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HomeMy WebLinkAboutStaff Report 212-0518.10.040 Development Standards (B) Development Standards: (i) Second story additions or new two-story structures are subject to the Single Family Individual Review guidelines and review process described in Section 18.12.110. (ii) For lots less than 50' in width, the required street side setback shall be 10 feet. (iii) Site coverage for a two-story structure: 40%. (C) Nothing in this subsection (c) shall affect or otherwise redefine the provisions of Section 18.88.050(a) as to whether a substandard lot may be used asa lot under this title. (2) Flag Lots (A) A flag lot shall be defined as set forth in Section 18.04.84(B). (B) Flag Lot Development Standards: (i) The maximum height shall be 17 feet, as measured to the peak of the roof. (ii) There shall be a limit of one habitable floor. Habitable floors include lofts, mezzanines, and similar areas with interior heights of five feet (5') or more from the roofto the floor, but shall exclude basements and shall exclude attics that have no stairway or built;.in access. The chief building official shall make the final determination as to whether a floor is habitable. (iii) Front Setback: 10 feet. Flag lots are not subject to contextual front setback requirements. (iv) Flag lots are not subject to contextual garage placement requirements. (c) Maximum Lot Sizes in R-2 and RMD Districts This provision limits the potential for lot combinations with a net loss of housing stock and resultant homes that would be out of scale with homes in the surrounding neighborhood. In the R-2 and RMD districts, no new lot shall be created equal to or exceeding two times the minimum lot size prescribed for the district, as prescribed in Table 2. Lots larger than the prescribed maximum size are permitted only under the following circumstances: (i) where a Village Residential land use is approved concurrent with the new lot, resulting in no net loss of housing on the site(s); (ii) where underlying lots must be merged to eliminate nonconformities and no net loss of housing units would result; and (iii) where an adjacent substandard lot of less than 25 feet in width is combined with another lot, resulting in no net loss of housing units on the site. 6 / 18.10.050 Permitted Encroachments, Projections and Exceptions (d) Garage Doors in R-2 District In the R-2 district, for garages located within 50 feet from a street frontage, on lots less than 75 feet in width, the total combined width of garage doors that are parallel to the street shall not exceed 20 feet. (e) Special Setbacks Where applicable, setback lines imposed by a special setback map pursuant to Chapter 20.08 of this code shall be followed for the purpose of determining legal setback requirements. . . (1) Certification of Daylight Plane Compliance Upon request by the building official, any person building or making improvements to a structure in the low density residential districts shall provide a certification that the structure, as built, complies with the daylight plane provisions in subsection (a). Such certification shall be prepared by a licensed engineer, architect, or surveyor, and shall be provided prior to frame inspection. ' (g) Lighting in R-2 District In the R-2 district, recreational and security lighting shall be permitted only so long as the lighting is shielded so that the direct light does not extend beyond the property where it is located. Freestanding recreational and security lighting, installed on or later than March 11, 1991, shall be restricted to twelve feet (12') in height. (h) Location of Noise-Producing Equipment All noise-producing equipment, such as air conditioners, pool equipment, generators, commercial kitchen fans, and similar service equipment, shall be located outside of the front, rear and side yard setbacks. Such equipment may, however, be located up to 6 feet into the street sideyard setback. All such equipment shall be insulated and housed and any replacement of such equipment conforms to these standards where feasible. All service equipment must meet the City Noise Ordinance, Chapter 9.10. 18.10.050 Permitted Encroachments, Projections and Exceptions The following projections and encroachments into required yards, daylight plane and height are permitted, provided a projection shall not be permitted to encroach into a special setback, as established by the setback map pursuant to Chapter 20;08 of the Palo Alto Municipal Code, except as noted in (a)(1)(D) below. (a) SetbacklYard Encroachments and Projections (1) Horizontal Additions 7 18.1 0.050 Permitted Encroachments,Projections and Exceptions In the R-2 district and the RMD district, where a single-family dwelling legally constructed according to existing yard and setback regulations at the time of construction encroaches upon present required yards, one encroaching side (first floor wall) of