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Home My WebLink AboutStaff Report 12180 City of Palo Alto (ID # 12180) City Council Staff Report Report Type: Meeting Date: 9/27/2021 City of Palo Alto Page 1 Summary Title: Council Review of Objective Standards Title: Public Hearing: Adoption of Two Ordinances Implementing the Objective Standards Project, Including:1) New Chapter 18.24, Objective Design Standards, to Replace Existing Context-Based Design Criteria; 2) Modifications to Affordable Housing (AH) and Workforce Housing (WH) Overlay Districts to Eliminate the Legislative Process; 3) Expansion of Affordable Housing (AH) and Housing Incentive Program (HIP) to PTOD- Eligible Properties; 4) Changes to Remove Inconsistencies and Redundancies, and Streamline Project Review Throughout Title 18 Chapters (7:55 PM - 9:45 PM) From: City Manager Lead Department: Planning and Development Services Recommendation: Staff recommends that Council consider the proposed objective design standards (Attachment A) and Code changes (Attachment B), take public comment, and provide feedback and recommend changes to the proposed policy and ordinance(s). Staff will return to Council at a future hearing, having incorporated modifications, as directed by Council. Ultimately, these documents would modify Title 18 (Zoning) of the Palo Alto Municipal Code (PAMC). Executive Summary: Since the 2018 Housing Work Plan, the City has had an interest in converting many subjective housing development criteria into objective standards. While subjective criteria provide more design flexibility and give local jurisdictions more design control, this approach can add to the cost of a development, increase application processing time and risk to the developer because the process can be a less predictable. The State legislature has long declared housing as a 9 Packet Pg. 106 City of Palo Alto Page 2 Statewide interest and has made several significant changes to State housing laws in recent years to streamline housing approvals by eliminating the use of subjective criteria. This ordinance attempts to translate many of the City’s subjective criteria found throughout the code in the form of performance standards, context-based design criteria and application findings into clear, objective standards. This effort, guided by the Architectural Review Board and Planning and Transportation Commission, preserves the City’s interests to advance good building design that is contextually appropriate in a streamlined application process that is consistent with State law. This ordinance amends many different code sections of the municipal code and represents a notable change in the City’s approach toward land use regulation for housing and mixed use developments. Accordingly, staff recommends the City Council conduct the hearing over two meetings, enabling staff to return with Council directed refinements before acting on the attached ordinances. This report contains two main discussion topics related to the objective design standards and various other supporting amendments as summarized below: 1. Objective Design Standards: Objective design standards in Attachment A represent the transformation of existing subjective, context-based design criteria into a new Chapter 18.24 in Title 18. The standards encompass site design and building design topics and include graphics to illustrate key standards. The standards were reviewed and refined over a series of 13 meetings with the Architectural Review Board (ARB) and an ARB Ad Hoc Committee and reviewed over three (3) hearings with the Planning & Transportation Commission (PTC). The process culminated in a recommendation for adoption at the ARB’s April 1, 2021 meeting and by the PTC at their June 9, 2021 meeting. 2. Other Code Updates to Support Objective Standards: Additionally, City staff recommend changes to other sections of Title 18. These changes would develop objective standards, remove inconsistencies and redundancies, eliminate sections replaced by the new Chapter 18.24, and streamline project review. Explanatory comments were included in the margins of the attachments to the PTC staff reports and are summarized in this report. Changes include both minor and substantive edits to the following code sections: • 18.04: Definitions • 18.08: Designation and Establishment of Districts • 18.13: Multiple Family Residential (RM-20, RM-30 and RM-40) Districts 9 Packet Pg. 107 City of Palo Alto Page 3 • 18.16: Neighborhood, Community, and Service Commercial (CN, CC, and CS) Districts • 18.18: Downtown Commercial (CD) District • 18.20: Office, Research, and Manufacturing (MOR, ROLM, RP and GM) Districts • 18.23: Performance Criteria for Multiple Family Commercial, Manufacturing and Planned Community Districts • 18.30(J): Affordable Housing (AH) Overlay District • 18.30(K): Workforce Housing (WH) Overlay District • 18.34: Pedestrian and Transit Oriented Development (PTOD) Combining District • 18.40: General Standards and Exceptions • 18.42: Standards for Special Uses • 18.52: Parking and Loading Requirements • 18.54: Parking Facility Design Standards • 18.76: Permits and Approvals • 18.77: Processing of Permits and Approvals Of particular note are changes to remove the requirement for a zoning map amendment to access relaxed development standards for affordable and market rate housing projects. Specifically, proposed changes to the AH and WH Overlay Districts, and the expansion of the Housing Incentive Program as an alternative to the PTOD overlay, would reduce PTC and City Council’s involvement in these projects. The attached ordinances do not include any proposed changes to clarify the wording of transitional height standards. The previously proposed text modifications generated significant comment on building heights during the PTC meeting and community meeting. Background: SB2 Funding and Project Purpose This project, development of objective standards, is funded by Senate Bill 2 (SB2). SB2 provides local governments with grants and technical assistance to prepare plans and process improvements that: • streamline housing approvals; • facilitate housing affordability; and/or • accelerate housing production. The City of Palo Alto developed a grant proposal to streamline housing approvals through process improvements, namely the development of objective standards. The project is to amend Title 18 to clarify standards and guidelines for staff, decision-makers, and applicants. 9 Packet Pg. 108 City of Palo Alto Page 4 Relationship to State Housing Laws Several State housing laws rely upon objective standards and emphasize the need for this SB2 project. The following paragraphs summarize the laws, which, when layered together, create the policy context within which Palo Alto must develop its objective standards. A more complete description of each State law is provided in Attachment C. Housing Accountability Act The Housing Accountability Act (HAA) (Government Code Section 65589.5) applies to "housing development projects" which are defined as: • multifamily housing projects • mixed-use developments (with at least two-thirds residential square footage), or • transitional or supportive housing The HAA states that a city cannot deny a project, reduce its density, or otherwise make a project infeasible, when the project complies with existing objective standards. There is a narrow exception when the City makes findings—based on a preponderance of evidence—that specific adverse health or safety impacts exist and there is no feasible method to mitigate or avoid impacts. SB35 Project Streamlining Under SB35 (Government Code Section 65913.4), projects meeting certain physical and affordability criteria are eligible for a streamlined review process. Under SB35, the review process would be limited to 90 days for projects containing 150 or fewer housing units and 180 days for larger projects. An SB35 project is not subject to discretionary review and therefore, is not subject to review under the California Environmental Quality Act (CEQA). Currently, in Palo Alto, an SB35 project must include at least 50% of the units as affordable to low-income households. To date, no applicants have applied for review under this program. SB330 Permit Review Effective January 1, 2020, SB330 made several changes to existing State housing law, including the Housing Accountability Act and Permit Streamlining Act. Most notably, this bill prohibits jurisdictions from imposing subjective design standards established after January 1, 2020 and from lessening the intensity of housing. It also provides a streamlined path for “housing development projects,” limiting review of such projects to five (5) meetings. In Palo Alto, to date, SB330 formal applications have been submitted for two projects: 200 Portage (21PLN- 00108) and 2850 West Bayshore (21PLN-00177). Summary State law relies more and more on projects’ compliance with objective standards to streamline housing project approvals. Currently, the City has objective standards in the form of 9 Packet Pg. 109 City of Palo Alto Page 5 development standards (e.g., height, setback, floor area ratio), but few objective design standards. This project aims to strengthen the City’s objective standards to identify the City’s design and development priorities and ensure applicants’ compliance with these priorities on housing development projects, for which subjective architectural review findings cannot be a basis for denial. Furthermore, this project helps the City to comply with State legislation that allows projects meeting objective standards to undergo a streamlined approval process. The City’s proposed new review process will only apply to multi-family projects with three or more units (not including ADUs). The review process for single-family homes (with or without ADUs) and two-family (duplexes) uses would remain the same. Summary of Public Hearings This section summarizes meetings with the ARB and PTC. Chart 1 illustrates the project timeline. Additionally, records from previous meetings described below can be found on the project webpage: bit.ly/ObjectiveStandards Chart 1: Project Timeline ARB Study Sessions & Hearings (8 Meetings), ARB Ad Hoc Committee (5 Meetings) In December 2019 and February 2020, staff and consultants provided an overview of the project to the ARB. Staff presented a description of key issues and discussed options and recommendations for how to implement the project goals and requirements of State law with respect to objective standards. The ARB formed an Ad Hoc Committee to workshop the draft standards, reviewing and providing written comments on preliminary versions of the standards. The committee met with staff and consultants over a series of four video meetings to discuss and provide feedback on the format, organization, intent statements, graphics, and specific language of the draft standards. The full ARB met in October and November 2020, and February 18 and March 18, 2021 to review and refine the draft objective design standards. The ARB contributed general and 9 Packet Pg. 110 City of Palo Alto Page 6 specific feedback to the format and structure of the ordinance; refined the applicability to different types of residential versus commercial projects; debated design details, menu of options’ ideas, and specific measurements for individual design topics; and weighed in on graphics. Several board members expressed concerns about the implications that State law is having on the City’s architectural review process, standards, and guidelines, including space for creativity and discretion by architects and reviewers. At its April 1, 2021, meeting, the ARB voted to recommend City Council approval of the objective design standards in Attachment A in a 4-1 vote. The ARB also voted to have the Ad Hoc Committee continue to work with City staff and consultants on revisions to graphics, which have now been completed and are included in Attachment A. Additionally, the ARB discussed two aspects of height transition requirements between lower and higher density zoning districts during a study session on April 15th. First, the proposed text modifications recommended by City staff (and later the PTC, see below). Second, a more holistic discussion of height transitions, focused on the best ways to regulate height and massing across districts in order to mitigate potential impacts while maintaining architectural quality and development feasibility. This issue is discussed further in the height transitions section below. However, potential amendments to height transition standards are no longer included in the draft ordinances. PTC Study Sessions and Hearings (3 Meetings) Staff and consultants met with the PTC in May 2020 to provide an overview of the project, key issues, policy options, and the ARB’s recommendations. The PTC held another study session on March 10, 2021, to review the draft objective design standards, including the ARB’s recommendations, and proposed changes to other sections of Title 18. At its June 9, 2021 meeting, the PTC made a motion to recommend that the City Council adopt the objective design standards on a 4-1-1 vote. The PTC unanimously supported the objective design standards (new Chapter 18.24). However, several Commissioners had concerns about the issue of height transitions between lower and higher density districts. This issue is discussed further in the height transitions section below, though not included in the draft ordinance. Discussion This section is divided into two parts: 1. Objective Design Standards: The transformation of existing context-based design criteria into objective standards. 2. Other Updates to Title 18 to Strengthen Objective Standards: Related changes to development standards, performance standards, application processing, and legislative 9 Packet Pg. 111 City of Palo Alto Page 7 actions/overlays to strengthen objective standards, remove redundancies, clarify intent, and streamline review. 1. Objective Design Standards: Transformation of Existing Context-Based Design Criteria into a New Chapter, 18.24: Objective Design Standards Attachment A contains the draft objective design standards the ARB has recommended, and related graphics. It represents the transformation of Context-Based Design Criteria into a stand- alone set of objective standards which would be codified as Chapter 18.24. With approval of this ordinance, the Context-Based Design Criteria would be removed from the four chapters of the Code where they are repeated (Chapters 18.13, 18.16, 18.18, and 18.34). The Architectural Review (AR) approval findings would remain in Title 18.76. The ARB would continue to use these AR findings to evaluate projects that are undergoing discretionary review (e.g., 100% commercial projects, projects that do not comply with the Housing Accountability Act and/or do not comply with all of the Objective Design Standards). The remainder of this section describes the structure, contents, and applicability of the objective design standards. Applicability The subject ordinance principally addresses multi-family housing and residential mixed-use projects and districts. Ground-floor commercial guidelines and standards are addressed insofar as retail and other commercial uses are required as part of a mixed-use residential project. Notably, this ordinance does not apply to the South of Forest Area coordinated area plan, which will require a separate effort to change subjective criteria to objective standards. As shown in Table, 1, the objective design standards would apply to zoning districts where the existing Context-Based Design Criteria currently apply. Within these districts, the objective standards would apply to “housing development projects” as defined in the Housing Accountability Act. Discretionary residential and non-residential projects would only be subject to the subjective “intent statements” (see details below). Additionally, objective standards would apply to housing development projects in other zoning districts—not currently subject to the Context-Based Design Criteria—that allow multifamily housing (e.g., ROLM, PF). This provides an opportunity for streamlining and clear standards wherever multifamily housing is permitted. Table 1: Applicability, Comparison of Existing and Proposed Design Regulations Uses Context-Based Design Criteria (Existing) Objective Design Standards (Proposed) All Uses 18.13: RM-20, RM-30, RM-40 18.16: CN, CC, CC(2), CS 18.18: CD-C, CD-S, CD-N 18.34: PTOD combining district 18.13: RM-20, RM-30, RM-40 18.16: CN, CC, CC(2), CS 18.18: CD-C, CD-S, CD-N 18.34: PTOD combining district 9 Packet Pg. 112 City of Palo Alto Page 8 Housing Development Projects Only 18.20: N/A 18.28: N/A 18.20: MOR, ROLM, ROLM(E), RP, RP(5) 18.28: PF Design Standards Ordinance Structure & Contents Table 2 identifies the topics included in the new Chapter 18.24. These topics can generally be categorized into three areas: 1. Administration: Describes the purpose and applicability of the design standards, including the relevant zoning districts, and defines terms that are specific to the chapter. 2. Site Design: Identifies standards related to the interface between the building and public realm, including sidewalks, driveways, access, entries, and building orientation. 3. Building Design: Identifies standards related to the building itself, including bulk/massing, facades, entries, on-site open space, and materials. Table 2: Design Standards Organization, by Topic Category Topic Administration 18.24.010: Purpose and Applicability Site Design 18.24.020: Public Realm/Sidewalk Character 18.24.030: Site Access 18.24.040: Building Orientation and Setbacks Building Design 18.24.050: Building Massing 18.24.060: Façade Design 18.24.070: Residential Entries 18.24.080: Open Space 18.24.090: Materials 18.24.100: Sustainability and Green Building Each of the design topics above is then broken into two sections: 1. Intent statements represent overarching guidelines for each topic. They are subjective and often include verbatim language from the Context-Based Design Criteria and ARB findings. 2. Objective design standards are ratios, measurements, percentages, or otherwise clear criteria. Some standards are written as a menu of options, providing choices for how they may be met. The design standards aim to strike a balance between prescriptiveness and flexibility. They are intended to lead to buildings that implement good design principles and that exhibit an acceptable level of articulation and detail. However, because these standards are objective, 9 Packet Pg. 113 City of Palo Alto Page 9 they cannot anticipate all different types of buildings and design choices. Therefore, the draft ordinance includes an alternate path for compliance, as described below. Review Process The new Chapter 18.24 and Revisions to Chapters 18.76 and 18.77 identify two paths which are illustrated in Chart 2 and detailed below: 1. A new review process for housing development projects that propose to meet all objective standards, and 2. The standard compliance path for projects that want or need to pursue discretionary review. Chart 2: Two Paths of Compliance: Objective and Discretionary In the new objective standards process, City staff would review housing development projects for compliance with objective standards, just as they do today for all projects. The ARB would review such projects during one study session to provide advisory design comments. Members of the public would also have an opportunity to review and provide comments on the project during this study session. Current AR findings would not be used. Rather, this proposed review path acknowledges that State Law applies a different threshold for review and approval of Housing Accountability Act projects (i.e., denial is based on State law thresholds as opposed to the City’s findings). If a proposed project does not meet one or more objective standards—for whatever reason— the applicant may instead choose to meet the intent statements of the new Chapter 18.24. In choosing this path, the applicant would be choosing to undergo discretionary review. In that case, the process would be the same as ARB’s role today and staff would review the project against the AR findings and intent statements, along with other relevant Code Sections. Notably, if an applicant chooses the discretionary path, the project is no longer meeting objective standards and therefore would not be covered by the Housing Accountability Act. 9 Packet Pg. 114 City of Palo Alto Page 10 2. Other Code Updates to Support Objective Standards In addition to design standards, the draft ordinance proposes other updates to Title 18 to strengthen objective standards and streamline housing approvals, consistent with the goals of SB2 funding. Key changes are categorized and summarized below and detailed in Attachment B. Table 5 further summarizes changes by zoning district. Development Standards Within each zoning district that allows multi-family housing, City staff recommend modifications. These changes would transform subjective development standards and district regulations into objective standards, remove redundancies, and clarify standards that have been historically confusing to staff, applicants, and decision-makers. Proposed changes do not have a substantive effect on the buildable area and do not address height transition standards. Performance Standards Performance criteria in Chapter 18.23 were originally conceived to address potential colocation impacts when non-residential uses were located within 150 feet of residential districts. However, this code section has been revised over time and has been interpreted to apply to all types of projects, regardless of adjacency. To remove ambiguity, clarify applicability, and streamline requirements, City staff propose to eliminate the catch-all 18.23 Performance Standards chapter and move those standards into more relevant code locations, as summarized in Table 3. Additionally, City staff propose to bring these up to date with current zero waste and stormwater management practices, and to strengthen objective standards for lighting and screening. Table 3: Dispersing Performance Standards into Relevant Chapters Topic Existing Location Proposed Location Refuse Disposal Areas 18.23.020   Refuse Disposal Areas 18.40 (General Standard and Exceptions) Lighting 18.23.030   Lighting 18.40 (General Standard and Exceptions) Late Night Uses & Activities 18.23.040  Late Night Uses and Activities 18.42 (Standards for Special Uses) Visual, Screening and Landscaping 18.23.050 Visual, Screening and Landscaping 18.40 (General Standard and Exceptions) Noise and Vibration 18.23.060   Noise and Vibration 18.42 (Standards for Special Uses) Parking 18.23.070   Parking 18.54 (Parking Facility Design Standards) Vehicular, Pedestrian, and Bicycle Site Access 18.23.080   Vehicular, Pedestrian, and Bicycle Site Access 18.54 (Parking Facility Design Standards) Air Quality 18.23.090    Air Quality 18.42 (Standards for Special Uses) Hazardous Materials 18.23.100    Hazardous Materials 18.42 (Standards for Special Uses) 9 Packet Pg. 115 City of Palo Alto Page 11 Legislative Actions Title 18 offers flexible development standards to facilitate multi-family residential and affordable housing projects but requires legislative action in order for projects to access these standards. The legislative action adds time, expense, and uncertainty to the development process. Specifically, the Workforce Housing (WH), Affordable Housing (AH), and Pedestrian Transit Oriented Development (PTOD) combining overlays require action by the PTC and City Council prior to architectural review of development proposed for a specific site. These overlays have been used infrequently: • The AH overlay has been used once since its inception in 2018.1 • The WH overlay has been used once since its inception in 2018.2 • The PTOD overlay has been used twice since its inception in 2006, resulting in 12 units, and has not been used since 2012.3 In contrast, the Housing Incentive Program (HIP) process allows more density/FAR without rezoning. Housing achievable under these overlays represent the very types of uses—housing affordable to low- and moderate-income households, and housing near transit—the City has expressed a desire to facilitate in the Housing Work Plan and other policy documents. The HIP has been requested twice since its inception in 2018 and resulted in over 100 units.4 The draft ordinance in Attachment B would modify the overlay districts from legislative actions to objective criteria. This would result in the following changes to each of the relevant combining districts: • AH Overlay: Allow projects that meet existing affordability thresholds to automatically qualify for flexible development standards (see existing standards in Table 4). Architectural Review by the ARB would continue to be required. • WH Overlay: Allow projects that meet existing affordability thresholds to automatically qualify for flexible development standards (see existing standards in Table 4). Architectural Review by the ARB would continue to be required. Use of the WH overlay may be rare since its applicability is limited to combine with sites in the Public Facilities (PF) district that are located within 1/2-mile of fixed rail transit. • PTOD Overlay and HIP 1 3703-3709 El Camino Real (Wilton Ct.): 65 low-income units. 2 2755 El Camino Real (Windy Hill): 57 moderate income units. 3 420 Cambridge Avenue: 4 units; 2650 Birch Avenue: 8 units, including 1 BMR unit. 4 788 San Antonio Road (102 units, including 16 BMR) and 3585 El Camino Real (3 units, including 0.45 BMR in-lieu fee) 9 Packet Pg. 116 City of Palo Alto Page 12 o (1) Retain the PTOD overlay district in Title 18, as written (in the event there are property owners who may be considering taking advantage of it) until such time as the City is ready to consider its revision or removal. o (2) Expand the HIP to apply to the remaining sites within the PTOD overlay area (namely CC, RM-30, and RM-40 zoned sites shown in Attachment D) to allow for a more streamlined review path for housing projects within this transit-oriented district. Apply the HIP only to sites north of Page Mill Road (i.e., exclude sites within the North Ventura Coordinated Plan Area, to allow that in-progress plan to determine the relevant standards). Allow projects that meet existing affordability thresholds to automatically qualify for flexible development standards by right (see existing HIP standards for the CC(2) district in Table 4). Table 4: Existing Standards for Overlay Districts Standard Affordable Housing (AH) Workforce Housing (WH) Cal Ave. CC (2) HIP Standards Affordability Threshold Rental project, with 100% of units for households with incomes up to 120% of AMI Rental project, with at least 20% of units for households earning 120-150% of AMI Typical 15% Inclusionary requirement 100% affordable units up to 120% of AMI, with average income up to 60% of AMI Maximum FAR 2.4 2.0 2.0 Up to 2.4 Residential 2.0 2.0 2.0 2.0 Non-Residential 0.4 n/a 0.35 0.4 Maximum Height 50 50 37 Up to 50 Usable Open Space 50 sf/unit 75 sf/unit 150 sf/unit 50 sf/unit Parking 0.75 space/unit Greater of 1 space/unit or bed 1 sp/1 bd unit 2 sp/2 bd unit Min of 0.75 space/unit with waiver approved by Director Applicable Zones/Locations CD, CN, CS, and CC PF within ½-mile of fixed rail transit PF, RM-30, and RM-40 Notably, based on the affordability criteria in the existing Zoning Ordinance, streamlining the overlay districts may generate more moderate-income units. Deeper levels of affordability would continue to be generated through the City’s 15% inclusionary housing requirement (either on-site or with a payment in-lieu). The City Council has expressed a desire for deeper levels of affordability in the Housing Work Plan. The issue of affordability levels, including the use of these overlays, should be further analyzed during the Housing Element update process. Streamlined Process 9 Packet Pg. 117 City of Palo Alto Page 13 Attachment B also creates a new, streamlined review process for housing development projects that meet all existing objective standards, including the new objective design standards proposed in Attachment A. Under State law, such projects cannot be denied or reduced in density based on their failure to comply with subjective design review standards such as the City’s current Architectural Review findings. Accordingly, staff have proposed to exempt such projects from the typical Architectural Review process and instead institute a streamlined process in which the ARB would provide design guidance at a single meeting (study session) rather than evaluating the project against each of the findings. In place of Architectural Review findings, a housing development project would require basic findings that the project complies with all applicable objective standards and will not create a specific, adverse, impact, as defined in State law. This alternative process sets expectations for the ARB and community that better align with State law. At the same time, it offers members of the community an opportunity to still provide feedback on proposed projects. Staff believe appropriate design feedback and public comment can be achieved in a single meeting through this new process. Alternatively, the City could retain the existing Architectural Review process in name, but in practice, the ARB’s role and discretion would still be significantly limited. Because the City would not be able to deny a project that didn’t meet the AR findings, at most, the City could condition approval on changes in design. Depending on the type of housing project proposed, the City may be constrained in its ability to impose any conditions. Summary Table 5 summarizes key changes to zoning districts and other code sections, as described in this report and redlined/annotated in Attachment B. Table 5: Summary of Proposed Zoning Changes, by Chapter Ch. # Chapter Title Summary of Proposed Changes 18.04 Definitions • Multiple-family Residential: a single- or two-family property is not a multiple-family use • Clarify distinction between usable open space and open space coverage 18.13 Multiple Family Residential (RM-20, RM-30 and RM-40) Districts • Replace discretionary setbacks with objective setback standard • Relocate open space design standards to new 18.24 Design Standards; include cross-reference • Replace Context-Based Design Criteria with new 18.24 Design Standards; include cross-reference • Expand the Housing Incentive Program to RM-30 and RM-40 sites in the PTOD area 9 Packet Pg. 118 City of Palo Alto Page 14 Table 5: Summary of Proposed Zoning Changes, by Chapter Ch. # Chapter Title Summary of Proposed Changes 18.16 Neighborhood, Community, and Service Commercial (CN, CC, and CS) Districts • Relocate open space design standards to new 18.24 Design Standards; include cross-reference • Consolidate recycling storage standards with 18.23.020: Refuse Disposal Areas and move to new section in 18.40: General Standards • Replace Context-Based Design Criteria with new 18.24 Design Standards; include cross-reference • Expand the Housing Incentive Program to CC sites in the PTOD area 18.18 Downtown Commercial (CD) District • Relocate open space design standards to new 18.24 Design Standards; include cross-reference • Consolidate recycling storage standards with 18.23.020: Refuse Disposal Areas and move to new section in 18.40: General Standards • Replace Context-Based Design Criteria with new 18.24 Design Standards; include cross-reference • Remove redundant parking and loading section; keep parking standards in 18.52 18.20 Office, Research, and Manufacturing (MOR, ROLM, RP and GM) Districts • Consolidate recycling storage standards with 18.23.020: Refuse Disposal Areas and move to new section in 18.40: General Standards • Apply objective design standards to multifamily and residential mixed use projects in the MOR, ROLM, and RP districts 18.23 Performance Criteria for Multiple Family Commercial, Manufacturing and Planned Community Districts • Strengthen objective standards • Apply performance criteria to all projects, regardless of use or adjacency to residential • Relocate standards, as shown in Table 3 18.28 Special Purpose (PF,OS, and AC) Districts • Apply objective design standards to multifamily and residential mixed use projects in the PF district 18.30(J) Affordable Housing (AH) Overlay District • Revise combining district into by-right overlay for projects consistent with objective standards • Architectural review by the ARB, but no legislative approval by the PTC or Council 18.30(K) Workforce Housing (WH) Overlay District • Revise combining district into by-right overlay for projects consistent with objective standards • Architectural review by the ARB, but not legislative approval by the PTC or Council 9 Packet Pg. 119 City of Palo Alto Page 15 Table 5: Summary of Proposed Zoning Changes, by Chapter Ch. # Chapter Title Summary of Proposed Changes 18.34 Pedestrian and Transit Oriented Development (PTOD) Combining District • Allow remaining sites north of Page Mill to be eligible for the HIP • Replace Context-Based Design Criteria with new 18.24 Design Standards; include cross-reference 18.40 General Standards and Exceptions • Relocate 18.23 performance standards to this chapter 18.52 Parking and Loading Requirements • Remove inconsistencies and redundancies • Add objective standard for off-site parking distance 18.54 Parking Facility Design Standards • Strengthen objective standards for parking and loading in site planning to avoid conflicts and push parking to rear of sites • Allow mechanical parking lifts by right (instead of by approval of the City Council or Planning Director) to streamline review and acknowledge their prevalence • Remove inconsistencies and redundancies 18.76 Permits and Approvals • Clarify that housing development projects are exempt from the architectural review process 18.77 Processing of Permits and Approvals • Create a new process for housing development projects: one study session with the ARB (and any other required board/commission, such as Public Art Commission or Historic Resources Board) Topic Not Addressed in the Draft Ordinance Height Transitions. The development standards in many zone districts include a transitional height standard that provides a reduced maximum height for properties that are near a lower density residential zone. Staff initially identified a few issues with these standards: (1) Each district expresses the requirement in a slightly different way. (2) Some of the language is confusing, especially in the CN, CC, CC (2), and CS districts. 9 Packet Pg. 120 City of Palo Alto Page 16 This makes the regulations difficult for City staff and decision-makers to implement and creates a problem for property owners and developers who are considering whether to make significant investments in Palo Alto. As a result, earlier drafts of Attachment B included staff proposals to clarify the text of this development standard. These clarifications were meant to be non-substantive, although they did align the text in the CN, CC, CC(2), and CS districts with staff’s application of the code, requiring reduced height within 50 feet of a lower density residential district. Because the proposed changes generated significant concern at the April 2021 PTC hearing and a subsequent community webinar, however, staff has elected to remove any proposed changes and retain the existing language in the ordinance before the City Council. Given the public interest in this topic, staff proposes to maintain the status quo and revisit the issue as a substantive policy discussion in the near future. The Housing Element update process presents an opportunity for such a discussion. The Housing Element Update looks at the entire city, asking where housing may be located and the standards of that housing (height, bulk, etc.). The Housing Element Update serves as a more appropriate venue to consider any changes to height transition standards. Stakeholder Engagement As with all citywide projects, the eight (8) ARB hearings and the three (3) PTC hearings were noticed in the Daily Post. On January 22nd, March 23rd, May 10th, July 22nd, and September 15th, 2021, staff sent an email to a wide range of architect and consultants that have worked with the City in the recent past on development projects to solicit comments on the draft objective standards; six out of 30 stakeholders provided feedback. These comments are summarized below and included in their entirety in Attachment E. 1. Elaine Uang provided detailed comments, including recommendations to provide more flexibility for different sized lots and lot configurations, and different locations. 2. Ken Hayes provided a link to a journal entry he prepared regarding how municipalities regulate and apply design standards. 3. Rick Gosalvez, SV@Home, asked to be added to our project mailing list 4. Heather Young expressed concern that the objective standards do not account for context and site conditions, that dimensional requirements would not work in certain instances, and that the resulting designs may not be desirable. 