HomeMy WebLinkAbout0232.095,
TO:
· -~.
.' -"
'1'<i"':;"f:'~~t: ',.C,::"C"'-', 4;tt).:<
City of Palo Alto
City Manager's Report
BONORABI,E CITY COUNCIL
FROM: CITY IrlANAGER DEPARTMENT: PlsDDml! ... d
Commllmty ElIvin:lameDt
AGENDA DATE: May 1, 1995 CMR:131:9S
SUBJECf: TRANSFER OF DEVELOPMENT RIGHTS PROGRAM:
BEOJIf,ST
COmp ...... asIv. ~. Amendmeat (Urb •• Desi&iI EI.m.at, P""ram liD)
""" ZoniDg OrdiJl ... ee Text euq. (Sec1ioDS 18.49.060 ... d 18.87) to
implom •• t 0 Tl'IUISf.~ or Developmellt R1gb III Program
This report InIIISmits a Comprehensive Plan Amendment and. for lim reading, 0 zoning
ordimmce leJ<1 change drafted by the City A1Iomey's ()ffice 1hat revlse 1he existing Transfer
of Developmenl Rights (IDR) Program. The revisions to the TOR program have been
JiltpOled in resp<iDse to CiIy Cooncil direction on December 12, 1994, that the lOR program
be streamlined to make it m<J<'e useable while leaving Ibe existing limits on development
projects in piau,
REQ)MMENDATIONS
Staff recommends that tl!e City Council:
I. Approve the atla<:bed negative dedardtioo;
2. Approve the attache<! resolution amending the Comprehensive Plan; mel
l. Approve the attached ordinance amending Section 18.49.060 mel adding
Sectioo I U 7 to 1he Zoning Ordinance.
POUCY IMfUCATIONS
In general, the proposed lOR program is COIlSistent with, and provides further suppo<I fur,
existing City poOCics to en<:ouroge bistoric preservation ond seismic safety as addressed in
1he Coolpreheosivc Plan Ud>an Design Element and Environmental Resources EIemenL
CMIl::232:9S
~ -.' '. ".'.
5
.~--.
Some of the cltanges being proposed 10 the "''II)' the lDR program is implemented have
policy implkations. They arc as foUows:
Rcyjew Pnxe;' -The decisioo-maldng body lOr deve\op<=1t projects in which floct area
boou3es I!I>d TORs "'" granted and/or used would be the ArchitecturaJ Review Board rather
than City Council, with ODe exception. The Planning Commission v.'ouId no longer be part
of the ""~ process. IS they DOW arc in the PWmed Community ,,ODC process, City
Council woold continue 10 be the decision mskcr lOr projects using more than 25 perterd
floor area bcnus OIl the historic site, and in cases when the ARB decision is appealed.
Certifisatioo and Trans'.,. ofQc;yelqHnmC Bgn! '5(5 -Instead of the current situation where
development bonuses lOr historic I!I>d scismk rebabilita!ioo arc recognized only through the
project appruval process (i.e~ ARB appruvallOr on-site use ofboous square lOotage and a
Planned Commllllity zone lOr IranSfer of square fooIage off site). the City will certify that
certain boous-related development rights have been granted, based on 1.'><: wmpletion of a
qualified building rehabilitation building project. Additionally, in cases where an of the
development rights have II()( been used on the site, !bose unused rights may be transfem:d
10 an eligJ'ble receiver site, or they may be sold 10 • third party lOr thl!! purpose.
Both S!:jsmic and }f>S!Prjc Rebabiljtatjop Required -Currently, !be owner of. building
designated both seismic category I, II or ill I!I>d historic category I or 2 can elect 10 do either
of these rebabili\3tions and take the boous without doing the 0l!Jer rebabilltatioo. This would
no longer be permitted II!Ider the """.sed lDR program.
Additional policy issues .... raised by rec:ommendalioos of the Historic Resources Board and
ARB Ia expand the scope oflbe lDR program in va.-ious ways. (See recommendations of
the HRB and ARB en pages 4 and S.' Each oCthese recommendations would expand the
program to include properties. or would potentiolJy cause impacts OIl prop<rtics, II()( included
in the advertised project descripIion nor anticipated in the environmental impaa assessment
for this project. Consequently, the City Atlomey bas advised !bat if Cooucil wants 10
~ider any of these recommendations. or any 0l!Jer possible expansions 10 the proposed
TOR program, they should direct stafflO reIUlIIl!la1atcr date with a proposal lOr an amended
TDR program after preparation of. revised cmironmental assessment
EXECl1TIYE SUMMARY
The project befOre the Council is a revision 10 !he existing Transfer olDevelopment Rights
Program. or lDR Program, which provides !bat boous floor area granted fur seismic or
historic rehabilitation of blstori<; bOIldings in the Do ... ntown may be tra..,.fcm:d \0 eligt'ble
nonhisIoric recciver sites in the DowntoWll.
Page20fl
\,
· . -"--.
•
·-~, ."-.~-.
The existing lDR Program is outlined in !he Urban De5ign Element of!he C<>mprehensive
Plan and consisis of two general provisioos: I) it 1",,,id .. that !he approval process f(ll'
making Ihcsc lra!!sfer.o is !he Planned Community zone process; and 2) it ,eu certain size
Iimi1s "" projects that '" reccivers of Irolsferml floor __ and e",,~ ~ projects fi'oot
sites withln 150 feet of m;idcntial JlIOP<>t)'.
Council's diR<:tioo to staff was to devekJp a more streamIined lDR program 10 malee illIl(tt
useable, while teeping!he exis!ing J'LVSI "'" 's project size Iimi1s and rcQI!iI'cd distance of 150
feet from residentiaIJy-zoned property. (See two flow diagrams included in !he attached
Boards and Comm1ssioos staff report, showing bow lDRs will be granted and ... 'C:d in Ihc:
new program.)
The proposed ",,-bed TOR program which is before you <flff<:nl !rom !he exls6ng lDR
program in four ways:
I) Approvall'rocess, The approval process for ttansferr.ng bonus floor area would
be reviewed by !he Archi!eclural Review Boanl insiead 0( !he Planned Community
ZODe process. However, prc.jeclS proposing 10 use I second 2S percelll floor area
bonus on 1be historic site would COII!inue 10 require City OJuncil approval.
2) Sale of TDRs and Record Keeplq Proc:ess, III !he rev'.sed TOR program,
Transferable Developmenl Righr3 may be sold 10 • lhird party for future use. A
process is established for !he City 10 tenify that certain standards have been met
and that floor area bomJses have beeIIgranted, used and/or are available tor sale to
a Ihird party; and this infunnation is recorded with !he Coun!y R««der.
3) Bod! RehabIJiIatiODs Required. If. building is designated both hisroric category
I « 2 and seismic c:atcgory 1, n, or m, !hen bo!l!. seismic and historic rehabilitation
most be completed in order Ie) quaJify for ei1her bonus.
4) Secretary of tile Interior's Standards Required to be Used. The Hlstoric
Resources Board. in their re<XJIIllIIeI!dtion to ARB or City Cooneil. woo.l,! assess
wbeI!ler!be prop:>sed project complies with !he Secrera;y of t!M: lr.l!:rjor's S1andanls
ix RcbabD#atjoo and Qujdeljrcs for RebahjljWinl Histcxjc. BuMpas '!be project
would be approved only if the ARB or the City Council finds that the eXlerioc of !be
project is is compllance with those Slallolards and Guidelines.
The His1o<ic Resources Board. the Architectural Re-.iew Board, and !he Pianning
CommissKln reviewed the proposed TDR program at their respective meetings 00 April
h&o lof1
'.
S,6 aDd 12, 1m. AI Ihree bodies recommeoded approwl 0( die TOR program aDd also
made additiooaI R<XKIIIIleIIdatioos as summarized below. (See anached swnmary minutes
0( die HRB ll.d verbatim minutes 0( die ARB aod P1arming Commission.)
SLII!IlC.U)' 0( HRB M<eting:
Phyllis Munsey spoke, recommeoding thai the IDR program be retroru:!ively applied 10
buildings thai have been hisIOricaJIy aDd sei.'lnically upgraded as part o(the CiIy's Seismic
Hazard IdeilIi1i<:aIio Program. Charles Keenan spoke, recommernfmg thai the Downtown
pn.1iec;t size limn of25.000 or 15,000 5q\IIIIe feel no( apply 10 zeceivcr sites.
The HRB made the following recommendations:
1. General support oruI approval 0( the proposed IDR Program;
2. Rdroftcfive TOR is appropriate, but sbou!d be done based OIl merit OIl • case
by"""," basis and no( across-the-ho3rd.
-3. Amend wording 10 reflect =t Downtown size limits.
Summmy 0( ARB Meeting:
Phynis Momsey spote regarding applying the IDR program retroactively. Charles K .... an
spob regarding the 25,000 or 15,000 square lOOt project size limn.., and also recommended
dropping !be requiremcnl thai receiver sites CIlIIIlOt be IocaIed within 15() feet of residenti&lly
lODed property.
I. Genera! approval and support for the proposed IDR program.
2. Allow re<:eivcr sites 10 be located within i 50 feet Of residentially zoned
property.
3. Drop the project size cap 0( 2.5,000 0< 15,000 square feet as it appIles 10
receiver sites.
4. Allow sites IocaIed wlthin !be CD district boundary 10 participate in the IDR
program, even if the sites are zcoed other than CD (such as Pf or PC).
CM1U3BS Pas< 4 of 1
, -
'. " _ '" "']
. .,.-.:,'
. :-.-. ''--:--''-~,',. -~ ... ,:
" ....
'" " .,. -.
S. Sites 1M! have already undergone bcth his1oric: and seismic rehabilltlllion, but
dieS DOC claim bonus Boor area Ii:>< which !hey would be eligible uruIcr tl-.e new
1DR program, rouId apply retroactively 10 participate in the 1DR program.
Summa<y ofPl.anning Commission Meeting:
Pbyllls Munsey spote regarding participating retroactively in the TDR program.
LeIIm were submitted from Charles Keenan addressing the project size caps and the
ISO feel separation from residential property. and from Tun &er addressing the
~ of 1M 1DR progIam to include seismic upgrades on nonhistoric buildiJ:gs.
Pl.a",ling Coo=issioo Action:
The motion was passed S-O. C<>mmlssionets Beecl-.am and Glazier 5bsent, to adept the
negative dc<:lara:ioo and opprovc the proposod lDR oolinance and Comprcbenslvc
PIlm Amendm<nt will> the "'!lowing conditioos:
J. 1 be prxess Ii:>< granting bonus fJoo< &rea shall include vesting t!>Ose rights as
of tbe time tbe building pernrlt is is,,--ued, iflhe applicant <:omp!eIes Ihe project
as opprovccL
2. ARB. in !heir n:view of projects at receiver sites, sbaII 001 have authority 10
.reduce the square fi>otage of the propooed builQl.lIg.
Slaffn:comme!lds approval of these two conditions of the Planning C<lIDmission, and
they have been incoIporaIed into tbe draft ordinance.
ffflCAL IMPAO
V.1We \he precise fiscal impacts "" the Cily canna( be detennined, it seems Iili:ely that they
would DOt be significant Some additional cos!s would be incurred by Ii:l<maIiring the
process of City =tificotion 1ha! developmeDI bonuses bave been granted and/or trans1i:ued,
since Ibis would require minor modificatioos 10 application Ii:l<ms and some additional rt'COOl
keeping. If the revised lDR program leads 10 a sutstantial increase in participation in the
seismic and historic lCbabilitatioo progratr' .... costs would be incum:d in processing ad<fitiooal
applicatiocs for HRB 8J!d ARB review. However, appropriate cost-recQvery feel; can be
cbarged 10 applicants 10 cover all of Ihese cos!s.
'.~.'
'".' ·
• _-.-~" .a
. "-/-,.
ENyIRONMf.NJ'AL ASSESSME!1f[
kit. Envlrorunetttal Impact Assessm..-m with a negative de<;laratioo of no significant
cn,iromr..<mW impact IllIS been prepared fo£ lIIis project and is attached to this repert.
STEPS FO!.I.9WJNG APPROVAl,
Afler lhe 11JR crdinance is approved, steps required 10 implement !be program include: I)
modification of existing forms and handouts used lOr processing developmenl projects; 2)
cIe\-elopllient by 1he Attorney's offiu of new forms lOr reconf1Dg 8IId lransmitting
inl<nnaIion al>out gnwting and transfetring property rlg!>ts; 3) &velopment of a handouIlOr
propelIy owners and the genera! public explaining the TDR program; 8IId 4) staff trainlng
in the new lDR process.
AlTACBMENTS
Board& 8IId Commissioos StAff Report, as amended 411215l5. without attachments.
En>iroomental Impact Asses",,,",! 9S-ElA·l
Rcso.'ution
OrdinBl1Ce
InIroduction to lhe ~ of1he Intrrigr'. StondmJs h RebalrJjtatjop and Guidelines for Bm np1jtatjn, Historic BuiJdjoiS
Comprehensive Pllm Urban Design Element, Programs 6a" B. 10. II
Comprehensive Plan EnvironmenlJll Resoom:s Element. Policy 14. Program 45
Map ofDowntOWD CD zone d"~
Urban Design Guide, 8wlding VQIumes diagram
Excerpl Historic: Resoorces Board Mmu:es of 415195
E.'<cerpI An:hitccbm!l Re>iew Board Minutes of 4I6I9S
Excerpl Planning Commis.ioo Minutes of 41121515
LeIler from Charles I. Keenan ill, Keenan LaOO Company, elated 4.16.'95
Letter from lames E. Baer, Premier Properties, dat.,'cl4l12J95
PREPARED BY: ¥ltginia Warheit, Senioc Planner
DEPARTMENT HEAD REVIEW: t;U!LrLeJ~dr -
KENNETIi R. SCHREIBER '/
Director ofP1anning and
Community Environment
CC: ~ RIMew Board
HisIerk P.Mew Board
P!aming Coolmkskln
~ofC<>mmer<:e
DownIOWl1 Marketing Committee
Twa-
C&arlcs Kea!an
Plly!!is Munsty
hf< 7 '>f1
, ,
TO:
ROM:
AGENDA
DATES:
SUBlEC1':
· '" . "
BOARDS A.."ID COMMISSION
I'lmwiiC C'«nmj";'"
BiIUIric ....."".,. l!aard
A.u:hl •• "ual Rmcw Boon!
vqiDia WotbciI. Senior I'IoIm<:r
IDstIoric JIaouroe Boonf
AiclziU:awal Rmcw Boon!
I'IIImi:II QwmujsMn
April s
-Apil6
April 12
STAFF REPORT
TRANSPEIt OF DEVELOPMENT RIGHTS PROGRAM: Comptclk:osi ..
