Loading...
HomeMy WebLinkAbout2024-12-11 Planning & Transportation Commission Agenda PacketPLANNING AND TRANSPORTATION COMMISSION Regular Meeting Wednesday, December 11, 2024 Council Chambers & Hybrid 6:00 PM Planning and Transportation Commission 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 Commission 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 ten (10) 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. Signs and symbolic materials less than 2 feet by 3 feet are permitted provided that: (1) sticks, posts, poles or similar/other type of handle objects are strictly prohibited; (2) the items do not create a facility, fire, or safety hazard; and (3) persons with such items remain seated when displaying them and must not raise the items above shoulder level, obstruct the view or passage of other attendees, or otherwise disturb the business of the meeting. 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 Commission majority may modify the agenda order to improve meeting management. CITY OFFICIAL REPORTS 1.Director's Report, Meeting Schedule, and Assignments ACTION ITEMS Public Comment is Permitted. Applicants/Appellant Teams: Fifteen (15) minutes, plus three (3) minutes rebuttal. All others: Five(5) minutes per speaker. 2.PUBLIC HEARING / QUASI‐JUDICIAL. 4075 El Camino Way [23PLN‐00202]: Recommendation on Applicant’s Request for an Amendment to a Planned Community Zone District (PC‐5116) to Allow for Modifications to an Existing 121‐Unit Assisted Living and Memory Care Facility. The Additions Would Include 16 Additional Assisted Living Units and 172 Square Feet of Additional Support Space. Environmental Assessment: Exempt from the Provisions of the California Environmental Quality Act (CEQA) in Accordance with CEQA Guidelines Section 15301 (Modifications to Existing Facilities). Zoning District: PC‐5116 (Planned Community). 6:10 PM – 8:00 PM 3.Recommendation on an Ordinance Implementing Programs 3.3A, B, and D and 3.4A‐D of the Housing Element, Including Modifications to: 1) Chapter 18.14: Housing Incentives to Update Regulations for the Affordable Housing Incentive Program (AHIP) and Housing Incentive Program (HIP); 2) Section 18.40.180: Retail Preservation; and 3) Modifications to Base Zoning Districts Throughout Title 18. The Addendum to the Comprehensive Plan Environmental Impact Report (EIR), considered by the City Council on April 15, 2024, analyzed potential environmental impacts of the 6th Cycle Draft Housing Element including Programs 3.3 and 3.4. 8:00 PM – 9:00 PM APPROVAL OF MINUTES Public Comment is Permitted. Three (3) minutes per speaker. 4.Approval of Planning & Transportation Commission Draft Verbatim & Summary Minutes of October 30, 2024 5.Approval of Planning & Transportation Commission Draft Verbatim & Summary Minutes of November 13, 2024 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. W r i t t e n   p u b l i c   c o m m e n t s  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 Commission, 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 Commission, 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 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 Commission. 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, December 11, 2024Council Chambers & Hybrid6:00 PMPlanning and Transportation Commission 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 Commission and availablefor inspection on the City’s website. Please clearly indicate which agenda item you arereferencing in 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 to ten(10) minutes at the discretion of the Chair, provided that the non‐speaking members agree notto speak individually. The Chair may limit Public Comments to thirty (30) minutes for allcombined 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.Signs and symbolic materials less than 2 feet by 3 feet are permitted provided that: (1) sticks, posts, poles or similar/other type of handle objects are strictly prohibited; (2) the items do not create a facility, fire, or safety hazard; and (3) persons with such items remain seated when displaying them and must not raise the items above shoulder level, obstruct the view or passage of other attendees, or otherwise disturb the business of the meeting. 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 Commission majority may modify the agenda order to improve meeting management. CITY OFFICIAL REPORTS 1.Director's Report, Meeting Schedule, and Assignments ACTION ITEMS Public Comment is Permitted. Applicants/Appellant Teams: Fifteen (15) minutes, plus three (3) minutes rebuttal. All others: Five(5) minutes per speaker. 2.PUBLIC HEARING / QUASI‐JUDICIAL. 4075 El Camino Way [23PLN‐00202]: Recommendation on Applicant’s Request for an Amendment to a Planned Community Zone District (PC‐5116) to Allow for Modifications to an Existing 121‐Unit Assisted Living and Memory Care Facility. The Additions Would Include 16 Additional Assisted Living Units and 172 Square Feet of Additional Support Space. Environmental Assessment: Exempt from the Provisions of the California Environmental Quality Act (CEQA) in Accordance with CEQA Guidelines Section 15301 (Modifications to Existing Facilities). Zoning District: PC‐5116 (Planned Community). 6:10 PM – 8:00 PM 3.Recommendation on an Ordinance Implementing Programs 3.3A, B, and D and 3.4A‐D of the Housing Element, Including Modifications to: 1) Chapter 18.14: Housing Incentives to Update Regulations for the Affordable Housing Incentive Program (AHIP) and Housing Incentive Program (HIP); 2) Section 18.40.180: Retail Preservation; and 3) Modifications to Base Zoning Districts Throughout Title 18. The Addendum to the Comprehensive Plan Environmental Impact Report (EIR), considered by the City Council on April 15, 2024, analyzed potential environmental impacts of the 6th Cycle Draft Housing Element including Programs 3.3 and 3.4. 8:00 PM – 9:00 PM APPROVAL OF MINUTES Public Comment is Permitted. Three (3) minutes per speaker. 4.Approval of Planning & Transportation Commission Draft Verbatim & Summary Minutes of October 30, 2024 5.Approval of Planning & Transportation Commission Draft Verbatim & Summary Minutes of November 13, 2024 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. W r i t t e n   p u b l i c   c o m m e n t s  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 Commission, 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 Commission, 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 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 Commission. 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, December 11, 2024Council Chambers & Hybrid6:00 PMPlanning and Transportation Commission 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 Commission and availablefor inspection on the City’s website. Please clearly indicate which agenda item you arereferencing in 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 to ten(10) minutes at the discretion of the Chair, provided that the non‐speaking members agree notto speak individually. The Chair may limit Public Comments to thirty (30) minutes for allcombined 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.Signs and symbolic materials less than 2 feet by 3 feet are permitted provided that: (1) sticks,posts, poles or similar/other type of handle objects are strictly prohibited; (2) the items do notcreate a facility, fire, or safety hazard; and (3) persons with such items remain seated whendisplaying them and must not raise the items above shoulder level, obstruct the view orpassage of other attendees, or otherwise disturb the business of the meeting.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 Commission majority may modify the agenda order to improve meeting management. CITY OFFICIAL REPORTS 1.Director's Report, Meeting Schedule, and Assignments ACTION ITEMS Public Comment is Permitted. Applicants/Appellant Teams: Fifteen (15) minutes, plus three (3) minutes rebuttal. All others: Five(5) minutes per speaker. 2.PUBLIC HEARING / QUASI‐JUDICIAL. 4075 El Camino Way [23PLN‐00202]: Recommendation on Applicant’s Request for an Amendment to a Planned Community Zone District (PC‐5116) to Allow for Modifications to an Existing 121‐Unit Assisted Living and Memory Care Facility. The Additions Would Include 16 Additional Assisted Living Units and 172 Square Feet of Additional Support Space. Environmental Assessment: Exempt from the Provisions of the California Environmental Quality Act (CEQA) in Accordance with CEQA Guidelines Section 15301 (Modifications to Existing Facilities). Zoning District: PC‐5116 (Planned Community). 6:10 PM – 8:00 PM 3.Recommendation on an Ordinance Implementing Programs 3.3A, B, and D and 3.4A‐D of the Housing Element, Including Modifications to: 1) Chapter 18.14: Housing Incentives to Update Regulations for the Affordable Housing Incentive Program (AHIP) and Housing Incentive Program (HIP); 2) Section 18.40.180: Retail Preservation; and 3) Modifications to Base Zoning Districts Throughout Title 18. The Addendum to the Comprehensive Plan Environmental Impact Report (EIR), considered by the City Council on April 15, 2024, analyzed potential environmental impacts of the 6th Cycle Draft Housing Element including Programs 3.3 and 3.4. 8:00 PM – 9:00 PM APPROVAL OF MINUTES Public Comment is Permitted. Three (3) minutes per speaker. 4.Approval of Planning & Transportation Commission Draft Verbatim & Summary Minutes of October 30, 2024 5.Approval of Planning & Transportation Commission Draft Verbatim & Summary Minutes of November 13, 2024 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. W r i t t e n   p u b l i c   c o m m e n t s  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 Commission, 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 Commission, 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 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 Commission. 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, December 11, 2024Council Chambers & Hybrid6:00 PMPlanning and Transportation Commission 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 Commission and availablefor inspection on the City’s website. Please clearly indicate which agenda item you arereferencing in 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 to ten(10) minutes at the discretion of the Chair, provided that the non‐speaking members agree notto speak individually. The Chair may limit Public Comments to thirty (30) minutes for allcombined 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.Signs and symbolic materials less than 2 feet by 3 feet are permitted provided that: (1) sticks,posts, poles or similar/other type of handle objects are strictly prohibited; (2) the items do notcreate a facility, fire, or safety hazard; and (3) persons with such items remain seated whendisplaying them and must not raise the items above shoulder level, obstruct the view orpassage of other attendees, or otherwise disturb the business of the meeting.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 Commission majority may modify the agenda order to improve meeting management.CITY OFFICIAL REPORTS1.Director's Report, Meeting Schedule, and AssignmentsACTION ITEMSPublic Comment is Permitted. Applicants/Appellant Teams: Fifteen (15) minutes, plus three (3) minutes rebuttal. All others:Five(5) minutes per speaker.2.PUBLIC HEARING / QUASI‐JUDICIAL. 4075 El Camino Way [23PLN‐00202]:Recommendation on Applicant’s Request for an Amendment to a Planned CommunityZone District (PC‐5116) to Allow for Modifications to an Existing 121‐Unit Assisted Livingand Memory Care Facility. The Additions Would Include 16 Additional Assisted LivingUnits and 172 Square Feet of Additional Support Space. Environmental Assessment:Exempt from the Provisions of the California Environmental Quality Act (CEQA) inAccordance with CEQA Guidelines Section 15301 (Modifications to Existing Facilities).Zoning District: PC‐5116 (Planned Community).6:10 PM – 8:00 PM3.Recommendation on an Ordinance Implementing Programs 3.3A, B, and D and 3.4A‐D ofthe Housing Element, Including Modifications to: 1) Chapter 18.14: Housing Incentives toUpdate Regulations for the Affordable Housing Incentive Program (AHIP) and HousingIncentive Program (HIP); 2) Section 18.40.180: Retail Preservation; and 3) Modificationsto Base Zoning Districts Throughout Title 18. The Addendum to the Comprehensive PlanEnvironmental Impact Report (EIR), considered by the City Council on April 15, 2024,analyzed potential environmental impacts of the 6th Cycle Draft Housing Elementincluding Programs 3.3 and 3.4.8:00 PM – 9:00 PMAPPROVAL OF MINUTESPublic Comment is Permitted. Three (3) minutes per speaker. 4.Approval of Planning & Transportation Commission Draft Verbatim & Summary Minutes of October 30, 2024 5.Approval of Planning & Transportation Commission Draft Verbatim & Summary Minutes of November 13, 2024 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. W r i t t e n   p u b l i c   c o m m e n t s  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 Commission, 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 Commission, 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 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 Commission. 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, December 11, 2024Council Chambers & Hybrid6:00 PMPlanning and Transportation Commission 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 Commission and availablefor inspection on the City’s website. Please clearly indicate which agenda item you arereferencing in 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 to ten(10) minutes at the discretion of the Chair, provided that the non‐speaking members agree notto speak individually. The Chair may limit Public Comments to thirty (30) minutes for allcombined 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.Signs and symbolic materials less than 2 feet by 3 feet are permitted provided that: (1) sticks,posts, poles or similar/other type of handle objects are strictly prohibited; (2) the items do notcreate a facility, fire, or safety hazard; and (3) persons with such items remain seated whendisplaying them and must not raise the items above shoulder level, obstruct the view orpassage of other attendees, or otherwise disturb the business of the meeting.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 Commission majority may modify the agenda order to improve meeting management.CITY OFFICIAL REPORTS1.Director's Report, Meeting Schedule, and AssignmentsACTION ITEMSPublic Comment is Permitted. Applicants/Appellant Teams: Fifteen (15) minutes, plus three (3) minutes rebuttal. All others:Five(5) minutes per speaker.2.PUBLIC HEARING / QUASI‐JUDICIAL. 4075 El Camino Way [23PLN‐00202]:Recommendation on Applicant’s Request for an Amendment to a Planned CommunityZone District (PC‐5116) to Allow for Modifications to an Existing 121‐Unit Assisted Livingand Memory Care Facility. The Additions Would Include 16 Additional Assisted LivingUnits and 172 Square Feet of Additional Support Space. Environmental Assessment:Exempt from the Provisions of the California Environmental Quality Act (CEQA) inAccordance with CEQA Guidelines Section 15301 (Modifications to Existing Facilities).Zoning District: PC‐5116 (Planned Community).6:10 PM – 8:00 PM3.Recommendation on an Ordinance Implementing Programs 3.3A, B, and D and 3.4A‐D ofthe Housing Element, Including Modifications to: 1) Chapter 18.14: Housing Incentives toUpdate Regulations for the Affordable Housing Incentive Program (AHIP) and HousingIncentive Program (HIP); 2) Section 18.40.180: Retail Preservation; and 3) Modificationsto Base Zoning Districts Throughout Title 18. The Addendum to the Comprehensive PlanEnvironmental Impact Report (EIR), considered by the City Council on April 15, 2024,analyzed potential environmental impacts of the 6th Cycle Draft Housing Elementincluding Programs 3.3 and 3.4.8:00 PM – 9:00 PMAPPROVAL OF MINUTESPublic Comment is Permitted. Three (3) minutes per speaker.4.Approval of Planning & Transportation Commission Draft Verbatim & Summary Minutesof October 30, 20245.Approval of Planning & Transportation Commission Draft Verbatim & Summary Minutesof November 13, 2024COMMISSIONER 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. W r i t t e n   p u b l i c   c o m m e n t s  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 Commission, 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 Commission, 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 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 Commission. 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: Planning and Development Services Director Lead Department: Planning and Development Services Meeting Date: December 11, 2024 Report #: 2411-3797 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: •Upcoming PTC Agenda 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/city- of-palo-alto/boards-and-commissions/planning-and-transportation-commission. UPCOMING PTC ITEMS Special Meeting – Tuesday, December 17, 2024 •Study Session on the El Camino Real Focus Area Item 1 Staff Report     Packet Pg. 6     Item No. 1. Page 2 of 2 ATTACHMENTS Attachment A: PTC 2024 Schedule & Assignments Attachment B: PTC 2025 Schedule AUTHOR/TITLE: Jennifer Armer, Assistant Director Item 1 Staff Report     Packet Pg. 7     Planning & Transportation Commission 2024 Meeting Schedule & Assignments 2024 Schedule Meeting Dates Time Location Status Planned Absences 1/10/2024 6:00 PM Hybrid Cancelled 1/31/2024 6:00 PM Hybrid Regular 2/14/2024 6:00 PM Hybrid Canceled 2/28/2024 6:00 PM Hybrid Regular 3/13/2024 5:00 PM Hybrid Special Joint Meeting w/ HRC 3/27/2024 6:00 PM Hybrid Regular Hechtman 4/10/2024 6:00 PM Hybrid Regular 4/15/2024 5:30 PM Hybrid Joint Meeting w/ Council 4/24/2024 6:00 PM Hybrid Regular 5/8/2024 6:00 PM Hybrid Regular Lu 5/29/2024 6:00 PM Hybrid Regular 6/12/2024 6:00 PM Hybrid Regular 6/26/2024 6:00 PM Hybrid Regular 7/10/2024 6:00 PM Hybrid Regular 7/31/2024 6:00 PM Hybrid Canceled 8/14/2024 5:30 PM Hybrid Special 8/28/2024 6:00 PM Hybrid Regular 9/11/2024 6:00 PM Hybrid Regular 9/25/2024 6:00 PM Hybrid Regular 10/9/2024 6:00 PM Hybrid Regular 10/30/2024 6:00 PM Hybrid Regular 11/13/2024 6:00 PM Hybrid Regular 11/27/2024 6:00 PM Hybrid Canceled 12/11/2024 6:00 PM Hybrid Regular 12/17/2024 6:00 PM Hybrid Special 12/25/2024 6:00 PM Hybrid Cancelled 2024 Assignments - Council Representation (primary/backup) January February March April May June Cari Templeton Keith Reckdahl Bart Hechtman Doria Summa Bryna Chang George Lu Doria Summa Allen Akin Keith Reckdahl Cari Templeton George Lu Bryna Chang July August September October November December Allen Akin Bart Hechtman Doria Summa George Lu Cari Templeton Keith Reckdahl Bart Hechtman Bryna Chang George Lu Bart Hechtman Doria Summa Cari Templeton Item 1 Attachment A: PTC 2024 Schedule & Assignments     Packet Pg. 8     Planning & Transportation Commission 2025 Meeting Schedule 2025 Schedule Meeting Dates Time Location Status Planned Absences 1/8/2025 6:00 PM Hybrid Canceled 1/15/2025 6:00 PM Hybrid Special 1/29/2025 6:00 PM Hybrid Regular 2/12/2025 6:00 PM Hybrid Regular 2/26/2025 6:00 PM Hybrid Regular 3/12/2025 5:00 PM Hybrid Regular 3/26/2025 6:00 PM Hybrid Regular 4/9/2025 6:00 PM Hybrid Regular 4/30/2025 6:00 PM Hybrid Regular 5/14/2025 6:00 PM Hybrid Regular 5/28/2025 6:00 PM Hybrid Regular 6/11/2025 6:00 PM Hybrid Regular 6/25/2025 6:00 PM Hybrid Regular 7/9/2025 6:00 PM Hybrid Regular 7/30/2025 6:00 PM Hybrid Regular 8/13/2025 6:00 PM Hybrid Regular 8/27/2025 6:00 PM Hybrid Regular 9/10/2025 6:00 PM Hybrid Regular 9/24/2025 6:00 PM Hybrid Regular 10/8/2025 6:00 PM Hybrid Regular 10/29/2025 6:00 PM Hybrid Regular 11/12/2025 6:00 PM Hybrid Regular 11/26/2025 6:00 PM Hybrid Canceled 12/10/2025 6:00 PM Hybrid Regular 12/31/2025 6:00 PM Hybrid Canceled Item 1 Attachment B: PTC 2025 Schedule     Packet Pg. 9     Item No. 2. Page 1 of 10 Planning & Transportation Commission Staff Report From: Planning and Development Services Director Lead Department: Planning and Development Services Meeting Date: December 11, 2024 Report #: 2410-3649 TITLE PUBLIC HEARING / QUASI-JUDICIAL. 4075 El Camino Way [23PLN-00202]: Recommendation on Applicant’s Request for an Amendment to a Planned Community Zone District (PC-5116) to Allow for Modifications to an Existing 121-Unit Assisted Living and Memory Care Facility. The Additions Would Include 16 Additional Assisted Living Units and 172 Square Feet of Additional Support Space. Environmental Assessment: Exempt from the Provisions of the California Environmental Quality Act (CEQA) in Accordance with CEQA Guidelines Section 15301 (Modifications to Existing Facilities). Zoning District: PC-5116 (Planned Community). RECOMMENDATION It is recommended the Planning and Transportation Commission (PTC) take the following action(s): 1. Recommend approval of an ordinance (Attachment B) amending PC-5116 to allow the proposed increase in units and associated modifications to the development plan; and 2. Recommend approval of the Record of Land Use Action (Attachment C) to Council based on findings and subject to conditions of approval. EXECUTIVE SUMMARY The applicant requests approval of an amendment to the existing Planned Community (PC) Zone District (PC-5116) to allow a 16-unit addition to the existing 121-unit assisted living facility (Palo Alto Commons). A map showing the location of the proposed project is included in Attachment A. PTC previously reviewed a conceptual plan for the project on June 12, 2024, and recommended that the project be forwarded to the ARB for review of the detailed development plan in accordance with the PC process. The ARB reviewed the project twice, and recommended approval on October 17, 2024, based on the Architectural review findings. The ARB and PTC’s recommendations will be forwarded to Council for a final decision. Item 2 Staff Report     Packet Pg. 10     Item No. 2. Page 2 of 10 The proposed ordinance amending PC-5116 is included in Attachment B and the draft record of land use action is included in Attachment C. Staff finds that with approval of the PC Ordinance, the proposed project is consistent with relevant local plans and regulations, and therefore recommends approval of the proposed project to Council. PROJECT DESCRIPTION The applicant requests approval for an amendment to the existing PC Zone District (PC-5116) to allow a 16-unit addition to the existing 121-unit assisted living facility (Palo Alto Commons). Requested Entitlements, Findings, and Purview: The following discretionary application is being requested and subject to PTC purview: •Planned Community (PC/PHZ): The process for evaluating this type of application is set forth in Palo Alto Municipal Code (PAMC) Chapter 18.38. A Planned Community is intended to accommodate all types of developments, including combinations of uses appropriately requiring flexibility under controlled conditions not otherwise attainable under other districts. The planned community district is particularly intended for unified, comprehensively planned developments that are of substantial public benefit and which conform with and enhance the policies and programs of the Palo Alto Comprehensive Plan. The application requires initial review by the PTC, followed by review by the ARB. Upon recommendation from the ARB, the draft ordinance for the project is presented along with the development plan to the PTC for recommendation to the City Council for final action. BACKGROUND Project Information Owner:Stephen Reller, R and M Properties Architect:Daniel Bowman, IPAOC Representative:Charlene Kussner, WellQuest Living Legal Counsel:Frank Petrilli, Coblentz Patch Duffy & Bass LLP Property Information Address:4075 El Camino Way Neighborhood:Ventura Lot Dimensions & Area:110,642 square feet, irregular shaped lot Housing Inventory Site:Not Applicable Located w/in a Plume:Not Applicable Protected/Heritage Trees:Yes, street trees Historic Resource(s):Not Applicable Item 2 Staff Report     Packet Pg. 11     Item No. 2. Page 3 of 10 Existing Improvement(s):Palo Alto Commons: 83,511 square feet, 3 stories, 32 feet 6 inches height, built 1989. The Avant: 47,500 square feet, 3 stories, built 2014. Existing Land Use(s):Senior Assisted Living (Palo Alto Commons), Senior Independent Living (The Avant) Adjacent Land Uses & Zoning: North: Single Family Residential (R-1) West: Multi-Family Residential (RM-20) East: Multi-Family Residential (RM-20), Goodwill Store, and Preschool (CN) South: Animal Care, Retail, Mixed-Use (CN) Special Setbacks:Not Applicable Aerial View of Property: Source: Google Land Use Designation & Applicable Plans/Guidelines Item 2 Staff Report     Packet Pg. 12     Item No. 2. Page 4 of 10 Comp. Plan Designation:Multiple-Family Residential (MF), Neighborhood Commercial (CN) Zoning Designation:Planned Community (PC-5116) Yes Yes Yes Baylands Master Plan/Guidelines (2008/2005) El Camino Real Guidelines (1976) Housing Development Project Downtown Urban Design Guidelines (1993) South El Camino Real Guidelines (2002) Utilizes Chapter 18.24 - Objective Standards Individual Review Guidelines (2005) Within 150 feet of Residential Use or District Context-Based Design Criteria applicable SOFA Phase 1 (2000)Within Airport Influence Area SOFA Phase 2 (2003) Prior City Reviews & Action City Council:Prescreening: August 7, 20231 PTC:Initial Review: February 28, 2024,2 and June 12, 20243 HRB:None ARB:July 18, 2024,4 and October 17, 20245 City Council Prescreening The City Council reviewed a Prescreening application for this project on August 7, 2023. At that time, the project contained 14 units. Overall, Council Members expressed support for the conceptual plans. This version did not include the expanded office space, and included more units facing Wilkie Way than the current proposal. The building had less articulation and protruded further into the daylight plane than the current plans, as the second and third floor units were not set back. The overall height was the same, and matches the existing building height. 1 The staff report for the August 7, 2023 Council hearing is available online at: https://cityofpaloalto.primegov.com/Portal/Meeting?meetingTemplateId=12606 2 The staff report for the February 28, 2024 PTC hearing is available online at: https://www.cityofpaloalto.org/files/assets/public/v/2/agendas-minutes-reports/agendas-minutes/planning- andtransportation-commission/2024/ptc-2.28-public-agenda-2.pdf 3 The staff report for the June 12, 2024 PTC hearing is available online at: https://www.cityofpaloalto.org/files/assets/public/v/2/agendas-minutes-reports/agendas-minutes/planning- andtransportation-commission/2024/ptc-6.12-public-agenda-2.pdf 4 The staff report for the July 18, 2024 ARB hearing is available online at: https://cityofpaloalto.primegov.com/Portal/Meeting?meetingTemplateId=13877 5 The staff report for the October 17, 2024 ARB hearing is available online at: https://cityofpaloalto.primegov.com/Portal/Meeting?meetingTemplateId=13919 Item 2 Staff Report     Packet Pg. 13     Item No. 2. Page 5 of 10 Planning and Transportation Commission Initial Review The PTC held a public hearing to consider the project on February 28, 2024. Commissioners provided comments with respect to uncertainty about the daylight plane, requested more information on the parking, and asked for a noise study and recommended that the project be continued to a date uncertain. A video recording of the PTC meeting is available online.6 On June 12, 2024, the PTC reviewed the 16-unit proposal and recommended that the project be forwarded to the ARB for formal review of the development plan. The PTC asked that the ARB consider the following items in particular in its review of the project: 1. The feasibility and relative benefit to the Wilkie Way residents of, increasing the setback for newly constructed units to 20 ft to meet PAMC Section 18.38.150; 3. The use of privacy glazing and screening, or alternative locations for windows, similar to the IR Guidelines, for windows facing Wilkie Way residences; 4. How noise can be further mitigated, such as insulated windows; and 5. How landscaping can be used for privacy purposes. Architectural Review Board Review The ARB held public hearings on July 18, 2024, and October 17, 2024, to consider the project. The ARB recommend modifications to improve consistency with the findings for approval and to address neighbor comments. In particular, landscape screening was modified to take into account individual neighbor preferences, a TDM plan has been drafted, and window locations and sizes have been modified to meet the residential Objective Design Standards. On October 17, 2024 The ARB recommended approval of the project to Council (5-0). ANALYSIS The proposed project has been analyzed in accordance with all relevant plans, policies and regulations adopted by the City. Staff finds that the project is consistent with all relevant plans, policies and regulations, as detailed herein, and therefore recommends the PTC recommend approval of the project to Council. Neighborhood Setting and Character Palo Alto Commons is on the same parcel as The Avant Independent Living Facility. The neighborhood includes residential (RM-20) to the west, single-family (R-1) residential to the north, and the Goodwill store (CN) to the east. Across El Camino Way, West Meadow Drive, and El Camino Real there are other multi-family and commercial uses. Heights in the area range from one to three stories and include a variety of architectural styles. The proposed addition would not change the height of the building or the overall neighborhood fit. 6 A video recording of the February 28, 2024 hearing is available online at: https://www.youtube.com/watch?v=x31bhPueFFk Item 2 Staff Report     Packet Pg. 14     Item No. 2. Page 6 of 10 Consistency with the Comprehensive Plan, Area Plans, and Guidelines7 The site has a Comprehensive Plan land use designation that includes both Multiple-Family Residential, for a portion of the site adjacent to single-family, and Neighborhood Commercial for the portion towards El Camino Way. Multiple-Family Residential land use designation permits densities ranging from 8 to 40 units and 8 to 90 persons per acre and indicates that densities should be on the lower end of the scale next to single-family residential areas. The Neighborhood Commercial land use designation includes shopping centers as well as street- front stores serving the immediate neighborhood. Higher density residential and mixed-use projects are allowed in specific locations, particularly near public transit. Although assisted living is considered a commercial use under State and Local Code, the project provides senior living facilities that align in character with the multiple-family and neighborhood commercial land use designations. The project includes the addition of senior living units to an existing facility. Therefore, no change is proposed to the existing land use. On balance, the project is consistent with the policies in the Comprehensive Plan and therefore fulfills the goals of the Comprehensive Plan as well. A detailed review of the project’s consistency with the Comprehensive Plan is provided in Attachment C. There are no other area plans or guidelines that affect the project site. Zoning Compliance8 Attachment D provides a detailed review of the proposed project’s consistency with PC-5116, as well as the CN zoning standards for general comparison. Because the existing Planned Community zone district ties to the specific existing development, the proposed project modifications, which add 16 more units to the site plan, would be considered an amendment to the existing PC Ordinance. The following key modifications are proposed to the existing PC Ordinance and associated development plan: •The provided units would increase by 16 units; •The allowed lot coverage and floor area would increase to accommodate the approximately 6,890 square foot addition; •The minimum setback would decrease from 8 feet to 6 feet for the southwestern property line adjacent to Goodwill; and •The parking ratio provided would reduce from 0.46 spaces per unit (1.16 spaces per 2.5 beds) to 0.41 spaces per unit (1.01 spaces per 2.5 beds), as no additional spaces are being provided. However, this is consistent with the standard code requirement for this use, which is one space per 2.5 beds. 7 The Palo Alto Comprehensive Plan is available online: bit.ly/PACompPlan2030 8 The Palo Alto Zoning Code is available online: bit.ly/PAZoningCode Item 2 Staff Report     Packet Pg. 15     Item No. 2. Page 7 of 10 Prior PTC Comments 1. Consider the feasibility, and relative benefit to the Wilkie Way residents, of increasing the setback for newly constructed units to 20 feet to meet PAMC Section 18.38.150. Out of the 16 proposed units, three are on the first floor, and do not face the Wilkie Way neighborhood. Seven are on the second floor, setback approximately 12 feet in most locations. There are also six units in the third floor addition, currently at 19-21 feet distance stepped back from the property line depending on the unit. Therefore, this comment would primarily affect units on the second floor. However, due to the existing building configuration, the second floor units cannot be reduced in size and the second story additions must be in place to support the third floor units above them. Additionally, the primary reasons to move the upper floors further away are privacy and shading. Privacy and shade have been analyzed and the affect caused by the proposed addition, compared to the existing facility, is minimal. 