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Home My WebLink About2001-02-20 City Council (18)City of Palo Alto City Manager’s Report TO:HONORABLE CITY COUNCIL ~-1 7 FROM:CITY MANAGER DEPARTMENT: PLANNING AND COMMUNITY ENVIRONMENT DATE:FEBRUARY 20, 2001 CMR:142:01 SUBJECT:EXTENSION OF INTERIM ZONING REGULATIONS TO PRESERVE AND-ENCOURAGE NEIGHBORHOOD SERVING USES IN GROUND FLOOR LOCATIONS IN THE NEIGHBORHOOD COMMERCIAL (CN) DISTRICT AT CHARLESTON CENTER (PORTIONS OF THE 3900 BLOCK OF MIDDLEFIELD ROAD) AND THE MIDTOWN SHOPPING DISTRICT (PORTIONS OF THE 2600, 2700, AND 2800 BLOCKS OF MIDDLEFIELD ROAD AND THE 700 BLOCK OF COLORADO AVENUE). RECOMMENDATION Staff recommends that the City Council adopt, win a four fifths vote, the attached ordinances (see Attachments .A and B, respectively) extending previously adopted Ordinances No. 4675 and 4676 until April 30, 2001 modifying the Neighborhood Commercial (CN) zoning districts for the Charleston Center and Midtown Shopping District pursuant to Government Code Section 65858. BACKGROUND On January 16, 2001 the City Council passed and adopted Ordinances No. 4675 and 4676 (Attachments C and D) adopting interim regulations in the Charleston Center and Midtown Shopping District for a forty-five day period. Staff was instructed to return to Council .within that time period with additional research, drafts of alternative regulations, and the results of additional outreach meetings. Staff has been unable to complete that assignment in the time available. Under state law, interim ordinances can be extended by a four-fifths vote for twenty-two and a half months. The interim ordinances adopted by Council .on Janu .ary 16, 2001 expire in 45 days, therefore, Council must take action before March 2, 2001. There is no CMR: 142:01 Page 1 of 7 ¯ . room on the Council agendas to reconsider this matter before that date. Therefore, the City Attorney’s office has drafted a twenty-two month, extension that will terminate on April 30, 2001 unless the Council reaff’m-ns its decision by that date..Extending the ordinance in this manner will give staff time to do the work requested and permit the Council to consider the matter more fully at its meeting of April 9, 2001. DISCUSSION The ordinances the Council would be adopting on February 20, 2001 are substantially the same as those adopted on January 16,2001 with the following minor modifications: Changes to Charleston Center Ordinance: The maximum square footage of office uses allowed at Charleston Center would be changed to 7,850 square feet from 7,500 square feet to accurately reflect the office square footage that currently exists at the Center. This revised number was provided to staff by the property manager for the Center after the January 16, 2001 City Council meeting. Changes to Midtown Shopping District Ordinance: Office buildings at 689, 711, 719 and 721 Colorado Street would be excluded from the Ordinance because they were designed as office t~ses and.have always been. office uses (see Exhibit to Attachment A, Which shows boundaries of the area covered by the Ordinance); Language referring to "Middlefield Road" (18.41.037(e)) and "Other Frontages" (18.41.037(f)) would be deleted because the exemption of office buildings on Colorado and B ,tyson Streets removes the need to differentiate between side and main streets. All existing ground floor non-office uses in the designated district would be treated in the same manner, which would be to require a conditional use permit (CUP) for a conversion to office use. All existing ground, floor office uses in the designated district would be allowed to remain. If an existing ground floor office is to be r.eplaced with another office, a CUP must be obtained (the exception being a transfer of an existing business or practice to a new ownership).. These modified and simplified ordinances would be in place until April 30, 2001, within which time staff can return to City Council with the information requested at the January 16, 2001 meeting. This information will include a presentation of-the ground floor (GF) restrictions that currently apply to a portion of the Downtown area and an evaluation of how similar restrictions could be applied to the Midtown Shopping District. In addition, staff will present the results of an additional outreach meeting with property and business owners in the Midtown Shopping District, which is occurring on February 15, 2001. A staff recommendation will also be presented on how to address existing nonconforming uses and other issues that may be identified. CMR:142:01 Page 2 of 7 RESOURCE IMPACT ¯. The reso~ce impacts of the Interim Ordinance were outlined in the January 16, 2001 staff report (See Attachment E, CM~: 107:01). POLICY IMPLICATIONS The policy implications of changes to the CN district to strengthen and enhance neighborhood shopping centers .were outlined in .the January 16, 2001 staff report (CMR:107:01). TIME LINE The extended ordinances will expire on April 30, 2001, unless prior tO that date City¯ Council confirms the extension of the ordinances with or without modifications. Staff will return to City Council on April 9, 2001 with the information and analysis requested on January 16,2001. ENVIRONMENTAL REVIEW : This ¯project is exempt from the provisions of the California Environmental Quality Act (CEQA), per section 15061(3) of CEQA Guidelines, because it can be seen with certainty that there is no possibility that the project will havea significant effect on the environment. ATTACHMENTS A) B) 0 D) E) Ordinance modifying previously adopted Ordinance 4675 Ordinance modifying previously adopted Ordinance 4676 Ordinance No. 4675 Ordinance No. 4676 CMR: 107:01, dated January 16, 2001, without attachments Prepared by: Lisa Grote, Chief Planning Official Susan Arpan, Manager, Economic Resources Planning DEPARTMENT HEAD REVIEW: Director of Planning and Community Environment CITY MANAGER APPROVAL: E~SON " Assistant City Manager CMR:142:01 Page 3 of 7 Steve Quadro, Piazza’s Fine Foods, 3962 Middlefield Road, Palo Alto, CA 94303 Fred Alami, Charleston Cleaners, 3900 Middlefield Road, Palo Alto, CA 94303 Rick Stem, Palo Alto Chamber of Commerce, 638 Middlefield Road, Palo Alto, CA 94302 Jerry Benton, Palo Alto Orthopedic Co., 3910 Middlefield Road, Palo Alto, CA 94303 Mark Sobin, Palo Alto Chamber of Commerce, 4274 Wilkie Way, Palo Alto; CA 94301 Hal.Mickelson, P.O. Box 20062, Stanford, CA 94309 Matt Taylor, Knowhere Store, 2741 Middlefield Road, Palo Alto, CA 94303 Russ White, Yolke Corp., 2741 Middlefield Road, Pal6 Alto, CA 94303 Mike Haley, 1579 Avalon Drive, Los Altos, CA 94222 David Lee, University Florist/Midtown Photo, 2717 Middlefield Road, Palo Alto, CA 94303 Sarah Tull, 711 Colorado Avenue, Pal0 Alto, CA 94303 Roger Kohler, 72.1 Colorado Avenue, Palo Alto, CA 94303 ¯ -Babak Kahrobaie, Gate Cleaners, 2576 Middlefield Road, Palo Alto, CA 94303 Linda Jensen, WinterLodge, 3009 Middlefield Road, Palo Alto, CA 94303 Tony Carrasco, 120 Hamilton Avenue, Palo Alto, CA 94301 .Sandy Destro, 2635 Middlefield Road, Palo Alto, CA 94306 JeffDeaton, 2600 E1 Camino Real, #100, Palo Alto, CA 94306 Annette Ashton, 2747 Bryant Street, Palo Alto, CA 94306 Myllicent Ham.ilton 4014 Ben Lomond, Palo Alto, CA 94302 Charles G. Osb0me, 255 Edlee Court, Palo Alto, CA 94306 Karen White, 146 Walter Hayes Drive, Palo Alto, CA 94306 Marge Speidel, 3059 Louis Road, Palo Alto, CA 94303 Cornelia Pendleton, University Art, 267.Hamilton Avenue, Palo-Alto, CA 94301 Lynn Chiapella, 631 Colorado Avenue, Palo Alto, CA 94306 Brenda Ross, 1521 Escobita Avenue, Palo Alto, CA 94301 Ronna Devincenzi, 260OE1 Camino Real #100, Palo Alto, CA 94306 Pria Graves, 2130 Yale Street, Palo Alto, CA 94301 Debbie Mytels, 2824 Louis Road, Palo Alto, CA 94303 Will Beckett, 4189 Baker Avenue, Palo Alto, CA 94306 Tracy Price, Price Design, 715 Colorado Avenue, Palo Alto, CA 94306 Darrell Benatar, Surprise.tom, 719 Colorado Avenue, Palo Alto, CA 94303 Mike Cobb, Cobb Hogue Creative, 721 Colorado Avenue, Suite 103, Palo Alto, CA 94306 Kyle Sheridan, MD Expert.com, 721 Colorado Avenue, Suite 200, Palo Alto, CA 94306 Lincoln A. Brooks, Brooks & Raub, 721 Colorado Avenue, Suite 101, Palo Alto, CA 94303 Bob Drogavich, VITE, 721 Colorado Avenue Suite 202, Palo Alto, CA 94303 Tom Foy, Midtown Realty, 2775A Middlfield Road, Palo Alto, CA 94306 CMR: 142:01 Page 4 of 7 Brian Irvine,. Slamm’n Juice, 2717 Middlefield Road,Palo Alto, CA 94306 Matthew Pangalos, Longs Store, 2701 Middlefield Road, Palo Alto, CA 94306 Wilson Nicholls, Midtown Video, 2655 Middlefield Roach. Palo Alto, CA 94306 Kevin Kermanshahi, PaloAlto Caf6, 2675 Middlefield Road,. Palo Alto, CA 94306 Gary Flickinger, United Studio of Self Defense-Karate, 2675B Middlefield Road, Palo Alto, CA 94303 Larry Wells, Larry Wells Salon, 2685 Middlefield Road, Palo Alto, CA 94306 Victoria Emmons, Victoria Emmons Catering, 2699 Middlefield Road, Palo Alto, CA 94306 Victoria Emmons, Victoria Emmons Restaurant, 2695 Middlefield Road, Palo Alto, CA 94306 Wilson Nicholls, Baskins-Robbins, 2625 Middlefield Road, Palo Alto, CA 94306 Henry Buckholdt, Let’s Draw, 2635 Middlefield Road, Palo Alto, CA 94306 Pam Golden, Score Kaplan, 2645 Middlefield Road, Palo Alto, CA 94306 Duane Bay, Sr., Palo Alto Coop Market, 2605 Middlefield Road, Palo Alto, CA 94306 Siamak Badiee, Starbucks~ 2775 Middlefield Road, Palo Alto, CA 94306 Mike Cobb, 721 Colorado Avenue, # 101, Palo Alto, CA 94303 M J Fisher, Trustee, 3861 COrina Way, Palo Alto, CA 94303 Thomas & Patricia Foy, Midtown Realty, 2775 Middlefield Road, Palo Alto, CA 94306 Paul Drapkin, Trustee, Drapkin Realty Trust, 2741 Middlefield Road, Palo Alto, CA 94306 David H & Alice A. Lee, etal, 712 Holly Oak Drive, Palo Alto, CA 94303 Duca & Hanley Properties, Inc., 19312 Athos Place, Sarat6ga, CA 95070 Charlotte S. Haley~ Trustee, 850Webster Street, Palo Alto, CA 94301 Gertrude H. Haley, et al, 156 Peacock Drive, San Rafael, CA 94901 Consumers Cooperative Society of Palo Alto, Inc., 2605 Middlefield Road, Palo Alto, CA 94306 Roxy Rapp, P O Box 1672, Palo Alto, CA 94306 Betsy Kulemin, 170 Rollingwood Drive, San Rafael, CA 94901 Kathleen Haley, 1473 Dana Avenue, Palo Alto, CA 94301 Gregory M & Phyllis C Aiura~ 689 Colorado Avenue, Palo Alto, CA 94306 .T& T Kanazawa, 702/705 Colorado Avenue, Palo Alto, CA 94303 Round Table Pizza, 906 Golden Way, Los Altos, CA 94024 Southland Corp7-11#14315, P O Box 219077, Dallas, TX 75221 Bay Area Cellular Tel Co, 651 Gateway Blvd., S. San Francisco, CA 