the existing structure at a height not to exceed 12 feet, may be extended in accord with this section. Only one such extension shall be permitted for the life of such building. This subsection shall not be construed to allow the further extension of an encroachment by any building that is. the result of the granting of a variance, either before or after such property became part of the city. (A) Front Yard. In cases where the existing setback is less than 20 feet, but at least 14 feet, the existing encroachment may be extended for a distance of not more than 100% of the length of the encroaching wall to be extended; provided, that the total length of the existing encroaching wall and the additional wall shall together not exceed one-half the maximum existing width of such building. (B) Interior Side Y ard~ In cases where the existing setback is less than 8 feet, but at least 5 feet, the existing encroachment may be extended for a distance of not more than 100% of the length of the encroaching wall to be extended, but not to exceed 20 additional feet. (C) Street Side Yard. In cases where the existing setback is less than 16 feet, but at least 10 feet, the existing encroachment may be extended for a distance of not more than 100% of the length of the encroaching wall to be extended, but not to exceed 20 feet. (D) Special Setbacks. In cases where a Special Setback is prescribed pursuant to Chapter 20.08 of the Municipal Code, and the existing setback is less than the Special Setback distance, but is at least 14 feet for the front setback or at least 10 feet for the street side yard setback, the existing encroachment may be extended for a distance of not more than 100% of the length of the encroaching wall to be extended, provided that the total length of the existing encroaching wall and the additional wall shall together not exceed one-half the maximum existing width of suc,h building. (2) Rear Yard Encroachments for Portions of Homes A portion of a main building that is less than half the maximum width of the building may extend into the required rear yard no more than six feet and with a height of no more than one story, except that a comer lot having a common rear property line with an adjoining comer lot may extend into the required rear yard not more than ten feet with a height of no more than one story. (3) Allowed Projections (A) Cornices, Eaves, Fireplaces, and Similar Architectural Features For cornices, eaves, fireplaces, and similar architectural features, excluding flat or continuous walls or enclosures of usable interior space, the following projections are permitted: 8 \/ 18.10.050 Permitted Encroachments, Projections and Exceptions (i) A maximum of two feet into a required side yard. Fireplaces in a required side yard may not exceed five feet in width. Fireplaces not exceeding five feet in width may project into a required side yard no more than two feet. (ii) A maximum of four feet into a required front yard (iii) A maximum of four feet into a required rear yard (B) Window Surfaces Window surfaces, such as bay windows or greenhouse windows, may extend into a required side or rear yard a distance not to exceed two feet, or into a required front yard a distance not exceeding three feet. The window surface may not extend into any yard above a first story. (C) Detached Storage Structures In addition to the provisions for location of accessory structures under Section 18.12.080 (b), the following further projections are permitted. For structures not over six feet in height or twenty-five square feet in floor area, used exclusively for storage purposes, the following projections are permitted: (i) A maximum of two feet into a required side yard (ii) A maximum of four feet into a required front yard (iii) A maximum of four feet into a required rear yard (D) Patios, Decks, Stairways, Landings, Balconies, or Fire Escapes For uncovered porches (less than 30 inches above grade), patios, decks, stairways, landings, balconies, or fire escapes the following projections are permitted, provided these projections ate not permitted above the first story: (i) A maximum of three feet into a required side yard (ii) A maximum of six feet into a required front yard (iii) A maximum of six feet into a required rear yard (E) Canopy or Patio Cover , A canopy or patio cover may be located in the required rear yard or that portion of the interior side yard, which is more than 75 feet from the street lot line measured along the common lot line. Such canopies shall be subject to the following conditions: (i) A canopy or patio cover shall not be more than 12 feet in height. (ii) The canopy or patio cover shall be included in the computation of building coverage. (iii) The canopy or patio cover and other structures shall not occupy more than 50 percent ofthe required rear yard. 9 18.10.050 Permitted Encroachments, Projections and Exceptions (iv) The canopy or patio cover