andoneͲhalf(8.5)feetwidebyseventeenandoneͲhalf(17.5)feetlong(uniͲclassstall),oras otherwiseprescribedforangledparkingbyTable1inSection18.54.070. (2)GaragesandcarportsforsingleͲfamilyandtwoͲfamilydevelopmentshallprovide aminimuminteriorclearanceoften(10)feetwidebytwenty(20)feetlongforasinglecar andaminimumoftwenty(20)feetwidebytwenty(20)feetlongfortwocarstoallow sufficientclearance. (3)Dimensionsofparkingstallsforparallelparkingshallbeasfollows.The minimumdimensionsofsuchastalllocatedadjacenttoawallshallbetenfeetwideand twentyfeetlong.Theminimumdimensionsofsuchastalllocatedadjacenttoacurbwitha minimumtwoͲfootclearancetoawallshallbeeightfeetwideandtwentyfeetlong.These requiredstallwidthsareinadditiontotherequiredwidthoftheaccessdrivewayoraisle. (4)MechanicalliftsmaybeusedtosatisfyoffͲstreetparkingrequirements,subject toapprovalbythedirectororcitycouncil,asapplicable,andinaccordancewiththe followingprovisions: A.Theregulationsinthissectionapplytomechanicallifts,elevatorsandturnͲ arounddevicesspecifiedforvehicleuse,andothermechanicaldevicesthatfacilitate vehicleparking; B.MechanicalvehicleliftsmaybeusedformultiͲfamilyresidential,office, hotel,automotive,industrialorinstitutionaluses.Otherusesmayusemechanical vehicleliftssubjecttoapprovalfromtheDirectorofPlanningandCommunity DevelopmentandmayberequiredtoprovidededicatedonͲsitevaletassistanceforno feetotheuser. C.Thelocationofmechanicalliftsshallbelocatedwithinanenclosedparking facility.Allliftsandassociatedequipmentshallbescreenedfrompublicviewsandthe screeningshallbearchitecturallycompatiblewiththesiteconditions; D.Applicantshallsubmitananalysisandreport,preparedbyaqualified professional,forreviewandapprovalbytheDirectorofPlanningandCommunity Environmentthatdemonstratestheeffectivenessoftheproposedparkingliftsystem; operationaldetails;schematicortechnicaldrawings;regularandemergency maintenanceschedule,proceduresandbackupsystems;vehiclequeuing,accessand retrievalefficiency;andpotentialimpacts,delays,orinconveniencestoallofthe following: i.siteresidents,workers,andvisitors ii.pedestrianandbicyclemovementandsafetyonandnearbythesite Commented [EJ27]: Relocatedfrom18.23.070:Parking;no changesproposedtoexistingsubjectivestandards 2.b Packet Pg. 110 *NOTYETADOPTED* 52 0160046_20210427_ay16 iii.vehicularmovementandsafetyonandnearbythesite E.Mechanicalcarliftsshallnotbeusedforaccessibleparkingspacesor loadingspaces; F.MechanicalcarliftsshallaccommodatemidͲsizesportutilityvehiclesand fullͲsizecars. G.ForallnonͲresidentialuses,aminimumoftwospacesor10%ofthetotal numberofparkingspacesprovided,whicheverisgreater,shallbeprovidedasstandard nonͲmechanicalparkingspaces.Therequiredaccessiblespacesshallnotbecountedas oneofthestandardspacesforthisrequirement; H.Additionalinformation,reportsandanalysismayberequiredand conditionsmaybeimposedtoensuretheuse,operationandfunctionoftheliftsystem isnotdetrimentaltothepublicwelfare,property,landusesandusersoftheproperty, otherproperties,orthepublicrightofway,inthegeneralvicinity. I.Liftdesignmustallowforremovalofanysinglevehiclewithoutnecessitating thetemporaryremovalofanyothervehicle J.TheDirectorshallhaveauthoritytoadoptregulationstoimplementthisprovision. (5)EachoffͲstreetmotorcycleparkingstallshallconsistofarectangularareanotless thanfivefeetwidebytenfeetlong,asillustratedinFigure7ofSection18.54.070. [...] SECTION35.Subdivision(c)ofSection18.54.050(MiscellaneousDesignStandards)ofChapter 18.54(ParkingFacilityDesignStandards)ofTitle18(Zoning)isamendedasfollows: 18.54.050MiscellaneousDesignStandards [...] (c)AdditionalParkingFacilityDesignRequirements (1) Sitedesignshallassurethatconnectionstoadjacentexistingorplannedbicycle orpedestrianfacilities(sidewalks,bikepathsorlanes,etc.)allowforreadyaccessfor residentsandotherusersofthesite. (2) Thelocationofdriveways,shippingandreceivingareas,andloadingdocks shouldbesitedasfarawayfromresidentiallyzonedpropertiesorpropertieswithexisting residentialuseslocatedwithinnonresidentialzonesasisreasonablyfeasiblewhile recognizingsiteconstraintsandtrafficsafetyissues. (3) Employeeingressandegresstoasiteshouldbelocatedtoavoidtheuseof residentialstreetswhereverfeasible. (4) Latehourandearlymorningtrucktraffictoasitelocatedinorneararesidential areashouldbediscouraged. (5) Vehicularaccesspointsshouldnotconflictwithpedestrianandbicyclewalkways andfacilities. 