HomeMy WebLinkAboutORD 2647..
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• ORIGINAL
ORDINANCE NO, 2647
ORDIWANCE OF THE COUNCIL OF THE CITY OF PALO ALTO
ESTABLISHING A MORATORIUM ON SUBDIVISIONS, MIS
CELLANEOUS DIVISIONS OF LAND, ZONE CHANGES, USE
PERMITS· AND THE ISSUANCE OF BUILDING ANO GRADING
PERMITS IN THE CITY OF PALO ALTO IN AN AREA SOUTH
ERLY OF JuNIPERO SERRA 2REEWAY Ft\R A PERIOD OF SIX
MONTHS "DURING THE PENDENCY OF STUDIES OF THE·AREA;
EXEMPTING CERTAIN CONSTRUCTION, ESTABLISHING AN-
EXCIWTION PROCEDURE-.AND -DECLARING 11~ EMERGENCY
The ·Council of the City of Palo Alto does ORDAIN as fo.1.lows:
.. A~TICLE I.
The City Colindil does hereby find ahd declare as follows:
SECTION 1. ... Certainlands in the CitYi·~?f _P_~_lo Alto {"City"), here
inafter" described and designated· as 11 The · F<.Jothilis, 11 possess unique· . ,
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. characteristics hereinafter 'eill.lI!lerated; -not found in other areas,of
th~-Ci tv •" ''l'he. Foothills are des~ribed as ail port.l.ons of the City
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of Palo Al~o· lying.southerly of Route 280 (JuniperoSerra Freeway).
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,_ ., .. ·: ~ SECTIOk':;;!/'\,_Th€! Foothills are. designated for open space;· con-
servation and/or park use 'on· the• Cit.y' s Get1erul-.Plan.
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SECTION 3. The Foothills h~ve been the· sUbjec.t of an e~tensive
stt1dy coverin·g a period 'qf almost. two years py the City's consultant,
_.a cJ~y an~-regional,_plan~er, in conjUrtction with 6ther redogniied ex-
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perts in_. the field.:O~. iandsca}?e arctl.ft~c~dre arid e~virOnme~ta). plann1ng,
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·urban ~c:oncmU.6s; ¢ivi·1. ehgineering-; · soi1s'·,_e-ngin~eriiig a~d g~o~ogy(~ The·
cc:ms;ui tari"t iec6mmend·~~~,~n~t tne 'Foothi l1~'·, he pres~rv~d J~ , o~ert, ~pac~ ·
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an.·d sugge·s·t-~d numerous" xrtethods ~·to ac~otnpi.i'sh. that bbjective.
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_,. ·s:ECTION >.4. The . uriiqti'e ·. char;,.cteristids ·.·of· the. E'oothi lls .'are r.e.-
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·ve~led-:ln .. the Foothills ·gri~it6ntnenta\·~·o~si9n :st~dy·~ ~~ich In~d:icat~ii;i·
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among, other-t~ingsi·,, t.h-~~ ~h~~te :fa\~.: w{de vari·~~Y of ·j~:at~r.es which 1r,;-: • --.. . . --. . .·) . --~-.·.~.}'\
: dic:ate the de~ir~i.:iifi,r'~ c>:f pfeser\ring the ':Foothifis ·for open $pa~e. The
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area i!S :tr~versed by ·:tl)e San -An~r-eas. Faul'!; and. a:.fll.Unber of lesser faults•
'Much: of the area:· i~1 excessively steep. and: slope ~tability, ranges frbm g664···~·
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to poor. The ridges and slopes are a scenic asset as viewed
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from the flatlands and from Skyline Scenic Route. ·Substantial
areas are overgrown with brush and present a serious fire
hazard, but other biotic conununities range from gras~land to
forest. I~ contains the headwaters of fiv~ different creeks.
It has a wide variety of microciimates as reflected by the
amount of precipitation, temperature, wind, fog an:d smog.
