HomeMy WebLinkAboutStaff Report 6593
City of Palo Alto (ID # 6593)
City Council Staff Report
Report Type: Action Items Meeting Date: 3/21/2016
City of Palo Alto Page 1
Summary Title: Housing Sites and Programs
Title: Comprehensive Plan Update: Housing Sites and Programs
From: City Manager
Lead Department: Planning and Community Environment
Recommendation
Staff requests City Council guidance on housing issues and programs for consideration and
implementation concurrent with the Comprehensive Plan Update. Potential issues for
consideration include but are not limited to:
a. potential replacement of housing inventory sites on San Antonio Road and South El
Camino Real with either (i) increased densities at sites in Downtown and the California
Avenue Area and/or (ii) new housing sites, potentially along the El Camino Real frontage
of the Stanford Research Park and/or the Stanford Shopping Center;
b. potential changes in zoning to replace non-retail commercial FAR with residential FAR in
mixed-use areas like Downtown and the El Camino Real corridor;
c. potential incentives to encourage the merger and development of small lots that are on
the City’s housing inventory, such as those along El Camino Real; and
d. potential changes in zoning to encourage small units, “micro” units, accessory dwelling
units, co-housing, live/work, affordable housing and other forms of housing.
Executive Summary
In November of 2014, the City adopted the current housing chapter or “Housing Element” of
the City’s Comprehensive Plan, which provides a list of sites, goals, policies, and
implementation programs intended to address the City’s projected housing needs for the
period 2015-2023. Because State law provides a prescribed list of contents and a schedule for
updating housing elements, this element was updated in advance of the rest of the
Comprehensive Plan.
The Housing Element and all other elements of the Comprehensive Plan must remain internally
consistent. Therefore the City has an obligation to review the Housing Element concurrent with
the Comprehensive Plan Update, and to make modifications if necessary to ensure continued
consistency between the elements. The ongoing Comprehensive Plan Update also provides an
opportunity to advance Housing Element programs via complimentary and supporting policies
City of Palo Alto Page 2
in the Land Use and Community Design Element. Tonight’s City Council discussion is intended
to secure the Council’s direction regarding this opportunity.
One of the Housing Element programs (Program H2.2.5) obligated the City to consider
exchanging housing sites along San Antonio Road and along portions of South El Camino Real
that are outside of pedestrian “nodes” for other sites that are closer to transit and services.
Scenario 3 in the Comprehensive Plan Update Draft EIR considers exchanging these sites for
increased densities on other sites, and Scenario 4 considers exchanging these sites for new sites
along El Camino Real. These suggestions are discussed in more detail below, along with other
programs included in the Housing Element to encourage production of small units and
programs to encourage the merger and development of small housing inventory sites.
Background
The City of Palo Alto, like the majority of the Bay Area, is experiencing increased housing costs
and a shortage of available housing at all income levels. Recent estimates put the current
jobs/housing balance in the City at 3.05 jobs per employed resident. This trend requires the City
to import most of its workers to meet the needs of business and industry, indicating in a large
unmet need for worker housing in the City. Since many of Palo Alto’s workers cannot afford to
live in the City, the imbalance creates negative impacts such as long commutes for workers
both inside and outside the region, increased traffic congestion during peak commute periods,
and increased air pollution end energy consumption.
Over the past year, City Councilmembers have expressed an interest in exploring alternatives to
produce more housing opportunities at various City Council meetings. Among some of the ideas
expressed were: co-housing, micro-units and second dwelling units. On October 19, 2015,
Councilmembers Scharff, Schmid and Wolbach presented a Colleague’s memo in support of
secondary dwelling units, which was referred to the Planning & Transportation Commission for
analysis. At the November 2, 2015 City Council meeting about the vision and goals for Land Use
Element of the Comprehensive Plan, Council included language in the motion to encourage
more housing. During the past year, the City Council has also approved a project (441 Page Mill
Road) utilizing the State Density Bonus law, and adopted changes in local implementing
regulations (in the “code clean-up” ordinance) to remain consistent with that law.
More background information about the City’s Housing Element and the programs it contains is
provided below.
The City’s Housing Element
After a year of development and drafting, the 2015-2023 Housing Element for the City of Palo
Alto was adopted on November 10, 2014, and subsequently certified by the California State
Department of Housing and Community Development (HCD) on January 20, 2015. The entire
text of the Housing Element can be found at
http://www.cityofpaloalto.org/civicax/filebank/documents/37935.
