HomeMy WebLinkAboutStaff Report 391-06TO:
City Manager’s
HONORABLE CITY COUNCIL
City of Palo Alto
FROM:CITY MANAGER DEPARTMENT: PLANNING AND
COMMUNITY ENVIRONMENT
DATE:OCTOBER 16, 2006 CMR: 391:06
SUBJECT:ZONING ORDINANCE UPDATE - ADOPTION OF AN ORDINANCE
DELETING CHAPTER 18.43 (COMMUNITY COMMERCIAL) AND
ADDING PORTIONS OF A NEW CHAPTER 18d6 (NEIGHBORHOOD,
SERVICE, AND COMMUNITY COMMERCIAL) OF THE ZONING
ORDINANCE PROVIDING FOR ALLOWABLE USES AND
DEVELOPMENT STANDARDS IN THE COMMUNITY COMMERCIAL
ZONE, INCLUDING MIXED USE CRITERIA.
RECOMMENDATION
Staff and the Planning and Transportation Commission (P&TC) recommend that the City
Council adopt the attached ordinance to approve specific sections of a new Chapter 18.16 of the
Zoning Ordinance for the Community Commercial (CC) zoning district, encompassing revisions
to the uses and standards provided in current Chapter 18.43 (Attachment A), particularly relative
to limiting residential use in that districts and providing increased potential for hotels.
Note: Revisions to other commercial districts are presented in an accompanying City Manager’s
Report (CMR 392:06) and ordinance, which are provided separate due to the CC zone district’s
location partially on Stanford Lands.
BACKGROUND
Background information regarding the Comprehensive Plan, Council direction regarding
conversion of commercial uses to residential, and community outreach are discussed in the
accompanying CMR 392:06 regarding the other commercial zone districts.
Planning and Transportation Commission Review (P&TC)
On August 30 and September 13, 2006, the P&TC conducted study sessions to discuss
commercial zoning and mixed use criteria. On September 27 and October 4, 2006, the P&TC
reviewed the draft ordinance amendments, including those regarding the CC zone, and
recommended (6-0) that the amendments be adopted. No specific changes were suggested for the
CC zone relative to the Stanford Shopping Center, as it is anticipated that a Development
Agreement would be required to accommodate additional uses or development at that site.
The Commission did, however,, modify the draft ordinance regarding the CC zone as it applies to
the Town and Country Village Shopping Center as noted in the following section. The
Commission’s intent was to provide requirements to retain at least the existing level of retail and
CMR: 391:06 Page 1 of 4
incentives for hotel use on the remainder of the Town and Country site, and to favor the hotel use
over residential use on the site.
The September 27~ 2006 P&TC staff report and attachments are included as Attachment C of the
accompanying (Item B) CMR and the Commission’s minutes of the September 27 and October 4
meetings are included as Attachment D of the accompanying CMR 392:06.
DISCUSSION
Staff has prepared two CMR’s and ordinances that will allow the Council to address the
Community Commercial (CC) zone district (which includes the Stanford Shopping Center on
Stanford Lands) separate from the other zoning districts, which are not associated with Stanford
Lands. After adoption, the two ordinances will be merged to create new Chapters 18.16 and
18.18 in the Zoning Ordinance.
This CMR and ordinance address the Community Commercial (CC) zoning district only. The
draft ordinance (Attachment A) reflects the changes recommended by the P&TC, which were
primarily to allow increased hotel use on the Town and Country Village site and to emphasize
hotel use over residential mixed use on the site.
Summary of Proposed Revisions to the Community Commercial District
The Community Commercial district regulations form a portion of proposed Chapter 18.16
(Attachment A). The chapter contains tables of allowable uses and development standards,
similar to the format for residential and research/manufacturing zones adopted previously. The
basic allowable uses and intensities (density and FAR) of uses, as well as parking requirements,
for development in the CC zone district are not proposed for revision.
There are, however, a few substantive modifications to the CC zone district that respond to the
Council’s desire to protect commercial (particularly retail) uses in these zones, to provide for’
mixed use, or to provide incentives for hotel use. The key revisions proposed in the CC zone
district include:
Limiting residential uses to "mixed use" only, pursuant to the mixed use criteria outlined
below.
A minimum 0.25:1 FAR (approximately the existing retail FAR) of retail use must be
retained for the Town and Country Village site prior to accommodating mixed use
development. Total nonresidential use allowed on the site is currently 0.35 FAR. The
maximum residential component of the mixed use site would be limited to 0.15 FAR, for
a maximum of 0.50:1 FAR for the entire site (0.35:1 for nonresidential, 0.15 for
residential).
Hotels would be excluded from the ~).35:1 site FAR limitation for Town and Country
Village, up to a maximum of an additional 0.25 FAR, for a total site FAR of 0.60:1. Up
to 25% of the floor area of the hotel area may be devoted to residential condominium use,
which may help front-end financing for the hotel.
Stanford Shopping Center was not addressed in the revisions, as any development there will be
subject to a Development Agreement and zoning specific to that site. Relevant ground floor retail
limitations remain in place for the CC zone.
CMR: 391:06 Page 2 of 4
Context-Based Design Criteria
A context-based design criteria section is included in Chapter 18.16 and would be applied to the
CC district, but is also presented separately in Attachment B (of the CMR 392:06) for easier
viewing. The criteria include text and diagrams illustrating preferred transitions to residential
areas, streetscape design, massing and articulation approaches, and sustainability. Many of the
context-based criteria are the same or similar to those reviewed for the PTOD ordinance. Staff
believes that the criteria provide appropriate guidance for all of the commercial districts and
apply to entirely nonresidential projects as well as to mixed use development.