2.b Packet Pg. 111 *NOTYETADOPTED* 53 0160046_20210427_ay16 (6) Pedestrianandbicyclefacilities(sidewalks,bikepaths,etc.)should,where feasible,beprovidedthroughsitestoprovideconnectionstootherpedestrianandbicycle routesandtoallowforsafeaccesstoschools,recreationfacilitiesandservices. (7) Additionalrequirementsforparkingfacilitydesign,internallayout,acceptable turningradiiandpavementslope,vehicularandpedestriancirculation,andotherdesign featuresmaybeadoptedbythedirectorwhendeemedappropriate. [...] SECTION36.Subsection(b)ofSection18.76.020(ArchitecturalReview)ofChapter18.76 (PermitsandApprovals)ofTitle18(Zoning)isamendedasfollows: 18.76.020ArchitecturalReview [...] (b)Applicability NopermitrequiredunderTitle2,Title12orTitle16shallbeissuedforamajororminor project,assetforthinthissection,unlessanapplicationforarchitecturalreviewisreviewed, actedupon,andapprovedorapprovedwithconditionsassetforthinSection18.77.070. (1)ExemptProjects.Thefollowingprojectsdonotrequirearchitecturalreview: (A)SingleͲfamilyandtwoͲfamilyresidences,exceptasprovidedundersubsections (b)(2)(C)and(b)(2)(D). (B)Projectsdeterminedbythedirectorofplanninganddevelopmentservicestobe substantiallyminorinnatureandhaveinconsequentialvisualimpactstotheadjacent propertiesandpublicstreets.Theseexemptprojectsarereferredtoas"overthe counterprojects".Thedirectorshallhavetheauthoritytopromulgatealistofsuch exemptprojectsunderthissubsection. (C)Housingdevelopmentprojects,asdefinedinGovernmentCodeSection 65589.5(h)(2)(theHousingAccountabilityAct),butonlytotheextentsuchprojects complywithallobjectivestandardsinthiscodeandtherebyqualifyforstreamlining underGovernmentCodesections65589.5,65913.4,or65905.5.Suchprojectsshallbe subjecttotheprocesssetforthinSection18.77.073. (2)MajorProjects.Thefollowingare"majorprojects"forthepurposesofthe architecturalreviewprocesssetforthinSection18.77.070,andaresubjecttoreviewbythe architecturalreviewboard: (A)Newconstruction,includingprivateandpublicprojects,that: (i)Includesanewbuildingorbuildingadditionoffivethousandsquarefeet ormore;or (ii)IsnotexemptundertheCaliforniaEnvironmentalQualityAct(CEQA) (Section21000etseq.oftheCaliforniaPublicResourcesCode);or (iii)Requiresoneormorevariancesorusepermitsand,inthejudgmentof thedirector,willhaveasignificanteffectupontheaestheticcharacterofthecity orthesurroundingarea; 2.b Packet Pg. 112 *NOTYETADOPTED* 54 0160046_20210427_ay16 (B)AnymultipleͲfamilyresidentialconstructionprojectthatcontainsthreeormore units; (C)ConstructionofthreeormoreadjacentsingleͲfamilyhomesorduplexes; (D)IntheNeighborhoodPreservationCombiningDistrict(NP),propertiesonwhich twoormoreresidentialunitsaredevelopedormodified,exceptwhenoneofthose unitsisan“accessorydwellingunit,"asdescribedinSection18.10.140(d); (E)Anyprojectusingtransferreddevelopmentrights,asdescribedinChapter 18.18; (F)Amastersignprogram,pursuanttoChapter16.20; (G)Signsthatdonotmeetallapplicabledesignguidelinesadoptedbythecity councilordonotconformtoapreviouslyapprovedmastersignprogram; (H)SignsrequiringasignexceptionpursuanttoChapter16.20; (I)Anyminorproject,asdefinedinsubsection(3),thatthedirectordetermineswill significantlyalterthecharacterorappearanceofabuildingorsite. (3)MinorProjects.Thefollowingare"minorprojects"forthepurposesofthe architecturalreviewprocesssetforthinSection18.77.070,exceptwhendeterminedtobe majorpursuanttosubsection(2)(I)orexemptpursuanttosubsection(1)(B): (A)Newconstruction,includingprivateandpublicprojects,thatinvolvesanew buildingorbuildingadditionoffewerthan5,000squarefeet,andwhichisexempt