HomeMy WebLinkAbout0150.091Febru.ry 14, 1991
HONORABLE CITY COUNCIL
'110 Alto, California
1990 ZONING QRDI~C£ CLEANUP AMENpMENTS
Ne.bers of the Couoci1,
Report ill Brief
Approximately every two yelr5, staff conducts I review of the Zoning Ordinance
for minor te~( or map amendments whi(~ will ,1arify the administratiQn and
fntorpr.tation of the codo. Staff refers to this process is the ,onln9
-(leinup.-T~e revisions proposed IS part of t~is cleanup cover several
different areas, the ~ost complex of which is t~e admi"istr.tion of
nQ~onformi~g uses. Attached are two ordinances cDntl;r.i~g ,'1 the propos~d
revisions IS recommended by the Planning Commission.
Bick.gMund
At its .. oting of Noveober 2a, 1990. the Planning CommiSSion considered 11
Zoning Ordinanc. ~le.nup items. The C..mlssion took .ction on eight of those
items, continued t~ree te allow starf to provide additional iDfo~atio" and to
.llow p"blic notic;~~, and put off the ll,t item to a liter date it staff·,
reque5t~ The ~lanning Commission took lction on tne three continued items it
Its meetin9 of January 3D, 199). The background infonnation on ,11 of t~e
clea~up items addrfS!ed by tne 'ommissio~ can be found 1m the two attached
staff reports, dlted No,ember ZI, 1990 Ind J.nuiry 25, 1991.
Plannfng COmmission Action
On Noveflber 28 1 1990 t the COlMlission unanilbOusly recolftTlE'nded that the Cit,)'
Council Idopt the follo.ing eight cl •• nup item, as proposed by st.ff in the
November 21. 1990 stiff report:
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~r.ndf.thered .ses in the downtown Commercl.' District (item 2 in
the stiff report);
Use Penait revoCition standards (it~ 31;
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Special setback requirements (item S);
flag l~\s defined as substandard l.ts (it.~ 5);
Use Permits for alcoholic beverage sales ,item 9).
loning Administntor refernl of Us.e Permit and Warh.r,ce
application. (item lO);
Oaylig~t pl.ne measurement for substandard lots (item ll).
The Commission took action on the remaining three items on January 30. 1;91,
as follows litem n~mber$ are as refer~pced in bot~ the No~tmber 2J and the
January 2S .taff reports);
ITEM 1 -'randfathered uses in indivi~ual zoning Gf5trf~t~
A. Ois,pntin~a~ct 9f Use: Recommended Council adoption of staff
recolTlTlendation. (6·1. Hirsd~ oppcosed.)
B. Reestabljshment of use after dls,ontin~ante: U~animou51y recommended
Counc~l adoption of staff recommendation.
C. DeUrdtipl"l of "Grandfather Chuse"; Unanimously recommended Council
adoption of staff reco~ndation, wlt~ the fDl1ow1ng minor wording
changes to the defj~ition:
(64.S) -Grandfatherec-mezns ; designation estabTished by means
of a -gr~ndfath~r clause,-exeapting i class of ~ses or structures
from the otkrrw~se currently applieable provisions of this title,
because suc~ uses or structures .el conformed ~ith earlier
Ipp1icible provisions of t~fs titie, prior to the enactment of ~
e~Pfeftt subsequent provisions.
IT~ 4 -Mei5hOorho~ Transition C~inlng IT} District
p(ecolmlei';pjed Coun(il adoption of staff reconwend.tion tl) de1!'te -T
Combining" designation from all properties zoned RM-1S(T) and RM·)O(T).
(6-0, &lazi.r not participating.}
JTf~ J -Open Space Requlreeents 1ft RII-15 District
Recommended Council Idoption of stiff re'~ndation. ~;th tne following
wording ching! indicltf~g that some of the reQuir!d usable open space
~U5t be located in common ire~s. Tne CommissiDn madf this c~ange to
preVEnt i deve11)pment from locating III of the required open space 'in
private ya.d •. (6·l, Hir'c~ opposed.)
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18.22.0SOlj){I) Each lot Shi" have not 1.ss th.n thirty-fi ••
perceot of the lot area developed i~to pe~anentl~ .aint~ined
usable open 5PiC~, SOle portion of wb1cb shllt be cQ"9" usable
ppan space, IS ~lsured in the ground fleor aTAI only~
RWJ!1ENfltI1!ON
The 'lln~ing Commission recommends that th~ Council:
I. Adopt the .ttached Negative o.cl0.otlon;
2. Adopt the .ttached Ord,nance ... nding Titl. 18 (Zoning) of the Pi'O Alto
Hu"fc~pal Code I Jnd
3. Adopt the attached Ordln,,,. rezoning properties in the RM-IS(T) an.d RM
lOIT} coabir.in~ districts to delete the 'T-Combining' designation.
~espectf,111 submitted,
!/..yfifH..l,y t.L;.~
'f:'""~n':' · r
~f.-I~
KEMNETH E. SCHREIBER
Director of Planr.ing and
Community tn.-ironment
~lEMI
As'is .nt City "a
A ,cheents: St.ff report dated Janu,ry 25, 1991
(Attachments include:
Reduced s~le site plans
Staff report dated Hovember 21, 1990
[xcerpt Plinni~g COMmission ~;nutes of November 28,
Ordinance adopting proposed text amendments to Title 18
(Zoning) of the Palo Alto Municipal Code
Ordinance and g.aphic, rezoning RM-IS(T) and RM-30(1}
propertie, t. RM-15 and RH-SO
cc: Denn1 Petrosian, 443 ~enturl Avenue, Pala A1to. (~
Bob Mos., 3010 Orme, Pilo Alto, CA
Art Alfi.Ho, 2460 Harrisburg Avenu., fremont, CA 90536
CHR: ISO: 91
1990
2/14/91
Page 3
January 25. 199]
PlANNING COMMISSION
P.lo Alto. Callfornl.
1990 ZOlll1l6 OItDllWICf CLEAHUP AM~EllTS
1Tt!!S CO!!TINUa! FRO!! 'lA!IHllI6 to!I!ISS10!! HEARI!Ii Qf I!OYEIIBtR 28. mQ
W~
The Plonnlng Co.olsslon considered 12 lonlng Ordl.anc. cl •• nup Items pr.sented
by .t,ff .t the Noveober 28. 1990 'lannlng tDmDI •• lon h •• ring. The Planning
Ccom!.,lon took actIon on eIght of those It .. , recommending to the City
Council adoption of t~e staff reco.mended Zoning Ordfnanc~ revisions &s
follows:
a Grandfathered u,e. I. the dawnl .. ~ Commercl.l District;
o Use Permit reyoc~tiQn standards;
o SpecIal setback requirements;
o flag lots defIned os substondord lots;
o wGrade-and -height-deff~itfDns;
D Use Permits for alcoholic beverage sales;
G Zoning Administrltor referril of Use Penm1t and Variance
applications; a~d
a Daylight plane .. a,urement for substandard lots.
Three items ~re contfnued to allow staff to provide further information and
to ,llow addition,' public noticing of two of t~e Item, as foIl .. ,:
I) Grandf.thered u.es In Individual zoning di.tricts;
4) N.19~borhood ir.nsltfon Coabl.ing (T) ~istrIct; and
1) Ope. spoo_ requirements In ~·15 Oi.trlct.
These t~ree contin~ed items Ire disc~ssed belDw and Ire referenced b~ the same
nu.bers which were used i. the November 21. 1990 stiff report. The l.st item
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introduce-d to tl'te-Planning COlTlflfufon on No~tmber 28, nonconforming second
dwellings ,nd two-famil, uses in resident)l' districts. ~as recommended by
stiff to b. brOu9~t back to the Plann~ni Commission at a later dat@, and is
not add~ess~ in this report.
Hte attac.hed ordin.anc(!s address onTy thou thru items w~ic:h: were (ontinued
from the Noyember 28, 1~~O he.ring.
~sed Amendments
I. 6~~FATHERED USES IN INDIVIDUAL Z~IN6 DISTRICTS
This Hem 'C'u continue:'d to aHow staff to address concerns expressed by the
Commissioners regarding:
IJ The length of time I grandfltherEd use may be ~acant before the
use-is considered discontfn~ed. or abandoned. Ind must be
converted to I confor.!ing USt;
2) Whether I grilludhthered un Cln be ree-stabHshed lf a conforming
use ~as replaced the 9randfathered use and then left ptior t~
expiration of the ·abandonment-time period; i~d
3) The need to idd a defin;t~on clarifying the term ·g~andfathered.~
The Planning Commission also requested that III neighborhood aSSOciation
groups be notified af t~is ordina~ce clea~up it~m prior to its taking action.
Notification was mailed to these groups IS requested. A fu11 discuss'on of
ather issues re14ted to this lte~ is contained ia t~e attached staff repDrt
d.ted No, •• ber 21, 1990.
A. OISCONTINUANCf Of US{
As not!d in the November 2]. 1990 staff report, the individual
qrandfithfr clauses Ire ippHCi,bl" only for ·continual Wi! and occupancy
by the same use·~ The ~.aning of ·cont1nual* is not further defined and
is subject to varied ~"terpr!tlt;on~ St1ff had recommended that
language be added to elch clause speCifying that if the 9randfat~ered
use is discontinyed for a period of one-year or mOie~ the use wil1 be
considered abandoned and .IY only be replaced by a conforming use.
St.aff rec~~nded the US! of i onl year time period for two reasons:
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2)
It is consfitent with the time provisions in Chapter 18.94
ror nonconforming uses o~~upying facilities designed and
constructed for nonresfdential purposes {see page 3 of the
November 21. 1990 stiff report); and
Bec.ause the ordinance allows phy~tcal replacement of
structures occupied by nonconforming uses, staff believes
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one year was I rels~nible ~unt Df time to il10w
rep1aceaent of I $tr~tture without 10s1ng grandflthered
rights.
CGOals.loner Mlrsch •• pressed a d.,lr. t. add I.ng"ag. specifying that
gr.ndf.thered uses In residential districts .111 be considered .bandon.~
If they are discontinued for a period of gO diYS or DOre, r.ther than
one ye.r a. reCOmMended by staff. Cooml.slo"er Mlrsch Indicated that
thl. would be desirable for two reason.:
I) A 90-day dlscontlnu.nc. period for gr.ndfathered u.e. in
residentl.l district. would be coop.rabl. to the previsions
of Chapter 18.94 regulating nonconfonoing use.; and
2) It would .peed up the reaDv.1 of gr.ndfathered non-
resldentl.l use. from resldentl.l are.s.
In r.spons •• staff would first like to cl.rlfy thot the ,uggesti.n made
by Co.af£sioner Hfrsch is .or, re5trfcttve t~an t~e current language of
Chapter 18.94 (,ectlon 18.94.040). The 9O-doy time period i. that
section Ippli@$ only to Donconfon.fng uses occuPyfn9 structures desfg~Ed
and constructed for residential purposes, not all structures in
resld.ntlal di.trlcts.
Secondl1 •• t,ff believe. t~.t reducing t~. time period to 90 diY' for
uses I. re.ldentl.l dIstrict. Is I. direct conflict with the proy'sion
which allows replaceoent of ,Ite ImproYe.ents occupied by gr.ndf.th.r~d
•• e, (a. discussed on page 4 of the Novecber 21, 1990 staff report). it
Is "nr.,ll.tlc t~at .ny .s. could Iccompllsh .yen I remodeling. Ir"ch
Ie •• a repllceoent, withlD • 90-di1 tl .. period. If It Is the go.' of
the Pllnnlng ( ... Is.ion to encourage fastor t"noov.r of grlndflthered
u,.s I. r.sldentl,l dl.trlct. by Incorporating I 9O-day dlscontlou.nce
period, then st.ff would rec .... nd the Planning Co-oI,.lon also remove
the replacement pro.ision froo the iodlvldual grlndf,ther cl.u.es.
St,ff Rtc0llfnd,tfon
Stiff continues to re< .... nd that I,ngu'ge be added to .ach Individual
9r.ndfather clluse, for both resldentf.l and nonresidential u,es.
cllrlfl1n9 the phr.se "cootlnuol use Ind occupancy" by specifying that
If the u •• fs discontinued fer I perIod of one ye.r or ~re, the u.e
will be con. I dered abandoMd ~-U-'hr. "Ih -~ r-U-_If9I!-J4."""
~....t.# 'h"'1g/I-64-4I'-4* .U •• h.~~~_~~. The .peci fie
language Is proposed to reaa IS folloo,:
If I USc dee.ed grlndf.thtred .•. ce.sos and thereofter r~af"s
distOftlfftued for twelve (Dnsecwtivt sont~s. it shall be considered
abandOMd .nd '" be replaced onl1 by • conforeing use.
*OrdinaOlce hu. beell rev1s.ed. 2114/91 ..
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I. REESTABLISHMENT Of USE ~FTER OIS{QNT!~
Seve ... "l COA:missioners. exprEssed conC!,TI"I regarding staff's interpret.at i~,r,
~f ~en a grandf.tnered use is co~sidtred permanently discontinued. At
the Hille tof ttle pre'\l~!)us staff report, staff bElieved the i nter,t of th j s
11~uige was to lllow I grlndflthered ust to be reestablished if that
grlndfltnered use were discontfnued, ind the conforming use which
subsequently occupied the building ~iS to vacate befo~e t~e one y~ar
t1ae period ~ld elapsed. Pianning Commission discussion <entered O~
whether this was tn~ intended interpretation , or whether language sncyld
be-added clarifying that grand fathered LIStS iIIa.v n.21 be reestablish€d
once they Ire replaced by I conforming use.
This quest1Dn has oot arlsen often 10 the past, and staff tan thtnk of
no exuples ""'en it hillS been interpreted one way or tne tither. The m1!in
id¥lntage stiff sees of Illcwing a grandfathered use to reestablish in
this litulti0n is t~at it .llow$ flexibility and may encourage
e'periMentltfon to see if J conforming use tan ~ successfbl in a
locltfon currently occupied by a grandfathered use. This is mare ilkeiy
to occur 1ft the downtown groundfloDr retail lone t~an for other types Df
grandflthered uses~ such as medical and professior.al offices in
r~stdentlil zones. In the downtown, I building owner may be reluctant
to exper1lDent with I retail use if the grandf.thered use could nev£r be
reEstablished should the locati~n turn Gut not to be a fayor~bl!
location for retail uses.
The ~ia disadvantage of all~wfng reestablishment of i grind fathered use
is that It <culd •• sily l •• d t. abuse of the grandfathering privilege
t~r~ugh cDntlnual back and forth between conforming uses and a
9rlndfat~ered use (so long IS I conforming use never occupies the sit~
for more t~an one year).
As u:phll"led previollsly. with these proposed loning cleanup am-endments.
stiff ~as not attempted to tighten. rela~ or otherwise chang~ the ~ay
gra~dfat~ered ~ses are regulated. Rather, staff is trying to (lar1fy
whit we believe was the original intent of t~ese provisions. B~c~u~e
the Planning Commission does not believe that 1110wing reestablis~ment
of grandf.thered uses, following I (ha~ge to a ccnr~rm;ng use, was
intended, stiff reco.mends t~e inclusion of language in each grandfath~r
claus. prohibiting r .. stobl;s ... nt. T'I. langu.ge is consistent with
the .anner in whith legally nonconforming uses Ire generi11y regulated
through loning law. and stiff is quite c~fortablf with it.
Staff R,cq.-endftjgo
Staff recommends that languige be added to each fndi~iduaF grandfath~r
clluse sp.cifyfng th~t no grandflthered ~se be reestabllsned once it is
changed to Dr replaced by a conforming WS!. Additionally. Iny portlon
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of I site or I building ~fch changes from I grandflthered use to a
confan.fng use, shill t~reifttr on'1 be used to accommodate I
confol'llln, ~se ~.~-I+ t~i ouvh-t&;-H-tII1"C129II-3.,-t5,-n;-and-6t
tl" "!~ ..... f-tM ... tt_-et.""""-o1"dtftne.t~ Tho specific hngu,ge is
proposed to re.d IS follows:
A USe doosed grlndfathered .•. whlch I. ch,nged to or replaced by •
conformfng use shall not be reestfbl1shed. and anI portlon of a
sit. or Iny portion of • bUilding, the US. of which change. from.
grandflthered use to confono!ng use, shill not thoro.fter be u,ed
except to .CC~it •• confon.1ng ~se.
t. DEFINITION Of "GRMpFAD1ER CLAUSE"
A. reQuested by the PI Inning tommlsslon, st.ff hIS propo.ed I definition
of "grandfather.d" to be added to the definitIons soctl.n of the Zoning
Ordin.nce. Tbis defi.itlon cllrlfle. whit we me.n genor.,I, when we
speak of grandf.thered u.es. The specific provl.fons which reg",.te
grlndfathered uses Ire then found fn each Indl.ldual zoning district in
which grand fathered uses Ire located.
St." 8ecp!!Dll1dlt fem
Staff recommends th,t sub.ectlon 18.04.030 be aaended to add the
following definition of 'grandflthered" ~.J~-4 .... f-~~n"'lH!4
c'i'aAup-..cw:4~): ..
(64.S) "Grand fathered" .. an •• desIgnation estlblls~ed by means
of I -grandfather clause-, exempting I cllss ~f uses or str~ctures
fro. the otherwise ~"rrentl, applicable provlslo". of this tille,
because such uses or structure$ met earlier applicable provis'ons
of this tltl., prior to the enactment of the current proyislons.
4. IlEIGHBOIIHOOO TRANSIT! 011 tOIIBlMl1IG (T) D [SUI tT
rbls it .. was continued to allow st,ff to notif, neighborhood ",soci,tlon
group" and propert, owners and occupants withIn 300 f.et of each of the
affected propertl •• , of the proposed deletion of the T DI.trlct regulations.
Notification that this Item ~"'d be conSidered at the January 3D, 1991
helrlng was .. lIed to these neIghborhood association groups and property
own.rs and occupants. Th. T District regul.tlon. lImit building height to 30
feet on those propertle. Which the T DI.trlct overla,s. The aultlple·family
zoning regulatIon., ,dopted In 1988, establl.hed strict daylight pl.ne and
setback regulations for "'tlple·fL~ll, developments which were not In .ffect
It the time the T District was created. For .ddltlon.1 discussion of t~.
proposed deletion of the.e regulations, refer to p.ge 8 of the November ll,
1990 st.ff report.
'~d1nance bas be~n revised. 2/14/91.
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St~ff R"ommendftfon
Stiff believes that the T District o¥erllY Wi! mad~ obsolete with t~e adop!jo~
of the new "ult!ple-Family Regul.t!ons 10 1988. Toe ne. Multiple-family
Pegulations offer gTeater prctectior. tha~ the T Oistri(t, wit~ the exceptior.
tn.t i. the RM-30 zone I 35·foot height limit 1. allowed (height In the ~M-1S
~istrict fs already now ltafted to 30 feet). The daylight p1ane requirements
of the RM·)O do not permit that height to b. re.ched at the edge. of •
project, whete it would iV9act adjacent propertfes. Ther~foret staff
continues to recomme~ded that Chapter !B.31. Neig~h~rhood Transitfon Combining
(T) Oistrict, be deleted from the Zoning Code ~~,~.-..e-J4-&f~
.. ttithed ~1p-~)" and 111 properties with ttH! T overlay be rezoned
to rraove the overlay (see the s1t~ location ~iPS attached to the proposed
rezoning ordinance'.
7. OPEN SPACE REQUIREMENTS IN RM-IS DISTRICT.
In the November 21, 1990 staff report, st.ff recomoe.ded t~at the open .p.c,
requirement for RM-lS projects be revised to eliminate the reference ic
·common" Irea. and simply reQu1te 3S percent of the lot area to be usab'~ open
sp.ce. st.ff has found t"t r. typical RM-15 developotnts. which tend to
produce & townhouse style prDject, the dem~nd for private yards is making it
ext~mel1 difficult to aeet the requfrement for 35 ~Ercent ~ wsabi! open
space~ .1t~ough there ts usuil1, .are than lS perce~t open space araa in the
c~~~ned private .nd common areas fou~ in these deveTopments. The Planning
Commission had two concerns regarding the st,ff recommendation. first. if the
reference to • common " Irea were elimfnit~t • project could potent;ally be
developed with all or .ast of the open .p.ce located In prIvate yards. Th.
Planning Comfssiol'l Questioned ",het~er this would be desirable. Second. the
existing requirement that a mir'timUII illIOunt of private open space be pro¥ide(~
adjacent to each unit is in addition to the 3S percent common open space
required. Tnerefore. the staff recommendation reduced required open spa~e by
a small amount because 0"1, a totll of 35 percent open space ~ould be required
in both common ~nd open space areas. Th~s item was continued to allow staff
to present additional information so t~e Planning Commission could fUTt~er
ev,luate the staff recommendation.
To better ll1~strate this fssue, staff ~as provided the Planning Commiss;~n
with sample 5;tl plans from two recent RM-1S projects. 731 lorna Yard! Avenue
and 4110 £l Ca.)~o Real (consisting of I h;9~er density condo project on the
RH-30 zoned portion of the Site along £1 Camino, and I town~ouse project en
the rear RM-IS portion of the sito). Site Info .. atloo for each of th.se
projects is provided bel~w, and reduced site plans are Ittached:
*Ordinance h2s beeo revised. 2/14/91
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13 7 Loti 'It rd' Avtnue
Zone:.
Sit. 51 .. :
IIu!oI>er of UnIts:
Unit. Ptr "'ro:
Coo.o. U •• b1e Ope. Sp.ce:
Private Open SpIce:
lotal Ope. Spac.:
4120 [1 CaminG Re.l
lone:-
Site Slle:
",~r af Units!
Units Per "'re:
Coo.on Usable Open Space:
Prlv.te Open Space:
Tot.l Open Space:
RM·15
35,100 sq.ft.
12 r"""hou"s
15.0
10,000 sq. ft., equal to 28.S~ of Site
5,200 sq.ft., eqool to 14.~ of site
15,200, oqijol t. 43.~ of sIte
RH·]S (portion of ,Ite)
94,400 .q.ft. (that portIon of the tDtol sIt.
whIch Is loned RH-IS)
29 Townhouses
13.4
27,500 sq_ft., equal to 29.11 of .Ite
10,000 sq.ft., equil to 10.61 of sIte
37,500 sq. ft., equil to 39.~ of site
Staff hiS foun~ seyer.l diffIcultIes with tho requlreoent fDr proyldlng 35
percent coamon .,.ble open .p"ce f. RH-15 deyelopeent.. Sfnce the RH-I' lone
serve' is a transitional are. to single-famIly deyelo~nt, RH-IS projects are
typically townhou,e dovelopeents. Th.,. type, of development, attempt to
achIeve I ,ln91e·famll, look and fe.l by proYldlng prf.ate open space Ire.,.
As Cln be seen fro. the two sampl. plln, p~.ented, the,. developments are
provld!.g ~r. than 35 percent total open space, but .... aocunt of thIs cpe,
spoce Is in priYlte areas. The prl.ot. lards Illow for I project IPpearance
~ich blends better with adjacent .Ingle-famlly str •• tscop." and for hIghly
uSlbl. prl.ate outdoor spac. fer futu~ occupant, of the project_ forcIng
that sp.ce to be .nared in c..-on would re,"lt In unu.able and awk.ard outdoor
afeill'i.
Due to the townhouse ,tyl. of these developoe.t" there f' an Inherent
conflict with providing the .llowable density of the RM-IS zone, 35 percent
eoaaon open space .~d usable pr1vite open spice Ire;s. fn addition to the
'~n space. In o~er to •• iDtlfn t~! townhOU5~ prod~tt. stiff believes that
density. rather than the larger prtv.te open space ITeas ar floor Irea~ wau1d
be sacrIficed If the deyelopoent f' required to devote 35 percent of the ,it.
to cOIROn cpen .pace. Staff f •• ls that .llowlng RM-IS developments the
fle.lbfllty to provIde a co.blnatlon of prl.ate ind coomon open space equal to
35 percent of the .Ite (plus the additional .-ount requIred for prl.ate sp.'.
Idjac.nt to each unit) results i. better project., for beth the ,urroundlng
nel9hbe~ood Ind '.ture occupant" at close to the f.ll densIty allowed.
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Shff is 1.Ir'Iclear whether tnt Planning (.onmiss;on is c:oncerPled witn 105;"9
amen1ties IS I result of e1i=inating the ~ialmum requirement fOT CD~n open
space, or if the concern is t~at (ommon laodscaped Irea 'S of higher public
wilue than private landscape area. Small RH-1S deYelopments do not typically
provide common amenfties due to the expense and responsibility of eaintlining
th9!. rn these smal1 developmenh. the 3S perc.ent COlTlllon space reQ\J;rement is
usu.lly met by providing l.nd,c.ping pl.ntlng .r •• ,. For l.'gor RM·IS
dtvelopments. such IS the 29·unlt project des(ribed Ibove. so~~ common
~nltios ore de,lr.bl •• nd more likely to be proposed .s part of the project
design. rr the Planning Commission is concerned ttlat .. project such .as t~is
one coyTd potent1al11 develop .,thout c~n amenities, staff w~uld suggest
that J requirement for comaon imen1t1es~ as o~posed to common open space,
.auld be moTe striight-fo~ird fn '~dres5ing this cancerD.
St,ff Recommendltion
Staff continue, to recommend that the open ,p.ce r'Qulee.ent for RM-IS
projects eliminate t~e reference to ·commcn· area, thereby ,llowing both
common Ind private open s~ace to count towards the 35 percent usable op~n
space requirement. Tne proportfon required ;1 each would be at t~e discretion
of the Architect~rll Review Board during ~rQject design Ind development.
Addition.lly, st.ff recommends 1,n9uog. be .dded to clarify that the .inimum
amount of prfvlte irea rtq~ired adjacent to eac~ unit is j~ additton tD the 35
percent us.bl. open space required ~·lt-and-22-of·the-.~tac~-e~ •• "9
o .. di~h*
BECOMKE!IlATIOH
Staff r"omoend, th.t the Pl.nnlng t ... I"lon recommend that the titJ Council
.dopt the ott.ched proposed Ordinance ... ndiOi Title 18 and the attacned
proposed Grdinance rezoning properties In the RH-IS (T) and RM-30 (T)
combining districts to delete tne -Y-Comb'ning-designation. At it' meeting
of November 28, 1990, the Planning Commi,.lon .p~roved the attached Negati.e
Oec1a!"atfon~ No further Iction by t"e Planning COlllTlissiC'n is r!qu1red with
re9a~d to the environmenta1 assessment.
Re,pectf"ll, ,ubmitted,
'-f7(.[1U~tj 111. -' ~-t:&..i ~c,' M_ l Y ,/'V-' /'
Zoning Adm; istrator
*Ordlnance has been revised. 2/14/91.
Jt:1UfdI-/ .-:Id~,
kENN[TH P.. SCHREIBEA ->'
01rect?t of Planning ~nd
Community rn~ironment
lnc1 nup2 .90 1/2S/9l
ljt -8-
AttlchMnto: ~uced 'lmpl. sit. p1,n. It}
Sl,ff Report dlted Novoeber 21, 1990 (wit~out attachments)
(._lronment.1 A ........ I (90-EIA-2e}
Excorpt PlannIng C ... I.slon Minutes of Hoveober le, 1990
ON ....... -.""-.... "" ... -PH .... ..,.. R'H5fJi -tild-f!!I-*lf-j-
,...,en m-H-Rll-J5-.ft~-II!Hlo*
9~ •• _-"pu..,..tt'O~ .... C-... "_t.-te-,.....Mfl~1tS ....
J8-....,.y~al-Rt .... -4tttrl •••• -~ot~..,..t~~th~.,h •• d
IN ... """""' .... f·lftt-tH-91~~ ... U.-IM-"''.~t''f-tlie-_ ., ... -Pe~lreoe.t.-•• -Rll-ii-4;.t.l~.·
cc: fred Henean, Chiof Building Cfflclll
Planning Staff
Denny Petros lan, 443 .entur. Avonue, Palo Alto, CA
*Revlaed ord.inanc.es are attached to CMR:15{)~91 of 2/14/91.
znc 1 .up2 . 90
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lIPe ZOHING Of!!l!!W!tE CLENlJP MQII!!OOS
B,c.kgrcund
St.ff Is propoSing • "uaber .f revl,lon. to the Zoning Ordln.n, •• S part of
the bltnnl.l zoning code cle.nup. The •• reylslons co •• r seve.al different
.r •••• the ... t comple. of ~lch I, the administration of nonconfonlln; use'
Ind DOncomplylng flCllltl05. Attlched Ir. two .rdin.nces co.tll.ing III t~e
proposed rev,slons. St.ff hI' outlined below the Issue or problem rellted to
I.th propo,ed revision, and t~. spe,lfl, ordinance c~.n~ •• rtcODlended by
,t.ff to resol.e that I.,ue Or probl ...
Prgposed Amendments
I. 5MHI)FATHERfI) USES IN INDIVIDUAl. ZOIiIN& DISTRICTS.
A. Issye St.teeent
Over the past sl.er.l ye •• , staff ha. encount.red Incre.sing difficulty
Interpr.tlng Ind Idmi.lsterln9 cod. proylslons r.gardlng nonconforming
u,es Ind noncomplying fa,llltle,. ~;th the'. proposed zonIng cleanup
a .. ndaentl, staff hiS not tlg~t.ned nor r.loxed, or otherwl.e tried to
change. the .ay nonconfonolng .ses aod noncomplying facllitie. Ir.
regul.ted. Rather, stiff bas ltteepted to clarify ~.t .e belle.e t~e
original Intent of the differ •• t types of nonconforming use ~rovl.ions
were. The ( ... ISllo., upon ... Iewlng the following dlscu.slon lnd
st.ff's proposed aaendDents, '" wlnt to go furthe. with tho'e
aaendoentl. Staff racognlzes that thIs topIc Is complex Ind technicil.
Th.refore, should the COMIlsllon find that this se~tlon of ... ndments
w.r,"nts furth.r detailed dlsc.s.'o., stiff f •• l, the discu"lon would
be .. ,t approprhte1y handled f. tM s.bc ... ltte. forUII.
£,.t.tloll" there Ire four cltegorle, of nonconformIng .'e':
zngclnu~.90
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.. Uses ~Ich hive been deeoed confonolog through "grandf.ther
,'ou •• ," II Individual zoning districts, Ind ~\ch Ire not
subject to to .. lnltlon. The -.Jorlt1 of the, •• 'es Ir.
11/21/90
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these whfc_ became nO~'DnfoMiing IS I r~sult of the major
'9'8 lonlng Cod ... vIsIons, and tn. ,ge6 downtown
regul.tlons whIch res.lted from the Downtown Studio Su<~
-Vr.nd'.thered· ~ses (nelude. for e~l~ple, professfon~l Ind
~icll Gff1tes tn rtsfdent1.1 zones, MOte' uses f~
~ltiplt·fl.il1 residential lones, and nonret.i1 offfce and
flnonol,l .... Ite us.s located In ground floor (GFJ
cOMblolng district.. The •• Indivldu.l district "gr.ndf.lh ••
clauses· 'r, not ~nffQrm in t~!f~ llnguage, .1tnough tnost
.dopted during the sa .. zoning code revisIon are g.neral1y
consistent.
2. Uses whlc~ a .. 5ubject to te,.,.lnitloo Iccordlng to the
tenolnatlon schedul.s specifIed by Chapter 18.94,
NoncDnforming Ule; and Non(o~p'lfng facilities.
Nonconfonolng u.e. f.l1 l.to thIs category for I .,rlety
r'.$ons. and include I few ~fch w~re made nonconforming IS
• res.'t of Ihe "'4 fire Zone I Stud, and I ,.bst,nti.'
nUiber r.,ultlng fro. I~. 1918 lonlng Ordin,nce rovlslons.
3. Use, Whlc~ ~ ••• be.n ·gr.ndflt~.r.d" on I sIt. specific
b.,ls. Host .s.s whIch fill !oto th;o cotegory were ~.d.
nonconformfng during recent rtzonings resuTtfng from the
Citywide Lind Uso St"d1. The Elko Club and the Fle,t. tanes
BowlIng Alloy Ire two such uses.
4. Other us.s whIch do not f.il Into any of the three
categorIes above. StIff doe. not hive an Inventory of what
types of wses Ire currently nonconforming which have not
been grandf.thered and ar. not subject to te .. ln.tion.
The.e usos Ire Idol.l.t_red following the general
nonconforming .s_ reg.l.tlons of C~apter IB.94.
To date, tne nonconfonolng w.es whIch hl.e been the DOst difficult to
administer Ire those which wert wgrandfathered· t~rou9h ~la~ses 1ft
IndivIdual lonlng districts. Staff hiS hId ~ifflculty detenol,lng
Whether the proviSions of tho Individual clluse. should be the onlj code
Ipplic.ble to those u.es, or whether the grl.dfathered U5.5 shocTd 11"
be treated, fn some .'Y5, t~e sa.e IS Dther nonconfonMing uses. wnich
ore subject to the provisIons of Chapter 18.94. The indi.rdu.l district
grandfather clause. do not dlrectl, Inswer •• oy of the Questions which
Iris. regarding t~e rlg~ts to use Ind repl.ce I.provements, Ind they
.1 low privileges which Ire In .xcess of t~o.e enjoyed by confonnlng
us.s. ,. addition. the llnguage of the Individull gr.ndf.ther clau5.'
I, too often subject to dlff.rlng Interpretltlons. Tne.e .It.,tlon5
reflect underlying objeo!lv •• of recent studl.s, e.g., Oowntown and
Citywide, t~.t addressed the need to reduce new development potenti.l
rather thIn pllce ne. restrictions on .xi5tlng deYeTopment. Thus,
property owners of building. thlt exceed new devolopment regulations,
zngdnup.90
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•• pecl.ll, fAR, I~ 'llow.d ts notlln. reMOd.l Ind rebuild t~.I.
bulldln~5 up to 2xl,tlng I.v.l. of d •• ll.poe.t.
St.ff ftiS. over t~ ,.ars. Itt.-pted to cro,s-,,'.r.nc. the Indl,ldull
grandfath.r clluses witb the ,".Irll proyl.'ons 0' Chl~t.r 18.g4 when
t~ Individual clluses I~ .ute on a specIfic Issue. Howe.er, this
approach h.s proven to be probl ... tlc, IS there Ire so.o blslc
loconslstenel.s between the two t;~ •• 0' code provisions, IS outlioed
below:
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A. EXPANSIQH OF USE
Brandf.ther C'"U.O -NonconfoMilng use.., not be exp.nded to
Incru .. floor Ir .. occupIed by the u •••
Cltopto. 11.14 -IIoncon'o".Ing un '" be expanded t. Include
Idd1t!OI\al floor Ireo .!thln the s ... building. If It Is
deteMilned thot the addltl.nl' portl.n of the building to be
octupled Is not ~Ison.bl, ,u5ceptlbl. to use or occup.ncy by •
confoMilng us. wIthout subst,ntlal remodeling or nocanstruction.
B. C!lANGE !If USE
Sr.ndf,the. CI.use -Crand'ather cl,.,. f5 appllcabl. only for
'contlnu,1 U'. Ind OCcupancy by the sao. use'. Only the
nonconfonolng .s' whleh •• Isted It the tlDO the grandflthlr claus.
was put 'nto effect Is Illooed. ko oth.r type of nonconforming
"$0 .ay replace that us •.
Chapt .. 18.'4 -Nonconf ... lng .s •.. y be repl.ced by Inother
noncon'ormlng use which .. ula ba •• been pe .. ltted under the zoning
In pllce It the t'DO .f the rezoning. The .5. eost be of ,qul1 or
Ie., Intlnslty, Ind .ust ,Is .... t othor tertai. conditions.
C. !)l&!l!!UIIUAllCE Qf USf
Grandf'~r ClIus. -Gnndfath.r cllyse h appllCible only for
·continu.' use Ind cccuplnc1 by t~e sa~ use-. ihe .eaning of
'tontlnul,' Is not f"rther defined and 15 subject to .arled
Interpretation, .lthough stiff bas consIstently .sed the one year
t ... of Chlpter 11.'4.
Chapter 18.14 • For nonconfonolng uses occupying facilitle.
designed Ind constructed for nonresidential purposes, If the u ••
Is discontinued for. period of one yelr or "re. III subsequent
use of the s,t. and facl1lt"s .U5t be by • conf.rolng use. Foe
nonconfonoln9 U5es occupying facilities designed and constructed
for reSidential use, the tlDO li~it for dlscontlnulnc. Is ninety
crays or _re.
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D. MAINTfNAHCE AND REPAIR Of fACILITIES
OCCUPIEP IV NOIItO!!fO!!!1!HG USE
'rlndf.the. Clluse -No •• onfortlng use. Ir' penoltted 'to remodel,
~~roy •• or rep'lc. sft. f~rDv ... nts Oft the &a.e lite, wlt~out
nece.,lty to Coop1, with ,Ite d ••• lopoe.! r">"'ltlon,' •• long is
11 does not result h fncr .. ,ed no.r .reo, .elght, longth or .ny
other In.re ••• I. the slz. of the foprovement. Thl, ha' b_ ••
Interpreted by stiff I .... nlng thlt the envelope of the existing
structure Is the 11~lt of the lepraYoments ."owed, but
ImprDveo.,t. within the existing 3-dl .... lon.1 env.1Dp. Ire
.llo""d.
Chapter 18.t4 -Monoal an~ rootln ... int.nanc. of f •• iliti.,
occupied by nDncDnfDnoing u ••• Ire .llowed. Incldent.l
Ilterltlon. Ire penoltted. provided the r.lue of thl 11t.r.tiDns
In ony one-y.or period sholl not •• c.ed twentl perc.nt of the
•• lue of the focllltl_ Structural olt.rotl.hs or ."'"9 ... ot are
not .1Iowed.
E. ~EPLAW!ENT OF rAm IIlES OCCUPIED BY NOIItllHfQ!j!!ING USES
'rlndf.tn.r Cllutl -A. noted obove, 10.llltl •• occupIed by
nonccnfonolng use. '" be repl.ced. wlt~.ut neces.lty to comply
with sIte development regu'atlon., a. long IS the repl.e~nt d •• s
not r.sult 1a fncreased flOGr Irtl, height. 1.n9t~ or any otn!r
Increa •• ,. the slz. of the Improvement. The profe"lon.l and
.. dleol offl •• gr.ndflt~.r clo., •• In resldentlol zono. ore the
only clauses whic~ do not eontal. the langulgo ·wlt~out ne,es,;ty
to cooply wIth site de •• lopoent reg.'otlon.'. Staff belleYe' the
Intention WI. to allow repl.,ement of 'ocilltl •• occupied by 5uch
use. the s~ priylleges .s other ,r.ndfothered u,es, but would
apprecl.te conflno.tlon of that Inlentlon by the eoam;.si ••.
Cftapt., 18,14 -In genera', focll!ll.s which Ire occupIed by.
nonconfonming US! may o~l~ be repllcrd for use Ind occupancy by a
eo.forol09 use. Howeyer, If I facility I' dlmaged or destroyed
by any Dllns other t~.n Grd1~lrl weir Ind tear or depreci.tio~,
and I' non. of the nooeonforolng .5e. occupying the f.cllity is
,ubject t. tenolnatfon. the focll111 .ay be r.pl •• ed for co.tlnued
occuPlncy by the same U5'. The repll, ... nt .tructur. MUst meet
all Ippllclble s!te devIl.poent regulation. of the current zonIng,
and soy not exceed t~.t .xl.ting previously. When on. or .ore of
the nonconfD .. lng uses IS ,object to tenolnatlon, repl ..... nt Is
li.lted to 75 per •• nt of the .olu. of the flclltt, prior to dam.ge
during the ftrst one·t~lrd of the appllcoblt te .. in.tlo. perIod,
50 percent during the second o •• -t~ird •• nd l5 p.rcent during the
lISt ono·third.
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I~ ..... rchlng the It7S Ind 1186 grandfother clauses, and the 1109ua9'
of Chapt.r 18.J4, 'taff hi' concl"d~ that the Intent when the
,rlndf.ther cll.s., were odopt~ wa. that the proy','on, of the el.u •••
wool' stlnd Ilone, and thlt the.e ,randflt~.r~ us •• would be tr.ated
dIfferently than other ftOntonfo .. lng u •• s Ind nooc.-pl,lng flc'llties.
I. other word" these •••• were Iftt.nd~ t. be l110wed to , ... 10 for In
Indofl.lto ... unt of tl ... but theIr .Ituotl~n would be one of "tltus
quo". The flcllltl.s c .. ld be IlProy~ or roplle~ to •• Intll. the US.,
but ftO chlngO (I .•.• occuPlncy bl Inothor cltegory of nonconfo,,'ng use,
•• po.slon of 1,'stI09 oso or flOllltl." otc., eould occur. ene of the
.. In re •• ons st.ff came to thl. conclusion I. the us, of the phrls.
"shl'l be d..-ed to be confonolng u, •• " In olch of the gr.ndflther
e1luses. lhe .ffect of thIs phr ••• Is to '"I that use. which were leg.l
co.fG .. lng us.s exl,tlng en the dlte of tho zoning change Ire .tl'l
conf.ntlng USiS, rother.thl" legal no.tonfontl.g uses. Thl. choIce of
words l.ad. stiff to bell ••• that It .1' inten~ that the.e US'$ be
tr."t~ 11.llor to co.fo .. lng u.es, IXC.pt as provided for ,. Ilch of
the Individual grlndflt~.r c1auso.. If thl. were the Cl ••• the
provision. found In Ch.~t.r 18.14, ~Ich regulate .11 nonconfontlng
••••• would not appl,.