SECTIONS .. The people of the State, by enacting Article
XXVIII, "Open Space Conservation," of the California Constitution
.in 1966, and the State Legislature have demonstrated increasing
concern, interest and the desi~~ to.preserve and protect open
space. In 1970 and 1971 the State enacted· legislation to 'require .
addition of an open space elem~nt to city and county general
plans .and p~ohibi ting issuance of b.uilding permits, approval
of subdivisions, or adoption of zoning ordinances inconsistei1t
therewith. ·The Legislature declared.its intent as follows:
II {a) To 'assure that cities and counties recogniz'e
that operi ~pace land iS. .:.:i limited and valuable resource
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which must.be conserved wherever possible.
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(b) To >a~sure that ···kvery city and county will prepare
and carry '6':1~~ open""space plans which,. along with ·state
' and re'gional ·open-space. plans·, \.,TiiJ 'accotnpl:l~h the. ob~
je6'tiV~$.?f ti C:omprehens:i-ve'.op~n-space.prograrn.11
;he Legislature·· £~\ind and a.eclared ·a,~: .. f·~i1aws:
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.. "ca.>· .That. ·the{pr~.~·ervati6n. at ·9~e·11...:sp·ace ·1anci, as
defined in this ·atticle, is ne.cess~ty riOt only· for the ·•
·maintetlanCe·'cof· the'· e'C0lt0lnY Of t.h~ St~te I b:ut alSQ fO:t the
a:fjsurance of the.·9pn,tinued .availability .,of· land for. the·
production pf ,f?:;od, ~d'(f~b~rc fq_r 'f:he enj6ymeot dfi ~scen;lc ..
bea\1ty i. fc;>r recre·ation . a!ld for .. th.e·· use. Of. n~t:.,ural resources •
. ·· .· (b) ... !rh.~~.~~is~ouragin~:J"pr~~~~ure aria·· unnecessary con~
. Vel,"Sion of op~n-space lanq t6,\ir}:)an ··uses is> a matter of .
public in~ef:e~t;'~rid ,wi1.1 be of benefit to urba~t dwei1·ers
because> ~t w~11.~·ais9ourage nonconti,_guous development
patterns which unnecessarily increase··the costs· of com""
IDUrtity Services to COromuni. ty.cre·sidentS o . ~( ;·,I .
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(c} That the anticipated incr_ease in the population
of the state demands that cities, counties, and the state
at the earliest possible date make definite plans for the
preserv-ation of valuable open-space land and take positive
action to carry out such plans by the adoption and strict
administration of laws, ordinances, rules and requlatiorls
as authoriz~d by this chapter or by o_ther appropriate
methods.
(d) That in order to assure that the interests of all
-·its people are met in the or~erly growth· and development of
the state and the preservation-and conservation of its
resources, it is necessary to provide for the development-
_ by the s.tat.e, regional agencies, counties-and cities,
including' charter cities, of statewide coordinated pl.ans
-for the· conservation and preservation of open-space lands.
_ (e) That for these reasons this article is necessary
for the ptom6ti6n of the generalwelfare and for the pro
tection of the pUblic interest in open-space land.11
(~overnment Code §66561)
SECTION 6. The State has further shovn its-concern, interest,
-and desire to preserve and-protect open spacf3 by:
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(a) Requiring g7_~~ral p~arts-_ of citiP.s and counties to
contain a conse'tvation element.
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(b)' Broadened.the jurisdiction of local planni~g conunissions
.to include the preservation and conservation of open
_space· land.
(C) Prohibited construction of streets or street imprdve-
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ments until the plapnirig commission· has revie:wed the
same as ,to~ co~pii~de 'with--opart spaCe'P,~ovlsions of
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the qen~ra1·~1?(11.
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. (d) . 'Requ_irirtg ci ti.es_ to-_ad~pt zoning c~n'si~tent' with_ OPt;,!fl
-~pace' el~-~~nt~-_,.6£. the-',g~n.era1-~-·p1clli.
like~y -,,to qa~E3e sUbstaritial envi-rotiinental damage or
_ -· s\ib_$t'antl~.11y and ·unavoi:~ably injure ff~h or wildlif~
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SEC'I't0N'7.