shall not be enclosed on more than two sides. (F) Pools, Spas, and Hot Tubs (i) Pools, spas, and hot tubs may extend into a required rear yard a distance not to exceed fourteen feet, provided that a minimum setback of six feet from the property line shall be maintained. (ii) No swimming pool, hot tub, spa, or similar accessory facility shall be located in any portion of a required front or street side yard. (iii) No swimming pool, hot tub, spa, or similar accessory facility shall be located closer than six feet from an interior side yard property line. (b) Height and Daylight Plane Exceptions The following features may exceed the height limit established by the specified districts: (1) RE and R-2 Districts: In the RE and R-2 districts, flues, chimneys, and antennas may exceed the established height limit by not more than 15 feet. (2) RMD District: In the RMD district, flues, chimneys, exhaust fans or air conditioning equipment,elevator equipment, cooling towers, antennas, and similar architectural, utility, or mechanical features may exceed the height limit established in any district by not more than 15 feet, provided that no such feature or structure in excess of the height limit shall be used for habitable space, or for any commercial or advertising purposes. (c) Daylight Plane Exceptions The following features may extend beyond the daylight plane established by the applicable district,provided that such features do not exceed the height limit for the . district unless permitted to do so by subsection (b): (1) RE and R-2 districts: . (A) Television and radio antennas; (B) Chimneys and flues, provided that chimneys do not extend past the required daylight plane a distance exceeding the minimum allowed pursuant to Chapter 16.04 of this code; (C) Dormers, roof decks, gables, or similar architectural features, provided that (i) the sum of the horizontal lengths of all such features shall not exceed 15 feet on each side; and (ii) the height of such features does not exceed 24 feet. (D) Cornices, eaves, and similar architectural features, excluding flat or continuous walls or enclosures of usable interior space, provided such features do not extend past the daylight plane more than 2 feet. 10 18.10.070 Second Dwelling Units (2) No required parking space shall be located in the first ten feet adjoining the property line of a required street side yard, except as provided for second dwelling units in Section 18.10.070. (d) Tandem Parking Tandem parking shall be permitted for single-family uses and for single-family uses with a permitted second dwelling unit. (e) Bicycle Parking For two family uses, at least one Class I bicycle parking space shall be required. (I) Design of Parking Areas Parking facilities shall comply with all applicable regulations of Chapter 18.83 (Parking Facility Design Standards). 18.10.070 Second Dwelling Units The intent of this section is to provide regulations to accommodate second dwelling units, in order to provide for variety to the City's housing stock and additional affordable housing opportunities. Second dwelling units are intended as separate self-contained living units, with separate entrances from the main residence, whether attached or detached. The standards below are provided to minimize the impacts of second dwelling units on nearby residents and to assure that the size, location and design of such dwellings is compatible with the existing residence on the site and with other structures in the area. (a) Second Units in the R-2 and RMD .Districts Second dwelling units are allowedon R-2 or RMD lots that meet lot size requirements in Table 2 to accommodate two units on a lot. For R-2 zoned lots of 6,000 square feet or greater, but less than 7,500 square feet, a second dwelling unit of 450 square feet or less is permitted, subject to all other regulations of the R-l Chapter outlined in section 18.12.070. (b) Second Units in the R-E District The following regulations apply to second dwelling units in the R-E district: 1. Minimum Lot Sizes In the RE district, the minimum lot size for a second dwelling unit in excess of 450 square feet is one acre. Provided, for flag lots, the minimum lot size shall be 35% greater than the minimum lot size established by Section 21.20.301 of the Subdivision Ordinance. The minimum lot size for a second dwelling unit that is 450 square feet or less shall be 7,500 square feet, including for a flag lot. 12 ,I 18.10.070 Second Dwelling Units 2. Development Standards for Attached Second Dwelling Units Attached second dwelling units are those attached to the main dwelling. Attached unit size counts toward the calculation of maximum house size. All attached second dwelling units shall be subject to the following development requirements: a. The minimum site area shall meet the requirements specified in subsection (1) above. b. Maximum size of living area: 900 square feet. The second dwelling unit and covered parking shall be included in the total floor area for the site. Any basement space used as a second dwelling unit or portion thereof shall be counted as floor area for the purpose of calculating the maximum size of the unit. c. Maximum size of covered parking area for the second dwelling unit: 200 square feet. d. Maximum height: 30 feet. e. Except on comer lots, the' second dwelling unit may not have an entranceway facing the same lot line (property line) as the entranceway to the main dwelling unit, and exterior staircases to second floor units shall be located toward the interior side or rear yard of the property. 