HomeMy WebLinkAbout0185.092-~-..•.. " "-_._----,
~\staH t ~ 7 ~ =tellOl-. ________ ---,
~Ch 12. 1992
HONOP~5lE CITY COUNCIL
Paio ~lto, California
Single Family Ordlnan~e Changes and
Mige1JaneQus Jl!unicipill Cod~ Te.xt Amendmerlts
Members of the Cotlncll:
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EEPORT IN BRIEF
On February 12, 1992 the Plann i ng COlTr.Jiss j on recomrnended to the City Coune i 1
adoption of th~ attached negative declaration and attached ordinance, which
proposes various amendments to 1it1e 16 Building Regulations and Title 18 Zoning
Ordinance. A descr1ption of the proposed ,ode amendments and explanations of
their ~rigin is contained in tne Planni~g Comrn;ss10n staff reports dated January
24, 1992 and February 7, 199"2 (attached). Many of th.e suggested changes were
initiated by I'tlembers of the publ ic as part of the required 21-month status. report
on the R-l loning regulati~ns.
PLANNING CQHMISSIOH ACTION
At the public hearing on Ja.nuary 29, 1992, the Planning COlmlission focused their
disclJssi;:m on the proposed ordinance section pro,riding limitations and critsria
fer subterra~ean construction (refer to pages 16-22 of the attached ordir.ance).
The prQPos~d or~inance e~tabl;she$ two alternative opt~ons for d~signin9
excavated features alcmg the-p.erirn€ter of basement living area.s. Option 1 allows
excava.ted features, such as jightwells ind stairw811s, satis.f;,es the minimum
egress require;~nts. of tnp. recently adopted U~iform B~ilding Code, and provides
for a IOOdest amount of additi orla.l "oay1 ighting" beyond the UBC requirements.
This alternatlvE" .. ill apply to the majority of home remodels. The lightwells and
stairwe11s. are 1 Hnited to 3 feet in width and 25 feet in climu1aUve length. They
can protrude up to 2 feet into the side setbacks and 4 feet into the rear
setbacks! prollided that it can be demonstrated by the iippl icant that the
protrusions will not han any Ir.ature trees on ttle subject property or on abutting
properties. Excavated features may in no instance be located in the front of the
building. They must haye a drainage system that satisfies drainage requirements
as determined bv th~ Public Works Department or be substantially shelte~ed from
the rain by a ,oaf overhang or canopy of a permanent nature. Opt ion 2 allows for
larger ·day1i'Jht~ features, su;ch as below-grade patios and sunken gardens. This
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oJ,lticn will be more applicable, but not limited to, ;lew tlome construction. It
c.an be used ~111 cOT11b~nation lriitr. the f",rst ~ption. Option 2 allows an excavated
area of up to 200 sQL.:ar-e feet, wltt; terracing and landscaping requHed.
Protrusions into required yards, t:-ee protection, and ~tOl""m drainage requirements
are the same as for Opt.ion 1 trefer to pages 15·22 of the attached ordinance).
The CClTlTlission was concern~d about He aesHietic out~ome of the PiJb1 ic lWorks
requirement that excavated areas be ~sheltered from the r .. in by a roof over-hang
or cannpy of a pernanent natt.::---e.-in light of publi:: testimony against the
sheltering requirement and a consensus by Conrnissioners tnat more time was need~d
to consider this issue, the Commission opted to close the public nearing and
continue action on th! item to the ~et;ng on February 12, 1992.
At the February 12, 1992 meeti!".~> the Plan!1ing {ormlission resumed their
discussion of the sheltering hSlJe, After a vErba' preser·htion by the Public
Worh Department of thi'! flocding and drainage cont:erns which generated tI'1e
sheltering r~quiremer.t~ the Corm.iss10n chose to amend the provisi!ln. He amended
version reads that e~cavated areas shall -either include a drainage system that
w~ets the requirements of the Public Works Department, or shall be sub5tantially
shfl tered fr<lm the ra; n by a roof overhang or Cal)OPY of a permanent nature. II
This change wa:s intended to er,courage alternativ€ design solutions and provide
flexibility to project applicanls~ particuiarly in instances ;,then sheltering tne
excavated area would produce an aesthetical1y undesirabl€ (es'<.lit.
In addition, thf Planning Commission chose to liberalile the proposed setback
prov1sions to allow a tWQ foot sid~ setback encroachment and a four foot rear
setback encroachment for excavated features, described in this report as Option
1. In allo~inQ such encroachments, the Plarining (omission thcught it necessary
to place i norizcf'ltal limitation of fifteen feet on the cumul;Jtive le".gth of 'Sllch
encroaching featureL Since tt1~ pub1ic hearing, staff has noted the absence of
ordi~an'e liInguage which would protect mature trees from such enc.roaching
featLlres~ Therefore, an idditional provisior. has been added which requires that
the a~pl ;cant d~IT'OnstTate that ·suc~ fettur-::::; 0" portLns. of fc.ature.o. tha.t extend
intI) a ~€quired side Cir rear yard shall not be harmful to any mature trees on the
subject propert.~ or on abutting properties" (page 16 and 19·22 Df th~ ordinance).
REr.il!tIENDA nON
The Planning Comm'iSS10:'l recomends that the City Council: 1) adopt the attached
negative declaration; and 2) adopt th~ attached ordinance,
Respectful11 submitted,
f/{,/"Jil _,<;1(/
-MICHAEL ~. SILLS
Planning TechniCian
JtJNE {l EM I NG
Assist.ant City '~anager
CMR;18S;92
~:\.O'IIr\e;<lI91Al <;'"I1F
// /
KE~NETH R. SCHREIBER
Director of Planning and
ConlTlunity Envi ronment
3/12/92
Page 2
Attac.hments ~ Negative Declaration
Ordinan_e
February 7, 19;2, PI ann; ng COl'lYl1i SS10n Staff Report
Ja~uary Z4~ 1992, Planning C~mmission Staff Report
September 6~ 1991, R-I Zoni~~ District ~egulations Status
Report
Noverober 8, 1391, Se<ood-Story Cottages Staff Report
October~ ]991, Pianning Magazine artiCle -Tn Elite
Communities, a Torrent of Teafdowns~
City of San francisco Notification Procedures Handout
Deeember S. 19~1, l!tter from Martin Bernste~n, Archit€ct
Ct: Planning Commission
Tommy Derrick, 390 Leland Avenue, Pilo Alto, CA S4306
Robert Marco, 153 Lundy Lane, Palo Alto, CA 94305
~nthony ind Pauline Ljdgate. 1429 Emerson Street. Palo Alto, CA 94301
Greg [Yard, Stein~in Assotiates Architects, i45 [mer son Street,
Palo Alto, CA 94301
Steven Jenks, Reif, Chow Associates, 1150 El (amino Real, Menlo Park~
CA 94025
Martin Bernstein, Architect, P.O. Box 1739, Pal~ Alto~ CA 94302
Terry Beaubois l A~chitect. 124 University Avenu€. Palo Alto, CA ~4301
Martin Garfinkel, Garfinkel &. Go::;z.alez. 21S0 Churthill Avenue, Palo
~1to, CA 94301
Roger Kohler. Kohler Associates Architects, 378 Cambridge-.'~venue,
Suite A, Palo Alto, CA 94301
Albert Kramer, Architect, 628 ~iddl.field Road, Palo Alto, CA 94301
Steve Pierce, Zane. MacGregor S: Co. I 209 Cowper Stre~tt Pal 0 AltiJ~ CA 94301
Steve Jeske, 330 West Charleston Road, Palo Alto. CA 94301
CMR: 185: 92 3/12/92
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Environme~til Docu~ents -('ty of Palo Alto
PrGJC'ct Descnption/T'tle. lext amen"''':1ent:s ta~,...t'cr.s of 'Tttle 16 BU11:::!irH:l
Regulat'ons af1d Tltle 18 Zo .... ir;g.~li.e...£ '!tta(;hej prill,ct d.tgx.Jp_tior,) . ____ _
toea t i onl Add res. s: .tJ1L 'iii 9_~~ _______ _
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Sponsoring Agency/Appl icant: Cito' of Pa1c _AJtoLZoning AdrT1ir,;strato'r"
Addres~ and Telephone of Applicant:
Alto CA 9430:; (41S~ 3.Z9-{{41
Applic.a.t1on for: Mutijcipal Code text arr.ervjme!l.ts_._~_,--,, __ ~ __ _
(e,g., zoni~9 change, subdjvision of property. architectural review, USe
permit)
loning at Project Locaticn: ~!v WidR-Fee Receipt No.: No Fee
NOT1,E OF _DETtRMINATl0N
Based upon review of the project fiTE-s, the un.dersigne:d r.:er:".~er of th-= P1anning
Depart~ent has concluded:
I]
Negative Decl.a,ratio(1; Th~ project has no sfgr.-ificant enllirui1~nentai
impact. No Environmental Impact Report is req:Jired. The re'asons for a
NMative Dec13ration are: .
outlined in the ~ttac.ll8d project de$utptio_n_ and ar'lalYsis. A r~cord cf
croiect action is a'a.ilab1e-fQ.~'r.~\liew at the Pa"'io AHo_m~1!:lli!_rJment of
Plannlng and Community Environment. locatea' mQ..D....J_t.g 5th floor of (. i tv
Hal L 250 Ham; lJ(ln Avenue, Pal 0 Alto, CA j4303 _____ m __ _
The project rna)" have a signifin.nt e-r.viroilr.lental
Env~ronmental lmpact Report will be pr~pared.
impac.t. A.r,
Planning Department Official: 7T'v~d~ &Jk
rlanning DIrector: ~ •• !'k£ Svf,. . ..,J ...
The project ha$ be€o cppr~¥~d. Gate:
1h~ project ~~S been de~led. Date:
Rellised 8/1/79 File N.o.:
E lMlQD
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ENViRONMENTAL DOCUMENTS -PkO ,~LTO
I. Project Tftl~!Addre5s: City Wide -----_._---
II. Project D-escript1on: Ted a~erl'C!~ent.:; to Dt'lrtiol'1s of Tltle ]6 BLlildiD_9-_
Rp';:Ju1atiol'1s an-::j Tltle 18 ZDni~g (see attac~~G.Ju'qjE:'ct de3.crj...Q1.jJl",n",' __ _
Ill. Environmental Setting: Primarily single-and two-fa~jlv residential
IV. Enviro,,::lental ImpClct Checklist (E~plarL.:tj"or1 of all ".Yes· answers are in
Section V)
1. .farth. Will the proposal resu1.t in:
a. Unshbie earth conditions or chJf'1ges
in geo]o9~c substru:tures?
b. DisruptIons, disp'acem€nts, compac
tion or overcoverir.g of the soil
c. ChaJlge in tO~G9raph..l' or ground
surface rel jef featur-es?
d. The des.truction, covering Dr modi
fication of any uniqt<'2 geologic 0,
Physical features!
e. Any increase in wind or water er{!sion
of soils, either on or eff the site?
f. Exposur! of people or property to
geologjc hazards such as earthquakes,
lar;ds1id~s. mu"dslides. gr:::' .. :nd faihre
or similar t-,azards?
g. Changes in siltati~n. d~position, or
erosion which may modify the chaflnel
of a ri \ler or the b.ed of a bay or
inlet?
ill jIi.A,YB~
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* Adapted from Appe-ndix I~ Ca1ifornia Guidelines for lr.1p'ie:mentatlon of
CEQA, Oecembec 14, 1976 .
•• UpdatEd May 1982, June 1983
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Air. .,,; the propo-s.<::: 1 r E:S U 1 ;: in:
a. Substa;'lt ial ai r e;T, j s s i or] S or de-
ter-iorat iOil of ambifnt air quality?
b. The crE!atior of object i o:la:,l e odors?
c. Aael"'ation of air mDvement, moisture
temperature, or ary c~af1Oe in cli-
mate, e-ither locally or regioOlal?
Water. Will the prop':'Isal r€'slJlt i r::
, . ChaTlges in sbsorptiCl1 rat~s, dra inag~
patterns, 0,' Hoe ratE: ~nd amD'Jnt of
~urface water r'Jrloff?
b. jl,iterations to the cor..lrse or flo. of
Ilood waters?
, . Discharge into surface waters, 0;-in
any aHeratirJ!"l of surface wate-r
qual ity, ir.cilJdir1g but not 1 imited to
temperature, di ssol',ed
turbidity?
o.'()'9En or
d. Alteration ·,f tMe diredion or rate
of flow of grou~d waters.?
•• ExposurE! of p.eople or property to
water ralated hazards such " fl oad-
ing or t i.j3;l wave?
f. Change in the quant-ity of ground
waters, either' through duect
additions or wi thdj"aw~l s, or through
interc"ptiol1s of " a:quifer by cuts
or excavations?
Plant Life. ~Iill the propose:=: 1 result in:
a. Change in the diversity of species, or
number of any species of plants (in
cluding trees, shrubs, grass, crops,
micraflora and aquatic plants)?
b. Reduction of the numbers of ar!y
unique, rare 0';" endangered species
of pl ants?
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c. Introductic· of new species of
plants intc -area" 0: in a b.ol"rier-
to. the no'i11 .. 1 rEj:lleni:shrnent of
e~isting species?
d. Reduction in acreage of any
agricultural crep?
5. A~'mal lifE. Will the pr~pcsal result i~:
a. Change in the diversity of species,
or of any species (1£ animals (birds,
land animal's inCluding reptiles,
fish and shellfish, benthic organfsms T
insects or microfauna)?
b. Reduct icn of the numbers of any
urdquE, rare or endal"gered specir:s
of animals?
C. Intr{)duction of new specip.s of
animals into an area, Or result in
a barri er to the mi grat ion or move
ment of anjmals?
d. Detericration in e~i~ting fish or
wildlife habitat?
6. Noise. Will the proposal rt?sult in:
7.
8.
a. IncreaS:t!s in existing noise levels?
b. Exposure of -eople to ~E\'ere noise
levels?
Light an.g~tare. Will the prcpcsa:l
produc~ new 1 ight g1are?
.Land Use. Will the proposal resuH in
a iubstantial alteration of the present
or planned land use of an area(
S. Energy/Natural ~esourc€s. Wlll the
propcsal' result ~:
91EIA41
a. Use of substantial amounts af f~el
0.-energy:
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b. 3:.;bst ... ntial increasE i~ CElTld1"Jd l.:~on
exis-tir.g SO;.irces of €nerg)l, cr
require the development of new
sources or e~ergy?
c. Increase in the r~te clf USI2' cf 2r'iy
"at ural resources"
d. Substantial depletiQn of ar.y nc~re
newabl e natural r2"s'JlJrc~?
R~ sk of Up~~ __ ~. Dot'S the propo52!1
invclve a risk of an Explosion or the
rel ease of haz.ardcus; substances {in
cluding, but not 1 imiti'd to, en.
pesticides, ch~mfc21s or radiation} in
the e~ent of an accidant cr upset?
11. PORulation/Ho'Ju sin.;3.
a. ~il1 the prD~os.al altE.'r the location,
distribution, density, or gr~wth rate
of the human population of an area?
b. Will th~ proposal effect existing
housing, cr create a demand' f~r
additional housing?
12. Transportatioil/Cirq,tlation. Will the
proposal result in:
a. Generation of SUbstantial additional
vehiculor movement?
b. Effects on existir,g parki:"lg hcili
ties, or demand for ~ew parking'
c. Alterations to present patterns of
circulation or mov~mer.t of peop1e
af1d/or goods?
d. IncreaSE: in tnffic: hazards to motor
~ehicles. bicyclists or pedestrians?
13. E..~bl;c SenJices. W111 the proposal hove
91EIA41
an effect upon, or r~5ult in a need for new
or alt€red g()vernmenta1 ser\i ices in any of
the following are-as:
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a. Fire protection?
b. Police protectIon?
c. Schools?
d. Parks or other recreational
faci1iti.es?
E'. MaiTltena:'1coe of public facilities,
ir:c:l uding roads?
f. Other gcvernmental ser~ices?
14. Utilities. \lill the proposal result in a
ne-eQ for new systems, 01" substantial
alterations to ttle following utilities:
i. Pc~er or natural gas?
b. Cmlllnunications systems?
c. Water?
d. Sewer or septic ta,k?
e. Storm ~'fater dr-a inag~?
f. Solid waste and disposal?
IS. HLiman Health. Will the propnsal result
in:
16.
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a. Creation cf any health hazard (,I"
poter1tia1 health t1azard (exchd",r,g
mental oe,lth)?
b. Exposure of people t~ potentia1
hea1th hazards?
Ae~tnet~. ~ill the propasal result
in the obstruction of any sceniC vista
or view open tc the publ ic, or will the
proposal reswlt in the creation of af1
aesthetically offensive site open to
pub1ic view?
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H. BJL~J.:edtio,n. Wi 11 t~E prop sal res\..! t
in an impact upon the qual tj or q~ ntity
of e'(1st"i'ig recrC2ltic~al [I prtunit es?
18. Cultural R~SOll(C~.
91ElA41
a. ~ill th! proposal result in the
alteratian of/or the destructic~
of a prehistoric or h'~torj~
ar~haeclogical si~~?
b. ~il1 111: p~opo:.a:l result in ad
verse physical or 3esthetic effects
to a prehi~toric or historic
building, structure; Dr object?
c. Do::s tne proposal ha'~e the pDtent i al
to cause a physical change whfch
would affect unique cultura1 values?
d. Will the propDsel re!:tri-:t existii.g
religiDus or sacred uses withln the
'Potent i;,l lmpilct ar~a?
a. Does the project ha~e t~e pot~ntial to
degrade the quality cf the enwirorlment,
s~bstantia11y redUCE the habltdt of a
fish or ~~ldljf€ species, cause a fish
~r wildlife popuiatiDn to drcp be10w
seH-sLlstai'rJiT1g levels, threaten to
eliminate a plant or ar.imal cam:Tlur,ity,
reduce the number or restrict the
ra~ge of a rare or endangered plant or
animal or eiimfnate important examples
of the major periods of California
history or prehistory?
b. Does the project have the potential
to achieve short-term, to the dis
advantage of lGng-term, environmental
goals? (A short-term impact O~ the
en~jronment is one wh~ch occurs in a
relatively brief, defini ive period
of time while long-term mpacts will
eodure well into the fut re.)
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· c. Does the ~ -~ject ha~e i~~acts ~hich
are indi v 1.::'J a1 11 1 imited, blJt
cumu'ati~ely coniiderable? (A pro
ject may impact en two or more
sep2rate resources where the impact
on each resource is relatively
small l but where the effect of the
total of thos-a impacts or. the
er;vircnme"t is sig"'!ificant.)
d. OC€s the Dr~ject ~ave En~jronrnental
effects which will c~~se substa~tial
adv€rse effects or. hl1man be; ngi,
Either directly or indirectly?
V. Exp1ination of " ...... ':5· answers in en>'ironl11ental checklist.
See attached.
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J te,f) EarH. ,<\11ow";r1g a floor area e;o;[:'mptioJ'l fc;r su~terrc.near1 s.pce jlJill
likely r~sult in an increase in the use of such areas i~ co~structi~~, and the
soil excavatio~ necessa"'y to cr~ate such spaCe can be e):pected to n::ult in
c~anges in topography. Ho~ever, this propcsed text amendmen: ~~uld 1imit
e~cavation to t~a allowable building footprint and, thu5, not alter th~ extent
with wh~ch topographical alterations may presently occur.
He engi nei?ri"9 of subterrarle1ri constrwct i Or'! carri es WI; tr. it ;i,n el er:,~nt of
ground fatl~re risk, such that its prc'iferatiJ~ may expose pe~ple cr property
to such hazard. Nevert~e'ess, sJbterranea~ c0nstr~[tion ro~tinely requires
the sl!brnittal of a ::~ils rep'ort by the applirant's engineering repre~e.ntati'~e,
and the Buildjri9 and Public Works Departments will CQnti~Je to r2~iew
proposals fer conformance-to standa~ds set by the Unifcrrr 5wilcin.g eoce.
3 {a.€} Water. The creation of subterranean areas where water could
potentially collect, may ca~se chang~s to exi~ting drainage patterns and the
rate of surface water rUiioff. For if mechanical backup sys.tE'_TI',s (i.e. pUT_pS}
are needed to serv5ce below gr!d~ areas, this will have the affect of
concentrating the water for ~rai~age into the municipal stoTm system. Thls
propO$Ed text amendment would require that excawated f~atures be sheltered
(rom the rain by a ro-of overhang or permanent canopy w~,ich will, to a great
ext~nt, prevent such features from a(tlng as citch basins ~nd reduce the
extent with whic~ drainag~ patterns and surface runoff a~e altered,
Subte:;ranean construction may incl~ea5e tnt risk of exp'Jst1re ot people or
proput)' ta flooding. Ho\o,e'.ler, this prcpose-d text amendme:nt WO'JTd per;r:it s'Jch
construction cnly i~ those area~ that are not designated by the Fe~eral
Emergency Management Agency (FEMA) as special fJocd hazard areas, il"ld only or.
site~ that have b~en fOLnd suitable , in an~ylz.ng the proposed structure a~d
the le\lel of the water table, by the applicant's soils engineeo~. By taking
these precautions, threat will be avoided where fleoding is most probable and
damage potentially most significant.
4. fa) Pla._nt life. largr:=-scale excavation car. red:..lce 5:J!1 VQluTT.~s to a 1ev~1
below that necessary to sustain signlficant landscaping and, thus, result in a
Change in the diversity and n~mber af pli~t species. This proposed text
amendment would require that s~bterr2nean construction, where the cu~u'ative
length of exc.av3ted featL<res e)',cE-!2ds tw:nty fiH. feo?t, ce slJbje~t tc· Hie
cnndition that such excavation not be harmful to any ffiat~r€ trees on the
appiicant's property or abutting properti~s.
l!...U .. .t Utl1ities. The intr.oductia.1 of excavated features on a site f,I~~ere
water might potentially collect rn~y produce th€ need for a ~echanical backup
system (i.e. pump) to service the below grad~ area. Additionally, a drainage
system will need to be supplied which con~ects to the nearest adequate
rr:unicipa1 storm water-drainc.t;;e syster!1. He impact of a c1tYlI'ide increase in
the construction of subterranean arEas, viewed collectively, rn~y b~rdEn the
capacity of the existing municipal storm water drainage s)stem and re~u't in e
need for new systems, or substantial alterations to the existing system.
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A. Sl.Jbterra'1_~ __ ~ __ n c.onstrl..'Ction· in certaIn in:.tan,:es the 'W'isi.iaT impact of subte-rrane,ln-(Qnstr'Jctio~ can be a:. ~ .. crE-a~e in the perc,=h'~d height a'1c :;'u1k
of structures. which is aesth€tically w::desirable whe~ seeking to maintain the
low·oensitj character of singlE'~ a1'1·j h'.o-f=rr:ily ;.ei,;,~borhoods.. n~erefcre. in
order-to restrict pilblic view of ex-::avated feattJr~s. such as lightwells or
st3irwel1.s, this propcsed te;r:~ a:r:erdment ",'c'.Jl..j d~sallQW such featl,jres on the
frent of the building and, in some caSES, would require that th~y be screened
to off site views by means of land~caping and/or fencing.
