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HomeMy WebLinkAboutStaff Report 14211 City of Palo Alto (ID # 14211) City Council Staff Report Meeting Date: 4/11/2022 Report Type: Consent Calendar City of Palo Alto Page 1 Title: SECOND READING: Adoption of an Interim Ordinance Establishing Objective Urban Lot Split Standards and Further Refinements to SB 9 Development Standards; Authorizing the Public Works Director to Publish Objective Standards Regarding Adjacent Improvements Related to SB 9 Projects; and Direction Regarding Listing Properties Eligible for Historic Status (FIRST READING: March 21, 2022 Council Meeting, MOTION PASSED: 6 - 0, DuBois absent); Adoption of Resolution Approving Objective Standards for Urban Lot Splits From: City Manager Lead Department: Planning and Development Services Recommendation A. Adopt Interim Ordinance Refining SB 9 Regulations and Authorizing the Public Works Director to Publish Objective Standards Regarding Adjacent Public Improvements Related to SB 9 Projects (Attachment B); and B. Adopt Resolution Approving Objective Lot Design Standards for Urban Lot Splits Executive Summary The first reading of the ordinance and associated lot split standards (Attachments A and B) was considered by the City Council on March 21, 2022. It was approved 6-0, (DuBois absent). No changes were made to the Ordinance; it is now before you for a second reading. The draft motion, from the draft action minutes, reads: A. Review and adopt proposed objective standards for urban lot splits. These standards will only apply to qualifying SB 9 projects within Palo Alto (Attachment A) with the flagpole to be at least 10 feet wide; B. Adopt Interim Ordinance Refining SB 9 Regulations and Authorizing the Public Works Director to Publish Objective Standards Regarding Adjacent Public Improvements Related to SB 9 Projects (Attachment B); and C. Direct staff to work with the Historic Resources Board to review the approximately 165 local, state and federal eligible properties and make recommendations for listing on the inventory in accordance with the process set forth in the PAMC and collaborate with the Historic Resources Board for community engagement. City of Palo Alto Page 2 Through the recommended action, Council accomplishes parts A and B of the motion. Part C will be handled through staff action and subsequent Council action. The draft action minutes can be found here: https://www.cityofpaloalto.org/files/assets/public/agendas-minutes-reports/agendas- minutes/city-council-agendas-minutes/2022/20220321/20220321amccs.pdf The previous staff report can be found here: https://www.cityofpaloalto.org/files/assets/public/agendas-minutes-reports/agendas- minutes/city-council-agendas-minutes/2022/20220321/20220321pccsm-amended-linked- revised.pdf Environmental Review This is not a project as defined by the California Environmental Quality Act (CEQA). Attachments: • Attachment A: Ordinance Modifying Ch 18.42 and Ch 21.10 to Further Implement SB9 • Attachment B - Resolution Approving Objective Standards for SB 9 Subdivisions NOT YET ADOPTED 1 0160067_20220309_ay16 Ordinance No. ______ Ordinance of the Council of the City of Palo Alto Modifying Chapters 18.42 (Standard for Special Uses) and 21.10 (Parcel Maps for Urban Lot Splits) of the Palo Alto Municipal Code to Further Implement Senate Bill 9 The Council of the City of Palo Alto ORDAINS as follows: SECTION 1. Findings and declarations. The City Council finds and declares as follows: A. On September 16, 2021, Governor Newsom signed into law Senate Bill 9 (SB 9), which requires, among other things, that local agencies ministerially approve both two-unit construction and urban lot splits on single-family zoned lots. B. SB 9 authorizes the creation of lots as small as 1,200 square feet and requires approval of two residential units of at least 800 square feet (for a total of 1,600 square feet) each on such lots. This represents a significant departure from existing minimum lot sizes and development standards in Palo Alto’s single-family zones. C. SB 9 authorizes local jurisdictions to apply objective zoning standards, objective subdivision standards, and objective design standards, subject to certain limitations in statute. D. On January 24, 2022, the City Council adopted Interim Ordinance No. 5542. E. The City Council now desires to modify Interim Ordinance No. 5542 to clarify its terms and to adopt additional standards for lot splits. F. There is insufficient time for consideration of and recommendation on objective standards related to SB 9 by the Planning and Transportation Commission (PTC) prior to action by the City Council. The Council therefore declares that an interim ordinance, pursuant to Palo Alto Municipal