City of Palo Alto Page 3
A housing element covers an 8 year period and is a required component of a municipality’s
General Plan/Comprehensive Plan and must do the following:
Evaluate existing housing needs
Estimate projected housing needs
Review previous Housing Element goals and programs that evaluates how well they
achieved the City’s objectives
Inventory adequate sites with an analysis that assesses the jurisdiction’s ability to
accommodate its share of the regional housing need in light of environmental and
infrastructure issues and conditions
Identify governmental and non-governmental constraints to the production and
maintenance of housing
Propose specific ways to address identified needs, remove or reduce governmental
constraints; and conserve and improve existing affordable housing
Quantify objectives that estimate the maximum number of units by income level for
construction, rehabilitation and conservation of housing during the planning period
Primary to the above list of State required components is utilizing ABAG-generated housing
need projections for all income levels and providing zoning that can accommodate or is
appropriate for these units and growth. Palo Alto’s current Housing Element (Table 2-37)
requires the zoning for 1,988 new housing units, broken down by income level as follows:
Table 1: City of Palo Alto New Construction Need by Household Income Level, 2014-2022
Income Level % of Area Median Number of Units % of Total Need
Extremely Low Income 0-30% 345 17%
Very Low Income 31-50% 346 38%
Low Income 51-80% 432 22%
Moderate Income 81-120% 278 13%
Above Moderate Income over 120% 587 30%
Total 1,988 100%
Source: ABAG Regional Housing Needs Allocation & City of Palo Alto Housing Element, 2014
The definition of income levels is based on a percentage of area median income (AMI), which is
extremely high in our area. For example, “moderate income” housing is affordable to
households earning up to 120% of the area median or approximately $127,560 for a family of
four.1 In most other areas of the Country, this income level would be associated with “above
moderate” or market rate housing, rather than affordable housing.
1 This figure is based on the area median income of $106,300 for a 4 –person household in Santa Clara County as
of 4/15/15 as published by HCD.
City of Palo Alto Page 4
It should be noted that the City’s obligation to plan and zone for its Regional Housing Needs
Allocation (RHNA), as presented in Table 1, above, is aimed at addressing Palo Alto’s “fair
share” of regional housing needs, as determined by the Association of Bay Area Governments
(ABAG). RHNA numbers are not the same as projections of future housing growth, which are
often lower because of the constraints on housing production discussed in the Housing
Element.
The sites included in the inventory or “housing sites table” included as Appendix B in the
Housing Element (see map in Attachment A) are described by providing the location, size,
zoning, maximum density, and a “realistic capacity” for each site. Consistent with HCD’s
Guidelines, the City does not get “credit” for the maximum density of each site, but only a
“realistic capacity” of about 80% of the total capacity allowed under existing zoning. According
to HCD, this approach takes into account development trends, site constraints, and the
potential for some non-residential uses (as a part of mixed-use development).
The policies and programs included in the City’s Housing Element address a wide variety of
housing issues, grouped under the following high-level goals:
preservation of residential neighborhoods;
supporting the construction of housing near schools, transit, parks, shopping,
employment, and cultural institutions;
meeting underserved housing needs;
promoting an environment free of discrimination and barriers to housing choice; and
reducing the environmental impact of new and existing housing.
A list of the implementation programs included in the Housing Element with their respective
timeframes is included as Attachment B. Many of these programs are directly related to the
issues before the Council this evening:
Programs related to housing sites and densitites include Programs H2.2.5, H2.1.1,
H2.1.7, H2.1.10, H2.1.11, and H2.2.2
Programs related to micro units, accessory dwelling units, cohousing, or other housing
types include Programs H2.1.4, H3.3.5, H1.1.2, H3.1.7, H3.3.4)
Programs related the merger and development of small lots include Programs 2.1.9 and
2.2.1
Importantly, Program 2.1.9 regarding incentives for merger of small housing inventory sites was
of particular interest to housing advocates and HCD, and the City is required to adopt related
code amendments this year.
Discussion: Housing Sites
Since the adoption of the current Housing Element, individual members of the City Council have
expressed interest in revisiting the sites along San Antonio Road and South El Camino Real,
City of Palo Alto Page 5
consistent with Housing Element Program 2.2.5:
“…continue to identify more transit-rich housing sites including in the downtown and the
California Avenue area after HCD certification as part of the Comprehensive Plan Update
process and consider exchanging sites along San Antonio and sites along South El
Camino that are outside of identified “pedestrian nodes” for the more transit-rich
identified sites.”
The Housing Element also contains Program 2.1.10 which references “pearls on a string” as a
descriptor for pedestrian nodes along El Camino Real:
“As part of planning for the future of El Camino Real, explore the identification of
pedestrian nodes (i.e. “pearls on a string”) consistent with the South El Camino Design
Guidelines, with greater densities in these nodes than in other areas.”
The South El Camino Design Guidelines can be found here:
http://www.cityofpaloalto.org/civicax/filebank/documents/19041 and contains the following
simple diagram:
Figure 1. Diagram from the South El Camino Design Guidelines
Source: City of Palo Alto, Van Meter Williams Pollack, Kendall Planning and Design, 2002
The City of Mountain View has approved significant development at the southwestern end of
San Antonio Road, bordering the City of Palo Alto that has added considerable numbers of
housing units and retail sites, and this development continues. With increased traffic along San
Antonio putting new pressures on the neighborhoods immediately to the northwest, and
recognizing that sites identified in the Housing Element northeast of Middlefield Road and
along southern El Camino Real are not as well served by transit or as accessible to
neighborhood services as other sites, this location may not be suitable for the approximately
250 new units of realistic capacity attributed to these sites.
