HomeMy WebLinkAboutStaff Report 14447
City of Palo Alto (ID # 14447)
City Council Staff Report
Report Type: Action Items Meeting Date: 6/1/2022
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, Contextual
Design Criteria and Objective Design Standards; 2) Modification s to
Affordable Housing (AH) Overlay District to Eliminate the Legislative Process;
3) Changes to Remove Inconsistencies and Redundancies, and Streamline
Project Review Throughout Title 18.
From: City Manager
Lead Department: Planning & Transportation Commission
Recommendation:
Staff recommends that Council adopt two ordinances implementing the objective standards
project, including: an ordinance creating Palo Alto Municipal Code Chapter 18.24 (Contextual
Design Criteria and Objective Design Standards) (Attachment A); and an ordinance adopting
related changes throughout Title 18 (Zoning) to implement the new standards (Attachment B).
Executive Summary:
Since the 2018 Housing Work Plan, Palo Alto has explored converting subjective housing design
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. Moreover, the State legislature has declared housing as a 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. Therefore, adoption of objective
standards has become a means of retaining a measure of local control.
These ordinances translate many of the City’s subjective criteria found throughout the code in
the form of performance standards, context-based design criteria and required findings into
objective standards. This effort, guided by the Architectural Review Board and Planning and
City of Palo Alto Page 2
Transportation Commission, preserves the City’s interests to advance good building design in a
way that is contextually appropriate, allows for a streamlined application process, and is
consistent with State law.
The ordinances amend many different code sections of Title 18 and represent notable change
in the City’s approach toward land use regulation for housing and residential mixed-use
developments.
This report contains two main discussion topics related to objective standards, 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. Each topical section is divided into objective
design standards and contextual design criteria (formerly called “intent statements”)
that establish the purpose or intent for the standards.
The standards were reviewed and refined over a series of 16 meetings with the
Architectural Review Board (ARB) (11 meetings) and an ARB Ad Hoc Committee (5
meetings) 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. The ARB
continued to work on refinements to the ordinances over the past several months in
response to the Council’s November 8, 2021 motion on the draft ordinance.
2. Other Code Updates to Support Objective Standards: Additionally, City staff recommend
changes to other sections of Title 18. These changes would reference the new objective
standards, remove inconsistencies and redundancies, eliminate sections replaced by the
new Chapter 18.24, and streamline project review. 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
• 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
City of Palo Alto Page 3
• 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 the ordinance that establish a new streamlined review
process for Housing Development Projects that requires only one study session with the
ARB as opposed to the current Architectural Review process that allows for up to three
hearings. Additionally, the ordinance proposes to remove the requirement for a zoning
map amendment to access relaxed development standards for affordable housing
projects. Specifically, proposed changes to the AH Overlay District would reduce PTC
and City Council’s involvement in these 100% affordable housing projects.
Background:
Relationship to State Housing Laws
The California State legislature has made several changes to State housing laws in recent years
to streamline housing approvals. These steps include reducing the amount of subjective
discretion jurisdictions have to deny or reduce the density of residential and residential mixed-
use projects. Instead, in many contexts, jurisdictions must rely solely on objective design and
development standards. The objective standards project aims to respond to State law by
making changes to the Zoning Ordinance (Title 18).
Effective January 1, 2020, Senate Bill (SB) 330 made several changes to existing State housing
law, including the Housing Accountability Act and Permit Streamlining Act. The two most
notable aspects of the bill for this report’s purposes are as follows:
1. No Loss in Intensity of Housing: SB330 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 in effect as of January 1, 2018—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 (Gov. Code
66300(b)(1)(A)); and
City of Palo Alto Page 4
2. Uniformly Verifiable Standards: SB330 defines the meaning of “objective” as “involving
no personal or subjective judgment by a public official and being uniformly verifiable by
reference to an external and uniform benchmark or criterion available and knowable by
both the development applicant or proponent and the public official” (Gov. Code
65589.5 (h)(8). “Housing development projects” undergoing streamlined review are only
required to meet objective standards. Therefore, standards that are ambiguous may not
be considered objective standards that require compliance.
Summary of Recent Public Meetings
City Council
The City Council initially reviewed the objective standards project over the course of two
meetings: October 4 and November 8, 2021 (continued without discussion from September 27
and October 25, respectively). These meetings culminated in a multi-part motion summarized
in Table 1. The table identifies how each motion is being addressed.
• The first column restates the motion verbatim.
• The second column identifies motion items addressed by the Council on January 24 and
April 11, 2022, namely the issues of height transitions and RM-40 setbacks (parts of
Motion cii and G, respectively).
• The third column identifies the motion items addressed in this report and attachments.
• Finally, motion items listed in the fourth “other” column are being addressed through
other means and are not discussed further in this report.
Table 1: November 8, 2021 Council Motion and Status of Implementation
Motion #/Topic
Addressed in
4/11/22
Ordinance
Addressed in
Tonight’s
Ordinance Other
A. Take Council feedback on overlays and then take to
housing element working group and return to Council for
further discussion; ✓
AH Overlay
PF and PTOD
changes
referred to
Housing
Element
B. Direct Staff to retain current Context-Based Design
Criteria and Chapter 18 laws for development applications
that do not fall under the State housing laws requiring
objective standards;
✓
C. Direct Staff to return with proposed objective standards
and intent statements and to provide: ✓
i. A detailed side-by-side comparison of the existing
Context-Based Design Criteria and the proposed new
laws;
✓
(Attachment
C)
City of Palo Alto Page 5
Motion #/Topic
Addressed in
4/11/22
Ordinance
Addressed in
Tonight’s
Ordinance Other
ii. Adoptable changes to existing and proposed laws
that would provide standards for privacy and other
protections for all residents, regardless of their zones.
Regarding privacy, to come back with stronger
protections for elevated floors looking into neighboring
lots. Stronger definitions of sight lines and how this
applies. Address concerns about allowing 15%
windows. In RM-40, retain 25’ front set back;
✓
(RM-40
setback)
✓
(window and
privacy
standards)
iii. Refer to the S/CAP Ad Hoc Committee on the
evaluation of approximate GHG impacts in
construction;
Referred to
S/CAP Ad
Hoc
D. Prior to any rezoning of PF to workforce housing, the
City Council would re-examine the affordability threshold
of workforce housing;
Deferred to
Housing
Element
E. Hold at least two meetings on the proposed changes
before the next Council session for free-form discussion
by the general public;
Completed
February 1
and March
22, 2022
F. In Building Massing / Facades sections where there is a
menu of choices, increase the number of required choices
per category;
✓
G. Put in place a temporary height transition backstop.
Initial ordinance should include objective height transition
language, for example “No part of the building can be
more than X' higher than the lowest adjacent building, up
to the applicable height limit”. Come back with a specific
proposal along these lines for adoption this year and Staff
can then propose additional amendments in the future;
✓
(height
transition
development
standards)
✓
(contextual
height
transitions
standards)
H. Evaluate and return with strengthened language to use
“design standards” instead of “design intents”; ✓
I. Evaluate whether "decision by director" option
throughout objective standards puts those at risk and
should be changed /remove; and
✓
J. On appeal, consider sending directly to Council if
required to meet streamlining requirements. ✓
Below is a summary of public meetings since the Council’s November 8, 2021 motion on
objective standards. Records from previous meetings described above, including ARB meetings
City of Palo Alto Page 6
and PTC meetings focused on objective standards, can be found on the project webpage:
bit.ly/ObjectiveStandards
ARB Review in 2022
Since the Council’s November 8th review, the ARB met three times (January 20, March 10, and
April 7) to recommend additional draft standards in response to the Council’s motion on
design-related topics. Specifically, the ARB contributed changes proposed to Attachment A:
additional standards for privacy and sight lines between residential properties; expanded menu
of options for building massing and facades; and new contextual height standards. The ARB’s
recommended modifications to the ordinance are proposed in Attachment A and discussed in
detail below.
Community Webinars
As directed by Council, staff held two additional community meetings to accommodate a free-
form discussion by the general public.
On February 1, 2022, approximately 16 individuals participated in a webinar via Zoom. The
purpose of this meeting was to provide an overview of the objective standards project and
listen to community member’s concerns and ideas. Community members expressed support for
privacy, sunlight, and air for existing residential uses regardless of density, zoning district and
location.
On March 22, 2022, approximately 15 individuals participated in a webinar via Zoom. The
purpose of this meeting was to provide an update on the ARB’s feedback on the Council’s
motion and to present revisions to draft standards in response to the Council motion. This
included privacy and sight line standards, and contextual height standards. Community
members continued to express support for privacy, sunlight, and reduced massing for existing
residential uses regardless of density, zoning district and location.
Discussion & Analysis
This section presents and analyzes changes to the draft ordinances since the Council’s
November 8th review. Motion items addressed in this report are listed one by one below. They
are in alphabetical order with the exception of Motion Items A and B, which appear last.
Motion Item C. Direct Staff to return with proposed objective standards and intent statements
and to provide:
i. A detailed side-by-side comparison of the existing Context-Based Design Criteria and
the proposed new laws;
City of Palo Alto Page 7
Staff has prepared an enhanced “crosswalk” document (Attachment C) which compares the
existing context-based criteria with draft contextual design criteria and standards. Revisions to
the draft ordinance based on the November 8th Council motion and ARB feedback are shown in
underline strikeout format. This document helped to reveal existing criteria that had not yet
been captured thoroughly in the Draft Objective Standards Ordinance. In addition to privacy
criteria identified by the Council (see Section Cii below), staff have made minor modifications to
standards related to requiring a diversity of housing types on large lots (>1 acre) and requiring
usable side yards. The ARB’s April 7th motion suggested these minor edits, which are shown in
underline/strikeout in Attachment C.
ii. Adoptable changes to existing and proposed laws that would provide standards for
privacy and other protections for all residents, regardless of their zones. Regarding
privacy, to come back with stronger protections for elevated floors looking into
neighboring lots. Stronger definitions of sight lines and how this applies. Address
concerns about allowing 15% windows…
The topic of privacy and sight lines were not thoroughly addressed in the previous version of
the ordinance reviewed by the Council, but have been added to the current version in
Attachment A. At its April 7, 2022 meeting, the Board recommended expanding contextual
design criteria and objective design standards to protect privacy and limit views into
neighboring properties (both existing and proposed). Staff believe that these standards address
the Council’s concerns about privacy, while still ensuring that new development can proceed at
the densities allowed, as prescribed by State law.
Based on the ARB recommendation, staff revised Attachment A. Proposed changes define the
sight lines as views into residential windows (other than garages or common spaces such as
corridors or stairwells) and private open spaces (e.g., backyards, patios, decks). The standards
are similar to existing Individual Review (IR) Guidelines and new Senate Bill (SB) 9 standards.
These new contextual design criteria and standards can be found in Chapter 18.24.050 and are
summarized as follows:
1. Additional Building Massing Contextual Design Criteria based on context-based design
criteria: 18.24.050(a)(6): Maintain privacy of residential uses through design strategies
such as offset windows, reduced glazing, landscape screening, and site planning that
extends setbacks adjacent to residential uses.
2. Additional Window Standards: As paraphrased from Section 18.24.050(b)(2)(D), within
30 feet of facing residential windows or private open space on an abutting residential
building, facing windows on the subject site must either start window sills at least 5 feet
above finished floor (i.e., above eye level); or have opaque glazing below 5 feet; or
City of Palo Alto Page 8
angled windows that face away from abutting privacy impacts. See example images
below.
Examples of windows above 5-foot eye level (left), obscured glass below 5 feet (middle), and
angled windows (right).
3. Additional Landscape Standards: As paraphrased from Section 18.24.050(b)(2)(D)(iv),
within 30 feet of facing residential windows or private open space on an abutting
residential building, additional landscape screening is required, with at least 8-foot
height at time of planting and 50% evergreens that maintain a canopy year-round.
4. Additional Balcony Standards: As paraphrased from Section 18.24.050(b)(2)(E), within
30 feet of residential windows or private open space on an abutting residential building,
balconies and decks on the subject site shall be designed to prevent sight lines to the
neighbor. The standards require an applicant to prepare a section view of proposed
balcony/deck and abutting residential windows and/or private open space to
demonstrate how the standard is met and how the sight line it prevented. This may be
achieved through a variety of means such as opaque railings or a barrier along the
railing (e.g., landscape planter) that prevents view. See example images below.
City of Palo Alto Page 9
Example balconies with barriers and opaque railings.
The standards aim to discourage new buildings from locating close to property lines by layering
requirements for window glazing and screening, and limiting window locations. Projects that
provide larger separation between buildings (i.e., beyond 30 feet) would not be subject to such
restrictions.
The revisions to Attachment A also extend privacy standards previously proposed only to apply
to projects abutting single-family zones or uses in Section 18.24.050(b)(2). These include
landscape requirements and maximum glazing areas, regardless of the distance between
existing and proposed buildings:
• 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.
• Within 40 feet of an abutting structure, no more than 15% of the facing façade area
shall be windows or other glazing. Additional windows are allowed in order to maintain
light, if they are fixed and fully obscured.
Staff do not recommend further reducing the 15% maximum glazing area. The Building Code
dictates minimum window openings for fire/life safety requirements; going below 15% may
inhibit meeting these code requirements. Staff believes that the new standards outlined above
address potential privacy impacts to existing residential units abutting new residential
development.
Finally, if the ordinance is adopted as proposed these privacy standards will only apply to new
Housing Development Projects. They will not apply to other housing projects or non-residential
projects. Those projects would continue to be subject to the subjective privacy guidelines in the
Context-Based Design Criteria, if applicable to those zoning districts.
Motion Item F. In Building Massing / Facades sections where there is a menu of choices,
increase the number of required choices per category;
The proposed objective design standards generally use a “menu of options” approach. This is
intended to allow architects to express creativity and prevent cookie cutter development that
could ensue from prescriptive standards. In its review of this Council motion item, the ARB
debated at length what the outcome of expanding the menu of options could be. Would it be
harder to design a quality building? Would layering additional criteria add too much adornment
and busyness to a façade? The ARB looked at recent projects in Palo Alto, in their own
City of Palo Alto Page 10
professional portfolios, and in surrounding communities to test the menu of options.
Ultimately, at its April 7, 2022 meeting, the Board voted to recommend expanding the menu of
options both in terms of the required options and the number of selected options that are
required. Based on this recommendation, staff revised Attachment A as follows:
• 18.24.060(c)(1) Increase building massing base/middle/top design options from a
minimum of two to three options required;
• 18.24.060(c)(2) Increase façade composition design options from a minimum of two to
three options required; and
• 18.24.060(c)(2) Add a façade composition design option for variation in building colors,
materials, and patterns, increasing the number of possible design options from six to
seven.
In this way, staff believes that the options require more design consideration by the architect,
will help to further break down massing, and encourage façade articulation and visual interest.
Motion Item G. Put in place a temporary height transition backstop. Initial ordinance should
include objective height transition language, for example “No part of the building can be more
than X’ higher than the lowest adjacent building, up to the applicable height limit”. Come back
with a specific proposal along these lines for adoption this year and Staff can then propose
additional amendments in the future; and
The issues of height transitions within development standards tables (i.e., when a new building
is proposed adjacent to a lower density residential district) was addressed in the Ordinance
approved by Council on April 11th. Those height transition standards currently require lower
height limits in the portions of a building that are within 40 to 150 feet of a lower density
residential district (typically, except for the RM-40 and PC districts).
This discussion relates to the issue of contextual height standards, meaning when a new taller
building is located next to a shorter building, regardless of location or zoning district. As stated
in the Background section, SB 330 prohibits the City from lessening the intensity of housing.
Staff do not recommend adopting a standard that would reduce height limits on new housing
projects when abutting lower height buildings, unless it can be balanced with increases in
height in other locations. If the Council wishes, it could consider a contextual height reduction
for non-residential uses, which are not regulated by State law, as part of a separate action or
referral.
Instead, staff presents alternative standards that require transitions in massing through
required daylight planes and stepbacks. At its April 7, 2022 meeting, the ARB voted to
recommend three standards for contextual height. These recommendations are included in
City of Palo Alto Page 11
Attachment A. When the height of the subject proposed building is more than 20 feet above
the average height of an adjacent building and the two buildings are separated by 20 feet or
less:
• Figure 1: An upper story step back, a minimum of 6-feet deep, would be required on
both the primary building frontage (typically the front and street-facing façade) and
on the facing façade, for a minimum of 70% of the building length; the stepback
would be required to start within 2 feet of the height of the adjacent building to
create a compatible datum line or transition across the abutting sites; and
• Figure 2: A daylight plane is proposed (if not already required by the current code,
see Table 2 below); the daylight plane would start at 25 ft. above grade at the
property line, before extending 45 degrees; a setback would only be required if
required by the base district.
Figure 1: Upper Story Stepbacks
Figure 2: Daylight Plane
City of Palo Alto Page 12
Together, these standards are more nuanced than a wholesale height reduction. They allow
allowable height and density to be achieved, but require and encourage site planning and
massing away from the abutting lower density building. A daylight plane limits the building
envelope in a way that results in either a building with one or more upper story setbacks or site
planning that sets a building back from the daylight plane area. See example images below. The
daylight plane standard is irrespective of height. It is required of a new 50-foot building as well
as 15-foot building, although the impacts are greater to the 50-foot building.
Palo Alto’s typical daylight plane requirement (left) and stepbacks in Oakland, CA (right).
Currently, the daylight plane is required in several districts that allow multifamily housing, as
shown in Table 2. New projects in certain districts must design daylight planes depending on
the proposed use (columns 1 and 2), if they are adjacent to certain residential districts (column
3). The proposed revised daylight plane standards would extend a daylight plane requirement
City of Palo Alto Page 13
to Housing Development Projects next to all residential units regardless of zone or location
(column 4).
Table 2: Existing Daylight Plane Requirements
New projects in
these districts…. And with these uses…
Currently, must build to a
daylight plane if abutting
these districts…
As proposed, daylight
plane would now be
required when a Housing
Development Project abuts
these districts/uses
18.13: RM All uses
All residential districts, except
for lots greater than 70 feet
that are zoned RM-30, RM-40,
PC, or non-residential districts
Residential uses on lots
greater than 70 feet
18.16:
CN/CS/CC/CC(2)
Non-Residential All residential districts, except
for RM-40 and PC
Residential uses in RM-40,
PC, or non-residential
districts
Residential/Mixed Use All residential districts Residential uses in non-
residential districts and PC
18.18: CD
Non-Residential All residential districts Residential uses in non-
residential districts and PC
Residential/Mixed Use All residential districts and PC Residential uses in non-
residential districts
18.20: MOR/GM All uses All residential districts Residential uses in non-
residential districts and PC
18.20: ROLM/RP All uses None Residential uses in all
zones
18.30(J): AH
Overlay
All uses All residential districts Residential uses in non-
residential districts and PC
18.30(K): WH
Overlay
All uses All residential districts Residential uses in non-
residential districts and PC
18.34: PTOD
Overlay All uses R-1 and R-2 districts Residential uses in non-
residential districts and PC
As a result, these standards would have the effect of:
• Reducing massing and height in portions of new Housing Developments Projects facing
existing lower height buildings;
• Contextually responding to the height of the lower abutting building with compatible
design elements; and/or
• Encouraging new Housing Developments Projects to alter site plans and increase
building separation (i.e., move away from the abutting property line), thereby
City of Palo Alto Page 14
modulating transitions and avoiding having to design in stepbacks. Stepbacks require
expensive water proofing that an applicant may wish to avoid through more careful site
planning.
Staff believes these standards will help to transition buildings heights across existing and
proposed uses.
Motion Item H. Evaluate and return with strengthened language to use “design standards”
instead of “design intents”;
As stated in the Background section of this report, SB330 clearly defines “objective design
standards” as being measurable and uniformly verifiable. The criteria are subjective guidelines
that establish the purpose or intent for standards; therefore, the term “standard” is not
appropriate. Staff have proposed to rename the design “intent statements” to “contextual
design criteria” to clarify their relationship to the existing context-based criteria and to more
strongly connote that the “criteria” are requirements.
Motion Item I. Evaluate whether "decision by director" option throughout objective standards
puts those at risk and should be changed /remove; and
This motion item addressed draft code language that allowed alternative approaches for design
details as approved by the Director of Planning and Development Services. All of these clauses
related to examples of how a standard could be implemented. For example, “screening devices
such as lattices, louvers, shading devices, perforated metal screens, or similar strategies as
approved by the Director.” Staff do not believe that this created a subjective standard. Rather it
allowed the applicant some flexibility and creativity to come up with a design strategy for a
screening device. Regardless, staff have revised Chapter 18.24 in Attachment A to remove all
clauses that allowed “similar strategies as approved by the Director” in accordance with the
motion.
Motion Item J. On appeal, consider sending directly to Council if required to meet streamlining
requirements.
This motion item relates to timing and process for projects that are subject to streamlined
review. Chapter 18.40.170 already allows for the Director to forward projects to City Council for
final action, at their discretion even in the absence of an appeal. Therefore, no further changes
are necessary for the ordinance in Attachment A or B.
Motion Item A. Take Council feedback on overlays and then take to housing element working
group and return to Council for further discussion;
City of Palo Alto Page 15
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.
Through the Housing Element Update process, City staff and consultants are analyzing potential
governmental constraints on housing development and ways to address these constraints, as
required by State law. As part of this analysis, staff have referred the Council’s November 8th
comments about the Housing Incentive Program (HIP), Workforce Housing (WH) Overlay,
Affordable Housing (AH) Overlay, and Pedestrian and Transit Oriented Development (PTOD)
Overlay, to the Housing Element update process.
While this analysis is underway with the Housing Element, staff recommend targeted changes
to the AH overlay as part of this objective standards ordinance, to recharacterize the overlay as
an incentive program.1 These zoning changes help support the City’s response to the Civil Grand
Jury Report, in particular Recommendation 9b which calls for the City to streamline the
approval process. Additionally, the changes anticipate what the City’s Housing Element update
would otherwise identify as governmental constraints on development by offering a more
streamlined approach and more density for projects with 100% affordable housing units.
As written today, the AH overlay allows for modifications to development standards such as
building height, floor area ratio (FAR), and parking, as shown in Table 3. The proposed changes
to the AH Overlay drafted in Attachment B allow projects that meet existing affordability
thresholds to automatically qualify for flexible development standards, without legislative
rezoning by the PTC and Council. Architectural Review by the ARB would continue to be
required for projects taking advantage of the AH incentive program. The only changes proposed
to the AH program are to the process, as shown in Table 4.
