HomeMy WebLinkAbout2023-05-31 Planning & transportation commission Agenda PacketPLANNING AND TRANSPORTATION COMMISSION
Regular Meeting
Wednesday, May 31, 2023
Council Chambers & Hybrid
6:00 PM
Commissioner George Lu Remote Call In Location: Seattle Marriott Bellevue Address: 200
110th Ave NE, Bellevue, WA 98004
Pursuant to AB 361 Palo Alto City Council meetings will be held as “hybrid” meetings with the
option to attend by teleconference/video conference or in person. To maximize public safety
while still maintaining transparency and public access, members of the public can choose to
participate from home or attend in person. Information on how the public may observe and
participate in the meeting is located at the end of the agenda. Masks are strongly encouraged if
attending in person. The meeting will be broadcast on Cable TV Channel 26, live on
YouTube https://www.youtube.com/c/cityofpaloalto, and streamed to Midpen Media
Center https://midpenmedia.org. Commissioner names, biographies, and archived agendas and
minutes are available at http://bit.ly/PaloAltoPTC.
VIRTUAL PARTICIPATION CLICK HERE TO JOIN (https://cityofpaloalto.zoom.us/j/91641559499)
Meeting ID: 916 4155 9499 Phone: 1(669)900‐6833
PUBLIC COMMENTS
Public comments will be accepted both in person and via Zoom for up to three minutes or an
amount of time determined by the Chair. All requests to speak will be taken until 5 minutes
after the staff’s presentation. Written public comments can be submitted in advance to
Planning.Commission@CityofPaloAlto.org and will be provided to the Council and available for
inspection on the City’s website. Please clearly indicate which agenda item you are referencing
in your subject line.
Spokespersons that are representing a group of five or more people who are identified as
present at the meeting at the time of the spokesperson's presentation will be allowed up to
fifteen (15) minutes at the discretion of the Chair, provided that the non‐speaking members
agree not to speak individually. The Chair may limit Public Comments to thirty (30) minutes for
all combined speakers. The Chair may reduce the allowed time to speak for Study Sessions and
Action Items to two (2) minutes or less to accommodate a larger number of speakers.
PowerPoints, videos, or other media to be presented during public comment are accepted only
by email to Planning.Commission@CityofPaloAlto.org at least 24 hours prior to the meeting.
Once received, the Clerk will have them shared at public comment for the specified item. To
uphold strong cybersecurity management practices, USB’s or other physical electronic storage
devices are not accepted.
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
PUBLIC COMMENT
Members of the public may speak to any item NOT on the agenda. Three (3) minutes per speaker.
AGENDA CHANGES, ADDITIONS AND DELETIONS
The Chair or Board majority may modify the agenda order to improve meeting management.
CITY OFFICIAL REPORTS
1.Director's Report, Meeting Schedule and Assignments
STUDY SESSION
Public Comment is Permitted. Three (3) minutes per speaker.
2.Study Session to Review the Draft North Ventura Coordinated Area Plan 6:10PM –
8:10PM
ACTION ITEMS
Public Comment is Permitted. Applicants/Appellant Teams: Fifteen (15) minutes, plus three (3) minutes rebuttal. All others:
Five (5) minutes per speaker.
3.PUBLIC HEARING: Recommendation to City Council on the Adoption of an Ordinance
Amending the Palo Alto Municipal Code to Add Chapter 9.65, Rental Registry Program, to
Establish a Mandatory Registry Program of Rental Units and Provide Feedback on the
Rental Registry Program Unit Registration Form. CEQA Status ‐ Exempt under CEQA
Guidelines Section 15061(b)(3). 8:10PM – 10:10PM
APPROVAL OF MINUTES
4.Approval of Planning & Transportation Commission Draft Verbatim and Summary Minutes
of April 26, 2023
COMMISSIONER QUESTIONS, COMMENTS, ANNOUNCEMENTS OR FUTURE MEETINGS AND
AGENDAS
Members of the public may not speak to the item(s).
ADJOURNMENT
PUBLIC COMMENT INSTRUCTIONS
Members of the Public may provide public comments to teleconference meetings via email,
teleconference, or by phone.
1. Written public comments m a y b e s u b m i t t e d b y e m a i l t o
planning.commission@cityofpaloalto.org.
2. Spoken public comments using a computer will be accepted through the
teleconference meeting. To address the Council, click on the link below to access a Zoom‐
based meeting. Please read the following instructions carefully.
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.
You may 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.
When you wish to speak on an Agenda Item, click on “raise hand.” The Clerk will
activate and unmute speakers in turn. Speakers will be notified shortly before they
are called to speak.
When called, please limit your remarks to the time limit allotted. 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 the 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
Council. You will be advised how long you have to speak. When called please limit your
remarks to the agenda item and time limit allotted.
CLICK HERE TO JOIN Meeting ID: 916 4155 9499 Phone:1‐669‐900‐6833
Americans with Disability Act (ADA) It is the policy of the City of Palo Alto to offer its public
programs, services and meetings in a manner that is readily accessible to all. Persons with
disabilities who require materials in an appropriate alternative format or who require auxiliary
aids to access City meetings, programs, or services may contact the City’s ADA Coordinator at
(650) 329‐2550 (voice) or by emailing ada@cityofpaloalto.org. Requests for assistance or
accommodations must be submitted at least 24 hours in advance of the meeting, program, or
service.
PLANNING AND TRANSPORTATION COMMISSIONRegular MeetingWednesday, May 31, 2023Council Chambers & Hybrid6:00 PMCommissioner George Lu Remote Call In Location: Seattle Marriott Bellevue Address: 200110th Ave NE, Bellevue, WA 98004Pursuant to AB 361 Palo Alto City Council meetings will be held as “hybrid” meetings with theoption to attend by teleconference/video conference or in person. To maximize public safetywhile still maintaining transparency and public access, members of the public can choose toparticipate from home or attend in person. Information on how the public may observe andparticipate in the meeting is located at the end of the agenda. Masks are strongly encouraged ifattending in person. The meeting will be broadcast on Cable TV Channel 26, live onYouTube https://www.youtube.com/c/cityofpaloalto, and streamed to Midpen MediaCenter https://midpenmedia.org. Commissioner names, biographies, and archived agendas andminutes are available at http://bit.ly/PaloAltoPTC. VIRTUAL PARTICIPATION CLICK HERE TO JOIN (https://cityofpaloalto.zoom.us/j/91641559499)Meeting ID: 916 4155 9499 Phone: 1(669)900‐6833PUBLIC COMMENTSPublic comments will be accepted both in person and via Zoom for up to three minutes or anamount of time determined by the Chair. All requests to speak will be taken until 5 minutesafter the staff’s presentation. Written public comments can be submitted in advance toPlanning.Commission@CityofPaloAlto.org and will be provided to the Council and available forinspection on the City’s website. Please clearly indicate which agenda item you are referencingin your subject line.Spokespersons that are representing a group of five or more people who are identified aspresent at the meeting at the time of the spokesperson's presentation will be allowed up tofifteen (15) minutes at the discretion of the Chair, provided that the non‐speaking membersagree not to speak individually. The Chair may limit Public Comments to thirty (30) minutes forall combined speakers. The Chair may reduce the allowed time to speak for Study Sessions andAction Items to two (2) minutes or less to accommodate a larger number of speakers.PowerPoints, videos, or other media to be presented during public comment are accepted only
by email to Planning.Commission@CityofPaloAlto.org at least 24 hours prior to the meeting.
Once received, the Clerk will have them shared at public comment for the specified item. To
uphold strong cybersecurity management practices, USB’s or other physical electronic storage
devices are not accepted.
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
PUBLIC COMMENT
Members of the public may speak to any item NOT on the agenda. Three (3) minutes per speaker.
AGENDA CHANGES, ADDITIONS AND DELETIONS
The Chair or Board majority may modify the agenda order to improve meeting management.
CITY OFFICIAL REPORTS
1.Director's Report, Meeting Schedule and Assignments
STUDY SESSION
Public Comment is Permitted. Three (3) minutes per speaker.
2.Study Session to Review the Draft North Ventura Coordinated Area Plan 6:10PM –
8:10PM
ACTION ITEMS
Public Comment is Permitted. Applicants/Appellant Teams: Fifteen (15) minutes, plus three (3) minutes rebuttal. All others:
Five (5) minutes per speaker.
3.PUBLIC HEARING: Recommendation to City Council on the Adoption of an Ordinance
Amending the Palo Alto Municipal Code to Add Chapter 9.65, Rental Registry Program, to
Establish a Mandatory Registry Program of Rental Units and Provide Feedback on the
Rental Registry Program Unit Registration Form. CEQA Status ‐ Exempt under CEQA
Guidelines Section 15061(b)(3). 8:10PM – 10:10PM
APPROVAL OF MINUTES
4.Approval of Planning & Transportation Commission Draft Verbatim and Summary Minutes
of April 26, 2023
COMMISSIONER QUESTIONS, COMMENTS, ANNOUNCEMENTS OR FUTURE MEETINGS AND
AGENDAS
Members of the public may not speak to the item(s).
ADJOURNMENT
PUBLIC COMMENT INSTRUCTIONS
Members of the Public may provide public comments to teleconference meetings via email,
teleconference, or by phone.
1. Written public comments m a y b e s u b m i t t e d b y e m a i l t o
planning.commission@cityofpaloalto.org.
2. Spoken public comments using a computer will be accepted through the
teleconference meeting. To address the Council, click on the link below to access a Zoom‐
based meeting. Please read the following instructions carefully.
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.
You may 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.
When you wish to speak on an Agenda Item, click on “raise hand.” The Clerk will
activate and unmute speakers in turn. Speakers will be notified shortly before they
are called to speak.
When called, please limit your remarks to the time limit allotted. 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 the 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
Council. You will be advised how long you have to speak. When called please limit your
remarks to the agenda item and time limit allotted.
CLICK HERE TO JOIN Meeting ID: 916 4155 9499 Phone:1‐669‐900‐6833
Americans with Disability Act (ADA) It is the policy of the City of Palo Alto to offer its public
programs, services and meetings in a manner that is readily accessible to all. Persons with
disabilities who require materials in an appropriate alternative format or who require auxiliary
aids to access City meetings, programs, or services may contact the City’s ADA Coordinator at
(650) 329‐2550 (voice) or by emailing ada@cityofpaloalto.org. Requests for assistance or
accommodations must be submitted at least 24 hours in advance of the meeting, program, or
service.
PLANNING AND TRANSPORTATION COMMISSIONRegular MeetingWednesday, May 31, 2023Council Chambers & Hybrid6:00 PMCommissioner George Lu Remote Call In Location: Seattle Marriott Bellevue Address: 200110th Ave NE, Bellevue, WA 98004Pursuant to AB 361 Palo Alto City Council meetings will be held as “hybrid” meetings with theoption to attend by teleconference/video conference or in person. To maximize public safetywhile still maintaining transparency and public access, members of the public can choose toparticipate from home or attend in person. Information on how the public may observe andparticipate in the meeting is located at the end of the agenda. Masks are strongly encouraged ifattending in person. The meeting will be broadcast on Cable TV Channel 26, live onYouTube https://www.youtube.com/c/cityofpaloalto, and streamed to Midpen MediaCenter https://midpenmedia.org. Commissioner names, biographies, and archived agendas andminutes are available at http://bit.ly/PaloAltoPTC. VIRTUAL PARTICIPATION CLICK HERE TO JOIN (https://cityofpaloalto.zoom.us/j/91641559499)Meeting ID: 916 4155 9499 Phone: 1(669)900‐6833PUBLIC COMMENTSPublic comments will be accepted both in person and via Zoom for up to three minutes or anamount of time determined by the Chair. All requests to speak will be taken until 5 minutesafter the staff’s presentation. Written public comments can be submitted in advance toPlanning.Commission@CityofPaloAlto.org and will be provided to the Council and available forinspection on the City’s website. Please clearly indicate which agenda item you are referencingin your subject line.Spokespersons that are representing a group of five or more people who are identified aspresent at the meeting at the time of the spokesperson's presentation will be allowed up tofifteen (15) minutes at the discretion of the Chair, provided that the non‐speaking membersagree not to speak individually. The Chair may limit Public Comments to thirty (30) minutes forall combined speakers. The Chair may reduce the allowed time to speak for Study Sessions andAction Items to two (2) minutes or less to accommodate a larger number of speakers.PowerPoints, videos, or other media to be presented during public comment are accepted onlyby email to Planning.Commission@CityofPaloAlto.org at least 24 hours prior to the meeting.Once received, the Clerk will have them shared at public comment for the specified item. Touphold strong cybersecurity management practices, USB’s or other physical electronic storagedevices are not accepted.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
PUBLIC COMMENT
Members of the public may speak to any item NOT on the agenda. Three (3) minutes per speaker.
AGENDA CHANGES, ADDITIONS AND DELETIONS
The Chair or Board majority may modify the agenda order to improve meeting management.
CITY OFFICIAL REPORTS
1.Director's Report, Meeting Schedule and Assignments
STUDY SESSION
Public Comment is Permitted. Three (3) minutes per speaker.
2.Study Session to Review the Draft North Ventura Coordinated Area Plan 6:10PM –
8:10PM
ACTION ITEMS
Public Comment is Permitted. Applicants/Appellant Teams: Fifteen (15) minutes, plus three (3) minutes rebuttal. All others:
Five (5) minutes per speaker.
3.PUBLIC HEARING: Recommendation to City Council on the Adoption of an Ordinance
Amending the Palo Alto Municipal Code to Add Chapter 9.65, Rental Registry Program, to
Establish a Mandatory Registry Program of Rental Units and Provide Feedback on the
Rental Registry Program Unit Registration Form. CEQA Status ‐ Exempt under CEQA
Guidelines Section 15061(b)(3). 8:10PM – 10:10PM
APPROVAL OF MINUTES
4.Approval of Planning & Transportation Commission Draft Verbatim and Summary Minutes
of April 26, 2023
COMMISSIONER QUESTIONS, COMMENTS, ANNOUNCEMENTS OR FUTURE MEETINGS AND
AGENDAS
Members of the public may not speak to the item(s).
ADJOURNMENT
PUBLIC COMMENT INSTRUCTIONS
Members of the Public may provide public comments to teleconference meetings via email,
teleconference, or by phone.
1. Written public comments m a y b e s u b m i t t e d b y e m a i l t o
planning.commission@cityofpaloalto.org.
2. Spoken public comments using a computer will be accepted through the
teleconference meeting. To address the Council, click on the link below to access a Zoom‐
based meeting. Please read the following instructions carefully.
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.
You may 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.
When you wish to speak on an Agenda Item, click on “raise hand.” The Clerk will
activate and unmute speakers in turn. Speakers will be notified shortly before they
are called to speak.
When called, please limit your remarks to the time limit allotted. 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 the 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
Council. You will be advised how long you have to speak. When called please limit your
remarks to the agenda item and time limit allotted.
CLICK HERE TO JOIN Meeting ID: 916 4155 9499 Phone:1‐669‐900‐6833
Americans with Disability Act (ADA) It is the policy of the City of Palo Alto to offer its public
programs, services and meetings in a manner that is readily accessible to all. Persons with
disabilities who require materials in an appropriate alternative format or who require auxiliary
aids to access City meetings, programs, or services may contact the City’s ADA Coordinator at
(650) 329‐2550 (voice) or by emailing ada@cityofpaloalto.org. Requests for assistance or
accommodations must be submitted at least 24 hours in advance of the meeting, program, or
service.
PLANNING AND TRANSPORTATION COMMISSIONRegular MeetingWednesday, May 31, 2023Council Chambers & Hybrid6:00 PMCommissioner George Lu Remote Call In Location: Seattle Marriott Bellevue Address: 200110th Ave NE, Bellevue, WA 98004Pursuant to AB 361 Palo Alto City Council meetings will be held as “hybrid” meetings with theoption to attend by teleconference/video conference or in person. To maximize public safetywhile still maintaining transparency and public access, members of the public can choose toparticipate from home or attend in person. Information on how the public may observe andparticipate in the meeting is located at the end of the agenda. Masks are strongly encouraged ifattending in person. The meeting will be broadcast on Cable TV Channel 26, live onYouTube https://www.youtube.com/c/cityofpaloalto, and streamed to Midpen MediaCenter https://midpenmedia.org. Commissioner names, biographies, and archived agendas andminutes are available at http://bit.ly/PaloAltoPTC. VIRTUAL PARTICIPATION CLICK HERE TO JOIN (https://cityofpaloalto.zoom.us/j/91641559499)Meeting ID: 916 4155 9499 Phone: 1(669)900‐6833PUBLIC COMMENTSPublic comments will be accepted both in person and via Zoom for up to three minutes or anamount of time determined by the Chair. All requests to speak will be taken until 5 minutesafter the staff’s presentation. Written public comments can be submitted in advance toPlanning.Commission@CityofPaloAlto.org and will be provided to the Council and available forinspection on the City’s website. Please clearly indicate which agenda item you are referencingin your subject line.Spokespersons that are representing a group of five or more people who are identified aspresent at the meeting at the time of the spokesperson's presentation will be allowed up tofifteen (15) minutes at the discretion of the Chair, provided that the non‐speaking membersagree not to speak individually. The Chair may limit Public Comments to thirty (30) minutes forall combined speakers. The Chair may reduce the allowed time to speak for Study Sessions andAction Items to two (2) minutes or less to accommodate a larger number of speakers.PowerPoints, videos, or other media to be presented during public comment are accepted onlyby email to Planning.Commission@CityofPaloAlto.org at least 24 hours prior to the meeting.Once received, the Clerk will have them shared at public comment for the specified item. Touphold strong cybersecurity management practices, USB’s or other physical electronic storagedevices are not accepted.TIME ESTIMATESListed times are estimates only and are subject to change at any time, including while themeeting 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 maybe heard before or after the time estimated on the agenda. This may occur in order to bestmanage the time at a meeting or to adapt to the participation of the public.CALL TO ORDER/ ROLL CALLPUBLIC COMMENT Members of the public may speak to any item NOT on the agenda. Three (3) minutes per speaker.AGENDA CHANGES, ADDITIONS AND DELETIONSThe Chair or Board majority may modify the agenda order to improve meeting management.CITY OFFICIAL REPORTS1.Director's Report, Meeting Schedule and AssignmentsSTUDY SESSIONPublic Comment is Permitted. Three (3) minutes per speaker.2.Study Session to Review the Draft North Ventura Coordinated Area Plan 6:10PM – 8:10PMACTION ITEMSPublic Comment is Permitted. Applicants/Appellant Teams: Fifteen (15) minutes, plus three (3) minutes rebuttal. All others:Five (5) minutes per speaker.3.PUBLIC HEARING: Recommendation to City Council on the Adoption of an OrdinanceAmending the Palo Alto Municipal Code to Add Chapter 9.65, Rental Registry Program, toEstablish a Mandatory Registry Program of Rental Units and Provide Feedback on theRental Registry Program Unit Registration Form. CEQA Status ‐ Exempt under CEQAGuidelines Section 15061(b)(3). 8:10PM – 10:10PMAPPROVAL OF MINUTES4.Approval of Planning & Transportation Commission Draft Verbatim and Summary Minutesof April 26, 2023COMMISSIONER QUESTIONS, COMMENTS, ANNOUNCEMENTS OR FUTURE MEETINGS ANDAGENDAS
Members of the public may not speak to the item(s).
ADJOURNMENT
PUBLIC COMMENT INSTRUCTIONS
Members of the Public may provide public comments to teleconference meetings via email,
teleconference, or by phone.
1. Written public comments m a y b e s u b m i t t e d b y e m a i l t o
planning.commission@cityofpaloalto.org.
2. Spoken public comments using a computer will be accepted through the
teleconference meeting. To address the Council, click on the link below to access a Zoom‐
based meeting. Please read the following instructions carefully.
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.
You may 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.
When you wish to speak on an Agenda Item, click on “raise hand.” The Clerk will
activate and unmute speakers in turn. Speakers will be notified shortly before they
are called to speak.
When called, please limit your remarks to the time limit allotted. 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 the 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
Council. You will be advised how long you have to speak. When called please limit your
remarks to the agenda item and time limit allotted.
CLICK HERE TO JOIN Meeting ID: 916 4155 9499 Phone:1‐669‐900‐6833
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.
Item No. 1. Page 1 of 2
Planning & Transportation Commission
Staff Report
From: Jonathan Lait, Planning and Development Services Director
Lead Department: Planning and Development Services
Meeting Date: May 31, 2023
Report #: 2305-1402
TITLE
Director's Report, Meeting Schedule and Assignments
RECOMMENDATION
Staff recommends that the Planning and Transportation Commission (PTC) review and
comment as appropriate.
BACKGROUND
This document includes the following items:
•PTC Meeting Schedule
•PTC Representative to City Council (Rotational Assignments)
Commissioners are encouraged to contact Veronica Dao (Veronica.Dao@CityofPaloAlto.org) to
notify staff of any planned absences one month in advance, if possible, to ensure the 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 quasijudicial and
legislative matters. Representatives are encouraged to review the City Council agendas
(https://www.cityofpaloalto.org/City-Hall/City-Council/Council-Agendas-Minutes) for the
months of their respective assignments to verify if attendance is needed or contact staff. Prior
PTC meetings are available online at
https://midpenmedia.org/category/government/cityofpaloalto/boardsandcommissions/planni
ng-and-transportation-commission.
UPCOMING PTC MEETINGS
The following items are tentatively scheduled for June and July Planning and Transportation
Commission meetings:
Item 1
Staff Report
Packet Pg. 5
Item No. 1. Page 2 of 2
June 14 Action items:
•Permanent Installation of the Traffic Calming Pilot Project in the Crescent Park
Neighborhood
•800 San Antonio Rezoning to Planned Community/Planned Home Zoning to allow a 76
unit, 5-Story residential building with 16 BMR units (21%)
•Tentatively, a draft Zoning Ordinance or study session on Permanent Parklets
June 28/July Action items:
•Rezone request for an existing Planned Community 2901 Middlefield Road/702 Ellsworth
Place
•Study session on state laws or draft Parklets Ordinance (if not June 14)
•Further amendments to facilitate installation of electrification equipment (PTC had
reviewed ordinance revisions December 14, 2022; this has not moved forward to City
Council) related to non-ADU residential development
ATTACHMENTS
Attachment A: 2023 Meeting Schedule and Assignments
AUTHOR/TITLE:
Amy French, Chief Planning Official
Item 1
Staff Report
Packet Pg. 6
Planning & Transportation Commission
2023 Meeting Schedule & Assignments
2023 Schedule
Meeting Dates Time Location Status Planned Absences
1/11/2023 6:00 PM Hybrid Cancelled
1/25/2023 6:00 PM Hybrid Cancelled
2/08/2023 6:00 PM Hybrid Regular
2/22/2023 6:00 PM Hybrid Regular
3/08/2023 6:00 PM Hybrid Regular
3/29/2023 6:00 PM Hybrid Regular
4/12/2023 6:00 PM Hybrid Cancelled Bryna Chang
4/26/2023 6:00 PM Hybrid Regular Bart Hechtman
5/08/2023 6:00 PM Hybrid Joint Session w/ Council
5/10/2023 6:00 PM Hybrid Regular
5/31/2023 6:00 PM Hybrid Regular
6/14/2023 6:00 PM Hybrid Regular Bart Hechtman
6/28/2023 6:00 PM Hybrid Regular Bryna Chang
7/12/2023 6:00 PM Hybrid Regular Bart Hechtman
7/26/2023 6:00 PM Hybrid Regular George Lu
8/09/2023 6:00 PM Hybrid Regular
8/30/2023 6:00 PM Hybrid Regular
9/13/2023 6:00 PM Hybrid Regular
9/27/2023 6:00 PM Hybrid Regular
10/11/2023 6:00 PM Hybrid Regular
10/25/2023 6:00 PM Hybrid Regular
11/08/2023 6:00 PM Hybrid Regular
11/29/2023 6:00 PM Hybrid Regular
12/13/2023 6:00 PM Hybrid Regular
12/27/2023 6:00 PM Hybrid Cancelled
2023 Assignments - Council Representation (primary/backup)
January February March April May June
Cari Templeton
Giselle Roohparvar
Giselle Roohparvar
Keith Reckdahl
Bart Hechtman
Doria Summa
Doria Summa
Bryna Chang
Bryna Chang
Keith Reckdahl
Keith Reckdahl
Bart Hechtman
July August September October November December
Cari Templeton
Allen Akin
Bart Hechtman
George Lu
Doria Summa
Keith Reckdahl
Bryna Chang
Cari Templeton
Allen Akin
Bart Hechtman
George Lu
Doria Summa
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Attachment A 2023
Schedule & Assignments
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Planning & Transportation Commission
Staff Report
From: Jonathan Lait, Planning and Development Services Director
Lead Department: Planning and Development Services
Meeting Date: May 31, 2023
Report #: 2301-0894
TITLE
Study Session to Review the Draft North Ventura Coordinated Area Plan
RECOMMENDATION
Staff recommends the Planning and Transportation Commission (PTC) take the following action:
1. Conduct a Study Session to review the Draft North Ventura Coordinated Area Plan.
EXECUTIVE SUMMARY
The draft North Ventura Coordinated Area Plan (NVCAP) summarized in this report represents a
major milestone in the preparation of the NVCAP (Attachment A).1 The draft is a culmination of
extensive community outreach, input from decision-makers and stakeholders during multiple
public hearings on the plan alternatives, and the refinement of the Council-endorsed preferred
alternative plan by consultants and staff.
Staff is seeking the PTC’s confirmation that the Draft NVCAP:
1. Is substantially consistent with the Council’s endorsed plan;
2. Substantially meets the stated goals and objectives from the Council for the plan; and
3. Meets the requirements of coordinated area plans as stated by the Palo Alto Municipal
Code.
This report represents the first public review of the draft NVCAP. It summarizes the context of
the plan area as the impetus for change, the components of the plan supporting transition, and
the proposed implementation of the plan and its integration with the Palo Alto Municipal Code
(PAMC).
While no action is required by the PTC, staff requests the PTC provide comment on the draft.
Following the PTC study session, the Architectural Review Board (ARB) and Historic Resources
Board (HRB) will conduct study sessions to provide input on the Draft NVCAP. The updated draft
1Public Draft NVCAP: https://www.cityofpaloalto.org/files/assets/public/planning-amp-development-
services/north-ventura-cap/230511_nvcap_completedraft.pdf
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plan will be presented to the PTC and the City Council in the Fall for formal recommendation and
action.
BACKGROUND
Figure 1: NVCAP Area Boundary
Image: CNES/Airbus, Maxar Technologies, Planet.com, USGS, USDA, FPAC, GEO, Google 2023
Planning Area
The NVCAP project area lies within the Ventura neighborhood of Palo Alto. It is comprised of
approximately 60 acres, roughly bounded by Page Mill Road, El Camino Real, Lambert Avenue,
and the Caltrain tracks. The plan area is near key community destinations such as the California
Avenue Caltrain Station, California Avenue Business District, and the Stanford Research Park. The
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plan area represents a rare opportunity within the City to plan proactively for a transit-oriented,
mixed-use neighborhood. See Attachment A for a summary of the existing conditions within the
plan area and read the existing conditions report for more information.2
Coordinated Area Plan
Recognizing these opportunities, the City’s 2030 Comprehensive Plan, adopted in 2017, called
for site specific planning in the North Ventura area. The City secured grant funding in 2017 to
initiate the NVCAP project. On March 5, 2018, the City Council adopted six goals and six objectives
(Attachment B). These goals include adding 530 housing units to the City’s supply of multi-family
housing, developing a transit-accessible neighborhood with retail services, creating a connected
street grid, developing community facilities, and encouraging sustainability.
Coordinated Area Plan Review Process
Development of the coordinated area plan followed the process contained within the Palo Alto
Municipal Code (PAMC) Chapter 19.10, Coordinated Area Plans. This chapter provides detail on
the initiation and process, procedures including the creation of goals and objectives, community
involvement (the formation of a working group), public hearings, and adoption. The PTC is
identified as a hearing body that will make a recommendation to the City Council for final action.
The development of the NVCAP has involved many public hearings, including Working Group and
community meetings. Table 1 highlights the key milestones in the process to date. Additional
information on prior meetings can be found on the NVCAP project website.3
Table 1: Notable Project Milestones
Date Milestone
November 6, 2017 City Council initiated the coordinated area plan process
March 5, 2018 City Council adopted Goals & Objectives for the plan
April 30, 2018 City Council appointed members of the working group
March 10, 2021 PTC recommendation on preferred plan
January 10, 2022
November 14, 2022
City Council endorsed a preferred plan alternative
City Council further refined the endorsed plan
Required Contents of the Area Plan
In accordance with PAMC Chapter 19.10, coordinated area plans shall include the following:
•The distribution, location, and extent of land uses.
•The proposed distribution, location and extent of major components of public and private
transportation, sewage, water, drainage, solid waste disposal, energy, and other public
improvements proposed to be located within the area covered by the plan.
2 NVCAP Existing Conditions Report: https://cityofpaloalto.org//files/assets/public/planning-amp-development-
services/north-ventura-cap/nvcap-reports/190212_nvcapexisting-conditions-memo.pdf
3 NVCAP Project website: https://www.cityofpaloalto.org/Departments/Planning-Development-Services/Housing-
Policies-Projects/NVCAP
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•A program of measures including development regulations, public works projects, and
financing measures necessary to carry out the plan as coordinated with the City’s capital
improvement program.
•Standards and criteria by which development will proceed, if needed.
•Specific architectural and site design objectives and requirements, including the scale of
the streets, building orientation, placement and design of public parks or plazas, and
sidewalk treatments.
•Determination of the economic feasibility of the plan.
•Environmental review with the maximum extent feasible tiering from the Comprehensive
Plan Environmental Impact Report.
ANALYSIS
The following discussion includes information about the Council’s endorsed plan, the NVCAP
goals and objectives, NVCAP summary and highlights, and consistency with the Comprehensive
Plan and PAMC requirements.
Council’s Endorsed Plan
Working Group and community meetings culminated into proposing plan alternatives for
consideration by the PTC and the City Council (summarized on the NVCAP website). Ultimately,
the City Council endorsed a preferred plan alternative that includes:
•530 dwelling units •Transition office space to
housing
•Naturalize Matadero Creek
•Adaptive re-use of
cannery
•No parking minimums or
maximums
•Focus greater densities along
El Camino Real and Park Blvd.
Attachment C summarizes the endorsed preferred alternative and the refinements by Council
(January 2022 and November 2022). The draft NVCAP includes further refinements of the
preferred plan by staff and its consultants to reconcile requirements in State law, ensuring that
best practices for community development were applied, such as land use transitions and
consistency with the City’s objective development standards.
NVCAP Goals and Objectives
In the early stages of the NVCAP process, Council adopted the following six goals that were
intended to help guide the development of the NVCAP consistent with the Comprehensive Plan:
1. Housing and Land Use: Add multifamily housing in a transit-accessible neighborhood with
mixed uses.
2. Transit, Pedestrian and Bicycle Connections: Create well-defined connections to transit and
major roads.
3. Connected Street Grid: Create a connected street grid.
4. Community Facilities and Infrastructure: Integrate development of new services with private
development.
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5. Balance of Community Interests: Balance community-wide objectives with residents.
6. Urban Design, Design Guidelines and Neighborhood Fabric: Develop human-scale design and
guidelines that strengthen neighborhood fabric.
Supporting these goals are six objectives:
•Use a Data Driven
Approach
•Create a Comprehensive
User-Friendly Document
and Implementation
•Provide a Guide and
Strategy for Staff and
Decision-Makers
•Include Meaningful
Community Engagement
•Determine Economic
Feasibility
•Complies with California
Environmental Quality Act
Throughout the process, staff and its consultants ensured that the development of the plan was
substantially consistent with the goals and objectives. Attachment D summarizes the consistency
with these goals and objectives.
NVCAP Summary
The NVCAP represents a rare opportunity within the City of Palo Alto to plan proactively for a
transit-oriented, mixed-use, mixed-income, and walkable neighborhood. The NVCAP sets forth a
vision that:
•Honors the storied history and unique character of the North Ventura neighborhood;
•Understands the needs of current residents and puts forward near-term solutions to
current challenges;
•Establishes a long-term framework for desired growth so that more people can call North
Ventura home; and
•Invests in community infrastructure to support an equitable, resilient, and sustainable
Palo Alto.
NVCAP is aligned with the goals and policies embedded in the adopted City of Palo Alto 2030
Comprehensive Plan, addressing the eight major themes: Building Community and
Neighborhoods; Maintaining and Enhancing Community Character; Reducing Reliance on the
Automobile; Meeting Housing Supply Challenges; Protecting and Sustaining the Natural
Environment; Keeping Palo Alto Prepared for Future Natural and Human-Caused Hazards;
Meeting Residential and Commercial Needs; and Providing Responsive Governance and Regional
Leadership. Each chapter touches on these themes leading to a cohesive vision.
Finally, this is a vision shaped by the Palo Alto community. This plan would not be possible
without the guidance of stakeholders, decision-makers, residents, and other community
members, who graciously volunteered their time as members of the Working Group to
thoughtfully consider the challenges and opportunities of the Plan.
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The following summarizes the contents of the NVCAP:
•Chapter 1: Introduction provides an overview of the NVCAP physical and regulatory
context. The plan is shaped by the project goals and objectives, adopted and in-progress
City plans and policies, recently enacted regional and state laws, and the comprehensive
community planning process.
•Chapter 2: The Vision provides an overview of the vision for the future of NVCAP built and
natural environment. This includes urban design frameworks that calibrate the optimal
mix of uses; support a multi-modal mobility framework within the neighborhood and how
it connects to the rest of the city and the region; foster a regenerative and ecological
framework to support the health of humans and wildlife while supporting the
implementation of City’s Climate Action Plan; and the neighborhood’s context-specific
urban form.
•Design Standards and Guidelines include requirements that govern the construction and
modification of the public realm including streets and open space, as well as new
buildings. Standards are quantifiable, whereas guidelines are qualitative requirements.
o Chapter 3: Public Realm includes requirements and guidelines that govern the
construction and modifications of the public realm including the sidewalk zone,
traffic lanes and intersections, green infrastructure, paving, exterior lighting,
wayfinding, and public art.
o Chapter 4: Streets includes the requirements and guidelines that govern
improvements adjacent and within Park Boulevard, Olive Avenue, Ash Street,
Acacia Avenue, Pepper Avenue, Portage Avenue, Lambert Avenue, and Page Mill
Road. In addition to public streets, this chapter discusses publicly accessible
private streets.
o Chapter 5: Parks includes the requirements and guidelines that govern
improvements within park and open space areas such as Matadero Creek and the
future public park.
o Chapter 6: Buildings provides guidance on desired future built form and sets
aspirations for how new buildings will contribute to the character of the NVCAP
as it develops incrementally over time. This chapter discusses building heights and
massing, retail and active frontage, Portage Avenue frontage, residential frontage
and sustainable design.
•Chapter 7: Implementation outlines the necessary steps to fulfill the vision of the plan,
including funding, financing strategies, infrastructure improvements, and capital
investments. This chapter will include the necessary steps for property owners
considering improvements on their property.
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•Appendix includes information for reference used to prepare the NVCAP, including
existing site conditions, market studies, and infrastructure analysis.
NVCAP Highlights
The following summarizes some of the major vision components supporting transition within the
NVCAP. Throughout the plan, consistency with the City Council adopted Goals and Objectives
was considered (Attachment D).
Building Height
Building heights within the NVCAP would range from two stories to five stories (30 feet to 55
feet). This would generally allow for various building typologies ranging from single-family
residential, townhouses, and mixed-use buildings between two to four stories of residential over
ground-floor commercial or lobby amenity space or an all-residential building up to five stories.
Taller building heights are expected along El Camino Real and Park Boulevard (adjacent to the
train tracks). Minimum 15-foot ceiling heights for the ground floor in mixed-use buildings would
allow for commercial and residential amenity space to thrive. Building height is expected to
transition lower near lower-density residential uses, such as single-family homes and duplexes.
Transition of Commercial Properties to Mixed-Use & Residential
The NVCAP includes the provision to allow limited new office uses (maximum of 5,000 square
feet) while “grandfathering” the existing office uses. The plan reflects up to 530 additional
dwelling units at buildout (20 years from adoption). To get there, opportunity sites such as
“Equinox,” portions of the Cannery site, and the “Cloudera” site are expected to transition from
commercial or parking lots to residential or mixed-use. While at buildout, some new commercial
space is anticipated, the overall net amount of commercial (retail, office) will be lower than what
exists currently. Commercial space in the NVCAP will transition to other uses such as mixed-use
(residential with limited commercial) and open space. Parcels that are currently zoned
commercial and office will become mixed-use zoned property with the adoption of the NVCAP.
“Grandfathering” regulations will be added within the PAMC to address aspects of this transition.
Adaptive Re-Use of the Cannery
The NVCAP supports the adaptive reuse of the cannery building that would be consistent with
the Secretary of the Interior‘s Standards for Treatment of Historic Properties, though additional
analysis may be required to determine whether compliance with the Secretary of the Interior’s
Standards is feasible, depending on the proposed use. The surrounding areas of the Cannery may
continue to be used as parking facilities or be redeveloped as a public park or as affordable
housing. An implementation action of the NVCAP is to:
•Explore within the first year after the adoption of the NVCAP, the nomination to the
California Register of Historical Resources or National Register of Historic Places, and/or
Palo Alto’s Historic Inventory as appropriate/as determined by Council for the former
cannery and the Ash Street office buildings.
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Active Storefronts Along El Camino Real
Ground floor retail and other active uses enliven and activate streetscapes by enhancing the
public interface between new buildings and the sidewalk. Within the NVCAP, the highest
concentration of retail and active uses is located along El Camino Real. These ground floor spaces
are designed to accommodate a wide variety of commercial spaces including local shops, cafes,
maker spaces, co-working spaces, and professional services. Medical offices with scheduled and
regular customer appointments may be considered active ground floor spaces. In addition, office
spaces are limited to a maximum of 5,000 square feet per parcel.
Naturalization of Matadero Creek
Matadero Creek will be fully naturalized from its current concrete channel state between Park
Boulevard and Lambert Avenue. The flood channel would be widened to a 100 feet riparian
corridor serving as an ecologic and recreation resource to the neighborhood. An implementation
action would ensure coordination amongst various stakeholders during design and construction.
Consistency with the Comprehensive Plan, Area Plans, and Guidelines
The draft plan is a direct implementation of Comprehensive Plan Program L.4.10.1, which directs
staff to prepare a coordinated area plan for the North Ventura area and the surrounding
California Avenue area. This program states that the plan should describe a vision for the future
of the North Ventura area as a walkable neighborhood with multi-family housing, ground floor
retail, a public park, creek improvements and an interconnected street grid. It should guide the
development of the California Avenue area as a well-designed mixed-use district with diverse
land uses and a network of pedestrian-oriented streets.
Properties within the NVCAP will be designated “North Ventura Coordinated Area Plan” on the
Comprehensive Plan Land Use Map. As drafted, the NVCAP meets the intent of Program L.4.10.1.
Consistency with Chapter 19.10
As described previously, Coordinated Area Plans have specific requirements as described in
PAMC Chapter 19.10. Attachment E demonstrates the NVCAP’s compliance with these
requirements.
Relationship with Zoning
Integration into the PAMC Title 18 (Zoning) is essential for the implementation of the NVCAP.
Currently, the existing coordinated area plans operate separately from the zoning ordinance and
are vaguely referenced. Staff proposes to include a new Title 18 chapter for “Coordinated Area
Plans” that describes the relationship between coordinated area plans and the zoning ordinance.
The adopted coordinated area plan shall operate as the zoning regulations for the subject
property. Where standards are not listed within the coordinated area plan, the Zoning Ordinance
shall regulate.
Staff proposes creating a new North Ventura (NV) zoning district to identify the zoning
designations within the NVCAP that match the appropriate NVCAP land use classifications. A new
set of zoning designations is proposed for the area to acknowledge the unique aspects of the
area and include permitted and conditionally permitted uses, and development standards. Table
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2 summarizes the relationship between the NVCAP land use designations and the PAMC zoning
district designations. Given that the focus of this report is the draft NVCAP, a follow up Study
Session will be planned with the PTC, focusing on the zoning revisions necessary to implement
the NVCAP.
Table 2: NVCAP Land Use Designation & PAMC Zoning Designation Crosswalk
NVCAP Land
Use
Classification
Anticipated
Density (DU/AC)
Maximum
Height (FT)
Maximum Floor
Area Ratio (FAR)
Allowed Zoning
Districts
High-Density
Mixed-Use
61-100 55 3.0:1 NV-MXH
Medium-Density
Mixed-Use
31-70 45 2.0:1 NV-MXM
Low-Density
Mixed-Use
3-17 35 0.5:1 NV-MXL
High Density
Residential
61-100
61-100
55
55
3.0:1
3.0:1
NV-R4
NV-PF
Medium Density
Residential
16-30 36 1.5:1 NV-R3
Low Density
Residential
1 or 2 units/lot 30 0.45:1 NV-R2
NV-R1
Parks NV-PF
Updates to the PAMC would also include a Housing Incentive Program (HIP) that is like the
existing HIP provisions, except these provisions would only apply to 100% affordable housing
projects within the NV district. Any eligible 100% affordable housing project applicant could
request the incentive, which allows for the waiver of any development standard and height up
to the allowance in State law (33 feet above the base zoning height limit).
Pipeline Projects
Since the onset of the NVCAP project, property owners could submit development applications
consistent with the existing zoning code. Notable projects submitted since the NVCAP initiation
include 3001 El Camino Real4, 200 Portage Avenue5 and 300 Lambert Avenue.6 These projects are
considered “pipeline projects” or projects that are not required to be consistent with the NVCAP
due to their submittal occurring prior to the adoption of the NVCAP and its associated
implementing zoning code amendments.
4 3001 El Camino Real: a 100% affordable housing project with 129 units. https://www.cityofpaloalto.org/News-
Articles/Planning-and-Development-Services/30013017-El-Camino-Real
5 200 Portage: a project including partial demolition of cannery, construction of 74 dwelling units and renovation of
cannery into research & development space with associated Development Agreement.
https://www.cityofpaloalto.org/News-Articles/Planning-and-Development-Services/200-Portage-Avenue
6 300 Lambert: a 45-dwelling unit project. https://www.cityofpaloalto.org/News-Articles/Planning-and-
Development-Services/300-Lambert-Avenue
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Next Steps
The NVCAP is entering the final phase of the project. The next series of meetings include study
sessions with the Architectural Review Board and Historic Resources Board, a PTC hearing to
recommend the NVCAP to the City Council, and the City Council hearing for the decision. As
mentioned, a separate study session with the PTC on the zoning code revisions is forthcoming.