Unfortunltel,. thl. wa, Ilso • poor cholc. of words, .Ince It Is the
opl.lon of the Cit, Attorn.,', Office that an .ffectlve leg.l argument
cln be -.de that, beCIU" the USI. are "deemed confonolng". the
remalndlr of the gr.ndfather ciluse provlslo •• are negated. Ind the
proylslons of Chlpt.r 18.94 wo"ld not be applicable .Ith.r. The teno
"deemed conf.ntlng". u •• d often In the 11ngulgo of the Indlyidull
district grandfather cl.u, •• , could be Interpreted t. legal'l Illow tne
"grlndflthered" us. to retura to the building at any time In the f.t"~e,
reglrdl.s, of ~eth.r Dr not the u,e .0. discontinued for •• y nUMbor of
y •• rs, or hid reverted to I normally permitted u,.. Stiff belley •• thIs
.as not tho Clt,', Intent _, o.ld.nc~ bl the languige "continual .se
.nd occupancy", which consl.tentl, follow, I. the grlndf.ther clausos.
I. conclusIon, staif belle.es that the provl.lon. of the grlndf.t~er
cl.use. I. t~e Indi.ldull zone districts .hould stand Ilone. Ind that
t~.s. t,pes of nonco.fo .. lng uses should not be subject to lOY of t~e
regulations co"tlln~ I. Chlpter 18.94. Con.oquently. llngu.ge shouid
be Idded t. the Indlvldu,1 grlndfather clou.es to further clarify how
these uses Ire to be tre.t~, Speclflcall,. l.nguogo should be added
stltlng t~at: 11 these use. Ire ",rlndflthered" u,eS rand the phrl.e
",...ed confo .. lng" oll.lnot~); 2) these use. ore not subject to the
requlr ... nt, of C~lpt.r 18.14; I1Id 3} If the noneonfo""ln9 use Is
dIscontinued fer one ye.r Dr .. re. that ..... y onl1 be replaced by a
confo .. lng U'".
The c ... , •• lon should II,. not. that there Ire two nonconfonolng uso
el.use. co.talned 10 IndlYIdual zoning districts ~Ich Ire dlfforent
frOD t~. other grandfather ClIU'.5. T~.s. provisions Ir. found In the
CN. Neighborhood C .... rcl.l. and CS. Service Co .... tlil. district
lngeloup.90
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rogulatlons (Sect lens le.41.050(.)(4) Ind 11.45.070(f)13), r.,peetl •• ly)
and spelk to UStS ~t(h were aade nDnconfo~f"g IS I result of Citywide
Lind Us. Study retonlngs. Th.s. two •• ctlons Ir •• 1.0 grandfather
cllu5 •• , but thoy Ire net ' •• If-contaln.d' •• Ire the other grandf.tne,
cl.u.... U ••• which were .. de .0.cenfoMilng In th ••• distrIcts I. of
August I, 1989 .r. regullted ~ tho provl.lon. ef Chlpter 18.'4. The
anll privilege whlc~ t~o .. section. allew above and be/and thil Illo •• d
for other noneonfo .. l.; use. Is t~e rIght to r..adel, IMpro.e or repl.,.
site I~rov ... ntl. In icc.rdanco wIth sIt. development .egul.tions.
without hiving to converl t •• confoMlI.g use.
B. St.ff Suagtstt4 SQlutipn
Stiff rK_nds that tho appllclble code .. ctlon. be re".hed .0 1\ i,
cl •• r thot elch of the Indlvldu.l grandfather clau.e., exc.pt the
Citywide ,.lonfng ,lluses, stlnds Ilonl. As I result, nQnconfo~fn9
vses. even those i~ noncomplying flc111t[es, whfch hlY~ been
'gr.ndflth.red· by • ell.'. f. In Indi.ldull zoning district would b<
tr •• ted dlfferontl, than .t~er types of nonconfonoing u,e', ~;e~ would
be subject to the provision. of Coapter 11.94. St.ff recomoends adding
language to •• c~ of the grandfather cl.u,es (found ,. Chlpters 18.10.
18.12, 18.11, 18.19. 18.22, 18.24, 18.26, 18.46, 18.49, 18.55, 11.57 and
18.11) to! I} clarify that the,. use. Ire con,ldered ·gr.ndfathered"
u,.s by repllcl"1 the phrase ·.~all be d.o.ed to be confonolng use,'
with the phr.s. shall be d.eaod to be grandflthered uses'; 2) cllrify
the phrls. 'contlnual .se and occupancy' by spoclfylng thot if the us.
is discontinued f#r • period of one year ar MOre, t~e ~se w111 be
coniidered abandoned and Mil Dnl1 be replaced by I confonmf"9 Y$ei Ind.
3) clarIfy thlt th •• e grlndflthered uses Ire not ,ubject to Iny of the
provisions of Chapter 18.94, "o.confonolng Uses Ind Noncomplying
hci! itle ••
Other lop.rtant cl.lnup Includes substituting the Ictual dot. from which
•• e5 ire grandfath.red for the phrase I ••• ch claus. which stat., •••• ,
exl.ting of tho effect Iv. dlt. of thIs .ectlon· or ·us.s .xlstlng on t~e
effective dlt. of the ordlnanc. codified In this Chopter'_ This will
.liolnat. Iny co.fuslon T+gardlng when th.s. sectIons were adopted .nd
which u •• s hl.e been grlndfathtred. Additionally. the longu.so ·wit~out
n., •• slty to comply with sIte development regulltions· has been Idded to
the profes.lonal .nd .. dic,l office gr.ndf.t~er clauses In •• ck of the
residential zon.s, s. that the llnguag. of .11 grandfather tlaus •• ,
except the Citywide rezoning cla ••• s. f. con.lst.nt. Finally, the
gr.ndflther clau.es of the downtown COoS Ind COoN subdistricts (Se,tlans
18.49.OS0(d)(3) and IS.49.Q'O(d)(3}) h •• e been Incorporated Into tke
gen<ral CD di,trlct grandfather cl.us. (Section 18.C'.040(b). T~ls
chonge will reduce conf.sion bl pllclng .11 the downtown grlndf.ther
cllu.e provlsl .. s I. one location.
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If t~e C ... lssIG. wIshes to cGntlnue dlscu,slon of these ... ndme.t. to
dlscu,. furt~r pos,lble revlslens, .tlff would .. < .... nd thlt I
subtooattt .. of t~ C ... ls.l,n be appoInted to worl with ,tIff on the
I.,ve of noncDnforefng us. Ind nonco.plylng f.clllt, rev"lltlons.
Z. aNlDfATIIEIED USES Iii TIl[ 00Wf0IIII COII!I:IItIAL (CO) Dimity.
A. !ssY' $t.t..,ot
As I r •• ult ~f t~ dlffle.lt, 'tiff hi. experle.ced .dnlnl,terlng the
nonconfo~fng use ~1.t1Dns. a nonconfoMiing use. ~npower T.mporar~
Service., ••• allowed to occupy I downtown ,plee ~Ieh It would hlye
bee. e.eluded from IS • result Dr the revisions stiff hiS recommended
IbcYe. !h. City CounCil, on April 16, 1990. directed stiff to add
'"ngulge to the CO grl.dflther elau,. ~Ich speclflcilly gr.ndfathers
this u.e.
B. Staff Suggested $glutton
St.ff r.e .... nds that tho followIng llngulge be Idded t. Section
18.C9.040(b)(3} of the CD Cooaerel.l Downtown Regul.tlon" In or4er to
grandf.ther the Manpower Teapor.ry Servlc •• : • .•• Notwlthst.ndlng .ny
fltervenlng confonolng .se on a property zoned CO Ind GF combining, any
office .s. exlst!ng on April 16. 1990, ~Ich lIs ••• I,ted IS a llwful
confonolng u.e prior t. August 28. 1986. aay .... 10 IS I grlndf.thered
••• pursulnt to the pro.lslon. of thIs sub.ectlon·.
3. Us[ PERI!IT REVOCATION STAND.WJS
A. Issu, Stttemenl
$ection 18.90.080 of the ZonIng tod. controls the reyocltion. extenSion,
trinsferlbility Ind durltlon of use p.nolt. Ind Ylrll.ces. Subsection
(d) Stlt •• thlt '1 use penalt ~Ich hiS not been .sed for Iny period of
one year or .ore shill beca.. null and yoid~~ However. t~i$ Iybsection.
as written, requires that befere the us. penalt Cln be decllred null Ind
voId clue to non"se. t~. ZonIng MIololstrator .. st notify the prope,·t]
owner and hold I public helrlng to he.r evld.ncl on the use Ind/or
nonuse of the •.•• pel'll! t.
Th. prlctlc. of stiff hi. been to consider the use ronllt void .fter on.
yelr cf nonus', without h01dlng • publ!c h •• rlng. 0 st.ff's knowl.dge.
there Is no recor4 of the requlr.d hearIngs ev.r beIng held. Stiff Is
concerned lbout the lick of I .. chln;$m to trick III us. permits to
deteno;ne whether or not th.y ha.e lapsed for I perIod of one y •• r or .. r.. Additionally. there doe, not Ippelr to be I clelr benefit to the
public to ~ld I helrlng to review I .,. p.noit for I use ~Ich 'S not
I. operltlon. Insteld, I cllu.e can be pllced It tho botto. of ne.ly
lngclnup.90
lJt
1l/2l/90
·7·
I.,ued penslt' notifyIng the property owner of t~. code •• ctlon ~ich
declares the use permft null and void lrier one yelr Df ~.Cln'l.
8, St.ff Syggested $Q]ut1pn
Staff recOBOends that Section 18.'0.080 (d) be ..anded so t~ot all
l.nguogo referring to • public hearing by the Zoning AdmiDlstrator is
deleted, reflecting e.rront and p.,t prlctlc,s. Th. soctlon would then
SiMply .tat< that a ••• penslt not •• ed for .ny period of one ye.r or
.. re .h.l1 become null and voId. Amendaent of this section would not
chang. the protedure for .e.Otatlon or -.dlfltation of the ••• permit,
If the conditions Ire not being .. t or the ••• I, being conducted I. a
.. nner detrl .. nta! to the public he.lt~, •• f.ty Ind welfare. Re.ocation
or -.diflc,tlon of 10'< pe .. lt f. ,o.erned ~y I.b.octlon, (b) and (c),
and will ,ontln.o to require a public helrlng by the Zoning
Administrator prior to Icticn.
4. NEIGHBORHOOD TRANSITION COftIIMINe (T) DISTRICT_
A. luye S1.ltement
The Neighborhood Tranlltlon ComblDlng District (T) Regul.tlons. ChaptoT
18.31 of the ZGnlng Coae, wert Idopted '0 1984. T~. purpose of tn.
regul.tlons ¥I' to protect slnglo-f .. lly Ind two-, .. Ily re.ldenco.
loeltod Idjlce"t to multlpl. , .. Ily projectl by reducfng the Illowed
belght of ~Itlpl.-f.mlly buildings. The regulations 11.1t building
height to 30 fe.t on t~oso proport!es which the 1 district o.erloys.
Currentl1, the T district eyoTll1 I. locatod onl1 I •• ery 11.lted RM-IS
and AM·30 Ire •• Idjlcent to Clllforola Ayen.e Ind the fnter •• ctlon of
Homer A.eoue In~ ~;ddl.fjeld Road, IS Ihown on the attlched sit.
locltfon graphic.. The ~ultlpl.-flmlly zcnlng aoendments Idopted In
1918 •• tabllshed strict doyllsht plln. Ind Jltbact regul.tlons for
multiple family de.elopments which were not '" .ffect It the tl .. the T
district WIS cre.tod. The •• new .. Itlpl. f .. lly regulatlo~s offer
gr.ater protection than the T district to propertl •• I.jacent to
.. Itlple-'"mil, dev.lopoe.ts, with the .xceptlon th.t f. the RM-30 zone
I 35 foot height lImIt I. Illowed. Kelght I. 1ft. AM-IS district I. now
li~ited t. 30 feet. Staff doe. not belle.e th.t this 5 foot height
difference Is slgnif!elnt, due to the stricter dOlllght pllne Ind
.etb.ck pro.ls!on, of tho RK-3D district. Additionally. Itlff f •• l,
that the ellmlnlt;.n of the dlffe.ent height requIrements of the AM-30
Ind T o.erl., district will .11.lnat. confusfon 'or .ppllcants and
stiff .
8. Staff Suggestc4 Solution
Staff belleyes the T district o.erllY regul.tlons Ir. redundant In light
of the recentl, adopted oultlpl. f .. \l, lonlng a .. ,doent •• and
recom.onds th.t Chapter 18.31 be deleted froc the Zo,lng Code. In
lngclnup.90 lI/ll/90
IJt -8-
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conjunction with the Chapter deletton, the propertl •• s~own on the
Ittached .tt. locltton Vrlphlts would be rezoned to Illolnlte the T
d .. 19n.t Ion.
I. metAL SETIACl lEQUIWIOCTS.
A, lullO St.l1l111M
The Cltl h" I Spec!.1 Setb.ct Map (Chapt.r 20.08), orlglnilly adopted
to 1959, which I~ses .etbacks In cert.ln IrelS of the City which
o.erride thase ilposed by the underlying zonlO9 dtstrlct. Currently,
the .. p Ilpose. larger front s.tb.ct., Ind In the c •• e of some corner
19to, larger sid. setblcks, for pro~rtles .1009 .. jor ,treets.
Howe.er, the fndl.fdu.1 zoning districts do not provide Iny r.ference to
the Spec;ll Setblck M.p. Although stiff .. k ••••• ry attempt to bring
the .peclal setbacks t. the Ittentlon of property _.rs, stoff be, i., ••
It Is Ilportant to hove I specific rlference to tho ,"Ibock I. tho
Indl.fdull zoning district regulltlons.
8. 5t.ff SYR9"J"tS91yt'QD
St.ff recoomends thlt • new subs.ctlan be Idded to the site de.elopment
regulation ••• cl!ons of each Indl.ldual zoning district cllrifylng that,
wh.re applicable, setback line. I.pesod by the Speclll Setback M.p shill
be fallowed for the purpose ef deterelnlng legl\ setbaok lIne ••
I. fLA& LOTS DEFINED AS SUtiSTANDARD LOTS.
A, Issue St.tllent
During the recent comprehensive revl.lon. af the R·I SI •• l. f .. ily
Re.ldence Dlstrlet RegulatIon. (Ch'pter 18.12), the sIte d •• elopoent
regulatfons for substlndlrd lots were IMtnded so thlt the.e strieter
reg.l.tlens (I ••. , .Ingl. story develOpMent anl1, 17 faat b.lght limit)
appllod to flag 1at, IS well. During I subsequent ordinlnee r •• lslon to
the cothge ordinance, the reference. t. fllg 1015 were In.dvertontly
deleted.
S. Staff Suggested SQlutlon
Stiff roconoond. thlt the llngulge Ipplylng substlndlrd lot sIte
developoent regulatIon, to flag lots be roin,erted I. Section IS.12.0SS.
Staff hu eontinuod to ldololst •• tho ardln .. ~. I<cordlng to the Intent
of the re.lud R-I reguhtlo .. s to H.ft de.elojlllOnt of fllg lot. ,1.1 lor
to substlndard 1ats.
zngel nup. 90
lJt
col
lI/ll/90 +
1. OPEJI S~AC[ l£QlIlREllDlTS I. 111-15 DISTRICT.
A. Ilsue 5t,tcecnt
The AM·IS Multlple-r.ml1, Regul.tlon, r.qulre that. for e.oh proje<t •• t
1.ast 3S percent of t~e lot .r.a be N.lnt.lned I. common .,"bl. ope •
• p.c._ Addlt'on.lly. In unspecified omount of pri.ate us.ble open space
.dJ.cent to .ac~ unit i. required. St.ff h,. found that for the t.o
types of de •• lopnents proposed lOst often for RM-IS propertle. -
·.Ingle-f~11," .tyle townhome ••• d sm.l1 condool.,wo project. of less
t~ln 10 unit. -• gre.ter tDD.nt of open ,ploe are. Is typlc.l11 devoted
to prl.,te YlrdS th.n to conlOn Ire.. Vhlle the current code allows
p.rt or .11 of the required prl.lto open 'pace .rel to be Idded t. the
common Dpen Spltt area (upon recommendation by t~e Arch1teetur.l Rewie~
Board and .pprovol of t~. CiTector of Pl.nnlng .nd Community
(nvironsont). It doe. not .llow the required coomon open ,p.ce Ir.1 to
be added to the private open sp.ce area.· T~ls sometl ... re,ults in
design pro~l .... because for town~ .... nd •• 1tlple-famll, developments
on , .. 11 propertie,. the .. u,.al1y is not enough· room to proyide 35
perc~nt common us.bit open spac!, f~ addition to the private I~.as which
Ire typically found i. the,. de.elopments_
I, St.ff Suggest,o SoJvtipn
St.ff recommends that the open spac. requirement for RH-IS projects
eli~f".te the reference to ~c~n· Ire~, and simply require 3S percent
of the lot Irel to b. usable open s~ace. This modification would not
reduce the laO.nt of open .plce required In RH-IS oulti91.-fami1y
di5tricts~ but would allow both private and common open spice ar •• to
count tow.rd. the required "sabl. open space. The provl.lon al10winq
~art or .11 of the required prlvlt. ope" space area to be ,dded to the
common open s~.ce are. (upon r~OMaendltfon by the Archttectura1 Review
Bolrd and opprov.l of the Djroctor of Planning Ind Communltl
Enylronoe.t) would be deleted. Staff does not believe t_i. uoendRent
.nl1 have In effect Dn retre.t~onll opportunities for residents of these
de.elopoents, because lOst pr'vate yards in sm.l1 tow.home and .. ltlple
flmil, developments Ire large encu9~ to be ut11fzed fn I _.nner $~milir
to slngle fam11y homes. !n the clse of I larger RM·1S developaent9 when
common u$lbl. open sptce fs acre desirable, stiff be'fev!$ the des's"
review precess Cin ens~re that In adfqulte amount of the required 35
percent Dpe~ spite f~ proy~ded in common arels.
S_ '&RADE" AND 'HEIGHT' DErINTTIONS.
A. Issue $utement
Staff h., found two .. jor diffle.1tle. with t~. defioitlon, of gr.de .nd
height when applied to structures built on lots with steep .lopes.
First, grlde , from ~ich poi~t building height is ~isured, is defined
zngclnup.90
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a. 'the lowest pofnt of adjacent ground el •• ltlon .f the ffnlshed
,urfl'" of the ,round p.Yfng or .'dewllt'. This pro •• nt. I problem on
sl.ped loU MC.USt ""on fill Is utilized II port tlf tho COflslructlon
proc.ss. bufldfng heIght .. y. dlr.ndlng on tho spoefffc CIS •• be
.... ured fro. tho top of the ffl • Thi. prlctlc. Cln re,ult In I
.truclure "", •• Ipptlr. tIller on tho .,1 •• a.e. though It coopl'.s .ith
tho height 11.lt. Staff Milt ••• that buIlding heIght on slopld lots
.hould be ... sured froe the fl.fshed or •• f,tlng ,rod •• ""fehe.er fs
lower. I. thf. c •••• when •• tructure fs pi Iced on ffll. the filled
.r •• would CO""t loward. the ovor.ll hefght,
The second diffIculty fs th.t tho deffattlon of hllght .11ows I buflding
helghl credit of up to la foet. whon lhor. I •• dlfforentl.l of 10 feet
or less between the blgh •• ! Idjolnlng ground .urf.ce Ind gr,de (which Is
the CIS. for .. ,t proportf •• loc.ted I~ the foothill.). By this
definilion •• ,tructure on • stoep lot could ... t tho height li.lt. but
physIcally ".SUTI up to 10 feet hlghe, thin the .. xl..-Illowtd. Tbi,
provl.lon was orlglnilly added to the cod. becIUS. It I. cont.lned In
the Unif ... Building Code. and. ,t.ff ISS ..... bee.u •• It allowed so.e
flexibility for building on steep sTope$. However, this 6efl.ltlon doe,
not tlko loto leCGUnt the .esth.tlc prDbl ... of allowing I la fool
height credit. rather th.n .... urlng the true height of the .tructure.
Sl.ff believes thll with the recent coneo .... press.d regordlng the ,ize
.nd vl,Iblllt, of foothIll devllopoent. t~.1 It I •• pproprl.te to revis.
the def;.Itlons of grade and height, IS proposed below. in order to help
Ichleve desired aesthetic go.',.
B. Stiff suqq.sttd SQlwt10n
St.ff roc .... nds' I) I ... dlng tho defiAitlon of gr.de (Section 18.04.030
(64» by adding the l.ngu.ge 'I. 1 .. 1. with •• Iurll ,lope. In exces, of
lOS. 'gr.de' .hall .. an the IdJac.nt ground .l ••• tl.n of the finished or
existing grid •• which.ver Is lower"; .nd. 2) ..ending the deffnilion of
height (Section 18.04.030 (67» bl .ll.ln.tlng tho pro.lslon whlc,
Illow, that 'the .. osur ... nt "1 be tlken fro. the blghest .dJolning
,Idewalk or ground surface wlt~l •• 1.5 .. ter (flve·foct) horizont.l
dill.nce of thl Ixtorlor wall of the building. ~.n ,uth sldew.lk DC
ground surfacI Is not .. re th.n 3.0 .. ter. (ten feet) above grad.'.
St.ff believe. the,. two ... ndment. would r ••• lt In fool.il15
development ~Ich Is .. re Tlltly to roflect the natural topography
bec.use height will be .... ured , ... the lowest grade. either •• 15tlng
or n.tur.l. thus counting Iny 'Illed .roa. towards ••• r.'l building
height. As. re,.ll building p.d, Ire "TO llk.ly to be de,igned 50
th.y .re terr.ced with t~. contours ., • ,Ite. 'n.te.d of utilizing
extenslv. cut and fill to ~relle I le.el building p.d or clpture view5.
Addlllon.ll,. ell.lnotlon of the up to 10 fool t~Ight credit. ~ich
would result I_ the .. Isurement of the true height of the buildIng, .il1
help to reduco le,thetlc 'mp.cts .... tl ... r •• ultlng fro. hlll.lde
z"9C 1 .up. 90
lJt
11/21/90
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•
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I
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de.elopments. Th.se ___ .doe.ts would not aff.,t the .aJ grlde Dr he'ght
Is d.t.rmln~ on propertle. with .lop,s of l •• s than 10 percent, St.ff
would note, bo •• ver, that w'th th.s. two reYI.lons, the ZS foot height
11~it I. the OS dIstrict .ay be ~r. difficult for new developm.nt and
additions to ,.Istlng buildIngs to ... t, and •• rlan,e, for these
propertl.s ar. llk.'y t. Iocr ••••• A sl.11ar problec I, not anticipated
for site •• oned RE, Where the height 1101t I. )0 fe.t.
USE PERMITS FOR ALCOMOLIC IElERAGE SAtES.
A. 15\4' Statement
Th. ZonIng Cod. curr.ntl, requlr,. any us. whIch Is subject to obt.ining
an on· •• l. llc,ns. froe the State for the ,.1. of alcoholic beverages,
to secure I c.nditlon.l us. permIt. Section IS.ll.IZO (b) reQuir •• that
• new us. permit be applied for Whene.er • new on-•• l. 1lcen,. Is
required by the State. This ha. nct bee. the .0 ... 1 pr.ctlc~ of .t.ff,
IS it would be an adm1r.tstratfve burden to issue I new use permit
allowing the •• 1, of alcDholle beverages ,ach time I restaur.nt changed
ownersh1p. T~e nC~il procedure 1$ to requ1re I U~I pen.1t when I ~se
5e111n9 alcoholic beY~f.ges wishes to opEn f~ I lotlti~n wt.'c~ did not
previDus;J havi I si~11ir use, or if there will be ~xplnsfon Dr
1nten'ifl('itfo~ over the pre\t"1ous llse. Staff beHeves ttl! intent of
this section is to provide I chance to review the appropriateness of the
¥se pe~tt~ and perhaps lmer~ conditions Dr deny I c~ntinuance of the
use. However, t~i$ Cln be Ic~1eyed t~rough eeans ~1ch Irf .Isfer to
administer and tTe less burdensome to appl!clnts. Stiff is suggesting a
~ro'ision be added to Section IB.90.110 requIring r'vl.~ and ... ndment
to an alcoholiC be~erl9t 5"IS use pe~1t whenever a use is Ixpanded cr
intensified. Additionally, wfo1.tlon of the conditions, and coopl.l.ts
regarding cp!rltio" of eXi5tfng uses, C&~ be handled through tode
enforcement t Ind i~ bOre severe Clses, t~rDugh revocation proceedings.
It Stiff $uggrsted $Qluttpn
St.ff recommend, that Section 18.90.120, regul.tlng •• I.s of alcoholic
be.er.ges, be .~nded to .li.lnot. t~. ~roYI.lon of subsection (b),
whlC~ requires I new Q$e p!r.mit whentver I npw on-sile license is
required by the St.te. This •• e.d .. nt would not .llmin.te the ne.~ for
n!~ uses. or US~5 which are cijrrentl, operat~~g w!tnout I use ptrmit~ to
obtain a US! permit when an on-sile license is required. Stiff further
recommends that new proYlslons be added to t~is section requiring re,i ••
and amendment to In alcoholic bewerage slles wse permit ~enewer I US!
is expanded or int.nsifled.
z",.:1. up. 90
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10. lllllll!& ADMINISTRATOR REFEIUW. OF liSE '[RIIIT All) VAPlAHCE »'LlCATlONS.
A. ISlu. StltllCot
The Zoning Adoi.i,trltor is eopcwered by the Zoning Code to 801.
decisions on use ponolt and variance roquests. fo",,'ng I public
h •• ring. The Cltl CouncI', upon rec .... nd.tl.n fTQI tho "annlng
C ... l •• lon ... t •• 6ecl.lons an all other types of oppllt.tl.ns (excepl
for archltecturll re.lew). 1"ls IrrangeDOnt can lead to .. en Incr •• sed
proceSSing tl .. ond dupllc.tl.o publIc he.rlngs I. the CI •• where MOre
th.~ one ponolt I. r.qulred. and the Zgnlng AdoI.lstr.tor I. the
deciSion .. kor for one, whll. the City Council icts on the other. To
Illustrlt •• the New Children'S Mespltl' submitted In Ipplicatlon In
August of 1986 for I .,e penelt to build I new flcility It 125 Welch
Rold. The Initial Stv4Y Indlclted thlt an [n.lr.ROent.l IMpact Aeporl
(EIR) would be required due to potentl.l I~.ct. of the project on the
surrounding l.nd use, trlnsportltlon system Ind plrklng flcllitles.
BoCIUS. the Zoning Adoinl,t,"tor ICts on the us. pennlt appllCltlon, but
the City Council "5t fIrst certify t~e EIR as being adequlte, the
public b •• ring process based on current code proceeded 15 outlined
below:
I. Prell.lna.y review by Archltecturl' Rev'ew Board (ARa).
T~'. step Is optional.
2. P.bllt h •• rlng on Draft (IR by Pl.nnl.g Cooai.slon
(contl"uatlon to •• cond h.lrlng If neel.,.ry).
3. Public ~arlng on Final ElR by City Council and
certification of [IR a. c~lete (contlnultlon to second
helrlng If necessary).
C. Public h.aring on Us. Penolt by Zoning Ad~Inl.trlto. (lA).
S. If ZA deel.lon Is app .. led, public bearing on appeal by
Planning C ... I •• lon,
6. Public hoorlng on Ipp .. l by City Council.
7. Public bearing by ARB for fln.l de.lgn ... Iew.
rbls processing schedule cln be unnec.s.arily burdensORe for beth th.
public and the City. and Is contro., to the Intent of the Stat. Permit
Stroamllnlng Act. Staff bell ••• s tbls process could be I~rov.d by
.,lowing the Zoning Ad.inlst.ator t •• efer us. po .. ,t Ind vlrlance
appllcltlons to the 'llnning tcamlsslon and City Councl' for Ictl.n .hen
zngcl nup.!IO
13t
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11/21/90
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Qt~er act'on related to the project (i.e., s~te Ind design permit,
Pl,.ned eGOON"lt! Zone Amendment or [nvlronment.l r~.'t Roportl, Is
req"lrld by t~.s. bodi.,. T~!s process Is c"Trently lv,lllble for
SUbd;lls~ons ~ic~ Ilso reQuire on! or ~r, Ylrilnces. Ind on June Z7,
1;90, WI' r_ccamendod by t~e Commission to be .,d. lv,llabl. for PC
Zone amendments which also require nrhnc:es. ntis uendment wou',d
eliMInate t~e need for the Zoning Adm;.istritor to hold I separate
public hearl'g either before or Ifter the Commls.lon lnd CouncIl
hearfngs have taken place. l~lteld, the Zoning Adm1nlstrator would make
I reco.mendatto~ an the use permit or varfance to tn~ Planning
Commissfo~. " this amtr.dme~t were Idopted. t~e example application
would hive been processed as foll0.s~
1. Preliminary revl •• by ~rchlt.ctur.l Revl •• Board (ARB).
This step I. optlonil.
z. Public ~ .. rlng on Droft UR and the Use 'ermlt application
by 'lor.nI09 Cuoml,slon (continuation to •• cond h •• rlng If
necessary]. PTar.n1ng Commfssion makes re(ommendatfon to
CouncIl on U •• Poreit.
!. Public Hearing on Final EIR Ind ~ •• Permit applicltlon by
City Council (contInuation to second hearing if nec .... ,·y).
Council certifl •• fIR .s complete Ind ta~ •• fin.l Ictlon on U., Perm\(.
4. 'ublfc hearing by ARi for fln.l design rey!ew
St.ff fe.ls consolld.tlon of the public hearings Ind deci.lon •• klng
would res~lt $" a ~ore logical and comprehens!ve consideration of .11
.spects of I project by the public lnd docl,lon .,kers. Public
t •• tioony could bt t.ken by the Commission lnd Council reglrdlng III
discretionary projett actions at one time. Thfs r~duces confusfo~ fOT
both the public Ind '.omi •• ion Ind Council by eliminating the need to
try Ind lloit comments only to thlt aspect of the Project which I. being
considered It I specific pu~llc he.ring. Also, del.ys due to the l.ad
time necessary for hot1cfng hei~~"gs and p~plrlng staff reports, would
be reduced. fln.lly, the public would be sp.'ed some of the frustration
of having to attend up to seven or more public h~arfngs to bring tneir
comments en I projec~ forward.
B. Stiff Suggested Solutfo~
Stiff recommends I ne. SectIon 118.90.IOS) be added to Chapler 18.90,
Vlrianc!s Ind Conditional Use Permits, sp~cif1lng t~at whenever In
appl~eJticn fs .ade for I .ajor sft! ind design permit, ~llnned
c~nit1 lone change or Iny approval whjc~ requires In EJR, and tne
plans for that appllcatfon also require I ~ar1ance er U5~ perMit
approvll, t~e variance or use permit ~ay be processed conc~rrently wlt~
lOgelnup.90
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the other Ippllcltlon. I. luch I CI •• where application. Ire processed
~.ncurrontI1. the revlow procedures wou'~ fellow those established for
t~ sit. Ind d •• lgn revl .. , pI Inned coaounlt1 zone ehl~e or fl.,
whlc~.v.r the CIS' .., be. The Zoning Adol.!.tr,tor would not act on
the •• rl.nce or "SI PI~lt appllcttlon, but would .. t. I roc .... nd.tlon
to the '1In"I09 C ... I •• lon.
II. !)AlLUHT .WE M~E1IOO fOIl SUlSTAI«)ARI) LOTS.
A, Issue Stlteeent
DurIng the reeont cDlprthen.I •• rovlslons of the A-I Singl. FamIly
Residence DistrIct Regulltlons (Chapter 18.12), It wos Intended thlt
daylight pllne on substlndlrd R-I lots be .. Isured the .... a. for
standlrd R-J lot.. Howo.er, this rovl.lon WIS Iccl~ently overlooked
when t~ R-I district ........ 1$ were ... ~e.
I. Staff Suggested Solytfon
Stiff recommends th.t SectIon 18.12.055 Ic) of the sit. development
rogul.tlon, for ,ubstlnd.rd lots be lmended so th.t .11 referonc. to
daylight pl •• e is deleted. The sIte dovelopment regul.tlons for
.ubstlnd.rd lots only apply ·'n lieu of co.pl~.ble provisions i. Section
18.12.050 [site development regul.tlons for standlrd lots] abov.".
There'or., 1. the absence of. daylight plane provisiOn specific to
substandord lots, t~ st.ndard lot dll11~ht pl.ne .. I.ur ... nt would
rLile.
12. IIONCOIIFDRIIIHG SEtOllD IIIIELLINGS All) TlIO-FAIIILY USES IN .E5IDEllTIAL
DISTRICTS.
A. Issue St.tement
During the recenl review by the Cooml.slon of the Cottoge Us. Penolt
Upd.to report prepared by the Zoning Adol.lstrator (dlted September "
)9S0}, st.ff r.comoended In ordin.nce revision to cllrify t~e st.tyS of
cottlges which Ire les.1ly nonconfoMilng. 'urrently, the R-I
regul.t:o,. do not penolt properties whlc~ do not ~et the _i'imom size
requirements of the ·cottlge Drdfnl~ee-. i.e .• they Ire not 35 perc~nt
larg~r thin the .inf.u.. to expand t~e pri.ary rfsfdence and a.intlfn I
~Istoric, legilly nonconfoMilng cottlge. Soctlon 18.12.070 appelrs to
prohibit the •• p.nsion of any structure. on the prop.rty If there are
two units. Howover. it hiS been the prlctlee of the Planning Deport .. ,t
to allow for expansion of the .. i. residence, ~t~i. the site
development rl9ul.tlon., provided thlt the units Ire detached Ind one of
the~ eln be cl.arly dIstinguished I. the "cottago". Staff .dvlsed thot
the code be I .. oded to support t~ls prlctlc" Belle.'ng the revision
would be fairly .impl., st.ff info~ the Coomlsslon they would review
the lmendment ~t~ this plck.go of cl.lnup It .. s. St." now .. allzos
zngclnup. gO
Ijt
II/ll/90
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the am.ndments Ire BOre coap1tcated thin Drig'~111y tho~ght, I"d mort
time I. needed to full1 ... k out the det.115. Sttff 0111 return oith
recOMmended revf$to~ to thl cottlge r.qu1rements It I liter date .
•. Staff SM9Qcsted Solutign
Stiff !s "ot proposing Iny amendments t. r •• ol.e thl. conflict It t'i,
time. However, proposed amendments will b! brought to the C~ission is
soon IS possible.
REC!!!!!!E!!OATI gf!
Stiff recocmends t'lt the Pl.nnlng Cooml,.lon recommend the City Council
approve the Negatlvf Decllration, and ~dopt the proposed Ordinance lmending
Titl. 18 Ind the proposed Ordlnlnce rezoning propertle. In the RM-IS IT) Ind
RM-30 (T) combing district. to delete the 'T·comblning' design,tlon.
Respectf.lly ."~Itted.
llll lL-c1 /ll '¥(I..-~
NANCY K.A.'t'TlE
Zoning Administrator
ce Ind grlphlcs rezoning RM-15IT) Ind RM-30
to RM-15 In
ce: fred "enoln. Chief Sulldlng Offlcll1
Plann' ng Stl ff
lngd n up _ 90-
ljt
, ;,
11/21/90
-16-
[nvfron~ntil Documents . C~t1 of Pilo Alto
fNVIBONMfNlAl ASSfSSMfNI
Project Oescriptfon/Title: Zpnfnq Qrdi"l~ce Cleln~up [see Ittac~ed
-,
~~d~n~I ______________________________________________________ _
LDCitio~Addrt$s: ktijt~y~Wul~d£. ________________________________________ __
Sponsori~g Agency/Applicant: City pC Pile Alto/Zoning AdministritoT
Address and Telephone of Applicant: City HaJJ, 2~O Hamilton Ayenue. Pale
Alto. CA 94303 (415) 329-2441
Application for: Zoning text amendments
(e.g .• loning change, subdivision of property. architectural re~iew. U5~
pe,...it)
Zoning It Project location; Citt Wide Fe! Receipt No.: ",No",n",,-_
NOTlef OF Of TERMINAl ION
BaSEd UDon review of the prcject fl!es. the undersigned r:ember of the Plannir1g
Department nas concluded;
Iii "tgati~e oeclaration: Tne proJect h'$ no significant envlrGnmental
lmpact~ No EnvirDnmental rmplct Report i5 required. The TfiSO~S for a
Oecliration ire:f~ t~e attached project description and analv$ls. A
!!cord of project action is available for rtvitw it the Palo Alto
flann-ing Ot!partment. 19cilte-d on He fifth floor of City Hall. 250
Hamilton AvenUE, Palo Alto. CA 94303
I_I The project may h~ve a significant environmental impdct. An
Environmental rmpact Report.vj)~ b~re~ared .
.Plinni ng [}epa rtraent Of fi ci a 1 : -.J./"'-,,,,," '::." ,,---::.j~';:'~'::'-':i'{.r-~--------_____________ _
Plinnlng O;reeter: X..:."y'L-<f::s.ci..--tT Oate: II(tfw
The project has been approved.
The project has been deni!d~
Rev! sed B/I/79
[lANDO
Date:
O.to:
File No.: 90·flA·28
PROJECT DESCRIPTION
The City of 'a1a Alto is pr~posfn9 several
cTean up and c1arify the ame~ded sections.
of the proposed im!nd~nt5 ina an analysis
il1lacts:
Zoning Ordi nance ted ir:lendmerits to
Following ;S I brief deScTiption
of their potential enwifon~nta1
J. Amendment of U'le grandfathering provisi<lMS cf many indi'.'idual lone
districts to c1 arify that: IJ these uses are -g:andfathered uses· anj
not ·confcrming wses· is currently stated; b) these grandfath~ring
provisions stlnd alone and irt not subject to th~ requirements of
Ch~pter 18.94, which regulates nonconforming uses a~d noncomplying
facilit'es~ and, c) if I grand fathered use ceases operation for twelve
consecutive ~nths. the use wilt be c~nsider~d abandoned and may be
rep' iced on11 by I conforming use.
t. Amendment of the grandfithering provis1~ns in the Downtown Commerci.l
District (Section IB.49.040[bJJ to clarify that grlndf.tnered uses
cannot ~ replactd with otfler ncnconfonrdng uses unless they meet t irning
criteria estabHshed' if! tne ordinance. No significant environment-al
impact can be fou~d with t~is ame~dment.
l. Amendment of the Use Permit Te-wocatio:1 shndards (S,=,ction lS.90.080(dj}
to allow expiration of a Use Permit which has not been used for any
period of one year or more vithout -a public hearing. This action is
adrninistr~tiw~ only and has no significant en~ironmental impact.
4. Oeletion of th! Neighbor~ood Transition Combiniflg District (T)
Regulations (Chapter 18.31J. TblS prop~sal would eliminate an overTay
district that ti~its ~ultiple family height to 30 feet in I v!ry
limited area adjacrnt to tllifor~ia Avenue and at the interstction of
Homer Avtn~e and Middlefield Road. The recent r.ultiple family zoning
amendments whic~ establish strict aayl19ht planes and setbacK
regulations adjacent to single family devfTopment will SHve i similar
purpose, although in the RM·)O zone a 35 foot height limit wouTd be
allowed. It is not anticipated that this me>dification will ~aye oil
significant impact on adjatent resfdentfa1 properties or the
environme~t, because Toss of sunlight to adjacent properties 1S
(ontrolled by current daylight plan.e reg:J1ations, w~ic:h rEquire
5ignifi~antl1 larger setbaCKS t~e t-a1ler a 5tru~ture becomes.
5+ Amendment of the 5it£ develGpme~t regulations of a11 individual zoning
d'stricts by cross referencing Special Setback requirements {Chapter
20.0B}. This .If.endment chrifies thilt ci!rtain properties are subject to
larger front setbacks along major streets which Ire identified on a~
e~1sting sp!tfal setback map. This actfon is only adml~istratiye and
has no 5;9n;fici~t t~viro"mental impact.
[JANOO 90· E IA· 28
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6. Amendsent of the substandard lot prcwistons i~ the R-l Oistritt (Se~tior.
IS.ll.055) Ytfnst.tlng the provfsfo" Identifying flag lots as
subst.nd&rd lots. This provision w.s Inadvertently deleted during'
previous ordf~lnce revision~ This action is on11 administrative and has
no slgnlfl,o.1 env!ronment,} I~.ct.
7. A.en~nl of the RH·IS regul.tlons (Se<tlon IS.22.050 (j)) to eliminate
the requirement fgr common Ullblf open sp~,e in low de"sity ~ult,p1e
'amil, projects. which will allow pr1vate open space to ~ret t~e open
space reQufrem!nts of tne ordinance. T~i$ amendment h,s been prDposed
beciuse t~e requirement that ,1' require~ open spa.ce iP. low densit.Y
.ultlple·famil, projects be ccomon open space oade the design of such
projects e~tremeTy dlfffcult. This .adif1cltion will not reduce the
amount of op!n space that is required in multiple-family districts. hut
will allow bGth private and common ~sable open spate to count toward the
required i~unt. The ~ndaent is not a~t;eipated to have I significant
impact on the retreat fen opportunities for fndividuals in these
developments, because privati yards can be utilized in a ~.nner Similar
to single fam11~ hames. and therefore. will not baye & significant
impact on the environment.
9. Amendment of the oefinitions of wGrade-and -Height-(Section
]5.04.030). The definition of -Grade" has been modified to address
sites with sTopes in excess af lO~ by defintng grade is the To~er of
either the fi~ished or exist1ng grade. The definition of -Height" has
been BOdified to etiminate the provision w~ich allows up to a ten feot
height ere-cit when there is Ii differenti.l of 10 feet or teu between
the bighest adjoining ground surface and grade. These amEndments ire
propo:5-ed to encout'a;e mDre sensithe development on sloped sites in t .... o
ways. first, development is sore likely to reflect the natural
topography beca~se height will be meisured from tke lowest grade. either
existing or natural. 50 filled areas Ire counted towards the over311
building he'g~t. As I result, buildings pids ire more likely to be
designed so they Ire terraced with tne conto~rs of a iite. fnstead of
utiHzing extensive cut and fili to crute a level building pad.