City of Palo Alto Page 6
Scenario 3 in the Draft Environmental Impact Report (DEIR) for the Comprehensive Plan Update
tests the idea of deleting these sites in South Palo Alto and replacing them by increasing the
densities allowed on other, existing sites in Downtown and California Avenue area. (This was
not a policy decision; instead it was done to illustrate what the potential impact would be).
Under Scenarios 3, staff assumed that the Pedestrian and Transit Oriented Development
(PTOD) overlay would be applied to a broader geographic area, including Downtown, and would
be streamlined to incentivize its use. (The PTOD is effectively a local alternative to the State’s
density bonus law.)
If 15 out of a total of 46.5 acres of Downtown Commercial (CD) zoned land were redeveloped
with residential mixed use space at a realistic yield of 30 dwelling units per acre, it would yield
approximately 450 new units. (The 2015-2023 Housing Element assumed approximately 94
units realistic yield for all CD zoned parcels included in the inventory.) If the boundary of the
PTOD area were extended to include the Fry’s site in the California Avenue area, the site could
redevelop at a higher maximum density of 40 dwelling units per acre (rather than 30 dwelling
units per acre currently), yielding 600 units. (The 2015-2023 Housing Element assumed
redevelopment with 221 units.) Applying a “realistic capacity” of 30 du/ac at the 15 acre Fry’s
site would yield 450 units or 229 more than assumed in the Housing Element. Together the
changes tested in Scenario 3 could result in 900 units, or 585 more than the current Housing
Element.
Scenario 4 in the Comprehensive Plan Update Draft EIR tests the idea of deleting the same sites
in South Palo Alto and replacing them by not only increasing the densities allowed on other,
existing sites in Downtown and California Avenue area, but by adding new sites in the El Camino
Real corridor. Specifically, the scenario envisions that the City could identify new housing sites
and potentially extend the PTOD zoning district to cover the northeastern portion of the
Stanford Shopping Center and the Stanford Research Park fronting El Camino Real.
If the Palo Alto Square site at the corner of El Camino Real and Page Mill Road were rezoned
from PC-2533 to RM-40, assuming mixed use, structured parking, & commercial/residential
fronting El Camino Real, the 15 acre site could yield approximately 450 new housing units at a
“realistic capacity” of 30 du/ac. (While the entire 15 acre lot would be rezoned to achieve the
“realistic capacity” of 30 du/ac and 450 dwelling units, staff assumed the residential
development would occur on the 5.5 acres fronting on ECR and surface parking would be
replaced in a structure or underground.) If 12 acres fronting El Camino Real in the Stanford
Shopping Center were redeveloped as mixed use commercial/residential at a realistic capacity
of 35 dwelling units per acre, approximately 420 additional housing units could be
accommodated. (35 du/ac was assumed as the “realistic capacity” if the Downtown PTOD
extended to Stanford Shopping Center, although the maximum density would be higher. A new
Development Agreement would be required per PAMC Section 18.16.060.) Together these two
changes tested in Scenario 4 could result in 870 units more than the current Housing Element
as both these sites are currently not in the Housing Inventory Sites list.
All of these concepts would require further development if the Council is interested in pursuing
City of Palo Alto Page 7
them, and alternative approaches to replacing the San Antonio and South El Camino Real sites
could also be considered in the context of the “Quality of Life” scenario that the Council has
requested that staff define further. For example, Draft EIR Scenarios 2-4 advance the idea of
somewhat reducing commercial FAR in the downtown and replacing it with residential FAR.
This same approach could be used in mixed-use zones along the El Camino Real corridor and in
the California Avenue area. If the Council is interested in this approach or an alternate
approach, staff can quantify the potential unit yield for analysis in the “Quality of Life” scenario
requested on February 22, 2016.
Discussion: Housing Programs
With the focus on houisng sites, implementaton programs are often forgotten. However, as
noted above, the City Council has expressed an interest in exploring policies and zoning changes
to stimulate production of small units, consistent with some of the programs in the City’s
Housing Element. Some of the suggestions advanced by Councilmembers and the public
include the following:
1. Accessory Dwelling Units: Small, self-contained living units that have their own
kitchen, bedroom(s), and bathroom space. ADUs are apartments that can
be located within the walls of an existing or newly constructed single-family home or
can be an addition to an existing home. They can also be freestanding cottages on
the same lot as the principal dwelling unit.
2. Micro-units: Small apartments that can be as small as 200-300 square feet. These
apartments often include a small living/bedroom area, a small bathroom, and a
kitchenette. In some cases, bathrooms and kitchens are shared among residents on
the same floor and the micro-units are primarily for sleeping and sitting. San
Francisco recently passed legislation that allows for the construction of micro-units,
with a minimum square footage of 220 square feet.
3. Co-housing: An intentional community of private homes clustered around shared
space. Each attached or single family home has traditional amenities, including a
private kitchen. Shared spaces typically feature a common house, which may
include a large kitchen and dining area, laundry, and recreational spaces. Shared
outdoor space may include parking, walkways, open space, and gardens.
Neighbors also share resources like tools and lawnmowers.