2. Consider use of privacy glazing and screening, or alternative locations for windows, similar to the IR Guidelines, for windows facing Wilkie Way residences. Privacy concerns should be balanced with the recognition that most of these units only have one to three windows, and the residents spend many more hours of the day in their homes than a typical resident. Nine of the 16 proposed units face Wilkie Way neighbors: four on the second floor and five on the third floor. All of these units have windows that meet the Objective Design Standards in PAMC Sections 18.24.050(2)(C) and (D), and address privacy concerns by utilizing five-foot sill heights, or by having the walls set at a 45-degree angle to the property line or by being more than 30 feet away from the nearest window it is facing. 3. Consider how noise can be further mitigated, such as insulated windows. This consideration primarily focused on a discussion of how noise from seniors living at the facility may impact Wilkie Way residents based on a neighbor’s comment that they can occasionally hear residents at Palo Alto Commons. Although the PTC included this in their motion, there were mixed comments about the need for adding measures to the project to address this. Staff would not recommend applying measures to address this concern. Not only would any analysis of this be speculative, but Assembly Bill 1307 specifically indicates that social noise generated by residents is not an impact that may be considered under CEQA. The Noise Study prepared for the project focused on mechanical equipment noise and found there would be no noticeable increase in operational noise as a result of the project (which includes the addition of new HVAC units). Additionally, the Building Code has standards for when windows require special treatments based on distance from noise producing sources such as the CalTrain tracks. Item 2 Staff Report     Packet Pg. 16     Item No. 2. Page 8 of 10 4. Consider how landscaping can be used for privacy purposes. In response to PTC and ARB feedback, the applicant held a neighborhood meeting on August 22, 2024, to discuss landscaping with individual neighbors. Based on feedback from the meeting, eight deciduous trees have been proposed to fill gaps in the existing landscape screen per the neighbor’s request to avoid the increase in shade that denser evergreen trees could provide. Sheet A1.6 of the plans in Attachment F show the revised landscaping plan. Public Benefit The project provides additional assisted living units, providing services to more seniors who need a high level of care. Although these units are not considered dwelling units that count towards the City’s Regional Housing Needs Allocation (RHNA), they provide a safe place to live for seniors. These units themselves are therefore proposed as the public benefit associated with this PC amendment. PC-5116 for the existing development provided three public benefits: 1) rental senior assisted housing (with provisions for aging in place); Roadway, pedestrian and bus stop improvements; and 3) A contribution of $1000,000 to Avenidas to be ear-marked for the age at home program for low-income seniors. Multi-Modal Access and Parking Neighboring property owners have consistently raised concerns regarding neighborhood traffic associated with this proposed project. Additionally, the PC-5116 and preceding PC-3775 conditions of approval both required Transportation Demand Management (TDM) plans that were not sufficiently maintained over recent years. As such, a new TDM plan has been prepared and will be monitored moving forward. Typically, a TDM plan is prepared to allow a reduction in the number of parking spaces provided or to reduce peak single occupancy vehicle trips. However, the property contains a sufficient number of spaces for the expanded use. Therefore, this TDM facilitates transit alternatives, and is focused on better utilization of existing spaces and provides direction for staff and visitors on where to park because there is sufficient parking on site. Consistency with Application Findings Staff finds that the proposed project is consistent with the relevant Planned Community and Architectural Review findings required, as detailed in PAMC Chapter 18.38, as detailed in Attachment C (record of land use action). In summary, the PC request supports the existing use and expands the senior housing public benefit. The project conforms with Comprehensive Plan Goals and Policies. The proposed Item 2 Staff Report     Packet Pg. 17     Item No. 2. Page 9 of 10 project is a modest expansion of the existing use, which is compatible with the neighborhood. The site is shared with an independent senior living apartment building, and other surrounding uses are currently mostly one- to two-story single-family houses, as well as condominiums and the Goodwill store. The character of the neighborhood will remain the same, and improvements are being made to privacy landscaping bordering the single-family neighborhood. The proposed addition is consistent with the existing height and existing PC daylight plane, which combined with new landscaping, preservation of existing landscaping, and privacy measures for new windows, will maintain an appropriate mass and character adjacent to the residential neighborhood. The new assisted living and memory care units will provide an important service to seniors in the community. The project proposes high-quality materials in a variety of colors appropriate for a residential building, and the variety of colors helps break up the massing. The new sloped roof areas will also add visual interest and enhance the residential feel. The design is functional and proposes improvements to existing parking conditions through the implementation and monitoring of a TDM plan. FISCAL/RESOURCE IMPACT Processing of this application has no fiscal impact as applicants are responsible for staff and consultant costs through applicable fees through the deposit-based cost recovery program. The proposed addition requires payment of development impact fees, which are currently estimated at $382,000. STAKEHOLDER ENGAGEMENT The Palo Alto Municipal Code requires notice of this public hearing be published in a local paper and mailed to owners and occupants of property within 600 feet of the subject property at least ten days in advance. Notice of a public hearing for this project was published in the Daily Post on November 26, which is 15 days in advance of the meeting. Postcard mailing occurred on November 29, which is 13 days in advance of the meeting. Public Comments Sixteen neighbors sent a signed petition to the PTC, ARB, and City staff on October 28, 2024, citing the following concerns: 1. Privacy 2. Reduced natural sunlight 3. Parking 4. A desire for the addition to not request any exceptions from the Zoning Code 5. Concern that WellQuest is a for-profit company that does not care for the neighbors’ best interests 6. Lower Property Value and Quality of Life Item 2 Staff Report     Packet Pg. 18     Item No. 2. Page 10 of 10 This and other email correspondence are included in Attachment E. Staff and the applicant have worked extensively to address these comments made by members of the public. In particular, the plans were modified to address items 1-3, as discussed above in this and prior staff reports. With regards to item 4, because the existing site is a PC Zone district and PC 5116 does not allow an increase in units without requesting a new PC, the proposed project continues to include a request for a zoning amendment. Items 5 and 6 are subjective. ENVIRONMENTAL REVIEW The subject project has been assessed in accordance with the authority and criteria contained in the California Environmental Quality Act (CEQA), the State CEQA Guidelines, and the environmental regulations of the City. The City, acting as the lead agency, has determined that the project is exempt from CEQA in accordance with CEQA Guidelines Section 15301 (existing facilities). Attachment F summarizes the project’s eligibility for a Class 1 exemption and why none of the exceptions to the exemptions apply to this project. ALTERNATIVE ACTIONS In addition to the recommended action, the PTC may: 1. Recommend approval of the project with modified findings or conditions; 2. Continue the project to a date (un)certain; or 3. Recommend project denial based on revised findings. ATTACHMENTS Attachment A: Location Map Attachment B: Proposed PC Ordinance Attachment C: Draft Record of Land Use Action Attachment D: Zoning Consistency Analysis Attachment Attachment E: Neighbor’s Correspondence Attachment Attachment F: Applicant’s Project Description and Development Schedule Attachment G: Link to Project Plans and Environmental Analysis AUTHOR/TITLE: Report Author & Contact Information PTC9 Liaison & Contact Information Emily Kallas, AICP, Senior Planner Jennifer Armer, AICP, Assistant Director (650) 617-3125 (650) 329-2191 emily.kallas@cityofpaloalto.org jennifer.armer@cityofpaloalto.org 9 Emails may be sent directly to the PTC using the following address: planning.commission@cityofpaloalto.org Item 2 Staff Report     Packet Pg. 19     24 24 24 fort_Inn Goodwill_Industries Camino Court Apts Palo Alto _Commons B2 B1 B3 B4 163.2' 163.2' 163.2' 163.2' 163.2' 163.2' 163.2' 163.2' 163.2' 163.2' 163.2' 163.2' 163.2' 163.2' 163.2' 163.2' 163.2' 163.2' 163.2' 163.2' 163.2' 163.2' 163.2' 163.2' 163.2' 163.2' 163.2' 163.2' 163.2' 163.2' 163.2' 163.2' 163.2' 163.2' 163.2' 163.2' 163.2' 163.2' 163.2' 163.2' 163.2' 163.2' 163.2' 163.2' 163.2' 163.2' 163.2' 163.2' 163.2' 163.2' 163.2' 163.2' 163.2' 163.2' 163.2' 163.2' 163.2' 163.2' 163.2' 163.2' 163.2' 163.2' 163.2' 163.2' 163.2' 163.2' 220.0' 269.1' 220.4' 268.9' 220.0' 269.1' 220.4' 268.9' 220.0' 269.1' 220.4' 268.9' 220.0' 269.1' 220.4' 268.9' 220.0' 269.1' 220.4' 268.9' 220.0' 269.1' 220.4' 268.9' 220.0' 269.1' 220.4' 268.9' 220.0' 269.1' 220.4' 268.9' 220.0' 269.1' 220.4' 268.9' 220.0' 269.1' 220.4' 268.9' 220.0' 269.1' 220.4' 268.9' 220.0' 269.1' 220.4' 268.9' 220.0' 269.1' 220.4' 268.9' 66.3' 66.2' 55.7' 92.3' 39.3' 30.7' 117.4' 54.0' 117.4' 54.0' 117.4' 54.0' 117.4' 53.0' 117.1' 117.2' 55.0' 220.0' 269.1' 220.4' 268.9' 220.0' 269.1' 220.4' 268.9' 220.0' 269.1' 220.4' 268.9' 220.0' 269.1' 220.4' 268.9' 220.0' 269.1' 220.4' 268.9' 220.0' 269.1' 220.4' 268.9' 220.0' 269.1' 220.4' 268.9' 220.0' 269.1' 220.4' 268.9' 220.0' 269.1' 220.4' 268.9' 220.0' 269.1' 220.4' 268.9' 220.0' 269.1' 220.4' 268.9' 220.0' 269.1' 220.4' 268.9' 220.0' 269.1' 220.4' 268.9' 53.0' 0' 117.1'56.8' ' 105.2' 0.0' 105.1' 30.0' 7.4'11.1'12.6'15.9' 46.6' 37.7' 48.6' 105.1' 105.2' 30.0' 105.3'105.3' 30.0' 5.3'3' 40.0' 44.0' 83.0' 44.0' 83.0' 38.0' 83.0' 0' 83.0' 44.0' 3.0' 105.0' 13.0' 35.0'8.1'9.2' 45.0' 10.0'16.9' 16.7' 77.0'23.0'11.4'14.9' 96.5' 48.0' 105.0' 78.0' 26.0' 59.5' 14.9' 31.0' 49.0' 19.0'15.0' 43.0' 15.0'19.0' 49.0' 24.0' 64.0' 24.0' 72.0' 24.0' 72.0' 24.0' 72.0' 13.0' 10.0' 5.0' 64.0' 30.0' 105.0' 30.0' 105.0' 30.0' 105.0' 30.0' 105.0' 30.0' 105.0' 30.0' 105.0' 52.0'11.9' 45.0' 9.2'8.1'35.1' 17.6' 83.0' 44.0' 83.0' 44.0' 83.0' 11.9' 209.1' 133.0' 18.0'3.0' 158.9' 25.7' 16.4' 25.0' 134.7' 43.2' 2.9' 183.1' 16.0' 150.3' 11.9' 209.1' 133.0' 18.0'3.0' 158.9' 25.7' 16.4' 25.0' 134.7' 43.2' 2.9' 183.1' 16.0' 150.3' 11.9' 209.1' 133.0' 18.0'3.0' 158.9' 25.7' 16.4' 25.0' 134.7' 43.2' 2.9' 183.1' 16.0' 150.3' 11.9' 209.1' 133.0' 18.0'3.0' 158.9' 25.7' 16.4' 25.0' 134.7' 43.2' 2.9' 183.1' 16.0' 150.3' 11.9' 209.1' 133.0' 18.0'3.0' 158.9' 25.7' 16.4' 25.0' 134.7' 43.2' 2.9' 183.1' 16.0' 150.3' 11.9' 209.1' 133.0' 18.0'3.0' 158.9' 25.7' 16.4' 25.0' 134.7' 43.2' 2.9' 183.1' 16.0' 150.3' 11.9' 209.1' 133.0' 18.0'3.0' 158.9' 25.7' 16.4' 25.0' 134.7' 43.2' 2.9' 183.1' 16.0' 150.3' 11.9' 209.1' 133.0' 18.0'3.0' 158.9' 25.7' 16.4' 25.0' 134.7' 43.2' 2.9' 183.1' 16.0' 150.3' 11.9' 209.1' 133.0' 18.0'3.0' 158.9' 25.7' 16.4' 25.0' 134.7' 43.2' 2.9' 183.1' 16.0' 150.3' 11.9' 209.1' 133.0' 18.0'3.0' 158.9' 25.7' 16.4' 25.0' 134.7' 43.2' 2.9' 183.1' 16.0' 150.3' 146.0' 32.4' 53.9' 134.7' 7.3'.7'5.5' 35.9' 37.9' 150.9 16 78 120 20.2 58.3' 1.8' 99.5' 60.0' 100.0' 40.0' 100.0' 39.5' 100.0' 208.9'150.4' 449 91.0 161.1' 6.0' 44.4' 146.0' 54.1' 171.8' 50.3' 161.1' 40.0' 13.0' 11.9' 209.1' 133.0' 18.0'3.0' 158.9' 25.7' 16.4' 25.0' 134.7' 43.2' 2.9' 183.1' 16.0' 150.3' 11.9' 209.1' 133.0' 18.0'3.0' 158.9' 25.7' 16.4' 25.0' 134.7' 43.2' 2.9' 183.1' 16.0' 150.3' 11.9' 209.1' 133.0' 18.0'3.0' 158.9' 25.7' 16.4' 25.0' 134.7' 43.2' 2.9' 183.1' 16.0' 150.3' 11.9' 209.1' 133.0' 18.0'3.0' 158.9' 25.7' 16.4' 25.0' 134.7' 43.2' 2.9' 183.1' 16.0' 150.3' 11.9' 209.1' 133.0' 18.0'3.0' 158.9' 25.7' 16.4' 25.0' 134.7' 43.2' 2.9' 183.1' 16.0' 150.3' 11.9' 209.1' 133.0' 18.0'3.0' 158.9' 25.7' 16.4' 25.0' 134.7' 43.2' 2.9' 183.1' 16.0' 150.3' 11.9' 209.1' 133.0' 18.0'3.0' 158.9' 25.7' 16.4' 25.0' 134.7' 43.2' 2.9' 183.1' 16.0' 150.3' 11.9' 209.1' 133.0' 18.0'3.0' 158.9' 25.7' 16.4' 25.0' 134.7' 43.2' 2.9' 183.1' 16.0' 150.3' 11.9' 209.1' 133.0' 18.0'3.0' 158.9' 25.7' 16.4' 25.0' 134.7' 43.2' 2.9' 183.1' 16.0' 150.3' 11.9' 209.1' 133.0' 18.0'3.0' 158.9' 25.7' 16.4' 25.0' 134.7' 43.2' 2.9' 183.1' 16.0' 150.3' 263.3' 225.2' 138.1' 115.0' 40.0' 17.6'19.4' 40.0' 115.0'40.0' 115.0' 115.0' 40.0' 17.6'19.4' 115.0' 40.0' 17.6'19.4' 115.0' 40.0' 17.6'19.4' 115.0' 40.0' 17.6'19.4' 115.0' 40.0' 17.6'19.4' 115.0' 40.0' 17.6'19.4' 115.0' 40.0' 17.6'19.4' 115.0' 40.0' 17.6'19.4' 115.0' 40.0' 17.6'19.4' 115.0' 40.0' 17.6'19.4' 115.0' 40.0' 17.6'19.4' 115.0' 40.0' 17.6'19.4' 115.0' 40.0' 17.6'19.4' 115.0' 40.0' 17.6'19.4' 115.0' 40.0' 17.6'19.4' 115.0' 40.0' 17.6'19.4' 115.0' 40.0' 17.6'19.4' 115.0' 40.0' 17.6'19.4' 115.0' 40.0' 17.6'19.4' 115.0' 40.0' 17.6'19.4' 115.0' 40.0' 17.6'19.4' 115.0' 40.0' 17.6'19.4' 115.0' 40.0' 17.6'19.4' 115.0' 40.0' 17.6'19.4' 115.0' 40.0' 17.6'19.4' 115.0' 40.0' 17.6'19.4' 115.0' 40.0' 17.6'19.4' 115.0' 40.0' 17.6'19.4' 115.0' 40.0' 17.6'19.4' 115.0' 40.0' 17.6'19.4' 115.0' 40.0' 17.6'19.4' 115.0' 40.0' 17.6'19.4' 115.0' 40.0' 17.6'19.4' 115.0' 40.0' 17.6'19.4' 115.0' 40.0' 17.6'19.4' 115.0' 40.0' 17.6'19.4' 115.0' 40.0' 17.6'19.4' 115.0' 40.0' 17.6'19.4' 115.0' 40.0' 17.6'19.4' 115.0' 40.0' 17.6'19.4' 115.0' 40.0' 17.6'19.4' 115.0' 40.0' 17.6'19.4' 115.0' 40.0' 17.6'19.4' 115.0' 40.0' 17.6'19.4' 115.0' 40.0' 17.6'19.4' 115.0' 40.0' 17.6'19.4' 115.0' 40.0' 17.6'19.4' 115.0' 40.0' 17.6'19.4' 115.0' 40.0' 17.6'19.4' 115.0' 40.0' 17.6'19.4' 115.0' 40.0' 17.6'19.4' 115.0' 40.0' 17.6'19.4' 115.0' 40.0' 17.6'19.4' 115.0' 40.0' 17.6'19.4' 99.4' 129.8' 135.1' 9.4' 58.6'30.7' 24.7' 118.5' 188.8' 180.0' 124.7' 9.4' 80.7' 131.0' 38.7' 151.6' 130.5'54.3' 151.6'50.0' 120.0'65.0' 120.0' 65.0' 150.4'208.8' 150.0'208.8' 157.4' 138.1'150.8' 170.4' 107.3' 188.8' 117.8' 31.4' 46.0' 110.6' 20.0' 30.0' 120.0' 5.0'27.1' 129.8' .5'.2'.1' 99.4' 129.8' 135.1' 9.4' 58.6'30.7' 24.7' 118.5' 188.8' 99.4' 129.8' 135.1' 9.4' 58.6'30.7' 24.7' 118.5' 188.8' 99.4' 129.8' 135.1' 9.4' 58.6'30.7' 24.7' 118.5' 188.8' 99.4' 129.8' 135.1' 9.4' 58.6'30.7' 24.7' 118.5' 188.8' 99.4' 129.8' 135.1' 9.4' 58.6'30.7' 24.7' 118.5' 188.8' 99.4' 129.8' 135.1' 9.4' 58.6'30.7' 24.7' 118.5' 188.8' 99.4' 129.8' 135.1' 9.4' 58.6'30.7' 24.7' 118.5' 188.8' 99.4' 129.8' 135.1' 9.4' 58.6'30.7' 24.7' 118.5' 188.8' 99.4' 129.8' 135.1' 9.4' 58.6'30.7' 24.7' 118.5' 188.8' 99.4' 129.8' 135.1' 9.4' 58.6'30.7' 24.7' 118.5' 188.8' 99.4' 129.8' 135.1' 9.4' 58.6'30.7' 24.7' 118.5' 188.8' 50.0' 182.9' 50.0' 183.0' 50.0' 15.0' 120.8'76.0' 161.2' 90.9' 282.0' 76.0'120.8' 76.0'120.8' 44.5' 87.0' 44.5' 87.0' 46.5' 87.0' 46.5' 87.0' 45.5' 87.0' 45.5' 87.0' 45.5' 87.0' 45.5' 87.0' 100.0' 87.0'100.0' 87.0' 50.0' 183.0' 50.0' 183.0' 70.0' 178.0' 70.0' 178.0' 177.9' 46.5' 178.0' 46.5' 50.0' 178.0' 50.0' 178.0' 100.0' 60.0' 100.0' 60.0' 120.0' 50.0' 120.0' 50.0' 120.0' 50.0' 120.0' 50.0' 50.0' 120.0' 50.0' 120.0' 120.0' 50.0' 120.0' 50.0' 120.0' 50.0' 120.0' 50.0' 120.0' 50.0' 120.0' 50.0' 50.0' 99.9' 50.9' 119.8' 30.9' 31.4' 109.3' 52.5'89.2' 31.4' 32.4' 113.9' 50.0' 109.3' 50.3' 119.5' 50.0' 113.9' 6.0' 44.4' 119.6' 52.1' 119.5' 52.1' 119.7' 50.0' 119.6' 50.0' 119.8' 50.0' 119.7' 50.0'120.0' 52.1' 120.0' 52.1' 50.1' 100.7' 50.0' 103.9' 50.0' 100.7' 50.0' 100.7' 50.0' 100.7' 50.0' 100.7' 50.0' 183.1' 50.0' 182.9' 50.0' 183.0' 50.0' 183.1' 50.0' 183.0' 50.0' 183.1' 50.0' 183.0' 50.0' 183.0' 1.6'1.3'30.7' 26.8' 100.0' 60.0' 105.0' 145.3' 160.0' 120.1' 70.0' 12.2'73.1' 50.3' 53.5' .8'.1'30.7'2.8' 50.0' 50.3' 53.3' 141.3' 53.1' 150.2' 11.9' 50.5' 127.9' 55.9' 117.2' 61.2' 117.2' 62.0' 107.3' 104.8' 104.8' 66.8' 104.8' 66.8'104.8' 66.8' 104.8' 70.1' 38.8' 46.0' 31.2' 47.8' 33.7' 45.4' 99.7' 50.0' 100.7' 50.0' 100.7' 50.0' 100.0' 50.0' 100.0' 50.0' 100.0' 100.7' 50.0' 100.7' 50.0' 77.0' 60.0' 75.0' 104.8 74.9' .7' 57.7' 99.9' 231.2' 55.0' 60.0'71.7' 31.5' 120.0' 50.0' 120.0' 50.0' 120.0' 50.0' 120.0' 50.0' 100.0' 31.4' 30.9' 120.0' 50.9' 203.0' 51.8' 203.0' 203.0' 51.8' 203.0' 203.0' 51.8' 203.0' 50.1' 103.9' 50.0' 107.1' 50.1' 107.1' 50.0' 110.3'25.0'25.0' 100.0' 50.0' 100.2' 50.0' 100.2' 50.0' 101.9' 50.1' 110.3' 50.0' 113.5'113.5' 50.0' 116.7' 50.1' 101.9' 50.1' 102.0'102.0' 50.1' 103.8'103.8' 50.1' 50.1' 12.0' 38.2' 220.0' 269.1' 220.4' 268.9' 142.6' 162.6' 177.4' 19.6'18.8' 145.9' 228 22.7' 6'67.6'67.6'67.5' 34.8' 22.8' 70.3' '573 20.4' 18.1'22.7' 70.3' 22.8' 70.3' 22.8' 70.3' 22.8' 70.3' 22.8' 70.3' 22.8' 70.4' 22.8' 82.9' 24.7' 92.9' 24.7' 92.9' 22.8' 102.9' 13.9' 102.9' 21.8' 3.1'16.0' 26.7' 99.0' 117.2' 3.1'16.0' 26.7' 43.6' 255.8' 21.0' 9.5'14.3' 6.4' 16.6'.8' 15.7' 15.7'17.2' 1.7' 11.0' 3.8' 16.3' 20.5' 2.2'6.5'5.6'1.3' 133.0' 20.4'160.7' 20.0' 57.4' 20.4' 145.8' 4.0'2.2'8.1' 61.9' 16.7'40.9'69.5' 22.7' 70.4' 22.8' 70.4' 5.6'1.3' 23.9' 70.4' 26.5' 31.6' 4.2' 31.9' 31.6' 62.2' 9.5' 14.3'6.4' 16.6' 73.7' 4.2' 31.9' 73.7' .8' 15.7' 15.7'17.2'1.7' 11.1' 3.8' 16.3' 20.5' 2.2'6.5' 27.1' 70.4' 14.1' 20.4' 57.4' 22.7' 70.4' 22.7' 70.4' 22.7' 70.4' 22.8' 70.4' 22.7' 70.4' 22.7' 70.4' 22.8' 70.4' 22.7' 70.4' 22.7' 70.4' 22.8' 70.4' 27.1' 70.4' 18.0'4.0'2.2'8.1' 61.9' 29.4' 69.5' 27.1' 81.4' 22.7' 81.4' 11.5'7.9' 9.9' 82.9' 107.1' 30.3' 45.0' 8.5'37.0'10.0'5.0' 64.0' 48.0' 8.0' 69.0'38.7' 12.6' 81.2' 85.8' 115.0' 40.0' 17.6'19.4' 115.0' 40.0' 17.6'19.4' 115.0' 40.0' 17.6'19.4' 115.0' 40.0' 17.6'19.4' 115.0' 40.0' 17.6'19.4' 115.0' 40.0' 17.6'19.4' 115.0' 40.0' 17.6'19.4' 115.0' 40.0' 17.6'19.4' 115.0' 40.0' 17.6'19.4' 115.0' 40.0' 17.6'19.4' 115.0' 40.0' 17.6'19.4' 115.0' 40.0' 17.6'19.4' 115.0' 40.0' 17.6'19.4' 115.0' 40.0' 17.6'19.4' 115.0' 40.0' 17.6'19.4' 120.0' 50.0' 120.0'98.6' 98.4'98.4' 98.5' 56.6' 63.0' 56.9' 63.0' 178.0' 50.0' 178.0' 98.4' 93.0' 93.0' 98.5'98.5'85.0' 98.5'85.0' 245.0' 245.0' 90.0' 90.0' 57.2'52.0' 11.0' 35.5' 24.0' 20.7' 7.9' 48.6' 48.6' 7.9'20.7'31.6' 20.5' 8.0'8.0' 53.2' 53.2' 20.5'31.2' 20.0' 20.0' 9.1'9.1' 58.0' 58.0' 31.5' 31.4' 31.0' 20.3' 20.3' 8.4'8.4' 59.7' 59.7' 31.8' 31.2' 30.9' 31.9' 21.3' 21.3' 21.0' 21.0' 75.3' 7.8'7.8' 9.8'9.8' 55.6' 55.6' 47.1' 47.1'30.9' 26.5' 16.1'16.7'4.8' 117.2' 30.0' 39.3' 92.2' 81.8' 89.0' 89.0' 89.0' 81.8' 36.5' 53.7' 53.7' 42.4' 30.8' 30.4' 24.4'24.4'6.8'6.8' 54.0' 54.0' 31.2' 5.6'5.6' 26.0' 26.0' 54.9' 54.9' 87.5' 54.5' 54.5' 27.9' 32.8' 31.1' 32.5'24.8' 24.8' 24.0' 24.0' 7.2'7.2' 6.8'6.8' 18.8'11.4'5.2' 45.0' 8.5'8.0' 54.4'10.0' 11.9' 68.9' 49.2' 47.7' 119.2' 107.1' 388.0' 392.6' 392.6' 100.0' 128.0' 24.5' 357.0' 179.5' 29.8' 179.3' 519.6' 59.6 0.8 326.1 4071 61 618 4121 4133 4020 598 3945 402540234021 575 573 569 4041 548 4113 4111 4073 4101 4104 4117 4119 4127 4131 451 453 455 457 459 461463 4079 40694065 4059 4082 4085 4060 4072 4076 4080 4084 40544040 4075 404 432 4125 4131 4139 4110 4104 3943 393 383 420 270 4039 4043 4042 4055 4050 4056 229 483 487 456 550 552554 594 596 568580 510 514 518 526530534 538542 546 550 554 558 4109 4129 4102 502 506 4128 3999 4129 4112 4044 4025 405 4106 4108 4060 522 4070 617 567 4054 4062 4080 4094 40914075406140554031 4040 4050 3981 460 478 4037 4045 4143 4115 465 467 469 471 4109 4121 4119 4117 4115 4111 4020 4030 360 380 4085 4091 4073 370 4149 330 321 319 4103 350 401 363 343 323380 360 340 320 300 310 3996 4022 390 4059 4065 4060 4071 4079 408 4070 4068 301 303 4032 4042 4052 4062 4072 330 4021 4033 410 430 470 473 480 407 417 427 437 457 450 475 477 556558 560562 564 566 570 572574 576 578 582 584586 588590 592 549 545 541 537 533 529 525 521 4101 4105 4117 4121 4125 4126 4110 4113 412241184114 577 4106 415 421 425 4100 4102 4135 4100 405 4062 4068 50 SECOND STREET MACLANE WILKIE WAY WEST MEADOW DRIVE V EL CAMINO WAY EL CAMINO REAL CAMINO CT EL CAMINO WAY WEST MEADOW DRIVE E) VISTA AVENUE WISTERIA LANE VILLA VISTA (PRIVATE) PARK BOULEVARD DRISCOLL PLACE JACOBS COURT (PRIVATE) EL CAMINO REAL EL CAMINO REAL EL CAMINO REAL RM-20 PF RM-20 RM-30 930 RM-30 R-1 CN PC-5116 PC-4511 RM RM-2 R R-2 tynter Tennis Court KEYS SCHOOL MIDDLE CAMPUS This map is a product of the City of Palo Alto GIS This document is a graphic representation only of best available sources. Legend Project Site Current Features 0' 120' Attachment A4075 El Camino WayLocation Map CITY OF PALO ALTOINCORPORATED CALIFORNIA P a l o A l t oT h e C i t y o f APRIL 16 1894 The City of Palo Alto assumes no responsibility for any errors. ©1989 to 2016 City of Palo Altoekallas, 2024-02-08 10:45:19Attachment A. Location Map (\\cc-maps\Encompass\Admin\Personal\Planning.mdb) Item 2 Attachment A: 4075 El Camino Way_Location Map     Packet Pg. 20     Palo Alto 4075 El Camino Way PC-5116 Attachment A 4075 El Camino Way Location Zoning Map 0.17 () 0.35 0.7 Miles Item 2 Attachment A: 4075 El Camino Way_Zoning and Land Use Map     Packet Pg. 21     Item 2 Attachment A: 4075 El Camino Way_Zoning and Land Use Map     Packet Pg. 22     * NOT YET APPROVED * 0290163_kb2_20241204_ms29 1 Ordinance No. ____ Ordinance of the Council of the City of Palo Alto Amending Section 18.08.040 of the Palo Alto Municipal Code (The Zoning Map) to Amend PC Planned Community Zone (PC-5116) to Allow an Addition to an Existing Senior Assisted Living Facility 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. On March 21, 2011, the City Council adopted Ordinance No. 5116, creating PC Planned Community 5116. B. On August 9, 2023, Irwin Partner Architects on Behalf of Wellquest Living submitted an application for an Ordinance Amending Planned Community Zone District 5116 (PC-5116) to allow a 16-Unit addition and 172 square feet of support space to an existing 121-unit Assisted Living and Memory Care Facility (“The Project”) at 4041 and 4075 El Camino Way (the “Subject Property”). C. Following Staff Review, the Planning and Transportation Commission (Commission) reviewed the project on February 28, 2024 and June 12, 2024 and recommended the project to the Architectural Review Board. D. The Architectural Review Board reviewed the project on July 18, 2024 and October 17, 2024; and recommended approval of the project to the City Council. E. The Planning and Transportation Commission reviewed the project on December 11, 2024; and recommended approval of the project to the City Council. F. Approval of the Planned Community Project would constitute a project under the provisions of the California Environmental Quality Act of 1970, together with related state and local implementation guidelines promulgated thereunder (“CEQA”). G. The City is the Lead Agency pursuant to Public Resources Code section 21067 as it has the principal responsibility to approve and regulate the Planned Community Project. H. The City, in compliance with CEQA, determined the project to be Categorically Exempt from CEQA per Section 15301 of the CEQA Guidelines (Existing Facilities). I. The Council is the decision-making body for approval of the Planned Community Project. Item 2 Attachment B: 4075 El Camino Ordinance     Packet Pg. 23     * NOT YET APPROVED * 0290163_kb2_20241204_ms29 2 J. The site is so situated, and the use or uses proposed for the site are of such characteristics that the application of general districts or combining districts will not provide sufficient flexibility to allow the proposed development. Specifically, the project modifies an existing Planned Community Project (PC 5116) and includes 16 additional units, beyond the 121 units approved in ordinance 5116, and associated modifications to the development plan in accordance with this change. K. Development of the site under the provisions of the PC planned community district will result in public benefits not otherwise attainable by application of the regulations of general districts or combining districts, as set forth in Section 6 of this ordinance. L. The use or uses permitted, and the site development regulations applicable within the district are consistent with the Palo Alto Comprehensive plan, and compatible with existing and potential uses on adjoining sites or within the general vicinity. SECTION 2. Amendment of Zoning Map. Section 18.08.040 of the Palo Alto Municipal Code, the “Zoning Map,” is hereby amended by changing the zoning of the property formerly zoned as PC Planned Community Zone 5116 from PC Planned Community Zone 5116 to “PC Planned Community Zone _____”. SECTION 3. Project Description. The Project as a whole is described in the Development Plan titled “PALO ALTO COMMONS Wellquest Living” and uploaded to the Palo Alto Online Permitting Services Citizen Portal on October 4, 2024. The Development Plan and approved supplemental materials and conditions included as part of Ordinance 5116 and Ordinance 3775 are incorporated into this ordinance by reference. With respect to the Subject Property, the project comprises the uses included in this Ordinance, depicted on the Development Plans, incorporated by reference, including the following components: (a) Modifications to an existing 121-unit assisted living and memory care facility, approved as part of PC Planned Community 5116. The additions would include construction of 16 additional assisted living units (approximately 6,720 square feet) and 172 square feet of additional support space. SECTION 4. Land Uses. (a) The following land uses shall be permitted: 1. Senior Housing; 2. Eating and Drinking Services for use by residents, employees, and their guests; Item 2 Attachment B: 4075 El Camino Ordinance     Packet Pg. 24     * NOT YET APPROVED * 0290163_kb2_20241204_ms29 3 3. Personal Services for use by residents, employees, and their guests; 4. Retail Services for use by residents, employees, and their guests; 5. Recreational Facilities for use by residents, employees, and their guests; 6. Administrative Offices for administration of Palo Alto Commons; 7. Medical care for residents as is customarily associated with senior assisted living facilities; and 8. Accessory Uses. SECTION 5. Site Development Regulations and Development Schedule. (a) Development Standards: Development standards for the Subject Property shall be those conforming to the Development Plan. (b) Parking and Loading Requirements: The Owner shall provide parking and loading as set forth in the Development Plan and Transportation Demand Management Plan, entitled “Palo Alto Commons 4075 El Camino Way Transportation Demand Management Plan,” uploaded to Accela on October 4, 2024. (c) Modifications to the Development Plan, Land Uses and Site Development Regulations: Once the project has been constructed consistent with the approved Development Plan, any modifications to the exterior design of the Development Plan or any new construction not specifically permitted by the Development Plan or the site development regulations contained in Section 5 (a) – (b) above shall require an amendment to this Planned Community zone. Any use not specifically permitted by this ordinance shall require an amendment to the PC ordinance. (d) Development Schedule: The project is required to include a Development Schedule pursuant to PAMC §18.38.100. The approved Development Schedule is set forth in the Applicant Project Description Letter, and anticipates commencing in April 2025 and concluding in October 2026. Item 2 Attachment B: 4075 El Camino Ordinance     Packet Pg. 25     * NOT YET APPROVED * 0290163_kb2_20241204_ms29 4 Construction of the project shall commence within two years of the effective date of this ordinance. Prior to expiration of this timeline, the Owner may seek a one year extension from the Director of Planning and Development Services. SECTION 6. Public Benefits. (a) Public Benefits: Development of the Project Site under the provisions of the PC Planned Community District will result in public benefits not otherwise attainable by application of the regulations of general districts or combining districts. The public benefit provided by the Project is providing a safe place for Palo Alto residents and other seniors to age and making improvements to the existing facility to expand and improve these services. (b) Monitoring of Conditions and Public Benefits: Not later than three (3) years following issuance of a certificate of occupancy and at least every three (3) years thereafter, the Owner shall request that the City review the Project for compliance with the PC district regulations and the conditions of approval for the associated development. The applicant shall provide adequate funding to reimburse the City for these costs. If conditions or benefits are found deficient by staff, the applicant shall correct such conditions in not more than 90 days from notice by the City. If correction is not made within the prescribed timeframe, the Director of Planning and Development Services will schedule review of the project before the Planning and Transportation Commission and Council to determine appropriate remedies, fines or other