94080 Mrs. Betty Zeh, 720 Colorado Avenue, Palo Alto, CA 94303 GeoffHicks, 722 Colorado Avenue, Palo Alto, CA 94303 LincOln A. Brooks, Brooks & Raub, 721 Colorado Avenue, Palo Alto, CA 94303 KyleSheridan, MD Expert.com, 721 Colorado Avenue, Suite 200, Palo Alto, CA 94306 Philippe Masseron, 723 Colorado Avenue, Palo Alto, CA 94303 CMR:142:01 Page 5 of 7 ¯ Elliot Brown, 724 Colorado Avenue, Palo Alto, CA 94303 Andrew Krend, 726 Colorado Avenue, Palo Alto, CA 94303 Tari Viekery, 727 Colorado Avenue, Palo Alto, CA 94303 Wan Ling Chen, P O Box 50281, Palo Alto, CA 94303 Bill Preueel, 728 Colorado Avenue, Palo Alto, CA 94303 ¯ Kevin V Lemley, 729 Colorado Avenue, Palo Alto, CA 94303 JeffHoel, 731 Colorado Avenue, Palo Alto, CA 94303 GeoffProvo, 733 Colorado Avenue, Palo Alto, CA 94303 David Lyons, PayTmst 5675, P O Box 880418, San Francisco, CA 94188,0418 Mary Longo, 735 Colo.rado Avenue, Palo Alto, CA 94303 Jeff & Laurie Gamelsky, 737 Colorado Avenue,.Palo Alto, CA 94303 Benjamin Diament, 738 Colorado Avenue, Palo Alto, CA 94303 Patricia Bottorff, 739 Colorado Avenue, Palo Alto, CA 94303 Susan KKertson, 744 Colorado Avenue, Palo Alto, CA 94303 Brian Keefe and Jian H Zhou, 747 Colorado Avenue, Apt. C, Palo Alto, CA 94303 Generosa Stables, 747 Colorado Avenue, Apt. B, Palo Alto, CA 94303 Robert & Lenore Cavallero, University Investments, 2799 Middlefield Road, Palo Alto, CA 94306 Safeway (1682), P O. Box 391 Sun Valley, CA 91353 A Touch of Home, P O Box 297, San Lorenzo, CA 94580 Mike Carey, CC Trust, 2782 Woodbark Court, CA San Jose, CA 95117 Delia’s Cleaners, 2790 Middlefield Road, Palo Alto, CA 94306 Midtown Mart, 2796 Middlefield Road, Palo Alto, CA 94306 Cornish & Carey, 2762 Middlefield Road, Palo Alto, CA 94306 Midtown Beauty Shop, 2786 Middlefield Road, Palo Alto, CA 94306~ Comish & Carey, 2754 Middlefield Road, Palo Alto, CA 94306 Mark Kousnetz, c/o Wayne Mascia Assocs., 3945 Freedom Circle, Suite 350 Santa Clara, CA 95054 Murphy’s Pizza, 2710 Middlefield Road, Palo Alto, CA 94306 Best Video, 2710 Middlefield Road, Palo Alto, CA 94306 Peninsula Hardware, 2676 Middlefield Road, Palo Alto, CA 94306 Mike’s Caf6, Etc., 2680 Middlefield Road, Palo Alto, CA 94306 DJM Capital Partners, 2570 W E1 Camino Real, Apt. 500, Mountain View, ’ CA 94040 Alhouse-Deaton Mgmt. & LSE, 2600 E1 Camino Real, Apt. 100, Palo Alto, CA 94306 Dr. Cynthia Dutro, 2635 Middlefield Road, Palo Alto, CA 94306 Dirk Bergstrom, 2620 Middlefield Road, Palo Alto, CA 94306 Washington Mutual, 2846 Middlefield Road, Palo Alto, CA 94306 Dieter L & Eva, 2720 Middlefield Road, Palo Alto, CA 94306 Edwards Company, 2778 Middlefield Road, Palo Alto, CA 94306 CW Carey & Parks, LP, 2846 Middlefield Road, Palo Alto, CA 94306 Meyer & Hannah Scher, 2688 Middlefield Road, Palo Alto, CA 94306 Gregory.M & Phyllis C Hura, 869 Colorado Avenue, Palo Alto, CA.94306 CMR:142:01 Page 6 of 7 Midtown Cleaners, 2740 Middlefield Road, Palo Alto, CA 94306 Midtown Retail Partners LP A CA LP, 3902 Middlefield Road, Palo Alto, CA 94303 Famille Chen Corporation, Neighborhood Liquor & Video, Charleston. Shopping Center, 3918 Middlefield Road, Palo Alto, CA 94303 Sophia Omar,. Caf~ Sophia Roasting Co~, Charleston Shopping Center, 3904 Middlefield Road, Palo Alto, CA 94303 Deb Glemm, Serra Park Dental, Charleston Shopping Center, 3920 Middlefield Road, Palo Alto, CA 94303 Nancy Chan, PT RD, Back to Fitness, Charleston Shopping Center, 3906 Middlefield Road, Palo Alto, CA 94303 Stephanie Spencer, Gymboree Play & Music Palo Alto, Charleston Shopping Center, 3908 Middlefield Road, Palo Alt0, CA 94303 Laleh Jones, Laleh Hair Design, Charleston Shopping Center, 3942 Middlefield Road, Palo Alto, CA 94303 Greg/Ann, Rick’s Rather Rich Ice Cream, Charleston Shopping Center, 3946 Middlefield Road, Palo Alto, CA 94303 Tony Nicosia, Charleston Barber Shop, Charleston Shopping Center, .3966 Middlefield Road, Palo Alto, CA 94303 Jennifer Lee, Feng Yuan Restaurant, Charleston Shopping Center, 3950 Middlefield Road, Palo Alto, CA 94303 Amanda J Martin, State Farm Insurance, Charleston Shopping Center, 3968 Middlefield Road, Palo Alto, CA 94303 CMR: 142:01 Page 7 of 7 Attachment A ORDINANCE NO. ORDINANCE OF THE COUNCIL OF THE CITY OF PALO ALTO PRESERVING AND SUPPORTING NEIGHBORHOOD-SERVING USES IN THE NEIGHBORHOOD COMMERCIAL (CN) .DISTRICT AT CHARLESTON CENTER (PORTIONS OF THE 3900 BLOCK OF MIDDLEFIELD ROAD) ON AN EXTENDED INTERIM BASIS PURSUANT TO GOVERNMENT CODE SECTION 65858 BY AMENDING AND EXTENDING ORDINANCE NO. 4675 ADDING SECTION 18.41.035 TO THE PALO ALTO MUNICIPAL CODE TO TAKE. EFFECT IMMEDIATELY The City Council of the City of Palo Alto does ordain as follows: SECTION i. Findinqs. The Council finds and declares that: A.The Council held noticed public hearings on an interim measure to conserve and promoteneighborhood-serving and retail uses in the Charleston Center on January 16, 2001 and February 20, 2001. B.The Council hereby reaffirms and incorporates by reference findings A through H of Ordinance No.. 4675 adopted January 16, 2001, which findings are attached hereto as Exhibit A. C.Based on the findings set forth in Exhibit A and the record before the Council, the Council finds that there ±s a current and i~nediate threat to the public health, safety or welfare if this ordinance is not adopted pursuant to Government Code Section 65858 limiting new non-neighborhood serving businesses in the Charleston Center CN district while the City completes its zoning ordinance update. If an interim ordinance is not adopted, additional non-neighborhood serving businesses and other.uses may enter into long-term tenancies in the Center, limiting the ability of businesses to provide needed neighborhood-serving retail stores and services to City residents. This displacement of retail and service uses imposes a hardship on local residents, particularly those with~ reduced mobility, increases already serious traffic congestion, exacerbates an already significant surplus of jobs over housing, and leads to a decline in quality of life.Becauseexisting retail and neighborhood-serving uses dependupon aconcentration of such uses to maintain their owneconomicviability, continued loss of these uses would seriously jeopardize the entire shopping district. D. It is the intention of the Council to review this .matter further at another public hearing on or before April 30, 010215 syn 0090784 2001 and consider modifications to this Ordinance. If the Coun6il does not confirm, by a four-fifths vote, its adoption of this ordinance, or a modification of ft, by that date, this ordinance will be of no further force and effect. SECTION 2. Ordinance 4675 of the City of Palo Alto is hereby extended and amended to read as follows: Section 18~41.035 of Chapter 18.41 of the Palo Alto Municipal Code is hereby added to read as follows: 18.41.035 Charleston Center Ground Floor Regulations. The regulations in this Section 18.41.035 apply to the ground floor of the Charleston Center as defined in section 18.41.030(k) and shown on Exhibit B attached."Ground floor" shall mean the first floor which is above grade. (a) Permitted Uses. Notwithstanding the provisions of Sections 18.41.030, 18.41.050 and-18.94.030(b), only the following uses shall be permitted without a conditional use permit: (i) Accessory facilities and uses customarily incidental to permitted uses; (2)Animal care, but excluding boarding and kennels; (3)Day care centers; (4) Eating and drinking services, except drive-in and take-out services; (5) Neighborhpod-serving offices that do not exceed 2,500 square feet in floor area. "Neighborhood-serving offices" are medical offices, professional offices, travel agencies, and insurance agencies that meet the standards of Section. 18.41.035(g) below. (6) Personal services; (7)Retail services, excluding liquor stores; (8) Reverse vending machines, subject to regulations established by Chapter 18.88 of this code; (9)Neighborhood business services. Uses lawfully existing on January 16, 2001 may be continued as non- conforming uses but may only be replaced with uses permitted or conditionally permitted under this Sebtion 18.41.035. 010215 syn 0090784 2 (b) Conditionally Permitted Uses. The f~llowing uses may be conditionally allowed., subject to issuanCe of a conditional use permit in accord with Chapter 18.90: (I)Ambulance services; (2) Automobile service stations, subject to site and design review in accord with the provisions of Chapter 18.82; .(3) (4) (5) (6) (7) " Churches and religious institutions; Convalescent facilities; Financial services; Mortuaries;.. Neighborhood-serving offices over 2,500 square feet in total floor area. No such conditional .use permit shall be granted unless the.City makes the addftional findings in Section 18.41.035(f). (8)Private clubs, lodges, orfraternal organizations; (9)Private educational facilities; (I0) Utility facilities essential to provision of utility services to the neighborhood, but excluding construction or storage yards, maintenance facilities, or corporation yards; (ii) Liquor stores; (12) Temporary parking facilities, provided that such facilities shall remain no more.than five.years; (13)Farmer’s markets; (14)Commercial recreation; (15)Outdoor recreation service; (16)Recycling centers. (c)Prohibited Uses. office (1) (2) uses Residential uses of any nature. Administrative office uses and general business (except neighborhood-serving travel agencies and 3 010215 syn 0090784 insurance agencies) other than those legally in existence at Charleston Center on January 16, 2001. (d) Certification of New Neighborhood-Serving Office Uses. Any office use first occupying space at the Center on or after January 16, 2001, shall obtain a written determination from the Director of Planning and Community Environment that it qualifies as a neighborhood-serving use, as defined in Section 18.41.035(g), before occupying its premises. The applicant shall submit such information as the Director shall reasonably require in order to make the determination, and the Director shall issue the determination within 30 days of receiving a complete application. Failure to submit the required information shall be grounds for determining that a business is not neighborhood-serving. (e) Center-wide Limit on Office Space. No more than 7,850 square feet of total floor area at the Center shall be occupiedby office space at any time. (f) Additional Conditional Use Permit Findings for, Offices over 2,500 Square Feet. Before approving a conditional use permit for.neighborhood-serving