S. Six-foot fe"lces on through lQ_U· .2;n incr€'asE in the anolff~bl e fence height
from 4 to 6 feet or: the rear lot line of a tnrouClr. lot ""ill be ben€!ficial to
H1rough lot o .... nfrs in terms of aff'Jdirlg tMem additional prh'acy :ina noiSE
attenuaticn, yet rray be ",iewec as a€sth.etical1y undesirable fc.r the c~m~urity
as a whcle. As such, staff (~nductej a survey to determine the number of
through lots in Palo Alto, and in fi:iding their nurr:ber limited feels that L'1is
text a~endment w'11 have a nesllg1ble ¥~sual i~pact.
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ORDINANCE NO.
ORDINANCE OF 'rHE COUNCIL OF THE CIT" OF PALO ALTO
AMENDING SECTION 16~ 12.050 {PRIVATE SWIMMING
POOLS) A.""O ADDING SECTION 16.24.065 (FENCES) TO
TITLE 16 (BUILDING REGULATION.S). AND AMENDING
TITL~ 18 (ZONING) OF THE PALO ALTO MUNICIPAL CODE
AS FOLLOWS: AMENDING CHAPTER lS~90 A.~D SEcTIons
18.04.0JO, 18.10.040, 18.10.050, 18.12.040,
18.12.050, 18.12.055, 18.17.050, 18.19.050,
18.22.050, 18.88.090, 18.92.010, 18.92.020,
19.92~060, 18.92.070, 18.94.07Q, AND DELETING
SECTIONS 18.10.080, 18.12.090, 18.17.090. AND
18.19.090
The Council of t,he City of Palo Alto does OF.DAIN as
follolo/'s:
SECT!ON 1. Chapter Hi.12 (Private s-wimroing Pools) of Title
16 (Building Regulations) of the Palo Alto Municipal Code is hereb:..
amended by amending section 15.12.050 to read as follows:
1.'.12.050 Clear distance from side and rear yard:. No
p~i·~ate swimming pool shall be constructed unless thex-e is a
m~n~DlUlll clear distance from any side or rear yard line 'Of :tftr-ee slx
feet except that no such pool may be constructed ...... ithin any
easement granted to th~ City of Palo Alto for utility purposes.
SECrIOlfn_b.. Chapter 16.24 (Fences) of Title 16 (Building
Regulations) of the Palo Alto Municipal Code is hereby amended by
adding Section 16.24.065, to read as follo~s:
~'~~-2'.~:,G6S, "I',snC.es,,,,-oll' tbiOuqla lots. On a th'rougn lqt, a S~fQ9t<,:~~e:,,: ;l.S,,_pe~it_t~d, 1J~ the rear lot line. The rear 10t
l.iU'r'is,,,:the:,:llroperty l-.Ir,ie' 'abutting the street that does not provide
the pri~_ary, aecess to the lot.
SECTIO~_-2... Chapter 18.90 of 'Litle 18 (Zoning) of th~ Palo
Alto Municipal Code: is he_reby amended to read as follows:
Cha~ter 18.90
VARIANCES, ROME INPROVZKENT EXCEPTIONS,
lUiD CONDITIONAL eBE PERKnS
18.90.010 Duties vf zoning administrator. Subject to the
provisions of this chapt~r and the general purpose and intent of
this title, the zoning administrator may grant the follo~ing~
(a) A variance from the site development regulations
(except limitations on residential density and Sl.ZC of
establishment:l ,af1.d parking and loading regulations (except those
fl.a.nd-iea~l'e/i accessible: parking regulations mandated by state and/or
fe~e~ 1.'0' and contaim"l in So.tio.. is. 83.6 \6 c.'1apter 18 .SJ)
applicable 1I.'iU,in a.ny district established by this title;
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'bj A variance trom the sp~cial requirements that apply to
si te development and parking and loading regulations applicabl e
'Within any district established by this title, except provisions
'Which restl'ict expansion of grandfathered uses th3t are subj ect tc.
the special requirements cf a specific zoning district~ special
requirements in any district do not in~lude Epecial p~ovisions and
exceptions as set forth in Chapter 18.88 except for the location of
acCeS50rj buildings;
(0) A variance from the reguire~ents of Title 20;
(ei) A \'ariance from the requirements of Chapter 16.24
except Sections 16.24.040 and 16.24.070;
(e) " :In 'the ',RE" R';'l, RMD~ or R-2
~x:~t'itJn to" ':;~:he -:sibi', -dev.elopment r89Ulations
h9~e" ,~ro,\1~e:nt;:s a;nd, %li~,Qr addi ticns.
z.one cUstricts, an
"fOl" con'stcuction .of
+et-(f) .a. conditional use permit for any use or p'..lrp<lse
for which such'permit is required or permitted by the provisiDns of
this title.
~8.90.C20 Js.ppl.:l,eat.ion tor va.rianee., hom. improvement
.~.pt~,oa,:, :.,()r, ,eontSitional use permit. {a) Application fo!" a
variance,~:-:f~ :,~1ilp,rovemeIJ:t -exception, or condi tiona! use pe~i t ma,!'
b~" m~de by'the oWner of ~~cord of property for which the va.ciance r
~o~::ii\proV"~t except,ion., 'Or conditional use permit is sought" or by'one 'of the following!"'
(1) A purchaser of property for which the varia~ce,
~lm>r"1(~lne!)t exception, or c,mditional use p.rmit is sought,
when 'acting" pursuant to a contract in ... riting duly executed and
acknowledged by both the buyer and the owner of record;
(2), A lessee in possession of property for loIhich a
variance, h,o~ improvement exception ... or conditional use permit is
sought. when acting with the 'ill'rit:ten consem: of the owner of
record;
(3)
which a variance,
permit is soughtr
An agen,t of, the owner of record ,of property far
home iJnproveme:~it .exception, or conditional use
when duly authorized by the owner in ""rlting.
(0) Application shall be Clade to the zoning administrator
on a form prescribed b~l the zoning administrator, and shall contain
the follolj{ing:
(1) A description and map showing the location of the
p~operty for, which the variaf.tce, tJ,ome i:rnprove:ment exception, -.:l:t'
cQnditional 'Use permit is sought, and indicating the location of
all" parcels or properties ... ithin a distance of 91.4 :meters (300
feetJ fr-om the exterior boundary of the property involv€d in the
application;
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(2) l,f the. application is .tor a variance or
eonditlQnal use permit,. th~ name ar.J. a-ddt.-ess of t.he applicant, and
the names and addresses of all per-sons shown irl the las',: equ.alized
assessment roll (as updated by the semi-annual real estat~ update
information.) as owning real proper":y "'ithin 91~4 :rnr:ters (300 feet)
of the exterior boundary of the property .hich is the subject of
the applicaticn~
(1) If' the application is for a home ,a,proveiI!ent
~X;~~~~,,:{~:t .. e, ',name .aJld, 'address· ot: the 'applicant, and UJ.B nalftes and
~~t:-~~:>''f .. -8:11 ;pe.r9ons shown in t.lie last equalized assessment
tQ~:J~_/~t:ed by:1::he semi-annual r~al 9State updat~ information)
;is;'~®"''''r'"lsl pr""",rt:y within 45. 73"eters 1150 feet) Dr lone
eX1:er:3,or:' boUndary .. of the property which is the subject of the
\i~~t<;;,tt\:J"f ..
f3-T(,<,j If the appl ication is for a variance or h'-J}.t.e
~P~Y~~' ~ionl plans and/or d~scriptions of existing' and
proPosed construction on the prope~y involved, togetner with a
statement of the circ~Jmstances .. h ich justify the Va'l'iaROe
applicat:.icn;
t4-}--{5i It trte appl ication is for a conditional use
permit j plans and/or descriptions of existing and proposed uses on
the property I and describing in detail the nature of the l1se
proposed to be conducted on the property;
~t&) Such additional inforcation as the zoning
administrator may deem pertinent and essential to t~e appli~aticn.
{,C) Application for a variance,
_~Pt;;9P:":' or a conditional use parmi t shall be
fee 'prescribed by the municipal fee schedule,
shall be returnable to the applicant.
hOMe improvement
accompanied by the
no part of -which
18 .. '9Q.O'25 HOBe 'imprOVeJD0nt: exeeptiol!.--optional 'hea.ring'
;-equ~s:t,::~~tic.~ tal upon receipt of an appl feati on for e: home
imp;:C?yersa:nt exceptio!"!" the zo-ning administrator sha1~ send an
~!d:p;'a,l :hes,l" i nq" 'requelit, noti ~ to' all persons ->:ieli cr-i.bed: ir., Sec ti on
~~'i}6.0'f0(1)l(J I, .
(b) "1',he' optional.' ,he~,ring request noti.ce shall contain 'the
t!"n~,t~;
{L} The, ,~ct address of the property for which the
~~:mui ,i-mprev'Qii'ent ,~xce~tio,: is sought,;'
(2:) ,A, :br~ef descripti-6n of the home impr?velJlell t
~~ce~t'io~, ',GO\lqb.t ~
particU--1a:rs,;
(3) Reference to for the application on file
{4j A statement that the zoning administrator vill
act '~pon the applica.'ticn en a date. certain, which is at least ten
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wQrklng days frore the da~e of mailing of the notice, if no ~ritten
ra~e~ for a hearin9 is tiled prlor to suc.~ date.
X#f::: .,_Any "p4!:r£t-?lf '3ay request a hBarlnq on an application for
n_ ,boB,"~1DP:~9'Velllent exc,e.ptlon by,. filing a ,written request therefor
"itb)~:-""z.c;l);in9"a<!lainistre.t()r prior to the proposed date ¢f zoning ~~n:i:~~ra'to,r aetien, ~s se.t forth in the nQtice describi;;d in
sub's~t:.ton (h) -(') of this section~
18.ge~03C Public bearing aft4 n~tice. (a) Upon receip~ of
an "appl"ication for a variance" or a conditional use permit, or a
:r~qu~t',-for:a beari:n:q ~n a home improveII1ent excepticn application,
t!:!:e zoning aamiJ"listnltor shall set a date £o~ a public hearing~
which hearing shall be held within forty-five days ot the date of
filing of the application or request for hearin9~
(b) Notice of such hearing shall be given "by publication
once in a local :-Iewspaper of general circlllat:io:i1 not less than
twelve da}'s prior to the ~ate of hearing. A::l:ditionall J!, notice of
such hearing shall be mai led at least. twelve days prior to the cate
of the hearing to t:!".e applicant, and to owners of record of real
prcperty -within 91.4 mete.rs POO fe.et} of the exter-ior bmmdary of
the property involved, as such owners of record are shown in the
last equalized assessment roll, and to o"..-ner's or occupants of the
property within 91.4 meters (JOG feet) as shown on the city util tty
customer file. Compliance 'With the procedures se':. forth in this
section shall constitute a good faith effort t.o provide notice, and
the failure of any c'wmer or occupant to receive notice shall not
pre .... ent the city fr.:.m proceeding ..... ith the hearing or fro!:! taking
any action or-affect the validity of any action.
{c, The notice of public hearing shall contain the
following:
(1) The exac't address of the property, .if Jcnor.m, or
thp. location of the property. if the eXdct addresE' is not k..;.-lo'",-n,
and the na~ure or pu~ose of the application;
(2) The time, plac~, and purpose of the hearing;
(3) A brief description, the content of which snall
be, in the sole discretion of the ci t~{, of the variance, home
'imprgve"*'eIl,t excePt~onJ :,or c-onditional use e-f= permit sought.
(4) ReferenCe to the application on file for
particulars; and
(5) A state~ent ~hat any interested person, cr ag~nt
thereof, may appear and bE hedrd.
Typographical and/or' publishing errors shall not. invalidate
the notice nor any city action .
.18.,,0.035 ,Public hearinq. At the time and place set for
the hearing, the zoning administrator shall hear evidence for and
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aqainstth" 'application. Each hearing shall be open to the public.
~b/a,' zQ:rdt)9 admini5trator may continue any bearL1'\g from, time. to
~i,!",.
1.8. gO. 040 Action by z:ozdnq administrator. .",t: t.6e time aM
plaee eet-fer SlieR 1'I:_afif'l~1 'tose ee"'fLi-Rq aSBlinist!'a:telf 5fta-l--l-~
euiElef'lee tel."' SfI:!i a'§aif'list sueh: applieat-i:!HI:& Ea_hm-fte..a-f"iFIFJ 9ftall be
epen t.e t;!\e ~1-ie,--4ne eef'li"~ aEimiflis-t-rcater may e8:fttiRtle afl']
llearifuJ ffam time t& tip.e. Within a reasonable ti"i'lle J but not "more
than",,,~ep "W"':lr:J:c:ing, days "att~r t:he conclusion of, tJ1.e hearing, or. in
~~~>,.~'~~.1::i~r ,'S: :"h~ im~:rovQ~mt' '~X;cePtion "'ne~~ no' reCjl.lest,: ,,for
t,leaxll1~", ~':he6tl ,t:tled~ no :Mo,re. :tllarI, t,en ,lIlPrkJ.ng ,day~ 'a.f:ter the
4flt.,::pj;~~'~,,:,t~r .i(n~ln:~l acbtin,1.st.ratQr acti~n as,'6Eit tO~,';,in ·-the ~l)!~:i~na~<"h~l#g,: ,raq'.li!_$1;.: ,_,'ru;)t;.ice l _ the' zoning adroini::;trafor shal'l
maKe 'f'indIl1qs 'a'nd shali r-e'nder ,a "d~cision on the application. wft4:.eft
ifl his epir\ien is rne ,,~.:::.ision_ abal.l -be supported by the evidence
contained in the 'applicati on and/or presente-d at th8 hearing.
N~tice of the decision of the ~oninq administrator shall be mai!~d
to the applicant and to any other person requesting such r.otice.
Upon the request of the recipient of ~ a variance or the citYr
the val:iance, and the conditions applicable thereto, shall be
recorded ~ith the county recorder.
la~gO .. 050 VAriance -Findings and c:onditions. (a) The
zon.ing administrator may grant a variance from the site development
regulat"ions r the parkinS' an.:1 loading regulations, or the special
requirements of t...,is t~tlE'. applicable vi-c.hin ani'" district if .. f::-om
the applicati:>n of tile facts presented at the public hearing, he or
she finds:
(1) There are exceptional or extraordinary
circumstances o:c conditions .applicable to the property involved
that do not apply generally to property in the same district.
(2) The grar.ting of
the preservation and enjoyment of
t.~e applicant, and to preve!1,t
u~~~cessary hardship.
t.l-J.e appl ication is necessary for
a substantial proper-ty right of
unreasonable property loss or
(3) Th.a gra::lting of the application will
detrimental or injurious to property or improvements
vicinity and will not be detrimental to the public health,
general welfare, or convenience.
not be
i.n the
safety,
(4) In addition to the above listed findings, in the
case of a flag lot, the zoning adrninistrat~~ may grant a variance
only if he or she makes all of the following additional findings:
W(i} The 9ranting of the application will
not disrupt established neighborhood character and a,;sthetics~ and
",ill not affect the health of the residents by significantly
blocking out light and air;
not result in
+B+,iil
e)(cesslve
The granting of the application • .'ill
pa~in9, parKing; potential traffic
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conflicts on busy streets, stre~t tree removal or loss of private
landscapingi
+Gt{iii) The granting of the applic3tion ""ill
not negatively impact t>he privacy and quiet enjoyment of adjoining
single-femily residences, for both ind.oor and outdoor use.
(b) In granting such variance, the z.or:ing administrator
may impose such reasonable conditions or restrictions as he or she
deems apprcpriate or necessary to protect t.he public r-~ealth,
safety, ge~£ral _elfare/ or convenience. and to ~ecure the purposes
of this title.
!;1'a,;:gcs .. ass l10me improvement .xc:eption-pin,4inq$ and
p011.bit:;<>:1I:",~ '", ,{a) Tne zoning administrator may grant a home ilIW~C~y~iatitJt-:.excE!ption "if~ a.tte-r consideration of the application
ar),d, :~tt :tenimony'o'ffered at 'tlle puPlic hearing (if any), he or she.
:f;bids! '
(l.) :'!'lle:?e ,are exceptional or extraordinary
:~~tcU~i5tances, 'or eonp,itlons applicable to the property invclved
that:. 'dC? not app~y gen.erally to property in the same district.
{,2) " The qrantinq of the appl ication is desirable for
the:-i)l:e:se~tion -of ah exietinq architectu-.;al style or neighborhood
911~rac~¥", "wh±'~h would not othQrwise be accomplished through tile
~tri~'f'application of the. regulations ..
(3) The 'granting of tbe application wil.l
~~j:i,m~tal,,',"or "lTI)urious to property or improvements
vi,;C,~~~ty;:anq.,,'wil}.,not De detril'1lental to the pub1i(O health,
9"Efq,~~!'/wel~a.re I 0:r con'V.enience.
not :be
in the
safety,
~ detprmininq whether or not to grant exceptions pursuant
to ::1;pj.s septi011 t t.~e zoning administrator shall consider such
;:lppli'cable resid.ential <iesign guidelines as ma.y be adopted and
p:"'4blish.~ by the city co:..ncil from time to t::'me.
{b) In granting such home irnprovemer..: exceptions, the
~?*;i:rig:,"adnll:n:istr~tor ,may impose. sur,.h reasonable conditions or
t~tz:l~i?p.S",as J,le -or she deem$; appropriate 'Or nece!iisary,to protect:
:the::l?ubllc bealthJ' safetY,. general welfare, or convenience, and to
I$:~~~~: ::.the., ppz:poses ,of, this title.
1-8.90.060 Conditional use permit Findings and
eon4itions. (a) The zoning administrator Il1ay grant a conditional
use perIr',it in accord ....,ith this title i-r. from the application or
the facts presented at the public hearing. r.e or she finds:
'1) The proposed use, at the proposed lcv.:::ation ..... ill
not be detrimental or injurious to property or improvements in tbe
Vicinity; and will not be detrimental to the public health; safetr,
general welfare, or convenience.
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(2} The p.coposed u,;€ will be loc~ted and conducted in
a manner in a.ccord ..... ith the Palo Alto compr-ehensive plan a:1d the
purposes ot this title.
(b} The zoning administrator may i~pcse such reasonable
conditions or re~tr-ictions as he or,she deems necessary to secure
the purpcses of this title and to assure operation of the use in a
l!'odnner compatible with exi6ting and potential uses on adjoining
properties and in the general vicinity.
18.'0.070 5tfective 4.tu. A variance, home i'lEpl"ovement
~r.:f;~cn,~' or conditional us€ permit granted by the' lonin':1
administrator shall take effect ten days follo~ing the mailing of
the noti~e of the decision of the zo~ing administrator, unless an
appeal is tiled as pr-ovided in Chapter 18.924
18.90.080 ReVociltiO:D.1 extensiOD 1 transt.riltlility, and
du:re.tie:n,,' {a}, In any case where the conditions of a variance l home
:~i:OY,~~t<:'e.JCC,ept.i~" or condi tiona! use pend t have not been or
are' not being complied ..-ith, th~ zoning adndnistrator shall set a
date tor public hearing and no,t.ice the publ ic hearing in accordance
~ith Section 18.9C.OJ~. Following such hearing, but not more than
ten working days aftezo "the conclusion of t{1"e hearing. ttle zon:ing
administrat~r ,s~,al,l .:make findings of whether the cOr:!o:iitions of the
variance'-t,: :,h¢t=i~-,,-im,ptoVemel?,t ~,xr;.f;:ptiont' cr conditional use permit
have not been 'or are" not being complied with and render his or her
decis,ic:t:l". to revoke or modify such variance, home improvement
~~!?:t;.~tm;1 or conditional use permit.
(b) In any case "'h~re, in the judgment of the zoning
administrator, substantial evidence indicat~s that the use
ccnducted pursuant to a conditional use permit is being conducted
in a manner detrh\ental to the. p'..lblic healt.h, safety and · .. elfare..
the zoning administrator shall set a date for a public nearing and
notice the public hearing in accordance -.. .-it'!". Section 18.90.0)0.
Following such hearin.;. but not more than ten ..... orking days after
the conclusion of the hearing J the zoning aa:minist.ratcr shall "-lake
findings of ...-hether the use has been conducted in a manner
detrimental to the public health, safety and .... -elfare and render hi::.
<>t: ::~,er decision 'Whether or not to modify the conditional us::!
pe'nni't. In dete~ining whether the -use is conducted in a manner
det~imental to the public health l safety and welfare, the zoning
administrat,or shall consider, but not be limited to, the following:
increa$ed traffic E insufficient parking. increased hours of
operation, increased no3.~e level and increased capacity.
(c) A variance~:-home iTl'lprovement exception, or conditional
use permit 'Which has not been used 'Within one year following the
effective date: thereof, shall become null and lIoid and of nQ effect
unless a shorter time period shall specifical)y be prescr-ibed by
the conditions of such variance, home -improve.ment exception, * or
conditional use permit. The zoning administrator may, ~ithout a
hearing. extend such time for a maximum pel-iod of one additional
year only, upon application filed 'With him or her before the
expiration of the one-year limit, or the expiratiar. of such limit
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as may b€ specified by the conditions of the varia_nc~( home
:iJI!prov&lIIent exception, or condition~l use penni t.
(d) A use perr.tit · ... hich has not been use_d fot" any period cf
CIne yea I or more shall become null and void.
(eJ A variance granted pursuant to this c"hapter shall
exist for the life of the existing structure cr such structure as
m~y be constructed pursuant to the variance approval unless a
different time perioo is specified in the issuar.ce of t:t-,e .... ariance.
A variance from the parking and loading reg~lations shall be valid
only during tt-.. e period of cor,tin'.led operation of t~.e use and/or
structure tor which the varia~ce was gr~nted.
(-1'j.""" ,4 ho:m~ imprO"vement exception granted pursuant to this
~,~:_sh~l~_',:~iB:t tor the l.ife of the structure for which the ""~,,,don""~9 ranted.
18.'0.085 Expansion of conditional uses. (a) Any
expansion in the building size or site area of a conditional use
shall necessitate the issuance of a conditional use p~rrnit for the
~xp~ns:ion in accord with the provisions of Cha~1:eE 18~ge this
~ha~~er. This use permit for expansion of a conditional use shall have' 'no effect on any existir.g use permit previously issued for the
subject property_
(b) No application for a conditional use permit shall be
necessary for existing uses which were lawflJl confcrming pe:rmi tted
uses and which were re~dered conditional by reason of rezoning or
changes to this title, provided that any expansion in the building
site or site area of such a use shall be subject to the issuance of
a conditional use permit in accord wi~h efia~*eF 18.59 this chapter.