Plan It. I .. (UrlIan Daip Flemrn« Program 60) and Zoui!Ig o..!inanot
Text CIwJce (S«tion 13.49,(60) ID imp_. Transfer at ~
JliPIs J'rncilIm
RIQlMMENPmON
S!aff JeCCiIIi>WOUIa ibI! die ,PIam!iJIi Coow;s.;oo. die HiiIOric ~ Boonf mI die
Ai t;e-ball Review Bead Ie!: •• ",'....M Ibal cay CoUDcil: 1) approve !he a::cxbed ahill $ ,
IIOpIive cIecIanIioa; 2) odopt die IlIIIChed Cooiptcbt:JaiYC Plan "",","'hem; and J)-o:ve
1be rc ... Tra:DIfeI' of DeveIopmcDt Ripts M'tIiIUIIIu Pi eg: Wi II 1 isl' is ;his ItDpUL
IACKGllOOND
Ai Iboir IIIOOIiDs: 011 December 12. 1994 die cay CouociI cIim:taI &Iaff to prepuo an 0I'dinaD<:c
aIIcIwiD& ....... 'am.: bomIICS for ~ and ICl5mic rdlabililatioos at historic category 1 mI
2 ,",,1cfqs in die CO cIiSIricI and oIIowiDg !bose bcnDses '" be 1mIOfemd I<> adler nonbistoric
bI>M"", in die ~_ (Ibis ordiDm:c .... "I'I'I"OVC'I by ~ 011 FdJruary 21. 1995.)
..... ~ __ • "' die Dccembcr 121DOC1i1>c ~ abo oIiIecIo>d &Iaff Ie develop fa< C"II)'
CoomciI review'. IIKIR: I!n"3">I"med TImIfer at DoveIopmonl RighIs (fOR) process.
Pmjec! Ilnqjprinp
Tbc pc oposed IeVised TOR prognm is _ from die existiDa TOR program in die foIIowins
wap:
" . '.
I
!
I) The ~ process fox ~micg development poteDIi&l from ac hisIoric ,ire 10 &
rec:oiver m.: would be ArcbiteccuraJ Review Bow (ARB) review insto&d of !be PIanDed
Coamnm;ry ._ process_ However, projects proposing 10 .... • secoad 25"
rebabi!itatiou l>oIms 011 !be hisIoric m.: woWd oomimle 10 require City Couue~ approval;
2) A process is esaabllslled for !be oily 10 =tify .thot floo£ In:.1 b<muses Ilo,," been ~
wlfoiased, iDcIuc!ing =<>nIiDjl 1bo infonnotion 1lIi!Il1bo CounIy R<cordcr.1Dd bmIus
deveIopmem rights may be sold '" weD as tnnsfened;
3) If. buiIdiI!g is design'''''' boll! historic 0I/.eg"'Y I or 2 IJId .!cismic c&l"'Y I, n. or m,
both ocismk I!Id bistoric rehabiliIalion IDIl5I be eompkUd in order to quality for eilbor
boom; IDIl
4) AI part of IIIoir project opecific """","""",,,rims 10 ARB or City cOWICa. the HlsIIri:
Raouroes Boord (HRB) ....wd ...... wbeIbcr 11>0 pr oposed project compIleo WI! the
Ss:mWY of the J'lW'kY~' SbJl4tw ql Btibehj1itatjoD and GpidcJirs; for RctwhDjqdng
fflS!!>ri!; 1IyM'Pf' ·Tho project coW<! be opprovee! oo!y if the ARB or Ibe City Council
makes fiDI5nes IboIIbe ex:erior of Ibe project is in compIiaDcc 1lIi!Il those 'Standm!s m:!
Gnitkfun·.
POUO' IMPLICATIONS
III general, the proposed reviskms 10 !be TOR program ... consisl::m 1lIi!Il and provide J'unber
support for existl!Jg city policies 10 encourage historic prcsen...oon and seismic safety as
addressed in !be C<Imprehensm Pl.m Urb ... Design Elem!:Dl and Esvlromnental Resoon:es
Elemem. (See atIlIObed Urban Desigu Elem!:Dl, Policy 2. Programs 60, 8, lOb. 10e. IJId II.
IDd ~ !t=Jun:eI EIemoD!. Polley H. Prognm 4S). Couueil', c!lreetion 10 suff
..... 10 develop • I!IOre lISable TOR program in order 10 encourqe historic: I!Id se_
ldlabilita!ion of significant historic buildings. ",bile ncping in place location and size _tions
CD IeCciver sites 10 proIeeI againsI possible ",gathIe impacts of larJe deveIopmems. Some of
the eIw!ges being propooed 10 the way the TOR progilIID is implemented hav. policy
implications. They are as foliows:
Review I!!!lf£t!! -The decisioo-makinj: body fOr ;k •• 1opmcnI pro~ in 1lIhkh iIoo< &rea
bonuses IDd TDRs an: gruml wlfO!' used would be the ARB nlIJer !hal> City Council_ The
P'.mming CommissiOII would II<} longer be part of the review process. as they new on: in the
PIanDed CooummiJy zooe process. City CotmciI .... ould eontinue 10 be the decision maker fo<
projects using mono !hal> 25" floor aru bonus 00 tile historic .ire. aDd in cases wiles Ibe ARB
decision is appealed.
4-5-95
Am.-.nded 4-12-95
Page 2
I •
"."
""',.,.
Crrtffir'tlnn mS Ir!pffcr of *Y':k'I'mn! bm"n -1Dstcad of the development boou5CI for
bisIoric I11III IeimUc mabilhmioQ beiDa recoenize4 only 1IIrough lho projecl approval J'I"'=I.
Ibo dry will oertiI) !bat ccrtIln cle\le1cpmonl risIJIs ba"" boon .,.-. based OIl 1!le opproval 0(
I 'l""ljfied bai!di:nS nIbaI>iIlWioo. b cues _ aD 0( Ibo <lcvelopmelll rigIns bavc D(J( .beoa
IIIOd 0Il1bo tile. _1DIIJIOd risIJIs ..... , be oold or ..... iIe nDSferred for .... 0<1 all eligible
tile.
H s'snis ,00 bistorir mb'!rfHt"im 'Wlm -CUrready. tk OWDCr or I bui1dina cbignated
bod! ociImic CIIZiO'Y I. Dorm I11III IIisIoric CIIqCC)' I '" 1 CIII ok<! 10 "" .-0( -
~ 1111111Ike Ibo boIIlS ~ doinIlbo DIller rebalriIiWion. 'Ibis,.ooId DO Ioaeer
be penIIiII<d .-Ibo m!sed TOR .,..,.,......
NsgDiS'ON
fDIiIlBilllll:!
TIle InIIOfu « devolq>mm risbIs ItIIdor ccnaiII ooudiIioas is presemIy provided far by
Cowpo:llead\'l: Plan UdIan. Deoip Ekmaa, Protnm 60. 1IIlIicll illo.... Ibo Iml<fer 0(
<IeYelopmc:m riSID (l'DR) fiom HiIIoric CaIqory I oc D l>rtldinp ill Ibo Dowurowa 10 DIller
DODbiIIorIc buM' ..... iIllbo DuwtdD_ IUbjeclIO CClUiD IimD 0Il1bo sizI: 0( Ibo project I11III
1Il1o IIDOIIIIII «floor II!'eI aIIoftd 10 be Ii....:-.. u:d. (Sec IIDChocI ..,.,. map «1:IOVm!OW1l CD
IOOC cIisaIa.) Tbe proc:aa 1IIrough 1IIlIicll1bo devo1cpmonl risIJIs are InDSfcmd is Ibo PIamJo<I
O. hi • I.) ZOIIt process. This.,..,.,..... bas ""'" _ 1IIOd. aIIboDgIL • aimiIar monsoction
OCCJ!lled as port 0( Ibo PIamood 0."" ""ily ..,.., process far 529 Brym Street, in whitJo
cle>eq me .. .,.-I 0<1 dIo caIegOr)' 3 Ioiomric oiIz at lSI UDivcniIy A .......... given up as
port 0( die public: beDdit far die project at S29 IIlyIIIt SUoct. .
Tbo ZDIlinB orcIiDaIit:c provides ..... floor area _ 10 be """"" ..... 1IisIoric ~ 0(
!>iJtcrIc coq.;ry 1 I11III 2 bWIdings I11III ...... qualified oeismiI: rehabiIiIaOOa 0( seismic <:aIq<lI')'
I. II or m buiIdiDp" (See atIICbod Code SecIioII 18.49.060.) Tbo putpOSO 0( Ibo TOR
pib'isioo ill Ibo CouipJebwsivc P!m ,.... to prococ:t die iDIepity 0( IIisIoric hljlc!'",p by
.nc..q bonls floor area gta!Cd fur preoervaIioD 'IIIOd: to be mooed from die 1IisIoric buDdm&
10 .-IXl!lhisIoric WiIdina. '!bote ba"" boon only four orpproved IJIIlIkations fur floor area
bomIo far oeismiI: n:babiliIation I11III DOlle ..... floor IrQ _ fur 1IisIoric preserv~
UnIiI RCeDIIy. ___ ftR DO( Cllllallatioe fer ""Mings tIw bad both historic I11III
seismic ""iI''''"''''-_. at _ Dec:ember 11. 199411*1iDg. die City Cowx:iI cfuecled
IIiIff 10 pR!pCe an ~ .nc..q _ seiimIc anllloiomric _ 10 be C\ImIllaIive. I11III
at .... ""eqven( ..-me 011 February 11. 1995 CoImcil opprooed sud! an -..z. This
on!imD<c alB<> providos lballbo ."nml,"", __ CIDIICt be 1ISOd OIl Ibo hisrDrk oiIz _
City CoImcil approves die project aM snakeI CClUiD fiDdings Chat 1Il1o bisIoric ~« .
Ibo buiIdiDg is DO( c:ompromised.
4-5-95
Pas. 3
". '" , . . ,
. ,
, .
AI: tbmr IJIomnI>er 12, 1m meedn&. CouD::iI also dlr<aod ... If to l'!epOf< • ~ViSe<I TOR
JI'OI'"'" 1!IaI would stteomIlne and coc!iI)' Il>c approvaJ proc:en for usU:g TORs. thus
eo;:ou:agiDa particip&tioD III !lie hisIoric and oelm!ic IOhabilica6ou prosrams. II was also
CouDciI'. dbecdoa 1!IaI cbe limitaIioas in !lie cxistins TOR l""i""" with regan! k> .iu of
proj<ds OD m:cIvor siII:s ODd Ibei: proxlmily 10 ~ ,ita sbould be retaiD:c! in !lie revisec!
TDR program.
19'" apd AQIlysii
This '..,..;0" finI des<:ribcs cbe l'C\ioed TOR program beiDg jHcposed. specifically !>ow floor area
bODweI would be cransed and bow Iboy would be used. "!heR 4iscusseo four poims .,., whicA
IIUs program cIiffen iicm cbe cxistins TOR prosnm.
u ..... IIoaas J1oo< Area Would be Gnmed 1II111e Rerioed TDR I'rc>InuD
The process by whi<:I! floor area boauses and TOR would be panred is diagiannned on !lie
foIlowinB poge.
fJjW1e BIIMmp. Bu.ildingI that are desigDated historic wegOl, J and 2 and arc located in
dlO Dowmown CD ZOllO districI may be ~ a floor ...... boIms for bistoci<: rehabillWion.
Tho floor ..... boDus may be used 00 cbe silo. uans:omd from cbe hisIoric 'sender' silo 10 a
nonbisIoric ............ silo ill cbe CD cIUttict. or solei 10 alhird party for !hal p:upose.
If III hisIoric atcgory I or l balIdiDg is also &=s;gna/ccI seismic ca/l:gOl)" I. Dorm. it may be
~ III oddltioIJal floor ""'" _ for seisWc _ill!3lion, wblcII also may be used OIl cbe
site, _ 10.-eligible me or sold to.1hird party. Rowe=. _ floor area in
cxooss or 25" of !lie cxistins balIdiDg may not be used OIl !bo sill: eX<Cp( by approval or !lie
CII)' Council, _1p<ciaJ IiDdinp [see description or this process below UDder Apprgtjon and
mrjew 'Y2'T1-fgr flcxzr ma hmWC;Sn.
The following 14 siII:s _ in !lie CD districI are designaIed historic ca/l:ga<y lor 2. but do
not 1Ia ... I oelm!ic desIgnatioo.:
799 Alma
536 Emerson
625-631 Emerson
325-345 ForettI664 Gilman
200 Homer
206-210 Homer
533-539 R.amona
521-530 R.amona
'. ;-<:;:·~c:"'T"
. :~~·, ..• ·.~_~.t~< ..
·f ~,~_" . -~.
5;8.542 Ramona
62&-630 lWnooa
668 Romona
125 Unlvcnl!y
436-452 Uni'lersily
SHI WI'=1e)"
. .. ~.
1 .
4-5-95
Page C
Revil!!Jed TPR PrQaratn
How &onuses would l7e Granted
(:r"ibta flujldjnes
eutIdi"1lo 4Mi9~ ~'.oric ~ 1 01" 2
&Jf1.
~"'CDZDne~
t
Aj>p!I<:a~ flioe I~ for 1«6-~ Nl6""""",'M for
urtlliution tJf Floor Nu )onU6C") for HietorIc ,..!Wil1Ut/On
f""joa -r
• ...
~ II"~ In<:Iu4o I I
&o!Moic~ y--'" _ w!t!l Co.:Io
$octioI\ 16.042
1 I«D nu;tee rBCOrT1rnen4atioD to MB wftn III1"Hmertt of
J""'.i"Ct compCio"'" -Ute 5ecrotoII;< of Ute ~o
~.DiI.t Ilki ~1~fI I ,
I AR/}.PI'""" J"":i<c< Mth ~ 1
I
Y .. No ~ 1e '""""""" .M
o... __ Aru __ Z;,,,, __ ,
I I
IPf""""ClIoy Ute CK:y CouPlCll ~ _"1I6ln Cok -
16.49.D60
~"!!I """'it IeelJed 1 • I Projoa comp!ete4 I •• Pf""""CI I • ~ loy CIty of Hiotori<; (& 5<>16mlc) roi'.otillt.ticm _ ...
4e»e1"l""om ri!!hto ,
-
Certifiod Ioonus devoloj>mont ri!!1tU U5<.4 on oIte. .M ~ ..... ioy-
.....t ri!!hU Ioonu. /l()OI"...... (TDR) if ~ppr"",,,,". oro r-.cor&.4
_ Ute Coumy ~ .... rId COfli'd to City for J"'Oject fil •.
--
-.