offices larger than 2,500 square feet in total floor area, the City shall find that the proposed use will be neighborhood serving, that it will be conducted in a manner that will enhance and strengthen the Center as a neighborhood resource, and that it will not diminish the retail strength of the Center. (g) Definition of Neighborhood-Serving Use.A neighborhood-serving use primarily serves individual consumers and households, not businesses, is generally .pedestrian oriented in design, and does not generate noise, fumes or.truck traffic greater than that typically expected for uses with a localcustomer base. A neighborhood-serving use is also one to which a significant number of customers and clients travel, rather than the provider.of the goods or services travelling off-site. SECTION 3. CEQA Exemption. The Council finds that this project is exempt from the provisions of the Environmental Quality Act ("CEQA") because it can be seen with certainty that there is no possibility that this project will have a significant effect on the environment, and because this ordinance falls within the exception to CEQA set forth in Section 15268 of the CEQA Guidelines.. SECTION 4. Effective Date. This ordinance was passed by a four-fifths vote after a public hearing pursuant to Government Code Section 65858 and shall be effective immediately. SECTION 5. Expiration Date. This. ordinance shall remain in effect until March 2,2002, provided that prior to April 30, 2001 the Council holds a public hearing and reaffirms its adoption or 010215 syn 0090784 modification by a four,fifths vote If the Council does not do so, the ordinance shall expire on April 30, 2001 and be of no further- force and effect. SECTION 6. Independent Authority. This ordinance is adopted under the Council’s authority under the Charter of.the City of Palo Alto as well as pursuant to.Government Code Section 65858. INTRODUCED AND PASSED: AYES: "NOES: ABSTENTIONS: ABSENT: ATTEST:APPROVED: City Clerk APPROVED AS TO FORM: Senior Asst. City Attorney Mayor City.Manager Director of Planning and Community Environment 5 010215 syn 0090784 EXHIBIT A The’Council finds and declares that: A.The City of Palo Alto reaffirmed in its Comprehensive Plan a goal of fostering "an enhanced sense of Community with development designedto foster public life and meet City-wide needs." (Goal L-2, adopted July 1998). To implement that policy, the City adopted Policy L-10, "maintain a citywide structure of Residential Neighborhoods, Centers, and Employment Districts..." and Policy L-II, "promote increased compatibility, "interdependence, and support between commercial and mixed use centers and the surrounding residential neighborhoods." B. Basic to the City’s .land use pattern is the availability of shopping and services within walking distance of residential neighborhoods. (Goals L-3 and L-4.) The Comprehensive Plan identifies four Neighborhood Centers: small retail centers with a primary .trade area limited to the immediately surrounding area; often anchored by a grocery or drug store and may include a variety of" smaller retail shops and offices oriented toward the everyday needs of surrounding residents (Comprehensive Plan, p. L-18.) C. A "neighborhood-serving use" is one that primarily serves individual consumers and households, rather than other businesses; is generally pedestrian oriented in design, and does not generate noise, fumes or truck traffic greater than that typically expected for uses with a local customer base. A neighborhood-serving use is also one to which a significant number of customers and clients travel~ instead of the provider travelling off-site. D. The City is experiencing an unprecedented sustained demand for office space from businesses which are not neighborhood- serving and instead primar.ily serve other businesses. The demand for office space comes, to a large extent, from the well-financed and often highly profitable businesses that typify the Silicon Valley. These enterprises are willing and able to pay high rents to locate within the City’s residential areas. As a result, buildings which had been used for neighborhood-serving uses have been removed from the retail space market and converted to office, "business to business" uses. This has led to a significant decrease .in neighborhood-serving businesses in Neighborhood Centers. 010215 syn 0090784 E.Charleston Center is a Neighborhood Center. It operates under the CN Neighborhood Commercial standards first adopted by the City in 1978. While the zone was intended to accommodate uses of a moderate size serving the immediate neighborhood, it was not at that.time necessary to exclude non- neighborhood-serving uses in order to assure space for a variety of neighborhood-serving uses. It now is. ~ F. The Center consists of two parcels under a single ownership. It is an important neighborhood and city resource, containing an anchoring supermarket and a mix of associated uses, most if not all of which are neighborhood-serving businesses. G. The Neighborhood Centers are relatively small. Charleston Center has approximately 50,000 square feet of built area and serves a large residential area. The City hasa number of other commercial districts zoned for businesses that are not neighborhood-serving.. H. In response to the Comprehensive Plan and citizens’ concerns about replacement of neighborhood-serving uses with offices that do not serve the neighborhood, and in some cases do not serve consumers at all, and as part of the comprehensive update of the zoning ordinance, the City’s Department of Planning and Community Environment is.studying modification of CN standards to better implement the intent of th~ Comprehensive Plan and the district itself. It is very likely that "neighborhood-serving, uses will be more fully defined and Other uses limited in the CN District when the zoning ordinance update is completed. However, that comprehensive zoning ordinance update will not be completed within the next twelve months. 010215 syn 0090784 7 CN DistriCt Charleston Center D CN Zone Designation Exhibit CN District Chalelston Shopping Center building Igotprints) .. Attachment B ORDINANCE NO. ORDINANCE OF THE COUNCIL OF THE CITY OF PALO ALTO PRESERVING AND SUPPORTING GROUND-FLOOR NEIGHBORHOOD-SERVING USES IN THE NEIGHBORHOOD COMMERCIAL (CN) DISTRICT AT MIDTOWN SHOPPING DISTRICT (PORTIONS OF THE 2600, 2700 AND 2800 BLOCKS OF. MIDDLEFIELD ROAD,700~,BLOCKS OF COLORADO AVENUE, MORENO AVENUE, AND SAN CARLOS COURT) ON AN EXTENDED INTERIM BASIS PURSUANT TO GOVERNMENT CODE SECTION 65858 BY AMENDING AND EXTENDING ORDINANCE NO.4676 ADDING SECTION 18.41.037 TO THE PALO ALTO MUNICIPAL CODE TO TAKE EFFECT IMMEDIATELY The City Council of the City of Palo Alto does ordain as follows: SECTION i. Findinqs. The Council finds and declares that: A. The Councii held noticed public hearings on an interim measure to conserve and promote retail and neighborhood- serving uses in the Midtown Shopping District on January 16, 2001 and February 20, 2001. B.The Council hereby reaffirms and incorporates.by reference findings A through H of Ordinance No. 4676 adopted January 16, 2001, which findings are attached hereto as Exhibit A. C.Based on the findings set forth in Exhibit A and the record before the Council, the Council finds that there is a current and immediate threat to the public health, safety or welfare if this ordinance is not adopted pursuant to Government Code Section 65858 limiting new non-neighborhood serving businesses in the Midtown CN district while the City completes its zoning ordinance update. If an interim ordinance is not adopted, additional non-neighborhood serving businesses and other uses may enter into long-term tenancies in the Center, limiting the ability of businesses to provide needed neighborhood-serving retail stores and services to City residents. This displacement of retail and service uses imposes a hardship on local residents, particularly those with reduced mobility, increases already serious traffic. congestion, exacerbates an already significant surplus of jobs over housing, and leads to a decline in quality of life.Because existing retail and neighborhood-serving uses dependupon a concentration of such uses to maintain their owneconomic viability, continued loss of these uses would seriously jeopardize the entire shopping district. 010215 syn 0090786 1 D.This ordinance extends interim regulations in ihe Midtown District until January 15, 2002, as provided in Government Code Section 65858. However, it is the intention of the Council to review this matter further at another public hearing on or before April 30, 2001. At that time, it will consider extension, modification, or repeal of this ordinance. Therefore, under the. terms of this ordinance, if the City Council does not confirm its adoption (or modification) by a four-fifths vote, by April 30, 2001, this ordinance will be of no further force and effect after that date. SECTION 2. Ordinance 4676 of the City of Palo Alto is hereby extended and amended to read as follows: Section 18.41.037 of Chapter 18.41 of the Palo Alto Municipal Code is hereby added to read as follows: 18.41.037 Midtown Shopping District Ground Floor Regulations. The regulations in this Section 18.41.037 apply to the ground floor of that part of the Midtgwn Shopping District as shown on Exhibit B attached."Ground floor" shall mean the first floor which is above grade. (a) Permitted Uses. Notw±thstanding the provisions of Sections 18.41.030, 18.41.050, and 18.94.030(b), only the following uses shall be permitted without a conditional use permit: (I) Accessory facilities and uses customarily incidental to permitted uses; (2) (3) Animal care, but excluding boarding and kennels; Day care centers; (4) Eating and drinking services, except drive-in and take’out services; (5)Personal services; (6)Retail services, excluding liquor stores; (7) Reverse vending machines, subject to regulations established by Chapter 18.88 of this code; Neighborhood business services. 