Table 3: Existing AH Overlay vs. Proposed AH Incentive Program
Standard
Existing Affordable Housing (AH)
Overlay
Proposed Affordable Housing
(AH) Incentive Program
Affordability Threshold Rental project, with 100% of units
for households with incomes up to
120% of AMI
Same
Maximum FAR 2.4 Same
1 The previous proposal of changes to the AH overlay suggested expanding applicability of the AH to PTOD-eligible
sites in the Cal Ave. area. No expansions are proposed in this version.
City of Palo Alto Page 16
Residential 2.0 Same
Non-Residential 0.4 Same
Maximum Height 50 Same
Usable Open Space 50 sf/unit Same
Parking 0.75 space/unit Same
Applicable Zones/Locations CD, CN, CS, and CC Same
Process Architectural Review
• Up to 3 meetings with ARB
Rezoning
• PTC Review/Recommendation
(typically 1 or 2 meetings)
• City Council Pre-screening
Review and Final Action (at
least two meetings)
Architectural Review
• Up to 3 meetings with ARB
In most cases, the AH overlay offers more FAR/density than what is achievable under State
Density Bonus law for projects with mixed incomes. For example, a site on California Avenue is
permitted 0.6 residential FAR in the CC(2) district, but 2.0 residential FAR in the AH overlay, if
the project includes 100% affordable units up to 120% of AMI. This is essentially a local density
bonus program; more density in exchange for 100% affordable housing. Based on the
affordability criteria in the existing AH overlay, streamlining the process may generate more
moderate-income units. These units are distinguished from the income restrictions under the
workforce housing overlay, which is set at 130%-140% AMI. A non-profit affordable housing
provider would also benefit from this streamlined review and provide units typically at the 60%
AMI level to qualify for low-income tax credits.
Motion Item B. Direct Staff to retain current Context-Based Design Criteria and Chapter 18 laws
for development applications that do not fall under the State housing laws requiring objective
standards;
Revisions to the Draft Ordinances
Staff has revised the draft ordinances in Attachments A and B to distinguish the two paths for
project review and evaluation. As revised and as shown in Table 4:
1. Housing Development Projects, as defined under Government Code Section 65589.5,
would be required to meet Objective Design Standards in the new Chapter 18.24. In
meeting the objective design standards, a project would automatically meet the
contextual design criteria in Chapter 18.24. Housing Development Projects would not be
required to meet context-based design criteria. For design review, Housing
Development Projects would go through the new Streamlined Housing Development
Project Review process outlined in Chapter 18.77.033.
City of Palo Alto Page 17
2. Other Projects, including housing or residential mixed-use projects that do not meet the
definition of a Housing Development Project, and non-residential projects would
continue to be subject to the Context-Based Design Criteria (if relevant in the zoning
district). These other projects would continue to go through typical Architectural
Review, pursuant to Chapter 18.76.
Table 4: Summary of Standards and Process, by Project Type
Review Type Housing Development Projects
Other Residential Projects & Non-
Residential Projects
Design Standards/Guidelines New Chapter 18.24: Objective
Design Standards
Existing Context-Based Design
Criteria (if applicable in Zoning
District)
Design Review Process
New Subsection 18.77.033:
Streamlined Housing
Development Project Review
Existing Chapter 18.76: Architectural
Review
This revision to the version of the ordinance that the Council took action on (November 8th)
wholly preserves the Context-Based Design Criteria that the City is familiar with, so for most
projects there will be no change in process or standard of review, and the City can continue to
enforce these longtime guidelines.
Staff Alternative Approach
However, staff would like to suggest an alternate approach for the Council’s consideration.
Based on the revisions outlined in this report, staff believe that we have more closely aligned
the Context-Based Design Criteria and the Objective Design Standards. In particular, the revised
draft ordinance in Attachment A expands on privacy and sight line standards and contextual
design criteria, as well as contextual height standards that were previously missing. The
comparison of existing and draft new standards and purpose statements in Attachment C
identifies how these two documents are now more closely aligned. Staff believes that the
misalignment of concern to the Council that was the rationale for motion Item B has now been
resolved.
With these changes to the standards and purpose statements, staff recommends that the
Council reconsider the ARB and staff’s original approach:
1. Require Housing Development Projects to meet the Objective Design Standards in
Chapter 18.24.
City of Palo Alto Page 18
2. Require all Other Projects to meet Contextual Design Criteria in Chapter 18.24, as
determined by the ARB, over the course of up to 3 ARB meetings.
3. Delete Context-Based Design Criteria in Chapters 18.13, 18.16, 18.18, and 18.34,
replacing them with the Contextual Design Criteria and Objective Design Standards in
18.24.
This approach has several benefits:
1. Clarifies the City’s design priorities in one code section vs. five code sections. This
reduces the overall amount of code and the redundancies that currently exist across
four zoning districts that reiterate the Context-Based Design Criteria.
2. Clarifies for City staff, ARB and other decision-makers, applicants, and community
members what the City’s design priorities are.
3. Allows criteria that the community and Council have identified as important—such as
design standards for privacy, sight lines, and height transitions—to apply to all project
types/uses, not just Housing Development Projects.
4. Reduces burdens on City staff. A project could change from a Housing Development
Project subject to objective design standards to a housing project subject to Context-
Based Design Criteria, during the course of entitlement. A project could still look much
the same and would likely meet both the contextual design criteria and Context-Based
Design Criteria, since they are quite similar. Still, having one set of criteria avoids City
staff preparing staff reports from having to shift from one set of criteria and findings to
another.
Stakeholder Engagement
As with all citywide projects, the 11 ARB hearings and the three (3) PTC hearings were noticed
in the Daily Post. The ARB Ad Hoc meetings were not publicly noticed meetings. 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.
Detailed comments can be found in the October 4, 2021 City Council staff report:
• Public Comments: https://www.cityofpaloalto.org/files/assets/public/agendas-minutes-
reports/public-letters-to-council/2021/20211004-oct-4/20211004plccs-item-aa1.pdf
• Stakeholder Comments: https://www.cityofpaloalto.org/files/assets/public/agendas-
minutes-reports/agendas-minutes/city-council-agendas-minutes/2021/10-
october/20211004/20211004pccsm-amended-linked.pdf#page=407
City of Palo Alto Page 19
Several members of the public addressed the PTC at its June 9, 2021 hearing regarding height
transition language, as summarized above. On July 19, 2021, staff held webinar #1 to discuss
the topic of height transitions. Approximately 27 community members attended the online
discussion.
On February 1, 2022 and March 22, 2022, staff held webinar #2 and #3, respectively, to provide
an overview of the objective standards project; present revisions to privacy, sight line, and
height transitions standards; and solicit feedback. Approximately 16 and 15 community
members attended the online discussions, respectively.
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:
Attachment A: Ordinance Adding Chapter 18.24 (Contextual Design Criteria and Objective
Design Standards) (PDF)
Attachment B: Ordinance Amending Title 18 (Zoning) to Implement Objective Standards,
Streamline Process for Housing Development Projects, and Other Clarifications (PDF)
Attachment C: Existing Context-Based Design Critiera vs Proposed Design Criteria/Standards
(Crosswalk Document) (PDF)
*NOT YET APPROVED*
1
0160073_20220505_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 Contextual Design Criteria and Objective Design Standards
The Council of the City of Palo Alto does ORDAIN as follows:
SECTION 1. Chapter 18.24 (Contextual Design Criteria and 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 “contextual
design criteriaintent statements” which establish design intent, for all project types and to
provide objective design standards that facilitate streamlined reviewfor 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
These regulations apply to Housing Development Projects (as defined in Gov. Code 65589.5),
both new construction and renovations, Wwithin the following zones and combining districts,
the intent statements apply to all project types (including non‐residential projects), new
construction, and renovations:
(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
*NOT YET APPROVED*
2
0160073_20220505_ay16
(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
(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
in the zoning districts identified below. Housing Development Projects include multifamily
housing with three or more units (“multiple‐family use” as defined in 18.04.030), supportive
and transitional housing, and residential mixed‐use projects with at least two‐thirds residential
square footage shall meet the objective design standards. 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)(1) Chapter 18.16: CN, CC, CC(2), CS
(3)(1) Chapter 18.18: CD‐C, CD‐S, CD‐N
(4)(1) 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
(5)(1) 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 two components:
(1) Contextual design criteria an intent statement thatestablish design intent for more
detailed standards and are intended to gives guidance for all applicable projects,
regardless of use.
(1)(2) Objective design standards provide detailed measurable standards or options for
compliance. Projects meeting objective standards are automatically assumed to meet
contextual design criteria.
Housing development Development projects Projects are required to comply with objective
standards in order to take advantage of streamlined review pursuant to Section 18.77.073; .
Hhowever, applicants may choose to forgo one or more objective standards, in which case the
housing development project no longer meets the definition of a Housing Development Project
and will be evaluated to the spirit of the relevant intent statementsbased on Context‐Based
Design Criteria for the zoning district, if relevant, and be subject to architectural review as set
forth in Sections 18.76.020 and 18.77.070.
Non‐Housing dDevelopment projects Projects and non‐residential projects shall adhere to the
Context‐Based Design Criteria for the zoning district, if relevant, 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.
*NOT YET APPROVED*
3
0160073_20220505_ay16
(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) Contextual Design Criteria 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.
(4)(5) Utilize street parking for visitor or customer parking and to enhance traffic
calming.
(b) Objective Design 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, with landscape strips, connecting through
a development parcel (e.g., on a through lot) shall have a minimum six‐foot width.
*NOT YET APPROVED*
4
0160073_20220505_ay16
(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
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.
*NOT YET APPROVED*
5
0160073_20220505_ay16
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.
18.24.030 Site Access
(a) Contextual Design Criteria 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.
(3)(4) Shared access agreements among property owners, where feasible, to reduce
the number and widths of curb cuts and driveways.
(b) Objective Design 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.
*NOT YET APPROVED*
6
0160073_20220505_ay16
(B) Except for driveway access and short‐term loading spaces, 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) Contextual Design Criteria 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
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 abutting 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 Design 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.
*NOT YET APPROVED*
7
0160073_20220505_ay16
(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:
//
//
//
//
*NOT YET APPROVED*
8
0160073_20220505_ay16
(i) An entry to ground floor retail or primary building entrance located within 25
feet of the corner of the building
(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.
*NOT YET APPROVED*
9
0160073_20220505_ay16
(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
(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.
*NOT YET APPROVED*
10
0160073_20220505_ay16
(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.
(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: 𝑦 ൌ ቀെ ସ
ଵହቁ ሺ𝑥ሻ ଵ
ଷ
where 𝑦 = ground floor finished floor height, in feet
and 𝑥 = 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
*NOT YET APPROVED*
11
0160073_20220505_ay16
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.
Figure 2b: Finished Floor range for ground floor residential units.
//
//
//
//
*NOT YET APPROVED*
12
0160073_20220505_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.
*NOT YET APPROVED*
13
0160073_20220505_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.
(6) Side Year Setback Character
(C)(A) Each detached dwelling unit shall have at least one usable side yard, at
least 6 feet wide, between the house and fence to provide outdoor passage
between the front and rear yards.
18.24.050 Building Massing
(a) Contextual Design Criteria 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:
*NOT YET APPROVED*
14
0160073_20220505_ay16
(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
(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 abutting properties
(5)(6) Maintain privacy of residential uses through design strategies such as offset
windows, reduced glazing, landscape screening, and site planning that extends setbacks
to residential uses.
(b) Objective Design Standards
(1) Upper Floor Step Backs & Daylight Planes
(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 both the primary
building frontage and the facing facade, and the step shall occur for a minimum of
70% of the each façade length.
(B) Notwithstanding, subsection (a), when adjacent abuttingto a single‐story building,
the upper floor step back shall occur between 33 and 37 feet in height.
(C) If a project meets the following criteria, a daylight plane with an initial height of 25
feet above grade at the property line and a 45‐degree angle shall be required. No
setback is required unless otherwise required by the zoning district. This daylight
plane is required if all of these criteria are met:
*NOT YET APPROVED*
15
0160073_20220505_ay16
(i) The project is not subject to a daylight plane requirement, pursuant to district
regulations in Title 18; and
(ii) The project proposes a building which is more than 20 feet above the average
height (i.e., average of low and high roof elevations) of an adjacent building; and
(i)(iii) The project abuts residential units in the side or rear yard.
(2) Privacy and Transitions to Lower Density Building TypesResidential Uses
When a building abuts a residential use at an interior 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 and maintain privacy
by meeting all of the following applicable standards:
(A) Landscape Screening: 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.
//
//
//
//
*NOT YET APPROVED*
16
0160073_20220505_ay16
(B) Façade Breaks: 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) Maximum Transparency: Within 40 feet of an abutting structure, no more than
15% of the confronting facing façade area shall be windows or other glazing.
Additional windows are allowed in order to maintain light, if they are fixed and
fully obscured.
(D) Windows: Within 30 feet of facing residential windows (except garage or
common space windows) or private open space on an abutting residential
building, facing windows on the subject site shall meet the following:
(i) Window sills at and above the 2nd floor shall be at least 5 feet above finished
floor; or
(ii) Windows shall have opaque or translucent glazing at or below 5 feet above
finished floor; or
(iii) Windows shall be angled up to 30 degrees (parallel to window) to face away
from abutting privacy impacts; and
(iv) Landscape screening shall be 24‐inch box size or larger and 8+ feet height at
planting; 50% evergreens; and located to align with proposed second floor
windows at maturity
(E) Balconies: Within 30 feet of residential windows (except garage or common
space windows) or private open space on an abutting residential building,
balconies and decks on the subject site shall be designed to prevent views:
(i) No sight lines are permitted within 5 feet of finished floor and a 45‐degree
angle downward from balcony railing
(ii) Submit section view of proposed balcony/deck and abutting residential
windows and/or private open space
(iii) Provide balcony/deck design measure which may include:
*NOT YET APPROVED*
17
0160073_20220505_ay16
a. Minimum 85% opaque railing
b. Obscure glass railing
c. Barrier with min. 18” horizontal depth from railing (e.g., landscape
planter)
(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.
(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.
//
//
//
//
*NOT YET APPROVED*
18
0160073_20220505_ay16
(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.
(5) Diversity of Housing Types
(A) A diversity of housing types (e.g., detached units, attached rowhouses/townhomes,
condominiums or apartments, mixed use) are required for projects on large lots:
< 1‐acre lots: minimum 1 housing type;
1 to 2‐acre lots: minimum 2 housing types; or
> 2‐acre lots = minimum 3 housing types.
18.24.060 Façade Design
(a) Contextual Design Criteria 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.
*NOT YET APPROVED*
19
0160073_20220505_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 Design 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 three 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.
*NOT YET APPROVED*
20
0160073_20220505_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, or bay windows
or similar strategies as approved by the Director of Planning and
Development Services. The recess or projection shall be a minimum four
*NOT YET APPROVED*
21
0160073_20220505_ay16
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;
*NOT YET APPROVED*
22
0160073_20220505_ay16
(iii) Variation in at least two of the following: fenestration size, proportions, pattern,
and depth or projection.
//
//
//
*NOT YET APPROVED*
23
0160073_20220505_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 three
of the following façade articulation strategies to create visual interest:
(i) Vertical and horizontal recesses such as a pattern of recessed grouping of windows,
or 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,
or 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, or 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.; or
(vi)(vii) Incorporate a minimum of three colors, materials, and/or textures across the
whole building.
(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
*NOT YET APPROVED*
24
0160073_20220505_ay16
building modulation to create vertically oriented facades (height greater than the
width of the façade), façade articulation and fenestration repetitive vertically
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
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.
*NOT YET APPROVED*
25
0160073_20220505_ay16
(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.
*NOT YET APPROVED*
26
0160073_20220505_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.
(C) Bulkheads and solid base walls: If provided, shall measure between 12 and 30 inches
from finished grade
*NOT YET APPROVED*
27
0160073_20220505_ay16
(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.
*NOT YET APPROVED*
28
0160073_20220505_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) Contextual Design Criteria 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 Design 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
*NOT YET APPROVED*
29
0160073_20220505_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
*NOT YET APPROVED*
30
0160073_20220505_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.
*NOT YET APPROVED*
31
0160073_20220505_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.
*NOT YET APPROVED*
32
0160073_20220505_ay16
18.24.080 Open Space
Contextual Design Criteria Intent
(a)
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 Design 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
*NOT YET APPROVED*
33
0160073_20220505_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.
18.24.090 Materials
(a) Contextual Design Criteria 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 Design 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.
//
//
//
*NOT YET APPROVED*
34
0160073_20220505_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
*NOT YET APPROVED*
35
0160073_20220505_ay16
18.24.100 Sustainability and Green Building Design
(a) Contextual Design Criteria 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 Design 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 2. 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 3. 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.
//
*NOT YET APPROVED*
36
0160073_20220505_ay16
SECTION 4. This Ordinance shall be effective on the thirty‐first date after the date of its
adoption.
INTRODUCED:
PASSED:
AYES:
NOES:
ABSENT:
ABSTENTIONS:
ATTEST:
_________________________ ____________________________
City Clerk Mayor
APPROVED AS TO FORM: APPROVED:
_________________________ ____________________________
Assistant City Attorney Director of Planning and
Development Services
*NOT YET ADOPTED*
1
0160074_20220505_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.
[. . .]
(73.5) “Housing Development Project” means the a proposed development meeting the
definition set forth in California Government Code section 65589.5, subdivision (g)(2).
[. . .]
(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,
*NOT YET ADOPTED*
2
0160074_20220505_ay16
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
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:
*NOT YET ADOPTED*
3
0160074_20220505_ay16
18.13.040 Development Standards
(a) Site Specifications, Building Size and Bulk, and Residential Density
The site development regulations in Table 2 shall apply in the multiple-family residence
districts, provided that more restrictive regulations may be recommended by the Architectural
Review Board and approved by the Director of Planning and Development Services, pursuant to
the regulations set forth in Chapter 18.76, 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 Setbacks
[…]
18.13.040(b) Interior Rear Yards (ft)3 10 10 10
[…]
Minimum Site Landscape/Open Space
Coverage(5) (percent)
35 30 20 18.13.040(e)
18.24.040
18.13.040(e)
18.24.040
18.13.06018.2
4.040
Minimum Usable Open Space (sf per
unit)(5)
150 150 150
Minimum common open space (sf per
unit)
75 75 75
Minimum private open space (sf per
unit)
50 50 50
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:
[…]
(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.
[…]
Incorrect
footnote
Relocated to
18.13.040(h)
Redundant
with
18.52.040,
Table 1
*NOT YET ADOPTED*
4
0160074_20220505_ay16
(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.
(A)
(A)(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.
(B)(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
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
Relocated to
18.24.080(b)
*NOT YET ADOPTED*
5
0160074_20220505_ay16
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.
(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
*NOT YET ADOPTED*
6
0160074_20220505_ay16
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
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,
Redundant
with Sign
Ordinance
Redundant
with 18.52
*NOT YET ADOPTED*
7
0160074_20220505_ay16
Commercial, Manufacturing and Planned Community Districts (General Standards and
Exceptions).
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 Landscape/
Open Space Coverage (4)
35% of entire site18.13.040 18.13.040(e)
18.24.040
18.13.040(e)
18.24.040
18.13.06018.24.040
Minimum Usable Open
Space (per unit) (3)(4)
300 sq. ft.
Minimum Common Open
Space (per unit)
No requirement
Minimum Private Open Space
(per unit)
100 sq. ft.
Performance Criteria Ch. 18.23
Landscape Requirements 18.40.130
Parking (5) See provisions of Chapter
18.52 and 18.54
Ch. 18.52 and 18.54
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
*NOT YET ADOPTED*
8
0160074_20220505_ay16
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.
[. . .]
SECTION 5. Section 18.13.055 (General Standards, Exceptions, and Performance Criteria) of
Chapter 18.13 (Multiple Family Residential (RM-20, RM-30 and RM-40) Districts) of Title 18
(Zoning) is added as follows:
18.13.055 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).
SECTION 6. 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
amended to read as follows:
18.13.060 Multiple Family Context-Based Design Criteria and Objective Design Standards
In addition to the standards for development prescribed above, all Housing Development
Projects in the RM districts shall comply with the objective design standards outlined in Chapter
18.24, as defined therein. All other developments, and Housing Development Projects that
elect to deviate from one or more objective design standards in Chapter 18.24, shall meet the
Context Based Design Criteria, as determined by the Director pursuant to the Architectural
Review process.
(a) Contextual and Compatibility Criteria
Development in a multiple-family residential district shall be responsible to its context and
compatible with adjacent development.
[. . .]
SECTION 7. 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:
Redundant
with
18.52.040,
Table 1
*NOT YET ADOPTED*
9
0160074_20220505_ay16
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 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.
[…]
(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. Non-Housing Development Projects and Housing Development Projects that elect to
deviate from one or more objective standards in Chapter 18.24 shall meet the context-based
design criteria outlined in Section 18.16.090, provided that more restrictive regulations may be
recommended by the architectural review board and approved by the director of planning and
community environment, pursuant to Section 18.76.020.
Table 4
Mixed Use and Residential Development Standards
CN CC CC(2) CS Subject to
regulations in:
[…]
Minimum
Landscape/Open Space
Coverage
35% 30% 20% 30%
Usable Open Space
(Private and/or Common)
150 sq ft per unit (2) 18.16.090
[…]
[. . .]
(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
Relocated to
18.40.240
below
*NOT YET ADOPTED*
10
0160074_20220505_ay16
city council pursuant to Section 18.76.020.
[. . .]
SECTION 8. 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.
SECTION 9. 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 amended
to read as follows:
18.16.090 Context-Based Design Criteria and Objective Design Standards
In addition to the standards for development prescribed above, all Housing Development
Projects in the CN, CS, CC, and CC(2) districts shall comply with the objective design standards
outlined in Chapter 18.24, as defined therein. All other developments, and all Housing
Development Projects that elect to deviate from one or more objective design standards in
Chapter 18.24, shall meet the Context Based Design Criteria, as determined by the Director
pursuant to the Architectural Review process.
(a) Contextual and Compatibility Criteria
Development in a commercial district shall be responsible to its context and compatible with
adjacent development, and shall promote the establishment of pedestrian oriented design.
[. . .]
SECTION 10. 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
*NOT YET ADOPTED*
11
0160074_20220505_ay16
compliance with the following requirements and the context-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:
[. . .]
