HomeMy WebLinkAbout0294.092-
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HONORMLE CITY CGUNC IL
Pale ~lto? California
Ground Floor Zone District Text Amendmfnt~
Members of the C~urcil:
~ort i i'l Sri ef
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Shff is prop(lsing Zoning Or-dinanc! text amendme"ts to the Ground Floor (GF) lone
district overliliY to all'Ow certain additional uses, r·ot currently al1o(ie<f~ t(l
OCClJPY ground flDor spaces. These additional uses would be subJect to the
appro'llal of a conditional use permit, and include business or trade schools,
commercial recreation, day care, financial services (except drive-in ser~ice5},
and qeneral business services. 1n order to ensure the use permH app11es to
limited, unusual Circumstances, an additional fir.din9. beyond current use permit
findings, has been added. That finding states: ~Tr.e location, access or design
of tt\~ ground floor space of the existing bui1<diflg \",cuslng th-e propose.d use,
creates except10nai ~r extraordiniry circumstances or conditions applicable to
the property involved that do "Cit apply generally to property in the same
district.· A more detailed description of the propos.ed text amendments is
provided in the tthd~ed Planning Corrmissicn staff report. The P1Cinnfng
Commission recommends that the text amendment not be appro~ed.
f1tnning Commission A~tion
On May 27, 1992, th~ Pjanni~g Commissio~ reviewed the propo5eD GF zone district
text amendlT'.ents. A. rr.ot~ on to adopt the .;,mendrr,e-nts with three modi ficat; ons
fiiled on ii!Ii 2-4-1·0 vote (Cnristerlsen, Glazier. Marsh, and Schmidt against,
Cullen absent). The mod;ficatiol'ls included He elimination of offices as a
conditionally allowed use, elimination of location ilriitnin the GF lone district
a.s ! c:ri tt!r;cn for the finding of unusual C1 rcumstance, and a minor wording
cr.ange to the ~roposed additional use permit finding. Minutes of the Planning
Commission action are included in yo~r Cou~cil packet.
The Fianf'}ing Conmisslon was genera.lly in agreement that general bUSiness office
uses should not be considered 11'1 the list of expanded uses for the GF zone. They
concluded t.hat office uses present facades that are not conducive to and tend to
detnct from the vihl, pedestrian-oriented atmosphere of the' GF zene. They
cited eumpl:=-s: sucn as dark window glass and lIIindow shades as detracting elements
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assor..iated with office, development. They also express<,.d concern over the lack
3f p€destrhn traffic generated by offices, and felt that Ore ~~iimple$ of
properties listed by staff would be d.etrlmenta1 'if converted to offic.e lise. for
those reasons, staff is persuaded that office ''''S25 shculd not be included ir. th<e
list of conditional uses. In this way, any conversion of gl"(,)l1nd floor space to
office use would continue to requiTE! map ame~dme..,t or Plarmed Community lene
Change and a finding ~f ·publlc benefit.~
The motion also included the elimination of ~location" ... ithir. the GF zone is a
(fitHian to satisfy the finding of ~xtra~rdlnary circumstance in the use permit
process. It was the C0i1ll1iss1on's contention that t"tere were 1'10 known locations
within the GF zone not appr.opriate for retail-oriel'1ted use-s, and individual zone
map amendments could relie .... e unforeseen properties of the GF n~QlJirt::rnents. Staff
agrees that locaticn by its~Tf should not b~ used to satisfy the requirement of
spec'ial circumstance for the granting of a use permit. HO'"",ever, location in
combination with a building design not conducive to retaii should be c{lnsiden~d.
For example, therE' ; s a symb;(ltic relationship among reta i l-oriented uses. Ground
flcor spaces without promint!nt street frontage and located at the edge of th.e l'iF
zone may ~av~ more difficulty supporting retall uses than a s'i!'!lilar space on
University Avenue. Uses fadng Alma have a severe disadvantage cl.:rrently because
Alma is nt',t ·fril:'ndly" to pedestrians. Staff believEs that location in
connection with building deSign shou~d be cited to satisfy t.ne unusual
circumstance finding of tn! use permit.
The COftInissi<Ht modi fied the additior.al use permi t fi ndiilg to -:1 ari f1 that lise
peMiits are granted only for exi~ting builoir.gs~ not proposed buildings. Staff
Mas revised the finding to reflect that recommendation.
Recorrmendat ion
Staff recommends that tne City Council adopt the Negatille Declaration and approve
the attached ordinance, which nas been ame:1ded to incorporate the Planning
Commission deliberat!ons regarding elimination of offices and clarifjcatl0n that
the use pen!lit applies only to existing buildif1gs.
Respectfully subrnitt~d.
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KENNETH R. SCHR£!BER
Olrector of Planning and
Community £nvi~onment
Attachments: Planning COlllTlission Staff Report dated May 22, 1992
R~vised Ordinance
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cc: Planning (ol'l'4'lissiOrl
St~phanie EH.ins, .3350 .... Says-here Road, Palo Alto, CA 94303
G.ary Zeimet, c/o Grubb and Ellis, 379 lytton Ave.~ P~lc-_Alto, CA 94301
Can Scruggs, ]654 The A1ameda, San Jose. CA 95126
Rick Barry, 431 Florence Street, Suite 110, P,lo Alto, CA 94301 St~¥e Jarvis. 122 Hamilton Avenue~ Palo A1to. CA 94JOI
Ylcto;" Bel«no, 102 University Avenue, Palo Alto, CA 943D1
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ORDINANCE NO.