Second, eliminition of the up to ]0 foot ~ei9ht credit for develcpme~t
on steep slDpes requires measurement ~f tn~ true height of th~ bUilding,
which wi11 help reduce aesthetic fmpatts sometimes resulting from
hillside developments. It is intic.;p.hd Hat tf'lese alTlendments 'IiIill
improve the environmentil effect on thE topogriDhy of sloped sites by
encoura~ing sensitiye ~radfng plans that refle~t existing site
(onditions. t~erefore9 these amendments will not ~aye significant
envlTonmental impacts.
9. Amendment of tnt Al(oholic Beverage Sales provisions (Section 19,90.120)
to eliminate the requ1Tement that I new CUP be obtained a~y time the
State requfres J ne .. on·sale license. and to require an amendment to an
tx;stlng Use Permit if the "S~ is expanded or intensified, This c~ange
is proposed to eli~f"att the netd for established uses whfch have a
vil id Use Permit tc reapp1, for t:-'at permit in the event the use ..,erE' to
ElANOO 90·[IA·1S
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10.
II.
[IANOO
c~ange owners~fp or otherwise hl~e need to obt~i" i new o~·sale license
from the Stitt~ but to .11ow reevaluation of th~ use and sale of
&lc<:~o'ic beverages if the un .. nl be expanded or intensified. Tnis
amendment is Idmirllistrative and will not eliminate the need for r.elO!' use:;
which r!Quire an on-sale license from the State for the sale of
,leohol1( beverages from obta1~1ng .. Use Permit from th~ City.
Therefore, this amendment is I'jot anticipahd to have any environmefita1
impact.
Addition of I provision (Section 18.90.10S) Illowing the 10nlog
Ad'1P.l"istrator to refer Yarfaoc!'" Use Penait Ind Home Im,pro'Jement
Exception applications to the .Phnning COIMIission a~d Cit,)' (ou,",cil for
action _hen ctrti;~ ~ther actions rellted to the applicition (i.e., Site
and Design Ptrmit, Planned Community Zone Amendment, £nvironmentil
I~pact Report), are required by these bodfes. Tbfs amendment wtl1
eliminate the need for the Zoning Ad~inistrator to hold a separat~
p~blic ~e~ring either before Dr after the Commission and Council publiC
hearings have tlKen place. T~1s process 15 turrently available f~r
subdiYfsi~ns whic~ ,1so require one or m4re variances. Consolidation of
the public hearings and decision making will r~sult in i .ore logical
and comprehensive cO~$fd~r'tton of all Ispects of • project by the
public and decision makers. These imendments Ire only ldministrltiv~
and "ave no Significant enwironmenta.l impact.
Amendment of Section 18,12.055 (b) c'.nging the d.yllght pl.ne
measurement for substandard 1-1 lots so it is identical to that ~equir~d
for standard R-I lots. This aMendment will result in conSistency
between th~ way daylight plane is meas~red f~r standard R-I lots and
substandard R-] lots. T~fs ~ificat;on was i~advertentl1 overlooked in
the recent compreher'lsh'e revisfons to the liI:-l regulations. No
significant i~pacts will occur IS i result of this a~endment.
9C-ElA·18
4
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HOVE~E~ 28, 1990
EXCERPT PLAHNING COMMISSION MINUTES
.. ~ ~ .. -::--....
:~ /-
AGENfiA ITE~ 3 IQNIHG ORDlHAMtE CLEANUP: Niselilineous zoning text
aoendMents, lneludlnq: {I} ... ndlng the grlndf.tnerlng
provisIons of .. ny IndIvidual Zone dl,trlcts to clarify
the I.tlnt of how these grandfathered us.s are regul.ted'
(2) a.endinq the grlndfltherlnq proylslon, of downtown
<..-ereial districts to cllrlfy the Intent of the
proY!slons of Section IB.41.040(b): (3) amending Section
18.90.OBO(d) to allow ~se po .. lt explrltfon .fter on.!
ye.r without. public helrinq: (4) deletIng neighborhood
trlnsitlon regulltlon, (Chlpter 18.31): (5) lmending site
de.elopment regulations of Ylrlous zoning district. b~
cro.s·referenclnq special .etbock requirements (Chapter
20.OB); (6) ... nding subst.ndard lot pro,isions i" the
R·I dhtrlct to reinclude flog lot provisions
fnldvertently deleted during a pre.lou. ordinance
.e.I,lon: (1) ... ndlnq SectIon 18.22.050(j) of tho RM'15
regulations to IOdlfy the req.lreoent for c~n open
space; (8) ... nding the definitions of grade Ind height
(Section 18.04.030) to cl.rlfy height ... sure.ents: (9)
... nding Section 18.90.120 t •• ll.inote the pro.islon for
• u.e perait to sell alcoholie be.erage. whenever a new
on·'lle llcen.e Is required by the st.,., Ind to require
In aoena .. nt to an ex!stlng condltlonll us. penolt,
shovld I use sellIng alcoholic be.erages wish t. expand
Dr Inten.ify th.t .5": (10) addIng Section 18.90.IOS to
.llow the zonf~g admiDlstrltor tD refer variance, use
perott lnd home lapro .... nt exception 'ppllc,tlon. to the
planning eaa.fssion and city council fer actlon when
certain other actIon. related to the application is
required by the.e bodies; (II) aoQ"ding SectIon
18.12.055(b) to chlnge the dl11lght plane required for
substandard 1·1 lots to be co.slsttnt with the daylight
plan. ntQ"lred for standard R·l lots. £nYlromoentll
Assessment: No significant IIp.ct, and I negative
deelaratlon has been prePAred. fill No. 90·[14·28.
Cha! .. an ",rih: Next we ha.o the 1990 zoning ordinance cleanup
... ndoents. These are re,\slon, that Ire routinely .ent to ~s by-the
zoning I~i.istrator and other ..-ber. of the ,t.ff who hive Identified
Irta., f. the cour'e of th.lr wort, that they f.el are I. ne.d of
elarlflc.tlon Dr cl.anup. What I propos. doing Is to first take public
c..-ent on any of the It .. s noted, tben go thl'Ough the It •• s, one by on.,
11/28/90
-28·
allowIng staff tOMOent .t t~e begInning of e.ch It ... w •• 111 then (ome
to (Dn$~nSUS or vott on rlc~ it .. IS reGuired.
ComMfss1oner Ch~tste"$,n: J hi~e I gentral QUfslfon. Some of these
jssues were i~osed It the request of tne neighbarhood •• t~e I'lone, for
1nstance, in the EY~rvreen 'art lrea. r do nDt see .n~ (('5 to
neighborhood groups •• nd thot concerns .e.
~n M.rs~: As ... get to those I .. uos th,t you fe.1 or. p.,ticular;y
relevant to thr neighborhood. ~e can talk about w~fther further
notlficltton wo~'d be pref'Tiblf. We will now hear from I member Qf the
publit.
penry petros1,". 443 Ytnturi Avenue, Palo Alto~ J would like to spelk to
the grandflthered and ~onconfonlfng Nses, the gr.ndfllh~r c1auses versus
Chapter 18.94. which hos helpfull, be.n separoted here. making it very
u~derstandlble. ] am wondering whl O~ Pige 3* for fnstlnce, under
Oiscontinuince of Use, which il ~ ~~n int@rest, grindfith~r claus25 a~e
def'fted AS -the ... nfng of 'cont'null· is not furt~er defined ... • T~at is
rath~r .ogue. Stiff fs ~rDpDslng t. propose. solution for t"t. Tn.
1aplicitiGn seems to be thit 9r1nd'ather c11uses ha~ing to do with
discontfnuince of use in I proposed residential ~re. ;re not treated is it
fs fo chapter 18.94 bel.... In other word., there ••• rn. to b. some feeling
th.t ~t~ I grand fathered vle, the city dots not ~ive IS much interest ir.
seeing It change over IS it does a us. under Chopter 18.94. The point I
want to .Ike is, ~y not hive I tf~ li~tt of three mont~s. 90 days, for
ever,)' disconttn~!d use .. ,ross the boinl. inc1uding cOlTIPIE'rchl ~us. I
feel t~ere is an inconsistenc} ~ere, Ind do not s!e a need for
IntDnsi,toncy. The thange hi. been proposed by staff t~.t oIl these ",.;
be c~ar.ged Dver after discontinuance of use Df I year's period. On Page
6. J would recoaoend chonglng In the 'Stoff Suggested SoTut;on' Item 2,
·Clirify the phrase 'continu.l use an~ Dccupa~y' by specifying that if
the use is discontinued for I period Df one year Dr more, t~e use will ~e
considered abondoned and may o.ly be replaced by • tonforming u ••. • 1
would urge the coomfssloo to .ubstltute 'if the us. Is disconlinued fer 90
day. or lOr •• the use will be tonsldered abandoned and ~ay only be
reploted by • confo .. lng use' whether that Is • coomerci.l us. being
repllced by I com.ercfal Qse or I cOmmtrclll ~se ~1ng repiaced by a
residential ~se, bec.use the c1t1 hiS as .uch of an interest i~ seei~g the
~efghborhood CommerclJl zone 1 for fn5t.ntel strengthened '5 soon as
possible 50 that if there WIS I Service Commercial use 1n a Neighborhooc
Coomerclal zone thot waS dlstontlnued for 0 period of three DOnths, t~en
out~tlcolly the n •• t .s. t .. lng I. would hi •• to b •• Neighborhood
CONaercial use. ~ qtve I year's leeway on discontinuance? I am ver)
.. t~ I. f •• or of hl.lng a c .... "I.1 us. In a rosl4.ntlal zone being
c~onged over IS quickly .s possible. I would propose that ,Ince the
grlndflthered clluse. Ire gol~ t. 'tlnd oTo.e ond t~. Chapter 18.94 is
going to stood ol.n •• J think that tne city ~as oS MUch interest In se.in,
I gTlndfathered ase t~)~~ oyer tD the dtsired use 15 soon 1$ possible, is
"t~ ., It hos •• Interest 10 ... Ing thot 0 noncDnfanting us. I. Chapter
18.94 regulation. be changed over to the ~eslred us. IS soon IS possible.
I cln think of •• Itultlon where there Is 0 piece of resld.nti.1 .... ith
• ]ittl~ carner of it hiS I 9Tandflt~erpd use, IS opposed tc I use
regullted by Chopter 18.94. As!t st,nd. now, in the 9rondfoth.red
ch4..lSes. there-is no provfsion for changing o\'er to residentiilil uses in 90
dilYs IS tnere is under Chlpter lS.94. So if you ~a~e I grandfithered ~se
11/18/90
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I. t~lt r.sldentlll pltce of prGperty, t~at ca. stlY Indefinitely or for a
year or .ar., ~ertls If it were chlnsed over fn • three·aonth per1od~ you
CGuld Include that In a lIce .. sldontl.l d ••• lopoe"t.
,,,"I.slont. e.llen: Kaybe I ... , •• lng .o.et~ln~, but who·. !s I 90·day
d.flned I. Chapter 18.94l
~. Petro$1.n; On 'Ige 3, under DiscDnt1nuince of Use. It the bottom of
the page. It Is stlpullted under Chapter 11.9. but not under the
grlndf.thor clau •• , as I understlnd It, If the .. 1 •• coo.erclal us. In •
reSIdentially designated ZGoo.
£bJi~an Marsh: let ~s no_ go thraugh thes! proposlls. one by one. The
first one Is 'AIe"dln~ t~. grandfatherlng provision. of •• ny Individual
zone distrIcts to cl.rlfl tho Intent of how theso gra.dfathered uses ar.
reguhted ••
Ms. Lvtle: J would p .. fece your diSCUSSion by slylng Ihit ou~ Intent here
IOaS "", to .. te sUstantlve chlnges, ... t onl, to cllrlfl ""at we thint tho
orlgl.al l~tenl was. We wert not trying to c ... t. cooslstency between
the •• dlffo ••• t types of nonconfonoing and grandf.tnered use., beeluse we
bello.e tb.t there .as not consistency In the the way they were treited at
the II .. they were adopted. All .. are trying t. do Is to get It Yery
cl.ar with oursel.es Ind get It cl •• r with the public a. to what those
differences Ire, Ind document It as to why they were treated differently.
Commfisipner H1rsth~ Tell ~s why you ~$ed t~e one~year ~riod?
Ms. lytle: That ••• bec,use It .IS Inother tf .. p.rlod that .a.
referenced Ie a.other porI ion of the code. Secondly, because .. do allow
replice.e~t of those structures. three months fs not a rei$Dnable amount
Df tiae to il10w you to re~11(t a structure. Repl~eement Df I structure
would discontinue the us. for at lelst thlt period. Ve felt that one year
WiS a reasonable tf~ frlme.
CommissIoner Itech.m: It Is also referenced on Plgo 114 -90 d.ys, six
.. nths Dr one 1.lr, depending on the sltultlon. Ninety diYS Is for a
nonresidential use fR I residential area. T~t primary section is
Section b, which is for nDnres~dentfal areas. which is the one·y~ar period
liMit. Th.t Is the ge.tr.l sltu.!lon.
[ROmlsslon.r Huber: "so lytle, how do IOU dete .. I •• th.t a use hiS been
discontinued fer 0fIt lt1.?
fts. lytle: We ge .. rlll, 1St for o.lde"co ef Whon It w.> interrupted and
when It begin, Ig.l.. V. go fro. leas. to 1 ••••.
(pRo!s.lpner HUbor: So to the publIc, it coold look like sooethin9 does
~t •• 1st, yot beeIUS. of the 1.lsln9, It 15 conlldered to have b •• n an
ongOing u... So. bilekout I. a building for a Y •• ' .ay not nee •• saril,
... n thot thlt 0.0 i. gone.
"s. lytl., That I. correct. Ve ha •• I situation downtown right no_ where
• bank .ppears to h ••• been Vlclnt for longer than the one·yur p.riod.
The bank offlcors volunteered to PlY .oaeone to occupy that building .hile
the tenaot illpro._nh ... being cDllp1eted 10 order to ... t that
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cond1tlon. We said that Wil n~t reilly necesslry. Wt do go fro~ leasE to
1 .....
Commj5s1Qne~ H1r5c~: What th.t ~Ins, then, fs th~t since .'1 it requires
is a least. 1$ that there is I yery fliY way around tnat, if someone rents
it out for I l~ir, for I penny I ~~th, t~ey ~IV~ I use Ind t~is w1l1
never come into pllY~
Ms. Lytle; We like to see that there fs e~idence that the use \5
forthcoming, through tenant i"proY,..nt app1icitions, etc. The exa~ple 1
Just tHed .... further tcnfid~ot. that this .. as not just .Hting there aM
that they were not "pliying g ... ,."
COfI'I'iI;fssioner Hirsc'h~ Have you tlad situations where the property tlas been
abindontd. tnere fs c1early no WSt, and you retied upon this pro~ision in
In1 way?
Ms. Lytle~ [cinnet think of an fnstance. off tland, where a USE has
reverted to what the district now penlits. as I res.lt of our enforc~nt
cf that prov1sfon. We had one 1nc;de~t w't~ "inpower Services taking O~
iP. occupancy beyond the time frame. We have dealt with t~at specifically
in tkh code IlIIndment in a hter section. Tbey were ghen penr.iss;on by
the <ou"cll to go beyond what t~at tl .. period wo •.
ComMissioner Cullen: Where irt t~eJ located?
Ms. lytl.: Tne 100 bloc, of E .. ,.on.
Commissioner C~11en: How does the telephone building on Bryant Street,
essentii1ly not used for IS yearJ or so, figure in!
"s. Lytle; They ippli-ed for and "ad approlftd a PTaf'!ned COrm1unity zon€'
dfstrict, allowing the Dffjc~ use.
Cha~rman Marsh; We have J recommendation fr~ staff. I staff-suggested
sol~tion, on Page 6 whic~ discusses the applicable code sections and
chonge, and cleanup that .ight be .ide in those tcde settions.
Commissioner Cullen~ We went t~rou9h .any •• any of thes~ grandfathering
5essjons~ and there is I publfc perception that gra~dfathering is not
advintigeous tD the propert,. Ihit is Why ... ta .. up with this language
ibout log.lly confonning. Ve ~re told that iny property that was
grlndfattlered WiS considered to be conforming. Now we Ire going t~ cna~ge
it back to being grindfather.d. lIMa little concerneo about the public
pert.ptlon. Ve had so aan, <Ills froo people who owned prop.rty.
partteullrl, in t~e downtown when we were 90in9 through this. and some
other times when we ha~e gone through rtlonfngs at (alifornia A~enue,
etc. Although we r •••• ur.d t~ that the zoning on the property and w~at
they <ould do with it hid not changed, th.y 'till did not like that term.
I Just wonder if there Is .DOe other .ay of handling this beside, just
slylng "qrindf.th.,iog." Con we put something behind the ... rd?
Ms. Case: We Cln cill it anything we want to, ex,ept ·confDnning.-If it
is conforming, then you do not ne.d anything .ls. behind it. I. f.ct. it
is detrimental to the word -eonfor.ing,-becluse that ~ans it is
confor.ing. and th~t is the end of it. Onc~ you start putting these
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-adiffers on ltD the~ it is obYio~s11 n~t confonBfng. so to elll it
confo .. inv I. (I) giving .o.eon. I •• n •• of f,l •• security, Ind (ll it
rell'; creltes SOMe probleMS which we hive !nc~ntered when we bl~e had
thre.t. of 1t911 Ictlon by 11~.r. representing property own.r, who s.y,
~ property I. eonfo .. lng .0 I do .ot ~Iye to coopl1 wlt~ Iny of the rest
of t~i •• tvff. We r.,llze thlt WI' not the Intent .Ither •• 0 we thin. it
I. re.,I, not I good Ide., 'n retrospect, to contlnu. use of the word
·conforaing .•
CQ!lissfoner Cullen: I understand t~Jtl but 8.ybe we s~ould ha~e a
plrI9r.p~ abeut whit gr,ndf,th.rlnv .. ,ns.
Ms. Clse: Ve cauld do thlt. ~e looked It up In Webst.r's Oictionary, and
It I. 0 currently weil defined part of tne English llng •• g.. ~e therefore
s.w no reo so. to put I. I definition. but we could do that. It h.d the
definltlo. thot you would thint It would. It Just says, I claus. that
gives so.ebody I benefit fro. prospective chlnges, u.u.l1y 10 land use,
etc. It WIS very str.Ightforward •• nd thlt WIS the rei son why we decided
... ""uld IIOt need to Include I defltltlon of It.
CPlmissfone[ Callen: Then] hive lnother question. Who looks in Webster
when th!1 are dDlng loning compliinc~? Maybe, we s~o~ld put expli~tt
l.n9",g. 10 tn. zoning ordioanco Ind perhaps this Is one or tno.e places.
Ms. e.se: We wo"ld be very happy to add. definition of I grandfatner
chuse 1~ ttle loning ordinanc.e. lie would -do ft in verJ close confonrlity
with Webster.
Commls!;oner HirFch: J concur w~t~ Commissioner Cullen~
Chairman Har!~! We then have I recommendat1on that the 5tiff~su99!sted
solutlon be a.en-ded • little to include I definition of -grandf.tner-in
t~e loning code. We have consensus on thatL
Next I. It .. 2. Amending the grlndfltherlng pro'i'ions of downtown
c.onaercial dhtricts to chrffy tM fntent of the prolfis.ions of Section
18.49.040(b). T.is is • reference to t~e ~.npower Temporary Sor.ice u ••
referred to e.rlier. The stiff-suggested solution I. to incorporote
..... lIIotwithlotuding anJ inter\'ening (onfo,..1n9 else on a iPrope.,.t~ lone·j CD
ond Sf cooblning, .ny office ~s. existing on April 16. ]990, which ".0
.xlsted os 0 lawful confonolng VSI prIor to Augu,t 28, IgaS ... y rem.io as
• grondfath.rod ••• pursuant to the provl,lon. of thl. subsection.'
Com-I,slon.r C.llon: I must hive .i.sod .... thing. Vould you give us a
Ilttl. bl<kground on this. Whit hoppened?
!1.-lii!: TOis has the pedestrian-combining distrIct reQuirement. It .as
In .ffite use. Th.n It betaDe • rug d.lier. but h. did not do ~ell and
.. nt out of b •• lnoss close to I year. lOre or less. Then they decided
they woul' like to go bltk to In office u.e becluse they were not 90tti09
.. ny pedestrllns ther.. There .as • real question of how '.ng they had
.ct~ill, been out of exfstence, tnd whether or not In intervening use t~at
•• s conforol", negated the obility to us. the grandfath.r &gIl.. They
.. de a Tither peTSulSh. cu. before the citl council. The elt, couroci 1
5uggested that stiff go blck ond do .... t~lng t. the zoning ordln.nce to
cl.rlfy the fact that they should be Illowed to continue their grandf.ther
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Chll"ln Mlrlb: So blslc,ll,. we Ire rltlfylng so.othlng that the tily
council has alreldy reQ~ested1
!l C,sr: Thlt is correct.
CpmmfssioDCT Chrfstens,n: Ctrtlf~l" f~ my ~ind, 1f t~ere is an
'ntervening conform;ng use, t~it negites the grandfatner clause. Hav~ ~€
.. de th.t clear?
Ms. l'vfu: On the contrary, wnat we lr, Si)t1n~ 1$ tnlt con.tinual use ilr,rj
occupancy fs defined IS In fnteTruption of .are thin one year. So
t&chnlclll, I"U could go to I confontlng .'e Ind then return to I
grandflthered vse if t~ere ~ere less than i one·year i~terrupt;on.
HI. Case: One of the thing' we are .. ylng Is t~.t notwithstanding no.
long they were not I grandflthered u'e, they Cln get back In. That is
whot we Ire dOing for them.
~i~neT H~rsc~~ ]f the lE9illy conforming use is less than a year~
Ms. Case: T~at;s correct.
M.s Lytle: wlf the use is discontinued for i period of one yea.r or more,
the use will be c~nsiderld abandoned.~
Cpmnissioner Hir$c'h: Co~s this set an, unfortunate pre,ed~nt that lIight be
&pplled in ot~er c.,es?
Ms. lytle: Tals would now ipply consl,tentl, to ill of the uses t~at f.ll
Into those grandhther cllu,es. It t. 6iff.rent if you ore •
nonconfOrMing use filling subject to the provisions Df OUT g!neral
nontonforMfng use section. But If you are those grandfather.d uses that
hive those-ver)' sf)e-ciHc clauses. it gives you gr.iter rights than the
others. Thlt I. what we Interpreted the orlgln.1 intent to be. They
would ha.e grelter right,. We Ire tryIng to elirify what we bel: •• e ~a,
Intended .t the ti~.
Mi, "$~: In response to Corneissloner Hlrs~h~s question, J don't think
t~is is 90~n9 to create any unu3~a' preCt~ent, IS ~ch as it 1S going to
cle.n up the langu,g. so t~.t stIff will be .bl. to idminister the zoning
ordfnanc~ more even1't fR clse it ever comes up Igain. One of tn! biggest
probleas is that it w~s very unclear In the way it WIS written. Th~re ~as
I general idea of what It ... nt, but it Wi. so uncle.r th.t t~er. w,re
s.Yer.l differ.nt interpret,tlons thot tither wor~ed I. the applicant',
favor or Ig.lnst tne .pp1Iclnt. That I, .~.t this langu'ge Is meant te
do. ] I~ nat sure it will, in 'tself. crelte Iny precedent tna.t ~ouTd
_Ite I difference one WIY or the other.
tpallssfoner [illen: Do we haye any fdea Dr how aan~ properties ~hSCh are
gTindflthered ift, plrtieullrly downtown whfre we 5pe~t so .ueh time? I
realize that the retlll ground floor reg"lltlon lIcks 'n, too, Ifter •
yelr. There Ire I nwober of properties that "sed to be banks or effices.
Do we ~iye Iny Idel hew .any properties .ay be involved i~ t~is, because
obviousl, it is .uc~ .are reauneratfve to hive the. IS offices or banks
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(.elt. J don't know about blnts; they aren't ~ner.t1ve anymore,
.specll"Y SAL.I) but do we hl.e .ny Idea how .. ny there Ire, plrtieulirlj
downtown? I cln thInk of at 1.lst 15 or 20 1& the core lre'.
"s. Lytl,; ~,~ do not hi.' an In.entory.
Cponlssloner Stech .. : Are we tiltIng about peo~1e ~o Ire Iffected by
It .. 2 or people who just ~appen to hl.e be.n Iround for so8o tl.,1 Mj
understanding of It .. Z Is th.t It affects on. It... Is thit correct?
!s. lytl.: It .. z .llow •• us. that h.d been •• cant longer than on. ye.r
t. revert blck. CommIssIoner Christensen asked. questIon whether.
irlndf.thered us. thlt returns t. a confoMllng 'so would then be allowed
to return to I grlndflthered use. ~at ~e are saying is yrs, even wit~
thIs cleanup, we f •• , thlt WI. prob.bl, tho orlgln.l Intent, as 1009 .s
the lr.t.rl'1lptlon of the ~nndfath.r.d use Is no IIOro than. year.
Cp.m1\\foner "'(bam: Sa that the d1scysslan fs an the termination for
lack of use, bot not It .. 2 h.r •.
M •. Lytle: res. w. hl.e gone back to It .. No. I.
CQIMfss!one~ C~risllnien: ] aM concerned, becaus! when J think of the
tenolnation of & use, I thInk of • building being .&ca,t. I did not tnink
of It being applied in c •• es where th.y found. confonoing "se and then
they say, ~e don't ltke this IS we11 and it ~IS"'t been i year yet, so
let's go back to a nonconfQnlfr~ vse. It never even crossed .y .ina that
that is ~ot the grandf.ther ell.s, .llowed people to do.
Ch.irljn H.rsb: T~is pa~tfcullr fssue is reaily under th~ luspices of
It ... I.
CommissjoQer Christensen: 1 certltnl, did not understand that t~at was
what we were approving under It .. I.
Cpa!issioner Hirsch: it looks like ltem 2 f1 I housekeeping eeasure
needed by stiff to confino what the clt1 council hos don.. I do have a
problem with this potentl.l oseill.tlon back .nd forth. I can .nder.tand
If It is •• cont for le.s than a yeor, but if they go into a conforming
us,, I think ot that point they hive gl.en up their grandf.ther rights.
That Is the .'1 I would want It to be.
Ms. lytl.: I. 1984 it would not hi •• allowed you to revert back. General
nonconfon.1ng uses, once they Ire .. de con(or.ing t cannot. That is the
9tOfT.l Tule that you .e. 1 • .ost nonconfonoing use sections. In our
discussions with other st.ff who were here It that time, they f.lt that
hid we lnt.rpreted this chu •• th.t •• y, the intent was not to .... them
1)0 1W1'y~ Jt WiS \0 a1low thMt in perpetuity, to rellain. Gre-iter-rig,".ts
.ere given to t~ese grandflthered uses thin to ether nonconfD~ing uses.
CQ!Mi$$jpnrr Chris!enstn: I cert~iftl} bad no thought of t~lt w~atsoever
downtown. W. did not think th.t ••• e.en In t.sue.
Chalno.n Kirsh: When you s.y 'In perpet.ity,' do you mein beyond one
y!.r?
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I Ms. Lytle: Whit J ~.n is that by gfvtng t~!m the one-y!ar break. you are
definfng wh~t cor-tinu.1 use and occupancy Means, and you Ire givl~9 tne~ i
te .. during ~Ic~ they <Duld h ••• things b< Intorrupted .nd st.rt up
agl'o. You could h.,. I bosln •• s c ... In o.d fall. A lot of t,ese
b~ildings thlt were built fer no"retl11, ground floor uses Ire not
.oc.ssorll, do.lgnod for ret.ll us.. It Is llkoly that retlll could cam.
fn Ind foil. Th.t is 0 r.oll,tl, scenario. Our undorstlnding w.s that
Drlgln.lly, tho .IDO Intent woS not to b< Ipplled to these grandf.t'ered
uses as you would to no~l, no"confonl1ng uses. In ot~er words, we are
~t trying to encourage them to go away. Tn! ten; -deemed confarm;r.g~ is
pretty clelr thlt the intent WIS to say, yo~ Irt ffne, you can stat
foreyer, and we Ire go1ng to give you a lot of t~e r1g~ts tnat we 9,ve to
conforwing usu. In some ClSU, we even give IKIre than we give to
conf~"'fng uses. ibit WilS our under.shnding, bued on conveP"'ut ions ""itrl
George Zi.merman and Dthers wha were he~ at the time.
Chairman Mlr$h~ J t~ink tne queJtfon 15, whe~ does the g~a~dfather clause
lapse if you decide to change tho use?
t~;ssion.' Huber: Did Georgo ZI ... rmln g1 •• 10" that Information basea
on t~e Downtown Study dis(ussfons? (Yes) There Irt a lot of us up nere
who ne.er thought obout thit at .11.
Ks. Lytle: Yes t that ~as o~r understlnding f~ Hr. limmenman on the
downtown. That can easily be changed, and we ~ay have ~i5under5tood what
he wes c~n1cating. We can change t~tt if that fs not what you wint tu
communicate. All you hive to do is fnsert language that says, ·unless it
cDnverts to. confonming ~se, 'n which else ... • similar to what o~r
general provisions "OW say. if t~at was and is the inte~t of the
cQllnissicn.
Chajr~a~ Marsh: In terms of downtown, whit yo~ are really talking about
is the Rotoil Onll zone.
Ms. lvtlo: T~at Is ~Drr.ct. The ground floor.
Chairman Mjrsh~ So I counter trgument fS ~etner yeu encourage people to
try being. retlll .'0 by hl,lng t""1 Dn.·y •• r window, to see if It w111
work in the locltion ~.re they Ire, •• opposed to forcing the. out.
~ioner Chr1stgnsen= But we hive llso butlt in the Dut that if tnere
was I certain vacancy rate, t~ere is In eS~lpe clause for that whoTe
prDv~s;on of t~t ground floor retail requi~~t. That is why we put that
I. ther., to "Y t~.t if It r •• ll, is not working for the downtown i.
go.or.l, then we .. y need to look It it and these peopl. probably need to
hl.e In out. I Cln se. the issue of .11 .. 109 th~ a y.,r to remodel .nd
for that us. to st.y, but I am sur. It ne'er .nterod ~y head th.t if 1t
went to • conforafng use. they could go back agafn wit~iA a year~s time.
Chllrman Marsh: J would Igreo that that w.s not the intent of what ••
thought. The orqument Wi' specifically 'n regard to Manp .. er, and w'et~.r
the 100 block of University A,enu. (which Is included in the Retlil Only
lone' is Ippropri.toly Included i. t~e retail lone. So there you had •
CIS. where someone tried t. do retill. it failed, Ind they went b.ck to
offite. The questlon that J pose is that if you c~ange that requirement.
do you stifle people~s Ittempts to try to convert to a ccnforming ~se?
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C?,,'$$fpnf[ Christens.n: It"l be true t~lt we hIve to look It t~at
first bock, a"" th.t Rehll Only .. y not be appropriate there_ I ~or.·t
t~Ink this I8en~nt we are proposing I. appropriate, either. If It
... 11, fs not a block where we wlnt to ha.e r.t.ll On1,. whore ~t.'l only
Is going to work. then we should be lootIng at thlt fss"e, not 910lng
ca •• -by-ca,. Ixceptlons .0 they Cln go bick and forth.
'b.ln!I" ",rsb: I ~.n·t think we are gIving lny .. re cls.-by,cl.e
I.ceptlons. Whit we Ire doing here Is closing the door on any further
cI •• -by-cI.e exceptions, sl.en the '.ct thot we r •• llze we had some
probleo. fn Interpreting what It w •• thlt we .. ont.
tPml'ssipnrr Cullen: AI one ~f t~. p!rsons ~o served on the Downtown
Study C~!ttee wIth , ... I.,loner Huber, thIs WI' not the fntent of the
ordfnanc.. ro now put on an fntent th.t w •• not thore I. Imposing
'OMething thlt we Intended nor do we now want to lot end_ So I suggest
th.t thlt be rewritten.
Cemml.sioolr ,",chlm: I agree with Ch.i .. on Marsh when she spoke e.rlier
obout whether snortening t~. tIme will decr •••• the probabilltI In cerl.i,
offices or building, of s~.no trying .o.othlng new. There Ire
f.clllti,. that COle 1. and they foil. for whot,.er reoson. If people
Wbrry ,boot tlkfng • risk Ina c.nnot go blck will not risk it I. ouch. If
s~thing fails ~ithin I year. it was I listlte. A lear is not tOQ long a
tlo'e. If It lut. beyond. year, It will probably be .ucco .. f.l, but.
,tar is •• ood test period in I retail irea to find out if an idea or I
location I. going to be successf.l. 16. "ot feel ot all uncomfortable
with saying, give them I yeor t. fInd out. Make It .0 th.t they can take
the ri.k. If the risk works, they are not going to want to chonge It. and
will wort out for our bettenoont.
thal ... n H,rsb, I would ado th.t we .ill ha •• had one oddlt!.n.l year of
retail use of thlt space .hlc~ otberwise .ight not ~.ve hlppened.
COMmissloner Hirsc~: J s~are whit Coemfssfoners ~rch ind Beecham have
said. that we .ight stifle an attempt It i~royeme~t. b~t my cantern is
that It Cin osctllote back and forth quite a few ti.... You can have.
grindfather use, conror.ing us,, it fails, you g~ back to the 9randfat~er
US'. t~en lo~ try it agliD. If yo~ Ire goi~ tD perMit t~is. it .i;ht be
• If.lted number of ti ... you Cin rely on that. Kow .anl attempts .r. you
wlll1ng t~ hi~e?
CD!Pissioner Becsham: J would lite to c~t it off when it iJ successful.
CPBOIssiQner C.11en: It Is ... zlng how succe.sful people can be when they
hove to. We h •• e •• tched tbat hlppen. for .xa~le. the grouno floor
retoll zone WIS fought for ot le.st three yeirs by .. nl property owners.
V. went 11009 w;th them_ They ,.Id, lot us try It on 0 .olunte.r basis.
lie Slid, .11 right. They Slid, yO" are going to wrt(.k u. when you fin.lly
put It 1.. It .111 destroy the coo.unity, .0 we put i. this lIttle escape
clause about the vl"ncy rite. etc. 1~e1 Slid good, we are going to ne~d
t~.t. look wh.t hi. bappened.
~ioner Hfrs,h: r a. not in favor of perpetuai oscil1~tion back and
forth bet .. e. the gr.ndf.ther ond the good faith lttempt. to make
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sooethlng desirobl. work.
Chair-in ",rsb: H.ye we seen t~is to be I prDble~ 1~ any ot~er i~stances
besides KaFlpower?
Ms. Lytle: Not to ~ recolle,tlon. Could I lsk for clarification? We
h .. e heord •. bout the int.nt during the downtown study. lIould that "m,
Intent .p~ly t~ .11 of our graodf.therad ,s.s, such .s those don. In lhe
1978 reloning IS •• 11? The .. dl,.l prof.sslo.,' office, in re,idential
Rones? The Slee idea t~,t If t~ey wer, to convert to I residential use,
they not then go back?
CommissfQ~er Christensen: ] just see problems with 111ow~ng them to go
back. w. ha •• Just gone through t~ls wIth the luto •• rvl,e downto.n, and
.. fln.l1, hiye them out of there. I would hot, to think they could
nturn.
~5, Lytle: lh.t is not I grandf,thered use. We ~avt some uses that Ir~
.. ortized, some t~at Ire 9rlndflt~ered* some that Ire )eg.llJ
nDnconfans1ng. 100) Emerson 15 on an l~ort1zation 5c~edule that does n~t
fill und~r these grandfatn~red prowfs10ns. My question is, ~culd that
concept, once it hiS turned over to i canfonling use, 10se its 9~andfather
statu,? Does that Ipply tc all of our grandfathering provisions, or just
to the downt~? Our recomme~'tlc~ would be that it iPp1, u~iform1y to
ill Df the grandflther provtsiDns. With SOBe consistencYt it is easier
for us to keep tr.ck of thIs.
Commissioner Hyb1[: T~it ~akes srnse to me. My sense of grandfathering
is tn.t you have i littTe exceptionil d!al herr, b~t reall, eyer~one would
like to Jet it become the same is eyeryt~ing else In tht Irea.
Cpmm1$sfoner C~lltn: You ire asking us to sa1 that other grandfithered
~ses, e.g .• professional offices 1n residential lones: If they hay!
reverted to residentlal, and thtn S~cne wants to put professional
offic.es back in, if Wi! were to foreclose Ulat opportlJnity, it would appl .. i
.cross the board .. I. that what you Ire .aylng?
enolnoan Marsh; Isn't It true that thoy only get 90 days?
M? lytle: NOt not if the~ are gr.ndfithered. They ire not su~je't to
those generll provisions flA t"'e chapter en nonconformin9 Lises. They "'ave
their""" standalone clause. WII.t has happened fA the pa.t is tht
becluse those standalone provisions were not explicit .bout t~e rights of
those properties t we have done What we cilled ·cr~ss-pol1;"ition.· We had
to go back and find something to give us guidance iD answering questions.
Wh.t we are tryfng to do fs to Ivold t •• t. It has re,ulted iA teo much
confusion in overlapping t"'e generll no~confonMing ~se proy1s1ons with
tnese 9randfat~er provls'ons. There Ire too ~any conflicts and it doesn't
work. We are tryfng to •• ke the •• tand .10n. no.. What the commission
hiS pofcted out here is perfectly .,ceptable to st.ff. It Is • concept
fro. the gener.' provisions th,t you Ire ~ul1lng forward and putting into
the grlndflt~er standal~nt cla~ses. We ha~e no trouble with that. It is
an easy one for us to accept. I would recom.end that we do it to 111
gr.ndf.thered us.s, not just downtown.
Commissioner ~uber: Js there iny rationale for doing anything other than
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"""t you bl.t Just ftscrlbed?
fts lytl.: Only If It WlS nol y.ur orlgl~.l lot.nl. T~.I would be I~e
only ratlonlle. If It ••• und.rstood It I~e tl .. thlt 'OU ~.re 90i09 to
Itt th ... Iellllt .... do not wlnt t. get stricter here.
CRIIlss'on.r ""btr: forgetting Intent, I. there Iny r,t'onll. for not
getllng rid of the uses thll hl.e been grandflthered, If Ihey go by the
bolrds for awhile?
"so Lytle: Your coll •• gue. hlye pointed out th.t It does .llow bOre
fl.xlbillt, for poopl. to experfae.! Vlt~ uses. In ,om. buildings, if It
va. dellined for. use Which WIS not I grcund floor r.t,il us., It might
h •• e dlfficultl being success'ul IS • r.t.ll u'e. There might b. troubl.
with exporl .. ntlng.
,qmais$lone~ Huber: Tnat 1s not t~e building out In the resfdentfal area
thot h.s been I typing scbool fo' • hundred y •• rs.
"So l,tl.: Th •• ~ concept could Ippl, thore, but It Is probably I
'.rger stretch In .ther districts than ie the downtown Ire •.
Cb'iOBi" Hirs~: J ~uld like to bring this to • vote, Dr defer It to
anDther time t~ consider it furtheT.
Cgmmiss;ontr Beech,,: Th15 is not I cleanup item. It is I consfderation
for I citywide change, and J ~ulo support potting off. decisi,,, until wo
find out from stiff DOre t~oroughl, whit the i~acts 're, ond how often
hiS this c ... up 10 tbe post.
CO!missfontr §lJlier: r do not understAnd this issue well e~ou9~ tonig~t •
• nd ~uld apprecilte hlYlng DOre time .nd .. re Inf .... tlan.
CQ!mtssiqner Hirsch: I ~ concerned about the uniformity aspect, picking
up en t~li~~ ~r5h's coament. Whit would happe~ w;t~ a nonresidential
use in • residentl., area? Would that tl~ be e.tended for a
grandfatnered use from 90 days to .ne year? J Ie looking .t 19.94.040 on
'.ge 114 of the st.ff report.
~s. lytl.: We are "ot c~.oglng th.t It .11.
Commlssipner Hirsch: That is for I nonconrorming ~se.
"So Lytle: V. Ire t.lking ,bout grlndfatnered use •.
~DMjssioner Hirsc~: Th. 9rlndhthered use WDuld be treated di H.rontl,
I •• residentl.l ore. than would nonconfonoing uses?
!so Lytle: W •• re oet,"lly sep.rotlng the grandf,ther clauses so that
they stlnd .10ne. Tbere ~uld n.t be cross·referenelng bet~.e" those
grlndf.thered use. whith we used t. elll ·d .... d confenoing." So thlt
stoy •• s It Is. and these new grlndf.th., clluses shou1d ons.er III of our
que.tlons •• thot we do not hi" to go b.ck and ref.rente the other
gener.l proviSions,
Co.mjs}ioner H1rsc_: As _t consider this, J would lsi that we tcnSider
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hiwfng I to-day provfsio" for the residtntfll d1$t~icts~ because we wa~t
to ~vt the non-residential uses out af there. Tbfs wo~ld be tomparable
to ~.t IB.9~ h •• rIght now. I questIon wheth~r 1_ • resldentlll
dfstTlct, we want to hive a one-year pro~t$1on.
COOPls,I."tr Cyllen: I .. puzzled, beCIU •• we Just sound.d lIke we had
~onsensus Oft the prevfous sect~Dnl ~tch ~IS ,rlndfathered uses ~~
fndjYidual zoning dfstrttts, and no. ~ Ife O~ the downtown ,o~erciil
district.
CO!m11S!Qntt Hfrs,h~ Ve Ire going back.
Comefs$ioner Cyll-n: Okay, we are goi~ blCk, because we do ha~e some
examples, like the couple that we just [.looed _. filst. lines and the
[as Cl'Ub. We rez(lned ttl ... to res1denHal. Suppose SOGIeDne co.'7les ITor,g
I.d wants to put In .noth,r club 1. there. J t.i.k we art shootlo9
our •• l.,s In the foot. A little .ore co.slder.tlon n.eds to be given to
this. The recosmendation does not w1t~ the intent of tne commfssfon ~ith
Its tr.ndf.thering. Mlybe we we .. ftCt cl •• r .nough nor looked It .11 of
t~ ~;ficltlnns, but It Is not too lot. to do so.