(b) Mixed Use and Residential
Table 3 specifies the development standards for new residential mixed use developments
and residential developments. These developments Housing Development Projects shall be
designed and constructed in compliance with the following requirements and the objective
design standards in Chapter 18.24. Non-Housing Development Projects and Housing Development
Projects that elect to deviate from one or more objective standards in Chapter 18.24 shall meet
context-based design criteria outlines in Section 18.18.110, provided that more restrictive
regulations may be recommended by the architectural review board and approved by the
director of planning and community environment, pursuant to Section 18.76.020:
TABLE 3
MIXED USE AND RESIDENTIAL DEVELOPMENT STANDARDS
CD-C
CD-S
CD-N
Subject to regulations in
Section:
[…]
Usable Open
Space (Private
and/or Common)
150 sq ft per unit (1) 18.18.110
[…]
[. . .]
(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 11. 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:
Relocated to
18.40.240
below
*NOT YET ADOPTED*
12
0160074_20220505_ay16
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).
(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 12. 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:
Acknowledges
that
Comprehensive
Plan eliminated Downtown cap
*NOT YET ADOPTED*
13
0160074_20220505_ay16
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 office 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.
[. . .]
SECTION 13. 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 14. Section 18.18.110 (Context-Based Design Criteria) of Chapter 18.18 (Downtown
Commercial (CD) District) of Title 18 (Zoning) is amended to read as follows:
18.18.110 Context-Based Design Criterial and Objective Design Standards
In addition to the standards for development prescribed above, all Housing Development
Projects in the CD districts shall comply with the objective design standards outlined in Chapter
18.24, as defined therein. All other developments, and Housing Development Projects that
elect to deviate from one or more objective design standards in Chapter 18.24, shall meet the
Context Based Design Criteria, as determined by the Director pursuant to the Architectural
Review process.
*NOT YET ADOPTED*
14
0160074_20220505_ay16
(a) Contextual and Compatibility Criteria
Development in a commercial district shall be responsible to its context and compatible with
adjacent development, and shall promote the establishment of pedestrian oriented design.
[. . .]
SECTION 15. 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
[. . .]
(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.
[. . .]
SECTION 16. 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 17. 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 18. 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:
Relocated to
18.40.240
below
Relocated to
apply to all
projects
regardless or
zone, location
or adjacency
*NOT YET ADOPTED*
15
0160074_20220505_ay16
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
(1) Location and Capacity
(A) 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 Refuse Enclosure Area Guidelines for New Construction and
Redevelopment Projects” and the “Refuse Enclosure Design Guide” maintained by
the Public Works Department.
(B) Refuse disposal and structures and enclosures shall be accessible to all residents
or users of the property.
(C) Mixed use development shall have separate enclosures for each use
classification (example: residential and commercial)
(D) Compostable materials and recyclable materials facilities containers shall be
located adjacent to solid waste containers, sized, and designed to encourage and
facilitate convenient use.
(E) 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.
(F) Individual refuse containers may be used to serve residential projects with one
or two dwelling units. Shared containers shall service residential projects with three
or more units, unless otherwise approved by the Public Works Director or any
designee.
(2) Screening and Enclosures
(A) Enclosures shall be design pursuant to the current refuse enclosure regulations
found in the “City of Refuse Enclosure Area Guidelines for New Construction and
Redevelopment Projects” and “Refuse Enclosure Design Guide” standards
maintained by the Public Works Department.
(B) Refuse disposal areas shall be screened from public view by masonry, wood,
or other opaque and durable material, and shall be enclosed and or located
within a building or covered enclosure.
(C) 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.
(D) Gates or other controlled access shall be provided where feasible.
(E) Chain link enclosures are strongly discouraged prohibited.
Relocated
from
18.23.020.
Strikeouts/
underlines
indicate key
changes
from existing
code,
proposed in
collaboration
with Zero
Waste
Division. Text
moves are
not shown.
*NOT YET ADOPTED*
16
0160074_20220505_ay16
(F) Refuse disposal structures and enclosures shall be architecturally compatible
with the design of the project.
(G) 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.
(H) 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 19. 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:
Exterior lighting of parking areas, pathways, and common open spaces, including fixtures
on building facades and free-standing lighting should aim to:
(1) Minimize the visual impacts of lighting on abutting or nearby residential sites
properties and from adjacent roadways.
(2) Exterior lighting in parking areas, pathways and common open space shall be
designed to achieve the following: Provide for safe and secure access on a site and
adjacent pedestrian routes
(3) Achieve maximum energy efficiency and reduce impacts or visual intrusions
on abutting or nearby properties from spillover and
(4) Complement the architectural design of the project
(b) Guidelines:
(1) 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.
(2) Interior lighting shall be designed to minimize nighttime glow visible from and/or
intruding into nearby properties.
(3) 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.
(4) Timing devices and dimmers should be considered used for exterior and interior
lights in order to minimize light glare at night without jeopardizing security of
employees and control lighting levels. At the time of project approval, the project
applicant must should demonstrate how interior and exterior lighting sources will be
reduced after operating hours or when the use of the facility is reduced.
Relocated
from
18.23.030.
Strikeouts/
underlines
indicate key
changes
from existing
code. Text
moves are
not shown.
Relocated to
apply to all
projects
regardless or
zone, location
or adjacency
*NOT YET ADOPTED*
17
0160074_20220505_ay16
(c) Requirements
(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.
(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.
(5) Interior lighting shall be shielded to eliminate glare and light spillover beyond
the perimeter property line of the development.
(6) Light fixtures shall not be located next to driveways or intersections, which
obstruct be located at least 3 feet from curbs and 10 feet from driveways or intersections,
to avoid obstructing clear sight distance triangles.
(7) Pedestrian and security lighting fixtures shall be fully shielded shall be directed
downward. Architectural lighting that projects upward from the ground as used in
landscaping, courtyards, or building accent should be directed onto the building face
so as not to affect abutting land uses.
(8) 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.
SECTION 20. 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
Relocated to
apply to all
projects
regardless or
zone, location
or adjacency
Shown as
new code
text, but
relocated
from
18.23.080
(Vehicular,
Pedestrian,
and Bicycle
Site) to
consolidate
standards for
late night
uses
*NOT YET ADOPTED*
18
0160074_20220505_ay16
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
pursuant to the provisions of a conditional use permit.
SECTION 21. 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 where privacy or
visual impacts are an issue.
(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:
Relocated from
18.23.050.
Strikeouts/
underlines
indicate key
changes from
existing code.
Text moves are
not shown.
Relocated to
apply to all
projects
regardless or
zone, location
or adjacency
*NOT YET ADOPTED*
19
0160074_20220505_ay16
(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
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 side of a
street), by a roof screen or proper placement. See Section 18.40.090 (height
limit exceptions) for further restrictions.
(iii) 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, and if visible and feasible when viewed
from the abutting opposite sidewalk.
(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) 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) 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.
(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.
(8) Appropriate landscaping should be used to aid in privacy screening.
Redundant w/
18.40.090:
Height
Exceptions
*NOT YET ADOPTED*
20
0160074_20220505_ay16
(9) Planting strips and street trees should be included in the project.
(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 pollutants in site
runoff.
(11) Landscaping material associated with screening should have adequate room
to grow and be protected from damage by cars and pedestrian traffic.
(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 22. 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 23. 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 24. 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 25. 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 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
Added to 18.52
and 18.54 below
to consolidate
parking and
access standards
Relocated w/o
changes to
apply to all
projects
regardless or
zone, location
or adjacency
Relocated w/o
changes to
apply to all
projects
regardless or
zone, location
or adjacency
*NOT YET ADOPTED*
21
0160074_20220505_ay16
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.
18.32.20 Applicability of Regulations and Affordable Housing Requirement
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. 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.
(a) 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
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.
*NOT YET ADOPTED*
22
0160074_20220505_ay16
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).
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
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.
*NOT YET ADOPTED*
23
0160074_20220505_ay16
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 Incentive Program Combining District(1)
[…]
Landscape/Open
Space Coverage 20%(2)
[…]
Notes:
(1) These developments shall be designed and constructed in compliance with the objective
design standards in Section 18.24. Developments that elect to deviate from one or more
objective standards in Chapter 18.24 shall meet 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, 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.
[…]
*NOT YET ADOPTED*
24
0160074_20220505_ay16
SECTION 27. Section 18.30(K).070 (Development Standards) of Subchapter 18.30(K) (Workforce
Housing (WH) Combining District Regulations) of Chapter 18.30 (Combining Districts) of Title 18
(Zoning) is amended to read as follows:
18.30(K).070 Development Standards
[…]
(b) Housing Development Projects shall be subject to objective design standards in Section
18.24. Non-Housing Development Projects and Housing Development projects that elect to
deviate from one or more objective standards in Chapter 18.24 shall meet the 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.
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]
[…]
Open Space:
Minimum area required
(Private or Common)
5 or fewer units: 200 sisf. per unit 6 or
more units: 100 s.f. per unit, subject to
Section 18.24.040
Minimum dimensions Private open space: 6 feet Common open
space: 12 feet
[…]
Relocated to new
18.24.080(b)
*NOT YET ADOPTED*
25
0160074_20220505_ay16
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.
[…]
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 amended
to read as follows:
18.34.110 Pedestrian and Transit Oriented Development (PTOD) Combining District
Context-Based Design Criteria and Objective Design Standards
In addition to the standards for development prescribed above, all Housing Development
Projects in the PTOD combining district shall comply with the objective design standards
outlined in Chapter 18.24, as defined therein. All other developments, and Housing
Development Projects that elect to deviate from one or more objective design standards in
Chapter 18.24, shall meet the Context Based Design Criteria, as determined by the Director
pursuant to the Architectural Review process.
(a) Contextual and Compatibility Criteria
Development in a pedestrian and transit oriented development combining district shall be
responsive to its context and compatible with adjacent development, and shall promote the
establishment of a pedestrian and transit oriented neighborhood.
[. . .]
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
*NOT YET ADOPTED*
26
0160074_20220505_ay16
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.
(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
*NOT YET ADOPTED*
27
0160074_20220505_ay16
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
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
Redundant
with
18.54.040(d)
Landscaping
of Parking
Areas
*NOT YET ADOPTED*
28
0160074_20220505_ay16
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.
(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:
*NOT YET ADOPTED*
29
0160074_20220505_ay16
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.
[. . .]
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
*NOT YET ADOPTED*
30
0160074_20220505_ay16
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.
(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
Shown as
new code
text, but
relocated
almost
verbatim
from
18.23.070
(Parking) to
consolidate
all parking
design in one
place
*NOT YET ADOPTED*
31
0160074_20220505_ay16
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
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
*NOT YET ADOPTED*
32
0160074_20220505_ay16
(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.
[. . .]
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
Shown as
new code
text, but
relocated
almost
verbatim
from
18.23.080
(Vehicular,
Pedestrian,
and Bicycle
Site) to consolidate
all access
design in one
place
*NOT YET ADOPTED*
33
0160074_20220505_ay16
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;
(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;
*NOT YET ADOPTED*
34
0160074_20220505_ay16
(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.
[. . .]
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) Preliminary Board Review
Applicants are encouraged to seek preliminary review by the Architectural Review Board
pursuant to Section 18.76.020(c) prior to submitting a formal application.
(c) 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 for the purpose of determining whether minor adjustments to the
application would result in closer adherence to the contextual design criteria and/or
objective design standards contained in Chapter 18.24. 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
*NOT YET ADOPTED*
35
0160074_20220505_ay16
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.
(d) 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 other City 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.
(e) 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 (d)(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.
(f) 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
*NOT YET ADOPTED*
36
0160074_20220505_ay16
noticed hearing before the city council, following which the city council shall adopt findings and
take action on the application.
(g) Final Decision by the Council
The decision of the council on the appeal is final.
SECTION 38. As used in this ordinance, new text is underlined, deletions are struck-through, and
omissions are noted with [. . .] for large sections of unchanged text.
SECTION 39. 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 40. 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 41. 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
determined that no new effects would occur from and no new mitigation measures would be
required for the adoption of this Ordinance.
//
//
//
//
//
//
//
*NOT YET ADOPTED*
37
0160074_20220505_ay16
SECTION 42. 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
1
City of Palo Alto
Objective Design Standards Project
Crosswalk Matrix of Existing and Proposed Design Regulations
April 15, 2022
This document compares existing context-based design criteria and the standards and contextual design criteria proposed to replace them, for “housing development projects.” The context-based design criteria are organized by zoning district, with the existing criteria in the left-hand column and the proposed standard or contextual design criteria in the right-hand column.
• Blue italics indicate staff comments, which identify redundancies, proposed deletions, and elements addressed in other sections of the code.
• Green text indicates contextual design criteria, which convey contextual design priorities and clarify the intent of design standards.
• Draft standards are shown in normal black text
• Revisions to standards/contextual design criteria compared to the version reviewed by the City Council on November 8, 2021 are shown in underline/strikeout format.
RM Zones - 18.13.060 Multiple Family Context-Based Design Criteria
Existing Context-Based Design Criteria Proposed Standard or Contextual Design Criteria
(1) Massing and Building Facades
Massing and building facades shall be designed to create a residential scale in keeping with Palo Alto neighborhoods, and to provide a relationship with street(s) through elements such as:
18.24.050(a) Building Massing Intent Statement Contextual Design Criteria
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
(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 abutting properties
A. Articulation, setbacks, and materials that minimize massing, break down the
scale of buildings, and provide visual interest (Figure 1-1);
18.24.050(a)(1): Break down large building facades and massing to create a human-scaled building that enhances the context of the site
18.24.050(a)(2): Are consistent in scale, mass and character to adjacent land uses and land use designations
18.24.050(b)(2) 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… (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.
2
RM Zones - 18.13.060 Multiple Family Context-Based Design Criteria
Existing Context-Based Design Criteria Proposed Standard or Contextual Design Criteria
18.24.050(b)(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.
(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.
Also see new standards/menu options for massing and articulation in
18.24.060 Façade Design - (c)(1)(A) Variation in building modulation and Variation in façade articulation. For example:
18.24.060(c)(1)(A)(ii) Variation in horizontal and/or vertical recesses or projections such as a pattern of recessed grouping of windows, recessed panels, or bay windows or similar strategies as approved by the Director of Planning and Development Services
Also see materials standards in 18.24.090 Materials
B. Rooflines that emphasize and accentuate significant elements of the building such as entries, bays, and balconies (Figure 1-1);
18.24.050(a)(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.
18.24.060(c)(4) Building Entries Within Façade Design
(A) (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.
Also see new standards/menu options for massing and articulation in:
18.24.060 Façade Design - (c)(1)(A) Variation in building modulation and Variation in façade articulation. For
example:
18.24.060(c)(1)(A)(ii) Variation in horizontal and/or vertical recesses or projections such as a pattern of recessed grouping of windows, recessed panels, or bay windows or similar strategies as approved by the Director of Planning and Development Services [Choice in menu of options]
C. Placement and orientation of doorways, windows, and landscape 18.24.050(a) Building Massing Intent Statement Contextual Design Criteria
(3) Reinforce the definition and importance of the street
3
RM Zones - 18.13.060 Multiple Family Context-Based Design Criteria
Existing Context-Based Design Criteria Proposed Standard or Contextual Design Criteria
elements to create a relationship with the
street (Figure 1-1)
18.24.040(a) Building Orientation and Setbacks Intent Statement Contextual Design Criteria
(2) Placement and orientation of doorways, windows, stoops, and landscape elements to create a direct relationship with the street.
18.24.040 Building Orientation and Setbacks
(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.
18.24.060(c)(4) Building Entries Within Façade Design
(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.
18.24.060(c)(5) Storefront/Retail Ground Floors
(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.
18.24.060(c)(6) Other Non-residential Ground Floors
(B) Transparency shall include a minimum 50 percent transparent glazing between 4 and 10 feet in height from sidewalk or terrace grade.
D. Facades that include projecting eaves and overhangs, porches, and
other architectural elements that provide human scale and help break up building
mass (Figure 1-1)
18.24.060(a) Façade Design Intent Statement Contextual Design Criteria
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.
4
RM Zones - 18.13.060 Multiple Family Context-Based Design Criteria
Existing Context-Based Design Criteria Proposed Standard or Contextual Design Criteria
See new standards in 18.24.060(c) that identify a menu of options for façade design. For example:
18.24.060(c) Façade Design
(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, or 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, or 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, or 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; or
(vii) Incorporate a minimum of three colors, materials, and/or textures across the whole building.
E. Entries that are clearly defined features of front facades, and that have a scale that is in proportion to the size and type of the building and number of units being accessed; larger buildings should have a more prominent building entrance, while maintaining a pedestrian scale;
18.24.070(a) Residential Entries Intent Statement Contextual Design Criteria
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
See new standards in 18.24.070(b) Residential Entries for specific entry types (i.e., stoops, porches, patios,
terraces, frontage courts), dimensional requirements and the minimum and maximum number of units per entry. For example:
18.24.070(b)(B) Residential Entries - 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.
5
RM Zones - 18.13.060 Multiple Family Context-Based Design Criteria
Existing Context-Based Design Criteria Proposed Standard or Contextual Design Criteria
18.24.060(b) Façade Design
(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
F. Residential units that have a presence on the street and are not
walled-off or oriented exclusively inward;
18.24.040(a) Building Orientation and Setbacks Intent Statement Contextual Design Criteria
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:
(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.
18.24.040(b) Building Orientation and Setbacks
(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.
G. Elements that signal habitation such
as entrances, stairs, porches, bays and balconies that are visible to people on the street (Figure 1-2);
H. All exposed sides of a building designed with the same level of care and integrity (Figure 1-2).
18.24.060(a) Façade Design Intent Statement Contextual Design Criteria
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:
(2) Quality of construction, craftsmanship, and design to create long lasting buildings
18.24.060(b) Façade Design 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.
6
RM Zones - 18.13.060 Multiple Family Context-Based Design Criteria
Existing Context-Based Design Criteria Proposed Standard or Contextual Design Criteria
(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.
(2) Low-Density Residential Transitions
Where new projects are built abutting existing lower-scale residential development, care shall be taken to respect the scale and privacy of neighboring properties through:
18.24.050(a) Building Massing Intent Statement Contextual Design Criteria
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
(5) Provide harmonious transitions between adjacent abutting properties
(6) Maintain privacy of residential uses through design strategies such as offset windows, reduced glazing, landscape screening, and site planning that extends setbacks to residential uses.
18.24.040(a) Building Orientation and Setbacks Intent Statement Contextual Design Criteria
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:
(1) Buildings that create a street frontage that are compatible with nearby buildings and land uses.
(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 abutting lower density residential development.
18.24.050(b)(1) Upper Floor Step Backs & Daylight Planes
(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 both the primary building frontage and the facing facade, and the step shall occur for a minimum of 70% of the each 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.
(C) If a project meets the following criteria, a daylight plane with an initial height of 25 feet above grade at the
property line and a 45-degree angle shall be required. No setback is required unless otherwise required by the zoning district. This daylight plane is required if all of these criteria are met:
(i) The project is not subject to a daylight plane requirement, pursuant to district regulations in Title 18; and
(ii) The project proposes a building which is more than 20 feet above the average height (i.e., average of low and high roof elevations) of an adjacent building; and
A. Transitions of development intensity from higher density development building types to building types that are compatible with the lower intensity surrounding uses, such as small-lot units and rowhouses (Figure 2-1);
7
RM Zones - 18.13.060 Multiple Family Context-Based Design Criteria
Existing Context-Based Design Criteria Proposed Standard or Contextual Design Criteria
(iii) The project abuts residential units in the side or rear yard.
18.24.060(c)(1)(A)(i)(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. [Choice in menu of options]
18.24.050(b)(2)(D) Windows: Within 30 feet of facing residential windows (except garage or common space windows) or private open space on an abutting residential building, facing windows on the subject site shall meet the following: (i) Window sills at and above the 2nd floor shall be at least 5 feet above finished floor; or (ii) Windows shall have opaque or translucent glazing at or below 5 feet above finished floor; or (iii) Windows shall be angled up to 30 degrees (parallel to window) to face away from abutting privacy impacts; and (iv) Landscape screening shall be 24-inch box size or larger and 8+ feet height at planting; 50% evergreens; and located to align with proposed second floor windows at maturity 18.24.050(b)(2)(E) Balconies: Within 30 feet of residential windows (except garage or common space windows) or private open space on an abutting residential building, balconies and decks on the subject site shall be designed to prevent views: (i) No sight lines are permitted within 5 feet of finished floor and a 45-degree angle downward from balcony railing (ii) Submit section view of proposed balcony/deck and abutting residential windows and/or private open space (iii) Provide balcony/deck design measure which may include: a) Minimum 85% opaque railing b) Obscure glass railing c) Barrier with min. 18” horizontal depth from railing (e.g., landscape planter)
Also see setbacks and daylight plane standards in district regulations’ development standards tables.
B. Massing and orientation of buildings that respect and mirror the massing of neighboring structures by stepping back upper stories to transition to smaller scale buildings, including setbacks and daylight planes that match abutting R-1 and R-2 zone requirements (Figure 2-2);
18.24.040(a) Building Orientation and Setbacks Intent Statement Contextual Design Criteria
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:
(5) Buildings that provide side and rear setbacks and/or upper story step backs to create a compatible relationship
with adjacent abutting lower density residential development.
18.24.050(b)(1) Upper Floor Step Backs & Daylight Planes
(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 both the primary building frontage and the facing facade, and the step shall occur for a minimum of 70% of the each façade length.
8
RM Zones - 18.13.060 Multiple Family Context-Based Design Criteria
Existing Context-Based Design Criteria Proposed Standard or Contextual Design Criteria
(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.
(C) If a project meets the following criteria, a daylight plane with an initial height of 25 feet above grade at the property line and a 45-degree angle shall be required. No setback is required unless otherwise required by the zoning district. This daylight plane is required if all of these criteria are met:
(i) The project is not subject to a daylight plane requirement, pursuant to district regulations in Title 18; and
(ii) The project proposes a building which is more than 20 feet above the average height (i.e., average of low and high roof elevations) of an adjacent building; and
(iii) The project abuts residential units in the side or rear yard.
18.24.060(c)(1)(A)(i)(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. [Choice in menu of options]
Also see setbacks and daylight plane standards in district regulations’ development standards tables.
C. Respecting privacy of neighboring
structures, with windows and upper floor balconies positioned so they minimize
views into neighboring properties (Figure 2-3);
18.24.050(a) Building Massing Intent Statement Contextual Design Criteria
(6) Maintain privacy of residential uses through design strategies such as offset windows, reduced glazing, landscape screening, and site planning that extends setbacks to residential uses.
18.24.050(b)(2)(C) Within 40 feet of an abutting structure, no more than 15% of the confronting facing façade area shall be windows or other glazing. Additional windows are allowed in order to maintain light, if they are fixed and fully obscured.