FISCAL/RESOURCE IMPACT
The NVCAP project is currently funded, and no further funding is requested at this time to
complete the project. The majority of the NVCAP project funding is from VTA Priority
Development Area grant ($638,000).
STAKEHOLDER ENGAGEMENT
Consistent with PAMC 19.10, the City Council appointed a 14-member working group. The
working group met 17 times over the course of two years and concluded their effort once
alternatives were forwarded to the PTC and City Council for consideration. Notifications
throughout the process have been sent to the working group, stakeholders and property owners.
The City maintains a project website with archives of working group, workshops and public
hearing materials related to the NVCAP.
ENVIRONMENTAL REVIEW
California Environmental Quality Act (CEQA) determination is not triggered by this Study Session.
However, the adoption of the NVCAP will require a Supplemental Environmental Impact Report
(EIR) that tiers from the Comprehensive Plan EIR.
Consistent with CEQA, a Notice of Preparation (NOP) was released on March 1, 2023.7 The NOP
is the initial step in the EIR process where input may be gathered from the public and public
agencies on the scope and content of the forthcoming Supplemental EIR. The NOP contains the
project description, location, and probable environmental effects to be analyzed in the EIR. The
comment period on the NOP ended on March 31, 2023. The next step in the environmental
review process is to release a public draft of the Supplemental EIR for public comment for a
period of 45-days. Any comment on the EIR requiring responses will be integrated into the Final
Supplemental EIR for certification by the City Council when it is considering the NVCAP.
ATTACHMENTS
Attachment A: Public Draft NVCAP May 2023 (Without Appendices)
Attachment B: Summary of Existing Conditions
Attachment C: City Council Adopted Goals & Objectives
Attachment D: Summary of Preferred Plan Consistency
Attachment E: Consistency with Goals & Objectives
Attachment F: Consistency with PAMC 19.10
7 NVCAP Notice of Preparation. March 1, 2023. https://www.cityofpaloalto.org/files/assets/public/planning-amp-
development-services/north-ventura-cap/environmental/nop-nvcap-2.28.23-signed.pdf
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AUTHOR/TITLE:
Sheldon Ah Sing, Principal Planner
Report #: 2301-0894
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North Ventura Coordinated Area Plan
Draft Plan: May 2023
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City Council
Lydia Kou
Mayor
Greer Stone
Vice Mayor
Patrick Burt
Ed Lauing
Julie Lythcott-Haims
Greg Tanaka
Vicki Veenker
Planning & Transportation
Commission
Doria Summa
Chair
Bryna Chang
Vice Chair
Bart Hechtman
Keith Reckdahl
Carolyn Templeton
George Lu
Allen Akin
Consultants
Perkins&Will
Prime Consultant
Arup
Mobility
Strategic Economics
Economics
BKF
Infrastructure
Plan to Place
Engagement
City Staff
Jonathan Lait
Director of Planning and
Development Services
Clare Campbell
Manager of Long Range Planning
Sheldon S. Ah Sing
Principal Planner, Project Manager
Chitra Moitra
City Planner
Sylvia Star-Lack
Transportation Planning Manager
Shrupath Patel
Transportation Planner
Acknowledgments
Architectural Review
Board
Osma Thompson
Yingxi Chen
Peter Baltay
David Hirsch
Kendra Rosenberg
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North Ventura Coordinated Area Plan
Prepared by
Perkins&Will
Prepared for
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Contents
EXECUTIVE SUMMARY 1
4CHAPTER 1: INTRODUCTION
1.1 The Context
1.2 The Plan Area
1.3 The Project Goals
1.4 The Project Objectives
1.5 Citywide Planning
1.6 Regional and Statewide Planning
1.7 The Community Process
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CHAPTER 2: THE VISION
2.1 Preferred Plan
2.2 Land Use
2.3 Ground Floor Edges
2.4 Mobility
2.5 Ecology and Sustainability
2.6 Urban Form
CHAPTER 5: PARKS
5.1 Public Park
5.2 Matadero Creek
CHAPTER 6: BUILDINGS
6.1 Building Heights and Massing
6.2 Retail and Active Frontages
6.3 Portage Avenue Frontages
6.4 Residential Frontages
6.5 Sustainable Design
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CHAPTER 3: PUBLIC REALM
3.1 The Sidewalk Zone
3.2 Traffic Lanes and Intersections
3.3 Green Infrastructure
3.4 Paving
3.5 Exterior Lighting
3.6 Wayfinding
3.7 Public Art
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CHAPTER 7: IMPLEMENTATION
7.1 Entitlement Process
7.2 Environmental Review
7.3 Transportation Infrastructure
7.4 Transportation Demand Management
7.5 Utilities
7.6 Matadero Creek Civil Infrastructure
7.7 Funding and Financing Strategy
7.8 Implementation Actions
CHAPTER 4: STREETS
4.1 Park Boulevard
4.2 Olive Avenue
4.3 Ash Street
4.4 Acacia Avenue
4.5 Pepper Avenue
4.6 Portage Avenue
4.7 Lambert Avenue
4.8 El Camino Real
4.9 Page Mill Road
4.10 Publicly Accessible Private Streets
APPENDIX
A1 Existing Conditions Memo
A2 Traffic Modelling
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EXECUTIVE SUMMARY
CHAPTER 1: INTRODUCTION
Figures
Figure 1 Photograph of architect Mike Lyzwa hold-
ing a model of a proposed building at the
intersection of Page Mill Road and Park
Boulevard, circa 1984, xii. Credit: Palo Alto
Historical Association.
Figure 2 Photograph of the Cannery monitor roof
supergraphic on the former Fry’s site, 3.
Credit: Perkins&Will
Figure 3 Bird’s eye photograph of the NVCAP
Plan Area circa 1957, 4. Credit: Palo Alto
Historical Association.
Figure 4 Priority Development Areas (PDA) in the
Bay Area, 7.
Figure 5 Matadero Creek Existing Conditions, 8.
Credit: Perkins&Will
Figure 6 Former Cannery Building Existing
Conditions, 8. Credit: Perkins&Will
Figure 7 Existing Conditions of the NVCAP
Plan Area, 9.
Figure 8 Existing Zoning Districts of the NVCAP, 11.
Figure 9 Photographs of recent development,
12. Credit: Premier Properties, Level 10
Construction.
Figure 10 Renderings of development under
construction, 12. Credit: Hayes Group
Architects, Zillow.
Figure 11 1941 aerial photograph of the Sutter
Packing Company. Credit: Fairchild
Aerial Surveys, Flight C-7065, Frame 92,
Collection of UC Santa Barbara. Edited by
Page & Turnbull, 14.
Figure 12 Gabled addition attached to the
southernmost monitor roof of 340 Portage
Avenue. View northeast. Credit: Page &
Turnbull, 14.
Figure 13 A portion of the southwest facade of the
former office building. Credit: Page &
Turnbull, 15.
Figure 14 Thomas Foon Chew with two foremen at
his canning plant in Alviso. Credit: Our
Town of Palo Alto, 15.
Figure 15 Sutter Packing Plant, 1940. Credit: Palo Alto
Historical Association, 15.
Figure 16 An illustrative example of low-cost buffered
bike lanes and intersection improvements,
17. Credit: Perkins&Will
Figure 17 Building 0 in San Francisco, CA, an
example of mixed-income multi-family
apartments next to a public park, 17. Credit:
Perkins&Will
Figure 18 A breakout discussion during the NVCAP
working group meeting, 19. Credit: City of
Palo Alto
Figure 19 Documenting feedback during a working
group design charrette, 19. Credit:
Perkins&Will
Figure 20 A worksession during the NVCAP working
group meeting, 24. Credit: City of Palo Alto
Figure 21 A sketching session and report back during
the NVCAP working group meeting, 26.
Credit: City of Palo Alto
Figure 22 A presentation during a community
workshop, 27. Credit: Perkins&Will
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CHAPTER 2: THE VISION
Figure 23 The NVCAP Preferred Plan, 30.
Figure 24 NVCAP Land Use Framework, 32.
Figure 25 Example of High-Density Mixed Use
Development in Palo Alto, 34 Credit:
Steinberg Architects
Figure 26 Example of Medium Density Mixed Use
Development in Palo Alto, 34. Credit: BDE
Architecture
Figure 27 Example of Low-Density Mixed Use
Development, 35 Credit: WHA
Figure 28 Example of High-Density Residential
Development in Palo Alto, 35 Credit: Redfin
Figure 29 Example of Medium Density Residential
Development in Palo Alto, 35. Credit:
Compass
Figure 30 Example of Low-Density Resident
Development, 35 Credit: Google
Figure 31 The Cloudera Galactic HQ is located at 395
Page Mill Road, 36. Credit: Perkins&Will
Figure 32 NVCAP Ground Floor Edges Framework, 38.
Figure 33 Building lobbies and other accessory
spaces to residential uses are considered
active uses, 40. Credit: Perkins&Will
Figure 34 Neighborhood-serving retail along major
boulevards like El Camino Real, 41. Credit:
Bruce Damonte
Figure 35 Residential stoops should be set back and
elevated to provide privacy for residents,
41. Credit: Perkins&Will
Figure 36 NVCAP Mobility Framework, 42.
Figure 37 NVCAP Pedestrian Network, 44.
Figure 38 View of the Bell Street Woonerf in Seattle,
Washington, 45. Credit: Puget Sound
Business Journal
Figure 39 Bike Facility Degree of Separation, 46.
Figure 40 NVCAP Bike Network Framework, 47.
Figure 41 NVCAP Vehicle and Parking Framework, 49.
Figure 42 NVCAP Ecology and Sustainability
Framework, 50.
Figure 43 A conceptual design for the future Public
park, 52.
Figure 44 An example of a restored creek in San Luis
Obispo, CA, 53. Credit: Food and Wine
Safari
Figure 45 An example of green infrastructure
integrated with street furnishings, 53.
Credit: AJ Landskap
Figure 46 NVCAP Urban Form Framework , 54.
Figure 47 Internal streets have height allowances
that are conducive with missing middle
housing like townhomes, 56.
Credit: Perkins&Will
Figure 48 Urban form design standards requires
setbacks and stepbacks for new
development that is adjacent to single
family zoning, 57. Credit: Perkins&Will
CHAPTER 3: PUBLIC REALM
Figure 49 The Sidewalk Zone, 61.
Figure 50 Proposed improvements to El Camino Real,
Hansen Way, and Portage Avenue will sup-
port a safe, low-stress, multi-modal street
environment, 63,
Figure 51 Planting a double row of trees along
the sidewalk and frontage zone creates
connected canopy for a pleasant pedes-
trian experience, improves neighborhood
aesthetics, and fosters ecological corridors,
67. Credit: Scape
Figure 52 Light colored pavement reduces the urban
heat island effect, 68. Credit: John Keatley
Figure 53 Dark sky compliant exterior light fixtures
helps mitigate light pollution and the
health of both humans and wildlife, 69.
Credit: Edgar Zacarias via Foursquare.
Figure 54 Neighborhood map and directional
signage are effective wayfinding tools for
visitors to the NVCAP, 70.
Figure 55 An example of a recent public art
installation, 71. Credit: Passages by Susan
Zoccola
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CHAPTER 4: STREETS
Figures
CHAPTER 5: PARKS
Figure 56 Typical Park Boulevard Section, 75.
Figure 57 Typical Olive Avenue section between Park
Boulevard and Ash Street, 77.
Figure 58 Typical Olive Avenue section between Ash
Street and El Camino Real, 77.
Figure 59 Typical Ash Street section between Page
Mill Road and Olive Avenue, 79.
Figure 60 Typical Ash Street section between Acacia
Avenue and Lambert Avenue, 79.
Figure 61 Typical Acacia Avenue Section, 81.
Figure 62 Typical Pepper Avenue Section, 83.
Figure 63 Typical Portage Avenue section between
Park Boulevard and Ash Street, 85.
Figure 64 Typical Portage Avenue section between
Ash Street and El Camino Real, 85,
Figure 65 Streetscape elements like double row
of trees, textured pavement, pedestrian
scale lighting , and seating encourages
a low-carbon, welcoming neighborhood
environment, 87. Credit: SWA
Figure 66 Typical Lambert Avenue Sidewalk Zone
Section, 88.
Figure 67 Typical El Camino Real Sidewalk Zone
Section, 89.
Figure 68 Typical Page Mill Road Sidewalk Zone
Section, 90.
Figure 69 Typical mid-block connetion section, 93.
Figure 70 Typical rear setback connection section, 93.
Figure 71 Location of Park Gateways and Circulation
Paths, 97.
Figure 72 An example of passive park programming,
99. Credit: Jennifer Tyner
Figure 73 An example of active park programming,
99. Credit: Daggett
Figure 74 The location of the Matadero Creek buffer,
circulation, and gateways, 101.
Figure 75 The Matadero Creek Channel is currently a
constrained concrete trapezoidal channel.,
102. Credit: Perkins&Will
Figure 76 A naturalized creek has the opportunity to
provide multi-use trails and habitat areas,
103. Credit: Food and Wine Safari
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CHAPTER 6: BUILDINGS
CHAPTER 7: IMPLEMENTATION
Figure 77 Stepdown to Single-Family Residential,
106.
Figure 78 Allowable Height Map, 107.
Figure 79 Retail ground floor provide adequate
floor to ceiling heights, transparency, and
signage, 108. Credit: David Baker Architects
Figure 80 Ground floors can create notches of
outdoor rooms to allow for lively spillover
of retail, 109 Credit: Bruce Damonte
Figure 81 Active ground floors provide openness,
transparency and a connection to the
street, 109 Credit: David Baker Architects
Figure 82 Ground floors treatments can emulate the
materiality, fenestration, and roof datum of
historic structures, 110. Credit: Connect CRA
Figure 83 Ground floor residential stoops can provide
privacy for residents, neighborhood
beautification, and stormwater
management, 111. Credit: Perkins&Will
Figure 84 Buidling roofs can be multi-purpose,
including providing additional outdoor
space for residents, 114. Credit: Kirstin
Bucher
Figure 85 Visible elements of sustainability can
include design features such as celebrating
secure bike parking, 115. Credit: Nelson /
Nygaard
Figure 86 Map of Conceptual Gateway Intersection
Design Improvements, 123.
Figure 87 El Camino Real and Page Mill Road Con-
ceptual Intersection Design, 124.
Figure 88 El Camino Real and Olive Avenue Concep-
tual Intersection Design, 125.
Figure 89 El Camino Real, Hansen Way, Portage Ave-
nue Conceptual Intersection Design, 126.
Figure 90 Lambert Avenue and Ash Street Conceptu-
al Intersection Design, 127.
Figure 91 Park Boulevard and Portage Avenue Con-
ceptual Intersection Design, 128
Figure 92 The Matadero Creek Channel Today, along
Ash Street, 145. Credit: BKF Engineers
Figure 93 Storm Drain Outfalls to Matadero Creek
Channel, 145.
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Tables
CHAPTER 1: INTRODUCTION
Table 1 Historical Population and Growth in Palo
Alto, 1980 - 2040, 7.
Table 2 Existing Zoning Designations, 10.
Table 3 Existing and Future Development Potential
by Land Use, 32.
Table 4 Proposed Land Use, FAR, and Active Use
Requirements, 36.
Table 5 Bicycle Facility Classifications, 47.
CHAPTER 2: THE VISION
CHAPTER 3: PUBLIC REALM
Table 6 Local native protected tree species, 64.
Table 7 Trees to be exempt from protection, 65.
CHAPTER 4: STREETS
Table 8 Park Boulevard Street Design, 74.
Table 9 Olive Avenue Street Design, 76.
Table 10 Ash Street Street Design, 78.
Table 11 Acacia Avenue Street Design, 80.
Table 12 Pepper Avenue Street Design, 82.
Table 13 Portage Avenue Street Design, 84.
Table 14 Lambert Avenue Sidewalk Zone Design, 88.
Table 15 El Camino Real Sidewalk Zone Design, 89.
Table 16 Page Mill Road Sidewalk Zone Design, 90.
Table 17 Mid-Block Paseo Design, 90.
Table 18 Rear Setback Pathway Design, 90.
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CHAPTER 7: IMPLEMENTATION
Table 19 TDM Strategies Menu, 137.
Table 20 Unit Flow Rates for ABWF, GWI, and RDI
in the City of Palo Alto Water, Gas, &
Wastewater Utility Standards Section 2730
Wastewater Design and Construction
Standards, 140.
Table 21 Existing and proposed wastewater
generation for the NVCAP site, 141
Table 22 Proposed water demand for the NVCAP
site, 142,
Table 23 Funding Source Categories and Examples,
146.
Table 24 Examples of Potential Regional or County
Grant Funding Sources for NVCAP
Improvements, 148.
Table 25 Examples of Potential State Grant Funding
Sources for NVCAP Improvements, 150.
Table 26 Examples of Potential State Grant
Funding Sources for NVCAP Improvements
(Continued), 152.
Table 27 Examples of Potential Federal Grant
Funding Sources for NVCAP Improvements,
152.
Table 28 Summary of Major District-Based Value
Capture Tools, 154.
Table 29 Infrastructure Improvements and
Applicable Funding Sources in the NVCAP,
156.
Table 30 Implementation Actions in the NVCAP, 158
Table 31 Implementation Actions in the NVCAP
(Continued), 160
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Figure 1 Photograph of architect Mike Lyzwa holding a model of a proposed building at the intersection of
Page Mill Road and Park Boulevard, circa 1984.
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The North Ventura Coordinated Area Plan
(NVCAP) represents a rare opportunity within
the City of Palo Alto to plan proactively for a
transit-oriented, mixed-use, mixed-income,
and walkable neighborhood. The NVCAP sets
forth a vision that:
• Honors the storied history and unique character of the North
Ventura neighborhood;
• Understands the needs of current residents and puts forward
near-term solutions to current challenges;
• Establishes a long-term framework for desired growth so that
more people can call North Ventura home; and
• Invests in community infrastructure to support an equitable,
resilient, and sustainable Palo Alto.
Executive Summary
NVCAP is aligned with the goals and policies embedded in the
adopted City of Palo Alto 2030 Comprehensive Plan, addressing
the eight major themes: Building Community and Neighborhoods;
Maintaining and Enhancing Community Character; Reducing
Reliance on the Automobile; Meeting Housing Supply Challenges;
Protecting and Sustaining the Natural Environment; Keeping Palo
Alto Prepared for Future Natural and Human-Caused Hazards;
Meeting Residential and Commercial Needs; and Providing
Responsive Governance and Regional Leadership.
Finally, this is a vision shaped by the Palo Alto community. This
Plan would not be possible without the guidance of stakeholders,
decision-makers, residents, and other community members, who
graciously volunteered their time as members of the Working
Group to thoughtfully consider the challenges and opportunities of
the Plan.
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Plan Organization
The plan document is organized
as follows:
Introduction provides an overview of the NVCAP
physical and regulatory context. The Plan is
shaped by the project goals and objectives,
adopted and in-progress City plans and policies,
recently enacted regional and state laws, and the
comprehensive community planning process.
The Vision provides an overview of the vision
for the future of NVCAP built and natural
environment. This includes urban design
frameworks that calibrate the optimal mix of
uses; support a multi-modal mobility framework
within the neighborhood and how it connects
to the rest of the city and the region; foster
a regenerative and ecological framework to
support the health of humans and wildlife while
supporting the implementation of City’s Climate
Action Plan; and the neighborhood’s context-
specific urban form.
Design Standards and Guidelines (Public
Realm, Streets, Parks, Buildings) include
requirements that govern the construction
and modification of horizontal and vertical
development, standards are quantifiable,
whereas guidelines are qualitative requirements.
Implementation outlines the necessary steps to
fulfill the vision of the Plan, including funding and
financing strategies, infrastructure improvements,
and capital investments.
Appendix contains information for reference
used to generate the NVCAP including existing
site conditions, market studies, and infrastructure
analysis.
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Figure 2 Photograph of the Cannery monitor roof supergraphic on the former Fry’s site, 2022
Credit: Perkins&Will
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1.1 The Context
1.2 The Plan Area
1.3 The Project Goals
1.4 The Project Objectives
1.5 Citywide Planning
1.6 Regional and Statewide Planning
1.7 The Community Process
Introduction
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Figure 3 Bird’s eye photograph of the NVCAP Plan
Area circa 1957.
Matadero Creek Sutter Packing Plant
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Sutter Packing Plant
Park Boulevard
El Camino Real
Southern Pacific Railroad
Stanford Industrial Park
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1.0
The Context
The purpose of the NVCAP is to capture the City’s vision for the North
Ventura neighborhood into a regulatory document that will guide
the future development of the 60-acre Plan Area, including land use,
development standards, and design guidelines
This planning effort was initiated by Palo Alto
Comprehensive Plan Program L-4.10, which states
the following,
Prepare a Coordinated Area Plan
for the North Ventura area and
surrounding California Avenue area.
The Plan should describe a vision for
the future of the North Ventura area as
a walkable neighborhood with multi-
family housing, ground-floor retail, a
public park, creek improvements, and
an interconnected street grid. It should
guide the development of the California
Avenue area as a well-designed mixed-
use district with diverse land uses and a
network of pedestrian-oriented streets.
The NVCAP aligns with the Comprehensive Plan
policy, however, the Plan Area focuses solely on
the North Ventura neighborhood.
On November 6, 2017, the City Council adopted
Resolution 9717, authorizing the filing of an
application to the Metropolitan Transportation
Commission for a Priority Development Area
Grant for the North Ventura Coordinated Area
Plan. The Council expressed local support and
commitment of necessary matching funds and
assurance of the completion of the project.
City Policies
Comprehensive Plan Policy 1.7: Use
coordinated area plan to guide
development
Comprehensive Plan (Program
L-4.10.1): Prepare a coordinated area
plan for the North Ventura area and
surrounding California Avenue area.
On November 6, 2017, the City Council
adopted a Resolution expressing
local support and commitment for the
preparation of the NVCAP.
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The Region
The Bay Area is expected to be home to an
additional 1.4 million households by 2050. It
is essential that housing, transportation, and
other types of land use ning work together – as
part of a regional growth framework – create
an equitable, prosperous future for all Bay Area
communities and make the best use of available
resources. Priority Development Areas (PDA) are
a key piece of the Bay Area’s regional growth
framework.
Approximately 70% of the Plan Area is located
within the California Avenue PDA, which was
selected as a PDA based on excellent access to
transit, the proximity of the existing California
Avenue Business District, and the availability of
underutilized parcels of land.
Figure 4 Priority Development Areas (PDA)
in the Bay Area
Palo Alto Growth Projections
Additionally, the City of Palo Alto is growing.
According to the City’s Housing Element Update,
the total population is projected to grow to
82,835 people by 2030 and 86,510 people by
2040.
Historically, the number of new homes built in
the Bay Area has not kept pace with demand,
resulting in longer commutes, increasing prices,
and exacerbating issues of displacement and
homelessness. The number of new homes in Palo
Alto increased 3.8 percent from 2010 to 2020,
which is below the growth rate for Santa Clara
County and below the growth rate of the region’s
housing stock during this time period. At the
same time, Palo Alto’s population increased 6
percent.
Table 1 Historical Population and Growth
in Palo Alto, 1980 - 2040
Sources: U.S. Census 1980, 1990, 2000, 2010, California Department of Finance 2021
and ABAG Plan Bay Area 2040 Projections
* Projections
Year Population Numerical
Change
Percent
Change
1980 55,225 741 1%
1990 55,900 675 1%
2000 58,598 2,698 5%
2010 64,403 5,805 10%
2020 68,145 3,254 6%
2030*82,835*15,178*22%*
2040*86,510*3,675*4%*
California Avenue PDA
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The Plan Area
The NVCAP Plan Area is approximately 60 acres, roughly bounded by
Oregon Expressway / Page Mill Road to the north, El Camino Real to
the west, Lambert Avenue to the south, and the Caltrain rail corridor to
the east. Nearby neighborhoods include the Evergreen neighborhood
to the west, the Midtown neighborhood to the north, and Barron Park
to the south.
1.1
Proximity to City Destinations
The Plan Area is within walking and biking
distance to several key destinations, including:
•The California Avenue Caltrain Station, which is
within a half mile of the Plan Area, and walking
access to the station is primarily along Park
Boulevard, a designated Bike Boulevard,
•El Camino Real, which is a regional commercial
and retail corridor, but has limited opportunities
for pedestrians and bicyclists to cross Page Mill
Road safely.
•California Avenue, which is a regional retail
attraction and social destination for the
peninsula.
•Stanford University, one of the premier higher-
education institutions in the world
•Stanford Research Park. A University affiliated
employment center, which, along with California
Avenue accounts for almost 40% of the City’s
employment distribution.
•Signature Palo Alto open spaces such as Sarah
Wallis Park, Boulware Park, and J. Bowden Park.
Plan Area Notable Sites
Notable sites within the Plan Area include the
Matadero Creek Channel and the buildings
associated with the Cannery.
The portion of the Matadero Creek running
through the Plan Area is contained with a concrete
trapezoidal channel, which was built in 1990 from
El Camino Real to the Caltrain Tracks.
Figure 5 The Matadero Creek Channel is currently a
constrained concrete trapezoidal channel.
Figure 6 The former Cannery building is 12.5 acres
and located at the heart of the NVCAP.
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Cloudera Galactic HQ
The Cannery
Matadero Creek Channel
California Avenue Caltrain Station
Boulware Park
Park Plaza Apartments
Cannery Office Building
Figure 7 Existing Conditions of the NVCAP Plan Area
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Project Boundary
Caltrain Station
Bus Stops
Traffic Signals
Existing Sidewalks
Major External Connections
Surface Parking
Parks
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Land Use and Zoning
The North Ventura neighborhood is already
made up of a mix of multi-family and single-
family residential, office, service, and retail.
Service commercial uses are concentrated
along El Camino Real, Lambert Avenue, and
the southern segment of Portage Avenue.
Additionally, office uses are located primarily
along Page Mill Road and Park Boulevard,
the most notable anchors being the Cloudera
Galactic Headquarters at 395 Page Mill Road
and the newly constructed 3045 Park Boulevard.
Several smaller companies such as Blue Sky
Outdoors and EarnIn are currently located in the
historic Cannery building.
About 70% of units in North Ventura are single-
family detached homes, most built before 1950.
Single-family homes occupy about 10 percent
of the Plan Area and are generally found along
Pepper Avenue and Olive Avenue. The Park Plaza
Apartments is the most notable multi-family
residential development within the Plan Area,
situated at the corner of Park Boulevard and
Page Mill Road.
1.1
Table 2 Existing Zoning Designations
Zoning Map
Designation District Name
R-1 Single-family residence district
RM-30 Medium density multiple-family residence district
CS Service commercial district
ROLM Research, office and limited manufacturing district
GM General manufacturing district
CN Neighborhood commercial
GM General manufacturing
PC Planned community district
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Figure 8 Existing Zoning Districts of the NVCAP
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PC: Planned Community
RM-30: Multiple-Family Residential
R-1: Single Family Residential
CS: Service Commercial
ROLM: Industrial/Manufacturing
CN: Neighborhood Commercial
GM - General Manufacturing
Project Boundary
Historic Building
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Recent and Pipeline Development
The Plan Area is experiencing significant change
and new investment in mixed-use development.
This includes the following development:
Completed
425 Page Mill Road: a three-story mixed use
building with one level of underground parking.
The project includes Class-A office space, ground
floor retail, and 16 apartments.
3045 Park Boulevard: a two-story shell
commercial building with underground parking.
Under Construction
3225 El Camino Real: the project consists of two
distinct mixed-use buildings. The first building is 4
stories with ground floor retail and apartments/
condos on the upper floors. The second
building is 2 stories with ground floor retail and
office on the upper floor. The project includes
underground and podium parking.
3265 El Camino Real: a three-story mixed-use
building with commercial space on the ground
floor and residential on the upper floors.
1.1
Figure 9 Photographs of recent development
Figure 10 Renderings of development under construction
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The 340 Portage Avenue
Development Agreement
In parallel to the NVCAP planning process, a
development agreement for the combined 14.65-
acre parcel at the 340 Portage site also known
as the Fry’s site has been underway with the City.
The proposed development agreement includes
the following:
•Demolition of a portion of the Cannery building
to develop 74 ownership townhouses.
•Adaptive reuse of the historic portion of the
Cannery to include research & development
(R&D) and 2,600 square feet of retail.
•The Ash Building will remain office space.
•The 3250 Park Boulevard (Audi Building) will go
from auto repair service to R&D space.
•The developer will construct one level garage
for R&D and retail parking needs on the existing
surface parking lot.
•Dedication of 2.25 acres for parkland.
•Dedication of one (1) acre for affordable
housing.
•Contribution of $5 million for future park
improvements and contributions to the City’s
affordable housing fund.
•Development of a Transportation Demand
Management (TDM) program for the R&D and
office uses.
It is not the intent of the development agreement
to replace the NVCAP goals and objectives. The
development agreement and development
proposal are considered as a pipeline project
being processed prior to the adoption of the
NVCAP. Every attempt to ensure compatibility
with the NVCAP goals, objectives and preferred
plan were made.
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Spotlight:
The Palo Alto Cannery
At the heart of the NVCAP is the 12.5-
acre 340 Portage Avenue property.
What appears to be one large
building on the parcel is composed
of approximately ten buildings that
were constructed at various times
between 1918 and 1949. The building
is surrounded by a narrow parking lot
to the north and a larger parking lot
to the south bounded by Matadero
Creek. The rectangular former cannery
building features walls that are
concrete, corrugated metal or wood
siding, with a variety of roof shapes.
Some of the most distinctive features
include the monitor roofs, capped with
composition shingles and clad with
corrugated metal, wood clerestory
ribbon windows and wire glass
skylights.
Historic Resource Evaluation 340 Portage Avenue Draft Palo Alto, California
April 11, 2019 - 31 - Page & Turnbull, Inc.
Figure 73: 1941 aerial photograph of the Sutter Packing Company. Subject property outlined in
orange. Office building outlined in blue. Source: Fairchild Aerial Surveys, Flight C-7065, Frame 92,
Collection of UC Santa Barbara. Edited by Page & Turnbull.
Figure 72. Sutter Packing Plant, 1940. Source: Palo Alto Historical Association.
Historic Resource Evaluation 340 Portage Avenue
Draft Palo Alto, California
April 11, 2019 - 13 - Page & Turnbull, Inc.
Figure 23. The loading platform or cooling
porch converted into a patio with replacement
aluminum frame garage door window. View
northeast.
Figure 24. Rooftop parapet and small gabled
roof in middle section of northwest façade.
View northeast.
Figure 25. Gabled addition attached to the
southernmost monitor roof of 340 Portage
Avenue. View northeast.
Figure 26. Close-up of the gabled and flat-
roofed additions. View northeast.
Figure 27. A portion of the concrete loading
platform or cooling porch with its shed awning
and wood post-and-beam supports in the
middle section of the northwest façade. View
northeast.
Figure 28. Outlines of shallow gabled roofs are
visible along the concrete platform. View
southeast.
Figure 11 1941 aerial photograph of the Sutter Packing
Company. Source: Fairchild Aerial Surveys, Flight
C-7065, Frame 92, Collection of UC Santa Barbara.
Edited by Page & Turnbull.
Figure 12 Gabled addition attached to the southernmost
monitor roof of 340 Portage Avenue. View
northeast. Source: Page & Turnbull
1.1
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Historic Resource Evaluation 340 Portage Avenue
Draft Palo Alto, California
April 11, 2019 - 31 - Page & Turnbull, Inc.
Figure 73: 1941 aerial photograph of the Sutter Packing Company. Subject property outlined in
orange. Office building outlined in blue. Source: Fairchild Aerial Surveys, Flight C-7065, Frame 92,
Collection of UC Santa Barbara. Edited by Page & Turnbull.
Figure 72. Sutter Packing Plant, 1940. Source: Palo Alto Historical Association.
Historic Resource Evaluation 340 Portage Avenue Draft Palo Alto, California
April 11, 2019 - 38 - Page & Turnbull, Inc.
1972 Bemiss & Jason Corp, shipping, receiving, paper products manufacturing 300 Portage Avenue 1962 Tubes & Cores Inc, paper products 1976 Ceilcote Company Inc, distribution office 303 Portage Avenue 1961-1965 Advance Transformer Co 1961-1976 James R W Packaging, packing, crating, and shipping 340 Portage Avenue 1985 Basket Galleria, Inc. ca. 1990-Present Fry’s Electronics 370 Portage Avenue 2002-2004 Lyncean Technologies
380 Portage Avenue
2006 Danger, Inc.
2016 – Present: Playground Global, technology
Select Owner and Occupant Biographies
The following biographies have been researched for longer-term owners and occupants.
Thomas Foon Chew (1887-1931) and the Bayside Canning Company (1918-1936)
Thomas Foon Chew was born in
China around 1887, likely in the
Loong Kai District of Guangdong
Province, and became one of the
richest and most influential Chinese-
Americans in California. His father,
Sai Yen Chew, emigrated to San
Francisco when Thomas was a child,
where he founded a small canning
operation, Precinta Canning, around
1890. According to family members,
Chew brought his son, Thomas,
from China to San Francisco
sometime around 1897, where he
gained his first introduction to the
canning business. Precinta Canning
was located near Broadway and
Sansome in San Francisco’s old Chinatown. The small cannery was equipped with a single 40-
Figure 76: Thomas Foon Chew with two foremen at his
canning plant in Alviso. Source: Our Town of Palo Alto.
https://ourtownofpaloalto.wordpress.com/2016/12/30/histor
y-of-mayfields-chinatown/
On the parcel is a one-story, wood
frame office building on Ash Street
located to the south of the former
cannery building. The building appears
to have been initially built as a
dormitory for the cannery employees
sometime between 1918 and 1925 and
was moved to its current location in
1940. The building features a front-
gabled roof, wraparound porch with a
shed roof, and wood lap siding.
Historic Resource Evaluation 340 Portage Avenue Draft Palo Alto, California
April 11, 2019 - 20 - Page & Turnbull, Inc.
Figure 57. A portion of the southwest façade of
the former office building. View northeast.
Figure 58. The rear portion of the southwest
façade of the former office building. View
northwest.
SURROUNDING NEIGHBORHOOD
The subject property is located in the Ventura neighborhood, which is surrounded by the Evergreen
Park, St. Claire Gardens, Charleston Meadow, Barron Park, Neal, and College Terrace
neighborhoods in Palo Alto. The immediate surroundings of the subject property consist of office
and commercial buildings, several of which appear to have been influenced by the industrial
architecture of the property at 340 Portage Avenue, and parking lots associated with these properties
(Figure 59 to Figure 62). Single-family residential buildings along Olive Avenue border the subject
property to the west (Figure 63).
Figure 59. A neighboring property on Park
Boulevard to the east of Matadero Creek. View
southeast.
Figure 60. An office building at 3101 Park
Boulevard. View northeast.
The former cannery site was initially
developed in April 1918, by Thomas
Foon Chew, the owner of Bayside
Canning Company or affectionately
known in the press at the time as “the
asparagus king”. This was intended
to be Mr. Chew’s second cannery; the
first cannery was built nearby in Alviso,
California. The Palo Alto cannery
was strategically located alongside a
railroad spur of the Southern Pacific
Railroad’s Los Gatos branch, which
facilitated shipments, and Matadero
Creek for a ready water supply.
The cannery was expanded over
the next several decades. The site
operated as the Bay Side Cannery and
then as the Sutter Packing Company in
1929. The cannery continued to grow
through World War II and was closed
in 1949.
Although the building has undergone
some exterior alterations throughout
the expansion, aerial photos show
that from 1965, the building continues
to have the same shape and general
form as now. Following the closure of
the cannery, the site has been occupied
by an anchor retailer Maximart and
other retail and office uses. The next
significant and largest tenant, Fry’s
Electronics, continued to occupy the
site until the end of 2019.
Figure 13 A portion of the southwest facade of the former
office building. Source: Page & Turnbull
Figure 14 Thomas Foon Chew with two foremen at his canning
plant in Alviso. Source: Our Town of Palo Alto.
Figure 15 Sutter Packing Plant, 1940. Source: Palo Alto
Historical Association
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Project Goals
On March 5th, 2018, the City Council approved the following goals to
guide the NVCAP. A project goal refers to the desired outcome of a
project. The following goals are high-level statements that provide an
overall context for the aims and accomplishments of the project.
Housing and Land Use
Add to the City’s supply of multi-family housing,
including market rate, affordable, “missing
middle” and senior housing in a walkable, mixed-
use, transit-accessible neighborhood, with retail
and commercial services, open space, and
possibly arts and entertainment uses.
Transit, Pedestrian, and Bicycle Connections
Create and enhance well-defined connections
to transit, pedestrian, and bicycle facilities,
including connections to the Caltrain Station,
Park Boulevard, and El Camino Real.
Connected Street Grid
Create a connected street grid, filling in sidewalk
gaps and street connections to California Avenue,
the Caltrain Station, and El Camino Real where
appropriate.
Community Facilities and Infrastructure
Carefully align and integrate development of
new community facilities and infrastructure
with private development, recognizing both the
community’s needs and that such investments
can increase the cost of housing.
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Balance of Community Interests
Balance community-wide objectives with the
interests of neighborhood residents and minimize
displacement of existing residents.
Urban Design, Design Guidelines, and
Neighborhood Fabric
Develop human-scale urban design strategies,
and design guidelines that strengthen
and support the neighborhood fabric. Infill
development will respect the scale and character
of the surrounding residential neighborhood.
Sustainability and the Environment
Protect and enhance the environment, while
addressing the principles of sustainability.
Figure 16 (left) An illustrative example of low-cost buffered bike lanes and intersection improvements.
Figure 17 (top) Building 0 in San Francisco, CA, an example of mixed-income multi-family apartments next
to a public park.
Throughout the document, applicable
project goals are included in insets.
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Project Objectives
On March 5th, 2018, the City Council approved the following objectives
to guide the NVCAP. Project objectives describe the optimal process
and set the goalposts for a successful plan. Project objectives are
measurable and achievable.
Data-Driven Approach
Employ a data-driven approach that considers
community desires, market conditions and
forecasts, financial feasibility, existing uses and
development patterns, development capacity,
traffic and travel patterns, historic/cultural and
natural resources, need for community facilities
(e.g., schools), and other relevant data to inform
plan policies.
Comprehensive User-Friendly Document and
Implementation
Create a comprehensive but user-friendly
document that identifies the distribution,
location and extent of land uses, planning
policies, development regulations, and design
guidelines to enable development and needed
infrastructure investments in the project area.
Guide and Strategy for Staff and Decision
Makers
Provide a guide and strategy for staff and
decision-makers to bridge the gap between the
goals and policies of the Comprehensive Plan
and individual development projects in order to
streamline future land use and transportation
decisions.
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Meaningful Community Engagement
Enable a process with meaningful opportunities
for community engagement, within the defined
timeline, and an outcome (the coordinated area
plan document) that reflects the community’s
priorities.
Economic Feasibility
A determination of the economic and fiscal
feasibility of the plan with specific analysis
of marketplace factors and incentives and
disincentives, as well as a cost-benefit analysis of
public infrastructure investments and projected
economic benefits to the City and community.
Environmental
A plan that is protective of public health and a
process that complies with the requirements of
the California Environmental Quality Act.
Figure 18 (left) A breakout discussion during the NVCAP working group meeting,
Figure 19 (top) Documenting feedback during a working group design charrette
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Citywide Planning
The standards and guidelines in this document are informed and in
conformance with the following foundational city plans and policies.
2030 Comprehensive Plan
The City adopted the 2030 Comprehensive Plan
in November 2017, which is the primary tool
for guiding preservation and development in
Palo Alto. The Plan reflects community values
and provides a collective vision that guides
preservation, growth, and change. The Plan
Area is a part of the California Avenue Multi-
Neighborhood Center. A multi-neighborhood
center is defined as retail shopping centers or
districts that serves more than one neighborhood
with a diverse mix of uses, including retail, service,
office, and residential. Program L4.10.1 directs staff
to prepare a coordinated area plan for the North
Ventura area and surrounding California Avenue
area. The plan should describe a vision for the
future of the North Ventura area as a walkable
neighborhood with multi-family housing, ground-
floor retail, a public park, creek improvements,
and an interconnected street grid. It should guide
the development of the California Avenue area
as a well-designed mixed-use district with diverse
land uses and a network of pedestrian-oriented
streets.
Bicycle and Pedestrian Transportation Plan
The City adopted the Bicycle and Pedestrian
Transportation Plan in July 2012, which
strategically guides public and private
investments in non-motorized transportation
facilities and related programs. The plan
identifies several streets within the Plan Area as
critical bicycle streets, including Portage Avenue
as an enhanced bikeway as part of the Bay to
Ridge Trail and Park Boulevard as a major north-
south Bicycle Boulevard.
Housing Element 2023-2031
The Housing Element update, one of the
State-mandated components of the City’s
Comprehensive Plan, represents the City of Palo
Alto’s sixth Housing Element and plans for the
years 2023 through 2031. In total, approximately
6,700 housing units are needed to accommodate
the 2023-2031 growth for all income groups as
part of the Regional Housing Needs Allocation
(RHNA) process. The Plan Area includes 15
properties identified by the Housing Element as
opportunity sites that could help the City meet its
housing needs (unit yield of 348).
Palo Alto Municipal Code, Chapter 19.10:
Coordinated Area Plans
This chapter establishes the procedures for
the preparation of coordinated area plans.
The chapter’s sections outline the purpose of a
CAP, the procedures needed to be performed
throughout the planning process, the contents
of the plan document, and the requirements for
permitting and development once the CAP has
been adopted.
Palo Alto Municipal Code, Chapter 18.32:
Affordable Housing Incentive Program
The affordable housing incentive program is
intended to promote the development of 100%
affordable rental housing projects located within
one-half mile of a major transit stop or one-
quarter mile of a high-quality transit corridor.
Due to the Plan Area’s proximity to transit
and everyday needs, the NVCAP is a strong
candidate to support the City’s goal of adding
more affordable housing units to support a wider
range of incomes.
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Palo Alto Municipal Code, Chapter 18.24:
Contextual Design Criteria and Objective
Design Standards
To comply with California’s recently adopted
legislation (Senate Bill (SB) 35 and SB 330) to
address the housing shortage within the state,
Palo Alto adopted objective design standards
to review new multi-family and mixed-use
residential housing projects. The development
standards and design guidelines included in
the coordinated area plan are intended to
be complementary to the objective design
standards.
Parks, Trails, Natural Open Space, and
Recreation Master Plan
Adopted in September 2017, the Parks Master
Plan presents the vision for the future of Palo
Alto’s parks, trails, natural open space, and
recreation system. The plan identifies the entire
Plan Area as an urban canopy target area,
emphasizing the need for new green streets
and parks. Additionally, Policy 1.B.10 states the
following, ‘develop a creek walk along Matadero
Creek that links parks and creates open
space and a habitat corridor’. Finally, the plan
designates Portage Avenue and Park Boulevard
as ‘Pollinator Pathways,’ which are intended
to provide connectivity for natural systems
through the integration of green stormwater
infrastructure. The future public park and the
renaturalization of the creek can serve as an
integral component of the City’s larger regional
habitat connection concept, connecting people
and wildlife from the foothills to the Baylands.