3. Development Standards for Detached Second Dwelling Units Detached second dwelling units are those detached from the main dwelling. All detached second dwelling units shall be subject to the following development . requirements: a. The minimum site area shall meet the requirements specified in subsection (b) above. b. Minimum separation from the main dwelling: 12 feet. c. Maximum size of living area: 900 square feet. The second dwelling unit and covered parking shall be included in the total floor area for the site. Any basement space used as a second dwelling unit or portion thereof shall be counted as floor area for the purpose of calculating the maximum size of the unit. d. Maximum size of covered parking area for the second dwelling unit: 200 square feet. e. Maximum height: one story and 17 feet. f. The detached second dwelling shall be architecturally compatible with the main residence, with respect to style, roof pitch, color and materials. 4. Street Access The second dwelling unit shall have street access from a driveway in common with the main residence in order to prevent new curb cuts, excessive paving, and 13 18.10.080 Accessory Uses and Facilities elimination of street trees. Separate driveway access may be permitted by the Zoning Administrator upon a determination that separate access will result in fewer environmental impacts such as excessive paving, unnecessary grading or unnecessary tree removal, and that such separate access will not create the appearance, from the street, of a lot division or two-family use. 5. Parking The following parking criteria apply to both detached and attached second dwelling units: a. Two parking spaces shall be provided for each second dwelling unit, with at least one ofthe spaces being covered; provided, however, that ifthe floor area of the second dwelling unit is 450 square feet or less, only a single parking space is required, and it may be covered or uncovered. b. Such parking shall be located out of required front setbacks and not closer than 15 feet from the street in a street side setback. New parking areas created in the street side setback shall be of permeable materials if required by the Planning Director. 18.10.080 Accessory Uses and Facilities Accessory uses and facilities, as referenced in Section 18.10.030, shall be permitted when incidental to and associated with a permitted use or facility in the R-E, R-2, or RMD districts, of when incidental to arid associated with an allowable and authorized conditional use therein, subject to the provisions below and of Chapter 18.88. (a) Types of Accessory Uses Accessory uses and facilities include, but are not limited to, the following list of examples; provided that each accessory use or facility shall comply with the provisions of this title: (1) Residential garages, carports, and parking facilities, together with access and circulation elements necessary thereto; (2) Facilities for storage incidental to apermitted use; and . (3) Recreational uses and facilities for the use and convenience of occupants or employees, or guests thereof, of a principal use or facility; (b) Location and Development Standards Except as otherwise provided in this section, accessory buildings shall at all times be located in conformance with requirements for principal buildings, and shall not be located in any required front, side, or rear yard. See Section 18.10.050(a)(3)(C) for allowed encroachments for small storage structures. Accessory buildings may be located in a required interior yard subject to the following limitations: 14 18.10.090 Basements (b) Inclusion as Gross Floor Area Basements shall not be included in the calculation of gross floor area, provided that: (1) basement area is not deemed to be habitable space; or (2) basement area is deemed to be habitable space but the finished level of the first floor is no more than three feet above the grade around the perimeter of the building foundation. Any basement space used as a second dwelling unit or portion thereof shall be counted as floor area for the purpose of calculating the maximum size of the unit (but may be excluded from calculations of floor area for the total site). This provision is intended to assure that second units are subordinate in size to the main dwelling and to preclude