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Home My WebLink About2025-10-29 Planning & Transportation Commission Agenda PacketPLANNING AND TRANSPORTATION COMMISSION Regular Meeting Wednesday, October 29, 2025 Council Chambers & Hybrid 6:00 PM Planning and Transportation Commission meetings will be held as “hybrid” meetings with the option to attend by teleconference/video conference or in person. To maximize public safety while still maintaining transparency and public access, members of the public can choose to participate from home or attend in person. Information on how the public may observe and participate in the meeting is located at the end of the agenda. Masks are strongly encouraged if attending in person. The meeting will be broadcast on Cable TV Channel 26, live on YouTube https://www.youtube.com/c/cityofpaloalto, and streamed to Midpen Media Center https://midpenmedia.org. Commissioner names, biographies, and archived agendas and minutes are available at http://bit.ly/PaloAltoPTC. VIRTUAL PARTICIPATION CLICK HERE TO JOIN (https://cityofpaloalto.zoom.us/j/91641559499 ) Meeting ID: 916 4155 9499 Phone: 1(669)900-6833 PUBLIC COMMENTS Public comments will be accepted both in person and via Zoom for up to three minutes or an amount of time determined by the Chair. All requests to speak will be taken until 5 minutes after the staff’s presentation. Written public comments can be submitted in advance to Planning.Commission@paloalto.gov and will be provided to the Commission and available for inspection on the City’s website. Please clearly indicate which agenda item you are referencing in your subject line. Spokespersons that are representing a group of five or more people who are identified as present at the meeting at the time of the spokesperson's presentation will be allowed up to ten (10) minutes at the discretion of the Chair, provided that the non-speaking members agree not to speak individually. The Chair may limit Public Comments to thirty (30) minutes for all combined speakers. The Chair may reduce the allowed time to speak for Study Sessions and Action Items to two (2) minutes or less to accommodate a larger number of speakers. PowerPoints, videos, or other media to be presented during public comment are accepted only by email to Planning.Commission@paloalto.gov at least 24 hours prior to the meeting. Once received, the Clerk will have them shared at public comment for the specified item. To uphold strong cybersecurity management practices, USB’s or other physical electronic storage devices are not accepted. Signs and symbolic materials less than 2 feet by 3 feet are permitted provided that: (1) sticks, posts, poles or similar/other type of handle objects are strictly prohibited; (2) the items do not create a facility, fire, or safety hazard; and (3) persons with such items remain seated when displaying them and must not raise the items above shoulder level, obstruct the view or passage of other attendees, or otherwise disturb the business of the meeting. TIME ESTIMATES Listed times are estimates only and are subject to change at any time, including while the meeting is in progress. The Commission reserves the right to use more or less time on any item, to change the order of items and/or to continue items to another meeting. Particular items may be heard before or after the time estimated on the agenda. This may occur in order to best manage the time at a meeting or to adapt to the participation of the public. CALL TO ORDER/ ROLL CALL AGENDA CHANGES, ADDITIONS AND DELETIONS The Chair or Commission majority may modify the agenda order to improve meeting management. PUBLIC COMMENT Members of the public may speak to any item NOT on the agenda. Three (3) minutes per speaker. CITY OFFICIAL REPORTS 1.Director's Report, Meeting Schedule, and Assignments STUDY SESSION Public Comment is Permitted. Three (3) minutes per speaker. 2.SamTrans Grand Boulevard Initiative: Fall 2025 Progress Update. CEQA Status: Not a Project 3.STUDY SESSION: Consider Retail Revitalization Measures and Initiatives Related to the City Council's Economic Development and Retail Vibrancy Priority. CEQA Status: Not a Project APPROVAL OF MINUTES Public Comment is Permitted. Three (3) minutes per speaker. 4.Approval of Planning & Transportation Commission Draft Summary & Verbatim Minutes of July 30, 2025 5.Approval of Planning & Transportation Commission Draft Summary & Verbatim Minutes of August 27, 2025 COMMISSIONER QUESTIONS, COMMENTS, ANNOUNCEMENTS OR FUTURE MEETINGS AND AGENDAS Members of the public may not speak to the item(s). ADJOURNMENT PUBLIC COMMENT INSTRUCTIONS Members of the Public may provide public comments to teleconference meetings via email, teleconference, or by phone. 1.Written public comments may be submitted by email to Planning.Commission@paloalto.gov. 2.Spoken public comments using a computer will be accepted through the teleconference meeting. To address the Commission, click on the link below to access a Zoom-based meeting. Please read the following instructions carefully. ◦You may download the Zoom client or connect to the meeting in- browser. If using your browser, make sure you are using a current, up-to-date browser: Chrome 30, Firefox 27, Microsoft Edge 12, Safari 7. Certain functionality may be disabled in older browsers including Internet Explorer. ◦You may be asked to enter an email address and name. We request that you identify yourself by name as this will be visible online and will be used to notify you that it is your turn to speak. ◦When you wish to speak on an Agenda Item, click on “raise hand.” The Clerk will activate and unmute speakers in turn. Speakers will be notified shortly before they are called to speak. ◦When called, please limit your remarks to the time limit allotted. A timer will be shown on the computer to help keep track of your comments. 3.Spoken public comments using a smart phone will be accepted through the teleconference meeting. To address the Commission, download the Zoom application onto your phone from the Apple App Store or Google Play Store and enter the Meeting ID below. Please follow the instructions above. 4.Spoken public comments using a phone use the telephone number listed below. When you wish to speak on an agenda item hit *9 on your phone so we know that you wish to speak. You will be asked to provide your first and last name before addressing the Commission. You will be advised how long you have to speak. When called please limit your remarks to the agenda item and time limit allotted. CLICK HERE TO JOIN Meeting ID: 916 4155 9499 Phone:1-669-900-6833 Americans with Disability Act (ADA) It is the policy of the City of Palo Alto to offer its public programs, services and meetings in a manner that is readily accessible to all. Persons with disabilities who require materials in an appropriate alternative format or who require auxiliary aids to access City meetings, programs, or services may contact the City’s ADA Coordinator at (650) 329-2550 (voice) or by emailing ada@paloalto.gov. Requests for assistance or accommodations must be submitted at least 24 hours in advance of the meeting, program, or service. Item No. 1. Page 1 of 2 Planning & Transportation Commission Staff Report From: Planning and Development Services Director Lead Department: Planning and Development Services Meeting Date: October 29, 2025 Report #: 2510-5342 TITLE Director's Report, Meeting Schedule, and Assignments RECOMMENDATION Staff recommends that the Planning and Transportation Commission (PTC) review and comment as appropriate. BACKGROUND This document includes the following items:  Upcoming PTC Agenda Items PTC Meeting Schedule  PTC Representative to City Council (Rotational Assignments)  Commissioners are encouraged to contact Samuel Tavera (Samuel.Tavera@PaloAlto.gov) to notify staff of any planned absences one month in advance, if possible, to ensure the availability of a PTC quorum.   PTC Representative to City Council is a rotational assignment where the designated commissioner represents the PTC’s affirmative and dissenting perspectives to Council for quasijudicial and legislative matters. Representatives are encouraged to review the City Council agendas (https://www.cityofpaloalto.org/City-Hall/City-Council/Council-Agendas-Minutes) for the months of their respective assignments to verify if attendance is needed or contact staff.  