Urban Forest Master Plan
Adopted in February 2019, the Urban Forest
Master Plan establishes long-term management
goals and strategies to foster a sustainable
urban forest in Palo Alto. The urban forest
includes street trees, park trees, forested
parklands, and trees in many private ownership
settings. NVCAP is aligned with the master plan’s
goals and policies including:
•Goal 1: A well-developed contiguous, healthy,
and ecologically resilient citywide urban forest;
and
•Goal 2: Re-generated native woodland and
riparian landscapes as the key ecological
basis of the urban forest with a focus on native
species and habitat.
Green Stormwater Infrastructure Plan
Completed in 2019, the Green Stormwater
Infrastructure (GSI) Plan provides a guidance
framework to integrate GSI measures into the
City’s urban landscape to properly manage
and treat stormwater at its source, decreasing
water quality impacts to local creeks, the
Baylands, and the San Francisco Bay. Integration
of GSI measures is critical for the Plan Area to
address the current lack of open spaces, and
high amount of imperviousness. Chapter 4 of
the Green Stormwater Infrastructure Plan (GSI)
specifies in the Developed Project Location
Prioritization Criteria, that projects located within
one of the key development areas should receive
a higher priority than projects located outside
one of these areas.
Public Art Master Plan
Completed in November 2016, the mission of
the plan is to ensure that new public art reflects
Palo Alto’s people, diverse neighborhoods, the
innovative and global character of its businesses
and academic institutions, and the beauty of
its natural environment. Several of the plan’s
objectives are applicable to NVCAP including:
•Objective 1: Locate art in unexpected places,
such as alleys to provide an element of surprise
and whimsy to everyday life.
•Objective 2: Integrate impactful, permanently-
sited public art projects in business areas.
•Objective 3: Install public art in neighborhoods
for residents to enjoy on a daily basis.
•Objective 4: Use art to promote environmental
stewardship and sustainability. Create
partnerships with Environmental Services and
local regional agencies to integrate public art
into environmental projects.
•Objective 5: Commission artists or artist/design
teams to create specific public art plans for
areas of Palo Alto where development is taking
place.
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Relationship Between the
NVCAP and Other City Plans and
Ordinances
The NVCAP implements the City of Palo Alto
Comprehensive Plan and provides more detailed
programs and policies for the specifically
defined NVCAP. These policies and programs are
consistent with those found in the Comprehensive
Plan but address the unique characteristics of
NVCAP.
The NVCAP provides the zoning for the area,
supplementing Title 18 Zoning of the Palo Alto
Municipal Code (PAMC). In the case of a conflict
between the CAP and the PAMC, the CAP
prevails. References to the PAMC are to the PAMC
as amended from time to time, unless otherwise
noted.
Regulatory Compliance
The Plan was prepared in accordance with CEQA,
and any state applicable law. The NVCAP guides
all development within the Plan Area and will
require amendments to the Zoning Ordinance
to ensure consistency and to implement
the development regulations and land uses
established in this CAP. The CAP is adopted under
the authority of the City’s Zoning Ordinance,
which designates Coordinated Area Plans as
a tool to guide land use and development
consistent with the Comprehensive Plan.
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Regional and Statewide
Planning
Approximately 70% of the Plan Area is located within the California
Avenue PDA, which was selected based on excellent access to transit,
the proximity of the existing California Avenue Business District, and
the availability of underutilized parcels of land. Therefore, NVCAP is
subject to both regional and state legislation, developed and adopted
to ensure new development within PDAs are supporting compact,
equitable transit-oriented communities.
Transit-Oriented Communities (TOC) Policy
Metropolitan Transportation Commission’s (MTC’s)
regional Transit-Oriented Communities (TOC)
policy update seeks to support the region’s transit
investments by creating communities around
transit stations and along transit corridors that
not only support transit ridership, but that are
places where Bay Area residents of all abilities,
and income levels, and racial and ethnic
backgrounds can live, work and access services,
such as education, childcare, and healthcare. The
TOC policies would apply to PDAs that are served
by fixed-guideway transit such as the California
Avenue Station (Caltrain). PDAs that comply with
these TOC policies are eligible for grant funding
administered by the MTC. Jurisdictions adopting
these policies would be required to implement
the following:
•New Residential Development: a minimum
density of 50 units/net acre or higher and an
allowable maximum density of 75 units/net acre
or higher.
•New Commercial Office Development: a
minimum density of 2 Floor Area Ratio (FAR) or
higher and an allowable maximum density of 4
FAR or higher.
•Parking Management Requirements: no
minimum parking requirement allowed.
At the time of plan adoption, the City has not
adopted the TOC policy.
Assembly Bill 2097 (AB2097)
The California State Legislature passed, and the
Governor signed, Assembly Bill (AB) 2097 that
eliminates minimum parking requirements for all
uses/development, (except hotels) within a half-
mile of public transit. This bill affects all properties
within the NVCAP. The new requirements went
into effect on January 1, 2023, ahead of the
adoption of the NVCAP.
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The Community Process
The NVCAP was informed by a multi-year planning process, which
prioritized a robust and authentic community process, and invited
a diversity of voices from both city departmental agencies and
community stakeholders to shape the future of the Plan Area.
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Figure 20 A worksession during the NVCAP working group meeting
Over the course of the planning process, City staff
and consultants conducted extensive community
outreach, providing numerous opportunities
for public engagement and meaningful input.
Stakeholders, decision-makers, residents, and
other community members have volunteered
their time to thoughtfully consider the challenges
and opportunities afforded by this project and
contribute to the evolving plan ideas.
As part of the planning process, three draft
alternatives were developed for the NVCAP. The
draft alternatives take into account feedback
provided by: (1) the NVCAP Working Group, (2)
feedback from community members provided
at community workshops, (3) analyses and
information provided by the City’s consultant
team to City staff and leadership. City Council
deliberated and selected a preferred scenario.
This community process led to the development
of the draft plan including the vision and design
framework included in Chapter 2.
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2
The City of Palo Alto conducted:
Spotlight:
Community
Workshops
17
NVCAP Working
Group Meetings
2
Online Surveys
6
Stakeholder Group
Meetings
Meetings with
Decision-Makers
City Council
Historic Resources Board (HRB)
Parks and Recreation
Commission (PRC)
Planning and Transportation
Commission (PTC)
Architectural Review Board
(ARB)
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The NVCAP Working Group
Consistent with PAMC 19.10.030 and to ensure
significant and meaningful community
engagement, the City Council appointed a
14-member Working Group (WG). The WG was
made up of 14 individuals and two alternates.
The group’s composition represented a diversity
of interests and expertise, including homeowners
and renters, people of different ages and cultural
backgrounds. The WG included:
•Residents (rents and property owners) living
within the Plan Area boundaries or the greater
North Ventura neighborhood.
•Business owners and local employees working
or owning a business within the Plan Area
boundaries or nearby (mix of small and larger
businesses).
•Property owners (large and small properties).
•City residents with expertise in urban design,
housing development, environmental planning,
transportation, or land economics.
•Planning and Transportation Commission (PTC)
member.
•Architectural Review Board (ARB) member.
•Parks and Recreation Commission member.
Over the course of 17 meetings held from 2018 to
2020, the WG reviewed and provided feedback
on existing conditions, planning alternatives, and
other information related to the planning area.
The WG created a vision statement for the Plan
Area which is summarized below:
‘The Working Group envisions the Plan
Area to replicate a European square
with open plaza, colorful public art,
beautiful landscaping with green open
spaces and lots of public amenities such
as benches, trails, and bike paths. The
building designs should fit well within the
existing context, between three and six
stories, interconnected with pedestrian
and bicycle paths. The bustling plaza
should have lots of local-serving retail
uses such as cafes, small local markets,
and theaters, which encourage lively
foot traffic. The Plan Area also should
provide diverse housing opportunities,
with minimum intrusion from automobile
traffic.’
City Department Partnerships
The planning process was informed by
representatives from the City of Palo Alto to
ensure the plan was aligned with foundational
city plans, projects, and programs. The
departments represented include Planning &
Development, Transportation, Public Works,
Utilities, and Community Services.
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Figure 21 A sketch session and report back during the NVCAP
working group meeting
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The Community Workshops
Two community workshops were held to share
ideas, respond to study results, and weigh in on
the vision and emerging policies of the plan. The
first community workshop was held in February
2019. The community feedback helped to frame
the basis of the proposed draft plans. The
City hosted the second community workshop
on February 27, 2020. The workshop solicited
input on the three draft plan alternatives and
endeavored to identify community priorities on
various topics.
Community Surveys
Staff prepared two online community surveys
(April 2020 and October 2020) to solicit input
from the members of the community. The surveys
aimed to reach community members unable to
attend the workshops. An online questionnaire
on the draft alternatives was created by staff
to solicit input from the community at-large in
October 2020. About 30 community members
responded. The majority of the participants
preferred Alternative 3, supporting higher
residential densities and heights, allowing small
office footprints. There was general agreement
on the proposed transportation improvements,
and parks and open space proposals. Opinions
varied over preservation of the cannery building.
Some preferred removal of old cannery building
for better and efficient use of the existing space,
while others supported partial retention.
Project Website
To augment the community engagement
efforts, the city hosted a robust project website
that served as the primary online portal for
community engagement. It included information
on project updates, upcoming events, updated
summaries of workshops and staff reports.
Public Noticing / Mailing List
Notices of all public hearings and WG meetings
were published in accordance with the
regulations set forth by the Palo Alto Municipal
Code and City regulations. Additionally, an
extensive emailing list consisting of over 430
interested community members has been
developed and maintained by City staff and
is used for disseminating information to all
interested individuals.
Stakeholder Group Meetings
Stakeholder groups including property owners,
commercial tenants, area residents, Palo Alto
Unified School District and affinity groups/
advocates (affordable housing representatives,
bicycle groups, environmental representatives,
etc.) were identified early in the NVCAP process
and their input was gathered through a series
of six meetings. Staff also presented to the
Palo Alto Unified School District Committee on
December 2018, on February 20, 2020, and on
October 15, 2020. Palo Alto Unified School District
Board Members indicated an interest to site a
new school to serve new families conceived in
the draft alternatives. The City is supportive of
working together to understand student yield
from proposed typologies and suitable sites.
During the development and public review of
alternatives, City staff have continued discussions
with stakeholders, such as property owners and
affordable housing advocates to gather their
feedback on evolving policy ideas and aspects of
the alternatives.
Decision Maker Meetings
Since the initiation of the NVCAP planning
work in October 2018, City staff have provided
several updates to the following boards: City
Council, Historic Resources Board (HRB), Parks
and Recreation Commission (PRC), Planning
and Transportation Commission (PTC), and the
Architectural Review Board (ARB).
Figure 22 A presentation during a community workshop
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The Vision
2
2.1 Preferred
2.2 Land Use
2.3 Ground Floor Edges
2.4 Mobility
2.5 Ecology and Sustainability
2.6 Urban Form
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The North Ventura Coordinated Area Preferred
Plan endorsed by Palo Alto City Council sets forth
a flexible, aspirational vision to guide growth and
investment to support a transit oriented, mixed-use,
mixed-income, and walkable neighborhood.
The vision frameworks described in the following pages illustrates the
desired physical form delivered incrementally over time which:
•Honors the storied history and
unique character of the North
Ventura neighborhood;
•Understands the needs of current
residents and puts forward
near-term solutions to current
challenges;
•Establishes a long-term framework
for desired growth so more people
can call North Ventura home; and
•Invests in community infrastructure
to support an equitable, resilient,
and sustainable Palo Alto.
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2.1
Preferred Plan
Figure 23 The NVCAP Preferred Plan
SEAMLESS CONNECTION
TO CALTRAIN
ENERGY EFFICIENT
BUILDINGS
RESPECTING EXISTING
SINGLE FAMILY HOMES
ENHANCED MULTI-MODAL
INTERSECTIONS
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GREEN STORMWATER
INFRASTRUCTURE PEDESTRIAN AND BICYCLE
FRIENDLY STREETS
ENHANCED
URBAN FOREST
COMMUNITY
OPEN SPACE
CELEBRATING
HISTORY
NATURALIZED
MATADERO CREEK
ECOLOGICAL CORRIDORS
AND HABITAT STREET-ACTIVATING
BUILDINGS
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HOUSING OPTIONS
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2.2
Land Use
Development Potential
by Land Use
NVCAP aims to achieve the following targets for
these land uses within the Plan Area:
•Allow up to 530 new dwelling units;
•2.25 acres of public open space;
•16,600 square feet of commercial development
including existing and new local retail and
professional services; and
Table 3 Existing and Future Development Potential by Land Use
Land Use Existing Future
Residential
(units)
142 units 672 units
Parks (acres)0 acres 2.25 acres
Office (sq.ft.)744,000 sq.ft.466,000 sq.ft.
Retail (sq.ft.)111,200 sq.ft.103,700 sq.ft.
Figure 24 NVCAP Land Use Framework
Legend
Medium Density Mixed-Use
Active Ground Floor Required
High Density Mixed-Use
Low Density Mixed-Use
Retail Required
Low Density Residential
High Density Residential
Medium Density Residential
Project Boundary
Open Space
Public Facilites Area*
*Exact acreage and dimensions for the public
park and affordable housing site within the public
facilities area will be determined at a later date.
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2.2
Residential
The NVCAP land use framework is principally
focused on supporting a variety of housing
options and price points to support Palo Alto
residents at different stages of life. Residential
density will depend on its location within
the Plan Area. For example, mixed use mid-
rise development will be encouraged along
commercial corridors whereas townhomes will
be encouraged adjacent to existing residential
development.
The land use designations listed below are
calibrated for a wide range of multi-family
housing typologies:
High-Density Mixed Use
The high-density mixed-use designation is
located along the southern segment of El Camino
Real. The designation is intended to support 5
to 6 story mid-rise apartment buildings. This
designation requires active uses for ground floor
frontages with retail requirements at specific
nodes along El Camino Real, to support its role as
a regional commercial corridor. The designation
requires that upper stories be residential.
Medium-Density Mixed Use
The medium-density mixed-use designation is
located on the northern segment of El Camino
Real and Page Mill Road. The designation
is intended to support 4 to 5 story mid-rise
apartment buildings. This designation requires
active uses for ground floor frontages with retail
requirements at specific nodes along El Camino
Real, to support its role as a regional commercial
corridor. The designation requires that upper
stories be residential.
Project Goals
Housing and Land Use
Add to the City’s supply of multi-
family housing, including market rate,
affordable, “missing middle,” and senior
housing in a walkable, mixed-use, transit-
accessible neighborhood, with retail and
commercial services, open space, and
possibly arts and entertainment uses.
Balance of Community Interests
Balance community-wide objectives
with the interests of neighborhood
residents and minimize displacement of
existing residents.
Figure 25 Example of High-Density
Mixed Use in Palo Alto
Figure 26 Example of Medium-Density
Mixed Use in Palo Alto
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Low-Density Mixed Use
The low-density mixed-use designation serves
as a transition between the high-density mixed-
use area and the low-density residential areas
located in the interior of the Plan Area. The
designation area is also located along Ash
Street and Lambert Avenue, to support mid-
to-low-rise multi-family development near the
proposed public park. Active ground floor uses
are encouraged but not required. Residential is
required on the upper floors.
High-Density Residential
The high-density residential designation is
located in areas such as the 395 Page Mill surface
parking lot to support the long-term goal of
supporting additional affordable housing in the
Plan Area. The designation requires that both the
ground floor and upper floors are residential use.
Limited retail may be permitted.
Medium-Density Residential
The medium-density residential designation is
located at the 340 Portage site to support the
long-term goal of supporting additional housing
in the Plan Area. The designation requires that
both the ground floor and upper floors are
residential use. Limited retail may be permitted
The designation is intended to support a mix of
townhouses and mid-rise apartments. Allowable
heights are calibrated to support sensitive
structures such as the Cannery building.
Figure 27 Example of Low-Density
Mixed Use in Palo Alto
Figure 28 Example of High Density
Residential in Palo Alto
Figure 29 Example of Medium Density
Residential in Palo Alto
Low-Density Residential
The low-density residential designation is
calibrated to both facilitate new housing
development while also being sensitive to existing
single-family neighborhood fabric, located
along Pepper Avenue and Olive Avenue. This
area of existing single-family homes has been
designated as an area of stability and will not
experience a significant degree of change.
Figure 30 Example of Low Density
Residential in Palo Alto
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2.2
Figure 31 The Cloudera Galactic
HQ is located at 395
Page Mill Road
Land Use
Classification
Anticipated
Density (DU/AC)
Maximum
Height (FT)FAR Active Use
Requirements
Allowed Zoning
Districts
High-Density
Mixed Use
61-100 55*3.0:1 Required NV-MX3
Medium-Density
Mixed-Use
31-70 45*2.0:1 Required NV-MX2
Low-Density
Mixed Use
3-17 35*0.5:1 Encouraged NV-MX1
High Density
Residential
61-100 55*3.0:1 None NV-R4
NV-PF
Medium Density
Residential
16-30 36*1.5:1 None NV-R3
Low Density
Residential
1 or 2 units/lot 30 0.45:1 None NV-R2
NV-R1
Public Facilities
and Open Space
n/a n/a n/a n/a NV-PF
Table 4 Proposed Land Use, FAR, and Active Use Requirements
Affordable Housing
To bolster the City’s affordable housing program,
new residential projects across the Plan Area
would require 20% inclusionary below market
rate (BMR) for-sale townhouses, 15% inclusionary
BMR for-sale condominiums and rental projects.
In accordance with the Palo Alto Municipal
Code (PAMC), in-lieu fees may be paid in certain
circumstances.
Proposed 100% below-market-rate (BMR)
projects in the NVCAP are eligible for an
additional height bonus through either the State
Density Bonus or the City’s Housing Incentive
Program.
* 100% Affordable Housing is eligible for an additional 33 feet.
Open Space
This land use designation is located in the
southeastern corner of the Plan Area. This will
include the proposed 2.25 acre public open
space as well as the re-naturalization of the
Matadero Creek between Park Boulevard and
Lambert Avenue.
Existing Uses
Existing land uses are permitted to remain in
place and continue operations. Existing buildings
or land uses which become nonconforming
as a result of the new zoning and land use
classifications are governed by the provisions
in the Zoning Code regarding nonconforming
buildings and uses. Certain limits are established
for repairs, additions, restoration, expansion, and
occupancy after an extended vacancy.
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2.3
Ground Floor
Edges
The street level is the most
important interface between a
building and the public realm. Each
development should define and
animate the street level, exploring
active uses, transparency, and
engaging design.
Figure 32 NVCAP Ground Floor
Edges Framework
Required Retail Edge
Office Edge
Required Active Edge
Encouraged Active Edge
Residential Edge
Project Boundary
Legend
For design standards and guidelines, go to:
Chapter 5: Buildings
REQUIRED
RETAIL EDGE
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REQUIRED
RETAIL EDGE
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2.3
Active Uses
To create a pedestrian-friendly environment and
visual interest on the ground floors of buildings,
new development within the high-density and
low-density mixed-use designations will provide
active uses on frontages facing a public right-of-
way, greenway, or park, to the degree feasible.
Retail or retail-like uses are required at specific
frontages facing El Camino Real and encouraged
along Park Boulevard. By requiring ground floor
commercial uses at select nodes along prominent
corridors, NVCAP is supporting the ability for
residents to walk to everyday services and
subsequently reduce the number of cars on the
road.
Active uses include but are not limited to the
following:
•Neighborhood-serving retail which provides
goods and services that people would
frequently use to take care of their personal and
household needs. Examples include grocery
stores, drug stores, restaurants, dry cleaners, hair
salons, etc.
•Professional Offices with regular customers such
as dentists that are 5,000 sq. ft. or less.
•Public Uses including a community room and
daycare.
•Building lobbies.
•Spaces accessory to residential uses, such as
fitness rooms, workspaces, leasing offices,
shared kitchens, and mail rooms.
•Building frontage for mechanical equipment,
transformer doors, parking garage entrances,
exit stairs, and other facilities necessary to the
operation of the building are excluded from this
requirement.
Figure 33 Building lobbies and other accessory spaces to
residential uses are considered active uses.
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Retail Frontage
Where ground floor retail is required within the
Plan Area, an urban edge should be created to
foster healthy street life. This includes storefronts
with tall floor to ceiling heights to foster visibility
and transparency for homegrown businesses.
Traditional retail such as food and beverage
establishments are a subset of active uses.
Residential Frontage
Residential stoops, porches, patios, terraces,
and frontage courts create a social edge to a
neighborhood street. When set back by a small
distance and vertically above the sidewalk grade,
they can also ensure privacy at a comfortable
social distance for a residential unit.
Figure 34 Neighborhood-serving retail along major
boulevards like El Camino Real.
Figure 35 Residential stoops should be set back and elevated
to provide privacy for residents.
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2.4
Mobility
The envisioned mobility framework
for the NVCAP will provide an array
of high-quality mobility options
on safe, low-stress, and visually
interesting streets.
Pedestrian and bicycle facilities will be designed
for people of all ages and abilities, and accessible
paths to transit will include wayfinding signage
and other amenities. Streets and intersections
will be designed to prioritize local circulation and
access and to encourage low vehicle speeds. The
planned improvements will be fully integrated into
the surrounding neighborhoods to ensure seamless
connections for all users.
Figure 36 NVCAP Mobility Framework
Major Intersection
Improvements
Minor Intersection
Improvements
Bus Stops
Traffic Signals
Priority Streets
Secondary Streets
Tertiary Streets
Private Connection
First Mile / Last Mile Connections
California Avenue
Caltrain
Pedestrian and Bicycle Streets
Project Boundary
Potential Location for Mobility Hub
Park Trail
For design standards and guidelines, go to:
Chapter 3: Public Realm
Chapter 4: Streets
Legend
Vehicular Movement
Woonerf
Vehicular Street on Private Property
Surface Parking
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2.4
Pedestrian Realm
A well-designed, integrated pedestrian network
is a vital component of the NVCAP. The mobility
framework prioritizes a fully connected, ADA-
accessible sidewalk network throughout the
neighborhood. Wide, tree-lined sidewalks will
foster a people-first environment, where all ages
and abilities can move safely and conveniently
throughout the neighborhood.
Portage Avenue, Park Boulevard, and Olive
Avenue will become priority walking routes to the
California Avenue Caltrain Station and the bus
stops along El Camino Real to ensure convenient
alternatives to driving.
In addition to established public sidewalks, the
Plan envisions publicly accessible private paths to
bridge existing gaps.
Project Goals
Transit, Pedestrian, and Bicycle Connections
Create and enhance well-defined
connections to transit, pedestrian, and
bicycle facilities, including connections to
the Caltrain Station, Park Boulevard, and
El Camino Real.
Connected Street Grid
Create a connected street grid, filling in
sidewalk gaps and street connections to
California Avenue, the Caltrain Station,
and El Camino Real where appropriate.
Community Facilities and Infrastructure
Carefully align and integrate development
of new community facilities and
infrastructure with private development,
recognizing both the community’s needs
and that such investments can increase
the cost of housing.
Figure 37 NVCAP Pedestrian Network
Publicly accessible shared path on private
property
Pedestrian path
Woonerf
External pedestrian connections
Project Boundary
Legend
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Spotlight:
The Portage Avenue Woonerf
Central to the vision for a re-imagined North
Ventura neighborhood is a shared street, or
“woonerf,” along Portage Avenue.
Woonerf (“street for living”) is a Dutch term
for an integrated, common space shared by
pedestrians, bicyclists, and low-speed motor
vehicles. They typically have no curbs or
sidewalks, and vehicles are slowed by trees,
planters, parking areas, and other traffic
calming devices in the street. In addition to
becoming a great space for walking and
bicycling, the Portage Avenue woonerf can
provide a placemaking space for community
gatherings, events, retail, and other flexible
uses.
Figure 38 View of the Bell Street Woonerf in Seattle, Washington
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Bike Network
The NVCAP will feature a high-quality, “low-
stress” bikeway network that will be comfortable
for people of all ages and abilities to use. The
proposed network will be integrated into the
citywide network to ensure safe, convenient
connections to the adjacent neighborhoods. This
will be achieved by selecting bicycle facilities that
prioritize safety and comfort based on vehicle
speeds and volumes, and with intersections
that have appropriate bike-specific crossing
treatments and traffic control. Wayfinding
signage and ample bicycle parking are also
integral elements of the network. The bicycle
network will support a range of users, including
the future integration of scooters, e-bikes, and
other micromobility devices.
The low-stress bike network will include
separated bicycle lanes on busier streets, bicycle
boulevards on calmer neighborhood streets,
and well-designed intersections throughout the
project Plan.
Shared-Use Paths are off-street, two-way
bikeways physically separated from motor vehicle
traffic and used by people bicycling, walking, and
other non-motorized users.
Separated Bike Lanes are dedicated bikeways
that combine the user experience of a multi-
use path but are located on a street. They
are physically distinct from the sidewalk and
separated from motor vehicle traffic by physical
objects such as parked vehicles, a curb, green
stormwater infrastructure, or posts.
2.4
Buffered Bike Lanes provide dedicated on-street
space for bicyclists delineated with a designated
buffer space separating the bicycle lane from the
adjacent motor vehicle travel lane.
Bicycle Boulevards are streets with low vehicle
volumes and speeds, designated and designed
to prioritize bicyclists. Bicycle boulevards use
signs, pavement markings, and speed and
volume management measures to discourage
vehicle cut-through trips and include safe,
convenient bicycle crossings of busy arterials.
Figure 39 Bike Facility Degree of Separation
Gateway Intersections
The intersections surrounding the Plan Area will
be enhanced to improve access, safety, and
connectivity to adjacent neighborhoods. This is
particularly important for pedestrian and bicycle
safety, as the current intersections’ designs largely
prioritize vehicular speed and access. New design
guidance and signal technology advancements
offer options for improved intersection
interactions between people walking, biking,
and driving. In particular, intersections on the
bicycle network with a high potential for conflicts
between bicycles and vehicles must be designed
thoughtfully.
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Street From To Bike Facility
El Camino Real Page Mill Road Lambert Avenue Separated and/or Buffered
Bike Lane along segment
Ash Street
Page Mill Road Olive Avenue Shared Use Path
Portage Avenue Lambert Avenue Bicycle Boulevard
Park Boulevard Page Mill Road Lambert Avenue Buffered Bike Lanes
Page Mill Road El Camino Real Park Boulevard Separated or Buffered Bike
Lanes
Olive Avenue El Camino Real Park Boulevard Bicycle Boulevard with Wide
Sidewalks
Portage Avenue
El Camino Real Ash Street Shared Use Path or Bicycle
Boulevard
Ash Street Park Boulevard Woonerf or Shared Use Path
Figure 40 NVCAP Bike Network Framework
Table 5 Bicycle Facility Classifications
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Bike Lane
Publicly Accessible
Shared Paths on
Private Property
Woonerf
Bike Boulevard
External Bike
Connections
Project Boundary
Legend Shared Paths
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2.4
Transit
The success of transit is strongly dependent
upon the level of convenience that is offered
to the patron. Currently, the North Ventura
neighborhood contains two transit stops: a mid-
block stop located at El Camino Real and Portage
Avenue and a far-side stop located at El Camino
Real and Page Mill Road. The mobility framework
focuses on designing intuitive, accessible, and
safe routes to transit through priority pedestrian
and bike streets, wayfinding signage to navigate
to Caltrain, enhanced bus stop amenities for
passengers, and a mobility hub along Portage
Avenue.
Vehicles Circulation and Parking
The mobility framework serves the needs of
existing and future development with vehicle
and parking strategies aimed to prioritize local
circulation and access, encourage low speeds,
and determine right-sized parking capacity.
To support local access and mitigate cut-through
traffic, the Plan proposes to convert Ash Street
from Page Mill Road to Olive Avenue into a one-
way southbound street. Olive Avenue from Ash
Street to El Camino Real will remain a two-way
street.
Vehicular traffic on the woonerf on Portage
Avenue is permitted but should be discouraged.
Vehicle circulation in this area will be primarily
for access to buildings located on the woonerf.
Acacia Avenue from Ash Street to Park Boulevard
will be a private aisle for accessing residential
frontage on Acacia Avenue for parking and
unloading.
In compliance with AB-2097, no parking
minimums are to be set as the neighborhood
is near a Caltrain Station. However, there
will also be no parking maximums, allowing
the neighborhood to follow a market-based
regulatory approach. No new surface parking
is proposed, and new parking supply should be
implemented on the ground or basement levels
of new buildings. Where new buildings are not
proposed, existing surface parking spaces are
to remain to support remaining commercial
offices. Street parking is to remain in front of
single-family homes on Pepper Avenue and Olive
Avenue, with no new street parking proposed
along new developments. Street parking near
intersections should be restricted to ensure
large vehicles and emergency vehicles are
able to safely make turns. To support the new
ground-floor retail and active use frontage in
new buildings, short-term parking should be
implemented on the ground or basement levels
of the new developments.
Transportation Demand
Management (TDM) Strategies
TDM strategies can be effective at encouraging
fewer trips made by single-occupancy vehicles
(SOV). An effective TDM Plan ensures that
alternative modes of transportation, such as
walking, bicycling, public transit, or other forms
of shared mobility, are made available to site
occupants and nearby community members.
TDM enhancements have additional benefits
beyond reducing SOV trips, including:
•Improving the environment by reducing traffic
congestion and air quality impacts produced by
new development.
•Improving transportation circulation and safety
conditions for community members
•Quality of life enhancements that improve the
public realm.
Major Intersection
Improvements
Minor Intersection
Improvements
Traffic Signals
Project Boundary
Vehicular Movement
Vehicular Street on Private Property
Surface Parking
Vehicular Street
Legend
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Spotlight:
Mobility Hub
Mobility hubs are places in a community that
bring together public transit, bike share, car
share and other sustainable transportation
modes. The MTC Mobility Hub Program has
identified the North Ventura neighborhood
as a candidate for a mobility hub. This
neighborhood’s proximity to the proposed
public park, the California Avenue Caltrain
Station, and bus stops on El Camino Real
provides important connections to regional
transit and micromobility pathways. The
neighborhood mobility hub is proposed at the
intersection of Portage Avenue and El Camino
Real. This location is ideal given its proximity
to varying active frontage uses as well as the
proposed woonerf. Proposed amenities could
include:
• Transit shelters and waiting areas.
• Bicycle parking facilities.
• Shared mobility (bike share, scooter share,
etc.) access points.
• Electric vehicle (EV) charging infrastructure.
• Designated parking for car share services.
• Real-time travel information signage and
interactive displays.
• Area maps and bulletins promoting local
amenities and events.
• Monitoring systems to measure ridership,
mobility, security, and public life metrics.
• Digital and physical wayfinding tools.
Figure 41 NVCAP Vehicle and Parking Framework
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2.5
Ecology and
Sustainability
NVCAP’s ecological framework
takes direct inspiration from the
City’s Sustainability and Climate
Action Plan, putting forward
design strategies that collectively
expands the definition of
sustainability.
This framework goes beyond mitigation,
adaptation, and resilience, but grounded in
regeneration – identifying opportunities for
renewal, restoration, carbon sequestration, and
growth of the natural environment.
The future streets, parks, natural areas, and
buildings will restore and enhance habitat
and pollinator pathways, flood protection and
stormwater management, cleaner air and
cleaner water, and healthier habitats for current
and future generations.
Figure 42 NVCAP Ecology and Sustainability Framework
For design standards and guidelines, go to:
Chapter 3: Public Realm
Chapter 4: Streets
Chapter 5: Parks
Chapter 6: Buildings
GREEN
ROOFS
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Figure 42 NVCAP Ecology and Sustainability Framework
GREEN STORMWATER
INFRASTRUCTURE
ENHANCED
URBAN FOREST
ENERGY EFFICIENT
BUILDINGS
COMMUNITY
OPEN SPACE
CELEBRATING
HISTORY
NATURALIZED
MATADERO CREEK
ECOLOGICAL CORRIDORS
AND HABITAT
POLLINATOR
PATHWAYS TH
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2.5
Public Park
Located in the southeast corner of the Plan Area,
NVCAP proposes to transform a 2-acre surface
parking lot into a new 2.25 acre public park.
The proposed naturalization of Matadero Creek
between Park Boulevard and Lambert Avenue
serves as the organizing framework for the park’s
design and neighborhood destination, inviting
Palo Alto residents, employees, and visitors to
enjoy access to recreational activities, habitat,
and inclusive community programming. Shared
multi-use pathways weave through the Park,
providing access to the Creek and seamless
connections to the citywide pedestrian and
bicycle network, ensuring that the park is a
beloved city asset that can be enjoyed by the
entire community.
The primary entrance to the park is along the
new Portage Avenue woonerf directly across
from the historic Palo Alto Cannery, creating an
iconic activity node. The curbless design of the
proposed Portage Avenue woonerf supports a
natural extension of the park to the renovated
Cannery building.
Project Goals
Sustainability and the Environment
Protect and enhance the environment,
while addressing the principles of
sustainability.
Community Facilities and Infrastructure
Carefully align and integrate development
of new community facilities and
infrastructure with private development,
recognizing both the community’s needs
and that such investments can increase
the cost of housing.
Figure 43 A conceptual design for the future public park
SAFE CONNECTION
TO BOULWARE PARK
COMMUNITY
GARDENS
MULTI-USE
OPEN SPACE
ACTIVE ZONES
OBSERVATION DECK
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Matadero Creek
NVCAP proposes to re-naturalize a section of
the Matadero Creek, removing the existing
U-shaped concrete channel and replacing it
with a widened, natural channel. The goals
of a renaturalization project are to provide
community benefits, re-establish riparian
ecosystem habitat, and avoid adverse impacts
on hydraulic performance and flood risks. The
NVCAP Preferred Plan1 supports a widened
natural corridor with an area available
for riparian plantings, creative landscape
architecture design, and increased recreation
access. This concept includes replacing the
Lambert Avenue bridge with a longer span and
widening the creek channel from approximately
30 feet wide to 100 feet wide.
1. City of Palo Alto Council Meeting, January 10, 2022
https://www.cityofpaloalto.org/files/assets/public/
agendas-minutes-reports/agendas-minutes/city-coun-
cil-agendas-minutes/2022/20220110/20220110p-
ccsm-linked-updated.pdf
Green Stormwater Infrastructure
As an integral part of the Plan Area’s ecological
and sustainability framework, the public realm
consists of a coordinated network of multi-
functional landscapes that effectively manage
stormwater, create pollinator pathways, mitigate
the urban heat island effect, and create usable
public spaces for all to enjoy.
Figure 44 An example of a restored creek in San Luis Obispo, CA.
Figure 45 An example of green stormwater infrastructure
integrated with street furnishings.
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2.6
Urban Form
NVCAP’s Urban Form framework
champions the design of buildings
that are respectful neighbors,
human-scaled, and embrace
the street. New development
will respond to the surrounding
context such as building up to
El Camino Real while creating
a gentle transition to quieter
residential portions of the
neighborhood.
Figure 46 NVCAP Urban Form Framework
55’
45’
30’ / 35’ / 36’
Open Space
Project Boundary
Priority Corridors
Maximum Development Potential
Building Height Stepdowns
Area of Stability
For design standards and guidelines, go to:
Chapter 6: Buildings
Legend
STEP DOWN TO
SINGLE FAMILY HOMES
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Figure 46 NVCAP Urban Form Framework
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RESPECT THE CANNERY
MAXIMIZE HEIGHT ALONG
MAJOR CORRIDORS
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2.6
Allowable Heights
Allowable building heights establish a consistent,
urban character; protect access to sunlight and
views, and appropriately frame the public realm.
Allowable heights are calibrated to enable taller
buildings along major corridors while requiring
lower heights to respect single family houses and
the roof datum of notable structures such as the
340 Portage Cannery building.
Setbacks
Building setbacks create a transitional zone
between the building face and the sidewalk,
where active uses can spill out or residential users
can experience public life at a comfortable social
distance. Additionally, rear and side setbacks
are utilized to ensure the necessary buffering
between new development and existing single-
family residential and high-value habitat areas.
Project Goals
Urban Design, Design Guidelines, and Neighborhood Fabric
Develop human-scale urban design
strategies, and design guidelines that
strengthen and support the neighborhood
fabric. Infill development will respect the
scale and character of the surrounding
residential neighborhood.
Design for living
― Residential
Figure 47 Internal streets have height allowances that
are conducive with missing middle housing like
townhomes.For more information on setback
requirements design standards and
guidelines, go to:
Chapter 4: Streets
Chapter 6: Buildings
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Figure 48 Urban form design standards requires setbacks and stepbacks
for new development that is adjacent to single family zoning.
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3.1 The Sidewalk Zone
3.2 Traffic Lanes and Intersections
3.3 Green Stormwater Infrastructure
3.4 Paving
3.5 Exterior Lighting
3.6 Wayfinding
3.7 Public Art
The Public Realm
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The public realm is a connective tissue of streets, parks,
plazas, and natural spaces that weaves throughout the
neighborhood, serving as an organizing framework for
future development while fostering inclusive, experience-
rich spaces for the entire Palo Alto community.
Building on the 2030 Comprehensive
Plan’s Urban Design Vision, the Plan
Area’s public realm will ‘serve as centers
for public life with gathering places,
bicycle and pedestrian access, safety-
enhancing night-time lighting and clear
visual access, and, in some cases, small-
scale retail uses such as cafes.’
The standards and guidelines layout
a planned, intentional, well-designed
public realm network that works in
unison to achieve multiple goals:
•Aesthetically pleasing, context-
appropriate streets that enhance
residents’ quality of life and Palo Alto’s
reputation as ‘a gracious residential
community.’
•A comprehensive multi-modal
network that provides equitable
access to clean, safe, and reliable
mobility options and seamlessly
connects to the larger citywide
transportation network.
•Open spaces that blend people
places with green stormwater
infrastructure to provide new social
gathering outdoor rooms while
showcasing climate-positive design.
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3.1
The Sidewalk Zone
The Sidewalk Zone is described in Palo Alto
Municipal Code, Chapter 18.24 – Contextual
Design Criteria and Objective Design Standards,
which delineates the sidewalk zone into three
distinct zones: Frontage, Sidewalk, and Street.
Definitions:
Frontage: a zone along building frontages for
active edge uses such as seating, signage, and
merchandising. Frontage zone treatments can
include private setbacks to widen the sidewalk as
necessary.
Sidewalk: a zone that includes both the
pedestrian clear zone and the landscape/
furniture zone. The pedestrian clear zone is
an unobstructed accessible path of travel for
pedestrians. The landscape/furniture zone
accommodates elements such as trees, lighting,
furnishing, and green stormwater infrastructure.
Street: a zone that includes the non-vehicle
travel lane portion of the roadway such as on-
street parking, bus stops, and parklets.
Standards:
The following standards are in accordance with
Palo Alto Municipal Code Section 18.24.020:
3.1.1 Sidewalk Width
Where site conditions allow, public sidewalks shall
have a minimum of at least 12 feet. This can be
met with a combination of the pedestrian clear
zone and the landscape/furniture zone, provided
the pedestrian clear path shall be no less than
eight (8) feet.
Publicly accessible private sidewalks or walkways,
with landscape strips, connecting through a
development parcel shall have a minimum of six
(6) feet.
Project Goal
Community Facilities and Infrastructure
Carefully align and integrate
development of new community
facilities and infrastructure with private
development, recognizing both the
community’s needs and that such
investments can increase the cost of
housing.
3.1.2 Sidewalk Zone Features
All improved streets shall allow the following
features within the sidewalk zone:
•Pedestrian Clear
•Landscape and Furniture
•Street Trees, Green Stormwater
Infrastructure, and Plantings
•Street Lighting
•Seating
•Bike Parking
•Public Art
•Outdoor Dining
•Bus Shelters
•Utilities
3.1.3 Street Zone Features
All improved streets shall allow the following
features within the street zone:
•On Street Parking
•Bike Lanes
•Drop-Off Zones
•Parklets
•Bus Stops
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3.1.4 Frontage Zone Features
All new development with a ground floor
commercial use shall allow the following features
within the frontage zone:
•Sidewalk Dining
•Outdoor Displays
•Public Art
•Seating
•Trees / Plantings
•Green Stormwater Infrastructure
All new development with a ground floor
residential use shall allow the following features
within the frontage zone:
•Stoops
•Porches
•Front Yards
•Trees and Plantings
•Green Stormwater Infrastructure
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Frontage
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Sidewalk Zone
Street
Zone
Figure 49 The Sidewalk Zone
For more information on street
standards and guidelines, go to:
Chapter 4: Streets
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3.2
Traffic Lanes and Intersections
The neighborhood is bounded on the west and
north by two major vehicular roads: El Camino
Real, a major arterial, and Oregon Expressway,
an street designed to move higher volumes of
vehicles quickly and efficiently.
However, most streets within the Plan Area are
classified in the Comprehensive Plan as local/
collectors, designed to calm traffic and give
pedestrians priority in terms of scale and facility.
The plan is aligned with the recommendations of
the National Association of City Transportation
Officials (NACTO) which states that narrower lane
widths such as 10 feet are appropriate in urban
areas and have a positive impact on street safety
without impacting traffic operations.
Definitions:
Traffic Lanes: Within the public right-of-way and
outside of the sidewalk zones are the traffic lanes.
According to 10.04.180 of the Palo Alto Municipal
Code, a “Traffic Lane means that portion of any
roadway, either marked or unmarked, being not
less than eight and one-half feet in width.” The
traffic lanes are intended to support safe and
efficient vehicular traffic.
Standards:
3.2.1 Local Street Traffic Lane Width
All vehicle traffic lanes on local streets shall have
a width of 10 feet.
3.2.2 California Fire Code
All roadway configurations shall comply with the
California Fire Code. This includes the following:
•Roadway widths shall accommodate
aerial fire apparatus set up at strategic
locations for buildings over 27 feet tall.
• Walkable pathways shall be a
minimum of 16 feet wide and support
fire apparatus weights if vehicle traffic
circulation is being restricted.
3.2.3 Crosswalk Treatments
All crosswalk surfacing and treatments shall
follow the Americans with Disabilities Act (ADA)
specifications.
3.2.4 Intersection Enhancements
All intersection enhancements shall select from
the following toolbox:
•High visibility marked crosswalks.
•Raised crosswalks.
•Advance stop bars and yield lines.
•Daylighting to improve sightlines by
removing parking adjacent to the
intersection.
•ADA-accessible, bi-directional curb
ramps.
•Curb extensions or bulb-outs.
•Bicycle detention and markings to
indicate the position and path for
bicyclists to cross the intersection.