Code (PAMC) Section 18.80.090 is an appropriate measure to adopt standards, pending consideration of a permanent ordinance by the PTC. SECTION 2. Section 18.42.180 (Interim Standards for Two Units on Single Family Zoned Lots Pursuant to Senate Bill 9) of Chapter 18.42 (Standards for Special Uses) of Title 18 (Zoning) of the Palo Alto Municipal Code is amended to read as follows: 18.42.180 Interim Standards for Two Units on Single Family Zoned Lots Pursuant to Senate Bill 9. [. . .] NOT YET ADOPTED 2 0160067_20220309_ay16 (e) Development Standards. (1) A project proposing two dwelling units on a parcel in the R-1 or RE districts shall be subject to the development standards set forth in Chapters 18.12 and 18.10, respectively except as provided herein. (2) All construction pursuant to this section shall comply with objective design standards adopted by the City Council. However, an applicant seeking to deviate from the objective design standards (except to the extent necessary to construct a unit of 800 square feet) may elect to submit an application under the base requirements of Chapters 18.10, or 18.12, including, if applicable, Single Family Individual Review. (3) If the application of any development standard or design standard would necessarily require that one or more proposed units be less than 800 square feet, such standard shall be relaxed to the minimum extent necessary to allow construction of a unit or units of at least 800 square feet. The Director may publish regulations governing the order in which objective standards shall be waived or relaxed in such circumstances. (4) Setbacks from side and rear property lines, including street-side property lines, shall be no less than four feet, except in the case of existing non-complying structures or structures reconstructed in the same location and to the same dimensions as an existing structure, in which case existing setbacks less than four feet may be maintained. No setback is required from an internal lot line newly created pursuant to Chapter 21.10, for adjacent or connected structures separated by the new lot line, provided that the structures meet building code safety standards and are sufficient to allow separate conveyance. (5) Off-street parking shall be provided pursuant to Chapters 18.52 and 18.54. (6) In the event that a project is proposed on a site that has been subject to an Urban Lot Split under Chapter 21.10, and the project would result in three or more detached units across the two parcels created by the urban lot split, any new units shall not exceed 800 square feet. (7) Accessory structures, such as garages and shed are permitted consistent with the provisions of the zoning district; however, no accessory structure shall have a floor area exceeding 500 square feet. (8) The Director of Public Works may promulgate standards for adjacent public improvements, such as curb cuts and sidewalks, in relation to development pursuant to this Section. [. . .] SECTION 3. Sections 21.10.030 (Applicability), 21.10.040 (General Requirements), and 21.10.050 (Application and Review of an Urban Lot Split) of Chapter 21.10 (Parcel Maps for Urban Lot Splits in Single-Family Zones) of Title 21 (Subdivisions and Other Divisions of land) of the Palo Alto Municipal Code are amended to read as follows: NOT YET ADOPTED 3 0160067_20220309_ay16 21.10.030 Applicability. The provisions of this chapter shall apply only to lots in the R-1 district (and R-1 subdistricts) or R-E zone district. Except as modified by this Chapter, all provisions of Title 21 shall apply to an application for urban lot split. An urban lot split is not available in any of the following circumstances: [. . .] Section 21.10.040 General Requirements (a) The minimum size for a parcel created by an Urban Lot Split is 1,200 square feet. (b) The lots created by an Urban Lot Split must be of approximately equal area, such that no resulting parcel shall be smaller than 40 percent of the lot area of the original parcel proposed for subdivision. (c) Each parcel created by an Urban Lot Split shall adjoin the public right of way by means of a minimum fifteen foot street frontage. (c) (d) Where existing dwelling units on the property are to remain, no lot line may be created under this Chapter in a manner that would bisect any structure or that would result in more than two dwelling units on any resulting parcel. (d) (e) Newly created lot lines shall not render an existing structure noncomplying in any respect (e.g. floor area ratio, lot coverage, parking), nor increase the degree of noncompliance of an existing noncompliant structure. (e) (f) Each parcel shall comply with any objective lot design standards for Urban Lot Splits adopted by the City