Performance Criteria
Performance criteria are being prepared by staff to address lighting, noise, access, and other
nuisance issues, when businesses are located adjacent to residential uses, particularly low density
residential uses. These criteria were separated from the ordinance package due to timing
problems, but will be presented to the P&TC at its October 25, 2006 meeting. The performance
standards will then be reviewed by the Council subsequent to the P&TC recommendation.
RESOURCE IMPACT
The recommendations in the proposed zoning revisions for the CC district will have positive
resource impacts on the City of Palo Alto. While estimated impacts from the recommendations
are not quantifiable, as there are no specific projects at this time, they act to preserve and
enhance existing businesses that generate tax revenues and to potentially promote new
businesses.
The proposed changes encouraging hotel development (increased floor area allowances as well
as including up to 25 percent of square footage as residential condominiums) could result in
significant additional transient occupancy taxes for the City. The addition of hotel space is a
relatively high value change to City revenues compared to property taxes, for example.
Recommendations preserving existing retail outlets or promoting more flexibility and viability
for mixed use projects also have positive impacts to the extent they encourage businesses
generating sales tax or encouraging use of current businesses.
At this time, the ZOU recommendations do not result in direct additional costs for the City
because they deal primarily with existing businesses. As new developments are proposed,
resource impacts of the specific project will be analyzed.
POLICY IMPLICATIONS
The Zoning Ordinance Update is intended to bring the Zoning Ordinance into compliance with
the 1998-2010 Comprehensive Plan. Staff and the Commission believe that the proposed
amendments represent a significant step to assuring the preservation of retail uses and to
accommodating effective mixed use development. The zoning amendments will also be
supplemented with performance criteria for commercial and industrial uses.
ENVIRONMENTAL REVIEW
The proposed modifications to the Zoning Ordinance would have, at most, minor incremental
impacts on the amount of development permitted in commercial zones or for mixed use projects.
Most of the draft amendments involve minor revisions and context-based criteria intended to
CMR: 391:06 Page 3 of 4
provide design more consistent with the Comprehensive Plan and protections in transitions from
low density residential to higher density and non-residential uses. The amendments are
consistent with the policies and programs outlined in the Comprehensive Plan and with the
Comprehensive Plan EIR. Site specific impacts will be addressed with environmental review of a
proposed application.
PREPARED BY:
CURTIS WILLIAMS
Chief Planning and Transportation Official
DEPARTMENT HEAD REVIEW:
~STEVE EMSLIE
Director of Planning and Community Environment
CITY MANAGER APPROVAL:
EMIL._-~-"~ARRIS ON
Assistant City Manager
ATTACHMENTS
Attachment A: Draft Ordinance
Attachment B: Context-Based Design Criteria (see CMR 392:06)
Attachment C: September 27, 2006 P&TC Staff Report and Attachments (see CMR 392:06)
Attachment D: September 27, 2006 and October 4, 2006 P&TC Minutes (see CMR 392:06)
Attachment E: Map of Commercial Zone Districts
COURTESY COPIES
Planning and Transportation Commission
Architectural Review Board
Doug Moran, Barron Park Association
Sheri Furman, Midtown Residents Association
Chamber of Commerce
Jean Snider, Stanford Management Company
Joy Ogawa
Joe Bellomo
Tony Carrasco
Ken Hayes
Jim Baer, Premier Properties
Roxy Rapp
Bob Peterson
CMR: 391:06 Page 4 of 4
NOT YET APPROVED ATTACHMENT A
ORDINANCE NO.
ORDINANCE OF THE COUNCIL OF THE CITY OF PALO ALTO
DELETING CHAPTER 18.43 (COMMUNITY COMMERCIAL) AND
ADDING PORTIONS OF A NEW CHAPTER 18.16
(NEIGHBORHOOD, COMMUNITY, AND SERVICE COMMERCIAL
DISTRICTS) OF TITLE 18 (ZONING ORDINANCE) OF THE PALO
ALTO MUNICIPAL CODE
The Council of the City of Palo Alto does ORDAIN as follows:
SECTION 1. Findings and Declarations. The City Council finds and declares as
follows:
(a) That in December 2000, the City Council approved a work plan for the Zoning
Ordinance Update involving the preparation of a new Title 18 (Zoning Code) of the Palo Alto
Municipal Code (PAMC), including the update of existing land use chapters and processes as
well as the preparation of chapters for new and revised land uses;
(b) The 1998-2010 Palo Alto Comprehensive Plan includes several programs and
policies related to commercial and mixed use development. The Zoning Ordinance Update was
initiated in part to accomplish these programs and policies.
(c) The last comprehensive update of the Palo Alto Zoning Code took place in
1978. Provisions for commercial and mixed use development in that update do not respond to
current Comprehensive Plan goals and highly constrain and create a cumbersome review process
for mixed use development.
SECTION 2. Chapter 18.43 (Community Commercial) of Title 18 [Zoning] of
the Palo Alto Municipal Code is hereby repealed in its entirety.