•Traffic signals.
•Accessible pedestrian signals at
intersections with clear markings, audio,
and braille messaging.
•Leading pedestrian intervals at
signalized intersections for pedestrians
to establish their presence in the
crosswalks before vehicles proceed.
•Green Stormwater Infrastructure
Guidelines:
3.2.5 Artful Intersections
To enhance the aesthetics and vibrancy of the
roadway, key intersections and crosswalks should
be evaluated for the inclusion of public art,
such as unique pavers, intersection murals, or
crosswalk artwork, where appropriate.
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Figure 50 Proposed improvements to El Camino Real, Hansen Way, and Portage Avenue
will support a safe, low-stress, multi-modal street environment.
High visibility
marked crosswalks
Bicycle detention
and markings
Traffic
signals
ADA curb
ramps
Accessible
pedestrian signalsADA Ramps
Bicycle Lanes
Sidewalks
Legend
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3.3
Green Stormwater Infrastructure
Project Goal
Sustainability and the Environment
Protect and enhance the environment,
while addressing the principles of
sustainability.
As an integral part of the Plan Area’s ecological
network, the public realm will consist of a
coordinated network of green stormwater
infrastructure intended to implement the
Comprehensive Plan’s vision to “provide
ecological and health benefits and a source of
beauty for residents. Palo Alto will strive for clean
air and clean water.” Inspired by natural systems,
the following standards and guidelines for
green stormwater infrastructure and the urban
forest are aimed at creating multi-functional
landscapes that:
•Effectively manage stormwater.
•Create pollinator pathways.
•De-pave unnecessary hardscaped areas to
mitigate the urban heat island effect.
•Create usable outdoor rooms which are an
extension of parks and plazas.
Definition:
Diameter at Breast Height or DBH: a standard
method of expressing the diameter of the trunk
or bole of a standing tree. DBH is one of the most
common methods to measure trees.
Green Stormwater Infrastructure: infrastructure
built into our urban environment to collect, slow,
and clean stormwater runoff through the use of
natural processes.
Species Name Common Name Diameter at Breast Height
(DBH)
Acer Macrophyllum Big Leaf Maple
11.5” or more
Calocedrus Decurrens California Incense Cedar
Quercus Agrifolia Coast Live Oak
Quercus Douglasii Blue Oak
Quercus Kelloggii California Black Oak
Quercus Lobata Valley Oak
Sequoia Sempervirens Coast Redwood 18” or more
Standards:
3.3.1 Green Stormwater Infrastructure
Green Stormwater Infrastructure shall adhere to
Palo Alto Municipal Code Chapter 16.11 Stormwater
Pollution Prevention and other stormwater
design and maintenance requirements and
specifications.
3.3.2 Protected Street Trees
Any locally native mature tree measuring 15” or
more DBH shall be protected.
Use Table 7 for locally native protected species
trees shall be protected and Table 8 for trees
exempt for protection.
Table 6 Local native protected tree species
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Species Name Common Name List Category
Alnus rhombifolia White Alder High Water Use
Alnus rubra (alnus oregona)Red Alder High Water Use
Araucaria Columnaris (A. cookii)New Caledonian Pine High Water Use
Betua spp Birch Species High Water Use
Metasequoia Glyptostroboides Dawn Redwood High Water Use
Populus Trichocarpa (P. Balsamifera)Black Cottonwood High Water Use
Populus x Canadensis Carolina Poplar High Water Use
Salix spp. Willow Species High Water Use
Acaia Dealbata Silver Wattle Invasive, Cal-IPC
Acacia Melanoxylon Blackwood Acacia Cal-IPC, PlantRight
Ailanthus Altissima Tree-of-Heaven Invasive, Cal-IPC
Cotoneaster spp.Cotoneaster Species Invasive, Cal-IPC
Crataegus Monogyna English Hawthorn Cal-IPC, Plant Right
Elauagnus Angustifolia Russian Olive Invasive, Cal-IPC
Eucalyptus Camaldulensis Red Gum Cal-IPC, PlantRight
Eucalyptus Globulus Blue Gum Cal-IPC, PlantRight
Fraxinus Uhdei Evergreen Ash Fruit
Ficus Carica Edible Fig Invasive, Cal-IPC
Ilex Aquifolium English Holly Cal-IPC, PlantRight
Melaleuca Quinquenervia Cajeput Tree State of CA
Myoporum Laetum Ngaio Tree Cal-IPC, PlantRight
Olea Europaea European Olive Cal-IPC, PlantRight
Phoenix Canariensis Canary Island Date Palm Cal-IPC, PlantRight
Populus spp.Poplar, Cottonwood Downy Fruit
Prunus Cerasifera Cherry Plum Cal-IPC, PlantRight
Robinia Pseudoacacia Black Locust Cal-IPC, PlantRight
Schinus Terebinthefolius Brazilian Pepper Invasive, Cal-IPC
Washingtonia Robusta Mexican Fan Palm Invasive, Cal-IPC
Table 7 Trees to be exempt from protection
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3.3
Standards:
3.3.3 Tree Species Selection
Property owners shall consult with the City’s
urban forestry division staff to determine the
appropriate street tree.
3.3.4 Street Tree Spacing
In accordance with Chapter 13.24.020 of the
Palo Alto Municipal Code, All street trees shall be
planted within the city easement in coordination
with existing utilities.
3.3.5 Pollinator Pathways
The adopted Palo Alto Parks, Trails, Natural
Open Space, & Recreation Master Plan identifies
Portage Avenue and Park Boulevard as Pollinator
Pathways.
Street design for these streets shall integrate
native plantings (e.g. riparian, grassland, or oak
woodland), and specific habitat plantings to
support pollinators such as hummingbirds and
butterflies.
Guidelines:
3.3.6 Tree Spacing
Sidewalks should include at least one tree for
every 30 feet of sidewalk length.
3.3.7 Double Row of Trees
Where space allows, either on private setbacks
or within the sidewalk zones, the planting of a
second row of street trees is encouraged.
3.3.8 Seasonal Interest
Select a planting palette that provides seasonal
interest, such as autumn colors. Seasonal
interest should not be prioritized over enhancing
biodiversity.
3.3.9 Tree Species Criteria
Tree species should be selected based on
a combination of their aesthetics and their
ecological performance benefits including the
following considerations:
•California native trees
•Biodiversity amongst street trees
•Drought tolerance
•Non-invasive
•Proven long-term durability
•Tolerance of urban conditions such as
compacted soils and air pollution
•Resistance to disease
•Branching structure that will provide a
shade structure
•Ability to adapt to predicted future
temperature increases related to climate
change
•Non-fruiting and free of significant seed
pods
•Wind tolerance
•Habitat value
3.3.10 Stormwater Runoff
In addition to the City of Palo Alto Municipal
Code and city-specific design and maintenance
requirements, all new Green Stormwater
Infrastructure should adhere to the Santa
Clara Valley Urban Runoff Pollution Prevention
Program’s reports and work products for
materials, precedents, and methods. The
integration of green stormwater infrastructure
when planting trees should always be
considered.
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Figure 51 Planting a double row of trees along the sidewalk and frontage zone creates connected canopy for a
pleasant pedestrian experience, improves neighborhood aesthetics, and fosters ecological corridors.
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3.4
Paving
Paving is a key component that will help define
the character, connectivity, and identity of the
North Ventura neighborhood’s varied streets and
open spaces. A hierarchy of paving materials
on streets like El Camino Real, Portage Avenue,
and Park Boulevard can help create clear
wayfinding and contributes aesthetically to the
neighborhood.
Standards:
3.4.1 City Standards
All street paving shall meet City of Palo Alto
Sidewalk Standards and be approved by the city
engineer or designate.
3.4.2 Solar Reflectance Index (SRI)
Materials that reduce the urban heat island
effect by using pavement with a Solar
Reflectance Index (SRI) of 29 or higher shall be
selected for use.
Guidelines:
3.4.3 Responsible Material Use
Paved areas should be made of sustainable
paving materials, including recycled, local,
and sustainable sourced materials. Consider
opportunities for the reuse of demolition waste
from the site.
3.4.4 Accent Paving at Intersections
Street improvement projects should install accent
paving at key intersections and raised crossings.
3.4.5 Portage Avenue Special Paving
The Portage Avenue Woonerf should incorporate
a special paving pattern. The use of contrasting,
tactile, and high-quality paving that distinguishes
the bike lanes and vehicle lanes with a curbless
street that prioritizes pedestrians, gathering and
spill-over activities is encouraged.
3.4.6 El Camino Real Special Paving
In coordination with Caltrans and VTA,
the segment of El Camino Real within the
neighborhood should incorporate a special
paving pattern that reflects its position as a
Grand Boulevard. The paving material should
extend into the private setback along active
ground floor uses to create a more comfortable
and welcoming public space for adjacent
businesses.
3.4.7 Pervious Paving for Green Stormwater
Infrastructure
Large hardscaped areas such as parking areas,
sidewalks, and driveways could utilize types of
pervious pavements to reduce ponding, recharge
groundwater, and prevent stormwater pollution.
Figure 52 Light colored pavement reduces the
urban heat island effect.
For more information on
intersections go to: Chapter 7:
Implementation
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3.5
Exterior Lighting
Adequate exterior lighting should be provided in
all dedicated open spaces and along all streets
and greenways to ensure clear wayfinding and
safe pedestrian passage. Lighting design also has
an opportunity to support habitat and mitigate
light pollution, allowing current and future
generations to be able to look up and clearly see
the night sky.
Standards:
3.5.1 City Standards
All exterior light fixtures in the right-of-way
shall meet City of Palo Alto standards and be
approved by the City.
3.5.2 Full Shielded Fixtures
All exterior light fixtures shall be fully shielded to
minimize glare, light trespass, and light pollution
throughout the neighborhood.
3.5.3 Dark Sky Compliant
Exterior light fixtures shall meet or exceed
applicable energy-efficiency standards while
adhering to recommended kelvin temperature
specified by the International Dark Sky
Association to prevent negative health impacts
on humans and wildlife.
3.5.4 Key Pedestrian Routes and Scale
Lighting shall reinforce key active transportation
streets and all lighting shall be scaled to the
pedestrian and bicycle experience.
3.5.5 Safety
Lighting shall allow facial recognition along paths
of travel. Lighting shall not create glare or “hot
spots” that would inhibit visual accessibility.
Guidelines:
3.5.6 Habitat Areas
If lighting is appropriate in the proposed public
park adjacent to the Creek and sensitive habitat
areas, light fixtures should be equipped with
motion sensors or timers to not disrupt the
circadian rhythms of wildlife.
3.5.7 Retail / Active Use Areas
Lighting along El Camino Real and Portage
should incorporate signature fixtures and a
variety of special lighting types such as catenary
string lights to reinforce an experience-rich street
life.
Figure 53 Dark sky compliant exterior light fixtures helps
mitigate light pollution and the health of both humans
and wildlife.
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3.6
Wayfinding
The design and integration of wayfinding
is an effective tool that can celebrate the
neighborhood’s history, foster a sense of place,
and support clear and predictable navigability
for residents, employees, and visitors.
Standards:
3.6.1: Caltrans Standards
Roadway signage shall comply with the
California Manual on Uniform Traffic Control
Devices (MUTCD), and California Sign
Specifications.
3.6.2: City Standards
Active Transportation signage shall adhere to
the Design Standards included in the City of Palo
Alto’s Bicycle and Pedestrian Transportation Plan.
Guidelines:
3.6.3: Shared Use Signage
Curbless streets such as Portage Avenue
Woonerf should have signage that indicates the
delineation of the right of way for pedestrians,
bicycles, and vehicles. Shared trails within the
public park should include signage indicating the
shared use area at pedestrian and bicycle eye
level.
3.6.4: Celebrate the Cannery and Other
Landmarks
Signage and wayfinding that is not required to
adhere to Caltrans and City standards should
take cues from neighborhood landmarks like
the Cannery by correlating graphically and
emulating a consistent color and material
palette.
3.6.5: Neighborhood Maps and Directional
Signage
Area-specific maps and directional signage that
highlights nearby destinations along pedestrian
pathways should be installed at major gateways
into the neighborhood.
3.6.6: Mile Markers and Educational Placards
The use of mile markers and educational and
interpretive placards can be placed along the
trails along Matadero Creek to inform visitors
about the re-naturalization process and
subsequent ecological benefits.
Figure 54 Neighborhood map and directional
signage are effective wayfinding tools for
visitors to the NVCAP.
For more information on
wayfinding go to: Chapter 7:
Implementation
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3.7
Public Art
Building on the City’s legacy of commissioning
iconic public art within urban centers like
Downtown Palo Alto and California Avenue, the
integration of new and diverse public art can
contribute significantly to the sense of place
within the neighborhood. This plan is aligned
with the City of Palo Alto’s Public Art Master Plan’s
guiding principles which state that Palo Alto’s
public art will:
•Be distributed citywide, focusing on areas where
people gather and in unexpected places that
encourage exploration;
•Represent a broad variety of artistic media and
forms of expression;
•Enhance City infrastructure, transportation
corridors, and gateways;
•Include both permanent and temporary
artworks;
•Strive for artistic excellence;
•Be maintained for people to enjoy.
Guidelines:
3.7.1 Location of Public Art
Public art should be located at major social
engagement areas such as the proposed
public park and the Cannery Building, along
transportation corridors such as El Camino Real,
Portage Avenue, and Park Boulevard, and at
major gateway moments announcing that you
are entering the neighborhood.
Figure 55 The location of public art such as Passages by Susan Zoccola
should be located at the public park, major transportation
corridors and major gateways.
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4.1 Park Boulevard
4.2 Olive Avenue
4.3 Ash Street
4.4 Acacia Avenue
4.5 Pepper Avenue
4.6 Portage Avenue
4.7 Lambert Avenue
4.8 El Camino Real
4.9 Page Mill Road
4.10 Publicly Accessible Private Streets
Streets
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Vibrant, pedestrian-oriented, and visually interesting
streets will be the setting for the future of the North
Ventura neighborhood. With generous and active
sidewalks, traffic calming devices, and low-stress bicycle
facilities, the street network will provide a variety of
options to travel safely and conveniently through the
neighborhood.
Building on the 2030 Comprehensive
Plan, the plan supports the
implementation of the transportation
chapter’s vision to,‘build and maintain a
sustainable network of safe, accessible
and efficient transportation and parking
solutions for all users and modes, while
protecting and enhancing the quality
of life in Palo Alto. Programs will include
alternative and innovate transportation
processes, and the adverse impacts of
automobile traffic on the environment
in general and residential streets in
particular will be reduced.
Streets will be safe, attractive and
designed to enhance the quality and
aesthetics of Palo Alto neighborhoods.
Palo Alto recognizes the regional
nature of its transportation system,
and will be a leader in seeking
regional transportation solutions,
prioritizing Caltrain service
improvements and railroad grade
separations.’
The following street sections are
intended to illustrate the long term
vision of the NVCAP mobility network.
The design of the new streets will be
built out over time.
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4.1
Park Boulevard
Park Boulevard is a priority north-south bicycle
and pedestrian street that connects the NVCAP
Plan Area to the California Avenue Caltrain
Station and terminates at the California Avenue
Business District. The street emphasizes multi-
modal transportation with wide pedestrian
sidewalks, bi-directional buffered bike lanes, and
a two-way flow of vehicles is maintained. Park
Boulevard is designated as a citywide pollinator
pathway, the design of the street prioritizes
a connected canopy of trees and a lush,
landscaped streetscape to support the health
and comfort of both people and wildlife.
East
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Pedestrian Clear Zone 8 Feet
Landscape / Furniture
Zone
4.5 Feet
Bicycle Facility Separated Buffered Bike Lanes
5 Feet Bike Lane
2-3 Feet Buffer
Vehicle Travel Lanes 10 Feet
One Lane in Each Direction
Parking / Loading No On-Street Parking
Frontage / Setback Western Edge: 20 Feet from
Property Line
Eastern Edge: 5 Feet from
Property Line
Building Entries New development shall provide
a primary entry or entries on Park
Boulevard.
4.1.1 Street Design
Guidelines:
4.1.2 Widen the Pedestrian Throughway
It is encouraged to extend the width of the
standard pedestrian throughway on the western
edge into the frontage zone to support a more
generous pedestrian realm.
4.1.3 Streetscape Elements
Streetscape elements should include:
•Street trees that can create a connective
canopy at full maturity
•Lighting and wayfinding that provides
a neighborhood branding/identity
opportunity
•Seating/rest areas for residents and
commuters
•Green Stormwater Infrastructure in the
setbacks, landscape/furniture zone, and
if space allows, the separated buffered
bike lane.
Standards:
Table 8 Park Boulevard Street Design
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Setback
10’2’
59’
10’5’8’20’4.5’2’5’4.5’8’5’
Clear
Walkway
Bike
Lane Drive Lane Bike
LaneDrive Lane Clear
Walkway
Tree
Bed
Tree
BedBu
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Figure 56 Typical Park Boulevard Section
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4.2
Olive Avenue
Olive Avenue is a priority east-west pedestrian
and bicycle street that creates a direct link
between the commercial activity on El Camino
Real with the multi-modal mobility on Park
Boulevard. Olive Avenue has two distinct street
designs:
Between Park Boulevard and Ash Street, the
street is configured to accommodate comfortable
sidewalks and two-way vehicle travel lanes. Due
to the low traffic volumes and speeds on Olive
Avenue, the street is designated as a bicycle
boulevard which allows cyclists to ride with traffic.
The setback on the northern edge of the street is
20 feet to protect the existing green stormwater
infrastructure along the 395 Page Mill property.
East
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Between Ash Street and El Camino Real, the
street remains a two-way street. Due to the low
traffic volumes and speeds on Olive Avenue, the
street is designated as a bicycle boulevard which
allows cyclists to ride with traffic. The on-street
parking on both sides of the street is maintained.
Pedestrian Clear Zone 8 Feet
Landscape / Furniture
Zone
Northern Edge: 3 Feet
Southern Edge: 4 Feet
Bicycle Facility Bicycle Boulevard
10 Feet
Vehicle Travel Lanes 10 Feet
1 Lane in Each Direction
Parking / Loading 2 Lanes of On-Street Parking
Frontage / Setback Northern Edge: 20 Feet (Existing
Bioswale)
Southern Edge: 12.5 Feet from
Property Line
Building Entries New development shall provide a
primary entry or entries on Olive
Avenue except for properties that
are abutting Park Boulevard or
Ash Street.
Pedestrian Clear Zone 8 Feet
Landscape / Furniture
Zone
Northern Edge: 3 Feet
Southern Edge: 4 Feet
Bicycle Facility Bicycle Boulevard
10 Feet
Vehicle Travel Lanes 10 Feet
1 Lane in Each Direction
Parking / Loading 2 Lanes of On-Street Parking
Frontage / Setback Northern Edge: 12.5 Feet from
Property Line
Southern Edge: 10 Feet from
Property Line
Building Entries New development shall provide a
primary entry or entries on Olive
Avenue except for properties that
are abutting El Camino Real or
Ash Street.
4.2.1 Street Design
Between Park Boulevard and Ash Street Between Ash Street and El Camino Real12
Standards:
Table 9 Olive Avenue Street Design
76 North Ventura Coordinated Area Plan
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59’
20’8’8’12.5’
On-Street
ParkingDrive Lane
10’
Clear
Walkway
Olive Avenue (Between Park and Ash, Looking towards East)
Drive Lane
10’
Existing Bio Retention Setback
Tree
Bed
4’8’8’
Tree
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3’
On-Street
Parking
Clear
Walkway
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8’12.5’8’10’
Clear
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Olive Avenue (Between Ash and ECR, Looking towards East)
8’
SetbackSetback
59’
8’
On-Street
ParkingDrive Lane
10’
Drive Lane
10’
Tree
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4’
Tree
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Figure 57 Typical Olive Avenue section between Park Boulevard and Ash Street
Figure 58 Typical Olive Avenue section between Ash Street and El Camino Real
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4.3
Ash Street
Ash Street is a quiet, predominately residential
street, which provides a critical north-south
connection throughout the Plan Area. A desired
pedestrian connection across Olive Avenue to
Acacia Avenue will provide seamless access
from Page Mill Road to public park, Matadero
Creek, and existing community amenities such as
Bouleware Park. Ash Street has two distinct street
designs:
Between Page Mill Road and Olive Avenue,
the street is converted from a two-way street
to a one-way southbound street. This change
prevents northbound traffic on El Camino Real
from using the neighborhood as a cut-through to
travel eastbound on Page Mill Road. The western
edge of the street features a wide shared-use
path for pedestrians and northbound cyclists.
East
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Between Olive Avenue and Lambert Avenue, the
street segment is designed with bi-directional
sidewalks and vehicle lanes. The vehicle travel
lanes are also designated as bicycle boulevards,
where cyclists share the road with vehicles.
Pedestrian Clear Zone Western Edge:
Shared Use Path: 12 Feet
Eastern Edge: 8 Feet
Landscape / Furniture
Zone
Western Edge: 5 Feet
Eastern Edge: 5 Feet
Bicycle Facility Southbound:
Bicycle Boulevard
10 Feet
Vehicle Travel Lanes 10 Feet
1 Southbound Lane
Frontage / Setback Western Edge: Maximum 5 Feet
from Property Line
Eastern Edge: Maximum 5 Feet
from Property Line
Building Entries New development shall provide
a primary entry or entries on Ash
Street except for properties that
are abutting Page Mill or Olive
Avenue.
Pedestrian Clear Zone 8 Feet
Landscape / Furniture
Zone
Western Edge: n/a
Eastern Edge: 4 Feet
Bicycle Facility Bicycle Boulevard: 10 Feet
Vehicle Travel Lanes 10 Feet
1 Lane in Each Direction
Frontage / Setback Maximum 5 Feet from Property
Line
Building Entries New development shall provide
a primary entry or entries on Ash
Street except for properties that
are abutting Portage Avenue,
Lambert Avenue or Acacia
Avenue.
4.3.1 Street Design
Between Page Mill Road and Olive Avenue Between Acacia Avenue and Lambert Avenue12
Standards:
Table 10 Ash Street Street Design
78 North Ventura Coordinated Area Plan
Item 2
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Setback
5’8’
Clear
Walkway
4’
Tree
BedSetbackSetbackSetback
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5’5’10’5’12’
Shared
Path Shared Lane
Tree
Bed
8’
Clear
Walkway
Ash Street (Between Page Mill and Olive, Looking towards North)
10’5’10’
Clear
Walkway Shared Lane Shared Lane
Ash Street (Between Olive and Lambert, Looking towards North)
5’
40’40’
Tree
Bed
8’
Setback
5’8’
Clear
Walkway
4’
Tree
BedSetbackSetbackSetback
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5’5’10’5’12’
Shared
Path Shared Lane
Tree
Bed
8’
Clear
Walkway
Ash Street(Between Page Mill and Olive, Looking towards North)
10’5’10’
Clear
Walkway Shared Lane Shared Lane
Ash Street (Between Olive and Lambert, Looking towards North)
5’
40’40’
Tree
Bed
8’
ST
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Figure 59 Typical Ash Street section between Page Mill Road and Olive Avenue
Figure 60 Typical Ash Street section between Acacia Avenue and Lambert Avenue
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4.4
Acacia Avenue
Acacia Avenue is an east-west street, primarily
serving as service street for the Plan Area. The
street extends from El Camino Real to Ash Street,
at which point it becomes a private driveway for
the 340 Portage site. The street design for the
segment between Ash Street and El Camino Real
consists of bi-directional pedestrian sidewalks
along with two-way vehicle lanes. On-street
parking is maintained on the southern edge of
the street.
East
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Pedestrian Clear Zone 8 Feet
Landscape / Furniture
Zone
Northern Edge: 4 Feet
Southern Edge: n/a
Bicycle Facility n/a
Vehicle Travel Lanes 10 Feet
1 Lane in Each Direction
Parking / Loading Southern Edge: 1 Lane of On-
Street Parking
Frontage / Setback Maximum 5 Feet from Property
Line
Building Entries New development shall provide
a primary entry or entries
on Acacia Avenue except for
properties that are abutting El
Camino Real or Park Boulevard.
4.4.1 Street Design
Standards:
Between Ash Street and El Camino Real
Table 11 Acacia Avenue Street Design
80 North Ventura Coordinated Area Plan
Item 2
ATTACHMENT A - Public
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(Without Appendices)
Packet Pg. 110
10’8’10’
Clear
Walkway Drive Lane Drive Lane
8’
Clear
Walkway
8’
On-Street
Parking
48’
Setback Setback
Tree
Bed
4’
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Acacia Street (Looking towards East)
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Figure 61 Typical Acacia Avenue Section
81
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4.5
Pepper Avenue
Pepper Avenue is a slow residential street,
extending from El Camino Real to Ash Street.
The street design supports existing residents with
wide, tree-lined sidewalks and two-way traffic
lanes. On-street parking is maintained on either
side.
East
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Pedestrian Clear Zone 8 Feet
Landscape / Furniture
Zone
Northern Edge: 5 Feet
Southern Edge: 5 Feet
Bicycle Facility n/a
Vehicle Travel Lanes 10 Feet
1 Lane in Each Direction
Parking / Loading 2 Lanes of On-Street Parking
Frontage / Setback Minimum 3.5 Feet
Maximum 12.5 Feet from Property
Line
Building Entries New development shall provide
a primary entry or entries on
Pepper Avenue except for
properties that are abutting Ash
Street.
4.5.1 Street Design
Standards:
Between Ash Street and El Camino Real
Table 12 Pepper Avenue Street Design
82 North Ventura Coordinated Area Plan
Item 2
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55’
10’4.5’8’
Clear
Walkway Drive Lane
Tree
Bed
12.5’
Setback
On-Street
Parking
Pepper Ave (Looking towards East)
5’3.5’10’4.5’8’
Clear
Walkway Drive Lane
Tree
Bed
12.5’
Setback
On-Street
Parking
5’3.5’
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Figure 62 Typical Pepper Avenue Section
83
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Packet Pg. 113
4.6
Portage Avenue
Portage Avenue is a priority east-west bicycle
and pedestrian street which becomes a critical
citywide link from Park Boulevard connecting the
California Avenue Caltrain and Business District to
the existing bicycle infrastructure on Hansen Way
to the Stanford Research Park. Portage Avenue
has two distinct street designs:
Between Park Boulevard and Ash Street is the
Portage Avenue woonerf, ‘the front door’ for
the public park and the Cannery building. The
woonerf, which will be a publicly accessible
private street is an integrated, curbless street,
shared by pedestrians, bicyclists, and low-speed
vehicles. On-street parking will be integrated
where possible to support visitors to the public
park. The street incorporates outdoor furnishings
such as trees, planters, green stormwater
infrastructure and seating to ensure this space
fosters community gatherings, events, retail,
and other flexible uses. The city may consider a
shared-use path on Portage Avenue.
East
West
No
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Between Ash Street and El Camino Real,
Portage Avenue takes on a more typical street
configuration. The street design includes two
sidewalks with a wide furnishing zone on the
northern edge of the street. Two-way traffic
lanes are retained with on-street parking on the
southern edge of the street. Due to the low traffic
volumes and speeds, this segment of Portage is
designated as a bicycle boulevard, where cyclists
share the road with vehicles.
Pedestrian Clear Zone 8 Feet
Landscape / Furniture
Zone
Northern Edge: 15 Feet
Southern Edge: 8’
Bicycle Facility Bicycle Boulevard
10 Feet
Vehicle Travel Lanes 10 Feet
Frontage / Setback Northern Edge: Maximum 5 Feet
from Property Line
Southern Edge: n/a
Building Entries New development shall provide
a primary entry or entries on
Portage Avenue except for
properties that are abutting Park
Boulevard.
Pedestrian Clear Zone 8 Feet
Landscape / Furniture
Zone
Northern Edge: 15 Feet
Southern Edge: n/a
Bicycle Facility Bicycle Boulevard
10 Feet
Vehicle Travel Lanes 10 Feet
1 Lane in Each Direction
Parking / Loading Southern Edge: 1 Lane of On-
Street Parking
Frontage / Setback Maximum 5 Feet from Property
Line
Building Entries New development shall provide a
primary entry or entries on Olive
Avenue except for properties that
are abutting El Camino Real.
4.6.1 Street Design
Standards:
Between Park Boulevard and Ash Street Between Ash Street and El Camino Real12
Table 13 Portage Avenue Street Design
84 North Ventura Coordinated Area Plan
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Setback Setback
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10’8’10’
Clear
Walkway Shared Lane Shared Lane
8’
Clear
Walkway
15’
Tree Bed
Portage Avenue (Between Ash and ECR, Looking towards East)
8’
On-Street
Parking
59’
5’5’
10’8’10’
Clear
Walkway Shared Lane Shared Lane
8’
Clear
Walkway
15’
Tree Bed /
Outdoor rooms
Portage Avenue (Between Ash and ECR, Looking towards East)
8’
Street Life /
Flower beds
59’
Setback
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Figure 63 Typical Portage Avenue section between Park Boulevard and Ash Street
Figure 64 Typical Portage Avenue section between Ash Street and El Camino Real
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4.6
Guidelines:
Streetscape elements of the Portage Avenue
woonerf include:
•A row of street trees on either side of the main
travel way to designate pedestrian priority
areas adjacent to building frontages
•Signage emphasizing the presence of
pedestrians and bicyclists
•Textured or permeable pavement designed to
slow vehicle speeds and provide stormwater
management benefits
•Pedestrian-scale lighting
•Seating areas
•Landscaping and green stormwater
infrastructure
•Design elements that highlight the community’s
vision or character
•Public art that will enhance the pedestrian
experience and reflect the community’s unique
character.
4.6.2 Streetscape Elements
86 North Ventura Coordinated Area Plan
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ST
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Figure 65 Streetscape elements like double row of trees, textured pavement, pedestrian scale lighting , and
seating encourages a low-carbon, welcoming neighborhood environment. 87
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East
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4.7
Lambert Avenue
Lambert Avenue is improved on the northern half
of the existing street to enhance the pedestrian
experience along the edge of the NVCAP site
boundary. The existing vehicular travel lane is
narrowed, and on-street parking is eliminated to
make space for a wider pedestrian thoroughfare
and generous furnishing zone for enhanced bio-
retention area and dense canopy trees.
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Setback
10’7.5’10’
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Walkway Drive LaneTree Bed
Lambert St. (Looking towards East)
27.5
3’20’
Shared Path
Planter
Bed
26’
3’
Planter
Bed
Publically Accessible Private Streets
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10’16’
Shared Path Green Setback
5’
22’
Pedestrian Clear Zone Northern Edge:
10 Feet
Landscape / Furniture
Zone
Northern Edge:
7.5 Feet
Vehicle Travel Lanes Westbound Lane
10 Feet
Frontage / Setback Northern Edge:
Maximum 5 Feet
Building Entries New development shall provide
a primary entry or entries on
Lambert Avenue except for
properties that are abutting Park
Boulevard or El Camino Real.
4.7.1 Street Design
Standards:
Between Park Boulevard and El Camino Real1
Figure 66 Typical Lambert Avenue Sidewalk Zone Section
Table 14 Lambert Avenue Sidewalk Zone Design
88 North Ventura Coordinated Area Plan
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East
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4.8
El Camino Real
El Camino Real is improved on the eastern
half of the existing street. New development is
required to setback by 5 feet in order to provide
a wider pedestrian sidewalk and furnishing
zone to support a more comfortable pedestrian
experience.
The configuration of the roadway will be
determined in coordination with Caltrans
independently of the NVCAP.
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Tree
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El Camino Real (Looking towards South)
12’
8’
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Walkway
5’
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4’
Tree
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Page Mill Rd (Looking towards West
12’
8’
Clear
Walkway
5’
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Pedestrian Clear Zone Eastern Edge: 8 Feet
Landscape / Furniture
Zone
Eastern Edge: 4 Feet
Frontage / Setback Minimum 5 Feet
Maximum 10 Feet
Building Entries New development shall provide
a primary entry or entries on El
Camino Real.
4.8.1 Street Design
Standards:
Between Page Mill Road and Lambert Avenue1
Figure 67 Typical El Camino Real Sidewalk Zone Section
Table 15 El Camino Real Sidewalk Zone Design
89
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5’
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4.9
Page Mill Road
Page Mill Road is improved on the southern half
of the existing street to enhance the pedestrian
experience along the edge of the NVCAP Plan
Area boundary. New development will provide
a wider pedestrian sidewalk and furnishing
zone to support a more comfortable pedestrian
experience. In order to provide a consistent width,
the setback for new development will vary based
on existing site conditions.
The configuration of the roadway will be
determined in coordination with Santa Clara
County.
Pedestrian Clear Zone Southern Edge:
8 Feet
Landscape / Furniture
Zone
Southern Edge:
4 Feet
Frontage / Setback Southern Edge:
Minimum 5 Feet
Building Entries New development shall provide a
primary entry or entries on Page
Mill road except for properties
that are abutting Park Boulevard
or El Camino Real.
4.9.1 Street Design
Standards:
Between Park Boulevard and El Camino Real1
Figure 68 Typical Page Mill Road Sidewalk Zone Section
Table 16 Page Mill Road Sidewalk Zone Design
90 North Ventura Coordinated Area Plan
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4.10
Publicly Accessible
Private Connections
New publicly accessible connections on private
property are intended to support greater porosity
and walkability throughout the Plan Area. These
connections can break up large ‘super-blocks’
and provide alternative routes for residents to
move through the Plan Area. These connections
include mid-block paseos in between the
Cannery building, pedestrian pathways within
the rear setback of new development along El
Camino Real, and pedestrian pathways through
the 395 Page Mill property.
Pedestrian Clear Zone Shared Use Path: 20 Feet
Landscape / Furniture
Zone
3 Feet
Vehicle Travel Lanes 26 Feet
Emergency Vehicle Access
Building Entries New development shall provide
a secondary entry or entries on
mid-block paseos.
Pedestrian Clear Zone Shared Use Path: 12 Feet
Landscape / Furniture
Zone
Rear Green Buffer : 10 Feet
Frontage / Setback Rear Setback:
Minimum 22 Feet
Building Entries New development shall provide
a secondary entry or entries on
real setback pathways.
4.10.1 Street Design
Standards:
Mid-Block Paseo Rear Setback Pathway12
Table 17 Mid-Block Paseo Design Table 18 Rear Setback Pathway Design
For more information on public
easements go to: Chapter 7:
Implementation
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Figure 69 Typical mid-block connection
section
Figure 70 Typical rear setback connection section
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5.1 Public Park
5.2 Matadero Creek
Parks and Open Space
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NVCAP’s ecological framework takes direct inspiration
from the City’s Sustainability and Climate Action Plan,
putting forward design strategies that collectively
expand the definition of sustainability beyond
mitigation, adaptation, and resilience, but grounded in
regeneration – identifying opportunities for renewal,
restoration, carbon sequestration, and growth of the
natural environment.
The future streets, parks, natural areas,
and buildings will restore and enhance
habitat and pollinator pathways, and
provide flood protection and stormwater
management, cleaner air and cleaner
water, and healthier habitats for current
and future generations.
The Ecological Framework includes the
following:
•Public Park
•Matadero Creek
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5.1
Public Park
Located in the southeast corner of the Plan
Area, the public park is a proposed 2.25-acre
public open space. The proposed naturalization
of Matadero Creek between Park Boulevard
and Lambert Avenue will serve as the
organizing framework for the park’s design and
neighborhood destination, inviting Palo Alto
residents, employees, and visitors to enjoy access
to recreational activities, habitat, and inclusive
community programming. Bounded by the
proposed Portage Avenue woonerf and Park
Boulevard, the proposed public park is seamlessly
integrated into the adopted citywide Pedestrian
and Bicycle Plan. The curbless design of the
proposed Portage Avenue woonerf supports a
natural extension of the park, directly connecting
to the restored Cannery Building.
Standards:
5.1.1 Park Acreage and Dimensions
Public park shall be located according to Figure
60.
5.1.2 Circulation
All multi-use paths shall form a continuous path
connecting all points of entry as illustrated in
Figure 60.
Programmed spaces shall connect to the Plan
Area mobility network via multi-use paths.
The multi-use paths network shall create a safe
connection across Lambert Street to Boulware
Park.
The minimum width of the multi-use path shall
be 12 feet.
5.1.3 Park Gateways
The park shall have five points of entry to
connect with the pedestrian and bike mobility
network around the park. The character of these
gateways to the park is further outlined in Figure
60.
5.1.4 Utilities
Electrical service, potable water, and sewer
supply shall be provided to accommodate
varied events such as movie nights, festivals to
serve small park structures; and along the park
trails and the Picnic Area. Refer to Chapter 7 for
additional information regarding utilities.
5.1.5 Design Approval
Once the park becomes a project, the design
of the park shall go through the typical City
review process including review by the Parks and
Recreation Commission.
Project Goals
Sustainability and the Environment
Protect and enhance the environment,
while addressing the principles of
sustainability.
Balance of Community Interests
Balance community-wide objectives with
the interests of neighborhood residents
and minimize displacement of existing
residents.
96 North Ventura Coordinated Area Plan
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Figure 71 Location of Park Gateways and Circulation Paths
Park Gateways
Access to park
SAFE CONNECTION
TO BOULWARE PARK
COMMUNITY
GARDENS
MULTI-USE
OPEN SPACE
ACTIVE ZONES
OBSERVATION DECK
Viewing shed
Legend
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Guidelines:
5.1.6 Programming
Active Park programming may include but is
not limited to a dog park, outdoor fitness area,
natural habitat area, community garden, or
amphitheater.
In addition to active programming, park design
should accommodate passive uses such as
reading and picnicking.
When siting park elements, consider types of
activity, periods of use or vacancy, availability of
sun or shade, and the differing needs of a diverse
range of visitors such as small children, adult
athletes, and dog owners.
The park should include amenities to support the
commercial environment on Portage Avenue such
as flexible seating areas, social gathering spaces,
play spaces, and public art.
Surrounded by development on more than one
side, the program elements should be designed
to be protected from wind and down-drafts
from buildings with strategic tree planting and
thoughtful siting of passive programming.
5.1.7 Native Plantings
Where possible, pollinator friendly native plants
should be incorporated.
98 North Ventura Coordinated Area Plan
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Figure 72 An example of passive park programming
Figure 73 An example of active park programming
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5.2
Matadero
Creek
The Matadero creek will be fully naturalized
between Park Boulevard and Lambert Avenue.
The flood channel is widened to a 100 feet
riparian corridor serving maximum geomorphic
form and ecological function. Leading with
resilience in mind, the design offers the creek the
capability to convey 100-year flood events.
Standards:
5.2.1 Creek Buffer
The creek section between Park Boulevard
and Lambert Avenue is buffered by a 100 feet
riparian corridor. The Matadero creek riparian
corridor shall have a naturalized buffer of 100
feet measured from the mid-point of the creek
alignment. To determine the defined parameters
for the buffer floodwalls, further City coordination
is required.
5.2.2 Circulation
The riparian corridor shall maintain public access
on both sides of the creek front and be designed
to embrace the Matadero creek as a central
feature.
Lambert Avenue bridge is replaced with a new
bridge spanning 100 feet. The bridge shall be
located as shown in Figure 63. It shall align
with the first mid-block paseo parallel to Park
Boulevard on the 340 Portage site and connect
Portage Avenue and Lambert Avenue.
5.2.3 Wind Protection
As the riparian corridor is 10 feet lower than the
surrounding terrain, it should be designed to
be protected from wind and down-drafts from
surrounding areas with strategic tree planting
and thoughtful design of the shared trail routes.
5.2.4 Ecology
Impervious surfaces shall be prohibited in the 100
foot buffer as per Figure 65.
Plant selections shall reinforce the native and
surrounding ecology and promote habitat
development.
5.2.5 Gateways
Gateways to the corridor shall be at the following
key intersections. See Figure 65.
Sloped walks, terraces, stairs, or ramps for bicycle
and pedestrian circulation shall be a key feature
at these gateways, integrated with the flood
wall designed to connect across the 10 feet
grade change between the public park and the
Matadero creek riparian corridor. This will ensure
that pedestrians and bicyclists can access both
the park and the riparian trail.
Gateway access to multi-use paths shall be
designed to be ADA accessible to traverse the 10
feet grade change from the public park to the
creek.
Project Goals
Community Facilities and Infrastructure
Carefully align and integrate development
of new community facilities and
infrastructure with private development,
recognizing both the community’s needs
and that such investments can increase
the cost of housing.
Sustainability and the Environment
Protect and enhance the environment,
while addressing the principles of
sustainability.
100 North Ventura Coordinated Area Plan
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Figure 74 The location of the Matadero Creek buffer, circulation, and gateways
100 FEET RIPARIAN
CORRIDOR
10 FEET
GRADE DROP
NATURALIZED CREEK
Riparian Corridor Gateways
NO IMPERVIOUS SURFACES
IN 100 FEET BUFFER
Shared Path
PUBLIC ACCESS
ALONG CREEK
Riparian Corridor Buffer Boundary
Legend
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Figure 75 The Matadero Creek Channel is currently a constrained concrete trapezoidal channel.
5.2.6 Floodwalls
Concrete retaining walls shall be designed to
allow for vegetation.
Refer to Chapter 7 for additional information
regarding floodwalls.
5.2.7 Utilities
Electrical service and potable water shall be
provided along the trails.
Guidelines:
5.2.8 Public Art
Gateways may integrate public art/structures
indicate major entry points, when appropriate.
5.2.9 The Matadero Creek Bridge
Observation areas should be integrated with the
design of the new bridge.
Educational placards should inform the public on
the re-naturalization of Matadero Creek.For more information on utilities,
go to:
Chapter 7: Implementation
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Figure 76 A naturalized creek has the opportunity to provide multi-use trails and habitat areas.
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6.1 Building Heights and Massing
6.2 Retail and Active Frontage
6.3 Portage Avenue Frontage
6.4 Residential Frontage
6.5 Sustainable Design
Buildings
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NVCAP’s urban form framework champions the design of
buildings that are respectful neighbors, human-scaled,
and embrace the street. New development will respond
to the surrounding context such as building up to El
Camino Real while creating a gentle transition to quieter
residential portions of the neighborhood.
This chapter provides guidance on
the desired future built form and sets
aspirations for how new buildings
will contribute to the character of the
NVCAP as it continues to be developed
incrementally over time. The key factors
that contribute to good building
architecture: building mass and bulk
appearance; pedestrian-friendly design
of the ground level, and visual interest
created by architectural articulation,
the materiality of the building, and
sustainable design. The standards and
guidelines have been organized to
address these key elements under the
following headings:
•Building Heights and Massing
•Building Frontages
•Sustainable Design
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6.1
Building
Heights and
Massing
Building form and massing have a crucial role
in forming NVCAP’s built environment as a
framework for a comfortable and exciting public
realm. Massing strategies reflected in NVCAP’s
architecture make associated building uses more
legible and well-organized. Massing regulations
such as allowable building heights and stepbacks
will support the gradual transition from taller
buildings along El Camino Real to quieter,
residential parts of the neighborhood.