4. Housing density: Set a threshold for the minimum number of housing units that
need to be built on a site or, alternatively, let the maximum floor area ration (FAR)
rather than dwelling unit density standards determine how many units can “fit” on a
given site.
City of Palo Alto Page 8
5. Non-Residential density: Lower the maximum FAR for non-retail commercial square
footage in mixed use development and replace with increased residential FAR to
encourage higher density housing.
6. “Unbundling” parking and/or removing parking requirements: This concept could be
implemented along major commercial corridors well served by public transit and
would serve younger families and/or seniors who do own cars.
7. Land assembly incentives – as noted above, the City’s Housing Element requires that
we adopt some incentives for small lot consolidation focusing on small sites in the
City’s housing inventory. Incentives can include but are not limited to additional
height or density, and/or reduced parking or retail requirements.
8. Affordable Housing Overlay Zones (HOZ): Based on carrots rather than sticks, HOZs
encourage production of affordable homes rather than requiring it. They permit
owners to develop under base zoning or more lenient HOZ regulations. Rather than
imposing restrictions, HOZ incentives may include increased density, relaxed height
limits, reduced parking requirements, fast-tracked permitting, and exemptions from
mixed-use requirements. In order to qualify for these incentives, developments
must include a certain percentage of homes for lower income households, generally
between 25% and 100% of the units. Menlo Park and Los Gatos have recently
enacted HOZs.
There are certainly ideas other than these that can be considered, and the Housing Element
programs listed in Attachment B cover these and more.
City Council direction is requested regarding those concepts that the Council would like to
explore further and potentially consider for implementation concurrent with the
Comprehensive Plan Update. Implementation could consist of inclusion of supporting policies
and programs in the Land Use and Community Design Element of the Comprehensive Plan
Update, amendment of the City’s adopted Housing Element (in consultation with HCD), and/or
a consideration of zoning changes necessary to implement programs already identified in the
Housing Element. Also, those concepts that the Council would like to explore further can be
included for analysis as part of the “Quality of Life” scenario that the City Council requested in
conjunction with the Comprehensive Plan Update Draft EIR on February 22, 2016.
Timeline
The Council’s direction this evening will inform ongoing work of the Citizens Advisory
City of Palo Alto Page 9
Committee for the Comprehensive Plan Update as well as staff’s work to define a potential
“Quality of Life” scenario for analysis as part of the Comp Plan EIR process. The current
schedule for the Comprehensive Plan Update is included as Attachment C and reflects changes
since the Council’s last discussion on February 22, 2016 based on the Council’s input, the work
of the CAC, and staff resources.
Resource Impact
The additional funding required to analyze a “Quality of Life” scenario and support staff work in
completing the Comprehensive Plan Update will be addressed in an amendment to the
Placeworks contract that will be proposed for adoption in May when the Council will have the
opportunity to review components for inclusion in the scenario as discussed on February 22,
2016.
The requested direction this evening is expected to inform ongoing work as well as work
products that would be funded by this contract amendment.
To the extent that the Council’s direction involves policy or regulatory changes beyond those
expected as part of the Comprehensive Plan Update, these may involve additional staff and
consultant resources that will have to be assessed based on the specific direction provided.
Environmental Review
For purposes of the California Environmental Quality Act (CEQA), this evening’s requested
action is not a “project” requiring environmental review, although any policy and regulatory
changes that the Council wishes to consider further will themselves require environmental
review before a decision can be made related to their adoption and implementation.
Attachments:
Attachment A: Housing Inventory Sites (PDF)
Attachment B: 2015-2023 Housing Element Time Frame and Programs (DOCX)
Attachment C: Comp. Plan Schedule (PDF)
Palo Alto Housing Element – Adopted
Chapter 3 –Resources and Sites 62
AT
T
A
C
H
M
E
N
T
A
Summary of Near Term Housing Element Programs
March 4, 2016
Page 1
Housing Element 2015-2023
Near Term Implementation Programs -- Time Frame
Implement within 2 years of adoption (by Dec. 2016)
H2.1.7 PROGRAM Explore developing a Transfer of Development Rights (TDR) program to
encourage higher-density housing in appropriate locations.
Eight-Year Objective: Create opportunities for higher-density housing.
Funding Source: City funds
Responsible Agency: Planning & Community Environment
Time Frame: Consider program within two years of Housing Element
adoption
Status: Not yet completed.
H2.1.8 PROGRAM Promote redevelopment of underutilized sites by providing information
about potential housing sites on the City’s website, including the Housing
Sites identified to meet the RHNA and information about financial
resources available through City housing programs.
Eight-Year Objective: Provide information to developers about potential
housing sites.
Funding Source: City funds
Responsible Agency: Planning & Community Environment
Time Frame: Post information on website upon adoption of Housing
Element
Status: Completed.
H2.1.9 PROGRAM Amend the Zoning Code to create zoning incentives that encourage the
consolidation of smaller lots identified as Housing Inventory Sites and
developed with 100% affordable housing projects. Incentives may include
development review streamlining, reduction in required parking for
smaller units, or graduated density when consolidated lots are over one-
half acre. Adopt amendments as appropriate. Provide information
regarding zoning incentives to developers.