18.90.090 Reports. The zoning administrator shall ~ake a
montr.ly report to the city manager of the action taken en all
aprlications for variances and conditional use perrni~5. ~ copy of
such report also shall be fon.rarde.d to the city council and the
planning commission.
18. gO .100 Variances in CO'lnectioll with subdivisien. In
cases of major or minor s\lbdivisions~ tne subdivider may, in
conjunction with the filing of a tentative Illap or preliminary
parcel map and additional data pursuant to Title 21, also file an
application under this chapter for one or more variances set forth
in section 18.90.010. In such event, the variance application
shall be processed concurrentl~{ with the maj or or minor
subdiv,L.:icn, in lieu of under the provisions of this title, in
accord with the following procedure:
(a) In such cases the tentative map or preliminary parcel
map under Section 21.12.040 shall include the dimensiolls and
locations of all proposed buildings and structures for which
variances are sought under this section, and the. 5ubdivider t s
application shall contain justification and reasons for such
variances.
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(b) In the case of a t€'.nta.ti"ve map, the plannif'g
commission may recoIl'tlDend and the city cour:..:il may approve, and i!'".
the case of a preliminary parcel map the director of planning and
conxmunity environment roay approve, the granting of one or more
variances ~here the findings for varianc~s se~ forth in Section
la.90.050 are made. No separate public hearing need pe held for
tns grant~ng of variances under section.
(c} In th~ grantin-; of variances under this secticn~ in
the case of a maJor sub::iivision, the planning com:mission mn)'
recommend and the cIty council may re~~ire, and in thE case of a
m.inor subdivision the director of planning and community environ
me.nt may require I the imp<:lsition of such conditions or restrictions
as are deemed necessary or appropriate to protect the publi
t.ealth, safety or "'el fare~
{d) Any variance grantee under this sect ion shall, unless
otherwise stated, !:le transferable \Iii th the lot upon 'I.rhich it is
granted and any condition or restriction i~~osed in conjunctio~
therewith shall be deemed to be binding on the lot in the hands of
transferees for the duration of the variance or the enjoyment of
the benefits qranted thereby~
fe) In addition to the matters set forth in Chapter 21~16.
the final l!ia~ or parcel map shall include thereon a statement
substantially as follo~s:
~Lots (l isting them by number or other appropriate
designation) are ~rdnsferable subject to certain
cOhditional variances as to setback and/or yard
requirements which are shown on the record of variances and
conditions for this subdivision on file with the ~par-tment
of Planning and Cow~unity Environment, city of Pale Alto~
California~·
(f) At the time of the fillng of the finnl map or yarcel
map '.lI'ith the director 'Of public works/ci ty engin.eer. the Eubdivider
applying fer variances under this section :shall also f He
therewith a map or maps, in duplicate., drawn to scale, shoYing the
lots in the SUbdivision upon which such variances are scuq~t and
showing clearly :by dotted lines drawn parallel to tt.e property line
affected, with dimension m.:-rks and n~mbers in each case, such
altered setbacks and yards as may have been approv~d and imposed on
the tentative map or preliminary parcel map. The map or maps
accompar.ying the final map or parcel map shall be c'!ptioned IIReccrd
of Variances and Conditions Thereof Granted in Conjunction with
Subdivision of (state tract name and nl.lmber).n and shall contain
thereon a statement substantially as follows:
(1) In the case of a final map:
"The variances and conditions or restrictions as to
setback and/or yard requ irements sholJn hereon were granted
and imposed by the city Council of the City of Palo Alto on
(date) Such variances shall be transferable with the
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respective lets on ~hich they ~ere granted and s~ch
conditio:-.s 0-.:-restrictions shall be binding on such lets in
the hands of t.he, transferees for the duration of said
variance or the enj oyment of the bo::!:ne.fi ts granted thereby. III
(ii} In tt'.e case of a parcel map:
"The var lances and conditions or restrictions as to
setback and/or yard requirements shc~n hereon ~ere granted
and imposed by Director of Planning and Community
Environment of the City of Palo Alto on (date) Such
variance.s shall be transferable ..... ith the respective lcots
on ~hiCh they ~ere granted and sDch conditions ~r
restrictions shall be binding on such lots in the hands of
the transferees for the duration of said variance or the
enjoy"ment of the benefits granted therebj'."
(g) The approval by the city council of such fir.al map, or
the approval by the: director of plan!"l:ir.g and cO:rl."t1uni ty enviz"onment
of such parcel map, <3:1d the accompanying map or-maps showing
variances and conditions, shall constitute tbe granting of such
varianc~s subject to any conditions or restrictions.
~8.90.10S variances an4 use permits in conjunction witb
pla.nned community zone cb4l1qes, site ilniS design Ilpplic"tions a04
applications for approvals requirinq review of &:1) environmental
impact report. (a) Whenever application is made for a planned
community zone change pursuant to Chapter 18.68, site and design
revieW' pursuant to Chapter 18.82, or anr approval for 'Which an
environmental impact report is r~quired pursuant to the California
Environmental Quality Act l and the pians for such application also
require approval of a use permit or variance, ~he person making
such application may accompany such application vith an applicatio~
under this chapter for a use permit or one or more variances, as
th-e case may be. In such event, the variance or use p","rmit
application shall be proce5:,sed: concurrently 'i-'ith the accompanying
application l in accordance ...... ith the procedures established for
revie'ii of the application for planned c':Hrl!fLunity Z:Q"e change, site
and design review and/or environmental impact report review, as the
case may be~
(b l ~"'here the "!ccompanying application is for a planned
community zone change the applicable publ ic hearing and notice
provisions in such case shall be those required for a planned
community zone change. In the case where the accoepanying
application is tor site and design review, the applicable pu.blic
hearing ana notice provisions shall be those set forth in section
18.90.030, and shall apply prior to planning commission review of
the applications.
(c) All provisions of this chapter shall co:r:tinue to apply
in such case, except that the zoning administrator shall not act on
either application.
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18. ge ~l.l.O Temporary us(ts. 'I'he z.oning administrator t!\ay
grant a cundition<ill use penld.t authorizing the use of a site in any
district for a temporc-ry use, subject to the .follo .... ing provisions:
(a) Application shall be made to the ~oning administrator
and shall be subject to the fee prescribed by the municip"l fee
schedule.
(b) The permit ~ay be granted by the zoning administrator
without a requirewent fer a public hearing a~d notice as cther~ise
required by Section ~a.90.QJO~
(el The permit may include authorization to vary from
specific requirements of this title as ~ay be solely related to tha
requested temporary use.
(d) A conditional use permit for a temporary use, if
grantee by the zoning administrator, sha~l be valid for a specifi
cally stated time period not to exceed forty-five days. The zoning
admin1.s,trat,or may iLlpose such reasonable conditions or rest.rictions
as he _~l{,she deems necessary to secure the purposes of this title
and to"-'ass'\i're operation of the use in 3 manner compatible with
existing and potential uses or; adjoining properties and in the
general vicinity~
(el A conditional use permit for a temporary use may be
grantad by the zoning administrator if f from the application or the
facts presented ~a Rim, he or she finds:
(l) The granting of the application will
detrimental or inJurious to property or improvements
\-icinity, and will not be detr.imental to the public health,
general welfare or convenience~
not be
in the
safety,
(2) The proposed use will be located and conducted in
a man~er in accord with the Palo Alto conprehensive plan and the
purposes of this title.
is. gO .1.2a Sales of alcoholic beveraqas. (a) In any
district where otherwise permitted by this title~ any eating and
drinking establishm~nt or other use having any part of its
operation subject to an on-sale license required by the state of
California shall be subject to securing a conditional u~e permit.
(b)
of premises
whenever a
California.
A conditional use permit shall be obtained in the case
for which no conditional use permit is in !oree,
ne...... on-sale license is required by the state of
(el In the case of premises for "Which a conditional use
permit is in force, which permits the sale of alcohol, an amendment
to such permit shall be required whenever such use is intensified
or is expanded in square footage_
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(d~ In th~ case of premises for yhich a ccneitional use
permit is ~n fOrc€1 but s~ch use permit does not peI~it sales of
alcohol, a~ amendment to such p~rmit shall be required whenever a
new on-sale licenB-e is req'....lired b~' the state of California.
(e} The maximuJn r.umber of pennits for on-sale general
(liquor, beer and 'Wine) and for or.-sale beer and 'Wir,e licenses
which may be issued in any Single bJcck ~here any portion of the
block is classified in one or more districts in ~hich an eating and
drinking establishment ia a permitted or a conditional use shall be
governed }:)y the fcllo'Wir.g table, and no applications for a condi
tional use permit for the sale of alcoholic bev~rages under an on
sale license ~rom the state of California shall be accepted ~nleE5
the standard3 in this section are met.
In any block having residentially ~oned site area equal to
or greater than 25 percent of th~ total block are~:
xaziaum Humber of
Con4itional Ose
Permits Which Kar
Be Authorizeci
No pennit
1 permit
2 permits
:I or more
square Feet of Zoned Site Area in
Diatzict or Districts Allawing
Eating ~nd Orinkinq Ose a8 a
Permitt.~ or Conditional Use.
0-1,858.0 sq. ~.
(0-19,999 sq. it..)
1~858-3/7lQ.O sq~ m.
(20,000-39,999 sq. ft.)
3,716/1 $g.m. and above
(40,000 sq~ ft. and above}
In the same progression.
In any block having residentially zoned site area less than
25 percent of total block area:
Kaxiaua ll".lml:;)er of
COnditional Use
Paraits Which Kay
Be 1!.uthorimed
4 permits
5 permits
6 permits
7 permits
8 c,r more
square Feet of Zoned sit~ Area in Dis
trict or Distrj ct51 Allowing Bating ane
Drinkicq Vse as a Permitted or Condi
tional O'so.
0-14,864.4 sq. m.
{O-159/999 sq. ft.)
14,864.5-29,728.9 sq~ m.
(160,000-319,999 sq. ft.)
29,729.0-59,457.9 sq. m.
(320~OOO-639.999 sq. ft.)
59,458.0-118,915.8 sq. m.
(640,DOO-1,279,999 sq. ft.)
In the s~me progression.
(fj Addjtional conditional use permits may be authorized
for establishments for on-sale beer and ~ine licenses. The total
number of such additior.al permits shall be equal to half the number
of on-sale general licenses permitted: in the tables contained in
subsection (c) of this secticn.
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~IQN 4. Section 18.04.030 cf the Palo A.lt:o ~!J.nicipa.l
Code is hereby am~nded by am'C'nding sUbsection (3) (65), to read as
follo'W's:
18~O •• 030 Definitions. (a) Thrcughout this title the
tollowinq ~ords and phrases shall have the meanings ascribed in
this section.
(65) (Al or.Gross floor area'" means the total a~e.a of all
floors of a building, measureo to the outside surfaces of exterior
~alls, and including the following:
-Halls;
-Stairways;
-Elevator shafts;
-Service and mechanical equipment reams;
-Basement, cellar or attic areas deemed usable by the chief
building ~fficial;
-Open or roofed porches, arcades, piazas l balconies,
courts, walkways, bree~e~ays or porticos if loc~ted above
the ground floer and used for required access;
-Permanently rooled, but either partially enclosed or
unenclosed, buil ding features used for sales, service.,
display, storage or similar uses;
-In residential districts, all roofed porches, arcad.as,
balconies, porticos, breezeways or similar fea~ures when
located above the grcund floor.
Gross floor area shall not include the following:
-Parking facilities accessory to a permitted or conditional
use and located on the same site;
-Roofed arcades, plazas, walkways, porches. breezeways.
porticos, and similar features not SUbstantially enclosed
by exterior 'Walls, and courts, at or neat' street level,
when accessible to the general pUblic and not devoted to
sales. service, display, storage or similar uses.
(B) In the R-l and R-E single family residence districts I
*gross fl~or area~ means the total covered area of all floors of a
main structure and accessory structures g~eater than 120 square
feet in area) including covered parking and stairways I measured to
the outside su~face of exterior .alls, subject to the following
e>!ceptions:
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Floor area ~here the distance
and the roof directly abuve
meters (sevente~~ feet) or
counted twice;
between the floor
it measures 5.18
IDor~, shall be
{ii} Floor area where the dis~ance ~etween the floor
an~ the roof dir-ectly above it mea:sures 7.92
meters {tw"enty-six feet) or more s.hall be
counted three times;
(1ii) Bage~,eFl:'E:s llelEH .. ' at fiEst i-±.asl". i-f fiat R8:£e toean
i 91 TeieE-eE~-Mee-f"eet:) a~e 'e liJ~aae saall'--De
el{el~,dea, ~-f~6""H~he ealetlla'E:ieJ'l at lJ~es:9, {le,M
~,aas~nts,'where the ~lniShed level 'of the
.first 'f~oQr 'i~, ,not . ,more. than •. 91 laet4).l-:1IiI {three
feet.} "a))ov:e::~ ',9ra,~ ar9\IDd the perimeter of
the .bu.i.l;.~inq, foundation,. shall be 'ex,eluded from
~~.1Iit; 'c~l(..."Ulation of gross floor ar&a, p~ov:ided
tha.t, ,lightwells" stairwells .and other excavated
featur~, comply ,with the provisi~ns of section
18 .. 1'9.05-0 (D!lt 1S:~12.050 (o).. 18.1.7.05(1 {J?~,. or
18 .. 19 ... {)50 (0) t as applicable; GI,nd
(iv) 60.69 square !I'!:eters (200 square feet) of
uni.lsable third fleer eq>-.Jivalent, silch as attic
space~ shall be excluded from the calculation of
gross rloor area.
SECTION 5, section 19.10.040 of the Palo Alto Municipal
Co~e is hereby amended by amending subsection (kl thereof, to read
as follows:
18.10.040 Conditional uses.
(k) A second detached single-family dwelling unit,
provided that, ir. addition tc the 51 te development regulations
specified tor the RE District. all the followir.g conditions are
met:
(1) 'l'he 't"linimum 5i te area must be four thousand
seventy-four square meters (one acre),
(2} The second dwelling unit nust be separated from
the original dwelling unit and from any other accessory bui Iding by
a minimum distance of 3.7 I:leters (t\llelve feet).
(3) The second dwelling unit must be limited in size
to nine hundred square feet of living area plus two hundred square
feet of covered parking areal and shall be limited in height to one
story and a maximum height of 5.1811 mecers (seventeen feet), as
me,as,u,red t() the highest point of the bui Iding. The zoning
adm,iriistrator ,may al.low ,the second dwelling unit to, exceed the
sto~'" 'and' 'height restrictions, not ·.exceed thE: general site
rna:u 1 j.o.m OOJ,).I(l$
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develotnrt~nt: restrictions of -this .chapter, where the-first story o~
a two, '$toJ:Y~ structure is a garage or siDlilar use, upon making the
f'o.ll~iitg'::"J.~~tngs in addition to the findings req.Jired under
el\ll~';n:i>" ,
ti) *there are exceptional or extraordinary
ci:r~ Ol<',:cond,itions applicable to the pro~rty involved
~.·~;::.~1;o;~.~ly· '1"neraUy to property in the R-E d.istl::1c:t.that
JIleetsi:tb.~-~~~n1::RUm Slze requlrement:-6 for a second dwelllng Ull1t; and
(ii} Approval of the. "d<litional height is
a.~lia~~,!:',"'for,,'tbe 'preservation of an exJ.sting architectu~al style
or;:",\::l'iei~rb09d' ,:,,:,character, whicb ,-,ould, not otherwise be a~li~s1tett:t.hr:<>\J9h the strict "6Pplicat,ion of, the provis,ions of i:N!!lclri!t¥:!,rl am. .. .
(iii) Approval of til" additional h .. ight.villnot
bEi::::::a:e~i~~~l or' ,injuriqus to' 'property or i1DprovSlIIents in the
vi:~ihitJ: and vill ,-riOt:,'~ detrim rantal ,to the public health, sat'~ty,
~ex:~t,:we,~~are~': ~r conven:ience~ ,
(4) The second dwell ing shall have street access from
a dL'iveway in common 'With the rnairJ residence in or-der to prevent
new curb cuts, exce~sive paving and slimination of street trees,
(5) The second dlol'elling shall be architecturally
compatible with the main residence, 'With respect to style, roof
pitch, color and materials; and the additional ~arking shall be
scr-eenea to off-site vie"w$ by -means of vegeti:!tic>n or fencing,
(6) The second dwelling shall be designed so as to
permit a minimum of t~o hundred square teet of usable open space
for each dwelling unit; provided, howev~r, such open space may be
combined or separate, so long as a winimurn of two hundred s~uare
feet is directly a~cessible from each unit: and prOVided, further,
for the purposes of this section I uSdble OpC:1 space shall not.
include any requir~d from or street side Y3rd;
(J) Accessory d~~llings and guest cottages existing
on April 28, 1986, and which prior to that date were la ... ·ful ,
conforming permitt~d uses ~ay remain as legal nonconforming uses.
Such uses shall be pe~itted to remodel, improve or replace site
improvements on the same site, ~ithaut necessity to comply with
site development regulations for continu~,l use and occu.pancy by the
same use; provided that any such remodeling, improvement or
r~placement shall not add a k~tchcn nor result in increased tleor
area, number of d",'elling units, height, length or any other
increase in the size of the improvement ~ithout complying with the
standards set fortn in this subsection and applying for and
receiving a conditional use permit pursuant to Chapter 18.90.
SECTION 6. Se.ctior. 18.10.050 of the Palo ~.lto Municipal
Code is hereby amended by adding subsection (m) thereof, to read as
follows:
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18.10.050 Site dtr.relopment rogulations.
(m) l)asements.. Basements shall 00 permitted in areas tha.:t are not :4ets igri.ated as _spec~al-.flood haz'5.rd are~s, ana ma~ extend
to" -,':but pot" beyolld'l , the bllildin9 footprint.. Basement area shall
~enera+lY,:'Jlot ,be,' included in the. calculation of gross floor' area,
:ex'c:;:ept-:'tha~, basement area that is daeI!l.ea to be habitable, space
~hAli 'b_e,. ,-4'tCluded ,as gross floor area unless the.. finished lev'el -of
~~ .:(ira~_:_:if:lOor .is ,no lUore than three. t~.;!:: arove the grade around
-th~"-p~-i?De:ter' of th€ 'building fpundation. Excavated features shall
t\()'t:, af~ect the ~as'Urement of the grade for the purposes of
~at~ininq_ base~ent gross floor area, sO long as sucb featur~s
meet ,the~ follo,"ling 'provisions:
'( 1) ExCavated reatures a long the perimeter of a
})8is.ement', su~h as li9'~1;:_ells and stairwells; shall not affect thg
meaaure.ment, ,o'f' ,grade." provideCl, th.a t;
(i) Such features shall not be located in the
~,rotlt" ?,f';,the building;
(ii} such features shall not exceed .9~ meters
(~r,,~feet) in wiqth;
(iii) The c:.:anulative leng!;'h of all such features
s~a~~:'"not' eXceed ,t~ 58 ~eter~ (twenty-five) feet;
(iv~ such features sha~l not extend more than 0 .. 6
mE~;t::.~,l:S:",:,(~\r{O" feet}''' into, a r43quired side yard nor more than 1. 2 ~t~_~-:: -,t.fotg : ,t:e,e,t) : ,,into d, required rear yard: further, the
c:um-u;i;~;'iye:'<l.,.tigUi" of, ,any" teat.ures or portions of features that
exteil+Q ':i:nto 'a :required side or rear yard shall n-:Jt exceed 4.6
~~ers'ffifteen fe~J in length;
(v) prior to issuance of a b~ilding permit, the
owner ~~~11 provide satisfactor:; evidence to the P~anning Division
'tb,!,t, ',:any features, or, portions of features that extend into a
re(;rtii~,',side '()r rear, yard .. ill not be harmful to eny mature. trees
R~(:i~b~,:~e~t property, or on abutting properties;
~vi)" SUcll features shall either ,require
~ri,s,ta.llation" 9.f a dl::"ai,nc!ge' system that meets the requirements of
t'Q,e. ,:t'Ubli-c, ,_Works, ,Dep~rtment, or shall pe 5u;o.stantially shel tered
:f,r,~~,:the: raln' bY a roof, o:verhang or canopy of a permanent natur<e.
(2) ~xcavated areas along the perim~tcr of a
~Getilent, such a'S below-grade pat ..... os aM sunken gardens,) that
exceed the dimensions set forth in subsection (1) shall not affect
t.b~<in'ea~urement of' grade, prov ided that:
£i) The excavateo area shall not be located in
t:he "front of the building;
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(i,i) ·The excavated' are:a sha.ll nQ~ f'tXcced a total
of: :tv:o ,hun~rttd square 'feet, a substantial portion of wldch shall be
t~"nd. )andscapecl;
(i1il .The e~c.vated area including that portion fo'l1.L::di' 1 .. ;1~J>e<i aJ><l/o:r ~cecl. sllallnot el<tend !&Or" than (). 6
~,;{tvo .. 1:""ti into a required side ... yard nor more than l.a
~t.ra"lt9Ifr fe..t) l"to a requir .. drear yard; further the
~,~1"i".!eng1;h <>1: ... '""y ..... cavated . area or port~on. thereof that
_~~tl,:-'Ut1;P,,'-& required. side Dr re~t· yard alia11 net exceed 4~6
ll<01:etll·(tlft .... n t" .. t) in length;
(1vlPriorto issuance o£abuUdinq permit, the
,?~q'~"'l.l~l7Qvide. satistaetory BV i<'l~c.e . totht' Plannin<J.Oivision
~~;,.,~~"ated area ... '"'' portio\l.;i>erep£ that ~nds into ...
~.!.tiSlo! Or N'" yar;i will not be barmtu1. to any maturetraes
on ·tl\e)OUbject Prc>perty or on abutting propertiea;
(V} ,The """",,vated area shllll either inclucle a
dm\~~'f".y"-.. th .. t .... .,.,t:s the requirementli of the l'ublic Works ~!1;f"'¥: """,1.1,. be ~~ntially 6heltered fro .. the .,.ain by a
~_",'~~,',or"ca:nopy" of a perma,n~t nature:
(vi), Any root overhang-or canopy installed
p~n~.,·!~· ~ct.i()n (v) "".11 be ... "'ithinth" site.=verage
~$!l:"~!1t;II";Urub"ectio" (h}1 . . .
(Vii)"Tll,e: eX,cavatetJ'::a:rea shall. be architeCtur:a11y
~tihle)'ithl:l\e rejOid!>l1C", and shall be &creencd to off .. ite
vie,!I'h.b¥!:.!~· ",1: landscal'l.ng and/or fencit\9, as determined
~!"~";:9Pr,t~t!!l1Y ~~onin9 aclministrator.