·' ,
. :-
'Ibe foIIowiDI-buildiog, _ cu:reDIly designa!<d bach historic calelory 1 or 2 and seismic
~l,DD<m:
401flor=
456 Uoivcmty
4SO University
661 BryonI
520 RamoDa
201Hamiltoll
529 AJma
525 AJma
232 Homer
~ two of IIIae bIIiI<IiIIp (401 FIor= IDd 520. RunoDa) Iil't*!y bay. undezJODO
~ ~iliWion IDd ICismk rehIbi\iIa!ioo 10 !be SWJdan! of !be CiIy" Seismic HIUId
l<"'"jfi<:a,joa Prorrom. In oMttion. !be FAll. boous provisions do DOl apply III 480 Ulliversity
becmse it oxcceds!be 3.0 FAR. Do'l'lllllWD size Iimit.ItId die)' baoc ~ Ilmltod opplicali<m for
201 HImilIoII. bec:oDsc iI is _ !be 3.0 FAll. limit.
F!gor ...... """1$. UDder 1bo exisImg ordinaIr:c IS .... n as 1bo proposed prosmn. !be IIIlOIIIIl
cl floor area _ ilia! eM be p2D!<d for hisIoric rcbabiJitaDcll of. historic caltgOr)' I or 2
buikIiIls is 2 ,SOD square f=t D< 25S pcroelII of !be exi<ting building. 'II!licbe~ is ~. This
bonus does DOl _ """ani cbe FAR. 0( :be building 1tId, _e><:. is free 0( • pad::iIlr
Rquiremcu. 'Ibe _ of bomlS floor _ ilia! CIIII be gI3IlIed 10 • site is subject 10 !be
foIIo'IIiDg 5mitati00s; J) all square foo!agc is cOUllled for1""J'OSOS of !be 350.000 square ~
limit on deveIopmeIlI in !be DownIO'II1> (C<>dc Section 18.49.030); 2) III iIldmdnJj oite is subject
10 1!le DovmIowD projea size limit of 25,000 ~ f=t or lS,OOO square f=t abov. Ibe
exisllD& devc1opmeut. y,ili<bevcr is greater (Code Section 18.49.040 Ca)}; 3). buildIng cannot
eXj>llld bcycmd FAll. of 3.0 10 J in Ibe CD-C Subclistri<:: ItId • FAR 0( 2.0 to J in the CD-S m!
CD-N iIIbdistri::to.
Bui1dings dial _ desigrloled boIh bistaric earerory 1 or 2 m! ~ismic earerory J, norm may
be gr~ an additional boous fo< selm!ic rcbabilita600. The IIIlOIIIIl 0( !be seismic boJllls is
!be same IS the hisIori:: bonus ItId subject 10 !be same 1imita6oos. A building _ • dual
c!esignatinn must compie'" bach III histaric rehabilitatioo and • seismic "'babilitatioo in artier
\0 be e1igibl. for either bonus. For aD)' fIlllallBr site. each of these bonuses may be oppllcd
f<x~ 00<%.
'Ibe historic praervation lDIlIor seismk rehabilitation for 'IIbi<:h Ibe bomIs(es) ite gT311!Cd must
be complcled afte:!be etre.:ti .. date «this ordlnaD<:e.
pwnw of lramfmbJe Drn;hmme1 Rights ([OR). If some or an of the bonus floor &rea
gra!lI<d 10 • historic carerOf)' J fX 2 building is DOt developed OIl Ill< sit.:. Ihe _
dcvelopmenl pccential may be Ir.UlSfemd 10 anochcr eligible site or sold to I thin! party 10 use
for !his pwpose.
4·s-!)S
Page S
\ . ,
'-'.
•
".\ .:
I,;
.'
/ .. . ,',-<
.
"
, .
'~
', .. ,:
" ,:.,,' .
i I
~
?~ ",:,'il
!!:~I' li~~l!li ,.rlf!ll Ii :lliJJil:f; ~iiit~ . 1t!!~IJLJ a~rtS!.~! ,. I· h!lll~nl I·atn:i
~t~ I~n CiSi ~Iillii RI : (3 W•s Jr , tl~~~~ ~j.: lfR ;!:.~ . ~~~~II:i . J IIIJ;81[t J~il& fti'~ ~·~·I· U'~l ~i It~l It S'R' t"I' lilt lit!., J~~ 1:1. :I:!l H!:i i~! ilk1ih :ti~! il~ ~ r~l S~ ~ I 'I§ 'l !~ltl I~~ I~~i ~" -~ a ~ ~~ I" .Il r. ~ ~1 g ~
--IB&-n l~a~ § ~ i~ ~ .j ~·s "~f', ~ >I p.: "!'B' 'nO\; ~ f~. 19.:J :&g.~I·ItI.f ~i!~'~ g il~-ii ~
! ~~Sl.i IU~j" B·II · ilrlfil' ..
" ~.t\,.~ -j! ~]la~sl ~s ~ lJ1i§i' ~"!"o'fl ;'1 Sl.1t !a:I IIp.ll'. ·~I·1t It.'h. ~t §.J .l[
II' Itl Itt I fJu·a =~ J ft I JSl.Cla flit Sl.l~R'~. J~ I:! ·~~·Js k~~r~:. ·i~·· J!~n·: ;il:i'i
IIii' l~ Bh§ 1f1fB~g.~··d·ii' ·11t!~~SI. ~·~hi
,., \ "i'~~:t\' };:"',:~:: '0 '·,~f;~j;;~;'~'j~~,;~~};·'~:!;EY.Z;;:?~~:~~~SiS,:~~~~~~~
'_-~," ,I, ::::' ' l'
"I> "
, ..
I) ~. " ,
'--;', ,'"',-" '
.", ., .' . .. ' '
..
,
y
;':: .. '
r' ,
""
I ~ '-, "..-
'-" :. . , '--'," .\
}M ,',\; .. k/,' j
,<, ;,' -" " <' •
;",' )
~~~ .::~'~ -.
MItt all .,uct !Jas beeII c<lIIlpleted IS 1jIplOVCd. !he city certifIeS a.at !he IPP!ic.anlJw I rigllt
10 boGus floor area ....., on II>: rn... &DdIOf transfemtblc _ floor IlCI (TDR). This rigbl
to aD increa3e in allowed ~ lDdIor n--oDSferablc clcvelopmenl potcn:ia! is reco."1led with
II>: CocmIy 1tocorcIcz. and I copy becor:Da pan of tbc project file.
Bow TrusferabIe ..,.,... Area __ Would be Used ID the Revised TDR PI OIl"am
The proccs$ k 1lsiDg IDR is diIgrImmed 011 !be folIawiz!a pap.
Aller it bs beeII cenificcI by tbc City. I TDR may be bcId by Ibc OWDCt for fu!lIre usc,
lrIDSIbial to aD e!igit;1e ~ lim, 01" IOld 10 I IhinI pony k EbalI'II'JXl'C. If!be TOR is
1OId, Ibc buyer iiI\l!I reconI willi II>: CocmIy Recorda-0111 form approved by !be City AIil>rncy
IIIe InDSf<:r of IIIe IDR rrom II>: oeuder rn.. and pnMcIc IIIe City with I copy k IIIe project
file.
sm eli. !Q tmiYe IDB. Siles w!IicII meet III of !be foIIowirJB cri:£ria ore eligible 10
r=M traDsfened clevek¥n"m rigII!s: I) Ioca!!<I ill tbc CD """"; 2) DOt bisIMc; 3) I<>c:....s
11_150 feet frnm ",_molly zoae4 propeny.
III additiOD, IDR projec:Is mDSI comply with IIIe foIJowinS size Iimlts: 1) I mnillmm additional
floor IlCI ndo of .S to I above will! would 0CllerwUe be pcnniItod for Ibc rn..; 2)
!!OlhesYtmri.t projects are limited 10 23,000 squ.aR feet or 15,').)0 square feet above existing.
_ ... is pemr; 3) Ibcsc projec:ls II'" COWlied 1DWanI tbc Dc"""" ..... clcvelopmcnl funiI of
350,000 sqtwe feet; and 4) projects caIlDOC ex.cced 3.0 FAR in !be CD-C zone cIistrict. Of 2.0
FAR iii !lie CO-S and CO-N zone IIistrict.
AnrPrnkm apd BmW PT9"rM for psi;w TDR It • rca;eiyer &jtF AD application is filed for
ARB review of IIIe proposed projec;t. A prellmiDar)l ARB rovio", may be RqUiIod.
The ARB rpplicllioo ImISI be 1'WOIpIIIie4 l>y vcrificotioa a.at tbe applicant owns !he lDR, oc
• sipIed' mjenlejit from IIIe .,..".. of IIIe TDR .crifying Iba! Ibc specified IIDOUllI of floor ami
is 1\'IilabIc for dlis project.
The pn>ject is reviewed by tbc ARB. If j( is opprovcd, !be ImIsfer cf!be TDR frnm the _
oilc 10 tbc receiver sn.. is recorcIcd with tbc C<lOilly RccorcIci. with I copy se!ll1O !be City for
IIIe project tiles. After dlis ttaDsfor is c<lIIlplcSc. IIIe Building Penni! may be issued.
4--5-95
Page 1
-" ,
'. -".""
-: ,", "
Revised Tpg Program
How Tran5ferral:>Ie RI,,~& (TDR) would I:>e Used
.... -
•
l tDcaUcI '" CI) z.._ ~
2. Hot~
S. No port<>to ~ tlIo .,.. too:.tc4 0iIthl. 150ft.
~ ..,.,..,
IIrqJeGS ... 'm1te'
l ~.."...WntiOnOI ftoor ..... ~ ~ .5 to' • __ ""''''''_ "*"" ~ fc< tile .,..
2. 5<lbjGot '" ~1>10 ~ prc>JoCS oiU im!to;
.. 350~ft """"'-1m'< •. Nc<!-_~ -..w co 25.00' •• ." or 15.LlOOo'\.ft
1bcNo~ __ .. _ .
. .. :5.0 FM '" CD<; 2.0 fAA .. W-S .-4 etrN
a..
",",."I/!' .""~ M.J4e';"ned ~ from the cwrr« of TPR
tNrt tlIo opooifie4 .""",PIt of &or ..... i5 ........ 1>10 ft.r the
TPR both from ~. """""" _M to the rea_
p~ 1'OC()rJjod wit!> the Cou~ ~ .... M
copied to the CIt,' to< I'ro~ FiI<
DUf..-:es JIeCwoieR the Propoocd TOR Pro;ram aD4 the EDstinI Provam
Tho ,,"'posed TOR procram diff<n from Ibo existing prosram in Ibo feUowing four ways:
I. Ar:Jti!rr'nRI !lc!jew !!?en! Approytl. Under the ptoposc.d 'l'DR program. oaIy ARB
review aDd ippI'O\'Il wDDld be ~ for I project on • IlODhisIori<: =eivcr site using
~ r;pts (i'DlQ lI'ODSferrc4 from • catopy lor 2 historic building. Under
Ibo ~ TDR propom. sucII a transfer nquiIes opproval dlrougil !be Planned
Cc«mm'My ..... process (oee IIDCl>od Progrom 6a 01 !be Ud>a.o Design Elemeot 01 !be
Ccwpachawi.. PWQ. 'Ibis process nquiIes • pn:1i.milwy review by !be Plaaning
Cnmmjssjon, review by die ARB. IbeII I fiDaI review by Ibo l'Ialmini Cnmmi«ioo, IIld
review IIld opprovaI by die CiIy CouDciI.
l!ccmse aldie fi2le aDd Jocatioa RStrictiom 00 cJigible r=h..,. sites. describec! above,
projoc:U usmc 1lla 011 reccm:r sites wouJd DOl be ~ 10 8-impacts beyood
_ d 0Ib0r projeoIs in die Dowmown, 1Ild. 1I!orefort. 'IIOUId DO( c.a/I for more
CXICIISM review !ban 1hI: provided by die AIdlit.:ctIIraI Review Board. 'Ibis oimplified
",view process could be CJqlCdOd ID _ llUtoric &lid sei=ic ",habilitation by
~!be .... ol1llR.
Thr cunenl TDR program does not provide I nwban;sm for Cily cettificatioo chat
deveJopmcnI risf!t.s ha .. been v.ilhdraWII from or gru>l<:ll1O • particular slle, eX£<PI1!!e
approv2I allbe project at 1be reccm:r site IhrougIt !be Planned Community zone ptoeess ..
10 1be plOpused 1llR prognm. !be floo< .... boIIIlses that on: granted for historic: IIld
seismic n:baoilitation on: treated as I commodity that C8!I be used on sit<. _ 10
"" eligible mzj""" sit< or solei ID • thin! pony for that purpose. In orcIer 10 provide
cenaiD:y for ...... ol1be _. IIld for ~ buyers IIld sellers ol TDR IIld sites that
have bees involved in 1be 1lla program, and 10 mimi. lICOlI'I.te tHy ltCOI4s d
~ projecis, !be process aI pamiDg IIld asing 1bese bonus dcvelopmem rights
.-ID be formaIlmI. (See discusOOn above and 1be ocoompanying diagrams for
dcs<ripdon al1be proposed TOR program.)
Tho process being ptoposc.d .... ~ SWlC!ards for !be graDIing aI ""'"" floor area.
and provides chat !be _ an: grulIc4 oaIy Ifier die approved hisIO..-iI: or seismic
rehabilitation.has been complelc4. h requir<s chat developmelll rights that are graruc4
by 1be Cily be =ordc4 with !be eoum, RecorcIer, 1Io'itIt copies 10 !be Cily for project
files. 'Ibis applies boll! so _ dc.elopmenl righ!s that .... used on I!!e .1Ie and !hose
Ibat .... lrulSfetablc: (IDR). IIld aI.!o so transacti<>n< in .. hicII !DR are 1rmSferrc4 or
sold.
4->95
Page 8
.. ~-.. :-~" .--,
--...-"
~-
".-,'
.' ,.
3. M Sehmis IID4 lfwmiF Pr'l'M;rarigg Begpired
'!be cmm>! 0<dinaDcc pruyisiou for hisIoric and seismic rehabilitation bonuses permits
bcaIIor:s 11) be pIIIeII far oeiJmic and bis:.orit rehabilitations <Iono -. c_ ol ad!
adler on buildiIip dial m 60<1 ....... bodlll!staric ca28<xy 1 or 2 and seismic caiOJOI)'
I, U or m. (See Cod< Sect. 18.49.060 .-bod.) '!be propooed TOR I"""aDIll .. 0IIId
nqIlire thai ill onIcr far bnM"'i" _ I!uaI deripaIIoos 10 be cIlgible for tither boaus,
I><lCh !lie hiImri: m4 ..,.;m;jc Rbal>ilitaIioas wOIIId ha"" 10 be cmriod our If Iho ..",.
lime.
Is onIcr 10 pnMcIe • cwsiwtt IIIiIdanI on whicII 10 bile 1110 JlBl'Iini ol boaus
dm:Iopmoal riPb for IUIIOri: rc:IIoIri!iImoD and 10 cIarif) Iho HRB'. role in !be ,.,.;."..
ptOCaI, Iho KRB woaId ....... l1li .... MIl ol ccmpliaDcc willi Ibe Seq_ y ol!be
IJ!Mb:.' Smdv4 gf Rde1rliznkm mI Qniddw fqr !cf1IhiIhptjpg K'IU'iG D'¥rrm;,
IS pm! ol Ibeir ............ odmoa 10 AlIB. Project reviow by HIUI and lilt ol !be
• $g:gJenk mI '1vkkfvn.-for biIacrk rebabilitatioD are DOC • c:haDp from 1be exlstq:
TOR propm. ,;..., oil bmW"". ~ to. !be TOR Jl1'OP'IDi. .... desf&Dmd hisI<lri:
c:IfI>IOI)' lorn and dmI nqIlire HIUI ,.,.;.".., and !bo Cily CoonoiI has !Idop!od !be
"S!m!mk m:! Ggjdrijm<" for II!staric rehabiIitaIioo to. Ibe reviow olhisloric buildiDp.