Eight-Year Objective: Amend the Zoning Code to provide development
incentives to meet the RHNA.
Funding Source: City funds
Responsible Agency: Planning & Community Environment
Time Frame: Adopt amendments within two years of Housing
Element adoption
Status: Not yet completed.
ATTACHMENT B
Summary of Near Term Housing Element Programs
March 4, 2016
Page 2
H2.2.4 PROGRAM As detailed in the Resources chapter of the Housing Element, the City of
Palo Alto has committed to providing financial assistance towards the
conversion of 23 multi-family units to very low-income (30-50% AMI)
units for a period of 55 years, and is seeking to apply credits towards the
City’s RHNA (refer to Appendix C - Adequate Sites Program Alternative
Checklist). The Palo Alto Housing Corporation (PAHC) approached the
City for assistance in converting a portion of the 60 units at the Colorado
Park Apartments, to be reserved for very low-income households. The
committed assistance will ensure affordability of the units for at least 55
years, as required by law.
Eight-Year Objective: By the end of the second year of the housing
element planning period, the City will enter into a legally enforceable
agreement for $200,000 in committed assistance to purchase affordability
covenants on 23 units at the Colorado Park Apartments. The City will
report to HCD on the status of purchasing affordability covenants no later
than July 1, 2018, and to the extent an agreement is not in place, will
amend the Housing Element as necessary to identify additional sites.
Responsible Agency: Planning & Community Environment
Time Frame: Ongoing
Status: Completed.
H3.1.14 PROGRAM Encourage and support the regional establishment of a coordinated effort
to provide shared housing arrangement facilitation, similar to the HIP
Housing Home Sharing Program in San Mateo County. Advocate among
regional and nonprofit groups to establish the necessary framework.
Eight-Year Objective: Meet with regional groups and work to establish a
Santa Clara Home Sharing Program
Funding Source: City Housing funds
Responsible Agency: Planning & Community Environment
Time Frame: Within two years of Housing Element adoption
Status: Not yet completed.
H3.5.2 PROGRAM Amend the Zoning Code to clarify distancing requirements for emergency
shelters, stating that “no more than one emergency shelter shall be
permitted within a radius of 300 feet.”
Eight-Year Objective: Amend the Zoning Code to clarify distancing
requirements for emergency shelters.
Funding Source: City funds
Responsible Agency: Planning & Community Environment
Time Frame: Adopt amendments within one year of Housing Element
adoption
Status: Completed.
Summary of Near Term Housing Element Programs
March 4, 2016
Page 3
H3.5.3 PROGRAM Amend the Zoning Code to revise definitions of transitional and
supportive housing to remove reference to multiple-family uses, and
instead state that “transitional and supportive housing shall be considered
a residential use of property and shall be subject only to those restrictions
that apply to other residential dwellings of the same type in the same
zone.”
Eight-Year Objective: Amend the Zoning Code to revise transitional and
supportive housing definitions.
Funding Source: City funds
Responsible Agency: Planning & Community Environment
Time Frame: Adopt amendments within one year
Status: Completed.
H5.1.7 PROGRAM In accordance with Government Code Section 65589.7, immediately
following City Council adoption, the City will deliver to all public
agencies or private entities that provide water or sewer services to
properties within Palo Alto a copy of the 2015-2023 Housing Element.
Eight-Year Objective: Immediately following adoption, deliver the
2015-2023 Palo Alto Housing Element to all providers of sewer and water
services within the City.
Funding Source: City funds
Responsible Agency: Planning & Community Environment
Time Frame: Within one month of adoption of the Housing Element
Status: Completed.
Implement within 3 years of adoption (by Dec. 2017)
H1.1.2 PROGRAM Consider modifying development standards for second units, where
consistent with maintaining the character of existing neighborhoods. The
modifications should encourage the production of second units affordable
to very low-, low-, or moderate-income households.
Eight-Year Objective: Consider modifying the Zoning Code to provide
for additional second units.
Funding Source: General Fund
Responsible Agency: Planning & Community Environment
Time Frame: Conduct a study within three years of adoption of Housing
Element to assess the potential for additional second units with
modifications to the development standards.
Status: Not yet Completed (Underway).
H1.1.3 PROGRAM Provide incentives to developers such as reduced fees and flexible
development standards to encourage the preservation of existing rental
cottages and duplexes currently located in the R-1 and R-2 residential
areas.
Summary of Near Term Housing Element Programs
March 4, 2016
Page 4
Five-Year Objective: Preserve 10 rental cottages and duplexes.
Funding Source: City Housing Fund
Responsible Agency: Planning and Community Environment
Time Frame: Explore incentives within three years of Housing Element
adoption
Status: Not yet completed.
H2.1.1 PROGRAM To allow for higher density residential development, consider amending
the Zoning Code to permit high-density residential in mixed use or single
use projects in commercial areas within one-half a mile of fixed rail
stations and to allow limited exceptions to the 50-foot height limit for
Housing Element Sites within one-quarter mile of fixed rail stations.