Council. (f) Utility easements shall be shown on the parcel map, and recorded prior to, or concurrent with final parcel map recordation. (g) A covenant necessary for maintenance of stormwater treatment facilities shall be recorded prior to, or concurrent with final map recordation. (h) Existing driveways to be demolished shall follow the procedure(s) in 12.08.090 Elimination of abandoned driveway. (i) A maintenance agreement shall be recorded to ensure shared maintenance of any shared access easements, stormwater treatment, landscaping and private utilities, prior to final parcel map recordation. The Director of Planning shall determine the appropriate fee required for an application for parcel map for an Urban Lot Split, which may be the fee currently established for a Preliminary Parcel Map or Parcel Map. Section 21.10.050 Application and Review of an Urban Lot Split (a) The Director of Planning is authorized to promulgate regulations, forms, and/or checklists setting forth application requirements for a parcel map for an Urban Lot Split under this Chapter. An application shall include an affidavit from the property owner, signed under penalty of perjury under the laws of California, that: (1) The proposed urban lot split would not require or authorize demolition or alteration of any of the housing described in Section 21.10.030, subdivision (e). (2) The proposed urban lot split is not on a parcel described in Section 21.10.030. NOT YET ADOPTED 4 0160067_20220309_ay16 (3) The owner intends to occupy one of the housing units located on a lot created by the parcel map as their principal residence for a minimum of three years from the date of the recording of the parcel map. (4) The rental of any unit on the property shall be for a term longer than 30 consecutive days. (5) The resulting lots will be for residential uses only. (b) A parcel map for an Urban Lot Split must be prepared by a registered civil engineer or licensed land surveyor in accordance with Government Code sections 66444 – 66450 and this Chapter. Unless more specific regulations are adopted by the Director of Planning, the parcel map shall be in the form and include all of the information required of a Preliminary Parcel Map by Chapter 21.12, as well as any additional information required of a Parcel Map by Chapter 21.16. In addition, the face of the Parcel Map shall contain a declaration that: (1) Each lot created by the parcel map shall be used solely for residential dwellings. (2) That no more than two dwelling units may be permitted on each lot. (3) That rental of any dwelling unit on a lot created by the parcel map shall be for a term longer than 30 consecutive days. (4) A lot created by a parcel map under this Chapter shall not be further subdivided. (c) Upon receipt of a parcel map for an Urban Lot Split, the Director of Planning shall transmit copies to the city engineer, chief building official, Director of Utilities, chief of police, fire chief, Director of Transportation, and such other departments of the city, and any other agencies, as may be required by law or deemed appropriate. (d) The Director of Planning shall cause a notice of the pending application to be posted at the site of the proposed Urban Lot Split and for notice to be mailed to owners and residents of property within 600 feet of the property. (e) The Director of Planning shall ministerially review and approve a parcel map for Urban Lot Split if they determine that the parcel map application meets all requirements of this Chapter. The Director of Planning shall deny a parcel map application that does not meet any requirement of this Chapter. (f) The Director of Planning shall determine the appropriate fee required for an application for parcel map for an Urban Lot Split, which may be the fee currently established for a Preliminary Parcel Map or Parcel Map. SECTION 4. If any section, subsection, clause or phrase of this Ordinance is for any reason held to be invalid, such decision shall not affect the validity of the remaining portion or sections of the Ordinance. The Council hereby declares that it should have adopted the Ordinance and each section, subsection, sentence, clause or phrase thereof irrespective of the fact that any one or more sections, subsections, sentences, clauses or phrases be declared invalid. SECTION 5. The City Council finds that this Ordinance is statutorily exempt from the requirements of the California Environmental Quality Act (CEQA) for the following reasons. Under Government Code Sections 66411.7(n) and 65852.21(j), an ordinance adopted to implement the requirements of SB 9 shall not be considered a project under CEQA. NOT YET ADOPTED 5 0160067_20220309_ay16 SECTION 6. This ordinance shall be effective on