Prior PTC meetings are available online at https://midpenmedia.org/category/government/city- of-palo-alto/boards-and-commissions/planning-and-transportation-commission. UPCOMING PTC ITEMS November 12, 2025 Item 1 Item 1 Staff Report Packet Pg. 5 Item No. 1. Page 2 of 2 Annual Comprehensive Plan Reporting Palo Alto Link Update Bicycle and Pedestrian Transportation Plan (BPTP) Update November 26, 2025 - Cancelled due to Holiday ATTACHMENTS Attachment A: 2025 PTC Schedule & Assignments Attachment B: 2026 PTC Schedule AUTHOR/TITLE: Jennifer Armer, Assistant Director Item 1 Item 1 Staff Report Packet Pg. 6 Planning & Transportation Commission 2025 Meeting Schedule 2025 Schedule Meeting Dates Time Location Status Planned Absences 1/8/2025 6:00 PM Hybrid Canceled 1/15/2025 6:00 PM Hybrid Special 1/29/2025 6:00 PM Hybrid Regular 2/12/2025 6:00 PM Hybrid Regular 2/26/2025 6:00 PM Hybrid Regular Templeton 3/12/2025 6:00 PM Hybrid Regular 3/26/2025 6:00 PM Hybrid Regular 4/9/2025 6:00 PM Hybrid Regular 4/30/2025 6:00 PM Hybrid Regular 5/14/2025 6:00 PM Hybrid Regular 5/28/2025 6:00 PM Hybrid Regular 6/11/2025 6:00 PM Hybrid Canceled 6/25/2025 6:00 PM Hybrid Canceled 7/9/2025 6:00 PM Hybrid Regular 7/30/2025 6:00 PM Hybrid Regular James, Ji 8/13/2025 6:00 PM Hybrid Canceled 8/27/2025 6:00 PM Hybrid Regular 9/6/2025 10:00 AM Hybrid Special Retreat 9/10/2025 6:00 PM Hybrid Regular Hechtman 9/24/2025 6:00 PM Hybrid Regular 10/8/2025 6:00 PM Hybrid Regular James 10/29/2025 6:00 PM Hybrid Regular 11/12/2025 6:00 PM Hybrid Regular 11/26/2025 6:00 PM Hybrid Canceled 12/10/2025 12/17/2025 6:00 PM 6:00 PM Hybrid Hybrid Regular Special - Tentative 12/31/2025 6:00 PM Hybrid Canceled 2025 Assignments - Council Representation (primary/backup) January February March April May June Bryna Chang Bart Hechtman Allen Akin Doria Summa Doria Summa Cari Templeton Bart Hechtman Forest Peterson Cari Templeton Kevin Ji Bryna Chang Todd James July August September October November December Council Summer Break Allen Akin Forest Peterson Kevin Ji Bryna Chang Todd James Allen Akin Forest Peterson Cari Templeton Bart Hechtman Kevin Ji Item 1 Attachment A - 2025 PTC Schedule &Assignments Packet Pg. 7 Planning & Transportation Commission 2026 Meeting Schedule 9 3 3 9 2026 Schedule Meeting Dates Time Location Status Planned Absences 1/14/2026 6:00 PM Hybrid Regular 1/28/2026 6:00 PM Hybrid Regular 2/11/2026 6:00 PM Hybrid Regular 2/25/2026 6:00 PM Hybrid Regular 3/11/2026 6:00 PM Hybrid Regular 3/25/2026 6:00 PM Hybrid Regular 4/8/2026 6:00 PM Hybrid Regular 4/29/2026 6:00 PM Hybrid Regular 5/13/2026 6:00 PM Hybrid Regular 5/27/2026 6:00 PM Hybrid Regular 6/10/2026 6:00 PM Hybrid Regular 6/24/2026 6:00 PM Hybrid Regular 7/8/2026 6:00 PM Hybrid Regular 7/29/2026 6:00 PM Hybrid Regular Hechtman 8/12/2026 6:00 PM Hybrid Regular 8/26/2026 6:00 PM Hybrid Regular 9/9/2026 6:00 PM Hybrid Regular 9/30/2026 6:00 PM Hybrid Regular 10/14/2026 6:00 PM Hybrid Regular 10/28/2026 6:00 PM Hybrid Regular 11/11/2026 6:00 PM Hybrid Cancelled 11/18/2026 6:00 PM Hybrid Special 11/25/2026 6:00 PM Hybrid Cancelled 12/9/2026 6:00 PM Hybrid Regular 12/30/2026 6:00 PM Hybrid Cancelled Item 1 Attachment B - 2026 PTC Schedule Packet Pg. 8 Item No. 2. Page 1 of 3 Planning & Transportation Commission Staff Report From: Chief Transportation Official Lead Department: Transportation Meeting Date: October 29, 2025 Report #: 2508-5108 TITLE SamTrans Grand Boulevard Initiative: Fall 2025 Progress Update. CEQA Status: Not a Project RECOMMENDATION Staff recommends the Planning and Transportation Commission (PTC) receive a presentation from SamTrans regarding the Grand Boulevard Initiative (GBI) and provide initial feedback on the needs, vision, and goals for El Camino Real outlined in the GBI Action Plan. BACKGROUND SamTrans is leading the Grand Boulevard Initiative (GBI), which is a collaboration in San Mateo County between 15 local jurisdictions, four countywide agencies, and Caltrans. The project aims to make El Camino Real (State Route 82) a safer and more comfortable place to walk, bike, drive, and take transit by installing streetscape improvements along the corridor. Prior to 2020, GBI had been convened by Joint Venture Silicon Valley with a task force comprised of elected representatives, key staff, and appointees from cities and entities throughout San Mateo and Santa Clara counties. Today, GBI is convened by SamTrans and focuses primarily on San Mateo County, but also includes Palo Alto because SamTrans’ Route El Camino Real bus terminates at the Palo Alto Transit Center. The collaboration with the City of Palo Alto focuses on El Camino Real from Sand Hill Road to University Avenue as this will facilitate a transition from Menlo Park’s segment to the bike lanes recently installed on El Camino Real as part of the Caltrans Pavement Rehabilitation and ADA Improvements project, along with the upcoming Quarry Road Transit Connection project. Over the past year, GBI convened a Task Force and a Working Group comprised of staff representing all cities and various agencies and organizations along the corridor in a series of workshops. These groups provide direction on corridor-wide challenges and needs, potential solutions, public and stakeholder engagement, and the vision for the corridor. These groups meet bi-monthly and SamTrans is using this feedback to develop a GBI Action Plan. Item 2 Item 2 Staff Report Packet Pg. 9 Item No. 2. Page 2 of 3 DISCUSSION The GBI Action Plan is a planning document that evaluates corridor-wide needs, establishes a cohesive vision, and builds momentum toward implementation. Once the Action Plan is complete, SamTrans will lead the first phase of a coordinated Caltrans project development process, called a Project Initiation Document (PID), for all of El Camino Real in San Mateo County, as well as the aforementioned segment in Palo Alto from Sand Hill Road to University Avenue to cover the full SamTrans Route El Camino Real alignment. The PID will define the purpose and need for transportation improvements on the corridor as well as document design alternatives under study for each jurisdiction. Historically, implementing changes on this Caltrans facility has been difficult. There are a variety of improvement projects at different stages along the corridor and joining GBI streamlines the Caltrans approval process for cities. The City of Palo Alto has been actively engaged in GBI through the Task Force and Working Group. The GBI presentation serves as a progress report on the project. No action is required by the PTC, although initial feedback on the needs, vision, and goals for El Camino Real outlined in the GBI Action Plan is encouraged. Discussion questions for the PTC include: 1) What goals does Palo Alto have for the corridor? 2) How can we best work together to advance the GBI Vision while also advancing Palo Alto’s interests? 3) Is Palo Alto supportive of the GBI process? FISCAL/RESOURCE IMPACT The GBI Action Plan and PID are funded by SamTrans, a grant from the Metropolitan Transportation Commission, as well as a grant of local transportation sales tax dollars from the San Mateo County Transportation Authority. No additional resources are needed for this discussion with the PTC. STAKEHOLDER ENGAGEMENT The GBI Task Force and Working Group bring together staff from every city, as well as partner agencies and business and advocacy organizations. Meeting regularly through a series of workshops over the past year, these groups help guide the effort by identifying corridor-wide issues and needs, shaping potential solutions, and informing both public and stakeholder engagement. SamTrans is incorporating their input into the GBI Action Plan. A series of presentations to city councils and commissions up and down the corridor is also an opportunity for councils, commissions, and the public to provide input on the GBI Action Plan, and comments received during the presentation will be incorporated into the final Plan. ENVIRONMENTAL REVIEW Item 2 Item 2 Staff Report Packet Pg. 10 Item No. 2. Page 3 of 3 This study session is not a project as defined by California Environmental Quality Act (CEQA) because it does not involve any commitment to any specific project which may result in a potentially significant physical impact on the environment. CEQA Guidelines section 15378(b)(4). ATTACHMENTS AUTHOR/TITLE: Item 2 Item 2 Staff Report Packet Pg. 11 OCTOBER 29, 2025 Fall 2025 Progress Update Palo Alto Planning and Transportation Commission Item 2 Attachment A - Grand Boulevard Initiative Presentation Packet Pg. 12 Background and Overview Item 2 Attachment A - Grand Boulevard Initiative Presentation Packet Pg. 13 What is the Grand Boulevard Initiative? Corridor-wide program to modernize transportation infrastructure on El Camino Real in San Mateo County. Convene a Task Force of staff from cities, countywide agencies, Caltrans, advocates, and business groups to establish a cohesive vision for the corridor. Builds momentum toward implementation by advancing a coordinated project through the Caltrans approval process. 