undertheCaliforniaEnvironmentalQualityAct(CEQA)(division13ofthePublic ResourcesCode,commencingwithsection21000); (B)Signsthatmeetallapplicableguidelinesandconformtoanypreviously approvedmastersignprogram; (C)Landscapeplans,fences,exteriorremodeling,anddesignofparkingareas,when notpartofamajorproject; (D)Anyprojectrelatingtotheinstallationofcabinetscontainingcommunications serviceequipmentorfacilities,pursuanttoanyservicesubjecttoChapter2.11,Chapter 12.04,Chapter12.08,Chapter12.09,Chapter12.10,orChapter12.13. (E)Minorchangestothefollowing: (i)Plansthathavepreviouslyreceivedarchitecturalreviewapproval; (ii)Previouslyapprovedplannedcommunitydistrictdevelopmentplans; (iii)Plansthathavepreviouslyreceivedsiteanddesignapproval; (iv)Previouslyapprovedplansforprojectsrequiringcouncilapproval pursuanttoacontractualagreement,resolution,motion,actionoruncodified ordinance; (v)Existingstructuresrequiringcouncilsiteanddesignapprovalorapproval pursuanttoacontractualagreement,resolution,motion,action,oruncodified ordinance. Asusedinthissubsection(b)(3)(E),theterm"minor"meansachangethatisoflittle visualsignificance,doesnotmateriallyaltertheappearanceofpreviouslyapproved improvements,isnotproposedfortheuseofthelandinquestion,anddoesnotalter thecharacterofthestructureinvolved.Ifthecumulativeeffectofmultipleminor changeswouldresultinamajorchange,anewapplicationforArchitecturalReview 2.b Packet Pg. 113 *NOTYETADOPTED* 55 0160046_20210427_ay16 approvalofamajorproject,SiteandDesignapproval,PlannedCommunityDistrict approval,orotherapplicableapprovalisrequired. (F)Anychangestopreviouslyapprovedplansrequiringarchitecturalreviewasa minorprojectaspartoftheconditionsofapermitorapproval. [...] SECTION37.Section18.77.073(HousingDevelopmentProjectReviewProcess)ofChapter 18.77(ProcessingofPermitsandApprovals)ofTitle18(Zoning)isaddedasfollows: 18.77.073HousingDevelopmentProjectReviewProcess (a)Applicability ThissectionshallapplytoapplicationsforresidentialmixedͲuseandmultifamilyhousing developmentprojects,asdefinedinGovernmentCodeSection65589.5(h)(2),thatcomplywith allobjectivestandardsinthiscodeandtherebyqualifyforstreamliningunderGovernment Codesections65589.5,65913.4,or65905.5. (b)PublicStudySession (1)Priortopreparingawrittendecision,theDirectormay,inhisorhersolediscretion, refertheapplicationtotheArchitecturalReviewBoardortootheradvisoryboardsor committeesfornonͲbindingconsideration.Anapplicationshouldnormallynotbe consideredatmorethanonemeetingoftheArchitecturalReviewBoard. (2)Noticeofapublicmeetingtoconsidertheapplicationshallbegivenatleast7days priortothemeetingbymailingtotheapplicantandallresidentsandownersofproperty within600feetoftheproject.Noticeshallincludetheaddressoftheproperty,abrief descriptionoftheproposedproject,andthedateandtimeofthehearing. (c)DecisionbytheDirector (1)TheDirectorshallprepareawrittendecisiontoapprovetheapplication,approveit withconditions,ordenyit. (2)Noticeoftheproposeddirector’sdecisionshallbegivenbymailtoownersand residentsofpropertywithin600feetoftheproperty,andbypostinginapublicplace.The noticeshallincludetheaddressoftheproperty,abriefdescriptionoftheproposedproject, abriefdescriptionoftheproposeddirector’sdecision,thedatethedecisionwillbefinalifit isnotappealed,andadescriptionofhowtofileanappeal. (3)TheDirector’sdecisionshallbecomefinal10daysafterthedatenoticeismailed unlessanappealisfiled. (d)Appeals (1)Anyparty,includingtheapplicant,mayfileanappealoftheDirector’sdecisionin writtenforminamannerprescribedbythedirector. (2)Anappealseekingdisapprovalofaprojectorareductionindensityshallbelimited tothefollowinggrounds: 2.b Packet Pg. 114 *NOTYETADOPTED* 56 0160046_20210427_ay16 (A)Theprojectdoesnotcomplywithallapplicableobjectivestandards;or (B)Bothofthefollowingexist: (i)Theprojectwouldhaveaspecific,adverseimpactuponthepublichealth orsafetyunlesstheprojectisdisapprovedorapprovedupontheconditionthat