5. Elaine Breeze, SummerHill, questioned the applicability of the proposed standards to lower density housing types, specifically townhomes, and expressed a desire for alternative compliance, if standards cannot be met. 9 Packet Pg. 121 City of Palo Alto Page 17 Chris Wuthmann (from Stanford University Real Estate) addressed the ARB on February 18th the PTC on March 10th regarding the objective standards, with the following comments: (1) the relationship of the standards to subdivisions (to enable the creation of new contextual references), (2) recognizing the differences in costs and needs between rental and for-sale products, (3) a need to create an option within alternative compliance for demonstrable cost saving elements, including prefabricated and modular construction, as a legitimate consideration where the affordability of a project exceeds inclusionary requirements, and (4) recognition that new ways of living (post Covid) create a need for adapting building and site plan standards to create necessary areas for safe workspaces in outdoor environments and drop offs located outside of the public rights of way. In addition to stakeholder comments, several members of the public addressed the PTC at its June 9, 2021 hearing. Public comments focused on concerns about modifications to the height transition language across several of district regulations’ chapters. Specifically, community members expressed concern that reductions in height are not required when commercial districts are adjacent to RM-40 districts. They were concerned about privacy, light, and air impacts. As described in the analysis above, height transitions are not currently required for projects adjacent to RM-40 zoned sites. Therefore, modifications in the draft ordinance did not make changes that would impact the RM-40 district. On July 19, 2021, staff held a webinar to discuss the topic of height transitions. Approximately 27 residents attended the online discussion. Through this discussion and correspondence received, it became clear the issue needs a more robust platform, such as the Housing Element Update. As noted, the ordinance for Council review no longer contains any text amendments related to height transitions. Environmental Review The ordinance revisions represent implementation of adopted plans and policy. Therefore, the revisions are exempt under CEQA and covered by the CEQA documents prepared for the Comprehensive Plan. The project aims to facilitate implementation of State law. The project does not propose to increase development beyond what was analyzed in the Comprehensive Plan. Attachments: Attachment9.a: Attachment A: Ordinance Adding Ch. 18.24 of Title 18 of PAMC to Adopt Building Design Intent Statements and Objective Design Standards (PDF) Attachment9.b: Attachment B: Ordinance Amending Title 18 (Zoning) to Implement Objective Standards, Streamline Processing of Housing Development Applications, and Otherwise Clarify Zoning Code (PDF) 9 Packet Pg. 122 City of Palo Alto Page 18 Attachment9.c: Attachment C: Summary of Relevant State Housing Laws (DOCX) Attachment9.d: Attachment D: Location Map of PTOD, NVCAP and associated HIP Areas (PDF) Attachment9.e: Attachment E: Public Comments (PDF) 9 Packet Pg. 123 *NOT YET APPROVED* 1 0160052_20210914_ay16 Ordinance No. ____ Ordinance of the Council of the City of Palo Alto Adding Chapter 18.24 of Title 18 (Zoning) of the Palo Alto Municipal Code to Adopt Building Design Intent Statements and Objective Standards The Council of the City of Palo Alto does ORDAIN as follows: SECTION 2. Chapter 18.24 (Objective Design Standards) of Title 18 (Zoning) of the Palo Alto Municipal Code is added as follows: Sections: 18.24.010 Purpose and Applicability 18.24.020 Public Realm/Sidewalk Character 18.24.030 Site Access 18.24.040 Building Orientation and Setbacks 18.24.050 Building Massing 18.24.060 Façade Design 18.24.070 Residential Entries 18.24.080 Open Space 18.24.090 Materials 18.24.100 Sustainability and Green Building Design 18.24.010 Purpose and Applicability (a) Purpose. The purpose of this Chapter is to provide guidance for good design in the form of “intent statements” for all project types and to provide objective design standards for multifamily and residential mixed-use development projects that qualify as Housing Development Projects under the Housing Accountability Act. Diagrams are provided for illustrative purposes only and are not intended to convey required architectural style. Rather, the objective design standards aim to accommodate a variety of styles, construction types (e.g., wood frame, modular) and housing types including townhomes, apartments, condos, and mixed-use buildings. (b) Applicability of Regulations Within the following zones and combining districts, the intent statements apply to all project types (including non-residential projects), new construction, and renovations in the zoning districts identified below. Additionally, objective design standards apply to new multifamily housing with three or more units (see definition in 18.04.030), supportive and transitional housing, and residential mixed-use projects with at least two-thirds residential square footage: (1) Chapter 18.13: RM-20, RM-30, RM-40 (2) Chapter 18.16: CN, CC, CC(2), CS (3) Chapter 18.18: CD-C, CD-S, CD-N (4) Chapter 18.20: MOR, ROLM, ROLM(E), RP, RP(5), GM – residential and residential mixed-use only; regulations do not apply to non-residential projects 9.a Packet Pg. 124 *NOT YET APPROVED* 2 0160052_20210914_ay16 (5) Chapter 18.28: PF – residential and residential mixed-use only; regulations do not apply to non-residential projects (6) Chapter 18.34: PTOD combining district (c) Process and Alternative Compliance Each section of this chapter includes an intent statement that gives guidance for all applicable projects, regardless of use. (1) Housing development projects are required to comply with objective standards; however, applicants may choose to forgo one or more objective standards, in which case the housing development project will be evaluated to the spirit of the relevant intent statements and be subject to architectural review as set forth in Sections 18.76.020 and 18.77.070. (2) Non-Housing development projects and non-residential projects shall adhere to the spirit of the intent statements and be subject to architectural review as set forth in Section 18.76.020 and 18.77.070. (d) Definitions In addition to definitions provided in Chapter 18.04, the following definitions are specific to this Chapter. (1) “Primary Building Frontage” means the front lot line or frontage along the public right- of-way. In the case of a through-lot, the primary building frontage could be on either public right-of-way. (2) “Primary Building Entry” means the entrance leading to a lobby and accessed from the primary building frontage. (3) “Pedestrian Walkway” means a sidewalk or path that is publicly-accessible and connects from a public right-of-way to another public right-of-way or publicly accessible open space. (4) “Façade Modulation” means a change in building plane, either a recess or a projection, that changes the shape of the exterior massing of the building. 18.24.020 Public Realm/Sidewalk Character (a) Intent Statement To create an attractive and safe public realm and sidewalk space for pedestrians and cyclists through the implementation of design, landscaping, and infrastructure. Publicly accessible spaces and sidewalks should: (1) Design the transition between the public and private realm through the coordination of amenities and materials, such as accent paving, tree wells, lighting and street furniture (e.g., benches, bicycle racks, trash receptacles, news racks). (2) Complement or match accent paving to existing designs in the Downtown and California Avenue business district. (3) Provide sidewalk widths that accommodate landscaping, street trees, furniture, and pedestrian amenities; create a pleasant, desirable place to walk; provide shade; and enable comfortable pedestrian passage. (4) Provide amenities, such as parking and repair equipment, for micromobility, such as bicycles and scooters. 9.a Packet Pg. 125 *NOT YET APPROVED* 3 0160052_20210914_ay16 (b) Objective Standards (1) Sidewalk Widths (A) Public sidewalks abutting a development parcel in any commercial mixed-use district (CN, CS, CC, CC(2), CD-C, CD-S, CD-N, PTOD) shall have a minimum sidewalk width (curb to back of walk) of at least 10 feet. This standard may be met with a combination of pedestrian clear path and landscape and furniture strip (see Figure 1), as long as the pedestrian clear path is no less than 8 feet. If the existing public sidewalk does not meet the minimum standard, a publicly accessible extension of the sidewalk, with corresponding public access easement, shall be provided. Notwithstanding the total dimensions required herein, the following streets/locations shall have a minimum sidewalk width as noted: (i) El Camino Real: 12 ft (ii) San Antonio Road, from Middlefield Road to East Charleston Road: 12 ft (B) Publicly accessible sidewalks or walkways connecting through a development parcel (e.g., on a through lot) shall have a minimum six-foot width. (C) Pedestrian walkways that are designed to provide access to bicycles shall have a minimum width of eight feet, with two feet of clear space on either side. Figure 1: Illustrative Sidewalk Section and Description of Zones Mixed-Use Frontage Residential Frontage 9.a Packet Pg. 126 *NOT YET APPROVED* 4 0160052_20210914_ay16 Frontage Sidewalk Street Building Setback Frontage Area Pedestrian Clear Zone Landscape/Furniture Zone Vehicles/Bike Lanes Mixed-Use • Sidewalk Dining • Outdoor Displays • Public Art • Seating • Trees/Planting Residential • Stoops • Porches • Front Yards • Trees/Planting • Sidewalk • Street Trees/Planting • Street Lighting • Seating • Bike Parking • Public Art • Outdoor Dining • Bus Shelters • Utilities (e.g., hydrants) • Street Parking • Bike Lanes • Drop-off Zones • Parklets • Bus Stops (2) Street Trees Sidewalks shall include at least one street tree, within six feet of the sidewalk, for every 30 feet of linear feet of sidewalk length. Rights of way under control of the County of Santa Clara or State of California, supersede this requirement if they have conflicting regulations. (3) Accent Paving On University and California Avenues, new construction projects shall install accent paving along the project frontage(s) (e.g., at intersections, sidewalks and/or other publicly-accessible areas), as indicated in the table below. Street Segment Paving Material University Avenue from Alma Street to Webster Street Brick at corners Brick trim at mid-block California Avenue from El Camino Real to Park Boulevard Decorative Glass (4) Mobility Infrastructure (A) Micromobility infrastructure, such as locations to lock bicycles and scooters, shall be located within 30 feet of the primary building entry and/or a path leading to the primary building entry. This standard may be satisfied by existing infrastructure already located within 50 feet of the project site and located in the public right-of- way. (B) Primary building entries shall provide at least one seating area or bench within 30 feet of building entry and/or path leading to building entry. This standard may be satisfied by existing seating area or benches located in public right-of-way within 50 feet of the building entry. On arterials—except Downtown—seating areas or benches shall not be located between the sidewalk and curb. Arterial roadways are identified in Map T-5 of the Comprehensive Plan and do not include residential arterials. 9.a Packet Pg. 127 *NOT YET APPROVED* 5 0160052_20210914_ay16 18.24.030 Site Access (a) Intent Statement To provide facilities and accommodations for pedestrians, vehicles, cyclists, and transit users to safely and efficiently access and circulate both within individual sites and in the site’s surrounding context. Site access should include the following elements: (1) Site circulation and access that presents a clear hierarchy and connectivity pattern both within a project and to adjacent sidewalks and transit stops. This hierarchy should prioritize pedestrians, bikes, vehicles, and utility/loading access in the order listed. This hierarchy may provide separate access for vehicles and other modes, or demonstrate how all modes are accommodated in shared access points. (2) Connections to side streets, open spaces, mews, alleys, and paseos (3) Vehicle, loading and service access that is integrated into building and landscape design and located to prevent conflicts with pedestrians and cyclists, while also provided convenient access to building entries. (b) Objective Standards (1) Through-Lot Connections. Through lots located more than 300 feet from an intersecting street or pedestrian walkway shall provide a publicly accessible sidewalk or pedestrian walkway connecting the two streets. (2) Building Entries. Entries to Primary Building Entries shall be located from a public right-of-way or, if not possible, a publicly accessible Pedestrian Walkway. (3) Vehicle Access. (A) Vehicle access shall be located on alleys or side streets where available. (B) Except for driveway access, off-street parking, off-street vehicle loading, and vehicular circulation areas are prohibited between the building and the primary building frontage. (4) Loading Docks and Service Areas. Loading and service areas shall be integrated into building and landscape design and located to minimize impact on the pedestrian experience as follows: (A) Loading docks and service areas shall be located on facades other than the primary building frontage: on alleys, from parking areas, and/or at the rear or side of building if building includes these frontages. When only primary building frontage is available, loading docks and service areas shall be recessed a minimum five feet from the primary façade and shall be screened in accordance with Chapter 18.23.050. (B) Loading dock and service areas located within setback areas shall be screened in accordance with Chapter 18.23.050 and separated from pedestrian access to the primary building entry to avoid impeding pedestrian movement and safety. 18.24.040 Building Orientation and Setbacks (a) Intent Statement To create a coherent and active interface between private development and the public realm that contributes to the sense of place and structure of the neighborhood and enhances the 9.a Packet Pg. 128 *NOT YET APPROVED* 6 0160052_20210914_ay16 public’s experience. Site design that responds to the orientation of adjacent uses and creates opportunities for landscaping and usable open space. Buildings and site design should meet the following criteria: (1) Buildings that create a street frontage that are compatible with nearby buildings and land uses. (2) Placement and orientation of doorways, windows, stoops, and landscape elements to create a direct relationship with the street. (3) Ground floor residential units that have direct entry and presence on the street, and maintain privacy. (4) Transitional spaces and buffer areas between buildings, parcels, and sites through building setbacks that distinguish private and public spaces. (5) Buildings that provide side and rear setbacks and/or upper story step backs to create a compatible relationship with adjacent lower density residential development. (6) Landscaped or usable areas that contain a balance between landscape and hardscape. (7) Optimized building orientation for thermal comfort, shading, daylighting, and natural ventilation and other forms of passive design. (b) Objective Standards (1) Treatment of Corner Buildings (less than 40 feet) Corner buildings less than 40 feet in height and end units of townhouses or other attached housing products that face the street shall include the following features on their secondary building frontage: (A) A height to width ratio greater than 1.2:1 (B) A minimum of 15 percent fenestration area. (C) At least one facade modulation with a minimum depth of 18 inches and a minimum width of two feet. Examples: Wrap around front porch, bay window. (2) Treatment of Corner Buildings (40 feet and higher) Corner buildings 40 feet or taller in height shall include at least one of the following special features: (A) Street wall shall be located at the minimum front yard setback or build-to line for a minimum aggregated length of 40 feet in length on both facades meeting at the corner and shall include one or more of the following building features: 9.a Packet Pg. 129 *NOT YET APPROVED* 7 0160052_20210914_ay16 (i) An entry to ground floor retail or primary building entrance located within 25 feet of the corner of the building 9.a Packet Pg. 130 *NOT YET APPROVED* 8 0160052_20210914_ay16 (ii) A different material application and/or fenestration pattern from the rest of the façade. (iii) A change in height of at least 4 feet greater or less than the height of the abutting primary façade. (B) An open space with a minimum dimension of 20 feet and minimum area of 450 square feet. The open space shall be at least one of the following: (i) A publicly accessible open space/plaza (ii) A space used for outdoor seating for public dining 9.a Packet Pg. 131 *NOT YET APPROVED* 9 0160052_20210914_ay16 (iii) A residential Common Open Space adjacent to a common interior space and less than two feet above adjacent sidewalk grade. Fences and railing shall be a minimum 50% transparent. (3) Primary Building Entry The primary building entry shall meet at least one of the following standards: (A) Face a public right-of-way. (B) Face a publicly accessible pedestrian walkway. (C) Be visible from a public right-of-way through a forecourt or front porch that meets the following standards: (i) For residential buildings with fewer than seven units, building entry forecourts or front porches shall be a minimum area of 36 square feet and minimum dimension of six feet. (ii) For commercial buildings or residential buildings with seven or more units, building entry forecourts or front porches shall be a minimum of 100 square feet and a minimum width of 8 feet. (4) Ground Floor Residential Units (A) The finished floor of ground floor residential units, when adjacent to a public right-of-way, shall be within the minimum and maximum heights according to setback distance from back of walk identified in Figure 2. On sites with a cross slope greater than 2% along a building facade, the average height of the finished floor and back of walk shall be used. In flood zones, the minimum floor height shall be defined by the Federal Emergency Management Agency (FEMA) flood zone elevation. (B) Ground floor units with a setback greater than 15 feet shall have at minimum an average of one tree per 40 linear feet of façade located in the building set back. 9.a Packet Pg. 132 *NOT YET APPROVED* 10 0160052_20210914_ay16 (C) Ground floor residential entries shall be setback a minimum of 10 feet from the back of sidewalk. (D) Where no minimum building set back is required, all residential units shall be set back a minimum 5 feet from back of walk. (E) A minimum of 80% of the ground floor residential units that face a public right- of-way or publicly accessible path, or open space shall have a unit entry with direct access to the sidewalk, path, or open space. (Senior units or other deed- restricted units for special populations are exempt) Figure 2a: Finished Floor heights for ground floor residential units, calculation. Formula: 𝑦𝑦 = �−415�(𝑥𝑥)+ 163 where 𝑦𝑦 = ground floor finished floor height, in feet and 𝑥𝑥 = setback distance from back of walk, in feet Setback Length Ground Floor Finished Floor Height (minimum) 5 ft* 4 ft 7.5 ft 3 ft 4 in 10 ft 2 ft 8 in 12.5 ft 2 ft 15 ft 1 ft 4 in 17.5 ft 8 in 20 ft 0 ft (grade) *Per 18.24.040.(b)(4)(D), ground-floor residential units shall be set back a minimum 5 feet from back of walk. 9.a Packet Pg. 133 *NOT YET APPROVED* 11 0160052_20210914_ay16 Figure 2b: Finished Floor range for ground floor residential units. 9.a Packet Pg. 134 *NOT YET APPROVED* 12 0160052_20210914_ay16 Example 1: Finished floor height greater than 4 feet above sidewalk grade with minimum 5 feet setback. Example 2: Finished floor height in the middle of the range. 9.a Packet Pg. 135 *NOT YET APPROVED* 13 0160052_20210914_ay16 Example 3: Finished floor height at sidewalk grade. (5) Front Yard Setback Character Required setbacks shall provide a hardscape and/or landscaped area to create a transition between public and private space. The following standards apply, based on intended use and exclusive of areas devoted to outdoor seating, front porches, door swing of building entries, and publicly accessible open space: (A) Ground-floor retail or retail-like uses shall have a minimum of 10% of the required setback as landscaped area or planters. (B) Ground-floor residential uses shall have a minimum of 60% landscaped area in the required setback area. 18.24.050 Building Massing (a) Intent Statement To create buildings that are compatible with and enhance the surrounding area through the consideration of building scale, massing, and bulk. Massing should create a human-scale environment that is of high aesthetic quality and accommodates a variety of uses and design features. Building massing should include elements that: (1) Break down large building facades and massing to create a human-scaled building that enhances the context of the site (2) Are consistent in scale, mass and character to adjacent land uses and land use designations (3) Reinforce the definition and importance of the street 9.a Packet Pg. 136 *NOT YET APPROVED* 14 0160052_20210914_ay16 (4) Provide rooflines and massing that emphasize and accentuate significant elements of the building such as entries, bays, and balconies, and shading elements where appropriate. (5) Provide harmonious transitions between adjacent properties (b) Objective Standards (1) Upper Floor Step Backs (A) When the height of the subject building is more than 20 feet above the average height (i.e., average of low and high roof elevations) of an adjacent building, an upper floor step back shall start within 2 vertical feet of the height of the adjacent building. The step back shall be a minimum depth of 6 feet along the primary building frontage, and the step shall occur for a minimum of 70% of the façade length. (B) Notwithstanding, subsection (a), when adjacent to a single-story building, the upper floor step back shall occur between 33 and 37 feet in height. (2) Transition to Lower Density Building Types When a building abuts a side and/or rear property line with a RE, RMD, R-1, or R-2 zoned parcel or a village residential or existing single-family residential use, the building shall break down the abutting façade by meeting all of the following standards: (A) A landscape screen that includes a row of trees with a minimum 1 tree per 25 linear feet and continuous shrubbery planting. This screening plant material shall be a minimum 72 inches (6 feet) in height when planted. Required trees shall be minimum 24” box size. 9.a Packet Pg. 137 *NOT YET APPROVED* 15 0160052_20210914_ay16 (B) A minimum façade break of four feet in width, two feet in depth, and 32 square feet of area for every 36 to 40 feet of façade length. (C) Within 40 feet of an abutting structure, no more than 15% of the confronting façade area shall be windows or other glazing. Additional windows are allowed in order to maintain light, if they are fixed and fully obscured. (3) Maximum Façade Length. For portions of a building facade facing a public street, right-of-way, or publicly accessible path, any building greater than 25 feet in height and 70 feet in length shall not have a continuous façade plane greater than 70% of the façade length without an upper floor modulation, which can include bay windows. Upper floor façade modulations shall be a minimum 2 feet in depth, which can be a recess or a projection. 9.a Packet Pg. 138 *NOT YET APPROVED* 16 0160052_20210914_ay16 (A) Buildings 250 feet in length or greater, which face a public street, right-of-way, or publicly accessible path, shall have at least one vertical façade break with a minimum area greater than 400 square feet and a width greater than or equal to two times the depth. (B) Buildings 150 to 250 feet in length, which face a public street, right-of-way, or publicly accessible path, shall have at least one vertical façade break with a minimum area greater than 64 square feet and a minimum width of 8 feet and minimum depth of 4 feet. (4) Special Conditions - Railroad Frontages All parcels with lot lines abutting railroad rights-of-way shall meet the following standards on the railroad-abutting facade: (A) A minimum facade break of at least 10 feet in width and six feet in depth for every 60 feet of façade length. (B) For portion of a building 20 feet or greater in height, a maximum continuous façade length shall not exceed 60 feet. 18.24.060 Façade Design (a) Intent Statement To create cohesive and well-crafted building facades with human-scaled details that incorporate textures, colors, and other details that are compatible with and enhance the surrounding area. Facades should include the following elements: (1) Human-scaled detail, articulation, and craftsmanship (2) Quality of construction, craftsmanship, and design to create long lasting buildings (3) Expression of a human-scaled façade rhythm and pattern that reflects the building’s use (4) Fenestration that enhances the architectural character of the building (5) Defined building entry that is proportional to the building and number of people served (6) Articulation of the building shall break down the scale of the building via building modulation, façade articulation, and variation of fenestration and material patterns. 9.a Packet Pg. 139 *NOT YET APPROVED* 17 0160052_20210914_ay16 (b) Application (1) All facades shall meet all the required design standards and guidelines to ensure the same level of care and integrity throughout the building design. (2) Façade sidewalls located along a zero-lot line where, at time of approval are not visible from a right-of-way, are exempt. (3) Façade sidewalls located along a zero-lot line, where at time of approval are visible from a right-of-way, shall continue color, material, and pattern of the main façade. (c) Objective Standards (1) Base/Middle/Top (A) Buildings three stories or taller and on lots wider than 50 feet shall be designed to differentiate a defined base or ground floor, a middle or body, and a top, cornice, or parapet cap. Each of these elements shall be distinguished from one another for a minimum of 80% of the façade length through use of two or more of the following four techniques: (i) Variation in building modulation (minimum of one, if option selected) a. Horizontal shifts. Changes in floor plates that protrude and/or recess with a minimum dimension of two feet from the primary facade. b. Upper floor step backs. A horizontal step back of upper-floor façades with a minimum five-foot step back from the primary façade for a minimum of 80% of the length of the façade. 9.a Packet Pg. 140 *NOT YET APPROVED* 18 0160052_20210914_ay16 c. Ground floor step back. A horizontal shift of the ground floor facade with a minimum depth of two feet for a minimum 80% of the length of the façade. Ground floor step backs shall not exceed the maximum setback requirements, where stated. (ii) Variation in facade articulation (minimum of one, if option selected) a. Variation in horizontal and/or vertical recesses or projections such as a pattern of recessed grouping of windows, recessed panels, bay windows or similar strategies as approved by the Director of Planning and Development 9.a Packet Pg. 141 *NOT YET APPROVED* 19 0160052_20210914_ay16 Services. The recess or projection shall be a minimum four inches in depth. b. Variation in horizontal and/or vertical projections such as shading and weather protection devices, decorative architectural details, or similar c. Datum lines that continue the length of the building, such as parapets or cornices, with a minimum four inches in height or a minimum two inches in depth and include a change in material; 9.a Packet Pg. 142 *NOT YET APPROVED* 20 0160052_20210914_ay16 (iii) Variation in at least two of the following: fenestration size, proportions, pattern, and depth or projection. 9.a Packet Pg. 143 *NOT YET APPROVED* 21 0160052_20210914_ay16 (iv) Variation in two of the following: façade material, material size, texture and pattern, or color. (2) Façade Composition Building facades shall use a variety of strategies including building modulation, fenestration, and façade articulation to create visual interest and express a variety of scales through a variety of strategies. All facades shall include a minimum of two of the following façade articulation strategies to create visual interest: (i) Vertical and horizontal recesses such as a pattern of recessed grouping of windows, recessed panels, or similar strategies as approved by the Director of Planning and Development Services. The recess shall be a minimum four inches in depth. (ii) Vertical and horizontal projections such as shading and weather protection devices, decorative architectural details, or similar strategies as approved by the Director of Planning and Development Services. Projections shall be a minimum four inches in depth. (iii) Datum lines that continue the length of the building, such as cornices, with a minimum four inches in depth, or a minimum two inches in depth and include a change in material; (iv) Balconies, habitable projections, or Juliet balconies (every 20 to 40 feet) with a minimum four inches in depth; (v) Screening devices such as lattices, louvers, shading devices, perforated metal screens, or similar strategies as approved by the Director of Planning and Development Services; or (vi) Use of fine-grained building materials, such as brick or wood shingles, not to exceed eight inches in either height or width. (3) Compatible Rhythm and Pattern (A) Buildings shall express a vertical rhythm and pattern that reflects the size and scale of a housing unit and/or individual rooms and spaces. This may be achieved with building modulation to create vertically oriented facades (height greater than the width of the façade), façade articulation and fenestration repetitive vertically 9.a Packet Pg. 144 *NOT YET APPROVED* 22 0160052_20210914_ay16 oriented patterns. Depending on the length of the façade, the following standards apply: (i) For continuous facades less than 100 feet in length, the façade shall have vertically oriented patterns of vertical recesses or projections, façade articulation, and/or fenestration. (ii) For continuous facades 100 feet or greater in length, the façade shall include either: a. A vertical recess or change in façade plane with a minimum 2 feet deep vertical shift modulation for a minimum 4 feet in width to establish a vertical rhythm or a unit between 20 to 50 feet in width; or 9.a Packet Pg. 145 *NOT YET APPROVED* 23 0160052_20210914_ay16 b. A vertical recess or projection with a minimum depth of 2 feet that establishes the vertical rhythm housing units or individual rooms between 10 to 16 feet in width. (B) Residential mixed-use buildings shall express a vertical rhythm and pattern by meeting at least one of the following standards: (i) Vertical Patterns and Modulation: Facades shall use vertical patterns of building modulation, façade articulation, and fenestration. (ii) Horizontal Patterns and Modulation: Facades that use horizontal articulation and fenestration patterns shall use a vertical massing strategy with a minimum four feet wide and two feet deep vertical shift in modulation at least once every 50 feet of façade length. 9.a Packet Pg. 146 *NOT YET APPROVED* 24 0160052_20210914_ay16 (C) Storefront uses shall express a vertical rhythm not to exceed 30 to 50 feet in width. (4) Emphasize Building Elements and Massing (A) Building Entries Within Façade Design (i) Primary building entries shall be scaled proportionally to the number of people served (amount of floor-area or number of units accessed). Building entries inclusive of doorway and facade plane shall meet the following minimum dimensions: a. Individual residential entries: five feet in width b. Shared residential entry, such as mixed-use buildings: 8 feet in width c. Commercial building entry: 20 feet in width d. Storefront entry: six feet in width (ii) Primary building entries (not inclusive of individual residential entries) shall include a façade modulation that includes at least one of the following: a. A recess or projection from the primary façade plane with a minimum depth of two feet. (B) Primary entries shall include weather protection that is a minimum 4 feet wide and 4 feet deep by recessing the entry, providing an awning or using a combination of these methods. (5) Storefront/Retail Ground Floors (A) Ground floor height shall be a minimum 14 feet floor-to-floor or shall maintain a 2nd floor datum line of an abutting building. (B) Transparency shall include a minimum 60 percent transparent glazing between 2 and 10 feet in height from sidewalk, providing unobstructed views into the commercial space. 9.a Packet Pg. 147 *NOT YET APPROVED* 25 0160052_20210914_ay16 (C) Bulkheads and solid base walls: If provided, shall measure between 12 and 30 inches from finished grade (D) Primary entries shall include weather protection that is a minimum 6 feet wide and 4 feet deep by recessing the entry, providing an awning or using a combination of these methods. (E) Awnings, canopies and weather protection: (i) When transom windows are above display windows, awnings, canopies and similar, weather protection elements shall be installed between transom and display windows. These elements should allow for light to enter the storefront through the transom windows and allow the weather protection feature to shade the display window. (ii) Awnings may be fixed or retractable. (6) Other Non-residential Ground Floors (A) Ground floor height shall be a minimum 14 feet floor-to-floor or shall match the 2nd floor datum line of an abutting building. (B) Transparency shall include a minimum 50 percent transparent glazing between 4 and 10 feet in height from sidewalk or terrace grade. (C) Primary entries shall include weather protection that is a minimum 6 feet wide and 4 feet deep by recessing the entry, providing an awning or using a combination of these methods. 9.a Packet Pg. 148 *NOT YET APPROVED* 26 0160052_20210914_ay16 (7) Parking/Loading/Utilities (A) Entry Size: No more than 25% of the site frontage facing a street should be devoted to garage openings, carports, surface parking, loading entries, or utilities access (on sites with less than 100 feet of frontage, no more than 25 feet) (B) Above grade structured parking levels facing a public right-of-way or publicly accessible open space/path, with the exception of vehicular alleys, shall be lined with commercial or habitable uses with a minimum depth of 20 feet. (C) Partially sub-grade parking shall not have an exposed façade that exceeds five feet in height above abutting grade at back of sidewalk. (D) Partially sub-grade parking shall be screened with continuous landscaping and shrubbery with minimum height of 3 feet and be within 10 feet of the sub-grade parking. 18.24.070 Residential Entries (a) Intent Statement Private entries into ground floor residential units shall be designed to provide: (1) human-scaled detailing (2) enhanced pedestrian experience (3) transition between public and private space (4) spaces for residents to gather and spend time outdoors (5) resident privacy (b) Objective Standards (1) Ground Floor Unit Entries: Where ground floor residential unit entries are required, one or more of the following entry types shall be provided: (A) Stoop: (i) Stoops shall provide entry access for a maximum of two units; and (ii) Stoop heights shall be within 1 step of finished floor height of adjacent unit; and 9.a Packet Pg. 149 *NOT YET APPROVED* 27 0160052_20210914_ay16 (iii) Stoop entry landings shall be a minimum 5 feet in depth; and (iv) The maximum stoop height from the back of sidewalk grade shall be 5 feet. (B) Porch: (i) Porches shall provide entry access for a maximum of one unit; and (ii) Porch heights shall be within 1 step of finished floor height of adjacent unit; and (iii) Porches shall be large enough so a 6-foot by 6-foot square can fit inside of a porch for each unit; and (iv) The maximum porch floor height from the back of sidewalk grade shall be 5 feet. (C) Patio Entry (i) Patio entries may serve up to two units; and (ii) Patios shall be large enough so a 5-foot by 5-foot square can fit inside of the patio for each unit; and 9.a Packet Pg. 150 *NOT YET APPROVED* 28 0160052_20210914_ay16 (iii) The Patio shall include at least one of the following features to define the transition between public and private space: a. A row of shrubs not exceeding 42 inches in height located between the sidewalk and the patio that assists with defining the edge between public and private space. Shrubs shall be at least one gallon in size and be planted a maximum of three feet on center; or b. A fence not to exceed 36 inches in height located between the sidewalk and the patio that assists with defining the edge between public and private space, with a gate or fence opening to provide access to the pedestrian route between the pedestrian way and the front door; or c. A metal, wood or stone wall not to exceed 36 inches in height located between the sidewalk and the patio that assists with defining the edge between public and private space with a gate or wall opening to provide access to the pedestrian route between the pedestrian way and the front door. A minimum 18-inch landscape strip shall be located between the wall and the abutting pedestrian way and entirely landscaped with ground cover, shrubs or other landscape living plant material. (D) Terrace: (i) A Terrace may serve multiple unit entries; and (ii) The maximum Terrace height shall be 30 inches above the grade of the back of the adjacent sidewalk or accessway; and (iii) Walls, fences and hedges on Terraces shall be a maximum of 42 inches tall and have a minimum transparency of 40 percent. 9.a Packet Pg. 151 *NOT YET APPROVED* 29 0160052_20210914_ay16 (E) Frontage Court: (i) A Frontage Court may serve multiple unit entries; and (ii) The minimum Frontage Court width along a primary frontage shall be 25 feet; and (iii) The maximum Frontage Court width along a primary frontage shall be 50 percent of the facade length or 80 feet, whichever is less; and (iv) The minimum Frontage Court depth shall be 25 feet; and (v) The maximum Frontage Court depth shall be 50 feet or a ratio not to exceed 2:1 depth to width. 