SECTION 7. Section 18.12.040 of the Palo Alto M~nicipal
Code is hereby amended by amending subsection (h) the~eof. to read
as follo'W:s:
(hJ A second detached single-family dwelling unit.
provided that, in addition to the site. developme.nt regulations
specified for the R-1 or R-l special residential building site
combining district, all the following conditions are met:
(l) The minimum site area must be thirty-five percent
larger than the minimum site area required in the respective R-l or
R-l combining district. In the case of a flag lot, the lot must be
thirty-five percent larger than the minimum flag lot size
established by Section 2L20.3QO for the respective R-l or R-l
combininq district,
(2) The second dwelling unit must be separated from
the original dwelling unit and from any other accesscry building by
a minimum distance of 3.7 meters (twelve fe2t)~
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(3) Tn~ second dwelling unit Ir,ust be. lirr.ited in size
to nine hundred square feet of living area plus t~o hundred square
feet of covered parking arei;li, and shall be limited in height to one
story and a maximum height of 5.1817 meters Cseventeen feet), 3S
me~s,ured" t:0 ,the highest point of _the buildil'"lg. l.'he zoning
~~inistf7~':t(;)~, MY 'e.ll-oV,,,the ~conQ dwelling unit to' EXceed thL"~ .t~;Yf:~;:;-:~19ht restJ;lctionlf J ' not to ,:8xceed 'the general site
aJ!.y~!Ilo~~, ~riction,s -.:>:! this chap~ert 'w~ere: the first story (l.f
~ ":~wo' '5t()xy_::-~ructure is "a, goarage or 'sixdlar. use, upon mak'ing the
~tlll(;r~'±ni1,<:'~,~d~ngs ,ih aQ.dition, ~o ,,'tl:le findings reqUirsd under
Chap~~l~ _)10 ,
(i) There aTe exceptional or extraordina~
~~±:c,~tanc~,;S o,r conditions a.pp).icable to ,,,t;he prc,.perty involved
tli~td~""'l'>!;,.pplr gen"rilHy<to property in the R-l district t)lat ~~s:,·t.he"uUnimum size requir~ments for a second Qwellina unit~ and
, ,,: "" '''".. """ ' ,,' , , ~"
(iil Approyal ,0'[ the additiona~ height is
cb!:~'~iiab';l~':'tQ'r:' t;h,e preserv~tion ,of an ~xi$ting a-rchi tectur<il sty~e
at:: , ;ne':i~rh;~ character, whioh would no'C other-Jise be
raec(hnpl~~~~-:',tt;ir~U<Jh ~e :s~rict" ~pplicat.ton of the provisions Qf
~i-s ',c1;t,apter-r ',and '
( ii,i) Approval of the addl tional height 'Will not
t?Q,:' '<t,rtri~nf:.al or, injUrious to pt"Cpe-.-ty or improvements in the
r~¢#n:ity ':an~, will not be detrimental to the public health .. safety.
~~n,~~l ~',..:-elf.fi!.+e. .. o~ convenience ..
(4) The second dwelling shall have street access from
a d~iveway in common with the main residence in order to prevent
new curb cuts. excessive paving ~nd elimination of street trees,
(5) The second dwell ing shall be architecturally
compatible ~ith the main residence, with respect to style, roof
pitch, color and ~aterials; and the additional parkinq shall be
screened to off-site views by means of vegetation or fencing,
(5} The secon~ d~elling shall be designed S0 as to
perrni t a minimUIil of two hundred square feet of usable '~pen space
for each dwelling unit. provided, ho~ever( such open space may be
combined or separate, so long as a minirnu:m of two hundred sq'..Jare
feet is directly accessible ft'om each unit; and provided, further,
for the purposes of this section, usable open space shall not
include any required from or street side yard;
(i) Accessory b'Jildings with more than two plumbing
fixtures; provided, that the: accessory building is not located in
a required setback.
gCTION 8. Section 18.12.050 of the Palo Alto M'.micipal
Code is hereby a:::;ended by adding subsection (0). to read as
follo~s:
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18a 12.050 Site development req"o,lla.'tion.s.
(o) -BasementS~ sa'seaents shall be per1llttted in 'areas that
~e: no:t,i:,:<i~f9nated as ,spac:"al,' flood hazard areas, and m~y extend
~:~ 'bu;<:~",~9ndl--the;, b\li1diT19 footprint,. Baseaent, area 'shall
9'~,rJl:~ll'::-:Dot-~,,}nclude"'::ln the 'calculation of qross floor are,a .. • ~a;r<~'t:,',-:-~, .. ~nt':"-~r:-a that is .deemed to be habltab~e space
~l;aY~'~~~~""as 9~C)S,s::tlPQr area unless, the finished l1!vel, of .~;i''(~:,:fl~f:,,-:i~::;PO'<mofe,,~h~n three feet above the grade, aro'und
~"~"'t:<or,'t>l'th"'bui1ding fOoUndaticn. Excavated features. &hall ~t£,,:,:~£~'~:),):he:,_,::~~u:retlerit of: the, qrade for the purposes of
d~~~:~ba.$_eJllent gross floor area, so J.on9 as such fe.atures
~"!t. '1i~,.fol~OW1rig prov 15 i <>ns,
{t) 'Excavat:.ed, ~eatures along the perimeter of a
ba~ement; sU,qh as lightwells" and stairwells,. shall net affect the
~~S~et1~,::/?_~::9ra~e~ p~?~·ide~ that:
"f, ,the.build.m;
(1) such features ~re not located in the front
{ii' such features, do net exceed ~91. lIleters; (~~~':'!'e-et', ,in-Vidt~~'
(ii.i) :'Tbe cUltl.ulative length of all such features
dQ~' ~~: ~~d 7 ~,5c_8':'meters itwel)ty-t'ive) feet;
(iv)",~,uch features do not extend int.o the
;,~gu~,_~ :setba~k,,~;r:$iS.si "and
{vJ 'Su9h features are sheltered trolU the rain' by
~',·,_~~f, ~,~VQ' or, c'anopy of a' pe;-man03nt naturer
{2) 'EXcavotec features along the pe.rimeter of .is
ba,semen1=~ ,sUch','''AI;;j; ,celo ... grade patios and: sunken 'gardens, that
~~f6ed the d~ensions s~t fD~ in ~ubsection (1) shall not affect
~~,:.e~s\,ll:e~~7, 'of gr.eode_I" prcr ... .ided that:
(if The excavated area shall not be located in
~".P:~t oht:h i!bui1'ling;
('iiJ 'rhe'excavat,ed area shall not-exceed a total
_of t~!;),hUndred sqtiat-e',feet, a 'substantial portion ot Which 6r..a11 be
fs#elt",and lands~~;
(iii) No port'ion of the excavated area that' is
no~" ~,~asca,ped. or terraced shall extend into a required setback
-area;
(iv) The terraced ~~d landscaped portion of the
excavat~ area shall not extend more than 0.6 meters (two feet)
into the r~quired ~ide yards~ nor m~re than 1.2 meters (four feet)
tnto the required rear yard~
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(v) ,The excavat.ion shalt nQt be harmful to 21.h:r
:;nature trees or.. the 'Subject property cr on abutting propertie,s;
rvi) 'The exca\.'ate~ feature shall be
a~~it~,r.a.:U.y ~mpn.til:Jle with the reeide11ce and shaJ.l be &cree:led
~::>of.~ :',s-_i;teo':,: views ~y :means of .!.andscaping and!or-f~ci!1q I as
ae~~nid::8PPr!!pri8te 'by the zoning administrator.
(vii) , '~he ex:ca~.,ate~ area shall be sheltered fro'm
tij~ ,ra ir:i:-:: by 'a, root' -ova,rhanq or canopy of a permanent nat.ure.: and
(v i i iJ 'l'~e roof overhang or cltnopy !iball be
W;~i,~,: :the;Jr:ite coverage x-equirements of subsection (h).
SECTIQ~ 9, Section 1B.12.055 of the Palo ~lto Municipal
Code is hereby amend oed b:,( amending su.bsEction (b) thereof. to read
as follo~s:
18.12.055 Site development regulations t:or subst&nCJard
lots.
(b) Flag lot defined. Flag lot shall be defined as set
forth in section IB~e1€.G3e, 18.04.0:30 of this code.
SECTION 10. section 18.17.050 of the Palo Alto Municipal
Code is hereby amended by adding subsection (p), to read as
foll.:lws:
1.8 • .17.050 . Site Oeve.lopment regulations.
l'P), ;~asem.ents~ Base:llents shall be permitted in areas 'that
are not 'desiqnated as special flood hazard areas, and may extend
to l but n9t beyond, the ouildL~q footpxint. Basement area shall
genet-l!tlly not be included in the calculation of gross ,floor are.a ..
e:Jq.;,ept tha't. basement. area t.:hat i!=-deemed to ~ habitable 6pace
sball 'be, ,lpc1uded,as gross floor' area unless the finished level of
~: t,irst,.',,£::toor' i~" no lI19.re than three teet above the 'grade around
tlte'Ps:ri'mete,r, of the building foundation~ Excavated features shall
~t a;ff~~, 'the, measurement of -che -gra.de for the purpoGes of
de~e.rmtn.~'M:', baSement gross .floor ,area, so long as such features
~t,: 1:.b:~' '~~~'-1;~ing ',provisions:
'(1) Excavated features along
ba~"mentl",~iJCh ~s ] ';,;ht .. ells and stairwells ..
~a$'ireln~nt ':Q:~ gra(j-~, provided that:
the perimeter of a
shall not affect the
Ci) Such features are not located in the front
of "the bui1di ng:
{ii) Such features do not exceed .91 meters
(~l"ee feet) in ~idth:
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{tii} Tne cumulative length of all such features
a~s ,not., e,X:~Od 7.58 meters (tventy-fi ... .re) .feet I
(iv) Such feature~ do not extend into the
i:~~~,'ae.~back a;:-eaSi and
(v) Such features' are shel t'$'t"ed. froB! th$ rain by
a: '~f:: ~Ave or CBnoP:i of a permanent nature ~
(2) Excavated feature-oR along-the perimeter ~f a
p,,~~t~_:,~', as below grade pat,ios' ,and Bunken gardens, that
~'~ :,~, :tiUnensicns set, .forth in ;t;Ubse.C!tion (1) shall not affect ~~,;.\~1i~~~~~' of "grade, provided 'that:
1i) The excavated area shall not ~ located in
~ ::~#it of the bu11di1l91
{ii) ~he excavated area shall not exceed a total
p(:17wo,:h~~e:d 'Sq\1are, !eet, a z;;ubstantial portior, or '1lhich shall be
tgr~,":''id landso3ped:
_~'t:, :1~n;JSc~iJed
~l;f#a;
(iii) No portion ,of the excavated area that is
or terraced s;.hall extend into a required setback
(iv) The te'C'raced and l.andscaped portion of the
~~l.fat-e'd are,l!, sh.lll1 not exttmd more than 0.6 meters ~two feet)
i1;l~. ;t;~'):.e:qu.i-red side yards,. llor more than 1.2 meters (four feet)
'i~~-',t.h,~:',l;e~iY'ed ,rear yard:-
(v) The excavation shall not .be l:laxmful to "any
~#if~,)~:re~~,,:':Gn" ~e suhj~~ property 0::0: on abutting propert1es~
rv~) The eXCavCited feature s..~all ': be
~'~~ite~~a~.Jy,:C01nJlatible Wlth: the ~e6idence and shall be screened
t<F::o!;:: 's.1It:e''' v~ews by' mear..s of landscaping and/or fencing', -as
4et~,-;:mine4 ,:appropriate by the-zoning aandnistrator ..
(vii) The excavated :area shall lie sheltered t"rom
tbe;rain,by a, roof o:verhang, or canopy of a permanent nature; ~nd
(viii) The ro()f overhang or canopy" Shall:: be
with:;n the site co-verage requirements of 5ubsection (h) ..
SECTIon 11~ Section 18.19.050 of the Palo Alto Municipal
Code is hereby amended to odd subsection (0) to read as follows:
~8~~9.050 Bite development regulations.
to') Basements. Baselllents shall be permitted in areas that
are not designated as special flood hazard areas, and may erte:1;d
to" but not beyond~ the building footprint. B-as<:!I<lent area sh ,1
ge~erally not be included in the cal~ulation of gross floor ar
~1031 I j.I m OOJ04fa!
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eltcept-'"thst;. easement: area that is deemed to be habitable space
sha~l ~, included as qross floor area unless tb~ finished ~evel of
:t,h~' fir6t<t~oor is no, )no,re than t..'lree feat above the grade .around
tl:l\!::~iJQet&_r of :the -building foul".dation. Excavated feah~res: shall
h~', :aff,eet ',the, !Deasure.m&nt of the grade for the purposes of
~"t.grlll.ini.rl9"-~base14ent ~oss floor area, se long co.s su.ch fe<5tures
"",~t thefollo"ing prcvi"ions:
(1) Excavated features along the perimet.er of a
~$~erit, ,such as lightwells and stairvells" shall not affect tile
~~asu-Fe:~~t":Of qracie, provided th::lt:
(i) Such features are not located in ~;e front
{iil Such features do not exceed .. 91 meters
Cthr"efeet) in width;
(iii) The cumulative length of all such features
does . 'not exceed 7. SB :meters (twenty-five) feet;
liv) such features do not e~tend into the
r~~1i,ed ;--~~tbacK a~eas; a)'Id
{v~ such feature5 are shel tered frem. the rain .by
:B. __ ,roof ,eci,"~ 'or ,~o-PY" G,f -a permanent nature ..
(2) EXC4vated features along the perimeter of a.
b;a,~~I9o!lt~" ,SUch, as, -belm; grade. patios and sunken -gardens, that
Ia:~ceed ~b~-:-:dimensions .s~t forth in subsection (1} sball not affE:ct
~' ~eaS:-urement' ot -.gracte l pr-ovided that:
(i) The excavated area $hall not be located in
t~" -fron~,' or the :buildinq;
(ii) The excavated area shall net exceed a total
of two hu'ndred square feet .. a subs.tantial portio-n of ... t.ich shall be
terrac~ and,landsC4PE:d;
(iii) No portion of the excavated area t~at is
rlc!'t': l~q~9aPE!d or terraced shall extend into a required setback
:a.r~_;
(iv] Tlie terraced and landscape.d pOrtion of the
Iii';~cava~ecl! ,area shall, not -e::(tend. more than 0.6 meters {tvo teet)
into the, ~~quired side yards, nor more than 1.2 meters (four £eet)
into the-required rear yard;
~V) The excavation shall not be harmfuL to any
mature treeS on the' subject property or on abutting properties~
{vi} The excavated feature shall be
architec~ural1y compatible with the residen~e and shall be screened
to off site views by means of landscaping and/or fencing, as
detel~ined appropriate by the zoning administrator.
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:(';"11; .The' excavated area shall hE: Shelte.r-ad frolJl
:tb,~_' ,',r~;p;'):)y .'8, ,roof over~anfj Dr ,canopy of a permanant nature,I and
(Yiiil. T:"'r.oof overhailq or =nopy sh~l be
1OiJ.~lt~hii·;s.ft"; &;'''''i''''g<> requirement!ll ot aubsecl:ion· (h) , ..
S.ECTIOrJ 12. Section 19.22.050 of the Palo Al to Municipal
CJde is hereby a~ended by amending subsection ee) th~reof~ to read
as fol1o\,1s:
1&.22.050 sjte development regulations.
(e) Side and rear yards. The following side and rear yard
regulations shall apply:
(1) The minimum interior side and rear yards for a
single-story structure shall be te.n feet.
{2; The minimum intericr side and rear yards for a
5tru~,tur.-e, o,,~r on,e story shall be ten feet-....-.tor the 'first story of
~,~~~l7e. aM ",ha)l ~ .. one~hal1' of the .. "tual. height of the :,i,~t::~~::'o~t::~,:;_. ~an ten feet~ for the portion-~f the
(3) The minimum side and rear ya~ds which are
adjacent to a street shall be sixteen feet.
(4) The minimum side and rear yards for a structure
over one story adjacent to an} sinqle-family zone (including R-l,
R-2 and RHD zones) shall be ten feet for the first story of the
stru~ture and shall be twenty feet for the portion of the structur~
over one story.
SEL~I~~ sectio~ la.Ss.OgO of the yalo Alto Municipal
Code is herehy amended to read as folla~5!
18.88.090 projections into yards. (a) Cornices I eaves,
rireplaces, and similar architectural features, excluding flat or
continuous walls or enclosures of usable interior space) may extend
into a r,,=quired side yard a distance not exeeeding 0.6 meters (two
feet), ~r may e~tend into a required front or rear yard a distance
not exceedit1g 1.2 meters (four feet). Window surfaces, such as bay
windows or qreenhmlse 'Windows, may extend into a required front,
side or rear yard a distance not exceeding 0.6 meters (two feet)
except that, in residential districts or nonresidential districts
adja,cent to residential districts, the ,«indo .. surface may not
extend irlto any yard above a first story.
(b) A ca,nopy or patio cover may be located in any
resiaential district in the required rear yard or that portion of
the interior side yard .. !hich is more than 22.9 meters (seventv-five
feet) from the street lot line measured along the cummon lot*line.
Such canopies shall be sUbject to the following conditions:
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(1) 1.. canopy or patio cover shall not be mare
th~n 3.7 meters (twp.lv€ feet) in height~
(:2 j The canopy or patio cover shall be included
in the computation of buildir.g coverage.
(3) The canopy or patio .::over and other
structures shall ~ot occupy mor~ than fifty perce~t of the required
rear yard.
(4} The canopy or patio cover shall not be
enclosed on more that: t .... ·c sides~
(c) Stru~tures not ever 1.8 meters (six-feet) in
height or 2.3 square meters {twenty-five square feet) in fleer
area, used exclusively for storage purposes, may extend into a
required side yard a distance not exceeding 0.6 met",,:,s {two feet),
O~ may extend ~~to a re~lired front or rear yard a distance not
exceeding 1. 2. meters (f01JT feet) ~
(d) Uncovered porches, s"tain;ays, landings r balconies
or fire escapes ma~r extend not more thdn 1..9 meters (six feet) into
a required front or rea::-yard, and maJ~ extend not more than 0.9
meters (three feet> into a re~~ired side yard: provided that, in
residential districts or in nonresidenti~l districts adjacent to
residential districts, these pr-oj ections rna}" not extend into any
yard above a first story.
(e) Pbols l , spas ,~nd hot tubs lIIay extend into a
~,SfM~~:~~:l:,:,;,~~:~:rd"a:,',dis:t;ance not" 'to exceed ... 27 meters (fourteen
if~tl:i:":;~~~, th~t;,:"a :mliQ.IIlWil 'setback of 1. 8 meters (six: fe~t)
:;tiOaT"~ '"p~B'~~ ,line shall be maintained.
-fet-'(f) Ir~ reside!"ltial districts r a portion of a
main building Which is less than 0.5 t.he maxLnu.m Wo·id'th of such
building may exten'd int::l the required rear yard no more than 1. 6
II'teters (six teetl and with a height ef no more than one. story,
except that a corner lot having a comnon rear property line 'With an.
adjoining corner lot may extend into the required re.ar Yi::l.rd not
more than 3~C meters (ter. feet) and with a height of no more ~han
one story.
+£+{91 Subsections tal through (d) of this section
notWithstanding, a projection shall not be permitted to encroach
into a special setcack, as established by the. setback map pursuant
to Chapter 2Q.OS of the Palo Alto Municipal Code .
.{h) !n rE:l:,sidential districts the terraced and
larid~eaped '}?<:rrtions ox' :exc:a.vated features , such as below gra<le
~~ios :::',~' :SUnken, qax-dens, that comp.ly with the previa-ions of
~<;iU;>'1",,l,!l,.10,:(}50 (,.),18.~2.050 (0), :l8.17.050 {pl, or 18.19.050
:~~)':.' cll!~;.:app~,1ea!:>le" :maY"extend into. a required side yard a dis,tance
h?,~,:tO::e.x.c:~d Q ~ 6 JI.e-:te.rs' (two fee.t), or may extend int.o a required
~,a"r Y,a;.r;d a':distance not to, ex~eed: 1.2 mete.rs (four feet).
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SECTIQN 14. section 18.92.('110 of the Palo Alto Mu::"!icip~l
Code is hereby amended to read as follo'w.'s:
18. '2;0 010 Appeal. An appeal may bot; take,l to the planning
commission by any pe::-son l firm, or corporation aggrieved or
affected by any determination of the zoning admil".istrator W'ith
respect to, the 9"l::'anti!'l9,'"" denial, revocatior. or modif ication of a
variance:t:":!liOiIe' i:iriPrcve:z~t. ex",ept:.ion~' or conditional use pcnnl-t~
SECTION 15. Section le~92.020 of the Palo Alto Municipal
Code is hereby ~rnended to read as follows:
18.92.Cl2Q Filillq proce(l\%r". (a) 1\..."l. appeal o;hall be ir:
writing; and shall be filed '\lith the. city clerk • .. ithin ten d.ays
after the mailing of notice of the decision of the zoning
ad;;::;:i .. istLatvr en a variance~ hc'~,:, i.provem.e..."'lt exception" or
conditional use permit. An appeal ncf'file-d .... ithin such titl'P shall
tlot be pro<:essed.. The appeal sh.all stat.e the grounds ~-heretor.
(b) An appeal shall be subject to an appeal fee as
prescribed by the municipal fee sched~le. No part of which the
appeal fee shall be ~eturnable to the appellant, except that eighty
percent of such fee shall be retlJrnable to the appellant if the
appellant withdraws the ,appeal, by filing a Yritt~n request thereof
with the city clerk, '-o.'ithin se~en calendar days following th~
filing of the appeal.
SECTION 16. section 18.92.060 of the Palo Alto Municipal
Code is hereby a-mended to read as follows:
18.92.0'0 Aotion by city council. Upon receipt of the
recommendation of the planning commissicn, the city council shall
consider the appeal within thirty days of receipr. of the
recommendation by the city clerk. The council may~ at its opinion.
conduct a public hearing on the matter .
.!.r: conformity with the provisions of this title, the
council may by motion reverse or affirn wholly or partly, or may
modify any decision, determination, or re~4irement recommended by
the planning commission, and may make such decision or
determination or may impose such conditions as the facts warran~
with respect to the appeal and to th,e approval or d,en~al of the
applicatio:r. for-variance, ho~e ,improvement excepti(:m, or
conditional use permit, and the decision or determination of the
council shall be final.
,If ,<:;Jran:ted by the council upon appeal, the variance, hOllle
,impf?ve:m.~~,:.ex~pt.ion" or conditional use permit shall be effective
immediately. Notice of the council's decision shall be mailed to
the original applicant, to the person filing the appeal, and to any
other person ~ho has filed a written request therefor ~ith ~he city
clerk.