Standards:
6.1.1 Building Heights
All new development shall conform to Figure 78
for maximum allowable building heights.
6.1.2 Affordable Housing Height Bonus
Through the City’s Housing Incentive Program
or the State Density Bonus, 100% below market
rate projects shall be eligible for additional bonus
height (up to 33 feet).
6.1.3 Stepdown to Single-Family Residential
Based on the development standards of a
adjacent zoning district, new development shall
stepdown to existing single family residential.
Refer to the Palo Alto Municipal Code, as setback
and stepback requirements on side or rear lot
lines shall vary based on zoning.
6.1.4 Utilities
Overhead public utilities shall be buried for
buildings with roof edge heights over 27 feet tall.
Guidelines:
6.1.5 Cannery Building Roof Datum
Any adaptive re-use projects directly adjacent to
the Cannery should match the structure’s 36 foot
roof datum.
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Figure 77 An example of a daylight plane
requirement for mixed-use development
stepping down to single family residential
neighborhoods.
106 North Ventura Coordinated Area Plan
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Figure 78 Allowable Height Map
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6.2
Retail and
Active Use
Frontage
Ground floor retail and other active uses enliven
and activate streetscapes, enhancing the
public interface between new buildings and
the sidewalk. Within the Plan Area, the highest
concentration of retail and active uses are
located along El Camino Real. These ground
floor spaces are designed to accommodate a
wide variety of commercial spaces including local
shops, cafes, maker spaces, co-working spaces,
and professional services.
The following uses qualify as active:
•Neighborhood-serving retail that provides
goods and services that people would
frequently use to take care of their personal
and household needs. Examples include
grocery stores, drug stores, eating and drinking
establishments, dry cleaners, hair salons, etc.
•Professional services with regular customers such
as dentists that are 5,000 sq. ft. or less;
•Public uses including a community room and
daycare;
•Building lobbies;
•Spaces accessory to residential uses, such as
fitness rooms, workspaces, leasing offices,
shared kitchens, mail rooms, and Class I bicycle
parking facilities with direct access to the
sidewalk or street.
•Building frontage for mechanical equipment,
transformer doors, parking garage entrances,
exit stairs, and other facilities necessary to the
operation of the building are excluded from this
requirement.
Standards:
6.2.1 El Camino Real Active Frontage
Ground floor active uses shall be required along
all new development fronting El Camino Real.
Refer to Section 2.3 for a map of ground floor
edges.
6.2.2 Ground Floor Retail Height
Ground floor retail floor to ceiling height shall be
a minimum of 15 feet.
6.2.3 Objective Standards
For Corner Conditions, Primary Entries, Façade
Design, and Transparency, new development
shall adhere to Palo Alto Municipal Code,
Chapter 18.24 Contextual Design Criteria and
Objective Design Standards.
Guidelines:
Figure 79 Retail ground floors provides adequate floor to ceiling
heights, transparency, and signage.
108 North Ventura Coordinated Area Plan
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6.2.4 Park Boulevard
Ground floor active uses should be encouraged
for new development fronting Park Boulevard.
6.2.5 Storefront Frontages
Storefronts should create a fine grain of variety
along each street frontage, expressing the unique
identity of each tenant. Where active uses or
retail frontages are required or located, the
following design standards shall apply:
•Exterior windows on the ground
floor shall use transparent glazing
to the extent feasible. Low-e glass or
minimal tinting to achieve sun control is
permitted, provided the glazing appears
transparent when viewed from the
ground level.
•Window coverings are not permitted on
the ground floor during typical business
hours. Where operations preclude
transparency (e.g., theaters) or where
privacy requires window coverings,
sidewalk-facing frontage shall include
items of visual interest including displays
of merchandise or artwork; visual access
shall be provided to a minimum interior
depth of 3 feet.
6.1.5 Outdoor Rooms
Outdoor rooms notched into the ground floor
should be lined with active retail uses and have
ample space for spillover for outdoor dining,
murals, and retail displays.
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Figure 80 Ground floors can create notches of outdoor rooms
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Figure 81 Active ground floors provide openness,
transparency and a connection to the street.
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6.3
Portage Avenue
Frontage
The Portage Avenue Park Frontage Zone
represents a human-scaled pedestrian
environment punctuated by active programming
that enlivens the woonerf along public park. Uses
along this frontage will be excellent locations for
outdoor dining, and a backdrop for activities at
public park.
Standards:
6.3.1 Ground Floor Entries
Entries shall be flush at sidewalk grade and shall
have a minimum of four (4) active doorways per
200 linear feet.
Guidelines:
6.3.2 Balconies and Terraces
The inclusion of balconies and terraces should
be encouraged along the streetwall above
the ground floor in the park frontage zone to
take advantage of views of the public park
and to allow greater programmatic and visual
connection between uses in the buildings and the
park.
6.3.2 Respect the Cannery
Development along Portage Avenue adjacent to
the Cannery should emulate the Cannery, taking
cues from the materiality and fenestration, and
roof datum.
Figure 82 Ground floors treatments can emulate the
materiality, fenestration, and roof datum of historic
structures.
110 North Ventura Coordinated Area Plan
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6.4
Residential
Frontage
The residential ground floor level is characterized
by the lower intensity of activity, generally
fronting onto streets that are quieter in character,
and serves to foster neighborhood connection.
Individual residential entries and stoops are an
effective way to activate the street and create
greater opportunities for social interaction. At
the same time, they should provide a sense of
privacy and comfortable social distance from the
sidewalk.
Standards:
The following standards are in accordance with
Palo Alto Municipal Code Section 18.24.020
(Contextual Design Criteria and Objective Design
Standards):
6.4.1 Ground Floor Entries
Entries must be raised above sidewalk grade
based on the setback condition from the
property line.
Ground floor residential units shall have entries
with direct, individual access onto a public right
of way, open space, or easement.
Guidelines:
6.4.2 Stoops
Residential units should provide a stoop to create
a social distance from the street; home office
units are not required to have stoops and may be
entered at grade.
The design of stoops should balance the need to
create privacy for the unit occupant and allow
visual connection with the street.
Areas between stoops should be planted and
can be an opportunity to integrate Green
Stormwater Infrastructure.
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Figure 83 Ground floor residential stoops can provide privacy
for residents and neighborhood beautification and
Green Stormwater Infrastructure.
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Sustainable
Design
Palo Alto has long been a leader in sustainability,
making impressive progress towards reducing
its carbon impacts, greenhouse gas (GHG)
emissions, and resource consumption. In October
2022, Palo Alto City Council passed an ambitious
carbon neutrality by 2030 goal, building on
the City’s existing goal of cutting emissions
80% below 1990 levels by 2030. The following
standards and guidelines are intended to support
the City’s larger climate action goals to ensure a
sustainable and resilient future.
Standards:
6.6.1 California Green Building (CALGREEN)
Standards Code
New development shall adhere to Chapter
16.14 California Green Building Standards Code.
As stated in the code, all newly constructed
residential buildings must meet CALGREEN Tier 2
requirements.
6.6.2 Bird-Safe Building Design
All new mixed-use development that has facades
exceeding 30 percent glazing shall utilize bird-
safe design strategies. Applicants shall choose
from the following materials list:
A. Fritted Glass - Ceramic dots or ‘frits’ can be
silk-screened, printed, or otherwise applied to
the glass surface. This design element, useful
primarily for new construction, can also improve
solar heat gain control and reduce glare.
B. Etched Glass – Glass etching on the surface of
the glass can be achieved through acidic, caustic,
or abrasive substances. The etched markers
should be on the outside surface.
C. UV Coated Glass – Some birds can see into
the ultraviolet (UV) spectrum of light, a range
largely invisible to humans. UV-reflective and/
or absorbing patterns (transparent to humans
but visible to birds) are frequently suggested as
a solution for many bird collision problems. This
approach is not appropriate for situations where
the glazing is back lit.
E. Permanent Stencils or Frosting - Frosted glass
is created by acid etching or sandblasting
transparent glass. Frosted areas are translucent,
but different finishes are available with different
levels of light transmission. An entire surface can
be frosted, or frosted patterns can be applied.
F. Exterior Apparatus - Fixed exterior screens,
grilles, netting, louvers, fins or mullions can
effectively reduce visible reflections, provide
insulation from strike impact, reduce solar
heat gain, reduce glare and provide weather
protection.
6.5
Project Goals
Sustainability and the Environment
Protect and enhance the environment,
while addressing the principles of
sustainability.
Balance of Community Interests
Balance community-wide objectives with
the interests of neighborhood residents
and minimize displacement of existing
residents.
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Guidelines:
6.6.3 Minimize Heat Gain
Building facades should be designed to balance
solar access with the need to control heat gain.
This could include the following:
•Shade windows with architectural features
that add visual interest by creating textural
variations.
•Architectural elements that should be used on
south-facing facades.
•Fixed shading features, which are designed with
a range of projection and spacing dimensions
that minimize heat gain and composed with
visually pleasing rhythms to avoid monotonous
building facades.
•Perforated horizontal overhang
•Awnings that are well integrated with the overall
building façade, especially for retail on the
ground floor.
•Sliding and folding perforated panels/shutters
that double as privacy screens for outdoor
private spaces such as balconies and terraces
overlooking El Camino Real.
•Trellis, Vegetation on windows and green walls
allow for minimizing heat gain while additionally
bolstering the overall concept of ecological
design.
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•Egg crate façades are not only effective in
minimizing heat gain but can create privacy
while providing structural supports for planter
beds etc.
•Shrubs and tree shade wherever possible should
augment façade design to minimize heat gain.
•Use of low-solar-transmittance glazing to
reduce solar gain.
•Use window treatments to reduce solar gain.
•Reflective and Light-colored outer surfaces can
minimally address heat gain but should be
employed in combination with the other façade
and roof treatments.
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6.6.4 Daylighting and Natural Ventilation
Buildings should be designed to maximize the
use of daylighting for all inhabited interior spaces
to provide a high-quality indoor environment,
reduce overall energy consumption and
reduce exposure to artificial lighting which can
negatively impact human health.
Buildings that allow for natural ventilation reduce
energy consumption for heating and cooling and
provide a higher-quality indoor environment.
Consideration should be given to optimizing
floor plates and unit layouts to allow for cross
ventilation.
6.6.5 Roofs
Where building roofs are free of solar panels
or other sustainability infrastructure, they
should be designed to include systems such as
vegetated roof covers, plants, green stormwater
infrastructure, and roofing materials with high
albedo surfaces to reduce heat island effect and
slow rainwater runoff.
Building roofs should be designed to create
usable recreational spaces. Rooftop shading
structures mounted with solar panels can
maximize the effective use of roof area.
Pockets of green roof can help furnish these
recreational spaces, and resist heat gain while
also serving the concept of ecological design.
6.5
Figure 84 Building roofs can be multi-purpose including
providing additional outdoor space for residents.
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6.6.6 Renewable Energy
Buildings should provide “solar ready”
infrastructure such as solar panel standoffs,
conduit, and roof water spigots that minimize
the cost and effort of adding solar capacity later,
as per the California Green Building Standards
Code.
6.6.7 Visibility
New development should incorporate visible
elements of sustainability such as green roofs,
shading devices or photovoltaic panels into
the fabric of the building, to make visible the
building’s energy saving features.
New development should include interpretive
signage to explain the features of the building
which promote sustainability, and to educate
visitors and occupants how their behavior can
make an impact on overall building performance.
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Figure 85 Visible elements of sustainability can include design
features such as celebrating secure bike parking.
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7.1 Entitlement Process
7.2 Environmental Review
7.3 Transportation Infrastructure
7.4 Transportation Demand Management
7.5 Utilities and Infrastructure
7.6 Matadero Creek Civil Infrastructure
7.7 Funding and Financing Strategy
7.8 Implementation Actions
Implementation
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The implementation of the NVCAP will require action
by the public, City departments, regional agencies, and
private property owners. The City will take the lead in
coordinating areawide actions and establishing funding
mechanisms for public investment in programs and
capital projects. However, private investment through
the architecture, landscaping, and maintenance of
individual development projects will be a significant
determinant of the look and feel of the Plan Area.
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7.1
Entitlement
Process
Entitlement Process Development
projects in NVCAP typically
require two phases of review
and approval: the planning/
zoning entitlement phase and the
building permit phase.
Planning / Zoning Entitlements Phase
During the entitlement phase, developers of
proposed projects submit applications for review
by Planning staff and relevant City departments
to determine whether the proposed project is
consistent with the Comprehensive Plan, this
Coordinated Area Plan, and other associated
regulatory requirements, including the Zoning
Ordinance. At a minimum in accordance with
Palo Alto Municipal Code 19.10, a Coordinated
Development Permit is necessary prior to
construction or exterior alteration. Uses that
are permitted by-right in a zoning district may
only require administrative review by Planning
staff. More complex development projects are
reviewed by the Architectural Review Board and/
or City Council. Specifics are further outlined in
the Zoning Ordinance.
However, the recent changes in State Law
related to affordable housing may alter the City’s
processing and approval procedures. Applicants
are advised to consult with the Planning and
Development Services Department staff prior
to project submittal. Planning fees are required
at formal project submittal to the Planning and
Development Services Department.
Building Permits Phase
Following the approval of all required planning
entitlements, developers submit detailed building
permit applications, which are reviewed by
several departments including Building, Planning,
Engineering, and Fire Department prior to
approval and permit issuance. The payment of
building permit fees, and other development
impact fees is required prior to issuance of a
building permit.
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Environmental
Review (CEQA)
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This Coordinated Area Plan is
accompanied by the Supplement
to the 2030 Comprehensive Plan
Environmental Impact Report
(EIR).
7.2
EIR Findings
The EIR includes an Initial Study that concluded
that impacts to the following resources would be
less than significant: PLACEHOLDER FOR NOW.
The Draft EIR also concluded that impacts to the
following resources would be less than significant:
PLACEHOLDER FOR NOW.
Finally, the Draft SEIR identified PLACEHOLDER
FOR NOW.
As a result, individual projects consistent with the
coordinated area plan PLACEHOLDER FOR NOW.
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7.3
Transportation
Infrastructure
The envisioned street network for
the NVCAP will provide an array
of high-quality mobility options
throughout the site. Pedestrian
and bicycle facilities will be
designed for people of all ages
and abilities, and accessible paths
to transit will include wayfinding
signage and other amenities.
Streets and intersections will
be designed to prioritize local
circulation and access, and to
encourage low vehicle speeds.
The planned improvements will be fully
integrated into the surrounding neighborhoods
to ensure seamless connections for all users.
The mobility elements described in this section
include the following:
•Pedestrian realm
•Bike network
•Gateway intersections
•Transit access
•Vehicle circulation and parking
•Transportation Demand Management (TDM)
strategies
Pedestrian Realm
A well-designed, integrated pedestrian network
is a vital component of the NVCAP. This section
outlines a range of design strategies for a safe,
attractive, and inviting public realm. It includes
pedestrian-focused recommendations for:
•Street design
•Public realm elements (landscaping, amenities,
etc.)
•First/Last mile transit connections
Pedestrian-Friendly Street Design
The NVCAP includes a fully connected, ADA-
accessible sidewalk network throughout the
project site. Intersections will be enhanced
with appropriate crossing treatments and
traffic control to maximize pedestrian safety
and access. Specific design treatments for the
intersections within the NVCAP are provided
in Section 7.4: Gateway Intersections. As
vehicle volumes and speeds are key factors of
the pedestrian experience, a series of traffic
calming interventions are described in Section
7.6: Vehicle Circulation and Parking. Local
disability organizations can provide resources
to ensure both neighborhood and city-wide
design guidelines are inclusive of all community
members and reflect best practices.
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Public Realm and Pedestrian Amenities
Central to the vision for a re-imagined
North Ventura neighborhood is a shared
street, or “woonerf,” along Portage Avenue.
Woonerf (“street for living”) is a Dutch term
for an integrated, common space shared by
pedestrians, bicyclists, and low-speed motor
vehicles. They typically have no curbs or
sidewalks, and vehicles are slowed by trees,
planters, parking areas, and other obstacles in
the street. In addition to becoming a great space
for walking and bicycling, the Portage Avenue
woonerf can provide a placemaking space for
community gatherings, events, retail, and other
flexible uses.
Design elements of the Portage Avenue woonerf
include:
•A row of street trees on either side of the main
travel way to designate pedestrian priority areas
adjacent to building frontages.
•Signage emphasizing the presence of
pedestrians and bicyclists.
•Textured or permeable pavement designed to
slow vehicle speeds and provide stormwater
management benefits.
•Pedestrian-scale lighting
•Seating areas
•Landscaping and Green Stormwater
Infrastructure
•Design elements that highlight the community’s
vision or character.
Other public realm and pedestrian amenities
that should be included throughout the
neighborhood include:
•Visually inviting and maintained ground floor
frontage.
•Drought-resistant landscaping that is aligned
with City guidelines.
•Trees and other forms of shade to provide
refuge from the sun.
•Green Stormwater Infrastructure, such as
permeable pavement, bioretention and other
types.
•Pedestrian-scaled lighting
•Signage and wayfinding, with designs unique to
North Ventura that reflect landmark destinations
in the neighborhood, to provide navigation to
key destinations.
•Flexible and fixed street furniture
•Public art installations that will enhance
the pedestrian experience and reflect the
community’s unique character.
First/Last Mile Transit Connections
Safe and accessible walking routes to the
California Avenue Caltrain Station and the bus
stops along El Camino Real are a key strategy to
provide convenient alternatives to driving.
Currently, the two direct walking and bicycling
routes to the California Avenue Caltrain Station
are via El Camino Real and Park Boulevard. El
Camino Real’s auto-oriented design deters many
people from walking or bicycling alongside it.
While there are long term plans to transform the
street, opportunities to enhance the route along
Park Boulevard should be pursued in the near-
term.
Recommendations include:
•Pedestrian-scaled lighting
•Wider sidewalks
•Wayfinding signage
•Buffered bike lanes
•Collaborating with developers to restrict
new curb cuts, close old ones, and design for
activated ground floor frontages.
In addition, installing a signalized crosswalk at
Page Mill Road/ Ash Street will open another
accessible route to the Caltrain Station.
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Bike Network
The NVCAP will feature a high quality, “low-
stress” bikeway network that will be comfortable
for people of all ages and abilities to use. The
proposed network will be integrated into the
citywide network to ensure safe, convenient
connections to the adjacent neighborhoods. This
will be achieved by selecting bicycle facilities that
prioritize safety and comfort based on vehicle
speeds and volumes, and with intersections
that have appropriate bike-specific crossing
treatments and traffic control. Wayfinding
signage and ample bicycle parking are also
integral elements of the network. The bicycle
network will support a range of users, including
scooters, e-bikes, and other micromobility
devices.
The low-stress bike network will include
separated bicycle lanes on busier streets, bicycle
boulevards on calmer neighborhood streets,
and well-designed intersections throughout the
project plan. Opportunities for shared-use paths
and a woonerf are also identified.
Shared-Use Paths are off-street two-way
bikeways physically separated from motor vehicle
traffic and used by people bicycling, walking, and
other non-motorized users.
Separated Bike Lanes are dedicated bikeways
that combine the user experience of a multi-
use path but are located on a street. They
are physically distinct from the sidewalk and
separated from motor vehicle traffic by physical
objects such as parked vehicles, a curb, or posts.
Buffered Bike Lanes provide dedicated on-street
space for bicyclists, delineated with a designated
buffer space separating the bicycle lane from the
adjacent motor vehicle travel lane.
Bicycle Boulevards are streets with low vehicle
volumes and speeds, designated and designed
to prioritize bicyclists. Bicycle boulevards use
signs, pavement markings, and speed and
volume management measures to discourage
vehicle cut-through trips and include safe,
convenient bicycle crossings of busy arterials.
Support Facilities
Facilities that support bicycle travel should be
incorporated at various locations throughout the
NVCAP. These include:
•Wayfinding signage along the bicycle
network that provides information on routes,
destinations, and distances.
•Bicycle parking: expand the availability of
sidewalk bicycle parking, secure long-term
bicycle parking, and install end-of-trip facilities
at transit stops along El Camino Real and at the
California Avenue Caltrain Station. These may
be in the form of outdoor bicycle racks, indoor
or outdoor bicycle lockers, or indoor bicycle
parking cages for each tenant.
•Shower facilities and lockers at places of
employment.
Gateway Intersections
The intersections surrounding the NVCAP site
will be enhanced to improve access, safety, and
connectivity to adjacent neighborhoods. This is
particularly important for pedestrian and bicycle
safety, as the current intersections’ designs largely
prioritize vehicular speed and access.
New design guidance and signal technology
advancements offer options for improved
intersection interactions between people walking,
biking, and driving. In particular, intersections
on the bicycle network with a high potential for
conflicts between bicycles and vehicles must be
designed thoughtfully. The design toolbox for
NVCAP intersection enhancements includes:
•High visibility, marked crosswalks
•Raised crosswalks
•Advance stop bars and yield lines
•Daylighting to improve sightlines by removing
parking adjacent to the intersection
•ADA-accessible, bi-directional curb ramps
•Curb extensions or bulb-outs
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•Bicycle detection and markings to indicate
the position and path for bicyclists to cross the
intersection
•Traffic signals
•Accessible pedestrian signals at intersections with
clear markings, audio, and Braille messaging
•Leading pedestrian intervals at signalized
intersections for pedestrians to establish their
presence in the crosswalks before vehicles
proceed.
Figure 86 Map of Conceptual Gateway Intersection Design Improvements
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North Ventura Coordinated Area Plan Draft Document: January 2023
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Daylighting to improve sightlines by removing parking adjacent to the intersection
ADA-accessible, bi-directional curb ramps
Curb extensions or bulb-outs
Bicycle detection and markings to indicate the position and path for bicyclists to cross the intersection
Traffic signals
Accessible pedestrian signals at intersections with clear markings, audio, and Braille messaging
Leading pedestrian intervals at signalized intersections for pedestrians to establish their presence in the crosswalks before vehicles proceed Site-specific recommendations are provided for each intersection.
1. El Camino Real/Page Mill Road
The intersection of El Camino Real and Page Mill Road will be redesigned with specific transit, pedestrian and bicycle elements. The eastbound right turn slip lane from Page Mill Road to El Camino Real will be demolished, tightening the turning radius, and thereby reducing vehicular turn speeds and pedestrian crossing distances. Separated bicycle lanes will provide dedicated space for bicyclists on El Camino Real, and they will also receive dedicated signal phasing to reduce conflicts with right-turning vehicles when crossing Page Mill Road. Red pavement markings will also indicate that buses can use the right-turn lanes to proceed forward across the intersection to far side bus stops with new transit boarding islands.
El Camino Real and Page Mill Road
The intersection of El Camino Real and Page
Mill Road will be redesigned with specific transit,
pedestrian and bicycle elements.
The eastbound right turn slip lane from Page
Mill Road to El Camino Real will be removed,
tightening the turning radius, and thereby
reducing vehicular turn speeds and pedestrian
crossing distances.
Separated bicycle lanes will provide dedicated
space for bicyclists on El Camino Real, and they
will also receive dedicated signal phasing to
reduce conflicts with right-turning vehicles when
crossing Page Mill Road. Red pavement markings
will also indicate that buses can use the right-turn
lanes to proceed forward across the intersection
to far side bus stops with new transit boarding
islands.
Figure 87 El Camino Real and Page Mill Road Conceptual Intersection Design
ADA Ramp
Bus Lane
Sidewalk
Bicycle Lane
Legend
1
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ADA Ramp
Bus Lane
Sidewalk
Bicycle Lane
Legend
El Camino Real and Olive Avenue
The intersection of El Camino Real and Olive
Avenue will be redesigned with high visibility
marked crosswalks and bicycle elements will be
painted across all approaches. While a traffic
signal is not proposed for this intersection, other
strategies should be explored to ensure improved
pedestrian access and safety across El Camino
Real.
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2. El Camino Real/Olive Avenue
A traffic signal is planned for this intersection to improve pedestrian access and safety across El Camino Real. High visibility marked crosswalks will be painted across all approaches. The signal timing will be coordinated with nearby intersections.
3. El Camino Real/Portage Avenue/Hansen Way
Both slip lanes entering and exiting Hansen Way from El Camino Real will be closed and redesigned to include a dedicated bicycle cut-out to cross El Camino Real. Separated bicycle lanes will provide dedicated space to cyclists along El Camino Real. The existing northbound bus stop will be relocated to the far side of Portage Avenue with dedicated boarding islands separating transit users from cyclists. All existing crosswalks will be repainted to be high visibility, and the existing crosswalk at Portage Avenue will be straightened across El Camino Real. Portage Avenue is currently proposed to be bicycle boulevard and woonerf. Alternatively, a two-way bikeway on Portage Avenue from Park Boulevard to El Camino Real may alter the final design of this intersection.
Figure 88 El Camino Real and Olive Avenue Conceptual Intersection Design
ADA Ramp
Sidewalk
Bicycle Lane
Legend
2
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El Camino Real and Portage Avenue / Hansen Way
Both slip lanes entering and exiting Hansen Way
from El Camino Real will be closed and redesigned
to include a dedicated bicycle cut-out to cross El
Camino Real. Separated bicycle lanes will provide
dedicated space to cyclists along El Camino Real.
The existing northbound bus stop will be relocated
to the far side of Portage Avenue with dedicated
boarding islands separating transit users from
cyclists. All existing crosswalks will be repainted to be
high visibility, and the existing crosswalk at Portage
Avenue will be straightened across El Camino Real.
Portage Avenue is currently proposed to be bicycle
boulevard and woonerf. Alternatively, a two-way
bikeway on Portage Avenue from Park Boulevard to
El Camino Real may be included in the final design of
this intersection.
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2. El Camino Real/Olive Avenue
A traffic signal is planned for this intersection to improve pedestrian access and safety across El Camino Real. High visibility marked crosswalks will be painted across all approaches. The signal timing will be coordinated with nearby intersections.
3. El Camino Real/Portage Avenue/Hansen Way
Both slip lanes entering and exiting Hansen Way from El Camino Real will be closed and redesigned to include a dedicated bicycle cut-out to cross El Camino Real. Separated bicycle lanes will provide dedicated space to cyclists along El Camino Real. The existing northbound bus stop will be relocated to the far side of Portage Avenue with dedicated boarding islands separating transit users from cyclists. All existing crosswalks will be repainted to be high visibility, and the existing crosswalk at Portage Avenue will be straightened across El Camino Real. Portage Avenue is currently proposed to be bicycle boulevard and woonerf. Alternatively, a two-way bikeway on Portage Avenue from Park Boulevard to El Camino Real may alter the final design of this intersection.
Figure 89 El Camino Real, Hansen Way, Portage Avenue Conceptual Intersection Design
ADA Ramp
Sidewalk
Bicycle Lane
Legend
3
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ADA Ramp
Sidewalk
Bicycle Lane
Lambert Avenue and Ash Street
A raised crosswalk with advance yield lines will be
located on the east side of the intersection. This
will provide a direct connection for the proposed
path along Matadero Creek between John
Boulware Park and the proposed park on the
NVCAP site. The segment of Ash Street adjacent
to Boulware Park is being removed and will
become a part of the park.
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4. Lambert Avenue/Ash Street
A raised crosswalk with advance yield lines will be located on the east side of the intersection. This will provide a direct connection for the proposed path along Matadero Creek between John Boulware Park and the proposed park on the NVCAP site.
5. Park Boulevard/Portage Avenue
This intersection is the primary access point into the woonerf along Portage Avenue. The intersection will be stop-controlled and have high visibility crosswalks on all approaches. A bike box on the northbound leg of Park Boulevard will provide a space for bicyclists to turn left onto the woonerf. “North Ventura” gateway signage should be installed at the entrance to the woonerf.
Figure 90 Lambert Avenue and Ash Street Conceptual Intersection Design
ADA Ramp
Sidewalk
Matadero Creek
Legend
4
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Park Boulevard and Portage Avenue
This intersection is the primary access point into the
woonerf along Portage Avenue. The intersection will
be stop-controlled and have high visibility crosswalks
on all approaches.
A bike box on the northbound leg of Park Boulevard
will provide a space for bicyclists to turn left onto the
woonerf. “North Ventura” gateway signage should be
installed at the entrance to the woonerf.
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4. Lambert Avenue/Ash Street
A raised crosswalk with advance yield lines will be located on the east side of the intersection. This will provide a direct connection for the proposed path along Matadero Creek between John Boulware Park and the proposed park on the NVCAP site.
5. Park Boulevard/Portage Avenue
This intersection is the primary access point into the woonerf along Portage Avenue. The intersection will be stop-controlled and have high visibility crosswalks on all approaches. A bike box on the northbound leg of Park Boulevard will provide a space for bicyclists to turn left onto the woonerf. “North Ventura” gateway signage should be installed at the entrance to the woonerf.
Figure 91 Park Boulevard and Portage Avenue Conceptual Intersection Design
ADA Ramp
Sidewalk
Bicycle Lane
Legend
5
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ADA Ramp
Sidewalk
Bicycle Lane
Legend
Page Mill Road and Park Boulevard
Page Mill Road/Park Boulevard was recently
redesigned as part of the construction of adjacent
development. While vehicle volumes are currently
quite low there today, they are projected to increase
over time.
To support the transition to a more pedestrian and
bicycle-friendly neighborhood, additional safety
treatments such as leading pedestrian intervals,
advance stop bars, and a “bike box” for northbound
Park Boulevard may be considered.
Page Mill Road and Ash Street
A hybrid beacon or full traffic signal and a marked
crosswalk should be installed at this location to
support pedestrians and bicyclists crossing Page Mill
Road. Santa Clara County to determine if a signal or
crossing is feasible.
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Transit Access
The North Ventura neighborhood contains two
transit stops: a mid-block stop located at the
southeast boundary of the site at El Camino Real/
Portage Avenue; and a far side stop located at
the southwest boundary of the site at Page Mill
Road/ El Camino Real.
Four transit operators are located within the site
boundaries and an approximately 15-minute
walk surrounding the site boundaries:
•VTA local and regional bus service, with
connections to the California Avenue Caltrain
Station, the Palo Alto VA Hospital, the Milpitas
BART station, and Eastridge Transit Center in San
Jose
•AC Transit Dumbarton Express regional bus
service between Palo Alto and the Union City
BART station
•Caltrain regional rail service at the California
Avenue station, connecting Palo Alto to San
Francisco and San Jose
•Stanford Marguerite local shuttle service
between the Palo Alto Caltrain Station and
Research Park
•Palo Alto provides on-demand shuttle service
within the City of Palo Alto.
Plans to enhance transit access within the North
Ventura neighborhood focus on designing
intuitive, accessible, and safe routes to transit.
Recommendations include:
•Wayfinding signage
•Enhanced bus stop amenities for passengers
•A mobility hub along Portage Avenue
Wayfinding Signage
Major destinations and their distance, available
transit service and other transportation options
should be clearly noted on signage throughout
the neighborhood. Where possible, signage
should reflect a design unique to North Ventura
that reflects landmark destinations in the
neighborhood.
Mediums such as paint, art installations,
and other location markers can also be used
to communicate relevant information. An
informational kiosk may be installed as part of
the proposed mobility hub.
Bus Stop Amenities
Guidance from VTA and AC Transit will ensure
that neighborhood bus shelters reflect agency-
wide design standards and the latest industry
best practices.
In accordance with AC Transit’s Multimodal
Corridor Guidelines and VTA’s Better Bus Stop
Program, the contextually appropriate bus stop
enhancements and amenities include:
•Bus shelters protecting riders from the elements
•Energy-efficient lighting to ensure visibility and
enhance safety
•Comfortable seating
•Digital signage with real-time information
informing riders of available service
•Posted information with route information and
service schedules, available in English, Spanish,
and other locally prevalent languages as well as
Braille placards
•Audio capabilities to communicate real-time
information to hearing-impaired riders
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Portage Avenue Mobility Hub
Mobility hubs are places in a community that
bring together public transit, bike share, car share
and other Sustainable transportation modes.
The MTC Mobility Hub Program has identified
the North Ventura neighborhood as a candidate
for a mobility hub. This neighborhood’s proximity
to Matedero Park, the California Avenue
Caltrain Station, and bus stops on El Camino
Real provides important connections to regional
transit and micromobility pathways.
The neighborhood mobility hub is proposed
along Portage Avenue between El Camino
Real and the intersection of Portage Avenue
and Ash Street. This location is ideal given its
proximity to varying active frontage uses as
well as the proposed woonerf. The mobility hub
will be able to accommodate a range of active
transportation and micromobility options.
Given the site’s half-mile distance to Caltrain, the
mobility hub would be classified as a “suburban
or rural hub” according to the site typologies
outlined in MTC’s Mobility Hub Implementation
Playbook. The available amenities and the
design of the mobility hub should reflect the
following principles as outlined by MTC and the
City’s design guidelines:
•Sustainable access and mobility to encourage
mode shift. Proposed amenities include:
•Transit shelters and waiting areas
•Bicycle parking facilities
•Shared mobility (bike share, scooter share, etc.)
access points
•Electric vehicle (EV) charging infrastructure
•Designated parking for car share services
High-quality customer experience to create a
positive experience for transit riders. Interventions
such as improving the ease of fare payment
through kiosks and vending machines would be
the responsibility of transit operators (AC Transit
and VTA). Additional improvements relating
to information access can also improve the
customer experience.
•Access to information to improve transit ease
of use and customer experiences. Proposed
amenities include:
•Real-time travel information signage and
interactive displays
•Area maps and bulletins promoting local
amenities and events
•Monitoring systems to measure ridership,
mobility, security, and public life metrics
•Digital and physical wayfinding tools
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Vehicle Circulation and Parking
The proposed vehicle and parking strategies
aim to prioritize local circulation and access,
encourage low speeds, and determine right-sized
parking capacity.
Circulation
To support local access and mitigate cut-
through traffic, Ash Street from Page Mill Road
to Olive Avenue is proposed to become one-
way southbound. This change will help prevent
northbound traffic on El Camino Real from using
the neighborhood as a cut-through to travel
eastbound on Page Mill Road.
Vehicular traffic on the woonerf on Portage
Avenue is permitted but should be discouraged.
Vehicle circulation in this area will be primarily
for access to buildings located on the woonerf.
Acacia Avenue from Ash Street to Park Boulevard
will be a private aisle for accessing the parking
garage for research and development use per
the 340 Portage Avenue development as well
as residential frontage on Acacia Avenue for
parking and unloading.
Traffic Calming Measures
Traffic calming measures such as speed humps
and raised crosswalks to maintain low vehicle
speeds are recommended along Olive Avenue
and Lambert Avenue. A chicane, which is an
offset curve to the road, is recommended for
Pepper Avenue. To prioritize local circulation and
access, encourage low vehicle speeds, and to
accommodate emergency vehicles, travel lanes
within the NVCAP are recommended to be a
maximum of 10 feet wide where possible.
To keep traffic volumes on Portage Avenue at a
minimum to provide a low stress environment for
bicyclists and pedestrians, vehicle entrances to
the Portage Avenue woonerf on Park Boulevard
and Ash Street should be only wide enough
to accommodate one vehicle at a time. Trees
or landscaping can be used to create this
bottleneck to restrict the flow of vehicles.
7.3
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Parking
In compliance with AB-2097, no parking
minimums are to be set as the neighborhood
is near a Caltrain Station. However, there will
also be no parking maximums, allowing the
neighborhood to follow a market- based
regulatory approach.
No new surface parking is proposed, and new
parking supply should be implemented on the
ground or basement levels of new buildings.
Where new buildings are not proposed, existing
surface parking spaces are to remain to support
remaining commercial offices.
Street parking is to remain in front of single-
family homes on Pepper Avenue and Olive
Avenue, with no new street parking proposed
along new developments. Street parking near
intersections should be restricted to ensure large
vehicles and emergency vehicles are able to
safely make turns.
To support the new ground-floor retail and
active use frontage in new buildings, short-term
parking should be implemented on the ground
or basement levels of the new developments.
In coordination with jurisdictional partners on
the future re-configuration of El Camino Real,
ground-level short-term parking should be
located along El Camino Real where the highest
concentration of retail and active uses is located.
Concentrating short-term parking along El
Camino Real reduces vehicle volumes traveling
throughout the neighborhood, supporting a low-
volume environment within the neighborhood.
Additional parking management strategies
include:
•Preferred parking for carpools
•Parking time limits
•Unbundled Parking
•Shared parking locations
•Carshare memberships and designated parking
spots
Once the NVCAP is adopted, City staff will
explore the following:
•Evaluate as needed future parking strategies to
maintain parking availability such as a parking
benefit district, pricing options, time-of-day
restrictions, residential parking permits, and
shared parking.
•If hourly pricing is used, then the parking
strategy should create targets such that 85% of
the spaces are used at any time or such that 15%
of the parking supply is available at any time.
•Unbundling commercial parking or require the
parking to be made to the public.
•Parking pricing or a parking benefit district
could help support on-demand transit,
transportation demand management measures,
active transportation investments, transit pass
programs, etc.
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7.4
Transportation Demand
Management (TDM)
Strategies
TDM strategies can be effective
at encouraging fewer trips made
by single-occupancy vehicles
(SOV). An effective TDM plan
ensures that alternative modes of
transportation, such as walking,
bicycling, public transit, or other
forms of shared mobility, are
made available to site occupants
and nearby community members.
TDM enhancements have additional benefits
beyond reducing SOV trips, including:
•Improving the environment by reducing traffic
congestion and air quality impacts produced by
new development
•Improving transportation circulation and safety
conditions for community members
•Quality of life enhancements that improve the
public realm
In addition to alignment with the Palo Alto
Comprehensive Plan, various local and State
regulations require TDM planning as part of
new development activities. The Bay Area Air
Quality Management District (BAAQMD) under
Regulation 14 Rule 1 requires that all employers
with 50 or more full-time employees
provide commuter benefits. State legislation,
such as SB 743, requires that certain activities
within the City enforce VMT reduction targets,
including the design of City impact fee programs
and project approval under the California
Environmental Quality Act (CEQA).
In addition to the development of a TDM plan,
North Ventura will need to comply with any
City VMT mitigation or performance monitoring
and reporting efforts. Program T1.2.3 of the
Comprehensive Plan also recommends that
any TDM strategies established by proposed
development along the El Camino Real Corridor
achieve a 30 percent minimum reduction below
ITE rates in peak hour motor vehicle trips.
Any assumptions and metrics for evaluating
the effectiveness of TDM strategies, and for
calculating the vehicle miles traveled (VMT)
generated by site-specific activities, should
be in alignment with adopted city- wide
guidance. Resources such as the California Air
Pollution Control Officers Association (CAPCOA)
Quantifying Greenhouse Gas Mitigation
Measures Handbook can provide guidance
on the metrics for evaluating VMT reduction
strategies.
Recommendations
The purpose of including TDM strategies in the
NVCAP is to optimize the use of programs that
encourage and incentivize alternatives to driving-
alone trips.
Employers and major residential developments
within the North Ventura neighborhood are
already eligible to become members of the Palo
Alto Transportation Management Association
(PATMA).
The PATMA provides resources for eligible
members, such as free transit passes, rideshare
coupons, bicycle trip incentives, and telework
guidance. The PATMA can also provide resources
for conducting an annual employee commuter
survey to gather information on travel behavior.
While not required, an on-site TDM coordinator
for major employers or residential developments
could also support existing PATMA efforts
and work with major employers or residential
developments to offer additional TDM strategies.
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7.4
Strategy Description Responsible Entity
Active Transportation
Shared bike or scooter service Conventional or electric,
docked or dockless bikes and
scooters can increase first-/
last-mile connections and offer
alternative transportation
Third party operators
City staff to determine
regulations, applicable geo-
fencing
Bicycle support facilities Supportive facilities such
as short-/long-term bicycle
parking, showers, and
lockers that increase active
transportation trips
Developer
Major employers or residential
tenants
Shared Mobility
Car share For people who do not own
cars, car share can offer vehicle
access without significantly
increasing GHG emissions and
necessary parking.
Vehicles can be provided to
tenants of certain buildings, or
through designated parking
spaces such as dedicated
on- street spots noted with
signage.
Third party operators
City staff to determine
regulations
Shuttle service and new
stops
With increased residential
and employment density,
additional shuttle stops may
be necessary. Major employers
or residential developments
in the area may also operate
shuttle service that would serve
the neighborhood.
The upcoming City on-
demand shuttle service may
also necessitate additional
designated stops.
Stanford shuttle operator
City shuttle operator
Major employers or residential
tenants offering shuttles
Parking
Electric vehicle charging
facilities
Encourage electric vehicle
usage to decrease GHG
emissions by providing
necessary charging facilities
Developer
Table 19 TDM Strategies Menu
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Strategy Description Responsible Entity
Transportation Program Coordination
Membership in the Palo Alto
Transportation Management
Association (PATMA)
Joining the PATMA can provide
developers, major employers,
or residential tenants with
access to transportation
resources available for
community members. The
PATMA also works closely with
the City to offer events and
other relevant programming.
Developer and/or tenants
(employers, residential)
Carpool resources Resources for organizing
neighborhood carpools to
nearby
major activity centers
Developer and/or tenants
(employers, residential)*
Active transportation
incentives
Resources such as bike/
scooter share coupons, or
bicycle purchase subsidies
can encourage active
transportation
Developer and/or tenants
(employers, residential)*
Shared mobility incentives Resources such as rideshare
discounts, carshare discounts,
free or subsidized transit passes
can decrease trips made by a
single occupancy vehicle
Developer and/or tenants
(employers, residential)*
Promotional materials on
transportation offerings
(flyers, emails, websites, etc.)
Resources advertising
alternative modes of
transportation can raise
awareness to people who
primarily rely on their car
Developer and/or tenants
(employers, residential)*
Bulletin boards or kiosks
displaying transportation
alternatives
Participation in City-
wide events encouraging
alternative modes of
transportation
Encouraging major employers,
residential developments,
and community members to
participate in City-wide events,
such as the annual Bike to
Wherever Day, can expose
people to alternative modes of
transportation
Developer and/or tenants
(employers, residential)*
*If responsible entities decides
to join, PATMA can be a facility/
resource provider.
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7.5
Utilities and
Infrastructure
This analysis was prepared to provide an
overview of the utility infrastructure that serves
the North Ventura Coordinated Area Plan
(NVCAP) area, identify existing infrastructure
constraints, and provide recommendations
as determined during review of the proposed
NVCAP land-use plan.
As an existing, developed area, the NVCAP area
is served by existing utilities. The future NVCAP
development will increase water demand and
sewer generation. This may require upgrades
to aging infrastructure and/or new utilities to
meet the needs of the increased development
intensities. The existing conditions are described
in detail in the Infrastructure Report prepared by
BKF Engineers, dated December 10, 2018.