3 Item 2 Attachment A - Grand Boulevard Initiative Presentation Packet Pg. 14 It's Time to Modernize El Camino Real •GBI is reimagining El Camino Real to meet 21st century mobility and safety needs •Goes beyond safety and transportation improvements in local jurisdictions: •Placemaking with vibrant destinations •Economic vitality •Sustainability elements •Infrastructure that will support future developments on the corridor 4 Item 2 Attachment A - Grand Boulevard Initiative Presentation Packet Pg. 15 GBI Structure Task Force Working Group •City and agency staff, advocacy groups, business groups •Focused on corridor-wide visioning •City and agency staff only •Focused on implementation 5 Item 2 Attachment A - Grand Boulevard Initiative Presentation Packet Pg. 16 GBI Agency Partners & Roles •Owns and maintains El Camino Real as a state highway (SR 82) •Reviews and approves proposed changes to the roadway •Prepares the San Mateo County Congestion Management Program (CMP) and identifies strategies to relieve congestion •El Camino Real is a CMP roadway •Primary bus service provider in San Mateo County •Coordinating countywide El Camino Real planning efforts with SMCTA •Coordinates and funds Bay Area regional transportation •Providing grant funding for El Camino Real planning and Caltrans approval efforts •Funds transportation improvements in San Mateo County •Directs funding towards El Camino Real projects 6 Item 2 Attachment A - Grand Boulevard Initiative Presentation Packet Pg. 17 GBI is coordinating across nine different projects and studies underway 7 El Camino Real GBI Action Plan & Project Initiation Document Caltrans SR-82 North Comprehensive Multimodal Corridor Plan (including San Francisco and San Mateo Counties) Item 2 Attachment A - Grand Boulevard Initiative Presentation Packet Pg. 18 GBI Action Plan Item 2 Attachment A - Grand Boulevard Initiative Presentation Packet Pg. 19 GBI Action Plan GBI Action Plan GBI Outcomes Caltrans Project Initiation Document 9 The Action Plan is the precursor to beginning a countywide Caltrans project development process: •Evaluate corridor-wide needs •Establish a cohesive vision •Build momentum toward implementation Item 2 Attachment A - Grand Boulevard Initiative Presentation Packet Pg. 20 GBI Action Plan Engagement 10 2024 2025 Q3 Q4 Q1 Q2 Q3 Q4 Task Force & Working Group GBI Steering Committee City Councils SamTrans & TA Board Item 2 Attachment A - Grand Boulevard Initiative Presentation Packet Pg. 21 Draft Corridor-Wide Vision El Camino Real is a safe and vibrant street where people of all ages and abilities travel comfortably 11 Item 2 Attachment A - Grand Boulevard Initiative Presentation Packet Pg. 22 Problem Statements and Goals Transform El Camino Real into a complete street that works for all users. Create a new framework for change aligning vision, process, and funding. El Camino Real has an unusually high rate of fatal or serious injury crashes, particularly for people walking and biking. El Camino Real’s highway-like design discourages walking, biking, and transit use. It’s too challenging to develop, implement, and fund transportation projects on El Camino Real. SAFETY Adopt a safety-first mindset to eliminate fatal and serious injury crashes. SAFETY MOBILITY PROCESS MOBILITY PROCESS → → → PROBLEM STATEMENTS GOALS Item 2 Attachment A - Grand Boulevard Initiative Presentation Packet Pg. 23 Streetscape Changes Under Study Safety •Traffic calming •Traffic signal gap closures •Medians •Lighting Active Transportation •Wider sidewalks •Crosswalk improvements •Separated bikeways •Street trees Transit •Bus stop enhancements •Bus lanes •Transit signal priority •Access improvements 13 Item 2 Attachment A - Grand Boulevard Initiative Presentation Packet Pg. 24 GBI Builds on Plans and Projects in Palo Alto •El Camino Real Master Planning Study (2003) •Bicycle and Pedestrian Transportation Plan (2012, 2026) •Caltrans El Camino Real/ SR-82 Pavement Rehabilitation and ADA Improvements Project – EA 04-4J89U (2025) •Safe Streets for All Safety Action Plan (2025) •Quarry Road Connection Project (in progress) 14 Item 2 Attachment A - Grand Boulevard Initiative Presentation Packet Pg. 25 Next Steps & Discussion Item 2 Attachment A - Grand Boulevard Initiative Presentation Packet Pg. 26 GBI Timeline and Cost 16 2025 2026 ~$750M Rough order of magnitude cost for up to 22 miles of streetscape redesign ($2025) Item 2 Attachment A - Grand Boulevard Initiative Presentation Packet Pg. 27 Discussion: GBI Action Plan Framework Goals: What goals do you have for the corridor? Process: How can we best work together to advance the GBI Vision? Next Steps: Are you supportive of the GBI process as we have described it? 17 Transform El Camino Real into a complete street that works for all users. Create a new framework for change aligning vision, process, and funding. Adopt a safety-first mindset to eliminate fatal and serious injury crashes. SAFETY GOAL MOBILITY GOAL PROCESS GOAL Item 2 Attachment A - Grand Boulevard Initiative Presentation Packet Pg. 28 Thank you! 18 For more information please visit www.samtrans.com/gbi For questions & comments, please email: grandboulevard@samtrans.com The GBI Action Plan and Project Initiation Document are funded by SamTrans, a grant from the Metropolitan Transportation Commission, as well as a grant of local transportation sales tax dollars from the San Mateo County Transportation Authority Item 2 Attachment A - Grand Boulevard Initiative Presentation Packet Pg. 29 PROBLEM STATEMENTS GOAL S SUMMER 202 5 PROGRESS UPDATE Grand Boulevard Initiative Action Plan Factsheet El Camino Real’s highway-like design discourages walking, biking, and transit use. It’s too challenging to develop, implement, and fund transportation projects on El Camino Real. El Camino Real has an unusually high rate of fatal or serious injury crashes, particularly for people walking and biking. About the Grand Boulevard Initiative SamTrans is leading the Grand Boulevard Initiative (GBI), a corridor-wide effort to modernize El Camino Real. GBI coordinates local transportation planning efforts along El Camino Real, bringing together cities, countywide agencies, Caltrans, advocates, and business groups. Over the past year, GBI convened a Task Force and a Working Group comprised of staff representing all cities and various agencies and organizations along the corridor in a series of workshops. These groups provide direction on corridor-wide challenges and needs, potential solutions, public and stakeholder engagement, and the vision for the corridor. They meet bi- monthly and SamTrans is using this feedback to develop the GBI Action Plan. What is the GBI Action Plan? The GBI Action Plan is a planning document that evaluates corridor-wide needs, establishes a cohesive vision , and builds momentum toward implementation . It serves as a precursor to beginning a countywide Caltrans project development process. DALY CITY COLMA SOUTH SAN FRANCISCO SAN BRUNO MILLBRAE BURLINGAME SAN MATEO BELMONT SAN CARLOS REDWOOD CITY MENLO PARK PALO ALTO SANFRANCISCO ATHERTON NORTH FAIR OAKS MOBILITY ACTION PLAN DRAFT VISION STATEMENT PROCESS El Camino Real is a safe and vibrant street where people of all ages and abilities travel comfortably. Transform El Camino Real into a complete street that works for all users. Create a new framework for change, aligning vision, process, and funding. Adopt a safety-first mindset to eliminate fatal and serious injury crashes. What will the Action Plan address? The Action Plan is organized around a corridor-wide vision statement and three key goals that will lay the foundation for a grand boulevard connecting communities in San Mateo County. SAFETY Item 2 Attachment B - Grand Boulevard Initiative Fact Sheet Packet Pg. 30 SUMMER 202 5 PROGRESS UPDATE How are we collecting feedback on the Action Plan? We are sharing key pieces of the draft Action Plan and engaging stakeholders through: • Workshops with the GBI Task Force • Presentations to city councils • Presentations to key stakeholder groups, including business groups, advocacy groups, and SamTrans advisory committees. The Action Plan will be brought to the SamTrans and San Mateo County Transportation Authority Boards for adoption at the end of 2025. What comes after the Action Plan? Once the Action Plan is complete, SamTrans will lead the first phase of a coordinated Caltrans project development process, called a Project Initiation Document (PID), for all of El Camino Real in San Mateo County. The PID will define the purpose and need for transportation improvements to the corridor as well as establish potential design alternatives. Project Schedule FALL 2024 - ONGOING Convene GBI Task Force and Working Group SUMMER /FALL 202 5 Develop and seek input on the Action Plan 2026 Develop the Project Initiation Document and Define the Scope of Improvements 2027 Initiate Project Approval and Environmental Document, Identify a Preferred Alternative, and Develop a Prioritization and Phasing Strategy 2028 TO 202 9 Develop Plans, Specifications, and Estimates 2030 ONWARDS Construct Streetscape Improvements GR ANDBOULEVARD@SAMTR ANS .COM +1 (800) 660 - 4287 The GBI Action Plan and Project Initiation Document are funded by SamTrans, a grant from the Metropolitan Transportation Commission, as well as a grant of local transportation sales tax dollars from the San Mateo County Transportation Authority. Visit samtrans.com/gbi for more information Item 2 Attachment B - Grand Boulevard Initiative Fact Sheet Packet Pg. 31 Item No. 3. Page 1 of 7 Planning & Transportation Commission Staff Report From: Planning and Development Services Director Lead