Eight-Year Objective: Provide opportunities for a diverse range of
housing types near fixed rail stations.
Funding Source: City funds
Responsible Agency: Planning & Community Environment
Time Frame: Consider Zoning Code amendments within three years of
Housing Element adoption
Status: Not yet completed.
H2.1.3 PROGRAM Amend the zoning code to specify the minimum density of eight dwelling
units per acre in all RM-15 districts. Consider amending the zoning code
to specify minimum density for other multifamily zoning districts,
consistent with the multi-family land use designation in the
Comprehensive Plan.
Eight-Year Objective: To provide opportunities for up to10 additional
dwelling units on properties zoned RM-15
Funding Source: City funds
Responsible Agency: Planning & Community Environment
Time Frame: Within three years of Housing Element adoption
Status: Not yet Completed.
H2.1.4 PROGRAM Amend the Zoning Code to create zoning incentives that encourage the
development of smaller, more affordable housing units, including units for
seniors, such as reduced parking requirements for units less than 900
square feet and other flexible development standards.
Eight-Year Objective: Provide opportunities for 75 smaller, more
affordable housing units.
Funding Source: City funds
Responsible Agency: Planning & Community Environment
Time Frame: Within three years of Housing Element adoption
Status: Not yet completed.
H2.2.1 PROGRAM Implement an incentive program within three years of Housing Element
Summary of Near Term Housing Element Programs
March 4, 2016
Page 5
adoption for small properties identified as a Housing Element Site to
encourage housing production on those sites. The incentive eliminates Site
and Design Review if the project meets the following criteria:
• The project has 9 residential units or fewer
• A residential density of 20 dwelling units per acre or higher
• Maximum unit size of 900 square feet
Eight-Year Objective: Streamline processing for identified Housing
Element Sites.
Funding Source: City funds
Responsible Agency: Planning & Community Environment
Time Frame: Adopt program within three years of Housing Element
adoption
Status: Site and Design Review threshold has been increased to 9 units.
H2.2.2 PROGRAM Work with Stanford University to identify sites suitable for housing that
may be located in the Stanford Research Park and compatible with
surrounding uses.
Eight-Year Objective: Identify sites suitable for housing to
accommodate additional housing units.
Funding Source: City funds
Responsible Agency: Planning & Community Environment
Time Frame: Identify sites within three years of Housing Element
adoption
Status: Not yet Completed (Underway)
H2.2.6 PROGRAM On parcels zoned for mixed use, consider allowing exclusively residential
use on extremely small parcels through the transfer of zoning requirements
between adjacent parcels to create horizontal mixed use arrangements. If
determined to be appropriate, adopt an ordinance to implement this
program.
Eight-Year Objective: Consider transfer of zoning requirements to
create horizontal mixed use.
Funding Source: City funds
Responsible Agency: Planning & Community Environment
Time Frame: Within three years of Housing Element adoption
Status: Not yet completed (Can be accomplished with Program 2.1.9).
H3.1.1 PROGRAM Amend the City’s BMR ordinance to lower the BMR requirement
threshold from projects of five or more units to three or more units, and to
modify the BMR rental section to be consistent with case law related to
inclusionary rental housing.
Summary of Near Term Housing Element Programs
March 4, 2016
Page 6
Eight-Year Objective: Provide opportunities for four additional BMR
units.
Funding Source: City funds
Responsible Agency: Planning & Community Environment
Time Frame: Amend BMR Ordinance within three years of Housing
Element adoption.
Status: Not yet completed. (Underway)
H3.1.12 PROGRAM Amend the Zoning Code to provide additional incentives to developers
who provide extremely low-income (ELI), very low-income, and low-
income housing units, above and beyond what is required by the Below
Market Rate program, such as reduced parking requirements for smaller
units, reduced landscaping requirements, and reduced fees.
Eight-Year Objective: Provide incentives for development of housing
for Extremely Low Income households.
Funding Source: City Housing funds
Responsible Agency: Planning & Community Environment
Time Frame: Within three years of Housing Element adoption
Status: Not yet completed.
H3.3.4 PROGRAM Support the development and preservation of group homes and supported
living facilities for persons with special housing needs by assisting local
agencies and nonprofit organizations in the construction or rehabilitation
of new facilities for this population.
Eight-Year Objective: Regularly review existing development
regulations, and amend the Zoning Code accordingly to reduce regulatory
obstacles to this type of housing.
Funding Source: City & CDBG Funds
Responsible Agency: Planning & Community Environment
Time Frame: Amend Zoning Code within three years of Housing Element
adoption.
Status: Not yet completed.
H3.4.4 PROGRAM The City will work with affordable housing developers to pursue
opportunities to acquire, rehabilitate, and convert existing multi-family
developments to long-term affordable housing units to contribute to the City’s
fair share of the region’s housing needs.
Eight-Year Objective: Identify potential sites for acquisition and
conversion and provide this information to developers.
Funding Source: City funds
Responsible Agency: Planning and Community Environment
Time Frame: Within three years of Housing Element adoption
Status: Ongoing.