SECTION 3. Portions of Chapter 18.16 of Title 18 [Zoning] of the Palo Alto
Municipal Code are hereby added to read as follows (shaded areas are not included in this
ordinance):
//
//
//
//
//
//
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Chapter 18.16
COMMUNITY]
COMMERCIAL DISTRICTS
Sections:
18.16.010
18.16.020
18.16.030
18.16.040
18.16.050
18.16.060
18.16.070
18.16.080
18.16.090
18.16.100
Purposes
Applicable Regulations
Definitions
Land Uses
Office Use Restrictions
Development Standards
Parking and Loading
Performance Standards
Context-Based Design Criteria
Grandfathered Uses
18.16.010 Purposes
The commercial zoning districts are intended to create and maintain sites for retail, personal
services, eating and drinking establishments, hotels and other business uses in a manner that
balances the needs of those uses with the need to minimize impacts to surrounding
neighborhoods.
(b)Community Commercial [CC]
The CC community commercial district is intended to create and maintain major
commercial centers accommodating a broad range of office, retail sales, and other
commercial activities of community-wide or regional significance. The CC community
commercial district is intended to be applied to regional/community commercial centers
identified by the Palo Alto Comprehensive Plan.
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18.16.020 Applicable Regulations
(a)Applicable Chapters
The specific regulations of this chapter and the additional regulations and procedures
established by other relevant Chapters of the Zoning Code shall apply to the ~
CC district~, ~ as shown on the City’s Zoning Map.
The term "abutting residential zones," where used in this Chapter, includes the R1, R2,
RMD, RM-15, RM-30, RM-40, or residential Planned Community (PC) districts, unless
otherwise specifically noted.
(b)Applicable Combining Districts
The combining districts applicable to the ~ CC ~ district~ shall include,
but shall not be limited to, the following districts:
(1)The retail shopping (R) combining district regulations, as specified in Chapter 18.46,
shall apply to the area of the ~ CC district| designated as "R" combining
district as shown on the City’s Zoning Map.
(2)The pedestrian shopping (P) combining district regulations, as specified in Ch~ap,~e,r,
18.47, shall apply to the area of the ~ CC ~ district~ designated P
combining district as shown on the City’s Zoning Map.
18.16.030 Definitions
For the purposes of this section, the following terms are defined:
(c)"Town and Country Village Shopping Center" is defined as all properties zoned CC and
bounded by E1 Camino Real, Embarcadero Road, Encina Avenue, and the Southern Pacific
right-of-way.
(d)"Stanford Shopping Center" is defined as all properties zoned CC and bounded by E1
Camino Real, Sand Hill Road, Quarry Road; and Vineyard Lane.
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(g)"Ground Floor" shall mean the first floor that is above grade.
(h)"Mixed Use Development" shall mean a combination of nonresidential and residential uses
arranged on a site. The uses may be combined in a vertical configuration (within a
building) or in a horizontal configuration (separate buildings).
18.16.040 Land Uses
The uses of land allowed by this chapter in each commercial zoning district are identified in the
following tables. Land uses that are not listed on the tables are not allowed, except where
Otherwise noted. Where the last column on the following tables ("Subject to Regulations in")
includes a section number, specific regulations in the referenced section also apply to the use;
however, provisions in other sections may apply as well.
(a)CommercialZones andLand Uses
Permitted and conditionally permitted land uses for each commercial zone are shown in Table 1"
Table 1: ~ CC~ lllll Permitted and Conditional Uses
CC,LAND USE ~ ~ ~
Accessory facilities and activities customarily
associated with or essential to permitted uses, and
operated incidental to the principal use.
Drive-in services or take-out services associated
with permitted uses(3)
Tire, battery, and automotive service facilities,
when operated incidental to a permitted retail
service or shopping center having a gross floor
area of more than 30,000 square feet.
Subject to
Regulations
in:
18.88
CUP ~18.88
CUP 18.88
Business and Trade Schools
Churches and Religious Institutions
Private Educational Facilities
g
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LAND USE
Private Clubs, Lodges, or
Fraternal Organizations
CC,
P
Subject to
Regulations
in:
Recycling Centers
Warehousing and Distribution
CUP ~
Administrative Office Services
Medical, Professional, and General Business
Offices
!
|P
18.16.050
18.16.050
Utility Facilities essential to provision of utility
services but excluding construction or storage
yards, maintenance facilities, or corporation yards.
CUP ~
Commercial Recreation
Outdoor Recreation Services
CUP ~
Multiple-Family ~pO)i 18.16.060(b)
Home Occupations ~P ~18.88
Residential Care Homes
Eating and Drinking Services, excluding drive-in
and take-out services
Retail Services, excluding liquor stores
Liquor stores
Shopping Centers p
Ambulance Services
Animal Care, excluding boarding and kennels
Boarding and Kennels
Automobile Service Stations
Automotive Services
Convalescent Facilities
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CUP
P
CUP 18.82
P
NOT YET APPROVED
LAND USE
Day Care Centers
Small Family Day Care Homes
Large Family Day Care Homes
Small Adult Day Care Homes
Large Adult Day Care Homes
Banks and Financial Services
General Business Services
Hotels
Mortuaries
Neighborhood Business Services
Personal Services
Reverse Vending Machines
|
|
|
g
!
!
Farmer’s Markets
Temporary Parking Facilities, provided that such
facilities shall remain no more than five years.
Parking as a principal use
Transportation Terminals
P = Permitted Use CUP = Conditional Use Permit Required
CC,
P
P
P
P
P
p(2)
CUP
P
P
P
P
CUP
CUP
|
|
|
|
|
l
|
!
!
cup ~
CUP ~
Subject to
Regulations
in:
18.16.060(d)
18.16.060(0
] 8.16.060(f)
18.88
(i) Residential is only permitted as part of a mixed use development, pursuant to the provisions of
Section 18.16.060(b), or on sites designated as Housing Opportunity Sites in the Housing Element of
the Comprehensive Plan, pursuant to the provisions of Section 18.16.060(c).