18.24.050(b)(2)(D) Windows: Within 30 feet of facing residential windows (except garage or common space
windows) or private open space on an abutting residential building, facing windows on the subject site shall meet the following:
(v) Window sills at and above the 2nd floor shall be at least 5 feet above finished floor; or (vi) Windows shall have opaque or translucent glazing at or below 5 feet above finished floor; or
(vii) Windows shall be angled up to 30 degrees (parallel to window) to face away from abutting privacy impacts; and (viii) Landscape screening shall be 24-inch box size or larger and 8+ feet height at planting; 50% evergreens;
and located to align with proposed second floor windows at maturity
18.24.050(b)(2)(E) Balconies: Within 30 feet of residential windows (except garage or common space windows) or private open space on an abutting residential building, balconies and decks on the subject site shall be designed to
prevent views: (iv) No sight lines are permitted within 5 feet of finished floor and a 45-degree angle downward from balcony railing
(v) Submit section view of proposed balcony/deck and abutting residential windows and/or private open space (vi) Provide balcony/deck design measure which may include:
d) Minimum 85% opaque railing e) Obscure glass railing
9
RM Zones - 18.13.060 Multiple Family Context-Based Design Criteria
Existing Context-Based Design Criteria Proposed Standard or Contextual Design Criteria
f) Barrier with min. 18” horizontal depth from railing (e.g., landscape planter)
18.24.080(b)(1)(D): Balconies shall not be located within the daylight plane
D. Minimizing sight lines into and from neighboring properties (Figure 2-3); 18.24.050(a) Building Massing Intent Statement Contextual Design Criteria
(6) Maintain privacy of residential uses through design strategies such as offset windows, reduced glazing, landscape screening, and site planning that extends setbacks to residential uses (e.g., location of pedestrian paths and mews/drive aisles).
18.24.050(b)(2) Privacy and Transitions to Residential Uses Lower Density Building Types
When a building abuts a residential use at an interior 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 and maintain privacy by meeting all of the following applicable standards:
(A) Landscape Screening: 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.
(C) Maximum Transparency: Within 40 feet of an abutting structure, no more than 15% of the confronting facing façade area shall be windows or other glazing. Additional windows are allowed in order to maintain light, if they are fixed and fully obscured.
(D) Windows: Within 30 feet of facing residential windows (except garage or common space windows) or private open space on an abutting residential building, facing windows on the subject site shall meet the following: (i) Window sills at and above the 2nd floor shall be at least 5 feet above finished floor; or (ii) Windows shall have opaque or translucent glazing at or below 5 feet above finished floor; or (iii) Windows shall be angled up to 30 degrees (parallel to window) to face away from abutting privacy impacts; and (iv) Landscape screening shall be 24-inch box size or larger and 8+ feet height at planting; 50% evergreens; and located to align with proposed second floor windows at maturity (E) Balconies: Within 30 feet of residential windows (except garage or common space windows) or private open space on an abutting residential building, balconies and decks on the subject site shall be designed to prevent views: (i) No sight lines are permitted within 5 feet of finished floor and a 45-degree angle downward from balcony railing (ii) Submit section view of proposed balcony/deck and abutting residential windows and/or private open space (iii) Provide balcony/deck design measure which may include: a) Minimum 85% opaque railing b) Obscure glass railing c) Barrier with min. 18” horizontal depth from railing (e.g., landscape planter)
10
RM Zones - 18.13.060 Multiple Family Context-Based Design Criteria
Existing Context-Based Design Criteria Proposed Standard or Contextual Design Criteria
E. Limiting sun and shade impacts on abutting properties; and 18.24.040(a) Building Orientation and Setbacks Intent Statement Contextual Design Criteria
...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.
(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 abutting lower density residential development.
(7) Optimized building orientation for thermal comfort, shading, daylighting, and natural ventilation and other forms of passive design.
See setbacks and daylight plane standards in district regulations’ development standards tables.
No new sun access or shade impact standards are proposed.
F. Providing pedestrian paseos and mews to create separation between uses.
18.24.040(a) Building Orientation and Setbacks Intent Statement Contextual Design Criteria
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…
(4) Transitional spaces and buffer areas between buildings, parcels, and sites through building setbacks that distinguish private and public spaces.
18.24.020(b) Public Realm/Sidewalk Character
(1) Sidewalk Widths
(B) Publicly accessible sidewalks or walkways, with landscape strips, 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.
(3) Project Open Space
Private and public open space shall be provided so that it is usable for the residents and visitors of a site.
18.24.080(a) Open Space Intent Statement Contextual Design Criteria
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
11
RM Zones - 18.13.060 Multiple Family Context-Based Design Criteria
Existing Context-Based Design Criteria Proposed Standard or Contextual Design Criteria
(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
A. The type and design of the usable private open space shall be appropriate to the character of the building(s), and shall consider dimensions, solar access, wind protection, views, and privacy;
18.24.080(a) Open Space Intent Statement Contextual Design Criteria
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:
(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
(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
18.24.080(b)(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)
B. Open space should be sited and designed to accommodate different activities, groups, active and passive uses, and should be located convenient to the residents.
18.24.080(a) Open Space Intent Statement Contextual Design Criteria
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.
18.24.080(b)(1) Private Open Space
If Private Open Spaces is provided, it shall meet the following standards:
(C) Be accessed directly from a residential unit
18.24.080(b)(2) Common Open Space
If Common Open Space is provided, it shall meet the following standards:
12
RM Zones - 18.13.060 Multiple Family Context-Based Design Criteria
Existing Context-Based Design Criteria Proposed Standard or Contextual Design Criteria
(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.
(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
(E) Include places to sit
(F) A minimum 20% of landscaping
C. Common open spaces should connect to the pedestrian pathways and existing natural amenities of the site and its surroundings (Figure 3-1);
18.24.080(a) Open Space Intent Statement Contextual Design Criteria
… Common and private open spaces should include the following characteristics:
(1) Be integrated into the site access and building circulation strategy
(3) Provide landscape elements that will support the health of the plants and enhance the character of place
18.24.080(b)(2) Common Open Space
If Common Open Space is provided, it shall meet the following standards:
(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.
(F) A minimum 20% of landscaping
D. Usable open space may be any combination of private and common spaces;
Removed. Inconsistent with development standards in Chapter 18.13.040(e) and Table 2, Chapter 18.13, which
details distinct requirements and options for private and common open space.
E. Open space should be located to activate the street facade and increase "eyes on the street" when possible (Figure 3-2);
18.24.080(a) Open Space Intent Statement Contextual Design Criteria …Common and private open spaces should include the following characteristics:
(1) Be integrated into the site access and building circulation strategy
(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
(7) Promote community safety through eyes on the street
18.24.040(b)(2)(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
(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. [Choice in menu of options]
F. Usable open space does not need to be located on the ground and may be located in porches, decks, balconies and/or podiums (Figure 3-3);
Removed. Redundant with definition of usable open space in Chapter 18.04.030(124).
13
RM Zones - 18.13.060 Multiple Family Context-Based Design Criteria
Existing Context-Based Design Criteria Proposed Standard or Contextual Design Criteria
G. Both private and common open space areas should be buffered from noise where feasible through landscaping and building placement;
Redundant with guideline in Chapter 18.13.040(e).
Also see noise standards in Section 9.10.030(a).
Also see existing noise standards for rooftop open spaces in 18.40.230: Rooftop Gardens.
18.24.080(a) Open Space Intent Statement Contextual Design Criteria
…Common and private open spaces should include the following characteristics:
(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
18.24.080(b)(1) Private Open Space.
If Private Open Spaces is provided, it shall meet the following standards: …
(C) Be accessed directly from a residential unit
(D) Balconies shall not be located within the daylight plane
(E) ...ground floor patios shall meet the following minimum requirements...
(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)
18.24.080(b)(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) 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
H. Open space situated over a structural slab/podium or on a rooftop shall have a combination of landscaping and high quality paving materials, including elements such as planters, mature trees, and use of textured and/or colored paved surfaces (Figure 3-3); and
18.24.080(a) Open Space Intent Statement Contextual Design Criteria
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:
(3) Provide landscape elements that will support the health of the plants and enhance the character of place
(6) Promote sustainable practices and opportunities for green infrastructure
18.24.080(b) (2) Common Open Space
(2) If Common Open Space is provided, it shall meet the following standards:
(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.
I. Parking may not be counted as open space. Removed. Redundant with definition of usable open space in Chapter 18.04.030(124).
14
RM Zones - 18.13.060 Multiple Family Context-Based Design Criteria
Existing Context-Based Design Criteria Proposed Standard or Contextual Design Criteria
(4) Parking Design
Parking needs shall be accommodated but shall not be allowed to overwhelm the character of the project or detract from the pedestrian environment, such
that:
18.24.030(a) Site Access Intent Statement Contextual Design Criteria
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:
(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.
18.24.030(b)(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.
18.24.030(b)(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.
18.24.060(b)(7) Façade Design - 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)
A. Parking is located behind buildings, below grade or, where those options are not feasible, screened by landscaping, low walls, garages and carports, etc.;
B. Structured parking is fronted or wrapped with habitable uses when possible (Figure 4-1);
18.24.030(a) Site Access Intent Statement Contextual Design Criteria
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:
(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.
18.24.060(b)(7)(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.
15
RM Zones - 18.13.060 Multiple Family Context-Based Design Criteria
Existing Context-Based Design Criteria Proposed Standard or Contextual Design Criteria
C. Parking that is semi-depressed is screened with architectural elements that enhance the streetscape such as stoops, balcony overhangs, and/or art (Figure 4-2);
18.24.030(a) Site Access Intent Statement Contextual Design Criteria
(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.
18.24.060(b)(7) Façade Design - Parking/Loading/Utilities
(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.
D. Landscaping such as trees, shrubs, vines, or groundcover is incorporated
into surface parking lots (Figure 4-2);
Removed. Redundant with landscaping standards and guidelines in Chapter 18.54.040: Landscaping of Parking Areas
E. For properties with parking access
from the rear of the site (such as a rear alley or driveway) landscaping shall provide a visual buffer between vehicle circulation areas and abutting properties
(Figure 4-3);
Removed. Redundant with standards and guidelines in Chapter 18.54.040(f): Landscaping of Parking Areas
(Landscape Screens) and Chapter 18.23.050: Visual, Screening and Landscaping (proposed to be modified to be
broadly applicable and relocated to Chapter 18.40.260). For Example:
18.54.040(f) Landscaping of Parking Areas [Existing Code Section]
(a) Perimeter Landscaping: Each unenclosed parking facility shall provide a perimeter landscaped strip at least five feet wide between and adjacent to a line defining the exterior boundary of the parking area and the nearest adjacent property line, not separated by a building. The perimeter landscaped strip may include any landscaped yard or landscaped area otherwise required, and shall be continuous except for required access to the site or to the parking facility. Where the landscaped strip adjoins a public street or pedestrian walkway, the landscaped strip may be required to include a fence, wall, berm, or equivalent feature. Where the parking facility adjoins another site, a fence, wall, or other equivalent screening feature may be required.
See draft standards for Chapter 18.40.260(b) Visual Screening and Landscaping
(1) For non-residential properties abutting residential uses:
(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.
(iii) 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.
16
RM Zones - 18.13.060 Multiple Family Context-Based Design Criteria
Existing Context-Based Design Criteria Proposed Standard or Contextual Design Criteria
F. Street parking is utilized for visitor or customer parking and is designed in a manner to enhance traffic calming;
18.24.020(a) Public Realm/Sidewalk Character Intent Statement Contextual Design Criteria
(5) Utilize street parking for visitor or customer parking and to enhance traffic calming.
G. Parking is accessed from side streets or alleys when possible. 18.24.030(a)(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.
18.24.030(b)(3) Vehicle Access.
(A) Vehicle access shall be located on alleys or side streets where available.
(5) Large (Multi-Acre) Sites
Large (in excess of one acre) sites shall
be designed so that street, block, and building patterns are consistent with
those of the surrounding neighborhood, and such that:
Sites over 1 acre in size are not uniquely addressed. Standards and contextual design criteria below would be broadly applicable and would not just apply to large sites.
18.24.050(a) Building Massing Intent Statement Contextual Design Criteria
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
(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 abutting properties
A. New development of large sites maintains and enhances connectivity
with a hierarchy of public streets, private streets, walks and bike paths (integrated
with Palo Alto's Bicycle Master Plan, when applicable);
18.24.030(a) Site Access Intent Statement Contextual Design Criteria
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
B. The diversity of building types increases with increased lot size (e.g., <1 acre = minimum 1 building type; 1-2 acres = minimum 2 housing types; greater than 2 acres = minimum 3
18.24.050(a) Building Massing Intent Statement Contextual Design Criteria
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.
17
RM Zones - 18.13.060 Multiple Family Context-Based Design Criteria
Existing Context-Based Design Criteria Proposed Standard or Contextual Design Criteria
housing types) (Figures 5-1 through 5-3);
and
18.24.050(b)(5)(A) A diversity of housing types (e.g., detached units, attached rowhouses/townhomes,
condominiums or apartments, mixed use) are required for projects on large lots:
• < 1-acre lots: minimum 1 housing type;
• 1 to 2-acre lots: minimum 2 housing types; or
• > 2-acre lots = minimum 3 housing types.
18.24.060(b)(2): 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.
C. Where a site includes more than one housing type, each building type should respond to its immediate context in terms of scale, massing, and design (e.g., small lot units or rowhouse building types facing or abutting existing single-family residences) (Figures 5-2 and 5-3).
18.24.050(a) Building Massing Intent Statement Contextual Design Criteria
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:
(5) Provide harmonious transitions between abutting properties
18.24.050(b)(1) Upper Floor Step Backs & Daylight Planes
(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 both the primary building frontage and the facing facade, and the step shall occur for a minimum of 70% of the each 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.
(C) If a project meets the following criteria, a daylight plane with an initial height of 25 feet above grade at the property line and a 45-degree angle shall be required. No setback is required unless otherwise required by the zoning district. This daylight plane is required if all of these criteria are met:
(i) The project is not subject to a daylight plane requirement, pursuant to district regulations in Title 18; and
(ii) The project proposes a building which is more than 20 feet above the average height (i.e., average of low and high roof elevations) of an adjacent building; and
(iii) The project abuts residential units in the side or rear yard.
(6) Housing Variety and Units on Individual Lots
Multifamily projects may include a variety of unit types such as small-lot detached units (Figure 6-1), attached rowhouses/townhouses (Figure 6-2), and cottage clusters in order to achieve variety and create transitions to adjacent existing development, provided that:
18.24.050(b)(5)(A) A diversity of housing types (e.g., detached units, attached rowhouses/townhomes, condominiums or apartments, mixed use) are required for projects on large lots:
• < 1-acre lots: minimum 1 housing type;
• 1 to 2-acre lots: minimum 2 housing types; or
• > 2-acre lots = minimum 3 housing types.
18
RM Zones - 18.13.060 Multiple Family Context-Based Design Criteria
Existing Context-Based Design Criteria Proposed Standard or Contextual Design Criteria
A. Setbacks and daylight planes along the perimeter of the site shall conform to RM-20 zone standards;
Removed. Redundant with setbacks and daylight plane standards in district regulations’ development standards
tables. In particular, townhome and cottage cluster standards are located in Table 3 and footnote (1), Chapter 18.13.050(c) Village Residential Development
B. Overall development intensity (FAR, landscape coverage, open space) shall
be calculated across the entire site to comply with the RM-20 zone standards;
Removed. Redundant with setbacks and daylight plane standards in district regulations’ development standards tables. In particular, townhome and cottage cluster standards are located in Table 3 and footnote (1), Chapter
18.13.050(c) Village Residential Development
C. Individual detached units shall be spaced a minimum of 3 feet apart; Removed. For townhome, cottage cluster, redundant with Table 3, Chapter 18.13.050(c) Village Residential
Development.
Also, required by Fire Code for buildings with openings.
D. For units on individual "fee simple" lots, units may be situated along the property line of the individual parcel (i.e., zero-lot line) to allow usable open space in the opposite side setback;
Addressed generally by open space standards in district regulations’ development standards tables. “Fee simple”
lots not separately addressed.
E. Each detached unit shall have at least one usable side yard between the house and fence to provide outdoor passage between the front and rear
yards;
18.24.040(b)(6): Side Yard Setback Character: Each detached dwelling unit shall have at least one usable side yard, at least 6 feet wide, between the house and fence to provide outdoor passage between the front and rear yards.
F. Spaces between buildings shall be landscaped and/or shall provide for usable hardscape (patios, decks, etc.);
Removed. Addressed by site open space standard in Table 3, Chapter 18.13.050(c) Village Residential Development
G. Sidewall windows should be designed with privacy features such as obscure glass or glass block;
18.24.050(a) Building Massing Intent Statement Contextual Design Criteria
(6) Maintain privacy of residential uses through design strategies such as offset windows, reduced glazing,
landscape screening, and site planning that extends setbacks to residential uses.
18.24.050(b)(C) Within 40 feet of an abutting structure, no more than 15% of the confronting facing façade area shall be windows or other glazing. Additional windows are allowed in order to maintain light, if they are fixed and fully obscured.
H. Windows on sidewalls opposite each other should be above eye level or should be offset to prevent views into adjacent units; and
18.24.050(a) Building Massing Intent Statement Contextual Design Criteria
(6) Maintain privacy of residential uses through design strategies such as offset windows, reduced glazing,
landscape screening, and site planning that extends setbacks to residential uses.
18.24.050(b)(2) Privacy and Transitions to Residential Uses Lower Density Building Types
When a building abuts a residential use at an interior 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 and maintain privacy by meeting all of the following applicable standards:
19
RM Zones - 18.13.060 Multiple Family Context-Based Design Criteria
Existing Context-Based Design Criteria Proposed Standard or Contextual Design Criteria
(C) Maximum Transparency: Within 40 feet of an abutting structure, no more than 15% of the confronting facing
façade area shall be windows or other glazing. Additional windows are allowed in order to maintain light, if they are fixed and fully obscured.
(D) Windows: Within 30 feet of facing residential windows (except garage or common space windows) or private open space on an abutting residential building, facing windows on the subject site shall meet the following: (i) Window sills at and above the 2nd floor shall be at least 5 feet above finished floor; or (ii) Windows shall have opaque or translucent glazing at or below 5 feet above finished floor; or (iii) Windows shall be angled up to 30 degrees (parallel to window) to face away from abutting privacy impacts; and (iv) Landscape screening shall be 24-inch box size or larger and 8+ feet height at planting; 50% evergreens; and located to align with proposed second floor windows at maturity
I. Architectural treatment shall be carried along the sidewalls of detached units, particularly sidewalls facing streets and pathways.
18.24.060(a) Façade Design Intent Statement Contextual Design Criteria
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:
(2) Quality of construction, craftsmanship, and design to create long lasting buildings
18.24.040(b) Building Orientation and Setbacks
(1) 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.
(7) Sustainability and Green Building Design
Project design and materials to achieve sustainability and green building design shall be incorporated into the project. Green building design considers the environment during 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:
18.24.090(a) Materials Intent Statement Contextual Design Criteria
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.
18.24.100(a) Sustainability and Green Building Design Intent Statement Contextual Design Criteria
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…
18.24.100(b): 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.
20
RM Zones - 18.13.060 Multiple Family Context-Based Design Criteria
Existing Context-Based Design Criteria Proposed Standard or Contextual Design Criteria
A. Optimize building orientation for heat gain, shading, daylighting, and natural ventilation (Figure 7-1);
18.24.100(a)(1): Optimize building orientation for thermal comfort, shading, daylighting, and natural ventilation, including operable windows
B. Design landscaping to create comfortable micro-climates and reduce
heat island effects (Figure 7-2);
18.24.100(a)(2): Design landscaping to create comfortable micro-climates and reduce heat island effects
C. Design for easy pedestrian, bicycle, and transit access; 18.24.030(a) Site Access Intent Statement Contextual Design Criteria
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.
D. Maximize onsite stormwater management through landscaping and permeable pavement (Figure 7-3);
18.24.100(a)(4): Maximize onsite stormwater management through landscaping and permeable pavement
E. Use sustainable building materials. 18.24.100(a)(5): Use sustainable building materials
F. Design lighting, plumbing and
equipment for efficient energy use;
18.24.100(a)(6): Design lighting, plumbing and equipment for efficient energy use
G. Create healthy indoor environments; 18.24.100(a)(7): Create healthy indoor environments
H. 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 (Figure 7-2); and
18.24.100(a)(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
I. Provide protection for creeks and riparian vegetation and integrate stormwater management measures and open space to minimize water quality and erosion impacts to the creek environment.
Addressed in 18.40.140: Stream Corridor Protection
21
CN, CC, CS Zones - 18.16.090 Context-Based Design Criteria
Existing Context-Based Design Criteria Proposed Standard or Contextual Design Criteria
(1) Pedestrian and Bicycle Environment
The design of new projects shall promote pedestrian walkability, a bicycle friendly environment, and connectivity through design elements such as:
18.24.030(a) Site Access Intent Statement Contextual Design Criteria
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.
A. Ground floor uses that are appealing to pedestrians through well-designed visibility and access (Figure 1-1);
18.24.040(a) Building Orientation and Setbacks Intent Statement Contextual Design Criteria
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:
(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 abutting lower density residential development.
18.24.030(b)(2): Site Access - Primary Building Entries shall be located from a public right-of-way or, if not possible, a publicly accessible Pedestrian Walkway.
18.24.040(b)(3): Building Orientation and Setbacks - 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.
22
CN, CC, CS Zones - 18.16.090 Context-Based Design Criteria
Existing Context-Based Design Criteria Proposed Standard or Contextual Design Criteria
18.24.020(4)(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.
B. On primary pedestrian routes, climate and weather protection where possible, such as covered waiting areas, building projections and colonnades, and awnings (Figure 1-2);
18.24.020(a) Public Realm/Sidewalk Character Intent Statement Contextual Design Criteria
To create an attractive and safe public realm and sidewalk space for pedestrians and cyclists through the implementation of design, landscaping, and infrastructure.
18.24.060(c)(4)(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.
18.24.060(c)(5): Storefront/Retail Ground Floors
(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.
18.24.060(c)(6): Other Non-residential Ground Floors
(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.
C. Streetscape or pedestrian amenities that contribute to the area's streetscape environment such as street trees, bulbouts, benches, landscape elements, and public art (Figure 1-3);
18.24.020(a) Public Realm/Sidewalk Character Intent Statement Contextual Design Criteria
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.