Department: Planning and Development Services Meeting Date: October 29, 2025 Report #: 2509-5202 TITLE STUDY SESSION: Consider Retail Revitalization Measures and Initiatives Related to the City Council's Economic Development and Retail Vibrancy Priority. CEQA Status: Not a Project RECOMMENDATION Consider options and recommendations for a retail revitalization strategy and provide feedback to staff on preparation of an ordinance. EXECUTIVE SUMMARY This report identifies zoning regulatory barriers that may restrict retailers from locating in certain commercial districts and suggests options for how to address these issues. These options build on consultant reports prepared in 2023 and 2024 to support the City Council’s priority to develop a retail zoning strategy. The City Council adopted an interim ordinance to implement this strategy in December 2024. That ordinance will remain effective until December 31, 2026, or upon adoption of a replacement ordinance. This work effort aims to refine the retail strategy and adopt a permanent ordinance. Attachment A to this report presents existing code language and suggests options for how to modify code language to address these issues. It is intended to be used as a workbook for Planning and Transportation Commission (PTC) members to make notes, come up with ideas, and make recommendations. City staff will return with an ordinance based on the PTC feedback. BACKGROUND In 2023 and 2024, one of the City Council’s priorities was Economic Development and Transition, including development of a retail zoning strategy. To implement this priority, Streetsense prepared a comprehensive economic development strategy report in June 2023. Subsequently, Michael Baker International conducted local outreach, review of peer city initiatives and other policies to identify land use regulations that would support a more robust Item 3 Item 3 Staff Report Packet Pg. 32 Item No. 3. Page 2 of 7 retail environment. This work effort culminated in a retail revitalization study in May 2024 and series of zoning amendment options in August 2024. 1 the City Council Retail Committee reviewed the final retail revitalization study and provided direction to staff on several zoning amendments that should be implemented immediately to support retail and retail-like uses in the City. Recommendations included ways to streamline retail zoning regulations, increase flexibility in permitted land uses, and update parking policies to meet current needs. Although the PTC had held six hearings on the Retail Study (in addition to four meetings of the PTC retail ad hoc committee), the PTC had not yet considered or recommended specific zoning amendments. In the interest of time, the City Council therefore adopted an interim ordinance to adopt the following amendments identified by the City Council Retail Committee: Modifying the formula retail definition to allow for larger enterprises; Increasing flexibility for “retail-like” uses and expanding permissible uses for ground floor spaces, including personal services, allowances for pet grooming, financial institutions, and automobile showrooms; and Replacing the high threshold required for waivers and adjustments to meeting use regulations. 2 and will remain effective until December 31, 2026, or upon adoption of a replacement ordinance. refinement to retail and retail-like definition and explore changes to retail preservation ordinance. (12)" 1 City Council Retail Committee September 18, 2024 agenda: https://cityofpaloalto.primegov.com/Portal/Meeting?meetingTemplateId=14946; staff report and attachments: https://cityofpaloalto.primegov.com/meetings/ItemWithTemplateType?id=5833&meetingTemplateType=2&comp iledMeetingDocumentId=11747 2 City Council December 16, 2024 agenda: https://cityofpaloalto.primegov.com/Portal/Meeting?meetingTemplateId=14537; staff report and attachments: https://cityofpaloalto.primegov.com/meetings/ItemWithTemplateType?id=6659&meetingTemplateType=2&comp iledMeetingDocumentId=12596 Item 3 Item 3 Staff Report Packet Pg. 33 Item No. 3. Page 3 of 7 ANALYSIS This staff report provides options and recommendations to replace the interim regulations with a permanent ordinance and requests the PTC’s feedback key topics. This report’s recommendations were prepared by City staff and land use consultants in coordination with a retail broker with over 30 years' experience. The recommendations are informed by conversations with Palo Alto's retail community. Palo Alto continues to experience persistent vacancies in retail storefronts throughout the City and at higher rates than some comparable cities on the peninsula. Reducing regulatory barriers can help attract businesses by making it easier for tenants to apply and gain approval for zoning permits. These shorter permitting timelines reduce the amount of time and money retailers spend on their monthly leases before they are allowed to occupy and build out their tenant spaces. Below are key issues for the PTC to consider. Attachment A provides a workbook that details existing regulations, and options for the PTC’s consideration to address these issues. 1. Refine and Make Permanent Interim Regulations: Since the interim ordinance will sunset in December 2026, the new retail revitalization ordinance will need to make these changes permanent. There is also an opportunity to revisit these changes and refine them, as needed. 2. Address Other Topics Identified by City Council in its November 2024 Motion and Subsequent Discussions: During consideration of the interim ordinance, the City Council discussed several topics that require consideration for the permanent ordinance. Additionally, City staff have identified issues that have come up in discussions with potential tenants and as part of permit applications: Pedestrian-Orientation: Continue to refine the definition of retail-like land uses to establish a performance-based criteria that promotes pedestrian activity in commercial areas (e.g., for medical office uses such as ophthalmologists that have a glasses sales’ component). Change retail-like use definition to substitute “high level” with a word(s) comparable to “substantive”. Expanded Uses: Expand the range of permitted uses allowable in the Ground Floor (GF) and Retail (R) combining districts, and include standards to allow non-retail like uses in certain circumstances; Retail Preservation Ordinance: Review and recommend whether to amend retail preservation ordinance and evaluate changes to the geographic extent or applicability; Allowed Office Uses in Rear: Consider allowing office or other uses in the rear portion of deep commercial suites, or locations that are accessed off of side streets or alleys; Item 3 Item 3 Staff Report Packet Pg. 34 Item No. 3. Page 4 of 7 Planned Communities: Allow Director authority to interpret list of allowed uses in commercial Planned Community zones that allow "retail" to allow some of these "retail-like" uses; and Pet-Related Uses: Consider where pet grooming, cat cafes, and pet stores should be allowed, and whether any of these uses are considered overnight "boarding" and therefore only allowed in a few zones. Retail Preservation Ordinance Applicability. The Retail Preservation Ordinance applies to all zoning districts that allow retail as a permitted or conditional use, as shown in Attachment C. Only Housing Element opportunity sites are exempted. Therefore, to the extent that any retail is located in a RM-30 or RM-40 zoning district, it would need to be replaced following redevelopment of a site. Especially given concerns about vacancy rates and retail viability, the City should consider strengthening retail where it can be most successful, regulating ground-floor retail in those locations (e.g., -GF and -R combining district locations), and allow more flexibility outside those areas. Attachment C also illustrates zones where ground- floor retail is required, separate from Retail Preservation requirements. 