(2) Except drive-in services.
(3) So long as drive up facilities, excluding car washes, provide full access to pedestrians and bicyclists.
A maximum of two such services shall be permitted within 1,000 feet, and each use shall not be less
than 150 feet from one another.
(b)Late Night Use and Activities
The following regulations restrict businesses that operate or have associated activities at
any time between the hours of 10:00 p.m. and 6:00 a.m., where such site abuts or is located
within 50 feet of residentially zoned properties.
(l) Such businesses shall be operated in a manner to protect residential properties from
excessive noise, odors, lighting or other nuisances from any sources during those-
hours.
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!
!
!
l
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18.16.050 Office Use Restrictions
The following restrictions shall apply to office uses:
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(a)Conversion of Ground Floor Housing and Non-Office Commercial to Office
Medical, Professional, and Business offices shall not be located on the ground floor, unless
such offices either:
(1)Have been continuously in existence in that space since March 19, 2001, and as of
such date, were neither non-conforming nor in the process of being amortized
pursuant to Chapter 18.95;
(2)~Occupy a space that was not occupied by housing, retail services, personal services,
eating and drinking services, or automotive service on March 19, 2001 or thereafter;
(4)
(5)
Occupy a space that was vacant on March 19, 2001;
Are located in new or remodeled ground floor area built on or after March 19, 2001
if the ground floor area devoted to housing, retail services, eating and drinking
services, personal services, and automobile services does not decrease;
(6)Are on a site located in an area subject to a specific plan or coordinated area plan,
which specifically al!ows for such ground floor medical, professional, and general
business offices; or
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18.16.060 Development Standards
(a)Exclusively Non-Residential Uses
Table 3 specifies the development standards for exclusively non-residential uses and
alterations to non-residential uses or structures in the ~ CC, ~ district~.
These developments shall be designed and constructed in compliance with the following
requirements and the context-based design criteria outlined in 18.16.090, provided that
more restrictive regulations may be recommended by the architectural review board and
approved by the director of planning and community environment; pursuant to Section
18.76.020:
Table 3: Exclusively Non-Residential Development Standards
Minimum Site
Specifications
Site Area (ft2)
Site Width (ft)
Site Depth (ft)
Minimum Setbacks
From Yard (ft)
Rear Yard (fi)
Interior Side Yard (ft)
Street Side Yard (ft)
Minimum Yard (ft) for
lot lines abutting or
opposite residential
districts or residential
PC districts
Build-To-Lines
cc m
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None Required
None
Required
None required
None required
50% of frontage built to setback (7)
33% of side street built to setback(7)
Subject to
regulations
in Section:
Setback lines
imposed by a
special setback
map pursuant to
Chapter 20.08 of
this code may
apply
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Maximum Site Coverage
Maximum Height (ft)
Standard
Within 150 ft. of a
residential zone district
(other than an RM-40 or
PC zone) abutting or
located within 50 feet of
the site
Maximum Floor Area
Ratio (FAR)
Maximum Floor Area
Ratio (FAR) for Hotels
Daylight Plane for lot
lines abutting one or
more residential zone
districts other than an
RM-40 or PC zone.
Initial Height at side or
rear lot line (ft)
Slope
~ []50’
35’
_(5)
_(5)
_(6)
[]
|
None Required
37,(4)50’
35’35’
0:4:1
2.0:1
2.0:1
2.0:1
Subject to
regulations
in Section:
18.18.060(e)
18.18.060(d)
_(6)_(6)
_(6)_(6)
(1) No parking or loading space, whether required or optional, shall be located in the first
10 feet adj oining the street property line of any required yard.
(2) Any minimum front, street side, or interior yard shall be planted and maintained as a
landscaped screen excluding areas required for access to the site. A solid wall or fence
between 5.and 8 feet in height shall be constructed along any common interior lot line.
(3) No setback from an alley is required for a public parking garage.
(4) As measured to the peak of the roof or the top of a parapet; penthouses and equipment
enclosures may exceed this height limit by a maximum of five feet, but shall be limited to
an area equal to no more than ten percent of the site area and shall not intrude into the
daylight plane.
(5) See additional regulations in subsection (e) of this Section 18.16.050.
(6) The initial height and slope shall be identical to those of the most restrictive residential
zone abutting the site line in question.(7) 25’ driveway access permitted regardless of frontage; build-to requirement does not
apply to CC district.
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(b)Mixed Uses
Table 4 specifies the development standards for new residential mixed use developments.