actions. SECTION 7. Environmental Review. The project would not result in a substantial expansion of the current use and is therefore eligible for a categorical exemption from CEQA under Section 15301 of the CEQA Guidelines (Existing Facilities). // // // // // Item 2 Attachment B: 4075 El Camino Ordinance     Packet Pg. 26     * NOT YET APPROVED * 0290163_kb2_20241204_ms29 5 SECTION 8. Effective Date. This ordinance shall be effective on the thirty-first day after the date of its adoption (second reading). INTRODUCED: PASSED: AYES: NOES: ABSENT: ABSTENTIONS: ATTEST: ____________________________ ____________________________ City Clerk Mayor APPROVED AS TO FORM: APPROVED: ____________________________ ____________________________ Assistant City Attorney City Manager ____________________________ Director of Planning and Development Services Exhibit A: Subject Property Plat and Legal Description Item 2 Attachment B: 4075 El Camino Ordinance     Packet Pg. 27     * NOT YET APPROVED * 0290163_kb2_20241204_ms29 6 Exhibit A Plat and Legal Description Forthcoming Item 2 Attachment B: 4075 El Camino Ordinance     Packet Pg. 28     Page 1 of 11 6 1 4 9 APPROVAL NO. 2024-____ RECORD OF THE COUNCIL OF THE CITY OF PALO ALTO LAND USE ACTION FOR 4075 El Camino Way ADOPTION OF AN ORDINANCE TO AMEND PLANNED COMMUNITY 5116 to PLANNED COMMUNITY (PC) _______ (FILE NO. 23PLN-00202) On __________, the City Council of the City of Palo Alto (“City Council”) adopted Ordinance ____ approving an amendment to Planned Community (PC) 5116 to allow a 16-Unit addition to an existing 121 unit Assisted Living and Memory Care Facility (Palo Alto Commons). In approving the application, the Council make the following findings, determination and declarations: SECTION 1. Background. A. Irwin Partner Architects on Behalf of Wellquest Living Requests Approval of a an Ordinance Amending Planned Community Zone District 5116 (PC-5116) to allow a 16-Unit addition and 172 sf of support space to an existing 121-unit Assisted Living and Memory Care Facility. (“The Project”). B. The Project site is located on a 110,642 sf (2.54-acre) site on APN 132-43-177 located at 4075 El Camino Way. The Site is designated on the Comprehensive Plan land Use Map with a split land-use designation of Multi-family and Community Neighborhood and is Zoned Planned Community 5116. C. On August 7, 2023 City Council conducted a prescreening review of the proposed legislative actions in accordance with PAMC 18.79. D. On February 28, 2024 Planning and Transportation Commission (PTC) reviewed the project held a duly noticed public hearing and recommended the project return to the PTC. On June 12, 2024 the PTC held a duly noticed public hearing and recommended that the applicant submit the proposed plans to the Architectural Review Board based on the conceptual design and proposed project in accordance with the Planning Community Rezoning process set forth in 18.38. E. Following PTC and staff review, on July 18, 2024 the ARB held a public hearing to review the project design and recommend modifications in accordance with the ARB findings for approval. On October 17, 2024 ARB held a duly noticed public hearing and recommended approval. F. On _______PTC held a duly noticed public hearing and recommend approval of the project and Ordinance _______ . G. On __________, City Council held a duly noticed public hearing, at which evidence was presented and all person were afforded an opportunity to be heard in accordance with the Palo Alto Municipal Code and the Council’s Policies and Procedures. After hearing public testimony, the Council voted to _________the project subject to the conditions set forth in Section 6 of this Record of Land Use Action. SECTION 2. Environmental Review. On __________, the City Council, as the lead agency for the Project, has determined that the project is categorically exempt from the provisions of the California Environmental Quality Act (CEQA) in accordance with CEQA Guidelines Section 15301 because it includes minor modifications to an existing building that involves negligible expansion of use. A document analyzing the project’s eligibility for a categorical exemption was prepared. The document is available on file with the Planning and Item 2 Attachment C: Draft Record of Land Use Action     Packet Pg. 29     Page 2 of 11 6 1 4 9 Development Services department and on the project webpage, as an attachment to the December 11, 2024 Planning and Transportation Commission Staff Report. SECTION 3. Planned Community Findings Finding #1: The site is so situated, and the use or uses proposed for the site are of such characteristics that the application of general districts or combining districts will not provide sufficient flexibility to allow the proposed development. The project is consistent with Finding #1 because: The proposed project amends the existing Planned Community zoning in order to accommodate 16 additional Assisted Living units. Because the existing PC 5116 specifies the exact number of units to be constructed on the site (121), modification of the zoning ordinance is necessary to reflect the proposed unit count. Finding #2: Development of the site under the provisions of the PC planned community district will result in public benefits not otherwise attainable by application of the regulations of general districts or combining districts. In making the findings required by this section, the planning commission and city council, as appropriate, shall specifically cite the public benefits expected to result from use of the planned community district. The project is consistent with Finding #2 because: PC 5116 provides three public benefits offered for the existing Palo Alto Commons Development: 1) rental senior assisted housing (with provisions for aging in place); Roadway, pedestrian and bus stop improvements; and 3) A contribution of $1000,000 to Avenidas to be ear-marked for the age at home program for low-income seniors. development. Similar to the existing development, the public benefit for the proposed amendment would be addition of these 16 rental assisted living units, which will provide services to more seniors who need a high level of care. Although these units are not considered as dwelling units towards the Regional Housing Needs Allocation (RHNA), they provide a safe place to live for seniors. Finding #3: The use or uses permitted, and the site development regulations applicable within the district shall be consistent with the Palo Alto Comprehensive Plan, and shall be compatible with existing and potential uses on adjoining sites or within the general vicinity. The project is consistent with Finding #3 because: This project is consistent with the Palo Alto Comprehensive Plan, as described further in Architectural Review Finding #1 below. The proposed project is a negligible expansion of the existing use, which is compatible with the neighborhood. The site is shared with an independent senior living apartment building, and other surrounding uses are currently mostly one- to two-story single-family houses, as well as condominiums and the Goodwill store. The character of the neighborhood will remain the same, and improvements are being made to privacy landscaping bordering the single-family neighborhood. SECTION 4. Architectural Review Findings Finding #1: The design is consistent with applicable provisions of the Palo Alto Comprehensive Plan, Zoning Code, coordinated area plans (including compatibility requirements), and any relevant design guides. Item 2 Attachment C: Draft Record of Land Use Action     Packet Pg. 30     Page 3 of 11 6 1 4 9 The project is consistent with Finding #1 because: In conformance with the following Comp Plan Goals and Policies, the project will include high quality design compatible with surrounding development. Comp Plan Goals and Policies How project adheres or does not adhere to Comp Plan The Comprehensive Plan land use designation for the site is a split land use that includes both Multiple Family Residential and Neighborhood Commercial. The project maintains the existing use of Assisted Living. Land Use Element Policy L-1.3 Infill development in the urban service area should be compatible with its surroundings and the overall scale and character of the city to ensure a compact, efficient development pattern. This project proposes to expand an existing facility, in a manner that is compatible with the neighborhood and will improve the services provided. Policy L-2.11 Encourage new development and redevelopment to incorporate greenery and natural features such as green rooftops, pocket parks, plazas and rain gardens. As a part of the project, landscaping is being improved to provide better privacy and more greenery. Policy L-6.1 Promote high-quality design and site planning that is compatible with surrounding development and public spaces. The proposed building additions will meet the high-quality standards of the Architectural Review Board. Policy L-6.7 Where possible, avoid abrupt changes in scale and density between residential and non-residential areas and between residential areas of different densities. To promote compatibility and gradual transitions between land uses, place zoning district boundaries at mid-block locations rather than along streets wherever possible. The proposed addition does not add additional height to the building, which borders a single- family residential neighborhood. The new windows are proposed with privacy measures and privacy landscaping is being added to and/or maintained. As an amendment to a Planned Community, adoption of the zoning ordinance to allow for the proposed modifications to the development, and specifically the total number of units would ensure that the project is in compliance with the zoning ordinance in accordance with the provisions set forth in the municipal code. No other design guidelines or documents apply to this location. Finding #2: The project has a unified and coherent design, that: a. creates an internal sense of order and desirable environment for occupants, visitors, and the general community, b. preserves, respects and integrates existing natural features that contribute positively to the site and the historic character including historic resources of the area when relevant, c. is consistent with the context-based design criteria of the applicable zone district, d. provides harmonious transitions in scale, mass and character to adjacent land uses and land use Item 2 Attachment C: Draft Record of Land Use Action     Packet Pg. 31     Page 4 of 11 6 1 4 9 designations, e. enhances living conditions on the site (if it includes residential uses) and in adjacent residential areas. The project is consistent with Finding #2 because: This project balances adding new units to the existing building, while making improvements to the existing operations. The new TDM plan will improve parking and vehicle circulation for occupants, visitors, and staff. The proposed addition is consistent with the existing height and existing PC daylight plane, which combined with new landscaping and privacy measures for new windows, will maintain an appropriate mass and character adjacent to the residential neighborhood. The new assisted living and memory care units will provide an important service to seniors in the community. Finding #3: The design is of high aesthetic quality, using high quality, integrated materials and appropriate construction techniques, and incorporating textures, colors, and other details that are compatible with and enhance the surrounding area. The project is consistent with Finding #3 because: The project proposes horizontal siding in a variety of colors, including gray, blue, and khaki, with brown awnings, and white railings. This palette is appropriate for a residential building, and the variety of colors helps break up the massing. The change from white trim to brown trim helps to visually minimize the height, while white emphasizes it. Existing balcony railings will remain, and balcony awnings will be replaced in the new color scheme. New sloped roof area will also add visual interest and enhance the residential feel. The corners will be finished in a manner that meets the requirements of the Architectural Review Board. Finding #4: The design is functional, allowing for ease and safety of pedestrian and bicycle traffic and providing for elements that support the building’s necessary operations (e.g. convenient vehicle access to property and utilities, appropriate arrangement and amount of open space and integrated signage, if applicable, etc.). The project is consistent with Finding #4 because: Functional operations of this building is important because the building has multiple shifts of approximately 50 employees. The TDM plan will help manage parking on site and encourage staff and visitors to take alternative modes of transportation through provisions such as the addition of bicycle parking. Residents are not expected to drive vehicles. The existing number of parking spaces is sufficient for the proposed number of assisted living beds, consistent with the zoning code requirements. Finding #5: The landscape design complements and enhances the building design and its surroundings, is appropriate to the site’s functions, and utilizes to the extent practical, regional indigenous drought resistant plant material capable of providing desirable habitat that can be appropriately maintained. The project is consistent with Finding #5 because: The project primarily maintains existing landscaping. No trees are proposed for removal. An additional 8 trees, four Tupelo and four Forest Pansey Redbud are proposed to fill gaps in the existing screening. While normally evergreen trees are preferred for privacy, deciduous trees are proposed at the request of neighbors who would like to minimize additional shade in their backyards. Proposed trees are low to medium water use. Windows on the new addition were also designed in a manner that respects privacy of adjacent neighbors including higher sill Item 2 Attachment C: Draft Record of Land Use Action     Packet Pg. 32     Page 5 of 11 6 1 4 9 heights and angling of windows to reduce views into neighboring yards. Finding #6: The project incorporates design principles that achieve sustainability in areas related to energy efficiency, water conservation, building materials, landscaping, and site planning. The project is consistent with Finding #6 because: In accordance with the City’s Green Building Regulations, the building will satisfy the requirements for CALGreen Mandatory + Tier 2. SECTION 5. Development Plan Approval. The plans submitted for Building Permit shall be in substantial conformance with those plans prepared by the applicant titled Palo Alto Commons, Wellquest Living, 4075 El Camino Way, Palo Alto, CA 94306, consisting of 79 pages, uploaded to Accela Citizen Access on October 4, 2024, except as modified to incorporate the conditions of approval in Section 6. A copy of these plans is on file in the Department of Planning and Community Development. The conditions of approval in Section 6 shall be printed on the cover sheet of the plan set submitted with the Building Permit application. SECTION 6. Conditions of Approval. PLANNING DIVISION 1.CONFORMANCE WITH PLANS: Construction and development shall conform to the approved plans entitled, " Palo Alto Commons, Wellquest Living, 4075 El Camino Way, Palo Alto, CA 94306” uploaded to the Palo Alto Online Permitting Services Citizen Portal on October 4, 2024, as modified by these conditions of approval. 2.BUILDING PERMIT: Apply for a building permit and meet any and all conditions as contained in this document. BUILDING PERMIT PLAN SET: A copy of this cover letter and conditions of approval shall be printed on the second page of the plans submitted for building permit. 3.PROJECT MODIFICATIONS: All modifications to the approved project shall be submitted for review and approval prior to construction. If during the Building Permit review and construction phase, the project is modified by the applicant, it is the responsibility of the applicant to contact the Planning Division/project planner directly to obtain approval of the project modification. It is the applicant’s responsibility to highlight any proposed changes to the project and to bring it to the project planner’s attention. 4.ENTITLEMENT EXPIRATION. The project approval shall be valid for a period of two years from the date of issuance of the entitlement. If within such one/two years period, the proposed use of the site or the construction of buildings has not commenced, the Planning entitlement shall expire. Application for a one year extension of this entitlement may be made prior to expiration. Item 2 Attachment C: Draft Record of Land Use Action     Packet Pg. 33     Page 6 of 11 6 1 4 9 5.LANDSCAPE PLAN. Plantings shall be installed in accordance with the approved plan set and shall be permanently maintained and replaced as necessary. a. The screening landscaping is developed in concert with neighbor preferences and Architectural Review findings. No screening landscaping shall be altered without approval from the Director of Planning and Development Services. 6.NOISE THRESHOLDS ON RESIDENTIAL PROPERTY. In accordance with PAMC Section 9.10.030, No person shall produce, suffer or allow to be produced by any machine, animal or device, or any combination of same, on commercial property, a noise level more than eight dB above the local ambient at any point outside of the property plane. All noise producing equipment shall be located outside of required setbacks. 7.OPEN AIR LOUDSPEAKERS (AMPLIFIED MUSIC). In accordance with PAMC Section 9.12, no amplified music shall be used for producing sound in or upon any open area, to which the public has access, between the hours of 11:00pm and one hour after sunrise. 8.SIGN APPROVAL NEEDED. No signs are approved at this time. All signs shall conform to the requirements of Title 16.20 of the Palo Alto Municipal Code (Sign Code) and shall be subject to approval by the Director of Planning. 9.TRASH ROOM. The trash room shall be used solely for the temporary storage of refuse and recycling that is disposed on a regular basis and shall be closed and locked during non-business hours. 10.REFUSE. All trash areas shall be effectively screened from view and covered and maintained in an orderly state to prevent water from entering into the garbage container. No outdoor storage is allowed/permitted unless designated on the approved plan set. Trash areas shall be maintained in a manner to discourage illegal dumping. 11.UTILITY LOCATIONS: In no case shall utilities be placed in a location that requires equipment and/or bollards to encroach into a required parking space. In no case shall a pipeline be placed within 10 feet of a proposed tree and/or tree designated to remain. 12.ESTIMATED IMPACT FEE: Development Impact Fees, currently estimated in the amount of $381,959.69 shall be paid prior to the issuance of the related building permit. Fees are subject to change per annual Municipal Fee Schedule. 13.IMPACT FEE 90-DAY PROTEST PERIOD. California Government Code Section 66020 provides that a project applicant who desires to protest the fees, dedications, reservations, or other exactions imposed on a development project must initiate the protest at the time the development project is approved or conditionally approved or within ninety (90) days after the date that fees, dedications, reservations or exactions are imposed on the Project. Additionally, procedural requirements for protesting these Item 2 Attachment C: Draft Record of Land Use Action     Packet Pg. 34     Page 7 of 11 6 1 4 9 development fees, dedications, reservations and exactions are set forth in Government Code Section 66020. IF YOU FAIL TO INITIATE A PROTEST WITHIN THE 90-DAY PERIOD OR FOLLOW THE PROTEST PROCEDURES DESCRIBED IN GOVERNMENT CODE SECTION 66020, YOU WILL BE BARRED FROM CHALLENGING THE VALIDITY OR REASONABLENESS OF THE FEES, DEDICATIONS, RESERVATIONS, AND EXACTIONS. If these requirements constitute fees, taxes, assessments, dedications, reservations, or other exactions as specified in Government Code Sections 66020(a) or 66021, this is to provide notification that, as of the date of this notice, the 90-day period has begun in which you may protest these requirements. This matter is subject to the California Code of Civil Procedures (CCP) Section 1094.5; the time by which judicial review must be sought is governed by CCP Section 1094.6. 14.INDEMNITY. To the extent permitted by law, the Applicant shall indemnify and hold harmless the City, its City Council, its officers, employees and agents (the “indemnified parties”) from and against any claim, action, or proceeding brought by a third party against the indemnified parties and the applicant to attack, set aside or void, any permit or approval authorized hereby for the Project, including (without limitation) reimbursing the City for its actual attorneys’ fees and costs incurred in defense of the litigation. The City may, in its sole discretion, elect to defend any such action with attorneys of its own choice. 15.FINAL INSPECTION: A Planning Division Final inspection will be required to determine substantial compliance with the approved plans prior to the scheduling of a Building Division final. Any revisions during the building process must be approved by Planning, including but not limited to; materials, landscaping and hard surface locations. Contact your Project Planner, Emily Kallas at emily.kallas@cityofpaloalto.org to schedule this inspection. BUILDING 16. A building permit is required for the scope of work shown. 17. At building permit submit the following: a. Structural calculations b. Green building compliance c. T24 Energy calculations d. Complete MEP plans e. Accessible building elements (i.e, elevator, bathrooms, etc.) and onsite (i.e., accessible route from public sidewalk, bus stop, entrances, etc.) 18. Refer to this link for additional submittal requirements: https://www.cityofpaloalto.org/files/assets/public/v/3/development-services/building- division/checklists/simplified/c1-new-comm-shell-checklist-07062023.pdf PUBLIC WORKS ZERO WASTE Item 2 Attachment C: Draft Record of Land Use Action     Packet Pg. 35     Page 8 of 11 6 1 4 9 19. WellQuest will need to have the bins pulled out to within 25' of the gate. Otherwise GreenWaste of Palo Alto pull out charges will apply. Please add a note to the plans to specify how the bins will be pulled to the pick up area. 20. Ensure the refuse staging area can house three - 4 cubic yard bins plus three - 96 gallon carts. Please show bins and carts to scale in the staging area. 21. Refuse truck pull-out spot shall contain signage notifying tenants and other users that parking is not allowed during trash pickup days. 22. The following comments below are part of the Palo Alto Municipality Code. If your scope of work includes internal and external bins then cut-sheets for the color-coded internal and external containers, related color-coded millwork, and it’s colored signage must be included in the building plans prior to receiving approval from Zero Waste. Please see below for more details. As per Palo Alto Municipal Code 5.20.108 the site is required to have color-coded refuse containers, related color-coded millwork, and colored signage. The three refuse containers shall include recycle (blue container), compost (green container), and garbage (black container). Applicant shall present on the plan the locations and quantity of both (any) internal and external refuse containers, it’s millwork, along with the signage. This requirement applies to any external or internal refuse containers located in common areas such as entrances, conference rooms, open space, lobby, garage, mail room, gym, and etc. except for restrooms, copy area, and mother’s room. Millwork to store the color-coded refuse containers must have a minimum of four inches in height worth of color-coding, wrapping around the full width of the millwork. Signage must be color coded with photos or illustrations of commonly discarded items. Restrooms must have a green compost container for paper towels and an optional black landfill container if applicable. Copy area must have either a recycle bin only or all three refuse receptacles (green compost, blue recycle, and black landfill container). Mother’s room must minimally have a green compost container and black landfill container. Please refer to PAMC 5.20.108 and the Internal Container Guide. Examples of appropriate signage can be found in the Managing Zero Waste at Your Business Guide. Electronic copies of these signage can be found on the Zero Waste Palo Alto’s website, https://www.cityofpaloalto.org/Departments/Public-Works/Zero-Waste/What-Goes- Where/Toolkit#section-2 and hard copies can be requested from the waste hauler, Greenwaste of Palo Alto, (650) 493-4894. PUBLIC WORKS ENGINEERING 23. LOGISTICS PLAN: A construction logistics plan shall be provided addressing all impacts to the public including, at a minimum: work hours, noticing of affected businesses, bus stop relocations, construction signage, dust control, noise control, storm water pollution prevention, job trailer, contractors’ parking, truck routes, staging, concrete pours, crane lifts, scaffolding, materials storage, pedestrian safety, and traffic control. All truck routes shall conform to the City of Palo Alto’s Trucks and Truck Route Ordinance, Chapter 10.48, and the route map. NOTE: Some items/tasks on the logistics plan may require an encroachment permit. TRANSPORTATION Item 2 Attachment C: Draft Record of Land Use Action     Packet Pg. 36     Page 9 of 11 6 1 4 9 24. TDM PROGRAM AND ANNUAL REPORTING REQUIREMENT: The applicant shall abide by the Final Transportation Demand Management (TDM) plan, entitled “Palo Alto Commons 4075 El Camino Way Transportation Demand Management Plan” uploaded to Accela on October 4, 2024” to the satisfaction of the Director of Planning and Development Services. The TDM plan includes measures and programs to achieve a reduction in single-occupancy vehicle trips to the site by a minimum of 20%, in conformance with the City’s Comprehensive Plan. The TDM plan includes an annual monitoring plan to document mode split and trips to the project site. The TDM annual report shall be submitted to the Chief Transportation Official. Monitoring and reporting requirements may be revised in the future if the minimum reduction is not achieved through the measures and programs initially implemented. Projects that do not achieve the required reduction may be subject to daily penalties as set forth in the City’s fee schedule. URBAN FORESTRY The following conditions and/or standard Municipal Code requirements are provided for supplemental guidance, recommendation and/or best practices. Any applicable items shall be addressed prior to any future related permit application such as a Building Permit, Excavation and Grading Permit, Certificate of Compliance, Street Work Permit, Encroachment Permit, etc 25.Show outline of tree protection fencing in a boxed off dashed line for tree to be protected as specified in the consulting Arborist report. 26.The owner and contractor shall implement all protection and inspection schedule measures, design recommendations and construction scheduling as stated in the TPR and/or Sheet T-1, and is subject to code compliance action pursuant to PAMC 8.10.080. The required protective fencing shall remain in place until final landscaping and inspection of the project. If called for, project arborist approval must be obtained and documented in the monthly activity report sent to the City. When required, the Contractor and Arborist Monthly Tree Activity Report shall be sent monthly to the City (pwps@cityofpaloalto.org) beginning with the initial verification approval, using the template in the Tree Technical Manual, Addendum 11. 27. Revisions and/or changes to plans before or during construction shall be reviewed and responded to by the (a) project site arborist, or (b) landscape architect with written letter of acceptance before submitting the revision to the Building Department for review by Planning, PW or Urban Forestry. 28. Tree Damage, Injury Mitigation and Inspections apply to Contractor. Reporting, injury mitigation measures and arborist inspection schedule (1-5) apply pursuant to TTM, Section 2.20-2.30. Contractor shall be responsible for the repair or replacement of any publicly owned or protected trees that are damaged during the course of construction, pursuant to Title 8 of the Palo Alto Municipal Code, and city Tree Technical Manual, Section 2.25. 29.The following general tree preservation measures apply to all trees to be retained: No storage of material, topsoil, vehicles or equipment shall be permitted within the tree enclosure area. The ground under and Item 2 Attachment C: Draft Record of Land Use Action     Packet Pg. 37     Page 10 of 11 6 1 4 9 around the tree canopy area shall not be altered. Trees to be retained shall be irrigated, aerated and maintained as necessary to ensure survival. 30. Prior to any site work, contractor must call Derek Sproat at 650-496-6985 to schedule an inspection of any required protective fencing. The fencing shall contain required warning sign and remain in place until final inspection of the project. 31. Any approved grading, digging or trenching beneath a tree canopy shall be performed using ‘air-spade’ method as a preference, with manual hand shovel as a backup. For utility trenching, including sewer line, roots exposed with diameter of 1.5 inches and greater shall remain intact and not be damaged. If directional boring method is used to tunnel beneath roots, then Table 2-1, Trenching and Tunneling Distance, shall be printed on the final plans to be implemented by Contractor. SECTION 8. Term of Approval. The approval shall be valid for a term consistent with the Development Schedule provided in PC Ordinance No. _____. INTRODUCED: PASSED: AYES: NOES: ABSENT: ABSTENTIONS: ATTEST: APPROVED: City Clerk Mayor APPROVED AS TO FORM: _____________________________ City Manager __________________________ ______________________________ Assistant City Attorney Director of Planning and Development Services Item 2 Attachment C: Draft Record of Land Use Action     Packet Pg. 38     Page 11 of 11 6 1 4 9 PLANS AND DRAWINGS REFERENCED: 1. Those plans prepared by the applicant titled Palo Alto Commons, Wellquest Living, 4075 El Camino Way, Palo Alto, CA 94306, consisting of 79 pages, uploaded to Accela Citizen Access on October 4, 2024, except as modified to incorporate the conditions of approval in Section 6. Item 2 Attachment C: Draft Record of Land Use Action     Packet Pg. 39     6 1 4 8 ATTACHMENT D ZONING COMPARISON TABLE 4075 El Camino Way, 23PLN-00202 Table 1: COMPARISON WITH CHAPTER 18.16 (CN DISTRICT) AND EXISTING PCs (5116 AND 3775)(1) Exclusively Non-residential Development Standards Regulation Existing (PC 5116 and PC 3775)Proposed Site Area, width and depth 110,642 sf Irregularly shaped 110,642 sf Irregularly shaped Minimum Front Yard (El Camino Way) 14.5 ft 14.5 ft Rear Yard (Closest to Wilkie Way) 10 ft 10 ft Interior Side Yards N/A left 8 ft other sides N/A left 8 ft other sides 6 ft at proposed addition Street Side Yard (W. Meadow Drive) 20 ft 20 ft Build-to-lines Approximately 7.5 ft (2.3%) built to front setback Approx. 