D. Bicycle amenities that contribute to the area's bicycle environment and safety needs, such as bike racks, storage or parking, or dedicated bike lanes or paths (Figure 1-1); and
18.24.020(a) Public Realm/Sidewalk Character Intent Statement Contextual Design Criteria
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:
(4) Provide amenities, such as parking and repair equipment, for micromobility, such as bicycles and scooters.
18.24.020(b)(4)(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
23
CN, CC, CS Zones - 18.16.090 Context-Based Design Criteria
Existing Context-Based Design Criteria Proposed Standard or Contextual Design Criteria
satisfied by existing infrastructure already located within 50 feet of the project site and located in the public right-of-way.
Also see bicycle parking standards in Chapter 18.52.040: Off-Street Parking, Loading and Bicycle Facility Requirements
E. Vehicle access from alleys or sidestreets where they exist, with pedestrian access from the public street.
18.24.030(a) Site Access Intent Statement Contextual Design Criteria
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.
18.24.030(b)(3) Vehicle Access.
(A) Vehicle access shall be located on alleys or side streets where available.
(B) Except for driveway access and short-term loading spaces, off-street parking, off-street vehicle loading, and vehicular circulation areas are prohibited between the building and the primary building frontage.
18.24.030(b)(2): Site Access - Primary Building Entries shall be located from a public right-of-way or, if not possible, a publicly accessible Pedestrian Walkway.
(2) Street Building Facades
Street facades shall be designed to provide a strong relationship with the sidewalk and the street(s), to create an environment that supports and encourages pedestrian activity through design elements such as:
18.24.040(a) Building Orientation and Setbacks Intent Statement Contextual Design Criteria
(2) Placement and orientation of doorways, windows, stoops, and landscape elements to create a direct relationship with the street.
18.24.050(a) Building Massing Intent Statement Contextual Design Criteria
(3) Reinforce the definition and importance of the street
A. Placement and orientation of doorways, windows, and landscape
elements to create strong, direct relationships with the street (Figure 2-1);
18.24.050(a) Building Massing Intent Statement Contextual Design Criteria
(3) Reinforce the definition and importance of the street
18.24.040(a) Building Orientation and Setbacks Intent Statement Contextual Design Criteria
(2) Placement and orientation of doorways, windows, stoops, and landscape elements to create a direct relationship with the street.
18.24.040 Building Orientation and Setbacks
(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:
24
CN, CC, CS Zones - 18.16.090 Context-Based Design Criteria
Existing Context-Based Design Criteria Proposed Standard or Contextual Design Criteria
(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.
18.24.060(c)(4) Building Entries Within Façade Design
(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.
18.24.060(c)(5) Storefront/Retail Ground Floors
(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.
18.24.060(c)(6) Other Non-residential Ground Floors
(B) Transparency shall include a minimum 50 percent transparent glazing between 4 and 10 feet in height from
sidewalk or terrace grade.
B. Facades that include projecting eaves and overhangs, porches, and other architectural elements that provide human scale and help break up building mass (Figure 2-2);
18.24.060(a) Façade Design Intent Statement Contextual Design Criteria
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.
See new standards in 18.24.060(c) that identify a menu of options for façade design. For example:
18.24.060(c) Façade Design
(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, or 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.
25
CN, CC, CS Zones - 18.16.090 Context-Based Design Criteria
Existing Context-Based Design Criteria Proposed Standard or Contextual Design Criteria
(ii) Vertical and horizontal projections such as shading and weather protection devices, or 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, or 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; or
(vii) Incorporate a minimum of three colors, materials, and/or textures across the whole building.
C. Entries that are clearly defined features of front facades, and that have a scale that is in proportion to the size and type of the building and number of units being accessed; larger buildings should have a more prominent building entrance, while maintaining a pedestrian scale;
18.24.070(a) Residential Entries Intent Statement Contextual Design Criteria
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
See new standards in 18.24.070(b) Residential Entries for specific entry types (i.e., stoops, porches, patios, terraces, frontage courts), dimensional requirements and the minimum and maximum number of units per entry. For
example:
18.24.070(b)(B) Residential Entries - 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.
18.24.060(b) Façade Design
(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
26
CN, CC, CS Zones - 18.16.090 Context-Based Design Criteria
Existing Context-Based Design Criteria Proposed Standard or Contextual Design Criteria
D. Residential units and storefronts that
have a presence on the street and are not walled-off or oriented exclusively
inward;
18.24.040(a) Building Orientation and Setbacks Intent Statement Contextual Design Criteria
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:
(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.
18.24.040(b) Building Orientation and Setbacks
(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.
E. Elements that signal habitation such as entrances, stairs, porches, bays and balconies that are visible to people on the street;
F. All exposed sides of a building designed with the same level of care and integrity;
18.24.060(a) Façade Design Intent Statement Contextual Design Criteria
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:
(2) Quality of construction, craftsmanship, and design to create long lasting buildings
18.24.060(b) Façade Design 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.
G. Reinforcing the definition and importance of the street with building mass; and
18.24.050(a) Building Massing Intent Statement Contextual Design Criteria
(3) Reinforce the definition and importance of the street
18.24.040(b)(3): Building Orientation and Setbacks - Primary Building Entry
The primary building entry shall meet at least one of the following standards:
(A) Face a public right-of-way.
27
CN, CC, CS Zones - 18.16.090 Context-Based Design Criteria
Existing Context-Based Design Criteria Proposed Standard or Contextual Design Criteria
(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.
18.24.040(b)(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.
18.24.040(b)(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.
H. Upper floors set back to fit in with the context of the neighborhood. 18.24.040(a) Building Orientation and Setbacks Intent Statement Contextual Design Criteria
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:
(1) Buildings that create a street frontage that are compatible with nearby buildings and land uses.
(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 abutting lower density residential development.
18.24.050(b)(1) Upper Floor Step Backs & Daylight Planes
(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 both the primary building frontage and the facing facade, and the step shall occur for a minimum of 70% of the each façade length.
28
CN, CC, CS Zones - 18.16.090 Context-Based Design Criteria
Existing Context-Based Design Criteria Proposed Standard or Contextual Design Criteria
(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.
(C) If a project meets the following criteria, a daylight plane with an initial height of 25 feet above grade at the
property line and a 45-degree angle shall be required. No setback is required unless otherwise required by the zoning district. This daylight plane is required if all of these criteria are met:
(i) The project is not subject to a daylight plane requirement, pursuant to district regulations in Title 18; and
(ii) The project proposes a building which is more than 20 feet above the average height (i.e., average of low and high roof elevations) of an adjacent building; and
(iii) The project abuts residential units in the side or rear yard.
18.24.060(c)(1)(A)(i)(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. [Choice in menu of options]
Also see setbacks and daylight plane standards in district regulations’ development standards tables.
(3) Massing and Setbacks
Buildings shall be designed to minimize massing and conform to proper setbacks through elements such as:
18.24.050(a) Building Massing Intent Statement Contextual Design Criteria
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
(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 abutting properties
A. Rooflines that emphasize and accentuate significant elements of the building such as entries, bays, and balconies (Figure 3-1);
18.24.050(a)(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.
18.24.060(c)(4) Building Entries Within Façade Design
(A) (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.
Also see new standards/menu options for massing and articulation in:
29
CN, CC, CS Zones - 18.16.090 Context-Based Design Criteria
Existing Context-Based Design Criteria Proposed Standard or Contextual Design Criteria
18.24.060 Façade Design - (c)(1)(A) Variation in building modulation and Variation in façade articulation. For example:
18.24.060(c)(1)(A)(ii) Variation in horizontal and/or vertical recesses or projections such as a pattern of recessed
grouping of windows, recessed panels, or bay windows or similar strategies as approved by the Director of Planning and Development Services [Choice in menu of options]
B. Design with articulation, setbacks, and materials that minimize massing, break down the scale of buildings, and provide visual interest (Figure 3-1);
18.24.050(a)(1): Break down large building facades and massing to create a human-scaled building that enhances the context of the site
18.24.050(a)(2): Are consistent in scale, mass and character to adjacent land uses and land use designations
18.24.050(b)(2) Privacy and Transitions to Residential Uses Lower Density Building Types
When a building abuts a residential use at an interior 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 and maintain privacy by meeting all of the following applicable standards:
(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.
18.24.050(b)(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.
(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.
Also see new standards/menu options for massing and articulation in
18.24.060 Façade Design - (c)(1)(A) Variation in building modulation and Variation in façade articulation. For
example:
18.24.060(c)(1)(A)(ii) Variation in horizontal and/or vertical recesses or projections such as a pattern of recessed grouping of windows, recessed panels, or bay windows or similar strategies as approved by the Director of Planning and Development Services
Also see materials standards in 18.24.090 Materials
C. Corner buildings that incorporate
special features to reinforce important
18.24.040(a) Building Orientation and Setbacks Intent Statement Contextual Design Criteria
30
CN, CC, CS Zones - 18.16.090 Context-Based Design Criteria
Existing Context-Based Design Criteria Proposed Standard or Contextual Design Criteria
intersections and create buildings of unique architectural merit and varied styles (Figure 3-1);
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.
18.24.040(b) Building Orientation and Setbacks
(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:
(i) An entry to ground floor retail or primary building entrance located within 25 feet of the corner of the building
(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.
D. Building facades articulated with a building base, body and roof or parapet edge (Figure 3-2);
18.24.060(c)(1)(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…
E. Buildings set back from the property line to create an effective 12' sidewalk on El Camino Real, 8' elsewhere (Figure 3-4);
18.24.020(b)(1)(A) Sidewalk Widths: 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
F. A majority of the building frontage located at the setback line (Figure 3-3);
and
Removed. Inconsistent with build-to-lines in Chapter 18.16.060 (Table 3 and 4, and related footnotes) which details
build-to lines, depending on setback and zone.
G. No side setback for midblock properties, allowing for a continuous Removed. Redundant with detailed side setbacks in Chapter 18.16.060 (Table 3 and 4)
31
CN, CC, CS Zones - 18.16.090 Context-Based Design Criteria
Existing Context-Based Design Criteria Proposed Standard or Contextual Design Criteria
street facade, except when abutting low density residential (Figure 3-3).
(4) Low-Density Residential Transitions
Where new projects are built abutting existing lower-scale residential development, care shall be taken to
respect the scale and privacy of neighboring properties through:
18.24.050(a) Building Massing Intent Statement Contextual Design Criteria
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
(5) Provide harmonious transitions between adjacent abutting properties
(6) Maintain privacy of residential uses through design strategies such as offset windows, reduced glazing, landscape screening, and site planning that extends setbacks to residential uses.
18.24.040(a) Building Orientation and Setbacks Intent Statement Contextual Design Criteria
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:
(1) Buildings that create a street frontage that are compatible with nearby buildings and land uses.
(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 abutting lower density residential development.
18.24.050(b)(1) Upper Floor Step Backs & Daylight Planes
(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 both the primary building frontage and the facing facade, and the step shall occur for a minimum of 70% of the each 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.
(C) If a project meets the following criteria, a daylight plane with an initial height of 25 feet above grade at the property line and a 45-degree angle shall be required. No setback is required unless otherwise required by the zoning district. This daylight plane is required if all of these criteria are met:
(i) The project is not subject to a daylight plane requirement, pursuant to district regulations in Title 18; and
(ii) The project proposes a building which is more than 20 feet above the average height (i.e., average of low and high roof elevations) of an adjacent building; and
A. Transitions of development intensity from higher density development building types to building types that are compatible with the lower intensity
surrounding uses (Figure 4-1);
B. Massing and orientation of buildings that respect and mirror the massing of neighboring structures by stepping back upper stories to transition to smaller scale buildings, including setbacks and daylight planes that match abutting R-1 and R-2 zone requirements (Figure 4-2);
32
CN, CC, CS Zones - 18.16.090 Context-Based Design Criteria
Existing Context-Based Design Criteria Proposed Standard or Contextual Design Criteria
(iii) The project abuts residential units in the side or rear yard.
18.24.060(c)(1)(A)(i)(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. [Choice in menu of options]
Also see setbacks and daylight plane standards in district regulations’ development standards tables.
C. Respecting privacy of neighboring structures, with windows and upper floor balconies positioned so they minimize views into neighboring properties (Figure
4-3);
18.24.050(a) Building Massing Intent Statement Contextual Design Criteria
(6) Maintain privacy of residential uses through design strategies such as offset windows, reduced glazing, landscape screening, and site planning that extends setbacks to residential uses.
18.24.050(b)(2)(C) Within 40 feet of an abutting structure, no more than 15% of the confronting facing façade area shall be windows or other glazing. Additional windows are allowed in order to maintain light, if they are fixed and fully obscured.
18.24.050(b)(2)(D) Windows: Within 30 feet of facing residential windows (except garage or common space windows) or private open space on an abutting residential building, facing windows on the subject site shall meet the
following: (v) Window sills at and above the 2nd floor shall be at least 5 feet above finished floor; or
(vi) Windows shall have opaque or translucent glazing at or below 5 feet above finished floor; or (vii) Windows shall be angled up to 30 degrees (parallel to window) to face away from abutting privacy impacts; and
(viii) Landscape screening shall be 24-inch box size or larger and 8+ feet height at planting; 50% evergreens; and located to align with proposed second floor windows at maturity
18.24.050(b)(2)(E) Balconies: Within 30 feet of residential windows (except garage or common space windows) or
private open space on an abutting residential building, balconies and decks on the subject site shall be designed to prevent views:
(iv) No sight lines are permitted within 5 feet of finished floor and a 45-degree angle downward from balcony railing (v) Submit section view of proposed balcony/deck and abutting residential windows and/or private open space
(vi) Provide balcony/deck design measure which may include: d) Minimum 85% opaque railing
e) Obscure glass railing f) Barrier with min. 18” horizontal depth from railing (e.g., landscape planter)
18.24.080(b)(1)(D): Balconies shall not be located within the daylight plane
D. Minimizing sight lines into and from neighboring properties (Figure 4-3); 18.24.050(a) Building Massing Intent Statement Contextual Design Criteria
(6) Maintain privacy of residential uses through design strategies such as offset windows, reduced glazing, landscape screening, and site planning that extends setbacks to residential uses.
33
CN, CC, CS Zones - 18.16.090 Context-Based Design Criteria
Existing Context-Based Design Criteria Proposed Standard or Contextual Design Criteria
18.24.050(b)(2) Privacy and Transitions to Residential Uses Lower Density Building Types
When a building abuts a residential use at an interior 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 and maintain privacy by meeting all of the following applicable standards:
(A) Landscape Screening: 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.
(C) Maximum Transparency: Within 40 feet of an abutting structure, no more than 15% of the confronting facing façade area shall be windows or other glazing. Additional windows are allowed in order to maintain light, if they are fixed and fully obscured.
(D) Windows: Within 30 feet of facing residential windows (except garage or common space windows) or private open space on an abutting residential building, facing windows on the subject site shall meet the following: (i) Window sills at and above the 2nd floor shall be at least 5 feet above finished floor; or (ii) Windows shall have opaque or translucent glazing at or below 5 feet above finished floor; or (iii) Windows shall be angled up to 30 degrees (parallel to window) to face away from abutting privacy impacts; and (iv) Landscape screening shall be 24-inch box size or larger and 8+ feet height at planting; 50% evergreens; and located to align with proposed second floor windows at maturity (E) Balconies: Within 30 feet of residential windows (except garage or common space windows) or private open space on an abutting residential building, balconies and decks on the subject site shall be designed to prevent views: (i) No sight lines are permitted within 5 feet of finished floor and a 45-degree angle downward from balcony railing (ii) Submit section view of proposed balcony/deck and abutting residential windows and/or private open space (iii) Provide balcony/deck design measure which may include: a) Minimum 85% opaque railing b) Obscure glass railing c) Barrier with min. 18” horizontal depth from railing (e.g., landscape planter)
E. Limiting sun and shade impacts on abutting properties; and 18.24.040(a) Building Orientation and Setbacks Intent Statement Contextual Design Criteria
...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.
(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 abutting lower density residential development.
34
CN, CC, CS Zones - 18.16.090 Context-Based Design Criteria
Existing Context-Based Design Criteria Proposed Standard or Contextual Design Criteria
(7) Optimized building orientation for thermal comfort, shading, daylighting, and natural ventilation and other forms of passive design.
See setbacks and daylight plane standards in district regulations’ development standards tables.
No new sun access or shade impact standards are proposed.
F. Providing pedestrian paseos and mews to create separation between uses.
18.24.040(a) Building Orientation and Setbacks Intent Statement Contextual Design Criteria
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…
(4) Transitional spaces and buffer areas between buildings, parcels, and sites through building setbacks that distinguish private and public spaces.
18.24.020(b) Public Realm/Sidewalk Character
(1) Sidewalk Widths
(B) Publicly accessible sidewalks or walkways with landscape strips, 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.
(5) Project Open Space
Private and public open space shall be provided so that it is usable for the residents, visitors, and/or employees of a site.
18.24.080(a) Open Space Intent Statement Contextual Design Criteria
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
A. The type and design of the usable
private open space shall be appropriate to the character of the building(s), and
shall consider dimensions, solar access, wind protection, views, and privacy;
18.24.080(a) Open Space Intent Statement Contextual Design Criteria
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:
(2) Be generous in dimension to provide usable space
35
CN, CC, CS Zones - 18.16.090 Context-Based Design Criteria
Existing Context-Based Design Criteria Proposed Standard or Contextual Design Criteria
(3) Provide landscape elements that will support the health of the plants and enhance the character of place
(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
18.24.080(b)(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)
B. Open space should be sited and designed to accommodate different activities, groups, active and passive uses, and should be located convenient to the users (e.g., residents, employees, or public)
18.24.080(a) Open Space Intent Statement Contextual Design Criteria
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.
18.24.080(b)(1) Private Open Space
If Private Open Spaces is provided, it shall meet the following standards:
(C) Be accessed directly from a residential unit
18.24.080(b)(2) Common Open Space
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.
(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
(E) Include places to sit
(F) A minimum 20% of landscaping
C. Common open spaces should connect to the pedestrian pathways and 18.24.080(a) Open Space Intent Statement Contextual Design Criteria
… Common and private open spaces should include the following characteristics:
36
CN, CC, CS Zones - 18.16.090 Context-Based Design Criteria
Existing Context-Based Design Criteria Proposed Standard or Contextual Design Criteria
existing natural amenities of the site and its surroundings; (1) Be integrated into the site access and building circulation strategy
(3) Provide landscape elements that will support the health of the plants and enhance the character of place
18.24.080(b)(2) Common Open Space
If Common Open Space is provided, it shall meet the following standards:
(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.
(F) A minimum 20% of landscaping
D. Usable open space may be any combination of private and common spaces;
Removed. Redundant with development standards in Chapter 18.16.060 Table 4, footnote (2) details requirements and options for private and common open space.
E. Usable open space does not need to be located on the ground and may be located in porches, decks, balconies and/or podiums (but not on rooftops) (Figure 5-1);
Removed. Redundant with definition of usable open space in Chapter 18.04.030(124) and inconsistent with
permitted rooftop open spaces in the 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
F. Open space should be located to activate the street façade and increase "eyes on the street" when possible (Figure 5-1);
18.24.080(a) Open Space Intent Statement Contextual Design Criteria …Common and private open spaces should include the following characteristics:
(1) Be integrated into the site access and building circulation strategy
(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
(7) Promote community safety through eyes on the street
18.24.040(b)(2)(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
(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. [Choice in menu of options]
G. Both private and common open space areas should be buffered from noise where feasible through landscaping and building placement;
See existing noise standards in Section 9.10.030(a).
See existing noise standards for rooftop open spaces in 18.40.230: Rooftop Gardens.
18.24.080(a) Open Space Intent Statement Contextual Design Criteria
…Common and private open spaces should include the following characteristics:
(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
37
CN, CC, CS Zones - 18.16.090 Context-Based Design Criteria
Existing Context-Based Design Criteria Proposed Standard or Contextual Design Criteria
18.24.080(b)(1) Private Open Space.
If Private Open Spaces is provided, it shall meet the following standards: …
(C) Be accessed directly from a residential unit
(D) Balconies shall not be located within the daylight plane
(E) ...ground floor patios shall meet the following minimum requirements...
(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)
18.24.080(b)(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) 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
H. Open space situated over a structural slab/podium or on a rooftop shall have a combination of landscaping and high quality paving materials, including elements such as planters, mature trees, and use of textured and/or colored paved surfaces (Figure 5-2); and
18.24.080(a) Open Space Intent Statement Contextual Design Criteria
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:
(3) Provide landscape elements that will support the health of the plants and enhance the character of place
(6) Promote sustainable practices and opportunities for green infrastructure
18.24.080(b) (2) Common Open Space
(2) If Common Open Space is provided, it shall meet the following standards:
(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.
I. Parking may not be counted as open space. Removed. Redundant with definition of usable open space in Chapter 18.04.030(124).
(6) Parking Design
Parking needs shall be accommodated but shall not be allowed to overwhelm the character of the project or detract from the pedestrian environment, such that:
18.24.030(a) Site Access Intent Statement Contextual Design Criteria
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:
(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.
18.24.030(b)(3) Vehicle Access.
A. Parking is located behind buildings, below grade or, where those options are not feasible, screened by landscaping, low walls, etc.;
38
CN, CC, CS Zones - 18.16.090 Context-Based Design Criteria
Existing Context-Based Design Criteria Proposed Standard or Contextual Design Criteria
(A) Vehicle access shall be located on alleys or side streets where available.
(B) Except for driveway access and short-term loading spaces, off-street parking, off-street vehicle loading, and vehicular circulation areas are prohibited between the building and the primary building frontage.
18.24.030(b)(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.
18.24.060(b)(7) Façade Design - 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. Structured parking is fronted or
wrapped with habitable uses when possible (Figure 6-1);
18.24.030(a) Site Access Intent Statement Contextual Design Criteria
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:
(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.
18.24.060(b)(7)(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. Parking that is semi-depressed is screened with architectural elements that enhance the streetscape such as stoops, balcony overhangs, and/or art;
18.24.030(a) Site Access Intent Statement Contextual Design Criteria
(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.
18.24.060(b)(7) Façade Design - Parking/Loading/Utilities
(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.