the development of duplex zoning on the site. (c) Lightwells, Stairwells and Other Excavated Features Excavated features shall not affect the measurement of the grade for the purposes of determining gross floor area, so long as such features meet the following provIsIOns: (1) Lig~twells, stairwells and similar excavated features along the perimeter of the basement shall not affect the measurement of grade, provided that: (A) such features are not located in the front of the building; (B) such features shall not exceed 3 feet in width; (C) the cumulative length of all such features does not exceed 30% of the perimeter of the basement; (D) such features do not extend more than 3 feet into a required side yard nor more than 4 feet into a required rear yard, but where a side yard is less than 6 feet in width, the features shall not encroach closer than 3 feet from the adjacent side property line; (E) the cumulative length of any features or portions of features that extend into a required side or rear yard does· not exceed 15 feet in length; (F) the owner provides satisfactory evidence to· the planning division prior to issuance of a building permit that any features or portions of features that extend into a required side or rear yard will not be harmful to any mature trees on the subject property or on abutting properties; and (G) such features have either a drainage system that meets the requirements of the public works department or are substantially sheltered from the rain by a roof overhang or canopy of a permanent nature. (2) Below-grade patios, sullken gardens or similar excavated areas along the perimeter of the basement that exceed the dimensions set forth in subsection (1), are permitted and shall not affect the measurement of grade, provided that: 16 18.10.110 Home Improvement Exceptions (c) Location of Livestock Facilities. Barns, stables, sheds, chicken houses, and other similar facilities for the shelter and feeding of animals, exclusive of domestic household pets, shall be located a minimum of 40 feet fro.m any lot line (property line). 18.10.110 Home Improvement Exceptions Home Improvement Exceptions may be granted for existing single-family residences in the R-E, R-2, and RMD districts, pursuant to the provisions of Section 18.12.120 (R-l Chapter). 18.10.120 Architectural Review Architectural Review, as required in Chapter 16.48 of Title 16 of the Municipal Code, is required in the R-E, R-2, and RMD districts whenever three or more adjacent residential units are intended to be developed concurrently, whether through subdivision or individual applications. Architectural review is also required for second dwelling units of more than 900 square feet, when located in the Neighborhood Preservation Combining District (NP). 18.10.130 Historical Review and Incentives Historic home review, as required in Chapter 16.49 of Title 16 of the Municipal Code, is required in the R-E, R-2, and RMD low density residential districts for alterations or modifications to any residence designated on the City's Historic Inventory as a Category 1 or Category 2 historic structure as defined in Section 16.49.020 of the Municipal Code or any contributing structure located within a locally designated historic district. Exemptions to gross floor area requirements are available for historic homes pursuant to the definition of Gross Floor Area in Section 18.04.65(C2). Home Improvement Exceptions provide for additional square footage and certain other exceptions for historic homes pursuant to Section 18.12.120 (R-l Chapter). 18.10.140 Neighborhood-Preservation Combining District (NP) (a) Purpose & Applicability. The neighborhood preservation combining district is intended to modify the regulations of the RMD two unit multiple-family residential district areas where it is deemed essential to maintain the visual and historic character of existing neighborhoods. The combining district is intended to foster retention of existing single-family structures, to foster additions to existing properties without demolition of sound residential structures, and to assure compatibility of design of new residential units with existing structures on the same or surrounding properties. Properties in the (NP) combining district are subject to the following regulations: 18 18.10.140 Neighbo (B) The granting of the application will not be detrimental or injurious to property or improvements in the vicinity and will not be detrimental to the public health, safety, general welfare, or convenience. (3) Conditions . In granting NP District Exceptions, reasonable conditions or restrictions may be imposed as deemed appropriate or necessary to protect the public health, safety, general welfare, or convenience, and to secure the purposes of this title. (4) Procedures Please refer to Chapters 18.76 and 18.77 for further information regarding the procedures applicable to requests for exceptions. 20 ..