7.5 ft plus 2 corners (8.2%) built to street side setback No change, complies Max. Site Coverage 47.4% (52,470 sf)48.5% (53,668 sf) Max. Building Height 32 ft 5 in 32 ft 5 in New addition max height 28 ft Max. Floor Area Ratio (FAR)0.43:1 (47,500 sf) Independent Senior Living (The Avant) 0.76:1 (83,511 sf) Assisted Living (Palo Alto Commons) 1.18:1 (131,011 sf) total 0.43:1 (47,500 sf) Independent Senior Living (The Avant) 0.82:1 (90,379 sf) Assisted Living (Palo Alto Commons) 1.25:1 (137,906 sf) total Daylight Plane for lot lines abutting one or more residential zone districts other than an RM-40 or PC Zone (2) Complies Complies (1) PC 3775 is for Palo Alto Commons, PC 5116 is for The Avant. (2) The initial height and slope shall be identical to those of the most restrictive residential zone abutting the site line in question. Item 2 Attachment D: Zoning Comparison     Packet Pg. 40     6 1 4 8 Table 2: PARKING CONFORMANCE WITH ZONING CODE Type Chapter 18.52 (For Reference Only) Existing PC Proposed Vehicle Parking 0.75 per Senior Housing Unit (33 spaces) 1 per 2.5 beds Assisted Living (57 spaces) 41 spaces Independent Senior Living (The Avant) 57 spaces Assisted Living (Palo Alto Commons) 41 spaces Independent Senior Living (The Avant) 57 spaces Assisted Living (Palo Alto Commons) Complies Bicycle Parking None per Senior Housing Unit 1 per 25 beds Assisted Living (2 LT) None 4 short term 2 long term Loading Space 1 loading space for 10,000-99,999 sf. 2 required for 100,000- 199,999 sf. None No change Item 2 Attachment D: Zoning Comparison     Packet Pg. 41     1 Kallas, Emily From:Kevin Ji <kevinji2021@gmail.com> Sent:Tuesday, December 3, 2024 9:41 PM To:Kallas, Emily Cc:Lee_lilyning@yahoo.com Subject:Differences Between Versions of the Plans for Palo Alto Commons CAUTION: This email originated from outside of the organization. Be cautious of opening attachments and clicking on links.    Hi Emily,     Hope you are doing well. I was wondering if you'd be able to tell me what changes have been made between the most  recent version of the Palo Alto Common plans and the first version of the plans submitted to PTC in February. It'd be  great to have a list of what's concretely different, as there are lots of pages to each plan, making it difficult for me to  understand what's changed.     Sincerely,     Kevin  Item 2 Attachment E: Neighbor Comments     Packet Pg. 42     1 Kallas, Emily From:hermesmh1@gmail.com Sent:Tuesday, December 3, 2024 8:15 PM To:Planning Commission; Kallas, Emily Cc:Kevin Ji; JamesYahoo Porter; Jenny Chen; Lily Lee Subject:Re: 4075 El Camino Way -PTC Motion re 20 ft setback? CAUTION: This email originated from outside of the organization. Be cautious of opening attachments and clicking on links.    Correction “ The logic here is Commons has to follow the local law first and secondly they can’t build following the  law.”  it should be: The logic here is Commons has to follow the local law first and secondly they can build following the  law.    Sent from my iPhone      On Dec 3, 2024, at 7:53 PM, hermesmh1@gmail.com wrote:  Hi Emily and PTC members,    Lily forwarded Emily’s email to us. I find it is odd that Commons mentions the 20’ setback will not work.  20’ setback is wrong. Commons is commercial building, the setback is 10’. If they can’t build within the  PC ordinance, then they can’t build. The logic here is Commons has to follow the local law first and  secondly they can’t build following the law.    We have the Commons proposal clearly in violation of PC daylight plane. It should be 10’ with 6’  distance and 3’ height increase. It is less than 30 degrees angle not 45 degree. Commons needs to  adhere Palo Alto municipal code. No one should be above the law. They need to follow the local law.     I don’t understand where 45 degrees angle can be used here. The Wilkie Way side is Commons rear yard  not side yard. For rear yard, the setback is 10’ and daylight plane is 6’ distance with 3’ height. This is the  PC code. ARB used 45 degree is wrong. I really think city staff has been misleading ARB and PTC for this.  Commons expansion proposal has to and must to adhere Palo Alto municipal code. They can’t do  whatever they want as city staffs telling us.     Best regards,    Mona   Sent from my iPhone      On Dec 3, 2024, at 7:14 PM, Lily Lee <Lee_lilyning@yahoo.com> wrote:       Sent from Yahoo Mail for iPhone  Item 2 Attachment E: Neighbor Comments     Packet Pg. 43     2   Begin forwarded message:    On Tuesday, December 3, 2024, 5:09 PM, Kallas, Emily  <Emily.Kallas@cityofpaloalto.org> wrote:  Hi Lily,     The City Attorney does not determine if a proposed discretionary  project is contextually compatible with a neighborhood, that is  determined by the ARB.     Thanks,  Emily        <image001.png> Emily Kallas, AICP  Senior Planner  Planning and Development Services Department  (650) 617‐3125 | emily.kallas@cityofpaloalto.org   www.cityofpaloalto.org        <image002.png>     Parcel Report | Palo Alto Zoning Code | Online Permitting System |  Planning Forms & Applications | Planning Applications Mapped     From: Lily Lee <lee_lilyning@yahoo.com>   Sent: Tuesday, December 3, 2024 5:00 PM  To: Kallas, Emily <Emily.Kallas@cityofpaloalto.org>  Cc: Kevin Ji <kevinji2021@gmail.com>; JamesYahoo Porter  Item 2 Attachment E: Neighbor Comments     Packet Pg. 44     3 <jporter992003@yahoo.com>  Subject: Re: 4075 El Camino Way ‐PTC Motion re 20 ft setback?     CAUTION: This email originated from outside of the organization. Be cautious  of opening attachments and clicking on links.       Thank you, Emily. Did the city attorney confirm that?  Sent from Yahoo Mail for iPhone     On Tuesday, December 3, 2024, 4:48 PM, Kallas, Emily  <Emily.Kallas@cityofpaloalto.org> wrote:  Hi Lily,     The applicant confirmed that it is not possible to reduce  the second floor units in a way that would allow for a 20  ft setback. There needs to be structure under the  proposed third floor units, but a 20 ft setback would not  leave enough space for the 2nd floor additions to be  usable as units.      The ARB did not comment on the applicant’s  justification of the setback. However, they did comment  that the three story building with a 10 ft setback and  the 45‐degree angle daylight plane does meet the  zoning requirements and is appropriate next to a one‐ story residential context.       Thanks,  Emily     <image001.png> Emily Kallas, AICP  Senior Planner  Planning and Development Services Department  (650) 617‐3125 | emily.kallas@cityofpaloalto.org   www.cityofpaloalto.org        <image002.png>     Parcel Report | Palo Alto Zoning Code | Online  Permitting System | Planning Forms & Applications |  Planning Applications Mapped  Item 2 Attachment E: Neighbor Comments     Packet Pg. 45     4    From: Lily Lee <lee_lilyning@yahoo.com>   Sent: Monday, December 2, 2024 10:57 PM  To: Kallas, Emily <Emily.Kallas@cityofpaloalto.org>  Cc: Kevin Ji <kevinji2021@gmail.com>; JamesYahoo  Porter <jporter992003@yahoo.com>  Subject: 4075 El Camino Way ‐PTC Motion re 20 ft  setback?     CAUTION: This email originated from outside of the  organization. Be cautious of opening attachments and  clicking on links.      Hi Emily,    I'm sorry I missed the last ARB meeting due to a work trip. I saw in your staff report for 7/18 this excerpt:  <image003.png> Has the applicant responded to this PTC motion? Did the ARB discuss this topic in its October meeting? I appreciate your clarification.     Lily Lee  4080 Wilkie Way  650-815-9749  <image001.png>  <image002.png>  <image003.png>  Item 2 Attachment E: Neighbor Comments     Packet Pg. 46     1 Kallas, Emily From:hermesmh1@gmail.com Sent:Monday, December 2, 2024 4:45 PM To:Kallas, Emily; Planning Commission Cc:City Mgr; Lily Lee; Kevin Ji; Jennie Chen; Jayashree Divekar Wilkie; Shashank Divekar Wilkie Neighbor; Jennie Chen; Natacha Telusca; Ellen Hartog; Grace Wang; Tom Huibin Tang; James Cham; Zhang Fion; wengziming@gmail.com; jpamnani@gmail.com; simon_weng@yahoo.com; lucy_wu711 @yahoo.com; garrettchan@hotmail.com; celinewang16@gmail.com; yschoo@gmail.com; jerry_chou_home@yahoo.com; akin@arden.org; cberwaldt@hotmail.com; danielpei@gmail.com; gsheyner@embarcaderopublishing.com Subject:Re: Palo Alto Commons Schedule Update CAUTION: This email originated from outside of the organization. Be cautious of opening attachments and clicking on links.    Hi Emily and PTC members,  I am writing to express my concerns regarding why the Commons project was allowed to hold another PTC meeting without making any meaningful changes to their building design. In the last PTC meeting, there were specific requirements for Commons to revise the setbacks along Wilkie Way. Despite these requirements—and our continued objections to Commons being treated as residential buildings—no substantial design changes have been made. From what I have observed, the only modification Commons has made is the creation of a few trees as their landscaping plan. Is this truly sufficient to warrant moving the project forward? How can this be justified when the PTC requirements appear to have been disregarded? The ARB’s role is to review the architectural design to ensure it complies with city ordinances. Yet, staff seem to have misled the ARB by implying that because Commons is zoned as a PC, they can bypass all City municipal codes and requirements. I strongly disagree with this interpretation. The truth is that the Palo Alto Municipal Code (PAMC) contains specific provisions dictating how PC zoning rules must be followed. Commons should not—and cannot—be considered above the city’s municipal code. These are our local laws, and all developments, including Commons, must adhere to them. It is the responsibility of city staff to ensure that Commons is following the rules and to remain impartial throughout this process. However, it seems that staff have failed to present the facts accurately and have misled both the PTC and ARB into believing that Commons is in compliance written in staff reports in the past. We, as neighbors, have repeatedly pointed out—both in meetings and emails—that the current interpretation of PC zoning is incorrect. The Commons project, as currently designed, clearly violates several municipal codes. Specifically: 1. It does not adhere to the building transition requirements from low-density to high- density areas (e.g., the stepped conceptual design). Item 2 Attachment E: Neighbor Comments     Packet Pg. 47     2 2. Its backyard setback and daylight plane requirements are violated by approximately 10 feet for setbacks and 3 feet for height increases at a 6-foot distance. 3. Commons is a commercial building, not a residential one, and therefore must comply with the commercial building PC ordinance codes. City staff’s job is to ensure that projects comply with the law and to act as impartial mediators. By failing to enforce the municipal code and allowing the project to proceed without meeting basic requirements, staff are undermining public trust. We, as residents, expect a fair and thorough review process. Commons cannot be allowed to bypass the rules, and any interpretation of PC zoning must align with the city’s ordinances. We urge staff, the PTC, and the ARB to enforce the municipal code and require that Commons make substantial design changes before moving forward. I am looking forward to hearing back from you.    Best regards,    Mona He        Sent from my iPhone      On Nov 19, 2024, at 5:14 PM, Kallas, Emily <Emily.Kallas@cityofpaloalto.org> wrote:     Hello,     You are receiving this email because you expressed interest in the Palo Alto Commons addition project.      The project has been scheduled for a hearing at the Planning and Transportation Commission on  December 11, 2024. The plans are the same as presented to ARB in October, and the Draft TDM plan will  be available soon.     The Staff Report will be published on December 4, 2024. All previously received comments will be  included in the report, and you are welcome to send new/additional emails as well, both to me or to  planning.commission@cityofpaloalto.org.      The PTC hearing is at 6 pm though I do not know its placement on the Agenda yet. The next step after  PTC is Council for the final decision, which will be in early 2025 to avoid any potential conflict with the  Holidays.      As always, please let me know if you have any questions or comments.     Thanks,  Emily     Item 2 Attachment E: Neighbor Comments     Packet Pg. 48     3   Emily Kallas, AICP  Senior Planner  Planning and Development Services Department  (650) 617‐3125 | emily.kallas@cityofpaloalto.org   www.cityofpaloalto.org           Parcel Report | Palo Alto Zoning Code | Online Permitting System | Planning Forms & Applications |  Planning Applications Mapped     Item 2 Attachment E: Neighbor Comments     Packet Pg. 49     1 Kallas, Emily From:Kallas, Emily Sent:Thursday, November 21, 2024 4:01 PM To:Kevin Ji Cc:Lee_lilyning@yahoo.com Subject:RE: 4075 El Camino Way Project Questions Hi Kevin,    In response to your questions:  1. Beyond the Condition of Approval referencing it in the PC Ordinance, we do not have record of an existing TDM  plan.   2. Per PAMC 18.52.050(d), a monitoring program for the TDM is required, and if the trip reduction performance  measures are not met, the Director may require program modifications and may impose administrative  penalties.  3. The Draft TDM plan is now available on the project webpage:  https://www.cityofpaloalto.org/Departments/Planning‐Development‐Services/Current‐Planning/Projects/4075‐ El‐Camino‐Way  4. I can provide examples of other TDMs, but this one meets the requirements in terms of what we expect to see in  a TDM plan, and was prepared by a consultant who has worked on other projects within Palo Alto. Some minor  edits are still needed, but it is not going to change substantially.  5. If you would like to show slides or pictures at a public hearing, you will need to send them to me 1 day prior to  the public hearing, and I can share them on the screen during public comment.    Thanks,  Emily        Emily Kallas, AICP  Senior Planner  Planning and Development Services Department  (650) 617‐3125 | emily.kallas@cityofpaloalto.org   www.cityofpaloalto.org         Parcel Report | Palo Alto Zoning Code | Online Permitting System | Planning Forms & Applications | Planning  Applications Mapped    From: Kevin Ji <kevinji2021@gmail.com>   Sent: Tuesday, November 19, 2024 10:25 PM  To: Kallas, Emily <Emily.Kallas@cityofpaloalto.org>  Cc: Lee_lilyning@yahoo.com  Subject: Re: 4075 El Camino Way Project Questions    CAUTION: This email originated from outside of the organization. Be cautious of opening attachments and clicking on links.    Item 2 Attachment E: Neighbor Comments     Packet Pg. 50     2 Hi Emily,     Thanks for these answers. I had a few more questions from the neighbors about the TDM plan.     1. What does the existing TDM plan look like?   2. What happens when a TDM plan is violated?   3. Do you have any examples of any TDM plans?   4. Will we be able to comment on the TDM plan before the meeting?   5. In addition, is there any way to make a slide show or other multimedia to be shown at the meeting?   Sincerely,     Kevin    On Wed, Nov 13, 2024 at 11:37 AM Kallas, Emily <Emily.Kallas@cityofpaloalto.org> wrote:  Hi Kevin,     My responses to your questions have been added to your email below.    Thanks,  Emily          Emily Kallas, AICP  Senior Planner  Planning and Development Services Department  (650) 617‐3125 | emily.kallas@cityofpaloalto.org   www.cityofpaloalto.org           Item 2 Attachment E: Neighbor Comments     Packet Pg. 51     3 Parcel Report | Palo Alto Zoning Code | Online Permitting System | Planning Forms & Applications | Planning  Applications Mapped     From: Kevin Ji <kevinji2021@gmail.com>   Sent: Wednesday, November 13, 2024 8:35 AM  To: Kallas, Emily <Emily.Kallas@cityofpaloalto.org>  Cc: Lee_lilyning@yahoo.com  Subject: 4075 El Camino Way Project Questions     CAUTION: This email originated from outside of the organization. Be cautious of opening attachments and clicking on links.     Hi Emily,      I hope you are doing well and thank you for sending the email with the updates on the project. The neighbors and I had  some follow up questions:      1. In the last PTC meeting (6/12), there was discussion about a 20ft setback as a possibility. Can you help me  understand the impacts of this? Which units would be affected and what code they are pointing to?  This comment was specifically referring to the potential for a 20ft setback from the Wilkie Way neighbors, where  10 ft is the current setback per the existing PC. I believe the PTC was referencing 20 ft as the R‐1 rear yard setback.  The Cycle 3 plans presented to PTC already included the 3rd floor being stepped back approximately 20 ft, affecting  about 5 units. The 2nd floor adds 4 units facing Wilkie Way, all of which are approximately 12.5 ft setback from the  property line, and about 2.5 ft setback from the existing first floor it is built above.   2. Can you help me understand which units are inside the 45 degree daylight plane, but outside the 3/6 daylight  plane? How many of these units are there?  This is a little complicated because I had to cross reference between the Cycle 3 and Cycle 5 plan sets, but it  appears that at least 2 existing units and an existing stairwell encroach into the 3:6 daylight plane. All new units  facing Wilkie Way (9 units) would encroach into a 3:6 daylight plane as well.   3. Do we have a final date for the next PTC meeting? I know you had said tentatively 12/11 and 12/18, but is there  a decision on this?  No, this still hinges on when we receive their revised TDM plan, I will know by 11/25 which date it is going on.  Thank you for taking the time to answer these.   Item 2 Attachment E: Neighbor Comments     Packet Pg. 52     4    Sincerely,      Kevin  Item 2 Attachment E: Neighbor Comments     Packet Pg. 53     1 Kallas, Emily From:Laura Perry <perrylaura@yahoo.com> Sent:Wednesday, November 6, 2024 10:43 AM To:Kallas, Emily Subject:Public Hearing on 10/17/24 CAUTION: This email originated from outside of the organization. Be cautious of opening attachments and clicking on links.    Hello Ms Kallas: There was a Public Hearing/ Quasi-Judicial re: construction plans for Palo Alto Commons at 4075 El Camino Way (23PLN-00202). I was not able to attend/ log into the meeting on Friday, 10/17/24. My mom is a tenant at Palo Alto Commons. I'm not sure if this comment is the type of feedback you are looking for but I wanted to share my concern about the project. My mom has been a tenant at Palo Alto Commons since September 2022. Construction started there sometime in late 2023 and while any construction project is a challenge and for the most part, things have been manageable except for one issue--parking. This is a huge issue and affects families and healthcare workers coming to see patient as well as staff at the facility. There has been storage of construction materials in the garage and around the property which has impacted the ability of family members (and I believe staff) to park either at Palo Alto Commons or the senior living facility, Avant next door. In addition, there is severely limited street parking on El Camino Way and W. Meadow Drive. I have mentioned parking access to the director in the past but there has been no information from the organization about improving parking during the construction. I hope this information will inform your decision on moving forward with the project. Thank you, Laura Perry Item 2 Attachment E: Neighbor Comments     Packet Pg. 54     1 Kallas, Emily From:Lily Lee <lee_lilyning@yahoo.com> Sent:Monday, October 28, 2024 7:26 PM To:Planning Commission Cc:Kallas, Emily; gsheyner@embarcaderropublishing.com Subject:Neighbors oppose proposed PA Commons expansion at 4075 El Camino Way Attachments:2024-10-20 neighbors oppose PA Commons Expansion.pdf CAUTION: This email originated from outside of the organization. Be cautious of opening attachments and clicking on links.    Hello Planning and Transportation Commissioners, I would like to share attached signatures from many neighbors opposing the proposed addition of 16 units to Palo Alto Commons at 4075 El Camino Way. Although we appreciate that Wellquest Living has improved landscaping and window plans, these measures are not enough to mitigate the considerable impacts of the proposed project on the neighbors. The neighbors who signed this statement met on October 20, after the ARB recommendation for project approval, and we agreed to jointly express our continued opposition. Thank you very much again to those of you who already visited our backyards. For other Commissioners, we again invite you to come see for yourselves the current quality of life impacts of the existing facility in the transition between commercial and residential zones. The proposed additional units would significantly exacerbate these impacts. Please contact me to set a date/time convenient for you. We look forward to seeing you. Sincerely, Lily Lee and neighbors 650-815-9749 Item 2 Attachment E: Neighbor Comments     Packet Pg. 55     From:jenny chen To:Kallas, Emily; Planning Commission Cc:hermesmh1@gmail.com; jayashreed@yahoo.com; altairetang@gmail.com; Yanfengwang2@yahoo.com; wkneighbour@gmail.com; Lee_lilning@yahoo.com; Ziming Weng; jennietuchan@hotmail.com; garrettchan@hotmail.com; Chen Jenny Subject:Opposition to Palo Alto Commons Expansion Date:Wednesday, April 10, 2024 4:36:40 PM You don't often get email from jennyslchen@yahoo.com. Learn why this is important CAUTION: This email originated from outside of the organization. Be cautiousof opening attachments and clicking on links. Dear Emily, We extend our gratitude for meeting with us, Mona He, Yanfeng Wang, and Jenny Chen, on Thursday, April 4,2024, regarding the interpretation of Palo Alto municipal code 18.38.150(e) concerning the daylight plane. During the February 28, 2024 meeting, Palo Alto Planning and Transportation Commissioner Keith Reckdahlprovided clarification (video timestamp 3:51:43-3:52:34 Planning and Transportation Commission | Midpen Media Center), stating, "In the code there are two ways of implementing the daylight plane, PC option or R1setback option. PC daylight plane starts at 10 feet and ascends at a shallow 30-degree angle. R1 setback on therear of an R1 is 20 feet. Therefore, the R1 setback optional daylight plane would commence 20 feet into theproperty. R1 option cannot be applied here due to the current building setback being only 10 feet. PC optionaldaylight plane must be applied in this case. This could significantly impact the types of units permitted in therear." We concur with Commissioner Reckdahl's interpretation of the daylight plane regulation. Sincerely, Jenny Chen Item 2 Attachment E: Neighbor Comments     Packet Pg. 56     From:jenny chen To:Kallas, Emily; Planning Commission Cc:hermesmh1@gmail.com; jayashreed@yahoo.com; altairetang@gmail.com; Yanfengwang2@yahoo.com;wkneighbour@gmail.com; Lee_lilning@yahoo.com; Ziming Weng; jennietuchan@hotmail.com;garrettchan@hotmail.com; Chen Jenny Subject:Opposition to Palo Alto Commons Expansion Date:Wednesday, April 10, 2024 4:36:40 PM You don't often get email from jennyslchen@yahoo.com. Learn why this is important CAUTION: This email originated from outside of the organization. Be cautiousof opening attachments and clicking on links. Dear Emily, We extend our gratitude for meeting with us, Mona He, Yanfeng Wang, and Jenny Chen, on Thursday, April 4,2024, regarding the interpretation of Palo Alto municipal code 18.38.150(e) concerning the daylight plane. During the February 28, 2024 meeting, Palo Alto Planning and Transportation Commissioner Keith Reckdahlprovided clarification (video timestamp 3:51:43-3:52:34 Planning and Transportation Commission | Midpen Media Center), stating, "In the code there are two ways of implementing the daylight plane, PC option or R1setback option. PC daylight plane starts at 10 feet and ascends at a shallow 30-degree angle. R1 setback on therear of an R1 is 20 feet. Therefore, the R1 setback optional daylight plane would commence 20 feet into theproperty. R1 option cannot be applied here due to the current building setback being only 10 feet. PC optionaldaylight plane must be applied in this case. This could significantly impact the types of units permitted in therear." We concur with Commissioner Reckdahl's interpretation of the daylight plane regulation. Sincerely, Jenny Chen Item 2 Attachment E: Neighbor Comments     Packet Pg. 57     1 Kallas, Emily From:hermesmh1 He <hermesmh1@yahoo.com> Sent:Friday, February 23, 2024 5:33 PM To:Kallas, Emily Cc:seanshari@comcast.net; Jayashree Divekar 4050 Wilkie; altairetang@gmail.com; 385wombat@gmail.com; hermemsh1@yahoo.com; Lait, Jonathan Subject:Re: 4075 El Camino Way - Palo Alto Commons Project CAUTION: This email originated from outside of the organization. Be cautious of opening attachments and clicking on links.  Hi Emily,     I reviewed a post card regarding public next Wednesday public meeting. I am planning to attend it in person. Would you  please let me know exactly where the meeting is at?    I used the link your provided from last email regarding Palo Alto Commons Expansion. But I couldn't tell which was rt he  most updated the plan and what are the changes since the last city council meeting. Would you please send me the  most up to day information about their proposal and how they have addressed planning department comments and last  city council meeting to do list for them?     From what I can see the plan was dated for 10/27/2022.    As you knew, during our last meeting on November 7, 2023, I am strongly oppose Palo Alto Commons new expansion  plan.    Here are some of the reasons:    1. The Commons expansion proposal is in violation of my real property right of enjoyment by completely blocking  my property afternoon sun. Which I have already be greatly limited by Commons current second story building  about 15 feet apart from my ADU. If proposed third story is built, my ADU and house will lost sun in the  afternoon starting at 12:30om. My backyard grass and plants and trees will die due to lack of sun. With my  house and ADU are very close to the existing building, the third story is overpowering my property and I will lost  entire skylight which I have been enjoying. All I will see from my backyard would have been an over towering  block of wall with many windows that people can over looking my windows. I will have no privacy at inside my  house and backyard at all and a total lost of my privacy and enjoyment of my property. Please see attached  pictures.  2. The current building has underground parking and it was designed over thirty years ago, with adding new extra  two more stories are huge publicly safety concerns. Can it withstand a major earthquake (according USGS, Bay  Area is over due for a major earthquake) There are five ADUs at the backyard of Wilkie Way block which next to  the proposed expansion building. The distance from the building will be as close as 15' apart( that's my ADU). If  during the earthquake, the three story building were clapped, my ADU will be the direct hit by the 30’ tall  building. Who is responsible to the people living in my ADU and my ADU building itself? Who is responsible the  lives who live in the Commons clapped three story building? We are living in the earthquake zone and we have  major earthquake overdue to happen in northern California. For Palo Alto single family resident backyard  setback requirement is 20 feet. What's the setback requirements for three story building?    You don't often get email from hermesmh1@yahoo.com. Learn why this is important   Item 2 Attachment E: Neighbor Comments     Packet Pg. 58     2 3. Currently Commons and Avent buildings HAVC have already made very loud noises that is so loud we can open  our windows. With new additions, there will be more powerful HVAC added, I can't imagine how we will sleep at  night or work from home or just simply sit in our backyard to enjoy our day quietly.  4. There are cars constantly parking at front of my house on our street and these cars owners are working at  Commons and Avant. I had asked some of them why they were parking their cars at our street. I was told that  there were not enough parking spaces for them to park at Commons and Avant. With 14 (the latest on the  website says 18?) more rooms added without single parking spaces added, there will be more cars parking our  street and we won’t be able to park cars on our street.   5. 4 of the 14 proposed rooms will be added right behind my house and my neighbor right next to me(4040, 4050  Wilkie). 13 of 14(18?) proposed rooms addition are all added to the existing buildings right next to our Wilkie  Way single family one story houses.  Please see attached photos. The new addition is at the price of entire block  Wilkie Way residents' enjoyment of our lives. I asked Commons why they won’t add forth story to their building  facing El Comino or East Meadow. They said it is too costly to them to do so. So naturally , the Wilkie way  residents become the victims of their money saving proposal! It is utterly absurd that big corporation want to  save and make money at the cost of us, ordinarily working class residents who mostly are long time residents of  PAL Alto?   6. The new addition next to Wilkie Way all single  story houses are very intrusive and the new height felt  monstrous in the neighborhood.  It doesn't conform our neighborhood appeal.  7. I took some of the pictures from Palo Alto Commons front and it's parking. There seems if plenty of space for  them to expand. They could add more parking space at the underground lever and add three or four stories in  top of that. It will be facing El Camino. That way, they can add more rooms without put hugh negative impact on  the neighboring houses and streets.  8. Ventura neighborhood housing values are Palo Alto most under appreciated. I see my house valued almost the  same in the last 10 years vs other neighborhoods have seen tremendous amount of value appreciation in  hundred of thousands or in million. With this proposal Commons new additions plan, it will further deprive and  decrease our home prices. Commons cannot and shouldn’t make money at the lost of our neighborhood home  values  9. I heard some neighbors talking about selling their homes because of Commons proposal as they feel  that they  won't be able to enjoy their backyard peacefully after new additions.       Item 2 Attachment E: Neighbor Comments     Packet Pg. 59     3 Item 2 Attachment E: Neighbor Comments     Packet Pg. 60     4 Item 2 Attachment E: Neighbor Comments     Packet Pg. 61     5 Item 2 Attachment E: Neighbor Comments     Packet Pg. 62     6 Item 2 Attachment E: Neighbor Comments     Packet Pg. 63     7 Item 2 Attachment E: Neighbor Comments     Packet Pg. 64     8 Item 2 Attachment E: Neighbor Comments     Packet Pg. 65     9   Sent from my iPhone      On Nov 9, 2023, at 3:29 PM, Kallas, Emily <Emily.Kallas@cityofpaloalto.org> wrote:     Hi Mona,    Thank you for speaking with me at the Development Center today to express your concerns regarding  the proposed project.     As we discussed:     Here is the link to the Project Webpage, it will be update when revised plans are submitted by the  Architect: https://www.cityofpaloalto.org/Departments/Planning‐Development‐Services/Current‐ Planning/Projects/4075‐El‐Camino‐Way     Here is the link to the 8/7/23 Council Staff Report and Minutes:   https://cityofpaloalto.primegov.com/Portal/Meeting?meetingTemplateId=12606 (under Study Session)  https://cityofpaloalto.primegov.com/Public/CompiledDocument?meetingTemplateId=12611&compileO utputType=1      I will notify you of any future public hearings, and you will also receive a post card in the mail two weeks  prior to any scheduled meeting. A flowchart of the expected project process is here:  https://www.cityofpaloalto.org/files/assets/public/v/2/development‐services/planning‐review/7.