Is !be piopooed TDR J)IOBmIl. Ibe Ietm II!staric ~ io used, _ 1lioii
~ restora1iQb. or ~ suclt 1amS. III 1hr; Seqmry of Jhe: ImW·'
S'?iI"i'c!te pf BebWJjqdm and OnWef"Y'§ for ItcbaMiWins Htsnris "ni'dina Ibc &enD
nIoaI: ilit4ItioII is cIefiaod IS "a.. process ol reIIItIIiag • p!<)pCtty 10 • _ ol utiIiIy •
. IIImusfI npoir or aIIorIlioa. ..m.:Io ........ possible In tfticioDl «J' i _, lISe 'I1I!iIc
JftItt\'iIIIIbooc parIiOGs aDd feaIIIles ola.. proper<)' whicII_ C;gnifirW 10 lis bisIoric,
udme:1Unll IDIf c:tdt:m'al ftlDa-~
1'bc -StaJWNc md Qniddjrn-for bistoric J'Cbabilitation is ODe put or. c:ompk:t.e XI
ol SWlI:IanIs. aDe4 The SeCTI!I41'j tJf !nwior', SttwIim1s for HUtoriI: ~(Jft
1'ro..~, II>a! iDc1u4cs separaIe _ for stabDizatioa, ~ and OIlIer
UAII nt8 ~ historic bu.ildil1p:. The "Sp""W .111 Qugf"l'i· for hiscori;
IdIabiIiIat!o.D ...,. !p""ifnlly ~Ioped by Iho Deponmeu ol Ii1!mor 10 IddRss ""'"
1IDIIcnab:a OIlhiAoric buildiDp ill COUIL"'I"JWY _, Ibe _ ~ trcalmeDI foe
IUsIorio bmW""., 'Iboy 1ft a.. _ dial .... ....., 10 cIcramino if I n:bo1rilitatioo
caD be ecnified for Fed<nl WI JIIIIP05OS. and tb:y .... !be _ lDClOIlIOdel)' adop!Aod
to. lISe by hiAoric cIisIrioIs and cily ,o.....mo, bOOies acrots 1110 COUDIIy I<> reviow WIldt
IIDiSoJW:a OIl hiAoric ",rW"".. (Sec atlllCbod IDtrocIuc:Oon frotn The Secrswy ol!be
'P"7iY., $tm"nJc or BdVihQiwjqp IPd Gaidclira for BwNJiWfiw HiSW
Ru¥tpp.)
r,mmn=· .... wro
--~ .
'.
"
I I
f
." .. -:..' --,-
:> .~-. -
.. ,
Publk Pmi£iperinn .
Code A,""""","",, ,."...ny are zeYiewed only by PWmina Commission ODd Ci!y eou"'--il. but
lD dlis case I!JO iDvDI_ of I!JO HRB ODd ARB h2~ also been iDclucled in die review P<='S.
la oddiI!o!I, • posl toni IIOIii:e was _ 10 III JI"lIIC'I'>' 0WDm ODd all utilities C\lSIOIllm in I!JO
DownIowII P"'vidiaa wr",iDiibou Ibou I!JO ~11ed bI:a!ing. bofon: all four review bodl<s.
ODd I!JO..",., iDfomodioD .... ptOvided in I DOws;>oper od in Ih2 Palo All. Woekly.
ALTERNAnyr,s
0... of !be c:ha:i&'eS bema: ptopad in Ibo revised TDR piogram is to ~ !bat l>uildings tIlIt
are boll> a oiB"i"''IIlI1IiJIori<> _ ODd are also iISemified IS • seismic risk """",&1) both
oeiImic ODd IIiJIori<> m..IriliGDon in onIor 10 be eligibk foe I historic or seL...u.: f>omJs.
hasoos for ~ dat boIh Ibcse ~ be cIoae iDclIIde Ibo foIIo...mg: 1} The
impaa of IeIsmie """8:11euina! 011'" hlsrorio bIIik!iDa is substo:IlallDd needs 10 be pWmod ODd
~ m ...... y tim prococ:ts the historic r= of 111< building. The IntervcnIioo is
1WaIly so ~ IbIt i! woukI be cIif!icW1lO do 111< .. ismic strecgtheDing bldepcndem or
·hlsrorio ~ YIbilc PlUCI:Ctina I!JO hisIorlc fcaIures of !be building. 2) In II1lIIIY cases.
the gtUttst _ '" an bisaJric buildius is dostNcIioa in an earthquake. To provide for tI1e
p ..... V2Iioo or !lie buildius. &II 1!isIIx'.: reilabiliWioa _ 10 protecI agains: this risk. 3} The
_ 10 life!safety proseD!«! bY !be Ieismic iDsIabDiIy of Ibcse Nlilding. would ~ !be
n:quimnem 1bst I seismic rebobilitaDon be carried II Ih2 same lime IS ilisIoric rebobiJiJaDon.
1'zequeD!ly, w!Jea • buiIdi!IB is being upgraded or refurbislJod 10 improve its 1Il .... htabilily some
.seisIDic ~ is doao bot for COS! rasoao <lops sbo<t of mooting the requiremenU of !be
Ciif. oeismic program. While I!JO seismic: rebabiliWion cu be cosily, hisloric ~hobili_
may ~ DO more,""""" less. _ modem foc:ade imprcv_ to the building. yO! bo!h
types of :dIobilitatiaa offer Ibe same floor &rei bomls. If pcrmlacd •• building owner C<lU1d
mak Ibe reJativdy iDeapcmivo histork rebobililatioa ODd claim Ibe bows deve~ rigbIs.
while IDIkini 0<Ily IimiIed or DO oeismic imp:ovemems. SIIff believes 1bst this would DOt be
I desirable situaIlOIl, for !be reasoDS Ii-Ibovo.
On the 0!Im baDd, ~ boa. typeS of rebabilitaDon 10 be complet.od befoR either bonus can
h2 cbimeI! couk! II<:t H • clcblCill for some buiIdiag 0.....,. ..00 would odlerwise be vrJlJng
10 re!labiliIa!IO their "ujlcf'Dp This would be more 1ikdy 10 oe<:Ur "";Ik building ownen who
~ undertake • bisaJric rebobiliWion 1M do DOt wanllO <10 Ih2 more apensive ODd disruptive
seismic rebobilitation.
'."
, ~'.
'.
>; .~': ,;'}/tl
'I'
_I' ".!, ;' " .
... j i· 0 1 . I, :.,), . ",/, .
".,'
"
",. _,I.
i"
"
,'.
!
I
~
(
It1" ::~~
i J fl~ fJ~!~11 Jle5 I~~ ~Iii~!' .... H Iff ,f. ~I ~ rllllJlr
.. ~ll ,It g'
r ~ i ~I!l J' ~ §I f, E 11 h 11 r ,
f J. I' .. t I a r i J g 'f it ~ [. p' rW ].1 i~8'~
'U, u~ri
lTi ;11
.... !I. Ii I' li'
,-~, BJ ~ ii~1 ,J I !~ r.§' !I'i I B' ,
.. A_ 51. 1. [ ii i~. I' Jlll~~ . I lWjlfl ~ i h· [J~ I II: ,ft·~i h.~~J!
:' -.. " j-~ '" '-", ". '. .,
'. :":.,.
' ....
-.. ~:.;."'-
Env1ror~U' DocLJnel'lts -City of Pile> ~.lto
Wi BONH£NT AI. ASSESS!1ENT
Sponsoring Agency/~l1cant: Cjty Q~ Pale> "ltG Flannlng DivisIon
Jddress ana Telephone of ~Hcant: 25O!!ami)too kienue Palo "Ito '"
!I43!ll (415) 329.244 2
j;g,!:t~on for: Cjl!II)/'I!Ile!lfve PI;" .IIn!!n<he!!t and loning ~lnance Text
(e.g .• zoning c~ange. SlJbdivision 0 property. architectura review. use
pera1t)
lonlng at Project location: CD·C CD·> co·. fee Receipt No.: ~
NOTICE Of IlETfBMIN.!.T!!lN
Based ~ review of the proJect files. the undersigned member of the PlaMlng
Department has concluded:
11_1 Negative Qeclaration: The !>n'"",,, has no signi ffeant envil"OllOlel1tal
fopact. No Enviromental is. The reasons for I
Negative Declaratjon
I-I The project NY have i s;gnificant erwirormentll inpact. An
-£nviroraental Inpact !ieport will be prepared.
flamIng Department Official: ~~
Planning Oirector: ~et'm ~:tl2te:1tQ "IUCC"'h!!,...l.l,,3 ....... 1995='--
The proJect ~.as been approved.
The project ~as ~. denIed.
p:' sha reYTllR. NOD
Date: _____ _
Date: _____ _
file No.: 95-E 1,1,· 06'
95-CP·Ol-
gs·ZC·Q3
95-EIA-l
•
•
-> _.c'".-
H"-
.. ' :':~ ~~,-~-':---,-
[NYllOf1E~TAI. DOClKWTS -FALO ALTO
I.
n.
INITIAL STUDY· ..
j$"1ect Ii'fe/MdcgSS: CoIItJ,"eIlens!ve Plan Amendnent aoo looing Ordinance Text
ar>ge for ransfer ()f Deve101JTe1t Rlghts Progl'iIII
The Df'IlIlOSed Ca!llr'ehens!ve Plan ~ flakes the fol1awfng
6A 01' the urban Des 1 gil E lerent: 1) the reVi ew process for ;;..;.;.,.:m..,. rights to. r.omlstor1c Ri!(:eiver site is changed frail the
process to review by the Architectlll"al R/!viN Board; 2) the
alldiHonal floor area that can be transferre6 of .5 allove loIlat
penllitted 00 the Rl!celver sUe I1a)' be exceedOO by the ARB witl!
The proposed Zoning Ordinance text change would inplement a Transfer of Development
Rights (fRO) Prograno. The prooosed Progran prOVides t~.at al1 or part of floor area
bonus fur seiSlilic 'Waele anc1 ~lstor!c preservation for Hlstoric category I and II
Wildings locate6 in the Dcwlta.t1 (al) lone district may be transferre6 to other
roOOhfStor5c sites within the CO distr>ct 01' !;;lld to a third party for that purpose.
floor area !lonI!ses II1IY be granted upon conoletfon of approved historic J)I'e".ervation
and/or seisnric upgraele of the ~istor!c buildIng. Bonus floor area ""jell has been
granted but not USed on the site lillY be transferred tel QlJaliffe6 Rl!ceher sites.
Development on Ri!(:eiYer sites nJst be approved by the Architectul'iIl Reyieot Board.
and Rl!ceiver Sites RlSt ccap;)' liith the follMng requfrements and restrictioos: 1)
shall not be sites with bistor~c structures; 2) shall be located at least ISO feet
fnJII residentially zoned property; 3) shall receIve a IlilXiITUll additiooal floor area
~it10 of _5 a!love ""at I«lUld otherwise be pel"lllitted for tile site. except >lien
iJlPl'O'o'EI1 by ARB with special flndlngs: 4) nonresjdentlal projects 01' l1OOl'esfclentfal
cCJIPOI1fnts (}f Ilixe6-!lSe projects shal1 be lilJ!jted to 25.000 SQuare feet of floor
area 01' i5.000 square feet above the e,lstill!l floor arei. ""ichever 1S greater; S)
all square footage s11a11 be counted fOl' the purposes of the ~.OOO square foot
lilJ!jt 01\ developnent; 6) In no event sh~ll a building expand beyond I FAA of 3.0 in
the Ol-C stbclistrlct a!ld a FAA of z_e ;~ tile CD-S and CO-N stbclistricts.
III. Envirtl!!l!!?!1til Settj!!9: The !lcw1ta.n CO zone district is the cjty's lIIlin busIness
distrfct. an area approXililately three blocts by ten blOd:.s. densely de.eloped with
one-to four-story buildings wit~ a fl?ol larger buildings. The TOR progril!ll 'oIOUld
apply to 23 designated HistoriC Clltegol'Y I and II buildings located liithin the
distrfct. Of these 23 buildings. 14 are eligible for the historiC ~r~atfon
bonus. and 9 are eligible for lloth tile historiC preser~Uion bonU5 and the selS1Tfc
upgrac!e lJonus. The addres ses of these buildings and tt.e iII1'OUnt of potenHa 1
transferable developnent rigllts is ilttadlecl_ This progral1l«lUld also be applicable
to any »:litiana] structures inclllc!ed OIl the historic inventory In the future. MY
site in tile CO distrIct tr,at is not elesignated historiC is a potential Receiver sit
tCl ""fch <1evelopnent rights lillY be transferred. subject to the reqmrellents and
res trlcti oos of the propcs.acj rut progralll descri bed above.
• Adapted frm ADoernlix I. California €uidel1nes for l!l'!llementation of
CEQ!.. 0ecer0er-14_ 1976_ _
-\.P<fated May 1982. Ju:le 1983
.,
--.
'.S.L • PotentIally Sigtlificaot l!l'(lact .
f.S.H.I. -PotentfaHy $flJl1ificant U11ess Mitig.ltioo Inc<J<llO<'ated
l. S.l. • less tI1ao Significant Im;:act
11.1 • • 110 IJIpact
1. ~. '\lilt tIM! pr\ll)OSa1 result in: u.L. f s.!!.1 ~ II
i. U1suble earth aJI1(1jtions 0<' dlanges -1..
in geologic sltlstructures~
b. o;sn~fOl\S. 1jlsplecemenU. c~c. -L
tion 0<' overroverfog of ttoe sol •
c. O1ange i~ topography C4' ground
surface nHef features? -'-
d. The destructfM. cO'Iertng IY modi·
fleCtion of any oolque geologiC ()('
PhysIcal features? -L
e. Any rncrease fn wind or ..ater eros j{)I)
of soils. either on or off tile sit2? _l
f. fJ<l)OSure o·f people or property to
~ logic hazarc!s sucll is ei!r~kes. armlides. IIlJdsHdes. 9!'Glro allure
01' silDiJar hazards? _I
g. Chctnges i~ sl1UUon. 1lepOsitlon. 0<'
erosion ""'Iell my modify tile ~~l
of a ther or the bed of a bat 0<'
inlet? --L
2. M!:. 10fill tile prlJl)O$al result in:
i. SubstantIal iir emfsslons 0<' de·
terioration of ambient air quality? --L
t>. The creatfor of oojectiOlli!ble odoI's~
c. Alteration of aIr rovement. 11'01 sture
t~riture. 0<' any dlar.ge f ~ eli·
IIoIte. eitller 'OCin, or regicnal?