SEctION 17~ Section 18~92.070 of the Palo Alto Municipal
Code is hereby amended to read as follows:
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18. '2. 07ll RliIsub'!litt&l of app.lic&.tion. No substar-.tially
similar application for a variance~ horne 1mp~avement exception, or
conditional use permit which has' been denied vholly or in part
shall be resubmitted for a period of six months from the effective
date of the final action on such dppl ication, except l..:pon a sho'IJing
of subst~ntial change of circumstances.
~ON __ i!L... Section 18~94. 070 of the Palo Alto Municipal
code is hereby amended to read as fo2lows:
18. ,.e. 0100 N';)%l.cont'orminq use--Required. tena.i!lation. (a) In
any district~ a nonconforming; nonresidential use occupying a site
having facilities thereon valued at less than one thousand dollars,
shall be ~eLminated wi~hip five years from the effective date of
this section, or 'Within five years froln the date such use becomes
nonconforming, whichever date is later, and within such time the
improvements shall either be rell'.oved, or converted or modified to
accu~~odate a conforming use.
(b) In any district. a nonconforming, nonresidential use
of a site not subject to subsection (a) of this section shall be
tenninated in accord with the follm"'ing provisions and schedules: ~
(1) When occupying or using facilities designed and
built for residential use; the nonconforming use shall be ".erminat
ed ~ithin ten years from July 2J, 1978, or within tEn years from
the date such use beco::r.es nonconforming, Whichever date is later,
and within such time the improvements shall either be removed, or
'Converted cr modified to accom..>nooate a cor-.fo!."""'.!l.ing use.
(2) When occupying or using facilities designed or
built for nonresidential user the nonconforming use shall be
terminated, and the facilities shall be converted or modified to
accommoaate a conforming use, or shall be removed at or b~fore the
time limit prescribed in subdivision (3) of tl:is Subsection;
provided, how-ever. tha":. no such te~ina.tion, removal; or conversion
shall be required within fifteen years ircm Jul~{ 3D, 1978; or
within fifteen years from the date such use became nonconforming,
W'hichever date is later: provided, hO\ole..,er~ that uses which were.
made nonconfouning as a result of the 1974 Fire Zone 1 Study, by
Ordinance No~ 2777, adopted March 25~ 1974, shall tenninate on
November 23, 1990; and provided~ fu.rther, that any use made
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 limited mobility may remain and shall not be
subject to termination pursuant to this section. S,,",ch uses srlall
be permitted to remodel, improve or replace site irnprove-rnents in
accordance ~ith applicable site development regulations, provided
that any such remodeling, impro .... eme:r.t O!" replacement shall not
result in any increased floor area.
(3) The following 5chE':dule shall govern the period of
time for termination of nonconforming uses specif ied in subdivision
(2) of this subsection:
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Type of Const~uction
as Defined hy auilding
Code
Xype I-Totally noncombustible
Type tI-Fire resistive
~ IXI-Nonco~qstible ~teriorJ
combustible interioL
~ rV-Heavy timber
'!Yi>" II -Nonrated
Type V-Wood frame
\
Age of structure
Co~puted From ~ate
of construction
3:; }'ears
35 years
30 yea~s
30 years
25 years
20 years
(4) Nothing cont.aine,cl in thiS sUllsection shall extend
ot" :othsrw-ise modify any 'termination date provided by a:!1y previously
~~sti,nq:': ordinance for any use: which. became nonconforming under
SUCh-',ordinance prior to the e.ffective date of this section. Such
~~inatlbh' dates for 'such previously existing nonconforming uses
are inco~rated i~ this section and shall remain in effect.
(0) The director of planning and commu!1;ity e!".virollment
shal~'"deten:Une tb.os~ properties the use of 'Which were lawfully
exlst:inq uses permitted or conditionally pennitted, in the
di'$t~~t¢te, in which they 'Were located illlltlediateiy prior to July 20,
~97~~ "::and ''Wi-..:ich uses were rendered none-onforming by reason o.f the
_adoption ,::Of ,'this Tit.Ie on July 20, 197$~ and tho5e properties
wpi'e'h r ,::,llrlor ,to July 20, 1978', were located in an R-l district
which" ~a's :impo6ed by-reason of annexation of the property to the
slty:::,ylth,?ut,benefit, of prezoning 7 the uses of which were'1.aw!ully
~i~tii:l9",i''Uses permitted oX" 'Conditionally permitted operatinq
EO:tibjlEf!,~:', ,to a' conoiti.onal use permit prior t.o the date of
M~xation;; Wr,itten notice of such no:nconfonllance shall be lI!aiied
to ':tb.e",OWllEi:r, ,ot record of eacb such property and to the occupant of tl:t~,,:,p~'ope~y~' fjfithin' two years of the date of mailing of such
nnt-i¢i:r./ ',a~y,~owner of such property, lessee of such property 'With
-th~ :,w:ritten consent of 'Owners,. or purchae;er of such property 'When
act.in,q pursuant to a contract of .sale in writing duly executed and
aclmowled:g:~d by both the-'buyer and the owner of .t"ecord, may apply
to' have ,such property excepted from the terminatiDn p!:"ovisions of
~e s~tior.. Sai.;i application may be made to the ,director of
p~ann;pg 'and 'community, environment in such ferm as ~ay ~e
pre6.q.ribect by the director of planning and community environment ..
Said' aPPlication sha11 include, but not he limited to,. a statement
of; the l~ation anc size of tne property, the nature ,of its use on
J~y ,20,. ",1976 1 , a sta"tement of reasons establishing that the usC! is
CCll!!patiblt:",With and will not 'tJe detrimental to the us~;:; designated
in ,tl?e ',comprehensive p2an for the st::.rro1.mdinq area and prop'ertle.s,
a, ,map Qf the subject property inaicating the location of all
parcels of ,real property liithin a distan.-::e of 91.4 meters (three
hundred :.fee,t" from. the exterior bQunda -y of the subject property,
a list as shown in the ~ast equalized assessment ro11~ of the name
and:address'of the owner of record of each such p~rcel, and such
6t...~er' ,information as :may be required by the dir~ctor of planning
and ~ommunlty environment~
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(1) Such application sh<!ll be accompanied by
such fee as is prescribed in the municipal fee s·=hedule.
(2j Upon receipt of ~u~h application, the
director of planning and community environment shall so infcrm the
chairperson of the planning commission who ~hall set a date for a
pul;lic hearing on the. application 'Which shall bl;! held · .... i thin a
re.asonable ti:roe from the da~e cf filing cf the application~ Notice
of the hearing shall be give~ in the same manner as provided i~
Chapter 1S.90 for notice of hearirlg by t.he zoning administrator.
(3} Upon the date 'Set for hearing, the 'planning
co:zn.m.ission shall conduct a publ i..:::: hearing thereon, unless, for
cause the com:nission ~hal1 an 't.hat date con!:inue "the matter. upon
conclusion of the hearing, the co~ission shall dete~ine whether
the use of the property on ~uly 20, 1978, is compatible and not
detrimental to the land uses -designated in the cotr.prehens-ive plan.
for the surrounding areas of properties. In the event the
commission so fi~ds, it shall recommend to the city council that
the. use shall be exempt.ed from the termination provisions of this
section. The co~~issivn may recommend such conditions ~s it may
find necessary to insure compatibility including~ but not limited
to, re~~ired improvement of or modifications to existing i~pro~e
ments on the property I limitations on hours of operation, limita
tion on th~ nature of operations, and a specified term of years for
which the exception snaIl be granted.
(4) Upon receipt of the recommendation cf the
planning cOllUllission, the city council shall consider the
application within a reasonable time. The council may, at its
option, conduct a public hearing on the ~atter.
In the event the council finds the use of the
s'.lbje.::t property t.o be compatible W'i th and not detrimental to those
land uses designated in the comprehensiv£ plan for the surroundin9
area and properties, it shall, by ~otio~1 except said use from the
termination provisicns of this section. In granting such excep
tion/ the council may include such conditions as are acemed
necessary to insure such compatibility, including, but not limited
to~ the conditions set out in sUbsection (c) {3) of this section.
(5) Any use ~hich is excepted from the termina
tion provisions of this sectio.'1 t and ... hjch is changed p'.J.rsuant to
Section 18.94.030 shall be subject to the termination provisions of
this section as though no exception had been granted.
(6) Any use excepted frow the termination
provisions of this section st,all be permitted to remodel, impro·.re,
or replace site improvements on the same site, 'W'ithout the
necessity to comply v~th site develDpment regulations, for
continual use and occupancy by the same use; provided, that any
such remooeling l improvement, or replacement shall not result in
increased floer area, number of d ..... elling units, height, lengt_h, or
any other increase in the size of the: improvc.ment.
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,d) Notwithstanding the provisions of this section, any
off-street parking lot "Which was la\,/fully existing and not subject
to any required termination provisions of any predt:!cessor ordinance
on the effective date of this section, and ~hich en that date ~as
and continugs to be used accessory to a la~ful conforming pe~itted
use, ehall be perJl\itted to C10ntinue in exii;tence and use for the
life of the principal use to whicn it is accessory, regardless of
whether said parking lot and principal use are located in ~he same
district~
SECTION 19._ Section 1S.le.oso of the Palo Alto Municipal
Code is hereby deleted.
SECTION _~_!2..... Section 18.12.090 of the Palo Alto Municipal
Code is hereby deleted.
S~CTION lh Section 18.11.030 of the Palo Alto Municipal
Code is hereby deleted.
SECTIO~_ SectiC'n 19.19.090 of the Palo Alto Municipal
Code is hereby deleted.
SECTION 23_~ The Council hereby finds that thIs project
'Will have no significant environmental effect·.
SECTION 24.
commencement 0 f the
adcption.
This ordinance will be
thirty-first day after
effective on
the date of
the
its
INTRODUCED:
PASSED:
AYES:
NOES:
ABSEUT:
ABSTOI""TIONS:
ATTEST:
City Clerk.
APPROVED .AS TO FORM:
senior Asst ~C-ity .Attorney
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APPROVED:
Mayor
ci ty Manager--
Director of Planning and
community Environment
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r.bruiry 7, 1992
PL~~NING COMMISSION
Palo Alto l California
'J ritt oj Yolo )llto~,
'.D. tOJ: 1:12'50
'litl 'LTO, CJ, .",Dl
MISCELLANEOUS ~UNICIPAL CODE TEXT AMENDMENTS
TITLES 16 NiP !8. BUILDING AND ZONlflG
Members of the Cormtission:
At the meetlng of January 29, 1991, th~ Planning (ommissir. op€"ed and closed
the public hearing on the mi:scel1i!r\eous ordinance amendmefi i described in the
January 24,1991. staff report but continued the Conrnission action on the
item. The reason for the c.ontinuance related primarily to public testimony
en the limitations and criteria for s.ubterranean construction, partic~larly
the issue of IlIh~ther or n\lt to reQu ire cover of these i!xc:a\lated ft!a.t1lr!s.
Staff will address th! concerns raised in the following paragraphs. (If you
n!ed additional copies of the January 24, I992~ staff report p'e~se contact
C.thy JOM", 329-2440.)
WhY Are We Modifying the Code for Subt~rranean Construction?
The Planning Commission directed this code modification in September of 1991,
after reviewing the 21-mantn status report for the R-l Ordinance. Bfcause the
Uniform Bull ding Code has chang2d and is now incons; steflt with the ZOI'l; ng
Ordinance defin1tiQn for basements, theie is a need to ame-rld t~e Zoning
Ordinar~ce to allow for required ingress ilnd egrps:s to bas.ement alas. In
addition, we believe, and the COmliss;on concurred, tna.t OLir current
definition is unnec.essaril) re:stdct;ve. We have re ... ';e .... ed examples of light
wells which do much to improve the Quality of living spice in the basement
areas and do not impact the surrounding properties. (e.g., Steve .Pierce's
projects o~ Cuinda ind other Craig Steinman designs). The remaining question
is: now that we have: been directed to allow the excavation around the
perimeter of th! house, how much de we al10,,?
Staff informed the COrMIlssion, 1n the status report 1n September~ that once
we exclude the exposed lower levels from counting toward FAR, it will 1ead tn
-deep dish-construction. Staff has oftentimes, over the past several years,
denied permits for this type of construction and car attest to the fact that,
without setting a limit~ applicants will design p1i·S whereby the excavation
;s excessive and essentially allows for a three st.:.:-y hou·sE!~ ex..::avated a t...
02/01/92 -,.
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10 f!et deeper than ne~ghboring properties. The pres:s~re to build this: type
of construdion ~s grea~ for illl the same reasons ar"falyzed by the cDmmunity
in the 1988 R-l Moratorium period. '.,(e do not ~ave addresses of exarr.pies tliat
the COlMlission can \/isit, since we do r'lot cu:--rently allow them to be
constructed and have turned them away at the counter or denied the
applications. We noted tn the previous staff report that this type of
construction techniqu~ is ~Dt a phenorne~on isolated to Palo Alto.
'Why is th~ oroDosed code section on page ]5 Q.L1.D.e ordin'H'c~ 50 ccmpl~~l
In the September status report, staff recDl!1IT:ended Hut the soluti'Jn shou1d be
conceptually Similar to the dormer protrusion al1Q~ance into the dayl ight
plane, which is relat;lIely edsy to administer. The Cor.wnission cor;ceptuany
agreed. This is essentially what we have r€::olOO1ended on page 16 of the
attached ordinance. Subsection rn{l) allo~s for simple light wells and exits,
which is the most C01m1on requested saiution. Subsection m{2} allows for
-fancier-sunken garden and patio features ~hich are likely to be designed
into new houses on redeve'~pfj lots. This second option ~as dev~loped in l
meeting with the desigl'l COiTli1~ 1ty. Staff loio'Uld liaile preferred a more stnigr,t
forward and Simple prQtrus;on allowance. usi~g the HIE process for -fancier w
proposals, but we added subsection m(Z) as a concession to ttle design
cOTil'T!un i ty, whc .. anted i bu i1 t - ; next ra all owancf. The t .... o opt; ons c an be
utilized together on 3. single project, a.nd staff is comfortable that the tlllO
optio~s will allow considerable flexibility in d~signing attractive feat~res
for below grade living areas. Any circumstances which have not beer.
arltici pated in these two options can be handlE throUSlh the Hoo;e Improvement
Exception or Variance processes~ Publ;, speakers attested to several
circumstances where sEtbacks ""oul d be d ifficu' t to meet cr where "I.erraci ng
would not work, and staff wou1d not reco~~end designing an ordir.ance to deal
with ill of these lot·specific circumstances.
Do the excavated areas need to be covered?
The primary concern expressed by the public speakers ilt the meeting, dral "19
the most questions from COlMllssioners l related to the issue of whether' or ,fot
the subterranean areas needed to be coY~red. The cnncern expressed ~as over
the aesthetics of ~avir.g to provide an additional arc.hitect~ral elemEnt ..,hic.n
mayor may flot be consistent with the remaining proportiol"1s of t!1e project.
Suggestions for other ways of dealing .. ith the problem. w(!re made, inc1uding
the fnstillation of French drains, which are prohibited by t0e Santa Clara
'v'alJe.y Water· District for groundlriater protection reasons. Other pcter.tial
e~gineering solutions ~ere described that may have merit.
Whether or not this requirement is lnc1uded in the Zoning Ordinance is a
PQlicy decision. Jt is an iSSlOf vaguely comparable to the weightipr policy
of -whether to require-fire rEtardant roofing in the foothills. C.orrrnunities
are gen2rally supporti\ie of 'Such publ ic safety measures, at the expense of
aesthetic and indh"idual property rigMs co~cerns, . 1 the direct aftermath of
a. disaste, (such as t~e Oakland Hills fire}. As memories fade and dir-ect
experience .. ith the problem diminishes, Ule aesthetic advantages of shake
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roofing, for example, take en greater ;~Iportt.nce in the minrls of poliCY
makers. It is "orth noting that nearly all foothill communities a10ng the
Peninsula· allow snake roofing, to the utte frustration of their Fire
Departments, ilthough some are currently revisiting this pub1i( po1i~y. I~
the weightier exampTE: of fire retardant roofing, the riSKS include lives as
w~11 as prop~~ty.
The risk in the dec.fs1r)r'l as to whether or nat to co'"er the below-grade
tre~ches ;s not a risk to lives, but only to property. In the early 1980's,
the City o.f Palo .Alto and ~urrounding corrrnunities experienced very rainy
winters and very high ground water leVEls. During these periods basement
nOCl:ding and' sump pump failu:"'es occurred corm'oOnly and were a problem for the
Public Works Department in Pale Alto and in surrounding cOr.Jnunitie-s. as well
as individus1 homeowners. The direct pumping of concentr.ted ~ater into the
starn sewers was als:) probleillatic. Howe ... ·er. thes! problems wert! far from
catastrophic and even less significant because basements in PaTo Alto ~ave
traditionally been used for passive uses such as for storage and utility
purposes. The risk to property and inveitment will become 9:eat2T as people
turn more and more to crfat i ng and remodel ing basements int'J lower le ... el
living space~ Unlike tn'! €xample <:If fire retardant roofjng~ it would be
hlQhly improbable that the decision of ~hethEr or not to cover the
subterranean construdion wOl.ild had to life threat. For a full descrip!ion
of the Public Works Department Concern o .... e ... this issue. refer to the
Environmental Asses.sment attached to the January 24, 1992 staff report.
The recorrmendat'ion for covering the-Gpen subtfrranean areas is made by the
Public Works Department who ha$ jurisdiction o .... er the manner in Which storm
water runoff and flood protectlon are handled, as .. ell as. 110\1/ piivate
properties connect to our existing storm selililers. They have the ibiliti to
im~ose tne requirement regardless of whether or Mot it appears in the Zoning
Ordir.ance. since their approva1 is needed prior to issuance of any but1ding
permit for basement construction. Therefore • .:;hould the Ctiid1'1ission reccliITIend
deleting this reo.uireme!'1t ffom the Zoning Ordinance, it will nut affect thei~
jurisdiction. Staff included tht! requirement as an attempt to bring the issue
forward for the benefit of the applicar.ts~ so that they do flot gEt callght
deslgning a pr~ject that m€ets the Planning Department requirements. ~nly tc
be denied by the Public Works Department. The confl iet between indl'llidual
departmental polfcies and requirements is what staff refers to as a -gotcha,"
and we are committed to eliminating as many as we can in our efforts toward
improved customer senic!. far the sa;"ne reason ... e ha ... ·e alerted nomeo\llners
in th! flood plain about the d~5ai"iowance of basements in the nood plain (see
subsection m~ second line. page 16). The Planning Department is not
enthusiastic about the requirement for covers and overhangs for the same
aestnetic reasons that the pllblic expres5ed~ although 'We are far more
confident in the design cOrM1unity's ability to solve the aesthetic issues
(e.g .• using trellises with glass canopies so that light and air can enter).
Tn S ulmliry 1 the (orrmi s s; on has several opt i Dn s, among them: I} recolmlend
dele-ting the requirement and realize that tne Public Work.s Department w111
deal with applicants on an individual basis; 2) soften it by adding the
P: \PCU\COOTUM2
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wording ~substantiillly cove-red-allolll'ing some flexibility but still mitigating
th~ ~prDblem~; 3) add tn~ wDrding ·OT any otner engineerirg ~olution
satisfactory to the Departme~t of Pub1ic Wcrks· which allows greater
flexibility and individual negotiation; or ~J adopt staff's recommendation.
STAFf ,ECDMMr~DATION
Staff recorrrnends that the Planning (olmlh.:.:::;,n: 1) make a fir,dir,g tI1at the
proposed ordinance changes will not have a sign'ficant environmental impact;
2) adopt t~e attat~ed negath'e declarat ion; and 3) rerorrmend adoptiDn of the
attached o~dinanc!.
Respectfully sub~itted.
'-1(')" ,('/,/",',/1
( l'",-, I' /1, ,/1:1) . • .... '~ _ , 'l-". • "-
NANCY HADOOX/L YTlE
Zoning Administrator
NI1L/<j
Attachments.
~egative Declaration
Ordinan(:e
September 6. 1S'91, R-l Zoning District RE'guiations Status Report
November 8, 1991. Second-Story CfJttages Staff Report
October, 1991, Planning MagaZine irti-~e ·I~ Elite Communities, a Torrent of
Teardowns·
City of San franciscD Not1fitaticn Procedures handout
December 5, 1991, letter from Martin BpTnstein~ Architect
cc: Nancy lytTe, Zoning Administrator
;Toria Humble, Associate Planner
Fred Herman, Chief Bui1ding Official
Gene Brown? Assis'~ant Building Offi,=ial
Jim Harrington, Senior Engineer
Dave Matson? Associate Engineer
Sue Case, Assistant City Attorney
TolTlt1.Y DerriCK, 390 leland Avenue, PaT a Alto, C~ 94305
Robert Harch, 153 Lundy Lane, Palo Alto, CA 9430E
Anthony and Pauline Lidgate, 1429 Emerson Street, Palo .1to, CA 94301
Greg Evard? St€lnman Associitas Arcnitects, 745 Emerson Street? Palo
Alto, CA 94301
Steven Jenks, Reif, Chow Associates, 1150 E1 Camino Real, Menlo ParK,
CA 94015
Martin Bernstein, Architect? P.O. Box 1739, Palo A'to, CA 94302
Terry Seaubois, Arddtect, 124 University Avenue~ Palo Alto, CA 94301
Martin Garfinkel, Carfinl<.el & {ionn:iez, 260 Churc:hill Avenue, Palo Alto,
CA 9430]
02107'}112 ,',
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Roger ~ohler. Kohler Associates Architects, 378 Cambridge Ave .. Suitp
A, Palo Alto, (A 94301
Albert Kramer, Architect, 518 Middlefield Road, F.lo Alto. CA 9430]
Steve P"le,"ce, Zane, ~acGregor & Co., 209 Cowper Street, Palo Alto, CA
94301
Steve Jeske, 330 West Charleston ~oad, Palo Alto, CA 94301
--""--.,..,.~---------"'.--~. ,,---. ;,'·::/i~·
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January 24, 1992
PLANNING Wf"''.I5SION
Palo Alto, Californi.
MISCELLANEOUS !!UNICIPAL CODE TEXT AMENDMENTS
Amendments to Title 16 Building Regulations and Title 18 Zoning in<ludiog:
1. P~ovid;r,g limitations and criteria for subterranean construction;
2. Streamlining the process for Home Improvement Exception app1ication!;
3. Amending the one story, seventeen foot height limit for cottages;
4. Amending tne heIght limit for fences on through lots;
5. Amending the setback requirements for private swimming pools; and
6. Clean-up of typographical errors made in Ordinance-No. 4016.
MEmbers of tr.e Comissl0n:
Background
This report and lo:cornpanyfng ordinance are being forwarded is a fol1uw-up to
issues raised by staff, applicints. and concerned C1tizens that were addressed
in a required 21-month status report on the R-1 zon1ng regulations, which was
submitted for the Planning Commission's considerltion at their meeting on
October 9, 1991 (after continu.nce from the meeting Df September II. 1991).