C!u)INANCE OF THE. COUNCIL OF 'THE CITY OF PALO ALTO
AHENDING TITLE 18 (ZONING) RELATING TO GROUND
FLOOR UsES III THE COMMERCIAL OOWh"rOWN rCD) ZONE
DISTRICT
The Council of the Cit}~ of palo Alto does ORDAIN as
follows:
SEctION 1. Section 18.49.120 [Ground floor (GF) regula
tions] of Chapter 18.49 [CD CCiILGlercial Downtown District
Regulations) of the Palo Alto Municipal Code is hereby deleted 3nd
a new Section 18.49.120 [Ground floor (GF) re~Jlation5J is hereby
added. to read as follows:
SECTION 2· Chapter 18.50 is hereby added to Title 18
(Zoning] of the Palo Alto Municipal Code to read 8S follQws:
".:'li,;OJqHr..1tte4l18u. ca) The fQll~~" Sh"i;f
!><i!i~~;~~~'~~tbli~bOl1\bl'!clri9' dl1fi:;ri9t::
jl:) ·i.~t,ing,an<! .. dd~,
!i)"·,jji>l!i!ll!.1
(~}i.·'·i.~#"'m.al"ivic"";
·i(! .... !.· .. , ... i ... i,;~U .. ervlc8al .
", ~t.t.f
(~.>' 'i 'Trav .. l agencies;
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~tranc4'#:, 'lobby or, rec-epti.o:l", an.aa .erving
"OlI9"CIWlII floor .........
All,."th .. "uaes permitte4 illtIH""''>darlYin9
diatrict,,' provided such "U'SeB ,are. 'not, on, the
'1ryund floor.
(lJ) ~"'t"'iJI, .. t:anain9 ,,1.lbsection ( .. ) ,.not ""t:Il tllan twenty
tI'ij!,., .... rce"i"(25tl 'ofth" ~ floor area not t:rontinqon'"
.,t~ti·"""<beoci:upl&d bY a use penltted. in. tJle .. ppli6al>l'!
\\fi<l",,~y~~,.epdlst.;'~ot. . . .
1:8.:I!~"o3~.eOll4itl0",M'l \l .... ~,(a) '%'he fol.lowl..gUSes)!l<i!i
~:~·'~:Ut"nai1&dontll" .gr~floor 4.~"P'9raund f100": ~tn~iliITif.!:'i.1~"'~~jAct.~·.!..."U..nc..of.ilCoridit:l<>nU ...... ~t lni,.~:;'liiitli::pba¢<Uil$ '~'and!iirith . th.."ddit.ion!il finding ~.a,Jdii;i;!>ioiO&i<>1l (b) : .
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,(,1'1',,,· iNSinei>" or trade senool; (~)' ""', ii:ommeivia:t recreation1 ~3f' '·Day. care, .
tt} ~fnaneial services, eXcePt· drive in &erv'fce..:
Ks)' "".":""'~., ' .. ' ..... 1.basi"""". servIce,. ..... . .
(-6)< m .. "ther Usa .. conditionallypeniJ,tte<! i"thfj
applicable. unc!ez"lyinq .. CD district, :.providid
8 .. ch Ii~"" are not. on the 'Jl'OI'nd .. £1oel."'
(i>f'.'l'I\<i:"."'illi,JaCl!liirlt .. trato" .... y grant "coriditii>liiol us. j;lel:l&1t;';~"th;s,,,,,etion oniy .if. hSor"lI"makes .theXolldioi!nq t:~~~!!jj~:~~~\:l11 '~~tbe •. ~ ~rid inq"requil:l.d· b)' Se¢ti~·· ~8d~?.O.E.O:.
~lpt:"i~ .!l"'e..... ordesiqlI of. the grb\lrul flocr.p:>.c:.. 'Of
~ '~xilitl:ng b~ilciil19hoUsinq thepropose<i use; creates
ii>xc$Pt't~nai ~~'extraordinary cir=stanees or conditio""
ilp.,l~"iIl>l.tC;the . property involved tl>.t dl}not apply
~afiy topropercy in ... thesame.distriot.
lC:);.'¥y; ."" ..... ·oondit1ona.llY· 'perit ttel!. pursuant .' to" !:hII!
~~.l§;::;~illll.:. ~ e ,::eot ive only <j,uri!'9' the •. exi .. t~"" ,oft.1>e
~~~t;<:re .. ~tl> .. exoeptional,c::.rcua5tanceupotl· W~<>il .. ~
'i1~ ,,,.,t: fo:rtll: in subse~ion (b) was iliad ••
U'*:~C).O'(O Q;.~':eJ[C.ptioD.. fa) Applicati,o:-' aa.y be ,made t?
i$lOdu..,!;(¢of pla1l)lingsnd cODlmunity anvir""""nt for an el<Ce¢ion
"".tli<lo~:t'Wi""""",,"it:ted orconditiClnally permitted qround floor ~':~O""P,Ow'Auii<opermitt~in tho applicabl" underlyin9ctJ
al8't!'i1~;i.eth.follovin9 oonditions a" ...... t:
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SECTION ]. Sectio:i lB. 90.060 (Conditional use permit-
Findings and conditions} of the Palo Alto Municipal C04e is hereby
amended to read as follo~s:
.18.90 .. 0'0 Conditional use perRi t--:Yindil1ga &IUS 001141 tiena.