9.a Packet Pg. 152 *NOT YET APPROVED* 30 0160052_20210914_ay16 18.24.080 Open Space (a) Intent To ensure that residents and visitors have access to usable open space and common facilities that provide recreational opportunities, promote a healthy environment, and enhance the experience of living in Palo Alto. Common and private open spaces should include the following characteristics: (1) Be integrated into the site access and building circulation strategy (2) Be generous in dimension to provide usable space (3) Provide landscape elements that will support the health of the plants and enhance the character of place (4) Promote public health (5) Be located to provide easy access to private and common building areas, protected from the activities of commercial areas, and balance privacy and noise impacts to neighboring uses (6) Promote sustainable practices and opportunities for green infrastructure (7) Promote community safety through eyes on the street (b) Objective Standards (1) Private Open Space If Private Open Spaces is provided, it shall meet the following standards: (A) Floor area shall include a clear space with a minimum dimension of a circle with a six-foot diameter. (B) Minimum clear height dimension of 8’-6” feet (C) Be accessed directly from a residential unit (D) Balconies shall not be located within the daylight plane (E) Notwithstanding subsection (a), ground floor patios shall meet the following minimum requirements: (i) RM-20 and RM-30 districts: Minimum 100 square feet of area, the least dimension of which is eight feet for at least 75% of the area (ii) RM-40 districts: Minimum 80 square feet of area, the least dimension of which is six feet for at least 75% of the area (iii) Street facing private open space on the ground floor shall meet the finished floor height for ground floor residential standards in section 18.24.040(b)(4) (2) If Common Open Space is provided, it shall meet the following standards: (A) Minimum size of 200 square feet (B) Area shall include a space with a minimum dimension of a circle with a 10-foot diameter. (C) A minimum of 60% of the area shall be open to the sky and free of permanent weather protection or encroachments. Trellises and similar open-air features are permitted. (D) Notwithstanding subsection (1), courtyards enclosed on four sides shall have a minimum dimension of 40 feet and have a minimum courtyard width to building height ratio of 1:1.25 9.a Packet Pg. 153 *NOT YET APPROVED* 31 0160052_20210914_ay16 (E) Include places to sit (F) A minimum 20% of landscaping (G) Soil Depth: Planting in above grade courtyards shall have a minimum soil depth of 12 inches for ground cover, 20 inches for shrubs, and 36 inches for trees. (H) Rooftop Open Space: (i) In order to qualify as usable open space, a rooftop garden shall meet the requirements set forth in Section 18.40.230. (ii) Rooftop open spaces may fulfill usable open space requirements in the following districts: a. CD-C sites that do not abut a single- or two-family residential use or zoning district, rooftop gardens may qualify as usable open space and may count as up to 75% of the required usable open space for the residential component of a project. a. For CN and CS sites on El Camino Real and CC(2) sites that do not abut a single- or two-family residential use or zoning district, rooftop gardens may qualify as usable open space and may count as up to 60% of the required usable open space for the residential component of a project. 18.24.090 Materials (a) Intent Statement To promote the use of high quality, durable, sustainable, and attractive materials that exhibit a sense of permanence and contribute to the aesthetic quality of the development and to the urban design fabric of the community. (b) Objective Standards (1) Façade Materials. Primary, secondary, and accent materials are allowed or prohibited as in the Residential and Residential Mixed-use Material List, which may be updated from time to time by the Director of Planning with a recommendation by the ARB. 9.a Packet Pg. 154 *NOT YET APPROVED* 32 0160052_20210914_ay16 List provided for informational purposes; will be posted to City’s website and not codified by ordinance. Residential and Residential Mixed-use Material List Material Maximum Usage % of façade area Brick (full dimensional) 100% Stone/masonry 100% Stucco/Cement Plaster 100% Glass (transparent, spandrel) 100% Finished wood, wood veneer, engineered wood, and wood siding 100% Factory or naturally finished flat, profiled, fluted, or ribbed metal panels 100% Fiber reinforced cement siding and panels 100% Terracotta 100% Concrete (poured in place or precast) 35% Concrete blocks with integral color (ground, polished, or glazed finishes) 35% Concrete blocks with integral color (split face finish) 35% Ceramic tile 35% Standing seam metal 35% Three Dimensional Glass 5% Corrugated metal 5% Vegetated wall panels or trellises 5% Vinyl siding Not Permitted T-111 Plywood Not Permitted Exterior Insulation Finishing System (EIFS) Not Permitted Plastic or vinyl fencing Not Permitted Chain link fencing Not Permitted 9.a Packet Pg. 155 *NOT YET APPROVED* 33 0160052_20210914_ay16 18.24.100 Sustainability and Green Building Design (a) Intent Statement To incorporate sustainability, green building, and environmental considerations into the project design and construction. Green building design aims for compatibility with the local environment: to protect, respect and benefit from it. In general, sustainable buildings are energy efficient, water conserving, durable and nontoxic, with high-quality spaces and high recycled content materials. The following considerations should be included in site and building design: (1) Optimize building orientation for thermal comfort, shading, daylighting, and natural ventilation, including operable windows (2) Design landscaping to create comfortable micro-climates and reduce heat island effects (3) Design landscaping with native species (4) Maximize onsite stormwater management through landscaping and permeable pavement (5) Use sustainable building materials (6) Design lighting, plumbing and equipment for efficient energy use (7) Create healthy indoor environments (8) Use creativity and innovation to build more sustainable environments. One example is establishing gardens with edible fruits, vegetables or other plants to satisfy a portion of project open space requirements (b) Objective Standards See Chapter 16.14: California Green Building Standards additional requirements for green building and sustainable design. Notwithstanding Section 18.24.010(c), these regulations may not be modified through alternative compliance. SECTION 3. If any section, subsection, sentence, clause, or phrase of this Ordinance is for any reason held to be invalid or unconstitutional by a decision of any court of competent jurisdiction, such decision shall not affect the validity of the remaining portions of this Ordinance. The City Council hereby declares that it would have passed this Ordinance and each and every section, subsection, sentence, clause, or phrase not declared invalid or unconstitutional without regard to whether any portion of the Ordinance would be subsequently declared invalid or unconstitutional. SECTION 4. The Council finds that this Ordinance represents the implementation of adopted plans and policy. Therefore, the Ordinance are exempt under the California Environmental Quality Act (CEQA) and/or covered by the CEQA documents prepared for the City of Palo Alto Comprehensive Plan 2030. The project aims to facilitate implementation of State law. The project does not propose to increase development beyond what was analyzed in the Comprehensive Plan. 9.a Packet Pg. 156 *NOT YET APPROVED* 34 0160052_20210914_ay16 SECTION 5. This Ordinance shall be effective on the thirty-first date after the date of its adoption. PASSED: AYES: NOES: ABSENT: ABSTENTIONS: ATTEST: _________________________ ____________________________ City Clerk Mayor APPROVED AS TO FORM: APPROVED: _________________________ ____________________________ Assistant City Attorney Director of Planning and Development Services 9.a Packet Pg. 157 *NOT YET ADOPTED* 1 0160046_20210825_ay16 Ordinance No. ____ Ordinance of the Council of the City of Palo Alto Amending Various Chapters of Title 18 (Zoning) to Implement Objective Standards, Streamline Processing of Housing Development Applications, and Otherwise Clarify the Zoning Code. The Council of the City of Palo Alto ORDAINS as follows: SECTION 1. Subdivisions (a)(102) and (a)(142) of Section 18.04.030 (Definitions) of Chapter 18.04 (Definitions) of Title 18 (Zoning) are amended and a new Subdivision (a)(75.5) is added as follows: 18.04.030 Definitions (a) Throughout this title the following words and phrases shall have the meanings ascribed in this section. [. . .] (102) “Multiple‐family (residential) use” means the use of a site for three or more dwelling units, which may be in the same building or in separate buildings on the same site. A single‐ family or two‐family use with one or more Accessory Dwelling Units shall not be considered a multiple‐family use. [. . .] (75.5) “Landscape/Open Space Coverage” means permanently maintained open space that includes all Usable Open Space (see subsection 142), landscape, and other uncovered areas, but excluding parking facilities, driveways, utility or service areas, or areas with mechanical equipment. [. . .] (142) “Usable open space” means outdoor or unenclosed area on the ground, or on a roof, balcony, deck, porch, patio or terrace, designed and accessible for outdoor living, recreation, or pedestrian access, or landscaping, but excluding parking facilities, driveways, utility or service areas, or areas with mechanical equipment. Usable open space includes common open spaces, such as courtyards and park spaces, and/or private open spaces, such as balconies and patios, depending on the requirements of the zoning district. Usable open space may be covered if at least 50% open on the sides. Usable open space shall be sited and designed to accommodate all groups including children, seniors, and other adults, different activities including active and passive recreation and uses, and should be located 9.b Packet Pg. 158 *NOT YET ADOPTED* 2 0160046_20210825_ay16 convenient to the intended users (e.g., residents, employees, or public). Any usable open space that is not landscaped shall be developed to encourage outdoor recreational use and shall include elements such as decks, seating, decorative paved areas and walkways which do not serve as an entrance walkway. Usable open space shall be screened from utility or service areas, and areas with mechanical equipment. Parking, driveways and required parking lot landscaping shall not be counted as usable open space. SECTION 2. Section 18.08.030 (References to Districts) of Chapter 18.08 (Designation and Establishment of Districts) of Title 18 (Zoning) is amended as follows: 18.08.030 References to Districts Reference within this title to residential districts generally and as a grouping, includes all districts identified in this section. Where references are made to more restrictive or less restrictive residential districts, such references shall apply sequentially between the most restrictive and the least restrictive. Residential District Restrictive Reference RE Most Restrictive Least Restrictive R‐1 (20,000) R‐1 10,000) R‐1 (8,000) R‐1 (7,000) R‐1 R‐2 RMD RM‐20 RM‐30 RM‐40 SECTION 3. Subsections (a), (b), (e), (f), (g), and (h) of Section 18.13.040 (Development Standards) of Chapter 18.13 (Multiple Family Residential (RM‐20, RM‐30 and RM‐40) Districts) of Title 18 (Zoning) are amended as follows: 18.13.040 Development Standards (a) Site Specifications, Building Size and Bulk, and Residential Density The site development regulations in Table 2 shall apply in the multiple‐family residence districts, provided that more restrictive regulations may be recommended by the Architectural Review Board and approved by the Director of Planning and Development Services, pursuant to 9.b Packet Pg. 159 *NOT YET ADOPTED* 3 0160046_20210825_ay16 the regulations set forth in Chapter 18.76, performance criteria set forth in Chapter 18.23, and the context‐based objective design criteria standards set forth in Section 18.13.060Chapter 18.24. Table 2 Multiple Family Residential Development Table RM‐20 RM‐30 RM‐40 Subject to regulations in: Minimum Site Specifications Site Area (ft2) 8,500 Site Width (ft) 70 Site Depth (ft) 100 Substandard Lot Specifications Site Area (ft2) Less than 8,500 square feet and/or less than 70 feet in width Site Width (ft) Minimum Setbacks Setback lines imposed by a special setback map pursuant to Chapter 20.08 of this code may apply Front Yard (ft) 20 20 0‐25 (1) 18.13.040(b) On arterial roadways, expressways, and freeways(1) 0‐2025 (1) 0‐2025 (1) 0‐25 (1) Interior Side Yards (ft) For lots with width of 70 feet or greater 10 10 10 For lots with width of less than 70 feet 6 feet Interior Rear Yards (ft)3 10 10 10 Street Side and Street Rear Yards (ft) 16 16 0‐16(2) Maximum Height (ft) 30 35 40 Maximum height for those portions of a site within 50 feet of a more restrictive residential district or a site containing a residential use in a nonresidential district 35 18.08.030 Daylight Planes(7) • Daylight Plane for side and rear lot lines for sites abutting any R‐1, R‐2, RMD, or RM‐20 district or abutting a site containing a single‐family or two‐ family residential use in a nonresidential district: Initial Height (ft) 10 Angle (degrees) 45 9.b Packet Pg. 160 *NOT YET ADOPTED* 4 0160046_20210825_ay16 Daylight Plane for side and rear lot lines for sites abutting a RM‐30, RM‐40, Planned Community, or nonresidential district that does not contain a single‐ family or two‐family residential use: For lots with width of 70 feet or greater None For lots with width of less than 70 feet, limited to the first 10 feet from the property line (no daylight plane beyond 10 feet): Initial Height (ft) 10 Angle (degrees) 45 Maximum Site Coverage: Base 35% 40% 45% Additional area permitted to be covered by covered patios or overhangs otherwise in compliance with all applicable laws 5% 5% 5% Maximum Floor Area Ratio (FAR)(4) 0.5:1 0.6:1 1.0:1 Residential Density (units) Maximum number of units per acre(3) 20 30 40 18.13.040(g) Minimum number of units per acre(8) 11 16 21 Minimum Site Landscape/Open Space Coverage(5) (percent) 35 30 20 18.13.040(e) Minimum Usable Open Space (sf per unit)(5) 150 150 150 18.24.040 Minimum common open space (sf per unit) 75 75 75 18.13.040(e) 18.24.040 Minimum private open space (sf per unit) 50 50 50 18.24.040 Performance Criteria See provisions of Chapter 18.23 Ch. 18.23 Landscape Requirements 18.40.130 Parking(6) See provisions of Chapters 18.52 and 18.54 Ch. 18.52 Footnotes: (1) Minimum front setbacks shall be determined by the Architectural Review Board upon review pursuant to criteria set forth in Chapter 18.76 and the context‐based criteria outlined in Section 18.13.060. Arterial roadways, expressways, and freeways are identified in Map T‐5 of the Comprehensive Plan and do not include residential arterials. Lesser setbacks may be allowed by the Planning Director, upon recommendation by the Architectural Review Board pursuant to criteria set forth in Chapter 18.76. Special setbacks of greater than 25 feet may not be reduced except upon approval of a design enhancement exception or variance. (2) Lesser setbacks may be allowed by the Planning Director, upon recommendation Minimum street side setbacks in the RM‐40 zone may be from 0 to 16 feet and shall be determined by the Architectural Review Board upon review pursuant to criteria set forth in Chapter 18.76and the context‐based criteria outlined in Section 9.b Packet Pg. 161 *NOT YET ADOPTED* 5 0160046_20210825_ay16 18.13.060. (3) Provided that, for any lot of 5,000 square feet or greater, two units are allowed, subject to compliance with all other development regulations. (4) Covered parking is not included as floor area in multi‐family development, up to a maximum of 230 square feet per required parking space that is covered. Covered parking spaces in excess of required parking spaces count as floor area. (5) Subject to the limitations of Section 18.13.040(e). Usable open space is included as part of the minimum site landscape/open space coverage; required usable open space in excess of the minimum required for common and private open space may be used as either common or private usable open space; landscaping may count towards total site landscape/open space coverage after usable open space requirements are met. (6) Tandem parking is allowed for any unit requiring two parking spaces, provided that both spaces in tandem are intended for use by the same residential unit. For projects with more than four (4) units, not more than 25% of the required parking spaces shall be in a tandem configuration. (6) Each daylight plane applies specifically and separately to each property line according to the adjacent use. (7) The minimum density for a site may be reduced by the Director if, after the proposal is reviewed by the Architectural Review Board, the Director finds that existing site improvements or other parcel constraints, preclude the development from meeting the minimum density. A site with an existing single‐family use or two‐ family use may be redeveloped at the existing density, either single‐family or two‐family as applicable. An existing or replaced single‐family or two‐family residence shall not be considered a nonconforming use, and the provisions of Chapter 18.70 shall not apply, solely based on the minimum density requirement. (b) Setbacks, Daylight Planes and Height ‐ Additional Requirements and Exceptions (1) Setbacks (A) Setbacks for lot lines adjacent to an arterial street, expressway or freeway, as designated in the Palo Alto Comprehensive Plan, shall be a minimum of twenty‐five feet (25'), except that lesser setbacks may be allowed or required by the Planning Director, upon recommendation by the Architectural Review Board, where prescribed by the context‐based criteria outlined in Section 18.13.060. Special setbacks of greater than 25 feet may not be reduced except upon approval of a design enhancement exception or variance. (B) Required parking spaces shall not be located in a required front yard, nor in the first ten feet (10') adjoining the street property line of a required street side yard. (C) Projections into yards are permitted only to the extent allowed by Section 18.40.070 of this code. (2) Height and Daylight Planes (A) Exceptions to maximum height limitations are permitted only to the extent allowed by Section 18.40.090 of this code. (B) The following features may extend beyond the daylight plane established by the applicable district, provided that such features do not exceed the height limit for the district unless permitted to by Section 18.40.090 of this code: i. Television and radio antennas; ii. Chimneys and flues that do not exceed 5 feet in width, provided that chimneys do not extend past the required daylight plane a distance exceeding the minimum allowed pursuant to Chapter 16.04 of this code. iii. Cornices and eaves, excluding flat or continuous walls or enclosures of 9.b Packet Pg. 162 *NOT YET ADOPTED* 6 0160046_20210825_ay16 usable interior space, provided such features do not extend past the daylight plane more than 4 feet, and so long as they do not encroach into the side setback greater than 2 feet. [. . .] (e) Usable Open Space The following usable open space regulations shall apply: (1) Required Minimum Site Open Space. Each site shall, at a minimum, have a portion of the site, as prescribed in Table 2, developed into permanently maintained open space. Site open space includes all usable open space plus landscape or other uncovered areas not used for driveways, parking, or walkways. (2) Usable Open Space (Private and Common). Each project shall, at a minimum, have a portion of the site, as prescribed in Table 2, developed into permanently maintained usable open space, including private and common usable open space areas. Usable open space shall be located protected from the activities of commercial areas and adjacent public streets and shall provide noise buffering from surrounding uses where feasible. (A) Private Usable Open Space. Each dwelling unit shall have at least one private usable open space area contiguous to the unit that allows the occupants of the unit the personal use of the outdoor space. The minimum size of such areas shall be as follows: (i) Balconies (above ground level): 50 square feet, the least dimension of which shall is 6 feet. (ii) Patios or yards in the RM‐20 and RM‐30 districts: 100 square feet, the least dimension of which is 8 feet for at least 75% of the area. ara. (iii) Patios or yards in the RM‐40 district: 80 square feet, the least dimension of which is 6 feet for at least 75% of the area. (B) Common Usable Open Space. The minimum designated common open space area on the site shall be 10 feet wide and each such designated area shall comprise a minimum of 200 square feet. In the RM‐30 and RM‐40 districts, part or all of the required private usable open space areas may be added to the required common usable open space in a development, for purposes of improved design, privacy, protection and increased play area for children, upon a recommendation of the Architectural Review Board and approval of the Director. (e) Housing Incentive Program (1) For a project on a site north of Page Mill Road and eligible for the PTOD overlay, the Director may waive the floor area ratio (FAR) limit and the maximum site coverage requirement after the project with the proposed waiver or waivers is reviewed by the Architectural Review Board, if the Director finds that a project exceeding these standards is consistent with the required architectural review findings. In no event shall the Director approve a non‐residential FAR that exceeds the base standard in Table 2 or a total FAR (including both residential and non‐residential FAR) in excess of 2.0. (2) For a 100% affordable housing project on a site north of Page Mill Road and 9.b Packet Pg. 163 *NOT YET ADOPTED* 7 0160046_20210825_ay16 eligible for the PTOD overlay, the Director may waive any development standard including parking after the project with the proposed waiver or waivers is reviewed by the Architectural Review Board, if the Director finds that a project with such waiver or waivers is consistent with the required architectural review findings. In no event shall the Director approve development standards more permissive than the standards applicable to the Affordable Housing (AH) Incentive Program in Chapter 18.32. A "100% affordable housing project" as used herein means a multiple‐family housing or mixed‐ use project in which the residential component consists entirely of affordable units, as defined in Section 16.65.020 of this code, available only to households with income levels at or below 120% of the area median income, as defined in Section 16.65.020, and where the average household income does not exceed 60% of the area median income level, except for a building manager's unit. (3) This program is a local alternative to the state density bonus law, and therefore, a project utilizing this program shall not be eligible for a density bonus under Chapter 18.15 (Residential Density Bonus). (f) Personal Services, Retail Services, and Eating and Drinking Services in the RM‐30 and RM‐40 Districts Within a single residential development containing not less than 40 dwelling units, personal services, retail services, and eating and drinking services solely of a neighborhood‐ serving nature to residents in the development or in the general vicinity of the project may be allowed upon approval of a conditional use permit, subject to the following limitations and to such additional conditions as may be established by the conditional use permit: (1) Total gross floor area of all such uses shall not exceed 5,000 square feet or three percent of the gross residential floor area within the development, whichever is smaller, and may not occupy any level other than the ground level or below grade levels. (2) A maximum of 2,500 square feet of retail and/or service and/or eating and drinking uses shall be allowed per establishment. (3) Personal services, retail services, and eating and drinking services provided in accordance with this section shall not be included in the gross floor area for the site. (4) The conditional use permit for the project may preclude certain uses and shall include conditions that are appropriate to limit impacts of noise, lighting, odors, parking and trash disposal from the operation of the commercial establishment. The hours of operation shall be limited to assure compatibility with the residential use and surrounding residential uses. (5) Allowable Neighborhood‐Serving Uses. 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 local customers and clients can walk, bicycle or travel short distances, rather than relying primarily on automobile access or the provider of the goods or services traveling off‐site. Allowable neighborhood‐serving personal services, retail services and eating and drinking services may include, but are not limited 9.b Packet Pg. 164 *NOT YET ADOPTED* 8 0160046_20210825_ay16 to, "agent" dry cleaners, flower shops, convenience grocery stores (excluding liquor stores), delicatessens, cafes, fitness facilities, day care facilities, and similar uses found by the Planning Director to be compatible with the intent of this provision. (6) Sign programs, including size, number, color, placement, etc. shall be permitted only as specified in the conditional use permit and by the Planning Director upon recommendation of the Architectural Review Board (7) Off‐street parking and bicycle facilities, in addition to facilities required for residential uses, shall be provided as may be specified by the conditional use permit. However, there shall not be less than one parking space for each employee working or expected to be working at the same time. (8)(6)For any project, other than a 100% affordable housing project, containing forty (40) or greater units and located more than 500 feet from neighborhood commercial services, as determined by the Director, a minimum of 1,500 square feet of neighborhood serving retail, personal service, and/or eating or drinking uses shall be provided, subject to the above limitations. No conditional use permit is required, but the commercial use shall be reviewed by the Architectural Review Board as part of the architectural review approval. A minimum of one parking space for each employee working or expected to be working at the same time shall be provided. A "100% affordable housing project" as used herein means a multiple‐family housing project consisting entirely of affordable units, as defined in Section 16.65.020 of this code, available only to households with income levels at or below 120% of the area median income for Santa Clara County, as defined in Chapter 16.65, and where the average household income does not exceed 80% of the area median income level, except for a building manager's unit. (g) Redevelopment of Sites with Non‐complying Density For a parcel with a residential use that exceeds the maximum unit density of the applicable zoning district, the Director may grant an exception to the maximum unit density standard and allow the parcel to be redeveloped to replace the legally established residential units at the existing density, subject to all of the following: (1) The applicant must make the request for exception under this provision at the time of project application; (2) The project is a residential rental project; (3) The project complies with all other applicable development standards; and (4) The project shall not be eligible for a density bonus under Chapter 18.15 (Residential Density Bonus). The applicant must elect whether to utilize state density bonus law or the exception described herein as an alternative to state density bonus law. (h) General Standards, Exceptions, and Performance Criteria In addition to all other provisions of this chapter, all multi‐family development shall comply with applicable provisions of Chapter 18.2340 (Performance Criteria for Multiple Family, Commercial, Manufacturing and Planned Community Districts (General Standards and Exceptions). 9.b Packet Pg. 165 *NOT YET ADOPTED* 9 0160046_20210825_ay16 SECTION 4. Subsection (c) of Section 18.13.050 (Village Residential Development) of Chapter 18.13 (Multiple Family Residential (RM‐20, RM‐30 and RM‐40) Districts) of Title 18 (Zoning) is amended and Subsection (f) is added as follows: 18.13.050 Village Residential Development [. . .] (c) Development Standards Table 3 specifies the development standards for new Village Residential developments that provide for individual lots established for sale of one housing unit on a lot. These developments shall be designed and constructed in compliance with the following requirements and the objective design standards in Chapter 18.24context‐based design criteria outlined in Section 18.13.060, provided that more restrictive regulations may be recommended by the architectural review board and approved by the director of planning and community environment, pursuant to Section 18.76.020: Table 3 Village Residential Development Table Village Residential Subject to regulations in: Minimum Site Specifications Site Area (ft2) 6,000 Site Width (ft) 50 Site Depth (ft) 100 Minimum Setbacks RM‐20 development standards apply to perimeter of site Minimum Lot Specifications (1) Lot Area (ft2), Attached Units 1,500 Lot Area (ft2), Detached Units 2,500 Maximum Lot Area (ft2) 4,000 Front lot setback (ft) 5 Rear lot setback (ft) 3 Side lot setback (ft) 0 Distance between detached units (ft) 3 Maximum House Size (ft2) 2,500 (2) Maximum Height (ft) 30 Daylight Planes RM‐20 development standards apply to perimeter of site 9.b Packet Pg. 166 *NOT YET ADOPTED* 10 0160046_20210825_ay16 Maximum Site Coverage RM‐20 development standards apply to entire site Maximum Floor Area Ratio (FAR) (3) 0.5:1 applied to entire site Maximum Residential Density (units) Maximum number of units per acre 12 Minimum Site Landscape/ Open Space Coverage (4) 35% of entire site18.13.040 18.13.040(e) Minimum Usable Open Space (per unit) (3) 300 sq. ft. 18.24.040 Minimum Common Open Space (per unit) No requirement 18.13.040(e) 18.24.040 Minimum Private Open Space (per unit) 100 sq. ft. 18.24.040 Performance Criteria Ch. 18.23 Landscape Requirements 18.40.130 Parking (5) See provisions of Chapter 18.52 Ch. 18.52 Footnotes: (1) Individual lots are created by subdividing the development site to create one for‐sale lot per dwelling unit. Overall development intensity (FAR, site coverage, landscape/open space) shall be calculated across the entire site to comply with RM‐20 zone standards, and setbacks and daylight planes at the perimeter of the site shall comply with RM‐20 setbacks and daylight planes. For common‐ownership developments such as condominiums and apartments, the underlying multiple‐family zone district development standards shall apply. (2) Covered parking that is attached to the residence shall be included in the maximum house size. (3) Covered parking is not included as floor area in multi‐family development, up to a maximum of 230 square feet per required parking space that is covered. Covered parking spaces in excess of required parking spaces count as floor area. (4) Subject to the limitations of Section 18.13.040(e). Usable open space is included as part of the minimum site landscape/open space coverage; required usable open space in excess of the minimum required for common and private open space may be used as either common or private usable open space; landscaping may count towards total site landscape/open space coverage after usable open space requirements are met. (5) Tandem parking is allowed for any unit requiring two parking spaces, provided that both spaces in tandem are intended for use by the same residential unit. For projects with more than four (4) units, not more than 25% of the required parking spaces shall be in a tandem configuration. [. . .] (f) General Standards, Exceptions, and Performance Criteria In addition to all other provisions of this chapter, all multi‐family development shall comply with applicable provisions of Chapter 18.40 General Standards and Exceptions). 9.b Packet Pg. 167 *NOT YET ADOPTED* 11 0160046_20210825_ay16 SECTION 5. Section 18.13.060 (Multiple Family Context‐Based Design Criteria) of Chapter 18.13 (Multiple Family Residential (RM‐20, RM‐30 and RM‐40) Districts) of Title 18 (Zoning) is deleted in its entirety and restated to read as follows: 18.13.060 Multiple Family Context‐Based Objective Design Criteria Standards In addition to the standards for development prescribed above, all development in the RM districts shall comply with applicable standards and/or intent statements outlined in Chapter 18.24, as defined therein. SECTION 6. Subsections (a), (b), (f), (i) and (k) of Section 18.16.060 (Development Standards) of Chapter 18.16 (Neighborhood, Community, And Service Commercial (CN, CC And CS) Districts) of Title 18 (Zoning) are amended as follows: 18.16.060 Development Standards (a) Exclusively Non‐Residential Uses Table 3 specifies the development standards for exclusively non‐residential uses and alterations to non‐residential uses or structures in the CN, CC, CC(2) and CS districts. These developments shall be designed and constructed in compliance with the following requirements and the objective design standards in Chapter 18.24 context‐based design criteria outlined in Section 18.16.090, provided that more restrictive regulations may be recommended by the architectural review board and approved by the director of planning and community environment, pursuant to Section 18.76.020. Table 3 Exclusively Non‐residential Development Standards CN CC CC(2) CS Subject to regulations in Section Minimum Site Specifications Site Area (ft2) Site Width (ft) Site Depth (ft) None Required Minimum Setbacks Front Yard (ft) 0 ‐ 10' to create an 8' ‐ 12' effective sidewalk width (1), (2), (8) None Required (8) 0 ‐ 10'to create an 8' ‐12' effective sidewalk width (1), (2), (8) 0 ‐ 10' to create an 8' ‐ 12' effective sidewalk width (1), (2), (8) Setback lines imposed by a special setback map pursuant to Chapter 20.08 of this code 9.b Packet Pg. 168 *NOT YET ADOPTED* 12 0160046_20210825_ay16 Rear Yard (ft) None required Interior Side Yard (ft) Street Side Yard (ft) 20' (2) None required Minimum Yard (ft) for lot lines abutting or opposite residential districts or residential PC districts 10' (2) 10' (2) 10' (2) 10' (2) Build‐To‐Lines 50% of frontage built to setback (7) 33% of side street built to setback (7) Minimum setbacks from alleys for structures other than public parking garages (ft) (3) Corner lots, from rear lot line on the alley Not applicable 8' Not applicable Corner lots, from side lot line on the alley None All lots other than corner lots 20' Maximum Site Coverage 50% None Required Maximum Height (ft) Standard 25' and 2 stories 50' 37' (4) 50' Within 150 ft. of a residential district (other than an RM‐ 40 or PC zone) abutting or located within 50 feet of the site 35' 35' 35' 18.08.030 Maximum Floor Area Ratio (FAR) 0.4:1 2.0:1 0.4:1 18.18.060(e) 9.b Packet Pg. 169 *NOT YET ADOPTED* 13 0160046_20210825_ay16 Maximum Floor Area Ratio (FAR) for Hotels N/A ‐ (5) 2.0:1 2.0:1 18.18.060(d) Daylight Plane for lot lines abutting one or more residential zone districts other than an RM‐ 40 or PC zone Initial Height at side or rear lot line (ft) ‐ (6) ‐ (6) ‐ (6) ‐ (6) Slope ‐ (6) ‐ (6) ‐ (6) ‐ (6) Footnotes: (1) No parking or loading space, whether required or optional, shall be located in the first 10 feet adjoining the street property line of any required yard. (2) Any minimum front, street side, or interior yard shall be planted and maintained as a landscaped screen excluding areas required for access to the site. A solid wall or fence between 5 and 8 feet in height shall be constructed along any common interior lot line. (3) No setback from an alley is required for a public parking garage. (4) As measured to the peak of the roof or the top of a parapet; penthouses and equipment enclosures may exceed this height limit by a maximum of five feet, but shall be limited to an area equal to no more than ten percent of the site area and shall not intrude into the daylight plane. (5) See additional regulations in subsection (e) of this Section 18.16.050. (6) The initial height and slope shall be identical to those of the most restrictive residential zone abutting the site line in question. (7) Twenty‐five‐foot driveway access permitted regardless of frontage; build‐to requirement does not apply to CC district. (8) A 12‐foot sidewalk width is required along El Camino Real frontage. (b) Mixed Use and Residential Table 4 specifies the development standards for new residential mixed use developments and residential developments. These developments shall be designed and constructed in compliance with the following requirements and the objective design standards in Chapter 18.24. and the context‐based design criteria outlined in Section 18.16.090, provided that more restrictive regulations may be recommended by the architectural review board and approved by the director of planning and community environment, pursuant to Section 18.76.020. // // 9.b Packet Pg. 170 *NOT YET ADOPTED* 14 0160046_20210825_ay16 Table 4 Mixed Use and Residential Development Standards CN CC CC(2) CS Subject to regulations in: Minimum Site Specifications Site Area (ft2) None required Site Width (ft) Site Depth (ft) Minimum Setbacks Setback lines imposed by a special setback map pursuant to Chapter 20.08 of this code may apply Front Yard (ft) 0' ‐ 10' to create an 8'‐12' effective sidewalk width (8) None Required (8) 0' ‐ 10' to create an 8' ‐ 12' effective sidewalk width (8) 0' ‐ 10' to create an 8' ‐ 12' effective sidewalk width (8) Rear Yard (ft) 10' for residential portion; no requirement for commercial portion Rear Yard abutting residential zone district (ft) 10' Interior Side Yard if abutting residential zone district (ft) 10' Street Side Yard (ft) 5' Build‐to‐Lines 50% of frontage built to setback (1) 33% of side street built to setback (1) Permitted Setback Encroachments Balconies, awnings, porches, stairways, and similar elements may extend up to 6' into the setback. Cornices, eaves, fireplaces, and similar architectural features (excluding flat or continuous walls or enclosures of interior space) may extend up to 4' into the front and rear setbacks and up to 3' into interior side setbacks Maximum Site Coverage 50% 50% 100% 50% Minimum Landscape/Open Space Coverage 35% 30% 20% 30% 9.b Packet Pg. 171 *NOT YET ADOPTED* 15 0160046_20210825_ay16 Usable Open Space (Private and/or Common) 150 sq ft per unit (2) 18.24.040 Maximum Height (ft) Standard 35'(4) 50' 37' 50' Within 150 ft. of a residential zone district (other than an RM‐40 or PC zone) abutting or located within 50 feet of the side 35' 35'(5) 35'(5) 35'(5) 18.08.030 Daylight Plane for lot lines abutting one or more residential zoning districts Daylight plane height and slope shall be identical to those of the most restrictive residential zoning district abutting the lot line Residential Density (net)(3) 15 or 20(9) See sub‐ section (e) below No maximum 30 18.16.060(i) Sites on El Camino Real No maximum No maximum Maximum Residential Floor Area Ratio (FAR) 0.5:1(4) 0.6:1 0.6:1 Maximum Nonresidential Floor Area 0.4:1 2.0:1 0.4:1 Ratio (FAR) Total Mixed Use Floor Area Ratio (FAR) 0.9:1(4) 2.0:1 1.0:1 Minimum Mixed Use Ground Floor Commercial FAR(6) 0.15:1(10) 0.15:1(10 ) 0.25:1(7)( 10) 0.15:1(10) Parking See Chapters 18.52 and 18.54 (Parking) 18.52, 18.54 Footnotes: (1) Twenty‐five‐foot driveway access permitted regardless of frontage; build‐to requirement does not apply to CC district. (2) Reserved. Required usable open space: (1) may be any combination of private and common open spaces; (2) does not need to be located on the ground (but rooftop gardens are not included as open space except as provided below); (3) minimum private open space dimension six feet; and (4) minimum common open space dimension twelve feet. For CN and CS sites on El Camino Real and CC(2) sites that do not abut a single‐ or two‐family residential use or zoning district, rooftop gardens may qualify as usable open space and may count as up to 60% of the required usable open space for the residential component of a project. In order to qualify as usable open space, the rooftop garden shall meet the requirements set forth in Section 18.40.230. (3) Residential density shall be computed based upon the total site area, irrespective of the percent of the site devoted to commercial use. (4) For CN sites on El Camino Real, height may increase to a maximum of 40 feet and the FAR may increase to a maximum of 1.0:1 (0.5:1 for nonresidential, 0.5:1 for residential). (5) For sites abutting an RM‐40 zoned residential district or a residential Planned Community (PC) district, maximum height may be increased to 50 feet. (6) Ground floor commercial uses generally include retail, personal services, hotels and eating and drinking establishments. Office uses may be included only to the extent they are permitted in ground floor regulations. 