Since t~at lime, members of the Planning and Public Works Department staff
tlal/e, at the direc.tion of the Co~ission, conducted i! special meeting or.
Wadnesday, December 4 t 19~J, with interested members cf the design community
for valuable input into the preparation of r~9ulations regarding t~e
construction of subterranean areas. The attached ord1nancE, therefore,
prDposes so'ut~ons that deriyed from that meeting. The remaining subjects for
ame~d~nt are being proposed in much the same manner as had been discussed in
previous reports to the Commission (attached). The fo1lowing is an
explanation of the fndividual issues and staff· recommended solutions that
guided preparation of the attached ordi nance.
1. Subterran!an Arf!il~
A. Pro::'l em/Statement
Chapter 18.04 (Definitions) of the Zoning Ordfnance currEntly defines
·gross floor area-sucn that baseme~ts, where the finished level of the
fl rst floor is not more than .91 meters (three feet) abOVE grade, are
po :\pC'SIt\o::o fXA*i CM2~';2 .,.
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exc1uded from t~~ ca1cu1aticrl of fleer area. 5ince the adoption of this
definition i~ November, 1989, Planning Diyision staff have consistpntly
ir.te\"'preted tt in a fairly rigid faih~orJ, yet have experiented
diffic.ljity in explaining and adQirtisteri!!9 the reguhtion due
particularly to the imaginative 2fforts of applicants to use it as a
mea.ns to acql:ire additional fully-exposed li¥ing area; calling it a
·l~wer 1evfP. There"ore, more eJ<plicit code langl:ag~ was needed to
regulatE subterranean area~ such that they have no substantial impact en
the su·,.rcrJnding neighbors cr the commu.nity at 1 arge? and tan meet the
egress requlremer.~s of the rec-ently adopted Uniform Bui1<ling Code.
In researching the effcrts of other jurisdictions~ staff has four,d
basemEnt T€gulaticn to be i subject receiving increasing attE'ntion . .e.n
artic10e in a recent isslJe of Phnning Magazine (attached), explained
that some communities are enacting reg-uhtions on hasement construction
as a response to i situation that is Wc.lear1y getting out of hand.w Out
of concern for sto~atfr runoff and other consequences of ini€nse
development! the City of $a!1ta ~,onica JlC" .... 1 imits basements and
urld"erground park.ing to the footprint of the building. The Palo Alto
Puhlic Works Departm~~t has similar ccnc€rns r~garding stormwater
runQff. for below-grade areas may act ~s a catch basin for rainwater and
create the need for a mechanica1 system (i.e., pumps) to remove the
water4 Such systems are prone to failure during a heavy rainstorm ~hen
they ari! needed most, and wi 11 ,",ave the unwanted effect of concentriting:
water from drainage inta th~ lnunicipal storm syste~. When viewed in
terms of the cumulative impa-ct of subtel"ranean construction,
concentration of water runoff may even produce the r,eed for substantial
alterations to the !xisting storm system in Palo Alto. For these
rusons, th~ tie-sign of subterranean areas should min~mize the nfed for
pumping. The Planning Department has concern for the impact t~at below
grade areas have on neighborhood character. This wculd include changes
to the perceived -bulk-of structures a~ well as the deleterious effect
that large-scile removal of soil has on ~ustaining significant
landscaping on an exc~vated site and adjacent sites.
Staff-Recommended Solution
The sp2"cial meeting, that was conducted with the des~gn cornrr~unity en
De,ember 4, 1991. 2Ct€O to rfinforce staff's belief that the optimum way
in which to regul~te the construction of subterranean areas is to permit
limited excavation, which would otherwise caunt to~ard the calculati~"
of gross floor area to be exclu~ed. True basements or below-grade area=
that co~ply with the current gross floor area definition wtll continue
to be excluded from gross floor area. The new regulations proposed in
the-attached ordinance seek to establisr two alternative opUons for
desig~ing Excavated features such as li9htwell~, stairwells, belew-grade
patiOS, and sunken gardens. while e.xernpting such features from ~ross
floQr area. A first option, which functions similar to the allowable
daylight plane protrusion fer architectural features. would permit
~xcavated features along the perimet£r of a basement to extend up to an
acc.umu1ative length of twent,)'-five feet without incurring additional
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floor ana. This optio~ would apply to designs that attempt t~ meet the
Unifonn Buildi;"jg (ode egress requirements and improve U·,£' b~low-grc:de
space with miner light wells or entries,
A second option arose as a direct result of the speci~l meeting wit~ the
design community, where it was requested that greater flexibility be
provided for designing s~bterranean areas such is below-grade patiOS and
sunken 9ard~ns. This option allo~s a total of two hundred square feet
of excavated arE-a to be exelll,pt from fl.oor irea, provided the applicant
can demorlstrate prop!r site drainage, screening from off-site vla.,..s, and
the maintenanCE of any potentially impacted mature trees. The Phnning
Department intends t~ devote a new section of the Palo Aito Zoning
Gu1debo~k. wh;ch is written in common narratfve and fully illustrated,
for the ~urpose of better explaining the two optio!1s and certain t!iree
dj~~sional concepts of bas~~nt evaluation.
2. The Home Imcroyement Exception Precess
A. PrQb 1 ~m/Stj'ltement
The process for application and app~ova' of Home rmprovement Excepti~ns
(HIE) was e$tablished for R-l and RE zoned properties in November, 1959,
and exhnded to the R-l and RMD zones in July, 1991. The HIE process
has proven extremely valuable in alla~1n9 property owners to construct
m~nor improvement and additions, that cou1d nat ctherwise be
accomplished. when the improvement can be found to be desirable for the
preservation of an eXisting architectural style or neighborhood
chuac.ter. However, appl icaticns for Heme Improvement E.xception have
Vrl;JVEr. extremely ncnc.ontro ... ·ersial. and the prtlc.ess i~ often cons;der.eo
by ap!)ifcants to be unnecessarily burdensome. FurthErmore, with the
idoption of the Single-Family Residential Design Guidelines, t~e HIE
process is likely to be relied upon in greater frequency, for it 1S
ideally suited to achieving many of the stated design goals in that
document.
8. Stii,ff-Recorrll1ended Sal uti..9n
Staff recommends a streamlining of the HIE process by providing for an
optionol pub1ic hearing? which can be requested by notified persons
during i ten·day public revi~w period. This proposed amendment also
seeks to limit public notification to inc1ude only those neighboring
property o~ers which are contiguous to, ~r within a iSO-foot radius of
the property requesting the exception. These changes are intended to
reduce the inconveniences to both the applicant, in te\'"'ll'1s of app1ication
preparation and appr~v~l time, and the noticed property owners for wh5ch
the item is of no co~cern. Planning staff has opted to require a
noticing radius, a:s. opposed tc the linear block face measurement
suggested in the R~l status report, because cf the Oepart~nt/s
inticip~ted future con¥ersion to a Geographic Information System (GIS"
for which t~is technique is ideally su;t!d. Further, explaining to
applicants a more comp11cated noticin9 procedure, such as one practiced
Ot:~ '92
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by the City <Jf San Ftanciscc (see attached}t would be cumbenolJ1c and
fr\lstrating for the public and relati"leiy consumpti\le of staff time-.
This radius notification will generally include the same range of
persons that wO'iJld ha .... e be~n notified by the pre .... iously suggested
metho1.
3. CGttage Height god Storv UmihUon
A. ErQbl~m(Stat~ment
During ora1 cO!l'lTlunication at the Plar.ning C:orrmisslon meeting of Octob-er
30, 1991, the O'I1ir1H of a C~teg(lry 4 historic. building expressed fntel'"est
in constructing .a cottage with living area oyer a garage e~ceeding the
current single-story, 17-foot height limitati~n. Staff agre~s with the
assessment that in situations where the height limit tnr~atens the
architectural or historic character of the property, a cottage that
provides living area above a garage or simn ar use would be more
sensitive to existing open spac~ and landscaped arejS as well as
existing neighborhood patterns.
~. Staff-Beco~ended Solutio~
St~ff recorrrnends that code hnguage be added allO"iflfing the Zeni n9
Administrator to cons1der~ during the Condit1onal Use Permit hearing
process for a cottage, requests to exceed the cottage neight and story
lim1tation for cottages where the lower story is utilized as i garage or
similar US!, and when the f~ndjn9s for a Home Improvement Exception Cin
be-made.
4. Fences on ThrDugh Lots
A. Problem/Statement
]n cases where a lot is bound by a pu~lic street on both its front and
rear property li!jes (a "'through-let), Current building regulations
allow i ma)(imum fence neight of 4 feet \lithin 16 feet of eitne-l'" street
property line. A request to consider changing the fence height
restriction for these ~nique lots was brought to the Planning
Department's attention by an owner of such a lot, and at it~ meeting of
July 10, 1991, the Planning Commission directed staff to review the
Fence Ordinance and return with a recommendation for revision.
B. Staff-Recorrmended So, ution
Staff recommends that because of the nOise attenuation and pri¥acy,
"'"hid a higher fence. 'Would afford, through lot owners be permitted to
construct a 5-foot fenc2 on their rear lot line, which is determined as
tn! property line abutting the street not providing primary access to
the lot. Due to the limited number of through 10ts in Palo Alto, t~is
amendment is viewed as having a neg1igible impact ~pon the community at
1 irge.
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s. Setbad::s for Private S\olirrrnin9.....E_~~
A. Erl>l!lllLsta te"", n t
Current bui1d1ng regulations requlre a minimum 3-foot setback for the
construction of private sIoI1mming pools. Grading at 3 feet from a
prop€~ty line can reduce the s~il volume to a level ~hat is ir.adequate
to su~tain e~istin; and pr3posed landscapi~9, often needed for tne
protection of privacy_
8. Statf-Recommended Solytion
Staff re~ommends that pools, hot tubs, a~d spas not be permitted ~ithin
side setbacK areas, or a minimum of 6-feet from the rear property line.
6. Correction of Typognphjcal Errors in Ordinanc.e Np. 4016
Certain sections of the Zoning Ordinance were fnad¥ertently deleted in
the ~r.ft;ng of Ordinance No. 4016, which was .dopted by the City
Coun,11 in Harch, 1991. Correction of these errors is inciuded in the
attach2d Ordin!nce.
Staff RtcQmm€ndation
Staff recommends that the Planning (ommission: 1J make i finding that the
proposed ordinance chdnges wi11 not nave a significant environmental impact;
2) adopt the attacned negaiiye declaration; and 3) recommend adoption of the
attached ordinance.
Respectfully subtr.ittod,
7'f'W..U1l.gJk>
MlCHAEl W. BIllS
Planning Technician
MIIS/cj
AthchMnts
Negative Declaration
Ordinance
'1U.11/d ~/at:~ ¥~
NANCY MADog{ LYTLE
Zoning Administrator
September 6, 1991, R-I Zoning District RegulatIons Status Report
November 8, 1991, Second-Story Cott.ges Staff Report
October, 199). fl~ . .rJ_ning Miigaz;ne article ·In Elite COl'MIlJnities, i Torrent of
Teardo-wos·
City of San Francisco Notification Procedures handout
December 5, 1991, letter frQm Martin Berrlstein, ArchHect
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o o
(c: Na~cy l..ytle, Zoning Admin~stNtor
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Gl r>rh Humbl e, Associate Pl anner
fred Herman, Cnief Building Official
GenE Brown, Assistant Building Official
Jim Harrington? Sen!or Engineer
Dave Matsol1, Associate Engifleer
Sue Case, Assistant City Attcrney
TClO:my Derrick, 390 leland AVEnue, Pll" Alto i CA 94306
Robert March, 15l Lundy Laro" Palo Alto, CA 94306
Anthony an~ Pauline l1dgate, 1429 Emerson Street, Pale Alto, CA 94301
Greg Evard, Stein~an A~socictes Architects, 745 Emerson Street, Palo
Alto, CA 94301
Steven JenKS, Reif, Cnow Associates, llS0 E1 Camino Real, ;"o?nlo Park, CA
94025
Martin Bernstein, Architect, P.O. Sox 1739, Pa10 Alto, CA 94302
Terry Beaubois, Architect, 124 University Avenue, Pato Alto, CA 94301
Martin Carfl:lkel, GarfinKel & Gonzalez, 260 nurchil1 Avenue, PaTo Alto,
CA 94301
Roger Kohler, Kohler Associates Architects, 378 Cambridge Ave., Suite A,
Palo Aito, CA 9430]
Albert ~r~~r, Arcnitect, 62B Middlefield Road, Palo Alto, CA 94301
Steve Pierce, Zane, MacGregor & Co., 209 Cowper Street, Palo Alto, CA
94301
Stelle Jesk.e, 330 ""est Charleston Road, Palo AHo, Cll. 94301
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PROJECT DESCRIPTION
The City of Palo Alto is propos in; vario~s t€xt a~end~ents to ljtle 16 Building
Regulations and litle 18 Zoning cf its Municipal (ode which will substantively
and procedurally affect cert?in typ~s of applica~io~s for site development on
properties "ithin ttl! R-I. R-2. and Ei>1D H'.'1e districts. Additionally! 50;';1(2 minor
changes to Municipal Code sections which ~a¥e general appl'cation throughout the
city are being proposelj. f'..:rther, three amendments are inchded which correct
typographical errors made in tho: drafting of Ordinarr::e "'0. ~016. passed by the
Palo Alta City Cou~cil on March II, 15S1. The following 15 a brief description
of the proposed ~mrndments ~nd an a~alysjs of theIr potential Environmental
impacts.
I. k~endment~ to the R-I. R-2, and RHD zo~e distrjct regulations
A. Basement a.rea: Specific limitaticils and critena for subterranean
constri.l<:.ticn arE being prop{lsed in (lrcer to alTc\'J applicants.a f100;-area ratio
exempt1~ .. 'When utilizing excanted fe:c.tures1 s<Jd as lightl:;!el1s and stairw€1ls,
which are consistent with current zoning and dESign criteria for low-dersity
residential areas end .. 'nien lTI~et basement exiting requirements {If the rec'.:!ritly
adopted }9aS Uniform BuiTding Code. The-pre·posee' text amendments have been
forrnuJated in response to staff CGrlcerns f:T minimizing such potential
env~ronmental impacts as disruption of neighl::orhood character, reduction in soil
volumes necessary to sustain significant landscaping, and protlems associated
with water runoff. These amendments seEk to estab~ish a set of altEr~ative
options fer an applicant propos'ing subterranean construction, whereby he/she :nay
either: (l) 'Without discr~tionar)' review, provide for Exca'.,'ated feat;Jres such as
lightwells and stairwells so long as they do not exceed a cumulative le~gth of
t\o,l~"ty five feet; or (2) w;tr. some staff discretion, provide for a.n excavated
area of up to two hundred square feet so long as the ap~licant can reasonably
demonstrate. among Dther things~ that t~e excavation will not be harmful to
mature trees. and that excavated featUres wi-Il be architecturally compatible with
the residence and screened to off site vi~ws by means of landscaping and/or
fencing. Under either alternative the excavated area ~hall net occur in the
front of the bl!i'd~ng and m~st be-sht'ltered fro~ rain b)' way of a rOJf overhar'lg
or permanent :::anopy.
B. Home improvement exception process· a procedi.Jr.al r.iodification ·;s
proposed which is deslgned to streamline an Existing application process first
established for R-l and RE zoned properties through Ordinance No. 3905, passed
by the Palo Alto City Council on Noveffiber 6, 1989, and later extended to R-2 and
RMD zoned properties through Ordinance ri~J. 4043, passed by the Palo Alto City
Councii on July L 1991. Rather than o:cntinuing extensive public notificaticn
requirif.'li!nts a.nd a mandatory public hearing for a precess that has proven
uncontroversia.l, the proposed cede amE~dment will provide for notification to
-affected property owners~ of the zonj~g administrator's inte~t to approve the
apiJlication fol1ol'l'ing a ten day public revie-.... ' period, during which time any
notified person may review the plans and request a public hearing. This code
amendment will ha~e no significant en~ironrnental imDact.
(. cottage height and story limitation: c: proposed text ame-nd~O:-llt to
extend the ab{we·mentioned €xcepticn prOCESS will a110w the zoning administrator,
in some unlJsual cases, to utilize djscre-tion in permitting second dwell ing units
or ·cottages· to exceed the c~rre~t one story, seventeen foot height limitati~n.
' ........
~n situ"tions \oIlIere the heioht 1imit threatens the arc~itectLt'r21 cr ~js.toric
chdracter of the prope~·ty, the seccnd-story 2Tt'2:-nati'.e "I'I'G'Jld be ;-,',;:):-e sensithe
to existi~g open spac€ and landscaped are~s &s well as eAistlng neighborhood
patterns. Each pr0posal must meet thre~ mandatory findings: (1) that there is
an exc.epti{)n~l or extraorcHr.ary circumstance o'r condition applicable to the
property w~ich does not apply ge:nE:"ally to property in the SJme zone district,
(2) that the gralltir,g of the applicatior. is desirat,le-fer the pn?5Er .... aticr, of an
existing uchitectural style or rleighoDrhcod character, dJ1d (3) t~at the granting
of the applicatinn '1I'il1 not be cetrime!'Jtal c" .. injuriows to prc.perty or
improvements in th~ ~ici~'ty and will not be d~trime~tal to the public h~alth,
safetYI genera: \\lelfa:,E or cor.'Jenience. Additicr:iiiTy, anj ap~1icatiQr.5 ....,111
include a public hea.-ing in wh'icl'I n-e1g'nbcring property ,"w~f!rs \1,'111 f';ave an
QPrortunity to sutrilit evidencE as to wflether or ~at they will ex~eriE:~ce
detri~.e,.,.ta' effects from the secu!ld·story cons.t'r"lJcticrl.
]1. Amendments ~ith general zone district application
A. Fences on through lots: in cases w~.ere a lot is bo:.J'nd by ;c pub1ic
street on both its fro~t and rEar property lines, current b~jlding regulations
allow a maxlmum fence ~eight of four feet within sixtee~ feet of either street
property line. A ,er.:-posed text arnel'!dmer.t wO'Jld a11c ... · feiLces 0:', t.h~ rE'i:\" lot
ii.'1e, determined as the property line at-!Jtting the street riot pr£"~'idlng primary
access to the lot, to bE constructed up to a six foot height. j{1,is chcng€ 'will
effectively address two ~2jor drawbacks, pri\'!cy and nolse, of sj~gle-farnily
developrnent en throllgh lc,ts, and because erf the 1 ir.litec m.rrr,be-r of such lets 1.'1
Palo Alto, "ill not have i! significarlt erwironmer,t;l ir.~pact on the COi:1!i',:.mity in
general.
S. Private sw'irnming pool -setbacks: current building regulations p .. ovide
for a rninio.1um three-foot setback for constrllction of private SWi:O',iillg pOlJls. A
proposed text amendrr,er.t, by increasing this requirea setback te' six feet, c.i!iis
to ensure retentiC'~ of adequate soil vo1wmes which alTow Ue plc.!1ting cf screer.
landscaping betwee!1 properties. ihllS, tile en~'ir:lnmental impact c,f this ;c::1Endment
is positive.
C. IOBlock face q definition: t-::, c"iarify tr,'2 !:Ga;ried requ:irel'i:!:-nts for
public nctifjcatio~ on a Home imprcve~'2l'it exception a~plicatjo~. the ter~ "block
face~ "ill be adde~ to the Definitio~s section of litle 18. This 2~endreent will
have no impact on the en~ironment.
]11. Amendments to correct previous typograpl'1ical errors
A. Nonconforming use termination sc:neduies: in the preparation of
Ordinance No. 4CI6 a page (676·42) out of code sect jon 18.94.070 ,,~s
ina~vertently deleted. Rein~tating this missing page will have no iapact on th!
en'lj rDnmen.t.
8. Inaccurate code reference: in tt"le criftirtg of Gr-ejr,a.nce ~{l. 4tii6 a
typing error was made in referencing ancther code sectlon in section
18.12.05Sf,b}. P.em~dy~(lg th~s error will have no impact on the en~ironn;e-nt,
C. Low densHymurtiple-far.ltly setbacks: in the drafting of Ordinance No.
4D16 a phraSE frOID section 18.22.CSO(€-)(2), perta;r;ing to required irlteriGr sidE:
a~j rear yards, ~as inadvertently deleted, Reinstating this text will have ~o
impact on the environment.
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Sept~mber 6, 199i
PLANNIN. COMM1SS10N
Palo Alto, Ca'.ifornia
P:-l Zonincr District Regglations -Status
Members of the Commission:
P.EPORT IN BRIEF
2
This is the required 21-month status report O~ the eff~ctiveness of the R-I
Zoning District Regu1.i1t1ons, as amended by Ordinance 3905, and tf1e effect t~at
implementat'on of those regulations has had on single-family development in
the City of Palo Alto.
BACKGROUND
~hen Ordinance 3905, the comprehensive revisions to the single-family
regulations, was adopted on Noverr,ber 6, 1985, tnl?: City Council directed staff
t<1 retlJrr'! 'With a status report 21 months aftt=lr the regulations became
effective. The purpose of this report is to diSCUSS the impact of those
regu1ations on the single-family development and to inform the Commission of
recent issues and resultin~ code interpr!tations that have oc~urred since the
last status report on April 1!t9 1991 (copy attached). Three issues ha'.le been
raised by app1icants or concernad citizens since the last status report~ J)
the definition of basement for purposes of FAR c~1cIl1ations; 2) lacic of
provisions for ba.ck yard fenci"lg en through lots (htter fro~ Robert March,
dated June 3, 1991) i and 3) swirrrning pool grading .. ,ith in three feet of
property ljnes {oral communications and l~tte~ dat~d August 14, 1991 from ~r.
and Ms. LidgateJ. Additionally, this report 'Will review the l10me impr(lv.:ment
Exception process and mlKe recommendations on how to streamline the process by
eliminating the mandatory public hearing for minor projects.
Character and Amount oJ New Sir.gle-Fa_mily Dev€loprnertt
other than the reduction in the maximum floor area, the change to tne daylight
~1ane regulations has had the most dramatiC effect on the shape and character
of nE'W single-family homes. Tne reduced dayltg~t plane and alTowable
protrusions have iesu1ted in decreased mass of structures and more ope~ness
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between properties. This ~ffect is not just a reduction of the size af a ho~e
whiTe the same angl.!1ar shape is r!1ainta;r::ed. Alltrw'able p!"'atrusiC1ns in~a tr:t:
daylight p1ar.e have encour·ag~d de-signers to create jf'1ter~sting detalls in rCDf
li~es and wt.tlls th.at W(:rE preyiously c.onfined by the ridgl;;d daylight phne.