3. Consider Other Amendments that Align with Streetsense and Michael Baker International Recommendations: There are several other ways that the City can revise regulations to reduce regulatory barriers and send signals to retail brokers and potential tenants to encourage them to locate in Palo Alto: Parking Requirements Limit Change of Use Applications: Outside of transit-rich locations that are subject to Assembly Bill (AB) 2097 parking exceptions, retailers must provide additional parking if their use category contains a higher parking ratio that exceeds the existing parking supply. This may be infeasible due to site constraints and limiting when minimum parking ratios exceed parking demand. For example, if an existing tenant space on El Camino Real converts from an “extensive” retail use like a bookstore to an “intensive” retail use like a hair salon, the parking requirement increases from 1 per 350 sq. ft. to 1 per 200 sq. ft. For a 2,100 square foot space, this would increase the parking requirement from 6 to 11 spaces. If this is not physically feasible on the site, the intensive retail use is not considered code compliant and will not be approved under the current regulations. Complicated Zoning Map: When choosing where to locate, brokers and retailers will look at the zoning ordinance and zoning map to understand where they are permitted to locate. Palo Alto’s 18-page zoning map makes it challenging to identify individual zoning districts where specific uses are permitted. Complex Layers of Regulations: Commercial use regulations are located in many sections of the code, which can create confusion for brokers and retailers to understand the rules. For example, in the Charleston and Midtown Shopping Centers, potential tenants must review four separate code sections (CN district use Item 3 Item 3 Staff Report Packet Pg. 35 Item No. 3. Page 5 of 7 regulations, CN district tenant size regulations, Charleston and Midtown use regulations, and Ground Floor (GF) use regulations) to identify which uses are permitted and at what sizes, only to find out that the -GF use regulations supersede the other regulations. This issue is analyzed in Attachment B which reveals several issues: There are inconsistencies across the use regulations and an exceptional number of regulations which create confusion and a burden for applicants, staff, community members and decision-makers to determine which uses are allowed and at what permit levels. The GF combining district regulations states that “Where the ground floor combining district is combined with a commercial district, the regulations ... apply in lieu of the uses normally allowed in the underlying district.” That means that the CN use regulations and size limitations, and Charleston Shopping Center, and Midtown Shopping Center in Palo Alto Municipal Code Chapter 18.16 are moot for the purposes of these two neighborhood centers. In several instances, the GF combining district is more permissive than the base zoning use regulations, suggesting that the CN district regulations might be too restrictive. Conditional Use Permits (CUPs) are Perceived as Burdensome: In many communities, CUPs are typically reviewed at a public hearing by a decision-body such as a planning commission. Administrative Use Permits (AUPs) are the term of art for permits that are reviewed and approved by the City staff. In Palo Alto, however, CUPs are a Director decision that may only be heard by the PTC (and subsequently the City Council) upon request. In practice, most CUPs in Palo Alto do not rise to the level of public hearing by the PTC. This CUP term may be unnecessarily warding off potential tenants who are not familiar with the City’s processes. See Attachment A for a workbook of interim/existing regulations and options for modifications and for making them permanent. FISCAL/RESOURCE IMPACT This study session has negligible fiscal or resource impacts. Ultimately, adoption of an ordinance that increases permitted uses and reduces regulatory hurdles may reduce permitting timelines, staff and decision-maker time, and commercial vacancy rates, and in turn increase sales tax revenues. POLICY IMPLICATIONS This initiative will support implementation of the following Comprehensive Plan policies: Item 3 Item 3 Staff Report Packet Pg. 36 Item No. 3. Page 6 of 7 B4.2.1: Revise zoning and other regulations as needed to encourage the preservation of space to accommodate small businesses, start-ups and other services. B4.2.2: Consider planning, regulatory, or other incentives to encourage property owners to include smaller office spaces in their buildings to serve small businesses, non-profit organizations, and independent professionals. B5.1.14: Revise zoning and other regulations as needed to encourage the revitalization of aging retail structures and areas. Encourage the preservation of space to accommodate small, independent retail businesses and professional services. L1.6.1: Review regulatory tools available to the City and identify actions to enhance and preserve the livability of residential neighborhoods and the vitality of commercial and employment districts, including improved code enforcement practices. L4.2.1: Study the overall viability of ground-floor retail requirements in preserving retail space and creating an active street environment, including the types of locations where such requirements are most effective. L4.2.2: Evaluate the effectiveness of formula retail limits adopted for California Avenue. Develop incentives for local small businesses where warranted. L4.2.3: Explore and potentially support new, creative and innovative retail in Palo Alto. L4.5.1: Revise zoning and other regulations as needed to encourage the preservation of space to accommodate small businesses, start-ups and other services. L4.5.2: Consider planning, regulatory, or other incentives to encourage property owners to include smaller office spaces in their buildings to serve small businesses, non-profit organizations, and independent professionals. L4.16.1: Maintain distinct neighborhood shopping areas that are attractive, accessible and convenient to nearby residents. L4.10.2: Create regulations for the California Avenue area that encourage the retention or rehabilitation of smaller buildings to provide spaces for existing retail, particularly local, small businesses. T5.1.2 Consider reducing parking requirements for retail and restaurant uses as a way to encourage new businesses and the use of alternative modes. As part of the implementation of Housing Element Program 3.2 (Monitor Constraints to Housing), the City is required to analyze how potential new regulations may impact housing production, if at all, and recommend solutions to address any adverse impacts. This retail revitalization initiative is anticipated to reduce retail vacancies, primarily at the ground-level. It is not expected to impact the rate of housing production, but may have the effect of making ground-floor retail uses within residential mixed-use buildings more flexible and viable. STAKEHOLDER ENGAGEMENT As part of the larger economic development initiative, the project team conducted stakeholder interviews with landowners, businesses, the Chamber of Commerce, and interviewed peer cities in 2022 and 2023. The PTC and PTC ad hoc held over a dozen study sessions and hearings Item 3 Item 3 Staff Report Packet Pg. 37 Item No. 3. Page 7 of 7 to discuss these initiatives leading up to a recommendation on the interim ordinance in 2024. These meetings have informed this current work effort. As part of this specific task in 2025, the project team interviewed local retailers and brokers to confirm key issues and seek feedback on recommended changes. ENVIRONMENTAL REVIEW ATTACHMENTS AUTHOR/TITLE: Item 3 Item 3 Staff Report Packet Pg. 38 9 3 2 4 Attachment A: Issues and Options for Zoning Amendments Workbook This document is intended as a workbook to review existing regulations and consider options for amendments. These zoning changes would expand allowed uses and visual interest, and reduce regulatory barriers and vacancies. PAMC Topic Existing Regulation Potential Modification 18.04.030 Definitions "Animal care"Existing definition: (12) "Animal care" means a use providing grooming, housing, medical care, or other services to animals, including veterinary services, animal hospitals, overnight or short-term boarding ancillary to veterinary care, indoor or outdoor kennels, and similar services. Potential definitions: "Animal care, daytime" means a use providing care and services during the daytime only, including grooming, socializing, housing, and veterinary services. “Animal care, overnight” means a use providing care and services that includes overnight or short-term boarding, such as kennels, animal hospitals, and pet hotels. Split existing definition to distinguish between pet- related uses that operate during the day (e.g., pet grooming), which may be allowed in more locations, vs. pet-related uses that have boarding and operate overnight, and may be more regulated. AND/OR As new uses like cat cafes arise, staff will still need to determine whether these uses will have boarding, what types of animals are accommodated (and in turn what levels of noise or waste may be generated), and if the primary use is a café or animal care. Consider whether to make this more explicit in the zoning code. AND/OR Add performance standards for noise and waste. “Retail financial service” Interim ordinance added new definition: (A) “Retail finance service” means financial service use operating in a retail-oriented manner, offering face-to-face interactions, and convenient in-person transactions in locations designed for public access. These services includes retail banks, savings and loan institutions, loan and lending offices, credit unions, and similar services that prioritize walk-in customers with access to immediate financial solutions or combined with a publicly accessible retail component. Fix typo (see strikeout) Make definition from interim ordinance permanent Item 3 Attachment A - Issues and Options for Zoning Amendments