~,'7tlIl.EIA 9S-ElA-2
3.
4.
Ilru(. 1ii11 the proposal result 1n:
I. O><inges 1n aDsorpt1on rites. Ihinaoe
P/lttems. 01" the rate and IIII"OUIlt of
surface waW rl11Off!
b. Al wat10ns to the course 01" f1 C)ot of
flood ""teN~
C. Ili seN III!! into surface waters. ()I" l~
any alWit10n of surface wate<"
qua Ifty. 1nc1uctfng but not Hmited to
~.ture. dissolved ox,ygen 01"
teNt)'?
d. Alteration of the di:"ECtfOO 01" rate
of no.< ~f ground waWs?
e. ~ure of J)e!)plE 01" ~' to loiil .r~I<ltec! lIilzarl1s $ as flood·
ing <!'". Hda1 waye?
f. O1ange 1;t the Q1JiI~ of grOUllil
loiilters. either till cHrect
a4dftioos 01" wlVl!Irawals. 01" tllrouQll
interceptf OIlS of an aQUi fer by cuts
or l!ltCiI v~HOIlS?
flAllt LIft. 1ii11 the proposal result fn:
i. D',ange in t.'1e diversity of species. or
nillfler of any species cf plants (fr..
eluding trees. shrllls. 9/'i5S. crops.
Ilia-aflora and aquatiC piantsl?
b. Reduct10n of the nuWers of any
unique. rare or endangered species
of plants?
C. [ntrO<fuction of new species of
plants into an area. or in a barrIer
to the IlOI'I1iIl reo 1 eni 51rAerlt of
existing s(,!=ies~
d. R.eduCtion in acreage of any
agrfcu 1 tUl'i 1 crop?
,-." '.
u..L. P 5M I LLL
-.!...
-.!...
-.!...
-.!...
-L
-.!...
'.-
S. &llmil l 1.ifll. \lill the pt"OjlOSal I"'i<~ult In,
a. Cha"ge in the diversity of species.
or fllJlt)er of ar.y ~ies of anImals
(birds. land aAilllil s Including
reptiles. ftsh and sllellfish. bentlilc
organIsms. insects or microfauna)?
b. Reduction of the nlJlt>erS (If any
un iQUe. rare or end3ngered speci es
of animals?
c. Introductioo of ne\ol spec; es of
animals into !n·area. or result In
a barrIer to the migration or uove-
~t of animals?
~. Deterjoratlon in existing fish or
wildl ife hallitat?
6. llQill. \!ill the prQPOSal res~lt in:
a. Increases in existing noIse ievels?
t>. Exposure of people to severe noise
levels? .
7. ll<flt and Slace. ViH the prQPOSal
produce new 11gl".t 91 are?
8. ~. \/i11 the proposal result in'
II substantial alteration of the present
Of" planned land use of an area?
9. E""rgY~tur.' Resources. lim the
proposa result in:
i. Use of substantial amounts of fuel
or energy:
PS H I. ~ IU..
_I
_I
_I
_1-
_I
_I
f..U.. f S I! I L.U.. u..
b. Slbsuntfl1 increase In demand upoI1
existing sources of energy. or
r~"fre tile development Qf lIN ....l.. sources Ill' energy?
c. I ncreise fn the rite of lISe of ar,y
natural resources? ....l..
<I. Si.ClsU:!tial de!Jletlon 1)1 any noore·
~ble IIIIturll re5llUl"Ce? . ....l..
10. Risk of Imgt. Does the proposal
tnvolve a rlSt of iIfI ~OSiOl1 u the
release of hazardous s tancl!S (In·
cluding. !Jut not lillite<:! to. 011.
pesticides. chemicals or radiation) in
the event Q-f an a<;Cident or upset? . ....l..
11. Pooo] ~t jl'lrllH<l<K illS.
a. Vin tile P'"CJ!lOSal alter the location.
distrf!Jutioo. density. or grootiI nte
of tile ~uma~ population of an area? ....l..
b. Vill the pro.po;al effect e.lsting
hoI!slnlf. or create a demand for
additfonal hoI!sing? ....l..
12. . Vill the
a, Genentioo of substantial aclditlor,al
Y~lc~lar movement? ....l..
b. Effects on existing parking facili·
ties. or demand tor !leof parUng? ....l..
c. Al teriltioos to p<"esent patterns of
~irculatioo or IeVeDent of people
and/or goods? ....l..
<I. Increase in tnffic lli!zarcls to rotor
vet.i~les. bicyclists or pedestrians? _1_
"'~ IS-tIA·s
u..I~ f$!1 ! Lll. u...
13. fublW se01ces. \lin the proposal ~.ave
in e ect a.pJIl. or result !~ I need fO(' 000
or Ilterm goyenlllental services in any Of.
the. fol~r.g ireiS'
t. f1 re protect:l(J1? .....L
b. Po lice prof..ectlcn? .....L
c. Sdlools? .....L
d. Paris {)/' other recreatf ena 1
facilftfes? .....L
e. Kafntenance of ~JjC facilities.
inc,uding roads. .....L
f. Other govemnental services? .....L
14. lA:iliiies. 101m tr.e proposal result i" a
need or I\eof systEmS. or substantial
a1terati(lnS to tile following utilities:
a. f'l),er 0(' natural 9<1 s ? .....L
b. CoaIIlJniC<ltions systems? _I
c. \later? .....L
IL Se.er or septic tank? _I
e. StonB water drainage? -1..
f. Solid waste and disposa1? _I
15. HIJIlaD l::I!;i itJ!l· \/ill the proposal result
'ia:
i. Creation of any health bazan! or
potential /lealtll hazard <excluding
mental health)? .....L
.P:"'*te'.IDItElA "..,. ..
16.
b. Elq)OSl.I"e ~f people to potential
Ilealth Ili!ZiN5?
Wi 11 the pr!ipOSa I res~ 1t
!""iiiStructfl·lI1 of any scenic y1SU
the D'Jll iC. or will the
in the creation of an
ies'!:heI:~!l!1 offensive SIte qlI!Il to
17 • !lecrfI1:1gn. Vi 11 the j)I"IlpOSal resul t
in an f~ ~ the quality or quantity
()f existing recreaUonal opportl61 it i es?
16. Cel tori' Res?;rces.
I. Will the proposal resu1t in tile
alteratlCXI ofror the destruction
()f I pr~istorjc or historiC
ardlileOiogic:a1 site?
b. Will the propos.' result 1ft i!d~
",erse physical or aesthetiC effects
to I pr~istorjc or historic
bunding. strlA."ture; or object?
c. noes the proposa I "ave the potenti a I
to cause a j)!",ys>ca I CIIange W1iCl1
-.wId affect ~r)que cultural values?
d. Vi 11 tIle proposal restrict existing
relig;ous or sacred uses witMn tile
potential impact ire!?
_ .. ':1:. ,..<-.' . ~--
;
U. H I. u.J.. LL.
.....l..
B. ~tocy flndlnas of Sjgnificance.
•. Does the project ~al'~ tile potential to
degrKle the Q\2litl of the envi roment.
substantIally reduct the ~abitat of I
fl~ or wlldlife species .. aL,~e i fiSh
or wll ci1 ife popul ~t1<:n to drop be 1C7ft
~lf-sllStalning leve1s. tIlrelten to
el1l1lnate • p1ant or anilMl CQDlUlitl.
reduce the rnmer or restrict the
range of a rare or endangered plant or
anima lore lfllrtnate fl!!)Ol'tant exa1Jll ~s
. of the mjor periods llf california
bistory or prehistory?
~. Does the project /Ia ve the potent1 a I
to acI11 eve short. -tera. to the di s
aOl'antage of long-terll. EI1vironnental
goals? (4 short·terlll lnpoct on the
envirorrnent fS one \l1idl occurs in a
relatfve1y brief. definitive peri~
of ti1l1e -..hile lor,g·tem ;~acts will
enduI'e 'oil! II i nto t~.e futUl'e.)
c. Does the project have inpacts IoIlidl
are indiylOUal1] limited. but
cumulatively considerabie? (A pro-
ject may impact on t\o«) {)r rore .
separate reSOlll'CE'S WIer! the f:lJllct
on each resource is relatively
S111i111. but -..flere the effect of the
total (If t.'lose illJlOcts on the
EI1vironrreot is s!!11ificant.)
d. Does the proj.."Ct h~"l! eI1viroonental
effects Wlich \0'111 caL'Y.! substantial
adverse effects or hunan beings.
either directly 01' indirectly?
Y. [xplarnltion of 'yes' answers i~ enviroorentil dlectlist.
See attached.
. "~.'~.~;:~~~~?<~' ~~~:~~~':
-,,~~, -::" ---r,"' .•. .
~-;t ~':~:~.f'i~·,;:..
-
•
...""' ..
fol1cwfng ;s an e..,lanation for'rtly items 12.1>. 16. an(! IS.b were answere<l "no
l~ct";
12.1>. £ffects on ex1stlng parUng fecllitles 01' <k!Mnd for new parl;{r19.
The '!tft prograRI \000ld not res~lt an increase Tn demand for Plrklng. because
it dOes not DrOviIfe for aGdftional Oeve1osnent beyond that currentl}
al10w1!(11n tile ~ area. but rither .11llWS thls exfstfng Oevel~
JJOte!!t la 1 to be re10cated fNlll lil st..-ri C Category I and n !>OJ; I dings in the
CD 2O!lE! d1Strict to other bulldings loIithio Sa!IIe zone district.
16. Aesthetics
The iII'..stltrtfc f~s ot OevefQ!»elt on Recefver sites are addressed by
size and 10Cl1tlon requirl5llElttS of the TlR pro.;jt'iIII (see Project /lestriptlon)
3ncI by the requ1i'1!lDE!fit tI'.at the prcjecU be reviQWe<l and approved by the
Ardl j tecture 1 Re-new Soard.
IS.I>. Adverse effects to i bTstorf: bull£linq.
Bor.tJ'les are not allowed to be transferred to any site wre an bistor>c
strlJctu,-e fS located .. Sir.ce the TIlR program provilles the option of
tr3nsferrlng Oevelopnent DOte<rtUl frOOI the site of an historic building to
, nonhistcrjc sIte. 11 -..llllle'p to protect Ilfstoric buildings.
RESOLUTION NO. __
RESOLtlTION OF '!'BE COONCII. OF THE CITY OF PALO ALTO
A.'lEllDIlIG TI!B PALO ALTO COMPREHBNSIVB PLAN TO
HXlIl'Y 'IllS BXlSTI5G PROGRAM ON TRAIlS FBR OF
DBVELOPMKN'l' ~GIITS
1iHEUAS. by it. a •• .,lutlon No. 6511. ~he Council of the
City of Palo Al~o a.""ode<! the City. C<XIIprehendve Plan to add a
pre>grUI on d"""ny transfer (~ransferable developnent rights>
pertaining to oertain deoignate<! building. of trltoric or
architec~ural significance vithin tb .. Ccmmercial Downtown (CD)
Eooe; an4
WHiRIAS. Lb. council hal determined that tbe
del>'elopment rigbU pro;ram should be streamlined,
encouraie hi.torie &Dd seismic rehabllit5tioc of
bioterie buildings; and
transferaJ:>le
in order t.o
signific&I!t
1IJ!BRlIII.B. the Planning CcmniaoiOD. after duly notice<! publie
hearing held on April 12, 1995. baa reeommended that the Council
amend ~he Palo ~to ~rehensive Plan; and
~_s ... upon consideration of said reeennenda.tion aft.er
4uly DOCieed public hearing. the C=il deaire. ~o amen<! said plan
as here!nat~er let forth;
-. THBREFORB. the COUllcil of the City of Palo Alto does
RESOLVE as follows:
SsrnOK 1. Thl! City Coun<:il finds that the public
i.nterest~ bealth l sa.fety and velfare require amendmeot of t.be Palo
Alto C<'I!Iprehensive Plan, as set forth in Section 2 below.
SSCTIOW 2. Program 6A of the Urban Design Element of the
Palo Alto C<l:rprebensive Plan is hereby amended to read as follo ..... :
Prgsum SA';. _,AllOW' the traruE!er of developne::;.t
rights £ezfi9i designated buildinos of historic
or archft""ctura} significance (Historic
categories 1 &Dd 21 vi thin the COIIIDercial
~~~~J~~~f*~~~;i~~~;;I~,~i ~'·.,!:,", .. "."""':r""";""'._w'"",_",~;~~-·
A tr~!el of ~euelepacue rigkt8 ~re!rftm .e~l~
pe~t tr~8fer!iBg t~~ ditfcreu_! ~et_eeA ~he
MIOet ef euiat:iB! dcuelepe.cst a:s4 t!!€' 1MI:K!:tmJm
l'cJl1lt!t.tet! de"clef EM. frent: Se'!!cg:eric:!I 1 eel! 2
M.tertl!! ltl:lil~!, .~'ee,s_H_te, _~e!!,,,l!i!lteri:e I!eeeiu Ell!'
.ita... Both W'1t9g'?~~}::r~~ sites would
Ila.ve to be located within tbe Downtown CD '''''ing
district. The receiver sites:
...", ......... •
1. Shall be at l&ast 150
residentially zoned properties,
Shall be
feet from
3. Shall not be sites with structures of
historic or archite<:tural 8ignificArlc., and
4. Slull1 be subject to applicable downtown
project Bize limits.
ssrnQl! 1. The Ci ty Council bereby finds that this project
will have DO significant effeet CD tbe environment.
SECTION i.This resolution shall be effe:ctive upon the
thirty· first OUtl day after its ~iOll. This delayed effeetive
date i. intended and .hall be cone trued to provide a sufficient
period of time betve~ adoption Df the resolution and its effective
date to a11~ a complete and exclusive opportunlty for ~he exercise
of the referendum power pursuant to the Charter of the City of Palo
Alt., aLd the Constitutior;, of the State of.: california. A referendum
petition tiled aft.er t.he effective date shall. be reject.ed as
untimely.
INTROOOCED AND PASSED:
AYES:
WOES:
ABSENT:
A.'!STEN'l'IONS:
ATi"EST:
City Cluk
APPRO"YED AS TO FORM:
City Attorney
APPROVED:
Mayor
City Manager
Director of Planning aDd
Community Environrr~nt
2
"
ORDINANCE NO.
ORDINANCE OF TIlE al'J!KH. OF TIlE CITY OF PALO ALTO
AMBNDDIG Ss-."TION 18.49 .06c) ICtl DISTlUCT
RBGULAT!ONS) ~ AIlOING CHAPTBR 1$. 8' REGARDING
TR1.NS FB1!AllLB OBVl!LO?MENT RIGHTS
'WBEREAS, the Planning CCmrdS9ion, after duly noticed public
hearing Ileld April 12, 1.995, hao racomm.ende<1 that "Title 18 of the
Palo Alto M.micipal Code be amended as hereinafter set fo-rth; and
WHEREAS, the City Council, afeer due cocside~tion of the
reoammendatiOD.&, finds that the proposed amendments are in the
p11blie interest and ",111 promote the p11blic health, safety and
velfare# in that existing City policies promoting preservation of
designated buildings of historic or architectural significaoce vill
best be impl....."ted through adoption of a '!"raosferal:lle Developllleot
Rights ordinance.