Commi$ston,r ~ir$ch: Would it be an undue bu~den to list for us the areas
that Ire subject to grandfather claus,s?
Ms. Lvtle; We have an inventory Df D~r amortized uses. Those are soon
going to be appe.rl.g on the zone •• p. We .111 have out site·speclfic
grl"dfit~e7'ed us.es. which is Inotl'l,r category altogether. We tlav! dt)f)e
some VeT) Site-specific grandfathering w1t~ individual, tailored
grandfather clauses applyIng to those sItes. In the lIst Cityvlde, we did
that. Tho •• will be indicated on the .. p. But the use' from the 1976 .nd
the downtown wer! "ot inventoried. We do not have in inventory of lheml
and that would be something we ~ould bay! to do a land use survey for. ~e
do .1so do not have business If(ense$ for tracking tnose things readily.
We have I use ind occupan(y penlit process wh1c~ is rather casually
c~lied with. We do not ~.ve • good trackIng mechanism for land use,
other than getting out Ind WilkIng and surv.ying it.
Commissioner Hirsch: There was a ...0 dated April II, 1990 from Mike Cobb
talting ,bout an .mortilltion sc~edule of nonconformfng uses. Table 5 in
there was sHe-specific g .. andfitnered Ronconfol"lling uses. Could you build
on t~a;t?
Ms. Lytle: We hive thDse. too. We ~ave ~rtized i"ventor1ed. and we
bave site-spec1f~c inventDried. But t~ere Ire two other categories of
grindfithered usei that we dQ not hive a handle on It Ill. O~e is those
thlt Ire general. nonconfonllng legll uses that were not specifica1ly
grlndf.ther.d. w. do net know .xactl, where those oro. The other
category Is speclficall, grondf.thered one.. We ca •• 11 think of lots of
•• IMPI., of the., but we cannot c ... up wIth I list of them.
Chli~ln~; let me clirif, where we are now. "1 understanding is
thit 10 generol the pla.nlng <0801 •• 10. endorses the stlff·suggested
.01.tl0. to Is ... '1 ~i<h clarifle. all of the code .nd prevent.,
hopefun" 10 the future .n, .ht."es on thh whole grandfotherlng
subjett. Beyond that. there ~lve been t.o s~ggested chinges to tne actual
code. One of those ref.rences the 90·d., resloe.tl.l us. that
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Co.oI •• foner HIT'C~ SPDt~ to. The •• c.nd .ne Is the fssu. that
Co..fssloner Christ,nsen brought up whic~ is the ane-1elr window tllowed
t. chlnge b&ck Ind forth en u.... If there Ir. no other t~lngs to b<
notld, I would s09ge.t thlt "'0 .n, Igr.efng with the .olutlon for 'J,
Isk t~ st.ff to look It tho •• two specific fs.ue., Ind COle back t. us
for dl.e~ •• I." It I 'utur. tl ... Thfs Is not .... thfng that I. terribly
tl"'l, so we cln COle blck to It vhone.er IOU wlnt. Vt wfll '.a •• it to
the city attorney to decide whether or not IOU wlnt to go ahead Ind update
111 of th.s. zone. with the.e two questions sttl1 outstlndiog. I am not
sure how the .nswers to those .fght IDp.ct whit we will do.
M •. C.s.: If we '.ave It the .IY ft fs with II, the grandfather clauses
will III hl.e the pro.lslon f. there th.t ff it goes out of bu.lness for
one yeir. wherever it is locat@d , it will hive to revert bick to I
c~f.rDlng use. That Is the way It will remain If Y'u •• nd It on.
Otherwise, ff IOU .an! to change that, r would suggest that you not send
lny of It on.
'bUmn IIfrsb: All right. T."" WI will keep It here. Then tile lIIIe,ti.n
for ,taff Is whether you ar. comfort.bl •• 1t~ going away Ind bringing t~is
baek. or whether you wint lone-meeting task forc~ or l subcommittee to
look at tbis with you.
Ms. Lytle: If this is the on11 fssu! on the subject, it does net require
a task force or 5ubco.m1ttee. We ~I~e enough here to bring back to you
some rec~nded solutions. There WiS also the adding of the defi~ltion
of qrondhther.
Chainoan Mirsh: That Is Iccopted by all .f us.
Ms. CISP: We wlll not send that on by itself. howeYer.
'DOnI.slo ••• Callen: When It come. back to U', I think that this
grandfath.rlng affect. so •• ny nelv~borhoods tbat th.y should be
notified. On previou~ incidents, we hid .any neighborhoods notified, and
with t~is particular ~ne, no one was notified. and the, did care i lot
about it when we cons1dered it in tne past.
~b.lrm.nJ!it1b: Could you attach a cover memo .aying that this is just
tedtnic .. l ?
On Itea '2, &men~lng the grand fathering provfslons of downtown commercia'
dlstTit!., we h.d an agre~nt thit this fs a houseke.plng it •• di,t.ted
by the cDun,l1.
Item 13 Is t. allow use penolt expiration after cne ye.r without. public
hearing. Thll would cDdif, l pr~cti{e th~t has .lreld~ been l" effect~
~i'h (5 t~ CCfl~ldEr use permit he.ri~s void after one yeir of non~se
without ~oldlng a public hoorlng. The public hearing hiS b<en required by
the zoning cod •.
Co.mtss1o"Ir Hirsch: Whit h~ppens if • use lapses for BOr. than. year.
and I. thEn relnstftuted, or •• en I new y •• ? How do •• the <It 1 get
hvoived 11 it?
Ms, lytle: When thoy eooe I. Igal. fDr a .se and occupancy p ... lt, a,klng
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our ptrm~ssfon to locate in there. _e check l~e file to see if they hav~ a
•• lld .s. p.noit. If they do not. they Ire required to go throosh the
tondft~on.l us~ pera1t prOCe$5~
C~js1tontr Hirscb: WhIt happens 1f • ~'rtlculJr property goes ya~ant?
00 they hl.e to cc.e bltk ,. for I u,. penait .fter thot?
Ms. Lytle: If It h.s ~n •• t •• t for longer th.n • ye.r, yos.
CpoN!sslo.or Hlrich: Do DOsI people do th,t. or do t~.y just go .he,d "d
do wh.t the] .ant to do 'as Commlssion,r Chrlst •• sen '09go.t.d on th.
first It .. tonlghtl) and you ~ight .eyer ye.r ,bout it.
~St Lytle: I ~ sure tnere Ire instances of people who d~ go ahead and
occupy buildings without our h.ving direct knowledge of it. Mo.t of these
condttional uses are in need of s19ni~g, h~ver. and we generill, ~a~e
t~e ARB process 15 I .ech."is~ for findi~g out about them.
C.,..issioner Hindi: J do ""t h ..... rrobl .. with the rot ..... lMfrtion.
other than I ••• ted t. know how It would be enforted Ind "",t wou1d
tri9Ser t~ tit,'$ being able to render I prior use permit null and void,
assuming you could pick oil date w'hen it went y.callt Ind' was ncant for .r',Qre
t~an I 1ear~ I ~ive a tendency ta feel t~it people .;9~t go in Ind use it
for aWhile, then r~ave, apd return, without going to the city for
Inything. If the signage ~s I proble~, tnat is i mechanism for
determi~ing this, and I feel MOre comfortablt with ~t.
t~is$i?ntr Beecham: What we ire taikin9 about here~ 1$ I understand it,
fs just ~ether there is I public ~eirfng on it, $0 I presu"~ you ~a~e no
probl.~ wIth the public he.ring •• pett of it.
Chjirman Marsh: I assu.e we have consensus on that. Next is Item j4, l~E
neIghborhood tr, •• ltlon combining district. Ve .hould cl.rify thi ••
because I was (onfYsed that we haye two tran$~tfon area. One is the
neighborhood tran5itjo~ tombin~ng district. which is noted in this
report. T~e seco~ are t~e tranSition areas.
Ms. lytle: They ar. called special re~ujr~nt lon!s. but we have also
called them transitfGn zones w~ere cu~ co~~rclI1 lnterfaces witn our
re5~dential districts. and we ~ive specia' additional requirements t~at
apply.
C~.lrma" Mar.h: Those .11 .toy In pl,ce? IYes) So t~ose .re two .ery
differe.t things.
Commissioner C~rist,n$tn: This is In item I was concerned Ibo~t because
did not seo that these items ha.e been sent to neighborhood groups. I
tnow th.t it has been .n i.sue of concern to th. Evergreen P.r •• nd
Soutbg.te are. people. Al.o the College Terrate neighborhood people. $0
I iR reluctant to deal with it without some input from neighborhoods.
Chairman "ars~; These items III go tD the council for ratificitian, so
tnere is th,t opportunity for notification.
CorrrnfssiDnt:r t.hrishnsen: That still does not lIake Ile feel comfortable.
Tne nelghbor~ood groups r •• lly should be notified about this.
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",. Lytle, Our .ttorn.y his pointed out t",t the •• trln,lllon districts
aro reilly .,r, s .. ll seg.onls throughout the community Ind probably
dese .... 300·foot .. Illng. sine. they apply to so few leeatlons. I f •• l
It would be prudent t. contlnu. this It ... 110ng with the f.nler on. to
.llow for th.t "ll1ng. W. c.n contlct neighborhood 9roups, .long wilh
the Ord I nlnc. ching. s.
CQRM~ssioner Cglltn; I AM glad tD heIr thJt, IS I _,nted to reiterate
.... t COIDissiDner Christensen 5Iid. P-wtting in these transUton lones ",·a5
very IMportlnt to poopl. In the •• neighborhoods. [hive had .'"Y. ~.ny
calls about d •• el.poe"t within those tran$lt!on lon.s. I do not hive them
anymore slnc. we put the. In. r. tenos of pelC. of alnd, the, ,hould b.
notified to know th,t the, no longer need It. They s~ould b. ,bTl to pic.
th.t up fro. the way ,00 writ. It. Try to be I llttl ••• po,ltory.
Chalraan Mlrsb: It Is I llttl. known f.ct thlt 8111 Gl.zier Is the
Southgat. resident who has been 191totlng 0" t~ls .11 those ye.rs. We
.ill bring ~t b1cl .fter t~ SU9tO,ted notiflc.tlon h.s token pl.ce.
ftext is '5. amending Site deye'upaetlt regulJtions of ~irtous zQn~ng
districts by cross·rtf~renc;ng spec~il setback reqUirements. Tbfs simply
would Idd I new subsectiDn to tbe $~te development regulation section ~f
each Individual zoning district to el.rlf" where applicable, that there
Ire spe,ial setback lines. Th!s Is a ,1.rificltfon to m,ke thing. e.sler
for propert, c~er5.
Ne.t Is Item '6, IaOndfog substaod"d lot provisions In the R·I district
to reintlude flAg lot ~r~Yi5ions f~ldvertently deleted durl~g I previous
~rdinJnce rev1sfon. Tbis is simpl, • cleanup Item. We have consensus Dn
that.
Ites '7, IaOnding Section 18.22.0S0(j) of the RM·15 regulations to oodify
the requfr~nt for common open space. This would allow project to
.. ,Ig.mlte the &ROU"! of op.n sp.ce wlthi. the district. providing that it
could be located I. either the ~rl •• te or public open space of those RM·lS
prcjech.
CommissiDner Chr1stensen: from the way this was writtEn, It sou"ded to me
1;~e tney ~ere ending up with less opeD spate.
"s~ Lytle: No. we are just Illowfng for prin.h to COUr'lt. ~hereu before.
we bad a prf,.te ope~ spate requ~~nt. but none of your priYite could
taunt t~ards your COMIOn. We clnnot aate ft wDrk for that common open
spac. DO the style of de.elopoent we ore gettIng ot the •• densitle •.
Cp!p;$sione~ ChrfStensen: Thfs requfrrs less open spac!. Before, )OU ~ad
to have I certi1n percentige of c~n open spice Ind you hid to hav! the
private open spice. Now, 111 they haye to hive 1s t~e 35 pert~nt common,
so that Is les' open space.
KS t Lytle: that.ay be true 9 but the private requirement now is very
, .. II. What end. up happening is th.t they wlnt to tlke large chunks of
Optn spice Ind Pyt them Into the prr •• te ,.rds. The prl •• t~ requirement
is extr~l, ainar, like I balcony diMension.
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'ornmiSSl9ntr C~ristenstn: I would just IS soo~ keep it in there, ~nd 1tt
thHi di stribute 1t the w,), they wint to. I do not want to s~e less CPEl'1
space required l~ln is curr~ntlJ required.
Ms. lytle; The privite open spice ~qufrtaeht fs stlll in thert.
~1ssiQnt~ Chrfslenien: There is 35 pert~nt common open sp~c~
requ;re~nt Ind I private open spice requir~nt. The WiY you ~ave
writte~ it 15 that tney ~il1 end up wlth 3S ptrcent and it Cin b~ either
printe or conaon.
Commissloner Hirs£h: I concur w1t~ that. The ~ay I reid this is that WE
vere reducing t~e amount of Dpen space.
tommiS5ioner Cullen: The staff report 51yS quitt b'ltint1~ that only
35 percent will now be rt'lufred. -I", ttle cue of I larger RH·1S
development. when (~n usable open space is .are desirable, staff
belie~rs the desfgn revfew prottss can ensure th~t In adequate amount cf
the required 35 percent open spice is prc~ided in common area!.-it d~es
not Sil ~n1tbin9 lbaut tne private areas. It looks like you bave
eliminated t~at requirement.
Co~issioner Beecham: On Page 3S. in regird to pTiYite spa(e it says,
-Each dwelling shall have at least one privile. usable open space
contiguous to the unit.-
Ms. Tapley: Correct. All we did was to remove the word ·commGn-where it
deline~te$ how .uch Dpen space there ~ust be on & lot. Tnere is still a
requirement here that some of that open space ~ private.
Commissioner Beec~am: So if we loo~ at tne percentages of apen space,
there is 3S percent required for c.OlaTlon, In unspecified alf,{)Unt for
p,ivate. It could be t"" square feet_
"s. Tooley: T~e ~;Dlmum size for I balcony is 50 squire feet, i~d for a
patio or lard it is 100 square fe~t.
So if you bav~ 10 units ~t ~OO square (eet each, 1t is another
1,000 squ.,. fe.t.
Ms. Tooley: As I: percentlQ! of ttl'! lot. it fs a very slull amount. All
~e have done is to .11ow, in some developments, potentially 2) percent
.ight be in prlyate~ w1t~ the rem3fnder in ca.mon, or any (omOination.
There is still i reQuirement t~at some of that open space be f~ private
Ireu.
(omm;ssiontr Beecham: So if on average. we say that the !OO square feet
fe~t .iDi~m ~ay be a fe~ percent, one or two or three percent af the
site. and we are ta1king ibout the reQuirement gOing from 3S percent plus
I (eWl percent to 3S percent.
(oamis~ioner Christensen: That is i reduction.
Ms. TODlev: Yes. it is I ver1 saal1 reductton~
Commissioner Hirsch: The ~iy J construed it is that &11 35 percent (o~'d
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t~en go into private.
~5. Ip~ley~ That;s a p~$sibtlity. But [ sincerely doubt t~at the
Arthftectural Revirw Board would &pprove ~ ~ev!lopMefl: th~t did n~t ~a~e
SOMe tlnd of entry f.oture.. fr .. 0 design perspective, that probably
would not wort.
Ms. Lytle: let us re.eMber t~~t ~en ~ get to t~e$e low densities, that
Is tr.1, Wh,t t~e de,lrod product 'I, In tenos of the buyers ond t~e
oelghborhood. Th.y •• nt these low density proj.cts as .uch 0 pirt of
their n.i~hborhood as possibl., to blend 'n well. I. order to do th.t,
you hl.e front !lrdS and • re.r y.rd. So th.t Is the product th't the
co.munity Is enco"riglng. I don't toow th.t It Is so bid to s.y th.t
100 perce~t could 90 into pr1vlte arels for t~ese low-density proj!cts.
Commissioner Chrfstensto: It would be bad if 111 of t~em t~rned into
fenced front lards. There is nothing pre~entfng that, eit~er.
Cn,lraan Marsh, The Architectur.l Re.le. 80ard will pl., a role.
Commissioner CQ11e~: We spent I lot of .eett~s on these eultiple-family
regull1ions. This WiS one of the regulations _e came up with, that there
should be prtw~te open space. Public open spi~e was already require~. A>
sooebody w~o lives In a small unit and does not want .11 of t~e open
space, 1 would not like to see soeet~ing like Ros&walk~ where .11 of the
open space is confined to the private open space. and there is almost no
public open space. no feeling of an .menlty <round the project.
Ad.ittedl,. Rosewilt Is much larger than What you ire t.lking about, .nd
tnought t~ls worked out pretty well. I can see taking and using some of
tbe COMmOn open spice in the prf~lte area. but the way this is _ritten
lo~ks li«e it elt.inates the co.mon area. You have taken out the word
·coamon-so that 1~iatel, leaves it up to the developer. You may have
aure hith in develapers than] have. Ttley h"rk. about what they aTe ~oir.g
to do bec.us~ that is whit the .IITket will beaT, and it is not true. We
hive had lousy developments in this town, and some of t~em are 5till
available. Vou do need to strl\e • balance betwten common apen space and
private ope~ space. We s~c,eeded in getting in 50 square feet af privJte
s~ace, and no~ we are going to take away the cnmmon open space an~ turn it
into prfvne. There needs to be I 1 itth bahnce between the t'nO. I am
certainly willing to go along w1t~ dl$tributi~g some of that c~n space
for privat! use, but not 111 of tt.
Co.roissioner thristensrn: The other concera I b.ve is thit J would like
It to be .ddlti.~. It took < 101 of effort to get those 5C >4uare feet i"
there. Ind there was II lot of objection to it. I 1m not willing to give
It up. I think it Is an j~ort.nt part of the whole tOing. even if it is
I ver1 5.a11 percentage. It is cutting back on the Dpen space and! would
lit. to see the whole thing be additive. I agre. with Commissioner Cullen
t~.t in projects Where it .11 potenti.lly goes into pri.,te front and b.c'
yards. I do not find th,t desir.ble .
• s. lytle~ let us remember t~at we are talking about RM-1S only. We ar~
not t.lking about our entire .ult'pl~-fll.i1y ~egul.t;ons fa .. king thi~
rtc~ndition. These projects hive I tendenc1 to de~elQP in ~ Yery
slngle·famlly loot. Most projetts you _ight be thinking about whe" you
consider this are not AM-IS density. We are s.eing a prod"t at that
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denslt) tnit ;S 8Uch acre single·fimjly or dup;e. in IppfiTance.
C~'fO!an Marsh: A good eXI~'e ~f t~lt .'g~t be across from the Times
Tri~~e bUlld'ng, little town~ous,s t~it Ire built next to each other in
San francisco st"le. They tli'll' little front l,rdSj they tI''1e littie bad',
lirds; t~e$ ~Iye S tammon space to park. When J envision thit, the
concept of ope~ space befng pr1YJtely pro~ided is ~it .ak!5 sense for
tht proje<t.
Commissioner C~ri$tfn~en: I would t~ink of the front yards is thp
responsibilitJ of the project. As soon IS it becomes pr~Vltet things li~~
fences, etc. can hipptn. T~it is fine for t~e biCk yard, but IS long as
that fro~t yard ~s defined IS common spite, It will stay open Ind they
will .11 h ••• to .ake • deCi'ion .bout ~.t happen, there.
thajrman Mirs~: In the example I cIted. tney 1!1 sep~r'ted by little
fencts and it is very lpproprilte.
(O!!iS$ioner ~jr,'h~ ~.t;s the site ,over.~ ptMDltted in t~e RM·1S?
Ms. Ly11e: Tb1rty-f;~e percent.
(ommfssfoner Hirsch: With I 35 percent footprfnt, Ind 65 percent
otherwise, wh~ it is unreasoftib1e to ask for 35 percent to be common?
that is hllf of the aViiiable SQUire footage.
Hi, Lytle: It is not t~at type of project. Wit~ higher dens1tits. you
get tlhat, with corrmon amenities, and COITI&On Irus. stolid IJnits. etc" YOl..:
will see those types of features. But with t~e townhouse type of design,
it is Dot ~.t Is desired either by the .pplicants, the ARB or by the
netghbor~ood. They wlnt it to Toot that way, is well. We ire not tal~ing
about what the •• rket w;11 bear. We are tilk!~g Ibout what t~e
neighborhoodl ire de.anding •• 150. They want it to blend. So the ARB has
struggled with this inconsistency in our zcning ordlnlnce. It is a
desired product that e.erybody is trying to achle.e at those I ••
densities. It just isn't working -.11. J .ay not be communfcating this
well with you, and it _ight be appropri.t. to bring in • coupl, of Site
plans. i could put together. (ouple of projects for yO" is examples of
why it does not work.
Chai~an Hars~; L!t us first see if there is consensus.
Commissioner Hirsch: Letis say there is I 35 percent site cowerige and
there is 35 percent open space, 111 of which is prfvite. What happ~n5
with the othe~ 30 percent?
II,. lytle: It is for pirking.
~tui9ner Hirscfl: Jf you have cflndren i. ttlis lone, where do ttfey
phyl
",. lrt.!.!:: In their yard.
toomlssioner~irsc~: But then they tend to ~e relati.ell ,mall.
indivlcf'uil1jf.
11/28/90
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It. Ly']e: They Ire v&ry $.al1. and they Ire nDt Yer) us~blf spaces, so
the !deo of .. king Ihee ~oomon bec .... v.ry loproctlc,T. The Id.a of
.. king Ih .. little prlv.te spaces beeooe. nice. People can put their
borbe_ out ther., Ind hl.e a little phc. for their tid. to ploy. It
becGOes .erl difficult for thee to .. t. them both c.-mon lnd uSlble. T~ej
bocooe COIBO. and unusabl., but decorlti.e. The desire Is to •• t. them
u,ef.l t~ Ihos. units.
,,,,i,slo.,r Hirs,h: I thought the Ide, of 099r09.tl"g into the
35 percent .as to give some Irel ~ith wou1d be of tdequltt s;ze in case
there were children, for the~ to play without hl.lng to pl.y In the
street.
th.ir,.n Marsn; [f you can envision that R.-ona St~~et project t~lt is
ocross fros the Ti ... Tribune, with the DUlll-color.d Yictorians th,t
!(onl on the street. They hIve ~ommon walls. Those units ~a~e front
porche., ~ich Is open spoce I. the front th,t belongs to e,ch Indi/ldu.l
u"it. The ~nl1 way they co~ld have Iny COMaOn spacf ~ouTd be if you
pooled the dinlJ little back yords f •• 11 of thts so yo. would ~.v. tid,
running the dog run bact ond forth thot wcu1d be created from one en~ to
th~ other. My child hiS. friend who ll •• s In thos. units •• nd they plaj
out back just fine.
Comroi$$ioner Hirsc~: r was t~1nkin9 about t~e projects on toma Verde when
this C~ up. One t~ particular $tems to hive a tent~il coYrtyard with
piCRiC tables ind other t~in9s~ Thlt was th~ type of t~ing that struck me
a. being, distinct ,d.lnt.go.
C~airl!an !li[$h; ] think that is I higher density.
Cqm.issioner Hir$c~: How doe! that change things?
Ms. Lrtl,: When yo~ stlrt staeking ~nits and get into the higher
den.ities, t~ere is a need for th,t type of ,menity and there Is ~r.
flexibility for deSigning those things. eut w~at we ,re finding is that
doing it ;~ I s.al1 project ~ith two or three units. you Ire eoming up
with wery contorted ways of trying to meet the code t~at are ~ot practical
to .... t i'O.~lo's needs. It gets to the point where it is so ludicrous
that it is just not workable. N~body want~ the dGQ run down t~e back.
They .re ,II .ory singl.·family looking. They are not like the lorna Verde
project. The RM-IS gen.r,lly yields a .ery 1 .. density.
Commisiioner Hfrsc~: We are tllking about two variables. One is RM-)5
and 0 limited number of units. Are there parc.ls I. tho city where you
ha.e RM-IS but you ha.o such a large parcel that you could ha.e lots of
units? Tais goes across the whole zone. It .Ight e.en appiy to a plac.
where you ha.e two acres. but II lurns out to be RM-IS.
Ms. lytle: I know we do not hl.e •• ny of those. It I! possible that you
could ha.e • l'fge piece of property consolidate under th,t zoning. but it
still would problbll be developed It a .ery low density town house style.
Where people would want their own individual space. If you get I big
project. lOU are going to get common lmenities. no doubt about it. You
will have swi .. ing pools. etc .• but not gener.lly at thi, donsity_
~5ioner Btechtm: Since we Ire prDbably ~ot ready to support tne no
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coamon space requtreMe~t. I ~nderst.nd thit staff hl~ • strong (filing
thot it should be (h.ng~, '0 I think It Is Ipproprllte to (ome forw.rd
.nd conYfi'u:e ~5 It l different ti~. I recDnIIM!lld no d:"nge It this tfrr,e.
thai~lr. Marsh: Are you comfartab~r with the ComMission's concerns?
Ms. Lyt),: I feel that If I veri to brir.g In • (oupl, of .Imple pl.ns for
1~~ to look It. it would be .ost helpf~l in ~nderstanai~g ho~ the
re~ulltlo~S .rt working.
Chlfrml" Marsh: J would add t~.t J personalTy hiye no concerns, because
thought this differentiltion •• s superfluous In the flr.t place.
Th' next Item is ... nding the definitions of grid •• nd height to cl.rify
height .. asurements. The c;ar1f1clt'o~s whi(~ have SU99!sted are t~ imend
the definition of grode and height, simply to cl.rlfy tho tricky Ir •• s ~.
sa.etimes g~t into, partitHlJrly in the foothills. Any ~uestion5?
Commissioner Hirsch: Is t.l$ bioiGlII, • foothill probleo? (Yes) Be"u,.
didn't we do something i~ the I-I lon~ I~ to bow '1gh you could intrease
t~. grade of • slt.~
Ms. lytle: This Is • foothill problem.
Cgmmissloner Hir$c~; T ~ad the i~ression from the staff report that it
could spillover into Dt~er Areas besides the foothills.
Ms. Lytle: It has to be a slGpe fn excess Df 10 percent.
Commissioner Be,c~am: If we look on Pages 4 and 5 of the ordinance,
subparagrap~ 67~ you aTe de'etiog a clarification of where the ~asurement
~an be taken. You are adding on Plge 4 something definin9 whetner the
gnde is natural Dr finished, lIIihichever is Tower, b'lt you stil1 are (lot
~.yin9 exactly where to tike th-e lleuurement. We need to ellr1 fy whe'I'e
tnt measure~nt will be taken.
Ms. Toplev: I .... di.tel, .djacenl to the building.
Commissioner B@echam: Where? You have top. bottom, side --
Ms. Top1ey: lowest.
Commissioner Beecham: We ~eed to say that. Th.is defines t~e lower or
f~nished existing grade, but it do~s not d~fine w~eth!r _e take the
aelsur~nt it the hfghest or lowest 90int~
Ms. lytle: Jf you look it the beginning of tht sentence, ~'&rade' ~eans
the lowest point Df adjacent ground elevation of the finished surface of
t~e ground paYing, or sidewalk~ e~cludfn9 the folTowing areas.~.--In
buildin9 areas wit~ "itUTil slopes fft excess of lot, 'grade' shall ~ean
t~e Idjacent ground el~Y.tion of the ftn;s~ed or existing grade, whichever
15 lDwer~· S"-,, tht is just a furtber chrjficltion of going to the botto~
of fill ; •• re •• whe •• they Ire likely t. os. fill.
(~issioner Beecham: Thank you. I understand.
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Ch'fT!jD Mirsh: We haye (O~se~sus Dn that item. Tht next +tfm is '9, u~e
per.tts to sell .lco~lic beverages whenever I new on-sale l~teDse ~s
required by the state, and to r~Qu're Ind iMendMent to an eXlsting
conditional use "Mitt. should a use sellIng .1coholi( beverl9~s wish to
expand or Inte.,lfy thlt us •• this 's I ,tIff reconnendotion to c1,rif, ,
.octloo of tho code thlt regul.tes s.le of .1coholic be_.rlges. We would
.1i.fnlle the provisiDn for I subse(\1on t~lt reQu1res I n~ use permit.
Thl. woold cor .. 1.t. the curront prictlces with the zoning code. W. s.em
to hive consensus on t~it it.m.
Next Is '10, adding Section 18.90.105 I. olIo. the zoning adMi,istrator to
refer varllnee. vse permit In~ hOMe taprovesent exception IppliCltions to
the ,Ilnning c~1ssiDn and ,'ty counc~t for action when certaiR other
Iclions .. loted tc the opp1icltlon a .. required by thes. bodies. In this
CIS., the staff Is ... onnendlng thaI we .. ke s ... changes te speed up
cert.in applfcations thlt co.e tnta the clt1 --varilnces and conditional
us. peroits. We would specify that ~.ne.er In application is .. de for a
.aJor site Ind design pe .. it, I PC application or any appro •• 1 ~ich
requires 1ft [JR. and t~e plans 11so require I ,arilnt. Dr Uie pe~it
approvil, the .Irll~ce or use perMit will be pre<tssed ~oncurrfntl, with
the other app1lcltion. The process is de1inelted on Page 14 of the staff
report. J wou:ld clirify here thlt when we .ncounter such s;tuilticns, th~
zoning admin;strltor would not hold a hearing, but would pass on a~y
speci.1 section of the sl.ff report on the Ite • .nth bis/her
recom.endation on the specific issue t~at Is subject to the variance ~r
use permit. She would not hold. heiring. Public input would be taken it
tile pianning COlMlission level Ind the city council. We haw!' consensus en
that.
Next Is 'II, amending Section 18.12.055(b) to change the daylight plane
required for substlndard R-I lot. to be consistent with the daylight plane
reQu·ired fDr standard R-l lots. This is another pro~ision neCtS$l.rj' due
to In aecfdtnt.l overlooking. We have consensus on that.
let us go on to nDflconfanming second dwellings lnd two·famil, US!s in
residential districts, which is a recomme~atlon to look at it lJter.
tP.mmissioner C~ristensen: 1 would like to suggest for the future t~at
when we have a stiff report lite this, al~"9 wit~ the ordinance, that we
reference the page~ in the ordinance .ith t~! sectfons In the staff
report.
Chatrma.n Marsh: We do havE' se-wenl Items. ttl at ~ill return to us. J will
review thea. They Ire l~e grandf.ther clause discussion, the neighborhood
transilfon tteG. and the oper. 5pace requirewent i~ ~·lS.
tD!N!'!'is.sianrr Ntrsct,: Will tPtt wflo1e thing come bad. as a package, or will
the enes ~ had consens~s on .ave forward?
Ms. tiS': T~e one iteo that could possibly COBI back separatell would be
the T district regulations and rezoning. The other itees will go D •.
ns. lvtle: My preference wo~'d be to keep it toget~er Ind trinsmit it to
the council, •• pac<et. [t would be eosier for thea to get throug~ it
thot .. ay.
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Chair'Nn )I'''5~: We will not. f'lowever. It th.t tille, tiki! up irfy of Ve
iteMS on wh;c~ we hid CDnsen5~S tonfght, including public conment. We
need to be clear on t~at. ~e hay. ,~ to closure on tight of these ten
HeMs.
"so Clse: We w111 bJve to r~~6ti(., IS ¥e did to"fght. We will 21s~ ;end
notices to the T District residents and eye~10~! w1tb1n 300 feet of tn~~~
districts. W. will al.o send notices t. neIghborhood groups, .,
suggested.
Ch.tMli" Mir$h: r t~i~k ~DU nefd to p~t this Itlff report on I computer,
pullout .11 the r,l ••• nl se,tlon. thAt Wt are still t.l.lng Ibout, and
crelte I new report. You (In keep the sime Drdfnantt. if yo~ wish, b~t if
you Ire gotng to send this out to I lot of people. you ,annot say. we are
lal,lng about this item, but not t~.1 or the Dther one.
Ns. Case: I~ that CISt, .e .ight .s well send t~e rest of it on to the
council.
Chairman Marsh; Do Ulat. if yo~ wish. but we do not .. ant to oper. ttlis U;:'.
~joner Beecr,am; We could rec-OfIIneoo. ukr ,. .ation and ipprove what
we have agreed on. Then we could consider tr,e Dther items it a futurt
date. rou would 1I0t send iny of it to the council until it h a pad.age,
but we will consIder the ,ddilion.l portion th. next time.
Chainman Marsh: Va will leave it 1n your har.ds~
Comrni$$ion~r Cull,n: J ~ave two concerns~ When we ~sed t~ do o1d loning
ordinance amendments, we ~sed to allow people to hav. In cp~ortunity to
'om! before us without paying the f!e for getting a r~lon;ng. Are we
still telling people they cln do t~al?
C~airman Mars~: ~ce i year?
Commissioner Cullen: Once a year, and nOW it 15 onee ,very two years. It
used to be once I year before we got into all of tnese other stud~es.
Ms. Lytle: What you are asking (5. can people initilte text amendments.
What we te11 peoplf. when t~ey come up w;t~ a~ iSSUE. to write us a letter
and we keep a file. It be(~S t~e same process 11 was traditionall)
followed.
Commissioner Cgllen: These wer~ spec~fic .pplj(ltions for specific
properties.
Ms. l.tle: We do not do I~at .n~more.
COIIIlissioner Cglien: I a_ 1',ot sure th.at it is in the c.harter. but it
cert~i"11 has been pirt of t~e practice until we get into tnese studi~s,
because therE WIS a tiae {and I •• not saying we need to do Stj when
people felt t~at It was unf'lr for them t. hl.e to PlY Il50 for .n
application to be considered by t~e plin~ing co.nission for i C~inge in
their zoning. A lot of the. ne.er got .n~ chlnges, but they did nol have
to pay 1250 t. f,od out that they were not going t. get it. Thlt has been
i cu,tcm Ind I prictice of the plin~ing commission.
11/28/90
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lis. Lytlt:
_nc!loent. __ nt.
.us! pay It
~e on11 have I process for publft applicltlons fGr I ~p
We 60 net hive I p~es$ for In .~plitatiQ~ for I text
The aiP &Me~nt fl I fee Ind '1 I fOTMal applicltion.
to get it bef.r. you •
Cpomlsslpoer Cvll,n: But the opportunity to apply for it without paying
the fee, which was alwiY. part of the ,lannlng commission procedure, 1. no
lDnger? I suggest IOU talt tc Mr. Sc~reiber about that, betiUSe that ha)
been p.rt of the pratt ice.
The other lies I would 11k. to ral •• Is sooethlng that Is not in the
report. I hive been concerned about the 5~ct!Qn in t~e zoning ordinance
thlt .11ows intrusion into the rear yard setbick for one-half t~e wfdt~ of
the house. The WIY it got in WIS th,t some fDnler cGuncil~;~ applied for
a .ariance, .nd 1. order to ... e It leg.l, they put It Into the zoning
ordinance. I find this .oaethlng that Is not reall1 falr to the people on
the adjoining properties. I would 11k. to tal. onother look at that
provl.len. Most peopl. are un •• ar. of It.
Chairman Hars~: Commissioner Cullen. you bring up I good point. but we
did just do I aajar revision to R-l nD! even, year Igo. and J, for one,
would not want to tike up tho •• iss.os for awhil.. I f •• l the whol. R·)
i"ue n.eds to sit for awhile.
Ms. Lytle: We are requfred to come back Ind re~iew it t_o years after it
was Idopted, w~ich is ibout o~e yeir froc ~o.. So we could loo~ It it at
that time.
Chalnaln Marsh; Also, we down zoned the FAR allowances so ~(h in tnat
process.
Commissioner Hirscb: This just ~as to da wit~ the rear yard setback.
Chafrman Mars~: "ot~ing lS -just-in the R-l. £~erlthing is connected to
eyeTyt~ing else.
CommiSSioner ~ybir: YDU were talking about coming in and asking fer
lOrling changes. 1 have been he;-e three-'nd~l-hal f years. and I have neVer"
heard of whit you ~re speaking of, so ~ate~er the practice is, it has not
occurred since] have been on th~s commission.
COMmissfoner C,]]e~; That is why 2 hang aroundt
CDm!i$$;.pner (hriHer:'lSgn: It is true that t~ere ~a.s been iI tradition of
.llowing the opportunit, for anybody to come in .nd sU9ge,t whit they ."t
to during the proce~s of the zoning CTdi~inCe cleanup each year.
Ms. (lie: Ha~e yay cDn5id~red that you have now ~ade formal
recu..endat1ons on t~cse ite.s. or irE you planning to do that is one big
pack.ge later on?
(hairaar"l Man.t.: We have not left thB Hem yet. COfQmiss;oner SeE'cham ""as
3",1 about to ~k .... tion to .pprove tn" It ... on which we did co .. to
consensus tonight. and pass those Dn to you.
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As. e,se: yo~ need tc adopt, n!9ltfvt declaration before you do that.
~: Commisslgner Itt,b.m: ] ~ve the staff recommendations fDr the
items upon which we have reached consensus, IS listed by Chafrman ~arsh.
w~t~ the "t9ilfve d~claratfon that is Iltached~
~, By Cogoissioner Chrlsten.en.
BQliQN PASSES: Ch,inMln M,rsh: J wrill q~ickl1 r~n through and deli"eate
the ;lems on whlch we did igree. They were Jt~s l. 3, 5, 6, 8 t 9, 10
and 11. All tho •• ;8 f •• or, SlY Aye? All opposed? Tnat passes
unani~usly.
Commissioner Hirsch; ] want to SlY that I ,uncur with Comm1ssioner Cullen
that we look at that provision. She fs not .lone lA her opinion. ] have
never understood the rationale for thAt, Ind it weuld ~ worthwhile to
loot It it In oppropri.te tl ...
C~.iMaln MartA: I think I yeaT viII probably roll lround faster than ~.
woald i .. glne, an4 we will .at.. I note to tlte It up when .. look at ~.!
Igalo.
Ms. Lytle: I have a 5titus report information memor&ndum that] have been
Asked to wrIt. ~for. January J IS • old·pol,t report for you. I can
reference it in there t~.t t~lt concern hiS been raised. We will ketp
track Df it that way.
[NO or EXCERPT
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ORDINANCE NO. ___ _
ORDINANCE OF THE COUNCIL OF THE CITY OF PALO ALTO
AMENDING TITLE 18 (ZONING) OF THE PALO ALTO MUNIC
IPAL COOE AS FOLLOWS: AMENDING THE TAISLE OF
COIlTEllTS AND SECTIONS 18.04.03e, 18.08.020,
18.10.040, IB.l0.050 r lS.12.040 r 18.12.050,
IB.12.0S5. 18412.070, 1e.17.05C r 18.17.070,
lS.1~.050, 18.19.070, 18.22.050, 18.22.090,
lS~2 •• 050, lS~24.090~ 18.26.050, 18.26.090,
18.32.050, 18.37.050, 18.41.050, 18.43.050,
18.'5~OSO, 18.45.070, 18446.060~ 18.49.040,
18.49.080, 18~49.090, 18.55.050, 18.55.070,
18.57.070, 18.EC.OSO, 18.71.060. 18.72.050,
18.90.010, 16.90.080, 18~90.120, 18.94.040~
18.94.060, 18.94.070 AND lS.9C.l~; ADDING
SECTIONS 18.71.115 AND IS. 90 .105; AND DELETING
CHAPTER IS. 31
The COuncil of the City of Palo Alto does ORDAIN as
follo .. ~s :
SECTION 1. The Table of Contents to ritle 18 [Zoning] of
the Palo Alto MUnicipal Code is here~y amended to read:
Chapters:
18.01
18.04
18.0S
lS.10
lS.12
18.15
18.17
18.19
18.22
18.24
18.26
18.28
18.30
Title 18
SOIlIIIG'
AQoption, Purposes and Enforcem~nt
Definitions
Designation and Establishment of Districts
RE Residential Estate District Regulations
R-l sinqle-!amily Residential District Regula
tions
Special Residential Building Site Combining Dis
trict Requlations
R-2 TWo-f~ily Residence District Regulations
RHO Two Unit Multiple-family Residence District
RM-1S Low oer.sity Multiple-family Resi~ence Dis
trict Regulations
RM-30 Mediua Den~ity Multiple-family Residence
District Regulations
RM-40 High Density Multiple-family Residence
District Regulations
Xultiple-faaily Residence District Guidelines
Neighborhood Pr.servation Combining District
(HP) RequlaUons
'Yor state law providinq tor the adoption and administration
of 20ninq laws, ordinances, rul~s and regulations by cities--See
Gov. C.A. il 6580-65907.
1
18.31
18.32
lB.37
18.41
18.43
18.44
18.45
J'~'!!. 'i-:
'c·
IS.40'
18.48
18.49
18.55
18.57
18.60
18 .63
16.64
18.68
18.70
18.71
18.72
18.74
lS.82
18.83
18.88
18.90
18.92
18.93
18.94
18.95
18.98
18 .99
RelJ'lllatisPLs
PF PUblic Facilities District Regulations
OR Oftice Re •• arcb Oi.trict Regulations
eN Neighborhood commercial District Regulations
CC coaaunlty Cogaercial District Requlations
Coaaunity Coaaercial Combininq District (Ce(2»
Regulations
Cs serviee Commereial District Requlations
'[,'''UU· SbOWiniieo.lbl.rili>9 DiiOt:i!d-{it) Regula-'lioris . .... ... ........... . ............... .
~aestri.n Shopping Combining District (P)
Regulations
Hotel (H) Combining District Regulations
CO Commercial Downtown District Regulations
GM General Manufacturing District ~egul.tions
General Manufacturing Combininq District (B)
Regulations
LK Limited Industrial/Research Park District
Requlations
Limited Industrial Site Combining District (3 1 5)
Regulations
A$ditional Site Development an~ Desiqn Regula
tions For coamercial and In~u5trial Di6tricts
PC Pl.r~ed Community District Requlations
Landscape combining District (L) Requlations
OS Open space District Regulations
AC AgriC'.J.ltural Conservatio!"~ [listrict Regula
tions
F Floodplain District Requlations
Site and Design Review Combining District
Regulations (D)
O:f-atreet Parking and Loading Regulations
Special Provi5ions ~nd Exceptions
Variances and conditional US8 Permits
Appeal.