(a) The zoning administratQr may grant a conditional use permit in
accQrd with this title if, from the application or the fact.s.
presented. at the public hearing, he ~,*,:"S¥ fir.ds~
(1) The proposed ~6e, at the proposed l~ation, ~ill not
be detrimental or injurious to property or il:::proveltents in the
vicinity, and will not be det~imental to the public health, safety,
Q'e.J'leral welfare, or convenience~
(2) The proposed use will be loc~ted and conducted in a
manner in accord with the Palo Al to cOi1:pr-enensive plan and the
purposes of this title~
(1:1) The: zoning adlfl.inistrator may impose 1S1J..:::h reasonable
conditions or restrictions as he or $he deems Tlecessary to sec'Ur-.e
the purpose of this title and to assure operation of the use in a
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m4!"'.ner comp::::.tj ble ,with existing and potential uses: on adjoining
properties and in the general vicinity~
SECTION 1~ The council tinds that this project will have
nC significant environmental effect.
SECTION 5.
commencement of the
adoption.
INTRODUCED
PASSED:
AYES:
IfOES:
ASSENT:
AESTENTIONS,
ATTEST:
City Clerk
APPROVED AS TO FORM:
This ordinance shall be
thirty-first day after
APPROVZD:
Mayor
City Manager
effective
the da.te
on
of
Senior Asst. City Attorney Director of Planning and
Community Environment
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May 22. 1992
PLANNiNG COMMlSSIOil
Palo Alto, Califgrnia
City of Yal 0 )lHo
sf ZONE QISTRICT TEXT AMENQKENTS
Members of the Commission:
BfPORl IN BRIEF
Stiff is proposing Zoning Ordinance text amendments to the Ground Floor (GFl
zone district overlay to allow certain add;t;~nal uses, not current1y allowed,
to occupy ground flOOT spaces. These additional uses would b! subject to the
approval Qf a conditional use permit. Such additional uses i~clude business
or trade schools, commercial recreation, day care, financial services (except
drive-in services). general bus~ness service, and medica'! profession.l and
general business offices. In order to ensure this broader range of uses ;5
lim1t2d to extraordi~ary circ~~stantes. the conditicn~l use permit w~uld
fnelude, in addition to the c~rrent findings, a fi~d~"9 which states: -The
location, access, or design of t~e ground floar space gf the building proposed
to house tne use. creates exceptional or extraordinary circumstances Dr
conditions applicable to the property involved that do not apply gener.lly to
property in the lime district.-
Staff also proposes to remove the GF Zone District regulations from Chapter
1B.49, CD (OtrJnercial Downtown Cistr1ct regulaticms, an~ replace them in a new
c.'ipter, -exc1ushe to the SF regulations. TMs amendment is for
administTitive convenience and will mke-the GF district conSiStent lladth other
overlay districts such as the Retail Shopping COIiIDining Dis:trict (RJ, the
Pedestrli" Shoppi,g Oistrict (Pl. and the Hotel District (Hl, which have been
established in separate chapters. Chapter 18.90, Conditional Use Pe~its,
would .lso bt amended to reflect the additional "se permit find1ng for
exceptions to the GF.
BACKGiUl\INP
The GF lone district ~as estiblished in 1986 and was intended to encourage
retlil Yit~iity in the Downtown and preserve the existin9 mix ~f ground floor
~~rcial uses. Seventy·flve percent of the gr~und flo~r area of each
btll1ding and ill of the f"jaor area fronting on the street is 1 iari ted to the
following permitted uses: retail, eating and dr;n~in9, personal serv1ces,
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travel agencit!, theaters, ana not!ls. (xcept1~ns to thf~e ~~e restrlctions
DiY be granted when the ground floor vacancy rite reaches S percent and t~e
subject site ~as been vacant for It l!ast six ~~t~s. S,nte adoption of the
GF zone distric\, no e~ceptiQn has bee~ granted. Two sites, 251 University
Ayen~e and Sl9 Bryant Street, have had tne SF reQu;reme~t removed ~y virtue of
being rezoned Pl",n.d COllll1unity (PC). During tho 251 University PC zone
c~lnge process t members of the Architectural Revf!w B~ard and Planning
Commission expressed frustr.ti~n that there was not a different process for
granting relief fr~ the GF district r!q~irement$ wnfch did not 1nvol~e
findings of 'public benefit' for buildings and location, which .re not suited
for ret. il.
ISSUE S!ATEME~J
The following is,uos have lead staff to propos. amendments to t~~ Gf zone
district. Many of tnese issues have been bro~;~t to the staff's attention
through contact wi en YlriolJs OD'WntOilm property C»m2rs.
Vicant Ground Floor Spice
After the appro •• 1 of the 251 Uniyersity PC zone chlnge, four other Downtown
proper~ owners and representattves ha~e contacted the City requesting
eXes?t1on frOD the SF lone district permitted uses for property located at 520
Ramon. Street. 165 Hamilton Avenue. 102 Uniyersity Avenue. and 443 Kipling
Street. T/1elr most co_n reasons are either the inability to luse ground
floor space to permitted SF uses OT t~e inability to retain those uses for an
extended period of t1~. Vacant tenant spaces and hfgh turno~er are related,
in part, to t~e location of the property~ and to the d~sig~. access and
location of the ground floor spoco or t/1. IJlllldhg. Easy lccess and
ylsibility are •• sentia1 .lements supporting the peroitted ground floor uses.