010215 syn 0090786 2 Uses lawfully existing on January 16, 2001 may be continued as non- conforming uses but may only be replaced with uses permitted or conditionally permitted under this Section 18.41.037. (b) Conditionally Permitted Uses. The following uses may be conditionally allowed subject to issuance of a conditional use permit in accordance with Chapter 18.90 and paragraph (g) of this Section 18.41.037: (1)Ambulance services; (2) Automobile service stations, subject to site and design review in accord with the provisions of Chapter 18.82; (3)Churches and religious institutions; (4)Convalescent facilities; (5)Financial services; (6)Mortuaries; :’ (7) Medical offices not exceeding 2,500 square feet in area, professional offices, travel agencies, and insurance agencies. No conditional use permit shall be granted unless the City makes the additional findings in Section 18.41.037(e), (including the finding that the office is neighborhood serving). (8)Private clubs, lodges, or fraternal organizations; (9)Private educational facilities; (i0) Utility facilities essential to provision of utility services to the neighborhood, but excluding construction or storage yards, maintenance facilities, or corporation yards; (11)Liquor stores; (12) Temporary parking facilities, provided that such facilities shall remain no more than five years; (13).Farmer’s markets; (14)Commercial recreation; (15)Outdoor recreation service; (16)Recycling centers. 010215 syn 0090786 (c)Prohibited Uses. (1)Residential uses of any nature. (2) Administrative office uses and general business office uses (other than neighborhood-serving travel agencies and insurance agencies), other than those lawfully in existence on January 16, 2001. (d) Exception for Continuation of Practice or Business An existing ground floor office may be replaced with another office if (i) the new tenant or owner will continue the existing business or practice; or (ii) a conditional use permit is issued for the new office use. (e) Additional Conditional Use Finding for New Offices. No conditional use permit shall be issued for any new office use on the ground floor unless, in addition to the findings required by Chapter 18.90, the City finds that the proposed use will be .neighborhood serving, that it will be conducted in a manner that will enhance and strengthen the Midtown Shopping District as a neighborhood resource, and that it will not diminish the retail strength of the District. (f) Definition of Neighborhood-Serving Use. A neighborhood-serving use is one tha~ primarily serves individual consumers and households rather than businesses, is generally pedestrian oriented in design, and does not generate noise, fumes or truck traffic greater than that typically expected for uses with a local customer base. A neighborhood-serving use is also one to which a significant number of customers and clients travel, including neighborhood residents, rather than the provider of the goods or services travelling off-site. (g)Exclusion of Certain Office Buildings. 711, 719 and 721 Colorado Avenue, and 689 Bryson Avenue, buildings not fronting on Middlefield Avenue, designed and used for office purposes, and not well suited to other uses are exempt from the provisions of this Section 18.41.037. SECTION 3. The Council finds that this project is exempt from the provisions of the Environmental Quality Act ("CEQ~’) because it can be seen with certainty that there is no possibility that this project will have a significant effect on the environment, and because this ordinance falls within the exception to CEQA set forth in Section 15268 Of the CEQA Guidelines. SECTION 4. Effective Date. This ordinance was passed by a four-fifths vote after a public hearing pursuant to Government Code Section 65858 and shall be effective immediately. 4010215 syn 0090786 SECTION 5. Expiration Date. This ordinance shall remain in effect until March 2, 2002, provided that prior to April 30, 2001, the Council holds a public hearing and reaffirms its adoption or modification of it by a four-fifths vote. If the Council does not do so, the ordinance shall expire on April 30, 2001 and be of no further force and effect. SECTION 6. Independent Authority. This ~ordinance is adopted under the Council’s authority under the Charter of the City of Palo Alto as well as pursuant to Government Code Section 65858. INTRODUCED AND PASSED: AYES: NOES: ABSTENTIONS: ABSENT: ATTEST: City Clerk APPROVED AS TO FORM: Senior Asst. City Attorney APPROVED: Mayor City Manager Director of Planning and Community Environment 11 010215 s3~n 0090786 5 EXHIBIT A A.The City of Palo Alto reaffirmed in its- Comprehensive Plan .a .goal of fostering "an enhanced sense of Community with development designed to foster public life and meet City wide needs." (Goal-L-2, adopted July 1998). To implement that policy, the City adopted Policy L-10, "maintain a citywide structure of Residential Neighborhoods, Centers, and Employment ..Districts..." and Policy L-f1, "promote increased compatibility, interdependence, and support between commercial and mixed use centers and the surrounding residential neighborhoods." B.Basic to the City’s land use pattern is the availability of shopping and services within walking distance of residential neighborhoods. (Goals L-3 and L-4.) The Comprehensive Plan identifies four Neighborhood Centers: small retail centers with a primary trade area limited to the immediately surrounding area; often anchored by a grocery or drug store and may include a variety of smaller retail shops and offices oriented toward the everyday needs of surrounding residents (Comprehensive Plan, p. L-18.) C.Two of the Neighborhood Centers,~Edgewood Plaza and Alma Plaza, are developed under site-specific PC Planned Community zoning regulations. However, Midtown and Charleston Center operate under the CN Neighborhood Commercial standards first adopted by the City in 1978. Both centers are valued neighborhood and city resources, containing anchoring supermarkets and drug stores and a mix of associated neighborhood-serving businesses.. H0wever~ ~he CN district allows uses which are not neighborhood-serving in certain circumstances. Charleston Center is addressed in a separate ordinance. D.A "neighborhood-serving use" is one that primarily serves individual consumers and households, rather than other businesses; is generally pedestrian oriented in design, and does not generate noise, fumes or truck traffic greater than that typically expected for uses with a local customer base. A neighborhood-serving use is also one to which a significant number ofcustomers and clients travel, instead of the provider travelling off site. E. The City is experiencing an unprecedented sustained demand for office space from businesses which are not neighborhood- 010215 syn 0090786 serving and instead primarily serve other businesses. The demand for office space, comes, to a significant-~extent, from the well~ financed and often highly profitable businesses that typify the Silicon Valley. These concerns are willing and able to payhigh rents to locate within the Neighborhood Centers which are intended to serve the City’s residential areas. As a result, buildings which had been used for neighborhood-serving uses have been removed from the retail space market and convegtedto office or "business to business" uses. . F.The Neighborhood Centers are small, and conversion of some of their ground floor commercial space to non-neighborhood ~serving uses not only removes valuable neighborhood serving uses but can adversely effect those that remain. Unless the CN standards are changed to protect neighborhood-serving uses in Midtown, they will be displaced by non-neighborhood serving uses.. G.The City has zoned a significant portion of its land for non-neighborhood serving uses. It has substantially more jobs than housing, and use of CN district properties for non- neighborhood serving uses worsens this jobs/housing imbalance at the same time that it leads to loss of quality of life in the neighborhoods and increases in driving. H.In response to the Comprehensive Plan and citizens’ concerns about replacement of neighborhood-serving uses with offices that do not serve the neighborhood, and in some cases do not serve consumers at all, and.as part of the comprehensive update of the zoning ordinanoe, the City’s Department of Planning and Community Environment is studying modification of CN standards to better implement the intent of the Comprehensive Plan and the district itself. It is very likely that "neighborhood-serving" uses will be more fully defined and other uses limited in the CN District when the zbning ordinance updateis completed. However, that comprehensive zoning ordinance update will not be completed within the next twelve months. 010215 syn 0090786 Exhibit B CN Combining District Overlay. c) ~,at Midtown Shopping Center -’ (1993 building footprints) Attachment C ORDINANCE NO. 4675 ORDINANCE OF THE.COUNCIL OF THE CITY OF PALO ALTO PRESERVING AND SUPPORTINGNEIGHBORHOOD-SERVING USES IN THE NEIGHBORHOOD COMMERCIAL (CN) DISTRICT AT CHARLESTON CENTER (PORTIONS OF THE 3900 BLOCK OF MIDDLEFIELD ROAD) ON AN INTERIM BASIS PURSUANT TO GOVERNMENT CODE SECTION 65858 BY ADDING SECTION 18.41.035 TO THE PALO ALTO MUNICIPAL CODE TO TAKE EFFECT IMMEDIATELY The.CityCo~ncil of the City of Palo.Alto does ~rdainas follows: SECTION I. .Findinqs. The Council finds and.declares that: A.The City of Palo Alto reaffirmed in - its Comprehensive Plan a ¯goal of fostering "an enhanced sense of Community with development designed to foster public life and meet City-wide needs." (Goal L-2, adopted July 1998). To implement that policy, the City adopted Policy L-10, "maintain a citywide structure of Residential Neighborhoods, Centers, and Employment Districts..." and Policy L-II, "promote increased compatibility, .interdependence, and support ¯between commercial and mixed use centers and the surrounding residential neighborhoods." B. Basic to the .City’s land use ¯pattern is the availability of shopping and services¯within walking distance of residential neighborhoods. (Goals L-3 and L-4.) " The Comprehensive Plan identifies four Neighborhood Centers: small retail centers With a primary trade area limited to the immediately surrounding area; often anchored by a .grocery or drug store and may ¯include a variety of smaller retail shops and offices oriented toward the everyday needs of surrounding residents (Comprehensive Plan,- p. L-18.) C. A "neighborhood-serving use" is one that primarily serves individual consumers, and households, rather than other businesses; is generally pedestrian oriented in design, and does not generate noise, fumes or truck traffic greater than that typically expected for. uses with a local customer base. A neighborhood-serving use is also one to which a significant number ofcustomers and cliehts travel, instead of the provider travelling off-site. .. D. The City is experiehcing"an unprecedented sustained demand for office space from businesses which are not neighborhood- 010201 syn 0090761 ___Hervi~g__and instead primarily serve other businesses. The demand for.office space comes, to a large extent,from the-well-financed and often-highly profitable-businesses-thaitypify the--Sil.icon .Valley. These enterprises are willing and able to payhigh rents to locate within the City’s residential areas. As a result, buildings which had been used for neighborhood-serving uses have been removed from the retail space market and converted to office, "business to business" uses. This has led to a significant ¯ decrease in neighborhood-serving businesses in Neighborhood Centers. E. Charleston Center is a Neighborhood Center. It .