Appeals from Determinations of the Oirecto~ of
Planninq and Community Environment
Nonconfor.ming Os.s and Nonconforming Facilities
Nonconforming Use Amorti~ation and Combining
District (Hi
A:aencbD.ents to Z:minq Map and Zoning ReqlJlations
Administrative Approval of Minor Changes in
Projects
SECTION 2.. Section l'.04~030 [Definitions) of the Palo
Alto Munieipal Code is her~by amended to delete the &upplemental
-Height and Grade Illustrations· thereof, as shown on Exhibit -A·.
attached hereto and incorporated herein by r~ference~
SECTION 3. Subsection 18.04.030 (64) [Definitions] of the
PalQ Alto Municipal Code is hereby amended to rea~:
18.04.030 DefLDitl0... Through this title the following
words and phrases shall have the ~aninqs ascribed in this section~
2
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(64) "Grade-means the lowest point of adja
cent qround elevation of ~~e finished surface ot
the ground paving, or sidewalk, exeludinq areas
wher-e grade has been raised by means of a bE::rm,
planter box, or similar landscaping featur-e,
unless required tor drainaqe, within the
between the buildinq and the property
wben the property line is more than five
the building, between the
teet from the ~~~~~~~~~~~~~~~·~rl~~8hed
SECTION t. Subsection 18.04.030 [Definitions] of the Palo
Alto Municipal Code is hereby amended by adding subsection (64.5)
thereto, to read:
18~O •. 030 De~iDltloD.. Through this title the following
words and phrases shall have the meaninqs ascribed in this section.
SECTION S. Subsection 18.04.030 (67) [Definition} of the
Palo Alto ~nicipal Code is hereby amended to read:
(67) -Height-means the vertical distance
above grade to the highest point of the coping of
a flat roof or to ~~e deck line of a mansard roof
or to the average height of the highest gable of a
pitched or hipped roof, except that in the R-1
district the beic;ht of a pitched or hipped J:'oof
shall be measured to the height of the peak or
highest ridge line. ~8e .eas~ee.en~ .ay be ~aften
(re. t:he Ilighes~ aod;jeiftinlJ BiEleualk er lJt"'eePl~
&I4Yl'aee ',&Iit:hiFl a 1.5 .et-e'!' (five f88'\;) lte~i:.eM:Ai
dist:aftee af "ite es!t:eri&!' vall ef t:l:te e\;JildifIlJ,
when a~eh eiaewalA e~ 'fe~id 9ut"'faee is AB~ es~e
"el\aft 3 I Q met.ers (t,eft teet:) aee. e ~!f'ad:e. The
height of a stepped or terraced building: is Ule
maximum height of any segment ot the building.
SECTION 6. Subsection 18.04.030 (127) [De~inltions) of the
Palo Alto HUnicipal Code is hereby amended to read:
·~(127J ·Screened· means shielded, concealed,
and effectively hidden from view at an elevation
up to 2.4 aeters {eight faet) above qround level
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on adjoining sit •• , or troll adjoining streets,
within 3.0 meters (ten feetl of the lot line. by a
fence, wall, hedqe, ber.llt" or si.ilar structura"
architectural or landscape feature" or combination
thereof.
SECTION 7. Section 18.08.020 [Designation of DistrictsJ of
the Palo Alto M~~icipal Code 1. hereby amended to r.a~:
18.08.D2O Deol.vnaUoD of cOilbiaiDg 4btdots. In
a~ition to the classes of general districts set forth in Section
lS. 08.010, the following combIning :iistricts are establishe<l and
designated:
IOpipg Map pe.lqpatiop ap4 pi,triet ....
')Il'
'F
CC-2
(P}
(H)
GM(B}
(3,51
(Ll
(D)
(N)
special residenti_l building site combining
district (1858, 929, 143, 650)
Neighborhood preservation coSbining ~istrict
lrei:!liY!erku." 'C:¥llftsit.iePl eeeiftiFJII .i9~rie.
community camae~cial combining district
Pedestrian shopping combining district
Hotel combining district
General ~nufacturinq district
Limited industrial site combining district
Landscape comhining district
Site and de&iqn reviev combining district
Nonconforming use amortization comblninq
district
18.15
18.30
lB.31
18.44
18.4'
18.48
18.57
18.63
18.70
lB.52
1!.95
SECTIQN 8. Section 18.10.040 [RE District Regulations] of
the Palo Alto MUnicipal Code i. bereby amended to read:
1 •• 10.0"0 COD4itio:aa.l u ••• ~ The folloving uses aay be
conditionally allowed in the RE residential estate district.
subject to issuance of a conditional use permit in accord .... ith
Chapter 18.90:
(a) Cemeteries:
(b) Churches and religious institutions:
(e) Coaaercial plant nurseries;
(d) Co~unity centers;
(el Convalescent facilities:
(f) Day care center5 and large adult day care homes;
{g) Outdoor recreation sarvices:
(b) Private educational faciliti~s;
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(i) Temporary uses, subject to r-equlatlons established by
Chapter 18.90;
(j)
services to
const rueti on
tlon yards,
utility facilities essential to provision of utility
the neighborhood" but exclud1nq business offices,
or storage yards, maintenance facilities, or corpora-
'k) A second detached single-family dwelling unit,
provided that, .i.n add.ition to, Ule site development r-equlations
specified for the ta.E District, all the following conditions are
met:
(1) The minimWII site area must be four thousand
seventy-four square meters (one acre),
(2J The second dwelling unit must be separated from
the original dwelling unit and frem any other accessory buildinq by
a minimum distance of 3.7 meters (twelve feet],
(3) The second dwelling unit must be limited in size
to nine hundred s~are feet of living area plus two hundred square
feet of covered parkinq area and shall be limited in height to one
etory and a maximum height of S.1817 meters (s~venteen teetj, ~s
measurea to the highest point of the building,
(4) The secone:! dwelling shall have street access from
a driveway in co~n with the main residence in order to prevent
new ~rb cuts l excessive paving and elimination of street trees,
(5) The second dwelling shall be arch.itecturally
compatible with the :aain residence l vith respect to style I roof
pi tch, color and materials; and the additional parking shall be
sereened to off-site views by means of vegetation or fencing,
(6) The second d~ellin9 shall be designed so as to
permit a minimum of t~o bWldred s~Jare teet of usable open space
for each dwelling unit: provided, however l sucb open space may be
co~ined or separate, so long as a minimum of t~o hund~ed square
Leet is directlJ accessible fram each unit: and provided I further,
for the purposes of this section,. usable open space sh2ll1 not
include any required front or street side yard,
(7) Accessory d~ellinqs and guest cottages existing
on April 28.. 1986, and which prior to that date were lawful,.
i~~h~~~~f!':~f::~r~~c~:~:~:~ee:~~t;~:ees e:~:::-~:~ :::~t~~ {o·"rea'esael;·!1mpr'O,;,e' or 'iepl~ "site' improvements on the s~me site,.
without necessity to coaply with site development regulations for
continual use and. occupancy by the. same use;; provided that any such
remodeling, iaproveaent or replacement shall not add a kitchen nor
result in increased floor area,. number of dwelling units, heiqht l
length or any other incraase in the size of the improvement without
cOllplying with the standards set forth in this subsection and
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" "... :J-~
;<,-;"' '-' ,--
(
applying tor and receivinq a conditional use permit pursuant to
Chapter 18.90.
SECTION too section 1'.10.050 rRE District Requlatians) of
the Palo Alto Municipal Coda is hereby &mended to read:
18.10.050 8ite developaeDt requlatioDe. Exoept as
provld:ecS in section 18 .. 10.080, the following site development
regulations shall apply in the RE residential estate district ~
provided that more restrictive regulations ~ay be recommended by
the architectural review board a.nd approved by the director of
planning and community environment, pursuant to Chapter 16.48:
Ca) Site Area.. The minimu. .ite area shall be 4,074
square meters (one acre).
(b) site Width. Tbe minillUJl! site width shall Joe 30.5
.. ters (one hur.idre.d feet) ..
ee) Site Depth. The minimum site depth shall be 30 .. 5
meters (one hundred feet).
[d) Front Yare. The minimum tront yard c-setb4ck-) shall
be 9.1 aeters (thirty feet).
Ce) Rear Yard.. The mini.wa rear yard [-setback-} shall be
9.1 meters (thirty teet).
(tl Side Yards. The following side yard requlations shall
apply:
(1) The .... iTtimwa interior side. yard shall be 4~6
aeters (fifteen feet).
(2) The minimum street 5ide yard shall be 7.3 meters
(twenty four feet).
(q} Residential Density~ Not more than one single-family
residence shall be permitted on any site. A~ditionally, not more
than one accessory d~elling or quest cottage shall be permitted on
any .site..
{h) Site Coverage.. The Daximum site coveraqe shall :be
twenty-five percent Dt the site area.
(i) Floor Area Ratio. The maximum allowable floor
area ratio shall be as follows:
(1) For lots five thousand square feet or less.
tbe .aximua ~loor area ratio shall be .45.
(2) For lots in excess of five thousand square
feet 6 the maximum floor area ratio shall be .45 for the first five
thousand square teet and .30 tor all square footaqe in excess of
five thousand square fe.t.
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(3) Hotwlthstandinq subsections ti) (1) and (2),
the maximum allowable house siz. shall be six thousand square feet.
(j) Height. (1) General. The maximum height shall he
9.14 meters (thirty fe~t) as measure~ to ~e peak of the roof.
'.1: •. " .... ' .... ' .• : ••••. '.).lIP!l ..... '""' .. P!.! •.. · .. l .. , , •. ,."se. "!tba ............ OW. '.' .'.'.". '.'.". '." .. ~.', .. ·.·.ie,'~.··. ", ...... '. 11 .. ·.Cabl .. ".··.:-•. ·. et:ba .. "., fl .. in .. ~ ~~·"""~U.l'S<Otl:>aCl<jjji' .' .. ' suantt9 Chi t:.ir '2D.OB of this .~.'~ ;~l1~~;~ •. f:'~"H.owiIi!,r~,t:!>.~~,o~~ .. t .. .-.J.~1ng leg'~,t ... t.ba"1< ""'~"""~,
(2) Daylight Plane. No structures except those
described in subsections (i), (ii) and (iii) of this subsection ,2)
shall extend beyond. a daylight plane having a height of 3.05 Jaeters
(ten feet) at each side lot line and an angle of forty-five
degrees, nor beyond a da.ylight plane having 8 height of ". B9 meters
(sixteen feet) at the front or rear setback line and an angle of
sixty deqree.s.
{iJ Television and radio anter~as; chimneys and
flues;
(ii) Donners, roof decks, qables or similar
architectural features; provided that the horizontal length of all
such fiJatures shall not exceed a combine.ti total of 4.57 meters
(fifteen teet) on each side, nor shall the height of such features
e~ceed 7.32 meters (twenty-four teet);
(iiiJ Cornices, eaves. and similC!l_r architectural
features, excludinq flat or continuous walls or enclosures of
~sable interior space~ may extend into a required daylight plane a
distance not exceeding 0.6 mete.rs (two feet). Chimneys may extend
into the required daylight plane a distance not to excee.d the
minimua allowed pursuant to Chapter 16.04 of this code.
Upon request by the building official, any pel.·son
building or making improvements to a structure shall provide a
certification that the structure, as b1.Jilt, complies with the
daylight plane provisions of this su1'olsection ,2}. Such cer
tification shall be prepared by a licensed engineer, architect or
surveyor and shall be provided prior to frame inspection.
(k) Accessory Facilities and Uses. Requlations governing
accessory f!!!lcilities and uses~ and qoverning the a.pplication of
site development regulations in specific instances, are established
by Ch~pter 18.88.
SECTIQN 10. Section 18.~2.05C lR-l District Regulations]
of the Palo Alto Municipal Code is hereby amended to read:
18.12.050 Bite dev.lopaezt regulationa. Except as
provided in Section 18.12.090, the following site development
requlatiGns shall apply in the R-l sinqle-family residence
district. Modifications of some regulations may be applicable it
the R-l single-family residence district is COmbined with the
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special building site combining district. More restrictive
regulations aay be recommended by the architectu~~l ~eview board
and approved. by the director of planning and community enV'irorutlent,
pursuant to Chapter 16.4&:
(a) Sit .. Area. The ainimua site area ahall be 55' square
.. tara (six thousand .quare feet) •
(b) Site Width. The .1nbnm ait. width .hall be 18.3
_ters (sixty feet).
(el site. Depth. The .inimW!l site depth .hall be 30.5
aetarE (ene hundred feet).
(d) Front Yard. The minimum front yard ,"setback") shall
be 6.1 meters (twenty feet).
(e) Rear yard. The minillUlll rear yard (-setback-) shall be
6.1 meters {twenty feet).
(t) side Yards. The following side ya.rd requlations shall
apply:
(1) The .inimWl: interior side ya.rd
.eters (six teet).
5hall be 1. S
(2) The .ini~um street side yard shall be 4.9 meters
(aixteen feet).
(q) Residential Density. Not aore than one single-family
dw£lling shall be permitted on ~ny site, except as allowed under
U.12.04C(h) •
(b} Site coverage is requlated as follows:
(1) The maxilllWII. building site oove.raqe shall be
thirty-t ive percent of the &1 te area~,
(2) covered patios and overhangs otherwise in
compliance vith all applicable lava may cover five percent of the
site ar~a in addition to the maximum site coveraqe of thirty-five
percent prescribed in subsection (l)~
(3) The coverinq of & court is exempt fr-~m the
calculation of site coveraqe provided that the court existed prior
to July 20, 1978.
(1J Floor Area Ratio. The •• ximum allowable floor area
ratio shall be as tollows:
(1) For lot. five thousand square feet or less, the
.aximum floor area ratio shall be .45.
(2) For lots in excess of five thousand square feet#
the maximwa floor area ratio shall be •• 5 for the first five
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thousand square teet and ~30 for all square footage in ey-cess of
five thousand square teet.
(3) Notwithstanding subsections (i) (1) and (21. the
.axiJRUJI: allowable house size shall be six thous~.nd square feet.
Cj) Height. {1) General.. The maximWll height shall be
9.14 meters (thirty feet) as .easur~d to the peak of the roof.
(2J Daylight Plane. No structures except those
described in subsections (i), eii} and (iiiJ of this subsection (2)
shall extend beyond a dayli9ht plane baving a height of 3.05 meters
(ten teet) at each side le>t line and an angle or forty-five
degrees, nor beyond a dayliqbt plane having a height of .fi. BS meter-s
(sixteen feet} at the front O~ rear setback line and an angle of
s ixty deq~ee s .
(i) Television and radio antennas~ chi~~eys and
flues;
(iiJ Dormers, roof decks, qables or similar
architectural features: provided that ~~e horizontal lengtb Qf all
such fe.atures shall not excaed a combined total of 4.57 meters
(fifteen feet) on each side, nor shall the heiqht of such features
exceed 7.32 meters (twenty-four feetJ:
(iii) Cornices, eaves" and similar architectural
features" excludinq flat or continuous walls or enclosures of
usable interior space, may exten~ into a required dayliqht plane a
dis~ance not exceeding O~6 meters (two feet). chimneys may extend
into the required. dayliqht plane a distance net to exceed the
minimum allowed purs~ant to Chapter 16.04 of this code.
Upon request by the building official, any person
build.ing or making improvements to a structure shall provide a
certification that the structure, as built, complies with the
daylight plane provisions of this subsection (2) ~ Such certifica
tion shall be prepared by a licensed engineer, architect or
surveyor and shall be provided prior to ~rame inspection.
(k) Accessory Facilities and Uses. Requlati~ns governing
accessory facilities and uses, and governing the application of
site development regulations in specific instances, are established
by Chapter lS.BB.
tl} Liyhtinq. Recreational and security lighting shall be
permitted only so long as the lighting is shielded $0 that the
direct light does not extend beyond the property where it is locat
ed.. TrOD the e!"fective date of the ordinance codified in this
•• eticm, both recreational and secur-ity liqhting, if free-standing,
shall be restricted to twelve feet in hei9ht.
(_) Ga.rage Doors. For qaraqes located. within 15.24 meter-&,
(fifty feet) rrom a street frontage, on lots less than 22.86 meters
(seventy-five feet) in width, the total combined width of garage
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doors which face the street at an angle of less than 90· shall not
excGed 6.1 meters (twenty feetJ~
tn),:,t;peC11i1" se1:baffi .;(WIler. applicable, " •• tb&clc line"
liiiS"l;i:a"byil,lij>eelal lIetmoclt Kilp purtNant to Chapter :ZO.08 ot this
Ii04<i~U;be 1:o11owed tor the purpoeeof 4eterlllnlng-1_1 .... a.el<
~1iioments.' "',,, "" " , ,,' ", ',"" ", , '"
<>.",' ...•. ,,",.,-''', .. ,.,'-,' .<.,.-,
SECTION 11. Section ~8.12.0SS IR-l District Regulations]
of the Palo Alto Municipal Code is hereby amended to read:
11.12.055 Bite dev.lopaeat r.~l.tlon. tor .~.taDd«r4
lot.. The following sit. development regulations ahall apply to
all new construction on substandard and flag lots within tbe R-1
.ingle-~aml1y residence district in lieu of comparable provisions
in Sections 18.12.050 above.
(a) Substandard Lot Defined. For the purposes of this
.ection" i!!I substandard lot shall be i!!I lot with a width of less than
fifty feet or a depth of less than eiqhty-three teet and an area
less than eiqhty-three percent of the ~inimum area required Ly the
zoninq of the parcel.
(b} Flog Lot Definod. Flag lot shall be defined as set
forth in section 18.040.030 of this code.
(c) Height. Tbe maxilCUla. height shall be 5.1817 meters
,seventeen feetJ~ as measured to the peak of the roof.
Cd) Habitakle Floor Limitations. There shall be a limit
of one hahitable floor~ Habitabll9 floors include lofts, mezzanines
and similar areas but ex-clude basements. The chief building
official shall ~ake the final determination as to whether. a floor
is habitable.
Cel sinqle-tamily homes on substandard lots ang flag lots
existing on the effective date of the ordinance Codified in this
section anci which prior to that date were lavful ~ complying:
s. ~ct.,~.!,e~.,"D.,,"'al,l Be rle.!IAe& ."8 .1I ... e ee,I!I .. i_ 1:(1", s~I!,I:I/!!\H:f'es.aay .r.emain as l~l noncomplying structureJI-,!_ prov ded,' however, that L'1 the case
Qt . ..,'con1li<:t betvaentheprovldcna o~ tlIis sectlon and tlIe
p$lsJ:cnspfCbopter18;9C,i:huaeet10n .shall control. Such
ati1J.ctureB "Jidy re.a.in" and aay be<"remodeled~ improved or replaced
without complying with the site development regulations contained
in this section so 10nq &s any such remodel inq , improvement or
replltceJDent does :not result in a height fIobove 5 * 1817 meters
(seventeen feet) or any additional habitable floor area above a
first hAbitable tloor~ except that any structure damaged or
destroyed by natural disaster (such as fire, flood or earthquake)
.ay be replaced to its previous size without reqard to the height
and habItable floor limitations imposed hy this section*
ef) Nothinq contained in this section shall affect or
otherwise redefine the provisions of Section IB.88.050 as to the
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deter2ination of whether ~ substandard lot may be used as a lot
under this title.
SECTION 12. Section lB.12~070 [R-l District Regulations]
of the Palo-~to Municipal Code is hereby amended to read:
.11.12 .. 17D spec!. .. l xequirnenta. The following special
requirements shall apply in the R-l single-family district:
(a) Professional and medical office uses, (eycept product
testing and analysis, and prototype dev~_~opment), existinq on ~
effeet;{ u e ele'te ef, t!;t .. ~s Seft:i6ft ;JulY:,,20; ',~'lgT8 and which, prior to
that date, wIteFe ._re lawful conforminq permitted uses or condi
t.ional uses operatlnq"'subject to .. conditional -use permit, ,C?r which
u£!,es were,. prior to "he e(fee~i. e tla~e at 1;.)lie seetie", j~y'_ :2;0.,
~~lf located in an R-l district wbic.'l was imposed by reason' of
a.nnexation of the property to the city without benefit (); ~-rezoning
and which, prior to the date of annexation, ~ iie~': lawful
conforming permitted uses or conditional uses operatinq subject to
• conditional use permit,. ghall he deeme~ ~e ee eeftfe~ift~ ~se9.
~,:~m'iiffi';:'",9ra\idt'ii~ uSes ·.aniSlIb .. n·not be. subject t.o the ~~~.\i,~91!~;;;ptc'<:hIiji~"r.~lI~~., . ...... .. w ............ ,.. .. .'. ..' . . ..
(1), __ Such ,u~~,s, ~h:all be per1D~tted, ,,~,f~out necessity
~J~lyc",,~tl1,lSlu de"el,·~ .. nt regulations, to remodel, improve,
oi""'rep'lace'sItt:!' improvements for continual' use. ana oc-cupanGy by the
same use; provided, that any such remodeling, improvement or
replacement shall not result in increased floor area, number of
offices,. height, lenqth, or any other-increase in size of the
i.provement~
(2) Any such remodeling, improve~ent, or replacement
of any building designed and constructed for residential use shall
be subject to the issuance of a conditional use permit in accord
with Chapter 18.90.
..... ...... ..... ..... ...... (3) .t,~·aus<l'<le""'ed 9'randfath~ed ~rsu""tto this
iUbS~lQli_,_2:;,{i!>., ,'~ses": and 'thf:rea.tter rema~ns" d~$contlnued, for ~I!J,Y~J:=~~i.~:~1v •• on~i:,J~ 'slaa11 be c_~n~,i,dered O!bandor,ed and Day ~,if"P!~'"!!'!Jl@yby~~~;mlP'JQSe. . ."
'(tli':',';"'UM",,,ifeJled ''9riindfatherecS ·J>lIrsualit to . thiS .~~~~!,!!!'Jiil,~~df.is .·~to,,~~eplaeed. by· a eon!orllli7)g' . use ~)"W~"'l>ek.~st:abl1sbOi!',"and .'UIY .. portion·· of"." Sl.t. or any 'itt:l·<!'!f$~l·.:ii'*",UdiD9 '.:~."""'fwhic;:h ch ........... ; from.. rand-~~~~~:,,!t;~·u:~:ll, !lOt cii"reafter t>i used ~.~~."",'" ... "
(3)'(5) In the event of redevelopment of all or a
portion ot the site tor permitted residential uses, such profes
sional and medical office \lses aay not be incorporated in the
rede.v.lop.aent, except that this provision shall not apply to
permanent conversion to residential use of space \i,'i thin an existinq
structure now used for professional and medical otfice uses.
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(b) TW~-fallily uses and! lDultiple-:family uses existlnq on
'lib. effeet-i:ve tia\:e a. ,\hi. aee'E:ien 3uly ,20 .. ',1978 and 'Which, prior
to that ~ate, were lawful conforminq'permitted uses or conditional
u ••• operating puL'".uant to a c::ond1tlon~1 use permlt~ or ""b.i:-ch_,\J.ses
were, prior to ~a effeeti.e Ilat.e lit 't:Ili. aee"'e,. ~Y 2"O'~:", ,1;,'78,
located in an R-l district which was imposed by rea'son 'of' annex
aticn of the property to the city without benefit ot prezoninq and
to the ute of annexi&t1on, were lawful contorJlling
or conditional uses ect to a condi-
site imp~ovements on the same site,
wi'tbout necessity to cOJJply with sit. development regulations for
~ontinual use and occupancy by ~~e same use; provided, that any
8uch remodeling, iaprovement, or replacement shall not result in
increased floor area, number ot d'W'ellinq units, height_, len~"" or
~~~~ei':U~~~·~i:;&'~~i~~"(bj"':.:'i~ut:":·~!r!:~~
~ .. ~·;~tll1uiodtar·t"'lv., &ns.eutive.onths 1t;ahall be ~~~ef.d'.~ a~'" .. , bQ'riplaC<04 oru. .bY ,,~fQrioing.u~. ;"~'4~gx-a.n<lt"thU8d :ur~"ant to thia k-ctlon(b) <thleh is ~il9ed~';orripl.ce4by ... ciOnfo .... ing ""e shall J>Ot be r_tab
J. . .tshj>d/apd 'any portion of~ Sit.> or any po~lon cf ,,!>uUd1nq, the
~.in~f.1.ml6h'<:hang" fro •• ~nclfathered use to.& ccmfonoing use,
"lUll' hot'· th""e.;t.er . ~ .. used ex"ept to .. cco...oa"t ... conforming use ..
(c) Notwithstanding any provisi~ns of Chapters 18.88
and/or 18.94 t in the ca::s:e of a 18qa1 and non-eontol"lZ\ing second
detached single-family dwellinq existinq prior to Jully 20, 1978 on
a lot, such nonconforminq use shall be permitted. to remodel,
improve, or replace site improvements on tbe sallie site without
necessity to comp!y with site development regulaitons; provided,
that a.ny such remodelinq. improvement or replacement &hall net
result in increased floor ares, number of dwelling units, height,
length, or any other increase in the size of the improvement.
SECTION 13. section 18.17.050 [R-2 District Regulations]
of the Palo Alto Municipal Code is hereby amended to re&~:
11.17.050 .ite bvalopll821t regulation.. The follovir.g
site development regulations aha11 apply in the R-2 two-family
reJiidence district; p:r.~ovided, that acre restrictive requlations
may be recommenaed by the architectural revlev board and approve~
by tha director of planninq and coamunity environment, pursuant to
Chapter 16.48:
(4) Site Area. The mini.um site area shall be 557 square
•• ters (six thousand square teet}.
(b) site Width. The minillUlll site width shall be la.3
meters (sixty feet).
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eel Site Depth. The minimUlD site depth shall be 30~5
meters (one hund~ed teet).
(d) Front Yard~ The ainimum front yard ,-setback-) shall
be 6.1 metere (twenty teat).
Ce) Rear Yarda The .. ini.um rear yard (-setback-J shall be
6.1 aetera (twenty feet}.
(f) Side Yards. The following side yar~ reg-Illations shall
apply:
(1) The ainilllUll interior side yard shall be 1. S
aeters (six feet].
(2) The mini~ street side yard shail be 4.9 meters
(sixteen feet).
(q) Residential Den$ity~ Not more than one sinqle-family
dwe.llinq sball be perlllitted on a Bite of less 't.han 69, sq",Jare
zeters (seven thousand ~ive hundred square feet). Not .or~ than
two dwelling units shall be permitted. on oS site of 697 square
aeters (seven thousand five hundred 3quare feet) or qreater.
(h) Site Covera9'e~ The following-requlations shall apply:
(1) The maximum building site coverage shall be
thirty-five percent of the site area.
(2) Covered patios and overhangs otherwise in
compliance with all applicable laws may cover five percent of the
site area in a~ition to the saXiSUD site coverage of thirty-five
percent prescribed in subdivision (l} ~
(i) Height.. The maxizUlIl height shall be lO~ '1 meters
(thirty-five feet):. however, no. fitructure except televisio!'L and
radio ante~~as ~nd chimneys and flues shall extend above or beyond
a daylight plane ha.ing a beiqht of 3.0 meters (ten feet) at each
side or rear site line and an angle of forty-five deqrees~
(jJ Accessory Facilities and Uses~ Regulations governing
accessory facilities and uses, and governing the application of
site~evelop.ent regulations in specific instances, are established
by Chapter 18. BS.
(i:f:>"'i$PO!cr")',$ ""=!iki"'" 'S';'illbere ,,' llc8ble "" ,,, .. tDaClt 'lines B4:~I'.{'~p,>#~" §etiii"'~~j,> !>ur~hl: PPto ChaPt~ 20. Qlf~£, this
." \w~!'~i~,!~l~~dtor;lli~~s.,Of dBtep'inln<fle<Jar~!'tl>ack
.. " "",,,,!;~cU~i1
910204 We OQ)0190
•
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=~:.....;....;~ ___________ -'" ____________ .... ....:.:.-E;
SECTION 14. Section 18.11.010 [R-2 District Regulations]
of the palo Alto Municipal Code is hereby amended to read:
11.17.070 Special ~qu1r .. eDt •.
requirements shall apply in the 1\-2
district:
The tollowing special
two-family reaidential
(a) Professional an~ medical office uses, (except product
testing and analysi., and prototyp! developaent). exi5ti~9 on ~
efle:et..he diJ'te at tl"li!J $ee*illtft 3'Uly 20# 1975. and which, prior to
that date, ~ ~.'" lawful confonin4:f perJ1litted uses or condi
tional uses operating subject to a conditional use permit, or which
uses were, prior to _he el!ee~i.e .&~8 af ~bi. See~i8ft 'ely 20, 0'1 ... loca.ted in an R-2 district which was imposed by reason of
annexation of the property to the city without benefit of pre20ning
and which, prior to the date of annexation, were lawful conforming
permitted. uses or conditional uses operating subject to a condi~
tiona.l use permit, eall he lIeeaed t:e ~e ee"fS9:kPliIJ IiSGe. tRay
~iiiii!""i"J~aQd1'atheritd··iiDs··6J>d·sIIa:U not be ··."'ubject to" the It~~_1~~C>:fq>apter'1.,.9. . . .. ." ..
(1), _Such use,s .. !i_hall ,tJe penoitted. ,'with.out."'necessity
~i:r_,~Fl~'1ilth site d"~lOpiJent regulations, to remodel, improve,
or"'replacit site illpr-ovementa for continual use and occupancy by the
sa»e use: provided.. that any such relltOC1el inq , improvement or
replacement shall not result in increased ~loor area, number of
offices, height, length, or any other increase in size of the
illprovement.
(2) Any such remodeling, improvement, or replacement
of any building designed and constructed for residential use shall
be subject to the issuance of a conditional use permit in accord
with Chapter 18.90.
(J)',Xfa ,us"deeaecii;randfathered pursuant to this
~~ion':':_:':(a') ,'ceases_' and tharear-ter remains discontinUed for
~'re COJ;lsecut,l:ve, .ontha::. it shall be QOnsidered abandoned and -may
~.nopl~Ced AAlyby ~~"t"rIling,,,.e. .
. . ...... . .' '.' J:'''' # AUS"'4"~ :grandf'at,'>urod -pursuant to this ~CtiOj'i:.laJ1.Ib1"b u<;hanged toOt' replaced by a cO"~Or1linq "se
~.l.l".not::.b8:::'!'~tablbhrod,a.n<i· any, portloo of " .. ite or any
snOfabUlldinCJ"tbeuse .. of.which c:ru.nqes troll a grand-
..
__ ~redllse .. to a . COlIforJIfng~e. shall. not thereafter be "sed
.... " .... t-6.",~ate. a,oonforung .us ...
(;)t5) In the event of reoevelop.ent of all or a
portion of the site tor permitted residential uses, ~uch profes
sional and aec:Ucal office uses ma.y not be Incorporatf!:,j in the
r~.velopza.ent, except that this provision shall not apply to
pe~anent conversion to residential use of space within an existin9
structure nov used for professional and medical office uses.
(b) 'l'wo-family uses and mult,iple~fa~i~y, uses existinq on
~e effee1!h'e Ilat.e sf "is seet!en ~ql.Y','~,O,:":1'97:8; and which, prior
to that date, were lawful cont~rain9 permitted uses or conditional
uses operating pursuant to a conditional use penrdt, ,or vl'JJ~h, US~S
were, prior to tofte ef(ee~iue de::4!;e ef '=J\i51 seMien a-ul'y l:O, '297.8,
located in an R-2 district which was imposed by reasori of ,a'ririex-
ation of the property to the city without benefit of prezoninq and
to the date of annexation wer-e lawful conforming
O~ conditional inq subject to a condi-
site improvements on the S4me site,
without necessity to comply with site development regulations for
continual use a..,d occupancy by the Game use ~ provided, that any
such remod~linq, l~provement, or replacement shall not result in
increased floor number of dwelling ~nits, height, length, or
%:f" iii 'use deemed
"subHction
(c) Notwithstanding any provi~ion6 of Chapters 18~88
and/or 18 ~ 94, in the case of is legal and nonconforming second
detacbed single-family dwellinq existing prior to July 20, 1978 on
a substandard size lot, such nonconforming use shall be permitted
to r~odel, i_prove, or replace site improvements on the same site
f~r continual use and occupancy by the same use, without necessity
to comply with site development requlations;-provided, that any
such remodeling, i:znproveme.nt or replacemcmt shall not result in
increased floor area, number of dwelling units, height, length, or
any other increase in the size of the improveme~t.
SECTION 15. Section 18.19.050 [RHO Residence Distr-ict) of
the Palo Alto Municipal Code is hereby amended to read:
18.1'.050 Site 4evelop .. nt requl&~ioD-S.. The follo'Winq
site development regul;etions shall apply in the RHO two unit
multiple-family residence district:
(a) Site Area~ The miJ'limUl!'l site area shall be 464.5
square meters (five thousand square feet).
(b) Site Width.
meters (fitty feet)~
The minim.wa site width shall be 15~2
(e) Site Depth.. The miniMUlD site depth shall be 30~ 5
meters (one hundred teet)~
15
•
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(d) Front Yard~ The minimum front yard (-setback-] shall
be 6~1 meters (twenty teet).
Cel Rear Yard. The mini.um rear yard '''setback·) shall be
6.1.eters {twenty teet).
(fl Side Yare!s. The f<>llowing side yare! regulations shall
apply:
(1) The z.inimum: inte.rior .. ide yard shall be 1~8
meters (siX feet).
{2) The minimum street side yard shall be 4.9 meters
(silCteen feet).
(9) Residential Density. Not. more than one single-family
dwelling shall be peL.Bitted on B site of less than 464.5 square
meters {five thousand square feet). Not more than two duellinq
units shall be permitted on a site ot 464~5 square meters (five
thousand square feet) or greater.
(h} Site Cov.r~ge. The JIIaxi.uJI 5i te ceveraqe shall :be
forty percent of the site area.
(i) Heiqht. The maxiliUlll height shall be 10.7 meters
(thirty-five feet): however, .no structure except television and
radio antennas and chimneys and flues shall extend above or beyon~
a dayliqht plane having a height of 4.6 meters (fifteen feet) at
each 5i~e or rear site line and an angle of forty-five deqrees.
(jl Usable Open Space. Not less that 41.8 square meters
«rour hundred fifty square feet) of usable open space per each
dwelling unit shall be provided on the site~
(k) Accessory Facilities and Uses.. Requlations governing
a.ccessory facilities and uses,. and qovernil19 the application of
site development regulations in specific instances,. are established
by Chapter 18.88.
tl}: Speclal.Setb.cks. Where applicable. setback
U.ri"',"hiPoMdbia .peelal ,Sel;baclc llap pursuant to Chapter 20.08 of
~illCod" shal1, be, followed ror, tJle purpose or deten.ining legal
!e~~,~1r:~t.. " ,
SECTION 16. Section 18.19~070 [RHO Residence District] of
the Palo Alto Municipal Code is hereby amended to read:
18.19 .. 071 Special requ1r ... nt.~ The following special
requirements shall apply in the RHO two unit multiple-family
residence district:
{a) Professional and .edical office uses, (.~cept product
testing and analysis" and prototype develop.ent), existing on ~
effee~i,e da~e ef ~is see~ieft July 20, 1978, and which, prior to
that date,. vere lawful conforming pe.nitted uses or conditional
-.. ' ..
""
(1) Such uses shall be permitted to remodel, improve,
or replace site improvements on the same site, without necessity to
comply with site development regulations for continual use and
occupa.n....-y by tha same use: provided, that any such rell!odeling,
improvements or replacement shall not result in increased floor
aree, number of offices, height, length, or any other increase in
size of the improvement.
(2) Any such remodeling, improvement, or replacement
of any building desiqrled and constr~cted for residential use shall
be subject to the issuance of a conditio~al use permit in accord
with Chapter 18~90.
(a.) I'~) In the event of redevelopment of all or a
~rtion of the site ~or p~rmitted residential uses. such profes
sional and medical office uses may not be incorporated in the
redevelopment, except that this provision 5hall not apply to
permanent conversion to residential use of space within an existing
5tructure now used for professional and medical office use5.
(b) Multiple-family uses existing on _~<! effe,eti--:e sate ef
the 8!'Elinaflee es4ifiee in \::tAos seetien July 20 1 ; '1978,: and · .. hich,
prior to that date, ...,ere lawful conforming j:iennitted uses or
conditional uses operating pursuant to""a, conaitiona,~_", use pennit
shall 'be deeae4 toe ~e eentsE'WIinlj 11985 ••• y"remain as::-qfa:ru:sfatl').ered
!!!ei(:~;~i!,n;~,.be ,.~,el:¢}t:0tl1e Pt.:,ylsl.6nscf .Chapter ·18 .94.
Such us'es shall be penatted to remodel .. improve, or replace site
i.proveaents Gn the same site, without necessity to comply with
Bite development requlations for continual use and occupancy by ~e
same use; provided.. that any such remodeling, improvement, or
shall not result in increased fl area, nW!lbcr of
17
O~ replaced by a
any· portion of a
changes fro. a
~ta~U" tOa;Cori~~~ .... ~.h .. ll not ther .... fter 1>4." .. ", "<",'~",,:,',,~,,,~:~,9,9~~~aU .:":.~~,:.",,, .. ,,, ,;~. '" ",. H ,
SECTION 17. Section l8.22.050 tRK-15 District) of the Palo
Alto MUnicipal Code 1. hereby .. ended to read:
18.22.050 aib 4evolopaleDt requ1atlo.... The tollowinq
sit. development regulations .ball apply in the RM-15 low density
.ultiple-family rasidenc& district: provided that more restrictive
requlatlons aay be reC01ll:mended by the arch! tectural rev 1 .• .., board
and approved by tbe director of planning' and community environme.nt,
pursuant to the regulations set forth in Chapter 16.48 and the
multiple-family residential quidelinea set forth in chapter 12.28:
[a) site Area. The minl1Ru':!I! site area shall be eight
thousand five hundred square feet.
(b) Site Width. The minimum alte width shall be seventy
teet ..
(eJ Site Depth. Th~ miniaum site depth shall be one
hundred feet.
(d) Front Yard. The .inizua front yard (-setback-) shall
be twenty feet.
(e) Side and Rear Yards. The following side and rear yard
regulations shall apply:
(1) The .ir.imua interior side and rear yards for a
Single-story structure shall be ten feet.
(2) Tbe mini.um interior side and rear yards for a
structure over one story shall be ten feet.
(l) The aini.um side and rear y~rds which are
adjacent to a street shall be sixteen feet.
{CJ The miniMum side and rear yards for a structure
over one story adjacent to any single-family zone (including R-1 6
R-2 snd RHO zcnes) shall be ten feet for the first story of the
I!tructure aDd shall be twenty teet for the portion of the strYcture
over one story.
(1) Arterial street S.tba~Jc. A buildirl9 on property
adjacent to an arterial street 6 as designated in the Palo Alto
COIIprehensive plan 6 (other than an arterial street in the CO
district) shall be sat back a .ini~um of twenty-five feet from the
property line.
(;) 8eight and Dayliqht Plane. The zaxi.ua height shall
be two .tori.5 6 not to exceed thirty feet. For the purposes of
this chapter,. height ae.an5 the vertieal distance above grade to the
hiqhest point of the eopinq of a flat roof, or to the deck line of
a aansard root,. or to the average b~ight of the highest qable of a
18
pitched or hipped roof. The measurement shall be taken frem the
lowest adjoining: sidewalk or qround surface within a five foot
horizontal distance from the exterior wall of the building.
However, no structure, except television and radio antennas,
chimneys and flues, shall extend above or beyond a dayliqht plane
baving a height of five feet at each side or rear site line and an
angle of forty-five degrees.
(h) Lot Coverage. The following lot coverage regulations
"ball apply:
(1) The maxi:mum lot coverage shall be thirty-five
percent of the site area.
(2) Covered patios and overhangs otherwise in
compliance with all applicable laws may cover five percent of the
site area in addition to the aaximum lot cQveraqe set forth above.
[i) Floor Area Ratio (FAR). The maximum FAR shall be
0.5:1.
(j) Usable Open Space.
regulations shall apply:
The following usable open space
(1) Each lot shall have not less than thirty-five
percent of' the lot are~, ,Cievelopgc! into" I!e.rm~nently ",mainf;a~n,ed
e,e,_el;l, __ us:abl~, Ql:)en spacei",-s~.-:~rticn ,e;:t:<'Vb,ich ':~1.1" be. cOm:n.on
~ap-J~::~_~::~~~, as measured in' the grouru:!' floor area 'onlY.::,,_ and
(2) Each dwelling unit shall have at least one
private usable open space area contiguous to the unit which allows
the occupants of the unit the personal use of the outdoor space.
The mini~um size of such a~eas shall be as follo~5 and shall not be
calculated in the FAR~
(il Balconiu (above ground level) shall be
fifty square feet.
(ii) Patios or yards (at qround level) shall be
one hundred square feet, the least dimension of which is eight
feet.
ElJ PaPe e~ all af ~~e Ee~i~ed pEiva~e aSBele ~,eA
apaee areas .&l ~e &djed ~a ~e reqqire~ eemasft tisa~le epeft s~aee
!A eo Ae:ele,.eftt, fer pU:ptJBses ef i:Btu:aweli lies',", !'yLaey-,
,rs~ee~ien and ifterease4 play a~ea reF ehi*a~efl, ~peft a yeee8me~aa
\i6l"'1 ey t.he arelt:i~ee4=H'ill Fe: :i.eu eeaFd afld al'pr&',"al eE ~he diFee~el:'
af plaimiFliIJ iiu"d eatl!!ll:ll'li't)' E:A\'ireAlflefl~ i
(k) Accessory Facilitil!-s a.nd Uses. Regulations qoverning
accessory facilities and uses, a.nd qoverninq the application of
site development regulations in sp.ecific instances, are established
by Chapter 18.86.