The lack of .ny of these eleaents can lead to yacant ground floor space and
high ter,int turnoyer. Currently. tho only .e~icle available to property
owners 15 the zone change or PC Zone c~ange process.
Design and location of Co.,town Bui1din9s
aecau •• the lllajorlty of the Downtown ,,,,",,,,rei.1 builOi ng. pred.to the
establ t.shntent of the EiF zone didrict, lany buildings were not desf9n!d wHh
the current permitted uses In mind. Most of the buildings can be adapted for
retail use , however, there are ,everal ex~'es of t~ese tYPES of older
b.i1dings in the Downtown that cannot roadily support the retail·oriented
grDu~ floor uses. Buildings designed fDr specific purposes such IS banks,
offices, and resident;al ~se often lack displ~y windows and Yisibility to
public stre-ets. The,)' c.an .150 lack inviting: access, and in S01!K! cases stairs
and secluded entries ire the only means of entry. Existing ground floor
tenant spaces may also be configured or located 1" a manner t~at is not
condu~1ye tn serving the public} Ind structurilly or practically tne building
cannot be altered. These are I few examples of the types of exceptio~al or
extraordinary circumstances that would b, applicable to the proposed
cn~dit;onal use permit proc~ss.
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Etisting Exception Process
Current1y, there is I. process in which grolind f1ttc;.r space can be exempt from
the permitted GF US!s. This process is strictly administrative. A ground
f)OOT space exemption is grantEd upon ipp1ication to th~ Director of Planning
and Corrmuni ty Enyironment when H.e appl1cant can demonstrate that there is a 5
percent vicancy rate for ground floor spaces within the ~F zone district a~d
that th! subjec.t site has been vacant for at least s;.'t: months. Once exempted,
th~ -gr(l.uT'ld floor may be occupied b.y any of the uses p-ermitte,j in the
underlying CO-C lone district for a period not to exceed five years.
Since the ;ncept;o~ of the SF regulation5 in 1986, the vacancy rate in the GF
has not re.ached S percent~ tn.erefore the eXGeption process has been
unavailable, even to those properties t~it have remained vacant for six ,r
More mont~s. This exception proc~ss provides a sifeguard fer ground fJoor
spaces in slow econtHTlic ti~s. Howeyer, it does not address the ongoing
exceptional or extraordinary circum~tinc! related to building design. Staff
is not recomrnendlng I chang! in the ~xistin9 exception process. although staff
predicts t~at it ;s not likely to be triggered in the foreseeable future.
location Within the SF Zone District Re;ion
locatio" of I property within the GF zone district has also been cited by
property owne.rs as i. burden to l-easi!'og gY'OlJr.~ fioo!' spice. Prop.e-rties lc:>cated
on the boundary line of the GF ire often isolated from t~e Downtown core and
are unable to take advantage of tho high visibilIty and traffic .,sociated
wlth Uniyersit~ Aven~e. These same properties ire restrictod to t~! retail·
oriented GF uses but due to location and isolation from established retail
areas have trouble supporting those uses. Th~ Downtawn Urban Design Plan is
intended to improve tne desirability and excitement of all parts of the
Downtown. ~t it will take many years to implement.
Individually, the property owners cited prev10usly have contacted the City
regarding a zone ch~~ge to remove their property from the GF lone. Staff
feels that l series of map amendments to rezone individual properties w{)uld
constitute 'spot-zoning and that tn~ PC zone change process is relatively
burdens~ for the majority of these cases. Bec~use the use permit process
does not remove the property frDW the SF, when site conditions change. such as
re~onstruct~on Qr demolition Gf a building GY urban design ,~proyements~
pr~portj.s granted use permits would return to the permitted GF us.s.
PROPOSER AMENDMENTS
:staff proposes the follOWing amer,dr!lents to ttle SF zone district in order to
address the infeasibility of t~e occasional ground flo~r tenant space for
retail·oriented uses. Tne amendments are designed to reduce 'hron~t yacancies
for the few isol!t~d buildings while ma1ntaining the ~ital ground floor retail
district of the Downtown.
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Condltlonal Us.s
Stiff r'!connends t~e inclusion of tond~t1ona~ t.ises in tne GF zone district.
These recommended ~ses include b~sines~ or trade schools, commercial
recreatfon~ day care, financial services (except drive-in 5frvices), general
busfness service~ And medical, profeSsional and general bus1n~ss offices.
Definlti9ns of tnes~ ~se categories are attached tc tnis report {see rx~ibit
IIJ.
These uses were chosen because, with limitad application, they would be
compatible with the permitted GF "ses, maintain the <omoerclal mi. and
vitality of the Do~town, and, in SOle cases, corresp~nd with the intended use
for wh1c~ i building was originally designed. T~e fcc~$ of these ~ses is
purposefully narrow to aVOid an erosion of retail-oriented Downtown core.