-operates under the CN Neighborhood Commercial standards first adopted by the City in 1978. While the zone was intended ’to accommodate uses of a moderate size serving the. immediate neighborhood., itwas not at that time necessary to exclude non- neighborhood-serving uses in order to assure .space for a variety of neighborhood-serving uses. It now is. F. The Center consists of.two parcels under a single ownership. It is an important-neighborhood and city resource, containing an anchoring supermarket and a mix of associated uses, most if not all of which are neighborhood-serving businesses... G. The Neighborhood Centers are relatively small. Charleston Center has approximately 50,000 square feet. of built area and serves a large residential area. The City has a number of other commercial districts zgned f6r businesses that are not neighborhood-serving. H. In response to the Comprehensive Plan and citizens’ concerns about replacement of neighborhood-serving uses with offices that .do not serve the neighborhood, and in some cases do not serve consumers at all, and as part of the comprehensive update of the zoning ordinance, the City’s Department of Planning and Community Environmentis studying modification of CN standards to betterimplement the intent of the Comprehensive Plan and the district itself. It is very likely that "neighborhood-serving" uses will be more fully defined and other uses limited in the CN District when the zoning ordinance update is completed. However, that comprehensive zoning ordinance update will not be completed within the next twelve months. I. It is necessary for the preservation of the public health and safety to enact an interim ordinance pursuant to Government Code Section 65858 limiting non-neighborhood serving uses in the Charleston Center CN district while the City completes its zoning ordinance update. If an interim ordinance is not adopted, non’neighborhood serving uses may enter into long-term tenancies in the Center, limiting the ability of businesses-to 010201 syn 0090761 - provide~ needed neighborhood-servin~oods and services to City residents. This increases traffic congestion, exacerbates an already significant surplus.of jobs over housing, and leads-to a decline in quality of life. SECTION 2. Section 18.41.035 of Chapter 18.41¯of the Palo Alto Municipal Code is hereby added to read .as follows: 18.41.035 Charleston Center Ground Floor Regulations. The regulations in thisSection 18.41.035 apply to the ground, floor of the Charleston Center as defined in section "18.41.030(k) and shown on Exhibit A attached."Ground floor" shallmean the first floor which is above grade. ¯(a) Permitted Uses. Notwithstanding the provisions, of Sections 18.41.030, 18.41.050 and 18.94.030(b), only the following uses shall be permitted without a conditional use permit. (I) Accessory facilities and uses customarily incidehtal to permitted uses; (2)Animal care, but. excluding boarding and kennels; (3)Day care centers;. (4) Eating and drinking services, except ¯drive-in and take-out services; (5) Neighb0rhood-serving offices that do not exceed 2,500 square feet in area. "Neighborhood~serving offices are medical offices, professional offices, travel agencies, and insurance agencies that comply with the standards..of Section 18.41.035(g) below. (6)Personal services; (7)Retail services, excluding liquor Stores; (8) Reverse vending machines, subject to regulations established by Chapter 18.88 of this code; (9")Neighborhood business services. Uses.lawfully existing on January. 16, 2001 may be continued as non- conforming uses but may only be replaced with uses permitted or conditionally permitted under this Section 18..41.035. .. 010201 syn 0090761 3 (b) Conditionally Permitted Uses. The followinq uses may be condi~ionally allowed, subject to issuance of a conditional use permit in accord with Chapter 18.90: (I) Ambulance services; (2) Automobile service stations, subject to site and desig~ review in accord ~with the provisions of Chapter 18.82; (3)Churches and religious institutions; (4) (5) (6) Convalescent facilities; Financial services; Mortuaries; (7) Neighborhood-serving offices over 2,500 square feet in total floor area. No such permit shall be granted unless the City .makes the additional findings in Section 18.41.035(f). (8)~Private clubs, lodges, or fraternal organizations; (9)Private educational facilities; (I0)Utility facilities essential to provision of utility services to the neighborhood, but excluding construction or storage yards, maintenance facilities,, or corporation yards; (ii) Liquor stores; (12) Temporary parking facilities, provided that facilities shall remain ho more than five years; such .(13).Farmer’s markets; (14)Commercial recreation; (15)Outdoor recreation service; (16) .Recycling centers. .(c) . Prohibited Uses. (1)Residential uses of anynature. (2) Administrative office uses and general business office uses (except neighborhood-serving travel agencies and insurance agencies) other than those legally in existence on January 16, 2001. 010201 syn 0090761 (d) Certification of New Neighborhood-Serving Office Uses. Any officeuse first occupyingspace at the Center onor ..after January 16, 2001, shall obtain a written determination’from the Director of Planning and .CommunitY Environment that it qualifies as a neighborhood-servinguse, as. defined in Section 18.41.035(g), before occupying its premises. The applicant shall submit such information as the Director. shallreasonably require in order to make the determination, and ~heDirector shall issue the determination within 30 days of receiving a homplete application. Failure to submit the required information shall be grounds for determining that a business is not neighborhood-serving. (e). Center-wide Limit on OfficeSpace. No more than 7,500 square feet of total floor area at the Center. shall be occupied-by office space at any time. ~ (f) Additional Conditional Use Permit Findings for Offices over 2,500 square Feet. Before approving a conditional use permit for neighborhood serving uses larger than 2,.500 square feet in total floor area, the City shall find that the proposed use will be neighborhood serving, that it wil.l be conducted in a manner that will enhance ~nd strengthen the Center as a neighborhood resource, end that it will not diminish the retail strength of the Center. (g) Definition of~ Neighborhood-Serving. Use.A neighborhood-serving use primarily serves individual consumers and households, not businesses, is generally pedestrian oriented in design, and does not generate noise, fumes or truck traffic greater than that typically expected for uses with a local customer base. A neighborhood-serving use is also one to which a significant number of customers and clients travel, rather than the provider of the goods or services travelling off-site. SECTION 3. The Council finds that this project isexempt from the provisions of the Environmental Quality Act ("CEQA") because it can be seen with certainty that there is no.possibility that this project will have a significant effect on the environment, and because this ordinance-falls within the exception to CEQA set forth in Section 15268-of the CEQA Guidelines. // // // // // 010201 syn 0090761 SECTION 4. Effebtive Date"and Applicab±lity. This ordinance was passed by a four-fifths vot.e after a public hearing pursuant to Government Code Section.65858 and shall be effective immediately upon adoption and shall cease to have force and effect on March 2, 2001 unless further extended after additional public hearing. .INTRODUCED AND PASSED:January 16, 200i AYES:BEECHAM, BURCH, EAKINS, KLEINBERG, LYTLE, MOSSAR, OJAKIAN NOES: ABSTENTIONS: ABSENT:FAZZINO ATTEST: APPROVED AS TO FORM: ’S~~S~t!~’C~ty.. ..~ ~.. Attorney APPROVED: May( Cit, .Mana~ r ~g and Community Environment 010201 s)’n 0090761 Exhibit A CN District Charleston Center CN Zone Designation CN District Chalelston Shopping Center (1993 building footprints) Attachment D ORDINANCE NO. 4676 ORDINANCE OF THE COUNCIE OF THECITY OF PALO ALTO PRESERVING AND SUPPORTING GROUND-FLOOR NEIGHBORHOOD-SERVING USES IN THE NEIGHBORHOOD COMMERCIAL (CN) DISTRICT AT MIDTOWN SHOPPING DISTRICT (PORTIONS OF THE 2600, .2700 AND 2800 BLOCKS OF MIDDLEFIELD ROAD,~700~BLOCKS¯OF COLORADO AVENUE, MORENO AVENUE, AND SAN CARLOS COURTLAND. THE 600 BLOCK OF BRYSON AVENUE). ON AN INTERIM BASIS PURSUANT TO GOVERNMENT CODE SECTION 56858 BY ADDING SECTION 18.41,037 TO THE PALO ALTO MUNICIPAL.CODE TO TAKE EFFECT IMMEDIATELY The Cit~ Council of the ¯City of Palo Alto does ordain as follows: SECTION I. Findings; The Council finds anddeclares that: A.The City of Palo Alto reaffirmed in its- Comprehensive Plan a goal ’of fostering "an enhanced sense of Community with development designed to foster public life and meet City wide needs." (Goal L-2, adopted July 1998). To implement that policy, the City adopted Policy L-10,. "maintain a citywide structure of Residential Neighborhoods, Centers, and Employmen~ Districts..." and Policy L-II, "promote increased compatibility, .interdependence, and support between commercial and mixed use centers and the surrounding residential neighborhqods." Basic to the City’s land use pattern is the availability of shopping and services within walking distance Of residential neighborhoods. ¯ (Goals L-3 and L-4.) The Comprehensive Plan identifies four Neighborhood centers: .;small retail centers wi~h a primary trade area limited to the immediately surrounding area; often anchored by a grocery or .drug store and may include a variety of smaller retail Shops and offices oriented toward the everyday needs of surrounding residents (Comprehensive Plan, p, L-18.) C.Two of the Neighborhood Centers, Edgewood Plaza and Alma P~aza, are developed under site-specific PC Planned Community. zoning