‐maps‐ zoning/planned‐community‐review‐process‐02‐03‐2023.pdf. We are on the 5th step, waiting for the  applicant to revise the plans.     I’m happy to answer any other questions you may have.     Thanks,  Emily        Emily Kallas, AICP  Planner  Planning and Development Services Department  (650) 617‐3125 | emily.kallas@cityofpaloalto.org   www.cityofpaloalto.org           Parcel Report | Palo Alto Zoning Code | Online Permitting System | Planning Forms & Applications |  Planning Applications Mapped     Item 2 Attachment E: Neighbor Comments     Packet Pg. 66     1 Kallas, Emily From:Shashank Divekar <shashankdivekar@yahoo.com> Sent:Wednesday, December 6, 2023 11:26 AM To:Kallas, Emily Cc:Jayashree Divekar Subject:Objection to Palo Alto Commons Extension Plan Attachments:IMG_5862.jpg; IMG_5861 (1).jpg; IMG_6230.jpg CAUTION: This email originated from outside of the organization. Be cautious of opening attachments and clicking on links.  Hello Emily, This is regarding the extension plan of Palo Alto Commons to add more stories with the addition of 14 rooms. We live in a single family home on 4054 Wilkie Way, right behind the Commons. We hereby would like to voice our strong opposition to the plan as it significantly affects the value of the property and our privacy. Adding these 14 rooms would create a tall high rise wall with overlooking balconies right behind our backyard fence. Palo Alto has valued schools, unique and prized houses and a great sense of community. We do not want this to be disrupted. The current existing structures at Palo Alto Commons are already a compromise when they were first constructed. There can be no further compromises. At the Community outreach meeting, we understood that Charlene Kussner from the Commons would model a two-story addition, and we have heard nothing about that. Her offer seems disingenuous and misleading at this point. We are also writing to ask about the 2 x 4 wooden structures or “sticks” as Charlene referred to them. If the plans are not approved why are they adding the sticks/wood structure? See attached photos. When can they be taken down? They are oppressive and depressing for us and the noise from the ongoing construction is bothersome. If they are not approved, they are also illegal. We are no longer able to use the backyard to relax anymore or for any other family activities that require privacy. As you can see from the photos, the structures already tower over our backyard. We understood Councilman Lauing to have said at the study session that the rooms and services at the Commons cost $225,000.00 per year. That is over $3,000,000 revenue increase for the Commons with the addition of 14 rooms. Though the city will collect more tax revenue, it does not have to be at the expense of the residents along Wilkie Way and W. Meadow. We are also concerned about increase in visitor traffic on our street due to increased residents in those 14 rooms. It is unfair to us to have our lives and quality of life forever altered because of this extension. PLEASE HELP STOP THIS EXTENSION PLAN OF PALO ALTO COMMONS !!  You don't often get email from shashankdivekar@yahoo.com. Learn why this is important Item 2 Attachment E: Neighbor Comments     Packet Pg. 67     2 Sincerely, Shashank Divekar (650) 681-7494 Jayashree Divekar (650) 681-7495 Item 2 Attachment E: Neighbor Comments     Packet Pg. 68     1 Kallas, Emily From:seanshari <seanshari@comcast.net> Sent:Saturday, January 6, 2024 5:49 PM To:Lait, Jonathan Cc:Velasquez, Ingrid; Kallas, Emily; Rice, Danille; City Mgr; hermesmh2@yahoo.com Subject:Re: 4075 El Camino Way - The Commons Expansion Hello Jonathan,    I’m happy to say that the “sticks” outlining the proposed expansion are now down!    Thank you very much!    Happy New Year!  Sean and Shari McDaniel      On Dec 22, 2023, at 2:42 PM, seanshari <seanshari@comcast.net> wrote:    Hello Jonathan,    I’m sorry to say that the “sticks” outlining the proposed expansion are still up.     Thanks for your communication.  Happy holidays!    Sean McDaniel      On Dec 20, 2023, at 1:31 PM, Lait, Jonathan <Jonathan.Lait@cityofpaloalto.org> wrote:     Hi Mr. McDaniel,      Thank you for your email message below. I understand the poles have been removed. If  this is not consistent with your understanding, please let me know. With regard to the  pending development application, please continue to coordinate with Emily Kallas the  project planner reviewing the application. She can provide you updates and let you  know of opportunities to participate in the process going forward.      Thank you,      Jonathan     Item 2 Attachment E: Neighbor Comments     Packet Pg. 69     2 <image003.png> JONATHAN LAIT  Director  Planning and Development Department  (650) 329‐2676 | jonathan.lait@cityofpaloalto.org  www.cityofpaloalto.org     <image004.png>     From: Family <seanshari@comcast.net>   Sent: Friday, December 15, 2023 12:44 PM  To: Council, City <city.council@cityofpaloalto.org>  Cc: hermesmh2@yahoo.com  Subject: Re: 4075 El Camino Way ‐ The Commons Expansion     [Some people who received this message don't often get email from  seanshari@comcast.net. Learn why this is important at  https://aka.ms/LearnAboutSenderIdentification ]    CAUTION: This email originated from outside of the organization. Be cautious of opening  attachments and clicking on links.  ________________________________    Dear Council Members,    Below is the email and photos that I recently sent to Emily Kallas at the city planning  office. My neighbor, who is “cc” on this email, informed that it would be better to send  it to you council members as you are the final decision makers.    As you take a look at the photos, you can imagine the invasive nature of the proposed  expansion.    I know that many of my neighbors work full‐time and it is hard for them to carve out the  time to communicate. All that I have spoken to are opposed to this expansion. The  compromises were made for The Common's structure and its impact on nearby  residents when first built. I have lived with those impacts for 30 years. The Commons  already encroaches on our lives and increasing the structural height along the Wilkie  Way side of the building is unacceptable.    Thank you for your representation.    Sincerely,  Sean McDaniel    > Hello Emily,  > I am writing to ask about the  2 x 4 wooden structures or “sticks” as Charlene Kussner  from the Commons referred to them. When can they be taken down? They are  oppressive and depressing for us. We don’t go in the backyard to relax anymore.  >  > I have attached some photos for your review and for the council’s consideration  regarding the appropriateness of this proposed expansion.  Item 2 Attachment E: Neighbor Comments     Packet Pg. 70     3 >  > At the Community outreach meeting, I understood that Charlene would model a two‐ story addition, and I have heard nothing about that. Her offer seems disingenuous at  this point.  >  > We are still very opposed to the development. I believe Councilman Lauing said at the  study session that the rooms and services at the Commons cost $225,000.00 per year.  That is a $3,000,000 revenue increase for the Commons with the addition of 14 rooms.  Though the city will collect more tax revenue, it is unfair that the residents along Wilkie  Way and W. Meadow have their lives forever altered.  >  > I hope all is well for you. Thank you for your efforts on our behalf.  >  > Sincerely,  > Sean McDaniel  >  >  >  <image013.jpg>  <image014.jpg>  <image015.jpg>  <image016.jpg>  >   Item 2 Attachment E: Neighbor Comments     Packet Pg. 71     1 Kallas, Emily From:James Porter <jporter992003@yahoo.com> Sent:Monday, October 7, 2024 9:55 PM To:Charlene Kussner; Yangsze Choo; Tim Davis; Lily Lee Cc:dbowman@ipaoc.com; Kevin Ji; Kallas, Emily; ntelusca@gmail.com; Jenny Chen; Grace (Yan Feng) Wang Subject:Re: Palo Alto Commons Community Outreach Meeting: Tree Screening Discussion CAUTION: This email originated from outside of the organization. Be cautious of opening attachments and clicking on links.    Thanks Tim and Charlene, Just a few additional considerations from 4080 Wilkie Way. - Our family is 100% supportive of evergreen trees. - Denser foliage is better - 40 feet height is preferable. We noted some tree suggestions that were 20 feet. This seems to low to obscure the addition at all - Also could you look at shade tolerant evergreens as we note that the addition may shade the newly planted tree significantly given its position? We are looking forward to the other tree recommendations. Thanks, James Porter On Monday, October 7, 2024 at 04:58:17 PM PDT, Lily Lee <lee_lilyning@yahoo.com> wrote: Thank you Tim, This information is very helpful! Lily On Monday, October 7, 2024 at 09:45:27 AM PDT, Tim Davis <tim@wilsondavisassociates.com> wrote: Good morning everyone, See my responses to the questions below in Red. 1. I thought Charlene said we would be given 3 tree options to review. Will you send us another proposed species to review? I will research and provide an additional evergreen tree species. 2. The descriptions are related to Santa Barbara conditions. I was just at Santa Barbara 2 weeks ago. Conditions are not the same as here. Could you please give us information about how the trees would do in the local environment? I'm interested in how quickly they would grow in our environment and how long hardy, resistant to insects/disease, drought tolerant, etc. they would be in our environment. I noticed that the landscape architect is from San Bernardino. Perhaps they could communicate with local arborists? I will in a separate email ask the Santa Clara County extension agents and Canopy nonprofit (which Item 2 Attachment E: Neighbor Comments     Packet Pg. 72     2 works with the City of Palo Alto) and cc you. The trees selected were chosen from my reaching out to Moon Valley Nursery northern California location for trees that they grow, and that would be compatible with the Palo Alto location. The Water Use Calculations of Landscape Species (WUCOLS) put out by UC Davis and used by California Landscape Architects for drought tolerance indicate that both species are compatible in the Palo Alto area as a medium water use tree. 3. I like that the Hymenosporum flavum is evergreen. That will maximize the screening effect. However, the Cercis canadensis is deciduous. Would you suggest some evergreen trees instead? The choice of the Cercis was to provide a small tree with colorful foliage to offset the large amount of green foliage. We can substitute the Cercis occidentalis for the Cercis canadensis, Which is a native variety, however the location that we are proposing is not a suitable location for a native species. 4. I noticed that neither species is native. Native plants that are well-adapted to our local environment can often be more sustainable and support the local ecosystem. Could you suggest some native species? The existing environment would not be suitable for native trees. The existing plant material is not a native plant palette and the existing irrigation would be too much for native plants and if reduce the irrigation so as not to over water the native plants you will stress the non-native plants and risk losing them or vice versa. Cheers! Tim Davis, ASLA Wilson Davis Associates 2825 Litchfield Dr. Riverside, CA 92503 Ph. (951) 353-2436 ext. 1001 Cell (951) 255-0402 tim@wilsondavisassociates.com “The bitterness of poor quality is remembered long after the sweetness of low price has faded from memory” From: Charlene Kussner <charlene@wqliving.com> Sent: Monday, October 7, 2024 8:05 AM To: Yangsze Choo <yangszechoo@gmail.com>; Lily Lee <lee_lilyning@yahoo.com> Cc: Tim Davis <tim@wilsondavisassociates.com>; dbowman@ipaoc.com; Kevin Ji <kevinji2021@gmail.com>; Emily Kallas <emily.kallas@cityofpaloalto.org>; JamesYahoo Porter <jporter992003@yahoo.com>; ntelusca@gmail.com; Jenny Chen <jennyslchen@yahoo.com>; Grace (Yan Feng) Wang <yanfengwang2@yahoo.com> Subject: RE: Fw: Palo Alto Commons Community Outreach Meeting: Tree Screening Discussion Item 2 Attachment E: Neighbor Comments     Packet Pg. 73     3 Thank you for this response. We will incorporate into our plans. Charlene Kussner | V.P. of Development & Asset Management   charlene@wqliving.com   C: 951.757.2571     Corporate Office: 185 South State Street, Suite 1300, Salt Lake City, UT 84111   CA Office: Wellquest of Menifee Lakes, 29914 Antelope Road, Menifee CA 92586    “All that I have seen teaches me to trust the Creator for all I have not seen.”  Ralph Waldo Emerson    THIS MESSAGE CONTAINS CONFIDENTIAL INFORMATION AND IS INTENDED ONLY FOR THE INDIVIDUAL(S) NAMED. IF YOU ARE NOT THE NAMED ADDRESSEE(S) YOU SHOULD NOT DISSEMINATE, DISTRIBUTE OR COPY THIS E-MAIL. PLEASE NOTIFY THE SENDER IMMEDIATELY BY E-MAIL IF YOU HAVE RECEIVED THIS E-MAIL BY MISTAKE AND DELETE THIS E-MAIL FROM YOUR SYSTEM. E-MAIL TRANSMISSION CANNOT BE GUARANTEED TO BE SECURE OR ERROR-FREE AS INFORMATION COULD BE INTERCEPTED, CORRUPTLOST, DESTROYED, ARRIVE LATE OR INCOMPLETE, OR CONTAIN VIRUSES. THE SENDER THEREFORE DOES NOT ACCEPT LIABILITY FOR ANY ERRORS OR OMISSIONS IN THE CONTENTS OF THIS MESSAGE, WHICH ARISE AS A RESULT OF E-MAIL TRANSMISSION. VERIFICATION IS REQUIRED PLEASE REQUEST A HARD-COPY VERSION. COPYRIGHT 2018. ALL RIGHTS RESERVED BY WELLQUEST LIVING,LLC, AND ITS AFFILIATES.              From: Yangsze Choo <yangszechoo@gmail.com> Sent: Sunday, October 6, 2024 9:54 PM To: Lily Lee <lee_lilyning@yahoo.com> Cc: Charlene Kussner <charlene@wqliving.com>; tim@wilsondavisassociates.com; dbowman@ipaoc.com; Kevin Ji <kevinji2021@gmail.com>; Emily Kallas <emily.kallas@cityofpaloalto.org>; JamesYahoo Porter <jporter992003@yahoo.com>; ntelusca@gmail.com; Jenny Chen <jennyslchen@yahoo.com>; Grace (Yan Item 2 Attachment E: Neighbor Comments     Packet Pg. 74     4 Feng) Wang <yanfengwang2@yahoo.com> Subject: Re: Fw: Palo Alto Commons Community Outreach Meeting: Tree Screening Discussion CAUTION: This email originated from outside of the organization. Do not click links or open attachments unless you recognize the sender and know the content is safe. Hi Charlene and Tim, We are the residents of 4076 Wilkie Way, and we would like to have a tree at the fenceline with 4076 Wilkie. More screening is preferred by us, especially if it is evergreen. Best wishes, Natalie On Sun, Oct 6, 2024 at 9:49 PM Lily Lee <lee_lilyning@yahoo.com> wrote: Hello Charlene and Tim, Thank you for sending the draft revised landscape plan. I have several comments: 1. I thought Charlene said we would be given 3 tree options to review. Will you send us another proposed species to review? 2. The descriptions are related to Santa Barbara conditions. I was just at Santa Barbara 2 weeks ago. Conditions are not the same as here. Could you please give us information about how the trees would do in the local environment? I'm interested in how quickly they would grow in our environment and how long hardy, resistent to insects/disease, drought tolerant, etc. they would be in our environment. I noticed that the landscape architect is from San Bernardino. Perhaps they could communicate with local arborists? I will in a separate email ask the Santa Clara County extension agents and Canopy nonprofit (which works with the City of Palo Alto) and cc you. 3. I like that the hymenosporum flavum is evergreen. That will maximize the screening effect. However, the cercic canadensis is deciduous. Would you suggest some evergreen trees instead? 4. I noticed that neither species is native. Native plants that are well-adapted to our local environment can often be more sustainable and support the local ecosystem. Could you suggest some native species? Thank you for considering my comments. Feel free to call if you would like to talk more. Item 2 Attachment E: Neighbor Comments     Packet Pg. 75     5 Lily Lee 4080 Wilkie Way 650-815-9759 ---------- Forwarded message --------- From: Charlene Kussner <charlene@wqliving.com> Date: Fri, Aug 30, 2024 at 7:46 AM Subject: Palo Alto Commons Community Outreach Meeting: Tree Screening Discussion To: Kevinji2021@gmail.com <Kevinji2021@gmail.com>, jennyslchen@yahoo.com <jennyslchen@yahoo.com>, tee_lilyning@yahoo.com <tee_lilyning@yahoo.com>, yanfengwang2@yahoo.com <yanfengwang2@yahoo.com> Cc: Daniel Bowman <dbowman@ipaoc.com>, Tim Davis <tim@wilsondavisassociates.com> Good Morning Neighbors on Wilkie Way~ Thank you for coming to the Community meeting last week to discuss planting trees to add more privacy/screening the building from your rear yards. As we discussed, some residents wanted trees against the building and some did not want added shade in their rear yards. We have added some trees up against the building, to screen the new units from view. These trees do not add any significant shade impacts, and there is only one tree which adds just a little shade at the fence line, at 4076 Wilkie Way address. We can certainly remove this tree if no added shade is requested. We appreciate your feedback on this matter. Please see the attached exhibits as you requested: 3D landscape rendering showing new trees and the building Landscape Plan with added trees for privacy, screening Updated Shadow Studies based on adding these trees. I am here and available for further dialog on this matter. Item 2 Attachment E: Neighbor Comments     Packet Pg. 76     6 Charlene Kussner | V.P. of Development & Asset Management   charlene@wqliving.com   C: 951.757.2571     Corporate Office: 185 South State Street, Suite 1300, Salt Lake City, UT 84111   CA Office: Wellquest of Menifee Lakes, 29914 Antelope Road, Menifee CA 92586    “All that I have seen teaches me to trust the Creator for all I have not seen.”  Ralph Waldo Emerson    THIS MESSAGE CONTAINS CONFIDENTIAL INFORMATION AND IS INTENDED ONLY FOR THE INDIVIDUAL(S) NAMED. IF YOU ARE NOT THE NAMED ADDRESSEE(S) YOU SHOULD NOT DISSEMINATE, DISTRIBUTE OR COPY THIS E-MAIL. PLEASE NOTIFY THE SENDERIMMEDIATELY BY E-MAIL IF YOU HAVE RECEIVED THIS E-MAIL BY MISTAKE AND DELETE THIS E-MAIL FROM YOUR SYSTEM. E-MAIL TRANSMISSION CANNOT BE GUARANTEED TO BE SECURE OR ERROR-FREE AS INFORMATION COULD BE INTERCEPTED, CORRU LOST, DESTROYED, ARRIVE LATE OR INCOMPLETE, OR CONTAIN VIRUSES. THE SENDER THEREFORE DOES NOT ACCEPT LIABILITY FOR ANY ERRORS OR OMISSIONS IN THE CONTENTS OF THIS MESSAGE, WHICH ARISE AS A RESULT OF E-MAIL TRANSMISSIONVERIFICATION IS REQUIRED PLEASE REQUEST A HARD-COPY VERSION. COPYRIGHT 2018. ALL RIGHTS RESERVED BY WELLQUEST LIVING,LLC, AND ITS AFFILIATES.              Item 2 Attachment E: Neighbor Comments     Packet Pg. 77     1 Kallas, Emily From:Charlene Kussner <charlene@wqliving.com> Sent:Monday, September 23, 2024 11:11 AM To:Kallas, Emily Cc:Daniel Bowman; Steve Sandholtz; Stephen Reller; Li Li Subject:FW: Palo Alto Commons Community Outreach Meeting updates CAUTION: This email originated from outside of the organization. Be cautious of opening attachments and clicking on links.    HI Emily, I have followed up a couple times with our neighbors, this has been our only response to date. (below) Avant Pipe/Exhaust update: We are working with our contractor, Vance Brown, to increase the exhaust pipe size to 5 inches, and then extend the pipe away from the resident property, around the corner of the building towards our courtyard. This should solve the issue, I have left two messages for that resident, Huibin Tang, with no response. I will document the new piping with photos and video prior to the Oct. 17th ARB meeting. Thank you! Charlene Kussner  |   V.P. of Development & Asset Management    charlene@wqliving.com C: 951.757.2571 Corporate Office: 185 South State Street, Suite 1300, Salt Lake City, UT 84111 CA Office: Wellquest of Menifee Lakes, 29914 Antelope Road, Menifee CA 92586   “All that I have seen teaches me to trust the Creator for all I have not seen.” Ralph Waldo Emerson    THIS MESSAGE CONTAINS CONFIDENTIAL INFORMATION AND IS INTENDED ONLY FOR THE INDIVIDUAL(S) NAMED. IF YOU ARE NOT THE NAMED ADDRESSEE(S) YOU SHOULD NOT DISSEMINATE, DISTRIBUTE OR COPY THIS E‐MAIL. PLEASE NOTIFY THE SENDER IMMEDIATELY BY E‐MAIL IF YOU  HAVE RECEIVED THIS E‐MAIL BY MISTAKE AND DELETE THIS E‐MAIL FROM YOUR SYSTEM. E‐MAIL TRANSMISSION CANNOT BE GUARANTEED TO BE SECURE OR ERROR‐FREE AS INFORMATION COULD BE INTERCEPTED, CORRUPTED, LOST, DESTROYED, ARRIVE LATE OR INCOMPLETE, OR CONTAIN  VIRUSES. THE SENDER THEREFORE DOES NOT ACCEPT LIABILITY FOR ANY ERRORS OR OMISSIONS IN THE CONTENTS OF THIS MESSAGE, WHICH ARISE AS A RESULT OF E‐MAIL TRANSMISSION. IF VERIFICATION IS REQUIRED PLEASE REQUEST A HARD‐COPY VERSION. COPYRIGHT 2018. ALL RIGHTS  RESERVED BY WELLQUEST LIVING,LLC, AND ITS AFFILIATES.                  From: Kevin Ji <kevinji2021@gmail.com>   Sent: Sunday, September 22, 2024 9:42 PM  To: Charlene Kussner <charlene@wqliving.com>  Subject: Re: Palo Alto Commons Community Outreach Meeting: Tree Screening Discussion    Item 2 Attachment E: Neighbor Comments     Packet Pg. 78     2 CAUTION: This email originated from outside of the organization. Do not click links or open attachments unless you recognize the sender and know the content is safe.     Hi Charlene,      Thanks for reaching out. GIve me a couple days to chat with the neighbors and I'll circle back with you.     Sincerely,     Kevin    On Thu, Sep 19, 2024 at 2:57 PM Charlene Kussner <charlene@wqliving.com> wrote:  HI Kevin, just following up on this. Any further comments we need to incorporate? Please let me know.    Thanks so much~    Charlene Kussner  |   V.P. of Development & Asset Management         charlene@wqliving.com   C: 951.757.2571     Corporate Office: 185 South State Street, Suite 1300, Salt Lake City, UT 84111   CA Office: Wellquest of Menifee Lakes, 29914 Antelope Road, Menifee CA 92586     “All that I have seen teaches me to trust the Creator for all I have not seen.”  Ralph Waldo Emerson     THIS MESSAGE CONTAINS CONFIDENTIAL INFORMATION AND IS INTENDED ONLY FOR THE INDIVIDUAL(S) NAMED. IF YOU ARE NOT THE NAMED ADDRESSEE(S) YOU SHOULD NOT DISSEMINATE, DISTRIBUTE OR COPY THIS E‐MAIL. PLEASE NOTIFY THE SENDER IMMEDIATELY BY E‐MAIL IF YOU  HAVE RECEIVED THIS E‐MAIL BY MISTAKE AND DELETE THIS E‐MAIL FROM YOUR SYSTEM. E‐MAIL TRANSMISSION CANNOT BE GUARANTEED TO BE SECURE OR ERROR‐FREE AS INFORMATION COULD BE INTERCEPTED, CORRUPTED, LOST, DESTROYED, ARRIVE LATE OR INCOMPLETE, OR CONTAIN  VIRUSES. THE SENDER THEREFORE DOES NOT ACCEPT LIABILITY FOR ANY ERRORS OR OMISSIONS IN THE CONTENTS OF THIS MESSAGE, WHICH ARISE AS A RESULT OF E‐MAIL TRANSMISSION. IF VERIFICATION IS REQUIRED PLEASE REQUEST A HARD‐COPY VERSION. COPYRIGHT 2018. ALL RIGHTS  RESERVED BY WELLQUEST LIVING,LLC, AND ITS AFFILIATES.                 Item 2 Attachment E: Neighbor Comments     Packet Pg. 79     3            From: Daniel Bowman <dbowman@ipaoc.com>   Sent: Monday, September 9, 2024 9:43 AM  To: Charlene Kussner <charlene@wqliving.com>; Kevin Ji <kevinji2021@gmail.com>  Cc: Tim Davis <tim@wilsondavisassociates.com>; jennyslchen@yahoo.com; tee_lilyning@yahoo.com;  yanfengwang2@yahoo.com  Subject: RE: Palo Alto Commons Community Outreach Meeting: Tree Screening Discussion     CAUTION: This email originated from outside of the organization. Do not click links or open attachments unless you recognize the sender and know the content is safe.      Kevin,     The existing shade plans are on the sheets above the proposed shade plans. It is the one without the green and red  areas. Green being the impact from the added trees and red being the impact from the building areas.     Below is the square footages for the proposed added shade at the dates and times that are on the shade plans. Since  the sun is always moving, these times are a snapshot of the shadows throughout the year. Dec 21 having the most  shade impact during the year and June 21 having the least shade impact. 3 times are taken at noon and 1 at 4pm near  sunset (at sunset its 100% shade by definition).      The area of all of the properties along Wilkie Way is 57,110 sf. So the worst case shade impact of these times would  add shade to 0.29% of the property areas. All of which will be on roofs for that time (dec 21st at 4 pm).        Square Footages of Shade Impact on Neighbor’s Property  Dates and Times Area of Added Shade  From building addition From proposed trees  Item 2 Attachment E: Neighbor Comments     Packet Pg. 80     4 March 21st at 12 PM 0 sf 28 sf  June 21st at 12 PM 0 sf 0 sf  Dec 21st at 12 PM  43 sf  (37 sf on roofs)  86 sf  Dec 21st at 4 PM  157 sf  (all on roofs)  7 sf  (all on roofs)             DANIEL BOWMAN, NCARB  IRWIN PARTNERS ARCHITECTS  245 Fischer Avenue, Suite B2 Costa Mesa, CA 92626  714.557.2448 | dbowman@ipaoc.com | ipaoc.com        From: Charlene Kussner <charlene@wqliving.com>   Sent: Monday, September 9, 2024 7:40 AM  To: Kevin Ji <kevinji2021@gmail.com>; Daniel Bowman <dbowman@ipaoc.com>  Cc: Tim Davis <tim@wilsondavisassociates.com>; jennyslchen@yahoo.com; tee_lilyning@yahoo.com;  yanfengwang2@yahoo.com  Subject: RE: Palo Alto Commons Community Outreach Meeting: Tree Screening Discussion     Yes, we do. Daniel can send to you this morning.    Charlene Kussner  |   V.P. of Development & Asset Management       Item 2 Attachment E: Neighbor Comments     Packet Pg. 81     5   charlene@wqliving.com   C: 951.757.2571     Corporate Office: 185 South State Street, Suite 1300, Salt Lake City, UT 84111   CA Office: Wellquest of Menifee Lakes, 29914 Antelope Road, Menifee CA 92586     “All that I have seen teaches me to trust the Creator for all I have not seen.”  Ralph Waldo Emerson     THIS MESSAGE CONTAINS CONFIDENTIAL INFORMATION AND IS INTENDED ONLY FOR THE INDIVIDUAL(S) NAMED. IF YOU ARE NOT THE NAMED ADDRESSEE(S) YOU SHOULD NOT DISSEMINATE, DISTRIBUTE OR COPY THIS E‐MAIL. PLEASE NOTIFY THE SENDER IMMEDIATELY BY E‐MAIL IF YOU  HAVE RECEIVED THIS E‐MAIL BY MISTAKE AND DELETE THIS E‐MAIL FROM YOUR SYSTEM. E‐MAIL TRANSMISSION CANNOT BE GUARANTEED TO BE SECURE OR ERROR‐FREE AS INFORMATION COULD BE INTERCEPTED, CORRUPTED, LOST, DESTROYED, ARRIVE LATE OR INCOMPLETE, OR CONTAIN  VIRUSES. THE SENDER THEREFORE DOES NOT ACCEPT LIABILITY FOR ANY ERRORS OR OMISSIONS IN THE CONTENTS OF THIS MESSAGE, WHICH ARISE AS A RESULT OF E‐MAIL TRANSMISSION. IF VERIFICATION IS REQUIRED PLEASE REQUEST A HARD‐COPY VERSION. COPYRIGHT 2018. ALL RIGHTS  RESERVED BY WELLQUEST LIVING,LLC, AND ITS AFFILIATES.                            From: Kevin Ji <kevinji2021@gmail.com>   Sent: Saturday, September 7, 2024 10:21 AM  To: Daniel Bowman <dbowman@ipaoc.com>  Cc: Tim Davis <tim@wilsondavisassociates.com>; Charlene Kussner <charlene@wqliving.com>;  jennyslchen@yahoo.com; tee_lilyning@yahoo.com; yanfengwang2@yahoo.com  Subject: Re: Palo Alto Commons Community Outreach Meeting: Tree Screening Discussion     CAUTION: This email originated from outside of the organization. Do not click links or open attachments unless you recognize the sender and know the content is safe.       Hi All,       Item 2 Attachment E: Neighbor Comments     Packet Pg. 82     6 Thanks for this information. I was wondering if you have a shade analysis not against what is being proposed  to be built, but what is currently there. Is there any way we can get the square footage of new shade caused  by the new construction? It is hard to measure this with these paper print outs.      Thanks,      Kevin     On Wed, Sep 4, 2024 at 9:37 AM Daniel Bowman <dbowman@ipaoc.com> wrote:  The shadow study drawings are on 11x17 sheets. If you print it on 8 1/2x11 (standard) you can either scale it down  50% (so the scale of the drawing would be 1”=100’) or you can print it on two 8 1/2x11 sheets to keep it at 1”=50’.     Sheet 1:                                                               Sheet 2:               DANIEL BOWMAN, NCARB  IRWIN PARTNERS ARCHITECTS  245 Fischer Avenue, Suite B2 Costa Mesa, CA 92626  714.557.2448 | dbowman@ipaoc.com | ipaoc.com  Item 2 Attachment E: Neighbor Comments     Packet Pg. 83     7       From: Tim Davis <tim@wilsondavisassociates.com>   Sent: Wednesday, September 4, 2024 8:03 AM  To: charlene@wqliving.com; Kevin Ji <kevinji2021@gmail.com>  Cc: jennyslchen@yahoo.com; tee_lilyning@yahoo.com; yanfengwang2@yahoo.com; Daniel Bowman  <dbowman@ipaoc.com>  Subject: RE: Palo Alto Commons Community Outreach Meeting: Tree Screening Discussion     Charlene,  Here are the tree descriptions. As for the height when planted that would depend on the size of the tree we  intend to install. Most likely it will take 5‐10 years to provide the privacy they are hoping for.     Cheers!     Tim Davis, ASLA  Wilson Davis Associates  2825 Litchfield Dr.  Riverside, CA 92503  Ph. (951) 353‐2436 ext. 1001  Cell (951) 255‐0402  tim@wilsondavisassociates.com  “The bitterness of poor quality is remembered long after the sweetness of low price has faded from memory”     From: Charlene Kussner <charlene@wqliving.com>   Sent: Wednesday, September 4, 2024 6:53 AM  To: Kevin Ji <kevinji2021@gmail.com>  Cc: jennyslchen@yahoo.com; tee_lilyning@yahoo.com; yanfengwang2@yahoo.com; Daniel Bowman  <dbowman@ipaoc.com>; Tim Davis <tim@wilsondavisassociates.com>  Subject: RE: Palo Alto Commons Community Outreach Meeting: Tree Screening Discussion  Item 2 Attachment E: Neighbor Comments     Packet Pg. 84     8    Good Morning! Thank you for your response.    Daniel and Tim can provide these answers for you.    Charlene Kussner  |   V.P. of Development & Asset Management         charlene@wqliving.com   C: 951.757.2571     Corporate Office: 185 South State Street, Suite 1300, Salt Lake City, UT 84111   CA Office: Wellquest of Menifee Lakes, 29914 Antelope Road, Menifee CA 92586     “All that I have seen teaches me to trust the Creator for all I have not seen.”  Ralph Waldo Emerson     THIS MESSAGE CONTAINS CONFIDENTIAL INFORMATION AND IS INTENDED ONLY FOR THE INDIVIDUAL(S) NAMED. IF YOU ARE NOT THE NAMED ADDRESSEE(S) YOU SHOULD NOT DISSEMINATE, DISTRIBUTE OR COPY THIS E‐MAIL. PLEASE NOTIFY THE SENDER IMMEDIATELY BY E‐MAIL IF YOU  HAVE RECEIVED THIS E‐MAIL BY MISTAKE AND DELETE THIS E‐MAIL FROM YOUR SYSTEM. E‐MAIL TRANSMISSION CANNOT BE GUARANTEED TO BE SECURE OR ERROR‐FREE AS INFORMATION COULD BE INTERCEPTED, CORRUPTED, LOST, DESTROYED, ARRIVE LATE OR INCOMPLETE, OR CONTAIN  VIRUSES. THE SENDER THEREFORE DOES NOT ACCEPT LIABILITY FOR ANY ERRORS OR OMISSIONS IN THE CONTENTS OF THIS MESSAGE, WHICH ARISE AS A RESULT OF E‐MAIL TRANSMISSION. IF VERIFICATION IS REQUIRED PLEASE REQUEST A HARD‐COPY VERSION. COPYRIGHT 2018. ALL RIGHTS  RESERVED BY WELLQUEST LIVING,LLC, AND ITS AFFILIATES.                            From: Kevin Ji <kevinji2021@gmail.com>   Sent: Tuesday, September 3, 2024 11:12 PM  To: Charlene Kussner <charlene@wqliving.com>  Item 2 Attachment E: Neighbor Comments     Packet Pg. 85     9 Cc: jennyslchen@yahoo.com; tee_lilyning@yahoo.com; yanfengwang2@yahoo.com; Daniel Bowman  <dbowman@ipaoc.com>; Tim Davis <tim@wilsondavisassociates.com>  Subject: Re: Palo Alto Commons Community Outreach Meeting: Tree Screening Discussion     CAUTION: This email originated from outside of the organization. Do not click links or open attachments unless you recognize the sender and know the content is safe.       Hi Charlene,       Thanks for sending this over to me. I had a couple of follow up questions.      