Development Program Summary
The existing program consists of multiple land-
use types, including commercial, multi-family
residential, research/office park, light industrial,
single family residential, and neighborhood
commercial. Specifically, the existing NVCAP
area includes 142 residential units and
approximately 870,000 sf of commercial area.
The future development program consists of 672
residential units and approximately 615,000 sf
of commercial area. This is an increase of 530
residential units and a decrease of approximately
255,000 sf of commercial area. Along with the
residential and commercial work, 2 acres of park
land is proposed for the development including
the renaturalization of Matadero Creek.
Utility Infrastructure
Storm Drainage
Storm drainage facilities in and around NVCAP
are owned and maintained by the City of
Palo Alto’s Department of Public Works. The
Palo Alto models, provided as part of the
City’s Storm Drain Master Plan1, split the storm
drain system into three parts. The entirety of
NVCAP is contained within the Matadero Creek
Watershed, which consists of 55 linear miles
of pipe (greater than 12-inches in diameter)
and four pump stations. The Matadero Creek
watershed drains to the San Francisco Bay.
Per City of Palo Alto’s records, the storm drain
pipes around NVCAP were installed between
the 1950’s and the 1960’s, with the exception of
the pipes running through the site (between Ash
Street and Park Boulevard), which were built
in the 1990’s. The City of Palo Alto Storm Drain
Master Plan by Schaaf & Wheeler concluded the
following about the drainage systems within the
North Ventura Coordinated Area Plan:
The Matadero watershed analysis for a 10-year
storm event shows flooding occurs at 694 of
the 1,373 nodes. The model predicts less than
6 inches of flooding at 353 nodes; between 6
inches and 12 inches of flooding occur at 129
nodes; and more than 12 inches of flooding will
occur at 212 nodes.
The Matadero watershed analysis above shows
that flooding occurs at multiple locations within
the NVCAP area during a 10-year storm event
and that existing pipes on Page Mill Road and
Portage Avenue lack the capacity for a 10-
year storm event. The Storm Drain Master Plan
recommends multiple capital improvement
projects (CIP) be performed near the NVCAP
area. Recommended CIP improvements include
upgrades to the Oregon Expressway Pump
Station and upsizing pipes on Page Mill Road
and Portage Avenue. Further discussion with
City staff is needed to determine if any of these
CIP projects have already been implemented
or scheduled. Implementation of these capital
improvement projects will improve storm drain
capacity compared to existing conditions.
However, individual developers within the
NVCAP area may be required to upgrade storm
drain infrastructure near their project to further
improve performance of the storm drain system.
1 City of Palo Alto, Storm Drain Master Plan,
Schaaf & Wheeler Consulting Civil Engineers, June
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Stormwater Management
Redevelopment within the NVCAP area is subject
to the Bay Area Municipal Regional Stormwater
Permit (MRP). The third reissuance of the Municipal
Regional Stormwater Permit, or MRP 3.0, was
adopted by the San Francisco Bay Regional
Water Quality Control Board in May 2022. MRP
3.0 includes significant changes and additional
stormwater management requirements which
are outlined in Provision C.3. These requirements
become effective July 1, 2023.
Under MRP 3.0, parcel-based development
or redevelopment is considered a Regulated
Project (i.e., triggers requirements) if it will create
or replace 5,000 square feet (sf) or more of
impervious area. This includes any impervious
surface, sidewalk, or street frontage that is
created or replaced in the public right-of-way
as part of a project. The 5,000 sf threshold also
applies to new roads, sidewalks, and bike lanes.
For redevelopment projects, the “50% Rule”
applies as noted in the Santa Clara Valley Urban
Runoff Pollution Prevention Program (SCVURPPP)
guidance. Projects that alter or replace less than
50 percent of existing impervious surface need
to treat stormwater runoff only from the portion
of the site that is redeveloped. Projects that alter
or replace 50 percent or more of the existing
impervious surface are required to treat runoff
from the entire site.
It is likely that all horizontal and vertical
development projects within the NVCAP area
will trigger the Regulated Project criteria and
be required to comply with MRP Provision C.3.
requirements. Projects will need to implement
stormwater management measures that collect
and treat stormwater runoff from all onsite
impervious areas prior to discharge into the City
storm drain system. If a Regulated Project creates
or replaces less than 50% of the impervious
surface within an existing road or public right of
way, stormwater runoff from only the new portion
of the road must be included in the treatment
system design. If runoff from that portion of the
road cannot be separated from runoff from the
rest of the road, the runoff from the entire surface
draining onto the reconstructed portion must be
treated. If a project disturbs 50% or more of the
existing roadway, the entire road surface must
be included in the treatment system design.
Treatment measures may include bioretention
areas, flow-through planters, or facilities for
capture and use of stormwater such as cisterns.
With the incorporation of C.3. treatment
measures on a project by project basis,
dedication of at least two acres of park space,
and proposed renaturalization of Matadero
Creek, the future NVCAP development is
expected to reduce the total impervious surface
at the site. This will result in a net decrease of
stormwater flow to the City storm drain system
and creeks. Implementation of green stormwater
infrastructure measures, such as bioretention
areas and pervious pavement, within the public
streets in the North Ventura area will also slow
and reduce runoff to the storm drain system.
Wastewater Treatment
The City of Palo Alto owns and operates the
existing sanitary sewer mains within and
surrounding the North Ventura Coordinated Area
Plan.2 The project’s wastewater will be treated at
the Regional Water Quality Control Plant that is
operated by the City of Palo Alto in partnership
with the City of Mountain View, City of Los Altos,
East Palo Alto Sanitary Sewer District, Town of Los
Altos Hills and Stanford University.
The North Ventura Coordinated Area Plan
currently consists of sanitary sewer mains within
each public road and between the dead end
of Portage Avenue and Park Boulevard. These
existing sewer mains vary in size from 6” to 15”.
There are also two parallel sewer mains in Olive
Avenue-one 15” and one 8”, which connect to two
parallel sewer mains in Park Avenue (one 12” and
one 15”). The City of Palo Alto’s Wastewater Map
shows that there will be upgrades to existing
sanitary sewer mains along the NVCAP perimeter,
in El Camino Real, Page Mill Road and Lambert
Avenue. According to the City of Palo Alto
Wastewater Capital Improvements Plan 2016-
2020, improvements to the existing wastewater
infrastructure around the site were implemented
in 2018.
2 City of Palo Alto, Sanitary Sewer Management
Plan, City of Palo Alto Wastewater Ops, 2016
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BKF prepared wastewater generation projections
based on the proposed NVCAP land-use and
densities. The City of Palo Alto Water Gas &
Wastewater Utility Standards state that the
proposed wastewater demand shall be based
off of the Peak Base Wastewater Flow (PBWF).
PBWF is the Average Base Wastewater Flow
(ABWF) multiplied by a peaking factor between
one and four. ABWF is the average dry weather
wastewater flow contributed from residential,
commercial and industrial users for the proposed
development. The ABWF is calculated using
unit flow rates shown in Table 1-1 in The City
of Palo Alto Water Gas & Wastewater Utility
Standards Section 2730 Wastewater Design and
Construction Standards and also shown in Table
20.
DRAFT
B. Wastewater Treatment
The City of Palo Alto owns and operates the existing sanitary sewer mains within and surrounding the North
Ventura Coordinated Area Plan2. The project’s wastewater will be treated at the Regional Water Quality
Control Plant that is operated by the City of Palo Alto in partnership with the City of Mountain View, City of
Los Altos, East Palo Alto Sanitary Sewer District, Town of Los Altos Hills and Stanford University.
The North Ventura Coordinated Area Plan currently consists of sanitary sewer mains within each public road
and between the dead end of Portage Avenue and Park Boulevard. These existing sewer mains vary in size
from 6” to 15”. There are also two parallel sewer mains in Olive Avenue-one 15” and one 8”, which connect
to two parallel sewer mains in Park Avenue (one 12” and one 15”). The City of Palo Alto’s Wastewater Map
shows that there will be upgrades to existing sanitary sewer mains along the NVCAP perimeter, in El Camino
Real, Page Mill Road and Lambert Avenue. According to the City of Palo Alto Wastewater Capital
Improvements Plan 2016-2020, improvements to the existing wastewater infrastructure around the site were
implemented in 2018.
BKF prepared wastewater generation projections based on the proposed NVCAP land-use and densities.
The City of Palo Alto Water Gas & Wastewater Utility Standards state that the proposed wastewater demand
shall be based off of the Peak Base Wastewater Flow (PBWF). PBWF is the Average Base Wastewater Flow
(ABWF) multiplied by a peaking factor between one and four. ABWF is the average dry weather wastewater
flow contributed from residential, commercial and industrial users for the proposed development. The
ABWF is calculated using unit flow rates shown in Table 1-1 in The City of Palo Alto Water Gas & Wastewater
Utility Standards Section 2730 Wastewater Design and Construction Standards and also shown below.
Table 1-1 in The City of Palo Alto Water Gas & Wastewater Utility Standards Section 2730 Wastewater Design and
Construction Standards
Wastewater generation estimates for the existing and proposed developments are calculated based on the
City’s design standards. Wastewater generation estimates are summarized below and account for the entire
2 City of Palo Alto, Sanitary Sewer Management Plan, City of Palo Alto Wastewater Ops, 2016.
7.5
Table 20 Unit Flow Rates for ABWF, GWI, and RDI in the City of Palo Alto Water, Gas, & Wastewater
Utility Standards Section 2730 Wastewater Design and Construction Standards
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DRAFT
NVCAP area. Wastewater generation rates for both the existing and proposed conditions were compared
in order to understand the impact the development will have on the existing wastewater infrastructure. The
results are summarized in Table X.X below:
Table X.X- Existing and proposed wastewater generation for the NVCAP site
The proposed NVCAP development will have an average base wastewater flow (ABWF) of approximately
197,000 gallons per day (GPD), a net increase of 46,000 GPD compared to existing conditions. Peak
wastewater flow will increase from 416 GPM to 546 GPM, a net increase of 130 GPM.
The future NVCAP redevelopment will increase sewer flows compared to existing conditions. According to
the City of Palo Alto Wastewater Capital Improvements Plan 2016-2020, improvements to the existing
wastewater infrastructure around the site were implemented in 2018. For future projects within the NVCAP
area, developers will need to conduct an analysis to determine if the local City infrastructure can
accommodate project flows, or if additional improvements to sewer infrastructure are required. BKF to check
with the City on what analyses are typically used to assess if a project’s increased sewer flows trigger an
upgrade.
C. Potable Water and Fire Water
The City of Palo Alto’s water comes from the City and County of San Francisco’s Regional Water Supply
System (RWS), operated by the San Francisco Public Utilities Commission (SFPUC). This water supply consists
almost entirely of Sierra Nevada snowmelt delivered through the Hetch Hetchy aqueducts, but also includes
treated water produced by the SFPUC from its local watersheds and facilities in Alameda and San Mateo
Counties.
The water demand for the developed site was calculated by using the assumption that wastewater
generation is 95% of water demand for the site. The proposed water demand for the site is summarized in
Table X.X below:
Table X.X- Proposed water demand for the NVCAP site
Wastewater generation estimates for the existing
and proposed developments are calculated
based on the City’s design standards. Wastewater
generation estimates are summarized below and
account for the entire NVCAP area. Wastewater
generation rates for both the existing and
proposed conditions were compared in order
to understand the impact the development will
have on the existing wastewater infrastructure.
The results are summarized in Table 21.
The proposed NVCAP development will have
an average base wastewater flow (ABWF) of
approximately 197,000 gallons per day (GPD), a
net increase of 46,000 GPD compared to existing
conditions. Peak wastewater flow will increase
from 416 GPM to 546 GPM, a net increase of 130
GPM.
The future NVCAP redevelopment will increase
sewer flows compared to existing conditions.
According to the City of Palo Alto Wastewater
Capital Improvements Plan 2016-2020,
improvements to the existing wastewater
infrastructure around the site were implemented
in 2018. For future projects within the NVCAP
area, developers will need to conduct an analysis
to determine if the local City infrastructure can
accommodate project flows, or if additional
improvements to sewer infrastructure are
required. BKF to check with the City on what
analyses are typically used to assess if a project’s
increased sewer flows trigger an upgrade.
Table 21 Existing and proposed wastewater generation for the NVCAP site
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7.5
Potable Water and Fire Water
The City of Palo Alto’s water comes from the City
and County of San Francisco’s Regional Water
Supply System (RWS), operated by the San
Francisco Public Utilities Commission (SFPUC). This
water supply consists almost entirely of Sierra
Nevada snowmelt delivered through the Hetch
Hetchy aqueducts, but also includes treated
water produced by the SFPUC from its local
watersheds and facilities in Alameda and San
Mateo Counties.
The water demand for the developed site
was calculated by using the assumption that
wastewater generation is 95% of water demand
for the site. The proposed water demand for the
site is summarized in Table X.X.
Using the same assumption that existing
wastewater generation is 95% of existing water
demand, the existing peak water demand for
the site is 438 GPM. The proposed development
will result in a peak flow demand increase of
139 GPM, from 438 GPM to 577 GPM. The SFPUC
has adequate supplies to meet its contractual
obligation to the wholesale customers (City of
Palo Alto) of 184 MPG, through the year 2030.
The City has an ISG of 17.07 MGD (or 19,118 SFY).
The water distribution system is operated by the
City of Palo Alto Public Works.
DRAFT NVCAP area. Wastewater generation rates for both the existing and proposed conditions were compared in order to understand the impact the development will have on the existing wastewater infrastructure. The results are summarized in Table X.X below: Table X.X- Existing and proposed wastewater generation for the NVCAP site
The proposed NVCAP development will have an average base wastewater flow (ABWF) of approximately
197,000 gallons per day (GPD), a net increase of 46,000 GPD compared to existing conditions. Peak
wastewater flow will increase from 416 GPM to 546 GPM, a net increase of 130 GPM.
The future NVCAP redevelopment will increase sewer flows compared to existing conditions. According to
the City of Palo Alto Wastewater Capital Improvements Plan 2016-2020, improvements to the existing
wastewater infrastructure around the site were implemented in 2018. For future projects within the NVCAP
area, developers will need to conduct an analysis to determine if the local City infrastructure can
accommodate project flows, or if additional improvements to sewer infrastructure are required. BKF to check
with the City on what analyses are typically used to assess if a project’s increased sewer flows trigger an
upgrade.
C. Potable Water and Fire Water
The City of Palo Alto’s water comes from the City and County of San Francisco’s Regional Water Supply
System (RWS), operated by the San Francisco Public Utilities Commission (SFPUC). This water supply consists
almost entirely of Sierra Nevada snowmelt delivered through the Hetch Hetchy aqueducts, but also includes
treated water produced by the SFPUC from its local watersheds and facilities in Alameda and San Mateo
Counties.
The water demand for the developed site was calculated by using the assumption that wastewater
generation is 95% of water demand for the site. The proposed water demand for the site is summarized in
Table X.X below:
Table X.X- Proposed water demand for the NVCAP site
The NVCAP area consists of existing water mains
within the public streets (and between the dead
end of Acacia Avenue and Park Boulevard),
varying in size from 6” to 12”. The network of
piping within NVCAP will need to be evaluated
for adequacy on a project by project basis. It
is likely that the existing 6” water mains are not
able to provide sufficient flow and pressure to
meet required fire demands for new construction.
Depending on the actual building heights,
locations, densities, and construction types, water
mains may need to be replaced and upsized to
meet fire flow requirements.
Table 22 Proposed water demand for the NVCAP site
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Recycled Water
No recycled water is currently available in
the study area. BKF to confirm with City if
there is any intent to extend recycled water to
this area. BKF to also check if the City has or
wants to implement any requirements for new
developments to be “recycled water ready” (dual
plumbed, site irrigation, etc.).
Electrical Utilities
Based on the Electrical and Fiber Optic Service
Maps provided by the City of Palo Alto (Figures
16 and 17), there are existing electrical and
fiber optic lines serving NVCAP. The existing
electrical utilities consist of both overhead and
underground lines. There are overhead electric
lines serving existing buildings on each road
within the NVCAP project boundaries. Based
on the City of Palo Alto’s 2019-2023 Capital
Improvement Program, the NVCAP project
site is not within an area that the City plans
on undergrounding between now and 2023.
However, as part of individual development
projects’ conditions of approval, the City may
require projects to underground all overhead
electric lines along their street frontage.
The majority of the existing electrical utilities,
including a 60KV electric line and a fiber optic
backbone line, run along Lambert Avenue
and Park Boulevard to an existing substation,
“Park Boulevard Substation” at the corner of
Park Boulevard and Lambert Avenue. The Park
Boulevard Substation is not within the North
Ventura Coordinated Area Plan.
It should be noted that proposed horizontal
development will need to address how critical
infrastructure will either be maintained or
relocated. The underground 60kV lines on
Lambert cannot be relocated. Existing equipment
that won’t be moved still needs to be accessible
for maintenance and clearance requirements
need to be met. The utility substation on Park
Boulevard and Lambert Avenue will need to be
fully accessible during construction.
Gas
Based on the existing underground Map
provided by the City of Palo Alto to BKF Engineers
on October 29, 2018, there are multiple gas mains
servicing the NVCAP project site. The existing
gas mains vary in size from 2” to 4”, and run
within every public street in the North Ventura
Coordinated Area Plan.
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7.6
Matadero Creek
Civil Infrastructure
Definition:
Tailwater Condition: the receiving water
elevation (or pressure) at the final discharge point
of a stormwater management system.
The Matadero Creek Channel is maintained
by the Santa Clara Valley Water District (Valley
Water). The portion of Matadero Creek running
through the North Ventura Coordinated Area
Plan is contained within a concrete trapezoidal
channel, which was built in 1990 from El Camino
Real to the Caltrain tracks.
NVCAP proposes in concept to renaturalize a
section of Matadero Creek that is within the Plan
Area. There is an existing concrete flood control
channel that flows south to north through the
Plan Area. This creek corridor is constrained by
existing infrastructure and urban development.
The proposed renaturalization would remove
the existing U-shaped concrete channel and
replace it with a widened, natural channel.
The goals of a renaturalization project are to
provide community benefits, re-establish riparian
ecosystem habitat, and avoid adverse impacts
on hydraulic performance and flood risks.
The NVCAP Preferred Plan3 supports a widened
natural corridor with area available for riparian
plantings, creative landscape architecture design,
and increased recreation access. This concept is
described in detail as Concept 3 in the Matadero
Creek Conceptual Alternative Analysis1 prepared
by WRA, Inc. This concept includes replacing the
Lambert Avenue bridge with a longer span and
widening the creek channel from approximately
30 feet wide to 100 feet wide. As described
by WRA in Section 9.4 of the Matadero Creek
Conceptual Alternative Analysis4:
Hydraulic modeling indicates that Concept
3 would increase water surface elevations
3 City of Palo Alto Council Meeting, January 10, 2022.
https://www.cityofpaloalto.org/files/assets/public/agendas-
minutes-reports/agendas-minutes/city-council-agendas-min
utes/2022/20220110/20220110pccsm-linked-updated.pdf
4 Matadero Creek Conceptual Alternative Analysis,
WRA Inc., 2020
in some portions of the project reach by as
much as one foot, but decrease water surface
elevations upstream of El Camino Real by roughly
0.5 feet. Increases in water surface elevation
between El Camino Real and Park Boulevard
may be mitigated by floodwalls and no adverse
effect would occur further upstream. Concept
3 appears to be feasible from a hydraulics
perspective.
Where the Matadero Creek channel runs
through NVCAP (Figure 93), the existing site
has several existing outfalls connected to the
channel, with sizes varying from 12” storm drain
inlet connections up to 60” storm drain mains.
Local stormwater runoff is collected in a series
of storm drain pipes and discharged at these
outfall locations. Due to the widening of the
creek channel, the existing outfalls will need to
be relocated or otherwise accommodated in
place. Hydraulic modeling by WRA indicates
that water surface elevations in some portions
of the project may increase by up to one foot.
Further investigation will be required to assess if
the increased tailwater condition at the creek will
adversely impact performance of the outfalls and
connected, upstream storm drain infrastructure.
An additional study will also be needed to
confirm that hydraulic performance at the Park
Blvd culvert and Lambert Bridge is acceptable
and not worse than the existing condition.
The creek widening will require replacement of
the Lambert Avenue bridge with a longer span.
Currently, a City water main is supported by
the existing bridge and spans over the concrete
channel. This utility will be impacted by the
proposed bridge improvements and will need
to be relocated onto the new bridge structure.
Service to nearby properties will need to be
identified to determine if these properties will be
impacted. There are also overhead electrical lines
that are supported by poles on either side of the
channel.
Future development in this area will need to be
coordinated with the Valley Water to ensure
adequate measures are implemented to reduce
impact to the existing channel, and to ensure the
project meets Valley Water standards.
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Figure X.X - Existing Matadero Creek Channel
NVCAP proposes in concept to renaturalize a section of Matadero Creek that is within the Plan area. There
is an existing concrete flood control channel that flows south to north through the Plan area. This creek
corridor is constrained by existing infrastructure and urban development. The proposed renaturalization
would remove the existing U-shaped concrete channel and replace it with a widened, geomorphic bankfull
channel. The goals of a renaturalization project are to provide community benefits, re-establish riparian
ecosystem habitat, and avoid adverse impacts on hydraulic performance and flood risks.
The NVCAP Preferred Plan supports a widened natural corridor with area available for riparian plantings,
creative landscape architecture design, and increased recreation access. This concept is described in detail
as Concept 3 in the Matadero Creek Conceptual Alternative Analysis3 prepared by WRA Inc. This concept
includes replacing the Lambert Avenue bridge with a longer span and widening the creek channel from
approximately 30 feet wide to 100 feet wide. As described by WRA in Section 9.4 of the Matadero Creek
Conceptual Alternative Analysis:
Hydraulic modeling indicates that Concept 3 would increase water surface elevations in some portions of the
project reach by as much as one foot, but decrease water surface elevations upstream of El Camino Real by
roughly 0.5 feet. Increases in water surface elevation between El Camino Real and Park Boulevard may be
mitigated by floodwalls and no adverse effect would occur further upstream. Concept 3 appears to be feasible
from a hydraulics perspective.
Where the Matadero Creek channel runs through NVCAP, the existing site has several existing outfalls
connected to the channel, with sizes varying from 12” storm drain inlet connections up to 60” storm drain
mains. Local stormwater runoff is collected in a series of storm drain pipes and discharged at these outfall
locations. Due to the widening of the creek channel, the existing outfalls will need to be relocated or
otherwise accommodated in place. Hydraulic modeling by WRA indicates that water surface elevations in
some portions of the project may increase by up to one foot. Further investigation will be required to
assess if the increased tailwater condition at the creek will adversely impact performance of the outfalls
and connected, upstream storm drain infrastructure. Additional study will also be needed to confirm that
hydraulic performance at the Park Blvd culvert and Lambert Bridge is acceptable and not worse than the
existing condition.
3 Matadero Creek Conceptual Alternative Analysis, WRA Inc., 2020.
DRAFT
Figure X.X-Storm Drain Outfalls to Matadero Creek Channel
The creek widening will require replacement of the Lambert Avenue bridge with a longer span. Currently,
a City water main is supported by the existing bridge and spans over the concrete channel. This utility will
be impacted by the proposed bridge improvements and will need to be relocated onto the new bridge
structure. Service to nearby properties will need to be identified to determine if these properties will be
impacted. There are also overhead electrical lines that are supported by poles on either side of the
channel.
Future development in this area will need to be coordinated with the SCVWD to ensure adequate
measures are implemented to reduce impact to the existing channel, and to ensure the project meets
SCVWD standards.
Figure 92 The Matadero Creek Channel Today along Ash Street
Figure 93 Storm Drain Outfalls to Matadero Creek Channel
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7.7
Funding and
Financing Strategy
The NVCAP specifies new public infrastructure and amenities required
to support the emergence of a walkable, transit-oriented, mixed-
use neighborhood. The funding and financing strategy identifies the
primary categories of capital improvement projects included in the
NVCAP, and describes applicable funding and financing sources and
mechanisms for constructing those projects.
Major Project Categories
The public infrastructure and amenity
improvements identified in the NVCAP fall into
five primary categories consisting of bicycle and
pedestrian infrastructure, streetscape, parks and
open space, green stormwater infrastructure, and
the re-naturalization of Matadero Creek.
Funding and Financing Sources and Mechanisms
A variety of potential funding sources and
financing mechanisms exist for implementing
the improvements identified in the NVCAP. This
section describes these sources and mechanisms
and their potential uses within the Plan Area. In
many cases, multiple funding sources will need to
be combined to pay for specific projects.
Although the terms “funding” and “financing”
are often used interchangeably, there is an
important distinction between the two terms.
“Funding” typically refers to a revenue source
such as a tax, fee, or grant that is used to pay
for an improvement. Some funding sources,
such as impact fees, are one-time payments,
while others, such as assessments, are ongoing
payments. “Financing” involves borrowing from
future revenues by issuing bonds or other debt
instruments that are paid back over time through
taxes or fee payments, enabling agencies to pay
for infrastructure before the revenue to cover the
full cost of the infrastructure is available.
Potential funding for improvements includes a
mix of developer contributions (both required
and negotiated, such as via the 340 Portage
development agreement), City resources, outside
grants, and district-based tools.
Funding Source
Category Examples
Developer
Contributions
Development
Standards
CEQA Mitigations
Impact / In-Lieu Fees
Negotiated
Agreements
City Resources General Fund
Capital Improvement
Plan
User Fees
Outside Grants Regional, State, and
Federal Grants
District-Based Tools Special Assessment
District
Community Facilities
District
Enhanced
Infrastructure Finance
District
Table 23 Funding Source Categories and Examples
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Developer Contributions
Development Standards:
Each new development project will contribute
to the NVCAP’s implementation by meeting
requirements regulating each project’s land uses,
height, density, setbacks, parking requirements,
street frontage improvements, pedestrian access,
and other requirements specified in the NVCAP.
These standards are adopted in the City’s zoning
ordinance and must be satisfied for a project to
be granted approval.
Reimbursement Agreements:
If a developer is required to provide additional
infrastructure capacity or amenities to serve
the entire district, a reimbursement agreement
can be established to receive payments from
later developers who benefit from these early
improvements. This allows for areawide cost-
sharing.
CEQA Mitigations:
Developers may be required to contribute
to environmental mitigation measures, both
for areawide needs and for their specific
development projects.
Impact / In-Lieu Fees:
Impact fees are one-time fees imposed on new
developments to pay for improvements and
facilities that either serve the new development
or reduce the impacts of the project on the
existing community. Fee revenues cannot be used
to fund existing deficiencies in infrastructure.
The City of Palo Alto already has citywide
impact fees for Housing, Community and Public
Safety Facilities, Traffic, Parks, and Public Art.
All development projects within the Plan Area
must meet citywide impact and in-lieu fee
requirements.
Negotiated Agreements:
Community benefits are developer contributions
that exceed the baseline features required
under development standards, environmental
mitigation measures, and impact fees.
Community benefits agreements are negotiated
with developers individually in exchange for
additional development rights. As noted earlier
in the NVCAP, a development agreement
negotiation is underway for the 340 Portage
Avenue site. The developer proposes to provide
more than three acres of land for a new public
park surrounding Madero Creek and one acre
for affordable housing, in addition to monetary
contributions to both park improvements and the
city’s affordable housing fund.
City Resources:
General Fund:
General Fund revenues include property tax,
sales tax, transient occupancy tax, and other
revenues that are primarily used to pay for
ongoing municipal services and operations.
Capital Improvement Plan (CIP):
Infrastructure projects identified in the NVCAP
are candidates for inclusion in the City’s
Capital Improvement Plan, which identifies a
range of specific funding sources for capital
improvement projects throughout the City of
Palo Alto. For example, sanitary sewer and
water main replacement projects and fiber optic
backbone extensions within the NVCAP area are
included in the Fiscal Year 2023 CIP, which plans
expenditures for 2023-2027.
User Fees:
User fees and rates include the fees charged
for the use of public infrastructure or goods. It
may be possible to use a portion of user fee or
rate revenue toward financing the costs of new
infrastructure, but user fees are unlikely to be a
major source of funding for implementation of
the NVCAP.
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Outside Grants
Various federal, state, and regional grant
programs distribute funding for public
improvements. Because grant programs are
typically competitive, grant funds are an
unpredictable funding source, and the City of
Palo Alto must remain vigilant in applying for
grants to implement the NVCAP. Unique grant
funding opportunities may become available
due to the area’s designation as a Priority
Development Area by the Association of Bay
Area Governments, and because most of the
Plan Area is within ½ mile of a Caltrain station—
enabling access to funds directed to transit-
oriented locations. However, access to grant
funds may be contingent on adopting land use
policies that comply with MTC’s Transit-Oriented
Communities policy, with particular impacts on
the Mobility Hubs and One Bay Area grants
describe below.
Listing of the former cannery at 340 Portage
Avenue in the California Register of Historical
Resources may allow that private property to
become eligible for State and Federal historic
preservation grants and loans, which are not
detailed in the table below. However, the more
significant preservation benefit would likely be
associated with tax incentives, such as the Mills
Act, that encourage the private property owner
to preserve the resource. These grants and
incentives would not be available if alterations to
the property make it ineligible for listing.
The following table describes outside grant
funding sources that may be applicable to public
capital improvements as of the passage of the
NVCAP; this is not an exhaustive list, however, and
new grant funding programs will open during the
implementation of the NVCAP.
7.7
Table 24 Examples of Potential Regional or
County Grant Funding Sources for
NVCAP Improvements
Program Adminstering
Agency Description
Eligible Capital Projects
Bicycle and
Pedestrian
Access
Streetscape
Parks, Trails,
and Open
Space
Storm
Drainage
and Flood
Control
Regional or County
Mobility Hubs MTC The Mobility Hubs program funds projects in
designated mobility hubs that connect services
and infrastructure that promote the use of mobility
options besides private vehicles. This includes
connecting public transit, bike and pedestrian
facilities, and bike or car share facilities.
x x x
Transportation for
Clean Air (TFCA)
Regional Program:
Bicycle Facilities
Grant Program
Bay Area
Air Quality
Management
District
(BAAQMD)
The TFCA program, administered by the BAAQMD,
funds projects that reduce vehicle emissions.
Sixty percent of funds collected go to the TFCA
Regional Fund for competitive grants. Eligible
projects must demonstrate air quality benefits and
reduction of emissions from motor vehicles. One
sub-program within the TFCA Regional Fund is the
Bicycle Facilities Grant Program, which funds the
construction of new bikeways and the installation of
new bike parking facilities.
x
Santa Clara
County Measure
B: Bicycle and
Pedestrian
Program
VTA Measure B was passed by Santa Clara County
voters in 2016. Measure B authorized a 30-year,
half-cent countywide sales tax to invest in transit,
highway, and active transportation projects.
Measure B includes nine different program areas,
one of which is the Bicycle and Pedestrian Program
(BPP). The BPP provides funding for bicycle and
pedestrian capital projects and planning studies.
Priority is given to projects that connect schools,
transit and employment centers, and that fill gaps
in existing bike/ped networks.
x
One Bay Area
Grant (round 3)
MTC OBAG 3 is MTC’s comprehensive policy and funding
framework for distributing federal funding. OBAG
3 includes a Regional Program and a County
Program. The county programs includes various
competitive sub-programs.
x x x
Transportation
Development Act
(TDA) Article 3
Program
MTC TDA funds are derived from a 1/4 cent of the State’s
general sales tax. Article 3 of the TDA makes a
portion of these funds available for use on bicycle
and pedestrian projects. MTC programs TDA funds
in the Bay Area.
x
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ProgramAdminstering
Agency Description
Eligible Capital Projects
Bicycle and
Pedestrian
Access
Streetscape
Parks, Trails,
and Open
Space
Storm
Drainage
and Flood
Control
Regional or County
Mobility HubsMTC The Mobility Hubs program funds projects in
designated mobility hubs that connect services
and infrastructure that promote the use of mobility
options besides private vehicles. This includes
connecting public transit, bike and pedestrian
facilities, and bike or car share facilities.
x x x
Transportation for
Clean Air (TFCA)
Regional Program:
Bicycle Facilities
Grant Program
Bay Area
Air Quality
Management
District
(BAAQMD)
The TFCA program, administered by the BAAQMD,
funds projects that reduce vehicle emissions.
Sixty percent of funds collected go to the TFCA
Regional Fund for competitive grants. Eligible
projects must demonstrate air quality benefits and
reduction of emissions from motor vehicles. One
sub-program within the TFCA Regional Fund is the
Bicycle Facilities Grant Program, which funds the
construction of new bikeways and the installation of
new bike parking facilities.
x
Santa Clara
County Measure
B: Bicycle and
Pedestrian
Program
VTA Measure B was passed by Santa Clara County
voters in 2016. Measure B authorized a 30-year,
half-cent countywide sales tax to invest in transit,
highway, and active transportation projects.
Measure B includes nine different program areas,
one of which is the Bicycle and Pedestrian Program
(BPP). The BPP provides funding for bicycle and
pedestrian capital projects and planning studies.
Priority is given to projects that connect schools,
transit and employment centers, and that fill gaps
in existing bike/ped networks.
x
One Bay Area
Grant (round 3)
MTC OBAG 3 is MTC’s comprehensive policy and funding
framework for distributing federal funding. OBAG
3 includes a Regional Program and a County
Program. The county programs includes various
competitive sub-programs.
x x x
Transportation
Development Act
(TDA) Article 3
Program
MTC TDA funds are derived from a 1/4 cent of the State’s
general sales tax. Article 3 of the TDA makes a
portion of these funds available for use on bicycle
and pedestrian projects. MTC programs TDA funds
in the Bay Area.
x
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Program Adminstering Agency Description
Eligible Capital Projects
Bicycle and
Pedestrian Access Streetscape Parks, Trails, and
Open Space
Storm Drainage
and Flood Control
State
Infill Infrastructure Grant California Department
of Housing and
Community
Development
The Infill Infrastructure Grant program provides fund for infrastructure improvements necessary to enable
residential or mixed-use infill development.
x x x x
Transformative Climate
Communities
California Strategic
Growth Council
Proceeds from California’s Cap-and-Trade Program help fund the Transformative Climate Communities
(TCC) program. The TCC provides competitive grants for coordinated, community-led development and
infrastructure projects focused on achieving multiple environmental, health, and economic benefits within
a given community. Examples of eligible projects include affordable housing, transit, bicycle/pedestrian
improvements, and urban green infrastructure. The TCC program prioritizes disadvantaged communities that
have been most impacted by pollution, as measured by the CalEnviroScreen index. The TCC program offers
Implementation Grants and Planning Grants.
x x x x
Affordable Housing and
Sustainable Communities
California Strategic
Growth Council
Proceeds from California’s Cap-and-Trade Program help fund the AHSC program. AHSC is a competitive state
grant program that promotes infill development and the reduction of greenhouse gas emissions through
transportation and land use change. AHSC encourages combined investments in affordable housing, transit,
and active transportation infrastructure, with a majority of funds typically awarded to the affordable housing
component of a project.
x x x
Urban Greening Program California Natural
Resources Agency
Proceeds from the State’s Cap-and-Trade Program help fund California’s Urban Greening Program. The
Urban Greening Program provides competitive funding for projects that reduce greenhouse gas emissions
and provide other benefits related to reducing air/water pollution and the consumption of natural resources,
and/or to increasing green spaces and green infrastructure. Eligible projects include the enhancement or
expansion of neighborhood parks, green streets, urban trails, facilities that encourage active transportation,
and other urban heat island mitigation measures. The program prioritizes projects that benefit disadvantaged
communities, as determined by the CalEnviroScreen index.
x x x x
Active Transportation
Program (ATP)
California
Transportation
Commission/MTC
ATP provides statewide competitive grants for pedestrian and bicycle capital projects. Certain trail projects are
also eligible if they meet the requirements of the Recreational Trails Program (RTP), a sub-program within ATP.
Beyond the statewide competitive grants, ATP funds are also distributed to MPOs. A minimum of 25% of ATP
funds must be allocated to disadvantaged communities.
x x x
Urban Streams
Restoration Program
(USRP)
California Department
of Water Resources
The USRP funds projects and provides technical assistance to restore urban streams to a more natural state.
Funds used for planning only must be used for projects that will serve disadvantaged communities once
completed. Matching funds of 20 percent must be provided unless the grant will benefit a disadvantaged
community. Examples of eligible projects include installation of green infrastructure such as bioswales,
removing culverts or storm drains, and flood protection enhancements.
x
Land and Water
Conservation Fund
California Department
of Parks and Recreation
The LWCF is a competitive grant program focused on creating new outdoor recreation opportunities for
Californians. The program funds the acquisition or the development of recreational space. Eligible projects
include the acquisition of land to create a new park, a buffer for an existing park, or a recreational/active
transportation trail corridor, or the development of recreational features (e.g. sports fields, dog parks,
gardens, open space, etc.)
x
Table 25 Examples of Potential State Grant Funding Sources for NVCAP Improvements
7.7
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ProgramAdminstering AgencyDescription
Eligible Capital Projects
Bicycle and
Pedestrian Access Streetscape Parks, Trails, and
Open Space
Storm Drainage
and Flood Control
State
Infill Infrastructure GrantCalifornia Department
of Housing and
Community
Development
The Infill Infrastructure Grant program provides fund for infrastructure improvements necessary to enable
residential or mixed-use infill development.
x x x x
Transformative Climate
Communities
California Strategic
Growth Council
Proceeds from California’s Cap-and-Trade Program help fund the Transformative Climate Communities
(TCC) program. The TCC provides competitive grants for coordinated, community-led development and
infrastructure projects focused on achieving multiple environmental, health, and economic benefits within
a given community. Examples of eligible projects include affordable housing, transit, bicycle/pedestrian
improvements, and urban green infrastructure. The TCC program prioritizes disadvantaged communities that
have been most impacted by pollution, as measured by the CalEnviroScreen index. The TCC program offers
Implementation Grants and Planning Grants.
x x x x
Affordable Housing and
Sustainable Communities
California Strategic
Growth Council
Proceeds from California’s Cap-and-Trade Program help fund the AHSC program. AHSC is a competitive state
grant program that promotes infill development and the reduction of greenhouse gas emissions through
transportation and land use change. AHSC encourages combined investments in affordable housing, transit,
and active transportation infrastructure, with a majority of funds typically awarded to the affordable housing
component of a project.
x x x
Urban Greening ProgramCalifornia Natural
Resources Agency
Proceeds from the State’s Cap-and-Trade Program help fund California’s Urban Greening Program. The
Urban Greening Program provides competitive funding for projects that reduce greenhouse gas emissions
and provide other benefits related to reducing air/water pollution and the consumption of natural resources,
and/or to increasing green spaces and green infrastructure. Eligible projects include the enhancement or
expansion of neighborhood parks, green streets, urban trails, facilities that encourage active transportation,
and other urban heat island mitigation measures. The program prioritizes projects that benefit disadvantaged
communities, as determined by the CalEnviroScreen index.
x x x x
Active Transportation
Program (ATP)
California
Transportation
Commission/MTC
ATP provides statewide competitive grants for pedestrian and bicycle capital projects. Certain trail projects are
also eligible if they meet the requirements of the Recreational Trails Program (RTP), a sub-program within ATP.
Beyond the statewide competitive grants, ATP funds are also distributed to MPOs. A minimum of 25% of ATP
funds must be allocated to disadvantaged communities.
x x x
Urban Streams
Restoration Program
(USRP)
California Department
of Water Resources
The USRP funds projects and provides technical assistance to restore urban streams to a more natural state.
Funds used for planning only must be used for projects that will serve disadvantaged communities once
completed. Matching funds of 20 percent must be provided unless the grant will benefit a disadvantaged
community. Examples of eligible projects include installation of green infrastructure such as bioswales,
removing culverts or storm drains, and flood protection enhancements.
x
Land and Water
Conservation Fund
California Department
of Parks and Recreation
The LWCF is a competitive grant program focused on creating new outdoor recreation opportunities for
Californians. The program funds the acquisition or the development of recreational space. Eligible projects
include the acquisition of land to create a new park, a buffer for an existing park, or a recreational/active
transportation trail corridor, or the development of recreational features (e.g. sports fields, dog parks,
gardens, open space, etc.)
x
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Program Adminstering Agency Description
Eligible Capital Projects
Bicycle and
Pedestrian Access Streetscape Parks, Trails, and
Open Space
Storm Drainage
and Flood Control
State
Local Highway Safety
Improvement Program
(HSIP)
Caltrans HSIP is funded by federal aid as a core program and was codified under the 2021 Infrastructure Investment
and Job Act. HSIP seeks to achieve significant reductions in traffic fatalities and injuries on public roads. Funds
are eligible for work on any public road or publicly owned bicycle or pedestrian pathway or trail, so long as the
investment is focused on improving user safety for and addresses a specific safety problem. Non-safety related
capital improvements (e.g. landscaping, street beautification) cannot exceed 10 percent of project costs.
Caltrans requires that projects be consistent with California’s Strategic Highway Safety Plan.
x x
Senate Bill 1: Local
Partnership Program (LP)
California
Transportation
Commission
SB 1, which was signed into law in 2017, is a $54-billion legislative package to fix and enhance roads,
freeways, bridges, and transit across California. Funds are split among numerous programs. SB 1 created
the LP program to reward jurisdictions and transportation agencies that have passed sales tax measures,
developer fees, or other imposed transportation fees. The LP program includes a formula allocation as well
as a competitive component. Eligible projects include a wide variety of transportation improvements –
roads, pedestrian/bicycle facilities, transit facilities, and other improvements to mitigate urban runoff from
new transportation infrastructure. For the competitive grant program, funds can only be used for capital
improvements.
x x x
Table 26 Examples of Potential State Grant Funding Sources for NVCAP Improvements (Continued)
Table 27 Examples of Potential Federal Grant Funding Sources for NVCAP Improvements
7.7
Program Adminstering Agency Description
Eligible Capital Projects
Bicycle and
Pedestrian Access Streetscape Parks, Trails, and
Open Space
Storm Drainage
and Flood Control
Federal
Infrastructure Investment
and Jobs Act
Federal Highway
Administration, Federal
Transit Administration,
Federal Railway
Administration, and
Federal Aviation
Administration
The Infrastructure Investment and Jobs Act provides over $550 billion for the nation’s infrastructure.
Estimated apportionments are available for Fiscal Years 2022 - 2026. Funds are available for a wide array of
infrastructure needs including those related to public transit, airports, ports, bridges, water systems, and more.