9.b Packet Pg. 172 *NOT YET ADOPTED* 16 0160046_20210825_ay16 (7) If located in the California Avenue Parking Assessment District. (8) A 12‐foot sidewalk width is required along El Camino Real frontage. (9) Residential densities up to 20 units/acre are allowed on CN zoned housing inventory sites identified in the Housing Element. Other CN zoned sites not located on El Camino Real are subject to a maximum residential density of up to 15 units/acre. (10) In the CC(2) zone and on CN and CS zoned sites on El Camino Real, there shall be no minimum mixed use ground floor commercial FAR for a residential project, except to the extent that the retail preservation requirements of Section 18.40.180 or the retail shopping (R) combining district (Chapter 18.30(A)) applies. (1) Nonresidential uses that involve the use or storage of hazardous materials in excess of the exempt quantities prescribed in Title 15 of the Municipal Code, including but not limited to dry cleaning plants and auto repair, are prohibited in a mixed use development with residential uses. (2) Residential mixed use development is prohibited on any site designated with an Automobile Dealership (AD) Combining District overlay. [. . .] (f) Size of Establishments in the CN District In the CN district, permitted commercial uses shall not exceed the floor area per individual use or business establishment shown in Table 5. Such uses may be allowed to exceed the maximum establishment size, subject to issuance of a conditional use permit in accord with Section 18.76.010. The maximum establishment size for any conditional use shall be established by the director and specified in the conditional use permit for such use. TABLE Table 5 MAXIMUM SIZE OF ESTABLISHMENT Type of Establishment Maximum Size (ft2) Personal Services 2,500 Retail services, except grocery stores 15,000 Grocery stores 20,000 Eating and drinking services 5,000 Neighborhood business services 2,500 [. . .] (i) Reserved Recycling Storage All new development, including approved modifications that add thirty percent or more floor area to existing uses, shall provide adequate and accessible interior areas or exterior enclosures for the storage of recyclable materials in appropriate containers. The design, construction and accessibility of recycling areas and enclosures shall be subject to approval by the architectural review board, in accordance with design guidelines adopted by that board and approved by the city council pursuant to Section 18.76.020. 9.b Packet Pg. 173 *NOT YET ADOPTED* 17 0160046_20210825_ay16 [. . .] (k) Housing Incentive Program a. For an exclusively residential or residential mixed‐use project in the CC(2) zone, on a CC zoned site north of Page Mill Road and eligible for the PTOD overlay, or on CN or CS zoned sites on El Camino Real, the Director may waive the residential floor area ratio (FAR) limit and the maximum site coverage requirement after the project with the proposed waiver or waivers is reviewed by the Architectural Review Board, if the Director finds that a project exceeding these standards is consistent with the required architectural review findings. In no event shall the Director approve a commercial FAR that exceeds the standard in Table 4 of Section 18.16.060(b) or a total FAR (including both residential and commercial FAR) in excess of 2.0 in the CC(2) zone or 1.5 in the CN or CS zone. b. For a 100% affordable housing project in the CC(2) zone, on a CC zoned site north of Page Mill Road and eligible for the PTOD overlay, or on CN or CS zoned sites on El Camino Real, the Director may waive any development standard including parking after the project with the proposed waiver or waivers is reviewed by the Architectural Review Board, if the Director finds that a project with such waiver or waivers is consistent with the required architectural review findings. In no event shall the Director approve development standards more permissive than the standards applicable to the Affordable Housing (AH) Combining District Incentive Program in Chapter 18.3230(J). A "100% affordable housing project" as used herein means a multiple‐family housing or mixed‐use project in which the residential component consists entirely of affordable units, as defined in Section 16.65.020 of this code, available only to households with income levels at or below 120% of the area median income, as defined in Section 16.65.020, and where the average household income does not exceed 60% of the area median income level, except for a building manager's unit. c. This program is a local alternative to the state density bonus law, and therefore, a project utilizing this program shall not be eligible for a density bonus under Chapter 18.15 (Residential Density Bonus). [. . .] SECTION 7. Section 18.16.080 (Performance Standards) of Chapter 18.16 (Neighborhood, Community, And Service Commercial (CN, CC And CS) Districts) of Title 18 (Zoning) is amended as follows: 18.16.080 General Standards, Exceptions, and Performance Standards In addition to the standards for development prescribed above, all development in the CN, CS, CC, and CC(2) districts shall comply with the performance criteria, general standards, and exceptions outlined in Chapter 18.2340 of the Zoning Ordinance. All mixed use development shall also comply with the applicable provisions of Chapter 18.2340 of the Zoning Ordinance. 9.b Packet Pg. 174 *NOT YET ADOPTED* 18 0160046_20210825_ay16 SECTION 8. Section 18.16.090 (Context‐Based Design Criteria) of Chapter 18.16 (Neighborhood, Community, And Service Commercial (CN, CC And CS) Districts) of Title 18 (Zoning) is deleted in its entirety and restated to read as follows: 18.16.090 Context‐Based Objective Design Standards Criteria In addition to the standards for development prescribed above, all development in the CN, CS, CC, and CC(2) districts shall comply with applicable standards and/or intent statements outlined in Chapter 18.24, as defined therein. SECTION 9. Subsections (a), (b), and (k) of Section 18.18.060 (Development Standards) of Chapter 18.18 (Downtown Commercial (CD) District) of Title 18 (Zoning) are amended as follows: 18.18.060 Development Standards (a) Exclusively Non‐Residential Use Table 2 specifies the development standards for new exclusively non‐residential uses and alterations to non‐residential uses or structures in the CD district, including the CD‐C, CD‐S, and CD‐N subdistricts. These developments shall be designed and constructed in compliance with the following requirements and the objective design standards in Chapter 18.24context‐based design criteria outlined in Section 18.18.110, provided that more restrictive regulations may be recommended by the architectural review board and approved by the director of planning and community environment, pursuant to Section 18.76.020: Table 2 Exclusively Non‐Residential Development Standards CD‐C CD‐S CD‐N Subject to regulations in Section: Minimum Setbacks Setback lines imposed by a special setback map pursuant to Chapter 20.08 of this code may apply Front Yard (ft) None required 10 (1) Rear Yard (ft) None required Interior Side Yard (ft) None required Street Side Yard (ft) None required 20 (1) Minimum street setback for sites sharing a common block face with any abutting residential zone district ‐ (4) ‐ (4) ‐ (4) 9.b Packet Pg. 175 *NOT YET ADOPTED* 19 0160046_20210825_ay16 Minimum yard (ft) for lot lines abutting or opposite residential zone districts 10' (1) 10' (1) 10' (1) Maximum Site Coverage None required 50% Maximum Height (ft) Standard 50 50 25 Within 150 ft. of an abutting residential zone district – (3) – (3) – (3) 18.08.030 Maximum Floor Area Ratio (FAR) 1.0:1 (5) 0.4:1 (5) 0.4:1 (5) 18.18.060(e) 18.18.070 Maximum Floor Area Ratio (FAR) for Hotels 2.0:1 2.0:1 N/A 18.18.060(d ) Maximum Size of New Non‐Residential Construction or Expansion Projects 25,000 square feet of gross floor area or 15,00 square feet above the existing floor area, whichever is greater, provided the floor area limits set forth elsewhere in this chapter are not exceeded Daylight Plane for lot lines abutting one or more residential zone districts Initial Height at side or rear lot line – (2) 10 10 Slope – (2) 1:2 1:2 Footnotes: (1) The yard shall be planted and maintained as a landscaped screen, excluding area required for site access. (2) The initial height and slope shall be identical to those of the residential zone abutting the site line in question. (3) The maximum height within 150 feet of any abutting residential zone district shall not exceed the height limit of the abutting residential district. (4) The minimum street setback shall be equal to the residentially zoned setback for 150 feet from the abutting single‐family or multiple family development. (5) FAR may be increased with transfers of development and/or bonuses for seismic and historic rehabilitation upgrades, not to exceed a total site FAR of 3.0:1 in the CD‐C subdistrict or 2.0:1 in the CD‐S or CD‐N subdistricts. (b) Mixed Use and Residential Table 3 specifies the development standards for new residential mixed use developments and residential developments. These developments shall be designed and constructed in compliance with the following requirements and the objective design standards in Chapter 18.24context‐based design criteria outlines in Section 18.18.110, provided that more restrictive regulations may be recommended by the architectural review board and approved by the director of planning and community environment, pursuant to Section 18.76.020: 9.b Packet Pg. 176 *NOT YET ADOPTED* 20 0160046_20210825_ay16 TABLE 3 MIXED USE AND RESIDENTIAL DEVELOPMENT STANDARDS CD‐C CD‐S CD‐N Subject to regulations in Section: Minimum Setbacks Setback lines imposed by a special setback map pursuant to Chapter 20.08 of this code may apply Front Yard (ft) None required 10' Rear Yard (ft) 10' for residential portion; no requirement for commercial portion Interior Side Yard (ft) No requirement 10' if abutting residential zone 10' if abutting residential zone Street Side Yard (ft) No requirement 5' 5' Permitted Setback Encroachments Balconies, awnings, porches, stairways, and similar elements may extend up to 6' into the setback. Cornices, eaves, fireplaces, and similar architectural features (excluding flat or continuous walls or enclosures of interior space) may extend up to 4' into the front and rear setbacks and up to 3' into interior side setbacks Maximum Site Coverage No requirement 50% 50% Landscape/Open Space Coverage 20% 30% 35% Usable Open Space (Private and/or Common) 150 sq ft per unit (1) 18.24.040 CD‐C CD‐S CD‐N Subject to regulations in Section: Maximum Height (ft) Standard 50' 50' 35' 18.08.030 Within 150 ft. of an abutting residential zone 40'(4) (3) 40'(4) (3) 35'(4) (3) 18.08.030 9.b Packet Pg. 177 *NOT YET ADOPTED* 21 0160046_20210825_ay16 Daylight Plane for lot lines abutting one or more residential zoning districts or a residential PC district Daylight plane height and slope identical to those of the most restrictive residential zone abutting the lot line Residential Density (net)(21) No maximum 30 30 Maximum Weighted Average Residential Unit Size(54) 1,500 sq ft per unit No maximum No maximum Maximum Residential Floor Area Ratio (FAR) 1.0:1(32) 0.6:1(32) 0.5:1(32) Maximum Nonresidential Floor Area Ratio (FAR) 1.0:1(32) 0.4:1 0.4:1 Total Floor Area Ratio (FAR)(32) 2.0:1(32) 1.0:1(32) 0.9:1(32) 18.18.070 Parking Requirement See Chapters 18.52 and 18.54 Chs. 18.52, 18.54 Footnotes: (1) Required usable open space: (1) may be any combination of private and common open spaces; (2) does not need to be located on the ground (but rooftop gardens are not included as open space except as provided below); (3) minimum private open space dimension 6; and (4) minimum common open space dimension 12 For CD‐C sites that do not abut a single‐ or two‐family residential use or zoning district, rooftop gardens may qualify as usable open space and may count as up to 75% of the required usable open space for the residential component of a project. In order to qualify as usable open space, the rooftop garden shall meet the requirements set forth in Section 18.40.230. (2)(1) Residential density shall be computed based upon the total site area, irrespective of the percent of the site devoted to commercial use. There shall be no deduction for that portion of the site area in nonresidential use. (3)(2)FAR may be increased with transfers of development and/or bonuses for seismic and historic rehabilitation upgrades, not to exceed a total site FAR of 3.0:1 in the CD‐C subdistrict or 2.0:1 in the CD‐S or CD‐N subdistrict. (4)(3)For sites abutting an RM‐40 zoned residential district or a residential Planned Community (PC) district, maximum height may be increased to 50 feet. (5)(4)The weighted average residential unit size shall be calculated by dividing the sum of the square footage of all units by the number of units. For example, a project with ten 800‐square foot 1‐bedroom units, eight 1,200‐square foot 2‐bedroom units, and two 1,800‐square foot 3‐bedroom units would have a weighted average residential unit size of ((10x800)+(8x1200)+(2x1800)) ÷ (10+8+2) = 1,060 square feet. 9.b Packet Pg. 178 *NOT YET ADOPTED* 22 0160046_20210825_ay16 (1) Nonresidential uses that involve the use or storage of hazardous materials in excess of the exempt quantities prescribed in Title 15 of the Municipal Code, including but not limited to dry cleaning plants and auto repair, are prohibited in a mixed use development with residential uses. [. . .] (k) Reserved Recycling Storage All new development, including approved modifications that add thirty percent or more floor area to existing uses, shall provide adequate and accessible interior areas or exterior enclosures for the storage of recyclable materials in appropriate containers. The design, construction and accessibility of recycling areas and enclosures shall be subject to approval by the architectural review board, in accordance with design guidelines adopted by that board and approved by the city council pursuant to Section 16.48.070. [. . .] SECTION 10. Subsection (b) (Restrictions on Floor Area Bonuses) of Section 18.18.070 (Floor Area Bonuses) of Chapter 18.18 (Downtown Commercial (CD) District) of Title 18 (Zoning) is amended as follows: 18.18.070 Floor Area Bonuses [. . .] (a) Restrictions on Floor Area Bonuses The floor area bonuses in subsection (a) shall be subject to the following restrictions: (1) All bonus square footage shall be counted as square footage for the purposes of the 350,000annual square foot limit on office development specified in Section 18.40.210.18.18.040. (2) All bonus square footage shall be counted as square footage for the purposes of the project size limit specified in Section 18.18.060(a). (3) In no event shall a building expand beyond a FAR of 3.0:1 in the CD‐C subdistrict or a FAR of 2.0:1 in the CD‐S or CD‐N subdistrict. (4) The bonus shall be allowed on a site only once. (5) For sites in Seismic Category I, II, or III, seismic rehabilitation shall conform to the analysis standards referenced in Chapter 16.42 of this code. (6) For sites in Historic Category 1 or 2, historic rehabilitation shall conform to the Secretary of the Interior’s Standards for Rehabilitation and Guidelines for Rehabilitating Historic Buildings (36 CFR §67,7). (7) For sites in both Seismic Category I, II, or III and Historic Category 1 or 2, no bonus shall be granted unless the project includes both seismic and historic rehabilitation conforming to the standards in subsections (5) and (6). 9.b Packet Pg. 179 *NOT YET ADOPTED* 23 0160046_20210825_ay16 (8) For sites in both Seismic Category I, II, or III and Historic Category 1 or 2, a bonus granted under this section that will be used on‐ site is subject to the following requirements: (A) The city council must approve on‐site use of such a FAR bonus. Such approval is discretionary, and may be granted only upon making both of the following findings: (i) The exterior modifications for the entire project comply with the U.S. Secretary of the Interior’s Standards for Rehabilitation and Guidelines for Rehabilitating Historic Buildings (36 CFR §67,7); and (ii) The on‐site use of the FAR bonus would not otherwise be inconsistent with the historic character of the interior and exterior of the building and site. (B) The applicant for on‐site use of a cumulative floor area bonus shall have the burden of demonstrating the facts necessary to support the findings required for council approval. [. . .] SECTION 11. Subsection (f) (Limitations On Usage of Transferable Development Rights) of Section 18.18.080 (Transfer of Development Rights) of Chapter 18.18 (Downtown Commercial (CD) District) of Title 18 (Zoning) is amended as follows: 18.18.080 Transfer of Development Rights [. . .] (d) Limitations On Usage of Transferable Development Rights No otherwise eligible receiver site shall be allowed to utilize transferable development rights under this chapter to the extent such transfer would: (1) Be outside the boundaries of the downtown parking assessment district, result in a maximum floor area ratio of 0.5 to 1 above what exists or would otherwise be permitted for that site under Section 18.18.060, whichever is greater, or result in total additional floor area of more than 10,000 square feet. (2) Be within the boundaries of the downtown parking assessment district, result in a maximum floor area ratio of 1.0 to 1 above what exists, or would otherwise be permitted for that site under Section 18.18.060, whichever is greater, or result in total additional floor area of more than 10,000 square feet. (3) Cause the annual development limitation or project size limitation set forth in Section 18.18.04018.40.210 to be exceeded. (4) Cause the site to exceed 3.0 to 1 FAR in the CD‐C subdistrict or 2.0 to 1 FAR in the CD‐S or CD‐N subdistricts. [. . .] 9.b Packet Pg. 180 *NOT YET ADOPTED* 24 0160046_20210825_ay16 SECTION 12. Section 18.18.100 (Performance Standards) of Chapter 18.18 (Downtown Commercial (CD) District) of Title 18 (Zoning) is amended as follows: 18.18.100 General Standards, Exceptions, and Performance Standards In addition to the standards for development prescribed above, all development shall comply with the performance criteria, general standards, and exceptions outlined in Chapter 18.2340 of the Zoning Ordinance. All mixed use development shall also comply with the applicable provisions of Chapter 18.2340 of the Zoning Ordinance. SECTION 13. Section 18.18.110 (Context‐Based Design Criteria) of Chapter 18.18 (Downtown Commercial (CD) District) of Title 18 (Zoning) is deleted in its entirety and restated to read as follows: 18.18.110 Context‐Based Objective Design Standards Criteria In addition to the standards for development prescribed above, all development in the CD district shall comply with applicable standards and/or intent statements outlined in Chapter 18.24, as defined therein. SECTION 14. Subsections (a), (i), and (j) of Section 18.20.040 (Site Development Standards) of Chapter 18.20 (Office, Research, And Manufacturing (MOR, ROLM, RP And GM) Districts) of Title 18 (Zoning) are amended as follows: 18.20.040 Site Development Standards Development in the office research, industrial, and manufacturing districts is subject to the following development standards, provided that more restrictive regulations may be required as part of design review under Chapter 18.76 of the Palo Alto Municipal Code. (a) Development Standards for Non‐Residential Uses Table 2 shows the site development standards for exclusively non‐residential uses in the industrial and manufacturing districts. TABLE 2 INDUSTRIAL/MANUFACTURING NON‐RESIDENTIAL SITE DEVELOPMENT STANDARDS MOR ROLM ROLM(E) RP RP(5) GM Subject to Regulations in Chapter: Minimum Site Specifications Site Area (sq. ft.) 25,000 1 acre 1 acre 5 acres 1 Site Width (ft.) 150 100 100 250 Site Depth (ft.) 150 150 150 250 9.b Packet Pg. 181 *NOT YET ADOPTED* 25 0160046_20210825_ay16 Minimum Setbacks Setback lines imposed by a special setback map pursuant to Chapter 20.08 of this code may apply. Front Yard (ft) 50(3) 20 20 100 (1) Rear Yard (ft) 10(3) 20 20 40 Interior Side Yard (ft) 10 20 20 40 Street Side Yard (ft) 20(3) 20 20 70 Minimum Yard (ft) for site lines abutting or opposite residential districts 10(3) 20 20 . 10 18.20.060(e)(1)(D) 18.20.060(e) (1)(E) Maximum Site Coverage 30% 30% 30% 15% Maximum Floor Area Ratio (FAR) 0.5:1 0.4:1( 4) 0.3:1(4) 0.4:1 W 0.3:1(4) 0.5:1 Parking See Chs. 18.52, 18.54 Chs. 18.52, 18.54 Landscaping See Section 18.20.050 (Performance Criteria) 18.20.050 Maximum Height (ft) Standard 50 35(4) 35(4) 50 Within 150 ft. of a residential zone (5) 35 35 35 35 18.08.030 Within 40 ft. of a residential zone(5) 35 25 25 35 18.08.030 Daylight Plane for site lines having any part abutting one or more residential districts. Initial Height _(2) 10 Slope _(2) 1:2 Footnotes: (1) For any property designated GM and fronting on East Bayshore Road a minimum setback of 20 feet along that frontage is established. (2) Daylight plane requirements shall be identical to the daylight plane requirements of the most restrictive residential district abutting the side or rear site line. Such daylight planes shall begin at the applicable site lines and increase at the specified slope until intersecting the height limit otherwise established for the MOR district. (3) In the MOR district, no required parking or loading space shall be located in the first 10 feet adjoining the street property line of any required yard. (4) See subsection 18.20.040(e) below for exceptions to height and floor area limitations in the ROLM and RP zoning districts. (5) Residential zones include R‐1, R‐2, RE, RMD, RM‐20, RM‐30, RM‐40 and residential Planned Community (PC) zones. 9.b Packet Pg. 182 *NOT YET ADOPTED* 26 0160046_20210825_ay16 (b) Development Standards for Exclusively Residential Uses Residential uses shall be permitted in the MOR, RP, RP(5), ROLM, ROLM(E), and GM zoning districts, subject to the following criteria, in addition to the design standards set forth in Chapter 18.24. (1) It is the intent of these provisions that a compatible transition be provided from lower density residential zones to higher density residential or non‐residential zones. The Village Residential development type should be evaluated for use in transition areas and will provide the greatest flexibility to provide a mix of residence types compatible with adjacent neighborhoods. (2) No new single‐family or two‐family residential development is permitted in any of the office, research and manufacturing districts, and no new residential development is permitted within 300 feet of an existing Hazardous Materials Tier 2 use. Existing single‐family and two‐family uses and existing residential development within 300 feet of an existing Hazardous Materials Tier 2 use shall be permitted to remain, consistent with the provisions of Chapter 18.70 (Nonconforming Uses and Noncomplying Facilities). (3) MOR District. All multi‐family development in the MOR zoning district shall be permitted subject to approval of a conditional use permit and compliance with the development standards prescribed for the RM‐30 zoning district. (4) RP and RP(5) Districts. All multi‐family development in the RP, and RP(5) zoning districts that is located within 150 feet of an R‐E, R‐1, R‐2, RMD, or similar density residential PC zone shall be permitted subject to the provisions above in 18.20.040(b)(2), approval of a conditional use permit, and compliance with the development standards prescribed for the RM‐20 zoning district, including Village Residential development types. Multi‐family development in the MOR, RP, and RP(5) zoning districts that is located greater than 150 feet from an R‐E, R‐1, R‐2, RMD, or low density residential PC shall be permitted subject to the provisions above in 18.20.040(b)(2), approval of a conditional use permit, and compliance with the development standards prescribed for the RM‐30 zoning district. (5) ROLM (E) District. All multi‐family development in the ROLM(E) zoning district shall be permitted subject to the provisions above in 18.20.040(b)(2), approval of a conditional use permit, and compliance with the development standards prescribed for the RM‐20 zoning district. (6) ROLM District. All multi‐family development in the ROLM zoning district shall be permitted subject to the provisions above in 18.20.040(b)(2), approval of a conditional use permit, and compliance with the development standards prescribed for the RM‐30 zoning district. (7) GM District. All residential development is prohibited in the GM zoning district. (c) Development Standards for Mixed (Residential and Nonresidential) Uses in the MOR, ROLM, ROLM(E), RP, and RP(5) zoning Districts Mixed (residential and nonresidential) uses shall be permitted in the MOR, ROLM, ROLM(E), RP, and RP(5) zoning districts, subject to the following criteria, in addition to the objective design standards set forth in Chapter 18.24: 9.b Packet Pg. 183 *NOT YET ADOPTED* 27 0160046_20210825_ay16 (1) It is the intent of these provisions that a compatible transition be provided from lower density residential zones to higher density residential, non‐residential, or mixed use zones. The Village Residential development type should be evaluated for use in transition areas and will provide the greatest flexibility to provide a mix of residence types compatible with adjacent neighborhoods. (2) New sensitive receptor land uses shall not be permitted within 300 feet of a Hazardous Materials Tier 2 or Tier 3 use. Existing sensitive receptors shall be permitted to remain, consistent with the provisions of Chapter 18.70 (Nonconforming Uses and Noncomplying Facilities). (3) ROLM(E) District. Mixed (residential and nonresidential) development in the ROLM(E) zoning district shall be permitted, subject to the provisions above in 18.20.040(c)(2), approval of a conditional use permit, determination that the nonresidential use is allowable in the district and that the residential component of the development complies with the development standards prescribed for the RM‐ 20 zoning district. The maximum floor area ratio (FAR) for mixed use development is 0.3 to 1. (4) ROLM District. Mixed (residential and nonresidential) development in the ROLM zoning district shall be permitted, subject to the provisions above in 18.20.040(c)(2), approval of a conditional use permit, determination that the nonresidential use is allowable in the district and that the residential component of the development complies with the development standards prescribed for the RM‐30 zoning district. The maximum floor area ratio (FAR) for mixed use development is 0.4 to 1. (5) GM District. Mixed use (residential and nonresidential) development is prohibited in the GM zoning district. In computing residential densities for mixed (residential and nonresidential) uses, the density calculation for the residential use shall be based on the entire site, including the nonresidential portion of the site. [. . .] (i) Reserved Recycling Storage All new development, including approved modifications that add thirty percent or more floor area to existing uses, shall provide adequate and accessible interior areas or exterior enclosures for the storage of recyclable materials in appropriate containers. The design, construction and accessibility of recycling areas and enclosures shall be subject to approval by the architectural review board, in accordance with design guidelines adopted by that board and approved by the city council pursuant to Chapter 18.76. (j) Designated Sites Notwithstanding any other provisions of this Section 18.20.040, on those sites that are Designated Sites under the Development Agreement between the City of Palo Alto and Stanford University approved and adopted by Ordinance No. 4870, the maximum floor area ratio shall be 0.5 to 1 as provided in that Agreement. 9.b Packet Pg. 184 *NOT YET ADOPTED* 28 0160046_20210825_ay16 SECTION 15. Section 18.20.050 (Performance Criteria) of Chapter 18.20 (Office, Research, And Manufacturing (MOR, ROLM, RP And GM) Districts) of Title 18 (Zoning) is amended as follows: 18.20.050 General Standards, Exceptions, and Performance Criteria All development in the Office/Research/Manufacturing zoning districts shall comply with the applicable requirements and guidelines outlined in Chapter 18.2340, including performance criteria. Such requirements and guidelines are intended to reduce the impacts of these non‐residential uses on surrounding residential districts and other sensitive receptors. SECTION 16. Section 18.23.010 (Purpose and Applicability) of Chapter 18.23 (Performance Criteria for Multiple Family, Commercial, Manufacturing and Planned Community Districts) of Title 18 (Zoning) is deleted in its entirety. SECTION 17. Section 18.23.020 (Refuse Disposal Areas) of Chapter 18.23 (Performance Criteria for Multiple Family, Commercial, Manufacturing and Planned Community Districts) of Title 18 (Zoning) is deleted in its entirety and a new Section 18.40.240 (Refuse Disposal Areas) of Chapter 18.40 (General Standards and Exceptions) of Title 18 (Zoning) is added as follows: 18.40.240 Refuse Disposal Areas (a) Purpose Assure that development provides adequate and accessible interior areas or covered exterior enclosures for the storage of refuse in appropriate containers with storage capacity for a maximum of one week, and that refuse disposal structures and enclosures are located as far from abutting residences as is reasonably possible. The following requirements apply to new construction, change of use, additional uses, and/or renovating thirty (30) percent or more existing floor area. (b) Requirements Location and Capacity (i) Capacity shall meet or exceed standards pursuant to Chapter 5.20: Collection, Removal, and Disposal of Refuse and current refuse enclosure regulations identified in the “City of Palo Alto Trash Enclosure Area Guidelines for New Construction and Redevelopment Projects” and the “Trash Enclosure Design Guide” maintained by the Public Works Department. (ii) (i)Refuse disposal and structures and enclosures shall be accessible to all residents or users of the property. (iii) Mixed use development shall have separate enclosures for each use classification (example: residential and commercial) (iv) (ii) Compostable materials and recyclable materials facilities shall be located adjacent to solid waste receptacles, sized, and designed to encourage and facilitate convenient use. 9.b Packet Pg. 185 *NOT YET ADOPTED* 29 0160046_20210825_ay16 (v) Refuse enclosures shall be no closer than 20 feet from any dwelling unit (including those on abutting properties). No minimum distance from dwellings is required if containers are located within a fully enclosed utility room. (vi) Individual garage containers may be used to serve residential projects with one or two dwelling units. Shared containers or dumpsters shall service residential projects with three or more units, unless otherwise approved by the Public Works Director or any designee. Screening and Enclosures (i) Enclosures shall be design pursuant to the current refuse enclosure regulations found in the “City of Trash Enclosure Area Guidelines for New Construction and Redevelopment Projects” and “Trash Enclosure Design Guide” standards maintained by the Public Works Department. (ii) (iii) Refuse disposal areas shall be screened from public view by masonry, wood, or other opaque and durable material, and shall be enclosed and covered or located within a building or covered enclosure. (iii) Enclosures shall have a roof, walls, and be at least 6 feet tall. Enclosures shall include wheel stops or curbs to prevent dumpsters from damaging enclosure walls. (iv) Gates or other controlled access shall be provided where feasible. (v) Chain link enclosures are strongly discouraged prohibited. (vi) (iv) Refuse disposal structures and enclosures shall be architecturally compatible with the design of the project. (vii) Notwithstanding, subsections ii and iii above, in lower density residential districts (RE, R‐1, R‐2, and RMD), containers may be stored under extended eaves at least 3 feet deep, without full enclosures. (viii) (v) The design, construction and accessibility of refuse disposal areas and enclosures shall be subject to approval by the Architectural Review Board, in accordance with design guidelines adopted by that Board and approved by the Council pursuant to Section 18.76.020. SECTION 18. Section 18.23.030 (Lighting) of Chapter 18.23 (Performance Criteria for Multiple Family, Commercial, Manufacturing and Planned Community Districts) of Title 18 (Zoning) is deleted in its entirety and a new Section 18.40.250 (Lighting) of Chapter 18.40 (General Standards and Exceptions) of Title 18 (Zoning) is added as follows: 18.40.250 Lighting (A) Purpose Intent: Exterior lighting of parking areas, pathways, and common open spaces, including fixtures on building facades and free‐standing lighting should aim to:  To m Minimize the visual impacts of lighting on abutting or nearby properties residential sites and from adjacent roadways.  Provide for safe and secure access on a site and adjacent pedestrian routes  Achieve maximum energy efficiency  Complement the architectural design of the project 9.b Packet Pg. 186 *NOT YET ADOPTED* 30 0160046_20210825_ay16 Guidelines:  Lighting of the building exterior, parking areas and pedestrian ways should be of the lowest intensity and energy use adequate for its purpose, and be designed to focus illumination downward to avoid excessive illumination above the light fixture.  Interior lighting shall be designed to minimize nighttime glow visible from and/or intruding into nearby properties.  Unnecessary continued illumination, such as illuminated signs or back‐lit awnings, should be avoided. Internal illumination of signs, where allowed, should be limited to letters and graphic elements, with the surrounding background opaque. Illumination should be by low intensity lamps.  