NOW, 1~FORB, the C~il of th~ City of Palo Alto does
OR..DADi as follows:
SiCTIQN 1. Section 18.49.060 leD District Site Development
Regulations) of Chapter 18.43 of the Palo Alto MUnicipal Code is
hareby amende<1 to read a8 follows:
11.'9.060 Site d ... lopceDt regulation.. The site
deve1lJPlleD.t re.gu.lations iIl the CD-C .. CO-S and CD-Ii s-..1bdist.rict.s are
set forth in the following matrix. provided that more restrictive
regulatlocs may be recommende~_ by the Archite~tural Review Board
and approved by the Director of Planning and Cazmunity Environmen·t.
pursuant. to Chapt.er 1&. '8. General regulati~ that apply
throughout t.he (D diBtl"lct -are set forth in· S~ctiOQ 181.49.040.
Additiooal regulations for tbe CD~C subdistrict are set forth in
Sect-ion 18.49.01'0. Additional regulations fer the -C'D-S suMist::rict
are set forth in Section 19.49.080. Additional regulations for the
CD~N Subdistrict are set forth in Section 18.49.090.
Sn"B
1l~
UQIILM'IOIIIS
Area:
Width,
Depth:
Front Yard:
c!)-C·
No r-equiremeo·t
No requirement
No requiremsnt
NO requirement
No requirement
No requirement
No requireIt'.ent:
No requirement
CD-.·
No requirement
No req.J.irement
No re:quiremeot
Minizr...un 10 feet
plaI!ted and
main·t ained as a
landscape
s ere en.
excluding area
Rear Yard:
Side Yard:
Floor area
ratio IFAR):
50 requirement
50 requirement
1.0 to 1
'c -, -------,,~ .. ~
No req-~irement
No requirement
-'.
required for
site access~
.No requi rement
No required
interior;
aU .. Q.l...Ol'tUl!! :itreet
.Be yard 6.1
meters '20
feet!.
0.4. to 1.
*These regulations may be modified by the ~egulations set forth in
Sections 15.49.040. 18.49.070. 18.49.080 and/or 18.49.090.
(a) For purposes of calculating floor area ratio for
nonresidential useE under thiS cha~er. -gross floor area-includes
not only ~he area defined in Sec~ion lB404.030(65)~ bot also all
covered at or above grade parking for nonresidential uses.. no
ma~ter bow sligbtly above 9rad~ e~ch parking is.
(0) bceptions to FAR regulations:
(1) When a building is being expanded, square
foocage which, in the judgment of the chief building official, does
DQt increase the usable floor area, but Is necessary to conform the
building __ to Title 2' of tl'..e California Code of Regulations,
regar~ing handicapped access~ sball ~ be couneed as floor ar~a.
(2) When a building tr.at Ie in seismic category I •
.II or III is being seismically rehabilitated to the analygis
standards referenced in Chapter 16.~2 ~f this code, SUCh building
sball be allowed to increase its floor area by two t~~saod five
hundret1 square feet ~r by t.wenty-five percent of t.be existing
building~ whichever is greater~ without haviu9 this increase count
toward the PAR; bowev~r8 all square footage shall be c~ted as
square footage for the purposes of the three hundt"ed fifty thousand
square foot limit otI development lsection 18.45.030) and the
project size limit (Section lB.49.040(a}, and in no event shall a
building expand beyonG a FAR of 3.0 to 1 in the CD·C subdistrict
and a FAR of 2.(; to 1 h the CO-S and CO'N
III (A) A building that is in Historic category 1
-.or 2 shall be allowed to increase its floor area by t.wo thousand
five hundred square feet or by tven.ty-five percent. of the e:xiet.ing
2
bUilding. whichever 10 greater. without having n.ls increase count
toward the FAR.;: however. all square footage shall be counted as
square footage for the purposes of the three hundred fifty thousand
square foot liloit OD development (Sectio<> lB.49.030} and tile
project size limit (Section 18 .• 4~.040(41) and in no event shall a
bUilding expand beyoad a FAR of l.O to 1 in the co-c subdistrict
and a FAR of 2.0 to 1 in ~he co-s and CD~N sUbdistricts. This
except i on shall be all owed on a • i te
bUildIng modificatlOllS made uoder
confoItll to the
(B) Upon City council approval, the floor area
Ixmwi described in this subsection (b) (3) .. ,ay be used on a site in
Historic Category 1 or 2 cumulatively with the floor area bonus
deecEibed in sUbsection (b) (2) of this Sectioo~ SUch approval is
discretIonary and may be granted only upon making bo!:h of the
following findIngs: IiI the exterior modifications for the entire
project comply with the U.S. secretary of the Interior 7 s Standards
for RehabiHtatioo. and Guidelines for Rehabilitating Historic
~~lldL~B t36 CAR 51, Historic Preservation Certificatioos). and
(ii' -che on_~site use of .the C'.mtUlatlve floor area bonus would not
ocherwise be: inconsistent witb historic presen"'atiOl1 of the
int.erlor and exterior of t.he building and eit.e. The applicant for
use -of a -cumulative floor area bonus shall have the burden of
demr.mstrating t.he facts necessary to support the findings required
Ear OOunci1 approval_
. {C) The floor area bonus describad in this
subsect.ion (b) (3 1 • singly or CUIItllatively with the floor area bon:l,ls
deaeribed in subseetiOll (blI2) of this Section. may be transferred
to a non-historic receiver site within the Downt.ollD. CD zoning
district. in accordance with the transfer __ c;f., d~_ve~~t_,_ ,right'/:i E .... ,Jram described in the COapre.'>ensive Plan ~;."'~"""l,t';fI";;bl ., ",::;l+!Ji!:!~. Such a transfer sball ElO€"'bi"'subjiict'fo'tbe
aIscretionary COUD<:il apprO'""l set forth in paragraph (Bl of this
subsection {b}(2).
(4) A building that is oot in Historic Categ<>ry 1
or 2 IlQr in Seismic category Ir lIar III shall be allowed to
increase its floor area by t.wo hundred square feet without having
this increase c~t toward the FAR; bowever~ all ~~re footage
shall be counted as square footage for t.he ptlrposes .of the three
bundred fifty thousand square f~ limit on development (Sectioc
18.4~.O~O) and the project size limit (Section 18.49.040Ca)} and in
no event e1'-all a buHdins expand beyond a FAll of l.O to 1 in the
CO-C subdistrict and " cAR of 2.0 to 1 in the CD-S and (D-Ii
subdistricts. This exception shall be allowed on a site 0Il1y ODce~
exclusive
(5) In the Q"J-S and CD-N sl.lbdistricts... Ul for
residential use oc any site... the regulations and
3
";-. '/ ..
. ,
..r __
guidelines sct forth l~ Chapters IB~2. and 1a.2a~ or Chapters 18.22
aXld 18.28, respectively, of the Pdo Alto M.micipal Code shall
apply, and {iil fo~ ~~ reB1dP~tial and nonresidential use oc any
site, the regulati.ons and guideli,nes set. forth in Chapters 18.2'
and 1&.28. or Chapters 18.22 and 18.28, respectively. of the Palo
Alto. Mm.lcipa.l Code shall apply to that portioo of the site area in
realden,tial use. III no case shall the floor area ratio of the
nonresiden,tial uses exceed the base FAR set forth above.
SIn:
CI)-S
(See Map 2)
XM-30 r~~latioas,
except ~-15 regulations
in Areas 1 and 2
DBVJa.Ol'IIIIN'l'
2lIOOLI\'UOII'S CI)-C
Site coverage: No requirement
Height:
CI)·II
lSee Map 3)
RM-30 regulatioos~
except aM-1S regulations
in Areas 1 and 2"
CD'S CI) .•
No requirement Mvdlrum of SOl
of :!!lite.
50 foot .. axi= 25 f~ =1·
In'..t:9, except.
35-foot maxi
mum ,.,-here one
or more
floors of
principal
facility are
in residen
tial use
Accessory
facilities
usee:
Regulations governing accessory facilities and
uses, and governing the application of site and
development regulations in specific instances,
are eatablished by Chapter 18.88.
I
I
SECT!ON 2.
(ZOCing Regulatioos)
follows:
Chapter 18.87 is hereby added to Title 18
of the Ralo Alto MUnicipal Code to read as
~M!\!'.l" .• ~
!!t~·,,~'\~f!LO~*.,:,~,~.~
s
')-.
. '". ' .. -
SEC7ION 3.
have a significant
The Council finds that this project will ~
effe~ on the environment.
SRCTIQN 4.. This orcSinan-ce
thirty-first date after the date of
shall be effective
its adoption.
on
PASSED:
AYES:
NOES:
ASSENT,
ABSTB!o'TIONS :
ATTEST:
<:ity <:lerlt
City Attorney
I
APPROVED:
!layor
City Manager
Director of Planning and
Community EDvir~nt
-~--
..
'. ,
, !
.'~;'\
'//
/
1
: ,/
1 /j
INTROOUCfION
'the 5ea*w4ary (If dwlnllfl'lor It lle.ponIlbI. for 1llli1.\llIlhlns .landolfil, 1M .11 PMA'"M "nd,,!' ~r"tM!nl.l.uthnrlly.~ (Of' adYiNng F"" .... I.llIH'Idet Oft
the-ptnIrYatlon. of hl"OrN pmp.rtin Il •• ed 01' "i8lbl" Inr 1I.lIi'I~ In the N"Un-m1 RogllIl''' nl HlllrttK! rLtMt 'It p...ffl.1 (ulRllnwnl at IhllNlpoullMlily.
1M Seawta"Y of Ihlt Int.rior's 5blMlllrd. lot HI,lork r ...... ",,,lInn ('"'tadl haw hoon deW!lnpM In I'lid. wark uNl ......... n OIl ht.aa.k buIJdln ........ we
ara "pahlt" IUndard, for •• ,.ltIon, prollftllnn. ".hlll."Unn, r~~"vAtinn. rehabll!l,.UM. ""'tlt.ltan •• ,Id f'IK'OftMl'UC!tioft, 1\ •• ,.""a",'~
a.h.bIIU.llaft ((Odifltd 'ft 36 CPR 67, ,"""prtw IhAIICK'!IJe'lft nf 1M n\(llIt ... 11 rrr!~lIlInn ptnJlrtt .1.""lIrd •• nd .ddl'ftltllhe ma.I pnvtl .... h'Htnwnl.
-R.hablllt.Uo,," I. dlflln ....... "the pmen. of nrlumlnA,' rli"~'ly In II 1 •• le ttl 1I1I111y. ItmMIRh N('fIII' "" IIltlmllk'ln, whkh 1M_ poai"" I" .Rdent
tOr\'fMpor.ry lIN Whil. p .... r¥lnIJ , .... pnrtinM AM f.,.hll't'!l nf Ih~ rrn",orly wlll('h Iff lliAnUIE'ftnllft III hl.lMIC. al'l!hllllW!tUr.l. and tulft,,.1 "alu ... •
Inlllall)l dftVllopt'd by taw 5«ftt.", o( tho htl ... I", 1ft delrtmlnv 11,L' Itrrmrrlfll(lfK.'ll nI,.opNcd prntotl wn.k Uft mgI.lOft!id PftI~'" whillill ,Iw Hiatorit
PI'ftft'Y.Ikn\ Pund .,."a.I .... kt rl'OlUM.lhI' Staltdard, 1ft' n.h .. blUlatlftn hAVe been widtPly used OWt 1M ynn-rartku1 .. rty to d ........ I' al'lthabm.
tallon quall'lft .... CenlfllCl A.habilUalinn IN I'IIdlftalla. (\I1'~'ft. In addltian. Ihllt S,.nd .. rdl holY. Ruided Pm.r.'.~ 1ft tanyhtS (lui their
hl.kWie ptftn'YAlian,nlpoMibIIiUtI for ptoper .... I .. redtrllli PWMr"h1r n. « .. \I mil .nd St.te.nd loc/lil ut(ldat. In nMawlnl both (WR.laNl non.f.-t.,.1
~tu.bmlaUDn propaul., They hlw alan bHft .d"rt-by hillaric ltltt'lcl a~d rli1nnlnR mmmlHIAtI. "emllilhe m..tnlry.
'rhel"I.,,1 (If lb. St.nd.rd. I. In ... I.t thelang.,erm "...rV'(ltI~n nl II rmreny'l IIRnlllt"nev fhm""h Ihe p.....".Uon nf ..... otk: mal ..... I •• nd '_tuHL
The 51.l'Id.td • .,.....11'110 hlll~'le build In .. til .n MAted", .. t'nIlRll'udinn ty~ .Itl'lollnd l'Il't'upinty lind .ft('nfI\pAllllh. ft'''lor .NlI"IHIo.'" it.,
"'-Udll'lgs. ThIPY allO IIftMMr-_ ,.11'00 I.ndat'lpe '-tum and 11M! building'. lIita "nd Ifnvlmnmlffti, •• well II. anathed, M)ltnt. or ...... ed nfW
CtIIMtnldton. 'fo bt "",fltd 'nt tt ...... tAW r"ltJ'4'HI,. tatt.hlliiaUtWi rrotua mU1II1 hi! dc!to,MlI'IIki by IhaSDrreta'Y In_ mnllAtenl wUh 1M hlJlnnr
thamtter nf (hilt .Inldnrv(.), al'ki where Arr"table, dwr ltl"rln I" , ... Idrll II 11II1,,('lIt ... ,
, .. ...:.<,~--~-
~,?:"!W~''':'"~~1\:'~~~ ~~~r~~~
A'''''N in Iha ti.f1ftilinn. thllll'HlMttil .. ''''' .... 111..,.10,,'' Mlllillftllt .hlll ~t krM' MnM ",prill, or "lIet.non 011"" ~lltnrlC' bulldina will'" ftNdl!d hi Clnt.r In
J'InI¥lda ..... n ""Ident mnlwmJ'C'fary I' .... IIIIWI.'Ylr, Iii ..... rtI'('IIln.nd lIillH'lIi1nn IftllM nol NMlIJ" Ctt deumy m .. I"I1.I-"Hrurn., flnl ..... 'h .... ,.
jlftptWl"nlln .. ..-lnh'R lhe blllktl"IIi'. It'llnrlc th"rllcler, rn, 1I~ .. mpl" ntrtAl~ tralnllfte.-" 11ft~)' .ppliid-IftAY CjII". or .rni.QII phyUr ... ....
rlM"ilnn of ~lltcwW bt111d1nll. Thll .. An Intlluhlllllllnlll"'rm .... , NJWlltinA ft, IIkI .. rkIr muGn')' clnnll'l "'~~iq .... or Inll'lldudnlllMulAIi(Jn thlt
"·""R" hlslnrk' I"hrlt', In .1"""".11 PI fht'lkl lllilll'llilln,,-11110 nltht.v fhll'mfll"lIkl .,....I""'nl. will ,""lIlft.l'f'l'Itwt thAI cleft nni ....... Ihe5l .. ..t ...... I,
Blmlll,I". t'IIlOI'inr .cIllIUNlllltfwllllurt1t;.1V' Ihl·I", ..... mlllllrl,I, IInlt .tmlliling 'II thl IMfUl'hl,.lo 1M "'ftI"hM 1ftif)' l"OWIpt'IJI'ftW It. .... tork"dl.'AftH III ,~ •• lnlduN will f,,1110 ""'" IhI-St .. ",I"dt. .