theprojectbedevelopedatalowerdensity.Asusedinthisparagraph,a “specific,adverseimpact”meansasignificant,quantifiable,direct,and unavoidableimpact,basedonobjective,identifiedwrittenpublichealthor safetystandards,policies,orconditionsastheyexistedonthedatethe applicationwasdeemedcomplete.And (ii)Thereisnofeasiblemethodtosatisfactorilymitigateoravoidtheadverse impactidentifiedpursuanttosubsection(c)(2)(B)(i),otherthanthedisapproval ofthehousingdevelopmentprojectortheapprovaloftheprojectuponthe conditionthatitbedevelopedatalowerdensity. (e)DecisionbytheCityCouncil AttheDirector’sdiscretion,anappealmaybesetforhearingbeforetheCityCouncilormaybe placedontheCouncil'sconsentcalendar,within45days.Thecitycouncilmay: (1)Adoptthefindingsanddecisionofthedirector;or (2)Iftheitemisontheconsentcalendar,citycouncilmayremovetheappealfromthe consentcalendar,whichshallrequirethreevotes,anddirectthattheappealbesetforanew noticedhearingbeforethecitycouncil,followingwhichthecitycouncilshalladoptfindingsand takeactionontheapplication. (f)FinalDecisionbytheCouncil Thedecisionofthecouncilontheappealisfinal. SECTION38.AnyprovisionofthePaloAltoMunicipalCodeorappendicesthereto inconsistentwiththeprovisionsofthisOrdinance,totheextentofsuchinconsistenciesandno further,isherebyrepealedormodifiedtothatextentnecessarytoeffecttheprovisionsofthis Ordinance. SECTION39.Ifanysection,subsection,sentence,clause,orphraseofthisOrdinanceisforany reasonheldtobeinvalidorunconstitutionalbyadecisionofanycourtofcompetent jurisdiction,suchdecisionshallnotaffectthevalidityoftheremainingportionsofthis Ordinance.TheCityCouncilherebydeclaresthatitwouldhavepassedthisOrdinanceandeach andeverysection,subsection,sentence,clause,orphrasenotdeclaredinvalidor unconstitutionalwithoutregardtowhetheranyportionoftheordinancewouldbe subsequentlydeclaredinvalidorunconstitutional. SECTION40.TheCouncilfindsthattheOrdinanceiswithinthescopeofandinfurtheranceof theComprehensivePlan2030whichwasevaluatedinthatcertainFinalEnvironmentalImpact ReportcertifiedandforwhichfindingswereadoptedbyCouncilResolutionNos.9720and9721 onNovember13,2017,allinaccordancewiththeCaliforniaEnvironmentalQualityAct.The Ordinancedoesnotproposetoincreasedevelopmentbeyondwhatwasanalyzedinthe 2.b Packet Pg. 115 *NOTYETADOPTED* 57 0160046_20210427_ay16 ComprehensivePlan.PursuanttoSection15168oftheStateCEQAGuidelines,theCityhas determinedthatnoneweffectswouldoccurfromandnonewmitigationmeasureswouldbe requiredfortheadoptionofthisOrdinance. SECTION41.ThisordinanceshallbeeffectiveonthethirtyͲfirstdateafterthedateofits adoption. INTRODUCED: PASSED: AYES: NOES: ABSENT: ABSTENTIONS: NOTPARTICIPATING: ATTEST: ____________________________ ____________________________ CityClerkMayor APPROVEDASTOFORM: APPROVED: ____________________________ ____________________________ AssistantCityAttorney CityManager ____________________________ DirectorofPlanning&Development Services 2.b Packet Pg. 116 Ramona Alma Str Ramos Way (Private) Hansen Way Fernando Avenue Lambert Avenue Han sen Way El Camino Real Oxford Avenu e nia Avenue Wellesley Street Princeton Street Cornell Street Cambridge Avenue College Avenue Williams Street Yale Street Staunton Court Oxford Avenue El Camino Real Stanford Avenue Birch Street Ash Street ma Street Grant Avenue Sheridan Avenue Jacaranda Lane El Camino Real Sherman Avenue Ash Street Page Mill Road Mimosa Lane Chestnut Avenue Portage Avenue Pepper Avenue Olive Avenue Acac ia Av enu e Emerson S Birch Street Ash Street Page Mill Road Ash Street Park Boulevard College Avenue Cambridge Avenue New Mayfield LaneBirch Street California Avenue Park Boulevard Nogal Lane Rinconada Avenue Santa Rita Avenue Park Boulevard Washington Avenue High Street merson Street Colorado Avenu e Street Emerson Street Ramona Street Alma Street Alma Street High Street EmersonEmerson Street Nevada Avenue North California Avenue High Street Oregon Express way Sedro Lane Peral Lane S h erid a n A