Timing devices and dimmers should be used for exterior and interior lights in order to minimize light glare at night and control lighting levels. At the time of project approval, the project applicant should demonstrate how interior and exterior lighting sources will be reduced after operating hours or when the use of the facility is reduced. (a) Requirements (i) Exterior lighting in parking areas, pathways and common open space shall be designed to achieve the following: (1) provide for safe and secure access on the site, (2) achieve maximum energy efficiency, and (3) reduce impacts or visual intrusions on abutting or nearby properties from spillover and architectural lighting that projects upward. (1) The use of high pressure sodium and metal halide are permitted light sources. Low pressure sodium is not allowed. (2) Exterior lighting fixtures shall be mounted less than or equal to 15 feet from grade to top of fixture in low activity or residential parking lots and 20 feet in medium or high activity parking lots. (3) Levels of exterior illumination for most uses range from 0.5 to 5 footcandles. Areas of higher or lower levels of illumination should be indicated on project plans. (3)(4) Where the light source is visible from outside the property boundaries on an abutting residential use, such lighting shall not exceed 0.5 foot‐candle as measured at the abutting residential property line. (4)(5) Interior lighting shall be designed to minimize nighttime glow visible from and/or intruding into nearby properties and shall be shielded to eliminate glare and light spillover beyond the perimeter property line of the development. (5)(6) Light fixtures shall not be located at least 3 feet from curbs and 10 feet from next to driveways or intersections, which to avoid obstructing clear sight distance triangles. (6)(7) Lighting of the building exterior, parking areas and pedestrian ways should be of the lowest intensity and energy use adequate for its purpose, and be designed to focus illumination downward to avoid excessive illumination above the light fixture. (vii) (viii)Pedestrian and security lighting fixtures should shall be directed downward fully shielded. Architectural lighting that projects upward from the ground as used in landscaping, courtyards, or building accent should be directed so as not to affect 9.b Packet Pg. 187 *NOT YET ADOPTED* 31 0160046_20210825_ay16 abutting land uses onto the building face. (vii)(viii) Non‐residential projects, adjacent to residential zoning districts or residential uses, shall use timing devices, dimmers, and/or window shades with timers in order to minimize light glare at night and control lighting levels from exterior and interior lights. (C) Guidelines (vii) Unnecessary continued illumination, such as illuminated signs or back‐lit awnings, should be avoided. Internal illumination of signs, where allowed, should be limited to letters and graphic elements, with the surrounding background opaque. Illumination should be by low intensity lamps. (ii) Timing devices should be considered for exterior and interior lights in order to minimize light glare at night without jeopardizing security of employees. At the time of project approval the project applicant must demonstrate how interior and exterior lighting sources will be reduced after operating hours or when the use of the facility is reduced. SECTION 19. Section 18.23.040 (Late Night Uses and Activities) of Chapter 18.23 (Performance Criteria for Multiple Family, Commercial, Manufacturing and Planned Community Districts) of Title 18 (Zoning) is deleted in its entirety and a new Section 18.42.040 (Lighting) of Chapter 18.42 (Standards for Special Uses) of Title 18 (Zoning) is added as follows: 18.42.040 Late Night Uses and Activities (A) Purpose The purpose is to restrict retail or service commercial businesses abutting (either directly or across the street) or within 50 feet of residentially zoned properties or properties with existing residential uses located within nonresidential zones, with operations or activities between the hours of 10:00 p.m. and 6:00 a.m. Operations subject to this code may include, but are not limited to, deliveries, parking lot and sidewalk cleaning, and/or clean up or set up operations, but does not include garbage pick up. (B) Requirements (i) Retail (including restaurants) or service commercial businesses abutting or within 50 feet of residentially zoned properties or properties with existing residential uses located within nonresidential zones, that are open or with operations or activities between the hours of 10:00 p.m. and 6:00 a.m. shall be operated in a manner to protect residential properties from excessive noise, odors, lighting or other nuisances from any sources during those hours. (ii) Where planning or building permits are required or for a change in use that results in any such commercial business in the CN or CS zone districts, operating or with activities between the hours of 10:00 p.m. and 6:00 a.m., a conditional use permit shall be obtained and conditions of approval shall be applied as deemed necessary to ensure the operation is compatible with the abutting (or within 50 feet of) residential property. Said use permit shall be limited to operations or activities occurring between 10:00 p.m. and 6:00 a.m. (iii) Truck deliveries shall not occur before 6:00 a.m. or after 10:00 p.m., except 9.b Packet Pg. 188 *NOT YET ADOPTED* 32 0160046_20210825_ay16 pursuant to the provisions of a conditional use permit. SECTION 20. Section 18.23.050 (Visual, Screening and Landscaping) of Chapter 18.23 (Performance Criteria for Multiple Family, Commercial, Manufacturing and Planned Community Districts) of Title 18 (Zoning) is deleted in its entirety and a new Section 18.40.260 (Visual Screening and Landscaping) of Chapter 18.40 (General Standards and Exceptions) of Title 18 (Zoning) is added as follows: 18.40.260 Visual Screening and Landscaping (a) Purpose Utilities, mechanical equipment, service areas, and other site fixtures should be: (1) Integrated into the site planning and architectural design of a project and surrounding uses (2) Visually screened from public view and from adjacent properties through architectural design, landscaping and screening devices Privacy of abutting residential properties or properties with existing residential uses located within nonresidential zones (residential properties) should be protected by screening from public view all mechanical equipment and service areas. Landscaping should be used to integrate a project design into the surrounding neighborhood, and to provide privacy screening between properties where appropriate. (b) Requirements (1) For non‐residential properties abutting residential uses: (i) A solid wall or fence between five and eight feet in height shall be constructed and maintained along the residential property line. (ii) Walls facing residential properties shall incorporate architectural design features and landscaping in order to reduce apparent mass and bulk. (iii) Loading docks and exterior storage of materials or equipment shall be screened from view from residential properties by fencing, walls or landscape buffers. (iv) All required interior yards (setbacks) abutting residential properties shall be planted and maintained as a landscaped screen. (2) For all project types: (i) All areas not covered by structures. service yards. walkways. driveways. and parking spaces shall be landscaped with ground cover, shrubs, and/or trees. (ii) Rooftop equipment shall be screened by a parapet or enclosure. Rooftop equipment or rooftop equipment enclosures shall not extend above a height of 15 feet above the roof, and any enclosed rooftop equipment nearest residential property shall be set back at least 20 feet from the building edge closest to the residential property or a minimum of 100 feet from the residential property line, whichever is closer. Roof vents, flues and other protrusions through the roof of any building or structure shall be obscured from ground‐level public view (when viewed from the sidewalk on the opposite 9.b Packet Pg. 189 *NOT YET ADOPTED* 33 0160046_20210825_ay16 side of a street), by a roof screen or proper placement. See Section 18.40.090 (height limit exceptions) for further restrictions. (iii) For sites abutting residential properties, a solid wall or fence between five and eight feet in height shall be constructed and maintained along the residential property line where privacy or visual impacts are an issue.A minimum 10‐foot planting and screening strip shall be provided adjacent to any façade abutting a low density residential district (R‐1, R‐2, or RMD) or abutting railroad tracks. (iv) All exterior mechanical and other types of equipment, whether installed on the ground or attached to a building roof or walls, shall be screened obscured from public view, when viewed from the abutting opposite sidewalkand, if visible and feasible, from overhead view. (v) Windows, balconies or similar openings above the first story should be offset so as not to have a direct line‐of‐sight into the interior living areas of adjacent units within the project or into units on abutting residential property. (c) Guidelines (1) For landscape buffers to provide a visual screen, trees and shrubs in the buffer area shall be installed in a manner that provides maximum visual separation of residential uses from the commercial or industrial use, taking into consideration topography and sight lines from residences. (2) Size and density of plant materials shall be in proportion to the size of planting areas and the mass of the structure. (3) Plant material selection shall take into consideration solar orientation, drought tolerance, maintenance requirements and privacy screening. (4) Plant material species and container sizes shall allow for a mature appearance within five years. (5) Guidelines Roof vents, flues and other protrusions through the roof of any building or structure should be clustered where feasible and where visual impacts would thereby be minimized. (6) Windows, balconies or similar openings above the first story should be offset so as not to have a direct line‐of‐sight into the interior living areas of adjacent units within the project or into units on abutting residential property. (7)(6) Building elevations facing residential property should not have highly reflective surfaces, such as reflective metal skin and highly reflective glazing. The paint colors should be in subdued hues. (8)(7) Increased setbacks or more restrictive daylight planes may be proposed by the applicant, or recommended by the architectural review board, as mitigation for the visual impacts of massive buildings. (9)(8) Appropriate landscaping should be used to aid in privacy screening. (10)(9) Planting strips and street trees should be included in the project. (11)(10) Textured and permeable paving materials should be used, where feasible, in pedestrian, driveway and parking areas in order to visually reduce paved areas and to allow for retention and/or infiltration of storm water to reduce 9.b Packet Pg. 190 *NOT YET ADOPTED* 34 0160046_20210825_ay16 pollutants in site runoff. (12)(11) Landscaping material associated with screening should have adequate room to grow and be protected from damage by cars and pedestrian traffic. (13)(12) Where rooftops are visible from offsite, they should be treated to minimize aesthetic impacts, including the use of rooftop gardens or other green spaces, where feasible. SECTION 21. Section 18.23.060 (Noise and Vibration) of Chapter 18.23 (Performance Criteria for Multiple Family, Commercial, Manufacturing and Planned Community Districts) of Title 18 (Zoning) is renumbered without changes to a new Section 18.42.190 (Noise and Vibration) of Chapter 18.42 (Standards for Special Uses) of Title 18 (Zoning). SECTION 22. Sections 18.23.070 (Parking) and 18.23.080 (Vehicular, Pedestrian, and Bicycle Site) of Chapter 18.23 (Performance Criteria for Multiple Family, Commercial, Manufacturing and Planned Community Districts) of Title 18 (Zoning) are deleted in their entirety. SECTION 23. Section 18.23.090 (Air Quality) of Chapter 18.23 (Performance Criteria for Multiple Family, Commercial, Manufacturing and Planned Community Districts) of Title 18 (Zoning) is renumbered without changes to a new Section 18.40.270 (Air Quality) of Chapter 18.42 (Standards for Special Uses) of Title 18 (Zoning). SECTION 24. Section 18.23.100 (Hazardous Materials) of Chapter 18.23 (Performance Criteria for Multiple Family, Commercial, Manufacturing and Planned Community Districts) of Title 18 (Zoning) is renumbered without changes to a new Section 18.42.200 (Hazardous Materials) of Chapter 18.42 (Standards for Special Uses) of Title 18 (Zoning). SECTION 25. Section 18.28.060 (Additional PF District Design Requirements) of Chapter 18.28 (Special Purpose (PF, OS, and AC) Districts) of Title 18 (Zoning) is amended as follows: 18.28.060 Additional PF District Design Requirements The following additional regulations shall apply in the PF district: (a) Recycling Storage [. . .] (f) Objective Design Standards In addition to the standards for development prescribed above, all multi‐family residential and mixed use development in the PF District shall comply with applicable standards and/or intent statements outlined in Chapter 18.24, as defined therein. // 9.b Packet Pg. 191 *NOT YET ADOPTED* 35 0160046_20210825_ay16 SECTION 26. Subchapter 18.30(J) (Affordable Housing (AH) Combining District Regulations) of Chapter 18.30 (Combining Districts) of Title 18 (Zoning) is deleted in its entirety and a new Section 18.32 (Affordable Housing Bonus Incentive Program) is created to read as follows: Sections: 18.32.010 Specific Purpose 18.32.020 Applicability of Regulations and Affordable Housing Requirement 18.32.030 Definitions 18.32.040 Zoning Map Designation Reserved 18.32.050 Site Development Review Process 18.32.060 Conformance to Other Combining Districts and Retail Preservation 18.32.070 Permitted Uses 18.32.080 Conditional Uses 18.32.090 Development Standards 18.32.010 Specific Purpose The affordable housing combining district incentive program is intended to promote the development of 100% affordable rental housing projects located within one‐half mile of a major transit stop or one‐quarter mile of a high‐quality transit corridor, as defined in subdivision (b) of Section 21155 of the Public Resources Code, by providing flexible development standards and modifying the uses allowed in the commercial districts and subdistricts. 18.32.020 Applicability of Regulations and Affordable Housing Requirement (a) The affordable housing incentive program combining district may be combined with the shall apply to properties zoned CD, CN, CS, and CC districts, set forth in Chapters 18.16 and 18.18 of this Title, in accord with Chapter 18.08 and Chapter 18.80, but excluding the Town and Country Village Shopping Center, Midtown Shopping Center, and Charleston Shopping Center. The affordable housing incentive program shall also apply to all sites eligible for the PTOD overlay and located north of Page Mill Road. Where so combined, t The regulations established by this chapter shall apply for 100% affordable housing projects in lieu of the uses allowed and development standards and procedures applied in the underlying district. A property owner may elect to use the site consistent with the underlying district, in which case the applicable regulations in Chapters 18.16 and 18.18 for the commercial districts shall apply. The Town and Country Village Shopping Center, Midtown Shopping Center, and Charleston Shopping Center shall not be considered eligible for the application of the affordable housing combining district. (b) The affordable housing combining district incentive program provides flexibility in development standards that allow for a density increase that would in most cases exceed density bonuses under state law, Government Code Section 65915. Therefore, a project applicant may utilize the affordable housing combining district incentive program and the 9.b Packet Pg. 192 *NOT YET ADOPTED* 36 0160046_20210825_ay16 provisions of this chapter as an alternative to use of the state density bonus law implemented through Chapter 18.15 (Residential Density Bonus) of this Title, but may not utilize both the affordable housing combining district incentive program and density bonuses. If an applicant utilizes state density bonus law, the regulations in Chapters 18.16 or 18.18 for the applicable underlying commercial district shall apply. 18.32.030 Definitions For purposes of this chapter, the following definitions shall apply. (a) "100% affordable housing project" means a multiple‐family housing project consisting entirely of for‐rent affordable units, as defined in Section 16.65.020 of this code, , except for a building manager's unit, and available only to households with income levels at or below 120% of the area median income for Santa Clara County, as defined in Chapter 16.65. 18.32.040 Zoning Map Designation Reserved The affordable housing combining district shall apply to properties designated on the zoning map by the symbol "AH" within parentheses, following the commercial designation with which it is combined. 18.32.050 Site Development Review Process All projects shall be subject to architectural review as provided in Section 18.76.020. Projects and shall not be subject to the requirements of site and design review in Chapter 18.30(G). Projects shall not be subject to any other discretionary action, unless the applicant requests amendment to the zoning map or zoning regulations, pursuant to Chapter 18.80 or other modifications or variances that trigger review by the Planning & Transportation Commission and/or City Council. 18.32.060 Conformance to Other Combining Districts and Retail Preservation The following requirements shall apply to projects in the AH affordable housing combining district incentive program: (a) Where applicable, the requirements of Chapter 18.30(A) (Retail Shopping (R) Combining District Regulations), Chapter 18.30(B) (Pedestrian Shopping (P) Combining District Regulations), and Chapter 18.30(C) (Ground Floor (GF) Combining District Regulations), and Pedestrian Shopping (P) Combining Districts shall apply. (b) Where applicable, the retail preservation requirements of Section 18.40.180 shall apply except as provided below. (1) Waivers and adjustments a. Except in the R or GF combining districts, the City Council shall have the authority to reduce or waive the amount of retail or retail like gross floor area required in Section 18.40.180 for any 100% affordable housing project if the City Council determines that it would be in the public interest. Any such reduction or waiver shall not be subject to the 9.b Packet Pg. 193 *NOT YET ADOPTED* 37 0160046_20210825_ay16 waiver and adjustments requirements in Section 18.40.180(c). In the R and GF combining districts, any reduction or waiver in retail or retail like gross floor area shall remain subject to the requirements of Section 18.40.180(c) or the combining district as applicable. b. The City Council shall have the authority to modify retail parking requirements associated with a 100% affordable housing project that also requires ground floor retail. 18.32.070 Permitted Uses The following uses shall be permitted in the AH affordable housing combining district incentive program: (a) 100% affordable housing projects; (b) In conjunction with a 100% affordable housing project, any uses permitted in the underlying district, provided the uses are limited to the ground floor. 18.32.080 Conditional Uses The following uses may be permitted in the AH affordable housing combining district incentive program in conjunction with an 100% affordable housing project, subject to issuance of a conditional use permit in accord with Chapter 18.76 (Permits and Approvals), provided that the uses are limited to the ground floor: (a) Business or trade school. (b) Adult day care home. (c) Office less than 5,000 square feet when deed‐restricted for use by a not‐for‐profit organization. (d) All other uses conditionally permitted in the applicable underlying zoning district. 18.32.090 Development Standards The following development standards shall apply to projects subject to the AH affordable housing combining district incentive program in lieu of the development standards for the underlying zoning district, except where noted below: Table 1 Development Standards AH Combining District (1) Minimum Site Specifications Subject to regulations in: Site Area (ft 2) None required Site Width (ft) Site Depth (ft) Minimum Setbacks Setback lines imposed by a special setback map pursuant to Chapter 20.08 of this code may apply 9.b Packet Pg. 194 *NOT YET ADOPTED* 38 0160046_20210825_ay16 Front Yard (ft) Same as underlying district Rear Yard (ft) Same as underlying district Rear Yard abutting residential zoning district (ft) Same as underlying district Interior Side Yard if abutting residential zoning district (ft) Same as underlying district Street Side Yard (ft) Same as underlying district Build‐to‐Lines Same as underlying district Permitted Setback Encroachments Same as underlying district Maximum Site Coverage None Required Landscape/Open Space Coverage 20% (2) Usable Open Space 25 sq ft per unit for 5 or fewer units(2), 50 sq ft per unit for 6 units or more(2) 18.24.040 Maximum Height (ft) 50' Within 50 ft of a R1, R‐2, RMD, RM‐20, or RM‐30 zoned property 35'(3) 18.08.030 Daylight Plane for lot lines abutting one or Daylight plane height and slope shall be identical to those of the more residential zoning districts most restrictive residential zoning district abutting the lot line Maximum Residential Density (net) None Required Maximum Residential Floor Area Ratio (FAR) Residential Portion of a Project 2.0:1 Maximum Non‐ Residential FAR 0.4:1 9.b Packet Pg. 195 *NOT YET ADOPTED* 39 0160046_20210825_ay16 Vehicle Parking 0.75 per unit. The Director may modify this standard based on findings from a parking study that show fewer spaces are needed for the project. The required parking ratio for special needs housing units, as defined in Section 51312 of the Health and Safety Code shall not exceed 0.3 spaces per unit. Adjustments to the required ratios shall be considered per Chapter 18.52 (Parking). For Commercial Uses, See Chapters 18.52 and 18.54 (Parking). TDM Plan A transportation demand management (TDM) plan shall be required pursuant to Section 18.52.050(d) and associated administrative guidelines 18.52.050(d) Notes: (1) These developments shall be designed and constructed in compliance with the performance criteria outlined in Chapter 18.23, as well as the context‐based design criteria outlined in Section 18.13.060 for residential‐only projects, Section 18.16.090 for mixed use projects in the CN, CC, and CS districts, and Section 18.18.110 for mixed use projects in the CD district objective design standards in Section 18.24. For projects undergoing discretionary review, provided that more restrictive regulations may be recommended by the architectural review board and approved by the director of planning and community environment, pursuant to Section 18.76.020. (2) Landscape coverage is the total area of the site covered with landscaping as defined in Chapter 18.04. For the purposes of this Chapter 18.3230(J), areas provided for usable open space may be counted towards the landscape site coverage requirement. Landscape and open space areas may be located on or above the ground level, and may include balconies, terraces, and rooftop gardens. (3) The Planning Director may recommend a waiver from the transitional height standard. SECTION 27. Subchapter 18.30(K) (Workforce Housing (WH) Combining District Regulations) of Chapter 18.30 (Combining Districts) of Title 18 (Zoning) is deleted in its entirety and a new Chapter 18.33 (Workforce Housing Incentive Program) is created to read as follows: Sections: 18.33.010 Specific purpose 18.33.020 Applicability of Regulations and Affordable Housing Requirement 9.b Packet Pg. 196 *NOT YET ADOPTED* 40 0160046_20210825_ay16 18.33.030 Definitions 18.33.040 Reserved 18.33.050 Review Process 18.33.060 Permitted Uses 18.33.070 Development Standards 18.33.080 Additional WH Combining District Regulations 18.33.010 Specific Purpose The purpose of the workforce housing combining district is to incentivize development of new housing that is affordable to the local workforce. This combining district promotes the development of such housing projects located within one‐half mile radius of a major fixed‐ rail transit stop by providing flexible development standards and modifying the uses allowed in the public facilities (PF) district. 18.33.020 Applicability of Regulations and Affordable Housing Requirement The workforce housing incentive program combining district may be combined with shall apply to properties in the public facilities (PF) zoning district set forth in Chapter 18.28 of this title, in accord with Chapter 18.08 and Chapter 18.80, which are located on any parcel that is located within one‐half mile radius of a major fixed‐rail transit station platform with the exception of sites in park use or being used for outdoor recreational purpose or within 25 feet of such a use at the time of adoption of this chapter. Where so combined, tThe regulations established by this chapter shall apply for workforce housing projects in lieu of the uses allowed and development standards and procedures applied in the underlying PF district. A property owner may elect to use the parcel consistent with the underlying district, in which case the regulations in Chapter 18.28 for the PF district shall apply. 18.33.030 Definitions For purposes of this chapter, the following definitions shall apply: (a) "Workforce housing" means a multi‐family rental housing project in which at least 20% of the units, excluding any required below‐ market‐rate units, are affordable to households earning more than 120% of area median income (AMI) up to and including 150% of AMI. 18.33.040 Zoning Map Designation Reserved The workforce housing combining district shall apply to properties designated on the zoning map by the symbol "WH" within parentheses, following the public facilities (PF) district designation with which it is combined. 9.b Packet Pg. 197 *NOT YET ADOPTED* 41 0160046_20210825_ay16 18.33.050 Site Development Review Process All projects shall be subject to architectural review as provided in Section 18.76.020. except that p Projects proposing nine units or more shall not be subject to site and design review under Chapter 18.30(G). Projects shall not be subject to any other discretionary action, unless the applicant requests amendment to the zoning map or zoning regulations, pursuant to Chapter 18.80 or other modifications or variances that trigger review by the Planning & Transportation Commission and/or City Council. 18.33.060 Permitted Uses (a) The following uses shall be permitted in the WH combining district incentive program: (1) Workforce housing; (2) Incidental retail and/or community center space on the ground floor only when provided in conjunction with workforce housing and not to exceed 10% of the total gross floor area of the site; (3) All other uses permitted in the underlying district, subject to the development standards for the underlying district. (b) The uses in subsections (a)(1) and (a)(2) above shall not be used in combination with (a)(3). 18.33.070 Development Standards (a) Where the WH combining district is combined with the public facilities district incentive program applies, the following development standards shall apply for workforce housing projects, including permitted incidental uses, in lieu of the development standards for the underlying PF zoning district: Table 1 Development Standards WH Combining District Minimum Site Specifications Subject to regulations in: Site Area (ft) None required Site Width (ft) Site Depth (ft) Minimum Setbacks Setback lines imposed by a special setback map pursuant to Chapter 20.08 of this code may apply Front Yard (ft) 10 feet; may be increased to 20 feet by decisionmaking body (1) 9.b Packet Pg. 198 *NOT YET ADOPTED* 42 0160046_20210825_ay16 Rear Yard (ft) 10'(2) Interior Side Yard 5'(2) Interior Side Yard if abutting residential zoning district (ft) (other than an RM‐40 or PC zone) 10'(2) Street Side Yard (ft) 5 feet; may be increased to 10 feet by decisionmaking body (1) Maximum Site Coverage None Required Landscape/Open Space Coverage 20%(3) Usable Open Space(4) 75 square feet (sf) per unit 18.24.040 Maximum Height (ft) Standard 50' Within 150 ft. of a residential district (other than an RM‐40 or PC zone) abutting or located within 50 feet of the site 35', except as limited by applicable daylight plane requirements 18.08.030 Daylight Plane for lot lines abutting one or more residential zoning districts Daylight plane height and slope shall be identical to those of the most restrictive residential zoning district abutting the lot line Maximum Residential Density (net) None Required Maximum Residential Floor Area Ratio (FAR) ‐ Residential‐Only or Mixed Use Projects 2.0:1 Maximum Unit Size 750 sf Vehicle Parking Parking requirements shall be no less than one space per unit or bedroom, whichever is greater. The decisionmaking body may reduce this standard based on a parking study. Any incidental retail or community center space shall be subject to the parking requirements outlined in Chapter 18.52. 9.b Packet Pg. 199 *NOT YET ADOPTED* 43 0160046_20210825_ay16 Bicycle Parking Bicycle parking requirements shall be in accordance with Section 18.52.040. TDM Plan A transportation demand management (TDM) plan shall be required and shall comply with the TDM pursuant to Section 18.52.050(d), associated administrative guidelines, and the decisionmaking body. Notes: 1. A 12‐foot sidewalk width is required along El Camino Real frontage. 2. In order to encourage below‐grade parking, garage ramps and subterranean structures may encroach into the required setback provided that sufficient landscaping is still provided between the project site and adjacent properties. 3. Landscape/open space may be any combination of landscaping or private and common open spaces. 4. Useable open space includes a combination of common and private open space. (b) These developments shall be subject to objective design standards in Section 18.24. For projects undergoing discretionary review, the performance criteria outlined in Chapter 18.23, as well as the context‐based design criteria outlined in Section 18.13.090 for residential projects, provided that more restrictive regulations may be recommended by the architectural review board and approved by the director, pursuant to Section 18.76.020. 18.33.080 Additional WH Combining District Regulations (a) Affordability requirement. At least 20% of the units in a workforce housing project, excluding any required below‐market‐rate units, shall be affordable to households earning up to and including 150% of area median income (AMI). (b) BMR provisions applicable. The below market rate housing requirements set forth in Chapter 16.65 of Title 16 of this code shall apply to workforce housing projects. Any BMR units provided will not be counted toward the total number of units in a workforce housing project for purposes of calculating the number of workforce affordable units required under subsection (a) above. (c) Continued affordability. All workforce housing units provided under subsection (a) above shall be subject to a deed of trust or regulatory agreement recorded against the property for execution by the City Manager in a form approved by the City Attorney, to ensure the continued affordability of the workforce housing units. All workforce housing units shall remain affordable to the targeted income group for 99 years. (d) Local workforce preference. All residential units within a workforce housing project shall be offered first to eligible households with at least one household member who currently lives or whose place of employment is within a three mile radius of the project or within the City of Palo Alto. If units remain unoccupied after offers are made to this first 9.b Packet Pg. 200 *NOT YET ADOPTED* 44 0160046_20210825_ay16 category, those units shall be offered to eligible households with at least one household member whose place of employment is within one‐half mile of a major fixed‐rail transit stop. SECTION 28. Section 18.34.040 (Pedestrian and Transit Oriented Development (PTOD) Combining District Regulations) of Chapter 18.34 (Pedestrian and Transit Oriented Development (PTOD) Combining District Regulations) of Title 18 (Zoning) is amended as follows: 18.34.040 Pedestrian and Transit Oriented Development (PTOD) Combining District Regulations (a) Properties in the PTOD combining district are subject to the following regulations: TABLE 2 DEVELOPMENT STANDARDS Standards1 PTOD ‐ California Avenue PTOD ‐ Downtown [Reserved] Max. Dwelling Units: 40 DU/AC 2 Max. FAR: 100% Residential FAR 1.0:1 2 Mixed Use FAR 1.25:1 23 Mixed Use Non‐ Residential FAR Cap Total: 0.35 4 Office and research and development uses: 0.25 FAR Hotels 2.0 Height: 40 feet2 Open Space: Minimum area required 5 or fewer units: 200 sisf. per unit 6 or more units: 100 s.f. per unit 18.24.040 Minimum dimensions Private open space: 6 feet Common open space: 12 feet Parking: Rates established by use, per Chs. 18.52 and 18.54 Parking Adjustments: See Section 18.34.040(d) Setbacks and daylight plane requirements for properties adjacent to R‐1 and R‐2 zones: Setbacks On portion of site that abuts: 1. Interior side yard: 6 feet 2. Rear yard: 20 feet 9.b Packet Pg. 201 *NOT YET ADOPTED* 45 0160046_20210825_ay16 Daylight Plane On portion of site that abuts: 1. Interior side yard: Initial height at interior side lot line: 10 feet Angle (degrees): 45 2. Rear yard: Initial height at rear setback line: 16 feet Angle (degrees): 45 Setbacks and daylight and daylight plane requirements for properties adjacent to Caltrain Right‐of‐Way: Setbacks On portion of site that abuts Caltrain right‐ of‐way: 5 feet (landscaped) Daylight Plane On portion of site that abuts Caltrain right‐of‐way: Initial height at property line w/Caltrain right‐of‐way: 16 feet Angle (Degrees): 45 Footnotes: (1) Non‐residential development that is not consistent with the mixed‐use limitations set forth above, with the exception of hotels, must be developed per the underlying zoning district regulations. (2) See Section 18.34.040 (e) for Below Market Rate (BMR) bonus provisions. (3) The residential component of the mixed use may not exceed 1.0:1. (4) The non‐residential component of a mixed use project shall not exceed 50% of the total square‐footage of the project. (b) Live/Work Units (1) A live/work unit, for the purposes of this chapter, is defined as a rental or ownership unit comprised of both living space and work area, with the living space occupying a minimum of 60% of the total gross floor area of the unit, and such that the resident of the living space is the owner/operator of the work area. (2) The work area shall be located on the ground level, oriented to the street and provide for at least one external entrance/exit separate from the living space. The work area may be used for office, retail, personal services, or handcrafted goods (unless otherwise limited by this chapter), but shall not be used for restaurants or cafes or for any business involving the storage or use of hazardous materials in excess of the quantities allowed by Title 15 of the Municipal Code (Section 105.8 of the Fire Code). (3) The maximum number of employees who do not reside within the unit is two. (4) The signage shall not exceed the requirements of the City of Palo Alto Municipal Code and shall require approval and recommendation by the architectural review process prior to approval by the director. (5) The parking requirements shall include a maximum total of two spaces for the residential unit, plus one space per 200 square feet for the gross square footage of the work 9.b Packet Pg. 202 *NOT YET ADOPTED* 46 0160046_20210825_ay16 area, less one space from the total (to reflect the overlap of the resident and one employee). (6) The live/work units are subject to the development standards of the PTOD zone outlined in Table 2 for a 100% residential development, except that the maximum non‐ residential FAR is limited to 0.40. (7) The maximum size of a live/work unit shall be limited to 2,500 square feet. (8) The design of street frontage of a live/work unit shall be consistent with the context‐based criteria outlined for street frontage in Section 18.34.050 below. (8) (9) A live/work unit may be converted to an entirely residential unit where residential use on the ground floor is not otherwise prohibited. (c) Hotels (1) Hotels for the purpose of this section are defined as hotels, motels, or other lodging for which City of Palo Alto transient occupancy tax is collected, consistent with the provisions and limitations outlined in Section 18.16.060(d) for hotels in commercial zoning districts. (2) Hotels may be constructed to a maximum FAR of 2.0 and a maximum height of 50 feet. (3) All hotels are subject to the objective design standards in Chapter 18.24context‐ based design criteria outlined in Section 18.34.050 below. (d) Parking Adjustments Adjustments to the required parking standards may be allowed with the director's approval pursuant to the provisions outlined in Section 18.52.050, with the following additional allowances and requirements: (1) For multi‐family residential or mixed use projects on sites rezoned to the PTOD combining district, the director may waive a portion of or all guest parking requirements, and may waive any requirement to provide a landscape reserve for parking, subject to the following conditions: (A) The project includes a minimum of four residential units; (B) The average residential unit size is 1,250 square feet or less; and (C) Not more than one parking space per residential unit shall be assigned or secured, such that other required parking spaces are available to other residents and guests. (2) Projects providing more than 50% of the project residential units at low or very‐ low income housing rates may further reduce parking requirements by an additional 20%. (3) In no case, however, shall total parking requirements for the site be reduced by greater than 30% from the standard requirements, or by greater than 40% for an affordable housing project consistent with subdivision (2) above, or by more than 50% if housing for the elderly is proposed pursuant to Section 18.52.050(d) of the Zoning Ordinance. (4) For any request for parking adjustments, the project applicant shall indicate parking and traffic demand measures to be implemented to reduce parking need and trip generation. Measures may include, but are not limited to: limiting "assigned" parking to one space per residential unit, providing for Caltrain and/or other transit passes, or other 9.b Packet Pg. 203 *NOT YET ADOPTED* 47 0160046_20210825_ay16 measures to encourage transit use or to reduce parking needs. The program shall be proposed to the satisfaction of the director, shall include proposed performance targets for parking and/or trip reduction, and shall designate a single entity (property owner, homeowners association, etc.) to implement the proposed measures. Monitoring reports shall be submitted to the director not later than two years after building occupancy and again not later than five years after building occupancy, noting the effectiveness of the proposed measures as compared to the initial performance targets and suggestions for modifications if necessary to enhance parking and/or trip reductions. (e) Density, FAR, and Height Bonus Provisions The following provisions are intended to allow for increased density, FAR, height, and other development bonuses upon construction of additional below market rate (BMR) housing units. The bonus allowances shall be allowed subject to the following limitations: (1) Bonuses are only applicable where below market rate (BMR) units are provided in excess of those required by Palo Alto’s BMR program as set forth in Section 18.14.030(a) and Program H‐3.1.2 of the Housing Element. Key elements of the BMR Program include: (A) Five or more units: Minimum 15% of units must be BMR units; (B) Five or more acres being developed: Minimum 20% of units must be BMR units; and (C) BMR units shall meet the affordability and other requirements of Program H‐ 3.1.2 and the city's BMR Program policies and procedures. (2) The following BMR bonuses shall be considered and may be approved upon rezoning to the PTOD district: (A) Density Increase: Density may be increased above the maximum base density allowed (40 units per acre), such that at least one additional BMR unit is provided for every three additional market rate units constructed. The resultant density may not exceed fifty units per acre. Density shall be calculated based on the gross area of the site prior to development. (B) FAR Increase: For projects with a residential density greater than thirty units per acre, the allowable residential FAR may be increased. The FAR increase shall be equivalent to 0.05 for each additional 5% (in excess of the city requirements) of the total number of units that are proposed as BMR units, but may not exceed 50% of the residential FAR prior to the bonus, and may not exceed a total FAR of 1.5. (C) Height Increase: For projects with a residential density greater than 30 units per acre, the allowable project height may be increased. The height increase shall be equivalent to one foot above the maximum for each additional 5% (in excess of the city requirements) of the total number of units that are proposed as BMR units, but may not exceed a maximum height (50 feet). (D) Other incentives for development of BMR units, such as reduced setbacks and reduced open space, may be approved where at least 25% of the total units constructed are BMR units and subject to approval by the architectural review board. (3) The provisions of this section are intended to address the density bonus requirements of state law within the PTOD District. The maximum bonus density available 9.b Packet Pg. 204 *NOT YET ADOPTED* 48 0160046_20210825_ay16 under this section shall be the greater of the bonus density allowed under this chapter or under the city’s density bonus provisions contained in Chapter 18.15. SECTION 29. Section 18.34.050 (Pedestrian and Transit Oriented Development (PTOD) Combining District Context‐Based Design Criteria) of Chapter 18.34 (Pedestrian and Transit Oriented Development (PTOD) Combining District Regulations) of Title 18 (Zoning) is deleted in its entirety and restated to read as follows: 18.34.110 Pedestrian and Transit Oriented Development (PTOD) Combining District Context‐Based Objective Design Standards Criteria In addition to the standards for development prescribed above, all development in the PTOD combining district shall comply with applicable standards and/or intent statements outlined in Chapter 18.24, as defined therein. SECTION 30. Section 18.40.130 (Landscaping) of Chapter 18.40 (General Standards and Exceptions) of Title 18 (Zoning) is amended as follows: 18.40.130 Landscaping (a) Purpose The purpose of this section is to encourage creative and sustainable landscape design that enhances structures, open space areas, streetscapes and parking areas. Sustainable landscape design preserves native plant species to the maximum extent feasible, consumes less water and provides permeable surfaces for storm water management and groundwater recharge. Tree shading and appropriate landscape design can contribute to economic vitality and public health, and can reduce the need for frequent infrastructure repair. Landscaping provides recreation areas, cleans the air and water, prevents erosion, offers fire protection, replaces ecosystems displaced by development, and is water efficient. (b) General Regulations In addition to the provisions of this section, all projects shall adhere to the landscape requirements cited elsewhere in Title 18 (Zoning Ordinance), including but not limited to: (1) Design Standards ‐ General Parking Facilities (Section 18.54.020). (2) Design Standards ‐ Landscaping in Parking Facilities and Required Landscape Areas (Section 18.54.040). (3) Architectural Review Findings (Section 18.76.020). (c) Natural Areas (Open Space District, Hillside Lands, Baylands, Creek and Riparian Areas) Landscaping should retain or enhance native vegetation in hillside, baylands or other natural open spaces areas or adjacent to such areas. The existing natural vegetation and land formations should remain in a natural state unless modification is found to be necessary or appropriate for a specific use allowed through architectural or site design review. 