19
'10206lQ. 0000190
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SECTION lB. Section 18.22.090 [RM-1S District] of the palo
Alto MUnicipal Code is bereby amended to read:
1 •• 22.0,0 lpec;:(.al requir_ellota. The followinq special
requirements shall apply in the R~-1S low density m~ltiple-family
residence district:
Cal The site de.ve.lopment regulations. .et forth in Sections
18.12.050 throuqh 18.12.080 of Chapter 18.12 ot the Palo Alto
Xunicipal Code shall apply to slte& in single-family use.
(b) professional and m~Qic51 office use existing on ~
effe~i;~ da~e at '~e ereiftanee aedified ift,~is e~B,.e. J~ly 20,
1978 and vhich, prior to that date, whePe ~re lawful conforming
permitted uses or conditional uses operating subject to a condi
tional use permit. or which uses were~ prior to ~ke effee~i e sate
al &he e:rEliftaftee eedifielj itl ~i. elta,'6el' trli1t"26",:',,1~18, located in
an RX-l or RM-2 district, whicb was imposed. 'by reason of annexation
of the property to the city without bent-fit Of prezoninq ana which.
prior to the date of annexation~ were lawful conforming permitted
uses or conditional us.s operatinq subject to ... cond~t;()n",l" use
penait, Hall .e •• esell ~e )Ie eeftfaPllift, "8~ay ::r-aain" as
giii#afiitbiired·1iiiHiorid ..ru;11 JIotbto·lI1ll>jec:t to the provilOions of
E!!#~.~~.~8;~41············ .. ...... ... ... ........... . ... .
(11 Such uses shall be permitted, without necessity
j;.O·i::Oaiill,)F·vIth Sit .. deve1oP .... t . ~atloris. to remode 1,· improve, or' ie'place s.ite illpr-ovements for' continual use and occupancy by the
same use: provided, that any such remodelinq, improvement or
replacement shall not result in increased floor area, nUmDer of
offices, height, lenqth, or any other increase in size: of th~
improvement ..
(2) Any such r£modelinq. improvement, or replacement
of any building designed and constructed for residential use shall
be subject to the issu4nce of a conditional use permit in accord
with Chapter lB.90.
J)f'c;Ua. Cae' d..ea<i49riind%atberedpursuarit to this
~~l.c!ii·(b),cea .. eS .. arid ... tbereafter ~lNs.Hacontitl.ued for
M1.ve._.cutive aonths •• lt shall boo .conndered.abandoned and ""'l'
~::m>~!'~!'1 ,~r. by a co,,~.,~ing ""e ~
(ir); Auu·.s..-.s.'lJr"ndfa.th..-edp.,r-iiilt to this ~et:iOi"(b)VI>lch bChanved .t:i> o .. ~lace4 by a. conforming use
ihal1.;:.~ boI.iiut4blbh414,. and • any· pOrtion of ... ite or any
JiOrt!!:UI··Cf.·i>\ind1nq~ ~tiecf wh1c.'l· ebanqea fro. .. qrand
~4theAd.·'llH:,i~,:'.,,' canfor-ing, UAi; ahall not thereat'ter be used
itJc~l't' t.<?""""""",te a conforaing """.
20
•
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i
i
i
" .
+at{sf In the ",vent ot redevel<>pment ot all or a
portion of the site "for permitted residential uses, such profes
sional and med.ical office uses may not be incorporated in the
redevelopment, except that this provision shall not apply to
permanent conversion to residential use of space within an existing
structure now used tor professional and medical office uses.
{c) Two-family uses and multipla-ta~ily uses existing on
Nie effee~i ... e lia~e ef tol\e !'l'aifliltftSe eedifiea ift ~hi51 eA~
Mf,'!:(f;:::~~'1. and \.'hich, prior to that date, .. ere lawful conforming p:e'r.l'f1::elf ''''"lilies or condit ior.s 1 uses operating pursuant to a
conditional use permit,., ",or 'Wlli~:h., "uf:j;es w"ere, prior to ~. effeet-i'.'e
•• t:e sf "Wiis ehapt.e~ 3"tllt.:',20i.i,;:~>1~78, located in an RM-1 or RM-2
district which was 1mpOei'ed-:by'r'easo'n of aJ"..ne~a.tion of the property
to the city without benefit of prezoninq and which, prior to the
date of annexation.. vere ll!liiful confonninq pertr=.itted uses or
ccndition.!:l uses operating subject to a condit_~on~l, 1l:s,e, .permit~
shall },e 8eeme~ ~e 13e eeRfel"!!:iftEJ ~se9. ja;y"remaD-\,:-as, tjraoo:fath'ered
~iPjjliaT"ii"li.1J;:jW€"JOe"'"s\ib· "",,' WFthe"prov! siOnSof . Cbapter 18.94. gucn""'is'eg'·',iiha:tr«'i5e -, p.ermit:{"e'd" 't6 -' remOde'l, fmprove.. or repl ace""'!; i te
improvements on the same site .. without necessity to comply with
site dev'i:1!lopment regulations for contin'.lal use and occupancy by the
same use; provided, that a.ny such remodelinq.. improvement, or
shall resul t in increased floor area, number of
size
this
tor
.... y
qrandfathered
or repla~ by
a:nyporti onot a
cb,' Chanqes frc;)lll a
thereafter be" used
(d) Motel uses existing on July 20, 1978, and Which, prior
to that date, were lawful conforming permitted uses or conditional
uses operatinq subject to-;a _c_ond~,ti0r:t_a~ use perKlit .. _ ~
~e ~B asnEeFmin, 1igesi_t:::r'-in:':':a.jJT-~.n~tatber~d:"uses' and shall
P<iIi";=T;iiilijli8t\totlii'rovisions ot~"r 18.94. "Such uses shan bi"-~ltteCi''''tOo' "iem'oa~~l'~''': -!'mprove ~ '6i" rep'i'ace :&1 te improvements on
the same sita.. without necessity to comply with site development
requlations fot' cont:inual use and occupancy by the same use;
provided, that any sucb rUKXlel ing, impro .... ement or replacement
shall not result in increased floor number of dwellinq units,
the of the, improve
this sUbsection
21
SECTION 19. Section 18.24.050 (lIH-30 District) ot the Palo
Alto MUnieipal Code ia heraby -.ended to reod,
~ •• 24.050 8ih .,..,.lo_t .. "9UlaU...... '!'he following
aite d.v .. lo~"t re<JUhtions shell apply in the IU!-JO ... di"",
density wltfple-family res!!!.nce district, provl!!ed. that .. ore
r •• trlctive r~lation •• ay be r,comlllend.ed: by the architectural
review board and approve::! hy the !!irector ot planning and community
environment, pursuant to. the r&g'Ulations set forth in Chapter 16. '8
and the aultiple-famity residential quidelines .et forth in chapter
l8.2B:
(a) sito Area. The aini':uum site area shall be eight
thoUsand five hundred square feet.
(b) Site Width. The .in~ site wIdth sball be .. venty
feet ..
(cj Site Depth. Tna minisu.u:. site dapth shall be one
hundred feet ..
(d) }'ront Yard. The ainillum front yard (-setback-) shall
be twenty feet ..
(e) Side and Rear Yards .. The followinq side and rear yard
requlations shall apply:
(1) The .ini~ interior 5ide and rear yards for &
_ingle-story structure ahall be ten teet~
(2) The minimum interior side ~nd rear yards for a
structure over one story shall be ten feet for the fiTst story of
the structure and shall be one-half of the actual height of the
structure, but not less than ten feet, for the portion of the
structure over one story.
(3) The .ini~um sidR and rear yards ~hich are
adjacent to a street shall be sixteen feet.
(4J The minimum side and rear yards for a structure
over one &tory adjacent to any sinqle-fa~ily zone (including R-l~
R-2 and RMD zones) .ball be ten feet for the first story of the
structure and shall be twenty feet for the portion of the structul:."e
over one &tory.
(f) Arterial Street. Setback. A building on property
adjacent to an arterial street. as designated in the Palo Alto
cOBprehensive plan, (other than an arterial street in the CD
district) ahal1 be set back • minimUE of twenty-five feet from the
property line.
('II Heiqht and Daylight Plane. The aaximua heigbt shall
not exceed thirty-five feet. For the purposes of this chapter,
bei¢lt aeans the vertical dista.nce above grade to the highest point
of the coping of a ~lat roof, or to the deck li~e of B .ansard
22
'. ,-
roof, or to the averaqe height ot the hiqhest gable of a pitched or
hipped roof. The measurement shall be taken troll the lowest
ac!joj,nirl9 .1dewalk or qround surface within a five toot horizontal
distance 'froll the exterior wall of the building. Hcw.2ver, no
structure, except televieiion and radio antelU'las.. chianeys and
flues, shall .xtenc! above or beyond a d;e;ylight plane ~aving a
heiqht or 'live teet at each side or rear aite line and an angle of
fDrty-five deqrees.
(b) Lot CO".reraqe. The followin9 lot coverage raqulations
shall apply,
(lJ The maximum lot coveraqe shall be forty percent
of the site area.
(2) Covered patios and overhangs otherwise in
compliance with all applicable la~~ may cover five percent of the
site area in addition to the maximum lot coverage set forth above.
(ii Floor Area Ratio (FAR).
(1) The maxi.um FAR. for projects with detached or
underground parking shall be O.6~1, which shall be calculated by
the gross floor ar-ea. of the building as defined in Section
18.04.030(65) of the Palo Alto Municipal Code.
(2) The maxilaum FAR for projects 'With atta.ched
garages or tuck-under or semi-depressea parking contiguous to the
building shall be 0.75:1, which shall include such parking area in
the calculation of gross floor area as defined in Section
18.04.030(65).
(j) Usable Open Space~ The following usable open space
regulations shall apply,
(1) Eaen lot shall have not less than thirty percent
of the lot area developed into permanently maintained common usable
open space, as ~easured in the qround floor area only.
(2) Each c!wellinq unit sball have at least one
private Usable open space area contiguous to the unit which allows
the occupants of the unit the personal use of the outdoor space ..
The minimum size of such areas shall be as follows and shall not be
calculated in the FAR~
(i) Balconies (above qround level) shall be
fifty square feet.
eii) Patios or yards (at ground level) shall be
one hundred square feet, the least dimension of which is eight
feet.
(3) Part or all of the required private usable open
space areas may be added to the required common usable open space
in a developaent, for purposes of iaproved design, privacy,
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protection and increased play area f:>r children, upon a recommenda
tion by Us. a.rchitectural revia'll bo,ard and approval of the direct.or
of planning and cczmunity environment.
{k) Accessory Facilities and UseS. Regulations governing
accNsory faciliti •• lind 'b.ees, and qoverninq the applici!IIticn of
.it._ development requlatlons in specific instances, are established
by Chapter 16_88.
~llE(ii ··"··bI.'fitl>Ot.eka;' lIhUe .. WllCabl....ttl>Ot.cl< lines Jiij)(j.!ldbyA~ldsetbacJr;!laP purswont to ChApter 20.0B of this
COd" '1Iball.be tollcrw<id tor the purp<._ of deteraininv leqal setback
~.~~~~ ......... ,............ . .. .
SECTION 20. section 18.24.090 [R!!-JO Di5trict] of the Palo
Alto Municipal Code is hereby amended to read:
18.2".0'0 8~c::i&1 r.qul,r_e:rat.. The follo'Winq sp-ecial
requirements st~all apply in the RM-!O "cHum density multiple
family re£idence district:
(&) The site developm.ent regulations set forth in sections
18.12.0'50 through 18.12.080 of Chapter 1e.12 ct' the Pa.lo Alto
Muni~ipal Code shall apply to sites in single-family use.
(~) Professional and medical office uses exi$tinq on ~
eIEee~i\e aa~e at ~he er4iftaRee ee4ifiad ift ~i5 e~ap*eF July 20,
2:978 and which, prior to that date, were lawful confol"1rling
Permitted uses or conditional uses operatinq subject to a condi
tional use permit, or which uses were, prior to t:fte--e.ffee~:he ~at-e
af ~e BPdiftaftee Belittled ht ~i9 e~a,tep~:July 20. 1978,. located in
an RM-J or RM-4 district l Which was imposed by reason of annexation
Qf the property to the city without benefit of prezoninq and which,
prior to the date of annexation, we~e lawful conforminq permitted
uses or conditional uses operating' subject to a conditional, use
pE!:rwi:t, ,MUlll !:t,e .dee.eli" t-e I!e ,ssol'e .... il'\lJ vaes, )NY remain" as
qr&ndf .. thet-ed li-sand. sh .. ll not 1><L subject to t.h .. provisions of
Chaphr 18 ".94 •
. (1) SlJch use,S: "shall" be pen!!itted~ without nece~$ity to:'-<»1IP1y, 'with site developae.nt: :r8gu1a'tiOrls, tOo l'emodel, improve,
or replace site improvements for Oontinual use and occupancy by the
same use; provided, that any such remodeling, illlprovel!l.ent or
replacement shall not result in increased floor area, number of
offices, height.. length, or any other increase in siz.e of the
iIoproveaent.
~2) Any such remodelinq, improvament, or replacement
of a~y building ~esi9ned and constructed for residential use shall
be .ubject to the issuance ot a conditional use permit in accord
with Chapter 18.90 •
• 3) .. 1t .. "Be deio.e<i qrandfathered pursuant t"this
iWi .. ction:(b) cea .... and ther .... tter r_ains discontinued for
24
9,0l04 WI: OOJOI90
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~r$'1 In the event of redevelopment of all or a
portion of tbe sIte for pe:nRitted residential uses, such profes
sional and .edical office uses may not be incorpora.ted in the
redevelopaent, except that this provision shall not apply to
permanent conversion to residential use of space ..,ithin an eXisting'
structure now used tor professional and medical office uses.
(c) Two-family uses and multiple-family uses existing on
~~ e~~,~EJ'live lIa'te sf" 1:l\e: ereiiPL81lee ~ellfied: if! Wtis eRap,"er ",",'Illy
,ao::~{S~;'l'J,1:. and which.. prier to that date, were lawful conforming permit.ted uses or conditional uses operating pursuant to a
conditional use perllit!,:""lJor:,,~_hic:tl uses 'Were, prior to t.he effeet--i:Ye
E1a~e sf ~ia ek&p~ar',::~~ly,:>,~O, -:,~~'" located in an RM-) or RM-4
district which was imPosed by re'as"on of annexation of the property
to the city without benefit of prezoning and which, prior to the
dat~e of annexation, ... ere lawful conforming periD.itted uSes or
conditiona.l uses operating: slJbject to _ a, con_ditional use permit,
eall ~e ElieelleEi t:e lie eeAfe!"'llift'i sses, may, remain as 9randfathered
iliiUN"id'SIi •• n'iidtbe •• ub:f~toth'" proyj.sions of Chapter 18.94. suci'i'ius'es""shall be peria.itted'·'t.o·' remodel,' improve, or replace site
improve.ents on the same site, without necessity to comply with
site development regulations for ccntinual use and occupancy by the
same use; provided, that any such remodeling, improvement, or
replacement shall not result in increased floor area, number of
dWel units, other increase in the size
'6:) this
(d) Motel uses. existing on July 20, 1978, and which, prior
to that date, were lawful conforminq permitted uses or conditional
uses opera.ting subject to ,a co~it_i,0l'!~.1 use pe_rmit( ~hall kI,_e; deemea
too be eeftte~i:ft' 'lise •• itAy~~~lj(-~)gT~fath'ered uses,' 'tlrid, shall
K6!:tN:"jlA>iect."to:" .... :' 'vjiiic!i\ii!:ot:~ ter~18.9.. Such uses shall se~-"'perlllt£tKf'·to' "f~,rr" t"p'i,;'ove:~" :-or"'"feplace""'site 'improvements on
the s ... site, Yitbo~t necessity to coaply with site development
regulations: provided, that any such remodeling, improvement or
replacement &nall not result in increased floor area, number of
dwellinq units, height, length, or any other increase in the size
25
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SECTION 21. Section 18.26.050 [RX-40 District] of the Palo
Alto Municipal Code Is hereby amended to read:
n.n.oso lit.. CS ... l0p8."t. r~laU".... The following
site CSevelopment regulations shall apply in the RK-40 high ~.nsity
multiple-tUlily X'esidencf=: district; provided, that Blor.a restrictive
regulations may be recommended by the architectural review board
and approved by the director of planninq and community envirorunent,
pursuant to the requlations set forth in Chapter 16 .. 48 and the
multiple-family residential quidelines set forth in chapter 18.28:
(a) site Area. The ainimum. site area shall :be eight
tbousand five hundred squar-e feet.
(b) Site Width. The minimum site width sholl be seventy
feet..
(e) Site Depth.
hundred feet.
The lIIinimwa site depth shall be one
Cd} Street Frontaqe.
requlations shall apply:
The following street frontaqe
(1) A ~tructure on property adjacent to a collector
or local street, or An arterial street in the CO district, as
desiqn~ted in the Palo Alto co~prehensive plan, $h~ll be set back
based on the average setback of adjacent structureS4
(2) A structure on property a~jacent to an arterial
street .. expressway or freeway, as c:5esignated in the palo Alto
comprehensive plan.. (other than an arterial street in the CD
district). shall be set back & minimum of twenty-five feet frem the
property line.
(e) Side and Rear Yards. The tollowinq side and rear yard
regulations shall apply:
(l) The: lIIinimum interior side and rear yards 5hall be
ten feet.
(2) The .in!~um interior side and rear yards for a
structure over one story adjacent to any single-family zene
{including R-l, R-2 and RHO zones) shall be ten teet tor the first
story of the structure and shall be twenty feet for the portion of
the structure over O~e story.
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(3) The mlnlmum interior side and rear yar~s for a
structure adjacent to any other lower density residential zone
shall be one-balf of the actual heiqht of the structure, but not
less than ten feet.
{fl Height and Daylight Plane. The maximum height shall
not exceed forty teet~ For the purposes of this chapter, hejght
.eans the vertica.l distance above qrade to the highest po:i.nt of the
copinq of a flat roof, or to the deck line of a mansard ~oof, or to
the average beight of tbe highest gable of oS pitched or hipped
roof.. The measurement shall be taken from the lowest adjoining
sidewalk or ground sur~ace within a rive foot horizontal distance
from the exterior vallot the building_ In areas outside of the
do .. ~tovn area., any portion of the site within one hundred fifty
feet of a more restrictive residential district shall have a
JDaximw:a heiqht of thirty-five feet on that specific portion of tlle
site.. BOll'ever, no structure, except television and radio antennas,
chimneys and flues, shall extend above or beyond a daylight plane
having a height of fifteen feet at each side or rear site line and
an anqle of forty-five degrees.
(q) Lot coverage~ The following let coverage regulations
shall apply:
(1) The maximum lot coverage shall be forty-five
percent of the site area.
(21 Covered patio&: and overhangs otherwise in
compliance with all applicable. laws may cover five percent of the
site area in addition to the maximum lot coverage set forth above.
(h) Floor Area Ratio (FAR) .. The maximutt FAR shall be 1:1.
(i) Osable Open space. The following usable open space
requlations shall apply:
(lJ Each lot 6hall have not less than tw~nty percent
of the lot area developed i.'lto permanently maintainec! common u6able
open space, as measured in the q~ound floor area only.
(2) Each dwelling' unit sha11 have a.t least one
private usable open space area contiquous to the unit which allows
the occupants of the unit. the personal use of the outdoor space.
Tbe minimu. 5ize of such areas shall be as follows and shall not be
calculated in the FAR:
(i) Balconies (above ground level) shall be
fifty square feet.
(ii) patios or yardS (at ground level) shall be
eiqhty square feet~ the least dimension of which is six teet.
(3) Part or allot the required private usable open
space areas may be added to the required c.::ommon usable open space
In a development, for ~rposes of improved deSign, privacy,
21
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protection and increased play area for children, upon a recommenda
tion by the architectural review board and approval of the director
o~ planning and community environment.
(kJ Accessory Facilities an~ Uses. Regulations qoverning
acc~ssory facilities and uses, and governing the application of
site development rGqUlations in specific instances, are established
by Chapter 1B.86.
tt} .••..... $Peclali;Qtbai:lCa.·· . ,lihue ,'appl ici!.ble. ..tb6elc lines
JiijI(fioeaW, il '~eial Setba"k Jlap pursuant to Chap~er 20 .• 08 of this
f~t~';;1:~l,l~e<lto, the.pl1rpos1t of .d .. unt.in~ 1"9<11 setba"l';
SECTION 22. Section 1!.26.090 [RM-~O District] ot the Palo
Alto Municipal Code is hereby amended to read:
1a.Z6.0'tC. 8pec.i.l raquiru.e1it.. The following speCial
requirements shall ~pply in the RM-40 high density multiple-family
residence district:
(a) The site developmel'lt regulations set forth in sections
18.12.050 throuqh 1B.12.080 of Chapter 18.12 of the Palo Alto
Municipal Code shall apply to sites in single-family use~
(b) Professional and medical office uses existing on ~
etfeetive dat;;e ef '='he Dl'sil'\aAee eec!lifiedi hI: Utia e.. .... apt~ July 20,
~978 and whioh, prior to that date, 'Were le:wfu! conforming
permitted uses or conditional uses operating subject to a condi
tional use penait, or which uses-were, prior to_ t:fte eftee'th/e dia'e
e! "he srsi"ctrlee--oeEiit!e4 il"1 'e:h:is eltap+ceE.,..1ulY' 20.1 1978, located in
an RM-5 district, which was imposed by reason of annexation of the
property to the city ~ithout benefit of prezoning and which, prior
to the data of a~£exation, were lawful conforming permitted uses or
conditional uses operating subject to a _coruSitlonal.u!i,8 permit,
sh~11 .. h_e d.ee.e~ .:,"IS 1!.~ _sssfor-ail"!9 ..... ses. ,i"ay·'xualn &S -cJHU1dtathered
!,~_:jkhd"ah\l1,l no~hii"Ubjeetto the provisions ?f Chapter 18.94-
(l_J S':lch uses. shall be penaitteci; -wfthc:ut.' necessity
t.O-"ci)iply·'j~ith site .develop~nt _requlatlons, to remodel, improve,
or 'replacp.: site improveDlents tor continual use and occupancy by the
.&DIe use: provided, that any sucb. remodeling, improveJ:iant or
replacement shall not result in increased floor area, number of
offices, height, length, or any other i~crease in si.z.~ of the
improvement ..
(2J Any such remodeling, improvement, or replacement
af any buildinq desiqned and constructed for residential use shall
be aUbject to the i$suance ot a conditional use permit in accord
with Chapter 18.90.
(3) 'If a Use CS .... ...s 9r&ndfathered puriOUantt." this
~l<>n ··(b) cea,. ..... ,"l<! thereafter re"",lns discontinUe<! for
~ve~ya-"eon&ecutiV'e ~tbs. it shall be considered abandoned and lDay !>e.·l!PH.C<Id only by a confonaing ""8.
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t#r~J In the event or redevelopment 0'( all or .a
portion of the site for permitted residential uses, such profes
sional and medical office uses may not be incorporated in the
redevelopllent, except tha.t this provision shall not apply to
permanent conversion to residential use ot space within an existing
5tru~tur~ now used tor professional and medical office uses~
(e) Two-family uses and multiple-family uses existing on
4il'Ie, _effaet.l .• 'e da'te at 1=!le e!'43:Pl4Aee ee&ifiee: il'l 'tllis ehaJl'tel'"
~!!;~g~r)f,\~~_~:! and which, p~i.or t.o t.hat date, were lawful ccnfcrmin9
pers~tted uses or cond~t~onal uses operating pursuant to a
conditional use permit, 93::' ~llich,,:\l,ses were, prior to toAe etfeet-i\ie
da"t-e at 't~{s E!lllap_e!l!';::,~~y:~ti~_'·;';191., located in an RM-S dist.rict,
which vas imposed by' reason" of an'nexation of the property to the
city without benefit of prezoning and which, prior to the date of
annexation, were lawful conforming permitted uses or conditional
uses operating subject t~" a condit~,()na~ 1,lse perm~tl ~~all :~_~ seemee
"i.e .e eSl"I:feF.lli"'9::S:Bes. aay:"',reiain a's',:'g-'iandfa:thered Usss, -an-d, sha11
6i>t::liii';~eet'"tl>tlie"fiOlonSot' Chal:ter 18.94 ~ SuC"h usessball Bitperal'ite(!""'ti;:-' -iemOd';i-;'vimpr'ove," '()r" r~piace "51 te' improvements on
the same site, without necessity to comply with site development
regulations for continual use and occupa.ncy by the s.ame use:
provided, that any-such remodel inq , improvement, or replacement
•
not result in increased floor area, number of dwelling units#
ill~,~~~~o!u.~elr~!i!n!c!rje!ais;e~il!n~t~h~e~S;i~Z~~ .. ~O~f~th~'" improve-
'to this SUbSection
.tor twelve' consecu
be' :replaced
purSuant to
'~i~;~'~i~~~;~ by a eonforming ~. ~~ •.. !l!!I;_~":~~~':~ of a &i~ttf c)r any
9;ii,~
>i5;ha.ll , not .. the.reafterbe · .. USQ<I ~~:r~~=~~~;:~~~~ , Changes : ',fr01ll ' a qrand-
(d) Motel uses existing on July 20, 1978, and which, prior
to that dat., 'Were lawful eonforminq peraitted Ufi,es or conditional
uses operatill9 sUbject to oS conditional use permit, shall 1ge elee.eli
\;e he eaRle .. !" lisee, UY1t'eii&llCali')jriiidfatl\ered."uSes-' :i'and "Shall iii:oe.Jiii'~"""'i&' i:be'pro-iiihcmalit·chapt .. ", .1$ .• ~4.. . Such .... ses·sha 11 f>e·""pe·f.lttJt~":'r:ej:Ode.i"~"i""rmprove-:"'·'or-"'<repiace'"'sTte"ilflprovements on
the sa •• site, without n~-e5sity to comply vlth site development
requlations; provided, that any such remodel inq , improvement or
shall not result in increased floor area, number of
~~~~~~~~~§~~~~lE~:~]~the size to.this lnue.d.£or
abandO~, anQ ma~
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SECTION 23. Section lB. )2.050 [PF District Regulations] of
the palo Alto ~~icipal Code is hereby amended to r~ad:
U.U.O$O 8it .. " ..... lopa ... t Z"wgulaUo:DS. ~e following
aite development regulations shall apply in the P1 public facili
tie. district, provided that sore restrictive regulations may be
recommended by the architectural review board and Bpproved by the
director of planning and. comDunity environment, pursuant to Chapter
16.48 of tha Palo Alto MUniCipal Code:
(a) Site Area. No requirement is established.
(b~ Site Width. No require~t is established.
(c) Site Depth. No requirement is establisbed.
(el) 'Yareis. Thlt .inill'lm trontJ' side, and rear yards in the
PF public tacilities district shall be equal to the reapective
front, sid., and rear yards required in t."le lIIost restrictive
abutting district: provided} ~~at no yard adjoininq a street shall
be less than 6~1 meters (twe~ty feet) I and thet no interior yard
shall ~ less than ].0 seters (ten feet).
(e) Floor Area Ratio. The aaximum floor area ratio shall
be 1.0 to 1.0; provided that for parkinq facilities the lIlaximum.
floor area ratio shall be equal to the floor area ratio established
by the most restrictive adjacent loninq district; and provided,
further, that the maximuD floor area ratio tor the Stanford Hoover
Pavilion .ite shall be .25 to 1. For the purposes of this section l
the ·Stanford Hoover Pavilion-site is defined &$ that property
designated as Assessor's Parcel numbers 142-04-011 and 012.
{f) Site coverbqe. The Jll!lximUDl site coveraqe shall be
thirty percent of the site areal provided that for parkin<J
facilities the maximuM site coveraqe shall be equal to the site
coverage allowed by the =ost restrictive adjAcent zoning district.
(q) Heiqht.
(fifty feet).
The px:imWi beiqht shall tie 15.2 meters
(h) Accessory Facilities and Uses. Jtequ1ations governing
accessory facilities and. uses, and qoverninq the application of
sit. develo,pment ~equlatiDns in apecitic instances are establiShed
by Chapter 18.88.
>_po ...... ~ ... a... L. 1.).· •.. 'Spee.ial s8tb8cka'. Wbai • .,pplicable, ""tback lines ... ~ _~ special Setback Map pursuant to Chapter 20.08 or this
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SECTION 24. Section 18.37.0;0 [OR District R<'<;Ulations) of
the Palo Alto MUnicipal Code is hereby amended to read:
1I.n.no Sit. developfiDt requlatioD8. The following
site development regulations sball apply in the OR ofEice research
district l proviaed that more restrictive regulations may be
recommended by the architectural review board and approved by the
director of pllinninq and community environment, pursuant to chapter
16.48.
Ca) Site Area.
thousand three hundred
thousand square feet).
The .inizWII site are-a shall ba two
tw-enty-thre.a square meters (twenty-five
• ete..rs
site Width. The llinimW! lSite width shall be 45.7
hur~ed fifty feetJ •
(e) Site Depth. The minimum site depth shall be 45.7
meters (one hundred fifty feet)~
(d) Front Yard.
meters (fifty feet).
The minimum front yard shall be 15.2
(e) Ree.:I:' Yard. 'I"he minilllUD rear yard shall be 3.0 m.eters
(ten feet).
(f) Side Yards. The following side 'yard requlations shall
apply:
(1) Tbe minimum interior side yard shall be 3.0
meters (ten feet).
(2) The .iniaum street side yard shall be 6.1 meters
(twenty feet).
(9) Floor Area Ratio. The maximum floor area ratio shall
be .5 to 1, except as provided in subsection (i).
(h) site. Coveraqe~ The lI.aximUll site coverage shall be
thirty percent of the site area, except as provided in subsection
(i) •
(i) Exception from floor area and site coverage limita
tions for lJIinor additions for the. purpose of on-site employee
amenities, resource conservation, or code compliance. Except in
areas designated as special study areas, the director of planning
and cammunity environment aay perait ainor additions of floor area
to tacilities that exceed floor area ratio and site coverage
lillits, for purposes of on-site employee amenities, reSource
conservation I or cod~ compliance, upon the determination that such
minor additions will facilitate the reduction of employee vehicle
use or that such additions will not, of theDIselves, generate
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a.w&tantial additional employment. Such additions may include, but
not be li.ited to, the followinq:
(1) Area desiqned and used solely for providinq on
site service. to employees of the facl1itYJ such as rec~eational
facilities, crQdit uniona~ cafeteria. and day ca~E faeilities;
(2) Ares desi9ne~ tor resource conservation, such as
trash compactors, recycling And theraal storage facilities: and
-.at.rials
upqrades.
(3) Area desiqne1: and required for hazi!-rdous
storaqe facilities, handicapped access and seismic
(j) Height.
(fifty teet).
The .aximum heiqht shall be 15~ 2 meters
(k) Landseapinq4 Tha ainiaum landscaped area, excluaing
minimum required landscalpinq of parking lot interiors., shall be ten
percent of the site area.
(1) Accessory Facilities and Uses. Regulations goverr,inq
accessory facilities and uses, and qoverning the application of
site development regulations in specific instance&~ are established
by Chapter 18.88.
r.l>SpeClal.setbacka,Wb .. r.. .• pplleallle.ii.u.aclt iines
~iiid·l>Y ... paCial setbaclt x&p pursuant.toa. .. pt..r 20,08 of this ...~~ be~!'l.l~,.!~rth ... purpose 0t:jf~t,el:1l1il1lnq l~al setback
. "'Z" ""'......".t;a.
SECTION 23. Section 18.41.050 [eN' District Regulationsl of
the Palo Alto Municipal Code is hereby amended to read:
18.41 .. 050 Site c5.".loplU:llt requlatloD8. The following
tiiite development requlations shall apply in the CN neighborhood
comme!'"cial district, provideCl that more restrictive req'.Jlations may
be recollUEended by the archi tectura 1 rev i ew boa I'd and app-r.:lved by
the director 0:£ pla:ming and commuJ'Jity environment, pursuant to
Chapter 15. U :
(a) Site Area. No requirement is established.
(b) Site Width. No requirement is established.
(c) Site Depth. No requirement is est.blished~
(d) Front Yard. The .inimUll tront yard shall be 3. B
aeters ,ten feet).. The .iniaUJI front yardl shall be planted and
sitintained as a landsca.ped screen excludifl9 areas require::! for
access to the site.
(e) ~ear Yard. No requirement is established.
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(t) Side Yards. The tollovinq side yard requlations shall
apply:
(1) Interior Side Yard. No requi rement i 5 e.stab-
Usbed.
(2) The ainimum street side yard shall be 6.1 ~eters
(twenty teet).
(g) Floor Area Ratio.
« 1 J The maximUII
nonresidential uses shall be
sUbseotion (iJ of this section.
floor area ratio
.4 to I, except
for
as
exclusively
provided in
(2) The maximum floor area ratio for exchJSively
reaidential uses shall be .5 to 1.
(3) The maximum floor area ratio for mixed residen
tial and nonresidtmtial uses shall be .9 to 1: based upon a ::.:tXimum
floor area ratio of .~ to 1 for the residential floor area and a
.aximum floor area ratio of .4 to 1 for the nonresidential floor
C!rea.
(b} site Coverage. Tbe maximum site coverage shall be
fifty percent of the site area, except 85 provided in subsection
(i) of this section.
{i) Exception from floor area and site coverage limita
tions for minor additions for the purpose of on-site employee
amenities, ~esourCR conservation, or code compliance~ Except in
areas designated as special study areas, the director ~f planning
and colUlunit.y environme.nt may permit :minor additions of floor-area
to facilities that exceed floor area ratio and site coverage
limits, for purposes of on-site employee amenities, resource
conserva~1on, or code compliance, upon the determination that such
minor additions will facilitate the reduction of employee vehicle
use or that such additions 'Will not, of themselves, generate
substantial additional employment. Such additions may include, but
not be limited to, the following:
ll) Area designee and used solely for providing on
site services to employees of the facility, such as recreational
~acilities, credit unions, cafeterias and day care facilities;
(2J Area designed for resource conservation. such as
trash co~pactors, recycling and thermal storage facilities; and
aaterials
upgrades.
(3) Area designed and required for hazardous
storaqe facilities, handicapped acceas and seismic
(j) Height.
(twenty-five feet).
IiIlOlO4 lick 0030190
The maxiliUll. beiqht shall be 7.6 lI.eters
Where the principal facility has one or more
33
floors in resident.ial us.e .. the lI,aximUl! height shall be 10.7 meters
(thirty-five feet).
(k) Acceasory Facilities and Use.. Regulations qoverning
accessory facilities and uses .. and governing the application of
.ita developaent regulations in .pecific instances, are established
by Chapter 18.88.
(1) Size of Establishment. PerlDitted c01!IlIIercial uses
.hall not exceed the floor area per individual use ~:r business
est-ablishment shown in the following table. Such uses: may be.
allowed to exceed: the .axiJIIWl EstablishBent size, subject to
18suance of a conditional use permit in accord with Chapter 18.90.
%be .aximum. establishment size for any conditional use
shall be established hy the zoning administrator and specified in
the conditional use permit for such use •
Personal services
Retail services .. except
groce.ry stores
Grocery st;ores
Eating and drinking services
Hei9hborhood business
services
... !au. Gross :rloo.r Ar ••
232 square meters
(2,500 square feet)
1,394 square meters
{15,OOO square feet)
1,858 square ~eters
(20,000 square feet)
465 square meters
(5,000 s~~are fe~t)
232 square meters
(2,500 square feet)
em) Size of Office Uses. Total floor a=ea of permitted
office uses on a lot shall not exceed twenty-five percent of the
lot area, provided:
(1) A lot shall be perzaitted to have at least a total
rloor area of two hundred thirty-two square .eters (two thousand
five hundred square teet) of ott ice uses, provided the uses meet
all other zoning regulations.
{2) No lo-t shall be permitted to have lIIore than a
total floor area of four hundred sixty-five square meters Cfive
thousand square feet) of office uses.
(J) Such uses ~ay be allowed to exceed ~~e maxi~um
.1ze.. subject to issuance or a conditional use permit in accord
with Ch..spter 18 .. 90~ The lIa:xiaua siz.e for any conditional use sha.ll
be established by the z.oning adD:inistrator and specified in the
conditional use perait for such use~
3C
'}0204 We OOJOI9O
(4J All legally permitted office uses existing as of
1989, and which, as of such ,date, exceed five thousand
of lot area~ may remain
r."nl~re a conditio~al use
.. 94,..:,
bliti,loen
improvements in accordance with applicabl~
development regulations, provided that any such remodelinq,
i.provament or replacement shall not result in incre~sed floor ar~a
devoted to such office uses.
en) outdoor sales and Sto~aqe. All permitted office and
commercial activities shall be conducted within a ~uildinq, except
tor (1) incidental sales and di5play of plant materials and garden
supplies occupyinq not more than 46.5 square meters (five hundred
square teet) of exterior sales and display area, (2) farmers I
markets Which have obtained a conditional use permit, and (3)
recycling centers vbicb h~ve obtained a conditiona~ usa ~rmit.
(a) Site and Desiqn Review. Residential and nonresiden w
tial mixed ~se projects shall De Subject to site ~nd design review
in accord vith Ch~pter 18.a2.
SECTION 26. Section 18.43.050 [CC District Requlations] of
the Palo Alto Municipal Code is hereby amended to read:
1.8.43 .. 050 Bite lSevelopant r.gulation... The following
site aevelopment regulations shall apply in the CC corru:nunity
commercial district. When the CC CO'mlDunity commercial district is
combined with tha pedestrian shop~inq combining district or vith
the civic cente= combining district, more restrictive regulations
may apply. Also :more restrictive regulations :may be recoltmlended by
the architectural re~.riew board and approved by the director of
planninq and community environment, pursuant to Chapter 16.48:
{al Site Area. No requirement is establisheCi.
(e) Site width. No requirement is established.
(e) Site Deptll. No requirem.ent is established.
(d) Front Yard .. 110 requirement is establ ished.
( al Rear Yard. No requirement is establisheli.
(fl Side Yard~ 110 requir-ement is establisheQ.
35
'1Q204 We Q(O()tllO
/" . :".~-
:--.r ;.)0\ }.,,_
\, "
(9) Floor Area Ra~io. The lIaxizum floor area ratio shall
be as follows:
(1) The .axillum floor area ratio for the TOwn and
Country Villaqe Shoppinq Center _hall be .35 to 1; and o~fice uses
at said sbopping center sholl be li.ited to fifteen percent of the
floor area of the shopping center existing as of August 1, 1989.
For the p\.l~.1!1 of this section, -Town and Country Village
Shopping Center-is defined as all properties %oned cc and bounded
boy El Camino Real.. E:abarcadero Road, Encina Avenue, and the
Southern Pacific right-ot-way.
f2) Stanford Shoppinq C~nter shall not be permitted
to add .ore than sixty-five thousand square feet of floor area to
the total amount of floor area of the shopping center existing as
of Auqust 1, 1989. For the purposes of this section, ·Stanford
Shoppinq center-is defined as all properties zoned CC and bounded
by i:l Caaino Real" Sand Hill Road., Quarry Road. and. Arboretum Road,
and the properties borderirl9 Arboretum Road to the south a
(3) Exemption from floor area and site coveraqe
limitations for minor additions for the purpose of on-site employee
a.enities, resource conservation, or code compliance. Except in
areas desiqnated as special study areas., the director of planning
and community environment may permit minor ndditions of floor area
to facilities tb~t exceec:! floor area ratio and site. coverage
limits, tor purposes. of on-site employee amenities., resour-ce
conservation, or code compliance, upon the determination that such
minor additions will facilitate the reduction of employee vehicle
use or that such additions will not., of thelllselves. generate
&ubste.ntial additional employment. Such additions may include: ~t
not be limited to, the following;
(il Area de&igned and used solely for providinq
on-site services to employees of the facility, such as recreational
facilities, c:edit unions., cafeterias and day car-e facilities;
(ii) Area desiqned tor resource conservation,
such as trash compactors., recycling and thermal storage facilities;
and
lRaterials
upqradesa
(iii} Area desiqned and require~ for hazardous
storage facilities, handicapped access and seismic
(hJ Site covaragea No requirement is established, except
as provided in section 18.43.070 and in subsection {g) (3) hereof.
(i) Height.
(fifty feet).
The maxillum height shall be 15.2 meters.
(j) Accessory Facilities and Uses. Regulations governing
accessorj facilities and uses, and governing' the application of
site develop_ent requlations in specific instances., are establiShed
by Chapter 18.88.
36
•
-.'
{k) OUtdoor Sales and Storage. Except in shopping
centers, all permitted otfice and commercial activities shall be
conducted within a buildi~, except for (~} incidental sales and
display of plant materi&18 and qarden s~pplies occupying no more
than -one hundred eiqhty-slx &qt~are lDeters (two thousand. square
feet) of exterior sales and display area, (2) outdoor eating areas
operated incidental to peraitted eating and drinking services, (3)
farmers I lUrkets which have obtained a conditional use pentit, and
(4) recycling centers ~icb have obtainad a conditional use permit~
Any per.mitted outdoor activity in e~cess of one hundred eighty-six
square meters (two thousand square feet) shall !:le subj ect to a
conditional use permit. Exterior storage shall be prohibited,
except as provided under (4' of this subsection~
(lJ Site and Design Review. Residential and nonresiden
tial sixed use projects shall be subject to site and design review
in accord with Chapter 16.82.
SECTION 27~ Section 18.45~050 [CS Dil3trict Requlations] of
the Palo Alto Municipal Code is hereby amended to read:
1 ..... 5.050 Site Gevelopm.eDt requlations .. The following site
development regulations shall apply in the cs service commercial
district, provided that more restrictive requlations may be
recommended by the architectural review board and approved by the
director of planning and community environment, pursuant to chapter
16 .. 48 of the Palo Alto Municipal Code;
(a) Site Area. No requirement is established.
(b) Site Wi~th4 No requirement is established.
(c) Site Oepth4 No requirement is established.