1. Can you help me understand the scaling on the shadow study? I see that it says 1" = 50'. But how large of  a surface is this printed out on? If I were to print this out on a standard letter size paper, I imagine it would  be much smaller than if I were to print it out on a large poster board size.   2. Can you attach the blow up on the information about these trees? The information on the plant schedule  and the species is too small to see on a computer.   3. What are the growing schedules of these trees? How tall will they start out as and how long will it take  them to grow to a height where it will actually provide shade/privacy?      Thanks,      Kevin     On Fri, Aug 30, 2024 at 7:46 AM Charlene Kussner <charlene@wqliving.com> wrote:  Good Morning Neighbors on Wilkie Way~    Thank you for coming to the Community meeting last week to discuss planting trees to add more privacy/screening the building from your rear yards.  As we discussed, some residents wanted trees against the building and some did not want added shade in their rear yards.   Item 2 Attachment E: Neighbor Comments     Packet Pg. 86     10   We have added some trees up against the building, to screen the new units from view. These trees do not add any significant shade impacts, and there is only one tree which adds just a little shade at the fence line, at 4076 Wilkie Way address. We can certainly remove this tree if no added shade is requested.    We appreciate your feedback on this matter.    Please see the attached exhibits as you requested:  3D landscape rendering showing new trees and the building  Landscape Plan with added trees for privacy, screening  Updated Shadow Studies based on adding these trees.    I am here and available for further dialog on this matter.    Charlene Kussner  |   V.P. of Development & Asset Management         charlene@wqliving.com   C: 951.757.2571     Corporate Office: 185 South State Street, Suite 1300, Salt Lake City, UT 84111   CA Office: Wellquest of Menifee Lakes, 29914 Antelope Road, Menifee CA 92586     “All that I have seen teaches me to trust the Creator for all I have not seen.”  Ralph Waldo Emerson     THIS MESSAGE CONTAINS CONFIDENTIAL INFORMATION AND IS INTENDED ONLY FOR THE INDIVIDUAL(S) NAMED. IF YOU ARE NOT THE NAMED ADDRESSEE(S) YOU SHOULD NOT DISSEMINATE, DISTRIBUTE OR COPY THIS E‐MAIL. PLEASE NOTIFY THE SENDER IMMEDIATELY BY E‐MAIL IF YOU  HAVE RECEIVED THIS E‐MAIL BY MISTAKE AND DELETE THIS E‐MAIL FROM YOUR SYSTEM. E‐MAIL TRANSMISSION CANNOT BE GUARANTEED TO BE SECURE OR ERROR‐FREE AS INFORMATION COULD BE INTERCEPTED, CORRUPTED, LOST, DESTROYED, ARRIVE LATE OR INCOMPLETE, OR CONTAIN  VIRUSES. THE SENDER THEREFORE DOES NOT ACCEPT LIABILITY FOR ANY ERRORS OR OMISSIONS IN THE CONTENTS OF THIS MESSAGE, WHICH ARISE AS A RESULT OF E‐MAIL TRANSMISSION. IF VERIFICATION IS REQUIRED PLEASE REQUEST A HARD‐COPY VERSION. COPYRIGHT 2018. ALL RIGHTS  RESERVED BY WELLQUEST LIVING,LLC, AND ITS AFFILIATES.  Item 2 Attachment E: Neighbor Comments     Packet Pg. 87     11                            Item 2 Attachment E: Neighbor Comments     Packet Pg. 88     From:Lily Lee To:Kevin Ji; Kallas, Emily Subject:Re: Palo Alto Commons project - Timeline? Applicable landscaping/privacy requirements? Date:Tuesday, September 24, 2024 9:49:49 PM Attachments:image006.png image004.png image003.png image002.png image001.png image007.png CAUTION: This email originated from outside of the organization. Be cautiousof opening attachments and clicking on links. Hi Emioly, Thank you for this information. I was wondering if this is still the plan? Lily On Wednesday, August 28, 2024 at 11:29:38 AM PDT, Kallas, Emily <emily.kallas@cityofpaloalto.org>wrote: Hi Lily, Yes, that timeline is accurate to the process. Currently, assuming the fastest possible timeline, it would look like this: ARB 10/17 – this is tentatively scheduled and likely to remain on this date PTC 11/13 Council 12/16 – this is the last one of 2024 There’s a lot of factors that go into this, but this at least gives a sense of what is possible. Many items, such as review of the TDM plan, could delay this schedule. This schedule would not be affected by the election, but if it becomes certain that the PTC would be in 2024 and Council would be in 2025, then any PTC members who win the Council election may choose to recuse themselves from the PTC vote since they can only vote once as either PTC or Council. Thanks,Emily Emily Kallas, AICP Item 2 Attachment E: Neighbor Comments     Packet Pg. 89     Planner Planning and Development Services Department (650) 617-3125 | emily.kallas@cityofpaloalto.org www.cityofpaloalto.org Parcel Report | Palo Alto Zoning Code | Online Permitting System | Planning Forms & Applications | Planning Applications Mapped From: Lily Lee <lee_lilyning@yahoo.com> Sent: Monday, August 26, 2024 4:59 PM To: Kevin Ji <kevinji2021@gmail.com>; Kallas, Emily <Emily.Kallas@cityofpaloalto.org> Subject: Re: Palo Alto Commons project - Timeline? Applicable landscaping/privacy requirements? CAUTION: This email originated from outside of the organization. Be cautious of openingattachments and clicking on links. Hi Emily, Thank you for your speedy and substantive response! I am attaching the 1st fil as a Word doc. I'm sorry this link did not work for you. https://docs.google.com/document/d/1IX-3UxhfHq1EfNYf3d4tordXKVtnTwQYT1oCoOkLozg/edit?usp=sharing On Monday, August 26, 2024 at 09:19:42 AM PDT, Kallas, Emily <emily.kallas@cityofpaloalto.org> wrote: Item 2 Attachment E: Neighbor Comments     Packet Pg. 90     Hi Lily, I’m happy to provide a project update, and please feel free to share my response with other neighbors. 1. Thank you for sending over the documents, unfortunately I was only able to open 2nd link with the meeting notes, and not the 1st link? If you could please download it and resend it as a Word doc, that would be great. 2. In terms of the 2nd link, thank you very much for the summary since I was unable to attend the meeting. I have a couple additional notes to add: The Planning Dept. would also prefer screening landscaping to be evergreen, however we are open to neighbor preferences. The allowed residential fence height is 7 ft (not 6 ft, also this is inclusive of any lattice). 8 ft is allowed where residential abuts non-residential, and with Staff approval. It would be possible to rebuild the 8ft fence, though it cannot be any taller. There may be Fire Code/egress issues with only having 5ft sill windows in a unit, I will follow up on this. Secondary windows may have a 5ft sill, but I believe each sleeping room is required to have at least 1 egress window. 3. Yes, we are currently anticipating the project will go back to the ARB in October. It is tentativelyscheduled for 10/17, though this is subject to change. It does not make sense to return to ARB until wehave the revised landscape design, since the ARB specifically asked for that. 4. As a Planned Community Project, the project is not required to meet the code requirements of PAMC 18.24 or 18.40. However, those are starting points for the ARB, PTC, and Council to use to determine if what the applicants are asking for is reasonable and should be approved. Thanks, Emily Emily Kallas, AICP Planner Planning and Development Services Department (650) 617-3125 | emily.kallas@cityofpaloalto.org www.cityofpaloalto.org Item 2 Attachment E: Neighbor Comments     Packet Pg. 91     Parcel Report | Palo Alto Zoning Code | Online Permitting System | Planning Forms & Applications | Planning Applications Mapped From: Lily Lee <lee_lilyning@yahoo.com> Sent: Sunday, August 25, 2024 3:53 PMTo: Kallas, Emily <Emily.Kallas@cityofpaloalto.org>; Kevin Ji <kevinji2021@gmail.com>Subject: Palo Alto Commons project - Timeline? Applicable landscaping/privacy requirements? CAUTION: This email originated from outside of the organization. Be cautious of opening attachments and clicking on links. Hi Emily, I hope you are well! Some neighbors have requested more information about the bigger picture timeline. I drafted a summary to help them. Would you mind reviewing this and making any corrections or additions? I hope all of us will be less confused that way: https://docs.google.com/document/d/1IX-3UxhfHq1EfNYf3d4tordXKVtnTwQYT1oCoOkLozg/edit?usp=sharing Also, Charlene told me that she expects to go back to the ARB in 45 days, which means October. I thought they would revise the landscape plan first based on the comments that we gave them. But maybe they do not think they need to make much change? In addition, here are some notes I took from the 8/22 meeting. I asked the neighbors to add/edit based on what theyremember from the meeting. I may not have remembered correctly what Charlene said about a back fence heightrestrictions and the option for increasing the height if a request for a special permit is granted. I would appreciateyour help with making sure I have the right information about that too. 2024-08-22 Landscape architects Mtg Item 2 Attachment E: Neighbor Comments     Packet Pg. 92     2024-08-22 Landscape architects Mtg Wellquest Living meeting with Landscape Architects Plans to expand Palo Alto Commons 8/22, 6 pm, 4071 El Camino... Finally, thank you for the 2 links below. I wanted to clarify - does that mean that the 2 links I looked up do not apply to this project? 18.40.260 Visual Screening and Landscaping Item 2 Attachment E: Neighbor Comments     Packet Pg. 93     18.40.260 Visual Screening and Landscaping Legal publisher offering ordinance codification services for local governments, specializing in providing codes ... And this? 18.40.130 Landscaping 18.40.130 Landscaping Item 2 Attachment E: Neighbor Comments     Packet Pg. 94     Legal publisher offering ordinance codification services for local governments, specializing in providing codes ... I know you are busy. Please do not feel any urgency to respond this week (or even next week) to these questions. But maybe in the next month, if you have some quiet time, I would appreciate your advice. You can respond piece by piece as you have time. And if it is easier for you, of course, call any time. Again, thank you very much for your help! I have learned a lot from you! Lily 650-815-9749 ----- Forwarded Message ----- From: Kallas, Emily <emily.kallas@cityofpaloalto.org> To: Lily Lee <lee_lilyning@yahoo.com>; Kevin Ji <kevinji2021@gmail.com> Sent: Monday, July 22, 2024 at 09:29:30 AM PDT Subject: RE: Summary of Board Member Baltay's conversation with Wilkie Way residents Hi Lily, Thank you for the summary. The existing privacy standards are located in two places: 18.24.050(b)(2) Privacy and Transitions to Residential Uses. I would specifically look at subsection (D) – the section starting with “Windows: within 30 feet of facing residential windows…” Individual Review Guidelines Guideline 5 (pages 14-15). These are the ones the PTC cited, though the ARB discussed/determined 18.24 would be more appropriate to apply. Thanks, Emily Emily Kallas, AICP Planner Planning and Development Services Department (650) 617-3125 | emily.kallas@cityofpaloalto.org Item 2 Attachment E: Neighbor Comments     Packet Pg. 95     www.cityofpaloalto.org Parcel Report | Palo Alto Zoning Code | Online Permitting System | Planning Forms & Applications | Planning Applications Mapped From: Lily Lee <lee_lilyning@yahoo.com> Sent: Thursday, July 18, 2024 6:20 PM To: Kallas, Emily <Emily.Kallas@cityofpaloalto.org>; Kevin Ji <kevinji2021@gmail.com>Subject: Summary of Board Member Baltay's conversation with Wilkie Way residents CAUTION: This email originated from outside of the organization. Be cautious of opening attachments and clicking on links. Hi Emily, Thank you for helping us understand the process. You requested a Summary of Board Member Baltay'sconversation with Wilkie Way residents. As I said he reiterated several things he said during the meeting. I did nottake notes, but below is what I remember. Kevin, plese add/correct: He thanked us for our input. He said the ARB is taking our concerns seriously and that is why it asked the applicant to come back with many additional tasks and changes in design. He appreciated Kevin's thorough research. Although he does not agree with some of Kevin's interpretation, using the existing code and other guidelines is the best way to influence the process. In that spirit, he recommended looking at the existing privacy standards, which is what he asked the applicant to apply. He said the ARB takes seriously the impacts on parking, noise, privacy, and visual impact. That is why it went beyond usual requirements to recommend no noise producing equipment in the 10 foot setback. Emily, is this what he was talking about? 18.40.260 Visual Screening and Landscaping Item 2 Attachment E: Neighbor Comments     Packet Pg. 96     18.40.260 Visual Screening and Landscaping Legal publisher offering ordinance codification services for local governments, specializing in providing codes ... And this? 18.40.130 Landscaping Item 2 Attachment E: Neighbor Comments     Packet Pg. 97     18.40.130 Landscaping Legal publisher offering ordinance codification services for local governments, specializing in providing codes ... Thank you again! Lily We removed a file from this message Your organization's email policy doesn't permit this type of file. If you need it, please contact your administrator. Item 2 Attachment E: Neighbor Comments     Packet Pg. 98     File Details image006.emz (1783 bytes) © 2003 - 2019 Mimecast Services Limited. We removed a file from this message Your organization's email policy doesn't permit this type of file. If you need it, please contact your administrator. Item 2 Attachment E: Neighbor Comments     Packet Pg. 99     File Details image008.emz (1547 bytes) © 2003 - 2019 Mimecast Services Limited. Item 2 Attachment E: Neighbor Comments     Packet Pg. 100     Palo Alto Commons, 4075 El Camino Way, Palo Alto CA 94306 Project Description Scope of Work: New additions to an existing assisted living and memory care facility that had consisted of 121 units. The addition would include 16 additional units. (8 studios, 6 1-bed rooms, and 2 2-bedrooms). 10 units will be assisted living units, and 6 units will be memory care units. Assisted living consists of residential care for the elderly that needs day to day assistance. Memory care consists of residential care for the elderly with memory disorders. The proposed total of units would be 137 units for the Palo Alto Commons and 181 including the Avant building. The Avant building is an independent senior living facility located on the same property. Existing and Proposed Uses: Existing use to remain. Facility will remain an assisted living and memory care facility. Purpose of Proposed Changes: To allow an increase in the unit count. Existing has 121 Units. Proposed will have 137 Units. Design Intent: Existing design to remain. Additions will reflect the existing design. Existing height and daylighting plane are being maintained. The building is being designed to minimize privacy impacts. A new color scheme is being proposed to refreshen the appearance of the building. Materials, colors, and construction methods: Existing materials (wood siding) to remain. Colors are proposed to be updated. Siding colors – Silver Springs, Heather, and Frozen Lake Railing Color – Precious Pearls Trim Color – Renwick Brown Landscaping: Existing landscape to remain. No trees are expected to be removed. In addition, 8 trees will be added to help block the views of the additions from the neighboring residents. 6 of those trees will be evergreens and 2 will be deciduous. Lighting: Existing lighting to remain, except for the lighting that will need to be replaced to make room for the enlarged trash enclosure. A new light will be attached to the new trash enclosure. Transportation: A TDM is being implemented to improve circulation and parking conditions. Construction Schedule: Estimated construction commencement: 4/1/2025 Demolition: 4/1/2025 - 9/1/2025 Site Preparation: 8/1/2025 – 9/31/2025 Grading/Excavation: 9/31/2025 – 1/1/2026 Trenching/Foundation: 9/31/2025 – 1/1/2026 Building – Exterior: 9/1/2025 - 9/1/2026 Building – Interior/Architectural Coating: 3/1/2026 - 10/31/2026 Paving: 9/1/2026 - 10/1/2026 Estimated completion: 10/31/2026 Item 2 Attachment F: Applicant’s Project Description and Schedule     Packet Pg. 101     If you need assistance reviewing the above documents, please contact the Project Planner or call the Planner-on-Duty at 650-617-3117 or email planner@cityofpaloalto.org Project Plans In order to reduce paper consumption, a limited number of hard copy project plans are provided to Council members for their review. The same plans are available to the public, at all hours of the day, via the following online resources. Directions to Review Project Plans and Environmental Document Online: 1. Go to: bit.ly/PApendingprojects 2. Scroll down to find “4075 El Camino” and click the address link 3. Click on “Tell me more about 4075 El Camino Way” 4. On this project-specific webpage you will find a link to the project plans and other important information Direct Link to Project Webpage: https://www.cityofpaloalto.org/Departments/Planning-Development-Services/Current- Planning/Projects/4075-El-Camino-Way Item 2 Attachment G: Project Plans     Packet Pg. 102     Item No. 3. Page 1 of 15 Planning & Transportation Commission Staff Report From: Planning and Development Services Director Lead Department: Planning and Development Services Meeting Date: December 11, 2024 Report #: 2410-3607 TITLE Recommendation on an Ordinance Implementing Programs 3.3A, B, and D and 3.4A-D of the Housing Element, Including Modifications to: 1) Chapter 18.14: Housing Incentives to Update Regulations for the Affordable Housing Incentive Program (AHIP) and Housing Incentive Program (HIP); 2) Section 18.40.180: Retail Preservation; and 3) Modifications to Base Zoning Districts Throughout Title 18. The Addendum to the Comprehensive Plan Environmental Impact Report (EIR), considered by the City Council on April 15, 2024, analyzed potential environmental impacts of the 6th Cycle Draft Housing Element including Programs 3.3 and 3.4. RECOMMENDATION Staff recommends that the Planning and Transportation Commission (PTC) recommend to the City Council amendments to Title 18 (Zoning) of the Palo Alto Municipal Code (PAMC) (Attachment A) to implement Programs 3.3A, B, and D and 3.4A-D of the Housing Element regarding the Affordable Housing Incentive Program (AHIP) and Housing Incentive Program (HIP). EXECUTIVE SUMMARY The 2023-2031 Housing Element, adopted by the City Council on April 15, 2024, and certified by the California Department of Housing and Community Development (HCD) on August 20, 2024, includes two key programs to support affordable and other multifamily housing development beyond just the housing inventory: •Housing Element Program 3.3 calls for amendments to the Affordable Housing Incentive Program (AHIP) to streamline, incentivize, and improve project feasibility of affordable housing projects. Item 3 Staff Report     Packet Pg. 103     Item No. 3. Page 2 of 15 •Housing Element Program 3.4 seeks to expand development incentives in the Housing Incentive Program (HIP) and extend the program to additional zoning districts to facilitate housing production.1 Staff prepared the draft ordinance in Attachment A to implement these programs based on: physical and financial feasibility analysis presented at the PTC’s September 25, 2024 meeting; feedback from the PTC during the September 25, 2024 study session; and feedback from the Architectural Review Board during an October 3, 2024 study session. The draft ordinance modifies the following sections of Title 18: •18.14.030: Housing Incentive Program •18.14.040: Affordable Housing Incentive Program •18.13: Multiple Family Residential (RM-20, RM-30 AND RM-40) Districts •18.16: Neighborhood, Community, and Service Commercial (CN, CC and CS) Districts •18.18: Downtown Commercial (CD) District •18.20: Office, Research, and Manufacturing (MOR, ROLM, RP and GM) Districts •18.32: Affordable Housing Incentive Program •18.40.180: Retail Preservation •18.52: Parking and Loading Requirements Incentives for larger units (3+ bedrooms) through the HIP also serve to implement Housing Element Program 6.2A. Staff requests PTC guidance on whether AHIP should be expanded to include all locations eligible for the HIP (i.e., Housing Element opportunity sites, RM sites, commercial corridors; see Attachment B) or remain eligible for housing opportunity sites only. Staff also requests PTC input on whether to incorporate any of the ARB’s alternate recommendations, summarized in Table 2 below. BACKGROUND The City of Palo Alto 2023-2031 Housing Element aims to implement State Housing Element law, including affirmatively furthering fair housing in Palo Alto. To support those objectives, Housing Element Programs 3.3 A, B, and D (AHIP) and 3.4A-D (HIP) provide incentives for development of affordable and multifamily housing, respectively. This section provides background information about the HIP and AHIP and summarizes feedback from the PTC and ARB from recent study sessions. 1 This draft ordinance does not include implementation of Program 3.3C regarding State Density Bonus Law updates nor Program 3.4E regarding the El Camino Real Focus Area expansion, which will proceed through separate work efforts. Item 3 Staff Report     Packet Pg. 104     Item No. 3. Page 3 of 15 Housing Incentive Program The HIP was enacted in 2019 as a local alternative to the State Density Bonus law. It allows for development incentives including no residential density restrictions, increased floor area ratios, and increased lot coverage. The program currently requires full Architectural Review and requires the director to approve the specific increases in development standards. The HIP does not require additional below-market rate units beyond the City’s existing inclusionary housing requirement. However, the HIP includes separate standards for 100% affordable vs. market rate projects. The City has approved two development projects that utilized the HIP to create a total of 105 residential units. Affordable Housing Incentive Program The Affordable Housing Overlay was enacted in 2018 to promote 100% affordable housing development. In July 2022, the City modified the Affordable Housing Overlay district into the AHIP to streamline the approval process. Currently, eligible projects achieve increased density, taller heights, and reduced parking ratios, among other benefits. These projects are reviewed by the ARB and approved by the Planning Director. The City has received only one development project application utilizing the AHIP, resulting in 59 units affordable to low-income households. For further background information on the Housing Element programs, history of the HIP and AHIP, and discussion of State streamlining incentives, please see the September 25, 2024 PTC staff report: https://cityofpaloalto.primegov.com/Portal/Meeting?meetingTemplateId=13730 Previous Planning & Transportation Commission and Architectural Review Board Review On September 25, 2024, the PTC held a study session to discuss planned and potential modifications to the HIP and AHIP. Table 1 summarizes Commissioner comments and how those comments were addressed in the draft ordinance. Table 1: Commissioner Comments on the HIP and Reponses in Draft Ordinance PTC Comments Response in Draft Ordinance Floor Area Ratio (FAR) and Building Height: Commissioners were generally supportive of modifications to floor area ratio (FAR) and building heights in the AHIP and HIP. •Increased FAR and building height, at different levels depending on the zoning district. Parking Requirements: Commissioners generally did not support modifications to parking requirements beyond State Density Bonus Law standards. •Reduced parking standards to align with State Density Bonus Law standards only. Parking Reductions/TDM: Some Commissioners suggested incentivizing use of alternative travel modes in exchange for parking reductions. •Added free transit pass requirements, loading zones, and bicycle amenity requirements as objective transportation demand management (TDM) standards. Item 3 Staff Report     Packet Pg. 105     Item No. 3. Page 4 of 15 Unit Size: Several Commissioners expressed support for family-oriented housing and concern about the potential for micro-units/studios if the HIP does not include a residential density limit. •Removed the limit on residential density for projects that provide at least 10% of units as 3+ bedrooms; otherwise, capped density standard at 60 du/ac. (This change only affects RM zone; there is already no density limit in the commercial/mixed-use zoning districts.) Adjacent Uses: Several Commissions expressed a desire to maintain setbacks, height transitions, and daylight planes adjacent to lower density residential areas. •Maintained daylight plane requirements where they currently apply with one change: adjusted initial height of daylight plane from 10 to 16 feet to allow for two full stories at the rear/side yard and be consistent with the allowed height for detached ADUs. •Modified height transition requirements to require reduced heights within 50 feet of a lower density residential district (to match the existing AHIP standard). •Maintained existing special setback requirements and existing rear and interior yard setbacks. •Modified front and street side setbacks to 10 and eight feet, respectively. (This change affects ROLM and RM zones only) Retail Requirements: Several Commissioners expressed a desire to maintain retail requirements on a substantial portion of El Camino Real and wanted more information about the node concept where retail would be required. •Identified nodes on El Camino Real where the current retail preservation ordinance would continue to be required; reduced the retail preservation requirements in other locations along El Camino Real. On October 3, 2024, the Architectural Review Board (ARB) held a study session to discuss potential modifications to the HIP and provided suggestions for the PTC’s consideration, as shown in Table 2. These modifications are not yet included in the draft ordinance (Attachment A). Table 2: ARB Comments on the HIP and Modifications Required to Implement the Comment ARB Comments Modification Required to Implement and Staff Response FAR: The ARB was generally in favor of eliminating a maximum FAR, since daylight plane, building height, and other standards already restrict FAR. To implement this comment, the ordinance would need to be revised to remove the FAR limit. In many zone districts, however, FAR is used as a de facto limit on density. While some jurisdictions have removed residential density limits from zoning district regulations, staff Item 3 Staff Report     Packet Pg. 106     Item No. 3. Page 5 of 15 recommends further analysis across the zoning ordinance before proceeding with this type of change. Daylight Plane/ Height: The ARB generally supported the proposed modification to the daylight plane, but also supported an additional five-foot height bonus beyond proposed increased height limits (i.e., to achieve 45-, 55-, 65-foot limits that accommodate taller first floors) and exempt elevator/stair overruns. The draft ordinance now includes an additional 5 feet for mixed-use projects with ground-floor retail or retail-like uses. To further implement this comment, the ordinance would need to be revised to modify the exemptions for features above the height limit. However, staff recommends analyzing such as change and revising height exemptions at a citywide level rather than for the HIP only. Parking: The ARB supported further reductions to parking requirements to ½ space per studio unit and 1 space per 1-bed+ unit, in addition to an appropriate ratio number of delivery/service/ guest parking or loading. They also expressed the important of setting parking back from streets to maintain active streetscapes. Reducing minimum parking requirements would increase flexibility for project applicants to design parking to meet market needs and could potentially increase unit yield. To implement this comment, the ordinance would need to be revised to further reduce the parking requirement. This differs from the direction provided by the PTC and therefore staff have not recommended incorporating these comments into the ordinance. The objective design standards already regulate the location of parking away from the street-facing building frontage. Open Spaces: The ARB did not support reductions in open space/landscaping requirements, citing the importance of maintaining privacy standards. None. No reductions in open space/landscaping are proposed in the draft ordinance. Retail: The ARB supported reducing retail replacement requirements but wanted to see active streetscapes maintained. None. Design standards will continue to be enforced to require active streetscape design. DISCUSSION This discussion section explains key aspects of the draft ordinance (Attachment A). Table 3 summarizes proposed changes by chapter or section of the Municipal Code. Annotations in the margins of Attachment A further guide the reader about the rationale for key changes. Table 3: Summary of Draft Ordinance Chapter/Section Summary of Proposed Modification Item 3 Staff Report     Packet Pg. 107     Item No. 3. Page 6 of 15 18.14.030: Housing Incentive Program •Consolidate HIP regulations from Chapters 18.16 and 18.18 into one code section. •Update development standards: o Increase FAR and building height maximums. o Reduce parking ratios to match State Density Bonus Law; require objective TDM standards. o Revise daylight plane requirements and reduce front/street side setback minimums. •Expand HIP eligibility to include RM districts and GM/ROLM Focus Area. •Expand transportation demand management measures for projects with reduced parking ratios. •Revise process requirements for projects that meet objective design standards, with cross-reference to Section 18.77.073: Streamlined Housing Development Project Review. •Remove separate development standards for 100% affordable projects (and relocate to AHIP) since the HIP and AHIP programs overlap for affordable projects. 18.14.040: Affordable Housing Incentive Program •Relocate Chapter 18.32 Affordable Housing Incentive Program •Update regulations based on Program 3.3B and D: increase FAR and building height (with reduced income limits), reduce parking ratios, and streamline review process. •Extend applicability based on Program 3.3A: allow Housing Element opportunity sites to be eligible for the AHIP •City staff seeks the PTC’s feedback regarding expanding eligibility to include all locations eligible for the HIP. (The draft ordinance currently only includes eligibility for Housing Element opportunity sites and sites currently eligible for the AHIP.) 18.13: Multiple Family Residential (RM-20, RM-30 AND RM-40) Districts •Cross-reference HIP standards in Table 2 to new HIP Section 18.14.030. 18.16: Neighborhood, Community, and Service Commercial (CN, CC and CS) Districts •Cross-reference HIP standards in Table 4 to new HIP Section 18.14.030. •Delete subsection (k), Housing Incentive Program, in its entirety and replace with new standards in Section 18.14.030. Item 3 Staff Report     Packet Pg. 108     Item No. 3. Page 7 of 15 18.18: Downtown Commercial (CD) District •Cross-reference HIP standards in Table 3 to new HIP Section 18.14.030. •Delete subsection (l), Housing Incentive Program, in its entirety and replace with new standards in Ch. 18.14.030. 18.20: Office, Research, and Manufacturing (MOR, ROLM, RP and GM) Districts •Cross-reference HIP standards in Table 2 to new HIP Section 18.14.030. 