Te~hnl('.1 Guidance rUbU('alinllil
TtMr N"lInn,,1 r .. tlt; St'rvklt. "s. DePlftl'l\l!nl "t lhl! Inhl'lnr, ('fIndU,,'I/! VIIrW.y "I .t,I_III" In auld. hd .... I • ..,wt .... Stat ... "lid 1M PMNI public I"
hlttorl" ~.Ilnn rfft~ wnrlt;, In .. rk",I"" In ""10'I1111I11hl"lt .In,",,,,etl .and R"Id.II .... 1_ 5mYw. et.v.fnpt. publ ....... "lid dl .. ribu ... '*,hnlrlll
In'",melinn n .. .arr""l'fintl.' ('I'P!IIIrvAljl'ln 1~"1InI1'1IIa, Indudln", l'fOI(IrYIiIkw! 8,1.,., " .... atlldl ... lind r,....v.allftn Tftk NoI..,
A Cal .. loa nl Hlltnrlc rNWl'YnlilWl ruhlirllUnftll \"'Ih IINII numho"", rrlm, lind ntdHlng Inro,rNllhn! mey bI' ablabwd h)t w,lii"ll 1"rwnY .. 1 .... A ..... I~"te OMltn .. , Trt'ilnll',,1 r,....· .... Allnn SV .... k'IIN, r.o, An. ,17127, WII~hln,,'nn~ o,e. 2001)'7121.
,'-I'
I
i
I
I. "
,', ,.,' ... ,
"
",'
,I
, ,
" " , "
I ;,,,.
. \.''''''''.~-(-
, "
, ,
"
, ,
, .'
··~I·/
'.
,., \~.' .
'~""
, ','
'~k',: "
~ J ~
li , 1 I • :i
1 I 1 ,
,1 I I
I
I
I
I
I
I
I
I
J
I
I
I
I
J
,
and a puler ~ dtmar.cl..a or ~ c:an tum l.r~
CCDI smaJe-Cam.ily :tttifhoorboodL A J'O$i~ tnm.pk 01
dim&' jo lQ1e 0Ctll."" whtrt Stanrord Ind'lLSUill Park ad
joiN; CoDe. Tlrraee. 'The risuIl IIhoci .. Ie8med by
JeM1'IM mds"", wi IimRJa& ct.e ~n.\ siU or
tulloliqs IO<!ptiJ>C foq -. tho bouodaty.
"'kiDllo" .. d l"'ldoI .....,.,.. _ ... ,.,...... e-to C>ls1iq ~ 11:&1. _out Ill< elly.
n. dIl=iaIcy of I&rF ,.,..., r..n;tloI !hat '" IUDy ,;s;.
Irk !rom d'W Itfwt IftUU be IICrltk:ccf .ill rl.t'OI' of ImIZkl
pa.."'\mI area. 1hat erall las visuII irD,pact. Thk wtMtd
---..... joctiftL lrrUsV'II: 1aIId ... Ilsc CI1I. 'buoaI&: buriers lM1 Co more
_ oSdio< .... 01 "'" Cl<y. l"-lame" block
~ tc=aI ad. CIZ! ~ affect .euby are •. 1'he
most lIota1Iie ~ m. Alma ltRitl ItIid the Sou1hem
hdl'< b!boad r,...",.,. ~ ... ~, III<~ ?(:>,Ir (r-W"'~).
~ J.' Dnclop 'I'i:MI 6eI1p ~ fo: rle" IIHI __ """""L
,...,.,. " Dis<ou .... ..,.,. >iaN""""'" ..., ..... tatioO<
IlII &Hip Itaft-!ttds mit CP;"O".I"f! .. tt-..Ji blend' with
1he lite cd' &:he: aru.
~ $.-~ ~ .. ~ a/l"",", ..w --..
As 1br Slun:be:r of solar I)'SICIN int:tucs. are wiD hnE Ie>
be lIha. thlt they art wen-desipd W COln..,atibh: wiLt..
RSidtruW ana. b. i9'.~ 1he City 17doptl'il I proa:!furt
n... 1ItJIiIC .... 'bI:D ~ .. .,.,...1 ..wi..-~ ef
~ 1O\IOt:I aNI ~ of l&tr-;lpu1:n=1 hlkfilws
• lbe &tU aonlIo Gf ~ II:! JI~ Iht.uru. talM: ~[\his
-iI" =z2:~
-,,~, <'~":~~ r VIiIII ~~"":,4'''''''''''_"":,.:.c.., ... ,."""",,.;..,O:,c __ ,--,_, ___ ........ .,. ____ ,
..," ::;:-:~~ ..1.~--t.;L-
-', ... ;
...
\ ,
u
10 Ii"t dhoipl "'via. '0 IhOg: CMStNClini IOta.. tMfJ)I
syslrdtl roc 1in~~.f"'rni1y ItOrnn. Th~ Ctry UpeCa. I~ bot
."ol'ttd 1fjm:\Jy ill ~ sow .syr-em1 1Iy 1M early
J980s .:ul skuld: iDcQtpOf1tC' CI..."tfwl HSL"Ittic R:~W irao
III< liJwKini P'"!"'I'-
fo6cy 1: ~ jlnjIfJrr ~tiiHt ./ Jwf1dUr.p ...&ot _w lisIlIifit&w I'I'dJiJrcnud IIIn IN 104
No A]t(l"l Ci.Iltw1l heritap .. bee:a ~~ UI C'\IlIy
l>W!4i>p "' .... rr"", ch<"'-. of S...r.", l'Mor.
sity in. 11&S aM. ch!! su'o-seq~1 tettkmtllt or cbt Cny. be
IhoplI1 S-»S36 Jb:Dana St.n!t1. SOCltb o! lJahotnity A'fC
!Nt ar: c:x.a:mpks or ~ommucial bWl~ word'l)' -ot,prau.
,",dOlI. )f.fDy ..c?J~ IlId historical1y siplifkmt aId
horDQ thtt ~ be: p~::-.cd '"' located II! tnt 1'iI:iNt)'
or l.io=b>, ~. Im< ..... ",d " ... dq S""I>. n...
IlU. 1cno'iw as dli ProrQS01'f'\Ilc: ~ric:: om.oo... a c.Ji.
fornll IrJinCrN Point of Hirtaric: In~C'eSt and' if Bnft 011
tht Nu~ ~jister or Historic P1accs. Th! lby(".~4 ItU
rocutir.: Oft CaUfornia AW1JUI' anc! El CMUtlo JlftJ wu
W(dC!if ia -;he 1 SSo. \UI lJIe aT4est mnaWn& st.."UClun:s :II
tht vu Uk u.am lM J&9OL 1'bc!'t' .are ~2 Pa!~ Aho
~uildir.p 01'. me NJUgr.a} Repn~l of Hi1to.ric 1I.acts: OM!:
~itt: HO\Ise It 900 University A¥UllK, tM VCUT1JU JuiJII
~ " ill t..'nM:nity A'eAlk. 1M Dowrunl &uK 11 706
C~l'" $uu:t. W WWon House tL :J60 Ucl¥el'Jity. ~
:Noms tb&st It l"241 Cowper. the Pt.:tiJrew HO\UI! It 1336
(owptl, arA & ltedro& LemosHOUSt at loo..llOWucrley
Oab:. A Historitat Jt.Iiport IJ\d Illve:uOl)l Dt hlc. Alto.
,,~~ ill :979~ isu liS Mdinp of hinone.l and'
&.n:hhechml InEtiL A pream'\:iOJl. prapa.."IiI ~tm&
i
. ' .
..
~ ~ ..,d alabD:sh.!nJ " rnie_ pfOC)I:ifW'l ....
.,.......s ill...". 19SD.
~ ... Dndci ~tPa rOt' 'Ow: ruaUoo I:Id rd'.a.
Wi~ cd' Iao1aet Wid'! .:dU~unf or 1W103rit mtriI: ill"" .......
(){Ia lilt eoa. IDd rfTon neckd to NiIIum ud: apcra&t
.. aUer -1ll'IaCtUI pI.Ic£I II: al U .conomk ~tarF
~ .. .,., ... ....,.... ... ,....,..". '.1.1114''''
~ dwt call apr.ir 10 IOmC" II.rlIC'tW'U ...o:dIy or
~~~~~~-opo«. ;.::p;:7; Allow • ...-roomq ... fer buildinp or .. dd,.. ... ol .. __ for .... II'cr .... hMizI.
"' .... _.lIIotod<k£dloC...,..be .. .-
oab' J( ~ COl! be """ f .... _ ----,. be pomlit1eIl ........ -. _ ..... '"
oucl _ 1!w CI!7 IbouId __ ..-to
COICitilmed: CCDoCGDf'o:ml.Tc au wIwtI IfIq will ... 'hnoe I
""'_ ... olfecI ... ""'~for....nplo.
.... o.y "'" ~ • plooM' """"""I)' ..... aIboiP&
1i:rit04 <oJWIkloiol "" or "'" Powoioi Boas< .. 706
CDW}ICl'" $(m:L
,..,..,. I, &cao,.,. 1114 .-....... or hUdir.p or
archittc:tunl or Ilistoric 1M'ri! .. applyinl [or tax ,....nc!
'IltI2r 1cdr:ta1 ana stau prosnms.
n. 5_ Tai hf..., kt of 1916 opJ'Iia '" all _.
procflK:iq p:uputy IDd prorida for 1J"IIUII &:Id Ioms for
IChibGiIltlclll ad IIJ. bcni~
,..,..,. J: AJIow Ikldbility ill 'pplyinc a.n .... Co4o
require:mcDU 10 historic" ~1Jinp.
no 1979 Uolf .... BuiI4Iq Cocle. odopt04 " /lie CI!7 c..-. _ <iIIi61)' la 'Pr'¥"I Cod. -""""""10
IOplln. _ .... ..s.!hIoor; r .. ,....,.... ~
historic buiI4iop. ",. dUor bolldioc oflida! may _
~ 6ua CoU ~ts W artily CIft sLiJl be ---""...,. Irk £0<00..,. 1ho rWbiIlUlioa oflUru>rl<_
.... " ,,-. lor .... ,,,,,,",,Il00 Dl1llo buII<IiI>I
t.c:Hr .... II: • IlOC aconomklDy feuible Ie zeu 1110_-"
.PlIo Alto .. ad I racs&: C&leZDCt 16 isuun ~
or 1111 ........ of 1111 Sqo!ro -. r...mdoo or bulJO. ;.. -~' pIihd." _ .. 'l'!!'"J'. wpII ~ o.y. \OI>! &!II! 1'U1053.S tp. '3IA')
ICe' ~ I.5'\O(p.'1iO.'\
i1.· MafDWa and IU~ IN ory". daipl
" :mew' p~ far hinorlc blZii&p p~a: for
umior RmOddia, Of Ihm.Wlcd bJ ~mcD~1)Il.
hlp /tJI::J·s ad'fiJcIy daip Jftin' pro::cd'we fac lUstGric:
Duil4inJS Fopose4 far ulCrlor dwtp: CIl lI!kmoliu;:m was;
ad:opttd iD 1980. Tbr Fope:ty OWDel' NJI aoc:ept Of Jejea:
dac 4esip recommcndItion.J of !fie &.twit J,t$CIWUS
',.
"t..--",cc .• _' --'.c '. , . r
'-<"',,-.
laartl Thr City JbCKItd. tf'!.C1 some Umc-. conli:So It.r 1UC:
CUI 01 1hit. ,olunary "ocram 10 prUt'Z"'oIe PaJ9 AJ'lD" •
~ kistoriRZ' fl.JOUfCH IIId 6tunninc ...n.elhcr ClUt
JlfOftlDll mi.shl be MfO&'EAIY.
Traflicways
It lllrimariJ1 frDm 1M JUU".J WI any cit)' "11mI IlII!! iu
rotDl J'Cn::i¥Cd... "1111 few n.crptioru~ .tipmctlt. widd\.,
.blrtt&l!; dt'ftlopmrat. or Jc~ p.e ud\ hIl) Alto
Ihoroupr~ IlCpIri.tt' dIarKu1'.
PoIi<y J: -. __ Imi:s ~ _~ •
~ ...... .,.; ,.,.,. .. -r -7 fI&¥v_ ....
~ 1M.." ~ It1HfS.
""...,. I], Conlitl .. 1IIf,_ or..-. ..mty .....
~
000lI>aI1I1lIlty .... Ill_ be ~ ",II! Imde""",""
..... ... opporuci_ """"II> .... lopmcol or ...
~ :c:IIin~ met ~~t. a:tlf W 'IlIO!k ClD he
ccoaomiaZl, j\zItifled'.
/"rofNm i J: Dndop • comptt~ uU 1N..~1
,WI foc IN: Oty whidI mphuius miUllcnancc..
A tree man.apmcn1: pr~ 'Will fint R"Uirt • I\rCCl
inYUlIQry UI ~rminc 1M hcalth. pnljec1ed lifetimt.
and t.peQa. or aD stm't uecs ill ~ OIy. l'hat • plaJl rOf
P!~u. aM DtW phntinp wiD be preput:cf ani ~ut
inLO effe..'"t..
AbIII Su.I ... 11M: ScIRha:a ,.carlot 1ailro.f t:ub art IIUjar
'b.nitn that 'bloci jpbyti.caJ acu:a tel J'C'tioIl5 of lIM: CI:mUIIWliIy.
I ,
I
I
J
I
I
I
I
ItESOI,.UnON "O.'_'7\~:i'7"!!=.-:mFV;; .~~UTION or THE COUMCIL OF THE CITY or P~LO ~LTO
A.~EIIDINQ THE PALO UTO COMPltE8&NSlV£ .t. ....