Workbook Packet Pg. 39 9 3 2 4 PAMC Topic Existing Regulation Potential Modification “Automobile showroom” Interim ordinance added new definition: (12.6) “Automobile showroom” means a use primarily engaged in the sale of new and used automobiles and trucks, or the display and demonstration of automobiles and trucks for the purpose of facilitating sales, but which does not involve on-site storage of inventory, except as incidental to the showroom use. Automobile showroom serves primarily pedestrian clientele and is distinct from automobile dealership. Make definition from interim ordinance permanent Fast Casual Restaurants Potential modification, as shown in strikeout/underline: (47) “Eating and drinking service” means a use providing preparation and retail sale of food and beverages with a full menu and providing indoor seating area. Eating and drinking service include presence of a full commercial kitchen and commercial dishwasher. For establishments with incidental sale alcoholic beverages, a minimum of 50% of revenues from an “eating and drinking service” must be derived from the sale of food. Related definitions are provided in subsections (45) (Drive-in/drive- through service, (125)(B) (Intensive retail service) and (136) (Take-out service). Existing definition: (136) “Take-out service” means a characteristic of an eating or drinking service which encourages, on a regular basis, consumption of food or beverages, such as prepared or prepackaged items, outside of a building, in outdoor seating areas where regular table service is not provided, in vehicles parked on the premises, or off-site. Take-out service does not include intensive retail service uses, as defined in subsection (125)(B). Acknowledge that many existing restaurants and most new restaurant concepts are fast casual/quick serve with limited kitchens and take-out service. (see suggested strikeout) AND Consider removing “take-out service” definition or allowing it in additional zoning districts (see district regulations below) Item 3 Attachment A - Issues and Options for Zoning Amendments Workbook Packet Pg. 40 9 3 2 4 PAMC Topic Existing Regulation Potential Modification “Retail-like use” Interim ordinance refined definition, as shown in strikeout/underline: (125.1) “Retail-like use” means a use generally open to the public during typical business hours and predominantly engaged in providing services closely related to retail services, including but not limited to: (A) Eating and drinking services, as defined in subsection (47); (B) Hotels, as defined in subsection (73); (C) Personal services, as defined in subsection (114); (D) Theaters; (E) Travel agencies; (F) Commercial recreation, as defined in subsection (33); (G) Commercial nurseries; (H) Automobile showrooms dealerships, as defined in subsection (12.5 12.6); and (I) Day care centers, as defined in subsection (42); (J) Retail financial services, as defined in subsection (56)(A); (K) Other commercial uses, services, or activities determined by the Director of Planning and Development Services to be accessible to the general public, generate walk-in pedestrian clientele, and contribute to a high level of pedestrian activity. Potential definitions: (K) Other commercial uses, services, or activities determined by the Director of Planning and Development Services to be accessible to the general public, generate walk-in pedestrian clientele, and contribute to a high level of pedestrian activity. Make definition from interim ordinance permanent. AND/OR Refine subsection (K) from “high-level” per Council motion to “substantive” or similar; or consider removing the subjective qualifier altogether (see strikeout at left). OR Revise bullet (K) to be objective (e.g., storefront windows, displays, lack of window coverings, public- facing, open for drop-in service, support pedestrian activity) to clarify whether an unlisted use meets this definition. OR Expand the (125) “retail service” definition to include retail-like uses and remove distinction between “retail” and “retail-like”. This could streamline the code and broaden the range of permitted commercial uses. This would require modifying several sections of code to remove the terminology “retail-like”. Item 3 Attachment A - Issues and Options for Zoning Amendments Workbook Packet Pg. 41 9 3 2 4 PAMC Topic Existing Regulation Potential Modification “Formula retail business” Interim ordinance refined definition, as shown in strikeout/underline: (57.6) “Formula retail business” means an retail, personal, or eating and drinking service that is one of ten (10) fifty (50) or more business locations in the State of California United States required by contractual or other arrangement to maintain any of the following standardized characteristics: merchandise, menu, services, decor, uniforms, architecture, facade, color scheme, signs, trademark, or servicemark. For purposes of this definition: A. “Standardized merchandise, menu and/or services” means 50% or more of in- stock merchandise from a single distributor bearing the same or similar markings; 50% or more of menu items identical in name and presentation with other locations; or 50% or more of services offered identical in name or presentation with other locations. B. “Decor” means the style of interior furnishings, which may include but is not limited to, style of furniture, wall coverings or permanent fixtures. C. “Color Scheme” means the selection of colors used throughout, such as on the furnishings, permanent fixtures, and wall coverings, or as used on the facade. D. “Uniforms” means standardized items of clothing including but not limited to standardized aprons, pants, shirts, smocks or dresses, hats, and pins (other than name tags) as well as standardized colors of clothing. E. “Facade” means the face or front of a building, including awnings, looking onto a street or an open space. F. “Trademark” means a word, phrase, symbol or design, or a combination of words, phrases, symbols or designs that identifies and distinguishes the source of the goods from one party from those of others. G. “Servicemark” means a word, phrase, symbol or design, or a combination of words, phrases, symbols or designs that Consider removing definition and use from the conditionally permitted list in the (R) Combining District on California Avenue. This action would expand viable uses, potentially reduce vacancy rate, and increase tax revenues. Many formula retail food businesses are franchises and owned by local business persons. OR Make definition from interim ordinance permanent Item 3 Attachment A - Issues and Options for Zoning Amendments Workbook Packet Pg. 42 9 3 2 4 PAMC Topic Existing Regulation Potential Modification identifies and distinguishes the source of a service from one party from those of others. 18.30(A) Retail Shopping (R) Combining District Regulations (Applicable on California Avenue) Permitted and Conditional Uses on California Avenue Interim ordinance added/modified permitted uses, as shown in strikeout/underline: (b) Personal services, except the following on California Avenue: beauty shops; nail salons; barbershops; laundry and cleaning services as defined in Section 18.04.030(114)(B); fitness or exercise studios exceeding 1,800 square feet in gross floor area; and learning centers intended for individual or small group settings. … (d) Retail financial services; (e) Pet grooming services; (f) Automobile showroom; Interim ordinance added/modified conditional uses, as shown in strikeout/underline: (a) Financial services, except drive-in services, on a ground floor. (b)(a) All other conditional uses allowed in the underlying commercial district provided they are not located on a ground floor. (c)(b) Formula retail businesses on California Avenue. (d)(c) Beauty shops, nail salons, barbershops, fFitness or exercise studios exceeding 1,800square feet in gross floor area on California Avenue; and learning centers intended for individual or small group settings. Expand permitted retail uses in addition to interim ordinance additions to reduce vacancies and increase customers on California Avenue, such as: o Allow fitness and exercise studios at any size (or capped at 5,000 sq. ft. which is the threshold at which fitness is reclassified from personal service to commercial recreation). Fitness/training/exercise is one of the most active tenants today in both small and large spaces. o Allow take-out eating and drinking services. Most new food concepts are quick service, but could continue to restrict drive-throughs. o Allow animal care uses, daytime, as permitted uses and animal care uses, overnight, as conditional uses. AND/OR o Allow office uses that face side and rear yards (i.e., not California Ave.). This would accommodate more tenants and foot traffic without detracting from California Ave. active storefronts. AND/OR o Allow medical offices that contain at least 35 sq. ft. of retail sales facing on the street (e.g., ophthalmologists, medical spas, acupuncturists). Item 3 Attachment A - Issues and