v e n u e CalTrain ROW m stead Road El D o r a d o A v e n u e Pag e Mill Road Al P FPF C C(2) R PRMD(N P) P F (A S 3)C S (A S 1 ) P F(R) P F(R ) R-2 R -2 R M-30 C N R M-30 R-2 P F(R) C C(2)(R) R M -30 C C (2) R-2 PF(R) CC(2)(R) P C-4127 PF(R) C C(2)(R) R -2 C C (2) (R )(P)R M -3 0 P F R RP(L) P F C S PF (W H) C N CC R M -40 C C(2)(R) C N P C -22 2 4 RM-20 R-2 PF P F P C -4268 PC-2293 R M -4 0 PC-4354 PC-4463 PC-3028 P C -4 6 3 7 P F R M-30 P C-2952 P F R M -20 P F RM-30 R M -3 0 R M -20 R -1 R M -3 0 R-2 C S G M GM RM-30 RM-20 C S C S R M-40 R O L M G M C S R P PC-4753 CC (2)(P) G MGM (A D ) C S (A D) C S PC-4831 R M D P C-5069 R M-40 P T O D CC(2)(R) CC(2)(R)PTOD(R) C S(D) CC(2)CC(2) CC(2) This map is a product of the City of Palo Alto GIS This document is a graphic representation only of best available sources. Legend Zone Districts PTOD Eligible Area CC2 Zoning District CS and CN Zoning Districts along ECR NVCAP Boundary City Jurisdictional Limits abc Zone District Labels 0'600' NV C A P , Z o n i n g D i s t r i c t s an d PT O D E l i g i b l e Ar e a M a p CITY O F PALO A L TO IN 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 RRivera, 2021-04-22 09:15:51PTOD CS CN CC2 ZoningDistricts (\\cc-maps\Encompass\Admin\Personal\RRivera.mdb) 2.c Packet Pg. 117 Planning & Transportation Commission Staff Report (ID # 12349) Report Type: Action Items Meeting Date: 6/9/2021 City of Palo Alto Planning & Development Services 250 Hamilton Avenue Palo Alto, CA 94301 (650) 329-2442 Summary Title: PTC Annual Workplan Title: Planning and Transportation Commission (PTC) Review and Recommendation to City Council on Adoption of a PTC Work Plan From:Jonathan Lait Recommendation Staff recommends the Planning and Transportation Commission (PTC) take the following actions: Review the attached draft work plan (Attachment A), make any changes or revisions, and recommend adoption of the work plan by the City Council. Background On November 30, 2020, the City Council adopted a new City Boards, Commissions, and Committees Handbook.1 On May 26, 2021, the PTC reviewed the Handbook, took public comment, offered comments regarding the Handbook, and acknowledged receipt of the Handbook. Assistant Director of Planning and Development Services, Rachael Tanner, provided an oral update regarding the annual work plan required of each board and commission in the Handbook. On May 21, 2021, the City Clerk requested each board and commission staff liaison provide a draft work plan for the period from July 2021 to April 2022. The work plans are to be considered by the City Council in June before their summer recess begins. In compliance with the request, the Assistant Director prepared a draft work plan (Attachment A). The draft work plan will be revised based on PTC feedback and submitted as an at-places memorandum for Council to consider. The Handbook provides the following guidance for work plan development: 1 https://www.cityofpaloalto.org/civicax/filebank/blobdload.aspx?t=65426.43&BlobID=80213 3 Packet Pg. 118 City of Palo Alto Planning & Development Services Department Page 2 Work Plan x The Commission is expected to prepare an annual work plan by the second quarter of the calendar year. x The work plan should include information on equity in the work. x City Council will review the work plan and provide feedback annually at a dedicated City Council meeting. x The work plan should include the results of the prior year’s plan, metrics of community involvement in meetings and activities included in the commission’s work. x The handbook has a template for work plan development. x If new issues arise during the year, the work plan should be amended and forwarded to Council for review and approval. Further, page 33 of the Handbook provides guidance for development of the work plan. Notably, though, the PTC’s agenda is driven primarily by referrals from the City Council and project