regulations. However, Midtown and Charleston Center operate under the CN Neighborhood Commercial standards first adopted by the City in 1978. Both centers are valued neighborhood and .city resources,containing anchoring supermarkets and drug stores and a mix of associated neighborhood’serving businesses; However, the CN 010205 syn 0090762 district allows useswhich.are not. neighborhood-serving in certain circumstances. Charleston Center is addressed in a separate ordinance.. D.A "neighborhood-serving’use" is one that primarily serves individual, consumers and households, rather than other businesses; is generally pedestrian oriented in design, and does not. generate noise, fumes or-truck traffic greater than that typically expected, for uses with a local customer base. A neighborhood-serving use is also One to which a significant number of customers and clients travel, instead of the provider traveiling off site. E.The City .is experiencing an unprecedented sustained demand for office space from businesses which are not neighborhood- serving and instead primarilyserve other businesses. The demand for office space comes, to a significant extent, from the well- financed and often highly profitable businesses that typify the Silicon Valley. These concerns are willing and. able to pay high rents to locate within the Neighborhood Centers which .areintended to serve the City’s residential areas. As a result, buildings which had been used forneighborhood-serving uses have been removed from the retail.space market and converted to office or "business to business" uses. F.The Neighborhood Centers are small, and conversion of some of their ground floor commercial space to non-neighbOrhood serving uses not 0nly removes valuable neighborhood serving uses but can adversely effect those .that remain. Unless the .CN stindards are changed ~to protect neighborhood-serving uses in Midtown, they will be displaced by non-neighborhood serving uses. G.The City has zonid a significant portion of its land for non-neighborhood serving uses. It has substantially more-jobs than housing, and use of CN district properties for non- neighborhood serving uses worsens this jobs/housing imbalance at the same time that it leads to loss of quality of life in the neighborhoods and increases in driving. H.In response to the Comprehensive Plan and citizens’ concerns about .replacement of neighborhood-serving uses with .offices that do not serve the neighborhood, and in some cases do not serve consumers at all, and as part of the comprehensive update of the zoning ordinance, the City’s Department of Planning and Community Environment is studying modification of CN standards to better implement the intent of the Comprehensive Plan and the district itself. It is very !ikelythat "neighborhood-serving" uses will be.more fully defined and other uses limited in the CN District when the zoning ordinance update is completed. However, that comprehensive zoning ordinance update will not.be completed 010205 syn 0090762 within the next twelve months. I..It is necessary for the preservation of the public health and safety to enact an interim ordinance pursuant to Government Code Section 65858 limiting non-neighborhood uses on the groundfloor in the Midtown CN district .while the City completes its zoning .ordinahce update. If an interim ordinance is not adopted, non-neighb0rhood-serving uses may continue to enter into long-term tenancies .in the Midtown Center, limiting the ability of businesses to provide needed .goods and services to neighborhood residents. This increases traffic congestion, .exacerbates an already significan£ s~rplus of jobs over housing, and leads to a decline in quality of life. SECTION 2. Section 18.41.037 Of Chapter 18.41 of the Palo Alto Municipal Code is hereby .added~to read as foli~ws: 18.41.037 Regulations. Midtown Shopping. District Ground Floor. The regulations in this Section 18r41.037"apply to the ground floor of the Midtown Shopping District. as defined in section 18.41.030(k) and as Shown on Exhibit A attached~"Ground floor"shall mean the first floor which is above grade. (a) Permitted Uses. Notwithstanding theprovisions of Sections 18.41.030, 18.41.050, and 18.94.030.(b), only the following uses shall be permitted without a conditional use permit: (I) Accessory facilities and uses customarily incidental to permitted uses; (2) .(3) Animal care, but excluding-boarding and kennels; Day care centers;’ (4) Eating and drinking services, except drive’in and take-out services; (5)Personal services; (6)Retail services, excluding liquor stores; (7) Reverse vending machines, subject to regulations established by Chapter 18.88 of this code; (8) Neighborhood business services. 010205 syn 0090762 Uses lawfull~ existing on January 16, 2001 may be continued as non- conforming uses but may only be.replaced with uses permitted or conditionally permitted under this Section 18.41.037. (b) Conditionally Permitted Uses. The following uses may be conditionally allowed.subject to issuance of a conditional use permit in accordance with Chapter 18.90 and paragraph (g) of this Section18.41.037: (I). Ambulance Services; (2) Automobile"service stations, subject to site and -design review in accord with the provisions of Chapter 1882; (3) ( 4 ) Churches and religious institutions; Convalescent Zacilities; (5)Financial services; (6)Mortuaries; (7)Medical offices not exceeding 2,500 square feet in area, professional offices, travel agencies, and insurance agencies. No conditional use permit shall be granted unless the City makes the additional findings in Section 18.41.037(g), (including the finding that the office is. neighborhood serving). No conditional use permit is needed for a medical office.replacing an existing medical office without expanding it. (8)Private clubs,, lodges, or fraternal organizations; (9)Private educational facilities; (i0) Utility facilities essenti~l.toprovision of utility services to the neighborhood, but excluding construction or storage yards, maintenance facilities, or corporation yards; (ii) Liquor stores; " (12) Temporary parking facilities, provided that facilities shall remain no more than five years; such (13)Farmer’s markets; (14)Commercial recreation; (15)Outdoor recreation service; (16)Recycling centers. 010205 syn 0090762 4 (c)Prohibited Uses. (1)Residential uses of anynature. (2) Administrative office uses and general business office uses (other than neighborhood-serving travel agencies and insurance agencies), ~other than those lawfully in existence on January 16, 2001. (d) .Certification of New Neighborhood-Serving Office Uses. Any office use occupy~ng-a particular ground floor premise "in the Midtown District for the first time after January 16, 2001, shall .obtain a written determination from the Director of Planning and Community Environment that. it qualifies as.-a neighborhood- serving use as defined in Section 18.41.037(g) before occupying the premises. The applicant shall submit such. information as the Director shall reasonably require in order to make the determination. The Director.shall issue the determination within .30 days. after receiving a complete application. Failure to submit the required information shall, be grounds for determining that a business is not neighborhood-serving. Provided, transfers of businesses as described in paragraphs.(e) (2) and (f) (3) need only establish that they are a continuation of any existipg business or ¯ practice. ~. (e)M~ddlefield Road. Buildings fronting on Middlefield Road are shown on Exhibit A. Ground ~loor development in these- buildings and additions to them are, subject to the following requirements: (I) No space on .a ground floor occupied by a non-office use onJanuary 16,-2001, or first occupied after that date, may be used for offices without a. conditional use permit. ’ " (2) An existing medical office on the ground floor may be replaced with another medical office if the new medical office is found to be neighborhood-serying and does not exceed 2,500 square feet. (3) An existing ground floor office other than a medical office may only be replaced with a~other office if (i) the .new tenant or owner will continue the existing business or practice; or (ii) a conditional user permit is issued for the new office use. (f) Other.Frontages Buildings not covered by section 18.41.037 (e)are subject to the following ground-floor requirements: 610205 syn 0090762 5 (!) .. No space.on a. groundfloor o~cupied by.a non-office use on January 16, 2001, or first occupied after that date, may be used for an office without a conditional use permit. (2) Any existing office on the ground floor may be replaced with a medical office or neighborhood-serving office use. (3) An existing ground floor office may be replaced with another office of any type if thenew tenant or owner will continue the existing business or practice. (g) Additional Conditional Use Finding for New Offices. "No conditional use permit shall be issued for any new office use on the ground floor unless, in-addition to the findings required by Chapter 18.90, ..the City finds that the proposed use will be neighborhood serving, that it will be conducted in a manner that will enhance and strengthen the Midtown Shopping District as neighborhood resource, and that it Will not diminish the retail strength of the District. (h) Definition of Neighborhood-Serving Use.. A neighborhood servinguse is one that primarily serves individual consumers and households rather than businesses, is generally pedestrian oriented in design, and does not generate noise, fumes or truck t~raffic greater than that.typicallyexpected for uses with a local customer base. A neighborh0od-serving use is also one to which a significant number of customers and clients travel, including neighborhood residents, rather than the provider of the goods or services travelling off-site. (i) Exclusion of Certain.Office Buildings. 711, 719 and 721 Colorado Avenuei buildings not fronting on Middlefield Avenue~ designed and used for office purposes, and not well suited to other uses. are exempt from the provisions of this Section 18.41.037. SECTION 3. The Council finds that this project is exempt from the provisions of the Environmental Qua!ity. Act ("CEQA") because it can be seen with certainty that there is no possibility that this project will have a .significant ¯ effect on the environment, and because this ordinance falls within the exception to CEQA set forth in Section 15268 of the CEQA ~uidelines. // II II // Ol020S syn 0090762 ..... : SECTION.