The amount of sing1e-familY permit activity by mOrlHl nas re:r.a~ned r~lati"eiy
constant ~ith the pre~iou5 two years, although the total nu~ber af permits in
19SJ throl.Jgh .julY has fallerJ off sligl1tly (refer to Table i). i~is Tag in
p~n~it activit, Cin be attributed to the s1o~down in the economy and the fact
u,-Zlt an UrllJSLOally large amount of permit applications were submitted before
October 23~ ]ge~ (wnich cant inued to be issued through octo,er of 1990) to
tak~ advantage Df previcu~ regulations (refer to Tabl~ 1 of the April 19. 1991
R-l Status Report).
Baseol71ent L ig~r_t fJ~ll s
S~bsequent to the 199U adoption of the 1988 U~iform Building Code, an issu~ ~n
the design and c~de definlt'on of basements in the R-l district has arisen.
The current d~finition Df ba~ements allows an area of the h~u$e to be e~cluded
from th~ FAR calculations ~rovjded that the grade arour,d tho: perimeter of the
structure is not lower than three feet frem the finished level of the first
floor. The definitior. does not account for light we11s or doorway entrances
into the basement. Staff has interpreted this defi~jtjDn fa'rly rigidly.
al1Gwi~g only minor exceptions. in order t~at the basement excTvsicn not be
abused as a loopnol":!:. The loophole il'! the code became ap.oar2i1t when. shortly
after the adoption of th~ ~ew R-J rEgulations, several arch,tects brought in
pTans which show€d pre-Ordinant!! 3905 house p1ans lowered B feat balow the
level of adjacent lots, labeling the lowest lE .. el • basement·. Staff refers
to this type of design as ~d~ep dish" canstructlon. In cases where areas
around the p'S!r-irr.etei of the bdse-ment ire extensi .. ely graded? staff has r.ct
permitted these "basements~ to be exempt from the calculation of fAR.
With the re.::ant UBC adoption, a confl ict has arisen be',"ween this strict
interpretation and the requir~ments for "exiting" in the building code. To
deal with thls conflict~ staff has formUlated an interpretation, outlined in
the attachfd memorandum, dated JuTy 30, ]991, from the Zoning Administrator.
It pro'ddes an ir.terpretation of how FAR 1-i now calculated for basements that
include light ~ells and emergency exits. This interpretatiora will be JJsed
untn a lcni119 Ckdinai1ce text amendment can be proc€.ssed to clarify trre
calculation of basement F.A.R. Under the Cllrrent interpretation, the bottom of
the llght well c.onstitut-es grade. Any pOI"U.,n of the basemel"lt grade (a 1 ine
projected from the bottom of the we11 to the natural grade on the oPPDsite
side) that is more tl'lan 3 feet bela',," th~ first finished floor shall COLJnt
toward FAR. The interpretation al1o~s for a 200-square-foot exemption to
acc.ommodate the minimal UBC requlremenls. Witn this determination the
applicant is not penalized for the entire ~idth of the basement and is able to
design light wells or exits where only a minimal area counts toward FAR.
Staff has two concerns r-e-lated to the current interpretatio~" First, it is a
tnree-dimensional provision. difficult to understand and administer. An
easier method for allowing some below-grade protrus; ons for 1 ",ght w~'ll sand
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entri~s would be similar to the dormer protrusions; into th-e dayl ight plane.
Some amount of linear prDtr~sion into the grad2 around the perimeter Gf the
structure could be allowed for basement 11ght wells and €xits, just as it is
now aJlow2d for d{lrmers. The dormer protrusion provision has been simple-to
~drninister. and few questions cf interpretation arise from applicants about
this saction of U,e COde.
$econdly. staff is cc"ce~ned about ·de~p djsh~ construction, but n~t about the
modest use of 11gM wells a1')d exists. for improl,'ing the q'Jal it.! of 1iiling
environment ;n basement arras, Pro .... ided that the grading aroufld the structure
is nCit ccnsiderab1y more -extenSive tnan the building footprint, the lightwells
and exits should na'!e no substanti'o'e effect on the surroundin-g neighbors or
th~ c::mVTIunity at large and shcu1d be a.llowed_ If the arTloun~ of grading
reaches signiffcantiy beyond the building footprint, it does have potential to
create neighborhood impacts. Grading extenSively around He perimeter Df t~e
structure wauld not be in keeping with the neighborhood character in that it
diminishes the potential fer landscaping. It also ~as muc~ greater potential
for damaging the landscaping On adjacent propertie:> by remD\ling sotl volumes
which support trees and hedges located a10ng propert)' lines:, needed in many
instances: for pri'.lacy presenat~,on. It causes drainage concerns and raises
other issues related to ground .... ater. floQding. proper engtnr:-er;ng and
mai~te"ance of retaining walls, slape stability and grou~d f~ilure between
properties.
Staff reco!M1ends that the ?lann1r,g Cormr'lssiol) ditect staff to ccndlJCt a
meeting with the design and Single-family develtlp:nent cOMvnit),. particularly
those ap~licants ~ho have recently b€en v~ca' on this issue, ind with their
input prepare an ordinance that amends the definition of gross fToor area to
al~ow for belew-grade protrusions around the perimeter of the structure for
purpose of constructing light we1is and dOONii)' exits.
Swimming Pool Grading
Similarly, staff has concerns Over the minimum 3-foot setblck. for residential
pool constnJction. This issl!e wa.s raised' by 3i member of the pub1 ic under oral
cOrn:l',l.micaticns and ~n a letter dated August 14. 1991, attached. Giading at 3
feet of a neighboring pr~perty can disrupt eXistlng and proposed landscaping
by reducing soil v~lume. T~e reduction of soil volume through exca~ation of
basements and pools can lead to reducing pri ,:cy protection fer neighbors.
MeCisures sncH • .ild be taken to er:sure retention ;Jf adequate soil v01ume between
property lines to provide for the retention and enhancement of screen
landscaping. Staff ifCGmrnends thlt grading .. be permitted' within the Side
setback. are-as, or a minimum of six feet f'rOi le rear property 11M. Staff
recon~ends that the Commission direct staff ~Q prepare the necessary revision~
to t~e Building and Zoning ordlnances.
Fences Q!L Through tots
At the meeting of July )0, 1991, the Planning Commission directed staff t!l
rev;~w the fence height reguTations for through lets and return with
recommendations for revision of the Fer.ce Crd~nance. Staff feels that 1n
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cases where a Jot is bGL.lrid by public streets on both the front and r€;n"
property lines, the allcr ... 'able height of i fence in the rear Ylird should be
increased from the current maximum height of 4 feet to a maximum of 6 feet.
This .. ill effectivelY address the two major drawbach of single-family
development on through lots: pri" .. acy and noise. The attached l'llap id~ntif1es
the through lots in ,,10 Alto.
An increase in the maximum height allowable for rear yard f~nc~s on through
lots will effectively increase bac~yard privacy. The badyard (If a through
lot ;s by defillHicn adjacer,t to a pub1ic street and, in most cases, a p\.lblic
Sidewalk. Unlike mcst other lots 1n ?al0 Alt~1 it is exposed to motorists a~d
p:;.destrians ut;1~zin9 the publ~c right-of-\Io'ay. As opposed to a 4-fCDt rEnee,
i! 5-foot-high fence exceeds the height of the sight p1ane of most motorists
ilnd pedestrhl's, and therefore 'Will pro'.lide adequate screeni",g of the bad
yard. Screening of the bad: yard from off-site ¥ie\l/S is essential for privacy
~ithin the homeowner's outdoor open space. Whlle there are a relatively few
lots in the community that ire {onsid€red ~through· lots, thes~ property
ownp.rs shnuld not be burdened \l/ith t~~ required variance orocedure l fees·
(50~etimeE costing as much as the fence its.eif), and requirE:d findings.
A~ditiona)lYt the increase in height from 4 feet to 6 feet will supply added
noise att€nuation for back yards. Most through lots abut busy roads such as
Alma Street and Oregon Expre.iS\ofElj. The ilolume of traffiC and the speeds on
these reads cause high levels of noise for resident(al land uses. A 6-foot
high fence will provide a needed lev~l of noise attenuation which will protect
the b"ckYqrd and rear pOitfcns of homes on through lots.
fn a similar case, on ba~k-to-baCK corner lots~ ~here the home owner's
backyard is expo)eJ t~ the street adjacent to the side yard property 1in~, the
Fence Ordinance allows the construction of a 6-foot-hi~h fence. This
effectively provides privacy and nois! attenuatlor. for the back yard. Similar
considerations should be made for back yards on through lots. Additiona1iy,
the theory behind the 4-foot fence height limitation within the front yard
(th2 rear property line of a through lot currently must comply wlth the fence
regulations for front yards) is to assure views of 1andscaped fr~nt yards and
house facades from off-site. By li~iting rear yard fences to th~ same h~ight,
th-ordinan~e is contracictory to the goal of prcvidtng prtvacy in the rear
yard.
Staff recommends that the Planning Commisslon direct staff to prepare an
ordinance that amends the provisions of th~ Fence Ordinance in the following
miinner:
For Uml1gh·lots, the milximum fenc~ height of a fence along the rear
property line (the property line abutting a street that does not prD~ide
the primary access to the lot} shall be 6 feet.
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As r,ote~ in the April 19, 1991 R-J SUtU5 Report, the Home Impro· .... ement and
RemDdel Except; on (HIE) Proc.ess cont'i nues to provide fl exi tlil i ty for ml~or
home remodels. It alsc cDfltinu~s to be a noncontroversial, witr. only 1 cf the
last 31 applications since April recelvi~g a denial, and only 1 appeal since
the inceptior. of the process (refer to Table 2j attachedJ.
P.ecer.tly, there has been an increase in the ,""umber of HIE app1icaticns for
e.xc£!eding max-im;Jm lr;;t coverage. These are generally on2-story homes in a or.~
story neigt:bornO(ld. where the construction of a second-story wouTd not be
consistent ~jth the neighborhood character. Usually, the zddition of a
second-story to these homes could be accomp1isned witn~ut an exception.
Neighbors cf these projects nave lJ\lerwhelmi ngly supporteo::l the one-story
alternative, citing the preservation of priYacy, views and neighborhood
character_ rt is important to ncte that exceptions su:~ is these~ ~hlch are
based on neighborhood character anti the preservation of e:..isting arcnitecture,
could not be approved under the p~ovislon5 of the Variance process, The HIE
process allows for approval b~sed on such findings, and therefore has pra~en
to be effectiv! in providing protection for neighborhood cnaracter.
With the impendiiig apprcval of the Single-Family Design Guiaelines, which
promote tn~ conce~ts of neighborhood compatibility and con~~stency with
existing architecture, the HIE process can be utilized to 3chieve many of the
g04l.ls stated ,-,;thin the Guide1in-e$. For example~ a front yard setback of 20
feet is generally required for s1ngle-famny pro;-erties. But a particular
neighborhood may "ave a larger pnysical front yard setback, In order to
comply wit" the "neightlorhood setback," wh~,Ch is encouraged by the dt!sign
guidelines, a build~r must desigr. a new home to meet the larger s€tback, thus
reducing the bui1ding en~e1ope~ The HIE process enables the build€r to (ite
compliance with the "neighborhood setback ll and consistency with surrounding
buildfng pattern by maintaining a larger setback, in order to recei~e i miner
~x~eption to a less obtruslve site development regulation.
Although the applications for minor r'emod~1s hay! received 1 ittle publ ic. input
and a high approval rate, the applicants c~ntinue to be dissatisfied ~ith the
process. The lead time necess.ary for the marldatory publ ic hearing, where few
If any neigh~ol"s attend and the vast majority of input is positive, is
considere-d a ccunit:r-in.c;entiv€ to improving the design and following the
deSign guidelines_ Applicants fe~l that thE processing time for
noncontrovers~al projects is burdensorne~ By streamlining the process to grant
quicker approvals to noncontroversial projects, the level of satisfaction for
ipp1icants will be improved. This recommendation was made by the firm of
Hughes Heiss in a report analyzing the service Tevels provided by the Planning
Department, arising from their applicant satisfaction survey.
Staff reccmmends that the Planning Commission direct staff to prepare an
ordinanc.e that amends the pr{)visions of the HIE process to stream1ine and more
effi c i ent ly admi n is t er the process ; n the fo 1 " owi ng manner:
p:\NL\R-IStatl.jc 9/6/91
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Public Ho? __ .artr)g. A public hearing on an J.ppl';cation "in only be
h~ld if requesl€d by an affected partJ or the toning
Administrato:"'. A notice will bE: sent to inform the owners of
affected properties that a hearing can be requested during a
<:ertain public review period. Any notHied parson or entity rna,)
request 2 hearing to be held by the Zoning Administrator. The
Zonin~ Administrator could 11so require a hearing jf the
apDlication will be der.ied or if inforn,ation received during t;,e
public review perioc contradicts. HIE rationale for the findings
and/or the conditiQ1!S of approval.
Not1ce of A?proval. Notice of the intent to approve itn
;;;ppl ication will M: sent t-o the adjacent properties as ~e" as
those on beth b10ck faces, lriithin 300 feet of the project site:, if
the addition ~il1 b~ s€en from the street. The notice shall state
that during a pub1ic revie ... period of at least. 10 days. written
comments on the prc~osed prc.ject approval may be submitted to the
Zoning Administrator and that ilrty p~rson or entity may make a
written request to the Zoning Admlnistrator for a hearing on the
proposed HIE applIcation.
Notlce of Hearing. If at any time during the pub1ic re¥iew
per; ad', the ZO;Ji ng Admini strator requires, or any person or e-r,t ity
makes a re~uest in writing to the Zoning Administrator, that a
p:.Jblic ~earin9 on the H!E applicatior'l. be held, notice of such
hearing shall be given by publicatior. at least once in a local
newspaper of general circulation at least t~e1ve days in advance
of the hearing. Notice of sud! hearing sha1l also be mailed at
1east twelve days irk advance to the affe-:ted property owners.
4) ~J2.. 1f a permit for thf! project is issued without a request
fQr a hearing during the public re ... ·iew period', the decision of the
Zoning Administrator shall b~ the final decision of the city, and
no appeal may be taken from said dfcision. If a project il
apprc\ied or ~enie{1 pursuant to a p'Jbiic hearing, the decision of
the Zonir,g Administrator shall be ap.oealab1e to the city cDuncil,
after reccimlendati:Jn t:.y the Planning Commission, by any person
.aff!!;ct~d by st.lch deCision.
Respectfully submitted,
N~M.JJ1'+'·
NANCY MADDOX lYllf
lon~ng Administrator
9/5/91
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Novomber 8, 1991
PLANNING COMMISSION
P.lo Alto, Califoroi.
~. 0 aGX 1050
F".IUO .... ~TO_ CA~I;:;'>;~':A ';.U:'.1
Variance to Allow Second-Story C~ttages
Members of th! Commission;
At U.e Planning Conmission me.ting of October 30, 1991, durin9 oral
c~unication, Tommy Derrick spok~ to the Commission about allowing tr.e Zoning
,A.dmi?!.istrator to grant a Variance to the $ingle·stor)'~ 17-foot height limit for
c.ottages on R-j zt)ned lots. The CtllnmiBicn asked staff to iilgendize this item for
further discussion. Staff agrees with the assessment that in some unusual cases
a second-!tory cottage would be more-in keeping with the architectural or
historic charact!r of the property, and that the second-story a1ternative would
be mare sensitive to existinS' open space: and landscaped area.s as well ;,s existing
neighborhood patterns. In these instances, where it wo~ld nave no detrimental
effect on tna surroundillg neighbors or the publ ic at large, it would be a
sensible sol~tian.
Stiff feels that there are cases where i sacond-story cottage would benefit a
property and be less obtr~siye to neighbors. Th€ VaTiance procedure will allow
the 20ning Adm~~;strator to use discretion in perm~tting second·story cottages.
Each prepos.l mYst meet the three mandatory findings: that th,re is an unusual
situat ion, it is ii. hardship to the owner, and it is not detrimental to the
adjacent property owners. Additlonilly, Variance lpplications include a public
hearing in which the neighbors have an opportunity to submit e~idence to the
Zoning Administrator as to whether or not they will E)(perienc~ detrimental
effects from the second-story ,:onstr':,!ct ion.
Recom;nendation
Staff ree~nds tnat the Planning Commission direct staff to prepare a loning
Ordinance text aendmtmt to allow second-story cottages in the R·} lone, pursuant
t~e issuance of a Variance. This text amendme~t will be included ~itn tne R-l
Zone Oistri(.t changes for the Home Improvement Exception process, basement f1 oor
area, fences on through lots, and sw;nm;ng pool setbacks. Thes~ items are
scheduled to be heard by tho Commission in January 1992.
Respectfully sUOInitte,j,
~~~7v,t~·
Zoning Administrator
cc: Palo Alto Historic ResourcE's Boa.rd
lommy Derrick, 390 Leland Avenue, Palo A.He, CA 94305
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In Elite Cornl~~~itf~~,~~'-'
a Torrent of Teardo\vns s, P""'" Lee,s"'"
iVht"re l;:md is s~ .. r,e-<l .• d e ~p('r.:;n{l:
sma11e:r ho·"\Y.:s all: ;~"ing way
to b'.:hemClJ-.s
A fnuent c:ommunities in :!oQme cf
Amuica's holteS! feal estille rr.ar
kets ha\l~ been wal'Ching with rc:i:<ed
emotions for Ihe p~st few }'C::,HS as sman,
alfler hc~se5 ar~ torn do·,..-n t:::: rnak.! via)'
!.o:-buildings two or three limes. tile;! si::e
in Bellaire, TeJ<3!, Jor ex"mple, an. en
cl~ve cf lS.QOOpeople surro:wded by lhE
city of Houston., frame, poslwar ranch
)'(lUSI'$ are being replaced by two-slory
britk Ceorgia;ns. In Santa Monica, Cali
fornia. wh'J!e blOCKS of or.~·stor)', Span
i"h-,itr1e !:mngalow5 have glvt::n Will to
!wo·.sI::J:-Y dwellings ..... ,itn 20·foot·1-.igh
feyers, P.nd in towns on Cape Cod, s ... ch
as-Chatham, Massachl1setts, mc,J~st,
grollnd-h.-=g~ing summer cCJ:taSe .. h;Jv~
be-en replaco:-d by year-'loud hou.j.e.!o up
10 !hrf'e" $lOries tall.
The Chicago ,Hea bas experier.;::ed
:eardowT'ls in some of it!; mC5t desirable
aider .!ouburbs, from Lake Bluff. t.ake Fo,
~i~, ;;r.d Wii1netka .;long :he :>1.0,(:' Sho:-e
10 jhe lo','",ly rail commuter tew!'! t)f Hins
dille in the.:-soulhwes!, whe;e 91 lOf the
(cmmunily"s a?proxim~!ely 5,00{1 bouse,;.
were razed bet ....... een April ElB9 and }")'1
1991.
T""rl 'JOUSf'S f'l Ben"i,,,,, TC'"'[1.'<.: n,e ,"He 0'1 r/;engl,r iJ a .. eplo;:j>""~011
[or" lel'''';C'''''' rrml "'[1'-5i",o10'-10 rl.t I,,,,,, .. COl 1);1" lefl.
The "teardcwn" phenom~nor. is most
flotice""ble in communities ... ,ri~h two char
;aclerislics: The(r-: a! most c.::mple Ie>;' bli ill
up. al".d they t"xperienced a tremendous.
Jump 1!l leal em.le p~ic.:-s;n ti"!oe 19SC"s.
Southern CalirornlJ is an ~,;:trerr,e ex
ample. Tearclo~':"s hOllo'€: bec{lme com·
monplace in BeverJr Uills, where ,I:e rich
.and famous nave alwars. done extral,'a
gant Lhings. But teardown a-:,il,llly has
aL~o arrived ir. cuslomarily more conser
,\-·allv(' plAces such as (he Pa.los Vel'al:'s
peninsula at Ihe sc~'hwes.llip of the Los
Angeles art!!, where peop!e n ow lal k a bOl:!
the ·manstonLZltion" of Ihe comfr;unity.
And in PaS<ldeM, where the well crailed_
frame 'California bUT"\g~lowr wtlS perfened
early in tillS century, owners and d{".el·
opers ha'o'e been replaciT1g some .c,f ::,e
.!omall old hCllJs~s thai are part orlhe city·s
arcnlleclu[allegacy
No one Ila.!o compilet! na'.'orHIl S:.:::is.lic s
C1n t~'H~:;;wns, sa there·:; no ac;::urale a.~.
ses.!omen! or ho',v widespJead the ilne·
rmmenon is. Te<lrdown.s .a;e not new. of
::ourse.. But until the 193050, they w~r~
limited for the most Poi[! iOCj~) ne:ghbm.
n:JOds, Demol::jcm and rep:ac~r:1I!''l.t of
suburCa'1 h~".lsc::s in':re .. se': d~amati':.dlly
dt:ring t:-'e e'~onomi" b"r;,n of ~l1e last
dec.ad~ ~~ rna;);::' uppe: :nc()rne f1ou5~ ho1ds
became :::o:\siderabiy we.o.llhier. The" <:i~.
mand iDr propert)" in e:-..clu.s;'.'e -':{l["t.mumr';e~
pU5hec ~rit~.s way up in some: neigbbor
h::,ods. crea~l:-.g c,:.nclli,on.!o that \"~Ie ripe
for leardewns
'If someone i..s P"'{L'1g 52CoO.OOO for a
properly. ilrld the i.lnd itself is worth
... bDllt thai rrluc:h, lh<:':' say, 'Why n'Jt tear
d,::"wn the-house and bmld a new hous-:::?','
seys Max ..... ·hiL:.".3:-., director or pub tic
"'''0;1\5 and vJ;]ase ~n,ginf'er for .... Vjnnetka.
t!~~nols where eael': vear for the [last five
years as moOn}' a.s 2D~.f the vmag~'s 4,,:,00
c,,"cllmg~ h,H'e bc-e..., raced for b~g_;;:er nc' .• '
houscs
AI<:>ng \\' Llh ol.llright demoti tk,r'l;5, man}'
r.1uni,:ipJ!iti{'s. hill,'C Sl.·~n 01 m·.lc~ lars·:,:'
number or major additions. in which a
house may double-or tr:ple;n ::.ize. F.ob'!rt
Benard. dire,:-Jor of :::;JYir,;,r;moe."lI.aJ 5f';
vices for Ran.::ho P<lio~ Verdes. Caldor
nia, .5al's that in hts city 4]"D'.l C~:1 spend
.s:3,)C.uQ'J to buy a 2,OOO-~q-...:are·rC":l bOl..;.!'e
0;'. a 13,000 s,.:;ua re-footlr:-t. At if; C-O,-:5::"X; "Jr
,~,,)5t:..f 50 !DO a s,;u3:e fo,:;.t. you Ci;\:1 ::k:.:b!e
Ihe ~:.e of the hc .... se fc.'r S2~J,:JQ':' ::1'Jle.