9.b Packet Pg. 205 *NOT YET ADOPTED* 49 0160046_20210825_ay16 (1) In the selection of new landscaping, preference shall be given to natural, indigenous and drought resistant plants and materials. Non‐indigenous landscaping should be limited to the immediate area around a structure or structures. (2) Site development plans shall, to the maximum extent feasible, provide for the retention of existing vegetation and land formations, and shall include an erosion and sediment control element setting forth reasonable mitigation measures in accord with the grading and subdivision ordinances of the city. (3) Landscaping shall, to the maximum extent feasible, integrate and accommodate existing trees and vegetation to be preserved; make use of water‐ conserving plants, materials and irrigation systems; and be clustered in natural appearing groups, as opposed to being placed in rows or regularly spaced. (4) Colors of roofing materials shall blend with the natural landscape and be nonreflective. All roof mounted equipment shall be screened in a manner that protects the viewshed from adjacent properties, including from views from above. (5) Planting of invasive plant species shall not be permitted and removal of invasive species may be required as part of landscape plan requirements. (6) To the maximum extent feasible, existing vegetation shall be retained or enhanced to maintain contiguous wildlife habitat. (7) Riparian vegetation shall be retained or enhanced within natural stream corridors, and best practices for development shall be used to protect riparian habitat and water quality of adjacent streams. (d) Low‐Density Residential Landscaping Design Standards (1) In the R‐1, R‐2, and RMD zones, a minimum of 50% of the required front setback area shall be landscaped, subject to the limitations of Section 18.12.040(h). Planting in the right‐of‐way shall not count towards fulfillment of the required landscape area. (2) Street trees may be required to be planted in the right‐of‐way frontage of any residential structure subject to individual review for a new second story or addition to a second story, or for other discretionary review in the R‐1, R‐2, or RMD zones. (3) Trees planted near public bicycle trails or curbs shall be of a species and installed in a manner that prevents physical damage to sidewalks, curbs, gutters and other public improvements. (4) Trees and shrubs shall be planted so that at maturity they do not interfere with service lines (a minimum of five feet from water lines and ten feet from sanitary sewer lines) and traffic safety visibility areas. (5) All proposed light wells and below‐grade basements shall be screened to minimize visibility from public rights‐of‐way or other public properties. (e) Special Design and Landscaping Standards for All Zoning Districts Requirements: (1) Utilities (e.g., transformer cabinets, pads, fiber optic trenching and above ground cabinets, large water check valves) and underground utilities shall not be placed within required landscaped areas, except where they will not preclude appropriate 9.b Packet Pg. 206 *NOT YET ADOPTED* 50 0160046_20210825_ay16 planting of trees and will be predominantly screened from public view. (2) All landscaping within multi‐family, commercial, and industrial zoning districts shall be equipped with automatic irrigation systems. Backflow preventers shall be located in the rear or side yard and screened from public view by landscaping. If backflow preventers must be located in the front yard for access purposes, they should be located near the main structure to the maximum extent feasible, and shall be predominantly screened from public view. (3) For all development within commercial and industrial zoning districts, lawn areas shall not exceed 15 percent of the planting area on a property. Required common areas, active recreation areas, and areas located within the public right‐of‐way between the curb and public sidewalk shall not count against such lawn area. (4) Landscaping within surface parking areas shall include tree plantings designed to result in 50 percent shading of parking lot surface areas within 15 years. (4) (5) All required perimeter yards shall be landscaped. The landscaping of these yards shall, at a minimum, consist of a combination of living vegetation, such as trees, shrubs, grasses or ground cover materials. The director may, however, allow a combination of hardscape and landscape to satisfy landscape requirements where the visual quality and screening functions of the hardscape/landscape area are maintained. Landscape buffering and screening shall be designed to create compatible relationships of scale and appearance with neighboring properties. (5) (6) Plant material shall be maintained in a healthy, disease‐free, growing condition at all times. All required planting areas shall be maintained free of weeds, debris, and litter. The planning director may specify conditions of approval to assure that dead or diseased plantings are replaced in a timely manner and with adequate replacement plantings. (f) Guidelines: (1) Rooftop gardens, edible gardens, and other sustainable agricultural landscaping alternatives are encouraged for multi‐family, commercial, industrial, and multi‐family developments. See supplementary standards in Chapter 18.40.230: Rooftop Gardens. Rooftop gardens are particularly encouraged where the rooftop is highly visible from neighboring properties. (2) Structural soils, as specified by the director of planning and community environment, shall be preferred where planting in compacted soil areas, such as parking lots and sidewalks. (3) Landscape swales, permeable pervious paving and other landscape features should be incorporated into site design to the maximum extent feasible to accommodate filtration of storm water runoff from impervious areas, particularly from parking lots. (4) All projects requiring discretionary review within the multi‐family, commercial, or industrial zoning districts should, where feasible, pursuant to Section 16.12: Recycled Water, and include the following: (a) Incorporation of recycled water usage into the design of landscape and irrigation systems. 9.b Packet Pg. 207 *NOT YET ADOPTED* 51 0160046_20210825_ay16 (b) Consideration of plants suitable for irrigation with recycled water. (c) The installation of the infrastructure necessary to connect the irrigation system to the city's recycled water supply, if available in the foreseeable future. (5) The director may allow a combination of hardscape and landscape to satisfy landscape requirements where permeable surface materials are used and where the visual quality and screening functions of the hardscape/landscape area are maintained, as specified in the conditions of approval. SECTION 31. Subdivision (d) of Section 18.52.040 (Off‐Street Parking, Loading and Bicycle Facility Requirements) of Chapter 18.52 (Parking and Loading Requirements) of Title 18 (Zoning) is amended as follows: 18.52.040 Off‐Street Parking, Loading and Bicycle Facility Requirements [. . .] (d) Residential and mixed use structures with fifty (50) or more dwelling units shall provide at least one (1) on‐site, short‐term loading space for passenger vehicles, to be used by taxicabs and similar transportation and delivery services. SECTION 32. Section 18.54.015 (Definitions) of Chapter 18.54 (Parking Facility Design Standards) of Title 18 (Zoning) is added as follows: 18.54.015 Definitions The definitions provided in Section 18.52.020 shall apply to this Chapter 18.54. SECTION 33. Subsection (c) of Section 18.54.070 (Parking Tables and Figures) of Chapter 18.54 (Parking Facility Design Standards) of Title 18 (Zoning) is amended as follows: [. . .] (c) Off‐Site Parking Parking required by this chapter may be provided by off‐site parking, provided that such off‐ site parking is within 500 feet a reasonable distance of the site using it or, if the site is within an assessment district, within a reasonable distance of the assessment district boundary and approved in writing by the director of planning and community environment. The director shall assure that sufficient covenants and guarantees are provided to ensure use and maintenance of such parking facilities, including an enforceable agreement that any development occurring on the site where parking is provided shall not result in a net reduction of parking spaces provided, considering both the parking previously provided and the parking required by the proposed use. [. . .] 9.b Packet Pg. 208 *NOT YET ADOPTED* 52 0160046_20210825_ay16 SECTION 34. Subdivisions (a) and (b) of Section 18.54.020 (Vehicle Parking Facilities) of Chapter 18.54 (Parking Facility Design Standards) of Title 18 (Zoning) is amended as follows: 18.54.020 Vehicle Parking Facilities (a) Parking Facility Design Parking facilities shall be designed in accordance with the following regulations: (1) Requirements for dimensions of parking facilities at, above, and below grade are contained in this section and in Figures 1‐6 and Tables 3‐6 of Section 18.54.070. (2) Stalls and aisles shall be designed such that columns, walls, or other obstructions do not interfere with normal vehicle parking maneuvers. All required stall and aisle widths shall be designed to be clear of such obstructions. (3) The required stall widths shown in Table 3 of Section 18.54.070 shall be increased by 0.5 foot for any stall located immediately adjacent to a wall, whether on one or both sides. The director may require that the required stall widths be increased by 0.5 foot for any stall located immediately adjacent to a post, where such post limits turning movements into or out of the stall. (4) For property owners or tenants seeking to install EVSE, the required stall widths shown in Table 3 of Section 18.54.070 may be reduced by no more than eighteen inches below the code required minimum dimensions in order to accommodate EVSE or associated electrical utility equipment. This reduction may be applied to 10% of the total required parking stalls, or two stalls, whichever is greater. The director may approve a reduction in width for a greater number of stalls through a director’s adjustment pursuant to Section 18.52.050. (5) Dead‐end aisles shall be avoided to the greatest extent feasible. (6) Except for at‐grade parking facilities serving a maximum of two dwelling units, all parking facilities shall be set back a sufficient distance from the street so that vehicles need not back out into or over a public street (not including an alley) or sidewalk. (7) Surface parking areas shall be located so that garages or carports are not predominantly facing the street; parking locations behind the building(s) are preferable. (8) Carport structures shall be architecturally compatible with the main structures in the project and should utilize substantial support posts. Landscaping material associated with the carport shall have adequate room to grow and be protected from damage by cars and pedestrian traffic. (9) Except for single‐family uses, parking should be underground, semi‐depressed, enclosed or concealed for all projects to the extent feasible. (10) Where feasible, parking shall be broken into smaller groupings of spaces to avoid large expanses of parking and to provide for more opportunities to intercept and filter drainage from the parking areas. (11) Proximity of underground parking garages to residentially zoned properties should take into consideration the need for landscaping along the perimeter of the site. In instances where substantial planting is necessary, the placement of parking garages should be adequately setback from the property line to provide for the landscaping. 9.b Packet Pg. 209 *NOT YET ADOPTED* 53 0160046_20210825_ay16 (b) Off‐Street Parking Stalls (1) Each off‐street parking stall shall consist of a rectangular area not less than eight and one‐half (8.5) feet wide by seventeen and one‐half (17.5) feet long (uni‐class stall), or as otherwise prescribed for angled parking by Table 1 in Section 18.54.070. (2) Garages and carports for single‐family and two‐family development shall provide a minimum interior clearance of ten (10) feet wide by twenty (20) feet long for a single car and a minimum of twenty (20) feet wide by twenty (20) feet long for two cars to allow sufficient clearance. (3) Dimensions of parking stalls for parallel parking shall be as follows. The minimum dimensions of such a stall located adjacent to a wall shall be ten feet wide and twenty feet long. The minimum dimensions of such a stall located adjacent to a curb with a minimum two‐foot clearance to a wall shall be eight feet wide and twenty feet long. These required stall widths are in addition to the required width of the access driveway or aisle. (4) Mechanical lifts may be used to satisfy off‐street parking requirements, subject to approval by the director or city council, as applicable, and in accordance with the following provisions: A. The regulations in this section apply to mechanical lifts, elevators and turn‐ around devices specified for vehicle use, and other mechanical devices that facilitate vehicle parking; B. Mechanical vehicle lifts may be used for multi‐family residential, office, hotel, automotive, industrial or institutional uses. Other uses may use mechanical vehicle lifts subject to approval from the Director of Planning and Community Development and may be required to provide dedicated on‐site valet assistance for no fee to the user. C. The location of mechanical lifts shall be located within an enclosed parking facility. All lifts and associated equipment shall be screened from public views and the screening shall be architecturally compatible with the site conditions; D. Applicant shall submit an analysis and report, prepared by a qualified professional, for review and approval by the Director of Planning and Community Environment that demonstrates the effectiveness of the proposed parking lift system; operational details; schematic or technical drawings; regular and emergency maintenance schedule, procedures and backup systems; vehicle queuing, access and retrieval efficiency; and potential impacts, delays, or inconveniences to all of the following: i. site residents, workers, and visitors ii. pedestrian and bicycle movement and safety on and nearby the site iii. vehicular movement and safety on and nearby the site E. Mechanical car lifts shall not be used for accessible parking spaces or loading spaces; F. Mechanical car lifts shall accommodate mid‐size sport utility vehicles and full‐size cars. G. For all non‐residential uses, a minimum of two spaces or 10% of the total number of parking spaces provided, whichever is greater, shall be provided as standard 9.b Packet Pg. 210 *NOT YET ADOPTED* 54 0160046_20210825_ay16 non‐mechanical parking spaces. The required accessible spaces shall not be counted as one of the standard spaces for this requirement; H. Additional information, reports and analysis may be required and conditions may be imposed to ensure the use, operation and function of the lift system is not detrimental to the public welfare, property, land uses and users of the property, other properties, or the public right of way, in the general vicinity. I. Lift design must allow for removal of any single vehicle without necessitating the temporary removal of any other vehicle J. The Director shall have authority to adopt regulations to implement this provision. (5) Each off‐street motorcycle parking stall shall consist of a rectangular area not less than five feet wide by ten feet long, as illustrated in Figure 7 of Section 18.54.070. [. . .] SECTION 35. Subdivision (c) of Section 18.54.050 (Miscellaneous Design Standards) of Chapter 18.54 (Parking Facility Design Standards) of Title 18 (Zoning) is amended as follows: 18.54.050 Miscellaneous Design Standards [. . .] (c) Additional Parking Facility Design Requirements (1) Site design shall assure that connections to adjacent existing or planned bicycle or pedestrian facilities (sidewalks, bike paths or lanes, etc.) allow for ready access for residents and other users of the site. (2) The location of driveways, shipping and receiving areas, and loading docks should be sited as far away from residentially zoned properties or properties with existing residential uses located within nonresidential zones as is reasonably feasible while recognizing site constraints and traffic safety issues. (3) Employee ingress and egress to a site should be located to avoid the use of residential streets wherever feasible. (4) Late hour and early morning truck traffic to a site located in or near a residential area should be discouraged. (5) Vehicular access points should not conflict with pedestrian and bicycle walkways and facilities. (6) Pedestrian and bicycle facilities (sidewalks, bike paths, etc.) should, where feasible, be provided through sites to provide connections to other pedestrian and bicycle routes and to allow for safe access to schools, recreation facilities and services. (7) Additional requirements for parking facility design, internal layout, acceptable turning radii and pavement slope, vehicular and pedestrian circulation, and other design features may be adopted by the director when deemed appropriate. [. . .] 9.b Packet Pg. 211 *NOT YET ADOPTED* 55 0160046_20210825_ay16 SECTION 36. Subsection (b) of Section 18.76.020 (Architectural Review) of Chapter 18.76 (Permits and Approvals) of Title 18 (Zoning) is amended as follows: 18.76.020 Architectural Review [. . .] (b) Applicability No permit required under Title 2, Title 12 or Title 16 shall be issued for a major or minor project, as set forth in this section, unless an application for architectural review is reviewed, acted upon, and approved or approved with conditions as set forth in Section 18.77.070. (1) Exempt Projects. The following projects do not require architectural review: (A) Single‐family and two‐family residences, except as provided under subsections (b)(2)(C) and (b)(2)(D). (B) Projects determined by the director of planning and development services to be substantially minor in nature and have inconsequential visual impacts to the adjacent properties and public streets. These exempt projects are referred to as "over the counter projects". The director shall have the authority to promulgate a list of such exempt projects under this subsection. (C) Housing development projects, as defined in Government Code Section 65589.5(h)(2) (the Housing Accountability Act), but only to the extent such projects comply with all objective standards in this code and thereby qualify for streamlining under Government Code sections 65589.5, 65913.4, or 65905.5. Such projects shall be subject to the process set forth in Section 18.77.073. (2) Major Projects. The following are "major projects" for the purposes of the architectural review process set forth in Section 18.77.070, and are subject to review by the architectural review board: (A) New construction, including private and public projects, that: (i) Includes a new building or building addition of five thousand square feet or more; or (ii) Is not exempt under the California Environmental Quality Act (CEQA) (Section 21000 et seq. of the California Public Resources Code); or (iii) Requires one or more variances or use permits and, in the judgment of the director, will have a significant effect upon the aesthetic character of the city or the surrounding area; (B) Any multiple‐family residential construction project that contains three or more units; (C) Construction of three or more adjacent single‐family homes or duplexes; (D) In the Neighborhood Preservation Combining District (NP), properties on which two or more residential units are developed or modified, except when one of those units is an “accessory dwelling unit," as described in Section 18.10.140(d); (E) Any project using transferred development rights, as described in Chapter 18.18; (F) A master sign program, pursuant to Chapter 16.20; 9.b Packet Pg. 212 *NOT YET ADOPTED* 56 0160046_20210825_ay16 (G) Signs that do not meet all applicable design guidelines adopted by the city council or do not conform to a previously approved master sign program; (H) Signs requiring a sign exception pursuant to Chapter 16.20; (I) Any minor project, as defined in subsection (3), that the director determines will significantly alter the character or appearance of a building or site. (3) Minor Projects. The following are "minor projects" for the purposes of the architectural review process set forth in Section 18.77.070, except when determined to be major pursuant to subsection (2)(I) or exempt pursuant to subsection (1)(B): (A) New construction, including private and public projects, that involves a new building or building addition of fewer than 5,000 square feet, and which is exempt under the California Environmental Quality Act (CEQA) (division 13 of the Public Resources Code, commencing with section 21000); (B) Signs that meet all applicable guidelines and conform to any previously approved master sign program; (C) Landscape plans, fences, exterior remodeling, and design of parking areas, when not part of a major project; (D) Any project relating to the installation of cabinets containing communications service equipment or facilities, pursuant to any service subject to Chapter 2.11, Chapter 12.04, Chapter 12.08, Chapter 12.09, Chapter 12.10, or Chapter 12.13. (E) Minor changes to the following: (i) Plans that have previously received architectural review approval; (ii) Previously approved planned community district development plans; (iii) Plans that have previously received site and design approval; (iv) Previously approved plans for projects requiring council approval pursuant to a contractual agreement, resolution, motion, action or uncodified ordinance; (v) Existing structures requiring council site and design approval or approval pursuant to a contractual agreement, resolution, motion, action, or uncodified ordinance. As used in this subsection (b)(3)(E), the term "minor" means a change that is of little visual significance, does not materially alter the appearance of previously approved improvements, is not proposed for the use of the land in question, and does not alter the character of the structure involved. If the cumulative effect of multiple minor changes would result in a major change, a new application for Architectural Review approval of a major project, Site and Design approval, Planned Community District approval, or other applicable approval is required. (F) Any changes to previously approved plans requiring architectural review as a minor project as part of the conditions of a permit or approval. [. . .] 9.b Packet Pg. 213 *NOT YET ADOPTED* 57 0160046_20210825_ay16 SECTION 37. Section 18.77.073 (Housing Development Project Review Process) of Chapter 18.77 (Processing of Permits and Approvals) of Title 18 (Zoning) is added as follows: 18.77.073 Streamlined Housing Development Project Review Process (a) Applicability This section shall apply to applications for residential mixed‐use and multifamily housing development projects, as defined in Government Code Section 65589.5(h)(2), that comply with all objective standards in this code and thereby qualify for streamlining under Government Code sections 65589.5 or 65905.5. (b) Public Study Session (1) Prior to preparing a written decision, the Director may, in his or her sole discretion, refer the application to the Architectural Review Board or to other advisory boards or committees. An application should normally not be considered at more than one meeting of the Architectural Review Board. (2) Notice of a public meeting to consider the application shall be given at least 7 days prior to the meeting by mailing to the applicant and all residents and owners of property within 600 feet of the project. Notice shall include the address of the property, a brief description of the proposed project, and the date and time of the hearing. (c) Decision by the Director (1) The Director shall prepare a written decision to approve the application, approve it with conditions, or deny it. (2) Neither the Director, nor the City Council on appeal, shall approve an application unless it is found that: (A) The application complies with all applicable and objective standards in the Comprehensive Plan, the Palo Alto Municipal Code, and any adopted plans or policies. (B) Approving the application will not result in a specific, adverse, impact upon the public health or safety, which cannot feasibly be mitigated or avoided in a satisfactory manner. As used in this Section, a “specific, adverse impact” means a significant, quantifiable, direct, and unavoidable impact, based on objective, identified written public health or safety standards, policies, or conditions as they existed on the date the application was deemed complete. (3) Notice of the proposed director’s decision shall be given by mail to owners and residents of property within 600 feet of the property, and by posting in a public place. The notice shall include the address of the property, a brief description of the proposed project, a brief description of the proposed director’s decision, the date the decision will be final if it is not appealed, and a description of how to file an appeal. (4) The Director’s decision shall become final 10 days after the date notice is mailed unless an appeal is filed. 9.b Packet Pg. 214 *NOT YET ADOPTED* 58 0160046_20210825_ay16 (d) Appeals (1) Any party, including the applicant, may file an appeal of the Director’s decision in written form in a manner prescribed by the director. (2) An appeal seeking disapproval of a project or a reduction in density shall be limited to the grounds that both of the following exist: (A) The project would have a specific, adverse impact upon the public health or safety unless the project is disapproved or approved upon the condition that the project be developed at a lower density. And (B) There is no feasible method to satisfactorily mitigate or avoid the adverse impact identified pursuant to subsection (c)(2)(B)(i), other than the disapproval of the housing development project or the approval of the project upon the condition that it be developed at a lower density. (e) Decision by the City Council At the Director’s discretion, an appeal may be set for hearing before the City Council or may be placed on the Council's consent calendar, within 45 days. The city council may: (1) Adopt the findings and decision of the director; or (2) If the item is on the consent calendar, city council may remove the appeal from the consent calendar, which shall require three votes, and direct that the appeal be set for a new noticed hearing before the city council, following which the city council shall adopt findings and take action on the application. (f) Final Decision by the Council The decision of the council on the appeal is final. SECTION 38. Any provision of the Palo Alto Municipal Code or appendices thereto inconsistent with the provisions of this Ordinance, to the extent of such inconsistencies and no further, is hereby repealed or modified to that extent necessary to effect the provisions of this Ordinance. SECTION 39. If any section, subsection, sentence, clause, or phrase of this Ordinance is for any reason held to be invalid or unconstitutional by a decision of any court of competent jurisdiction, such decision shall not affect the validity of the remaining portions of this Ordinance. The City Council hereby declares that it would have passed this Ordinance and each and every section, subsection, sentence, clause, or phrase not declared invalid or unconstitutional without regard to whether any portion of the ordinance would be subsequently declared invalid or unconstitutional. SECTION 40. The Council finds that the Ordinance is within the scope of and in furtherance of the Comprehensive Plan 2030 which was evaluated in that certain Final Environmental Impact Report certified and for which findings were adopted by Council Resolution Nos. 9720 and 9721 on November 13, 2017, all in accordance with the California Environmental Quality Act. The Ordinance does not propose to increase development beyond what was analyzed in the Comprehensive Plan. Pursuant to Section 15168 of the State CEQA Guidelines, the City has 9.b Packet Pg. 215 *NOT YET ADOPTED* 59 0160046_20210825_ay16 determined that no new effects would occur from and no new mitigation measures would be required for the adoption of this Ordinance. SECTION 41. This ordinance shall be effective on the thirty‐first date after the date of its adoption. INTRODUCED: PASSED: AYES: NOES: ABSENT: ABSTENTIONS: NOT PARTICIPATING: ATTEST: ____________________________ ____________________________ City Clerk Mayor APPROVED AS TO FORM: APPROVED: ____________________________ ____________________________ Assistant City Attorney City Manager ____________________________ Director of Planning & Development Services 9.b Packet Pg. 216 Attachment C: Summary of Relevant State Housing Laws Housing Accountability Act Originally passed in 1982, the Housing Accountability Act (HAA) (Government Code Section 65589.5) acknowledges the lack of housing as a critical problem in California. The HAA applies to "housing development projects" that meet objective standards. Housing development projects are defined as one or more of the following: • multifamily housing projects • mixed-use developments (with at least two-thirds residential square footage), or • transitional or supportive housing The HAA applies to projects with two or more residential units. The HAA states that a city cannot deny a project, reduce its density, or otherwise make a project infeasible, when the project complies with objective standards. The exception is when the City makes findings—based on a preponderance of evidence—that specific adverse health or safety impacts exist and there is no feasible method to mitigate or avoid impacts. While the City may make suggestions using subjective criteria, it must approve the project even if the applicant refuses to make any changes. However, if an applicant seeks an exception to an objective standard, the project is no longer covered by the HAA. Decision-makers may then rely on the findings required or criteria for approval of that specific modification. In such a case, subjective standards and design guidelines can be used to evaluate the project. SB35 Project Streamlining Under SB35 (Government Code Section 65913.4), projects meeting all of the following requirements are eligible for a streamlined review process: • The development is on a legal parcel or parcels zoned for residential uses or have a Comprehensive Plan designation that allows residential or mixed-uses; • A site in which at least 75 percent of the perimeter of the site adjoins parcels that are developed with urban uses; • The development contains two or more residential units; • Projects with at least two-thirds of the square footage designated for residential use; • The project does not demolish a historic structure that is on a national, state, or local historic register; • The project does not demolish any housing units that have been occupied by tenants in the last 10 years; • The site is not within certain high-risk areas such as a very high fire hazard severity zone, a hazardous waste site, or a floodway; • Projects which meet certain affordability requirements, such as, at present at least 50% of the proposed residential units must be dedicated as affordable to households at 80% of Area Median Income (AMI); • All construction workers employed in the execution of the development must be paid at least the general prevailing rate; and 9.c Packet Pg. 217 • The project must meet all objective planning standards at the time of application submittal. Under SB35, the review process would be limited to 90 days for projects containing 150 or fewer housing units and 180 days for larger projects. An SB35 project is not subject to discretionary review (e.g., Architectural Review, Site and Design Review, requiring review by the ARB, PTC, or Council), and therefore, is not subject to review under the California Environmental Quality Act (CEQA). The creation and changes to objective standards would ensure the City has standards that can be applied to these types of ministerial projects. Currently in Palo Alto—based on the City’s progress toward meeting the Regional Housing Needs Assessment (RHNA)—an SB35 project must include at least 50% of the units as affordable to low- income households. Therefore, SB35 applies to a limited number of projects and to date, no applicants have applied for review under this program. SB330 Permit Review Effective January 1, 2020, SB330 made several changes to existing State housing law, including the HAA and Permit Streamlining Act. For the purposes of the work described herein, the important elements are as follows: • Provides a streamlined path for “housing development project” (see definition under HAA); • Creates a preliminary application process that freezes many development standards, by requiring that jurisdictions only subject a housing development project to review pursuant to the ordinances, policies, and standards adopted and in effect when a preliminary application is submitted (vs. when a full application is deemed complete); • Provides applicant 180 days from the submittal of the preliminary application to submit a formal development application; • Limits jurisdictions to five public hearings, including appeals; • Reduces the Permit Streamlining Act timeline for action following completion of any applicable CEQA review; • Prohibits jurisdictions from imposing subjective design standards established after January 1, 2020; • Prohibits jurisdictions from enacting development policies, standards or conditions that would change current zoning and land use designations where housing is an allowable use. In such cases, jurisdictions cannot lessen the intensity of housing—such as reducing height, density, or floor area ratio, requiring new or increased open space, lot size, setbacks, or frontage, or limiting maximum lot coverage; (effectively, this clause prohibits downzoning, though the City may rebalance density between districts); and • Requires the replacement of existing/demolished residential units. In Palo Alto, to date, SB330 preliminary applications have been submitted for two projects: 200 Portage and 2850 West Bayshore. 