39
CN, CC, CS Zones - 18.16.090 Context-Based Design Criteria
Existing Context-Based Design Criteria Proposed Standard or Contextual Design Criteria
D. Landscaping such as trees, shrubs,
vines, or groundcover is incorporated into surface parking lots (Figure 6-2);
Removed. Redundant with landscaping standards and guidelines in Chapter 18.54.040: Landscaping of Parking
Areas
E. For properties with parking access from the rear of the site (such as a rear alley or driveway) landscaping shall provide a visual buffer between vehicle circulation areas and abutting properties (Figure 6-3);
Removed. Redundant with standards and guidelines in Chapter 18.54.040(f): Landscaping of Parking Areas
(Landscape Screens) and Chapter 18.23.050: Visual, Screening and Landscaping (proposed to be modified to be broadly applicable and relocated to Chapter 18.40.260). For Example:
18.54.040(f) Landscaping of Parking Areas [Existing Code Section]
(a) Perimeter Landscaping: Each unenclosed parking facility shall provide a perimeter landscaped strip at least five feet wide between and adjacent to a line defining the exterior boundary of the parking area and the nearest adjacent property line, not separated by a building. The perimeter landscaped strip may include any landscaped yard or landscaped area otherwise required, and shall be continuous except for required access to the site or to the parking facility. Where the landscaped strip adjoins a public street or pedestrian walkway, the landscaped strip may be required to include a fence, wall, berm, or equivalent feature. Where the parking facility adjoins another site, a fence, wall, or other equivalent screening feature may be required.
18.40.260(b) Visual Screening and Landscaping [Existing Code Section]
(1) For non-residential properties abutting residential uses:
(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.
(iii) 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.
F. Street parking is utilized for visitor or customer parking and is designed in a manner to enhance traffic calming;
18.24.020(a) Public Realm/Sidewalk Character Intent Statement Contextual Design Criteria
(5) Utilize street parking for visitor or customer parking and to enhance traffic calming.
G. For properties with parking accessed from the front, minimize the amount of frontage used for parking access, no more than 25% of the site frontage facing a street should be devoted to garage openings, carports, or
18.24.060(b)(7) Façade Design - 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)
40
CN, CC, CS Zones - 18.16.090 Context-Based Design Criteria
Existing Context-Based Design Criteria Proposed Standard or Contextual Design Criteria
open/surface parking (on sites with less than 100 feet of frontage, no more than 25 feet);
H. Where two parking lots abut and it is possible for a curb cut and driveway to serve several properties, owners are strongly encouraged to enter in to shared access agreements (Figure 6-4); and
18.24.030(a)(4) Shared access agreements among property owners, where feasible, to reduce the number and widths of curb cuts and driveways.
I. Parking is accessed from side streets or alleys when possible. 18.24.030(a)(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.
18.24.030(b)(3) Vehicle Access.
(A) Vehicle access shall be located on alleys or side streets where available.
(7) Large (Multi-Acre) Sites
Large (in excess of one acre) sites shall be designed so that street, block, and building patterns are consistent with those of the surrounding neighborhood,
and such that:
Sites over 1 acre in size are not uniquely addressed. Standards and contextual design criteria below would be
broadly applicable and would not just apply to large sites.
18.24.050(a) Building Massing Intent Statement Contextual Design Criteria
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
(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 abutting properties
A. New development of large sites
maintains and enhances connectivity with a hierarchy of public streets, private
streets, walks and bike paths (integrated with Palo Alto's Bicycle Master Plan,
when applicable);
18.24.030(a) Site Access Intent Statement Contextual Design Criteria
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.
41
CN, CC, CS Zones - 18.16.090 Context-Based Design Criteria
Existing Context-Based Design Criteria Proposed Standard or Contextual Design Criteria
(2) Connections to side streets, open spaces, mews, alleys, and paseos
B. The diversity of building types increases with increased lot size (e.g., <1 acre = minimum 1 building type; 1-2 acres = minimum 2 housing types; greater than 2 acres = minimum 3 housing types) (Figures 7-1 through 7-3); and
18.24.050(a) Building Massing Intent Statement Contextual Design Criteria
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.
18.24.050(b)(5)(A) A diversity of housing types (e.g., detached units, attached rowhouses/townhomes, condominiums or apartments, mixed use) are required for projects on large lots:
• < 1-acre lots: minimum 1 housing type;
• 1 to 2-acre lots: minimum 2 housing types; or
• > 2-acre lots = minimum 3 housing types.
18.24.060(b)(2): 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.
C. Where a site includes more than one housing type, each building type should respond to its immediate context in terms of scale, massing, and design (e.g., Village Residential building types facing or abutting existing single-family residences) (Figures 7-2 and 7-3).
18.24.050(a) Building Massing Intent Statement Contextual Design Criteria
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:
(5) Provide harmonious transitions between abutting properties
18.24.050(b)(1) Upper Floor Step Backs & Daylight Planes
(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 both the primary building frontage and the facing facade, and the step shall occur for a minimum of 70% of the each 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.
(C) If a project meets the following criteria, a daylight plane with an initial height of 25 feet above grade at the property line and a 45-degree angle shall be required. No setback is required unless otherwise required by the zoning district. This daylight plane is required if all of these criteria are met:
(i) The project is not subject to a daylight plane requirement, pursuant to district regulations in Title 18; and
(ii) The project proposes a building which is more than 20 feet above the average height (i.e., average of low and high roof elevations) of an adjacent building; and
(iii) The project abuts residential units in the side or rear yard.
42
CN, CC, CS Zones - 18.16.090 Context-Based Design Criteria
Existing Context-Based Design Criteria Proposed Standard or Contextual Design Criteria
(8) Sustainability and Green Building
Design
Project design and materials to achieve sustainability and green building design should be incorporated into the project. Green building design considers the environment during 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:
18.24.090(a) Materials Intent Statement Contextual Design Criteria
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.
18.24.100(a) Sustainability and Green Building Design Intent Statement Contextual Design Criteria
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…
18.24.100(b): 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.
A. Optimize building orientation for heat gain, shading, daylighting, and natural ventilation (Figure 8-1).
18.24.100(a)(1): Optimize building orientation for thermal comfort, shading, daylighting, and natural ventilation, including operable windows
B. Design landscaping to create comfortable micro-climates and reduce heat island effects.
18.24.100(a)(2): Design landscaping to create comfortable micro-climates and reduce heat island effects
C. Design for easy pedestrian, bicycle, and transit access. 18.24.030(a) Site Access Intent Statement Contextual Design Criteria
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.
D. Maximize onsite stormwater management through landscaping and permeable pavement (Figure 8-2).
18.24.100(a)(4): Maximize onsite stormwater management through landscaping and permeable pavement
E. Use sustainable building materials. 18.24.100(a)(5): Use sustainable building materials
F. Design lighting, plumbing, and equipment for efficient energy and water use.
18.24.100(a)(6): Design lighting, plumbing and equipment for efficient energy use
G. Create healthy indoor environments. 18.24.100(a)(7): Create healthy indoor environments
H. Use creativity and innovation to build
more sustainable environments. One example is establishing gardens with
18.24.100(a)(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
43
CN, CC, CS Zones - 18.16.090 Context-Based Design Criteria
Existing Context-Based Design Criteria Proposed Standard or Contextual Design Criteria
edible fruits, vegetables or other plants to satisfy a portion of project open space requirements.
I. Provide protection for creeks and riparian vegetation and integrate stormwater management measures and open space to minimize water quality and erosion impacts to the creek environment.
Addressed in 18.40.140: Stream Corridor Protection
J. Encourage installation of photovoltaic panels (Figure 8-3). Removed. Addressed by California Energy Code requirements. Guideline could be added to contextual design
criteria, if desired.
44
CD - 18.18.110 - Context-Based Design Criteria
Existing Context-Based Design Criteria Proposed Standard or Contextual Design Criteria
(1) Pedestrian and Bicycle Environment
The design of new projects shall promote pedestrian walkability, a bicycle friendly environment, and connectivity through design elements such as:
18.24.030(a) Site Access Intent Statement Contextual Design Criteria
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.
A. Ground floor uses that are appealing to pedestrians through well-designed visibility and access (Figure 1-1);
18.24.040(a) Building Orientation and Setbacks Intent Statement Contextual Design Criteria
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:
(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 abutting lower density residential development.
18.24.030(b)(2): Site Access - Primary Building Entries shall be located from a public right-of-way or, if not possible, a publicly accessible Pedestrian Walkway.
18.24.040(b)(3): Building Orientation and Setbacks - 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.
45
CD - 18.18.110 - Context-Based Design Criteria
Existing Context-Based Design Criteria Proposed Standard or Contextual Design Criteria
18.24.020(4)(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.
B. On primary pedestrian routes, climate and weather protection where possible, such as covered waiting areas, building projections and colonnades, and awnings (Figure 1-2);
18.24.020(a) Public Realm/Sidewalk Character Intent Statement Contextual Design Criteria
To create an attractive and safe public realm and sidewalk space for pedestrians and cyclists through the implementation of design, landscaping, and infrastructure.
18.24.060(c)(4)(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.
18.24.060(c)(5): Storefront/Retail Ground Floors
(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.
18.24.060(c)(6): Other Non-residential Ground Floors
(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.
C. Streetscape or pedestrian amenities that contribute to the area's streetscape environment such as street trees, bulbouts, benches, landscape elements, and public art (Figure 1-3);
18.24.020(a) Public Realm/Sidewalk Character Intent Statement Contextual Design Criteria
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.
D. Bicycle amenities that contribute to the area's bicycle environment and
safety needs, such as bike racks, storage or parking, or dedicated bike
lanes or paths (Figure 1-1); and
18.24.020(a) Public Realm/Sidewalk Character Intent Statement Contextual Design Criteria
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:
(4) Provide amenities, such as parking and repair equipment, for micromobility, such as bicycles and scooters.
18.24.020(b)(4)(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
46
CD - 18.18.110 - Context-Based Design Criteria
Existing Context-Based Design Criteria Proposed Standard or Contextual Design Criteria
satisfied by existing infrastructure already located within 50 feet of the project site and located in the public right-of-way.
Also see bicycle parking standards in Chapter 18.52.040: Off-Street Parking, Loading and Bicycle Facility
Requirements
E. Vehicle access from alleys or sidestreets where they exist, with pedestrian access from the public street.
18.24.030(a) Site Access Intent Statement Contextual Design Criteria
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.
18.24.030(b)(3) Vehicle Access.
(A) Vehicle access shall be located on alleys or side streets where available.
(B) Except for driveway access and short-term loading spaces, off-street parking, off-street vehicle loading, and vehicular circulation areas are prohibited between the building and the primary building frontage.
18.24.030(b)(2): Site Access - Primary Building Entries shall be located from a public right-of-way or, if not possible, a publicly accessible Pedestrian Walkway.
(2) Street Building Facades
Street facades shall be designed to provide a strong relationship with the sidewalk and the street(s), to create an environment that supports and
encourages pedestrian activity through design elements such as:
18.24.040(a) Building Orientation and Setbacks Intent Statement Contextual Design Criteria
(2) Placement and orientation of doorways, windows, stoops, and landscape elements to create a direct relationship with the street.
18.24.050(a) Building Massing Intent Statement Contextual Design Criteria
(3) Reinforce the definition and importance of the street
A. Placement and orientation of doorways, windows, and landscape elements to create strong, direct relationships with the street (Figure 2-1);
18.24.050(a) Building Massing Intent Statement Contextual Design Criteria
(3) Reinforce the definition and importance of the street
18.24.040(a) Building Orientation and Setbacks Intent Statement Contextual Design Criteria
(2) Placement and orientation of doorways, windows, stoops, and landscape elements to create a direct relationship
with the street.
18.24.040 Building Orientation and Setbacks
(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.
47
CD - 18.18.110 - Context-Based Design Criteria
Existing Context-Based Design Criteria Proposed Standard or Contextual Design Criteria
(B) Ground-floor residential uses shall have a minimum of 60% landscaped area in the required setback area.
18.24.060(c)(4) Building Entries Within Façade Design
(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.
18.24.060(c)(5) Storefront/Retail Ground Floors
(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.
18.24.060(c)(6) Other Non-residential Ground Floors
(B) Transparency shall include a minimum 50 percent transparent glazing between 4 and 10 feet in height from sidewalk or terrace grade.
B. Facades that include projecting eaves and overhangs, porches, and other architectural elements that provide human scale and help break up building mass (Figure 2-2);
18.24.060(a) Façade Design Intent Statement Contextual Design Criteria
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.
See new standards in 18.24.060(c) that identify a menu of options for façade design. For example:
18.24.060(c) Façade Design
(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, or 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.
48
CD - 18.18.110 - Context-Based Design Criteria
Existing Context-Based Design Criteria Proposed Standard or Contextual Design Criteria
(ii) Vertical and horizontal projections such as shading and weather protection devices, or 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, or 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; or
(vii) Incorporate a minimum of three colors, materials, and/or textures across the whole building.
C. Entries that are clearly defined features of front facades, and that have a scale that is in proportion to the size and type of the building and number of units being accessed; larger buildings should have a more prominent building entrance, while maintaining a pedestrian scale;
18.24.070(a) Residential Entries Intent Statement Contextual Design Criteria
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
See new standards in 18.24.070(b) Residential Entries for specific entry types (i.e., stoops, porches, patios, terraces, frontage courts), dimensional requirements and the minimum and maximum number of units per entry. For
example:
18.24.070(b)(B) Residential Entries - 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.
18.24.060(b) Façade Design
(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
49
CD - 18.18.110 - Context-Based Design Criteria
Existing Context-Based Design Criteria Proposed Standard or Contextual Design Criteria
D. Residential units and storefronts that have a presence on the street and are not walled-off or oriented exclusively inward;
18.24.040(a) Building Orientation and Setbacks Intent Statement Contextual Design Criteria
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:
(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.
18.24.040(b) Building Orientation and Setbacks
(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.
E. Elements that signal habitation such as entrances, stairs, porches, bays and balconies that are visible to people on the street;
F. All exposed sides of a building designed with the same level of care and integrity;
18.24.060(a) Façade Design Intent Statement Contextual Design Criteria
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:
(2) Quality of construction, craftsmanship, and design to create long lasting buildings
18.24.060(b) Façade Design 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.
G. Reinforcing the definition and importance of the street with building
mass; and
18.24.050(a) Building Massing Intent Statement Contextual Design Criteria
(3) Reinforce the definition and importance of the street
18.24.040(b)(3): Building Orientation and Setbacks - 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.
50
CD - 18.18.110 - Context-Based Design Criteria
Existing Context-Based Design Criteria Proposed Standard or Contextual Design Criteria
(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.
18.24.040(b)(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.
18.24.040(b)(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.
H. Upper floors set back to fit in with the context of the neighborhood. 18.24.040(a) Building Orientation and Setbacks Intent Statement Contextual Design Criteria
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:
(1) Buildings that create a street frontage that are compatible with nearby buildings and land uses.
(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 abutting lower density residential development.
18.24.050(b)(1) Upper Floor Step Backs & Daylight Planes
(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 both the primary building frontage and the facing facade, and the step shall occur for a minimum of 70% of the each 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.
51
CD - 18.18.110 - Context-Based Design Criteria
Existing Context-Based Design Criteria Proposed Standard or Contextual Design Criteria
(C) If a project meets the following criteria, a daylight plane with an initial height of 25 feet above grade at the property line and a 45-degree angle shall be required. No setback is required unless otherwise required by the zoning district. This daylight plane is required if all of these criteria are met:
(i) The project is not subject to a daylight plane requirement, pursuant to district regulations in Title 18; and
(ii) The project proposes a building which is more than 20 feet above the average height (i.e., average of low and high roof elevations) of an adjacent building; and
(iii) The project abuts residential units in the side or rear yard.
18.24.060(c)(1)(A)(i)(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. [Choice in menu of
options]
Also see setbacks and daylight plane standards in district regulations’ development standards tables.
(3) Massing and Setbacks
Buildings shall be designed to minimize massing and conform to proper setbacks through elements such as:
18.24.050(a) Building Massing Intent Statement Contextual Design Criteria
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
(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 abutting properties
A. Rooflines that emphasize and accentuate significant elements of the building such as entries, bays, and balconies (Figure 3-1);
18.24.050(a)(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.
18.24.060(c)(4) Building Entries Within Façade Design
(A) (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.
Also see new standards/menu options for massing and articulation in:
52
CD - 18.18.110 - Context-Based Design Criteria
Existing Context-Based Design Criteria Proposed Standard or Contextual Design Criteria
18.24.060 Façade Design - (c)(1)(A) Variation in building modulation and Variation in façade articulation. For
example:
18.24.060(c)(1)(A)(ii) Variation in horizontal and/or vertical recesses or projections such as a pattern of recessed grouping of windows, recessed panels, or bay windows or similar strategies as approved by the Director of Planning and Development Services [Choice in menu of options]
B. Design with articulation, setbacks, and materials that minimize massing, break down the scale of buildings, and
provide visual interest (Figure 3-1);
18.24.050(a)(1): Break down large building facades and massing to create a human-scaled building that enhances
the context of the site
18.24.050(a)(2): Are consistent in scale, mass and character to adjacent land uses and land use designations
18.24.050(b)(2) Privacy and Transitions to Residential Uses Lower Density Building Types
When a building abuts a residential use at an interior 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 and maintain privacy by meeting all of the following applicable standards:
(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.
18.24.050(b)(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.
(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.
Also see new standards/menu options for massing and articulation in
18.24.060 Façade Design - (c)(1)(A) Variation in building modulation and Variation in façade articulation. For example:
18.24.060(c)(1)(A)(ii) Variation in horizontal and/or vertical recesses or projections such as a pattern of recessed grouping of windows, recessed panels, or bay windows or similar strategies as approved by the Director of Planning and Development Services
Also see materials standards in 18.24.090 Materials
C. Corner buildings that incorporate special features to reinforce important 18.24.040(a) Building Orientation and Setbacks Intent Statement Contextual Design Criteria
53
CD - 18.18.110 - Context-Based Design Criteria
Existing Context-Based Design Criteria Proposed Standard or Contextual Design Criteria
intersections and create buildings of unique architectural merit and varied styles (Figure 3-1);
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.
18.24.040(b) Building Orientation and Setbacks
(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:
(i) An entry to ground floor retail or primary building entrance located within 25 feet of the corner of the building
(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.
D. Building facades articulated with a building base, body and roof or parapet
edge (Figure 3-2);
18.24.060(c)(1)(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…
E. Buildings set back from the property line to create an effective 12' sidewalk on El Camino Real, 8' elsewhere (Figure 3-4);
18.24.020(b)(1)(A) Sidewalk Widths: 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
F. A majority of the building frontage located at the setback line (Figure 3-3); and
Removed. Inconsistent with build-to-lines in Chapter 18.16.060 (Table 4) which details build-to lines, depending on
setback.
G. No side setback for midblock properties, allowing for a continuous Removed. Redundant with detailed side setbacks in Chapter 18.16.060 (Table 4)
54
CD - 18.18.110 - Context-Based Design Criteria
Existing Context-Based Design Criteria Proposed Standard or Contextual Design Criteria
street facade, except when abutting low density residential (Figure 3-3).
(4) Low-Density Residential Transitions
Where new projects are built abutting existing lower-scale residential development, care shall be taken to respect the scale and privacy of neighboring properties through:
18.24.050(a) Building Massing Intent Statement Contextual Design Criteria
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
(5) Provide harmonious transitions between adjacent abutting properties
(6) Maintain privacy of residential uses through design strategies such as offset windows, reduced glazing, landscape screening, and site planning that extends setbacks to residential uses (e.g., location of pedestrian paths and mews/drive aisles).
18.24.040(a) Building Orientation and Setbacks Intent Statement Contextual Design Criteria
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:
(1) Buildings that create a street frontage that are compatible with nearby buildings and land uses.
(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 abutting lower density residential development.
18.24.050(b)(1) Upper Floor Step Backs & Daylight Planes
(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 both the primary building frontage and the facing facade, and the step shall occur for a minimum of 70% of the each 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.
(C) If a project meets the following criteria, a daylight plane with an initial height of 25 feet above grade at the
property line and a 45-degree angle shall be required. No setback is required unless otherwise required by the zoning district. This daylight plane is required if all of these criteria are met:
(i) The project is not subject to a daylight plane requirement, pursuant to district regulations in Title 18; and
A. Transitions of development intensity from higher density development building types to building types that are compatible with the lower intensity surrounding uses (Figure 4-1);
B. Massing and orientation of buildings that respect and mirror the massing of neighboring structures by stepping back upper stories to transition to smaller scale buildings, including setbacks and daylight planes that match abutting R-1 and R-2 zone requirements (Figure 4-2);
55
CD - 18.18.110 - Context-Based Design Criteria
Existing Context-Based Design Criteria Proposed Standard or Contextual Design Criteria
(ii) The project proposes a building which is more than 20 feet above the average height (i.e., average of low and high roof elevations) of an adjacent building; and
(iii) The project abuts residential units in the side or rear yard.
18.24.060(c)(1)(A)(i)(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. [Choice in menu of options]
Also see setbacks and daylight plane standards in district regulations’ development standards tables.
C. Respecting privacy of neighboring structures, with windows and upper floor balconies positioned so they minimize views into neighboring properties (Figure 4-3);
18.24.050(a) Building Massing Intent Statement Contextual Design Criteria
(6) Maintain privacy of residential uses through design strategies such as offset windows, reduced glazing, landscape screening, and site planning that extends setbacks to residential uses (e.g., location of pedestrian paths and mews/drive aisles).
18.24.050(b)(2) Privacy and Transitions to Residential Uses Lower Density Building Types
When a building abuts a residential use at an interior 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 and maintain privacy by meeting all of the following applicable standards:
(A) Landscape Screening: 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.
(C) Maximum Transparency: Within 40 feet of an abutting structure, no more than 15% of the confronting facing façade area shall be windows or other glazing. Additional windows are allowed in order to maintain light, if they are
fixed and fully obscured.
(D) Windows: Within 30 feet of facing residential windows (except garage or common space windows) or private open space on an abutting residential building, facing windows on the subject site shall meet the following: (i) Window sills at and above the 2nd floor shall be at least 5 feet above finished floor; or (ii) Windows shall have opaque or translucent glazing at or below 5 feet above finished floor; or (iii) Windows shall be angled up to 30 degrees (parallel to window) to face away from abutting privacy impacts; and (iv) Landscape screening shall be 24-inch box size or larger and 8+ feet height at planting; 50% evergreens; and located to align with proposed second floor windows at maturity (E) Balconies: Within 30 feet of residential windows (except garage or common space windows) or private open space on an abutting residential building, balconies and decks on the subject site shall be designed to prevent views: (i) No sight lines are permitted within 5 feet of finished floor and a 45-degree angle downward from balcony railing
56
CD - 18.18.110 - Context-Based Design Criteria
Existing Context-Based Design Criteria Proposed Standard or Contextual Design Criteria
(ii) Submit section view of proposed balcony/deck and abutting residential windows and/or private open space (iii) Provide balcony/deck design measure which may include: a) Minimum 85% opaque railing b) Obscure glass railing
c) Barrier with min. 18” horizontal depth from railing (e.g., landscape planter)
18.24.080(b)(1)(D): Balconies shall not be located within the daylight plane
D. Minimizing sight lines into and from neighboring properties (Figure 4-3); 18.24.050(a) Building Massing Intent Statement Contextual Design Criteria
(6) Maintain privacy of residential uses through design strategies such as offset windows, reduced glazing, landscape screening, and site planning that extends setbacks to residential uses (e.g., location of pedestrian paths and mews/drive aisles).