applications. Thus, as the PTC noted at its May 26, 2021 meeting, the PTC is more reactionary than other boards and commissions may be. While the handbook’s checklist for work plan development and accompanying example template may provide some assistance to the PTC, it is likely not strictly applicable. Staff welcome feedback on the draft work plan, including template. Ideally, the template, once set, can continue to be used for the annual work plan update as well as year-end summary from the PTC to Council. The guidance from the Handbook is provided below: BCC WORK PLAN GUIDELINES AND PROCESS The City Council will vote on BCC work plans annually. Workplans are due in June and should consist of up to three priorities. The City Council will ask the BCC Chair to present the workplan to the City Council. Workplans should include if there is an intent to use Ad Hoc committees to assist in the BCC work for the year ahead. After the workplan is approved, if there is an additional priority the BCC would like added, the BCC chair would make a prompt request to the Council. To guide the work of developing the BCC annual workplans, a short checklist is provided below: • Review purpose of the BCC • Discuss any City Council priorities for the BCC • Discuss existing and possible projects, priorities and goals • Order from high priority to low priority • Finalize draft work plan for City Council review • Use approved workplan as a guide to focus BCC work throughout the term of the workplan (one or two years) • Present report to the City Council annually and include: • List of priorities, projects, and goals • Status updates 3 Packet Pg. 119 City of Palo Alto Planning & Development Services Department Page 3 • If items are not complete, include why and any other additional details to share with the Council Project Description The draft work plan provides specific projects that staff plan to bring forward between July 2021-April 2022. Some projects reflect current and past City Council direction, for example the Retail Recovery, Accessory Dwelling Units, or Renter Protections. Other items reflect state mandated projects, such as the Housing Element Update or code updates to align local policy with new state laws. While some project applications, such as Castilleja School, are known to come before the PTC in the coming year, many applications have yet to be filed or have not been flagged for PTC review. More applications, however, may come as the year progresses and they will be scheduled accordingly. Staff endeavored to project the quarter of the year during which the item may come forward. These dates are organized by quarters of 3 months with January – March constituting the first quarter (Q1) and following on through the year. These are anticipated timelines and are subject to change pending resource availability. The draft work plan encompasses the items referred to the PTC by Council throughout 2020. The draft work plan does not necessarily capture all prior referrals exhaustively. Likewise, larger policy assignments, such as the Housing Work Plan, constitute a sizeable body of work. Some of the Housing Work Plan items are scheduled for PTC in 2021-2022, however not all are scheduled. This is primarily due to limited resources and because some items have already concluded. If the PTC desires to add a priority level to items or align them with Council identified priorities, staff will assist in this effort. Of course, the Council identified priorities are subject to change in January or February of each calendar year, typically during the annual Council retreat. Additionally, the PTC may wish to identify topics of interest regarding which the PTC would like to learn more. When PTC meetings lack items, due to a dip in applications or other reasons, these items can become study sessions to aid in learning about new topics or diving more deeply into existing priorities