These conditional ~ses Ire ~ subset of both the pen.1tt~d .nd conditional uses
in the underlying CO-C zone and, with t~. exception of day c.re, include those
... ~es. for which stiff has experienced demand frOft the rU.1 estate Hldustry. As
opposed to t~e c~rrent Gf exception process, the proposed conditional uses do
not include .11 of the permitted uses froe the CO-C zone district. Many of
those permitte-d uses, such as an;lIil Clre, were uc:ludtd from the conditional
use li,t due to their lack of compatibility with the existing land use on tho
ground f100r and lack of demand.
Cond1t1onal Use Permit
Staff reca.mends t~e adoption of a conditional use permit prCtess is tne means
in which to grant "se exceptions In the GF zone district. This process is
cons.istent with .11 other 20ne districts that restrict use. Tne use permit
process is used to detenolne the suitability of a conditional us. for a
specific Site and to deteTll1ne potenthl ild'lerse effects on the envir~l'UIent
and surroundfng USes.
Contrary to the eXisting-use penolt process, which by nature of the required
findings is e.abling, the proposed use permit would b< more selective in Its
application. By design tnl. ",e permit process would not apply to the vast
aajority of properties i" the district whioh hav. easily accessible
storefronts. Limiting the applicability of the use permit to "nusual cases
will .void an erosion of the vitality of tho Downtown.
For this reason, staff recoonends the follOWing finding be added to the ",e
permit process for GF district prop!rt1es: -The location, access, or desi~n
Df t~e ground floor spice Df tne buiiding proposed tCt house the use, creates
exceptional or extraordinary cfrcumstances or conditions ippl1cable to the
property inyolved that do not apply generally to property in t~e soae
distr1ct.· By incorpor.tfng this finding into the use penmit process, it
becomes .are like the-vlriince process, where the burden is on the applicant
to demonstrate t~e exceptional, extraordinary circumstances distinguis.hing
tni. site fros others in the district.
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life of US. P ..... it
Staff recollnends that U'ie pf!rmits granted' to G.F zoned properties expire with
the demolition of the building inst~;d of applying to the property forever. is
is the ~ase with other use permits. In ~any cases, the design or location ~f
f: building will be cited :u the umJsllal circumstance for tne' bene-fa of
:;atlsfY1ng the addHicflal use pel"':llit find,ng. [f the building is demolished.
or substantially remodeled. the e~traordinary circumsta~ce is eliminated and
so should t~e conditlonal use. in tPlese cases, the ground flam'" space would
again be restrict~d to permitted Gf uses.
Additionally, DOliWntown. developers ~hou'd design new buildings to rnF!"et the
current Pedestrhn (?) and GF combining district reguhtions. Identificat..ior,
of opportunities fDr imposing the functian a~d usabiiity of a11 parts of the
Downtown are fort~com;n9 in the Urban Desi9n Plan and should inspire private
r!inye~tment. The intent of t~e use permit process ;s to provide relief to
~ers of b~ildings that ari net no~ designed for retail-related uses. The
construction of i new building affords Oowntown owners thE ability to
eliminate iny physical barriers to providir.g reilll-type services and for
1Mposing t~e orie"tation of their building in re1ation to the greater
Downtown, pursuant to Downtown Urban Design Guidelines. These guidelines are
planned for public re~iew and adoption this summer~
RE CO!!!1ENDA TI ON
Staff recomrr~nds that t~e Planning CGmmission retommend thit t~e City Council
adQpt th~ Negati~e Declaration and approve tne attached ordinanre.
Respectfully submitted,
JOSEPH M. COLONNA
Planner
Att&ch~nts: Ord;~a"ce
lo-CitiM Map
Enviro"~ntal Imp~ct Assessment
Exhibit A
NANCY MAODOX LYTLE
Zo~;ng Administrater
cc: Stephanie EH.ins, 3350 W. Bayshor. Road, P.l0 Alto, CA 94303
Gary Zei~~t, c/o Grubb and Ellis, 379 Lytton ~ve., Palo Alto, CA 94301
Dan Scruggs, 1654 The Alameda, San Jose, CA 95126 .
Rick Barry, 431 Florence Street, Suite 22~1 Falo Alto, C4 94301
PhylliS Munsey, P.O. Box 555, P,10 Alto, CA 94302
Bob St.lzer, 379 Lytton Avenu., p.le Alto, CA 94301
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ORDINANCE NO.
ORDINANCE OF THE ~GNCIL OF-THl!=.=-C=IT=¥ OF PALO ALTO
AKENOING TITLE 18 (ZONING) RELAl'III:; TO GROUND
FLOOR tiSES IN THE COe<ER'::IAL DOWNTOWN (CD) ZONE
DISTRICT
The Council of the City of Palo. Alto does ORDAIN as
~ON 1. Section 18.49.120 [Ground floor (GF)
regulations] of Ch3.pter lS. 49 (CD Commercial Downtown District
Regulations] of the Palo Alto Municipal Code is hereby deleted and
a new Section 18.49.120 [Ground floor (GF) regulations} is hereby
added, to read as follows:
SECTION 2, Chapter 18.50 is hereby added to Title .18
[Zoning] of the Palo Alto Municipal Code to r~ad as follows:
P':Q';!iJlIlf"i'~lf~ ',tiOiIo~::" ;'(1irC'l'Ii4l1'I'"llOli'fi>g' 'wia '!.Mll ~Jl'!~!.¥~i~~:~;~::~1l>ltl\J<l~~!:· . . .......... .... ..... ., M .•••• ,., ••••••••
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'{'!i}i,"""}lheatez"al
56} Travel, ag8nc;iee;
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~id~"f plannil)9' .alld· COlIIII1n1ty;enlriTomaent:fe>r a".xceptton
~n~·~1se· pendttedQX"condlt.ioniil1Wpenrltt:edqromu'l.fleor
il#io;:·~:ia.ll"'" a use pe:!:Ilitte4 in the applicable underlyiDIJ CD
dl~~:d.<1t;if:th" foll ovl.Jl.q Cond.itions are DIet: ...