CdJ Front Yard~ No requirement is establi5hed~
(e) Rear Yard. No requirement is established~
(fJ Side Yard. No requirement is establiShed.
(q) Floor Area Ratio~
(11 The maxi.um floor area ratio for exclusively non
residential uses shall be .4 to 1., except as provided in subpara
graph (3) hereof.
(2) The maxillUlll floor area ra'":.io for axclusively
residential uses or mixed residential and nonresidential uses shall
be.6tol.
(3) The &axiBum floor area ratio for mixed residen
tial and non-residential uses shall be 1 to 1: based upon a maximum
floor area ratio of .6 to 1 for the residential floor area and a
~xi.um floor area ratio of .4 to 1 for the ncn-residential floor
area ..
•
. .
(") ExeJl_ption from floor area and site coveraqe
limitations for .inor additions tor the purpose ot en-site employee
.. enities, resource con.ervation~ or code complianc9. Except in
areas designated a. special study areas, the Director of Planning
and Coaaunity Enviror~ent may permit ainor additions of floor area
to facilities that exceed floor area ratio and site eoverage
li.its, for pur,po5es of on-site employee amenities, resource
conservation, or code eozplil.nce, upon the determination tr.at such
.inor additions vill facilitate the reduction of employee vehicle
use or that such additions vill not, of themselves, qer.erate
substantial additional employ:ment. Such add! tions :may include, but
not be limited to, the followinq:
(i) area deSigned and used solely for providing
on-site services to employees ot the faoility, such as recreational
facilities, credit unions, cafeterias and day care tacilitiesr
(ii) area designed for resource conservation,
such as trash compactors, recycling and thermal storaqe f~cilities~
and
materials
upgrades.
(iiiJ area designed and required for hazardous
storage facilities, handicapped access and seismic
(h) Site coveraqe. No requirement is established, except
as provided in Section 18.45~070, and as provided in subparagraph
(9) (3) hereof.
(lJ Height. The m~ximum heiqht shell be 1~.2 ~eters (50
feet).
(j) Accessory Facilities and Uses. Regulations qoverning
accessory facilities and uses, and qoverninq the applieation of
site development regulations in specific instances are established
by Chapter 18.88.
(k) outdoor Sales and Storaqe. outdoor sales and display
of merchandise, and outdoor eating areas operated incidental to
permitted eatinq and drinking services shall be permitted subject
to the following requlations~
(I) OUtcSoor sales arod c!isplay shall not occupy a
total site area exceeding tbe qross building .floor area on the
cite, except as authorized by e conditional use permit.
(2) Areas used tor outdoor so!IIles and display of motor
vehicles, boa.ts, campers, camp trailers, trailers, trailer coaches,
bouse cars, or similar conveyances shall .eet the ainimum aesiqn
standards applicable to off-street parking facilities with respect
to paving. qradinq, drainage, access to pUblic streets and alleys,
sarety and protective features, liqhtinq, landscaping, 5nd
screening.
38
9 1Q204 INk-0030190
•
(3) Exterior storaqe shall be prohibited., unless
screened by a solid vall or fence of between 1~5 and 2.4 meters (S
an~ 8 feet) in heiqht.
(4) Faraers' markets must obtain a conditional use
permit.
(5) Recycling centers must obtain a conditional use
permit.
(1) Site and Design Reviev. :Residential and non-resilien
tial mixed use projects shall be subject to site and design review
in accord with Chapter 18.B2.
~ECTION 2a .. Section 18.45.070 [eS District Regulations) of
the Palo ~to Municipal Code is hereby amended to read:
18 .. 45.G1G 8p .. c:i&1 r-eqv.ir ... e.Gt.~ The :following 6pecial
requirements shall apply in the CS service commercial district:
Ca) (1) Exclusively Residential or Mixed Residential and
Non-residential Use. For exclusively residential or mixed
residential and non-residential use on any site, the req'Jlations
and guidelines set forth in Chapters 15.24 [RM-30] and 18.28
{Kultiple-f4lllily Guidelines] of the Palo Alto Municipal Code ..
respectively, shall apply. Residential density in mixed residen
tial ana non-residential projects shall be co~puted based upon the
total site area, irrespective of the percent of the site devoted to
commercial use. Subsections Cb) through (q) of this secti~n shall
not apply to such use.
(2) Exclusively Non-residential Use. For e~clusively
non-resiclantial U$e on any 5i te" the requlaticns set forth in
sUbsections (b) through (e) of this section shall apply.
fb) Sites abutting or having any portion located ~ithin
45.7 meters (150 feet) of any RE, R-l, R-2~ RM or any PC district
permitting single-family development or multi-family development
shall be subject to the following additional height and yard
requirements.
(1) The maximum heiqht vithin 45.7 ~eters (150 feet)
of any RE, R-l, R-2, RM, or applicable PC district shall be 10.7
aeters (35 feet); provided, however" that for a use whe~e the qross
floor area excluding any area used exclusively for parking
purposas" is at lea.st. slrty percent (60\J residential, t,he lZIax.imUlll
height within 45.7 meters (150 feet) of an RM-4 or RM-5 district
shall be 15.2 meters (50 feet).
39
•
/
(2) On any portion Df • Bite in. t.he CS district which
abuts a aita in any RE, R-l t R-2, RM O~ applicable PC district, &
ainimum interior yard ot 3.0 .ete:. (10 teet) shall be re~~ired,
and a solid wall or fence ot between 1.5 and 2.4 .eter. (5 and 8
teet) in heiqht shall be COi1structed and .aintained. alonq the
common site line. me .iniaum interior yard shall be planted and
aaintained AS 4 lan~scaped 8creen~
(J} on any portion of a aite in the CS district which
is opposite from a site in any RE, R-1, R-2, RM or applicable PC
district and separated eherefrom by a street, alley, creek,
drainaqe facility, or uther open area, a minimum yard of 3.0 mete~s
(10 feet) shall be re~~ired. The .inimum yard shall be planted and
lIIa.lnta1ned as a la.ndscaped screen, exclu<:.inq areas required for
access to the lite~
(c) Sites sharinq any lot line with one or ~ore sites in
any RE .. R-l .. R-2 .. RM or any residential PC district shall be
.subject to a maximum helqht established by • dayliqht plane
beqinning at a height of 3.0 meter. (10 feet) at the applicable
side or rear site lines and ir~reasinq at a slope of one meter tor
each two aeter5 o~ distance from the side or rear 5it~ lines until
intersectinq the heiq-ht limit otbenfice established Ear the CS
district; provided, howQver, that for a use where the qross floor
ar.a excluding any ar~ used exclusively for parkiT~ purposes, is
at least sixty percent (604J residential, the daylight planes may
be identical to the dayliqht plane requirements for the most
restrictive residential district abutting each su~h side or rear
site line until intersecting the hei9ht limit otherwise established
for the Cs distriet~ I~ the residential dayliqht plane, as alloved
in this section, is selected# the setback regulations of the same
adjoining residentia1 district shall be imposed~
Cd) All uses, Whether permitte~ or conditional, shall be
conducted in such a manner 50 as to preclude any nuisance I hazard,
or commonly recognized offensive conditions or characteristics~
including creation or emission of dust, qas, smoke, ncise, fumes,
odors.. vibrations, particulate matte.r, chemical compounds,
electrical disturbance .. humidity, heat, cold, qlare, or r.i9ht
illumination. Prior to issuance of a buildin9 permit or occupancy
perait, or at any other ti.e, the building inspector may require
evidence that adequate controls, measures, or devices have been
provided to ensure and protect the public interest, health,
comfort, convenience.. safety.. and general weltare from such
nuisance, hazard, or ottensive condition~
eel
new building
any existing
Employee shower facilities shall be provided tor any
constructed or tor any addition to or enlarqe~ent cf
building in co~pliance with the following table:
40
•
'.
,--.,.,.
;.'
Gro.. 'lOO~ Are.
Us. of ••• CODatruotloD
Medical, professional
general business
off!ces, financial
services, business
and trade schools and
qeneral business
service
o -9,9~9 sq. tt~
10,000 19,999 sq. ft.
20,000 49,999 sq. ft.
50,000 Sq4 ft. and up
No requirement
1
2 •
(fl Office uses shall be qoverned by the folioving
add!ti~&l regulations:
(1) No lot shall be pen.itted to have lIlore than a
total floor area of 465 square meters (5,000 square feet) of office
uses~
(2) Such uses may be allowed to exceed the maximum
size, suJ::ject to issuance of a ccnditional use pe~it in accord
with Chapter 18.90. The maximu& size tor any conditional use shall
be established by the zoning Administrator and specified in the
conditional use permit for such use.
(J) Medical.. professional or general busine.ss or
administrative office use~ existing on August 1, 1989 and which. as
lawful confo~inq permitted uses or conditional
to a conditional ~se perzit may rem3in as
and shal not require a conditional use
, or
site deve.lopm.ent
remodelinq, improvement or
increased floor area devoted
pursuant to Chapter 18.91 ......
. , <>f:':ci:"'l'l1c:t.biit.Ii/",,n the
, . pr<jviSlons . of Cbapter . n. 94, , "uses · .. sliall" be permitted' 'to
site improvements in accordance .ith
regulations; provided th~t any such
replacement shall not result in
to such office uses.
(9) On any portion of a site Which is located within one
hundred fifty feet of any RE, R-l, RK or PC district permitting
single-faaily or multiple-family development, additional site
development regulations and guidelines shall apply as set forth in
Chapter 18.64 of the Palo Alto Municipal Code.
SECTION 29. Section 18.46.060 [Retail Shopping' District]
of the Palo Alto Municipal Code is hereby amended to read:
18.46.060 special
requirements shall apply
district:
requir_ent.. The follO'iiinq special
in the R retail shopping combining
Lawful conforming peraitted uses or conditional uses
operating pursuant to a conditional use permit which vere existing
on ~he effeetive d&~e sf aft erdiftaftee app1liH! ~is e8ftisg dis~Fic~
41
910104 We: (WC.l \lQ
•
~ pareels w~ere 8~a~ ~3e9 are leee~e4 ar ~ere ,art sf a ,re;eet
trJItat .. eeei"le~ eleel!¥t &".8 .. 81 ptir.MiIltPite. ., Gh:a,ter lE. 18 ~.:l6. 'te
~ •• ffae"i ... ilia". af an erliil'laPlse applyiflg t.:h:is BePl::l-Pl, c!i:etr-iet toe
• pareel 'tJhere S\:IIM pl"e~eet. is tie .lI,8" ~,~8._e"-Aprl1 26~ 19S4 ehaH
lie 'O!teae:l"t!8 l!e 1!!!8ftf.s .... hlt! .. "eel; ia.y re.a1n'_ •• grandf'athered uses
~~ll>not"~'ilCi:>rid,!.~.ional ..... pe.ndt or'" Wbject to the
;S::1011J1ot CMpurU,'94 ~ such uses .8b411 be per..l tteci, 1trthout
., ity, .to~lY · ... ,j,th.lt.aevelCJIIMDt l"egulatiOn, to r .... od.1, " 'rove 'or' replace site'''ilD.provements on the same site tor continual
u.s and occupancy bY' the same use; pr-ovid.ed, that any such
re.odelinq, isprovement or replacement shall not result in
incr •••• n:1 floor area, hei9ht, l,e:l\qth, or any, 0th~r incr~as,e in_ the
.ize of the improvement. .f a tis. d..oa..t.9l"aMrathared pursuant to I:li# MCt:\:oi>ce ....... an«therea1't.err __ ins .discontinued tor twelve
~l".··.aon~,.:.U;iab&~.l ....... CC!!ISl." •... z:ed .... &ban4onea. and '"".y be t\tplapad.OrllY: by. "'<>onforiilj,q use.''" ____ 9randtathered
pursulihtCto·thi ... ".ect;l~.""lC:h . la. cl..~ed ... ~ .. <>r ·repl .. "ed by a
~for.~.~ 'shaHnot.'b8:;reestablished, and any. porti"" of "
,1titorarty port~.,r a.bl:J.li1inq, the ..... of ",hlC:h changes frO!O a
~t"~ed "",,,to aconfor.lng use, sball not tber.after be used
"""!~ ... t;.,,,. "~~te "ec.nfo .... i"9 U!Ie,
SECTION 30. Section 18.49.040 [CD District Regulations] of
the Palo Alto Municipal Code is hereby ~andBd to read:
1'.4,.040 General r-vulationa. The qeneral requlations
set forth belo~ shall apply throughout the CD district:
Cal Project Size Limit. All nonreside.ntial projects (new
construction and expansionsJ or nonresidential components of a
mixed-use project on a site shall be limited to twenty-five
thousand qross square feet of floor area or fifteen thousand gross
square feet above the existing floor area, whichever is qreater,
provided the floor area limits set forth in this chapter are not
exceeded.
(b) Hefl.esPlfsHli:ftg' Gr&ridfat:b,ered Uses. An'} use: existing on
~e eEEes\i .. e lIiat:e at aJ'l Br'si'PlaPlee a'l~i,l)'i"! 'E:hoe ee maPle el' al'"l:. t'IIIJ
t.l\e sr ,esllilif'olFJIj' dis\:rciet-\os Yte ,Es}lIeF\oY .. here 91;1ea \tse elfist-s
~~_':-:28.4J1' "1986, and which, prior to that d3lte, was a la'Wful
conforaing permitted use or conditiona2 use operating subject to a
~i1"7f~nal use_permi~, ,tlh~,ll ei!; d:,eeaeli~" ee is eeftle .. ift, ISse, 'lia.ay
~i2i .iI' agrandfathei-iid "se and .hall not raqllire a conditional !i$e p.m.itor ~. subject to the provisio .... of Chapter 18.9.. Such
uses' shall be "permitted to remodel., improve or repl&ce si~e
I_provements on tile. same site:~ vitbout necessity to comply with
site development regulations; for continual u~e and occupancy by
the ..ame use~ Any such remodelinq, improvement or replacement
shall result in increased floor area., height, lenqth or any other
increase In the adze o:t the improvement only pursuant to the
el[cept.ion& to _floor _ area_ ratio, re~l.tions. "set forth in_ Section
18.49 • C6C . ~elJ.nq ;":'h!prov ....... t:i>r 'replace.en~ of aeciical,
prof_ion&!· or .. .."., ... 1. _ines. or adlllnistrative offl<, ..... ea of
.. aiza excaedinq 5,ooo_r .. feet in the CD-S or CD-N district
~t a.,a d-cJ qrand!athe>;ed p ... ,auant to thie .ub .... ctiol> (b),
42
, ,
•
f-l'''H,n¥, ~~" i"J.~~!l~&r<.iI. d<;yoted to, auch. ,,,nice
~M,~ For purposes of thl.& sectlon" an eXlstlnq use is deflned as:
(1) A ~lc:tffti use being conducted on ~8 ettee'i-e
•• ,. af aft 8f'."rtane. < .,pl} ift!! 'chI! G9 Benl! e:r epJll}-'"-!Plg-'=tie SF
Ea_btl", .i!l~'PiB~ '-II t::he prepeRY -.. ')teta! I!dteft "!Ie elifi.'a' .AI:lqUst 28,
D~lll or "
{2) A use not being conducted on ~he effee~Lre .a\e
at 11ft el'di:naftee ."l} 1ft', ,~!! ,G9 ,e~:fte e,E' _,pI) irlll t;fte SF eeiMiPliPl!J
.:i::at_ie~ ~" eo pl'l!Iperty;:AU:~l'::~'~:::,~~Ii51 if the use H vas temJXI
rarily discontinued due"to"a"'vacancy 'of six .onths or leas betor-e
WiD eEfee"we lIa~e at at: Bttd:iftitflee applyiPl, Yle ee 89 ... Dr 15'131yi"~
~e GF, _C'''lIiIb'ift, tliet.riet te 'the ,Z'erert::. t ... llel!'e 811ft tise e:Mi9~ell
~·,;'2:~~~::_:.1j8!~.. If a "SI! ,. Ilee.ell elfi.~h., .",r.'lAPl" '68 "his a'ti1!Jse'"'et:ie'il/"'h'II'\ reasin. lliis8lM!:Pl'liell fel" ~.e14 e BB"Seetlt.i. e .eltt.hs, '1= eall ~e eensidered Hit,ule"ed .ltd may ~e replaeeEl aptly '8y Ii
6e11fltBP!Ilh'lJ use.
"se<5eelll8d eXisting pUrsuant
and thereafter r ..... l,..,4I.sc:ontinued
it shall, be considered abandoned and
use. A use 4 .. _<1 qro.n<:l
which is chanqed to 0 r
'reeetab1I.sb*<S, end any
of a buUdinq, the ""8 of' ",bieh
. 'to' a oonf"orainq use, ahall not
a confonoi."'1 use.
use on .. proPertY zoned
use on April 16, 1990,
~ae ,prior to August 28,
"\Ise pursuant ,to the provIsions
(c] !lefteeB"lyiPoIJ 4;;raJ'ldfathered Facilities. Chapter 18.94
notwithstanding. a noncomplying-'fa.cility existing on tl\e effeetive
sete sf thols ehap'te!" August,23," 198'6 and which, vhenbuilt, "Was ill
~1:y:i:.n<J. f:acAlit:y, shall he "eH!a:~ toe ~e aea,l) bl, j .. aa:y relll4in as
it':\;;:-&ndtatlier.at ... cilitY"11d~ball not be aubject to the provisions
o.r:',:i~"18;'94. Such '.'facility shall be perlllitted to be
r'l!:iOd..eled, 'i:m.proVed or replaced without necessity to comply with
site development regulations. Any such remodeling, improvement or
replacement shall result in in·oreased floor area, he.iqht, length or
any otl'ler increase in the size ot the facility only pursuant to the
exceptions to floor area ratio regulations set forth in section
11.49.060.
(d) Prohibition of Nuisance.. All uses, whether permitted
or conditional, shall be conducted in such a manner as to preclude
an7 nuisance, hazard, or commonly r.coqnize~ offensive conditions
or characteri.tica, includinq creation or emission of dust, qas,
.. oke, noise, fumes, odors, vibrations, particulate matter,
che.ical compounds, electrical disturbance, humidity, heat, cold,
glare, or night ilhmination. Prior to issoance of a building
pe.r.it or occupancy permit, or at any other time, the chief
'1D:)04 Me: 0030190
, , l ' ,
. "
build.inq otf'it::ial .ay require evidence that adequate controls,
ae85ure.J or devicp& have been provided to insure and prot~ct the
public interest, health, comfort, convenience, safety, and general
welfare from .uch nui.ance, hazard, or offensive condition4
Ce) Requirement for Showers4 Employee shower facilities
lIhall be provided tor any new buildinq constructed or tor any
a6dition to or enlargeaent ot any existing building in compliance
with the tollov1ng table:
uaa
Medical, profe5&ional,
general business offices,
financial servic.s,
busines5 and trade
schools, and general
business services
Retail, personal,
and eating and
drinking services
GROSS FLOOIl
un or
lin' COJlBTRIlC7IOIII
I r. oIOll'AU l'IIiII'r I
o -9,999
10,000 -19,999
20,000 -49 .. 999
50,000 and up
o -24 /999
25,000 -49,999
50,000 -99,999
10-0,000 aM up
JIllXBEIl OF
SBORIl8 JIEOIlIRED
No Requir~ent
1
2
4
No Req-IJirement
1
2
4
Cfl Site Abutting Residential Development4 Sites abutting
or havinq any portion located within 45.7 meters (one hundred fifty
teet) of any P.E, R-l, R-2, RM .. or any PC district permitting
single-family development or multiple-family development shall be
subject to the following additional height and yard requirements:
(1) The maximum heiqht ~ithin 45.7 meters (one
hundred fifty feet] cof any RE, R-l, R-2, RM, or applicable PC
district shall not exceed the heiqht limit of the most restrictive
residential zone ~ithin one hundred fifty feet4
(2) On a.ny portion of a &ite in the CD district 'Which
abuts a site in any RE, R-l, R-2, RM, or applicable PC district, a
minimum interior yard of three meters (ten feet) shall be required,
and a solid vall or fence between 1. 5 and 2 ~4 JIIeters (five and
eight feet) in beiqht shall be constructed a.nd aaintained along the
common site line. The minimu. interior yard shall be planted and
maintained as a landscaped screen.
(3) On any portion of a site in the CD district which
is opposite from a site in RE, R-l, R-2, RM, or applicable PC
district and separated therefrom by a street.. alley, creek,
drAinage facility, or other open area, a minimum yard .of three
meters (ten feet) sball be r~ired. The mini~UD yard shall be
planteCS and maintained as a landscaped screen, excluding areas
required for access to the site.
910104 lid.:: OQJ(1l N
/"
{4) sites sharing a common block face with. any RE, R-
1, R-2, RM, or applicable PC district per.ittinq single-family or
aultiple-family dev.los-ant ahall bave a ainimUlll ~t.reet setback
equal to the residentially zoned setback tor "5~ 7 aeters (one
hundred fifty f_t) fro. the single-f&lllily or mul tlple-family
develcpm""t.
(q) On any portion of a aito which is located within one
hundred fifty teet of any RE, R-l, R-2, RM or PC distri~t permit
ting .ingle-family or .ultiple-fam11y d$Velopment, additional site
development regulations and quideline& shall apply as set forth in
Chapter IB.64 of the Palo Alto Municipal Code.
~~~~~~~~~~~~" "~"" =~~~!i~~~ ~~a,,?:~i: ~j ~ .. t;,<!.~n~l~al, _"ethack
~ECTION 31. Section 18.49.0BO [CD District Requlations] of
the Palo Alto Municipal Code is hereby amer~ed to read:
18 •• '.080 Ad41tiODal ~equl.tioa. iD the CD-S oUbdiotrict.
The followinq additional regulations shall apply in the CO-S
subdistrict:
(a) outdoor Sales and storage~ OUt~r sales and display
of iIIerchandise r and outdoor eatin9 areas operated incidental to
permitted eating and dri~inq services shall be permitted subject
to the following requlations:
(1) outdoor sales and display shall :not occupy a
total site area exceedinq the qro ... builc:Unq :floor area on the
site, except as authorized by ill conditional use permit.
(2) Areas used for outdoor sales and display of motor
vehicles, boats, campers., camp trailers .. trailers,. trailer coaches,
house cars., or siDilar conveyances shall meet th~ minimum design
standards applicable to off-street parking facilities with respect
to paVing, qrading, drainage, access to public streets and alleys,
safety and protective teatures, liqhtinq, landscaping, and
screeninq .
(3) Exterior storage shall be prohibited, unless
screened by a solid wall or fence of between 1.5 and 2.4 meters
(five and eiqht feet) in height.
(b) Permitted residential u~e5 shall be qoverned by the
following addition~l regulations:
(ll Exclusive Residential Use. For exclusive
residential use on Any site, the regulations and guidelines set
forth in Chapte~s 18.24 and 18.28 of the palo Alto Municipal Code,
respectively, shall apply.
45
'10Z0ll W: 003<H90
•
{2} Mixed Residential and Nonresidential Use. For
aixe4 residential and nonresidential use on any site, the regula
~lons and guidelines &et forth in Chapters 18.24 and 18.28 of the
Palo Alto Municipal Code, respectively, .shall apply to that portion
of the site area in residential use. In computinq residential
4ensitle. tor :mixed residential and nonr.sidential uses, there
ahall be no deduction tor that portion of the .site area in
nonresidential use. The req'.llationa set forth in this chapter
shall apply to that portion of the aite area in nonresidential use.
ec) Daylight Plane. Sites sharinq any lot line with one
or sore sites in any RE, R-l, R-2, RM, ot any residential PC
district shall be subject to • JOaxau. height established by ..
daylight plane beginning at a hsight of three meters {ten feet) at
the applicable side or rear site lines and increasing at a sl~ of
on. meter for each two .eters of d15t5nce from the side or rear
s.ite lines until inte.rsecting the heiqht limit otherwise estab
lished for the CD-S subdistrict: provided l however, that for a use
where the qros5 floor area, excluding any area used exclusively for
parking purposes, is at least. si"ty percent residential, the
dayliqht planes may be identical to the daylight plane requirements
for the most restrictive residential district abutting each side or
rear site line until intersecting tbe heiqht limit otherwise
established tor the CD-S subdistrict. If the resiQential dayli;ht
plane, as allowed in this section, is selected, the setback
regulations of the same adjoining residential district shall be
imposed.
(d) Office Uses. Office uses shall be governed by the
tollowi~ additional regulations:
(1) No new qross square footaqe of a medical,
professional or general business or administrative office use shall
be allowed, once the qross squar~ tootaqe of such office uses, or
any combination of such uses, on a site has reached five thousand
gross square teet.
(2) No conversion of gross square footage from ~ny
other use to a medical, professional or gener-al business or
administrative office use shall be allowed once the gross square
footage of such office uses, or any combination of such uses, on a
site has reached five thousand gross square feet.
(31 Jleaieal p pl"e!el!!llsieftal 8Y !JeReFal "'tlBiHeSE SF
&1iai:ni:"t.;N'\iive aEliee tlsee etfis\!:ng aft ~e ef4-eet:ive dat:e at t:lJe
ertiinaftoe froll wbieft t:Jllis s&sseetiefl derive!! &R:eI' "Rieh, ,'f'ier t8
"a~ 'eee .. f .. fe!!'e 1a.h,1 eSRferaiR! pe~i~'eti Vises Sf' espulit.ieflal
.sea e,sFatiRg B~jeet ~e a eSPldi .. iaPlal wse permit &hall he deeaed
~e ~e eeRferaiA9 uses. S~eh ases s~all "'e pepait.~ed te .~eael,
".J,..eu., BE l!efJlaee a:U::, i.I!Lro.eaePl'=a ell "he Dillie ei;,te wiU".,stlt
ha.i. .. , t:e seepl)! wi-th See'iell 18,69.989(4) (1) er (2) r pY-8'\'ides,
~a' aft) s~eh remadell"" i.pf'e4e.eM er replaee.efit: .hall Deis
res81~ in inereasei (lee~ aYea Ae.e~e' ~e a~eh arriea ~eeBi
/'
SEC'nQ!! 32. Section l8.49.~90 [CD District Regulations) of
the Palo Alto Municipal Code is herRby a.ended to read:
1 ••• '.0'0 Additional regulation. i. the CO-•• ub41.trict.
The followinq additional re'1"lations shall apply in the CD-II
aub4iatrict :
(a) OUtdoor Sales and storaqe. All permitted office and
coaaercial activities ahall be conducted within a building, except
for incidental aales and display of plant .. a.teri.al. and qarden
supplie. occupy!nq not mor~ than 46.5 .quare .etera (five hundred
.quare teet) of exterior sales and display area, and e~cept for
tar.aera' aarkets which have obtained conditional use permits.
(b) Permitted resi~ential uses shall be qoverned by the
following additional r~~lations:
(1) Exclusive Residential Use. For exclusive
residential use on any site, the requlations and guidelines set
forth in Chapters 18.24 and lB.28 of the Palo Alto Municipal Code,
respectively, shall apply.
(2) Mixed R~5idential and Nonresidential Use. Fo~
aixed residential and nonresidential use on any site, the regula
tions and qui~eline5 set forth in Chapters 18.24 and 18.28 of the
Palo Alto MUnicipal Code, respectively, shall ~pply to that portion
of the ait. area in residential use. In eomputiJ\9 residential
densities for mixed residential and nonresidential uses, there
ahall be no deduction for that portion of the site area in
nonresidential use. The regulations set forth in this chapter
ahall apply to that portion of the site area in nonresidential ~$e.
(c) Caylight Plane. Sites sharing any lot line with one
or more sites in any RE, R-1, R-2.. RH.. or any residential PC
district shall be subject to a aaximum h.eight established by ill
dayliqht plane beqir~ir~ at 0 heiqht of three meters (ten feet) at
the applicable side or rear site lines and increasing at a slope of
one meter "for each two meter-s of distance from the sid:e or rear
aite lines until intersectinq the beiqht limit otherwise estab
lished tor the CD-N subQistrict~ provided, however, that for ill use
where the gross floor area excluding any area used exclusively tor
parking purposes, is at least sixty percent residential, the
daylight planes may be identical to the dayliqht plane re~~irements
tor the .oat restrictive r~sidential district abutting each side or
rear site line until intersectinq thl!: height limit otherwise
established for the CD-N subdistrict. If the residential dayliqht
plane, as allowed in this section, is selecte~, the setback
requlations of the same adjoining residential district shall be
u.polled.
(d) Size of Office Uses. Office uses shall be qovern.ed by
the following additional regulations:
(1) No new qross square footage of • medical,
professional or general business office use shall be allowed, once
41
•
,/
the gro •• square foota9'e ¢f .. ueh office uses, or any cOmbinatioTl of
such ~ •• s, on a site has reached five thousand qross .quare teet4
~2) No conversion of groD5 square tooteqe from any
other uae to a medical, professional or general business office use
ahall be allowed once the qross square footage of such office USE-5,
or any eombinatio.r.. of such uses., on a site has reached five
thousand qro5s .quare feet.
a_e. Nil!l~i!'l' aft £lie etfeet:he "1!I~e mE .Ill! erEli"al'l8e (FSB 'W~!e)\
~i. IIP8e_10ft '.phea e:flil 1II1sieb, ,pi.,!' 'loe ~at. lIat:e, tiep. 1a"1Ji1"
eOHf'ar.i .. , ,el"Bi •• elill "8e8 er eefuUt.ie~al "sea e~el"a'Eif1llJ still;.!!, '8
• 8eftlli*,{anal ~lIe peP.Bi~ B~al1 ~e deeaed ~e .e .eftfer.lfl, ~Be5i
Sueh .8.5 shall _e ,epai_ee. _, £ •• ., •• 1, i.,~e.e, SF re,laee 8i~e
i-ap:re\"eaen'" ePt Nta •• _ ai~e _it')-,'''I'' "'&,.-l.IIIJ ." !le.,l) ",~ Sa,,'\i:en
18.19,999(5)(1) Dr (2)' In"e\'iaed !:hat-an} St:lM rel!Blielif'llJ.,
il1p:f'B. eJIIeftt Sf" re,laee.sl'ie ."'al1 fte"t ;!'eslilt is i"eFeaeed ElseI!' a;J!'ea
~eYs~e4 ~e .~eh elliee ~8e8.
(e) Size of Co_ercial Establis1".lDents. Permitted
co~ercial uses sball not exceed the floor area per in~ividual ~~e
or business establishaen~ shown in the following table. Such uses
lUly be allowed to exceed the maxil!WI establishment siz.e, subject to
issuance of a conditional use permit in accordance vitb Chapter-
18.90. The zaxillUlD establishment size for-any conditional 'Ose
shall be established by the zoning administr-ator a~ specified in
the conditional use permit for such us~.
liS!:
Personal Services:
Retail Services, Except Gr-ocery stores
Grocery Stores
Eating and Drinking Services
JO.XIIWIf GROSS FLOO"
AJlEA
232 Square Meters
(2,500 Square Feet)
I,J94 Squar-e Mete,s
(15,000 Square Feet)
1,858 Square Meters
(20,000 Square Feet]
465 square Hetera
(5,000 Square Feet)
~ECTION 33. Section 18.55.050 rGH Genera} District Regula
tions] of the Palo Alto Municipal Code is hereby amended to read:
1.8.55 .. 050 sit. 4evelop •• Dt requlatloll.. 'I'be followill9
develop_ent requlations shall apply in the GM general ~anufacturinq
di5trict~ provided that .ore restrictive regulations aay be
recommended by the architectural review board and approved by the
director of planning and co.aunity environment, pursuant to Chapter
16.48 of this code.
Cal Site Area. No requirement is established.
•
Ib) Site Width. 110 requirement is established.
Ie} Site Depth. No requir_ent h •• tablilihe~.
(eI) Front Yard.. Ho requir."!.ent is established.
(e) Rea.r Ya.rd. Mo requirement is established.
If) Side Yards. No requiZ""elIIent ia: -established ..
(9) Floor Area Ratio.
(1) The aaxi.1BI .llovable floor area ratio tor exclu
sively nonresidential uses .hall be 0.5 to 1, except as provided in
subsection (i) hereot ..
(2) The JII&xi.um floor area ratio for residentia.l uses
or mixed residential and nonresidential uses shall be 1.0 to 1.
provided that the floor area ratio of the nonresidential uses shall
not exceed .5 to 1, except as provided for in subsection {i}
hereof.
(b) Site coverage. No requirement is established, except
as provided in Section 18~55.070 and subsection (i) hereof.
(iJ Exemption from floor area and site coverage limita
tions for minor additions for the purpose of on-site employee
amenities, resource conservation, or eod~ cODpliance. Except in
areas designated as special study areas, the director of planning
and community environment :aay perait minor additions of floor area
to facilities that exceed floor area ratio and sit~ coverage
liBits, tor purpcses of on-site .mployee •• enities 1 resource
conservation, or code compliance, upon the determination that such
miner additions will facilitate the reduction ot employee vehicle
use or that such additions will not, of 'Chemselves, qenera'te
substantial additional employment. SuC'.h additions lDay include, but
not be limited to, the following:
(1) Area designed and used solely for providing on
site services to employees of the facility, s~h as recreational
facilities, credit unions, cafeterias and day care facilities:
{l) Area desiqned for energy conservation. such as
trash compactors, r~cycling and thermal storage facilities: and
•• ter.1als
upgracSes.
(J) Area designed and required for haz.ardous
storaqe facilities, handicapped access and seismic
(j) Hei;ht.
(fifty feet).
'The -.axi.um. height shall be 15~ 7 meters
(k) Accessory facilities and Uses.· Pegulations governing
accessory facil! ties and uses, and governinq the application of
49
..
site deve.lopment requlations in apecific instances, are established
by Chapter 18.88.
(1) ~t4oor Salas and Storage~ Outdoor sales and display
of •• rcbandise, and outdoor eating are~. operated incidental to
permitted eating and drink1nq services sball be permitted subject
to the following requlations:
(1) OUtdoor .ales end display shall not occupy a.
total site area excee:1ing the gross building floor area on the
site, except as authorized by a conditional use permit~
C2) Areas used for outdoor sales and display of motor
vehicles l boats~ campers, camp trailers, trailers coaches, house
ear., or similar conveyances shall aeet the mir.!'!DUla s't-andar-ds
applicable to off-street parking rBelittles with respect to paving,
grading, drainaqe, access to public street. an~ alleys, safety and
protective features, lighting, landscapinqt and scre~ning.
(3) Erterior 5toraqe _hall be prohibited, unless
screened by a solid wall or fence of between 1~5 and 2~4 meters
(five and eiqht feet) in height. This requirement is not applica
ble to recycling CEnters.
ciiij,'Spe"i"l Setbacks. 1Ibareappllcable, setbadt lines
~aa'by~speciolsetbaell: llap pursuant to Chapter 20.08 of this
C04 •• b.~l be follove<i tor the purpose of detenoining leqo.l 1!Oti>ack
~~~.' "
SECTION 34. Se'Ction le:~5S.070 {eM General District Regula
tions) of the Palo Alto Municipal Code 1s hereby ~ended to read:
1 •• 55 .. 070 Special requir .. *llt.. The following special
requirements shall apply in tha CK qeneral .anufacturinq district:
(a) Permitted residential uses shall ~e qoverned by the
follo~inq additional requlations~
(l} Exclusive Residential Use~ For exclusive
residential use on any site, the regulations and. quidelines set
forth in Chepters 18~24 and 18.28 of the Palo Alto Municipal Code,
respectively, shall apply. Subsections (b) through (9) of this
section sball not apply to such use.
(2) Mixed Residential and Nonresidential Use. For
mixed residential and nonresidential use on any site, the regula
tions and guidelines set forth in Chapters 18.2. and 18.28 of the
Palo Alto Municipal Code, respectively, shall apply to that portion
cf the site are.a in residential use. In computing residential
densities for mixed residential and nonre~idential uses, tl'tere
shall be no deduction tor that portion of the site area in
nonresidentia.l use. 'the regulat.ions set forth in this chapter,
including subsections (b) through (g) of this section, shall apply
to that portion of the aite area in nonresidential use.
50
(b) Sites abutting or havinq any portion located within
~5.7 meters (one hundred fifty feet) of any RE, R·l, R-2, RK, or
any PC ~i.trict peraitti~ single-family devel0Pftent or ~ultif.mily
development, ahall be subject to the followinq additional height
and rard requirements:
(1) The maximum height within 45.7 waters (one
bundred. fifty feetJ of any RE .. R-l, R-l" Rl1, or applicable pC
district shall be 10.7 ~eter. (35 feet): provi~ed, bowever, that
tor • use wbere the gross floor area excludinii any area used
exclusively for parkinq porposes, is at least sixty percent
residential, the lIIaximum beiqht within 45.7 meters (one hundred
fifty fe.t) of an RH-4 or RH-S district shall be 15.2 z~ters (fifty
teet) •
(2) On any portion of a site in the GM district which
abuts II. site in any RE, R-l, R-2, RM, or applicable PC district, a
miniDua interior yard of 3.0 meters (ten feet) shall be required,
and a .olid wall or fence of between 1.S and 2.4 meters (five and
eiqht feet) in height shall ~ constructed and ~ainta1ned alonq the
common .ite line. The ainimum interior yard shall be plar.t~d and
maintained as a landscaped screen.
{l) On any portion of a site in the GM district which
is opposite from a site in any RE, R-l, R-2, RM, or applicable PC
district and separated therefrom by a str.et~ alley, creek,
drainage facility, or other open area, a minimum of 3.0 meters (ten
feet) shall be required. The minilllWII yard shall be planted and
maintained as a landscapetS screen, excluding areas required fer
access to the site. .
(e) Sites sharing any lot line with one or more sites in
any RE, R-l, R-2, RM or any residential PC district shall be
subject to a maxi1D\D! he.ight established J:-y a daylight plane
beqinning at ill height of 3.0 meters (ten feet) at the applicable
side or rear site lines and inc~easinq at a sl~ of one mpter for
each two meters of dista~e from ~~e side or rear site lines until
int".ersecting the height limit otherwise established for the GM
district: provided, however, that for a use Where the grcss floor
area excluding any area used exclusively for parking purposes, is
at least sixty percent residential, the daylight planes lIIay be
identical to the daylight plan requirements of the most restrictive
residential d.istrict abuttinq each such aiele or rear site line
until 1nt~r.ectiD9 the beiqht limit otherwise establishe4 for the
ex di.trict. If the reside~tial daylight plane, as allowed in this
.action, 1s selected~ the setback regulations of the same adjoininq
r6sidential district shall be imposed.
Cd) All uses, whether permitted or conditional, shall be
conducted in aucb • manner so as to preclude any nuisance, hazard~
or coamor..ly recoqnized offensive conditions or characteristics~
including creation or em.ission of dust, qas, aaoke, noise, fumes,
odor., vibrations~ particulate matter, c:heaical compounds,
electrical disturbance, huaidity, heat, cold, glare, nor night
illumination. Prior to issuance of a buildin9 permit or occupancy
51
perait, or at any other time, the buildinq official may require
evidence that adequate controls, measures, or devices have been
provided to ensure and protect the public interest, health,
comfort, convenience, safety, and general welfare froD .~ch
nuisance, hazar~, or offensive condition.
(e) Employee sbover facilities shall be provided for any
new buildinq constructed or fo~ any a~dition to or enlarqement of
any existinq buildinq in compliance with the following table~
Reaearch , development,
manufacturing, general
business services, and
business and trade
schools.
Gro •• 1'1QQE"
~ •• of
Bev con.tructloD
«l~ Square P •• t,
o -9,999
10,000 -19 ... 999
20,000 49,999
50,.000 and up
.umber of
Shovers aeq\lir.4
No Requirement
1
2 •
(f} Ratail sales service uses or ,qeneril "business office
~ existing on January 13, 1986 e.r ePt tltke' etEee"i\'e .ate ef a
jdi'e,ertJy'& relleraiftg toe SK,. "hiehe\ el" iSi i._ell, and 'Which, prior to
that d.ate weril lavtul conforming' permitted. or conditional uses
ope:ratih9 subject to.. a .. C:9'ooitiol'la1 use pe~i.~" ~l ~. leeaed toe
)),e .,I!l'"".e,~i".9 _~.,ee" iDay r_ain a •. grarldtather.ct uees and aha.ll not
~re ..... ·COmUti on.l Utle perait or be sub,ectto the proviSions of
Qta.p,~:r,-,'1't9'4~ ,,' SuCh uses shall be permitted to remodel, improve or
r:~p~a'ce,,<~.lte.~ :improvements on the same site, without etMIIpl~
~lty :\,:;o'::':·~lY. -,,:,with site development regulations, for C6ntin"u'al 'use "and occupancy by the same use; provided that any such
rell1odelil\9,. iBproveme.nt or replacue.nt shall not result in
increase(S floor area, nWlber of rooms ... height ... le~~,,,():r any other
lnereaae in the .ize ot the aprovement. tf '.' ilse. dened
~ ....... 'w .. t, ........... tIi«r ...•.. '.<id. ' .. ·purs" .. ··.ant to .. th.·· r •.. "' ... ilb.·.· .. s4tcti.' .. ·.·· ... Otl .. ·.·· •. t.~r'.,.:e .. s .. e5 a.oo thereafter ~;ln. .. 4111C<;1l1tinued for. twel.v" c:onsec:uUv .. aontb .. , 1t: .h.ll be
~1d.re4&bandoned and .01' be replaced only by a oonfcrainq use. i\.lIS.~d_ .. o!<]TODIftath.red ~ttotll,Ls sl>bsection (f) 1ihiell is
~ed;,to<>r·rel'lac:ed.l>y • eonfonUnq .. ~ shall.· not be re&Stab!l~!I!l.i,iDd""1 portion"o~a ~ft" or . ."yportlon or a bu.lldl.nq, the
\!$<!.'6r:!"h1.::11.Cbanqes troa a grandfathel<edllse to a conforainq nse,
~ll,.DOttbUearter be us." 8l<c..ptto.a6colUlOd&te a =nforllin!f ~ .• ,.~ ,",' ,',", , "," .".' ... ,<.,," ,,,, ,
f~) Gerlersl "'1:15:".899 effiee--ti"ge9 eKi-:!!I'eifl, 8ft Ja.nia!"~ 13,
19&6 er In "he effeeti.e dat:e af a ~!'epeptY'B ree8,.1"9 toe GM,
.... ishe.er is lat:el' , 8ftdt "lll efi , ,riel" toe t:h:at: da~e were la ... (\t}
8eft~ ... lft' pe .. i.~ed er ee"~it~ Qses e~e.a~ift' B~jeet~
8e.uU'iaftal IiIlB .e~i'ei ella!l 1118 dee.ed: 'as lie eSl'lferwhuJ \:Ieee,
S~eh 1:18e. shall ~e pepai~.ed te re.Bdel, impre.e e~ re,laee .i_8
i_,re. eaePtt.s aft V-.e .a.. .i'e; withe1:lt. caapl),',,! .itfl alt.e
dle .. 1 ele,.!ft'e ragl:tlat.i'"s fer e8.rtifteal use aft. Beetipa:l'Ie~ ~y 4;he .,aBe
~.e, pr8wi.e. ~a~ 6"Y .~eh reaedelin" i.pFe.e.el'l~ 8P le~laee~e~t
52
.}sall PIIa" re:lullt: :loft bLe!'ess:eei flaer area, PIIiSItl!sr at I'ae •• i he,-,h't J
left'l'Ml) ao!' APlly •• her i",eraaa8 {PI "he s:ifie at t:he i_!J!f'e,eBent..