Most of the funds will be distributed through state agencies which will be accessible through a range of state
grant programs, whereas other funds will be apportioned directly to urbanized areas, and additional funds
will be available through federal grants processes. The State of California is estimated to be apportioned more
than $35 billion over five fiscal years, and the San Jose urbanized area, which includes Palo Alto, is expected to
be directly apportioned $536 million over this same time period.
x x x
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ProgramAdminstering AgencyDescription
Eligible Capital Projects
Bicycle and
Pedestrian Access Streetscape Parks, Trails, and
Open Space
Storm Drainage
and Flood Control
State
Local Highway Safety
Improvement Program
(HSIP)
CaltransHSIP is funded by federal aid as a core program and was codified under the 2021 Infrastructure Investment
and Job Act. HSIP seeks to achieve significant reductions in traffic fatalities and injuries on public roads. Funds
are eligible for work on any public road or publicly owned bicycle or pedestrian pathway or trail, so long as the
investment is focused on improving user safety for and addresses a specific safety problem. Non-safety related
capital improvements (e.g. landscaping, street beautification) cannot exceed 10 percent of project costs.
Caltrans requires that projects be consistent with California’s Strategic Highway Safety Plan.
x x
Senate Bill 1: Local
Partnership Program (LP)
California
Transportation
Commission
SB 1, which was signed into law in 2017, is a $54-billion legislative package to fix and enhance roads,
freeways, bridges, and transit across California. Funds are split among numerous programs. SB 1 created
the LP program to reward jurisdictions and transportation agencies that have passed sales tax measures,
developer fees, or other imposed transportation fees. The LP program includes a formula allocation as well
as a competitive component. Eligible projects include a wide variety of transportation improvements –
roads, pedestrian/bicycle facilities, transit facilities, and other improvements to mitigate urban runoff from
new transportation infrastructure. For the competitive grant program, funds can only be used for capital
improvements.
x x x
ProgramAdminstering AgencyDescription
Eligible Capital Projects
Bicycle and
Pedestrian Access Streetscape Parks, Trails, and
Open Space
Storm Drainage
and Flood Control
Federal
Infrastructure Investment
and Jobs Act
Federal Highway
Administration, Federal
Transit Administration,
Federal Railway
Administration, and
Federal Aviation
Administration
The Infrastructure Investment and Jobs Act provides over $550 billion for the nation’s infrastructure.
Estimated apportionments are available for Fiscal Years 2022 - 2026. Funds are available for a wide array of
infrastructure needs including those related to public transit, airports, ports, bridges, water systems, and more.
Most of the funds will be distributed through state agencies which will be accessible through a range of state
grant programs, whereas other funds will be apportioned directly to urbanized areas, and additional funds
will be available through federal grants processes. The State of California is estimated to be apportioned more
than $35 billion over five fiscal years, and the San Jose urbanized area, which includes Palo Alto, is expected to
be directly apportioned $536 million over this same time period.
x x x
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7.7
District-Based “Value Capture” Tools
Land-based financing tools are typically
associated with new real estate development
to generate benefit-based special assessment
revenues or property tax revenues to finance
improvements through bond repayment or
paying for improvements over time. District-
based tools provide a stable revenue stream
while ensuring that properties benefitting from
improvements also contribute to those public
investments. The table below describes the three
primary types of district-based funding and
financing tools. Note that assessment districts
and community facilities districts primarily
capture additional funding from private entities,
while the enhanced infrastructure financing
district reinvests growth in public property tax
revenues within the district. If a district-based tool
is utilized, the boundaries do not necessarily need
to align with the NVCAP Plan Area boundaries.
Table 28 Summary of Major District-Based Value Capture Tools
Funding Tools Description Uses Considerations
Special Assessment
Districts
Additional assessment against a range of
participants, depending on the type of district
and relative benefit received.
Examples include: Landscaping and Lighting
District, Community Benefit District, Business
Improvement District.
Most useful for funding ongoing
operations and maintenance.
Requires simple majority vote of paying stakeholders.
Increases costs and risk for paying stakeholders. Stakeholders need to
perceive a clear benefit for themselves.
Impacts paying stakeholders’ overall ability to support other taxes, fees,
and community benefits.
Little financial risk to the City or public agencies; could lead to increased
tax revenue based on private reinvestment.
Additional City staff time to administer districts could offset some gains.
Community Facilities
District (Mello-Roos)
Additional assessment on property, levied
and varied based on a selected property
characteristic (excluding property value).
Financing infrastructure
improvements, development of
public facilities; also, ongoing
operations and maintenance.
Requires approval of 2/3 of property owners (by land area) if there are
fewer than 12 registered voters residing in the district.
Boundaries can include non-contiguous parcels.
Fees can be proportionally subdivided and passed on to future
property / home owners.
Increases costs and risk for landowners and homeowners if fees
dissuade buyers or reduce achievable sales prices.
Impacts paying stakeholders’ overall ability to support other taxes, fees,
and community benefits.
Enhanced
Infrastructure
Financing District
(EIFD)
Diverts a portion of future municipal General
Fund property tax revenues generated within
the district to help fund infrastructure projects.
Climate resilience districts are a type of EIFD
specifically intended to fund climate projects
such as addressing sea level rise.
Financing infrastructure
improvements, development
of public facilities, affordable
housing development.
Formation and bond issuance does not require a local vote.
Does not cost individual property owners additional fees and taxes.
Does not divert revenues from schools.
Reduces future General Fund revenues by restricting use of the district’s
future property tax revenue growth.
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Table 28 Summary of Major District-Based Value Capture Tools
Funding ToolsDescription Uses Considerations
Special Assessment
Districts
Additional assessment against a range of
participants, depending on the type of district
and relative benefit received.
Examples include: Landscaping and Lighting
District, Community Benefit District, Business
Improvement District.
Most useful for funding ongoing
operations and maintenance.
Requires simple majority vote of paying stakeholders.
Increases costs and risk for paying stakeholders. Stakeholders need to
perceive a clear benefit for themselves.
Impacts paying stakeholders’ overall ability to support other taxes, fees,
and community benefits.
Little financial risk to the City or public agencies; could lead to increased
tax revenue based on private reinvestment.
Additional City staff time to administer districts could offset some gains.
Community Facilities
District (Mello-Roos)
Additional assessment on property, levied
and varied based on a selected property
characteristic (excluding property value).
Financing infrastructure
improvements, development of
public facilities; also, ongoing
operations and maintenance.
Requires approval of 2/3 of property owners (by land area) if there are
fewer than 12 registered voters residing in the district.
Boundaries can include non-contiguous parcels.
Fees can be proportionally subdivided and passed on to future
property / home owners.
Increases costs and risk for landowners and homeowners if fees
dissuade buyers or reduce achievable sales prices.
Impacts paying stakeholders’ overall ability to support other taxes, fees,
and community benefits.
Enhanced
Infrastructure
Financing District
(EIFD)
Diverts a portion of future municipal General
Fund property tax revenues generated within
the district to help fund infrastructure projects.
Climate resilience districts are a type of EIFD
specifically intended to fund climate projects
such as addressing sea level rise.
Financing infrastructure
improvements, development
of public facilities, affordable
housing development.
Formation and bond issuance does not require a local vote.
Does not cost individual property owners additional fees and taxes.
Does not divert revenues from schools.
Reduces future General Fund revenues by restricting use of the district’s
future property tax revenue growth.
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7.7
Infrastructure Improvements and
Applicable Funding Sources
The following table describes the applicability
of various funding sources to the improvement
needs identified in the NVCAP. Funding
availability for improvements within the Plan
Area will vary based on development activity,
economic conditions, and availability of grants.
Table 29 Infrastructure Improvements and Applicable Funding Sources in the NVCAP
Developer Contributions City Resources District Based Outside
Sources
Development
Standards
CEQA Mitiga-
tion
Impact and In-
Lieu Fees
Negotiated
Agreements
General Fund Capital Im-
provement Plan
User Fees CFD EIFD Special Assess-
ment District
Grants (Fed-
eral, Regional,
State)
Bicycle and Pedestrian Infrastructure, Streetscape Improvements
Public Right of Way
Improvements
X X X X X X X X X
Intersection Improvements X X X X X X X X X
Parks and Open Space
Land Acquisition X X X X X X
Construction of New Parks or
Plazas
X X X X X X
Matadero Creek Re-Naturalization
Land Acquisition X X X X X X
Construction of New
Infrastructure
X X X X X X X
Utilities
District-wide: Stormwater,
Water, and Sewer
Improvements
X X X X X X X X
On-site/Project Specific:
Stormwater, Water, and Sewer
Improvements
X X X X
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Developer Contributions City Resources District Based Outside
Sources
Development
Standards
CEQA Mitiga-
tion
Impact and In-
Lieu Fees
Negotiated
Agreements
General Fund Capital Im-
provement Plan
User Fees CFD EIFD Special Assess-
ment District
Grants (Fed-
eral, Regional,
State)
Bicycle and Pedestrian Infrastructure, Streetscape Improvements
Public Right of Way
Improvements
XXXX X X X X X
Intersection ImprovementsXXXXX X X X X
Parks and Open Space
Land AcquisitionXX X X X X
Construction of New Parks or
Plazas
XX X X X X
Matadero Creek Re-Naturalization
Land AcquisitionXX X X X X
Construction of New
Infrastructure
XX X X X X X
Utilities
District-wide: Stormwater,
Water, and Sewer
Improvements
XXX X X X X X
On-site/Project Specific:
Stormwater, Water, and Sewer
Improvements
XXXX
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7.8
Implementation
Actions
Plan policies in the preceding
chapters will be implemented
by developers, property owners,
and the City over the course of
the Plan horizon, many because
of development applications.
However, certain policies require
implementation that must be
initiated by City staff and/or
coordinated with other public
agencies.
Table 30 summarizes proactive steps needed to
implement the NVCAP, agencies responsible for
implementation, and the expected timeframe
for each action. Related policies and goals from
preceding chapters for each implementation
action are also referenced.
Following Plan Adoption actions are anticipated
to completed directly following the adoption of
the NVCAP.
•Ongoing actions are expected to be
implemented throughout the planning period.
•Short-term actions are actions that are
expected to be completed within 0 to 4 years
from plan adoption.
•Mid-term actions are anticipated to be
implemented within 5 to 9 years from plan
adoption.
•Long-term actions are expected to be
completed between 10 to 20 years from plan
adoption.
Table 30 Implementation Actions in the NVCAP
Implementation
Action Number Action Description City Department or Public
Agency Responsible Timeframe
Land Use and Zoning
IM 1 Field questions, facilitate desired project design, and proactively reach out to property owners and
local brokers to identify opportunities for investment and lot consolidation and to promote the vision
of the Plan.
Planning Ongoing
Open Space
IM 2 Renaturalize Matadero Creek:
Take actions to implement a concept for Matadero creek that will fully naturalize (removal of
concrete channel) between Park Boulevard and Lambert Avenue. The flood channel is widened up
to a 100 feet riparian corridor serving maximum geomorphic form and ecological function.
Multiple Long-Term
IM 3 Public Park:
Take actions to acquire, plan and implement the vision for a public park adjacent to Matadero
Creek.
Multiple Long-Term
Street Improvements
IM 4 Wayfinding Signs:
Explore a program to design and implement a wayfinding sign program as an effective tool
to celebrate history and provide a clear and predictable navigation for residents, visitors and
employees.
Multiple Ongoing
IM 5 Woonerf:
Explore and implement a concept for a woonerf that may either be a private or public/private
partnership to implement a concept that integrates vehicular, pedestrian and traffic calming
elements for the segment of Portage Avenue between Ash Street and Park Boulevard.
Multiple Ongoing
Historic Preservation
IM 6 Explore within the first year after adoption of the Plan, the initiation of California or National Register
and/or local Inventory as appropriate/as determined by Council for the cannery and the Ash office
building.
Planning Short-Term
Parking Management
IM 7 Evaluate as needed future parking strategies to maintain parking availability such as a parking
benefit district, pricing options, time-of-day restrictions, Residential Parking Permits, and shared
parking.
Office of Transportation Mid-Term to Long-
Term
IM 8 If hourly pricing is used, then explore a strategy that creates targets such that 85% of the spaces are
used at any time OR such that 15% of the parking supply is available at any time.
Office of Transportation Mid-Term to Long-
Term
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Table 30 Implementation Actions in the NVCAP
Implementation
Action Number Action Description City Department or Public
Agency Responsible Timeframe
Land Use and Zoning
IM 1Field questions, facilitate desired project design, and proactively reach out to property owners and
local brokers to identify opportunities for investment and lot consolidation and to promote the vision
of the Plan.
Planning Ongoing
Open Space
IM 2Renaturalize Matadero Creek:
Take actions to implement a concept for Matadero creek that will fully naturalize (removal of
concrete channel) between Park Boulevard and Lambert Avenue. The flood channel is widened up
to a 100 feet riparian corridor serving maximum geomorphic form and ecological function.
Multiple Long-Term
IM 3Public Park:
Take actions to acquire, plan and implement the vision for a public park adjacent to Matadero
Creek.
Multiple Long-Term
Street Improvements
IM 4Wayfinding Signs:
Explore a program to design and implement a wayfinding sign program as an effective tool
to celebrate history and provide a clear and predictable navigation for residents, visitors and
employees.
Multiple Ongoing
IM 5Woonerf:
Explore and implement a concept for a woonerf that may either be a private or public/private
partnership to implement a concept that integrates vehicular, pedestrian and traffic calming
elements for the segment of Portage Avenue between Ash Street and Park Boulevard.
Multiple Ongoing
Historic Preservation
IM 6Explore within the first year after adoption of the Plan, the initiation of California or National Register
and/or local Inventory as appropriate/as determined by Council for the cannery and the Ash office
building.
Planning Short-Term
Parking Management
IM 7Evaluate as needed future parking strategies to maintain parking availability such as a parking
benefit district, pricing options, time-of-day restrictions, Residential Parking Permits, and shared
parking.
Office of Transportation Mid-Term to Long-
Term
IM 8If hourly pricing is used, then explore a strategy that creates targets such that 85% of the spaces are
used at any time OR such that 15% of the parking supply is available at any time.
Office of Transportation Mid-Term to Long-
Term
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Implementation
Action Number Action Description City Department or Public
Agency Responsible Timeframe
IM 9 Explore unbundling commercial parking or require the parking to be made to the public.Office of Transportation Mid-Term to Long-
Term
IM 10 Explore a parking pricing or a parking benefit district that could help support on-demand transit,
transportation demand management measures, active transportation investments, transit pass
programs, etc.
Office of Transportation Mid-Term to Long-
Term
Infrastructure Improvements
IM 11 Evaluate water main capacity that may need to be upgraded on a project-by-project basis. It is
likely that the existing six-inch (6”) water mains are not able to provide sufficient flow and pressure
to meet required fire demands for new construction. Depending on the development project, water
mains may need to be replaced and upsized to meet fire flow requirements.
Public Works Ongoing
IM 12 Paving:
Explore including into the Capital Improvement Program designs and implementation at key
intersections and raised crossings.
Public Works Short-term to
long-term
Public Art
IM 13 Evaluate the placement of public art in relation to the Public Art Master Plan for the NVCAP.Community Services Ongoing
IM 14 Explore updating the Public Art Master Plan as necessary to reconcile the vision of the NVCAP.Community Services Mid-Term to Long-
Term
Mobility
IM 15 Publicly accessible shared path on private property: Implement locations indicated within NVCAP by
requiring recorded easements over private property when property redevelops.
Public Works/Planning Ongoing
7.8
Table 31 Implementation Actions in the NVCAP
(Continued)
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Implementation
Action Number Action Description City Department or Public
Agency Responsible Timeframe
IM 9Explore unbundling commercial parking or require the parking to be made to the public.Office of Transportation Mid-Term to Long-
Term
IM 10Explore a parking pricing or a parking benefit district that could help support on-demand transit,
transportation demand management measures, active transportation investments, transit pass
programs, etc.
Office of Transportation Mid-Term to Long-
Term
Infrastructure Improvements
IM 11Evaluate water main capacity that may need to be upgraded on a project-by-project basis. It is
likely that the existing six-inch (6”) water mains are not able to provide sufficient flow and pressure
to meet required fire demands for new construction. Depending on the development project, water
mains may need to be replaced and upsized to meet fire flow requirements.
Public Works Ongoing
IM 12Paving:
Explore including into the Capital Improvement Program designs and implementation at key
intersections and raised crossings.
Public Works Short-term to
long-term
Public Art
IM 13Evaluate the placement of public art in relation to the Public Art Master Plan for the NVCAP.Community Services Ongoing
IM 14Explore updating the Public Art Master Plan as necessary to reconcile the vision of the NVCAP.Community Services Mid-Term to Long-
Term
Mobility
IM 15Publicly accessible shared path on private property: Implement locations indicated within NVCAP by
requiring recorded easements over private property when property redevelops.
Public Works/Planning Ongoing
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Attachment B – Existing Conditions
Existing Neighborhood Setting & Character
The following contains a summary of the existing conditions, opportunities and challenges within
the North Ventura area.
Land Use & Surroundings
The NVCAP area is located within walking distance of the California Avenue Business District and
enjoys biking access along one of the City’s primary bicycle corridors on Park Boulevard. It also
provides access to transit facilities of regional significance including the California Avenue
Caltrain Station, VTA bus routes along the El Camino Real corridor, and the Stanford University
Marguerite service. The street network is generally accessible in the east-west direction
(terminating at Park Boulevard), but fractured north-south, such that Park Boulevard and El
Camino Real are the only continuous streets extending between California and Lambert Avenues.
•Existing uses of the site include single-family residential, multi-family residential, office,
service and retail.
•A channelized portion of the Matadero Creek runs through the southern portion of the
site.
•The Comprehensive Plan designates a mix of land uses for the Plan Area including multi-
family residential, single-family residential, service commercial, neighborhood
commercial, light industrial, and research/office.
•Much of the Plan Area falls within the California Avenue Priority Development Area (PDA)
and is near several key destinations including the California Avenue Caltrain Station,
California Avenue retail corridor, and the Stanford Research Park.
•The largest parcel in the Plan Area is the former Fry’s site, which is currently zoned as RM-
30.
Mobility
•Heavy traffic volumes are concentrated along El Camino Real and Page Mill Road, which
presents crossing difficulties for people walking and biking.
•Olive Avenue and Park Boulevard are currently the only streets that provide direct
connectivity through the plan area. This disconnected street network limits
pedestrian/bike connectivity through the site and lengthens walking and biking distances.
•There are significant levels of spare off-street parking capacity available throughout the
day. On-street parking reaches 63% at its peak utilization, indicating high levels of spare
on-street parking.
Multi-Family Housing
•Despite strong demand, new multi-family development is challenged by high construction
costs and parking requirements. According to developers, increases in density and height
in the plan area would lower costs and create economic incentives to develop more
housing.
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•According to local affordable housing developers, a combination of high costs of land and
construction, long approval timelines and declining federal sources of funds, together
challenge the feasibility of new affordable projects in Palo Alto.
Research & Development (R&D) / Office
•Palo Alto is also at the top of the market for R&D tenants, and North Ventura is already a
strong location for office and R&D uses.
•City policy limits the amount of office and R&D development that can be built in Palo Alto.
Retail
•The plan area is not a competitive location for large malls and shopping centers due to
existing competitive supply, as the area is already well-served by regional malls and other
large centers.
•The plan area is near the California Avenue district and the Mollie Stone’s/Palo Alto
Central, which offer a variety of retail and services for existing and new residents.
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North Ventura Coordinated Area Plan
Project Goals, Objectives, Milestones and Proposed Boundary
March 5, 2018
Proposed NVCAP Goals
1.Housing and Land Use
Add to the City’s supply of multifamily housing, including market rate, affordable,
“missing middle,” and senior housing in a walkable, mixed use, transit-accessible
neighborhood, with retail and commercial services, open space, and possibly arts and
entertainment uses.
2.Transit, Pedestrian and Bicycle Connections
Create and enhance well-defined connections to transit, pedestrian, and bicycle
facilities, including connections to the Caltrain station, Park Boulevard and El Camino
Real.
3.Connected Street Grid
Create a connected street grid, filling in sidewalk gaps and street connections to
California Avenue, the Caltrain Station, and El Camino Real where appropriate.
4.Community Facilities and Infrastructure
Carefully align and integrate development of new community facilities and
infrastructure with private development, recognizing both the community’s needs and
that such investments can increase the cost of housing.
5.Balance of Community Interests
Balance community-wide objectives with the interests of neighborhood residents and
minimize displacement of existing residents.
6.Urban Design, Design Guidelines and Neighborhood Fabric
Develop human-scale urban design strategies, and design guidelines that strengthen and
support the neighborhood fabric. Infill development will respect the scale and character
of the surrounding residential neighborhood.
Proposed NVCAP Objectives
1.Data Driven Approach: Employ a data-driven approach that considers community
desires, market conditions and forecasts, financial feasibility, existing uses and
development patterns, development capacity, traffic and travel patterns,
historic/cultural and natural resources, need for community facilities (e.g., schools), and
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other relevant data to inform plan policies.
2. Comprehensive User Friendly Document and Implementation: Create a comprehensive
but user-friendly document that identifies the distribution, location and extent of land
uses, planning policies, development regulations and design guidelines to enable
development and needed infrastructure investments in the project area
3. Guide and Strategy for Staff and Decision Makers: Provide a guide and strategy for staff
and decision-makers to bridge the gap between the goals and policies of the
Comprehensive Plan and individual development projects in order to streamline future
land use and transportation decisions.
4. Meaningful Community Engagement: Enable a process with meaningful opportunities
for community engagement, within the defined timeline, and an outcome (the CAP
document) that reflects the community’s priorities.
5. Economic Feasibility: A determination of the economic and fiscal feasibility of the plan
with specific analysis of market place factors and incentives and disincentives, as well as
a cost-benefit analysis of public infrastructure investments and projected economic
benefits to the City and community.
6. Environmental: A plan that is protective of public health and a process that complies
with the requirements of the California Environmental Quality Act.
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Attachment D: Summary of Preferred Plan
City Council endorsed 01/10/2022 & refined 11/14/2022 (or strikethrough)
Component Preferred Plan Draft Plan
Housing •530 housing units
•Emphasizes townhomes near
existing residential; mid-rise
residential/mixed-use on corridors
and elsewhere in plan area.
•Taller mid-rise residential/mixed-
use along Park Boulevard adjacent
to train tracks.
•530 housing units
•Emphasizes townhomes on cannery
property. Mid-rise residential/mixed-
use on corridors and elsewhere in the
plan. Affordable housing site adjacent
to public park site. Taller mid-rise
residential/mixed-use along Park
Boulevard adjacent to train tracks.
See also “Height/Density and Transitions”
Affordable
Housing
•Include 100% affordable housing
height limits based on the
minimum height necessary for a
five-story retail affordable housing
project (e.g., 55’) or a six story
non-retail affordable housing
project (e.g., 65’).
•Require 20% BMR for for-sale
townhomes, 15% for for-sale
condos, and for rental 15% BMR or
use in-lieu fee. (66% of units
affordable to households of 80-
100% area median income (AMI)
and up to 33% affordable to
households 100-120% AMI.)
•100% affordable housing height limits
determined by state density bonus
housing law (33’ above base zoning
height limit)
•Requires 20% BMR for for-sale
townhomes, 15% for for-sale condos,
and for rental 15% BMR or use in-lieu
fee. (66% of units affordable to
households of 80-100% area median
income (AMI) and up to 33%
affordable to households 100-120%
AMI.)
See also “Height/Density and Transitions”
Height/Density
and
Transitions
•Place higher heights and greater
densities on El Camino Real and
Page Mill Road, where multifamily
and residential mixed-use buildings
with ground floor retail would be
permitted. Transition between
higher density/height areas and
existing single-family homes
through height transitions.
•Expand Housing Incentive Program
or similar into other areas other
than El Camino Real corridor.
•Rezones proposed in the plan area to
transition from commercial, general
manufacturing and residential to
residential and residential mixed-use
(low, medium, and high density).
•Greater heights and densities are
located along corridors (El Camino
Real, Page Mill and Park Boulevard).
Height is limited for cannery building
adaptive reuse projects. Height
transitions will follow objective
standard requirements in the Palo Alto
Municipal Code.
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Component Preferred Plan Draft Plan
•Allow 45 feet transition on El
Camino
•Raise the height limit along Park
Blvd to 55 feet, for residential or
residential mixed-use without
increasing commercial FAR
•Request Staff to evaluate zoning
changes that would increase FAR
for housing on commercial sites
along Park Blvd. and Page Mill Rd.
•Height limits range from 30 to 55 feet.
•Increase FAR for residential for 395
Page Mill and Park Boulevard.
•Limits commercial FAR throughout the
plan area.
•Housing Incentive Program would
enable eligible 100% affordable
housing projects to have increased
height in accordance with state law
(max 33’ above the base zoning limit)
and may request waiver of other
development standards.
Open Space Parks, pedestrian and/or bike
connection, landscape setbacks and
buffers. Creek option #3, full
naturalization. Look for preferred park
locations (larger public spaces
desired). Park development based on
no less than 1.6 acres/1,000 residents
to 1.7 acres/1,000 residents.
•Includes creek option #3 for full
naturalization
•Identifies 2.25-acre public park
location adjacent to creek
Office •Allows existing large-format office
floor area to continue. Once
demolished, the office space may
not be rebuilt.
•Would allow new, ground-floor,
small, professional office (such as
dentist, etc.). (5,000 sf or less)
•Define a low-density R&D zone
limiting employment density. (not
clear on what this means)
•Define strict TDM
•Plan sites are rezoned and allow
limited office space (up to 5,000 sf)
per parcel.
•Existing office space to continue until
demolished, then parcel must conform
with underlying zoning requirements.
See also “Commercial Parking Ratio.”
Retail Would allow ground floor retail.
Encourages active-ground floor uses,
which can be retail or retail-like.
Required on ECR, consider on Park.
•Allows ground floor retail and
encourages ground floor active uses
along Park Boulevard. Requires ground
floor active uses along El Camino Real.
Item 2
ATTACHMENT D -
Summary of Preferred
Plan Consistency
Packet Pg. 199
Component Preferred Plan Draft Plan
Deed restricted retail required to get
15’ first floor height incentive.
Requires ground floor retail along El
Camino Real at Portage and Acacia.
•Requires minimum ground floor
ceiling height (15’) for commercial
spaces.
340 Portage
(Cannery)
Maintains the cannery building and
Ash Office Building and allows for 2
possible uses of the buildings: (1)
continued use as retail and office
space (2) adaptive re-use into housing
(transition to housing is a long-term
vision). Also permits the construction
of housing on remaining portions of
the parcel, specifically the two
remaining surface parking lots on the
property. Ash Building – Creative Arts
space (see concept plan, page 180)
Expanded setback needed due to
creek naturalization – easements
and/or acquisition needed.
65 feet for 100% affordable site at 340
Portage without retail, (to include 5
stories of residential, with one level
for parking)
Staff will review and return with
recommendation about designation of
340 Portage Rd as a historical resource
•Maintains the cannery building and
Ash Office Building and allows for 2
possible uses of the buildings: (1)
continued use as retail and office
space (2) adaptive re-use into housing
(transition to housing is a long-term
vision).
•Also permits the construction of
housing on remaining portions of the
parcel, specifically the two remaining
surface parking lots on the property.
•2.25-acre public park site identified
•100% Affordable housing site
identified adjacent to the public park
site up to 55’.
•Implementation measure to explore
within the first-year historic
designation of the cannery building
and the Ash building.
•Creative arts is an allowed use in the
proposed zoning update.
395 Page Mill
Rd (Cloudera)
Retain office, parking garage, swale,
etc. Allows multifamily housing at
moderate density on remaining
surface parking lot; allow internal
height of 55’.
Site is rezoned to high density residential.
Allow height up to 55 feet.
Residential
Parking Ratio
•1 space per bedroom, capped at 2
spaces per unit (existing
requirement).
•(Return to PTC to make
recommendations for analysis of
•No parking minimums or maximums.
•Implementation measure to explore
TDM programs and evaluate parking
management within the area.
Item 2
ATTACHMENT D -
Summary of Preferred
Plan Consistency
Packet Pg. 200
Component Preferred Plan Draft Plan
appropriate parking based on Fehr
and Peers study and other studies,
and encourage mechanisms to
discourage street parking)
•No parking minimums &
maximums
•Define strict TDM and evaluate a
city initiated RPP district to protect
residential parking
Commercial
Parking Ratio
•Blended standard rate same as
Downtown Palo Alto: 1 space per
250 sf.
•Exempt first 1,500 sf of ground
floor commercial floor area from
parking requirement.
•No parking minimums &
maximums
•Define strict TDM
•No parking minimums or maximums.
•Implementation measure to explore
TDM programs and evaluate parking
management within the area.
Transportation
Improvements
•Follow concept plan, see
attachment A (page 34) from
6/2021 council report
•Evaluate removing the woonerf to
decrease congestion as an option
in the EIR
•Plan to follow preferred plan.
•EIR to evaluate woonerf impacts.
Item 2
ATTACHMENT D -
Summary of Preferred
Plan Consistency
Packet Pg. 201
ATTACHMENT E – CONSISTENCY WITH NVCAP GOALS & OBJECTIVES
Consistency documents can be found at: https://www.cityofpaloalto.org/Departments/Planning-
Development-Services/Housing-Policies-Projects/NVCAP
Table 1: NVCAP Goals
Goals Consistency
Housing and Land Use
Add to the City’s supply of multifamily
housing, including market rate, affordable,
“missing middle,” and senior housing in a
walkable, mixed use, transit-accessible
neighborhood, with retail and commercial
services, open space, and possibly arts and
entertainment uses.
Chapter 2.2 (Land Use)
Transit, Pedestrian and Bicycle Connections
Create and enhance well-defined connections
to transit, pedestrian, and bicycle facilities,
including connections to the Caltrain station,
Park Boulevard and El Camino Real.
Chapter 2.4 (Mobility)
Connected Street Grid
Create a connected street grid, filling in
sidewalk gaps and street connections to
California Avenue, the Caltrain Station, and El
Camino Real where appropriate.
Chapter 2.4 (Mobility)
Community Facilities and Infrastructure
Carefully align and integrate development of
new community facilities and infrastructure
with private development, recognizing both
the community’s needs and that such
investments can increase the cost of housing.
Chapter 2.4 (Mobility)
Chapter 2.5 (Ecology and Sustainability)
Chapter 3.1 (Sidewalk Zone)
Balance of Community Interests
Balance community-wide objectives with the
interests of neighborhood residents and
minimize displacement of existing residents.
Chapter 2.2 (Land Use)
Chapter 5 (Parks and Open Space)
Urban Design, Design Guidelines and
Neighborhood Fabric
Chapter 2.6 (Allowable heights)
Item 2
ATTACHMENT E -
Consistency with Goals
and Objectives
Packet Pg. 202
Goals Consistency
Develop human-scale urban design strategies,
and design guidelines that strengthen and
support the neighborhood fabric. Infill
development will respect the scale and
character of the surrounding residential
neighborhood.
Table 2: NVCAP Objectives
Objectives Consistency
Data Driven Approach:
Employ a data-driven approach that considers
community desires, market conditions and
forecasts, financial feasibility, existing uses
and development patterns, development
capacity, traffic and travel patterns,
historic/cultural and natural resources, need
for community facilities (e.g., schools), and
other relevant data to inform plan policies.
•Existing Conditions Report
•Matadero Creek Renaturalization Report
•Strategic Economic Reports
•340 Portage Ave Historic Resource
Evaluation
•NVCAP Windshield Survey and Preliminary
Historic Resource Eligibility Analysis
Comprehensive User-Friendly Document and
Implementation:
Create a comprehensive but user-friendly
document that identifies the distribution,
location and extent of land uses, planning
policies, development regulations and design
guidelines to enable development and
needed infrastructure investments in the
project area.
The overall document includes graphics, color,
tables organized for optimal readability.
Chapter 2 (The Vision), Chapter 3 (Public Realm),
Chapter 4 (Streets), Chapter 5 (Parks), Chapter 6
(Buildings), Chapter 7 (Implementation)
Guide and Strategy for Staff and Decision
Makers:
Provide a guide and strategy for staff and
decision-makers to bridge the gap between
the goals and policies of the Comprehensive
Plan and individual development projects in
order to streamline future land use and
transportation decisions.
Chapter 2 (The Vision), Chapter 7
(Implementation)
Meaningful Community Engagement: Chapter 1 (The Community Process) (1.7)
Item 2
ATTACHMENT E -
Consistency with Goals
and Objectives
Packet Pg. 203
Objectives Consistency
Enable a process with meaningful
opportunities for community engagement,
within the defined timeline, and an outcome
(the CAP document) that reflects the
community’s priorities.
Economic Feasibility:
A determination of the economic and fiscal
feasibility of the plan with specific analysis of
market place factors and incentives and
disincentives, as well as a cost-benefit analysis
of public infrastructure investments and
projected economic benefits to the City and
community.
Strategic Economic Reports
Environmental:
A plan that is protective of public health and a
process that complies with the requirements
of the California Environmental Quality Act.
Supplemental Environmental Impact Report
Chapter 2.5 (Ecology and Sustainability)
Chapter 3.3 (Green Infrastructure)
Chapter 5 (Parks and Open Space)
Chapter 6.5 (Sustainable Design)
Item 2
ATTACHMENT E -
Consistency with Goals
and Objectives
Packet Pg. 204
ATTACHMENT F – CONSISTENCY WITH PAMC CHAPTER 19.10
PAMC Chapter 19.10 Requirement Consistency
The distribution, location, and extent of land
uses.
Chapter 2 (The Vision)
The proposed distribution, location and
extent of major components of public and
private transportation, sewage, water,
drainage, solid waste disposal, energy, and
other public improvements proposed to be
located within the area covered by the plan.
Chapter 7 (Implementation)
A program of measures including
development regulations, public works
projects, and financing measures necessary to
carry out the plan as coordinated with the
City’s capital improvement program.
Chapter 7 (Implementation)
Standards and criteria by which development
will proceed, if needed.
Chapter 3 (Public Realm), Chapter 4 (Streets),
Chapter 6 (Buildings)
Specific architectural and site design
objectives and requirements, including the
scale of the streets, building orientation,
placement and design of public parks or
plazas, and sidewalk treatments.
Chapter 3 (Public Realm), Chapter 4 (Streets),
Chapter 5 (Parks), Chapter 6 (Buildings)
Determination of the economic feasibility of
the plan.
Strategic Economics Feasibility Report completed
during alternatives and preferred plan phase of
work
Implementation of Assembly Bill 2097 regarding
parking.
Environmental review with the maximum
extent feasible tiering from the
Comprehensive Plan Environmental Impact
Report.
Supplemental Environmental Impact Report
Item 2
ATTACHMENT F -
Consistency with PAMC
19.10
Packet Pg. 205
Item No. 3. Page 1 of 12
Planning & Transportation Commission
Staff Report
From: Jonathan Lait, Planning and Development Services Director
Lead Department: Planning and Development Services
Meeting Date: May 31, 2023
Report #: 2303-1135
TITLE
PUBLIC HEARING: Recommendation to City Council on the Adoption of an Ordinance Amending
the Palo Alto Municipal Code to Add Chapter 9.65, Rental Registry Program, to Establish a
Mandatory Registry Program of Rental Units and Provide Feedback on the Rental Registry
Program Unit Registration Form. CEQA Status - Exempt under CEQA Guidelines Section
15061(b)(3).
RECOMMENDATION
Staff recommends that the Planning & Transportation Commission (PTC):
1. Recommend to City Council the adoption of the draft Rental Registry Program ordinance
adding Palo Alto Municipal Code (PAMC) Chapter 9.65 (Rental Registry Program)
(Attachment A); and
2. Provide feedback on the initial rental unit registration form and related information
collected.
EXECUTIVE SUMMARY
In November 2021, City Council directed staff to move forward with the development of the
Rental Registry Program (RRP). Staff completed focused research and targeted stakeholder
engagement and received clarifying direction from the Policy & Services (P&S) Committee, then
prepared the draft RRP ordinance. This report provides summaries of the draft ordinance and the
key staff work completed thus far for the development and implementation of the RRP. The PTC
is requested to review the draft ordinance and make a recommendation to City Council.
This report also presents the information proposed to be collected by the RRP, which is reflected
in a draft rental unit registration form (Attachment D). Staff seeks the PTC’s feedback on the
rental unit registration information to be collected. The Human Relations Committee (HRC) was
scheduled to discuss these items on May 24, 2023. This report follows up on previous
engagement efforts with the HRC and PTC. Staff will bring the HRC and PTC recommendations
and feedback to the newly formed City Council Housing Ad Hoc Committee before bringing these
items to City Council.
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This report discusses resource impacts, which will be better understood as staff continues to
research and develop the RRP and completes its evaluation of responses to the Request for
Proposal (RFP). The level of cost recovery is a policy consideration for this program, though some
portion of RRP implementation expenses may be offset by RRP registration fees and potential
enforcement actions.
BACKGROUND
On November 29, 2021, City Council adopted a package of rental protection policies. These
policies add more certainty, stability, and fairness in the Palo Alto rental market for both renters
and landlords (see staff report for details).1 Within that larger package of rental protection
policies, Council included direction to staff to return to the P&S Committee for feedback on a
Rental Survey Program. Specifically, City Council referred the design and implementation of a
rental survey, including the proposed fees, resources, and a timeline. Staff presented the Rental
Survey Program to the P&S Committee in September 2022.2 For the status of the other Council-
directed rental package policy work, see Attachment B.
PAMC Title 9 Amendment Review Process
Amendments to PAMC Title 9 (Public Peace, Morals, and Safety), with regards to the RRP, are
required to be reviewed and acted upon by the City Council. In the development of renter
policies, the HRC and PTC were engaged to provide guidance and feedback prior to review by the
Council. . The City Council will also review any RRP-related contract, staffing, and budgeting
decisions; the Timeline section of this report contains more information.
Existing Rental Unit Registration Program
The existing rental unit registration program, in effect since 2002, as outlined in PAMC Section
9.72.050, requires landlords to register their residential rental properties with the City.3
However, the required information is limited to the name and mailing address of the owner or
owners of the property, as well as the name, mailing address, and contact telephone number of
the person having the legal authority to effectively resolve disputes at the rental units.4
Although the PAMC allows for the City to collect a cost recovery fee for the existing registry in
the amount set by City Council, no fee was ever established. This was primarily because the
1 City Council City Manager Report ID # 13786, 11/29/21:
https://www.cityofpaloalto.org/files/assets/public/agendas-minutes-reports/agendas-minutes/city-council-
agendas-minutes/2021/11-november/20211129/20211129pccs.pdf.
2 It should be noted that the term “Rental Survey Program” was used throughout the September 13, 2022 P&S
Committee report, consistent with the prior discussion of this effort. As discussion and feedback continues
regarding the goals and purposes the program could achieve, staff suggests that “Rental Registry Program (RRP)”
would be a more appropriate program name.
3 PAMC Section 9.72.050 Property Registration:
https://codelibrary.amlegal.com/codes/paloalto/latest/paloalto_ca/0-0-0-66901.
4 The registration form is located here: https://us.openforms.com/Form/d4c3b79c-3353-479c-9b9a-
c0385a48035d.
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Item No. 3. Page 3 of 12
registry was manageable with existing resources at that time, due to the limited information
being collected. There was no need for specialized software to collect and maintain the
information.
The existing rental unit registration requirement in PAMC Chapter 9.72 applies to all landlords
with residential rental property, which is broader than other sections in the chapter. For example,
the requirement to participate in the conciliation and mediation of rental housing disputes
excludes property owners who own only one residential rental unit and property owners of two-
unit residential rental properties, if one of the units is owner-occupied.
The Office of Human Services manages the existing rental unit registry program. The new RRP,
once launched, would collect the contact information required by the existing program, plus the
information that would serve the City in developing rental policies.
Policy & Services Committee Feedback
At the September 13, 2022 P&S Committee meeting, staff presented Palo Alto’s rental profile,
examples of Rent Registries and Rental Survey Programs in other cities, and key RRP design and
implementation considerations.5 The P&S Committee provided direction on the types of
information to collect, which types of units should participate, frequency of reporting, and asked
for additional information on how the data collected would be used. The following details were
given in their motion on the RRP:
A. Information to Collect:
1. The reason for vacancy,
2. Identification if the rental unit is deed restricted,
3. Rental unit contact information, including:
a. Property owner contact information,
b. Landlord/property manager contact information,
4. Rental unit characteristics, including:
a. Rental unit size (square feet),
b. Rental unit number of bedrooms,
c. Property type/number of units at the property,
5. Rent information, including:
a. Rent amount,
b. Services included in rent,
6. Tenancy information, including:
a. Tenancy status (occupied/vacant),
b. Tenancy or vacancy commencement date,
7. Affidavit, including:
5 For additional background information on the RRP, review the September 13, 2022 staff report, available here:
Policy & Services Committee Meeting City Manager Report ID # 14139, 09/13/22:
https://www.cityofpaloalto.org/files/assets/public/agendas-minutes-reports/agendas-minutes/policy-and-
services-committee/2022/20220913/20220913ppsr.pdf.
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Item No. 3. Page 4 of 12
a. Attestation to information accuracy,
b. Registration date of submittal,
8. Information relevant to the implementation of existing State and City renter
protections, and
9. Information relevant to the development of City rental policy.
B. Program Participation
Use existing property registration participation requirements outlined in the PAMC
Chapter 9.72, which requires registration of any housing structure occupied as a dwelling
or offered for rent or lease as a dwelling, whether attached, detached, or a single- or
multiple-family residence. 6
C. Frequency of Reporting
Use initial rental unit registration and thereafter qualifying event-based reporting
frequency or an annual affidavit if no qualifying events occur. Qualifying events include:
•Rent increases,
•New tenancy,
•New vacancy or eviction,
•Offer of a one-year lease at renewal, and
•Other events.
D. Use of Information Collected
Provide additional information and suggestions for how the City could use information
and data collected. 7
Human Relations Commission Recommendations
Discussed on September 23, 2021, as part of the broader Renter Protection Policy Package, the
HRC previously supported the implementation of the RRP. On February 9, 2023, in response to
City Council’s November 29, 2021, direction for the HRC to review the effectiveness of the City’s
existing renter protection policies, the HRC again expressed support for RRP implementation. At
both meetings, the HRC noted that RRP implementation should be a high priority.8
6 Palo Alto Municipal Code (PAMC) Section 9.72.050 Property registration:
https://codelibrary.amlegal.com/codes/paloalto/latest/paloalto_ca/0-0-0-66901.
Palo Alto Municipal Code (PAMC) Section 9.72.080(g) Residential rental property:
https://codelibrary.amlegal.com/codes/paloalto/latest/paloalto_ca/0-0-0-66915.
7 Policy & Services Committee Meeting Action Minutes, 09/13/22:
https://www.cityofpaloalto.org/files/assets/public/agendas-minutes-reports/agendas-minutes/policy-and-
services-committee/2022/20220913/20220913ampsr.pdf.