or areas of interest. Changes to the draft work plan may be adopted by a motion or set of motions. Environmental Review The subject does not constitute a project under the California Environmental Quality Act (CEQA). Public Notification, Outreach & Comments 3 Packet Pg. 120 City of Palo Alto Planning & Development Services Department Page 4 The Palo Alto Municipal Code does not require notice of this public hearing be published in a local paper. Public Comments As of the writing of this report, no project-related, public comments were received. PTC2 Liaison & Contact Information Rachael Tanner, Assistant Director (650) 329-2441 rachael.tanner@cityofpaloalto.org Attachments: x PTC Draft Work Plan 2021 - 2022 (PDF) 2 Emails may be sent directly to the PTC using the following address: planning.commission@cityofpaloalto.org 3 Packet Pg. 121 1 July 2021 – April 2022 DRAFT Work Plan Board or Commission Name: Planning & Transportation Commission Staff Liaison Name and Contact Information: Rachael Tanner, Assistant Director of Planning and Development Services, Rachael.Tanner@CityofPaloAlto.org, 650-329-2167 Lead Department: Planning & Development Services; Office of Transportation General Purpose and/or Purview of Board/Commission: The Planning & Transportation Commission advises the City Council, Planning Director, and Transportation Director on land use and transportation matters, including the Comprehensive Plan, zoning, transportation programs, and related matters. The Commission's primary responsibilities include: x Preparing and making recommendations to the City Council on the City's Comprehensive Plan regarding development, public facilities, and transportation in Palo Alto; x Considering and making recommendations to the City Council on zoning map and zoning ordinance changes; any changes to Title 18 of the Palo Alto Municipal Code must be reviewed by the PTC and the City Council; x Reviewing and making recommendations to the City Council on subdivisions and Site and Design Reviews, on appeals on variances and use permits; x Considering other policies and programs affecting development and land use in Palo Alto for final City Council action; x Reviewing and making recommendations on individual projects as described in the Municipal Code, and Open Space development; x Reviewing and making recommendations to the City Council on transportation, parking, and other related mobility issues. Due to the nature of the PTC, the work is primarily driven by: (1) Referrals from the Council to the PTC (2) Applications submitted by the public that require review of the PTC Thus, unlike some other boards and commissions, the PTC does not necessarily develop its own list of projects, policies, and programs to tackle. The proposed work plan includes Council referrals, known applications at this time (though more may come throughout the year), and other items that may benefit from PTC input even if the input is not statutorily required. Draft Work Plan The PTC Staff Liaison developed this draft work plan and submitted it to the City Clerk on May 28, 2021. The work plan will be reviewed by the PTC at its regularly scheduled meeting on June 9, 2021. Should there be further revisions will be provided to the City Council via an at-places memorandum. 3.a Packet Pg. 122 2 Planning and Transportation Commission DRAFT Work Plan Items July 2021 – April 2022 Anticipated Item/Topic Description and/or Info Anticipated Quarter* *Quarter 1 = Jan, Feb. March | Quarter 2 = April, May, June | Quarter 3 = July, Aug. Sept. | Quarter 4 = Oct., Nov., Dec. Parking Action Plan update Quarterly Updates Palo Alto Bikeways Project Recommendation to Council to move forward (or not) with the project. Q3ϮϬϮϭ Retail Recovery Discuss and develop recommendations for considering additional retail- like uses and the geography of the retail preservation ordinance. Direct Staff and the Planning and