These developments shall be designed and constructed in compliance with the following
requirements and the context-based design criteria outlined in 18.16.090, provided that
more restrictive regulations may be recommended by the architectural review board and
approved by the director of planning and community environment, pursuant to Section
18.76.020:
Table 4: Mixed Use Development Standards
Minimum Site Specifications
Site Area (ft2)
Site Width (ft)
Site Depth (ft)
Minimum Setbacks
Front Yard (ft)
cc
None required
None
Required
Rear Yard (ft)10’ for residential portion; no requirement
for commercial portion
Rear Yard abutting residential zone
district (fl)10’
Interior Side Yard if abutting 10’residential zone district (ft)
Street Side Yard (ft)
Build-To-Lines 50% of frontage built to setback (1)
33% of side street built to setback
Subj ect to
regulations
in:
Setback lines
imposed by a
special setback
map pursuant
to Chapter
20. 08 of this
code may
apply
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Permitted Setback Encroachments
cc
Balconies, awnings, porches, stairways,
and similar elements may extend up to 6’
into the setback. Cornices, eaves,
fireplaces, and similar architectural
features (excluding flat or continuous
walls or enclosures of interior space) may
extend up to 4’ into the front and rear
setbacks and up to 3’ into interior side
setbacks
Maximum Site Coverage ~ .50%
Landscape/Open Space Coverage ~,30%
Usable Open Space 200 sq ft per unit for 5 or fewer units
150 sq ft per unit for 6 units or more
Maximum Height (ft)
Standard
Within 150 ft from residential zone
Daylight Plane for lot lines abutting
one or more residential zoning
districts
Residential Density (net)
Maximum Residential Floor Area
Ratio (FAR)
Maximum Nonresidential Floor Area
Ratio (FAR)
Total Mixed Use Floor Area Ratio
(FAR)
Minimum Mixed Use Ground Floor
Commercial FAR
Parking
Daylight plane height and slope shall be
identical to,those of the most restrictive
residential zoning district abutting the lot
line
See
Section
(e)
below
See Chapter 18.83 (Parking)
Subject to
regulations
in:
Chapte~
18.83
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(2)
(3)
CC¸Subject to
regulations
in:
25’ driveway access permitted regardless of frontage; build-to requirement does not apply to CC
district.
Required usable open space: (1) may be any combination of private and common open spaces; (2)
does not need to be located on the ground (but rooftop gardens are not included as open space); (3)
minimum private open space dimension 6’; and (4) minimum common open space dimension 12’.
Residential density shall be computed based upon the total site area, irrespective of the percent of
the site devoted to commercial use.
For sites abutting an RM-40 zoned residential district or a residential Planned Community (PC)
district, maximum height may be increased to 50 feet.
(6)
(7)
Ground floor commercial uses generally include retail, personal services, hotels and eating and
drinking establishments. Office uses may be included only to the extent they are permitted in
ground floor regulations.
(1)Residential and nonresidential mixed use projects shall be subject to site and design
review in accord with Chapter 18.82, except that mixed use projects with four or
fewer residential units shall only require review and approval by the architectural
review board.
(2)Nonresidential uses that involve the use or storage of hazardous materials in excess
of the exempt quantities prescribed in Title 15 of the Municipal Code, including but
not limited to dry cleaning plants and auto repair, areprohibited in a mixed use
development with residential uses.
(c)’
(d)
Exclusively Residential Uses
Exclusively residential uses are generally prohibited in the ~ CCI ~ zone
district~. Such uses are allowed, however, where a site is designated as a Housing
Opportunity Site in the Housing Element of the Comprehensive Plan. Such sites shall be
developed pursuant to the regulations for the multi-family zone designation (RM-15,
RM-30, or RM-40) identified for the site in the Housing Element.
Hotel Regulations
(1)Hotels, where they are a permitted use and generate transient occupancy tax (TOT),
may develop to a maximum FAR of2.0:1 (except in the CC district, see Section
18.16.060(e) below).
(2)Hotels may include residential condominium use, subject to:
(A)No more than 25% of the floor area shall be devoted to condominium use;
(B)
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No more than 25% of the total number of lodging units shall be devoted to
condominium use; and
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(c)A minimum FAR of 1.0 shall be provided for the hotel/condominium
building(s).
(e)CC District Shopping Center Floor Area Ratio Regulations
(1)The maximum floor area ratio for the. Town and Country Village Shopping Center
shall be .35 to 1; and office uses at said shopping center shall be limited to 15% of
the floor area of the shopping center existing as of August 1, 1989. Hotel use shall
not be included as part of the .35 to 1 maximum floor area ratio, but shall not exceed
an additional .25 to 1 floor area ratio, for a maximum site floor area ratio of .60 to 1.
(2)The maximum floor area ratio for mixed use development for the Town and Country
Village Shopping Center shall be limited to .50 to 1; provided that no more than .35
to 1 floor area shall be nonresidential, consistent with part (1) above, and not more
than. 15 to 1 floor area shall be residential.
(3)Stanford Shopping Center shall not be permittedto add more than 80,000 square feet
of floor area to the total amount of floor area of the shopping center existing as of
June 14, 1996, 1,332,362 square feet, for a total square footage not to exceed
1,412,362. Any hotel or mixed use development for the Stanford Shopping Center
shall only be included if approved as part of a Development Agreement for the site.
(g)Nuisances Prohibited
All uses, whether permitted or conditional, shall be conducted in such a manner as to
preclude nuisance, hazard, or commonly recognized offensive conditions or characteristics,
including creation or emission of dust, gas, smoke, noise, fumes, odors, vibrations,
particulate matter, chemical compounds, electrical disturbance, humidity, heat, cold, glare,
or night illuminations. Prior to issuance of a building permit, or occupancy permit, or at
any other time, the building inspector may require evidence that adequate controls,
measures, or devices have been provided to ensure and protect the public interest, health,
comfort, convenience, safety, and general welfare from such nuisance, hazard, or offensive
condition.
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(h) Outdoor Sales and Storage
In the CC ~ district, the following regulations shall apply to
outdoor sales and storage:
(A)Except in shopping centers, all permitted office and commercial activities shall
be conducted within a building, except for:
(i)Incidental sales and display of plant materials and garden supplies
occupying no more than 2,000 square feet of exterior sales and display
area,
(ii)Outdoor eating areas operated incidental to permitted eating and drinking
services,
(iii)Farmers’ markets that have obtained a conditional use permit, and
(iv)Recycling centers that have obtained a conditional use permit.