18.24.050(b)(2) Privacy and Transitions to Residential Uses Lower Density Building Types
When a building abuts a residential use at an interior 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 and maintain privacy by meeting all of the following applicable standards:
(A) Landscape Screening: 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.
(C) Maximum Transparency: Within 40 feet of an abutting structure, no more than 15% of the confronting facing façade area shall be windows or other glazing. Additional windows are allowed in order to maintain light, if they are fixed and fully obscured.
(D) Windows: Within 30 feet of facing residential windows (except garage or common space windows) or private open space on an abutting residential building, facing windows on the subject site shall meet the following: (i) Window sills at and above the 2nd floor shall be at least 5 feet above finished floor; or (ii) Windows shall have opaque or translucent glazing at or below 5 feet above finished floor; or (iii) Windows shall be angled up to 30 degrees (parallel to window) to face away from abutting privacy impacts; and (iv) Landscape screening shall be 24-inch box size or larger and 8+ feet height at planting; 50% evergreens; and located to align with proposed second floor windows at maturity (E) Balconies: Within 30 feet of residential windows (except garage or common space windows) or private open space on an abutting residential building, balconies and decks on the subject site shall be designed to prevent views: (i) No sight lines are permitted within 5 feet of finished floor and a 45-degree angle downward from balcony railing (ii) Submit section view of proposed balcony/deck and abutting residential windows and/or private open space (iii) Provide balcony/deck design measure which may include:
57
CD - 18.18.110 - Context-Based Design Criteria
Existing Context-Based Design Criteria Proposed Standard or Contextual Design Criteria
a) Minimum 85% opaque railing b) Obscure glass railing c) Barrier with min. 18” horizontal depth from railing (e.g., landscape planter)
E. Limiting sun and shade impacts on abutting properties; and 18.24.040(a) Building Orientation and Setbacks Intent Statement Contextual Design Criteria
...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.
(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 abutting lower density residential development.
(7) Optimized building orientation for thermal comfort, shading, daylighting, and natural ventilation and other forms of passive design.
See setbacks and daylight plane standards in district regulations’ development standards tables.
No new sun access or shade impact standards are proposed.
F. Providing pedestrian paseos and mews to create separation between uses.
18.24.040(a) Building Orientation and Setbacks Intent Statement Contextual Design Criteria
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…
(4) Transitional spaces and buffer areas between buildings, parcels, and sites through building setbacks that distinguish private and public spaces.
18.24.020(b) Public Realm/Sidewalk Character
(1) Sidewalk Widths
(B) Publicly accessible sidewalks or walkways with landscape strips, 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.
(5) Project Open Space
Private and public open space shall be provided so that it is usable for the residents, visitors, and/or employees of a site.
18.24.080(a) Open Space Intent Statement Contextual Design Criteria
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
58
CD - 18.18.110 - Context-Based Design Criteria
Existing Context-Based Design Criteria Proposed Standard or Contextual Design Criteria
(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
A. The type and design of the usable private open space shall be appropriate to the character of the building(s), and shall consider dimensions, solar access, wind protection, views, and privacy;
18.24.080(a) Open Space Intent Statement Contextual Design Criteria
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:
(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
(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
18.24.080(b)(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)
B. Open space should be sited and designed to accommodate different activities, groups, active and passive uses, and should be located convenient to the users (e.g., residents, employees, or public)
18.24.080(a) Open Space Intent Statement Contextual Design Criteria
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.
18.24.080(b)(1) Private Open Space
If Private Open Spaces is provided, it shall meet the following standards:
(C) Be accessed directly from a residential unit
59
CD - 18.18.110 - Context-Based Design Criteria
Existing Context-Based Design Criteria Proposed Standard or Contextual Design Criteria
18.24.080(b)(2) Common Open Space
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.
(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
(E) Include places to sit
(F) A minimum 20% of landscaping
C. Common open spaces should connect to the pedestrian pathways and existing natural amenities of the site and its surroundings;
18.24.080(a) Open Space Intent Statement Contextual Design Criteria… Common and private open spaces should include the following characteristics:
(1) Be integrated into the site access and building circulation strategy
(3) Provide landscape elements that will support the health of the plants and enhance the character of place
18.24.080(b)(2) Common Open Space
If Common Open Space is provided, it shall meet the following standards:
(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.
(F) A minimum 20% of landscaping
D. Usable open space may be any combination of private and common spaces;
Removed. Redundant with development standards in Chapter 18.18.060(b) (Table 3) which details requirements and options for private and common open space.
E. Usable open space does not need to be located on the ground and may be located in porches, decks, balconies and/or podiums (but not on rooftops) (Figure 5-1);
Removed. Redundant with definition of usable open space in Chapter 18.04.030(124) and inconsistent with
permitted rooftop open spaces in the CD-C district on sites that do not abut a single- or two-family residential use or zoning district
F. Open space should be located to activate the street façade and increase "eyes on the street" when possible (Figure 5-1);
18.24.080(a) Open Space Intent Statement Contextual Design Criteria …Common and private open spaces should include the following characteristics:
(1) Be integrated into the site access and building circulation strategy
(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
(7) Promote community safety through eyes on the street
18.24.040(b)(2)(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
60
CD - 18.18.110 - Context-Based Design Criteria
Existing Context-Based Design Criteria Proposed Standard or Contextual Design Criteria
(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. [Choice in menu of options]
G. Both private and common open space areas should be buffered from noise where feasible through landscaping and building placement;
See noise standards in Section 9.10.030(a).
See existing noise standards for rooftop open spaces in 18.40.230: Rooftop Gardens.
18.24.080(a) Open Space Intent Statement Contextual Design Criteria
…Common and private open spaces should include the following characteristics:
(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
18.24.080(b)(1) Private Open Space.
If Private Open Spaces is provided, it shall meet the following standards: …
(C) Be accessed directly from a residential unit
(D) Balconies shall not be located within the daylight plane
(E) ...ground floor patios shall meet the following minimum requirements...
(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)
18.24.080(b)(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) 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
H. Open space situated over a structural slab/podium or on a rooftop shall have a combination of landscaping and high quality paving materials, including elements such as planters, mature trees, and use of textured and/or colored paved surfaces (Figure 5-2); and
18.24.080(a) Open Space Intent Statement Contextual Design Criteria
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:
(3) Provide landscape elements that will support the health of the plants and enhance the character of place
(6) Promote sustainable practices and opportunities for green infrastructure
18.24.080(b) (2) Common Open Space
(2) If Common Open Space is provided, it shall meet the following standards:
(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.
61
CD - 18.18.110 - Context-Based Design Criteria
Existing Context-Based Design Criteria Proposed Standard or Contextual Design Criteria
I. Parking may not be counted as open space. Removed. Redundant with definition of usable open space in Chapter 18.04.030(124).
(6) Parking Design
Parking needs shall be accommodated but shall not be allowed to overwhelm the character of the project or detract from the pedestrian environment, such that:
18.24.030(a) Site Access Intent Statement Contextual Design Criteria
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:
(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.
18.24.030(b)(3) Vehicle Access.
(A) Vehicle access shall be located on alleys or side streets where available.
(B) Except for driveway access and short-term loading spaces, off-street parking, off-street vehicle loading, and vehicular circulation areas are prohibited between the building and the primary building frontage.
18.24.030(b)(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.
18.24.060(b)(7) Façade Design - 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)
A. Parking is located behind buildings, below grade or, where those options are not feasible, screened by landscaping, low walls, etc.;
B. Structured parking is fronted or wrapped with habitable uses when possible (Figure 6-1);
18.24.030(a) Site Access Intent Statement Contextual Design Criteria
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:
(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.
62
CD - 18.18.110 - Context-Based Design Criteria
Existing Context-Based Design Criteria Proposed Standard or Contextual Design Criteria
18.24.060(b)(7)(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. Parking that is semi-depressed is screened with architectural elements that enhance the streetscape such as stoops, balcony overhangs, and/or art;
18.24.030(a) Site Access Intent Statement Contextual Design Criteria
(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.
18.24.060(b)(7) Façade Design - Parking/Loading/Utilities
(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.
D. Landscaping such as trees, shrubs, vines, or groundcover is incorporated into surface parking lots (Figure 6-2);
Removed. Redundant with landscaping standards and guidelines in Chapter 18.54.040: Landscaping of Parking
Areas
E. For properties with parking access from the rear of the site (such as a rear alley or driveway) landscaping shall provide a visual buffer between vehicle circulation areas and abutting properties (Figure 6-3);
Removed. Redundant with standards and guidelines in Chapter 18.54.040(f): Landscaping of Parking Areas (Landscape Screens) and Chapter 18.23.050: Visual, Screening and Landscaping (proposed to be modified to be
broadly applicable and relocated to Chapter 18.40.260). For Example:
18.54.040(f) Landscaping of Parking Areas [Existing Code Section]
(a) Perimeter Landscaping: Each unenclosed parking facility shall provide a perimeter landscaped strip at least five feet wide between and adjacent to a line defining the exterior boundary of the parking area and the nearest adjacent property line, not separated by a building. The perimeter landscaped strip may include any landscaped yard or landscaped area otherwise required, and shall be continuous except for required access to the site or to the parking facility. Where the landscaped strip adjoins a public street or pedestrian walkway, the landscaped strip may be required to include a fence, wall, berm, or equivalent feature. Where the parking facility adjoins another site, a fence, wall, or other equivalent screening feature may be required.
18.40.260(b) Visual Screening and Landscaping [Existing Code Section]
(1) For non-residential properties abutting residential uses:
(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.
63
CD - 18.18.110 - Context-Based Design Criteria
Existing Context-Based Design Criteria Proposed Standard or Contextual Design Criteria
(iii) 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.
F. Street parking is utilized for visitor or customer parking and is designed in a manner to enhance traffic calming;
18.24.020(a) Public Realm/Sidewalk Character Intent Statement Contextual Design Criteria
(5) Utilize street parking for visitor or customer parking and to enhance traffic calming.
G. For properties with parking accessed from the front, minimize the amount of frontage used for parking access, no more than 25% of the site frontage facing a street should be devoted to garage openings, carports, or open/surface parking (on sites with less than 100 feet of frontage, no more than 25 feet);
18.24.030(a)(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.
18.24.060(b)(7) Façade Design - 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)
H. Where two parking lots abut and it is possible for a curb cut and driveway to serve several properties, owners are strongly encouraged to enter in to shared access agreements (Figure 6-4); and
18.24.030(a)(4) Shared access agreements among property owners, where feasible, to reduce the number and widths of curb cuts and driveways.
I. Parking is accessed from side streets or alleys when possible. 18.24.030(a)(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.
18.24.030(b)(3) Vehicle Access.
(A) Vehicle access shall be located on alleys or side streets where available.
(7) Large (Multi-Acre) Sites
Large (in excess of one acre) sites shall
be designed so that street, block, and building patterns are consistent with those of the surrounding neighborhood, and such that:
Sites over 1 acre in size are not uniquely addressed. Standards and contextual design criteria below would be
broadly applicable and would not just apply to large sites.
18.24.050(a) Building Massing Intent Statement Contextual Design Criteria
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
(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.
64
CD - 18.18.110 - Context-Based Design Criteria
Existing Context-Based Design Criteria Proposed Standard or Contextual Design Criteria
(5) Provide harmonious transitions between abutting properties
A. New development of large sites maintains and enhances connectivity with a hierarchy of public streets, private streets, walks and bike paths (integrated with Palo Alto's Bicycle Master Plan, when applicable);
18.24.030(a) Site Access Intent Statement Contextual Design Criteria
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
B. The diversity of building types increases with increased lot size (e.g., <1 acre = minimum 1 building type; 1-2 acres = minimum 2 housing types; greater than 2 acres = minimum 3 housing types) (Figures 7-1 through 7-3); and
18.24.050(a) Building Massing Intent Statement Contextual Design Criteria
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.
18.24.050(b)(5)(A) A diversity of housing types (e.g., detached units, attached rowhouses/townhomes,
condominiums or apartments, mixed use) are required for projects on large lots:
• < 1-acre lots: minimum 1 housing type;
• 1 to 2-acre lots: minimum 2 housing types; or
• > 2-acre lots = minimum 3 housing types.
18.24.060(b)(2): 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.
C. Where a site includes more than one housing type, each building type should respond to its immediate context in terms of scale, massing, and design (e.g., Village Residential building types facing or abutting existing single-family residences) (Figures 7-2 and 7-3).
18.24.050(a) Building Massing Intent Statement Contextual Design Criteria
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:
(5) Provide harmonious transitions between abutting properties
18.24.050(b)(1) Upper Floor Step Backs & Daylight Planes
(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 both the primary building frontage and the facing facade, and the step shall occur for a minimum of 70% of the each 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.
65
CD - 18.18.110 - Context-Based Design Criteria
Existing Context-Based Design Criteria Proposed Standard or Contextual Design Criteria
(C) If a project meets the following criteria, a daylight plane with an initial height of 25 feet above grade at the property line and a 45-degree angle shall be required. No setback is required unless otherwise required by the zoning district. This daylight plane is required if all of these criteria are met:
(i) The project is not subject to a daylight plane requirement, pursuant to district regulations in Title 18; and
(ii) The project proposes a building which is more than 20 feet above the average height (i.e., average of low and high roof elevations) of an adjacent building; and
(iii) The project abuts residential units in the side or rear yard.
(8) Sustainability and Green Building Design
Project design and materials to achieve sustainability and green building design should be incorporated into the project. Green building design considers the environment during 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:
18.24.090(a) Materials Intent Statement Contextual Design Criteria
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.
18.24.100(a) Sustainability and Green Building Design Intent Statement Contextual Design Criteria
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…
18.24.100(b): 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.
A. Optimize building orientation for heat gain, shading, daylighting, and natural ventilation (Figure 8-1).
18.24.100(a)(1): Optimize building orientation for thermal comfort, shading, daylighting, and natural ventilation, including operable windows
B. Design landscaping to create comfortable micro-climates and reduce heat island effects.
18.24.100(a)(2): Design landscaping to create comfortable micro-climates and reduce heat island effects
C. Design for easy pedestrian, bicycle, and transit access. 18.24.030(a) Site Access Intent Statement Contextual Design Criteria
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.
D. Maximize onsite stormwater management through landscaping and permeable pavement (Figure 8-2).
18.24.100(a)(4): Maximize onsite stormwater management through landscaping and permeable pavement
E. Use sustainable building materials. 18.24.100(a)(5): Use sustainable building materials
66
CD - 18.18.110 - Context-Based Design Criteria
Existing Context-Based Design Criteria Proposed Standard or Contextual Design Criteria
F. Design lighting, plumbing, and equipment for efficient energy and water use.
18.24.100(a)(6): Design lighting, plumbing and equipment for efficient energy use
G. Create healthy indoor environments. 18.24.100(a)(7): Create healthy indoor environments
H. 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.
18.24.100(a)(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
I. Provide protection for creeks and riparian vegetation and integrate stormwater management measures and open space to minimize water quality and erosion impacts to the creek environment.
Addressed in 18.40.140: Stream Corridor Protection
J. Encourage installation of photovoltaic panels (Figure 8-3). Removed. Addressed by California Energy Code requirements. Guideline could be added to contextual design
criteria, if desired.
67
PTOD - 18.34.050 - Pedestrian and Transit Oriented Development Combining District Context-Based Design Criteria
Existing Context-Based Design Criteria Proposed Standard or Contextual Design Criteria
(1) Pedestrian and Bicycle Environment
The design of new projects shall promote pedestrian walkability, a bicycle friendly environment, and connectivity through design elements such as:
18.24.030(a) Site Access Intent Statement Contextual Design Criteria
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.
18.24.030(a) Site Access Intent Statement Contextual Design Criteria
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.
See 18.24.020(b)(A) Figure 1: Illustrative Sidewalk Section and Description of Zones, and related table
A. Connectivity for pedestrians and cyclists with external and internal (if any) streets, pathways, or bike facilities (See Figure 1-1);
B. Pathways and streets that present a clear hierarchy and connectivity pattern both within a project and to adjacent sidewalks;
C. Wide sidewalks (built as easements beyond the property line if needed, but not to the detriment of existing or future bike lanes) along Park Boulevard to reinforce the street as a primary pedestrian and bicycle linkage to the multimodal station;
18.24.020(b)(1)(A) Sidewalk Widths: 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.
Park Blvd. sidewalk widths should be identified through the NVCAP process.
D. Bicycle amenities that contribute to the area's bicycle environment and safety needs, such as bike racks, storage or parking, or dedicated bike lanes or paths (See Figure 1-2);
18.24.020(a) Public Realm/Sidewalk Character Intent Statement Contextual Design Criteria
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:
(4) Provide amenities, such as parking and repair equipment, for micromobility, such as bicycles and scooters.
18.24.020(b)(4)(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.
Also see bicycle parking standards in Chapter 18.52.040: Off-Street Parking, Loading and Bicycle Facility Requirements
68
PTOD - 18.34.050 - Pedestrian and Transit Oriented Development Combining District Context-Based Design Criteria
Existing Context-Based Design Criteria Proposed Standard or Contextual Design Criteria
E. Ground floor uses that are appealing to pedestrians through well-designed visibility and access (See Figure 1-2);
18.24.040(a) Building Orientation and Setbacks Intent Statement Contextual Design Criteria
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:
(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 abutting lower density residential development.
18.24.030(b)(2): Site Access - Primary Building Entries shall be located from a public right-of-way or, if not possible, a publicly accessible Pedestrian Walkway.
18.24.040(b)(3): Building Orientation and Setbacks - 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.
18.24.020(4)(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.
F. On primary pedestrian routes such as Park Boulevard and California Avenue, climate and weather protection where possible, such as covered waiting areas, building projections and
18.24.020(a) Public Realm/Sidewalk Character Intent Statement Contextual Design Criteria
To create an attractive and safe public realm and sidewalk space for pedestrians and cyclists through the implementation of design, landscaping, and infrastructure.
69
PTOD - 18.34.050 - Pedestrian and Transit Oriented Development Combining District Context-Based Design Criteria
Existing Context-Based Design Criteria Proposed Standard or Contextual Design Criteria
colonnades, and awnings (See Figure 1-3); 18.24.060(c)(4)(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.
18.24.060(c)(5): Storefront/Retail Ground Floors
(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.
18.24.060(c)(6): Other Non-residential Ground Floors
(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.
G. Streetscape or pedestrian amenities that contribute to the area's streetscape environment such as street trees, bulb-outs, benches, landscape elements, and public art (SeeFigures 1-4 and 1-5); and
18.24.020(a) Public Realm/Sidewalk Character Intent Statement Contextual Design Criteria
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.
H. Vehicle access from alleys or sidestreets where they exist, with
pedestrian access from the public street.
18.24.030(a) Site Access Intent Statement Contextual Design Criteria
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.
18.24.030(b)(3) Vehicle Access.
(A) Vehicle access shall be located on alleys or side streets where available.
(B) Except for driveway access and short-term loading spaces, off-street parking, off-street vehicle loading, and vehicular circulation areas are prohibited between the building and the primary building frontage.
18.24.030(b)(2): Site Access - Primary Building Entries shall be located from a public right-of-way or, if not possible, a publicly accessible Pedestrian Walkway.
(2) Street Building Facades
Street facades shall be designed to provide a strong relationship with the sidewalks and the street(s), to create an
18.24.040(a) Building Orientation and Setbacks Intent Statement Contextual Design Criteria
(2) Placement and orientation of doorways, windows, stoops, and landscape elements to create a direct relationship with the street.
70
PTOD - 18.34.050 - Pedestrian and Transit Oriented Development Combining District Context-Based Design Criteria
Existing Context-Based Design Criteria Proposed Standard or Contextual Design Criteria
environment that supports and encourages pedestrian activity through
design elements such as:
18.24.050(a) Building Massing Intent Statement Contextual Design Criteria
(3) Reinforce the definition and importance of the street
A. Facade articulation reflecting the rhythm of nearby commercial and residential areas such as California Avenue;
18.24.060(a) Façade Design Intent Statement Contextual Design Criteria
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.
See new standards in 18.24.060(c) that identify a menu of options for façade design. For example:
18.24.060(c) Façade Design
(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…
B. Placement and orientation of doorways, windows, and landscape elements to create strong, direct relationships with the street (See Figures 2-1 and 2-2);
18.24.050(a) Building Massing Intent Statement Contextual Design Criteria
(3) Reinforce the definition and importance of the street
18.24.040(a) Building Orientation and Setbacks Intent Statement Contextual Design Criteria
(2) Placement and orientation of doorways, windows, stoops, and landscape elements to create a direct relationship with the street.
18.24.040 Building Orientation and Setbacks
(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.
71
PTOD - 18.34.050 - Pedestrian and Transit Oriented Development Combining District Context-Based Design Criteria
Existing Context-Based Design Criteria Proposed Standard or Contextual Design Criteria
18.24.060(c)(4) Building Entries Within Façade Design
(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.
18.24.060(c)(5) Storefront/Retail Ground Floors
(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.
18.24.060(c)(6) Other Non-residential Ground Floors
(B) Transparency shall include a minimum 50 percent transparent glazing between 4 and 10 feet in height from sidewalk or terrace grade.
C. Facades that include projecting eaves and overhangs, porches, and other architectural elements that provide human scale and help break up building mass (See Figures 2-1 and 2-2);
18.24.060(a) Façade Design Intent Statement Contextual Design Criteria
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.
See new standards in 18.24.060(c) that identify a menu of options for façade design. For example:
18.24.060(c) Façade Design
(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, or 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, or 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.
72
PTOD - 18.34.050 - Pedestrian and Transit Oriented Development Combining District Context-Based Design Criteria
Existing Context-Based Design Criteria Proposed Standard or Contextual Design Criteria
(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, or 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.
D. Entries and windows that face onto the street (See Figures 2-1 and 2-2); 18.24.040(a) Building Orientation and Setbacks Intent Statement Contextual Design Criteria
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:
(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.
18.24.040(b) Building Orientation and Setbacks
(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.