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'jt.be General ,Ele,dtion on Novem0et ·7 ,i--1912 ,··to ~orm a-1 R~9i.onal.
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Park District,. which ~Ould in~lua'.e' a significant ;.~6rtibn-tif· the •· . -. . ·, '__, . . . . \ ~ .t . .
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The Ci,of Palo .Alto has encouragl ;,..:i~s . .:ormation
of such a dis'trict. Said district has received a positive·
recommendation from the 'city's consul ta.nt on the Foothills,
who·' specifically recommended a moratorium ,of "one year, subject
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to renewal, to allow time for 'the formation of the district •••• "
SECTION 8. The _Planning and Policy Committee of the County
of Santa Clara is currently embarking on its Montebello Ridge
Study. A portion of this program affects ·certain areas of the
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Foothill~ along Skylii1e-; :B:.:h.1levard. The resul tG, of such a program
will not be known until the latter part bf 1972. The recommenda
tions of,-this program may have a material effect ·on the Foothills~
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SECTION 9. Because of the need for ,,::urther study resulting
from the recent' state action set forth above; because of the
placing on the-ballot of the proposal t'o form a Regional Park
District as set'· foi'th ,.,'bove f because of the 0119oing Montebello ·
Ridge Study ·of the Planning. and Policy Committee set forth above;.
the City Count.ii does hereby find· and declare that_ -it wou"ld,not
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be in the interests of good, careful· and reasonable planning
for the pUblic good· to hamper,· hinder, impede or delay studies
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undertaken and presently being p~J:'sued by the City .council, city
sta~f, a11.?'other agencies relating 'to 'the Foothills. ,·' Said
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Council ;·and staff will' need a reasqrlahle' time to 'study . -. ' . . .. ' . . ~ --~ . ·-·'
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th~<· apptbpiic:lteness-··o:f-·existing '..zoning ·'hri:a, poss'ibl,_e _changes· ..
thereto I 'the pOSS:i.bi'e. CrE':~tion Of neW zorie§':~ ~d Other p(")~S'.i.bl~
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'?arioU:~·.,~me'{iiods 'arid.~~ans·~.~of~··dbnserving ;: p~eservlng cilici.:.~i\6--
,. t~cti~g open-. spac~<i1i·iil~~:P9p~h~f1s-··_-c6nsi'~~ent 'with ~he.:p~iiBies.
stated. in the city·c s ~fte:'tai Plan and. with. due :reg:ai-a to the
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factors outlined ,·in -this<Artfcie i. ~··: ·
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·s.Ec'i'i'o"N ·I·()_-oiV'~sion of pa»~cel~ into smaller parcels·,
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·changes of <J6ne i · afl'd·-·:fhe·' t~·~li~pci( )f lie~. Ije°trni.t~,i bu:(1aing
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-permits and grading perrra't:s in th&, Foothii'lz.-~uoulc't::ha\.~s··arc
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adverse effect on, and in fact wi-11 hamper, hinder, -i.rnpede, or
delay the, results ~f the aforementioned studies, the policy 6f
the City of Palo Alto as stated in the General Plan, and the
public health, safety and welfare of the citizens of the
City of Palo Alto.
SECTION 11. Subdivisions, miscellaneous divisions of land,
and applications for z~ne changes, use per~its, building permits,
and grading permits, or any of them are imminent.
SECTION i2. Construction on lawful parcels of three acres
or less will not have an unusually adverse effect U:pon said
·studies or upon the policies of· the City Council.
SECTION 13. Ordinance No. 2612 of the City of Palo Alto
expired February 18, _-1972. It-is necessary to extend and cb_ntinue
the provisions of said Ordinance No .. · 2612 to_ continue to protect
the public health, safety and welfare pending the completion of
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the aforementioned studies, from-a proliferation of land uses and
activities upon land in the k;oothills that may be incompatible with
. -the results thereof and/or the policies of the City as they now
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exist or mD.y, withiil the period of extension provided hereinafter,
be' revised.