the thirty-first day after the date of its adoption. INTRODUCED: PASSED: AYES: NOES: ABSENT: ABSTENTIONS: ATTEST: ____________________________ ____________________________ City Clerk Mayor APPROVED AS TO FORM: APPROVED: ____________________________ ____________________________ Assistant City Attorney City Manager ____________________________ Director of Planning and Development Services *Not Yet Passed* Resolution No. ______ Resolution of the City of Palo Alto Approving Objective Lot Design Standards for Urban Lot Splits RECITALS A. On September 16, 2021, Governor Newsom signed into law Senate Bill 9 (SB 9), which requires, among other things, that local agencies ministerially approve both two-unit construction and urban lot splits on single-family zoned lots. B. SB 9 authorizes the creation of lots as small as 1,200 square feet and requires approval of two residential units of at least 800 square feet (for a total of 1,600 square feet) each on such lots. This represents a significant departure from existing minimum lot sizes and development standards in Palo Alto’s single-family zones. C. SB 9 authorizes local jurisdictions to apply objective zoning standards, objective subdivision standards, and objective design standards, subject to certain limitations in statute. D. On January 24, 2022, the City Council adopted Interim Ordinance No. 5542. E. The City Council now desires to modify Interim Ordinance No. 5542 to clarify its terms and to adopt additional standards for urban lot splits. F. Section 21.10.040(e) of the Palo Alto Municipal Code states that for subdivisions of single family lots in the R-1 district (and subdistricts) or R-E district pursuant to SB 9, “Each parcel shall comply with any objective lot design standards for urban lot splits adopted by the City Council.” G. On March 21, 2022, the City Council considered and approved the proposed objective standards for urban lot splits sought in connection with SB 9 projects, with a modification standards to reduce the allowable minimum street frontage for “flag lot” subdivisions from 15 feet to 10 feet. H. The Objective Lot Design Standards for Urban Lot Splits, as modified by the City Council on March 21, 2022, is attached as Exhibit 1. The Council of the City of Palo Alto RESOLVES as follows: SECTION 1. The City Council hereby approves the Objective Lot Design Standards for Urban Lot Splits attached as Exhibit 1. // *Not Yet Passed* // SECTION 2. The City Council finds that this Ordinance is statutorily exempt from the requirements of the California Environmental Quality Act (CEQA) for the following reasons. Under Government Code Sections 66411.7(n) and 65852.21(j), an ordinance adopted to implement the requirements of SB 9 shall not be considered a project under CEQA. INTRODUCED AND PASSED: AYES: NOES: ABSENT: ABSTENTIONS: ATTEST: City Clerk Mayor APPROVED AS TO FORM: APPROVED: Assistant City Attorney City Manager Director of Planning and Development Services EXHIBIT 1 PROPOSED OBJECTIVE LOT DESIGN STANDARDS a.Lot Typologies (1)Side-by-side. One lot line shall divide the property from front to rear, with street frontages for both lots. (2)Flag Lot. Two property lines shall divide the property to create a new flag lot. The “flagpole” shall be at least 10 feet wide. (3)Flag Lot with Easement. Substandard lots less than 50 feet in width shall create a 10-foot access easement to create access to the rear lot. (b) Development Standards Side-by-Side Lots Flag Lot Lot Split on lot less than 50 feet in width Configuration All lots shall meet one of the three typologies as described in (a) Flag lot configuration required on lots deeper than 200 ft Typology (a) 3 only Minimum Lot Size (sq. ft.) 1,200 Maximum Lot Size None Maximum Lot Split Ratio 60%/40% Minimum Street Frontage (ft) 25 10 Easement Maximum Number of New Lot Lines 2(1) Shared Driveway Required (2)(3) (1) One property line may be used to divide an existing lot into two side-by-side lots. Two property lines may be used to create a flag lot. No more than two new lot lines may be added. The new lot lines, as far as practicable, shall be parallel or at right angles to straight streets or radial to curved streets. (2) A shared driveway shall be comprised of a single curb cut that extends for at least 10 ft before branching to two or more parking spaces. A recorded access easement is required. (3) The two lots shall share a single driveway, unless sharing a driveway would require demolition of existing structures proposed to be retained. If sharing a driveway would require such demolition, no more than 2 curb cuts, one per each lot, will be permitted. The curb cuts must be at least 20’ apart per 12.08.060 (a) (9) (A); drive aisle dimensions per 18.54.070 table 6.