9.c Packet Pg. 218 Ramona Alma Str Ramos Way (Private) Hansen Way Fernando Avenue Lambert Avenue Han sen Way El Camino Real Oxford Avenu e nia Avenue Wellesley Street Princeton Street Cornell Street Cambridge Avenue College Avenue Williams Street Yale Street Staunton Court Oxford Avenue El Camino Real Stanford Avenue Birch Street Ash Street ma Street Grant Avenue Sheridan Avenue Jacaranda Lane El Camino Real Sherman Avenue Ash Street Page Mill Road Mimosa Lane Chestnut Avenue Portage Avenue Pepper Avenue Olive Avenue Acac ia Av enu e Emerson S Birch Street Ash Street Page Mill Road Ash Street Park Boulevard College Avenue Cambridge Avenue New Mayfield LaneBirch Street California Avenue Park Boulevard Nogal Lane Rinconada Avenue Santa Rita Avenue Park Boulevard Washington Avenue High Street merson Street Colorado Avenu e Street Emerson Street Ramona Street Alma Street Alma Street High Street EmersonEmerson Street Nevada Avenue North California Avenue High Street Oregon Expressway Sedro Lane Peral Lane S h erid a n A v e n u e CalTrain ROW m stead Road El D o r a d o A v e n u e Pag e Mill Road Al P FPF C C(2) R PRMD(N P) P F (A S 3)C S (A S 1 ) P F(R) P F(R ) R-2 R -2 R M-30 C N R M-30 R-2 P F(R) C C(2)(R) R M -30 C C (2) R-2 PF(R) CC(2)(R) P C-4127 PF(R) C C(2)(R) R -2 C C (2) (R )(P)R M -3 0 P F R RP(L) P F C S PF (W H) C N CC R M -40 C C(2)(R) C N P C -22 2 4 RM-20 R-2 PF P F P C -4268 PC-2293 R M -4 0 PC-4354 PC-4463 PC-3028 P C -4 6 3 7 P F R M-30 P C-2952 P F R M -20 P F RM-30 R M -3 0 R M -2 0 R -1 R M -3 0 R-2 C S G M GM RM-30 RM-20 C S C S R M-40 R O L M G M C S R P PC-4753 CC (2)(P) G MGM (A D ) C S (A D) C S PC-4831 R M D P C-5069 R M-40 P T O D CC(2)(R) CC(2)(R)PTOD(R) C S(D) CC(2)CC(2) CC(2) This map is a product of the City of Palo Alto GIS This document is a graphic representation only of best available sources. Legend Zone Districts PTOD Eligible Area CC2 Zoning District CS and CN Zoning Districts along ECR NVCAP Boundary City Jurisdictional Limits abc Zone District Labels 0' 600' NV C A P , Z o n i n g D i s t r i c t s an d PT O D E l i g i b l e Ar e a M a p CITY O F PALO A L TO IN C O R P O R ATE D C ALIFOR N IA P a l o A l t oT h e C i t y o f A P RIL 16 1894 The City of Palo Alto assumes no responsibility for any errors. ©1989 to 2016 City of Palo Alto RRivera, 2021-04-22 09:15:51PTOD CS CN CC2 ZoningDistricts (\\cc-maps\Encompass\Admin\Personal\RRivera.mdb) 9.d Packet Pg. 219 March 5, 2021 Jodie Gerhardt Manager of Current Planning PDS Department, City of Palo Alto 250 Hamilton Avenue Palo Alto, CA 94301 Dear Jodie and Amy, Thank you for the conversation yesterday on the objective Design Standards. We think this is a valuable effort and thank you for the opportunity to comment. The following bullet points recap the comments that we raised today: Non-residential properties: • We expressed concern that the intent statements may be problematic for non-residential buildings and properties with distinctly different uses and contexts than the infill settings that inspire the Draft Standards. You clarified for us that this Chapter is not meant to apply to zoning districts that do not currently have Context-Based Design Criteria, such as the MOR, ROLM, RP and GM Districts, except to the extent to which housing or mixed-use including housing is developed within these districts. • You clarified that the current Context-Based Design Criteria of the CC zoning district will be replaced by these new Design Standards. We committed to get back to you with any detailed comments about compliance with the intent statements by Stanford Shopping Center, which is in the CC zoning district. Affordability: • We expressed concern that aspects of the Design Standards may not have sufficiently considered cost impacts and their effect on housing affordability, which is a major impetus of this project. You replied that consideration of affordability was one reason for the inclusion of compliance options, such as within the Façade Design section. We discussed and agreed that it would be worthwhile to consider additional options for all of the sections that have been adopted by other cities developing similar Standards. • We mentioned the possibility of including language that the intent is to allow, to the extent possible, adaptive application of the Standards by cost-effective construction methodologies such as pre-fabricated and modular construction. Accommodating current and future trends: • Trends that we’re seeing in residents’ modes of living include a greater need for package drop- offs and deliveries, ever-changing mobility options, and more work-from-home spaces. These trends will benefit from any flexibility that is in the Objective Standards to accommodate them. • The work-from-home space may be a direct trade-off with balconies, which do not seem to be frequently used (except for storage) in many projects around the Bay Area. As an option under façade articulation, we suggest clarifying that “habitable projections” could include interior spaces as well. 9.e Packet Pg. 220 • It is possible that residents will desire more outdoor and indoor community spaces in the future designed to enhance their ability to work from home. We suggest ensuring that the Open Space section, which presently focuses on recreational use, not preclude these. You noted that this would be dependent on updated definitional and quantitative provisions in the multifamily Development Standards section of the Code. Sincerely yours, Chris Wuthmann Snr. Director Project Design & Construction Stanford University Real Estate 415 Broadway – Academy Hall Redwood City, CA 94063-3133 cwuthmann@stanford.edu (650) 889-0403 9.e Packet Pg. 221 From: Breeze, Elaine <EBreeze@shapartments.com> Sent: Wednesday, February 24, 2021 4:22 PM To: Gerhardt, Jodie <Jodie.Gerhardt@CityofPaloAlto.org> Cc: Raybould, Claire <Claire.Raybould@CityofPaloAlto.org>; Hickey, John <JHickey@shhomes.com> Subject: 2850 West Bayshore Road Townhomes - SummerHill Homes CAUTION: This email originated from outside of the organization. Be cautious of opening attachments and clicking on links. Hello Jodie, We have been working with Claire on a Preliminary ARB Application submitted for a proposed 48-unit townhome project at 2850 W. Bayshore Road (thank you, Claire!). We are following up on our conversation with her today to let you know we will be submitting a SB 330 application for the project in the near future, prior to the City’s adoption of its Objective Design Standards. We did have the opportunity to review the draft standards and noticed that they appear directed and applicable to higher density multifamily residential. In some cases, the standards would be potentially problematic for townhome style for-sale housing if there was no exception or alternative standard provided. We recognize that the City does not see a lot of townhome residential these days but we wanted to bring this observation to your attention and are happy to schedule a zoom call to discuss further and answer any questions you might have. Thank you for your consideration and we are excited to have the opportunity to work in Palo Alto again. Best Regards, Elaine Breeze Senior Vice President of Development SummerHill Apartment Communities | SummerHill Homes 777 S. California Avenue, Palo Alto, CA 94304 Tel (650) 842-2404 • Mobile (415) 971-0660 • Fax (650) 857-1077 ebreeze@shapartments.com shapartments.com | shhousinggroup.com 9.e Packet Pg. 222 1 Eisberg, Jean From:Heather Young <heather@hyarchs.com> Sent:Tuesday, February 16, 2021 7:00 PM To:Gerhardt, Jodie; French, Amy; Raybould, Claire; Eisberg, Jean; Lait, Jonathan; Architectural Review Board Cc:jgracelee; Lew, Alex Subject:ARB Review of Objective Standards - comments CAUTION: This email originated from outside of the organization. Be cautious of opening attachments and clicking on links. Jonathan, Jodie, Amy, Claire, Jean, and members of the ARB It's clear that city staff, the ARB, and consultant team have worked diligently to develop Objective Standards over the last 15 months to both further the existing design standards within the Municipal Ordinance and prepare for the potential of accelerated review applications under state law. I applaud you for taking on this complex and demanding challenge. Much of the development outlined in the draft Objective Standards clarifies existing design intent and supports positive urban planning practice. That said, as an architect who works with the PAMC, local clients, local sites, and constructability challenges, many of the dimensioned requirements in these sections are disconnected from those realities. The idea that good or even acceptable design results from the overlay of one-size-fits-all fixed dimensional requirements on all projects regardless of site, use, context, or style is an illusion that completely misses the opportunity and nuance that take our cities from rote need fulfillment to delight. I'm happy to see that extensive comments have been added to the Feb 18 meeting packet by Elaine Uang (pages 65-88) questioning the set dimension and square footage requirements and inclusion of the Ken Hayes essay on Form based design, another name for Objective Standards. Please take both of these to heart and look closer at the language to provide dimensional ranges or clarify intent. Menlo Park has implemented a similar set of Standards as part of their Downtown Specific Plan and the result is already looking very forced and very vanilla. Given no leeway, staff is required to enforce these requirements even when they make no sense. When I pointed out to a planner that the required 10' sideyard setback would significantly reduce the available building width of a 50' lot on El Camino Real creating an awkward and unappealing massing, the response was, "why don't you buy another lot?". Comprehension that the Specific Plan requirements could and should not be taken without any contextual consideration was unimaginable but apparently the ready availability of adjacent property was. Tempting as the game of Monopoly is, acquisition of multiple parcels is a slow game at best, particularly when the development standards are so modest. Much of Menlo Park and Palo Alto parcel sizes are the result of early subdivisions into 50' wide lots and that infrastructure is very much alive and present today and yet the MP Specific Plan was developed around properties more easily obtained in the Central Valley. Like the Standards proposed in Palo Alto, Menlo Park has set dimensions for breaks in the facade or for material changes and upper floor setbacks. Unfortunately the standards seem to have less to do with the natural rhythms of apartment units, office plans, retail frontage, and building structure, or even building code, and more to do with a pat urban wish list. Upper floor setbacks are deadly to multi-family stacked-core construction and livable floor plans; there are other ways to develop a "base-middle-top" partee. Parking access on facades is about more than a 25% opening requirement; although relatively flat, many sites have multiple feet of grade change along a facade impacting parking, accessibility, floor levels and max building heights. What's the magic of a 4' wide by 2' deep vertical modulation every 50' min - the list goes on and on. Until exterior facade and massing Objective Standards are integrated with building interiors and the realities of how buildings of a variety 9.e Packet Pg. 223 2 of types are designed and function, our cities will be forced to endure uninspiring crop of vanilla held to the lowest common denominator for generations to come. Thank you for your time. I respectfully ask that you find a way to support the goals of good urban design without the lockstep checklist of the proposed objective standards. If not, the approval rate may accelerate but we'll all be left enjoying the wrong results. Regards - Heather Heather Young, Partner Right-click here to download pictures. To help protect your privacy, Outlook prevented automatic download of this picture from the Internet. www.hyarchs.com 81 Encina Ave, Suite 100 Palo Alto, CA 94301 D 650-459-3203 C 650-793-1289 9.e Packet Pg. 224 Requesting Input on the City of Palo Alto's DRAFT Objective Standards Ken Hayes <khayes@thehayesgroup.com>Sat, Jan 23, 2021 at 6:41 AM To: Jody Gerhardt <Jodie.Gerhardt@cityofpaloalto.org> Cc: Elaine Uang <elaine.uang@gmail.com>, "heather@hyarchs.com" <heather@hyarchs.com>, Cath Garber <cath@fg-arch.com>, Ted O'Hanlon <tedohanlon@gmail.com>, Steve Emslie <Steve@lh-pa.com>, Allison Koo <akoo@shpco.com>, "Griego, Tiffany" <tgriego@stanford.edu>, "Popp, Randy" <randy@rp-arch.com>, Brad Ehikian <brad@ehikiancompany.com>, Lund Smith <lund@wsjproperties.com>, Roxy Rapp <roxy@roxyrapp.com>, "cconley@svlg.org" <cconley@svlg.org>, "jbaker@svlg.org" <jbaker@svlg.org>, Sheryl Klein <boardchair@pah.community>, "John R. Shenk" <John@thoitsbros.com>, Leslye Corsiglia <leslye@siliconvalleyathome.org>, Tod Spieker <tod@windyhillpv.com>, Steve Levy <slevy@ccsce.com>, tom gilman <tgilman@des-ae.com>, "Eugene H. Sakai, AIA, LEED AP" <esakai@studios2arch.com>, Brandy Bridges <BBridges@wilsonmeany.com>, Steve Borlik <steve@ybarchitects.com>, Sal Giovannotto <sal@vrent.com>, Sal Caruso <scaruso@caruso-designs.com>, "Janette (Sammartino) D'Elia" <jdelia@jaypaul.com>, Gary Laymon <glaymon@tgp-inc.com>, Andrew Young <ayoung@ybarchitects.com>, Joe Bellomo <jo@bellomoarchitects.com>, Amy French <Amy.French@cityofpaloalto.org>, Jean Eisberg <jean@lexingtonplanning.com>, Jason Holleb <jholleb@thehayesgroup.com>, Jeff Galbraith <jgalbraith@thehayesgroup.com> Hi Jody, This is something I wrote a while back regarding the various city’s design standards. I’ll take a look at what the city is proposing but this can be a slippery slope. https://www.thehayesgroup.com/another-journal-title/ Thanks for including me. Ken Hayes, AIA President Khayes@thehayesgroup.com 2657 Spring Street. Redwood City, CA 94063 350 Sansome St, suite 750, San Francisco, CA 94104 www.thehayesgroup.com P 650.365.0600x15 C 415-203-2597 F 650.365.0670 MEMBER, THE AMERICAN INSTITUTE OF ARCHITECTS Coronavirus is affecting us all here and around the world. We’re all concerned for the health and safety of our families, friends, colleagues and community. Hayes Group Architects is following the advice and mandates of our health institutions and leaders. Our physical office is closed until it is safe for all to return to normal work activities; however, our staff continue to work remotely. You may reach us in the usual way via email, phone or text and we will respond as soon as we can, usually within 24 hours. The information contained in this message may be legally privileged and confidential. It is intended to be read only by the individual or entity to whom it is addressed or by their designee. If the reader of this message is not the intended recipient, you are on notice that any distribution of this message, in any form, is strictly prohibited. If you have received this message in error, please immediately notify the sender and/or The Hayes Group by telephone at (650) 650-365-0600 and delete or destroy any copy of this message. 9.e Packet Pg. 225 « Journal JOURNAL The Shape of Three Cities Nearly every community, if not all, in the San Francisco Bay Area have adopted development standards codifed in their municipal codes as site development regulations and guidelines, precise plans or specic plans. Typically drafted by a team of design consultants, city boards and community stakeholders, these development standards are viewed as the map or blueprint for the shape of the community’s built environment and vary from community to community. On the Peninsula, three contiguous city’s have very different development standards based either on building form, architectural style or design compatibility. Each commercial planning application is evaluated in terms of the specic requirements of these different standards. City planning staff, planning commissions and architectural review boards apply these standards to determine if a proposed project is compliant. Some standards are more objective, formulaic and easier to use than others that require a deeper understanding of the subjective nature of architecture. Form based development standards take a measured, objective approach to design evaluation. The building must be no taller than the height limit, it must setback from the property line a prescribed distance and step back from the street above a certain height; it must be punctuated by rhythms of minor and major building modulations with precise widths and depths that extend to the sky, as well as, building breaks that create open space between building mass. Ground oors must have windows set back a dened number of inches from the exterior wall surface, not be longer than a certain dimension and comprise a certain percentage of the wall area or the project is non-compliant. The architectural style is not dictated thus allowing for many architectural expressions, provided all criteria in the form based standards are satised and checked off by planning staff. Style based development standards take a formulaic, controlled approach to design evaluation. This method dictates not only some form based standards discussed above like height, setback and open space but go even further to determine the architectural style and execution of the proposed building. Depending on the area of the community where the building is located, the designer has the option of three architectural styles for instance: Neo-classical, Mediterranean or Art Deco. Once the style is selected, the height of the building’s base, building’s middle (body) and cornice size and projection are all predetermined. The location, depth, proportion and pattern of the windows is dictated by the standard. How colors are applied to the building and what architectural details can be used are also not left to chance, all predetermined for the designer. Is there any design subjectivity or personal expression left? Not really, but this makes it easier for the planning staff, planning commissions and architectural review boards to evaluate the proposals and not disrupt the community. Compatibilty based development standards are more subjective but take into consideration how well the proposed building responds to the community’s goals, how it addresses the sidewalk, how the building creates active pedestrian areas and how it denes or reinforces open spaces. Architectural compatibility is measured by considering the building’s context, the rhythm of the street wall, the alignment of roof lines, canopies and cornices and the size, shape, proportion and location of windows and building entries. Compatibility also addresses our time, considering the market needs for certain kinds of space and the environmental and sustainability demands of our world. Compatibility does not address architectural style since different styles have co-existed since our cities began and can be mutually compatible. Evaluating a building based on a compatibility standard is much more dicult since there is no checklist of prescriptions or styles to check off, it is subjective and left up to the designer to present his or her project and demonstrate that it satises the standard of compatibility. Quality design that responds to the goals, issues and problems of today is not about style based or form based site development requirements but rather compatibility should be the standard and within this framework buildings should be reviewed. It is more subjective and can take more time but the discussion that ensues between planning staff, commissions, review boards and the designers will make our communities a better place. Projects Prole Journal 9.e Packet Pg. 226 FW: Draft Objective Standards - Comments for ARB Gerhardt, Jodie <Jodie.Gerhardt@cityofpaloalto.org>Sat, Feb 6, 2021 at 1:03 AM To: Jean Eisberg <jean@lexingtonplanning.com> FYI Jodie Gerhardt | Manager of Current Planning | PDS Department 250 Hamilton Avenue | Palo Alto, CA 94301 T: 650.329.2575 |E: jodie.gerhardt@cityofpaloalto.org NEW Parcel Report | Palo Alto Municipal Code | Online Permitting System Planning Forms & Handouts | Planning Applications Mapped The City of Palo Alto is doing its part to reduce the spread of COVID-19. We have successfully transitioned most of our employees to a remote work environment. We remain available to you via email, phone, and virtual meetings during our normal business hours. From: Elaine Uang <elaine.uang@gmail.com> Sent: Monday, January 18, 2021 9:08 AM To: Gerhardt, Jodie <Jodie.Gerhardt@CityofPaloAlto.org> Cc: Grace Lee <jgracelee@gmail.com> Subject: Re: Draft Objective Standards - Comments for ARB CAUTION: This email originated from outside of the organization. Be cautious of opening attachments and clicking on links. Oops, attaching my comments here. On Mon, Jan 18, 2021 at 9:07 AM Elaine Uang <elaine.uang@gmail.com> wrote: Dear Jodie, Grace Lee from the ARB reached out and suggested I may be interested in providing comments for the Draft Objective Standards that the ARB is developing. I have had a chance to review, and wanted to offer the following comments in-document. Due to some other work commitments and time constraints, I regret I will not be able to draft an overriding summary. But it would be easier to understand my comments in context with the text.. I have tried to highlight areas that are unclear, or inconsistent with other document sections. I've also tried to point out standards that may constrain sites or preclude good design or development feasibility. In general, I would encourage graduated standards as smaller sites (100'-150' deep or < 20,000 sf) need more flexibility and should not be subject to the exact the same dimensional standards as larger sites (200'+ widths with 30,000sf or more) Thank you, Elaine Uang Palo Alto Resident, Kipling St Multifamily Architect Palo Alto Objective Design Standards_EU Comments.pdf 9.e Packet Pg. 227 pg. 2 Chapter 18.24 Context-Based Design Standards 18.24.010 Purpose and Applicability (A) Purpose (i)The purpose of the Context-Based Design Standards is to provide design guidance and objective design standards development projects. (B) Applicability of regulations (i)Within the following zones, the intent statements apply to all project types, new construction, and renovation; design standards apply to new construction: (a) RM-20, RM-30, RM-40 (b) CN, CS, CD, CC (c) PTOD (d) MOR, ROLM, RP (e) PC Public art in residential and residential mixed-use projects is subject to Chapter 16.61 and exempt from these requirements. (C) Alternative compliance Each section of this chapter includes an intent statement that gives guidance for all applicable projects, regardless of use. Residential and mixed-use residential projects may choose to forgo one or more objective standards and instead meet the spirit of the relevant intent statements, as determined by the Director or the Architectural Review Board, depending on the level of review required by Chapter 18.75. Commercial-only projects or other non-residential projects should meet relevant standards; they are not required to adhere irrelevant standards related to residential uses. Depending on the level of review required by Chapter 18.75, the Director or the Architectural Review Board will determine compliance with the relevant intent statements. (D)Definitions In addition to definitions identified in Chapter 18.04, the following definitions are specific to this chapter. (i)Primary Building Frontage: The front lot line or frontage along the public right-of- way. In the case of a through-lot, the primary building frontage could be on either public right-of-way. (ii)Primary Building Entry: The entrance leading to a lobby and/or accessed from the primary building frontage. (iii)Pedestrian Walkway: A sidewalk or path that is publicly-accessible and connects from a public right-of-way to another public right-of-way or publicly accessible open space. (iv)Façade Modulation: A change in building plane, either a recess or a projection, that changes shape of the interior space. 3.a Packet Pg. 42 Cite relevant chapters: a) 18.13 Multiple Family Residential b) 18.16 CN,CC,CS & 18.18 CD c) 18.34 PTOD d) MOR, ROLM, RP e) PC - what about PHZ? , regardless of use. nd instead meet the spirit of the relevant intent statements, 1 2 3 9.e Packet Pg. 228 Summary of Comments on Agenda - Thursday, November 19, 2020 Page: 2 Number: 1 Author: elaine Subject: Text Box Date: 1/18/2021 8:51:45 AM Cite relevant chapters: a) 18.13 Multiple Family Residentialb) 18.16 CN,CC,CS & 18.18 CDc) 18.34 PTOD d) MOR, ROLM, RPe) PC - what about PHZ? Number: 2 Author: elaine Subject: Highlight Date: 12/5/2020 1:26:02 PM regardless of use. Number: 3 Author: elaine Subject: Highlight Date: 12/5/2020 1:38:19 PM d instead meet the spirit of the relevant intent statements 9.e Packet Pg. 229 pg. 3 18.24.020 Public Realm/Sidewalk Character (A) Intent To create an attractive and safe public realm and sidewalk space for pedestrians and cyclists through the implementation of design, landscaping, and infrastructure. Publicly accessible spaces and sidewalks should: x Design the transition between the public and private realm through the coordination of amenities and materials, such as accent paving, tree wells, lighting and street furniture (e.g., benches, bicycle racks, trash receptacles, and news racks). x Complement or match accent paving to existing designs in downtown and Cal Ave areas. x Provide sidewalk widths that accommodate landscaping, street trees, furniture, and pedestrian amenities; create a pleasant, desirable place to walk; provides shade; and enable comfortable pedestrian passage. x Provide amenities, such as parking and repair equipment, for micromobility, such as bicycles and scooters. (B) Streetscape (i)Sidewalk Widths (a) Public sidewalks abutting a development parcel shall have a minimum sidewalk width (curb to back of walk) of XXX feet [TBD in consultation with Public Works]. If the existing public sidewalk does not meet the minimum standard, a publicly accessible extension of the sidewalk, with corresponding public access easement, shall be provided. 1. Notwithstanding subsection (a), the following streets/locations shall have a minimum sidewalk width of: a. Park Boulevard (South of Caltrain to Ventura): TBD, per NVCAP b. El Camino Real and San Antonio Avenue: 12 ft c. Other Corridors in Commercial Zones (CN, CS, CC, CC(2)) : 8ft d. CD Districts and SOFA: 10 ft (b) Publicly accessible sidewalks or walkways connecting through a development parcel (e.g., on a through lot) shall have a minimum six-foot width. Pedestrian walkways that are designed to provide access to bicycles shall have a minimum width of eight feet. (ii)Street Trees (a) Sidewalks shall include at least one street tree, within six feet of the sidewalk, for every 30 feet of linear feet of sidewalk length. 3.a Packet Pg. 43 COVID ERA SUGGESTION, WITH 6' SIDEWALKS, CONSIDER WAITING/PASSING ZONES IN LANDSCAPE AREA, TO ALLOW FOR PHYSICALLY DISTANCED PASSING WHERE POSSIBLE. To create an attractive and safe public realm and sidewalk space for pedestrians and cyclists through the implementation of design, landscaping, and infrastructure. Publicly accessible spaces and sidewalks should: xx Design the transition between the public and private realm through the coordination of amenities and materials, such as accent paving, tree wells, lighting and street furniture (e.g., benches, bicycle racks, trash receptacles, and news racks). xx Complement or match accent paving to existing designs in downtown and Cal Ave areas. xx Provide sidewalk widths that accommodate landscaping, street trees, furniture, and pedestrian amenities; create a pleasant, desirable place to walk; provides shade; and enable comfortable pedestrian passage. xx Provide amenities, such as parking and repair equipment, for micromobility, such as bicycles and scooters a minimum six-foot width. d, a publicly accessible extension of the sidewalk, with corresponding public access easement, shall be provided. 1 2 3 4 5 9.e Packet Pg. 230 Page: 3 Number: 1 Author: elaine Subject: Highlight Date: 12/5/2020 3:28:49 PM To create an attractive and safe public realm and sidewalk space for pedestrians and cyclists through the implementation of design, landscaping, and infrastructure. Publicly accessible spaces and sidewalks should: Design the transition between the public and private realm through the coordination of amenities and materials, such as accent paving, tree wells, lighting and street furniture (e.g., benches, bicycle racks, trash receptacles, and news racks). Complement or match accent paving to existing designs in downtown and Cal Ave areas. Provide sidewalk widths that accommodate landscaping, street trees, furniture, and pedestrian amenities; create a pleasant, desirable place to walk; provides shade; and enable comfortable pedestrian passage. Provide amenities, such as parking and repair equipment, for micromobility, such as bicycles and scooter Number: 2 Author: elaine Subject: Highlight Date: 12/5/2020 3:44:11 PM , a publicly accessible extension of the sidewalk, with corresponding public access easement, shall be provided. Number: 3 Author: elaine Subject: Text Box Date: 12/5/2020 3:44:49 PM COVID ERA SUGGESTION, WITH 6' SIDEWALKS, CONSIDER WAITING/PASSING ZONES IN LANDSCAPE AREA, TO ALLOW FOR PHYSICALLY DISTANCED PASSING Number: 4 Author: elaine Subject: Highlight Date: 12/5/2020 3:43:15 PM minimum six-foot width Number: 5 Author: elaine Subject: Text Box Date: 12/5/2020 1:31:48 PM WHERE POSSIBLE. 9.e Packet Pg. 231 pg. 4 Frontage Sidewalk Street Building Setback Frontage Area Pedestrian Clear Zone Landscape/Furniture Zone Property Line Varies Landscape/ Furniture Area Edge Zone 18” typ. Curb + Step Out Area Mixed-Use x Sidewalk Dining x Outdoor Displays x Public Art x Seating x Planting Residential x Stoops x Porches x Front Yards x Utilities x Planting x Street Trees/Planting x Street Lighting x Seating x Mobility Infrastructure x Bike Parking x Public Art x Outdoor Dining x Street Parking x Bike Lanes x Drop-off Zones x Parklets (iii) Accent Paving (a) Sidewalks and publicly accessible areas fronting University Avenue and California Avenue shall match existing accent paving design and materials, such a mosaic tile and bricks. (iv) Mobility Infrastructure (a) Micromobility infrastructure, such as locations to lock bicycles and scooters, shall be located within 20 feet of the primary building entry and/or a path leading to the primary building entry. This standard may be satisfied by existing 3.a Packet Pg. 44 LABELS THESE DIAGRAMS (MIXED USE VS RESIDENTIAL?) AND EXPLAIN THE DIFFERENCES IN USE AND DIMENSIONAL REQUIREMENTS a))Sidewalks and publicly accessible areas fronting University Avenue and California Avenue shall match existing accent paving design and materials, such a mosaic tile and bricks. ALLOW FOR FLEXIBILITY AND BETTER DESIGN CHOICES. WHAT IF EXISTING PAVING IS NOT IDEAL? FOR EXAMPLE, THE RECYCLED GLASS ALONG CAL AVE IS KIND OF DANGEROUS FOR LITTLE KIDS, AND UNEVEN AND SUBOPTIMAL FROM AN ACCESSIBILITY STANDPOINT 1 2 3 9.e Packet Pg. 232 Page: 4 Number: 1 Author: elaine Subject: Text Box Date: 1/18/2021 8:52:28 AM LABELS THESE DIAGRAMS (MIXED USE VS RESIDENTIAL?) AND EXPLAIN THE DIFFERENCES IN USE AND DIMENSIONAL REQUIREMENTS Number: 2 Author: elaine Subject: Text Box Date: 1/18/2021 8:50:30 AM ALLOW FOR FLEXIBILITY AND BETTER DESIGN CHOICES. WHAT IF EXISTING PAVING IS NOT IDEAL? FOR EXAMPLE, THE RECYCLED GLASS ALONG CAL AVE IS KIND OF DANGEROUS FOR LITTLE KIDS, AND UNEVEN AND SUBOPTIMAL FROM AN ACCESSIBILITY STANDPOINT Number: 3 Author: elaine Subject: Highlight Date: 12/5/2020 1:34:47 PM ) Sidewalks and publicly accessible areas fronting University Avenue and California Avenue shall match existing accent paving design and materials, such a mosaic tile and bricks. 9.e Packet Pg. 233 pg. 5 infrastructure already located within 50 feet of the project site and located in the public right-of-way. (b) Primary building entries shall provide at least one seating area or bench within 20 feet of building entry and/or path leading to building entry. This standard may be satisfied by existing seating area or benches located in public right-of-way within 50 feet of the building entry. 18.24.030 Site Access (A) Intent To provide facilities and accommodations for pedestrians, vehicles, cyclists, and transit users to safely and efficiently access and circulate both within individual sites and in the site’s surrounding context. Site access should include the following elements: x Site circulation and access that presents a clear hierarchy and connectivity pattern for all travel modes both within a project and to adjacent sidewalks and transit stops. This hierarchy may provide separate access for vehicles and other modes, or demonstrate how all modes are accommodated in shared access points. x Connections to side streets, open spaces, mews, alleys, and paseos x Vehicle, loading and service access that is integrated into building and landscape design and located to prevent conflicts with pedestrians and cyclists, while also provided convenient access to building entries. (B) Circulation Hierarchy (i)Sites shall clearly identify a hierarchy of connectivity in a circulation plan that identifies a priority for pedestrian, bike, private vehicles, and utility/loading access in the order listed. [see comment in text box below] (ii)Through lots located more than 300 feet from an intersecting street or pedestrian walkway shall provide a publicly accessible sidewalk or pedestrian walkway connecting the two streets. (C) Building Entries (i)Entries to Primary Building Entries shall be located from a public right-of-way or if not possible a publicly accessible Pedestrian Walkway. Circulation Plan: Some topics are inherently difficult to create clear and objective standards to meet the intent of the guidelines while providing flexibility that is needed for each project. One way to create an objective standard for these performance criteria is to have a requirement that a developer submit a plan to meet these criteria. The review of the plan material, description of how the project will meet the intent of the guidelines, and the implementation will not be objective and thus not applicable to deny a project for not meeting the City’s expectations of the guidelines, but the act of having to write the report/plan may provide enough guidance and design thinking to get most of the way there in most cases. 3.a Packet Pg. 45 UNDER CIRCULATION HIERARCHY, PLEASE INCLUDE AND REFERENCE ACCESS/INFRASTRUCTURE FOR MICROMOBILITY VEHICLES. ALLOW FLEXIBILITY FOR FUTURE TRANSPORT MODES (A) Intent To provide facilities and accommodations for pedestrians, vehicles, cyclists, and transit users to safely and efficiently access and circulate both within individual sites and in the site’s surrounding context. Site access should include the following elements: xx Site circulation and access that presents a clear hierarchy and connectivity pattern for all travel modes both within a project and to adjacent sidewalks and transit stops. This hierarchy may provide separate access for vehicles and other modes, or demonstrate how all modes are accommodated in shared access points. xx Connections to side streets, open spaces, mews, alleys, and paseos xx Vehicle, loading and service access that is integrated into building and landscape design and located to prevent conflicts with pedestrians and cyclists, while also provided convenient access to building entries. 1 2 9.e Packet Pg. 234 Page: 5 Number: 1 Author: elaine Subject: Highlight Date: 12/5/2020 3:28:12 PM (A) Intent To provide facilities and accommodations for pedestrians, vehicles, cyclists, and transit users to safely and efficiently access and circulate both within individual sites and in the site’s surrounding context. Site access should include the following elements: Site circulation and access that presents a clear hierarchy and connectivity pattern for all travel modes both within a project and to adjacent sidewalks and transit stops. This hierarchy may provide separate access for vehicles and other modes, or demonstrate how all modes are accommodated in shared access points. Connections to side streets, open spaces, mews, alleys, and paseos Vehicle, loading and service access that is integrated into building and landscape design and located to prevent conflicts with pedestrians and cyclists, while also provided convenient access to building entries. Number: 2 Author: elaine Subject: Text Box Date: 12/5/2020 1:42:29 PM UNDER CIRCULATION HIERARCHY, PLEASE INCLUDE AND REFERENCE ACCESS/INFRASTRUCTURE FOR MICROMOBILITY VEHICLES. ALLOW FLEXIBILITY FOR FUTURE TRANSPORT MODES 9.e Packet Pg. 235 pg. 6 (D) Vehicle Access (i)Vehicle access shall be located on alleys or side streets where available. (ii)Vehicle access, vehicle loading, and off-street parking shall follow the following standards: (a) Except for driveway access, off-Street parking, off-street vehicle loading, and vehicular circulation areas are prohibited between the building and the primary building frontage. (iii)Special Conditions (b) California Avenue: Vehicular access to CC(2) zoned sites on California Avenue which requires vehicular movement across the sidewalk on California Avenue shall be prohibited, except where required by law and as applied to parcels owned, leased or controlled by the City. (c) University Avenue: Vehicular access to CD-C zoned sites on University Avenue which requires vehicular movement across the sidewalk on University Avenue shall be prohibited, except where required by law and as applied to parcels owned, leased or controlled by the City. (E) Loading Docks and Service Areas (iii)Loading and service areas shall be integrated into building and landscape design and located to minimize impact on the pedestrian experience as follows: (a) Loading docks and service areas shall be located on facades other than the primary building frontage, on alleys, from parking areas, and/or at the rear or side of building if building includes these frontages. When only primary building frontage is available, loading docks and service areas shall be recessed a minimum five feet from the primary façade and shall be screened in accordance with Chapter 18.23.050. (b) Loading dock and service areas located within setback areas shall be screened in accordance with Chapter 18.23.050 and separated from pedestrian access to the primary building entry to avoid impeding pedestrian movement and safety. 