ARTICLE II.
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SECTION 1. For six (6) months next foilowing the effective
' .' ' date of. this ordi-nill);¢e' rio -application shall be accepted for sUb
''divisions, • miscellane6us di visions of land, _use permlts, zone
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changes,_. qui lding pertni ts; or g~~lt'l.;ng permits for prof>erty not
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owned by t~e City of Palo Al to \-ifthin the city> litni ts of the
City of Palo Alto ~ying-~Outherly of Junipero §e:r:_:ra Freeway;
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nor. $ha11 any of the a.boVe be granted, 'issued or<a:}?proved.
SECTION. i. Any pe.tsoit·-h·avin~ a· fihanclal<'interest irt"
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any parcel or :group of contlg-ubus f'arc~,l~ in·. the'· FootiiiYis.:
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, and who cl.aims t.hat the morato;ium established by this -c>rdi-
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nance' creates-·' iin extraord{nary hardship :fbr such person' may
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... file, a petition, not less than twelve (12) 'days prior '.to the. date.
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requested for hearing, with the City Clerk for relief from the
provisions of this ordinance. Said petition sh.all be accompanied·
by a filing fee of $3S~Oo. Said application ~hall be in writing
and shall set forth with particularity all facts·and other
.. information which petitioner avers establish an extraordinary
hardship upon him. Notice of a hearingupbn petitioner's.
application shall be pUblished at least once in _a newspaper of
general cirJ~\.llation in the City of Palo Al to not le~s than four
days prior to the date at which said applipation will be con-
sidered by the City Counbilj.
,lit said time and place the Council shall hear petitioner
and such other persons as"are interested in s~id parc~l or
contiguous parcels or the a\)plica.tion, and may· grant the relief
requested if: .(1) petition~r or.his property areso situated
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that this ordi.nance .creates an e.Y.t;tao:rdinary hardship upon
either or both; (2) petitioner's situation, parcel or ccr1tiguous
·parcels are affected to. a subst'antially greater· degree by the
operation of this ordinance'than other persons.or prope;rty
similarly situated in the Fcothllls; and (3}.an unusually ad-
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verse effect. \1pon t}le Foothills studies or upon the policies
cf the City 6:mncli \V'ill not be created by granting· the relief
requested·. The. burde,n of proof shall h~ up~on ''the peti tiorl.~.>r. . -;-'--' f ~,_._-:.~-~ \
SECTfON :3". This ordi:nance ~does :no~ ~pply to any single-
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family residence existing· on ::th-~<-~tfecti ~E{"9~i~= her~?f ;_ or. any
accessory strµci;._ure theieto,. tq-the: exterit':that a buil<lirt"<}
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.· pe':dtti.t and·;;Jiich o:t.ner pe.rmit~ as :hta.y"be ''reqJired, may .be :i,ssued
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f6r"modificatioris/'aiterat:tons arj.d"eniarcjemehts of sa.i,d bu.i.iding
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gr bui·iding\~.not,,,to. eltd~"f!d-· f~fty percent of the exi~t,irtg square
footage~-t~eft?bf., . '.:?:'Jiis .:brdlnartce . do~~ . not apply· t~ c8ns~ruc'tidn
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. ,on. any lawi~~J~::p;rbei' 9f, thr~e acres or less e:X'.istf~g on July 6,
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SECTION 4. Bedause·of the facts set forth in Articles I
and II hereof and in order to protect the public health, safety
and welfare, the Council does declare that this is an emergency
ordinance that shall take effec-0 immediately up61i its' passage,
in accordance with the provisions of Sections 2. 04-. 330 and
2.04.375 of the Palo Alto Municipal Code.
INTRODUCED AND PASSED: February 28, 1972
AYES : UNANIMOUS
NOES:
ABSENT: -NONE
ATTEST: APPROVED;
U)lld,v~
TO·FORMi
.· JI Llr--c_._gl/ffull, ~-. 4~st. City Attorney
APPROVED:
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Mayor
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