Summary of Near Term Housing Element Programs
March 4, 2016
Page 7
H4.2.1 PROGRAM Ensure that the Zoning Code facilitates the construction of housing that
provides services for special needs households and provides flexible
development standards for special service housing that will allow such
housing to be built with access to transit and community services while
preserving the character of the neighborhoods in which they are proposed
to be located.
Eight-Year Objective: Evaluate the Zoning Code and develop flexible
development standards for special service housing.
Funding Source: City funds
Responsible Agency: Planning & Community Environment
Time Frame: Evaluate the Zoning Code within three years of adoption of
the Housing Element.
Status: Not yet completed.
H4.2.2 PROGRAM Work with the San Andreas Regional Center to implement an outreach
program that informs families in Palo Alto about housing and services
available for persons with developmental disabilities. The program could
include the development of an informational brochure, including
information on services on the City’s website, and providing housing-
related training for individuals/families through workshops.
Eight-year objective: Provide information regarding housing to families
of persons with developmental disabilities.
Funding Source: General Fund
Responsibility: Planning and Community Environment
Time frame: Develop outreach program within three years of adoption of
the Housing Element.
Status: Not yet completed.
Implement within 4 years of adoption (by Dec. 2018)
H3.1.7 PROGRAM Ensure that the Zoning Code permits innovative housing types such as co-
housing and provides flexible development standards that will allow such
housing to be built, provided the character of the neighborhoods in which
such housing is proposed to be located is maintained.
Eight-Year Objective: Review the Zoning Code and determine
appropriate amendments to allow innovative housing types with flexible
development standards.
Funding Source: City funds
Responsible Agency: Planning & Community Environment
Time Frame: Consider changes to the Zoning Code within four years of
Housing Element adoption.
Status: Not yet completed.
H3.3.7 PROGRAM Prepare a local parking demand database to determine parking standards
Summary of Near Term Housing Element Programs
March 4, 2016
Page 8
for different housing uses (i.e. market rate multifamily, multifamily
affordable, senior affordable, emergency shelters etc.) with proximity to
services as a consideration. Adopt revisions to standards as appropriate.
Eight-Year Objective: Determine parking standards for different
residential uses.
Funding Source: City funds
Responsible Agency: Planning & Community Environment
Time Frame: Within four years of Housing Element adoption
Status: Not yet completed. (The City Council has requested we prioritize
this program due to changes in the State Density Bonus
Law related to parking.)
H3.6.1 PROGRAM Conduct a nexus study to evaluate the creation of workforce housing for
City and school district employees.
Eight-Year Objective: Create the opportunity for up to five units of
workforce housing.
Funding Source: City of Palo Alto Commercial Housing Fund
Responsible Agency: Planning & Community Environment
Time Frame: Conduct a study within four years of adoption of the
Housing Element.
Status: Not yet completed.
Implement with Comprehensive Plan
H2.1.10 PROGRAM As a part of planning for the future of El Camino Real, explore the
identification of pedestrian nodes (i.e. “pearls on a string”) consistent with
the South El Camino Design Guidelines, with greater densities in these
nodes than in other areas.
Eight-Year Objective: Explore the identification of pedestrian nodes.
Funding Source: City funds
Responsible Agency: Planning & Community Environment
Time Frame: Ongoing in conjunction with the Comprehensive Plan
update
Status: Not yet completed (Underway).
H2.1.11 PROGRAM Consider implementing the Pedestrian and Transit Oriented Development
(PTOD) Overlay for the University Avenue downtown district to promote
higher density multifamily housing development in that area.
Eight-Year Objective: Consider PTOD for University Avenue.
Funding Source: City funds
Responsible Agency: Planning & Community Environment
Time Frame: Within four years of Housing Element adoption, in
conjunction with the Comprehensive Plan update
Summary of Near Term Housing Element Programs
March 4, 2016
Page 9
Status: Not yet completed (Underway).
H2.1.12 PROGRAM Evaluate developing specific or precise plans for the downtown, California
Avenue, and El Camino Real areas to implement in the updated
Comprehensive Plan. Adopt plans for these areas, as appropriate.
Eight-Year Objective: Evaluate developing plans for downtown,
California Avenue, and El Camino Real.
Funding Source: City funds
Responsible Agency: Planning & Community Environment
Time Frame: Ongoing in conjunction with the Comprehensive Plan
update
Status: Not yet completed. (Proposed for inclusion as an implementation
program in the Comprehensive Plan Update)
H2.2.7 PROGRAM Explore requiring minimum residential densities to encourage more
housing instead of office space when mixed-use sites develop, and adopt
standards as appropriate.
Eight-Year Objective: Explore requiring minimum densities in mixed
use districts.
Funding Source: City funds
Responsible Agency: Planning & Community Environment
Time Frame: Ongoing in conjunction with the Comprehensive Plan
update
Status: Not yet completed (Underway).
H2.2.8 PROGRAM Assess the potential of removing maximum residential densities (i.e.
dwelling units per acre) in mixed use zoning districts to encourage the
creation of smaller housing units within the allowable Floor Area Ratio
(FAR), and adopt standards as appropriate.