Pres\':r.".ab~y the peo~le .. :h:, are Fa',: If:5 11
h .. lf·milii{m dollars dCl~·t [no tba. tr; ~~ a
s~.rain." Tne o\~'r.ers obtai", !a~2~ r.-;a~ter
suites, expansive ki~chens. g";:~iI:il .. an
cI{>~c:%. and other sp;;,.:e·corlsuming fea·
tures thai have become txlp'J~ar in m:· ... ·
h.Jl.ls~s Jar the upper echelon.
Aesthetic problems often result .• 1I.\ar·
g<"et Fer,r., .:h:d planner for Ihe Cape
(:00 CommiSSion. notes that big r,e .. ,' hou~e.s
mal' dasrJ ..... ith ~be CbM .. r:t .... r of e.~:ab]jsl':e-d
are-~s and C;l~rL.pt Ihe lancscape .. '!"nd in
rural ,neas like the C.lipe-, Ihej d!Sl:h3rge
r.l'.;ch mere wastl!' 1~I('J se~)t:c syslems,
ovelbw,doenmg the e:--Nircnm~nl
1(..;\" lhc([c {oping
l\t~nicipdli~l~j VHi ,videly ~:1 th(';r "p'
proOich to teard,:,,,'ns an.d radical exp3n-
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:1-__ :.:hh"rin :s. ~j:,,,,', n:s ,_,,:;"'0' :"".5"'1'
:'"11"1:; :0 (k~":""',; .... ,',:, ,,1",: :-ii~\ ~.",-,~,;,:,
C;".rl<;:('pk·~ Sr.ld'~' ~,-,; Tht 6l.~ t;~~·.c.;s
:L ilC'ar.:!{)'~r:: ",l.-:l ;:: .. :or C",::,"'r~!(.-: .a~'
H'~'l Cll>Jt:,~r,jbk Th-:~c: s beer. .. ::~:::iF1C
:"ltrea<,c :r. ""!,~e"',,~::l '.'J]1.:e: 7:-:", (:1:)' ~,""
created a one:-5Lr)~ de ... ~iop:-:-:'c:--.r ~ii',:t:O
(:n,,,ural;e bUl1j~~5 :0 do ~'l~inl'~s ::1
Bciiair'!:, -Br.:.dy a,:k:~ !t h~5 0152' al:e~p:d
::.. lim:1 \:Ie ci,s.~,,';'L;:Jn ca,,~!;'d '::>, n~','"
c,::ons'.!":.I"C"Iio<'. by e:-.iorc:;";g req~!lrerT'~:-,IS
:hal c-or.lr.nJo~.s ~e"~, tJ-e:r ',':G~1<. si1eJ
cl,:an.o.;:id c;d,=~l:,
'I "!'"'''' (""r I,,,,,,, ;, I,,,,,
Peter BrQsn .. :1, yJa",l;"';§ c'" ~I=:D~ C".I Ar
l:r.£,o:". [c.'unl)', \·~~g.;;1:a, 5'1;.:; -.r:~re l"."~
::'ee:'l Dc:cr, !.c.':Tl c: :";!!J,;'~ b()T hoc,,::' C",.,:;: 0 S1'J,);'1
10 th~ r:ow·t',~r:)x.on pr.i1c:tict' ,~f dc~bj:~:g
:he size oJ sma,] ~).:.s;1:-,g !'aus~s:n 5:n5'~'
:-"IT'.l'y an:·",s. ir, h~!o ~'~ bur~Ja~ cO"::1:)' 0',' Isle:!",
\ ~'a5hin ftC.'=-:'. T:-.ei~ J:~~ a 1 <;IJ b'!' ~ n cr~' i':l:.;m
or re:e .. t prc.je,~·.s lha.: ::-.,,'G>:e r-cpla:ir.g
a!"(orciJbloe, !9.:.C,s-;ttl.;! 1S-:'2's-~~a. giHd~n
apz~t:-nerlt.s \,-:lh r:1'.I,~h :-:-;or~ exp·r.siYe"
;o' .... nh,~,..L.se~, T::ere's b-e~:": !'l'lr or ~:(I Gp
pos;t:or., h,o\\'",\'e~, to local '::!"\'~")pes'
pr.actke d combir";ng t'w", O~ lbe::, l,"T~,,"
" ... ~ -"." I •• !,,·r,' ""' !I ... , L' 't, I" ,: .. ~ ""',~
lots. in p~'"dGmj:l~nll~' ;-:"Jll1fa",;1):" arei'.s a .~3·roc,\ hL'it;~l 1:I11:t In our R-I :,"e.3 "
and rep:adng \nem ,"",i;h J3:0:H) IGW""l-5ay_~ \,'t::bstc-r 'Tl1':: .::;ty cour;nl dr~)~,~,,!j
hc\.:se5 ~t to 30 ~"2C"t, ,!\-::1 25 f~~t •
i~lar:y c-ommur.::iel> '';:'Y on s',.3:",,jard Oih:-r :Gr.1n1-,lnilics ilre c:na"ting rlc::,r
frent, s;cle. and rear s:::tb.a~ir.!; 10 'D;e~'~."ll ar['a T<liic'IF.·i,Ri r-:q"lir,=mCi'lls. I,·::-.ich limi~
new or enlar3c::l ;"ou:.es [10m d-:w;i:--,.aU:1~ t r,:" h'Jt::i !':3:'i!<J.'C)i.:: lioor J~-:J loa (:k<;i:;~.J;cd
the s,r:ec-t5cap'! -:or ir.te~ft:r:l1l! WI]:' :.beir perun!itg~ or L:~C 1a.t About thn:e l',-.:lr"
neighbor;;.' Iigh: (!:"d vit'",,:., O;b'!i-S I.l~e ;0';", em ('\;'::'I"c' ,he' ,lbs:c ';ir \\'i;:;"c~h.a
101·co\,er<,.se rt:!:L;inl'Jr,s I;;, p~~~;'e a:-. be:;crt" :t::: ,' .. ~ l100r J,rL'i! or a
allr3c:t:'.'el;md.sca!J'!.. S'J'~h roe,.,; i.;li Qr.' ,;-:.;.;v ~'G-':,f'" o~ 11 .. :;:,':~ j",L ,~,n.!(:r 9,C'i6 ~g,1.,;;;:JI!
Slip:ll<lle tha~ :h~ "{:l:J~p,;:,t" of e hl),"~~ 't,..!,':0.;2 pl.r=l:"~1 d :h~ cn:ire 101 ill(.':iI,
and ,)ulbuiicinss ;-,01 ~);;:'!~d a cks-:grl"\ed l--Lr:<,C'!'"-k, 1 i'iila:s. lJ:i.5Y~';:nl(;r'~"-!i Jcb.Jl:ng
prop-Clnion :)f :he !oc 1:1 ;;C:1:;;0,""1, S:,.-."le: whe~-er u rl."~'!cl! I'.; :~'X.r J.r~<l r,,~j05,
·'orti"":-r"desp~o'-i·"",,-r.: rv ",-, "rl'-' "'l'-el ..-:hie:-. 11.\'0 ;":';1~3 ,1';:J \,,-rc: 5,~1;;:1':5 pc:~. ;"I,,~l ~:e .. s r;a:':" '~'~,~~~;~!i ~1; l::':;~':~"I:';a~ ,-,~:-,: [or ~h>! ~;1d:~".1 k'S l"n::kr la.we;
(f~"~",.~' ~~,:!~~~~~~;';~"'~~'::"I\ ;L':i".',',,~,,:,~,. i"~':~:~'~;:~~:~'~'}~";':l~,~~\[,C;r~~~rl~oit~~ . ,:,cme reS~Jir.:tions are I t!,;:"~"!ioes ~,::, 01_ ''''"~
-siluat:On that IS :::Ieilrly 3dl;;18 cn .• \ 0; dudes g;)~,\r;c'~ ;1' !~, .,Ic,-,t,l~iof'.S of h;:.bil·
h3:'Ht Offidals i!'l San:.:: ,~iDTJ:::ii w~~'= ~-.:r· "bl,~ [1l~or,
prised 10 fi ""Ld ioca~ roe op: e re'~{J-:sli:'.~ pI! r Des i~:' ~c',i rl r,,',' : l ,l:.:..f ;;:)'pro.:ich.
,mts to (OOlstr"ct ha1:,ililble: "b"5t:T!-:;~ls-';Elr-La .'.;'In](<1 '<':'..;" -~'!> 1,)1,:1 ,Ippcr Siorie.5
rare in CahfomiJ.---:)r ~l.1b\err;3I'f:,m po.r:-.:I·:g. ){' srna:ler 1!\,"1n 1j,,;: ~c~'lInJ floor, "I.;:) It"dU~'C
"InonecasesCJmeo:-.ce>,cil'ill:-dthew)-,81e ~H' b~ik of Ll'_" l',lii:1ing ,"l:1(~ pnxh:cc:
],:)t: S-a J s Kenyon \'~el:J.s:ler, SiI:lla J\ b~1 i c a's c.;";,,': al L~-=1I1" Li c." , ~~, I h "L so m C"01"U:: docsn'l
pj;,r;ning di~ector. 0:.;1 of c~'r:cc]'n hr \'~L h"'ld a b-:;.· ".~or,::ns LO \\'cb~Lcr. ~r,~.'~;~; ~~: ~~~:~~~~:~~~:I:S~~:~~:~~~~;~~ ;,_,:,',',',~~-,!,',' i, ~ ',,:',',':,.,' C,:',', :', ;;i.~>:,!~, ',:,::h,',.':, ~~~'~.~, :y~,~ ~
JI.dP""~';:k~i~n¥":F."~t~h~,.r!O~o~"~"~;~r.~, ~O~[~'I~,,~,~,~ .. ~I¥d#'.'~~-, ... : ," ", ~
, ~ .. Ilu Ill'''_c.~'<;,:r.JS~ ''-'-i'' :i,,~:~:,.',F,'~,,:~i:-tL,i"L',t_.'-.,:;L!l~~~'~":;';;,:~;~~~ir;~'h~ ~~~
r,l..:rllS ''ile no pon,Kt:1I ?l'~, .. t:~i'",d rror:l ~._ --' '" ;;t'r",<,.~'lllso .... erm()st()r:h'Eloi,~c.'nl'L'1..-,:d-:rs .111d G~~,i;:~ ",r I!l',' r''';11'I:L':~'':I'! _~!rll(l\.lrc:
.;illlp!y go up, 3ading ~cco:-,d il"d evtr:: h~',,~ \':~n "t,:.;r,,,,,,1
ihir.:l (',OOg ii", new b'l:hi;;:"~"rld ~~ lo\"a· DCr.~O,'lli'''l ''.is j.,;,S b..:.:n ,In Lntq;'''!
lLl.lllS"Ao J res\d:, IT, \3:1)' ..:o;",m, '1111t~';-> a-e "' I'-t ... r "I"'" , .. ,'~",:lSI'~,ll G~;t far 511bl.lr· " .. ~"-'~",',,,,:_~ ~.'".-,~",:,~".,:" ... , l:,.:ir ~";h",,~'di:',S"O r:'~'"'' ri"c'Lsing on ht:1S!'t. "V"·c u:>r.G \{, ':",,'~ ,~'"' ~ . •
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r ___ ;::.1!;', \' he' ;,,~,~,':'c.~-':\' ~')~';'_""" _,_ -l'~;
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pur lip <! 3,5'~1'':;. to.t ;I'~-_-~" b ij~ d. a d ~£~f5~'DI:'k~i,~c~~iE\l:jr~;;i';! "''''',
JJ erl~'dd A" .... " ~~~~;,,~{E",~~~~{,~[t):;'~~.:,~1;,:'~
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I_J -JI I, I \ I! Ll; .. Ii I~
i' <~'r LM-"/ L I I-I I I, . "" ~ .. ",,~-,l-< I, -) fMi' \"h 1---1 II > ,s,-o~-+--'~;"'"
t-= ~ @AI ; n ~ {t~~ .,~~. .fl_
eJd .. ;::" r<(;. O:I.J ;JJ.:.i --.J.-I tJ;,,~~.~ 1 Q,~Cll., i::;~ 8 ',~~ _ ... J [' ,c;'~"~~;;'C~"TI~ "I I • ___ _ di -~
,~ ...... ,.-, " "t
,.",
~"t-Ilt lnforlll!.i:1
SAI~ FflA~Crs.cO DErAflTM["rn OF C1 n F'LA~~h ...
450 ~O:'Ll$r[R :'H!EtT
SA~ rF:",~Cl$CD, (A 941{'1Z
TelE"p~on~· (41 S I S:!!-~37'
1~e p~rl!\H IIpplleatlon notict illpn;t'1 by the CIty PH:MI/19 ~fnk'n arr.-:t
411 prClJert~u 11'1 thr ItH ~nd R~ U~II! d"strl,ts In 11!"~r;~1: dhtrlcts; of 40 feet
()i ress (f'':O:cPjlt tflQoH! pr-opertln sut.j • .;_t to thO!. 5.rna.' Jle\ghh O:;p~cl .. 1 the
D1.frlct If uHf lIr~en s[Jch Spl!clll lHf-D~str-\(t" Is. In 'f't,:tl. Frojects
HJbject tCi t~ls r.:,tlflc<1tioo re~utre'!Ile,.,t Ai! all,)' nI'l' tOr"~trtJctIOn •• xtrrl,,~
rxp.'H\on. df'lTlCl~t~(jn, or a.,j'ditlol1 of d~elling :J~itS. AppllCtr>ts for b~Il:;!lnSi
;:'~~mlts SlIb~Ht to tt>e rtqt:lrem(!:lt He rp~por."lbJr for O~12 or t'o'O JltJt11c
I1Otiflcatlor,s dl!p,n.dl1':!i Upon t!'le $Ccpe of tt" prCJ~c:t.
1. kfcrOi • PHIl,t ;,p"ifcat1on 1. submitted, ALL gO'o'erned p.rojects
rrQl.lin a "Pre-«pplltatloo" n<ltlflc;atlon to lmedlatrly :St.lrround~rl;
j;r ojl'ert-le;.
,l.H(!t the-)' 11."'1'i! bun rl!1'\e\fHI but r.ot a:p~rc"i!'d ty tM City Plar.nl"il'
Cepartrlloent, Cl'rtall1 of th'i! 51over,.,~d ;lrojec ':-!!1e11 "T!H 2 or T1er
3 prcj!'c1:sl ad1ltlo!1il.l1y reqlJlre a -MoUe'! of AppUcatlon-Stn.":. to I
gfeatH aru.
TI>/: F're-aJ:illcittlcn N'ctr~1! arid ~otl-:.'i! of Appllcatlor. a!'4! s@ont by the blJ~li:nn51
i>e-rm'li t ap'pllc~_"'t or drSI5lr1ai:et:l r~llrtse!1htll'l! to uslc!anh arid OWrl;ers of
sl1rrot:l'tdlnq propr~tln. For pl.lrposes of tft! I,,~tru<:trons beloll, S:I.IC~
surrouncfln9 propHt\~::;. 11'111 be C!l1ed' -notlfic<1tiorl pifet"". T~e
not,flCltion lrIiHt Ill! tion!' at-cording b tne i.,stn.rct1c,ns In tills FiYH.
F"RE-AP?lICATIOft MJTIrICATICIC RE~IRED fOR All TIERS
For t'l"r\z-ont!T e)parl~lons or the rur of II bl1lTdlnq onTy, the l1{!tlflu.tiol't
pHce1i ita the Tot~ N1 tHr.er s !doe of t~e !l;-cje-ct sIte, tfle lots dir-ectly
beh.lm! a.nd V1r h,o lot~ 011 elth~r 5jd~ Of the lots (jlrect1y beh1.,d t~e proj.ct
SoHe, F':lr vert',cai II!JI.panslons and ,;II..,iLnslor;s t., t~" sli:!e or front, the
r'lctlflcatlon pare",ls art .11 th~ lots d!H:rlbtd abc1lt pillS t~e 10ts dlteo:t1i'
across th~ street fro.'ll the prOjeoct site and (ln~ propErty on u.cfl sfde of U,~~e
propl(!rtleL (Su' DIlIgrami 1 !. 2 b .. lollt.)
~ret! trte Pre-lppl1ciltlon Notice fors (a't'iLllab1e-In this: par:Ut) and Ailll
copies Of it: to the par-Hits 0.' U .. p Ilst of rel1dl!nts anjj' owners. (Sfoe"Kow to
Crute the list-belo-.) Ji:eep I! copy of the notice fer 5.~bl'llrH1l>f1 .... lth t~~
::,HiI:' t a p;ll, ~ t!. t I on. "05. t a cOllY of tile Pre--ap~ II Cit; tl on IIIotl CI on the proj tct
site I" tin bEsct ~cslt1cl'l to be cTeHl,Y 'o'1~i.b1e ftOlfl the publtc rl'ir.t-<:)f-lIt~y
i\r!<.I pro:-p.:te-d from )j'eether lM mi H.hlef. (Co"er vltj} pla~ti.c If ne-:I!<:.sary to
prct!Ct frcofC 'll'utMerl.
"~lle It 1$ nat rer;jLJ1recf by City PlaM1nll Coomlsslon p~1rt"y, en-:lo~ln!i -iL set
of !~0I:11" reduttlorls of tr.e arc:hltr~tLJrili 11ril\tlngs m!y scmetlmes it;rlS\te-r your
ne19~bor'S QLJutlol1S 'IIlt110lJt ttlrlr i!Htndhg yCXJr m!ttlng.
After consultr,,; .Ith SlJrro.;nd";~1I nelghb')rs as calleod fo" by t~J;t
P'rt_allpHcatfon Notice t:OIIIpTet.! the PrE'---.ilppl1ea.t1oo Notlf1':ltlon Affld;av!t
(uallolbTe In .this packet) attach a COllY of" the notIce and Elling l1st ilfld
suhlllt t~$II!' -wah tl;e. bulldln!! pe.--.It appnc:fItlon to le Cer:tnl Per~1 t
.Bur.:il.tJ. F.1~e (ert!flciltlcn or ~erforrT ... ~nct .1n t'1! a-t,'lrl~'o'it m~..I' Clu,e
d's.a~pro ... a1 of the applj~"'tlcn or revocat1on of ttl. prncit a.ft-e-r It Is Issuet!.
If ~~l.Irs l~ • T',er 1 P"~~Ect. Hils 11111 be tne-onll Mtlflciltio.~ yOiJ ... 111 be
respons'b1", f.or. Tim ~ and TIH 3 "project~ also He s:.JbJ'!ct to th!' Nottce of
Ap~llutiCi'" pro~edl.ln upTalMd belolf.
.,----.-.-----.:
,
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Diagram 10
-, ,
D
(Whe." tM-I ,prI:lJle! elt'
" r.ot • c.c-rnllr ~ot)
legend
_ :Prol.~~ S!t.
E:l NollrJcl!lorJ: P,rcefs
---Diagram 2 .,_-
D~
•
I ~Jrftb'lll!!m
(When tn_ proJect e'le rs
I corner !-of)
I!Z2 Addltlonel notlfTcalion parcers"
p~op')sa! Iffecls Ih, heIght or Iront of
Ihe-F roperty
To dltlHmlne pr~perty across
the slfee~ u:tend lot Hnll!'s of
project .sltf! to property ar;ross
the " .... t
t«)TIC( or APPLICA TI~
(For TI!r .2 In:!' TIr,.. 3 projf~tSl
,litH tl1e ~~~~rtlTIent of City F'l!!Hl!nll rl!~ll!"'~ 1o~r prOject, It 11'111 be
cla;i\fle~ H ~1tiler !I; Tier 1, Ti H .2 or T1H .:. ~roject i!.ccorcllng to t~1! S()~"
c<f til, Ilroje'.;:t. T!'!'rs 2 alld J er>tall tlrOflde:-ncUflcltloJ1 <su ~ni!grllmi J .. C
b!l.o'ol.) If iol!r~ Is I Ti;;r-.2 or l projt!ct. yOll will be r£'5~,')~s~tlll! for
p!"cc'udrg i mii.p and rut, I jng 11 it sl1O'olfr'lg tr"';e r.<Jtlflu.tfcn ~lI1"C!IS and t~t!
r.otl"~atiol1 ~ertle. fl'~p~cth-ely ,,"c: later, for Ilanln.; • notl(f prepared b,
th~ l'~part-~e~t to tnBe ~artre-L
NOTICE OF APPLICATION
{When t~. pro].ct ,It_
I; not a eom.r IgO
Leger
_ ProJect Slt,
o Nollrlcatlon Parc.ls
Diagram 4
II r==:J. _ ..... >« L-.JJ~
········...i<n" ....••. " .... 0 ·.-
10
(When the project site '$
• ctl rnet Joti
f •..
I"Q. (t~K ~"J\I
M.O .... U'~ ,:: ... ~j. . .l2
J(1~U~"p
z. 8tfp.r bv-r
12-5-11
h;l~
/i{/f,J.,(L
ff'rdi¥'/~
(/ . s, C 0",",
If' :
" ""1;; '~c' It?'·? /4"",1,1 ",/"",..'"t? d<:.,'<u; .;/.W"Itr ... . {t<-"":. ":7'. 'K.-'{ £ ' J 0' (7
HY'r7.f j7r1:'r .-n, /}7/'a/m ,j.£' ;;00/1' f!'n'd-/<:;n.,
•
b. /.../,;{'1.y. Flr"'-""t"' •. , .1'onJOIIP,/ ,J'f..{/frC4io 6,·
ta",Ii'«y rad Cc) Lt~ c;'~ I'Y<!/l and
of/",,,, /((?,d.',;! ,F" ,,6 cR'" e.1cc,.09' /}a ...t!ezod
IiJ"" ffrr" c.e..tM-e/, a II <:f
c·
d·
eX. a/!LL . 50 %
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of'
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7
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~Y"-~d e "'-i -sf:s -Fe;.-ffY<7( q c(
-f. Tot~ (:((\1.+ of c."brc .{.:at of .1f!
v·tellS' shcu{d k a nV<'>lu., -Hv,f
a,{{CvD MT chl'7 ,.,-.;/1; -FOr CijlLt Cl4td
: ~ S f<:tt.-1 f but--,,,L 0 -fl). Cm . ..,.{:
~"';-~,:, '5.frc~ hct-fc/~ 1Vr tmd<:.r+loor <TCCto'~;>.= ~"'~ \ (in i1<>~l·hAbi-htrl-.t VitcU.-r hOk5e (Lea.?) ~
"r 3. Do not bqse ~y u:;ht w~U/str>.'r V.--eli rejvi«hO>1S -i:b EA.R,,,:t"iG 1 S;kce~, /#4,;7'7'1 &r.l1::*=·<-.--J