~H9) On any portion of a site which is located ",ithin
one hundred fifty teet of any RE, R-l, R-2, RM or PC district
perzitting single-fallily or multiple-Camily development, additional
site 4e-velopment regulations and quidelines ahall apply as set
forth in Chapter 18.64 of the Palo Alto Municipal Code.
SEctION 35. Section 18.57.070 (General Manufacturinq (B)
District) ot the Palo Alto Municipal Code is hereby amended to
read:
1 ... 51.070 apecial requlr ... nt •• (a) Retail sales services
uses existinq on 4!!te effae":lu e "'at.e a! ~his eJul,toel','!--Janu.a.ry l.9.
j;~~3 and whicb, prior to that date .. ere lawful contormIriif permItted
cir 'conditional uses operatlnq subject tc?,,~ _c_onditional u!5ie" permit,
ahall "e de9lell t:a ~e eePlfel"W:iPLIJ IIsel oj' reJllain as grandfatbered
PIIeiO:'«l\d'lobilU not requiriio, a coniIiUOnaluse ""nit ot'be subject
to':theprov1sionsct~~r18.94"Such uses shall be pe=itted fo' 'remodel:; "'improve· c.r, rfilJ)lace_ ' si -te ~laprovements on the same 5 i te,
without BB.~l~ in. iiGCliiisity,' ·to"Campl)" ",ith site development
requlations~, for co'ntin'ual us~ and occupancy by the same use;
provided, that any such remodeling, illlpr-ovement or-replac:ement
shall not result in incre~sed floor area, numbe~ ot rooms, height,
1,el!9th, __ or_ .. n¥,9_~er i~c,rease, in ,the size ,o,f the"bpr-ove:men"t:~" It ii""" "'~9rlUlcUa1;h.reapUto'ufJ>t to this subsection (al cease<; ~,.~e:ra~ter, re.ains"dis~i:-nu~ "for 'twelve: ,consecutive months, ~t'SMl1~. cona.~dered,iI.b,a-.and liOay bereplaceCl only by a
!)On!~,'~""">',lI. .... ,~eeooe<I 'P'"ruUathered pursuant to this ~ ... ct,i"'" (~L'!'IiICh .ia <:I>a.Qged to. or replacea .J?l:.'. conforiaing use
il,ba1l 'bC)t1>e" NestablI shed•. and. any pc>rtlon.~f' a site or IlJlY jiciJ:ti<>i\:<ifabllllcl1Ag.tliio .... ~r ~hlcb cbangeilfcolO ..: qcand
r"'l:herW·'UlI";;to,aconforialnqusEi;' shall not. thereafhr be used
"'''''Pt;'to a~ate aconfox.ing use. ","'_'> '" ,_, -_ ,,' ,."::",, :",,<,h .• ,.,." ,_.,0' """"_><" , " '" ,_" ".,
(b) General business office, us~s_which (1) existed on *fle
effee4!:he "'&'=8 et Wli9 eeetieft September'6.,-19B4~ and w!",ich, prior
to that date were lawful conforming permittee or conditional uses
operating subject to a conditional use pe~it er (2) had B~~ained
a !'eea_eREiiH:ieon fer a"~lrlal ,u .. sliaJlt; "'" Ghapt.er 16. fiB (J .. rehi-t.ee
.lil'al Re. leu) a~ ~he .i.e Ute prB~ert:r ~~ ~e:e,O!\ed toe, GM(S)" Bhall
lie lIee.ed 'e be eeftfe .. " .. , 'tIISe8. aay' .re&a._lri.' u qr&ndrathered uae&
~tld~iilt'''9tii!lzUiriio a-n.nUOMi ..... J--it or.besubject to the ~~~ .. ior .... ~t·c:bapter . 111.$&.. Such uses shall be pennitted to ruOdel;' improve-or',',I-,e"l_i!IIce, "sIte, ~JIlproVement5 o-n the same site ..
without aea,lo:. 'fI, ~.l't:y :~,' CGJIply with site development
requlations_"· tor continual use and occupancy by the salle use;
provided, that any such reaodeling, improvement or replaceDlent
.ball not reault in increased floor area, number of roo.s, height,
1.~~J or any other increase in the size of the i.prove.~nt~ No
gross square footage may be added tor any other use on, ~ &;1 te where
a general business office use is deemed a,eBn~aEBift9 graftdtathered
use by a.~lication o.f this abaploepilUbMCtlon (b). If e. use deelMcI gr.iotidf,atbarea }llitsiiant to thl. sllfisectlon (b) c ....... and thereafter .. " -, -,","'-,.'. ,'-'.' , ,'" ".:',' " ,
53
'10204 We: ClCOOI90
~CTION l§. section l8.§0.050 [LH Di&trict ~equlationsl of
the Palo Alto Municipal Code is hereby amended to resd:
1 •• '0.050 Bite 4evelopae .. t r'"9"latioDl, The following
site develop~ent regulations shall apply in the LK limited
industrial/research park district. '""hen the IX district is
COlibined with the industrial site coJabininq diFtrict, the combininq
~istrict requlations shall govern. Mo~e restrictive regulations
.ay be recommended by the architeotural review board and approved
by the director of planning and community environment, pursuant to
Chapter 1§.48 of this code.
(a) Site Area~ ThQ minimum site area shall be four
thousand seventy-four square meters (one acre).
(b) site Width, Tho minimum site width shall be lO.5
meters (one hu..idred feet).
(c) Site Depth. The Jl.inilDWll site depth shall be 45.7
meters (one hundred fifty teet].
(eI) Front Yard. The minimull front yard shall be 6.1
meters (twenty teet).
(e) :Rear Varel. The minimum rear yard shall be 6.1 meters
(twenty feet).
(fJ Side yards. The follD\iinq side yard regulations shall
apply:
(l} The lSIinilllWII: interior side yard shall be 6.1
meters (twenty feet).
(2) The minllll'uJI street sidec )"ard shall be 6.1 meters
(twenty feet).
(q) Floor Area Ratio. The maxi.WI allowable floor area
ratio shall be 0.4 to 1, except as provided in subsection (i).
(h) site Coverage. The:max i_um site eoverag;e aha 11 be
. thirty percent of the aite areal except as provided in subsection
(i) •
(i) Exemption tro. floor area and site coveraqe limita
tions for minor additions tor the purpose of on-site employee
aaenities , resource conservation, or code compliance. Except in
54
.. ,
•
.
areas designated as special study areas, the director of planning
and cosmunity environment may permit minor additions ot floor area
to facilities that exceed floor area ra~10 and. .it~ eovert.qe
lilaita, for purposes of on-aite employe.e amenities, r.~ource
conservation, or code compliance,. upon the 4eteI'lA!nation that such
.1nor additions vill tacilit8te the reduction of employee vehicle
ua. or tha.t such .additions will not, of themselves, generate
.uhatantial additional employment~ Such a4ditions .ay include, but
not be limited t~. the follovinq:
(1) Area designed and used solely for providing on
site services to employees of the facility, such as recreational
facilities, credit unions, cafeterias and day care facilities;
(2) Area designed tor enerqy con&ervation, such as
trash compactors 6 recycling and thermal storage f~cilities: and
materials
upqrades.
{3) Area designed and required ror biilzardous
storaqe facilities, handicappe~ access and se.ismic
(j) Heiqht. The maxiRum haight shall be 10~ 7 meters
(thirty-five feet): provide.d that any portion of a structure
greater than 7.6 meters (twenty-five feet) in height shall be
located a .inimum of 12.2 meters (forty feet) from any site in a
residential district.
(k) Accessory Facilities and Uses~ Regulations qoverning
accessory .facilities and uses, and governing the applica.tion of
site development re9Ulations in specific instances, are established
by Chapter 18.88.
(1) Outdoor Activity. All uses and activities shall be
conducted witbin a buildinq except the following permitted outdoor
activities or uses;
(1) OUtdoor activities associated with residential
use:
(2) Landscaping,
(3i Parking and loading facilities:
(4) Recycling centers 6 'Which have obtained a
conditional use permit:
{S) Noncommercial recreational activities and
facilities accessory to permitted or conditional uses: and
(6) Activities and facilities access.ory to condition
al uses 6 when authori~ad by II oon41tional use pe~it.
r.).·"spe"ljlr .. ·~ethaclts.1iher. applIcable,' ... tback lines
~B;4"~,:a8p<r-lai Setback,Ka .. "p=want t.o Cha .. ter 20.08 or this
55
.10201 .... OMOHIO
..
./.
~~··t?gj'i\oI.~r~~ ··i:he·~'.ot. 9~nU.n!.ftg legiol utbacl<
'" -''', , _.. " ',,:," , :.' :., 1-
SECTION 37. Section 18.71.060 [OS District Regulations] of
the Palo Alto Municipal Code is hereby aaended to re~d:
1 •• 11.0'~ 0 ••• requiriD9 u •• pera!t •• A use permit shall
be first obtained for the following ~ ••• aa provided in Chapter
18.'0 When the applicant can establish adequate justification that
the proposed use viII be consistent and compatible with the intent
and purpose of thi» chapter, and that the number of employees and
resident population approx:imates that which would result from a
principal permitted use:
(a} Animal care, including boarding and kennels:
(b) CelDeteries., not including Eaus.olea, crematoria, or
columba ria. All markers of graves shall be flush with qra~e level
and be dee.ed to be impervious area under this chapter;
(c) COmmunication and utility facilities;
Cd) Educational, charita~le, research, and philanthropic
institutions;
(e) Guest ranches;
(fl Recreatlonal uses including riding academies, clubs,
stables, country clubs, and golf courses;
(q) Large day care homes:
(h) A second detached single-family dwelling unit,
provided that, in addition to the site development requlations
apeeified. for the R-l or R-2 Special Residential BUildill9 Site
Coabining District, all of the tolloving conditions Are met:
(1) The minimum site area mllst be 40,469 square
~eters (ten acres).
(2) The second dwellinq unit must be separated from
the or"i9inal dvellinq unit and from any other accessory building-by
a minimum distance of 3.7 meters (twelve teet).
(3) The second dwelling unit .ust be limited in si~e
to nine hundred '900) square feet of living area plus two hundred
square feet of covered parking area, and sh&ll be limited in height
to one story lind a .axiaum height of S~ 1817 meter&-(seventeen
'feet), as .easurec1 to the hlqheat point of the building.
(tl The a.cone! dwelling shall have s.treet access. from
II driveway in COBaOn with the main residence in order to prevent
new curb cuts, excessive paving and elimination of street trees.
56
•
\
-_.
,
(5l The second dwelling shall be architecturally
cozpatible with the !lain residence with resptact to style, root
pitch, color and materials: and the additional parking shall be
screened to off-site Yl~vs by m~an8 of veqetaticn or fencing.
(6; The second dwellinq shall be designed so as to
perait a .inimum of two bundred square feet ot usable open space
tor each dwelling unit; provided, however, such open apace may be
c:ombirJed or separate, ao lonq as & BiniBUJI of tlll"O hundred square
teet is directly accessible fro. eaeh unit; and provided, further,
tor the purposes of thl. section.. usable open space sh.all not
include any re~Jired tront Qr street side yard.
(7) Accessory dwellinqs and quest cottages eXisting
on April 28, 1985, and which prior to that date were lawful, con-
_,!',?'~,,_, "',}',n""Ii:f,_,.,'~~, ,',1 ~,-,lt,. ,e, "~ "U,' ,5," :_~,',', .s, ',t' ,,'~,'~,', -,~,.','},-',NY~O" ~,." ',8, '," ~e",,_,~.e II -he ~ e e enf e l!"II:!:fI g ~ 9; e!J: may c::~.~n::'O~"1~ nortcon on~~,::usea .. Sue uses sball be penD.1tted
to" r.i!mode.i;,i' improve O'r" iep'lace' site improvements on the same site,
without necessity to comply with site developmant regulations tor
.c:ontinual use ,and occupancy by the same use: prov id,e.:i that any such
remodeling, improvament or r~plAcement shall not add a kitchen nor
result in increased floor are., n~er of dwellinq units~ height,
length or any other increase in tbe size of the improvement without.
complying with the standards set forth in Section lB.il.060 (h) and
applying for and rece.iving: a conditional use permit pursuant to
Chapter 18.90.
SECTION 38. Section 18~ 72.050 {AC District Requlat1.ons] of
the Palo Alto Municipal Code is hereby amended to read:
18.72.050 Site d..v.lopent regulatloa... Tbe following
site. d.evelopment requlations shall apply in the AC aqricultural
conservation district, provided that more restrictive requlations
may be recommended by the Architectural Review Board and approved
by the Oirector of Planning and community Environment, pursuant to
Chapter 16~48 of the Palo Alto MuniCipal Code:
(a) Site Area. TIle minimum site area shall be 20,234
square lIIeters {5 acre5).
(b) Site width. The minimum site width shall be 76.2
meters (250 feetl·
(c) Site Depth. The minimum. site depth shall be '6.2
.eters (250 teet).
(d) Front Yard .. TIle ainiJIIWll front yard shall be 9.2
meters (30 teet)~
(e) Rear Yard~ The .inizua r~ar yard shall be 9.2 meters
(30 feet).
57
. -
-.
--
(f) 5i40 Yards. The tollowing side yard regulations shall
IOpply:
(1) The minimum interior side yard ahall be 4. Ei
•• ters (15 teet).
(2j The minima. street side yard shall be 7~) meters
(24 feet).
(ij Re5idential Density. Not .ore than one dwelling unit
per 4,074 .quare aeters (one acre) ahall be permitted on any site$
including all dwelling \U~it5 as permitted by Section 1B.72.0)0.
(h) Site coverage.
(1) The .axisum site coverage shall be ten percent
(10\) of the site area.
(2) Impervious ground surfaces may ~over ten percent
cf the lite araa, in ad4ition to the: allowable coveraqe by
buildings established by subdivi.ion (l).
(i) Height. The .axiaum height sh&ll be 10.7 meters (l5
teet).
(jl Accessory Facilities and Uses. Regulations 90verninq
4CC9ssory facilities and uses and governing 'the application of site
devel~ent regulations in specific instances are established by
Chapte r 18. B8 •
(Il)c:;;Specal~etb&e1<io;"?Wbe'" .. Wl1cab1"; setback lines
§i.P<>i~]'Y"liapeeiallleU>acll:Hep pursuant to <:hapter 20, 080! this
CO<ieom.il:'boI'followed tor the purpose of deteno1ning legal setback f~(t,t:~g;' '. "",,",.'., ..... ..... .............. ' ...... ,.".... ... .... .
SECTION ]9~ Section 18.90.010 {Variances and Conditional
Use Permits] of the Palo Alto Municipal Code is hereby amenQed to
read:
~ •• 'O.010 DUti •• of soaiDq a4aiaiatrator. Subject to the
provisions of this chapter and the general purpose and intent of
this title, the zoning administrator ~ey qrant the following:
(a) A variance from the site development regulations
(except limitations on residential density and size of establish
_nt) and parking and loading r8qulations (eJ<c"pt tbose handicapped
parking regulations mandated by state law and contained in Sectivn
18.83.040) "pplica~le within any 4iotrict established by this
title;
(b) A variance from the special requirements that apply to
site development and parking a.nd loading requlations (eueel'*=
pra. 'siens lIlbiek •• 8'=1'18\ eKpaPlsisft af 't!ges dles.ed eel'lfBHliJ'lIJ ~)'
viR-!:le .1 a speeial rrell'lil"'e.e,,") appliCAble within any district
58
•
~~~~:i~f!~·~·· W'hiChr .... trict ~~~~~~~~~~~~,~~~;:~~~~"~~~ to t. ..... peda+ requirements
and exceptions as
Bet in Cl"tapter 18. a8 except location of accessory
bull,lil19's:
(e) A variance fro. the requireaents of Title 20;
(d) A. variance troll! the requirements of Chapt.er 16.24
except Sections lE.24.0~O and 16.24.070;
(e) A conditional use permit tor any use or pUrp¢oe for
which such permit i. re~lred or permitted by the provisions of
this title.
SECTION 40. Sectio~ 18.90.080 [Variances and Conditional
Use Permits] of the Palo Alto Municipal COde is hereby a~ended to
read::
11.90.080 •• vocatioD, ertell.ion, t.ransterability, and
duratioa. (a) In any case where the conditions of a variance or
conditional usc permit have not been or e.re not being complied
with, the Eonir~ administrator shall set a date for public hearing
and notice the public hearing in accordance with Section 18~90.030.
Following such hearinq, but not more than ten werking days after
the conclusion of the hearing, the zoning administrator shall make
findings of whether the ~ondition5 of the variance or conditional
use per.it have not been or are not beinq complied with and render
his decision to revoke or modify such variance or conditional us~
permit.
(b} In any ca!!~ 'Where, in the judg'ment of the. zoning
administrator, substantial evidence indicates that the use
conducted pursuant to a conditional ~se permit is beinq conducted
in a manner detri&ental to the public health, safety and welfare,
the zoning administrator shall set a date for a public hearing and
notice the public hearing in accordance with Section l8.090.~30.
Following such bearing, but not aore tilan ten working days after
the conclusion ot the hearing, the zoninq administrato~ shall mak~
tinding's of whether the use has been conducte.!! in a manner
detriDental to the public health, safety and welfare and render his
decision whether or not to _edify the conditional use permit~ In
4etermininq whether the use is conducted in a llanner detrimental to
the publiC health, safety and welfare. the zoning administrator
shall consider, but not be liaited to, the. tollowinq: increased
traffic, insufficient parking, increas~d hours of ope~ation,
increased noise level and increased capacity.
(c) A variance or conditional use penlit which has not
been 'Qsed within one year following the effective date thereof,
snall becoae null and void and of no effect unless a sborter time
period sball specifically be prescrited by the conditions of such
variance of conditional use perait. The zoning administrator may,
without a hearing, extend such time tor a maximum period of one
59
<;"if;'
-'Jr,'-
•
additional year only, upon application filed with him before the
expiration of the one-year li.it~ or the expiration of such limit
as may be specified by the conditions ot the variance or conditi~n
a 1 use perm1t.
(d} A use perait which haa not been used for any period of
one year or .ore ahall become null and void~ ~t ,~eft ~i.e as ~he
•• "in! aa..i"llllt.l'ate:r lIet:e .. bteB Y'ta\ it: iSi lIest liJf:ely t.hat. a use
peNI:t J\&!I "84: lseeli 'die.,. fer a yeaF ,,~ Bet-e, _be liB.""", adninis
t-I'a" •• 8ftl:l1 PJe4:ity t:be ,'PepeR;' eVl'l:!:. aft. :held it I! HIlla he-a!'"il'!o~ il'l:
aeElupllaftee vi~ Seeti!fII: lS.s~8dI38. A't t:fte t-iae at\d' )!!liSe! Be" fer
elcliea ftea~i"'lJ) ~a le'f!:ift'J G:si:r..ia'f:!'ate!l!' Hall be&r eyile.ee eft ;:he
yea ... ul,'er n8:FJ:I:lSe at t.he tise ,enli.'E. l1it.ltlift a reassFlal:lle t:i:ae, IUit.
ftO_ .ere ~a" ~en uePkift! .ay. af~er ~e eeftel~sieft 6f ~e hearift,.
the l!!!Ift!", _"l:ftistrat:sr silell ae:Jte fh'.i:,,~a aft" re",der e deelelsPl
_II t5fte eilea\:i-Je'l'lesSi ef NmIoe ilse ,epa!" iNstiee af ~lle desisi8" af
~e 118nii"l~ 8:Hift!:s!::ra"er shall be .ailed toe E"e l'r:eJ!e.~ 8:aPf\l!o!' ella
~B aA~ e~e~ ,e!'sB~ .e~e9~ift' aueh ~6tiee, ~e ~eeieiB" af the
BSf!:i:", a_irtiSiiHat;e.r. lIay ~e al'l'ealed iF: aeesFEiaPlee · .. it;!\ Giftal!tel!'
18.92.
Cel A variance qrante~ pur.uant to this chapter shall
exist for th~ life of the existinq structure or such structure as
may be constructc.d pursuant to the variance approval unless a
4ifferent time period is specified in the issuance ~f the variance.
A variance from the parking and loading regulations shall be valid
only during the period of continued operati.on of the use and/or
structure for whidl the vari~nce was qranted4
SECTION 424 Section 18.90.120 {Variances and Conditional
Use Permits) of the Palo Alto Municipal Code is hereby amended to
read:
1I.90.1.2e Sal .. of alcoholic ...... r...... Cal In any
district where otherwise permitted by this title, any eating and
drinkinq establishment or other use bav inq any part of its
operation subject to an on-sale licen~e required by the state of
California sball be subject to securing & condi~iona1 use permit.
(b) ~ conditional use permit shall be obtaine~ w~eAese~ a
fte:ar !1ft sale lieefllee is reEfUir_d t:ly to"e s~a~e af eal:ifa~ia, a.ui in
the case of premises. for which no conditional use peI"'DIit is in
force, whenever II new on-sale license BE' a t._a"sfer t.h:e~esf is
required by ~ •• tate of California.
rclcXilElili·ca .... ofpr ... l .... tcr· ><bieb .. conditional Qse
i>iii.·." .. ·.t. t.'.! ..•.• ilI .. " f.O""'; ... whlch pOinolta. th .• Sale of alCOhol •. ·. an lUI .. en.u.ent t-O,.""!<'h petlUt. "¥oll be required whenever such use is intensified
~.;';",~"", '.' "ll .. ~~.to<>u.!J8:
r~jlternt:h .. iii",,9(:·pteiil .... f9iwhtcfo ,"eoric!itiorta} use t!riIt;:l~?~::to...,.;but ...... pe .. it doeanot permt sales of
!!~~l,;;."",,""D4Mnt "".\lOb pen1t ahall be required whenever a
,......on-.al~.l.i~B. Ja,equit"ed !>y tbe atate of' california.
60
\
~.il The maxia. number of perxi ts for on-sale qeneral
(liquor, be'er and: wine) and tor on-sale 'beer aDd wine licenses
which aay be i.sued in any single block where any portion of the
block ia ela •• ified in one or .ore districts in Which an eating and
drinking establi.bment 1_ • per.itted or a conditional us. ahall be
g~;.rn.d b7 the following table, and no applications for a condi
tional use permit for the sale of alcoholic beveraqes under an on
.ale license troD the .tat. of California shall be accepted unless
the .ta.,·ldarda in this section are met.
In any block having residentially zoned site area equal to
or greater than 25 percent of the total block area:
........... _rof
Co.tiUoaal U"
.end~. lrhioll. lIIay
• 0 Aatllorll.4
No permit
l. permit
2 penlits
3 or mere
square r.ot of loned Sit. Aro. in
Diotriot or Diotrict. AlloviDg
aatiAg and Drinking V.e •• a
•• raitt.~ or COD4itlonal 0 •••
0-1,858.0 sq .•. (0-19,999 sq. ft.)
1,8S8-3,71.6.0sq. II. (20_00-0-19,999 sq.
ft.)
3, 7l6,1 sq.m. and above (40,000 sq. ft.
and above)
In the same proqression~
In any block having residentially zoned site area less than
25 percent of total block area:
JlUiBua _r of
CoaditloDal a ••
.erai t. nicll Kay
.e Authori •• 4
4 permits
5 permits
6 permits
7 perlllits
B or .ore
square .... t of 1011..4 Sit.. Ar •• in Dis
trict or Diotrict. Allo"i"9 Zathq aJld
Drlaki~g v •••• a .er.aitte4 or Condi
tio.al v •••
0-14,864.4 sq. "'. (0-159,999 sq. ft.)
14,864.5-29,728.9 sq. m. (160,000-
319,999 sq. it. J
29,7l9.0-59~457.9 sg.m. (320,000-
639,999 sq. ft.)
59~C58.0-118,915.8 sq.m. (640,000-
1,279,999 sq. ft.)
In the same progression.
-t4t'lt) Additional conditional use permit. may be autho
rized for establishaenta for on-sale beer and wine licen$es. The
total n\Jaber of sucb additional penlits shall be equal to half the
nu:aber ot on-sale general licenses per.itted 1.n the 'tables
contained in .ubsection (e) of thia section.
SECTiON 4]. section 18.94.040 [Nonconfor.inq Uses and
Noncomplying Facilities] of the Palo Alto Municipal Code i. herety
.... nded to reael:
1 •• '4.040 aoDcoaforaiDg uee--Di.contiDuance. (a) On any
site havinq facilities thereon valued at less than one thousand
dollar.~ any nonconfor-ing use, other than a residential use, Which
6)
/
:C=c'~-'-' __ "_""L ____ " __ "';'_~ ____________ ........... ___ ~
is discontinued or abandoned or otherwise Ceases operation and use
of the site for a period or six .ollths or longer shall not be
resumed, reestablished, or continued l and all subsequent use of
such .ite and facilities thereon shall conform to this title.
(b) on any site not subject to subsection Cal, a noncon
for.ing use Of ~acilities designed and constructed tor nonresiden
tial purposes which is d.iscontinued or abandoned or otbervise
ceases operation and use of the site for • period of one year or
aore shall not be resumed, and all subsequent use of such site and
facilities thereon shall conform to this title~
(el Notwi~h6tandin9 the provisions of section 18.94.030,
or the provisions of subsections Ca) and (b) of this section l in
any residential district, a r.onresidential, nonconfonling use.
occupyinq facilities originally designed and constructed for
residential use which is discontinued or abandoned. or otbervi&e
e.ases operation and use of the site for a period of ninety days or
greater shall net be continued or recommenced, and any subsequent
use of the site and facilities shall conform to this title. This
provision shall net be construed to prevent a change of ownership
or .aniU~Qment of such nonconforming use; provided, that any
cessation of operation of the use is solely in connection with the
transfer of ovnership or management to a specifically designated
person or enttty and is solely for the purpose of accomplishing any
transfer of title, equipn:ent, eperational control, Qr Similar
purpose. Net:lliPlg eeflt4:3:!l\eel in *81& s~seetiB" siiall allee, t;t:se
~t. Maift'aift 81 replaee a~ eElise Hse es 'P8;i~e~ i~ 6ee~ieA5
lB.2!.97G(a), 18.27.979(41, aft~ 19,29,976(.),
SECTION .f. Section 18.94.060 {Nonconforming Uses ana
Noncomplying Facilities] of the ralo Alto Municipal Code is hereby
amended to read:
18.94.060 Boneo~forain9 u •• --aepl.c ... nt o~ facility. A
facility, used or occupied wholly or partly Dy one or more
nonconforming uses.. which is: dama9'ed or destroyed! by any means
except ordinary wear and tear and depreciation, may be recon
structed or replace~ only fer occupancy or use by a conforming use,
except in the following instances:
(a) Where none of the nonconforlllinq uses is subject to
teraination as provided by Section 18.94.010, reconstructio-n or
replace.ent tor continued occupancy or ~&e by such nonconfo~inq
us. shall be permitted only in accord with the following limita
t:.1on&:
(1} The extent of nonconfo~ity, or the intenSity of
activity, or the site are~ or floor area occupied by the noncon
toaing use subsequent to reconstruction or replacement of the
facility shall not exceed that existing prior to reconstruction or
r.pl.acement.
62
(2) Reconstruction or replacement shall be subject to
all applicable laws, requlations, and procedures otherwise
governing construction on the site.
(b} When one cr more of ~~e nonconforming uses is subject
to teralnation as provided by section le.9.~070, reconstruction or
replaceaent for continued occupancy or use by such nonconforming
USB shall be permitte~ only in accord with the following limita
tions:
(1) During the first one-third of til.. applicoble
termination period of such ese, the f&cility may be reconstructed
or replaced: provid.ed the value of such reconstruction or re
placeaent shall not exceed seventy-five percent of the value of the
facility prior to damage or destruction.
(2) During the second one-third of the applicable
termination period of such use, the facility may be reconstructed
or replaced: provided the value ot such reconstruction or re
placement sball not exceed fifty percent of the-value of the
facility prior to damage or destruction~
(3) OUring the last one-third of the applicable
terainatlon period of such use, the facility Bay be rec~nstructed
or replaced; provid.ed the value of such reeonstruct:ion or re
placement shall not exceed t~enty-fiva percant of the ~~lu.:o£ the
facility prior to damage or destructicn~
(4) Any reconstruction or replacement permitted in
ttds chapter shall not extend or otherwise modify t..'1e required
termination date established by section 18~94~070 ana applied to
the nonconforming use prior to such reconstruction or replacement.
said termination date shall apply to all portions of the site or
structure, includinq those portions reconstructed or replaced~
SECTION 45. section IB~94~ 070 (Nonconforming Oses and
N~ncomplying Facilities] of the Palo Alto Municipal Code is hereby
amended to read:
18 ..... 070 .ODco~toraiaq ulJe--llequirec1 termination. (a) In
any district, a nonconforminq~ nonresidential use o--cupying a site
ha~.rinq facilities thereon valued at less; than one thousand dollars,
shall be terminated within five years fro. the effective date of
this .ection~ or within five years from the date such use becomes
nonconforminq, whichever date is later, and within such time the
improvements shall either be reaoved, or converted or modified to
accommodate a conforming use~
(b) Zn any district, a nonconfor.ainq, nonresidential use
of a site not subject to subsection (a) ot this section sball be
teralnated in accord with the following provision5 and .chedules~~
e~eept ~a~ ft8~ift' e8ft~&ift8d ift ~i. 5~s8etieft affests ~e Fig~t
"eo .aiMa!:,. SF I's)!Ilaae ,rsfessisnal aM .edieal effiee l::I:!!es iU
,18.ill •• "Po Seetien'ls 18.12.879(4)" 18,17.979£.), IF;102L979(a),
18.2l.S7Q(a), 18.r5.e79(a)~ lB.i7,B~B(a)i aft' lS,29.97G(a)1
63
~ --
(1) When occupying or using taeilitles ae$igned and
built tor reaider.tial u.e, the nonconforming use shall be terminat
eO \lithin ten years froD July 20 .. 1978, 0:: witbin ten years from
the date S~~ use becomes nonconforaing, whichever ~ate is later,
and witrtin such ti~e the improvements sb~ll eithez be removed, or
converted or modi tied to accommodate a confor-inq use.
(2) When occupying or using facilities designed or
built for n.;:)nresidential use, the nonc:onfol"'Bling use shall tie
terminated, and the facilities ghall be converted or modified to
accommodate a confonaing use, o-r sha.ll be. rew.ovttf3 at c:: bt!fcre the.
time limit prescribed in subdivision (3l of this subsection;
provi~ed, however, that no such termination, removal, or conversion
shall be required within fifteen ye.ara from July 30" 1978" or
within fifteen years from the date such use became ncnconforzing,
whichever date is later: provided, however, that uses which were
made nODConforEing as a result of the 1974 Fire Zone 1 study, by
Ordinance No. 2771, adopted March 25" 1974, shall terminate or.
November 23" 1990: and provided, further, tha.t a.ny use. -ma.de
nonconforming by said Ordinance No. 2777, the primary purpose of
which is to prepare and deliver food to senior citizens" shut-ins
and others with lilaited .ability .ay remain and shall not be
subject to termination pursuant to this section. Such uses shall
be peraitted to remodel" improve or replace si~e improvements in
accordance with applicable site develop~ent regulations, provided
that any su.ch remodeling" iBiprovement or replacement shall not
result in any increased floor area.
{3) The following schedule sh~ll govern the period of
time tor termination of .nonconforminq uses specified in subdivision
(2) of this subsection:
(1.) Such application shall be accompanied by
such fee as is prescribed in the municipal fee schedule.
(2) Upon receipt of such application.. the
director of planning and community environment s'hall so int'crm the
chairperson of the planning commission who shall set a date for a
public hearing-on the applica.tion which sball be held within a
reasonable time from the date of filing of the application. Notice
of the hearing shall be given in the &~ manner as provided in
Chapter 18.50 for notice of hearing by the zoning administrator.
(3) Upon the date set for hearing, the plahning
co_iss ion shall conduct a public hearing-thereon, unless, for
cause the commission shall on that date continue the matter. Upon
conclusion of the hearing~ the commission shall determine whether
the use of the prcperty on July 20, 1978, is compatible and not
detrimental to the land uses designated in the co~prehenslve plan
for the .urroundinq areas of properties. In the event the
camaia.ion 80 finds, it sball recommend to the city council that
the u.. shall be exempte~ from the teraination provisions of this
section. The co=mission .ay recommend such conditions as it ~ay
find necessary to insur. compatibility including, but not limited
to, required aprovement of or .odifications to existinq improve-
64
~.,...---"---'--"'-'" .-.-.---1lIIiIII1fIiI1.
\ ,
.. nts on the property, limitations on ~~Jr5 of operation, limita
tion on the nature of operations, and a specified term of years fo~
which the exception shall be granted.
(4) Upon receipt of the recommendation ot the
planning coma1ssion, city council 5hall consider the application
within a reasonable time. Th~ council may. at its option, conduct
a public bearing on the &atter.
In the ~v.nt the council finds the use of the
subject ~roperty to be compatible with and not detrimental to those
land uses de$ignated in the comprehensive plan for the surrounding
area a.nd properties .. it shall, by aotion, except said use from the
tersination provisions ot this .action. In granting such excep
tion, tbe council JIIay include such conditions as are deemed
necessary to insure such compatibility, includifl9, but not limited
tOt the conditions set out in sub.ection (c)(3) of this section.
. (5) Any use which is excepted from the termina-
tion provisions of this section~ and which is chanqed pursuant to
Section 18.94 .. 030 shall be subject to the termination provisions of
this section as thouqh no ~xception had been 9~anted.
(6) Any use excepted from the termination
previsions of this section shall ba permitted to remodel~ improve,
or replace aite iBprovements on the same site, without the
necessity to comply with site dev·~lopment regulations, tot'
continual use and occup&ncy by the same use; provided, that an~
such remode1ing, improvement, or replacement &ha~l hot result in
increased floor area, number of dwelling units, hei9ht~ lenqth, or
any other increase in the size of the improvement.
(d) Notwithstanding the provisions of this section, any
off-street parkinq lot which vas lawfully existing and not Subject
to any required tenaination provisions of any predecessor ordina.nce
on the effective date of this section, and which on th~t date was
and continues to be used Bc-cessory to a lawful conforming permitted
use, shall be permitted t~ co~tinue in existence and use for the
life of the principal use to which.it is accessory~ r~gardless of
whether said parking lot and principal Dse are located in the same
district.
SE(;l':IOH' U.. section 18.94 .100 ~Nonconforminq Uses and
Noncomplying Facilities] of the Palo Alto Municipal Code is hereby
aaend.~ to read:
18.'4 .. 100 lIoncoaplyiD9 taeillt:l'--Replacemell.t .. A noncomply
ing facUity which is "uagee! or destroyed by any <leans except
ordinary wear and tear and depreciation .ay be reconstructed only
08.5 a complying f~cility, except as follows:
(a) When the damage or destruction ;;,t a noncomplying
facility, affects only a portion of • the facility, .... -hieh ~er'i&J1I
6eett ~:lultrAicS not constitute or contribute to the noncompliance,
6S
.. ,
•
•
. " -".-.
•
sa1eS portion may be repaired or reconstructe~ to its previous
confiquration.
(b} When the d.page or destruction of a noncomplying
facility affects ~ a portion of _ the facility, ,,"'ie!l " • .,tie"
~ constituted or contributec! to t.""e, __ n:~Z1co_mplianc ... any replace
aen€ or reoonstruction to such ~amaq.a:J)C)H,::ion shall he relf".:lirell ~a
be accomplishe~ in such manner as net to reinstate the noncompli
ance or deqree ot noncomplIance caused by the destroyed or damaged
portton of the facility, and othe.rwise in" ~,~ll compliance with this
title: ,."",ide', \hat. is, _t;h,e,~.boWe_v~., jf the cost to replace
or reconstr..lct ~ ~ ,,'}\o~lyiDg' 'pertion of the facility
«&Ra,ed er ~e9~pele. to, its preVlOUS configuration does not exceed
fifty percent of the t.()t.al cost to replace or reconstruct ~
peRian ef the facillty"·.~!:,e!l $I!' des,tilleyell in conformance with
this sul:lsection, then _ the 4aJIagecl noriCoIIplYlil9 portion at ~e
faei,li" lIa.aged e:l' dest.:l'''::ie:a may· be 'replaced or 'reconstructed to
its previous confiquration. In no event shall such replacement or
construction create l cause, or increase any noncompliance with the
requirements of this title.
(e) Notwit.hstanding subsect.ions. (a) and (b) hereof, a
noncomplyinq facility In the commercial CS, CN and CC zones and the
industrial LM, LM(lJ, LM(5J, GM, GKCS) and OR zones, except for
those areas designated as special 5~udy areas, existing on
A~9Ust 1, 1989 1 which when built was a co&plylng facility. shall be
permitted to be remodeled, improved or replaced in accordance with
applicable site dQveloplllent requlation,; other than floor area
ratio r provided that any such remodelir~, i.provement or replace
ment shall not result in increased floor area.
(d) Except as otherwise provided in this section 'With
reqard to replacement or reconstruction ot a portion of a facility
to its previous noncomplying con~ition, all reconstruction shall be
subject to all applicable laws, requlations, and procedures
otherwise-governinq construction on the site at the time said
construction is undertaken.
SECTION 11. Section 18~Jl.l15 is bereby added to Chapte~
18.71 [OS District Regulations} of the Palo Alto Municipal Code to
read:
J;a.7i;U$"lIpeclal·· •• U>&cka.' Where' appHcahle. setback
JI.ile..'~by .",apaelal5etbaclt _p pursuant to. Chapter ~O. 08 of
~~.~e~llbli'~ollowed, .. ~or the purpose .. ot lIeterainlnq legal
~,~~ .. J'!!~!;~~ ,
SEctION 4B. section 18.90.105 is hereby added to Chapter
18.'0 [Variances and Conditional Use Permits] of the Palo Alto
Municipal Code to read:
J.:.~;nJ;:',Yiriu-. OIlIis4i peril! tiiii. "" .. j .... "U".. with 'l"'i"'jill-~tj','S!'ii.. ollaDg .. ;.tt. aD4d.dlJAappU".U" ....... 11
m!!eati'!'\"':o't'OI' ~~o"al. req1lirl"g r."l ... of aa", .,."iro ...... tal
0, ..••••• t .:":~:".ZJl!).,:.~e~~"!,.?pl1cat1.~. 1. lI"de for a pl"""ed
'. , , ,
•
SECTION "9.
COmbining District 1
deleted.
Chapter 18.31 {Neighborhood
Qf the Palo Al to Municipal Code
Transition
is bereby
SEctION SQ. The Council finds that this project will not
have a significant effect on the environment.
SECTION S~. This ordinance shall be e£fective on the COlD
menceDent of the thirty-first day after the day of its adoption.
PASSED:
AYES,
NOES:
MiSTEMTIONS:
ABSEIl'!':
ATTEST: APPROVED:
City Clerk Kayor
67
APPROVEO AS TO FORM:
Senior Asst. City Attorney
City Manager
Director o~ Planning and
Community Environment
Chief Building Official
/
ZONING
BEIG!!T AND G:RAOE ILLOSTJIA'l'IONS
ILLUSTRATION OF SCREEN~D
ORDINANCE NO.
ORCINANCE OF THE COUllCIL OF THE CITV OF PALO ALTO
AMENDING SECTION 18. OS. 040 OF THE PAW ALTO MUNIC
IPAL CODE (ZONING MAP) TO DELETE THE T-COHBINING
DISTRICT ZONE DESIGNATION ON ALL PROPERT¥ ZONED
RM-15(T) AND RM-30(T), RESPECTIVELY
The council of the city of Palo Alto does ORDAIN as
follows:
SECTION 1. Section 18~08~040 of the Palo Alto Municipal
Code, the -zoning Hap·, is bereby amended by deletinq the .. (T)
Combining-zone designation from all property zoned -RM-1S(Tl {Low
Density Multiple-family Residence~Neighborhood Transition Combin
ing)· and aRM-30lT} (Medium Density Multiple-family Residence
Neighborhood Transition Combining)·, respectively, as shown on
Exhibit -A-, attached hereto and incorporated herein by reference.
SECTION 2. The Coun~il finds that this project .ill have
no significant adverse environmental effect a
SECTiON 3. This Ordinance shall become effective upon the
commencement ot the thirty-fir:!-t da;}~ after the day of its adoptiona
INTRODUCED:
PASSED:
AYES:
NOES:
ABSTENTIONS:
ABSEN"l":
ATTEST:
City Clerk
APPROVED AS TO FORM:
Sr. Assistant City Attorney
APPROVED:
Mayor
City Manager
Director of Planning and
cammunity Environment
•
Exhibit A •
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-
-.;.~-';:""
".-~, :-.
Exhibit
,
I