~4~ ....... Effective Date and -Applicabiiity~ " This ordinance was passed by a four-fifths vote after a public-h~rinq pursuant to Government .Code Section 65858 and shall be effective immediately upon adoption.and shall cease to have force and effect on March 2, 2001 unless further extended after an additional public hearing. INTRODUCED AND PASSED: January 16, 2001 AYES:BEECHAM, BURCH, EAKINS, KLEINBERG,LYTLE, MOSSAR, OJAKIAN NOES: ABSTENTIONS: ABSENT: FAZZINO AT~E~" .City Clerk U ~) ~ APPROVED AS TO FORM: geni~ Asst. City Attorney APPROVED: Director of P~and Community Environment 010205 syn 0090762 7 CN Zone D,esignation" Buildings with Middlefield Road FrontagS. ~ ~.-CN District ’ i~".~ BuildingsMidt°wn’ withSh°ppingMiddlefieldand Center.Frontage ~ ~ (1993 building footprints) Attachment E City of Palo Alto City Manager’s Report TO:HONORABLE CITY COUNCIL 9 ~ROM:CITY MANAGER DEPARTMENT: PLAN.NING AND COMMUNITY ENVHtONMENT DATE: JANUARY 16, 2001 ..CMR:107:01 SUBJECT: INTERIM ZONING REGULATIONS TO PRESERVE AND ENCOURAGE-NEIGHBORHOOD SERVING USES IN GROUND FLOOR LOCATIONS IN THE NEIGHBORHOOD COMMERCIAL (CN) DISTRICT AT CHARLESTON CENTER (PORTIONS OF THE 3900 BLOCK OF MIDDLEFIELD ROAD)-.AND THE MIDTOWN SHOPPING DISTRICT (PORTIONS OF THE 2600, 2700, AND 2800 BLOCKS OF MIDDLEFIELD ROAD AND THE 700 BLOCK OF COLORADO AVENUE). RECOMMENDATION Staff recommends that the City Council approve, with a four fifths vote, the attached interim ordinances modifying the Neighborhodd Commercial (CN) zoning districts for the Charleston Center and Midtown Shopping .District (see Attachments A and B, respectively). Maps of each area are included as Exhibits to the ordinances. The approach used in each of the two neighborhood commercial areas is different and reflects the unique character and uses in each area as well as input from the property and business owner meetings held in mid-December 2000~ Recommendations for Charleston Center Ground Floor Spaces: t) 2) Limit office use to 7,500 square feet (approximately 15 percent) of the total built square footage of the Center; Limit an individual office to 2,500 square feet per office space, with allowances for larger offices with approval of a Conditional Use Permit (CUP), but in no event allow the total percentage of office space to exceed 7,500 square feet; CMK:107:01 Page 1 of 9 3) 4) 5) Limit office use to medical offices and neighborhood serving professional offices, travel agencies and insurance agencies; Clarify the existing prohibition on residential uses, and maintain all other permitted and conditionallypermitted uses in the district as currently regulated; and Require new ground floor office use to verify that it is neighborhood serving. Recommendations for Midtown Shopping District Ground Floor Spaces: 1) 2) 3) 4) 5) Create ground floor restrictions for the entire area that is zoned CN to regulate existing and new office uses; Limit. ground floor office use to medical offices and neighborhood-serving professional offices, travel agencies and insurance agencies; Regulate ground floor office use by location, Which requires all new offices to obtain Conditional Use Permits except for existing office conversions on side streets (Moreno, Bryson, and Colorado); Clarify the existing prohibition on residential uses and maintain all other permitted and conditionally permitted uses. within the district as currently regulated; and Require new ground floor office use to verify that it is neighborhood serving. BACKGROUND On November 20, 2000, staff presented a recommendation to City Council to develop an interim ordinance which would potentially amend~the Palo Alto Municipal Code (PAMC) to protect ground floor retail in five business districts in Palo Alto, after conducting property and business owner outreach. The five districts, were Charleston Center, Midtown, Downtown, California Avenue, and selected Commercial Neighborhood (CN) districts on the E1 Camino Real. City Council directed staff to return on January 16, 2000 with a recommendation .for an interim ordinance for two of the areas, Charleston Center and Midtown. Council indicated that the erosion of the retail base was more threatened in the first two areas and a shorter timeline for a potential interim solution was appropriate in Charleston Center and Midtown. In the remaining business, districts, staff will conduct business and property owner outreach meetings in mid to late January and return to City Council with a recommendation for an interim ordinance in April2000. The ordinances adopted by the City Council in January and April will be interim ordinances that, if extended, can be. in effect for as’ long as 22 months. Staff is recommending the interim ordinance approach so that the issue of retaining neighborhood-serving uses can be addressed immediately and so that the final solution(s) CMR: 107:01 Page 2 of 9 can be included in the zoning ordinance update that will be completed in approximately two years. Business and property owner outreach meetings for Charleston Center and Midtown were held on December 13 and 14, 2000. Affected businesses and landlords participated in meetings held in each district to learn about a proposed ordinance. Attached to this report is a synopsis of each meeting and a list of participants (see Atiachmen.t C). .The approachespresented in this staff report reflect the input received at the business and 15roperty owner meetings. DISCUSSION At the November 20, 2000 meeting, the City Council. indicated that it was interested in definitions of neighborhood centers and neighborhood serving uses. The City of Palo Alto Comprehensive Plan defines a "Neighborhood Center" as: "A small retail center .with primary trade area limited to the immediately surrounding area; often anchored by a grocery or drug store and may include a variety of smaller retail shops .and offices oriented to the everyday needs of surrounding residents. Also called a ’~Neighborhood Shopping Center." The Zoning Ordinance states that the specific purpose of the Neighborhood Commercial (cN) zone, which is the zoning district that corresponds to the land use designation of Neighborhood Center, is to "Create. and maintain neighborhood .shoppingareas primarily accommodating offices, personal services, and retail sales uses of moderate size serving the immediate neighborhood, under regulations that will assure maximum compatibility with surrounding residential areas." Various types of retail and neighborhood serving uses are listed in the zoning ordinance as being permitted while others are conditionally permitted. Although neither the ComprehensivePlan nor the Zoning Ordinance includes a complete definition of neighborhood serving uses, staff has drafted the following definition based on applicable statements found in both documents and based on practical experience: "Uses of moderate size that primarily serve individual consumers and households, not businesses, that are generally pedestrian-oriented in design and that do not generate noise, fumes or truck traffic greater than typically expected for uses with a local customer base. Neighborhood serving uses CMR:I07:01 Page 3 of 9 are thoseto which a significant number of customers or clients travel rather than the provider of the goods or services trav.elling off=site." This definition would assist in determining whether or nota particular office use would meet the required findings for approval of use permits as discussed below. Although both the Charleston Center and Midtown Shopping District are neighborhood centers and have the same neighborhood commercial zoning, there are differences between them that have led to recommendations that address the unique character of each ai’ea. Each area and the accompanying recommendations are presented below. Charleston Center Staff is recommending three types of restrictions for Charleston. Center: overall maximum percentage of office square footage; size restrictions for individual office uses; and type-of-office restrictions. Charleston Center is an "L" shaped center with approximately 50,000 square feet of built area. Parking is located immediately ~djacent to Middlefield Road in front of the buildings. The entire center is located on two parcels, which are under the same ownership. Because one owner controls thig center it is possible to regulate the amount of office space with a maximum percentage of the total built area. Establishing a maximum of 15 percent of the currently built square footage, or approximately 7,500 square feet, for office use would ensure that the majority of the center remains-ne!ghborhood serving. In addition to the 15 percent maximum, each office use would be limited to 2,500 square. feet each. If additional square footage for an individual office tenant were desired, a CUP would be required. In no event, could the total Square footage ofoffice use exceed 15 percent of the total square footage that exists today. Three findings would have to be made by the Director of Planning and Community Environment to be able to approve, a CUP for an office over 2,500 square feet in size. Conditional Use Permit Findings: In most zoning districts of the City, a conditional Use Permit can not be granted unless the following two findings can be made: The proposed use, at the proposed location, will not be detrimental or injurious to property or improvements in the vicinity, and will not be detrimental to the public health, safety, general welfare, or convenience; and The proposed use will be located and conducted in a manner in accord with the Palo Alto comprehensive plan-and the purposes of this title (Title 18, Zoning, of the Palo Alto Municipal Code). CMR: 107:01 Page 4 of 9 Staff is recommending that a third finding be added to the CUP required fo~ neighborhood-serving-office uses in excess of 2,500 square feet in Charleston Center. The third finding could be: The proposed use will be conducted in a manner that will enhance, and strengthen the center as a neighborhood resource, will be neighborhood serving and will not diminish the retail strength of the Center. "i~he third fmding would only be required for approval of conditional use permits for neighborhood-serving medieaI and professional offices and insurance agencies and travel agencies over .2,500 square feet in size and would not be required for the other eonditionaily permitted uses in the CN. zone, as listed in Section 18.41.040 of the Municipal Code. Restrictions on Type