Options for Zoning Amendments Workbook Packet Pg. 43 9 3 2 4 PAMC Topic Existing Regulation Potential Modification Waivers and Adjustments Interim ordinance revised provisions to modify economic hardship threshold and add alternative viable use, as shown in strikeout/underline: (a)The following shall be grounds for a request for waiver or adjustment of this Ordinance Chapter: (a)(1) Economic Hardship. An applicant may request that the requirements of this Ordinance Chapter be adjusted or waived only upon a showing that strict application would result in an unreasonable financial burden on the property. applying the requirements of this Ordinance would effectuate an unconstitutional taking of property or otherwise have an unconstitutional application to the property. (2) Alternative Viable Use. An applicant may request that the requirements of this Chapter18.30(A) be adjusted or waived based on a showing that: the permitted retail or retail-like use is not viable; the proposed alternative use will support the purposes of the combining district and Comprehensive Plan land use designation; and the proposed use will encourage active pedestrian-oriented activity and connections. (b)Documentation. The applicant shall bear the burden of presenting substantial evidence to support a waiver or modification request under this section and shall set forth in detail the factual and/or legal basis for the claim, including all supporting technical documentation. Any request under this section shall be submitted to the Planning and Development Services Community Environmental Director together with the fee specified in the municipal fee schedule and an economic analysis or other supporting documentation. A request under this section shall be acted upon by the City Council. Expand permitted uses and remove these provisions entirely to broaden the types of commercial uses and clarify the rules, without exceptions. The documentation requirements are too onerous to be used by retailers, especially owners/tenants new to Palo Alto, and they don’t provide the certainty most business are seeking. OR Make interim regulation permanent Item 3 Attachment A - Issues and Options for Zoning Amendments Workbook Packet Pg. 44 9 3 2 4 PAMC Topic Existing Regulation Potential Modification 18.30(C) Ground Floor (GF) Combining District Regulations (Applicable in Downtown core, Midtown, and Charleston Shopping Centers) Permitted and Conditional Uses in -GF Overlay Interim ordinance added/modified permitted uses, as shown in strikeout/underline: (3) Personal services, except for the following on parcels with frontage on University Avenue: fitness and exercise studios exceeding 3,000 square feet in gross floor area, where uses defined in Section 18.04.030(114)(B), (G),(H), and (I) are not permitted; … (8) Retail financial services, except drive-in services; (9) Pet grooming services; (10) Automobile showroom; Interim ordinance added/modified conditional uses, as shown in strikeout/underline: (4)Financial services, except drive in services; … (6)Learning centers intended for individual or small group settings; Add more permitted uses in the GF overlay, based on allowed CD(C) uses: o Allow office uses that face side and rear yards (i.e., not University Ave.) o Allow fitness/exercise studios and commercial recreation up to 5,000 sq. ft. on University Ave. o Allow daytime pet-related uses, beyond grooming (see options for “animal care” definition above) OR Make interim regulation permanent Waivers and Adjustments Interim ordinance added provisions to accommodate cases of economic hardship and alternative viable uses, and specify required documentation. (see previous page) Expand permitted uses and remove these provisions entirely to broaden the types of commercial uses and clarify the rules, without exceptions. The documentation requirements are too onerous to be used by retailers, especially owners/tenants new to Palo Alto, and they don’t provide the certainty most business are seeking. OR Make interim regulation permanent Item 3 Attachment A - Issues and Options for Zoning Amendments Workbook Packet Pg. 45 9 3 2 4 PAMC Topic Existing Regulation Potential Modification Commercial District Use Regulations Expand Permitted and Conditional Uses Existing regulations, see: 18.18.050 Downtown CD-C, CD-S, CD-N Land Uses 18.16.040 Neighborhood, Community, And Service Commercial (CN, CC and CS) Districts Make selective changes to base zoning district land use regulations since area plans are underway for Downtown and San Antonio Road, such as allowing: o Take-out eating and drinking services. o Animal care uses, daytime, as permitted uses and animal care uses, overnight, as conditional uses. o Medical office o Other uses that are permitted in the -GF and -R districts (e.g., automobile showrooms, retail financial services, theaters) Midtown & Charleston Shopping Centers Consistent Use Regulations Existing regulations, see: Midtown & Charleston Shopping Centers allowed uses are regulated in four separate sections, but GF combining regulations supersede other use regulations (see Attachment B for details) 18.16.040 Table 1: CN zoning use regulations 18.16.060 Table 5: CN size of establishments 18.16.040 Table 2: Midtown & Charleston use regulations 18.30(C): GF Combining District use regulations Remove Midtown and Charleston Shopping Center specific use regulations. This retains status quo. OR Remove GF combining district zoning designation; this could increase ground-floor office, though office uses are limited by zoning regulations. AND/OR Maintain P combining district to retain pedestrian- oriented design standards. Item 3 Attachment A - Issues and Options for Zoning Amendments Workbook Packet Pg. 46 9 3 2 4 PAMC Topic Existing Regulation Potential Modification 18.52.030 Basic Parking Regulations Change of Use Parking Requirements Potential modification, as shown in strikeout/underline: 18.52.030: Basic Parking Regulations (d) Additions or Changes of Use For additions or enlargements of any existing building or use, or any change of occupancy or manner of operation that would increase the number of parking, loading or bicycle spaces required, the additional parking shall be required only for such addition, enlargement, or change and not for the entire building or use. Exempt changes in use from parking requirements (see example strikeout) to provide more flexibility on existing sites/buildings that cannot physically accommodate additional parking. AND/OR In the longer term (i.e., as part of comprehensive zoning update), refine parking standards (18.52.040, Table 1) to better align parking supply and demand for specific uses. Mixed-Use and Shared Parking Requirements Existing regulation: 18.52.040 Off-Street Parking, Loading and Bicycle Facility Requirements (c) …For mixed-use projects, the requirements for each land use shall be applied and required for the overall project. 18.52.050 Adjustments by the Director (a) Combining Parking Adjustments Parking reductions may be granted for any combination of circumstances, prescribed by this chapter, so long as in total no more than a 30% reduction of the total parking demand otherwise required occurs, or no less than a 40% reduction for affordable housing projects (including Single Room Occupancy (SRO) units). Remove or increase shared parking threshold since most commercial uses need parking during the day, while residential parking peaks after commercial uses are closed. This would support AB 894/Gov. Code 65863.1 which aimed to increase efficiency of underutilized parking. AND/OR Cross-reference AB 2097/Gov. Code 65863.2 more overtly to clarify where parking exemptions apply. Item 3 Attachment A - Issues and Options for Zoning Amendments Workbook Packet Pg. 47 9 3 2 4 PAMC Topic Existing Regulation Potential Modification 18.76.010 & 18.77.060 Process and Administration Conditional Use Permit Process Existing regulation: 18.76.010 Conditions Use Permit (CUP) (e) Application Review and Action Applications for conditional use permits shall be reviewed and acted upon as set forth in Section 18.77.060 (Standard Staff Review Process). Also see 18.77.060 Standard Staff Review Process for a discussion of Director decisions, review by the PTC (upon request) with final action by the City Council. Prepare and post to the City’s website information about typical permit processes and timelines for potential retailers. Clarify that the CUP is reviewed and approved administratively by staff. OR Rename “Conditional Use Permits (CUP)” to “Administrative Use Permits (AUP)” to clarify that these permits are reviewed and approved by the Director. However, anyone may request that Director decisions are reviewed by the PTC for a recommendation, with final action by the City Council. Item 3 Attachment A - Issues and Options for Zoning Amendments Workbook Packet Pg. 48 9 3 2 4 PAMC Topic Existing Regulation Potential Modification 18.40.180 Retail Preservation Retail Preservation Ordinance Applicability See 18.40.180 for Retail Preservation