Eight-Year Objective: Assess removal of maximum densities in mixed
use zoning districts.
Funding Source: City funds
Responsible Agency: Planning & Community Environment
Time Frame: Ongoing in conjunction with the Comprehensive Plan
update
Status: Not yet completed (Underway).
Comprehensive Plan Update Revised Schedule – March 8, 2016 DRAFT*
*Modifications since January 30, 2016 version based on Feb 22, 2016 City Council input, staffing changes, and other factors. All dates and topics subject to change;
additional meetings may be scheduled as needed.
Date* Citizens Advisory Committee (CAC)
Schedule of Meetings & Topics
Schedule of Other Events Related to the Comp
Plan Update
City Council
Schedule of Comp Plan Discussions
Mar 2 CAC Community Services Subcommittee
Mar 9 CAC Sustainability Subcommittee
Mar 15 Land Use & Community Design Element Part
II Policies & Programs (Discussion)
City Council Finance Committee: Draft Fiscal
Study
Mar 21 CAC Transportation Subcommittee City Council Discussion of Housing Sites & Programs
TBD CAC Land Use Subcommittee
TBD CAC Sustainability Subcommittee
April 13 PTC Draft EIR Hearing
April 18 Earth Day/SCAP Report to the City Council
(Chief Sustainability Officer)
April 19
Land Use & Community Design Element Part
III Policies & Programs (Discussion)
Recommendations on the Transportation
Element & Community Services Element
Considered on Consent
April 21 ARB Draft EIR Hearing
April 25 City Council Public Hearing on the Draft EIR
TBD CAC Land Use Subcommittee
April 28 Library Commission Draft EIR Hearing
May 5 End of the Draft EIR Comment Period
TBD CAC Sustainability Subcommittee
May 16 City Council Review of CAC work on Transportation
Element
May 17 Natural Environment Element Policies and
Programs (Discussion)
May 23 City Council “Quality of Life” Scenario discussion &
direction to staff; Placeworks contract modification
TBD CAC Natural Environment Subcommittee
Attachment C
Comprehensive Plan Update Revised Schedule – March 8, 2016 DRAFT*
*Modifications since January 30, 2016 version based on Feb 22, 2016 City Council input, staffing changes, and other factors. All dates and topics subject to change;
additional meetings may be scheduled as needed.
Date* Citizens Advisory Committee (CAC)
Schedule of Meetings & Topics
Schedule of Other Events Related to the Comp
Plan Update
City Council
Schedule of Comp Plan Discussions
June 6 City Council Review of CAC work on Land Use Element &
Direction regarding Policy L‐8
June 21 Land Use & Community Design Draft
Element Recommendations
TBD
CAC Sustainability Subcommittee
July 19 Safety Element Policies & Programs
(Discussion)
TBD
CAC Sustainability Subcommittee
TBD
CAC Natural Environment Subcommittee
TBD
CAC Safety Subcommittee
Aug 15
City Council Discussion of Sustainability in the Comp Plan
Update
Aug 16 Natural Environment Draft Element
Recommendations
Sep 20 Business & Economics Element Policies &
Programs (Discussion)
Oct 3
Publish “Quality of Life” Scenario Results for
45‐day public review period (supplement to the
Draft EIR)
City Council Review of CAC work on Natural Environment
& Safety
TBD
CAC Business & Economics Subcommittee
Oct 18 Safety Draft Element Recommendations
Nov 7
City Council Discussion & Direction on Governance &
Implementation
TBD SPECIAL MEETING – Governance Element
Policies and Programs (Discussion)
Nov 9
PTC Hearing on “Quality of Life” Scenario
Nov 14
City Council Hearing on “Quality of Life” Scenario
TBD
CAC Governance Subcommittee
Nov 15 Business & Economics Element
Recommendation
Dec 13 Governance Element Recommendation
Implementation Plan
Comprehensive Plan Update Revised Schedule – March 8, 2016 DRAFT*
*Modifications since January 30, 2016 version based on Feb 22, 2016 City Council input, staffing changes, and other factors. All dates and topics subject to change;
additional meetings may be scheduled as needed.
Date* Citizens Advisory Committee (CAC)
Schedule of Meetings & Topics
Schedule of Other Events Related to the Comp
Plan Update
City Council
Schedule of Comp Plan Discussions
Putting it all together/Final Thoughts and
Recommendations
Dec 31 Revised Draft Comp Plan Update Disseminated
for Public Review
Feb (2017)
PTC Review & Recommendation to the City
Council (Multiple meetings) Final Review of Transportation Element
March
Final Review of Land Use Element
March
Final Review of Natural Environment and Safety Elements
April
Final Review of Business & Economics, Community
Services & Facilities Elements
April
Review of Implementation Plan
May
Final Review of City Council’s Changes & Errata
May
Publication of the Final EIR, Mitigation
Monitoring Plan & Draft CEQA Findings
May
UPDATED COMP PLAN & FINAL EIR ADOPTED