8 For more specifics, refer to the HRC September 9, 2021 meeting minutes, February 9, 2023 meeting minutes, and
the April 27, 2023 meeting minutes whereby one February 9, 2023 HRC motion was clarified:
https://www.cityofpaloalto.org/Departments/Community-Services/Other-Services/Commissions/Human-
Relations-Commission/HRC-Current-Year-Agendas-and-Minutes.
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Item No. 3. Page 5 of 12
On May 24, 2023, the HRC is scheduled to review the draft ordinance that enables the program,
as well as provide feedback on the draft initial rental unit registration form. Staff will verbally
present to the PTC the outcomes of the HRC’s discussion.
Rental Registries in Other Cities
To prepare for the development of a more robust local RRP, staff conducted a series of detailed
interviews with staff representing six Bay Area cities that have implemented Rent Registries and
Rental Survey Programs:
•City of Alameda •City of San José
•City of Concord •City of Mountain View
•City of El Cerrito •City of East Palo Alto
Interviews included questions pertaining to staffing levels, roles, program costs, program fee
development, quality control, privacy, and lessons learned. Staff also collected example RFPs and
fee studies when available. This research helped guide the development of the RRP ordinance
and other program details discussed in this report. See Attachment C for highlights from these
interviews.
ANALYSIS
This section summarizes the draft ordinance that enables the rental registry program. As noted
above, the development of the RRP was based on research of other programs, direction from
P&S Committee, and reflects stakeholder feedback (please see Stakeholder Engagement
discussion below). In addition, the general parameters of draft initial rental unit registration form
are discussed.
Draft Rental Registry Program Ordinance
The California Constitution authorizes cities to enact policies pertaining to land use, rents, and
evictions in service of the public good and protect the health, safety, and welfare of residents;
the City can amend the PAMC to utilize this authority. Consequently, staff prepared the draft RRP
ordinance (Attachment A), which creates a new PAMC Chapter 9.65 (Rental Registry Program) to
establish a mandatory registry program of rental units.
The RRP ordinance will:
•empower the City to collect rental information from rental unit landlords,
•clarify what rental units are required to participate,
•address confidentiality and privacy needs,
•enable the collection of a cost recovery fee, and
•support enforcement of the registry requirement.
Define Program Participation
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Like most ordinances, the draft RRP ordinance contains a specific set of definitions applicable to
the policies set forth therein. As recommended by the P&S Committee, PAMC Section 9.65.020(e)
would define “Residential rental unit” to match the definition and program participation
requirements in PAMC Chapter 9.72 (Mandatory Response to Request for Discussion of Disputes
Between Landlords and Tenants) for the existing rental unit registry. The definition includes any
housing structure occupied as a dwelling or offered for rent or lease as a dwelling, whether
attached, detached, single-family, or multiple-family dwelling. This would also include accessory
dwelling units (ADUs) and junior accessory dwelling units (JADUs). The program participation
requirements in the draft ordinance do not change existing policy.
As recommended by the P&S Committee, staff retained the existing program participation
requirements in PAMC Chapter 9.72 because the City wants to understand the rental landscape
for all renters and landlords, not just a subset of rental units. Additionally, some state and local
requirements do pertain to most rental units in the City. One example is the local requirement
to offer a one-year lease and the local right to access conciliation and mediation in PAMC Chapter
9.72. Retaining the existing participation requirements allows monitoring of broad state and local
rental requirements. It also reduces the need for program and information collection
adjustments, if a new state or local policy comes into effect. Furthermore, retaining these
requirements assists the City in promoting consistency with the existing rental policy.
Having a program with broad participation of over 11,400 rental units requires additional
resources, such as the procurement of software and additional staffing to administer the
program.
Program Details
As recommended by the P&S Committee, PAMC Section 9.65.030 contains RRP program details,
requiring landlords to initially register rental units, renew registrations during an annual open
registration period, and submit an affidavit declaring that the information provided is true and
correct. This section grants the City Manager or their designee the authority to request
information to achieve the intended purposes of the chapter. As recommended by the P&S
Committee, this section of the ordinance also requires event-based registration amendments.
PAMC Section 9.65.030 also limits program registration fees to cost recovery levels and requires
registration fees to be set by City Council through a public process. City Council would have the
opportunity to decide if the fees would be set at full cost recovery, or if some cost offset would
be established.
Privacy
Given concerns for information privacy, PAMC Section 9.65.040 outlines the very limited
exceptions under which registry information could be shared. All future staff analysis drawing on
the registry information will be in aggregate. The limited circumstances in which individualized
data would be shared are the following:
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•Individualized rental registry information regarding a renter’s tenancy at a specific
residential rental unit may be shared with that renter;
•The status of whether the City has or has not received rental registry information
regarding a residential rental unit will be considered public information; and
•As required by the California Public Records Act, information may be disclosed pursuant
to a request.
Penalties
PAMC Section 9.65.050 establishes potential penalties for failure to register rental units. This
section is included to encourage compliance and support landlords who do register their rental
units, so the extra costs associated with delinquent registration will not fall on compliant rental
unit landlords. Furthermore, staff incorporated a penalty waiver for instances of good cause.
Draft RRP Initial Rental Unit Registration Form
A draft example of an initial rental unit registration form was developed based on the September
13, 2022 P&S Committee feedback and staff’s continued review of the rental unit registration
forms used by other cities. The draft example (Attachment D) is intended to provide a sense of
the overall information to be collected at initial rental unit registration. It includes information
on primary contact, rent information, unit characteristics, and tenancy. Additionally, affidavit
information would also be incorporated. There may be some interest in collecting demographic
or income information regarding renters. However, because landlords are legally limited in what
information they can ask for, these data points will not be included.
Some information requested in the draft registration form is included to improve quality control.
For example, knowing the property purchase year would help staff later identify if landlord
(including property owner and property manager) information might need to be updated. Other
information is anticipated to be imported from the annual rental unit registration information
into the qualifying event-based reporting forms.
The RRP is a long-term program that will naturally require adjustments over time to address the
changing needs of the City. Staff sees the implementation of the RRP as a phased project. With
the initial roll-out of the program, the information collected and reflected in Attachment D is
considered minimal while still being meaningful for future analysis. Initial registrations and the
first year of event-based reporting will be very valuable. However, once the RRP is implemented,
it may take a few years before the City has enough relevant data to analyze rental market trends.
Therefore, it is important to ask key information with the initial launch of the program, otherwise,
the RRP may not serve its purpose in helping to guide the City in future rental trends and policy
making.
Although the draft registration form is consistent with P&S Committee’s recommendation for the
information to collect, the PTC may recommend modifications to reduce the information
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requested. This approach may make the introduction and initial implementation of the RRP easier
for property owners to complete.
TIMELINE
The RRP schedule strives to meet the City Council’s goal to launch a registry program as soon as
possible. Staff released the program RFP in March 2023. RFP responses were received in late April
2023 and are currently under evaluation.
With this report, the PTC can make its recommendation on the draft RRP ordinance and provide
feedback on RRP rental unit initial registration form. As noted, staff will bring the HRC and PTC
recommendations and feedback to the newly formed City Council Housing Ad Hoc Committee
before bringing these items to City Council. The anticipated RRP launch would be by the end of
2023.
Timeframe Milestones/Public Hearings Topics
Early
2023
•Release Request for Proposals (RFP)
•Community Meeting
Spring/Summer
2023
•HRC Meeting
•PTC Meeting
•Evaluate RFP responses
•City Council Housing Ad Hoc Committee
Review draft RRP
ordinance and RRP
administrative
development
Fall
2023
•City Council Meeting(s)Adopt Ordinance, approve
RRP details, approve
consultant contract
FISCAL/RESOURCE IMPACT
Additional City staffing resources and consultant funds will be necessary for the development,
implementation, operations, and maintenance of any RRP. These resource impacts will be better
understood as staff continues to research and develop the RRP and after staff completes review
responses to the RFP. As mentioned in the September 13, 2022 P&S Committee staff report, the
level of cost recovery is a policy consideration for this program, but it is anticipated that some
portion of RRP implementation expenses will be offset by RRP registration fees and potential
enforcement actions.
Staff used existing staffing resources to draft and release the RFP, prepare the draft RRP
ordinance, and conduct associated community outreach and engagement. Either existing staff or
a consultant would be used to prepare the cost-of-service information. Alternatively, staff may
conduct a fee study for City Council to set the registration fee, administrative penalty fee, and
fee waiver program. Costs received from the RFP process would be incorporated into the process
of establishing fees.
The likely highest resource impact would be City staffing and consultant assistance for the RRP
design and development, plus the subsequent outreach and RRP online portal/
database/reporting system rollout effort. Ongoing RRP operation and maintenance will also
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require additional staffing and budget resources. There will be RRP staffing needs and need for a
contract for ongoing maintenance and operation of the online portal/database/reporting system.
Resource requests will be brought forward for City Council’s consideration.
Staff anticipates further clarification of RRP costs and additional topics after an evaluation of the
responses received from the City’s RRP Request for Proposals (RFP), which closed in late April
2023. The RFP contained the City’s request for assistance for initial and ongoing RRP
implementation, including software system solutions to collect and manage all the information
that would be submitted and for professional services to help administer the RRP. These RFP
responses will assist the City with quantifying the costs of the RRP, including the cost of the initial
development, the ongoing maintenance of the RRP database, and staffing costs.
POLICY IMPLICATIONS
Pursuing renter protection policy work is consistent with the goals in the City’s 2030
Comprehensive Plan to provide adequate housing for all. Additionally, the renter protection
policy work is consistent with the list of policies and programs in the 2023-2031 Housing Element.
Therefore, staff anticipates that the establishment and implementation of a RRP would support
the implementation of the updated Housing Element. These topics are considered a means to
affirmatively further fair housing within Palo Alto, as well as a means by which to promote
certainty, stability, and fairness in the rental market. The RRP is a significant opportunity to
collect information that can identify rental trends and confirm compliance with existing policies.
This information can be used to amend and create policies that affirmatively further fair housing
in Palo Alto. It also would allow Palo Alto to stay ahead and be nimble to react to future renter
protection laws.
STAKEHOLDER ENGAGEMENT
Staff conducted stakeholder and community outreach ahead of the publication of this report as
summarized in this section. Additional community feedback is anticipated at the May 24, 2023
HRC meeting, the May 31, 2023 PTC meeting, the City Council Housing Ad Hoc Committee
meeting, and City Council meeting. Staff prepared a summary of the public comment themes
received on a recently launched City RRP webpage.9
Initial Stakeholder Interviews
Staff conducted a series of initial stakeholder interviews in Fall 2022 with rental unit property
owners (California Apartment Association representatives), renter advocacy groups (Palo Alto
Renters Association and SV@Home), and renter service providers (LifeMoves and Project
Sentinel/Palo Alto Mediation Program). The detailed feedback themes were reported to the P&S
9 Rental Registry Program webpage: https://www.cityofpaloalto.org/Departments/Planning-Development-
Services/Housing-Policies-Projects/Renter-Protection-Policy-Development/Rental-Registry-Program.
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Committee in their September 13, 2022 staff report.10 Themes included requests for specific
types of outreach for the RRP to address cost and privacy concerns, as well as for the RRP to
collect information on rents, rent increases, and evictions. Among other items, the detailed
feedback themes helped inform:
•the preparation of the draft Ordinance (Attachment A), including:
o the draft findings and the draft broad purpose statements that discuss the need
for the rental registry,
o the inclusion of privacy in the ordinance, and
o the inclusion of the administrative penalty process to try to reduce RRP
registration costs,
•the preparation of the City’s rental registry RFP and the organization of the draft
illustrative example of an initial rental unit registration form, which both reflect the desire
to minimize the time and effort it would take for landlords to register rental units, and
•staff efforts to reach all landlords in the City, including through mailing of Community
Meeting postcard notices to all properties listed as a rental unit in the City’s geographic
information system.
Renter and Landlord Survey – Fall 2022/Winter 2023
Staff initiated a Renter and Landlord Survey – Fall 2022/Winter 2023, which remains open beyond
the publication of this report. This short survey is oriented toward learning more about renters
and landlords in Palo Alto, publicizing overall rental unit policy development work, and asking a
few questions that will help with future community outreach efforts for the RRP.11
As of the writing of this report, staff received 204 surveys from renters (1/3) and property
owners/managers (2/3). Approximately half of survey respondents were interested in receiving
regular rental policy-related updates.
In the survey, staff placed information about the City’s tenant/landlord mediation services
program and the local Tenant Relocation Assistance (TRA) requirements. The mediation services
program is long-standing for many years and the local TRA requirements has been in effect since
2018. Staff found that almost half of the respondents were not aware of the City’s mediation
services program and almost three-quarters of respondents were not aware of the City’s local
TRA requirements.
These initial survey results have helped to inform staff on the increased degree of community
engagement efforts needed to ensure awareness of existing City rental policies for both renters
and property owners/property managers, as well as the anticipated significant community
10 For a summary of stakeholder feedback received, review the P&S Committee 09/13/22 staff report:
https://www.cityofpaloalto.org/files/assets/public/agendas-minutes-reports/agendas-minutes/policy-and-
services-committee/2022/20220913/20220913ppsr.pdf.
11 City of Palo Alto Renter and Landlord Survey – Fall 2022/Winter 2023:
https://www.surveymonkey.com/r/RENTERLANDLORD2022.
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outreach effort necessary to inform community members of any new rental policies, such as the
implementation of the RRP.
Community Meeting
Staff conducted a virtual community meeting on March 30, 2023 that included at least 50
participants throughout the meeting. The meeting was targeted toward rental unit landlords and
rental unit property managers. In summary, a significant amount of the feedback received at the
meeting pertained to concerns about registry implementation, including its cost, privacy, and
administration of the program. Other community members expressed support for the RRP,
indicating its value in providing information to support policy development. Specific questions
and feedback received can be found by watching the meeting video recording.12
Staff utilized the feedback discussion to prepare responses to Frequently Asked Questions (FAQs)
asked by community members, including the question “What types of community feedback has
staff received on the RRP thus far?” Refer to the FAQs on the City RRP webpage for more
information.13
Additional Engagement Efforts
In addition to providing information on the City’s website, staff included a brief promotion of the
City’s overall rental policy development work, including the RRP, in the November 2022 and May
2023 Utility & Community Announcements.14 The City’s Communications Team has also included
the RRP and other renter policy work in community newsletters. Staff placed an ad in the Daily
Post newspaper on May 19, 2023, 12 days in days in advance of the hearing.
Prior to the March 30 Community Meeting and while preparing this report, staff sent email
notifications to stakeholders and those community members requesting rental policy-related
updates to encourage participation. In addition to the many questions and comments received
at the Community Meeting, staff has received over 70 emails from community members
specifically regarding the RRP. While some emails did not support creation of an RRP, most emails
were in favor of creating a rental registry. The feedback themes from these emails were
incorporated into the FAQs on the City RRP webpage.15
Future stakeholder engagement will include additional individual stakeholder meetings with the
California Apartment Association and the Palo Alto Renters’ Association and others, as well as
12 Rental Registry Program Community Meeting – March 30, 2023:
https://www.youtube.com/watch?v=QCnH03Eb9Tg.
13 Rental Registry Program webpage: https://www.cityofpaloalto.org/Departments/Planning-Development-
Services/Housing-Policies-Projects/Renter-Protection-Policy-Development/Rental-Registry-Program.
14 Utilities Department Utility & Community Announcements (UCAs) are short promotional blurbs included in
monthly residential bills. The November 2022 and May 2023 Utility & Community Announcements are online:
https://www.cityofpaloalto.org/files/assets/public/utilities/bill-inserts/nov-2022-uca.pdf and
https://www.cityofpaloalto.org/files/assets/public/utilities/bill-inserts/may-2023-uca.pdf.
15 Rental Registry Program webpage: https://www.cityofpaloalto.org/Departments/Planning-Development-
Services/Housing-Policies-Projects/Renter-Protection-Policy-Development/Rental-Registry-Program.
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additional community meetings where various stakeholders and community members may
attend.
ENVIRONMENTAL REVIEW
The California Public Resources Code § 21065 includes a definition of a “project” as subject to the
California Environmental Quality Act (CEQA) if it is an activity directly undertaken by a public
agency which may cause either a direct physical change in the environment, or a reasonably
foreseeable indirect physical change in the environment. This project is exempt from the
provisions of the CEQA, pursuant to Section 15061(b)(3) of the CEQA Guidelines, because it can
be seen with certainty that there is no possibility that the ordinance will have a significant effect
on the environment.
ALTERNATIVE ACTIONS
The PTC is requested to provide a recommendation to City Council on the draft RRP ordinance
and feedback on the initial rental unit registration form and related information to be collected.
Alternatively, the PTC could hold the public hearing, receive public comment, and continue the
item to allow time for staff to respond to additional PTC comments and questions raised.
ATTACHMENTS
Attachment A – Draft Rental Registry Program Ordinance
Attachment B – Renter Protection Policy Work Status Update
Attachment C – Highlights of Other Rental Registries - Staff Interviews
Attachment D – Draft Example of an Initial Rental Unit Registration Form
AUTHOR/TITLE:
Rebecca Atkinson, Planner
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Ordinance No. _____
Ordinance of the Council of the City of Palo Alto Adopting Chapter 9.65 (Rental
Registry Program) to Establish a Mandatory Registry Program of Rental Units
The Council of the City of Palo Alto ORDAINS as follows:
SECTION 1. Findings and Declarations. The City Council finds and declares as follows:
A. Renters represent a significant percentage of Palo Alto’s population;
B. Landlords provide a significant community service by providing rental housing in the City
of Palo Alto;
C. Palo Alto has great diversity in residential rental property and rental unit types, ranging
from single-family homes and accessory and junior accessory dwelling units to properties
with multi-family apartment buildings containing a variety of unit types;
D. There is a need to ensure that housing is provided for people of all income levels and to
affirmatively further fair housing;
E. The Palo Alto rental market is one of the most expensive in the country, which is one
factor that can lead to renters being at risk of displacement;
F. The City desires to implement policies for certainty, stability, and fairness in the rental
market for renters and landlords;
G. The City finds value in having an updated registry of rental units and landlord contact
information, for purposes such as informing City housing policy updates and assisting with
renter/landlord mediation services;
H. The City and State have instituted existing renter protections, and the City has an interest
in understanding the extent of awareness of these protections in the community and the
status of implementation;
I. A significant number of renters in Palo Alto are low-income and cost-burdened;
J. The City makes a significant investment on an ongoing basis regarding rental unit
protection, preservation, and production and will also soon implement the 6th Cycle
Housing Element policies and programs;
K. The City hosted public hearings to gain feedback on the Rental Registry Program, including
before the Human Relations Commission on September 23, 2021, the Planning &
Transportation Commission on April 28, 2021, City Council on November 8, 2021,
November 15, 2021, and November 29, 2021, and the Policy & Services Committee on
September 13, 2022; and
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Rental Registry Program
Ordinance
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L. The City Council finds and determines that the Rental Registry Program ordinance codified
in Palo Alto Municipal Code Chapter 9.65 (Rental Registry Program) is adopted pursuant
to the authority to protect the public health, safety, and welfare.
SECTION 2. Chapter 9.65 (Rental Registry Program) of Title 9 (Public Peace, Morals and
Safety) is hereby adopted as follows:
9.65.010. Purpose.
The purpose of this chapter is to adopt a rental registry program for the city of Palo
Alto, which will allow the city to:
(a) Learn about the Palo Alto rental landscape as it is experienced by renters and
landlords;
(b) Make data-informed policy decisions that protect public health, safety, and
welfare for the residents of Palo Alto and that support certainty, stability, and
fairness in the rental market for renters and landlords;
(c) Support community awareness of existing renter protections;
(d) Support the implementation of the city’s Housing Element goals, policies, and
programs, including providing information available to inform the city’s
significant investments in rental unit protection, preservation, and production.
9.65.020. Definitions.
For purposes of this chapter, the following terms are defined as follows:
(a) “Landlord” means the owner or property manager exercising effective control
over the terms and conditions of the tenancy of a residential rental unit,
including a person with such control delegated through a durable power of
attorney.
(b) "Rent" means the consideration, including any bonus, benefit, or gratuity
demanded or received by a landlord, for or in connection with the use or
occupancy of a residential rental unit.
(c) "Rent increase" means any additional rent demanded of or paid by a renter for a
rental unit.
(d) “Rental registry information” means the information required to be submitted
to the city of Palo Alto by a landlord pursuant to this chapter.
(e) "Residential rental unit" means any housing structure occupied as a dwelling or
offered for rent or lease as a dwelling, whether attached, detached, single or
multiple-family. The term "residential rental unit" shall not include an attached
bedroom of a landlord-occupied dwelling where the landlord and renter(s) share
living facilities.
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Ordinance
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(f) "Renter" means a person or entity entitled by written or oral agreement to
occupy a residential rental unit to the exclusion of others.
9.65.030. Registration of residential rental units.
(a) Initial Registration of Residential Rental Units. The landlord of each residential
rental unit within the city of Palo Alto shall register the unit within the annual
open registration period established by the City Manager or their designee.
Registration must be completed using forms provided by the city, which may take
the form of a secure website, and which may be amended from time to time.
Registration is complete only when all rental registry information has been
provided to the city and all outstanding fees and penalties, if applicable, have
been paid.
(b) Registration Renewal. The landlord of each residential rental unit within the city
of Palo Alto shall renew the registration of each unit annually within the annual
open registration period established by the City Manager or their designee.
(c) Rental Registry Information.
(1) At minimum, the following information shall be provided as part of the
initial and renewal registration of a residential rental unit:
i. The address of each residential rental unit,
ii. The name and contact information of the property owner and
property manager or landlord, as applicable.
(2) The City Manager or their designee shall have the authority to require or
request landlords to provide any information which may help to achieve
the intended purpose of this chapter.
(3) The City Manager or their designee shall have the authority to require
rental registry information to be submitted in a particular manner or on a
particular platform, such as on a secure website or through paper-based
forms, which may be amended from time to time.
(d) Event-based Registration Amendments.
(1) At minimum, landlords shall amend the registration of their residential
rental unit whenever one of the following events occurs in relation to that
residential rental unit:
i. Any increase in rent,
ii. Any new tenancy is established,
iii. A new vacancy in the residential rental unit,
iv. An eviction, or
v. Any offer of a one-year lease at renewal.
(2) The City Manager or their designee shall have authority to designate
additional events which will require landlords to amend the registration of
their residential rental units and which may help to achieve the intended
purpose of this chapter.
(e) Affidavit. Each registration and registration amendment shall be accompanied by
an affidavit signed by the landlord declaring under penalty of perjury that the
information provided is true and correct.
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Ordinance
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(f) Fees. For the sole purpose of reimbursing the city of Palo Alto for the reasonable
costs of maintaining residential rental unit registration records and related
administrative systems, the landlord of each residential rental unit to which this
chapter applies shall pay a fee in an amount to be set by the Palo Alto city council.
9.65.040. Rental registry information privacy.
Individualized rental registry information containing trade secrets and proprietary
information will not be shared or distributed, except in the following circumstances:
(a) Individualized rental registry information regarding a renter’s tenancy at a
specific residential rental unit may be shared with that renter;
(b) The status of whether the City has or has not received rental registry
information regarding a residential rental unit will be considered public
information; and
(c) As required by the California Public Records Act, individualized rental registry
information may be disclosed pursuant to a request.
9.65.050. Penalties.
(a) Penalties for Delinquency. Any landlord operating in the city that fails to
register or amend their residential rental units in accordance with this Chapter
shall pay, in addition to the amount of the registration fee, a penalty in an
amount to be determined by ordinance or resolution.
(b) Penalty Waiver. The City Manager or their designee shall have discretion to
waive this penalty fee for good cause and if the City Manager or their designee
determines that waiving the penalty fee would promote the purpose of this
chapter.
(c) Action to Collect. If a landlord fails to comply with the fee requirements of this
Chapter, the city may refer the matter to a collection agency and/or the city
attorney may file a civil action against any landlord. Penalties may be added to
the residential rental unit registration fee. Penalties will become due and
payable along with the registration fee.
(d) Remedies Cumulative. All remedies prescribed under this Chapter shall be
cumulative and the use of one or more remedies by the city shall not bar the
use of any other remedy for the purpose of enforcing the provisions of this
Chapter.
SECTION 3. If any section, subsection, clause or phrase of this Ordinance is for any
reason held to be invalid, such decision shall not affect the validity of the remaining portion or
sections of the Ordinance. The Council hereby declares that it should have adopted the
Ordinance and each section, subsection, sentence, clause or phrase thereof irrespective of the
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Ordinance
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fact that any one or more sections, subsections, sentences, clauses or phrases be declared
invalid.
SECTION 4. The Council finds that this project is exempt from the provisions of the
California Environmental Quality Act (“CEQA”), pursuant to Section 15061 of the CEQA
Guidelines, because it can be seen with certainty that there is no possibility that the ordinance
will have a significant effect on the environment.
SECTION 5. This ordinance shall be effective on the thirty-first day after the date of its
adoption.
INTRODUCED:
PASSED:
AYES:
NOES:
ABSENT:
ABSTENTIONS:
ATTEST:
____________________________ ____________________________
City Clerk Mayor
APPROVED AS TO FORM: APPROVED:
____________________________ ____________________________
City Attorney City Manager
____________________________
Director of Planning and Development
Services
____________________________
Director of Administrative Services
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Rental Registry Program
Ordinance
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May 11, 2023 Page 1 of 4
Renter Protection Policy Work Status Update (dated May 11, 2023)
On November 29, 2021, the City Council adopted a package of rental protection policies.1 The
policies are summarized below. Since that Council meeting, staff have focused primarily on the
three policies identified by Council as priorities. Some policies are also identified for
incorporation into Housing Element programs.
Policy Brief Description Work Status
1 Rental Registry
Program (RRP)
(CC Motion #E)
HIGH PRIORITY
Establish a program that
gathers information on
rental units in City for
purposes identified by
Council.
In progress.
Council referred the design and
implementation to the Policy & Services
Committee, including proposed fees,
resources, and timeline. P&S
Committee provided feedback in
September 2022.2
RRP Program Development Phase I -
RFP released March 2023. Proposals
received April 2023 and are currently
under review. Community meeting in
March 2023. Draft enabling ordinance
prepared. Ordinance public hearings in
Spring/Summer/Fall 2023.
RRP Program Development Phase II –
This future phase will include
community outreach, City budgeting
and staffing, and RRP software
development.
RRP Program Implementation Phase I –
This future phase will include
1 City Council Meeting Minutes, 11/29/21: https://www.cityofpaloalto.org/files/assets/public/agendas-minutes-
reports/agendas-minutes/city-council-agendas-minutes/2021/11-november/20211129/20211129amccs.pdf
City Council City Manager Report ID # 13786, 11/29/21:
https://www.cityofpaloalto.org/files/assets/public/agendas-minutes-reports/agendas-minutes/city-council-
agendas-minutes/2021/11-november/20211129/20211129pccs.pdf
City Renter Protection Policy Development Webpage: https://www.cityofpaloalto.org/Departments/Planning-
Development-Services/Long-Range-Planning/Renter-Protection-Policy-Development
2 Policy & Services Committee Meeting City Manager Report ID # 14139, 09/13/22:
https://www.cityofpaloalto.org/files/assets/public/agendas-minutes-reports/agendas-minutes/policy-and-
services-committee/2022/20220913/20220913ppsr.pdf
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Protection Work Status
Update
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May 11, 2023 Page 2 of 4
Policy Brief Description Work Status
community outreach, RRP launch, and
rental unit initial registrations.
RRP Program Implementation Phase II –
This future phase will include
community outreach and RRP
reporting.
HRC discussed the RRP at their February
2023 meeting as part of their Motion I
Council referral, see Item 8 below.
2 Expand Tenant
Relocation
Assistance
(CC Motion #B)
HIGH PRIORITY
Update existing local
ordinance to extend
tenant relocation
assistance requirements
to properties with ten
units or more
Completed.
Updated ordinance that expanded
Tenant Relocation Assistance codified
in the Palo Alto Municipal Code Section
9.68.035.3
HRC discussed Tenant Relocation
Assistance at their February 2023
meeting as part of their Motion I
Council referral, see Item 8 below.
3 Eviction Reduction
(CC Motion #C)
PRIORITY
Create local ordinance to
expand eviction
protections in AB 1482
to include rental units
receiving occupancy
within the last 15 years.
In progress.
Preparation of draft local ordinance
underway. Ordinance first reading and
second reading Spring/Summer 2023.
HRC discussed Eviction Reduction at
their February 2023 meeting as part of
their Motion I Council referral, see Item
8 below.
4 Anti-Rent-gouging
(CC Motion #D)
Consider preparation of
a local ordinance to
expand the number of
units covered by AB
1482 rent increase
limitations.
Not started.
Council referred the anti-rent gouging
topic to the Policy & Services
Committee, including the review and
discussion of measures to address
loopholes. This work is incorporated
3 Palo Alto Municipal Code Section 9.68.035 Relocation assistance for no-fault eviction:
https://codelibrary.amlegal.com/codes/paloalto/latest/paloalto_ca/0-0-0-66806.
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Protection Work Status
Update
Packet Pg. 224
May 11, 2023 Page 3 of 4
Policy Brief Description Work Status
into the Housing Element workplan.
Staff anticipates work on this topic
starting Summer 2023.
HRC discussed Rent Increases at their
February 2023 meeting as part of their
Motion I Council referral, see Item 8
below.
5 Security Deposit
Limit
(CC Motion #F)
Create a local ordinance
that limits the locally
allowable amount of
security deposit charged
for unfurnished rental
units to 1.5 times the
monthly rent.
In progress.
Preparation of draft local ordinance
underway. Ordinance first reading and
second reading Spring/Summer 2023.
6 Fair Chance
Ordinance
(CC Motion #H)
Consider preparation of
a local ordinance that
supports fair chance
policies.
Not started.
Council referred the fair chance policy
topic to the Policy & Services
Committee, including a staff analysis of
consequences and unintended
consequences. This work is
incorporated into the Housing Element
workplan. Staff anticipates work on this
topic starting Summer 2023.
HRC discussed Fair Chance at their
February 2023 meeting as part of their
Motion I Council referral, see Item 8
below.
7 Right to Counsel
(CC Motion #G)
Provide tenants with
legal assistance in
housing-related cases.
Ongoing.
Ongoing to identify ways to support
County efforts on right to counsel.
Santa Clara County recently won a
grant in Spring 2023 to investigate the
Right to Counsel topic. City staff will
coordinate with the County regarding
investigation findings.
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Protection Work Status
Update
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May 11, 2023 Page 4 of 4
Policy Brief Description Work Status
City staff met with the recently formed
Bay Area Housing Finance Authority in
Spring 2023, which is preparing a Bay
Area Eviction Study, the results of
which will likely explore the Right to
Counsel topic. City staff will coordinate
with BAFHA regarding the study
findings.
City staff joined the Santa Clara County
Eviction, Tenant/Landlord Disputes, &
Rent Relief Collaborative that meets
monthly and discusses the Right to
Counsel topic.
8 Improving
Implementation of
Existing Renter
Protection Policies
(CC Motion #I)
City review and
assessment of the
implementation of
existing renter
protection policies.
In progress.
Council referred this implementation
review and assessment to the Human
Relations Commission.
HRC discussed many existing and new
Renter Policies at their February 2023
meeting as part of their Motion I
Council referral.4 HRC
recommendations will be brought to
City Council for direction in 2023.
4 For more specifics, refer to the Human Relations Commission February 9, 2023 meeting minutes and the April 27,
2023 meeting minutes whereby one February 9, 2023 HRC motion was clarified:
https://www.cityofpaloalto.org/Departments/Community-Services/Other-Services/Commissions/Human-
Relations-Commission/HRC-Current-Year-Agendas-and-Minutes.
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Attachment B - Renter
Protection Work Status
Update
Packet Pg. 226
1
Highlights of Other Rental Registries - Staff Interviews
Staff conducted a series of detailed virtual interviews with staff representing six Bay Area cities
that have implemented Rent Registries and Rental Survey Programs:
•City of Alameda •City of San José
•City of Concord •City of Mountain View
•City of El Cerrito •City of East Palo Alto
Questions pertained to staffing levels, roles, program costs, program fee development, quality
control, privacy, and lessons learned. Staff also collected example RFPs and fee studies when
available. The discussion items below include highlights from these interviews. This research
helped guide the development of the RRP ordinance and other RRP program details.
Program Costs in Other Cities
Program costs varied widely amongst these cities, depending on the overall staffing level and
consultant staffing, customer service provided, degree of integration within other city services
provided, and extensiveness of reporting. The more robust the RRP, the higher the cost of the
program. An RRP with event-based reporting requirements is expected to cost more than an
annual rental unit registration program.
Generally, interviewees indicated that staff resources are needed for overall RRP management,
contract management, analysis, reporting, information collection, information quality control,
registration fee collection, online portal and database maintenance efforts, daily customer
service, and implementing community noticing. All but one city had at least two full-time
equivalents (FTE) staff supporting their RRP. The city with only one dedicated staff FTE utilized
consultants to augment their support services. Some cities have more than two FTEs, depending
on the extensiveness of their program requirements and desired level of customer service,
outreach, and reporting. While all cities indicated that there is a need for these FTEs to work very
closely together, these FTEs could work in different departments that service the RRP depending
on program needs. Based on this information, staff anticipates additional staff resources will be
required to administer the program. Through the RFP, the City would seek to understand an
option if a consultant would administer the program with staff oversight.
The RRP staff build relationships with the community, provide redundancy, collaborate on
customer service approaches, and meet the year-round demands of the workload. A few cities
realized cost efficiencies through building their RRP off existing programs such as their business
license program (if renting a housing unit in that city requires a landlord to obtain a business
license in that city), rental unit inspection program, or rent stabilization program. However, Palo
Alto does not have these programs and therefore would not have associated efficiencies for the
RRP.
Item 3
Attachment C - Highlights
of Other Rental
Registries - Staff
Interviews
Packet Pg. 227
2
Most cities issued a Request for Proposals (RFP) to procure a consultant to design the RRP
website, online portal, and database, as well as prepare reporting and community noticing
functions. Staff from those cities appeared generally satisfied with their RFP issuance and the
associated procurement. Some indicated that consultants might already have RRP database
systems designed for off-the-shelf usage or that can be used as a base for custom RRP design.
All the cities had initial program development costs, and ongoing staffing, online
portal/database/website maintenance (annual fees to the vendor), quality control, community
noticing and postage, community education and outreach, customer service, and enforcement
costs.
Program Registration Fee, Penalty Fee, and Penalty Waiver in Other Cities
Some cities conducted a specific RRP fee study, whereas others simply explained how their fees
related directly to the cost of service as part of the RRP registration fee adoption process. All the
cities utilized full cost recovery for their RRP implementation, and the fee was set on a per
rental unit basis. Registration fees varied due to differences in the costs of the city’s program
and the number of rental units required to participate. Fees currently range from approximately
$40 per rental unit to $220 per rental unit, though some cities indicated that the fee could
increase in the future.
While set at different times of the year, interviewees indicated that it was helpful to establish the
annual RRP registration fee collection period concurrent with other standard administrative
processes, such as at the start of a new fiscal year or in parallel to the collection of business
license renewal. This led to efficiencies in fee collection functions overall.
All the cities interviewed have a multi-month (generally two-month) rental unit registration
and RRP registration fee collection period so that there was time for staff to provide notice in
advance, as well as multiple times during the period to avoid as many penalty cases or citation
cases as possible.
Some interviewees recommended implementing RRP participation as mandatory for rental units
at the outset, as a voluntary introductory period was not found to be helpful for increasing rental
unit participation. Interviewees also recommended implementing an administrative penalty
process if a rental unit was found to be unregistered rather than going straight to a code
enforcement citation process. The default process for code violations is the code enforcement
process (PAMC 1.12) that includes noticing and appeals. The administrative penalty process akin
to what is used for the business registry (PAMC 4.60.120) and is streamlined to levy a penalty fee
that does not include noticing or appeals. This helped maintain lower overall RRP registration
fees for those registering rental units and separately covered the cost of the additional outreach
necessary to achieve unregistered rental unit compliance. At least one city implemented a
penalty fee waiver program for the City Manager or designee to use when there was some
objective, extenuating circumstance, or exceptional reason for late RRP participation.
Item 3
Attachment C - Highlights
of Other Rental
Registries - Staff
Interviews
Packet Pg. 228
3
Community Outreach and Engagement in Other Cities
At the previous P&S Committee meeting, staff discussed presenting more detail on community
outreach and engagement efforts for the ongoing program implementation. All cities interviewed
indicated the following:
•Ongoing implementation of the RRP would require extensive community outreach and
engagement to ensure RRP participation by landlords.
•A strong customer services orientation is needed for RRP staff, as well as the RRP website
and online portal.
•Community notification ahead of rental unit registration periods was essential, as well as
ongoing notifications as registration deadlines neared.
•RRP outreach and engagement also continued throughout the year leading up to the next
year’s registration period.
•RRP staff directly assisted landlords in officially registering their rental units, either
through in-person clinics at libraries or other City facilities, through on-line live webinars,
through in-person office meetings, and over the phone.
Item 3
Attachment C - Highlights
of Other Rental
Registries - Staff
Interviews
Packet Pg. 229
Page 1 of 3 – Draft Example of an Initial Rental Unit Registration Form
Rental Unit Registration Form
Rental Unit Registration Form
Rental Property Contact Information
Property owner full name Enter full name
Mailing address Enter mailing address (auto-fill)
Phone number Enter phone number
Email address Enter email address
Year of property purchase Enter year of purchase (year wheel)
Palo Alto resident?Enter yes/no (check box)
Preferred language Enter preferred language (check box)
Property manager/landlord full name Enter full name
Mailing address Enter mailing address (auto-fill)
Phone number Enter phone number
Email address Enter email address
Palo Alto resident?Enter yes/no (check box)
Preferred language Enter preferred language (check box)
Rental Unit Characteristics
Property address Enter property address (auto-fill)
Property type Enter property type (menu; examples:
single family residence, duplex, multi-
family residential building)
Total number of housing units at the
property
Enter number of units at property (option
wheel)
Year built Enter year built (year wheel)
Property amenities/services Enter property amenities (check box)
Vehicle Parking Space (#
of parking spaces)
Water
Electric Vehicle Charging Gas
Bicycle Parking Electricity
Laundry Refuse/Recycling/
Compost
Storage Internet
Gym Cable
Draft Example of an Initial Rental Unit Registration Form – May 2023
Item 3
Attachment D - Draft
Example of an Initial
Rental Unit Registration
Form
Packet Pg. 230
Rental Unit Registration Form
Page 2 of 3 – Draft Example of an Initial Rental Unit Registration Form
Pool Other
Pets N/A
Rental unit address Enter rental unit address (auto-fill)
Rental unit size (sqft)Enter unit size
Rental unit number of bedrooms Enter number of bedrooms (check box)
Rental unit number of bathrooms Enter number of bathrooms (option
wheel)
Year of last remodel or rental unit
improvements
Enter year remodeled or improved (year
wheel)
Rental unit owner-occupied or property
manager/landlord-occupied
Enter yes/no (check box)
Tenancy Information
Rental unit tenancy status Enter occupied or vacant (check box)
Date of vacancy
commencement
Enter date or not applicable
Reason for vacancy If vacant, enter reason for vacancy (check all relevant
boxes)
Tenant-initiated voluntary move-out
Tenant not wishing to renew lease
Property owner or landlord-initiated move-out (Enter yes or no) Check
reason(s):
Nonpayment of rent Substantial rehabilitation of the
rental unit
Material or habitual violation of
the lease
Removal of rental unit from the
rental market under the Ellis Act
Damage to rental unit or property
premises
Owner or owner family member
move-in
Refusal to agree to a similar or
new rental agreement
City code enforcement actions
requiring a move out
Disorderly behavior/disturbing the
peace/nuisance behavior
Convert an unpermitted rental unit
to a permitted use
Refuse access to the rental unit
when requested in accordance
with law
Unapproved subtenants holding
over at the end of lease term
Criminal activity
Tenant no longer meets rental unit
eligibility criteria
Date of tenancy
commencement
Enter date or not applicable
Type of lease Enter type of lease (check box) 1-year, 6 months, 3
months, month to month, other
Date of last 1-year lease
renewal offer
Enter date or not applicable
Date of last lease renewal Enter date or not applicable
Item 3
Attachment D - Draft
Example of an Initial
Rental Unit Registration
Form
Packet Pg. 231
Rental Unit Registration Form
Page 3 of 3 – Draft Example of an Initial Rental Unit Registration Form
Rent Information
Initial security deposit amount Enter dollar amount
Initial base rent amount (monthly)Enter monthly rent amount
Presence of rental assistance/subsidy Enter yes/no (check box) If yes, type
check box appears:
Rental assistance (example: Housing
Choice Section 8)
Deed restricted (example: BMR program)
Additional non-optional charges and
optional charges
Enter description
Amenities/services included in rent Enter rental unit amenities (check all
relevant boxes)
Vehicle Parking Space (#
of parking spaces)
Water
Electric Vehicle Charging Gas
Bicycle Parking Electricity
Laundry Refuse/Recycling/
Compost
Storage Internet
Gym Cable
Pool Other
Pets N/A
Amenities/services for an additional fee Enter rental unit amenities (check all
relevant boxes)
Vehicle Parking Space (#
of parking spaces)
Water
Electric Vehicle Charging Gas
Bicycle Parking Electricity
Laundry Refuse/Recycling/
Compost
Storage Internet
Gym Cable
Pool Other
Pets N/A
Number of people in rental unit household
(total)
Enter number of people (option wheel)
Affidavit Information Attestation of information accuracy
Date of rental unit registration submittal
Can you provide any feedback on this
rental unit registration process?
Open-ended qualitative response
Item 3
Attachment D - Draft
Example of an Initial
Rental Unit Registration
Form
Packet Pg. 232
Item No. 4. Page 1 of 1
Planning & Transportation Commission
Staff Report
From: Jonathan Lait, Planning and Development Services Director
Lead Department: Planning and Development Services
Meeting Date: May 31, 2023
Report #: 2305-1443
TITLE
Approval of Planning & Transportation Commission Draft Verbatim and Summary Minutes of
April 26, 2023
RECOMMENDATION
Staff recommends that the Planning & Transportation Commission (PTC) adopt the meeting
minutes.
BACKGROUND
Draft verbatim and summary minutes from the April 26, 2023 Planning and Transportation
Commission (PTC) meeting were made available to the Commissioners prior to the May 31,
2023 meeting date. The draft PTC minutes can be viewed online on the City’s website at
bit.ly/PaloAltoPTC.
ATTACHMENTS
Attachment A: There are no attachments.
AUTHOR/TITLE:
Veronica Dao, Administrative Associate
Item 4
Staff Report
Packet Pg. 233