(B)Any permitted outdoor activity in excess of 2,000 square feet shall be subject
to a conditional use permit.
(C)Exterior storage shall be prohibited, except as provided under subparagraph
(A)(iv) of this subsection. --
(i)Recycling Storage
All new development, including approved modifications that add thirty percent or more
floor area to existing uses, shall provide adequate and accessible interior areas or exterior
¯ enclosures for the storage ofrecyclable materials in appropriate containers. The design,
18
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NOT YET APPROVED
(J)
construction and accessibility of recycling areas and enclosures shall be subject to approval
by the architectural review board, in accordance with design guidelines adopted by that
board and approved by the city council pursuant to Section 18.76.020.
Employee Showers
Employee shower facilities shall be provided for any new building constructed or for any
addition to or enlargement of any existing building as specified in Table 6.
Table 6: Em Showers uired
Medical, Professional, and General
Business Offices, Financial Services,
Business and Trade Schools, General
Business Services
Retail Services, Personal Services, and
Eating and Drinking Services
0-9,999
10,000-19,999
20,000-49,999
50,000 and up
0-24,999
25,000-49,999
50,000-99,999
100,000 and up
No requirement
1
2
4
No requirement
1
2
4
18.16.070 Parking and Loading
Off-street parking and loading facilities shall be required for all permitted and conditional uses in
accord with Chapter 18.83 of this title. All parking and loading facilities on any site, whether
required as minimums or optionally provided in addition to minimum requirements, shall comply
with the regulations and the design standards established by Chapter 18.83.
18.16.080 Performance Standards
In addition to the standards for development prescribed above, all development in the ~
CC[ ~ district~ shall comply with the performance criteria outlined in Chapter 18.64 of
the Zoning Ordinance. All mixed use development shall also comply with the provisions of
Chapter 18.28 of the Zoning Ordinance.
18.16.090 Context-Based Design Criteria
(a) Contextual and Compatibility Criteria
Development in a commercial district shall be responsible to its context and compatible
with adjacent development, and shall promote the establishment of pedestrian oriented
design.
(1)Context
061011 syn 0120175
Context as used in this section is intended to indicate relationships
between the site’s development to adjacent street types, surrounding land
19
NOT YET APPROVED
uses, and on-site or nearby natural features, such as creeks or trees.
Effective transitions to these adjacent uses and features are strongly
reinforced by Comprehensive Plan policies.
(B)The word "context" should not be construed as a desire to replicate
existing surroundings, but rather to provide appropriate transitions to those
surroundings. "Context" is also not specific to architectural style or
design, though in some instances relationships may be reinforced by an
architectural response.
(2)Compatibility
(A)Compatibility is achieved when the apparent scale and mass of new
buildings is consisten with the pattern of achieving a pedestrian oriented
design, and when new construction shares general characteristics and
establishes design likages with the overall pattern of buildings so that the
visual unity of the street is maintained.
(B)Compatibility goals may be accomplished through various means,
including but not limited to:
(i)the siting, scale, massing, and materials;
(ii)the rhythmic pattern of the street established by the general width
of the buildings and the spacing between them;
(iii) the pattern of roof lines and projections;
(iv) the
doorways;
(v)the
(vi)the
(vii)the
(viii)the
sizes, proportions, and orientations of windows, bays and
location and treatment of entryways;
shadow patterns from massing and decorative features;
siting and treatment of parking; and
treatment of landscaping.
(b)Context-Based Design Considerations and Findings
In addition to the findings for Architectural Review contained in Section 18.76.020(d) of
the Zoning Ordinance, the following additional findings are applicable in the CN, CS, CC
and CC(2) districts, as further illustrated on the accompanying diagrams:
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NOT YET APPROVED
(1)Pedestrian and Bicycle Environment
The design of new projects shall promote pedestrian walkability, a bicycle friendly
environment, and connectivity through design elements such as:
No
No
Co
D°
go
Ground floor uses that are appealing to
pedestrians through well-designed
visibility and access (Figure 1-1);
On primary pedestrian routes, climate
and weather protection where possible,
such as covered waiting areas, building
projections and colonnades, and
awnings (Figure 1-2);
Streetscape or pedestrian amenities that
contribute to the area’s streetscape
environment such as street trees,
bulbouts,benches, landscape elements,
and public art (Figure 1-3);
Bicycle amenities that contribute to the
rea’s bicycle environment and safety
needs, such as bike racks, storage or
parking, or dedicated bike lanes or
paths (Figure 1-1); and
Vehicle access from alleys or
sidestreets where they exist, with
pedestrian access from the public street.