Transportation Commission to quickly evaluate and propose changes to enable Diverse Retail Uses in more retail sites, including food, medical, educational, financial and professional office uses citywide or by district, and evaluate ways the City can curate a strong retail mix; and direct the Planning and Transportation Commission to evaluate and propose the geography of the Retail Preservation Ordinance in Palo Alto. Begin in Q3 ϮϬϮϭwith work extending into Q4 ϮϬϮϭand Q1 ϮϬϮϮ California Avenue In-Lieu Parking Discuss adjusting parking requirements related to California Avenue. Q3ϮϬϮϭ Parking In-lieu ban parking policy for Downtown Consider if the current ban has effectively led to housing development downtown and how to adjust and/or continue the policy. Q3ϮϬϮϭ Housing Element Housing Element update regarding the progress of the Working Group. Q3ϮϬϮϭ Castilleja School Castilleja School Remanded to PTC and Amendment to Chapter 18.04 Gross Floor Area. Q3 ϮϬϮϭor Q4ϮϬϮϭ Safe Parking Review proposed permanent ordinance for the congregation-based safe parking program and public-land safe parking program. Q3 ϮϬϮϭor Q4ϮϬϮϭ Inclusionary Housing Requirements (Housing Work Plan Task 3.1) Direct Staff and the Planning and Transportation Commission to explore possible zoning amendments or other factors that could support a future 20 percent inclusionary requirement for ownership and rental housing Q3 ϮϬϮϭor Q4ϮϬϮϭ 3.a Packet Pg. 123 3 while recognizing that such analysis will be constrained without funding for additional consultant resources; and Direct Staff to return with adjustments to parking and retail standards in a manner consistent with this analysis; Develop and implement inclusionary housing requirements for rental housing. Accessory Dwelling Unit Direct the Planning and Transportation Commission (PTC) to look at deed restricted affordable ADU’s; and Direct Staff to continue working with the community, including the ADU Task Force, during the PTC process. Q3 ϮϬϮϭand Q4ϮϬϮϭ Renter Protection Review and make recommendation regarding proposed ordinances to implement renter protection policies as directed by the City Council. Q4ϮϬϮϭ Wireless Communications Ordinance Amending 18.42.110 (Wireless Communication Facilities). Q4 ϮϬϮϭor Q1ϮϬϮϮ State Law Updates Review and make recommendations regarding code changes. Q4 ϮϬϮϭor Q1ϮϬϮϮ Housing Element – Site selection Review proposed housing opportunity site selected by the Working Group and make a recommendation to City Council. Q1ϮϬϮϮ Palo Alto Bikeways Project (Phase 2) Recommendation to Council of final project and environmental document. Q1 ϮϬϮϮor Q2ϮϬϮϮ North Ventura Coordinated Area Plan (NVCAP) Review further refined version of Council-selected preferred plan alternative. This will include further studies of the preferred plan. Q1 ϮϬϮϮor Q2ϮϬϮϮ Housing Element – Programs Review and make recommendation regarding Housing Element programs. Q1 ϮϬϮϮor Q2ϮϬϮϮ Bicycle and Pedestrian Transportation Plan (BPTP) Update Study session: Plan update progress. Q2ϮϬϮϮ** **= Tentative 3.a Packet Pg. 124 Planning & Transportation Commission Staff Report (ID # 12357) Report Type: Approval of Minutes Meeting Date: 6/9/2021 City of Palo Alto Planning & Development Services 250 Hamilton Avenue Palo Alto, CA 94301 (650) 329-2442 Summary Title: May 12, 2021 Draft Meeting Minutes Title: May 12, 2021 Draft PTC Meeting Minutes From: Jonathan Lait Recommendation Staff recommends that the Planning and Transportation Commission (PTC) adopt the meeting minutes. Background Draft minutes from the May 12, 2021 Planning and Transportation Commission (PTC) meetings were made available to the Commissioners prior to the June 9, 2021 meeting date. The draft PTC minutes can be viewed on line on the City’s website at https://www.cityofpaloalto.org/Departments/Planning-Development-Services/Planning-and- Transportation-Commission-PTC 4 Packet Pg. 125