of Allowed Office Use: In addition to the total percentage maximum and the individual, size requirements, there would be restrictions on the type of offices that could locate within the Center. Only those office uses that are neighborhood serving.could locate within the Center. Using the definition of neighborhood serving above, staff recommends that the following types of office use be permitted within this Center: professional; medical (including dental); insurance agencies; and travel agencies. The category of "professional" office would include law; architecture; advertising; design; engineering; accounting; aiad similar professions. New general business offices would not be allowed, with the exception of insurance and travel agencies. New administrative offices would not be allowed at all. Existing non-neighborhood-serving office uses on the ground floor could remain as "grandfathered" uses and someone with an established grandfathered office use could sell the business or practice. All applicants requesting, a new professional office use or a new travel agency or insurance agency use would be required to provide written verification that the use meets the definition of neighborhood serving as discussed above. The written verification would be submitted to the Director of Planning and Community Environment for final determination. The Director’s determination would be provided in writing within thirty days of submittalof the written documentation from the applicant. Medical office uses would be exempt from providing this verification and would always be considered neighborhood-serving. The non-office uses that would continue to be allowed include those currently listed in Chapter 18.41, CN Neighborhood Commercial District Regulations, of the Municipal Code, with the exception of resideiatial use and its associated uses of large and small day CMR:107:01 Page 5 of 9 care homes and residential care homes, home occupations, and lodging. Residential us.e and its associated uses are prohibited in Charleston Center by Section 18.41.030 of the Municipal Code. Size regulations as specified in Section 18.41.050(k) for all permitted uses would continue to apply as would all other site development, parking and special requirements of Chapter 18.41. Midtown Shopping District Staff is recommending a different set of restrictions for the Midtown Shopping District since it is divided into many different parcels and is not under one ownership. The five major types of restrictions for the area are as follows: ground floor restrictions for the entire area as shown on Map B, but the main street (Middlefield Road) is treated differently than the side streets (Moreno, Bryson and Colorado); any use on the main street that wants to change to a neighborhood-serving office use would be required to obtain a conditional use permit; only neighborhood serving office uses such as defined above for the Charleston Center would be considered as part of the use permit process; any non-office use on the side streets that wants to change to office use would be required to obtain a CUP; and any office use on the side streets existing on January 16, 2001 that wants to remain in the same type of office use or convert to another type of neighborhood-serving office use may do so without a CUP. Existing non-neighborhood-serving office uses on the ground floor could remain as "grandfathered" uses and someone with an established grandfathered office use could sell the business or practice and would not be required toobtain a CUP. The same three CUP f’mdings as listed above in the Charlest6n Center discussion would be required for the Midtown Shopping District in those instances when a CLIP is required. All applicants requesting a new professional office use or a new travel agency or insurance agency use would be required to provide written verification that the use meets the definition of neighborhood serving as discussed above. The written verification would be submitted to the Director of Planning andCommunity Environment for final determination. The Director’s determination would be provided in writing within thirty days of submittal of the written documentation from the applicant. Medical office uses would be exempt from providing this verification and would always be considered neighborhood-serving. New administrative offices and new general business offices, with the exception of insurance and travel agencies, would not be allowed. The non-office uses that would continue to be allowed include those currently listed in Chapter 18.41, CN Neighborhood Commercial District Regulations, of the Municipal Code, with the exception of residential use and its associated uses of large and small day care homes and residential CMR: 107:01 Page 6 of 9 care homes, home occupations, and lodging. Residential use and its associated uses are prohibited in the Midtov~ Shopping District bY Section. 18.41.030 of the ~Iunicipal Code. Size regulations ~s specified in Section 18.41.050(k) for~all permitted uses would continue to apply as would all other Site development~arking and special requirements of Chapter 18.41. RESOURCE IMPACT Existing Planning Division staff has been reassigned to develop proposed PAMC changes regarding the Midtown Shopping District and Charleston Center. The same staff will be a~signed to continue the evaluation needed along El Camino Real, Downtown and California Avenue. As previously estimated in the November 20, 2000 staff report, the total number of hours required to complete the assignment will be between 170 and 225. Approximately 85 hours have been expended to date. on meetings, graphics, mailing lists, public notices and staff reports. Approximately 25 to 30 hours per year will be required to monitor the percentage of office use in Charleston Center. A baseline will need to be established and then monitored annually to ensure that the 15 percent maximum is not exceeded. The Economic Resources Planning staff will coordinate the monitoring with assistance_from Planning Division staff. Another 25 to 30 hours per year will also be required to monitor the change of uses in the Midtown shOpping district. A baseline of existing uses will need to be established in the area and then an annual survey would be conducted to identify changes that have been made and whether or not use permits have been issued when needed. This monitoring effort would be greatly assisted by the establishment of a business license or business registry within Palo Alto. The monitoring could then occur prior to uses actually changing and would help prevent the need for code enforcement action if.uses change without the benefit of an approved CUP. Approximately 50 to 60 hours total would be required each year to monitor both areas. The Economic Resources Planning staff would be responsible for the monitoring and would be assisted by the Planning Division staff. POLICY IMPLICATIONS As stated in the November 20, 2000 City Manager’s Report (CMR:424."00), there are many policies in the Comprehensive Plan that support strengthening and enhancing Palo Alto’s neighborhoods and shopping centers. These include: Policy L-4, Program L-6, Program L-9, Policy L-11, Policy L-20, Policy L-37, Program L-36, Policy L-40, and Policies B-4 through 7 (see Attachment D, November 20, 2000 CMR:424:00 for more detailed wording of the policies and programs). CMR:I07:01 Page 7 of 9 TIME LINE If adopted, the interim ordinance will be in effect for 45 days. Before the end of the 45- day period (no later than the February 26, 2000 City Council meeting), the City Council may adopt the interim ordinance by a 4/5 vote for an additional 22 months and 15 days. By the time that the interim ordinance expires, the City’s~ Zoning Ordinance Update should be complete and will replace the interim ordinance enacted by City Council. ENVIRONMENTAL REVIEW This project is exempt from the provisions of the California Environmental Quality Act (CEQA), per section 15061 (3) of CEQA Guidelines, because it can be seen with certainty that there is no-possibility that the project will have a significant effect on the environment.. ATTACHMENTS D) Proposed Interim Ordinance for Charleston Center (with map) Proposed Interim Ordinance for Midtown Shopping District (with map) Meeting notes of the December 13 and 14, 2000 property and business owner ¯ meetings CMR:4-24:00, November 20, 2000 Prepared by: Lisa Grote, Chief Planning Official Susan Arpan, Manager, Economic Resources Planning DEPARTMENT HEAD REVIEW: G. EDWARD GA . Director of Planning and Community Environment CITY MANAGER APPROVAL: . E~ ~SON Assistant City Manager Steve Quadro, Piazza’s Fine Foods, 3962 Middlefield Road, Palo Alto, CA 94303 Fred Alami, Charleston Cleaners, 3900 Middlefield Road, Palo Alto, CA 94303 Rick Stem, Palo Alto Chamber of Commerce, 638 Middlefield Road, Palo Alto, CA 94302 Jerry Benton, Palo Alto Orthopedic Co., 3910 Middlefield Road, Palo Alto, CA 94303 CMR: 107:01 Page 8 of 9 Mark Sobin, Palo Alto Chamber of Commerce, 4274 Wilkie Way, Palo Alto, CA 94301 Hal Mickelson, P.O. Box 20062, Stanford, CA 94309 Matt Taylor, Knowhere Store, 2741 Middlefield Road, Palo Alto, CA 94303 Russ White, Yolke Corp., 2741 Middlefield Road, Palo Alto, C.A 94303 Mike Haley, 1579 Avalon Drive, Los Altos, CA 94222 David Lee, UniversityFlorist/Midtown Photo, 2717 Middlefield Road, Palo Alto, CA 94303 Sarah Tull, 711 Colorado Avenue, Palo Alto, CA 94303 Roger Kohler, 721 Colorado Avenue, Palo Alto, CA 94303 Babak Kahrobaie, Gate Cleaners, 2576 Middlefield Road, Palo Alto, CA 94303 Linda Jensen, WinterLodge, 3009 Middlefield Road, Palo Alto, CA 94303 Tony Carrasco, 120 Hamilton Avenue, Palo Alto, CA 94301 Sandy Destro, 2635 Middlefield Road, Palo Alto, CA 94306 JeffDeaton, 2600 El Camino Real, #100, Palo Alto, CA 94306 Annette Ashton, 2747 Bryant Street, Palo Alto, CA 94306 Myllicent Hamilton 4014 Ben Lomond,Palo Alto, CA 94302 Charles G. Osborne, 255 Edlee Court, Palo Alto, CA 94306 Karen White, 146 Walter Hayes Drive, Palo Alto, CA 94306 Marge Speidel, 3059 Louis Road, Palo Alto, CA 94303 Cornelia Pendleton, University Art, 267 Hamilton Avenue, Palo Alto, CA 94301 Lynn Chiapella, 631 Colorado Avenue, Palo Alto, CA 94306 Brenda Ross, 1521 Escobita Avenue, Palo Alto, CA 94301 Ronna Devincenzi, 2600 E1 Camino Real #100, Palo Alto, CA 94306 Pria Graves, 2130 Yale Street, Palo Alto, CA 94301 Debbie Mytels, 2824 Louis Road, Palo Alto, CA 94303 Will Beckett, 4189 Baker Avenue, Palo Alto, CA 94306 CMR:107:01 Page 9 of 9