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~ .. r".tt:l:i.tn~Q\:--.b.m~·~rJ.Ct.·._ ~1=i'IJ!>'l4:by<>!1:l':~"ls,.~l"'1~'(~) I>r'::'~~.;;, :,.:('l'be""'Cit:y:: .haU':~::.·t:ho!
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SEctION 3: Section 18.90.060 [Conditi"Jnal use pe.r:mit-
Findinqs and conditions] of the P410 Alto Municipal Code is hereby
amended to read as follows:
18 .. ,0,.0'0 Conditional u •• perait--:rirlltillg'1! be:! CCl1ditiona.
(a) The zonlnq administrator may qrant a conditional use permit in
accord with this title if t from the applice;tion or the facts
presented at the public hearing, he 9#::,:;:#~ finds:
(1) The proposed use, at the proposed location, viiI not
be detrimenta.l or injurious to property or impr-ove.ments in the
vicinity, and will not be detrimenta.l to the public health, sa~ety,
general welfare, or convenience.
(2) The p~opose~ use will be locatea and conducted in a
lIl~nner in accord with the Palo Alto comprehensive plan and the.
purposes of this title.
(b) Th~ zoning administrator may impose such reasonable
conditions or restrictions as he or she deems necessary to secure
the purpose of this title and to assure operation of the use in a
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aanner co_po.tible "itb existinq and potential uses on adjoining
pro~~i .. and in tbe qeneral vicinity.
sECTrON j. ~e council tindg tha~ this project will have
no significant environaental e!te~.
~s",E,"CT.&.,j;r ... Q .. HL:-... 5...... Tho! If ora: irullnC-e ahall be • t fecti,,-~
cOlDaneement. of the thirty-fil'"Bt day &:fte.r the date
adoption.
PASSED:
AYES,
N"ll5:
ABSTl!lrrrONS:
ATTEST: APPROVED:
City Clerk Kayor
APPROVED AS TO FORI!: City Manager
on
of
senior Asst. City Attorney Director of Planr.inq and
community Environment
the
itl;
SITE LOCATION
~ ~
GRAPHIC ATT~CHMENT
TO ST~:F REPORT
PROJECT:
D~H:
F,~E ND.
1° • 4UC' (pagl!' 2)
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EnvirGnme~ti1 Oocu~ents -City of Palo A1to
f,NVIRONMfNTAl ASSESS~fNT
Fraje.ct Oescr1pt,o!'o/Htloe: TelCt am.endment to th~ Ground Floor (!iF) ZorliTlS
Dtstlr"lct overlay to estab1isl1 condjtiorr~i \Jse:t,, ___ tJ~owed to occupy grppnd f1~or
space.;., pursujnt to the apprgval Dr a (ondltiQr1al Use Permit. The conditional
use permjt will ;nclude an additional findi~g related ~the uDiguen?ss of the
loq,tion Qr ccnf5911rltiOo of the cfoperh. C"" ttie d'esigr, 9f the existing
bulld ;:"19.
location/Address: ~p~o.~n~t&Q~wn~P~.ulRO~A~lwt&o~ ____________________________ ___
Spa nsori n9 Agency I All p 1 i can t: .. C.!.; t""L· .. oClf_P".ul"o'-A"l"t .. o'-_____________ _
Address and T.l.p~one of Applicant: ?SQ Hamilton Avenue. Palo Alto. CA 9430]
(415) 329-2441
Application for~ Zone Ordinance Text Amendment
Zoning at Project Location: "SF"-__ _ Fee Receipt No.: "'H,e<lA'--__
NOTICE OF DETERMINATION
Sased upon review of the project files? the ~nuel'sjgned me-mber of the Planning
Oepartment has concluded:
iii Negative Decl.r.tier,: The project has no significant environmental
iln?lC.t. N'O £1'I'Iironmer.tll Impact Re.port is requir~d. The reasor.~ for 1
Negat ; ve Oed aTilt i on are; "
1D-1he atta;ned project descrJ]1ion and analysjs. A recor~ of p,Qiect
action is available for re'liew at the Pa 1 0 Alto Pl~nning Depa~tmeQt,
lQcated on the 50th f1o~T Qf C.ity Hall. 250 Hami'tO!l "'venue, Pa'c j!.~
CA 94303.
r:1 The project may have i sigr.ificant enVironmental impict. An
En,ironment.1 Impacl Report ~il1 b. prepared.
Pho" i ng Oepartment Offi cia 1 : _. __ -\CL:~.,p~.!!&!~. ~(l~="p~.~. ===-_______ _
Planning Director: X~~~ Date: 'L1.?6~
The project nas been approved.
The project has been denied.