18.32 Affordable Housing Incentive Program •Relocated to Section 18.14.040 and amended as indicated above 18.40.180: Retail Preservation •Modify exemptions and partial exemptions in subsection (4). •Retain retail requirements in the GF- and R-combining districts and nodes on El Camino Real. •Waive retail preservation requirement on opportunity sites. •Reduce replacement floor area requirement in other locations. •Create incentives for ground-floor retail (i.e., parking reduction for first 1,500 sq. ft. Of retail and additional 5 feet of height) Chapter 18.52: Parking and Loading Requirements •Cross-reference HIP parking standards as footnote in Table 1. No changes are proposed to the HIP standards for the San Antonio Road (CS zone) or the CD-C (Downtown) zoning districts because both zoning districts are, or will soon be, part of City- initiated comprehensive community engagement efforts as part of area planning efforts to identify new development standards to incentivize mixed-use and multi-family housing development, among other land uses. However, an applicant could continue to utilize the HIP in these locations, based on HIP standards in effect today. Modifications to Density, FAR, and Building Height Table 4 summarizes the proposed density, FAR, and height changes to the HIP. In the commercial districts, it distinguishes between sites that are designated or not designated as Housing Element opportunity sites, where existing standards diverge. The draft ordinance also includes modifications to setback and daylight plane requirements, which generally affect the RM districts and adjacencies to lower density residential districts, respectively (see additional discussion below). Collectively, these standards support livable Item 3 Staff Report     Packet Pg. 109     Item No. 3. Page 8 of 15 spaces and respect adjacent uses, but may also limit development to townhomes or prevent sufficient unit yields to support financially feasible projects. Table 4: Summary of Existing vs. Proposed HIP Maximum Building Height and Residential FAR/Density Standards Housing Incentive Program Zoning District Base Standards Existing Proposed Standards CD-C 2.0 FAR (HE Opp Site) 1.0 FAR (Non-Opp Site) 3.0 FAR w/ TDR 50-foot height 3.0 FAR 50-foot height No changes proposed yet due to Downtown Housing Area Plan. That process may result in revised base zoning and HIP standards. CC(2) 1.5 FAR (HE Opp Site) 0.6 FAR (Non-Opp Site) 37-foot height 2.0 FAR 50-foot height 3.5 FAR (HE Opp Site) 2.6 FAR (Non-Opp Site) 60-foot height CS (El Camino) 1.25 FAR (HE Opp Site) 0.6 FAR (Non-Opp Site) 50-foot height 1.5 FAR 50-foot height 3.5 FAR (HE Opp Site) 2.85 FAR (Non-Opp Site) 60-foot height CS (San Antonio)1.25 FAR/30-40 du/ac (HE Opp Site) 0.6 FAR/30 du/ac (Non-Opp Site) 50-foot height 2.0 FAR 50-foot height No changes proposed yet due to San Antonio Road Area Plan. That process may result in revised base zoning and HIP standards. CN (El Camino) 1.25 FAR (HE Opp Site) 0.5 FAR (Non-Opp Site) 40-foot height 1.5 FAR 50-foot height 3.25 FAR (HE Opp Site) 2.5 FAR (Non-Opp Site) 50-foot height GM/ROLM Focus Area 2.5 FAR 60-foot height N/A 3.5 FAR No change in height RM-40 40-50 du/ac (HE Opp Site) 40 du/ac (Non-Opp Site) 1.0 FAR (All Sites) 40-foot height N/A 60 du/ac* 3.0 FAR 50-foot height RM-30 30-50 du/ac (HE Opp Site) 30 du/ac (Non-Opp Site) 0.6 FAR (All Sites) 35-foot height N/A 60 du/ac* 2.5 FAR 40-foot height RM-20 20-50 du/ac (HE Opp Site) 20 du/ac (Non-Opp Site) 0.5 FAR (All Sites) 30-foot height N/A 60 du/ac* (HE Opp Site) 40 du/ac (Non-Opp Sites) 2.0 FAR 40-foot height *Except no density limit if at least 10% of units are 3+ bedroom units, to provide an incentive for family- friendly units. Item 3 Staff Report     Packet Pg. 110     Item No. 3. Page 9 of 15 The incentive for larger units (3+ bedrooms) in exchange for unlimited residential density also implements Housing Element Program 6.2A: study to incentivize larger units: Research and implement incentives to encourage larger units, such as FAR exemptions for three or more bedroom units, and creation of family-friendly design standards. Meet with housing stakeholders and conduct public hearings before the Planning and Transportation Commission to receive public and commissioner input on ways to achieve stated objective. Make recommendations to Council and follow up with an ordinance to effect a change in local zoning regulations as directed. The 10% minimum threshold for 3+ bedroom units results from conversations with four developers and architects and evaluation of eight proposed or recently approved multi-family projects in Palo Alto. This threshold is intended to stretch project applicants to achieve this incentive, while still being a realistic goal. A higher threshold is unlikely to be achieved except for townhome projects (which do not need unlimited density). Modifications to Daylight Planes The HIP ensures height transitions in areas where higher density zones abut lower density zones or lower height structures, by continuing to enforce daylight plane and height transition standards. However, to accommodate taller heights, the ordinance proposes adjustments to the daylight plane to allow daylight planes to start higher. As shown in Figure 1, the existing daylight plane makes is challenging to fit two full-height stories within the daylight plane area (left diagram), while also meeting parking, building height, FAR, front setback, and lot coverage requirements. Modifying the initial daylight plane from 10 feet to 16 feet allows for development of two stories at the front of the site (right diagram). This modest change in daylight plane is especially important to allow a structure to take advantage of the increased FAR, lot coverage, and height offered by the HIP. Figure 1 illustrates the impact of these changes in the RM-30 zone. Item 3 Staff Report     Packet Pg. 111     Item No. 3. Page 10 of 15 Item 3 Staff Report     Packet Pg. 112     Item No. 3. Page 11 of 15 Figure 1: Comparison of Existing and Modified Daylight Plane Requirements (RM-30 Zone Example) As shown in Figure 2, for sites where daylight plane is not regulated by development standards (e.g., residential uses within commercial zoning districts), the existing objective design standards already provide a higher daylight plane limit. In this diagram excerpted from Chapter 18.24 of the PAMC, the initial height is 25 feet, which allows for two stories with a taller first floor to accommodate retail uses. Item 3 Staff Report     Packet Pg. 113     Item No. 3. Page 12 of 15 Figure 2: PAMC Chapter 18.24 (Objective Standards) Height Transitions and Daylight Plane Comparison Between Housing Incentive Program and State Density Bonus Law Applicants currently have the ability to utilize State Density Bonus Law (SDBL). In order for applicants to choose to use the HIP rather than the SDBL program, they need to obtain greater benefits from the HIP. Table 5 explores these tradeoffs. The HIP provides greater predictability for what community members can expect from housing projects. By comparison, SDBL offers developers more flexibility in terms of modifying development standards and seeking other concessions. However, the HIP allows developers of rental housing to pay the affordable housing impact fee, whereas SDBL requires on-site below market rate housing; payment of fees is generally preferred by market rate developers and is therefore a strong incentive. For ownership housing, developers are required to include below-market rate units on site under the City’s inclusionary housing regulations. As a result, the City is likely to see ownership projects continue to utilize State Density Bonus Law. More flexibility in development standards is required to encourage the use of HIP over State Density Bonus Law. With implementation of Housing Element Program 3.4A, there would be no difference in review processes since HIP projects would be eligible for Streamlined Review (i.e., one study session with the ARB). Although this will remove a key aspect of the original purpose of the HIP, which was to retain Architectural Review, the City’s objective standards will continue to provide more local control of design. There is little room to further streamline the HIP process. As a result, the HIP amendments are primarily focused on modifying development standards to incentivize applicants to use it instead of SDBL. Item 3 Staff Report     Packet Pg. 114     Item No. 3. Page 13 of 15 Table 5: Comparison Between Proposed HIP and State Density Bonus Law Proposed HIP State Density Bonus Law Benefits + Inclusionary housing fee in-lieu of on-site affordable housing (rental housing only) + More predictability (for City/ community members) + Higher density and FAR + Unlimited waivers from standards that physically limit housing units + Specified number of concessions for cost reductions Drawbacks - Limitations on additional modifications to other development standards - On-site affordable housing required Constants Streamlined review process (one ARB meeting) Retail Preservation Ordinance Modifications Consistent with Program 3.4E, the draft ordinance modifies the Retail Preservation Ordinance to accommodate more housing density while focusing retail development and preservation is the most desirable locations in Palo Alto. This includes allowing 100% residential development on Housing Element opportunity sites, as required by State Law, and waiving retail preservation requirements on these sites. This translates to retaining existing retail and retail preservations requirements in the GF- and R-combining districts (i.e., Downtown and California Avenue, respectively). The draft ordinance outlines four “nodes” on El Camino Real, where retail would also be required, as shown in the Figure 2. Building off of direction from the South El Camino Design Guidelines for pedestrian-oriented nodes, City staff and consultant sites visits, and the recently adopted North Ventura Coordinated Area Plan (NVCAP), Figure 2 identifies the following nodes for required ground-floor retail and retail preservation: 1. California Avenue: The intersection of El Camino Real and California Avenue to continue this dynamic retail corridor, especially at the El Camino terminus. 2. NVCAP: The North Ventura area where the NVCAP requires ground-floor retail along the El Camino Real frontage. 3. Focus Area: The El Camino Focus Area frontage, where large sites combined with more genera Focus Area allows for higher density development close to existing retail development on California Avenue and El Camino Real. 4. Triangle/El Camino Way: A smaller scale and block pattern, with existing crosswalks across El Camino Way that are more conducive to pedestrians, existing restaurants and retail uses, and Housing Element opportunity sites that allow for redevelopment of housing with ground-floor retail. Item 3 Staff Report     Packet Pg. 115     Item No. 3. Page 14 of 15 On Housing Element opportunity sites located within these nodes, retail would be required if projects are taking advantage of density increases through the HIP. Outside of these nodes and the –GF and –R combining districts, the draft ordinance reduces the replacement floor area requirement to 1,500 sq. ft. for higher density housing projects (at least 30 units/acre) and exempts this area from required parking. This incentive would accommodate a small cafe or retail establishment and provides more flexibility at the ground-floor for uses other than parking and circulation. Figure 2: El Camino Real Required Retail Nodes PTC Policy Considerations Staff requests PTC guidance on whether AHIP should be expanded to include all locations eligible for the HIP (i.e., Housing Element opportunity sites, RM sites, commercial corridors; see Attachment B) or remain eligible for housing opportunity sites only. Staff also requests PTC input on whether to incorporate any of the ARB’s alternate recommendations, summarized in Table 2 above. STAKEHOLDER ENGAGEMENT Preparation of the Housing Element included a range of community outreach methods, including surveys, Working Group meetings, community workshops, and public hearings. Hundreds of community members have participated in the Housing Element update over the Item 3 Staff Report     Packet Pg. 116     Item No. 3. Page 15 of 15 course of the project. City staff and consultants are working with developers and architects familiar with the City’s regulations to test potential standards. Community members have an opportunity to provide feedback on the draft standards at PTC, ARB, and City Council study sessions and public hearings. ENVIRONMENTAL REVIEW On April 15, 2024, the City Council adopted Resolution No. 10155, approving an Addendum to the Comprehensive Plan Environmental Impact Report (EIR). The addendum analyzed potential environmental impacts of the 6th Cycle Draft Housing Element. This includes implementation of Housing Element Programs 3.3 and 3.4 and associated increase in housing production including and beyond what was projected by the RHNA and Housing Element sites inventory. ATTACHMENTS Attachment A: Amendments to Title 18 to Implement Housing Element Programs 3.3A, B, and D and 3.4A-D Attachment B: HIP and AHIP Applicability Map AUTHOR/TITLE: Jean Eisberg, Consultant Item 3 Staff Report     Packet Pg. 117     1 Ordinance No. Ordinance of the Council of the City of Palo Alto Amending Various Chapters of Title 18 (Zoning) of the Palo Alto Municipal Code to Implement Programs 3.3 and 3.4 of the 2023-2031 Housing Element to Revise the Housing Incentive Program and Affordable Housing Incentive Program SECTION 1. Findings and Declarations. The City Council finds and declares as follows: A. On May 8, 2023, the City Council adopted Resolution No. 10107, approving an Addendum to the Comprehensive Plan Environmental Impact Report (EIR), making various findings, and adopting the 2023-2031 Housing Element for the City of Palo Alto. B. On December 18, 2023, the City Council approved a Revised Addendum to the Comprehensive Plan EIR and adopted Ordinance No. 5608, rezoning sites in the 2023-2031 Housing Element Sites Inventory to accommodate the City’s Regional Housing Needs Allocation. C. On April 15, 2024, the City Council adopted Resolution No. 10155, making various findings, adopting a Revised 2023-2031 Housing Element, and authorizing the Director of Planning and Development Services to take further actions necessary to achieve certification of the Housing Element by the California Department of Housing and Community Development (HCD). D. On August 19, 2024, HCD found that the Revised 2023-2031 Housing Element, as further modified on July 17, 2024, was substantially compliant with state law. E. Programs 3.3 and 3.4 of the City’s Revised 2023-2031 Housing Element direct a variety of updates to the City’s Housing Incentive Program and Affordable Housing Incentive Program, which are implemented in this ordinance. F. On ________, 2024, the Planning and Transportation Commission considered and recommended that the City Council adopt this ordinance to implement the 2023-2031 Housing Element. SECTION 2. Section 18.14.030 (Housing Incentive Program) of Chapter 18.14 (Housing Incentives) of Title 18 (Zoning) of the Palo Alto Municipal Code is hereby amended to read as follows: 18.14.030 Housing Incentive Program (a) Purpose The housing incentive program modifies base zoning district standards and streamlines review to encourage higher-density multi-family housing production. The program is a local alternative to State Density Bonus Law. (b) Applicability The housing incentive program shall apply to the following zoning districts or locations: Item 3 Attachment A: HIP and AHIP Draft Ordinance     Packet Pg. 118     2 (1) Chapter 18.13: RM-20, RM-30, RM-40 (2) Section 18.14.020: GM/ROLM Focus Area (see Figure 1) (3) Chapter 18.16: CC(2); CN or CS-zoned sites on El Camino Real; CS sites on San Antonio Road between Middlefield Road and East Charleston Road (4) Chapter 18.18: CD(C) (5) Chapter 18.29: NV- R3, NV- R4, NV- MXL, NV- MXM, NV- MXH, NV- PF (c) Procedures The regulations established by this section provide increases in development standards for eligible projects electing to take advantage of the Housing Incentive Program. A property owner may elect to use the site consistent with the underlying zoning district. The Housing Incentive Program provides flexibility in development standards that allow for a density increase that would in most cases exceed density bonuses under state density bonus law (Government Code Section 65915). Therefore, a project applicant may utilize the provisions of this section as an alternative to use of the state density bonus law implemented through Chapter 18.15 (Density Bonus) of this Title, but may not utilize both this section and state density bonus law. If an applicant utilizes state density bonus law, the provisions of this section shall not apply. (d) Permitted Uses The following uses shall be permitted to use the housing incentive program: (1) Multiple-Family Residential. (2) In conjunction with a Multiple-Family Residential use, any uses permitted in the underlying district, provided the uses are limited to the ground floor. (e) Development Standards For all eligible zoning districts, the housing incentive program shall modify underlying zoning district standards as shown in Table 5. For floor area ratio (FAR) and building height, standards vary by zoning district and whether or not a site is classified as an opportunity site listed in Appendix D of the Housing Element; these standards are specified in Table 6. Table 5 Housing Incentive Program Development Standards Minimum Site Specifications Standards for All Eligible Zoning Districts Subject to regulations in: Minimum Setbacks Front Yard (ft) Same as underlying district or 10 ft. (whichever is less) Setback lines imposed by a special setback map pursuant to Chapter 20.08 of this code or imposed to create required effective Rear Yard (ft) Same as underlying district Rear Yard abutting residential Same as underlying district Implements Program 3.4B to add RM zones Similar to existing procedures for AHIP Based on the City’s Definitions in Ch. 18.04, MFR is defined as 3+ units Implements Program 3.4B+D re: modified standards Reduced setback requirements will affect the ROLM and RM zones (20 to 10 ft front and 16 to 8 ft street side). Item 3 Attachment A: HIP and AHIP Draft Ordinance     Packet Pg. 119     3 zoning district (ft) sidewalk widths apply. Interior Side Yard if abutting residential zoning district (ft) Same as underlying district Street Side Yard (ft) Same as underlying district or 8 ft. (whichever is less) Maximum Site Coverage 100% (commercial districts and GM/ROLM Focus Area) 70% (residential districts) Minimum Landscape/Open Space Coverage Same as underlying district See 18.14.020 for modified standards applicable to Housing Element Opportunity Sites Minimum Usable Open Space Same as underlying district Maximum Height (ft) See Table 6 for standards, by zoning district Portions of a site within 50 ft of a low density residential district (RE, R1, NV-R1, R2, NV-R2, RMD) 35 ft(1) Daylight Plane for lot lines abutting a low density residential district (RE, R1, NV-R1, R2, NV-R2, RMD) Unless the underlying zoning district standard is more permissive, the daylight plane shall be as follows: Initial height: 16 feet, measured at the property line Slope: 45 degrees Maximum Residential Density (net) RM-20 Zone (Non-Housing Element Opportunity Site): 40 du/ac All Other RM Zones: 60 du/ac, except no density limit if at least 10% of units are 3+ bedrooms All Other Zones: None. Special setbacksretain sidewalkdimensions on ElCamino Real and in NVCAP This would increase coverage in the RM and CN zones and the GM/ROLM Focus Area as well as certain NV zones. Lot coverage isalready 100% in the CD(C) and CC(2), as well as CS zone for non-residential uses. Projectsgenerally will not achieve 100% coverage dueto setback, landscaping, and stormwater req's. Similar to existingAHIP heighttransition standards Requires a dayight plane, but allows fortwo stories next to the shared property line Incentive for family housing None of theseother zones (i.e., commercialand ROLM/GMFocus Area)currently havea density limit Item 3 Attachment A: HIP and AHIP Draft Ordinance     Packet Pg. 120     4 Minimum Commercial FAR Same as underlying district Maximum Total FAR See Table 6 for standards, by zoning district Minimum Vehicle Parking 1 space per studio/1-bed 1.5 spaces per 2-bed+ Additional adjustments to the required ratios may be considered per Chapter 18.52 (Parking). TDM Plan Projects providing fewer than 50% of the parking spaces that would be required under Section 18.52.040 shall develop and implement a transportation demand management plan containing, at a minimum: (1) free transit passes for residents (one per/unit); (2) at least one on-site short-term residential loading space; (3) bike repair station; (4) allocation of 5% of required bike parking spaces to cargo bikes; (5) provision of outlets appropriate spaced for e- bike charging at 20% of required bicycle parking spaces; and (6) a micromobility program with a fleet equal to 5% of the number of proposed units. See Chapter 18.52.050(d) for additional TDM that may be required. Notes: (1) Distance shall be measured from the property line of the subject site. Table 6 These parkingratios match the basic StateDensity BonusLaw ratio New TDM requirementsfor projects with reduced parkingTDM measuresbuild on El Camino Focus Area measures Item 3 Attachment A: HIP and AHIP Draft Ordinance     Packet Pg. 121     5 FAR and Building Height Standards, by Eligible Zoning District (THESE COLUMNS TEMPORARILY INCLUDED FOR REFERENCE ONLY) Housing Incentive Program Standards Existing Base District Standard Existing 18.14.010 Standards Existing HIP Standards Maximum FAR Maximum Building Height Non-Opp Sites Opp Sites MFR Non- Housing Element Opportunity Sites Housing Element Opportunity Sites CC(2) Max Total FAR: 0.6 Max height: 37 ft. Max Total FAR: 2.0 Max Total FAR: 2.0 Max Coverage: 100% 2.6 3.5 60 ft. CS (El Camino Real) Max Total FAR: 0.6 Max height: 50 ft. Max Total FAR: 1.25 Max Total FAR: 1.5 Max Coverage: 100% 2.85 3.5 60 ft. CS (San Antonio Road between Middlefield Road and East Charleston Road) Max height: 50 ft. Max Total FAR: 1.25 Max Total FAR: 2.0 2.0 2.0 50 ft. CN (El Camino Real) FAR: 0.5 Max height: 40 ft. Max Total FAR: 1.25 Max Total FAR: 1.5 Max Coverage: 100% 2.5 3.25 50 ft. Existing standards for reference.No modifications to the CS (San Antonio) or CD(C) (Downtown) districts are proposed in order to let the San Antonio CAP and Downtown study determine changes. Type text here Item 3 Attachment A: HIP and AHIP Draft Ordinance     Packet Pg. 122     6 CD(C) Max height: 50 ft. Max Total FAR: 2.0 Max Total FAR: 3.0 3.0(1) 3.0(1) 50 ft. RM-40 FAR: 1.0 Max height: 40 ft. Max Total FAR: 1.5 n/a 3.0 50 ft. RM-30 FAR: 0.6 Max height: 35 ft. Max Total FAR: 1.25 n/a 2.5 40 ft. RM-20 FAR: 0.5 Max height: 30 ft. Max Total FAR: 1.25 n/a 2.0 40 ft. GM/ROLM Focus Area) n/a Max Total FAR: 2.5 Max height: 60 ft. n/a 3.5 No change Notes: (1) The use of transferable development rights under Section 18.18.080 shall not cause the site to exceed an FAR of 3.0. (f) Review Process Housing Development Projects that comply with objective design standards pursuant to Chapter 18.24 (Contextual Design Criteria and Objective Design Standards) shall be subject to streamlined review pursuant to Section 18.77.073. All other projects shall be subject to architectural review as provided in Section 18.76.020. Projects shall not be subject to the requirements of site and design review in Chapter 18.30(G). // // SECTION 3. Section 18.14.040 (Affordable Housing Incentive Program) of Chapter 18.14 (Housing Incentives) of Title 18 (Zoning) of the Palo Alto Municipal Code is hereby amended to read as follows Type text here The zoning changes effective Jan. 2024allowed for building height up to 60 ft. No further changes are proposed as part of these HIP modifications Implements Program 3.4A to allow one study session with the ARB if a project meets objective standards. Based onexisting AHIP review process Item 3 Attachment A: HIP and AHIP Draft Ordinance     Packet Pg. 123     7 (changes from Chapter 18.32 shown temporarily for reference only): (a) 18.32.010 Specific Purpose 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, as defined in subdivision (b) of Section 21155 of the Public Resources Code, by providing flexible development standards, and modifying the allowed uses, and streamlining the project review process allowed in the commercial districts and subdistricts. (b) 18.32.20 Applicability of Regulations and Affordable Housing Requirement The affordable housing incentive program shall apply to 100% affordable housing projects in the following zoning districts or locations: (1) Housing Element Opportunity Sites listed in Appendix D of the Housing Element; or (2) Pproperties located within one-half mile of a major transit stop or one-quarter mile of a high-quality transit corridor and zoned CD, CN, CS, and CC, set forth in Chapters 18.16 and 18.18 of this Title, in accord with Chapter 18.08 and Chapter 18.80, but excluding the Town and Country Village Shopping Center, Midtown Shopping Center, and Charleston Shopping Center (unless otherwise allowed by subsection (i). Procedures The regulations established by this chapter shall apply for 100% affordable housing projects in lieu of the uses allowed and development standards and procedures applied in the underlying district. A property owner may elect to use the site consistent with the underlying zoning district, in which case the applicable regulations in Chapters 18.16 and 18.18 for the commercial districts shall apply. (a) The affordable housing incentive program provides flexibility in development standards that allow for a density increase that would in most cases exceed density bonuses under state density bonus law, (Government Code Section 65915). Therefore, a project applicant may utilize the affordable housing incentive program and the provisions of this chaptersection as an alternative to use of the state density bonus law implemented through Chapter 18.15 (Density Bonus) of this Title, but may not utilize both the affordable housing incentive program and state density bonuses law. If an applicant utilizes state density bonus law, the regulations in this section shall not apply. in Chapters 18.16 and 18.18 for the applicable underlying commercial zoning district, including as modified by Chapter 18.14.020, shall apply. (c) 18.32.030 Definitions For purposes of this chapter, the following definitions shall apply. (1) (a) "100% affordable housing project" means a multiple-family housing project consisting entirely of for-rent affordable units, as defined in Section 16.65.020 of this Generalized in order to capture addition of residential district and Housing Elementopportunity sites outside of transit areas Expanded applicability consistent with Program 3.3A. Relocated transit statement from purpose statement above. Major transitdefinition is now in “definitions” section below. Item 3 Attachment A: HIP and AHIP Draft Ordinance     Packet Pg. 124     8 code, except for a building manager's unit, and available only to households with income levels at or below 120% of the area median income for Santa Clara County, as defined in Chapter 16.65, and where the average household income does not exceed 100% of the area median income level. (1)(2) “Major transit stop” and “high-quality transit corridor” as defined in subdivision (b) of Section 21155 of the Public Resources Code. 18.32.040 (Reserved) (d) 18.32.050 Review Process Housing Development Projects that comply with objective design standards pursuant to Chapter 18.24 (Contextual Design Criteria and Objective Design Standards) shall be subject to streamlined review pursuant to Section 18.77.073 (Streamlined Housing Development Project Review). All other projects shall be subject to architectural review as provided in Section 18.76.020. Projects shall not be subject to the requirements of site and design review in Chapter 18.30(G). (e) 18.32.060 Conformance to Other Combining Districts and Retail Preservation The following requirements shall apply to projects in the AH affordable housing incentive program: (1) (a) Where applicable, the requirements of Chapter 18.30(A) (Retail Shopping (R) Combining District Regulations), Chapter 18.30(B) (Pedestrian Shopping (P) Combining District Regulations), and Chapter 18.30(C) (Ground Floor (GF) Combining District Regulations), and Pedestrian Shopping (P) Combining Districts shall apply. (2) (b) Where applicable, the retail preservation requirements of Section 18.40.180 shall apply except as provided below. (2)(3) Projects shall not be subject to the requirements of site and design review in Chapter 18.30(G). (1) Waivers and adjustments (A) Except in the R or GF combining districts, the City Council shall have the authority to reduce or waive the amount of retail or retail like gross floor area required in Section 18.40.180 for any 100% affordable housing project if the City Council determines that it would be in the public interest. Any such reduction or waiver shall not be subject to the waiver and adjustments requirements in Section 18.40.180(c). In the R and GF combining districts, any reduction or waiver in retail or retail like gross floor area shall remain subject to the requirements of Section 18.40.180(c) or the combining district as applicable. (B) The City Council shall have the authority to modify retail parking requirements associated with a 100% affordable housing project that also requires ground floor retail. (f) 18.32.070 Permitted Uses Type te Implements 3.3D This is redundant with 18.40.180 Ch. 18.52 already outlines parking reduction process. Item 3 Attachment A: HIP and AHIP Draft Ordinance     Packet Pg. 125     9 The following uses shall be permitted in to use the AH affordable housing incentive program: (1) (a) 100% affordable housing projects; (2) (b) In conjunction with a 100% affordable housing project, any uses permitted in the underlying district, provided the uses are limited to the ground floor. (g) 18.32.080 Conditional Uses The following uses may be permitted in a project utilizing the AH affordable housing incentive program in conjunction with an 100% affordable housing project, subject to issuance of a conditional use permit in accord with Chapter 18.76 (Permits and Approvals), and provided that the uses are limited to the ground floor: (1) (a) Business or trade school. (2) (b) Adult day care home. (3) (c) Office less than 5,000 square feet when deed-restricted for use by a not-for-profit organization. (4) (d) All other uses conditionally permitted in the applicable underlying zoning district. (h) 18.32.090 Development Standards The following development standards shall apply to projects subject to the AH affordable housing incentive program in lieu of the development standards for the underlying zoning district, except where noted below: Table 1 Development Standards AH Incentive Program(1) Minimum Site Specifications Subject to regulations in: Site Area (ft 2) None required Site Width (ft) Site Depth (ft) Minimum Setbacks Setback lines imposed by a special setback map pursuant to Chapter 20.08 of this code may or imposed to create required effective sidewalk widths apply Front Yard (ft) Same as underlying district or 10 ft. (whichever is less) Rear Yard (ft) Same as underlying district Changes follow Program 3.3B to increase FAR (except on R-1 opportunity sites), increase height limit for <60% of AMI projects, reduce parking requirements, and other changes to make the 2.4 FAR work. Item 3 Attachment A: HIP and AHIP Draft Ordinance     Packet Pg. 126     10 Rear Yard abutting residential zoning district (ft) Same as underlying district Interior Side Yard if abutting residential zoning district (ft) Same as underlying district Street Side Yard (ft) Same as underlying district or 8 ft. (whichever is less) Build-to-Lines Same as underlying district Permitted Setback Encroachments Same as underlying district Maximum Site Coverage None Required Minimum Landscape/Open Space Coverage 20%(2) Minimum Usable Open Space 25 sq ft per unit for 5 or fewer units(2), 50 sq ft per unit for 6 units or more (2) Maximum Height (ft) General Standard (Projects income restricted <120% of AMI) 50'(4) Lower Income Standard (Projects income restricted <60% of AMI) 60’(3)(4) Portions of a site within 50 ft of a residential district (other than an RM-40 or PC zone) R1, R-2, RMD, RM-20, or RM-30 zoned property 35'(3)(4) (5) 18.08.030 Daylight Plane for lot lines abutting a low density residential district (RE, R1, NV-R1, R2, NV-R2, RMD)one or more residential zoning districts Daylight plane height and slope shall be identical to those of the most restrictive residential zoning district abutting the lot line Unless the underlying zoning district standard is more permissive, the daylight plane shall be as follows: Initial height: 16 feet, measured at the property line Slope: 45 degrees Maximum Residential Density (net) None Required(3) Currently, initial height is 10 feet adjacent to RM zones and R1 (side yard). R1 (rear yard) is already measured at 16 feet. This increase allows for a second story Item 3 Attachment A: HIP and AHIP Draft Ordinance     Packet Pg. 127     11 Maximum Residential Floor Area Ratio (FAR) - Residential Portion of a Project 2.0:1 2.4:1(3) Maximum Non-Residential FAR 0.4:1 Maximum Total FAR 2.4:1(3) Minimum Vehicle Parking None, within one-half mile of a major transit stop or one-quarter mile of a high- quality transit corridor. 