Bulbouts ina’e~
(Figure 1 - 1)
W~de s~dewalk~ provide
(Figure 1-2)
pedestdan saf~y
(Figure 1-3)
(2) Street Building Facades
Street facades shall be designed to provide a strong relationship with the sidewalk and the
street(s), to create an environment that supports and encourages pedestrian activity
through design elements such as:
061011 synO120175
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NOT YET APPROVED
No
No
C°
Do
go
Placement and orientation of doorways,
windows, and landscape elements to
create strong, direct relationships with
the street (Figure 2-1);
Facades that include projecting eaves
and overhangs, porches, and other
architectural elements that provide
human scale and help break up building
mass (Figure 2-2);
Entries that are clearly defined features
of front facades, and that have a scale
that is in proportion to the size and type
of the building and number of units
being accessed; larger buildings should
have a more prominent building
entrance, while maintaining a
pedestrian scale;
Residential units and storefronts that
have a presence on the street and are
not walled-off or oriented exclusively
inward;
Elements that signal habitation such as
entrances, stairs, porches, bays and
balconies that are visible to people on
the street;
Building ma~s sho:~d adlcu-
late a de,Vmle,4 p~des~rian
base,
(Figure 2-1)
061011 syn 0120175
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NOT YET APPROVED
Fo
Go
All exposed sides of a building
designed with the same level of care
and integrity;
Reinforcing the definition and
importance of the street with building
mass; and
Upper floors set back to fit in with the
context of the neighborhood.
Property Line
Build to Line
!
Res|d~ntlal
~Jifdings setback from the property ~ne to cneate ,an effective 12’ sidewa~ on El Cam~no Real.
Upper ~loor~ set back, to fit ~l W~h me context of~e neighbolt~ood.
(Figure 2-2)
(3)Massing and Setbacks
Buildings shall be designed to minimize massing and conform to proper setbacks through
elements such as:
No
No
Rooflines that emphasize and
accentuate significant elements of the
building such as entries, bays, and
balconies (Figure 3-1);
Design with articulation, setbacks, and
materials that minimize massing, break
down the scale of buildings, and
provide visual interest (Figure 3-1);
(Figure 3-1)
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NOT YET APPROVED
Co
Do
go
Fo
Go
Comer buildings that incorporate
special features to reinforce important
intersections and create buildings of
unique architectural merit and varied
styles (Figure 3-1);
Building facades articulated with a
building base, body and roof or parapet
edge (Figure 3-2);
Buildings set back from the property
line to create an effective 12’ sidewalk
on E1 Camino Real, 8’ elsewhere
(Figure 3-4);
A majority of the building frontage
located at the setback line (Figure 3-3);
and
No side setback for midblock
properties, allowing for a continuous
street facade, except when abutting low
density residential (Figure 3-3).
(Figure 3-2)
(Figure 3-3)
(Figure 3-4)
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NOT YET APPROVED
(4) Low-Density Residential Transitions
Where new projects are built abutting existing lower-scale residential development, care
shall be taken to respect the scale and privacy of neighboring properties through:
No
Co
Transitions of development intensity
from higher density development
building types to building types that are
compatible with the lower intensity
surrounding uses (Figure 4-1);
(Figure 4-1)
Massing and orientation of buildings
that respect and mirror the massing of
neighboring structures by stepping back
upper stories to transition to smaller
scale buildings, including setbacks and
daylight planes that match abutting R-1
and R-2 zone requirements (Figure 4-
2);
Respecting privacy of neighboring
structures, with windows and upper
floor balconies positioned so they
minimize views into neighboring
existing ii future development
properties (Figure 4-3);
D.Minimizing sight lines into and from
neighboring properties (Figure 4-3);
E.Limiting sun and shade impacts on
abutting properties; and
F.Providing pedestrian paseos and mews
to create separation between uses.
and o~’~enta~ion of bulldngs ~hat re~,ct ar/d mirror the rna~ng of nelgl~bodng
(Figure 4-2)
"~ "~"~’ExletJng SF HomesCombination
hedges for
(Figure 4-3)
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NOT YET APPROVED
(5)Project Open Space
Private and public open space shall be provided so that it is usable for the residents,
visitors, and!or employees of a site.
A. The type and design of the usable
private open space shall be appropriate
to the character of the building(s), and
shall consider dimensions, solar access,
wind protection, views, and privacy;
Open space should be sited and
designed to accommodate different
.activities, groups, active and passive
uses, and should be located convenient
to the users (e.g., residents, employees,
or public)
Co Common open spaces should connect
to the pedestrian pathways and existing
natural amenities of the site and its
surroundings;
Do Usable open space may be any
combination of private and common
spaces;
E°Usable open space does not need to be
located on the ground and may be
located in porches, decks, balconies
and/or podiums (but not on rooftops)
(Figure 5-1);
F°Open space should be located to
activate the street fagade and increase
"eyes on the street" when possible
(Figure 5-1);
Go Both private and common open space
areas should be buffered from noise
where feasible through landscaping and
building placement;
(Figure 5-1)
061011 syn0120175
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NOT YET APPROVED
No Open space situated over a structural
slab/podium or on a rooftop shall have
a combination of landscaping and high
quality paving materials, including
elements such as planters, mature trees,
and use of textured and/or colored
paved surfaces (Figure 5-2); and
Parking may not be counted as open
space.
(Figure 5-2)
(6)Parking Design
Parking needs shall be accommodated but shall not be allowed to overwhelm the
character of the project or detract from the pedestrian environment, such that:
No
No
Parking is located behind buildings,
below grade or, where those options are
not feasible, screened by landscaping,
low walls, etc.;
Structured parking is fronted or
wrapped with habitable uses when
possible (Figure 6-1);
Parking that is semi-depressed is
screened with architectural elements
that enhance the streetscape such as
stoops, balcony overhangs, and/or art;
Landscaping such as trees, shrubs,
vines, or groundcover is incorporated
into surface parking lots (Figure 6-2);
Parking podiums shall be fronted or wrapped w~h habitable or active uses when
possible,
(Figure 6-1)
L~ndsraping such as trees, shrubs, vines o" ground cover is incorporated into
sUrface parking lots,
(Figure 6-2)
061011 syn 0120175
27
NOT YET APPROVED
No
Go
No
For properties with parking access from
the rear of the site (such as a rear alley
or driveway) landscaping shall provide
a visual buffer between vehicle
circulation areas and abutting properties
(Figure 6-3);
Street parking is utilized for visitor or
customer parking and is designed in a
manner to enhance traffic calming;
For properties with parking accessed
from the front, minimize the amount of
frontage used for parking access, no
more than 25% of the site frontage
facing a street should be devoted to
garage openings, carports, or
open/surface parking (on sites with less
than 100 feet of frontage, no more than
25 feet);
Where two parking lots abut and it is
possible for a curb cut and driveway to
serve several properties, owners are
strongly encouraged to enter in to
shared access agreements (Figure 6-4);
and
Parking is accessed from side streets or
alleys when possible.