Ordinance requirements See Attachment C for maps of where ground-floor retail is required and where the Retail Preservation Ordinance applies Consider reducing geographic applicability so that the ordinance applies more narrowly and to focus retail requirements in areas where retail is most likely to be successful. Possible exclusions include: o Residential zones (e.g., RM-30, RM-40, NV-R3, NV- R4) o Office/manufacturing zones (e.g., ROLM ROLM(E), RP RP(5), GM) o Geographic locations, such as San Antonio Road and El Camino Real AND/OR Consider reduced replacement requirement of less than 1:1 square feet to increase site flexibility for redevelopment projects. AND/OR Remove waiver request requirement to provide 10- year history of the site's occupancy and reasons for respective tenants vacating the site; this may not be possible for a new buyer. Also see options for “retail-like uses” in Definitions section above. AND/OR Eliminate Retail Preservation Ordinance and require ground-floor retail in specific locations (e.g., -GF, -R, - NV, in nodes on El Camino Real) Item 3 Attachment A - Issues and Options for Zoning Amendments Workbook Packet Pg. 49 9 3 2 4 PAMC Topic Existing Regulation Potential Modification 18.38 Planned Communities (PC) Districts Permitted Uses in Planned Communities (PC) 18.38.030 Permitted uses. Any use may be permitted in any specific PC district; provided such use shall be specifically listed as a permitted use and shall be located and conducted in accord with the approved development plan and other applicable regulations adopted pursuant to this chapter to govern each specific PC district. 18.38.040 Conditional uses. Any use may be established as a conditional use in any specific PC district, provided such use shall be specifically listed as a conditional use subject to the provisions of Chapter 18.76 (Permits and Approvals), and shall be located and conducted in accord with the approved development plan and other applicable regulations adopted pursuant to this chapter to govern each specific PC district. To allow more flexibility in PC zones over time, authorize the Director to allow “similar” uses as permitted uses, AND/OR If the applicable PC is silent on a use allowed in another commercial district, allow the use to be conditionally permitted. Zoning Map Zoning Map Commercial zoning districts are illustrated in an 18-page zoning map. Prepare and post to the City’s website a one-page map depicting commercial zoning districts, as guide for where retailers can locate. AND/OR In the longer term (i.e., as part of comprehensive zoning update), simplify zoning districts and overlays to clarify regulations for retailers, staff, and decision- makers. Item 3 Attachment A - Issues and Options for Zoning Amendments Workbook Packet Pg. 50 9 3 2 5 Attachment B: Overlapping Use Regulations Applicable to Charleston and Midtown Shopping Centers This document analyzes four sets of use regulations and size limitations that apply to the Charleston and Midtown Shopping Centers. The -GF combining district use regulations stipulate that they supersede all other use regulations, so columns two through four become moot. Ground-Floor Use Regulations 18.16.040 Table 2 Land Uses CN Use Regulations 18.16.040 Table 1 and CN Maximum Size 18.16.060 Table 5 Charleston Shopping Center Midtown Shopping Center GF Combining District (18.30(C)) (Ground-Floor Use Regulations)Comments EDUCATIONAL, RELIGIOUS, AND ASSEMBLY USES Business and Trade Schools X X X CUP Private Educational Facilities CUP CUP CUP X Private Clubs, Lodges, or Fraternal Organizations CUP CUP CUP X Inconsistent with same use category under “Recreation Uses” below OFFICE USES Medical Offices P (<5,000 sq. ft.) - Charleston CUP – Midtown X (except see below) CUP (<2,500 sq. ft. only) X Professional and General Business Offices P (<5,000 sq. ft.) CUP (>5,000 sq. ft.)X X (except see below)X Neighborhood-serving offices (including medical offices, professional offices, travel agencies, and insurance agencies) P P (<2,500 sq. ft.) CUP (>2,500 sq. ft.) not to exceed 7,850 sq. ft X X Professional offices, travel agencies, and insurance agencies only P X CUP not to exceed 7,850 sq. ft X Confusing and inconsistent across subsections Item 3 Attachment B - Overlapping Use Regulations Applicable to Charleston and Midtown Shopping Centers Packet Pg. 51 9 3 2 5 Ground-Floor Use Regulations 18.16.040 Table 2 Land Uses CN Use Regulations 18.16.040 Table 1 and CN Maximum Size 18.16.060 Table 5 Charleston Shopping Center Midtown Shopping Center GF Combining District (18.30(C)) (Ground-Floor Use Regulations)Comments RECREATION USES Commercial Recreation P (<5,000 sq. ft.) CUP (>5,000 sq. ft.) CUP CUP P (<5,000 sq. ft.) CUP (>5,000 sq. ft.) Inconsistent permit thresholds Outdoor Recreation Services CUP CUP CUP X Private Clubs, Lodges, or Fraternal Organizations X CUP CUP X Inconsistent across regulations and with same use category under “Education, Religious, and Assembly Uses” above RETAIL USES Eating and Drinking Services, excl. drive-in and take- out services P (<5,000 sq. ft.) CUP (>5,000 sq. ft.)P P P (allows drive-ins and take-out) Inconsistent permit thresholds Retail Services, excl. liquor stores P (<15,000 sq. ft.) CUP (>15,000 sq. ft.) CUP (>20,000 sq. ft.) for grocery stores P P P Inconsistent permit thresholds Liquor stores CUP CUP CUP X SERVICE USES X Ambulance Services CUP CUP CUP X Animal Care, excl. boarding and kennels P P P X Automobile Service Stations CUP CUP CUP X Automobile showroom X X X P GF is most permissive Convalescent Facilities CUP CUP CUP X Item 3 Attachment B - Overlapping Use Regulations Applicable to Charleston and Midtown Shopping Centers Packet Pg. 52 9 3 2 5 Ground-Floor Use Regulations 18.16.040 Table 2 Land Uses CN Use Regulations 18.16.040 Table 1 and CN Maximum Size 18.16.060 Table 5 Charleston Shopping Center Midtown Shopping Center GF Combining District (18.30(C)) (Ground-Floor Use Regulations)Comments Day Care Centers P P P CUP Banks and Financial Services CUP CUP CUP X Retail financial services, except drive-in services; P P P P Not explicitly listed in CN, Charleston or Midtown, but interpreted by staff as retail/personal service General Business Services X X X CUP GF is most permissive Also see “Neighborhood Business Services” below Hotels X X X P GF is most permissive Mortuaries CUP CUP CUP X Neighborhood Business Services P (<3,000 sq. ft.) CUP (>3,000 sq. ft.)P P X Inconsistent permit thresholds (18.04 Definition limits use to 2,500 sq. ft.) Personal Services P (<3,000 sq. ft.) CUP (>3,000 sq. ft.)P P P Inconsistent permit thresholds Pet Grooming Services X X X P GF is most permissive Reverse Vending Machines P P P X Theaters P P P P Not explicitly listed in CN, Charleston or Midtown, but interpreted as by staff as retail/personal service Travel agencies P P P P Not explicitly listed in CN, Charleston or Midtown, but interpreted as by staff as retail/personal service Item 3 Attachment B - Overlapping Use Regulations Applicable to Charleston and Midtown Shopping Centers Packet Pg. 53 9 3 2 5 Item 3 Attachment B - Overlapping Use Regulations Applicable to Charleston and Midtown Shopping Centers Packet Pg. 54 Item 3 Attachment C - Retail Maps Packet Pg. 55 Item 3 Attachment C - Retail Maps Packet Pg. 56 Item No. 4. Page 1 of 1 Planning & Transportation Commission Staff Report From: Planning and Development Services Director Lead Department: Planning and Development Services Meeting Date: October 29, 2025 Report #: 2510-5344 TITLE Approval of Planning & Transportation Commission Draft Summary & Verbatim Minutes of July 30, 2025 RECOMMENDATION Staff recommends that the Planning & Transportation Commission (PTC) adopt the meeting minutes. BACKGROUND Draft summary and verbatim minutes from the July 30, 2025, Planning & Transportation Commission (PTC) meeting were made available to the Commissioners prior to the October 29, 2025, meeting date. The draft PTC minutes can be viewed online on the City’s website at https://bit.ly/PaloAltoPTC ATTACHMENTS There are no attachments AUTHOR/TITLE: Samuel Tavera, Administrative Associate III Item 4 Item 4 Staff Report Packet Pg. 57 Item No. 5. Page 1 of 1 Planning & Transportation Commission Staff Report From: Planning and Development Services Director Lead Department: Planning and Development Services Meeting Date: October 29, 2025 Report #: 2510-5348 TITLE Approval of Planning & Transportation Commission Draft Summary & Verbatim Minutes of August 27, 2025 RECOMMENDATION Staff recommends that the Planning & Transportation Commission (PTC) adopt the meeting minutes. BACKGROUND Draft summary and verbatim minutes for the August 27, 2025, Planning & Transportation Commission (PTC) meeting were made available to the Commissioners prior to the October 29, 2025, meeting date. The draft PTC minutes can be viewed online on the City's website at https://bit.ly/PaloAltoPTC ATTACHMENTS There are no attachments AUTHOR/TITLE: Samuel Tavera, Administrative Associate III Item 5 Item 5 Staff Report Packet Pg. 58