0.5 per unit, all other locations. 0.75 per unit The Director may modify this standard based on findings from a parking study that show fewer spaces are needed for the project. The required parking ratio for special needs housing units, as defined in Section 51312 of the Health and Safety Code shall not exceed 0.3 spaces per unit. Adjustments to the required ratios shall be considered per Chapter 18.52 (Parking). For Commercial Uses, See Chapters 18.52 and 18.54 (Parking). TDM Plan A transportation demand management (TDM) plan shall be required pursuant to Section 18.52.050(d) and associated administrative guidelines 18.52.050(d) Notes: (1) These developments shall be designed and constructed in compliance with the objective design standards in Section 18.24 and. Developments that elect to deviate from one or more objective standards in Chapter 18.24 shall meet the performance criteria, general standards, and exceptions outlined in Chapter 18.2318.40. Developments that elect to deviate from one or more objective standards in Chapter 18.24 shall, as well as meet the context-based design criteria outlined in Section 18.13.060 for residential-only projects and projects in residential, public facilities, and office, research, and manufacturing zones, Section 18.16.090 for mixed use projects in the CN, CC, and CS districts, and Section 18.18.110 for mixed use projects in the CD district, provided that more restrictive regulations may be recommended by the architectural review board and approved by the director of planning No parkingrequirementnear transit is consistent with SB35, State DensityBonus Law and AB2097, except thiscode refersto major transit asdefined above In otherlocations, ratiois reduced per Program 3.3B This deletion is called out for the HIP in Program 3.4 and not the AHIP in Program 3.3, but the sentiment is the same. Especially since this clause refers to compliance with the (subjective) context-based design criteria, Item 3 Attachment A: HIP and AHIP Draft Ordinance     Packet Pg. 128     12 and community environment, pursuant to Section 18.76.020. (2) Landscape coverage is the total area of the site covered with landscaping as defined in Chapter 18.04. For the purposes of this Chapter 18.32, areas provided for usable open space may be counted towards the landscape site coverage requirement. Landscape and open space areas may be located on or above the ground level, and may include balconies, terraces, and rooftop gardens. (3) Except on R-1 opportunity sites (owned by faith-based institutions) where maximum FAR of 2.0; maximum residential density of 50 du/ac; and maximum building height of 50 feet apply, regardless of income level. (4) Mixed-use projects that include ground-floor retail or retail-like uses shall receive an additional 5 feet of building height. (345) Distance shall be measured from the property line of the subject site. The Planning Director may recommend a waiver from the transitional height standard. SECTION 4. Section 18.13.040 (Development Standards) of Chapter 18.13 (Multiple Family Residential (RM-20, RM-30 AND RM-40) Districts) of Title 18 (Zoning) of the Palo Alto Municipal Code is hereby amended as follows (additions underlined; deletions struck-through; unchanged text omitted by bracketed ellipses): 18.13.040 Development Standards (a) Site Specifications, Building Size and Bulk, and Residential Density The site development regulations in Table 2 shall apply in the multiple-family residence districts, provided that more restrictive regulations may be recommended by the Architectural Review Board and approved by the Director of Planning and Development Services, pursuant to the regulations set forth in Chapter 18.76, and the objective design standards set forth in Chapter 18.24. Except that s Sites designated as Housing Element Opportunity Sites shall meet the development standards specified in Chapter Section 18.14.020 and projects utilizing the Housing Incentive Program or Affordable Housing Incentive Program shall meet the development standards specified in Sections 18.14.030 and 18.14.040, respectively. [. . .] // // SECTION 5. Section 18.16.060 (Development Standards) of Chapter 18.16 (Neighborhood, Community, and Service Commercial (CN, CC and CS) Districts) of Title 18 (Zoning) of the Palo Alto Municipal Code is hereby amended as follows (additions underlined; deletions struck-through; unchanged text omitted by bracketed ellipses):: 18.16.060 Development Standards Modified standardsfor R-1 zonedfaith based sites Incentive for retail/mixed usebuildings Cross-referencefor RM Zones Item 3 Attachment A: HIP and AHIP Draft Ordinance     Packet Pg. 129     13 [. . .] (b) Mixed Use and Residential Table 4 specifies the development standards for new residential mixed use developments and residential developments. These developments shall be designed and constructed in compliance with the following requirements and the objective design standards in Chapter 18.24, except that sites designated as Housing Element Opportunity Sites shall meet the development standards as modified in Chapter 18.14.020 and projects utilizing the Housing Incentive Program or Affordable Housing Incentive Program shall meet the development standards specified in Sections 18.14.030 and 18.14.040, respectively. Non-Housing Development Projects and Housing Development Projects that elect to deviate from one or more objective standards in Chapter 18.24 shall meet the context-based design criteria outlined in Section 18.16.090, provided that more restrictive regulations may be recommended by the architectural review board and approved by the director of planning and development services, pursuant to Section 18.76.020. [. . .] (c) Exclusively Residential Uses Exclusively residential uses are generally prohibited in the CN, CS, CC(2) and CC zone districts, except on housing inventory sites identified in the Housing Element, subject to the standards in Section 18.16.060(b), and on CS and CN sites on El Camino Real and CC(2) sites, subject to the following. (1) On CS and CN sites on El Camino Real and on CC(2) sites, where the retail shopping (R) combining district or the retail preservation provisions of Section 18.40.180 do not apply, exclusively residential uses are allowed subject to the standards in Section 18.16.060(b) and the following additional requirements: (A) Residential units shall not be permitted on the ground-floor of development fronting on El Camino Real unless set back a minimum of 15 feet from the property line or the 12-foot effective sidewalk setback along the El Camino Real frontage, whichever is greater; for projects on Housing opportunity sites, or those utilizing the Housing Incentive Program or Affordable Housing Incentive Program, these setbacks may be modified by the standards in Chapter 18.14. Common areas, such as lobbies, stoops, community rooms, and work-out spaces with windows and architectural detail are permitted on the ground-floor El Camino Real frontage. (B) Parking shall be located behind buildings or below grade, or, if infeasible, screened by landscaping, low walls, or garage structures with architectural detail. (C) Combining district use regulations and design and development standards shall not apply to exclusively residential projects on Housing Element opportunity sites designated to accommodate lower income households, and may be limited for sites utilizing the Housing Incentive Program or Affordable Housing Incentive Program. See Section 18.14.020 Chapter 18.14 for details. [. . .] Cross-referencefor commercial zones Item 3 Attachment A: HIP and AHIP Draft Ordinance     Packet Pg. 130     14 (k) Housing Incentive Program Reserved (1) The Director may waive the residential floor area ratio (FAR) limit and the maximum site coverage requirement for a project that is reviewed by the Architectural Review Board, if the Director finds that the project with such waiver or waivers is consistent with the required architectural review findings in Section 18.76.020. The Director may only waive these development standards in the following areas and subject to the following restrictions: (A) For an exclusively residential or mixed-use project in the CC(2) zone or on CN or CS zoned sites on El Camino Real. In no event shall the Director approve a commercial FAR that exceeds the standard in Table 4 of Section 18.16.060(b) or a total FAR (including both residential and commercial FAR) in excess of 2.0 in the CC(2) zone or 1.5 in the CN or CS zone. (B) For an exclusively residential or mixed-use project on CS zoned sites on San Antonio Road between Middlefield Road and East Charleston Road. In no event shall the Director approve a commercial FAR that exceeds the standard in Table 4 of Section 18.16.060(b) or a total FAR (including both residential and commercial FAR) in excess of 2.0. (2) The Director may waive any development standard including parking for a project that is reviewed by the Architectural Review Board, if the Director finds that the project with such waiver or waivers is consistent with the required architectural review findings in Section 18.76.020. The Director may only waive these development standards in the following areas and subject to the following restrictions: (A) For a 100% affordable housing project in the CC(2) zone or on CN or CS zoned sites on El Camino Real; (B) For a 100% affordable housing project on CS zoned sites on San Antonio Road between Middlefield Road and East Charleston Road. (C) In no event shall the Director approve development standards more permissive than the standards applicable to the Affordable Housing (AH) Combining District in Chapter 18.30(J). A "100% affordable housing project" as used herein means a multiple-family housing or mixed-use project in which the residential component consists entirely of affordable units, as defined in Section 16.65.020, available only to households with income levels at or below 120% of the area median income, as defined in Section 16.65.020, and where the average household income does not exceed 60% of the area median income level, except for a building manager's unit. (3) This program is a local alternative to the state density bonus law, and therefore, a project utilizing this program shall not be eligible for a density bonus under Chapter 18.15 (Residential Density Bonus). [. . .] SECTION 6. Section 18.18.060 (Development Standards) of Chapter 18.18 (Downtown Commercial (CD) District) of Title 18 (Zoning) of the Palo Alto Municipal Code is hereby amended as follows (additions underlined; deletions struck-through; unchanged text omitted by bracketed ellipses): 18.18.060 Development Standards Type text here Delete existing HIP standardsbeing replaced with the code sectionabove Item 3 Attachment A: HIP and AHIP Draft Ordinance     Packet Pg. 131     15 [. . .] (b) Mixed Use and Residential Table 3 specifies the development standards for new residential mixed use developments and residential developments. Housing Development Projects shall be designed and constructed in compliance with the following requirements and the objective design standards in Chapter 18.24, except that sites designated as Housing Element Opportunity Sites shall meet the development standards as modified in Chapter 18.14.020 and projects utilizing the Housing Incentive Program or Affordable Housing Incentive Program shall meet the development standards specified in Sections 18.14.030 and 18.14.040, respectively. Non- Housing Development Projects and Housing Development Projects that elect to deviate from one or more objective standards in Chapter 18.24 shall meet context-based design criteria outlines in Section 18.18.110, provided that more restrictive regulations may be recommended by the architectural review board and approved by the director of planning and development services, pursuant to Section 18.76.020: [. . .] (l) Reserved Housing Incentive Program (1) For an exclusively residential or residential mixed-use project in the CD-C zone, the Director may waive the residential floor area ratio (FAR) limit after the project with the proposed waiver is reviewed by the Architectural Review Board, if the Director finds that the project exceeding the FAR standard is consistent with the required architectural review findings. In no event shall the Director approve a commercial FAR in excess of 1.0 or a total FAR (including both residential and commercial FAR) in excess of 3.0. Nor shall the use of transferable development rights under Section 18.18.080 be allowed to cause the site to exceed a FAR of 3.0. (2) For a 100% affordable housing project in the CD-C zone, the Director may waive any development standard including parking after the project with the proposed waiver or waivers is reviewed by the Architectural Review Board, if the Director finds that a project with such waiver or waivers is consistent with the required architectural review findings. In no event shall the Director approve a FAR in excess of 3.0 or approve other development standards more permissive than the standards applicable to the Affordable Housing (AH) Combining District in Chapter 18.30(J). A "100% affordable housing project" as used herein means a multiple-family housing or mixed-use project in which the residential component consists entirely of affordable units, as defined in Section 16.65.020 of this code, available only to households with income levels at or below 120% of the area median income, as defined in Section 16.65.020, and where the average household income does not exceed 60% of the area median income level, except for a building manager's unit. (3) This program is a local alternative to the state density bonus law, and therefore, a project utilizing this program shall not be eligible for a density bonus under Chapter 18.15 (Residential Density Bonus). [. . .] Delete existing HIP standardsbeing replaced with the code sectionabove Cross- reference for commercialCD(C) zones Item 3 Attachment A: HIP and AHIP Draft Ordinance     Packet Pg. 132     16 SECTION 7. Section 18.20.040 (Site Development Standards) of Chapter 18.20 (Office, Research, and Manufacturing (MOR, ROLM, RP and GM) Districts) of Title 18 (Zoning) of the Palo Alto Municipal Code is hereby amended as follows (additions underlined; deletions struck-through; unchanged text omitted by bracketed ellipses): 18.20.040 Site Development Standards [. . .] (b) Development Standards for Exclusively Residential Uses Residential uses shall be permitted in the MOR, RP, RP(5), ROLM, ROLM(E), and GM zoning districts, subject to the following criteria. [. . .] (6) ROLM District. All multi-family development in the ROLM zoning district shall be permitted subject to the provisions above in 18.20.040(b)(2), approval of a conditional use permit, and compliance with the development standards prescribed for the RM-30 zoning district, except for sites designated as Housing Element Opportunity Sites or Focus Areas, which are regulated by Chapter 18.14.020. Sites designated as Housing Element Opportunity Sites or Focus Areas may also elect to utilize the Housing Incentive Program or Affordable Housing Incentive Program, in which case they shall meet the development standards specified in Sections 18.14.030 and 18.14.040, respectively. (7) GM District. All residential development is prohibited in the GM zoning district, except for sites designated as Housing Element Opportunity Sites or Focus Areas, which are regulated by Chapter 18.14.020. Sites designated as Housing Element Opportunity Sites or Focus Areas may also elect to utilize the Housing Incentive Program or Affordable Housing Incentive Program, in which case they shall meet the development standards specified in Sections 18.14.030 and 18.14.040, respectively. (8) Combining Districts. Combining district use regulations and design and development standards shall not apply to exclusively residential projects on Housing Element opportunity sites designated to accommodate lower income households, and may be limited for sites utilizing the Housing Incentive Program or Affordable Housing Incentive Program. See Section 18.14.020 Chapter 18.14 for details. (c) Development Standards for Mixed (Residential and Nonresidential) Uses in the MOR, ROLM, ROLM(E), RP, and RP(5) Zoning Districts Mixed (residential and nonresidential) uses shall be permitted in the MOR, ROLM, ROLM(E), RP, and RP(5) zoning districts, subject to the following criteria: (1) It is the intent of these provisions that a compatible transition be provided from lower density residential zones to higher density residential, non-residential, or mixed use zones. The Village Residential development type should be evaluated for use in transition areas and will provide the greatest flexibility to provide a mix of residence types compatible with adjacent neighborhoods. Cross- reference for commercialoffice and research zones Item 3 Attachment A: HIP and AHIP Draft Ordinance     Packet Pg. 133     17 (2) New sensitive receptor land uses shall not be permitted within 300 feet of a Hazardous Materials Tier 2 or Tier 3 use. Existing sensitive receptors shall be permitted to remain, consistent with the provisions of Chapter 18.70 (Nonconforming Uses and Noncomplying Facilities). (3) ROLM(E) District. Mixed (residential and nonresidential) development in the ROLM(E) zoning district shall be permitted, subject to the provisions above in 18.20.040(c)(2), approval of a conditional use permit, determination that the nonresidential use is allowable in the district and that the residential component of the development complies with the development standards prescribed for the RM-20 zoning district. The maximum floor area ratio (FAR) for mixed use development is 0.3 to 1. (4) ROLM District. Mixed (residential and nonresidential) development in the ROLM zoning district shall be permitted, subject to the provisions above in 18.20.040(c)(2), approval of a conditional use permit, determination that the nonresidential use is allowable in the district and that the residential component of the development complies with the development standards prescribed for the RM-30 zoning district. The maximum floor area ratio (FAR) for mixed use development is 0.4 to 1. Except that s Sites designated as Housing Element Opportunity Sites or Focus Areas shall meet the development standards specified in Chapter 18.14.020 and projects utilizing the Housing Incentive Program or Affordable Housing Incentive Program shall meet the development standards specified in Sections 18.14.030 and 18.14.040, respectively. (5) GM District. Mixed use (residential and nonresidential) development is prohibited in the GM zoning district, except for sites designated as Housing Element Opportunity Sites or Focus Areas, which are regulated by Chapter 18.14.020. Sites designated as Housing Element Opportunity Sites or Focus Areas may also elect to utilize the Housing Incentive Program or Affordable Housing Incentive Program, in which case they shall meet the development standards specified in Sections 18.14.030 and 18.14.040, respectively. In computing residential densities for mixed (residential and nonresidential) uses, the density calculation for the residential use shall be based on the entire site, including the nonresidential portion of the site. [. . .] SECTION 8. Chapter 18.32 (Affordable Housing Incentive Program) of Title 18 (Zoning) of the Palo Alto Municipal Code is deleted in its entirety. SECTION 9. Section 18.40.180 (Retail Preservation) of Chapter 18.40 (General Standards and Exceptions) of Title 18 (Zoning) of the Palo Alto Municipal Code is hereby amended as follows (additions underlined; and unchanged text omitted by bracketed ellipses): 18.40.180 Retail Preservation [. . .] (c) Waivers and Adjustments; and Exemptions. Type text here Type text here Item 3 Attachment A: HIP and AHIP Draft Ordinance     Packet Pg. 134     18 [. . .] (4) Exemptions. The following uses shall be exempt or partially exempt from the provisions of this Section 18.40.180, as provided below: (A) A 100% affordable housing project not within the Ground Floor (GF) and/or Retail (R) combining districts or El Camino Real Node area as depicted in Figure 5on a site abutting El Camino Real. A "100% affordable housing project" as used herein means a multiple-family housing project consisting entirely of affordable units, as defined in Section 16.65.020 of this code, available only to households with income levels at or below 120% of the area median income, as defined in Chapter 16.65, except for a building manager's unit. (B) A 100% affordable housing project on a site abutting El Camino Real in the CN and CS zone districts outside the Retail (R) combining district. A "100% affordable housing project" as used herein means a multiple-family housing project consisting entirely of affordable units, as defined in Section 16.65.020 of this code, available only to households with income levels at or below 120% of the area median income, as defined in Chapter 16.65, and where the average household income does not exceed 80% of the area median income level, except for a building manager's unit. (C) A residential project located on a Housing Element Opportunity Site listed in Appendix D of the Housing Element, except for projects located within an El Camino Real Node area as depicted in Figure 5 that utilize the Housing Incentive Program to exceed the realistic capacity estimates identified in Appendix D of the Housing Element. (CD) A high-density residential or mixed-use project in the CS zone district, but not within the Ground Floor (GF) or Retail (R) combining districts or sites within an El Camino Real Retail Node area, but not Housing Element opportunity sites, as depicted in Figure 5, shall be required to replace only up to 1,500 square feet of an existing retail or retail-like use and shall be exempt from minimum vehicle parking requirements pursuant to Chapter 18.52 (Table 1) for this retail or retail-like floor area. For the purposes of this partial exemption, high-density shall mean 30 or more dwelling units per acre. (E) The Director shall maintain and update the El Camino Real Node map in Figure 5. Figure 5: El Camino Real Retail Node Areas Expands exemption from RPO for sites on El Camino outside of the retail nodes per Program 3.4C Added exemption from RPO for Opportunity Sites per Program 3.4C. None of the Housing Sites are on (GF) or (R) designated sites, so no exemption required, but there are Opportunity Sites within these nodes on ElCamino. Opportunitysites are allowed to develop as 100% housing, so this code only requires retail above the baserealistic capacity listed in the Housing Element. This map may be adopted by resolution instead of byordinance so that it can more easily be updated from time totime and more clearly viewedas a PDF Add exemption per Program 3.4C and offerincentives to support flexibilityin ground floor uses and program Item 3 Attachment A: HIP and AHIP Draft Ordinance     Packet Pg. 135     19 SECTION 10. 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 fact that any one or more sections, subsections, sentences, clauses or phrases be declared invalid. SECTION 11. In accordance with the California Environmental Quality Act (CEQA), the City prepared an Addendum to the 2017 Comprehensive Plan Environmental Impact Report (EIR), analyzing the potential environmental impacts of the 2023-2031 Housing Element. On May 8, 2023, the City Council adopted Resolution No. 10107, and on December 18, 2023, the City Council approved a Revised Addendum, finding that the Addendum, as revised, and the 2017 EIR adequately analyzed the environmental impacts of the Housing Element, including the Programs implemented by this ordinance. SECTION 12. This Ordinance shall be effective on the thirty-first day after the date of its adoption. INTRODUCED: PASSED: AYES: Item 3 Attachment A: HIP and AHIP Draft Ordinance     Packet Pg. 136     20 NOES: ABSENT: ABSTENTIONS: ATTEST: City Clerk Mayor APPROVED AS TO FORM: APPROVED AS TO CONTENT: Assistant City Attorney City Manager Director of Planning and Development Services Type text here Item 3 Attachment A: HIP and AHIP Draft Ordinance     Packet Pg. 137     GM ROLM RM-30 (D) RM-30 RM-30 RM-20 CS RM-20 RM-20 RM-30 NV-R4 NV-MXM NV-R3 RM-30 CD-C (P) RM-20 RM-40 RM-40 RM-30 RM-30 RM-30 RM-40 RM-20 RM-30 RM-20 NV-MXH RM-30 RM-20 RM-20 RM-30 NV-PF RM-20RM-40 RM-20 RM-20 RMD (NP) RM-30 RM-20 NV-MXH RM-30 RM-20 R-2 RM-30 RM-40 RM-20 RM-30 RM-30 RM-30 RM-20 NV-MXM RM-30 RM-30 RM-40 RM-30 RM-40 RM-40 RM-30 RM-40 RM-20 RM-30RM-20 RM-30 RM-30 RM-30 RM-20 NV-MXL RM-30 RM-20 RM-30 RM-30 CC (2)(R) RM-20 Middlefield RoadCowper Street Waverley Street Alma Street El Camino Real Louis Road Hy 101 South Ross Road Hy 101 North Webster Street Bryant Street Channing Avenue East Bayshore Road Sand Hill Road Hamilton Avenue Page Mill Road Lincoln Avenue San Antonio Road University Avenue Newell Road Oregon Expressway Seale Avenue South Court High Street Charleston Road Park Boulevard East Meadow Drive Stanford Avenue Colorado Avenue West Bayshore Road Foothill Expressway Hanover Street Miranda Avenue Arastradero Road Fabian Way Greer Road Ramona Street Edgewood Drive Loma Verde Avenue Churchill Avenue Matadero Avenue Center Drive Los Robles Avenue California Avenue Barron Avenue Welch Road Kingsley Avenue Maybell Avenue Wilkie Way Hansen Way Coleridge Avenue Byron Street Ely Place Oregon Avenue Marion Avenue North California Avenue Emerson Street Pitman Avenue Laguna Avenue Grove Avenue Ferne Avenue Porter Drive Chimalus Drive College Avenue Amherst Street Seneca Street Lane 66Bowdoin Street Stockton Place Harker Avenue Embarcadero Road Ames Avenue El Dorado Avenue La Para Avenue Clark Way Birch Street Clara Drive Coyote Hill Road Columbia Street Georgia Avenue Hillview Avenue Rhodes Drive La Donna Street Parkinson Avenue Kipling Street Pasteur Drive Heather Lane Kellogg Avenue Alger Drive Florales Drive Forest Avenue Greenwood Avenue Nathan Way Urban Lane Harvard Street Iris Way Hopkins Avenue Dana Avenue Fife Avenue Fulton Street Sutherland Drive (none) Marshall Drive Geng Road Orme Street Parkside Drive Walnut Drive Maddux Drive Wildwood Lane Elsinore Drive Moreno Avenue Arbutus Avenue Shopping Center Way Walter Hays Drive Jackson Drive Kenneth Drive Patricia Lane Cereza Drive Towle Way Guinda Street Transport Street Bruce Drive Faber Place Los Palos Avenue Laguna Way West Meadow Drive Janice Way Bibbits Drive Warren Way Mayview Avenue Rorke Way Evergreen Drive Stelling Drive Military Way Ashton Avenue Jefferson Drive Santa Rita Avenue Addison Avenue Rinconada Avenue Encina Avenue Silva Avenue Escobita Avenue Quarry Road Bryson Avenue Fabian Street Nevada Avenue Southwood Drive Lane 33 Lupine Avenue Poe Street Suzanne Drive Sycamore Drive Manzana Lane Elwell Court Ruthelma Avenue Maclane Wells Avenue Tasso Street Lane D East Lytton Avenue Lane 7 West Mark Twain Street Maple Street Lane D West Melville Avenue Palm Street Tioga Court Peral Lane Shasta Drive Diablo Court Saint Francis Drive Melville Avenue Park Boulevard Dana Avenue Oregon Avenue Colorado Avenue Page Mill Road Emerson Street Guinda Street Tasso Street Byron Street Byron Street Oregon Avenue Bryant Street North California Avenue San Antonio Road Georgia Avenue High Street Mountain ViewStanford University Menlo Park Atherton East Palo Alto Los AltosPortola Valley Los Altos Hills Stanford Menlo Park Mountain View Los AltosLos Altos Hills Atherton Portola Valley Cupertino Stanford University Redwood City East Palo Alto Sunnyvale Woodside Housing Incentive Program Parcels - ExistingHousing Incentive Program Parcels - ProposedHousing Inventory Sites 7/8/2024 NVCAP Zoning £¤101 Item 3 ​Attachment B: HIP and AHIP Applicability Map ​     Packet Pg. 138     Item No. 4. Page 1 of 1 Planning & Transportation Commission Staff Report From: Planning and Development Services Director Lead Department: Planning and Development Services Meeting Date: December 11, 2024 Report #: 2411-3816 TITLE Approval of Planning & Transportation Commission Draft Verbatim & Summary Minutes of October 30, 2024 RECOMMENDATION Staff recommends that the Planning & Transportation Commission (PTC) adopt the meeting minutes. BACKGROUND Draft verbatim and summary minutes from the October 30, 2024 Planning & Transportation Commission (PTC) meeting were made available to the Commissioners prior to the December 11, 2024 meeting date. The draft PTF minutes can be viewed onlined on the City’s website at bit.ly/PaloAltoPTC. ATTACHMENTS There are no attachments. AUTHOR/TITLE: Veronica Dao, Administrative Associate Item 4 Staff Report     Packet Pg. 139     Item No. 5. Page 1 of 1 Planning & Transportation Commission Staff Report From: Planning and Development Services Director Lead Department: Planning and Development Services Meeting Date: December 11, 2024 Report #: 2411-3838 TITLE Approval of Planning & Transportation Commission Draft Verbatim & Summary Minutes of November 13, 2024 RECOMMENDATION Staff recommends that the Planning & Transportation Commission (PTC) adopt the meeting minutes. BACKGROUND Draft verbatim and summary minutes from the November 13, 2024 Planning & Transportation Commission (PTC) meeting were made available to the Commissioners prior to the December 11, 2024 meeting date. The draft PTC minutes can be viewed online on the City’s website at bit.ly/PaloAltoPTC. ATTACHMENTS There are no attachments. AUTHOR/TITLE: Veronica Dao, Administrative Associate Item 5 Staff Report     Packet Pg. 140