D~ndscaping shall prc~clde a v~sual buffer between vehicle areas and adjacent proper tie~.
(Figure 6-3)
%"hen passible, adjacent properties are strongly ,encouraged to share drS,,evvays
to limit curb cuts.
(Figure 6-4)
061011 syn 0120175
28
NOT YET APPROVED
40 ft height limit~
daylight plane
~.~-- 12’ effective sidewalk width
(Figure 6-5: Mixed-Use with Surface Parking)
lOft
daylight plane
effective sidewalk w dth
(Figure 6-6: Mixed-Use with Parking Podium)
20 ft
"~"\\\x daylight plane
~. ~ 12’ effective sidewalk width
(Figure 6-7: Mixed-Use with Partial Sub-Grade Parking Podium)
40 ft
12’ effective sidewalk width
(Figure 6-8: Mixed-Use with Below-Grade Parking Podium)
061011 syn 0120175
29
NOT YET APPROVED
(7.)Large (multi-acre) Sites
Large (in excess of one acre) sites shall be designed so that street, block, and building
patterns are consistent with those of the surrounding neighborhood, and such that:
No
No
Co
New development of large sites
maintains and enhances connectivity
with a hierarchy of public streets,
private streets, walks and bike paths
(integrated with Palo Alto’s Bicycle
Master Plan, when applicable);
The diversity of building types
increases with increased lot size (e.g.,
<1 acre--minimum 1 building type; 1-
2 acres = minimum 2 housing types;
greater than 2 acres = minimum 3
housing types) (Figures 7-1 through 7-
3); and
Where a site includes more than one
housing type, each building type should.
respond to its immediate context in
terms of scale, massing, and design
(e.g., Village Residential building types
facing or abutting existing single-
family residences) (Figures 7-2 and 7-
3).
(Figure 7-1)
(Figure 7-2)
(Figure 7-3)
hz~ I00% r~identi~I buildings
as part of the mrx~d-use
concept
061011 syn 0120175
30
NOT YET APPROVED
(8) Sustainabili _ty and Green Building Design
Project design and materials to achieve sustainability and green building design should be
incorporated into the project. Green building design considers the environment during
design and construction. Green building design aims for compatibility with the local
environment: to protect, respect and benefit from it. In general, sustainable buildings are
energy efficient, water conserving, durable and nontoxic, with high-quality spaces and
high recycled content materials. The following considerations should be included in site
and building design:
No
Do
Go
Optimize building orientation for heat
gain, shading, daylighting, and natural
ventilation (Figure 8-1).
Design landscaping to create
comfortable micro-climates and reduce
heat island effects.
Design for easy pedestrian, bicycle, and
transit access.
Maximize onsite stormwater
management through landscaping and
permeable pavement (Figure 8-2).
Use sustainable building materials.
Design lighting, plumbing, and
equipment for efficient energy and
water use.
Create healthy indoor environments.
Use creativity and innovation to build
more sustainable environments. One
example is establishing gardens with
edible fruits, vegetables or other plants
to satisfy a portion of project open
space requirements.
t W"- S°uth facing wind°ws w~h
~_.__~ shading devices to contmi
Dire~ suNight, through
,Mndows would
improve the p~sive b~afing
inWint~
Use of Shading Devices t~ Con~ Solar tc~ds in Summer and
~aln.Passlve heat hWlnter,
(Figure 8-1 )
Niniroize storrnwater ~-dnoff to imperrniable areas with landscaping, green roofs,
and swales when pe-~sible.
(Figure 8-2)
061011 syn 0120175
31
NOT YET APPROVED
Jo
Provide protection for creeks and
riparian vegetation and integrate
stormwater management measures and
open space to minimize water quality
and erosion impacts to the creek
environment.
Encourage installation of photovoltaic
panels.
~ncourage installation of photovolbaic panels.
(Figure 8-3)
Building integ’~ed PV~s
061011 syn 0120175
32
NOT YET APPROVED
SECTION 4. This ordinance shall be effective 30 days after the date of its adoption.
Notwithstanding any other provision of this ordinance or the Palo Alto Municipal Code, all
applications submitted prior to the effective date of this ordinance shall be subject to the PAMC
Title 18 Zoning Regulations in effect on the date the application is received by the City.
INTRODUCED:
PASSED:
AYE S:
NOES:
ABSENT:
AB S TENTIONS:
NOT PARTICIPATING:
ATTEST:
City Clerk
APPROVED AS TO FORM:
Senior Deputy City Attorney
Mayor
APPROVED:
City Manager
Director of Planning &
Community Environment
061011 synO120175
33
Attachment E
Commercial Zoning Districts o o
City of Palo Alto "~TJ,(~:>:~