E. Entries that are clearly defined features of front facades, and that have a scale that is in proportion to the size of the building and number of units being accessed; larger buildings should have a more prominent building entrance, while maintaining a pedestrian scale (SeeFigures 2-1 and 2-2); and
18.24.070(a) Residential Entries Intent Statement Contextual Design Criteria
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
See new standards in 18.24.070(b) Residential Entries for specific entry types (i.e., stoops, porches, patios,
terraces, frontage courts), dimensional requirements and the minimum and maximum number of units per entry. For example:
18.24.070(b)(B) Residential Entries - Porch:
73
PTOD - 18.34.050 - Pedestrian and Transit Oriented Development Combining District Context-Based Design Criteria
Existing Context-Based Design Criteria Proposed Standard or Contextual Design Criteria
(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.
18.24.060(b) Façade Design
(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
F. Residential units and storefronts that have a presence on the street and are not walled-off or oriented exclusively inward.
18.24.050(a) Building Massing Intent Statement Contextual Design Criteria
(3) Reinforce the definition and importance of the street
18.24.040(a) Building Orientation and Setbacks Intent Statement Contextual Design Criteria
(2) Placement and orientation of doorways, windows, stoops, and landscape elements to create a direct relationship with the street.
18.24.040 Building Orientation and Setbacks
(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.
18.24.060(c)(4) Building Entries Within Façade Design
(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.
18.24.060(c)(5) Storefront/Retail Ground Floors
74
PTOD - 18.34.050 - Pedestrian and Transit Oriented Development Combining District Context-Based Design Criteria
Existing Context-Based Design Criteria Proposed Standard or Contextual Design Criteria
(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.
18.24.060(c)(6) Other Non-residential Ground Floors
(B) Transparency shall include a minimum 50 percent transparent glazing between 4 and 10 feet in height from sidewalk or terrace grade.
(3) Massing and Articulation
Buildings shall be designed to minimize massing and provide for articulation and design variety through elements such as:
18.24.050(a) Building Massing Intent Statement Contextual Design Criteria
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
(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 abutting properties
A. Buildings that include pedestrian-
scaled detail, articulation and craftsmanship of the facade (See Figure 3-1);
18.24.060(a) Façade Design Intent Statement Contextual Design Criteria
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.
See new standards in 18.24.060(c) that identify a menu of options for façade design. For example:
18.24.060(c) Façade Design
(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:
75
PTOD - 18.34.050 - Pedestrian and Transit Oriented Development Combining District Context-Based Design Criteria
Existing Context-Based Design Criteria Proposed Standard or Contextual Design Criteria
(i) Vertical and horizontal recesses such as a pattern of recessed grouping of windows, or 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, or 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, or 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; or
(vii) Incorporate a minimum of three colors, materials, and/or textures across the whole building.
B. Rooflines that emphasize and accentuate significant elements of the building such as entries, bays, and balconies (See Figure 3-1);
18.24.050(a)(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.
18.24.060(c)(4) Building Entries Within Façade Design
(A) (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.
Also see new standards/menu options for massing and articulation in:
18.24.060 Façade Design - (c)(1)(A) Variation in building modulation and Variation in façade articulation. For
example:
18.24.060(c)(1)(A)(ii) Variation in horizontal and/or vertical recesses or projections such as a pattern of recessed grouping of windows, recessed panels, or bay windows or similar strategies as approved by the Director of Planning and Development Services [Choice in menu of options]
C. Corner buildings that incorporate special features to reinforce important intersections and create buildings of unique architectural merit and varied styles (See Figures 3-2 and 3-3);
18.24.040(a) Building Orientation and Setbacks Intent Statement Contextual Design Criteria
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.
18.24.040(b) Building Orientation and Setbacks
(1) Treatment of Corner Buildings (less than 40 feet)
76
PTOD - 18.34.050 - Pedestrian and Transit Oriented Development Combining District Context-Based Design Criteria
Existing Context-Based Design Criteria Proposed Standard or Contextual Design Criteria
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:
(i) An entry to ground floor retail or primary building entrance located within 25 feet of the corner of the building
(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.
D. Design with articulation, setbacks, and materials that minimize massing, break down the scale of buildings, and provide visual interest from the train and neighborhood east of the tracks;
18.24.050(b)(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.
E. Limiting facades such that no more than 70%, and no more than 100 continuous linear feet, of the street facade exceeds a height of 25 feet (See Figure 3-4);
18.24.050(b)(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.
F. Landscape elements to buffer the rear of the lot and the railroad tracks, with trees spaced at a maximum of 25 feet on center and combined with other landscape elements such as fencing, hedges or shrubs (See Figure 3-4);
See draft performance standard Chapter 18.40.260(b)(2) Visual Screening and Landscaping
(iii) 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.
G. Application of daylight plane requirements for R-1 and R-2 adjacencies to property boundaries adjacent to the railroad right-of-way (See Figure 3-5); and
Removed. Redundant with daylight plane standards in Chapter 18.34.040: PTOD District Regulations, Table 2:
Development Standards
77
PTOD - 18.34.050 - Pedestrian and Transit Oriented Development Combining District Context-Based Design Criteria
Existing Context-Based Design Criteria Proposed Standard or Contextual Design Criteria
H. Maintaining view corridors from Colorado Avenue and El Dorado Avenue west to the hills.
Views addressed in Comprehensive Plan goals and policies.
(4) Low-Density Residential Transitions
Where new projects are built adjacent to existing lower-scale residential development, care shall be taken to respect the scale and privacy of adjacent properties through:
18.24.050(a) Building Massing Intent Statement Contextual Design Criteria
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
(5) Provide harmonious transitions between adjacent abutting properties
(6) Maintain privacy of residential uses through design strategies such as offset windows, reduced glazing, landscape screening, and site planning that extends setbacks to residential uses (e.g., location of pedestrian paths
and mews/drive aisles).
18.24.040(a) Building Orientation and Setbacks Intent Statement Contextual Design Criteria
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:
(1) Buildings that create a street frontage that are compatible with nearby buildings and land uses.
(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 abutting lower density residential development.
18.24.050(b)(1) Upper Floor Step Backs & Daylight Planes
(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 both the primary building frontage and the facing facade, and the step shall occur for a minimum of 70% of the each 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.
(C) If a project meets the following criteria, a daylight plane with an initial height of 25 feet above grade at the property line and a 45-degree angle shall be required. No setback is required unless otherwise required by the zoning district. This daylight plane is required if all of these criteria are met:
A. Transitions of development intensity from higher density development building types to building types that are compatible with the lower intensity surrounding uses (See Figure 4-1);
B. Massing and orientation of buildings that respect and mirror the massing of neighboring structures by stepping back upper stories to transition to smaller scale buildings, including setbacks and daylight planes that match adjacent R-1 and R-2 zone requirements (See Figure 4-2);
78
PTOD - 18.34.050 - Pedestrian and Transit Oriented Development Combining District Context-Based Design Criteria
Existing Context-Based Design Criteria Proposed Standard or Contextual Design Criteria
(i) The project is not subject to a daylight plane requirement, pursuant to district regulations in Title 18; and
(ii) The project proposes a building which is more than 20 feet above the average height (i.e., average of low and high roof elevations) of an adjacent building; and
(iii) The project abuts residential units in the side or rear yard.
18.24.060(c)(1)(A)(i)(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. [Choice in menu of
options]
Also see setbacks and daylight plane standards in district regulations’ development standards tables.
C. Respecting privacy of neighboring structures, with windows and upper floor balconies positioned so they minimize views into neighboring properties (See Figure 4-3);
18.24.050(a) Building Massing Intent Statement Contextual Design Criteria
(6) Maintain privacy of residential uses through design strategies such as offset windows, reduced glazing, landscape screening, and site planning that extends setbacks to residential uses (e.g., location of pedestrian paths and mews/drive aisles).
18.24.050(b)(2) Privacy and Transitions to Residential Uses Lower Density Building Types
When a building abuts a residential use at an interior 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 and maintain privacy by meeting all of the following applicable standards:
(A) Landscape Screening: 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.
(C) Maximum Transparency: Within 40 feet of an abutting structure, no more than 15% of the confronting facing façade area shall be windows or other glazing. Additional windows are allowed in order to maintain light, if they are fixed and fully obscured.
(D) Windows: Within 30 feet of facing residential windows (except garage or common space windows) or private open space on an abutting residential building, facing windows on the subject site shall meet the following: (i) Window sills at and above the 2nd floor shall be at least 5 feet above finished floor; or (ii) Windows shall have opaque or translucent glazing at or below 5 feet above finished floor; or (iii) Windows shall be angled up to 30 degrees (parallel to window) to face away from abutting privacy impacts; and (iv) Landscape screening shall be 24-inch box size or larger and 8+ feet height at planting; 50% evergreens; and located to align with proposed second floor windows at maturity
79
PTOD - 18.34.050 - Pedestrian and Transit Oriented Development Combining District Context-Based Design Criteria
Existing Context-Based Design Criteria Proposed Standard or Contextual Design Criteria
(E) Balconies: Within 30 feet of residential windows (except garage or common space windows) or private open space on an abutting residential building, balconies and decks on the subject site shall be designed to prevent
views: (i) No sight lines are permitted within 5 feet of finished floor and a 45-degree angle downward from balcony railing (ii) Submit section view of proposed balcony/deck and abutting residential windows and/or private open space (iii) Provide balcony/deck design measure which may include:
a) Minimum 85% opaque railing b) Obscure glass railing
c) Barrier with min. 18” horizontal depth from railing (e.g., landscape planter)
18.24.080(b)(1)(D): Balconies shall not be located within the daylight plane
D. Minimizing sight lines into and from neighboring properties (See Figure 4-3); 18.24.050(a) Building Massing Intent Statement Contextual Design Criteria
(6) Maintain privacy of residential uses through design strategies such as offset windows, reduced glazing,
landscape screening, and site planning that extends setbacks to residential uses (e.g., location of pedestrian paths and mews/drive aisles).
18.24.050(b)(2) Privacy and Transitions to Residential Uses Lower Density Building Types
When a building abuts a residential use at an interior 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 and maintain privacy by meeting all of the following applicable standards:
(A) Landscape Screening: 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.
(C) Maximum Transparency: Within 40 feet of an abutting structure, no more than 15% of the confronting facing façade area shall be windows or other glazing. Additional windows are allowed in order to maintain light, if they are fixed and fully obscured.
(D) Windows: Within 30 feet of facing residential windows (except garage or common space windows) or private open space on an abutting residential building, facing windows on the subject site shall meet the following: (i) Window sills at and above the 2nd floor shall be at least 5 feet above finished floor; or (ii) Windows shall have opaque or translucent glazing at or below 5 feet above finished floor; or (iii) Windows shall be angled up to 30 degrees (parallel to window) to face away from abutting privacy impacts; and (iv) Landscape screening shall be 24-inch box size or larger and 8+ feet height at planting; 50% evergreens; and located to align with proposed second floor windows at maturity
80
PTOD - 18.34.050 - Pedestrian and Transit Oriented Development Combining District Context-Based Design Criteria
Existing Context-Based Design Criteria Proposed Standard or Contextual Design Criteria
(E) Balconies: Within 30 feet of residential windows (except garage or common space windows) or private open space on an abutting residential building, balconies and decks on the subject site shall be designed to prevent
views: (i) No sight lines are permitted within 5 feet of finished floor and a 45-degree angle downward from balcony railing (ii) Submit section view of proposed balcony/deck and abutting residential windows and/or private open space (iii) Provide balcony/deck design measure which may include:
a) Minimum 85% opaque railing b) Obscure glass railing
c) Barrier with min. 18” horizontal depth from railing (e.g., landscape planter)
E. Limiting sun and shade impacts on adjacent properties; 18.24.040(a) Building Orientation and Setbacks Intent Statement Contextual Design Criteria
...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.
(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 abutting lower density residential development.
(7) Optimized building orientation for thermal comfort, shading, daylighting, and natural ventilation and other forms of passive design.
See setbacks and daylight plane standards in district regulations’ development standards tables.
No new sun access or shade impact standards are proposed.
F. Providing pedestrian paseos and
mews to create separation between uses;
18.24.040(a) Building Orientation and Setbacks Intent Statement Contextual Design Criteria
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…
(4) Transitional spaces and buffer areas between buildings, parcels, and sites through building setbacks that distinguish private and public spaces.
18.24.020(b) Public Realm/Sidewalk Character
(1) Sidewalk Widths
(B) Publicly accessible sidewalks or walkways with landscape strips, 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.
G. Design with articulation, varied setbacks, and materials that minimize 18.24.050(b)(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:
81
PTOD - 18.34.050 - Pedestrian and Transit Oriented Development Combining District Context-Based Design Criteria
Existing Context-Based Design Criteria Proposed Standard or Contextual Design Criteria
sound reflection to neighboring properties adjacent to the railroad. (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.
(5) Project Open Space
Private and public open space shall be provided so that it is usable for the residents, visitors, and/or employees of a site.
18.24.080(a) Open Space Intent Statement Contextual Design Criteria
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
A. The type and design of the usable
private open space shall be appropriate to the character of the building(s), and
shall consider dimensions, solar access, wind protection, views, and privacy;
18.24.080(a) Open Space Intent Statement Contextual Design Criteria
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:
(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
(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
18.24.080(b)(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
82
PTOD - 18.34.050 - Pedestrian and Transit Oriented Development Combining District Context-Based Design Criteria
Existing Context-Based Design Criteria Proposed Standard or Contextual Design Criteria
(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)
B. Open space should be sited and designed to accommodate different activities, groups and active and passive uses, and should be located convenient to the users (e.g., residents, employees, or public);
18.24.080(a) Open Space Intent Statement Contextual Design Criteria
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.
18.24.080(b)(1) Private Open Space
If Private Open Spaces is provided, it shall meet the following standards:
(C) Be accessed directly from a residential unit
18.24.080(b)(2) Common Open Space
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.
(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
(E) Include places to sit
(F) A minimum 20% of landscaping
C. Common open spaces should connect to the pedestrian pathways and existing natural amenities of the site and
its surroundings (See Figure 5-2);
18.24.080(a) Open Space Intent Statement Contextual Design Criteria
… Common and private open spaces should include the following characteristics:
(1) Be integrated into the site access and building circulation strategy
(3) Provide landscape elements that will support the health of the plants and enhance the character of place
18.24.080(b)(2) Common Open Space
If Common Open Space is provided, it shall meet the following standards:
(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.
(F) A minimum 20% of landscaping
D. Usable open space may be any combination of private and common spaces;
Relocated to PTOD development standards in Chapter 18.34.040(e).
E. Usable open space does not need to
be located on the ground (See Figure 5-1);
Removed. Redundant with definition of usable open space in Chapter 18.04.030(124).
83
PTOD - 18.34.050 - Pedestrian and Transit Oriented Development Combining District Context-Based Design Criteria
Existing Context-Based Design Criteria Proposed Standard or Contextual Design Criteria
F. Open space should be located to activate the street façade and increase "eyes on the street" when possible (See Figure 5-3);
18.24.080(a) Open Space Intent Statement Contextual Design Criteria …Common and private open spaces should include the following characteristics:
(1) Be integrated into the site access and building circulation strategy
(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
(7) Promote community safety through eyes on the street
18.24.040(b)(2)(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
(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. [Choice in menu of options]
G. Both private and common open space areas should be buffered from noise where feasible; and
See noise standards in Section 9.10.030(a).
See existing noise standards for rooftop open spaces in 18.40.230: Rooftop Gardens.
18.24.080(a) Open Space Intent Statement Contextual Design Criteria
…Common and private open spaces should include the following characteristics:
(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
18.24.080(b)(1) Private Open Space.
If Private Open Spaces is provided, it shall meet the following standards: …
(C) Be accessed directly from a residential unit
(D) Balconies shall not be located within the daylight plane
(E) ...ground floor patios shall meet the following minimum requirements...
(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)
18.24.080(b)(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) 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
H. Parking may not be counted as open
space.
Removed. Redundant with definition of usable open space in Chapter 18.04.030(124).
(6) Parking Design
84
PTOD - 18.34.050 - Pedestrian and Transit Oriented Development Combining District Context-Based Design Criteria
Existing Context-Based Design Criteria Proposed Standard or Contextual Design Criteria
Parking needs shall be accommodated but shall not be allowed to overwhelm the character of the project or detract from the pedestrian environment, such that:
18.24.030(a) Site Access Intent Statement Contextual Design Criteria
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:
(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.
18.24.030(b)(3) Vehicle Access.
(A) Vehicle access shall be located on alleys or side streets where available.
(B) Except for driveway access and short-term loading spaces, off-street parking, off-street vehicle loading, and vehicular circulation areas are prohibited between the building and the primary building frontage.
18.24.030(b)(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.
18.24.060(b)(7) Façade Design - 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)
A. Parking is located behind buildings, below grade or, where those options are not feasible, screened by landscaping, low walls, etc.;
B. Structured parking is fronted or wrapped with habitable uses when possible (See Figure 6-1);
18.24.030(a) Site Access Intent Statement Contextual Design Criteria
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:
(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.
18.24.060(b)(7)(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.
85
PTOD - 18.34.050 - Pedestrian and Transit Oriented Development Combining District Context-Based Design Criteria
Existing Context-Based Design Criteria Proposed Standard or Contextual Design Criteria
C. Parking that is semi-depressed is screened with architectural elements that enhance the streetscape such as stoops, balcony overhangs, and/or art (See Figure 6-2);
18.24.030(a) Site Access Intent Statement Contextual Design Criteria
(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.
18.24.060(b)(7) Façade Design - Parking/Loading/Utilities
(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.
D. Landscaping such as trees, shrubs, vines or groundcover is incorporated into surface parking lots (See Figure 6-3); and
Removed. Redundant with landscaping standards and guidelines in Chapter 18.54.040: Landscaping of Parking
Areas
E. Street parking is utilized for visitor or
customer parking and is designed in a manner to enhance traffic calming on the
street.
18.24.020(a) Public Realm/Sidewalk Character Intent Statement Contextual Design Criteria
(5) Utilize street parking for visitor or customer parking and to enhance traffic calming.
(7) Large (Multi-Acre) Sites
Large (in excess of one acre) sites shall be designed so that street, block, and building patterns are consistent with those of the surrounding neighborhood, and such that:
Sites over 1 acre in size are not uniquely addressed. Standards and contextual design criteria below would be
broadly applicable and would not just apply to large sites.
18.24.050(a) Building Massing Intent Statement Contextual Design Criteria
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
(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 abutting properties
A. New development of large sites maintains and enhances connectivity with a hierarchy of public streets, private streets, walks and bike paths (integrated
18.24.030(a) Site Access Intent Statement Contextual Design Criteria
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:
86
PTOD - 18.34.050 - Pedestrian and Transit Oriented Development Combining District Context-Based Design Criteria
Existing Context-Based Design Criteria Proposed Standard or Contextual Design Criteria
with the Palo Alto Bicycle Master Plan, when applicable); (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
B. The diversity of building types increases with increased lot size (e.g., less than 1 acre = minimum 1 housing type; 1 - 2 acres = minimum 2 housing types; greater than 2 acres = minimum 3
housing types) (See Figure 7-1); and
18.24.050(a) Building Massing Intent Statement Contextual Design Criteria
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.
18.24.050(b)(5)(A) A diversity of housing types (e.g., detached units, attached rowhouses/townhomes, condominiums or apartments, mixed use) are required for projects on large lots:
• < 1-acre lots: minimum 1 housing type;
• 1 to 2-acre lots: minimum 2 housing types; or
• > 2-acre lots = minimum 3 housing types.
18.24.060(b)(2): 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.
C. Where a site includes more than one housing type, each housing type should respond to its immediate context in terms of scale, massing, and design (e.g., lower density building types facing or adjacent to existing single-family residences) (See Figure 7-1).
18.24.050(a) Building Massing Intent Statement Contextual Design Criteria
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:
(5) Provide harmonious transitions between abutting properties
18.24.050(b)(1) Upper Floor Step Backs & Daylight Planes
(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 both the primary building frontage and the facing facade, and the step shall occur for a minimum of 70% of the each 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.
(C) If a project meets the following criteria, a daylight plane with an initial height of 25 feet above grade at the
property line and a 45-degree angle shall be required. No setback is required unless otherwise required by the zoning district. This daylight plane is required if all of these criteria are met:
(i) The project is not subject to a daylight plane requirement, pursuant to district regulations in Title 18; and
(ii) The project proposes a building which is more than 20 feet above the average height (i.e., average of low and high roof elevations) of an adjacent building; and
87
PTOD - 18.34.050 - Pedestrian and Transit Oriented Development Combining District Context-Based Design Criteria
Existing Context-Based Design Criteria Proposed Standard or Contextual Design Criteria
(iii) The project abuts residential units in the side or rear yard.
(8) Sustainability and Green Building Design
Project design and materials to achieve sustainability and green building design should be incorporated into the project. Green building design considers the environment during 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:
18.24.090(a) Materials Intent Statement Contextual Design Criteria
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.
18.24.100(a) Sustainability and Green Building Design Intent Statement Contextual Design Criteria
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…
18.24.100(b): 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.
A. Optimize building orientation for heat gain, shading, daylighting, and natural ventilation (See Figure 8-1);
18.24.100(a)(1): Optimize building orientation for thermal comfort, shading, daylighting, and natural ventilation, including operable windows
B. Design landscaping to create comfortable micro-climates and reduce heat island effects (See Figure 8-2);
18.24.100(a)(2): Design landscaping to create comfortable micro-climates and reduce heat island effects
C. Design for easy pedestrian, bicycle, and transit access; 18.24.030(a) Site Access Intent Statement Contextual Design Criteria
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.
D. Maximize onsite stormwater
management through landscaping and permeable pavement (See Figure 8-3);
18.24.100(a)(4): Maximize onsite stormwater management through landscaping and permeable pavement
E. Use sustainable building materials. 18.24.100(a)(5): Use sustainable building materials
F. Design lighting, plumbing and equipment for efficient energy use; 18.24.100(a)(6): Design lighting, plumbing and equipment for efficient energy use
G. Create healthy indoor environments; 18.24.100(a)(7): Create healthy indoor environments
88
PTOD - 18.34.050 - Pedestrian and Transit Oriented Development Combining District Context-Based Design Criteria
Existing Context-Based Design Criteria Proposed Standard or Contextual Design Criteria
H. 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 (See Figure 8-2); and
18.24.100(a)(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
I. Provide protection for creeks and riparian vegetation and integrate stormwater management measures and open space to minimize water quality and erosion impacts to the creek environment.
Addressed in 18.40.140: Stream Corridor Protection