18.24.040 Building Orientation and Setbacks (A) Intent To create a coherent and active interface between private development and the public realm that contributes to the sense of place and structure of the neighborhood and enhances the public’s experience. Site design that responds to the orientation of adjacent uses and creates opportunities for landscaping and usable open space. Buildings and site design should meet the following criteria: x Buildings that create a contiguous street wall that are compatible with nearby buildings and land uses. x Placement and orientation of doorways, windows, stoops, and landscape elements to create a direct relationship with the street 3.a Packet Pg. 46 DOES VEHICLE ACCESS MEAN CARS/TRUCKS/MOTORCYCLES? MICROMOBILITY VEHICLES SHOULD HAVE A SEPARATE CATEGORY. THEIR USE CASES AND TRAVEL ZONES ARE DIFFERENT e, loading docks and service areas shall be recessed a minimum five feet d within setback areas shall be screened in accordance with Chapter 18.23.050 a ON SITES WITH ONLY ONE FRONTAGE, YOU'LL NEED FLEXIBILITY DUE TO COMPETING DEMANDS OF OTHER INFRASTRUCTURE ALONG THE STREET FRONTAGE.. RECOMMEND ALLOWING SERVICE AREAS TO BE WITHIN THE SETBACK, NOT A FORCED RECESS FROM THE PRIMARY FACADE. SCREENING WILL BE IMPORTANT, BUT THERE SHOULD BE FLEXIBILITY ON THE SCREENING TYPE. (A))Intent To create a coherent and active interface between private development and the public realm that contributes to the sense of place and structure of the neighborhood and enhances the public’s experience. Site design that responds to the orientation of adjacent uses and creates opportunities for landscaping and usable open space. Buildings and site design should meet the following criteria: xx Buildings that create a contiguous street wall that are compatible with nearby buildings and land uses. xx Placement and orientation of doorways, windows, stoops, and landscape elements to create a direct relationship with the street 1 2 3 4 5 9.e Packet Pg. 236 Page: 6 Number: 1 Author: elaine Subject: Text Box Date: 12/5/2020 1:44:08 PM DOES VEHICLE ACCESS MEAN CARS/TRUCKS/MOTORCYCLES? MICROMOBILITY VEHICLES SHOULD HAVE A SEPARATE CATEGORY. THEIR USE CASES AND TRAVEL ZONES ARE DIFFERENT Number: 2 Author: elaine Subject: Highlight Date: 12/5/2020 1:44:14 PM , loading docks and service areas shall be recessed a minimum five feet Number: 3 Author: elaine Subject: Highlight Date: 12/5/2020 1:44:39 PM within setback areas shall be screened in accordance with Chapter 18.23.050 Number: 4 Author: elaine Subject: Text Box Date: 12/5/2020 1:51:30 PM ON SITES WITH ONLY ONE FRONTAGE, YOU'LL NEED FLEXIBILITY DUE TO COMPETING DEMANDS OF OTHER INFRASTRUCTURE ALONG THE STREET FRONTAGE.. RECOMMEND ALLOWING SERVICE AREAS TO BE WITHIN THE SETBACK, NOT A FORCED RECESS FROM THE PRIMARY FACADE. SCREENING WILL BE IMPORTANT, BUT THERE SHOULD BE FLEXIBILITY ON THE SCREENING TYPE. Number: 5 Author: elaine Subject: Highlight Date: 12/5/2020 3:30:11 PM (A) Intent To create a coherent and active interface between private development and the public realm that contributes to the sense of place and structure of the neighborhood and enhances the public’s experience. Site design that responds to the orientation of adjacent uses and creates opportunities for landscaping and usable open space. Buildings and site design should meet the following criteria: Buildings that create a contiguous street wall that are compatible with nearby buildings and land uses. Placement and orientation of doorways, windows, stoops, and landscape elements to create a direct relationship with the street 9.e Packet Pg. 237 pg. 7 x Ground floor residential units that have direct entry and presence on the street x Transitional spaces and buffer areas between buildings, parcels, and sites through building setbacks that distinguish private and public spaces. x Buildings that provide side and rear setbacks and/or upper story stepbacks to create separation between adjacent lower density residential development. x Landscaped or usable areas that contain open space or hardscaped areas. x Optimized building orientation for heat gain, shading, daylighting, and natural ventilation and other forms of passive design. (B) Building Orientation (i)Treatment of Corner Buildings (a) Corner buildings shall include one of the following special features: 1. Street wall shall be located at the minimum front yard setback or build-to line for a minimum aggregated length of 60 feet in length on both facades meeting at the corner and shall include one or more of the following building features: a. A corner entry to ground floor retail or primary building entrance b. A different material application and fenestration pattern from the rest of the façade c. A change in height of at least 8 feet greater or less than the height of the abutting façade. > 3.a Packet Pg. 47 f 60 feet WHY 60'? THE HISTORIC BUILDING AT RAMONA AND UNIVERSITY AVE - ONE OF PALO ALTO'S MOST ICONIC BUILDINGS - PROBABLY WOULD NOT MEET THIS STANDARD IS THERE A SECTION FOR MID-BLOCK BUILDINGS, WITH NEIGHBORS ON ON 2 SIDES? CORNER TREATMENTS MAY HAVE DIFFERENT CONSIDERATIONS ALONG ECR OR SAN ANTONIO VS UNIVERSITY AVE. EVEN A CORNER BLDG ON A SMALLER STREET LIKE LYTTON AVE OR COLLEGE AVE MAY NEED DIFFERENT STANDARDS 1 23 4 9.e Packet Pg. 238 Page: 7 Number: 1 Author: elaine Subject: Text Box Date: 12/5/2020 2:11:08 PM IS THERE A SECTION FOR MID-BLOCK BUILDINGS, WITH NEIGHBORS ON ON 2 SIDES? Number: 2 Author: elaine Subject: Highlight Date: 12/5/2020 1:52:08 PM 60 feet Number: 3 Author: elaine Subject: Text Box Date: 1/18/2021 8:53:29 AM WHY 60'? THE HISTORIC BUILDING AT RAMONA AND UNIVERSITY AVE - ONE OF PALO ALTO'S MOST ICONIC BUILDINGS - PROBABLY WOULD NOT MEET THIS STANDARD Number: 4 Author: elaine Subject: Text Box Date: 12/5/2020 2:23:55 PM CORNER TREATMENTS MAY HAVE DIFFERENT CONSIDERATIONS ALONG ECR OR SAN ANTONIO VS UNIVERSITY AVE. EVEN A CORNER BLDG ON A SMALLER STREET LIKE LYTTON AVE OR COLLEGE AVE MAY NEED DIFFERENT STANDARDS 9.e Packet Pg. 239 pg. 8 2. A publicly accessible open space with a minimum dimension of 20 feet and minimum area of 1,000 square feet. 3. A common open space that is no more than six feet above the back of walk grade at the corner, is located adjacent to indoor common spaces, with direct access, has areas for seating, has a minimum dimension of 20 feet and minimum area of 1,000 square feet, and has a fence or railing that is no less than 50 percent open or transparent. (ii)Primary Building Entry (a) The primary building entry shall meet one of the following standards: 1. Face a public right-of-way Be visible from a public right-of-way through a forecourt or front porch that meets the following standards: a. For residential buildings with fewer than seven units, building entry forecourts or front porches shall be a minimum area of 36 square feet and minimum dimension of five feet. b. For commercial buildings or residential buildings with more than six units, building entry forecourts or front porches shall be a minimum of 100 square feet and a minimum width of 8 feet. 3.a Packet Pg. 48 f 20 feet NARROW DEPTH SITES MAY NEED AN EXEMPTION. A LOT OF GOOD PUBLIC ACTIVITY CAN HAPPEN IN A 12-15' DEPTH. 1000SF OVERALL SEEMS HIGH (20'X50'!), ESPECIALLY ON SMALLER SITES. RECOMMEND 500 SF MIN OR A GRADUATED MINIMUM BASED ON MINIMUM LOT SIZE (IE 500 SF FOR SITES < 1/4 ACRE, 750 FOR SITES <1/2 ACRE AND 1000 SF FOR SITES OVER 1/2 ACRE. 1,000 square feet, f 20 feet and minimum area off AGAIN THESE DIMENSIONS FOR AN INTERIOR COMMON SPACE SEEM HIGH, ESPECIALLY FOR SMALLER SITES, OR BLDGS WITH COMPLEX PROGRAMS AND INFRASTRUCTURE REQUIREMENTS WHERE EVERY SQUARE FOOT ON GROUND FLOOR IS PRECIOUS. THINK ABOUT GRADUATED STANDARDS BASED ON LOT SIZE . minimum dimension of five feet. 1 2 3 4 5 6 7 9.e Packet Pg. 240 Page: 8 Number: 1 Author: elaine Subject: Highlight Date: 12/5/2020 1:59:49 PM 20 feet Number: 2 Author: elaine Subject: Text Box Date: 12/5/2020 2:24:10 PM NARROW DEPTH SITES MAY NEED AN EXEMPTION. A LOT OF GOOD PUBLIC ACTIVITY CAN HAPPEN IN A 12-15' DEPTH. 1000SF OVERALL SEEMS HIGH (20'X50'!), ESPECIALLY ON SMALLER SITES. RECOMMEND 500 SF MIN OR A GRADUATED MINIMUM BASED ON MINIMUM LOT SIZE (IE 500 SF FOR SITES < 1/4 ACRE, 750 FOR SITES <1/2 ACRE AND 1000 SF FOR SITES OVER 1/2 ACRE. Number: 3 Author: elaine Subject: Highlight Date: 12/5/2020 2:04:38 PM 20 feet and minimum area of Number: 4 Author: elaine Subject: Highlight Date: 12/5/2020 2:04:29 PM 1,000 square feet, Number: 5 Author: elaine Subject: Text Box Date: 1/18/2021 8:55:11 AM AGAIN THESE DIMENSIONS FOR AN INTERIOR COMMON SPACE SEEM HIGH, ESPECIALLY FOR SMALLER SITES, OR BLDGS WITH COMPLEX PROGRAMS AND INFRASTRUCTURE REQUIREMENTS WHERE EVERY SQUARE FOOT ON GROUND FLOOR IS PRECIOUS. THINK ABOUT GRADUATED STANDARDS BASED ON LOT SIZE Number: 6 Author: elaine Subject: Text Box Date: 12/5/2020 2:07:07 PM . Number: 7 Author: elaine Subject: Highlight Date: 12/5/2020 2:52:52 PM minimum dimension of five feet. 9.e Packet Pg. 241 pg. 9 (iii) Ground Floor Residential Units (a) A minimum of 80% of ground floor residential units facing a public right-of-way or publicly accessible path or open space shall have a unit entry with direct access to the sidewalk, path, or open space. (Senior units or other deed-restricted units for special populations are exempt) (b) Entries to ground floor residential units shall face a public right-of-way or publicly accessible path/open space or be visible from a public right-of-way through a forecourt or front porch that is a minimum of 30 square feet. (c) Ground floor residential units shall be setback a minimum 15 feet from the back of sidewalk. (C) Front Yard Setback Character (i)Required setbacks shall provide an extension of the sidewalk as a hardscape and/or landscaped area to create a transition between public and private space. The following standards apply, based on intended use and exclusive of areas devoted to outdoor seating, front porches, door swing of building entries, and publicly accessible open space: (a) Ground-floor retail or retail-like uses = Minimum of 20% of the required setback (b) Other ground-floor non-residential uses. A minimum of 40% of the required setback area Ground-floor residential uses. A minimum of 60% of the required setback area 18.24.050 Building Massing (A) Intent To create buildings that are compatible with and enhance the surrounding area through the consideration of building scale, massing, and bulk. Massing should create a human-scale environment that is of high aesthetic quality and accommodates a variety of uses and design features. Building massing should include elements that: x Break down large building facades and massing to create a human-scaled building that enhances the context of the site x Are consistent in scale, mass and character to adjacent land uses and land use designations x Reinforce the definition and importance of the street x Provide rooflines and massing that emphasize and accentuate significant elements of the building such as entries, bays, and balconies, and shading elements where appropriate. x Provide harmonious transitions between adjacent properties (B) Contextual Massing (i)Upper Floor Step Backs (c) When the average height of the building is greater than 20 feet above the average height of an adjacent building, an upper floor step back shall start within 2 vertical feet, plus or minus, of the height of the adjacent building, be a minimum depth of six feet along the primary building frontage, and the step should shall occur for a minimum of 70% of the façade length. 3.a Packet Pg. 49 )Ground floor residential units shall be setback a minimum 15 feet from the back of sidewalk.CONSIDER VARIANCES FOR NARROW DEPTH SITES. MOST PRE-WW2 STRUCTURES DON'T HAVE 15' SETBACKS AND WORK , ESP FOR SMALL MULTIFAMILY LIKE RM-20 THRU RM-50 "MISSING MIDDLE" TYPE HOUSING b))Other ground-floor non-residential uses. A minimum of 40% of the required setback area Ground-floor residential uses. A minimum of 60% of the required setback area NOT CLEAR. MOST PEOPLE NEVER EXPERIENCE BUILDINGS AT THIS HEIGHT AND NEVER NOTICE SETBACKS. (A))Intent To create buildings that are compatible with and enhance the surrounding area through the consideration of building scale, massing, and bulk. Massing should create a human-scale environment that is of high aesthetic quality and accommodates a variety of uses and design features. Building massing should include elements that: xx Break down large building facades and massing to create a human-scaled building that enhances the context of the site xx Are consistent in scale, mass and character to adjacent land uses and land use designations xx Reinforce the definition and importance of the street xx Provide rooflines and massing that emphasize and accentuate significant elements of the building such as entries, bays, and balconies, and shading elements w appropriate. xx Provide harmonious transitions between adjacent propertie 1 2 3 4 5 6 7 9.e Packet Pg. 242 Page: 9 Number: 1 Author: elaine Subject: Highlight Date: 12/5/2020 2:08:10 PM Ground floor residential units shall be setback a minimum 15 feet from the back of sidewalk. Number: 2 Author: elaine Subject: Text Box Date: 1/18/2021 8:56:06 AM CONSIDER VARIANCES FOR NARROW DEPTH SITES. MOST PRE-WW2 STRUCTURES DON'T HAVE 15' SETBACKS AND WORK , ESP FOR SMALL MULTIFAMILY LIKE RM-20 THRU RM-50 "MISSING MIDDLE" TYPE HOUSING Number: 3 Author: elaine Subject: Highlight Date: 12/5/2020 2:09:50 PM ) Other ground-floor non-residential uses. A minimum of 40% of the required setback area Ground-floor residential uses. A minimum of 60% of the required setback area Number: 4 Author: elaine Subject: Text Box Date: 12/5/2020 2:09:59 PM NOT CLEAR. Number: 5 Author: elaine Subject: Highlight Date: 12/5/2020 3:29:35 PM (A) Intent To create buildings that are compatible with and enhance the surrounding area through the consideration of building scale, massing, and bulk. Massing should create a human-scale environment that is of high aesthetic quality and accommodates a variety of uses and design features. Building massing should include elements that: Break down large building facades and massing to create a human-scaled building that enhances the context of the site Are consistent in scale, mass and character to adjacent land uses and land use designations Reinforce the definition and importance of the street Provide rooflines and massing that emphasize and accentuate significant elements of the building such as entries, bays, and balconies, and shading elements Number: 6 Author: elaine Subject: Highlight Date: 12/5/2020 3:29:39 PM appropriate. Provide harmonious transitions between adjacent properti Number: 7 Author: elaine Subject: Text Box Date: 12/5/2020 3:50:02 PM MOST PEOPLE NEVER EXPERIENCE BUILDINGS AT THIS HEIGHT AND NEVER NOTICE SETBACKS. 9.e Packet Pg. 243 pg. 10 (ii)Transition to Lower Density Building Types (d) When a building abuts a side and/or rear property line with a RE, RMD, R-1, or R-2 zoned parcel or a village residential or existing single-family residential use, the building shall break down the abutting façade by meeting the following standards: 1. A reduction in mass through one of the following: a. A minimum 15-foot building setback and an upper floor step back above 35 feet in height for a minimum depth of 25 feet. b.Jodie – to add IR privacy type Guidelines that are objective (i)Frosted windows (ii)Staggered window placement 3.a Packet Pg. 50 IN PALO ALTO, LEFT SIDE DIAGRAM CURRENTLY NOT ALLOWED BUT IT SHOULD BE! SIX STORY STRUCTURES ARE NOT FEASIBLE - SINCE THEY ARE OVER 50'! :) RIGHT SIDE DIAGRAM OF THIS BLDG IS THE TALLEST ALLOWABLE IN PALO ALTO RIGHT NOW! YOU MAY WANT TO EDIT TO SHOW RELATIONSHIP BETWEEN 2 STORY AND 4 STORY STRUCTURE 1 2 9.e Packet Pg. 244 Page: 10 Number: 1 Author: elaine Subject: Text Box Date: 1/18/2021 8:57:12 AM IN PALO ALTO, LEFT SIDE DIAGRAM CURRENTLY NOT ALLOWED BUT IT SHOULD BE! SIX STORY STRUCTURES ARE NOT FEASIBLE - SINCE THEY ARE OVER 50'! :) Number: 2 Author: elaine Subject: Text Box Date: 1/18/2021 8:56:40 AM RIGHT SIDE DIAGRAM OF THIS BLDG IS THE TALLEST ALLOWABLE IN PALO ALTO RIGHT NOW! YOU MAY WANT TO EDIT TO SHOW RELATIONSHIP BETWEEN 2 STORY AND 4 STORY STRUCTURE 9.e Packet Pg. 245 pg. 11 c.A minimum 20-foot building side yard setback, a minimum 10-foot step back above 30 feet in height, and a landscape screen that includes a double row of trees with a minimum 1 tree per 30 linear feet plus continuous shrubbery planting 72 inches (6 feet) in height [NOTE: Alternative is to maintain existing daylight plane] 2. A minimum façade break of six feet in width and six feet in depth for every 36 to 40 feet of façade length. 3. A maximum 15% window coverage of facades within 30 feet of abutting property line. 3.a Packet Pg. 51 THIS WILL BE TOUGH TO ACHIEVE ON SMALLER OR NARROW DEPTH SITES (<60'). IN ADDITION TO MAINTAINING EXISTING DAYLIGHT PLANE AS AN ALTERNATE OR OPTION, PLEASE CONSIDER APPROACH - DIFFERENT CRITERIA FOR SITES A) <60' MIGHT HAVE A 8' LANDSCAPE BUFFER B) 60-100' MIGHT HAVE A 10'-12 BUFFER C) >100' COULD ACCOMODATE 15'-20' m 20-foot building side yard setback, a minimum 10-foot step back above 30 feet in height, of six feet in width and six feet in depth 6' DEPTH IS A LOT ESPECIALLY ON SMALLER SITES, <100' IN ONE DIRECTION. 2-3' IS BETTER AND STRUCTURALLY EASIER/CHEAPER TO CONSTRUCT., 1 2 3 4 9.e Packet Pg. 246 Page: 11 Number: 1 Author: elaine Subject: Highlight Date: 12/5/2020 2:17:10 PM 20-foot building side yard setback, a minimum 10-foot step back above 30 feet in height Number: 2 Author: elaine Subject: Text Box Date: 12/5/2020 2:26:08 PM THIS WILL BE TOUGH TO ACHIEVE ON SMALLER OR NARROW DEPTH SITES (<60'). IN ADDITION TO MAINTAINING EXISTING DAYLIGHT PLANE AS AN ALTERNATE OR OPTION, PLEASE CONSIDER APPROACH - DIFFERENT CRITERIA FOR SITESA) <60' MIGHT HAVE A 8' LANDSCAPE BUFFERB) 60-100' MIGHT HAVE A 10'-12 BUFFERC) >100' COULD ACCOMODATE 15'-20' Number: 3 Author: elaine Subject: Highlight Date: 12/5/2020 2:35:22 PM f six feet in width and six feet in dept Number: 4 Author: elaine Subject: Text Box Date: 1/18/2021 8:59:24 AM 6' DEPTH IS A LOT ESPECIALLY ON SMALLER SITES, <100' IN ONE DIRECTION. 2-3' IS BETTER AND STRUCTURALLY EASIER/ CHEAPER TO CONSTRUCT., 9.e Packet Pg. 247 pg. 12 (C) Maximum Façade Length (i)Significant Breaks (a) For portions of a building facade facing a public street, right-of-way, or publicly accessible path, any building greater than 25 feet in height shall not have a continuous facade greater than 70% of the façade length. Upper floor façade modulation shall be a minimum 2 feet in depth. (b) Buildings greater than 100 feet in length, which face a public street, right-of-way, or publicly accessible path, shall have at least one vertical façade break with a minimum area greater than 600 square feet and a width less than or equal to two times the depth. 3.a Packet Pg. 52 n 600 square feet A MINIMUM 600 SF VERTICAL BREAK IS A LOT, THIS SHOULD NOT BE MORE THAN 0-100 SF. ON A TYPICAL DOWNTOWN SITE, 150' WIDE X 150' SITE THIS STANDARD WOULD REQUIRE A 20' X 30' BREAK SOMEWHERE? IT'S FINE TO HAVE AN OBJECTIVE STANDARD THAT REQUIRES AN OPEN SPACE, BUT ALLOW THE APPLICANT FLEXIBILITY ON HOW TO REDUCE OR MODULATE BUILDING MASS AND OPEN SPACE. THIS STANDARDS DESCRIBED HERE ARE TOO ONEROUS AND CAN CONSTRAIN GOOD DESIGN ALTERNATIVES OR MAKE DEVELOPMENT INFEASIBLE. 100' LONG SITES ARE NOT THAT LONG/WIDE, INSTEAD OF MANDATING THIS HUGE BREAK, USE MASSING TO CONTROL VARIATION ALONG A FACADE, ALTERNATIVE: CHANGE 100' TO BLDGS OVER 200' IN LENGTH n 100 feet minimum 2 feet in depth1 2 3 4 5 6 9.e Packet Pg. 248 Page: 12 Number: 1 Author: elaine Subject: Highlight Date: 12/5/2020 2:36:24 PM minimum 2 feet in dept Number: 2 Author: elaine Subject: Text Box Date: 12/5/2020 2:34:25 PM 100' LONG SITES ARE NOT THAT LONG/WIDE, INSTEAD OF MANDATING THIS HUGE BREAK, USE MASSING TO CONTROL VARIATION ALONG A FACADE, ALTERNATIVE: CHANGE 100' TO BLDGS OVER 200' IN LENGTH Number: 3 Author: elaine Subject: Highlight Date: 12/5/2020 2:29:45 PM 100 feet Number: 4 Author: elaine Subject: Text Box Date: 12/5/2020 2:34:17 PM Number: 5 Author: elaine Subject: Highlight Date: 12/5/2020 2:27:21 PM 600 square feet Number: 6 Author: elaine Subject: Text Box Date: 1/18/2021 9:00:38 AM A MINIMUM 600 SF VERTICAL BREAK IS A LOT, THIS SHOULD NOT BE MORE THAN 0-100 SF. ON A TYPICAL DOWNTOWN SITE, 150' WIDE X 150' SITE THIS STANDARD WOULD REQUIRE A 20' X 30' BREAK SOMEWHERE? IT'S FINE TO HAVE AN OBJECTIVE STANDARD THAT REQUIRES AN OPEN SPACE, BUT ALLOW THE APPLICANT FLEXIBILITY ON HOW TO REDUCE OR MODULATE BUILDING MASS AND OPEN SPACE. THIS STANDARDS DESCRIBED HERE ARE TOO ONEROUS AND CAN CONSTRAIN GOOD DESIGN ALTERNATIVES OR MAKE DEVELOPMENT INFEASIBLE. 9.e Packet Pg. 249 pg. 13 (D) Special Conditions (i)Railroad Frontages (a) All parcels with lot lines abutting railroad rights-of-way shall meet the following standards on the railroad-abutting facade: 1. A minimum facade break of at least 10 feet in width and six feet in depth for every 60 feet of façade length. 2. For portion of a building greater that is 20 feet or greater in height, a maximum continuous façade length shall not exceed 60 feet. 3. A daylight setback plane starting 10 feet in height from grade at the property line and extending at a 1:1 ratio. 18.24.060 Façade Design (A) Intent Statement: To create cohesive and well-crafted building facades with human-scaled details that incorporate textures, colors, and other details that are compatible with and enhance the surrounding area. Facades should include the following elements: x Human-scaled detail, articulation, and craftsmanship x Quality of construction, craftsmanship, and design to create long lasting buildings x Articulation of the building base or ground floor, body or middle, and top, cornice or parapet edge x Expression of a human-scaled façade rhythm and pattern that reflects the building’s use x Fenestration that enhances the architectural character of the building x Defined building entry that is proportional to the building and number of people served (B) Application (i)All facades shall meet all the required design standards and guidelines to ensure the same level of care and integrity throughout the building design. (ii)Façade sidewalls located along a zero-lot line where, at time of approval are not visible from a right-of-way, are exempt. (iii)Façade sidewalls located along a zero-lot line, where at time of approval are visible from a right-of-way, shall continue color, material, and pattern of the main façade. (C) Human Scaled Architecture (i)Base/Middle/Top (a) Buildings three stories or taller shall be designed to differentiate a defined base or ground floor, a middle or body, and a top, cornice, or parapet cap. Buildings two stories or less shall include a defined base and top. Each of these elements shall be distinguished from one another through use of two or more of the following four techniques: 3.a Packet Pg. 53 (A))Intent Statement: To create cohesive and well-crafted building facades with human-scaled details that incorporate textures, colors, and other details that are compatible with and enhance the surrounding area. Facades should include the following elements: 1 9.e Packet Pg. 250 Page: 13 Number: 1 Author: elaine Subject: Highlight Date: 12/5/2020 2:36:52 PM (A) Intent Statement: To create cohesive and well-crafted building facades with human-scaled details that incorporate textures, colors, and other details that are compatible with and enhance the surrounding area. Facades should include the following elements: 9.e Packet Pg. 251 pg. 14 1.Variation in building modulation (select a minimum of one) a. Horizontal shifts. Changes in floor plates that protrude and/or recess with a minimum dimension of two feet from the primary facade. b. Upper floor step backs. A horizontal step back of upper-floor façades with a minimum five-foot step back from the primary façade for a minimum of 80% of the length of the façade. c. Ground floor step back. A horizontal shift of the ground floor facade with a minimum depth of two feet for a minimum 80% of the length of the façade. Ground floor step backs shall not exceed the maximum setback requirements, where stated. 3.a Packet Pg. 54 THIS MASSING IS GOOD, ESSENTIALLY A DIAGRAM OF THE BELOVED BUILDING AT RAMONA & UNIVERSITY, BUT IT MIGHT NOT MEET 60' COMBINED CORNER LENGTHS DESCRIBED IN 18.10.040(B)i(a)1 LOVE THESE DIAGRAMS, BUT THEY ILLUSTRATE BUIDLINGS TALLER THAN PALO ALTO'S CURRENT 50' HEIGHT LIMIT (WE SHOULD ALLOW STRUCTURES THIS TALL THOUGH!) 1 2 9.e Packet Pg. 252 Page: 14 Number: 1 Author: elaine Subject: Text Box Date: 1/18/2021 9:01:08 AM LOVE THESE DIAGRAMS, BUT THEY ILLUSTRATE BUIDLINGS TALLER THAN PALO ALTO'S CURRENT 50' HEIGHT LIMIT (WE SHOULD ALLOW STRUCTURES THIS TALL THOUGH!) Number: 2 Author: elaine Subject: Callout Date: 1/18/2021 9:01:41 AM THIS MASSING IS GOOD, ESSENTIALLY A DIAGRAM OF THE BELOVED BUILDING AT RAMONA & UNIVERSITY, BUT IT MIGHT NOT MEET 60' COMBINED CORNER LENGTHS DESCRIBED IN 18.10.040(B)i(a)1 9.e Packet Pg. 253 pg. 18 2. For continuous facades greater than 100 feet in length, the façade shall include a vertical recess or projection with a minimum four feet wide and two feet deep vertical shift modulation to establish a rhythm between 20 to 50 feet in width for housing units or 12 to 16 feet in width for individual rooms and spaces. 3.a Packet Pg. 58 THIS IS A BETTER STANDARD THAN 18.24.050(C). AS LONG AS THIS IS INCLUDED, THE OTHER SHOULD NOT EXIST. AS CURRENTLY WRITTEN, THEY CONTRADICT EACH OTHER. For continuous facades greater than 100 feet in length, 1 2 3 9.e Packet Pg. 254 Page: 18 Number: 1 Author: elaine Subject: Text Box Date: 12/5/2020 2:42:04 PM THIS IS A BETTER STANDARD THAN 18.24.050(C). AS LONG AS THIS IS INCLUDED, THE OTHER SHOULD NOT EXIST. AS CURRENTLY WRITTEN, THEY CONTRADICT EACH OTHER. Number: 2 Author: elaine Subject: Cloud Date: 12/5/2020 2:39:56 PM Number: 3 Author: elaine Subject: Highlight Date: 12/5/2020 3:42:03 PM For continuous facades greater than 100 feet in length 9.e Packet Pg. 255 pg. 19 (b) Residential mixed-use and non-residential buildings shall express a vertical rhythm and pattern by using one of the following options: 1. Facades shall use vertical patterns of building modulation, façade articulation, and fenestration; 2. Facades that use horizontal articulation and fenestration patterns shall use a vertical massing strategy with a minimum four feet wide and two feet deep vertical shift in modulation at least once every 50 feet of façade length. (c) Storefront uses shall express a vertical rhythm not to exceed 30 to 50 feet in width. 3.a Packet Pg. 59 .Facades that use horizontal articulation and fenestration patterns shall use a vertical massing strategy with a minimum four feet wide and two feet deep vertical shift in modulation at least once every 50 feet of façade length. THIS STANDARD IS ALSO BETTER THAN 18.24.050(C) 1 2 9.e Packet Pg. 256 Page: 19 Number: 1 Author: elaine Subject: Highlight Date: 12/5/2020 2:42:24 PM Facades that use horizontal articulation and fenestration patterns shall use a vertical massing strategy with a minimum four feet wide and two feet deep vertical shift in modulation at least once every 50 feet of façade length. Number: 2 Author: elaine Subject: Text Box Date: 12/5/2020 2:42:42 PM THIS STANDARD IS ALSO BETTER THAN 18.24.050(C) 9.e Packet Pg. 257 pg. 21 (D) Ground Floor Character (i)Storefront/Retail Ground Floors (a) Ground floor height shall be a minimum 14 feet floor-to-floor or shall maintain a 2nd floor datum line of an abutting building. (b) Transparency shall include a minimum 60 percent transparent glazing between 2 and 10 feet in height from sidewalk, providing unobstructed views into the commercial space. (c) Bulkheads and solid base walls: If provided, shall measure between 12 and 30 inches from finished grade (d) Primary entries shall include weather protection that is a minimum 6 feet wide and 4 feet deep by recessing the entry, providing an awning or using a combination of these methods. (e) Awnings, canopies and weather protection: 1. When transom windows are above display windows, awnings, canopies and similar weather protection elements shall be installed between transom and display windows. These elements should allow for light to enter the storefront through the transom windows and allow the weather protection feature to shade the display window. 2. Awnings may be fixed or retractable. 3. Awnings, canopies and other weather protection elements shall not extend across the entire facade. Instead, individual segments shall be installed over each storefront entry or set of storefront windows and shall not extend across wall sections, across multiple windows or over columns. (ii)Other Non-residential Ground Floors (a) Ground floor height shall be a minimum 14 feet floor-to-floor or shall match the 2 nd floor datum line of an abutting building. (b) Transparency shall include a minimum 50 percent transparent glazing between 4 and 10 feet in height from sidewalk or terrace grade. 3.a Packet Pg. 61 a minimum 14 feet floor-to-floor THERE SHOULD BE SOME FLEXIBILITY FOR PROGRAM NEEDS OR NAVIGATING GRADE CHANGES FRONT TO BACK. CONSIDER A RANGE, (IE 12'-15' FLOOR TO FLOOR) RATHER THAN A STRICT MINIMUM. a minimum 14 feet floor-to-floor m 6 feet wide and 4 feet 1 2 3 4 9.e Packet Pg. 258 Page: 21 Number: 1 Author: elaine Subject: Highlight Date: 12/5/2020 3:22:33 PM minimum 14 feet floor-to-floor Number: 2 Author: elaine Subject: Highlight Date: 12/5/2020 3:22:43 PM 6 feet wide and 4 feet Number: 3 Author: elaine Subject: Highlight Date: 12/5/2020 2:44:27 PM a minimum 14 feet floor-to-floor Number: 4 Author: elaine Subject: Text Box Date: 12/5/2020 2:46:32 PM THERE SHOULD BE SOME FLEXIBILITY FOR PROGRAM NEEDS OR NAVIGATING GRADE CHANGES FRONT TO BACK. CONSIDER A RANGE, (IE 12'-15' FLOOR TO FLOOR) RATHER THAN A STRICT MINIMUM. 9.e Packet Pg. 259 pg. 22 (c) Primary entries shall include weather protection that is a minimum 10 feet wide and 8 feet deep by recessing the entry, providing an awning or using a combination of these methods. (iii) Residential Ground Floors (a) Finished Floor Height: Units on ground floors shall have a finished floor height at a minimum two feet above average back of sidewalk height for the associated façade. (b) Primary entries shall include weather protection that is a minimum 4 feet wide and 4 feet deep by recessing the entry, providing an awning or using a combination of these methods. (E) Parking/Loading/Utilities (i)Entry Size: No more than 25% of the site frontage facing a street should be devoted to garage openings, carports, surface parking, loading entries, or utilities access (on sites with less than 100 feet of frontage, no more than 25 feet) (ii)Above grade structured parking levels facing a public right-of-way or publicly accessible open space/path shall be lined with commercial or habitable uses with a minimum depth of 20 feet. (iii) Partially sub-grade parking not exceeding six feet in height above abutting grade at back of sidewalk shall be screened with features meeting the standards of section 18.24.110 Visual, Screening, and Landscaping. 3.a Packet Pg. 62 m 10 feet wide and 8 feet deep by recessing the entry 80 SF SEEMS LARGE FOR SMALL SITES, MAKE SURE THIS IS CONSISTENT WITH 18.24.040(B)ii PRIMARY BUILDING ENTRY THE 25% ON NARROW 100' SITES MAY BE IMPOSSIBLE TO MEET. GARAGES ARE TYPICALLY 20' WIDE FOR INGRESS AND EGRESS, THERE MAY ALSO BE UTILITY ACCESS (ELECTRICAL ROOMS, TRASH ROOMS, BACKFLOW PREVENTERS,) IN ADDITION TO GARAGE ACCESS, f 20 feet. n 25% of the site frontage facing a street should be devoted to ,) , garage openings, carports, surface parking, loading entries, or utilities access (on sites with less than 100 feet of frontage, no more than 25 feet) 1 2 3 4 5 9.e Packet Pg. 260 Page: 22 Number: 1 Author: elaine Subject: Text Box Date: 12/5/2020 3:22:06 PM 80 SF SEEMS LARGE FOR SMALL SITES, MAKE SURE THIS IS CONSISTENT WITH 18.24.040(B)ii PRIMARY BUILDING ENTRY Number: 2 Author: elaine Subject: Highlight Date: 12/5/2020 2:46:48 PM 10 feet wide and 8 feet deep by recessing the entr Number: 3 Author: elaine Subject: Text Box Date: 12/5/2020 3:21:36 PM THE 25% ON NARROW 100' SITES MAY BE IMPOSSIBLE TO MEET. GARAGES ARE TYPICALLY 20' WIDE FOR INGRESS AND EGRESS, THERE MAY ALSO BE UTILITY ACCESS (ELECTRICAL ROOMS, TRASH ROOMS, BACKFLOW PREVENTERS,) IN ADDITION TO GARAGE ACCESS, Number: 4 Author: elaine Subject: Highlight Date: 12/5/2020 2:51:26 PM 25% of the site frontage facing a street should be devoted to garage openings, carports, surface parking, loading entries, or utilities access (on sites with less than 100 feet of frontage, no more than 25 feet) Number: 5 Author: elaine Subject: Highlight Date: 12/5/2020 2:51:20 PM 20 feet. 9.e Packet Pg. 261 pg. 23 18.24.070 Residential Entries (A) Intent Private entries into ground floor residential units shall be designed to provide: x human-scaled detailing x enhanced pedestrian experience x transition between public and private space x spaces for residents to gather and spend time outdoors x resident privacy (B) Ground floor unit entries (i)Where ground floor residential unit entries are required, one or more of the following entry types shall be provided: (a) Stoop: 1. Stoops shall provide entry access for a maximum of two units.; and 2. Stoop entry landings shall be a minimum 4 feet in depth; and 3. The maximum stoop height from the back of sidewalk grade shall be 5 feet. (b) Porch: 1. Porches shall provide entry access for a maximum of one unit; and 2. Porches shall be large enough so a 6-foot by 6-foot square can fit inside of a porch for each unit; and 3. The maximum porch floor height from the back of sidewalk grade shall be 5 feet. 3.a Packet Pg. 63 a 6-foot by 6-foot square can fit inside of a porch for each unit; BE CONSISTENT WITH 18.10.024.(C)ii WHICH SAYS 36 SF AND MIN 5' DIMENSION Private entries into ground floor residential units shall be designed to provide:: xx human-scaled detailingg xx enhanced pedestrian experiencee xx transition between public and private spacee xx spaces for residents to gather and spend time outdoorss xx resident privacy Pr12 3 4 9.e Packet Pg. 262 Page: 23 Number: 1 Author: elaine Subject: Highlight Date: 12/5/2020 3:27:46 PM Private entries into ground floor residential units shall be designed to provide: human-scaled detailing enhanced pedestrian experience transition between public and private space spaces for residents to gather and spend time outdoors resident privac Number: 2 Author: elaine Subject: Highlight Date: 12/5/2020 3:27:52 PM Number: 3 Author: elaine Subject: Text Box Date: 12/5/2020 2:55:19 PM BE CONSISTENT WITH 18.10.024.(C)ii WHICH SAYS 36 SF AND MIN 5' DIMENSION Number: 4 Author: elaine Subject: Highlight Date: 12/5/2020 2:52:06 PM 6-foot by 6-foot square can fit inside of a porch for each unit 9.e Packet Pg. 263 pg. 24 (c) Terrace: 1. A Terrace may serve multiple unit entries; and 2. The maximum Terrace height shall be 30 inches above the grade of the back of the adjacent sidewalk or accessway; and 3. Walls, fences and hedges on Terraces shall be a maximum of 42 inches tall and have a minimum transparency of 40 percent. (d) Frontage Court: 1. A Frontage Court may serve multiple unit entries; and 2. The minimum Frontage Court width along a primary frontage shall be 25 feet; and 3. The maximum Frontage Court width along a primary frontage shall be 50 percent of the facade length or 80 feet, whichever is less; and 4. The minimum Frontage Court depth shall be 25 feet; and 5. The maximum Frontage Court depth shall be 50 feet or a ratio not to exceed 2:1 depth to width. 3.a Packet Pg. 64 e 30 inches 1 9.e Packet Pg. 264 Page: 24 Number: 1 Author: elaine Subject: Highlight Date: 12/5/2020 2:55:59 PM 30 inches 9.e Packet Pg. 265 pg. 25 18.24.080 Open Space (A) Intent To ensure that residents and visitors have access to usable open space and common facilities that provide recreational opportunities, promote a healthy environment, and enhance the experience of living in Palo Alto. Common and private open spaces should include the following characteristics: x Be integrated into the site access and building circulation strategy x Be generous in dimension to provide usable space x Provide landscape elements that will support the health of the plants and enhance the character of place x Promote public health x Be located to provide easy access to private and common building areas x Promote sustainable practices and opportunities for green infrastructure x Promote community safety through eyes on the street (B) Private Open Space Private Open Spaces shall be immediately accessible from each residential unit, provide direct visible access to the sky, protect from weather, and take advantage of possible views. Private Open Spaces shall meet the following standards: (a) Minimum dimension of six feet by six feet. (b) Minimum clear height dimension of 8’-6” feet (c) Be accessed directly from a residential unit (d) Balconies shall not be located within the daylight plane (e) Notwithstanding subsection (a), ground floor patios shall meet the following minimum requirements: 1. RM-20 and RM-30 districts, Minimum dimension of eight feet by eight feet and 100 square feet of area for at least 75% of the area 2. RM-40 districts, Minimum dimension of six feet by six feet and 80 square feet of area for at least 75% of the area 3. [TO COME: Regulating height above the ground-floor/setback from the street to ensure privacy/usability] (C) Common Open Space Common Open Space shall meet the following standards: 1. Minimum dimension of 12 feet. 2. Minimum of 60% of area open to the sky free of permanent weather protection or encroachments 3. Notwithstanding subsection (1), courtyards enclosed on four sides shall have a minimum dimension of 40 feet and have a minimum courtyard width to building height ratio of 1:1.25 4. Include places to sit 5. A minimum 20% of landscaping 3.a Packet Pg. 65 d 80 square feet of area for at least 75% of the area 100 square feet of area for at least 75% of the areaTHIS MAKES NO SENSE. IS THERE A DIAGRAM? (A))Intent To ensure that residents and visitors have access to usable open space and common facilities that provide recreational opportunities, promote a healthy environment, and enhance the experience of living in Palo Alto. Common and private open spaces should include the following characteristics: xx Be integrated into the site access and building circulation strategy xx Be generous in dimension to provide usable space xx Provide landscape elements that will support the health of the plants and enhance the character of place xx Promote public health xx Be located to provide easy access to private and common building areas xx Promote sustainable practices and opportunities for green infrastructure xx Promote community safety through eyes on the street 1 2 3 4 9.e Packet Pg. 266 Page: 25 Number: 1 Author: elaine Subject: Highlight Date: 12/5/2020 3:29:15 PM (A) Intent To ensure that residents and visitors have access to usable open space and common facilities that provide recreational opportunities, promote a healthy environment, and enhance the experience of living in Palo Alto. Common and private open spaces should include the following characteristics: Be integrated into the site access and building circulation strategy Be generous in dimension to provide usable space Provide landscape elements that will support the health of the plants and enhance the character of place Promote public health Be located to provide easy access to private and common building areas Promote sustainable practices and opportunities for green infrastructure Promote community safety through eyes on the street Number: 2 Author: elaine Subject: Text Box Date: 12/5/2020 3:20:40 PM THIS MAKES NO SENSE. IS THERE A DIAGRAM? Number: 3 Author: elaine Subject: Highlight Date: 12/5/2020 2:59:25 PM 100 square feet of area for at least 75% of the area Number: 4 Author: elaine Subject: Highlight Date: 12/5/2020 2:59:20 PM 80 square feet of area for at least 75% of the are 9.e Packet Pg. 267