Date:
Date:
Ffle No.: 92-EIA-IZ
ElANOD 92-ElA-12
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Project Description
The City of Pilo Alto proposEs Zoning Ordinance text amendment~ to the Greund
Floor (GF) Zone District o\lerlay to ~stab1is!'i; Business or Trade Schools,
Cornmerchl Recreitiofl, Day I:are, financ.ial Services, except drive in servi::es,
Gener~l BlJ51~ess Servic.e, and "editll,· Professional and General BlJsiness Offices
is conditIonal uses, allowed to occupy ground fl{)or spaces, pursuant to the
~pproval cf 1 conditional use p~rmit. The conditional use permit would include,
in additfon to the current findings, an .ddftional finding which states: -That
cue to the locltion, acc~ss (lr design of the ground floer space, there are
exceptional or extraordinary circumstances or conditions appHta.ble to Ue
property invoh'ed that do not apply genera.lly tc} prc;perty in the same district.
This project would 11so !stablish i separate Zoning Ordinance Chapter for the GF
regulations, where currently the regulations ire contained within Chapter 18.49,
CO District R.gul.ti~ns. The addition.l use penr.it finding will be reflected in
I text ~dif1catlon to Chapter 18.90, Variances, Horoe Improvement Exceptio~s a~d
Conditional Use Permits. The proposed tt1!xt' a!r.endments wii1 not ~ave a.
sign; ficint adverse impact on the pnys.ital ent,·irop)rnel'1t.
Thh proJect will not result in a substantial alteration of the-present land uses
in Downtown PaTo Alto for the following reasons. first. t~ere are many e~amples
of eac~ of the proposed conditional uses throughout tne Downtown. Four ~f the
sh: proposed conditional uses are permitted uses in the ur:derTying: CO·C Z[ine
District, ITlowed in non-ground floor spaces. These uses ire also currently·
allowed to occupy up to 25 percent of tne ground fl.or area prOVided t.,.t the u.e
is ~ot fronting on I public street. Tne two remaining uses are conditlonallj
al1.owed in the CO-C Zone District, allowed if'! nO!l·g~otHtd floor spaces pUr5lJant
to the approval of. Conditional Use Permit. Allowing similar uses to occupy up
to 100 percent of the ground flo~r, only in exceptional cases, ~ill not cause a
perceptible change lr.: the-Downtown land use pattern.
Sec(:md, bee.use the proposed condition.al uses could only be established in
spechl or extraordinary casts, tke number of conditional use pencitSi granted to
properties within the GF Zone District is expected to be negligible. As C}pposed
to current~ lIlore ena~lln9 use pentllt findings, llse perm~ts for GF properties
wou1d only be 9ra~ted in a case where a pr~perty or building presented i problem
in supporting current perm1tted uses. This con.cept wo~id be inc~rporated into
an additional use permit finding. where a unique or unusual circumstance must be
proven in order to grant approval of I conditional use. Each use permit will be
subject to individual environmental review, ther-efore the potei1tial effects of
I ccnditiona.l use to surroLtnding neighborhoods a.nd busin.asses will be detel""mined.
Use permits are not expected to be granted to prominent, easi1y accesslble store
fronts .10ng University Avenue or otn!r predominantly retail area~.
Furthel"'l1Ore, tne proposed tu't ~ndments will Mt result in the a substantial
phYSical alteration of existing buildings. In fact, maintaining the existing
building design could be-cited as an unusual circumstance to satisfy the
additional use permit finding. All exterior building modifications and signs
will contfn.ue to t:.e subject to Architectural Rev;elli Beard approval. Since retail
Llses genera.t.e higher 1 evel s of traffiC and are currently permitted in the GF ~
establishing a.ny of the proposed conditinnal uses, which tend to generate lower
levels Qf traffic, ~il1 not adversely affect current levels of vehic~lar traffit
in 1Me Downtown. Additionally, becau.se IJses wit.hin the Downtown P,arking
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.&ssessaent District a"'-e assessed for pad:.ing at ;I blended rate of 1 space per 250
9r~ss square feet of usable floor araa, parking demand and existj~9 deficit~j if
any, will not lncreasa as a resuit of the proposed text amendmEnts.
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') Exhibit A
Definitions of Use Categories
lOB u.sUacss or l:riWSc cchooi· meaJ"'.s a
use, f;J:CCpl I coIlere or urrivemry. providing
educuioc D. 'I1'3lnin1 in bu.riness, cCtJ:l!nerc:e,
UmiUage, or _ similor.,;::M1)' or pum;i, and
001 omerwise defined as I bocJe occupation or
lXiv"", ~ 1Idlity.
-Comme:eiaI reereatiOD." means a use
pravidinl ~lIion, Imo.sement, exercise or
e;ateruinmenc services, including theaters.
bowlin&: laIlos. lriI1Wd parle ... WUng ~nu.
gymnasiums. exen:iIe Jtudio5 or faciliti~. fiD'1e$S =os. __ or IpIS, m>I1i1l am swdios.
__ instruI:noc, am_scm"".
openwl OIl • privarc or for-profit basis. bot
e::tcludiD.& uses defined IS OUIdoor recreation
servi<;cs deliD<d In pi""",*," (!07)
(107) "Outdoor __ 1CtVi"," m~ •
privarc!y owned or opemed use providing
facilities lor outdoor zec:r=atiCl'!2 activities.
~ ;aIf.leIUlis, swimmin&. riding. or otIl<r
oatdoor sport or rettc:atioD. operJted
preOOmjnamly In !be open. excep< for w:essory
or jnct1entaJ en::k:J6ed JUVia::s or fKilitics.
"Day CIl'e c:em.et'" means I at)' care
facility licensed by the: IU1e or county for
=cdicol doyIime """'" This '""" includes. bUl
is net limited ro. DW3ely JChoolt, prescIIooIs and
similar fa:iliDes.
DIy care bome.
(IV "Fomily 40, can: bom," mWlS I
home licensed by Ibo IUU 0' cowuy _ell
R:euwl,. provid« carc~ protection. and
supervisioo oftwoI .. or fi:_ dIildr<:n under the
.,. of eiiJlleen, in !be providet's own bome. for
periods or less !ban twca!y-/iJur boon per d.y.
while !be p""'" or suan!iaru are ..... y and
~!be tbllowing:
(i) -r..trae family day .,;an borne"
means I home which providC3 f.lmD y care to
seven lD twdv.: cluldRn. inclusive. L'lcludi.'1g
~dren under age ei,ihlccn "'00 reside at the
home. This tum includes. 'tNt is not limited to,
ll1Jncry schools:, .preschools. and similar
f>I:iliI:ies.
en) "Small family day =< horne"
~can5 I home which prtJ\ides (wily c!3y care to
.. oX or fewer children.. including cruldre.'l under
>go oiJh= who reside AI lit< ""m,. "l"1ili term
iDcJodes. bill is DC' Iimilcd :0, tnl!1el")' $cl:ooIs.
prtSdIools. am similJr facilities. .
(B) "Adult day,,,,,, bome" mWlS use or
• 4wclling unit or porn"" """""f. Ii=lsed by ,r.e
"""" or """"Y. ro< daytime an ml supcNision
or twelve or fewer persons. 'above lto..e age of
ei~ am ind\Ides lit< /iJIIowir~
(i) "Lorge .~ull day care hom."
mez.s I bome. wbicb provi~ day time care of
$eVCl to twel'Ve adults.
[uj "Smail adult day care home"
mc:;ms .a home: wh.ich provides ~y time c.a.re lC'l siT.
or fewer i!dwt5,
"Family day ~~ .. means 'USc: a[
a dwelling tmit or portion thereoflkmsed by tt-.e
~tate :or daytime ca..~ of up [0 t.:o persons.
mc!uc1L.'1g chil.drul tiL."'Ough age sUteen ..,,"itnirl the
fa..nily OCCtlpying sul;b dwc-lling ucil Th.is t:rc.
incluc!es nunery s.::hoo!s. presc;hoo!.s. and similar
facilitia. A family d.y can: bol%le for [he eldeny
~ DO< 1>0 = EC<!lSed. •
"Ge:ner.al busi."leSS 5ervlCC-'" III eans .I usc
engaged in sales, 5eMClng. insuJlation, ;L"'ld
repair services. or the perfollDoiU1Ce of activitics
aM services of the genera! !'.arutl: described in this
section. including printing. biueprinting an.rj
publisb..ing. commen;:iaJ bakeries. cn:ameries or
catering. cabLDeO'y and i'Jmi:tur'l! repair. bulk.
cleaning and lau.ndry services. (including a
servia: that provides cleaning or lauoory services
for cleming and laundry swions Oil olher si t.es).
lumber. plumbing, eloctric.al. sheet metal, aod
other cr..nstTUCtion a."ld building m aten &Is I and
tutcmobi1:: pans arx1 S'l..tpplies,
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.,. x hibit A Conti n ue'~
"Medical offic.e"' Gl«nS • b.Se providing
conq!l';tion diagnosis. therap=uk. ~ve:ttivt.
or corrutivc personal ~itmcn.t. Krviccs tly
doctor. demisa. OlOdial m:! _ labom<lri<3,
aDd _ prw:itionc .. of OlOdical ODd buling
uts for humlIns. Iic:eDJed lbr ""'" lD'Iice by !be
stm: of CJllfomia EId ioclwfulg serli;es re~
to me:lical raean:b, IHIizIi aDd analysiJ b<rt
e<eludini use of buardo", ~ In ex"", of
aDOWR!lO<$ """';mlln Title 17 of:his rMe.
"ProfCJSional om",," mWlS ,_
providing professional or OOIl$Ultini .. r<I= In
the fields of law. uehitecture.. des1g:c.
en~. ,cmantj"i. and _ vroies5ions.
fncb rdfn& mod".,.., pt(X%ua. 'aIina. and prowtype
developm."" bu. cxcllldini prodllct millll'
f.CIUli!lg or assembly aDd nclading US<: of
bazanloo.", =rials In = of !be allDwaDccs
~ In T:lI< 17 of ibis cede.
"0eDml business cl!j",,-m ..... , IIIC
princiFOllJ' providini teNi... Ie individuals.
1ians, or _. emfIies. inr!w!lnl baI_1imi1t4
to lUI eswc, insunrlce. I""II""Y _em,
titl< compmes. i.Irv=em. pezsonncl. ttlvd.
aDd IimiIar .. ",ices. and Includlnr business
omces of puhIio UIillti .. 0. oilier aaivi!les wbI:n
the Jer\'ke I'CI'IdcIed is &bat CUSCOIriJtil)' associ arrd
wilh ~ oI!i« sc:rviD:s.
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