TO ADD A PROGRAK ON DENSITy tRANSfEa
VBERE~S. the Pllft.l.g Co •• !.~ion of the City Qf '"XO Alt~. on
hbe.I,Y U 0"" 20, It". orod ~rCh f. au hell! 0 pto~rly
notl«d pul>Uc MntnQ to c"".lder u,end.ents to the '"10 All:>
Co-pce".nliv. 'l.aft If fect.1n9 the Do'#DtO",:Q: 1.:'.', lhel uditll; • n,.,
F~ro. on de.aity tre.aforl and
WB£lt£l.5. flit CHy COuncil of th_ ,City of Polo Alto ()I'I Apeil
J) ."" "'" 12. Uti. bold • ~operly·notic.d public huring tc>
eon.i4er s\,;ch 1=-.a~ •• ':\t'J 11'Id on J~n. 2, l~Bii, continued the den
ait1 trlnsfer ptogrl.'to be conaid.r.~ with the peopo •• d reyi.!ons
to lhe 8:1:stOC"ic Pc".«r .... tlon Ot"d.f.n&nee on Octob .. r 2', J-9".
ROW tHERE FOliE , til. COunell 01 the City of polo Alto 1<> ..
'RESOt.YE .. foU .......
SECTION I. The City co.".n Ii"". that chlnge6 conditi?fis .n~ t~~blic interest. he.lth, eafetr and vel (Ire reqUl~e
1 aMn:imel'lt cf tb. '.10 Alto Co.prehe:lliwe Plln, a. set. l~t", in I Section 2 below.
Q.esi
rolIo ....
'r~rl.. " and test is hereby added t.o t.he Crbto
of t.be '.10 Alto Co"'p,rehen.s.h'e Fllon to read 1$
ow the trlnlfer of deY.l~pm.nt ri~ht'
bgil~in;5 of bi.t~ric or Irc~ltectur.l
(8iatoci" Clte!lC<"iu 1 on:l 21 within tM'
~tcvn lCD) zone through the Pl&nn~~ COm
(PCI zen. proceal.
A tran.rer of "ev.1C>pDent rigbtl peogr •• ~o.X:I per
.it tca~sf.rring th. djlte~.n~e between the .ma~nt of
•• isting dev.lop.ent 4nd the ... imv~ per.ltte~ develop
eeot fro. Cltegor! •• 1 an~ 2 hlotorl" boil:!!"g site' to
non-hi5t~'C receiver .(tea. 80tb lit's vou16 have to
be loeltod withl. t~e Downtown CD zoning district. the
ceee,iver • .1t •••
1.
3.
4.
Shill be at le .. t HO rut fro .. reo,cl.ntiolty
%on.6 ~QP*rti •• ,
Shall ~ pe~.itt.d t.o receive _ "1i.~. Idditional
floor Ire. rotlo of O.S to I .be •• what ~glcl
otberwt •• be permitted for lb. sitt,
$",11 not be ait.es with stru<:t~r •• of historic -or
arebltecturaJ si~nifit&nce} 6nd
Shill be subject to .p,plic.t>le dolllnto,",,," pc-ojftct size
1 i.it._.
1.
'-'
.. ,'.c.~.~ .. "~ ->c
j--T',
,.
puWic:: .rcry .., taC\M wort suci IS sdI~. tift: ludana.
aM cJnm!Ms. )ut • rtCtnl auJ)" 0( the 11~1'~ safery
of. fite 1U1W aM' cflurdm 1w Dot t>en mdt~ and! wy
... 10<0 lind aDUJtDC) ~ia:.
Tn til ~ Of toth IfI" Dr~ry tw::ardi INI. tould'
!CS111'l frtn 10 ~, Fua 1M !tie foodWb would ~
lib\1 lie """" ., 7'01'1<. )v1 &... or up ...... in Ill'
""'"" ..... of Polo Alt • ...w .-h from dlsnoplioo or ...
... ;II' rupnarr Dl 1mb SlOf'iDII2a!ramIbIe 1DI1C1kls. f"U't
Slat!cQI til Palo JJto th lOt \PI ~ .. tr. Slt:lrqe
1Iab or .... )mIf1t~ tH '-ilI DtpIn:roI:nl -..a. ,....~ _rv_or_ ... ---"...... Atas of FUIdl r'.st.. ... ~ .. 1M IUd: Zcl'lt map. an.
...... ronoly dw _ """" popia,od .-
A ShI4y ".. .... ....,. of popoJadoa Ili5tribllliou ..
hlo Alta by CC1SID trac1 tflowinI1r'hrn: ptOPle W(M.II4 be
located II two tinNS of the ~~ nus sru4y IhItS't IhIt I'
! a.m. mau propte If'I" in woodffllM II~ RNCl..,ra
Whidl IR ~ ibty '10 AlrrD' Ibma .. from a peal afth..
~_ AI 3' ,.l1II. propl~ m m .s=lt0':Jl. at wed. CD W
f~ aDd ill ~ buildinp WicJ! arc ;pas DflUF
p:rputltioa dmsiC)' aM pellet :suvc~nJ huv([
PvIicy J4.:: Jt~ UJ .... list to Ia.tmP Bfr M4 ".~
~17 ibttHIJd foou 19M id"m'i/"#t'JI IP'ftII -r ~ ata
MUnIrIiM .. u~ 10.., II! ~Gl a:r1ll1'Al kurd_
.,us -r kIftI .. M ~ ~ IwHT:L
At I LA IIIOA ptOjIft an .... ~ ",,"wa, ttntr;hll'CI ~
Ut' Ik.df .... rra 1be ltUI 4I11Np ~ • pat eanlIqllP"c. At J
, ... JICOPIr: 'In! ill Kftoa{, III ..ari...~!1 tk 'RWoIfL dill ;. c:o....nc:al
~ tof\d are. &raS er IIIiI!I JIG}NlIIlio .. 6msifl,-pd peatei' """'''''' .......
• . ,.-
Tbcrc: art some: pans or Palo Aha ... tlltr&, dndopmml
sI'Iould IIOl to..J"/1 td.nI pt.CI bcauSC' or tflc cftl'itOClmtnal
.. aural. HoweYcr. 11: it .Ol (.euibJc 10 ~ \h5 dnt:top..
me;:J[. Haurdous Ira uxtin, cauld. ~. bt impold
.poa Ihae lras ~ dial detailed teo4oPt " i .. -..... iztJ,
irMniptior. ~u!d bt lIIecuul)' ror at:dititm:; or l'tc!rttJop
attrlt.
,,~ 46: C01I11¥ I wilh III mj:inHMI lC'oiopt ro.
tninr of' .. glOP: • .oils;. an4 enliMtrinl rtpans; that
0<p0rU sf,cW4 lie p..,.m r", 4ndopmcn, ill II! .....
willi hiIb Uunll<ods.
N ... n1 twa,," obudy """ .... "'otOiU4 ill "" Opa Space DiIIdc1 ropbtiDN old.. Zoo ... 0nIUw0c0 _
sp<cify "'" " .. ~1lI pOlk anhoih ..... "_ ...
I'tpM. mlotll 1Jc p~ bc-f,* ~o;tNtJl lD aD.tIQf of
hfo Aho IOU~" of' mtcrd,J'ti' lBO. A Iifta.i1ar mtuh
....., sf,cWd IIso lie ""-" OIl 0Ihn. h/t!>-liIt __ ill
"" ClIy. • _ or "" p<IlI:J ....... bmI ...r.nabo by •
fine -of enamecriftJ: potfsU 'llith 1M ~ or inIl:iD.
4t'ttloplni'nl as arc 15 .I",a.-lIk III haz.uC';)US arus..
~ 41: Contract with ilL JtN:twaI tnpm to iftIpect
vuf noafualt alllUP-«nrpar ~ ltu:i1ct:lnJS lftd' aD &Qik1'.
inp of meR: dwI two starics. Jtrrin City wcIq to
.nsu .. ·~ that • ~ cxiIU ce tl!qu1rt: Wl ~
safety 4t~ an comcted b, (bose luponlillll!
f","'~
~ cartflql.1li:r.,rooe builu., dDa DOl exist.. kt 4au
Iccumu'tJ.te" followma IIn'etII f'tCaU D'\IjrK mbm &anh
q1:.Zkes b.IYc permitLtil ifIPem palo, 10 upmcJ IIheir
a .................. ~. __ u
• ...:Ho .. r~ .. --_ ......... __ .-
AI', ""PCcUoll 1Ito\l1d, M ~ttII D)' , "'e!;~ ~ or.
".~pa1IC)' ~ -.a.dud:irc ~1a. itolpiab. ud bu.iW"lD
of Ina" :Nil ~ It';ma. Mlic _rely detiar:ncill ra...-1JIor.I1IS _
CDfl'K1.H.
, -'
.-\.
\
. \
.-..•.
." .:
---_._----'-
...l·.·.··· .. ' :. -':~:';
PC-S90 2
------~,.-
L·· ..
" .. ~~
\ , .
. ';! -.
-
f
I
I
I.
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
"~·I" ." -"<f \
.--.:
·23·
'ou
". . .. ,--
-.-, '
FIGURE 6
auncf.'>g Volume.
Wedne~day. April 5J 1995
8:<Hl a.m. -loQ::"J\i a.w..
Coune!l Conference ~om
Palo Alto City Sall
~50 eamllt~D Avar.~e
fal~ Al~~J California
A~ BO'l e.".
City Cooneil Liai50n: none
8. "'Wron' gf t!jC 1ltel'·
50 znlnute~.
Double-bung lo'indolol$ Orl Emerson S-t. p,roject frem last mee':ir,g _ill
not :rroeet 'title 24 requir'<!1Oeots and .. ill l:ave to be cbange,:L
c _ agendA tUm!!-
1. '$0 erraDt Srt~~t 55-Rpe-..lJ.
Senior Centet
PrQ)ect peacrjPtlPO ',arye " pn aqepdAl~
ileviev of interior .nd exterr"·r modification.s t:l· Pa.l0 Alto SenIor
Ce~~er for sei~mi~ .~d AO~ impt~veThents_
project Bepre,eo·atige,.
Jo~n carl~onr Public Wo1'1s Oepart~nt
OUtlined it~m.s r~7.iewed a.nd t'bo~", tha: .re rOtcommended fcr
incl~sion in the project_
SmI!!!jary Of aSB PigYSi"iac-
The EM had general qu",stioos about tbe Exterio.r gate and oome o·f
the e.xterio·r -cbarlges to U!!e 'building .. includirlg: the .a:aterial of
the do()rs and the fi!'l.i~'he!: on t.he extedor callings.
Boar<!.membe.r iCohle: !lllggest.ed U.at the il"ltedor public are.!!" could
be done in -alte:rr:.a'te mat.erials as 11 I:ompl'orus~. W01Jla ,Jupport
alloebtioll of ;;,ddi.~il:mal money f()r that work.
Soardmember Scott is disappointed i~ project. EnJoys going into _
~pace that feel, geod and loc·ks qood. St'.e enj-oy5 experiencing &
space as it was int.er..ced to be e-'<per!Enced. She e:lces oot fee-l
that this project ac~ompli!lhe~ that goal. P~blic spaces snould at
least r~t!ect ~he origin31 ~terials and f",el, Bas a p.roblem wit~
tbe e;,cterior sates ... 2nd the p·rcposed mesh.
••
a..;,.rdmelllbe I Wi:i.l1s commented: tbat there :!Ibo'l.lld be better
t.-nn.irlaticl'l ·-em t.~e left side of tfle fe-nee.
r~ve project witb the comment th~t .ppl1c~nt con~S~er A
the left :!lice of the f~nce.
VOft: all
fro,.,!".:r Pe' .... rtprtpc:
Placemen~ and ~o~~t~ctioQ 0
!'g$1 i'=:lnt·
Se:ot.t Lcool!!ley ... Arbori>:Olltorist
SllI!lDl'"O' or fiBB Dhcu"San..:.
Gen~r.:! question" about coler, l!!tyle: ill
Also Soard di,~u3'ed wood qu~lity.
95-hF'i!-15
st:-uc:taral int-e~rity.
Tbe Soard expre.s.sed c:onC€tD about the p,roposed. ig'ht COh~L The
IIppllc,,"nt re.5ponded that the plants are off:!!let E-ct@r ""gaI['.st
ligbt wood. plant" ~~~ld be loet aqain~t dark gree~
:NO'2'%O.:
MQve to a?p:ove as prese~ted.
vo!'.;
all .ye:!! 45-~)
~--------------------~----------~
aepreuntlti"'
Virginia Warbelt. Department of Communi:, Pl&~nin9 and E~vironment
~i;'iCy ... "iQn..:.
General question3 about bo. bcD~S ~ould wcrk.
Ci.sCllSSe-ci the ~.iffere:')ce ~t\o1ee.il what does ar,d does Dot .go to
eouncil.
publiC 1'ntimony·
Pbyllt~ Munsey: Wants ~be lDR crd~r to be retroactive. She felt
that ~Wner5 who ha~ done seismic and bi~toric upgr.de~ t~ th~ir
propert1 prior ~o thIs TDR ordinance vere beIng penalized,
Cbep "eefl~ta: lJa!l:ts the TDR ordinar.ce to be retroactive.
Con.si~tent with bistoric and seismie goals.
Amendin; language so that it does not linUt to 25,COa square feet
a:ld inl5tead ~ay t.~at .... hatever is il!:l ordinance wi 11 limit size o,f
~ecelve~ site is downtown.
; :.
CIo4i<3 GOt. 'know ,.11 implicat.ion c-f ma't.:irg t.be ord. retroa-::tive.
Could £~tc~ectiv.
6e-te-rm~t':I.tte'!l.1 If
then COQ 1.4 ~ u n! ttl r
If 0'1108:
project! be brOt.lght before SOlrd for ..
CQllld. apply findio.g'!' ":to. .. ret.roactive basis,
:!:lev. Ih_9hts.
Appro~e~ .3 Fte'~nted ~ith·reC3.
1. J:,etroa::t.i,1iI'. '1DR i' .. ppropr_l.te~ but .sbotlld be dooe based 011
~rit O~ a ea,e-by-c4~~ basis and ~ot ~cro~~ the board •
•. J P~3 would ~3e c.stablished cit, sta"dard5 to eval~ate
r~t~oact.iv~ p:oj~ct$.
2.' A'DI!!ind wo:nUog to rEflect Cllrnerlt dowr.town ,iZ8 limit (delete
the 2S~OCO squ.r~ foot limit).
,. -1 () U aryant St reM 9 5 -H3B-l1
e.
J.
Bcar~ers Scott and Sarbee .stepped d0W~.
ilO'7 IO~~''-
Mov~ t? .~.~ove as pre,ented.
30a Linepl" 9"i-58 8 -18
Appl;CMt·
t.ydi.1 :Morse
XO'rIO_:
Moved !or approval
YO~E::
All aye~ 13-0-2)
CO'Jld be
"CIc'>5>->w~a".o •• r<i'ft .. rcj'"·"r"." •• '"-______________________ ~S~5~-~
"
It,pplit"i'Jot •
Rccbellt £)11:0
FAR D is.-"" i on·
8Qard.>nen'tber Sca:::t stated her c:oncerl!. ebou-e tbi.s
iQ tl".~ Profes50rvl11e di.,tri.:t. Altllougb. ~be
d61 ightf,""l. ~be strugqles ~ith b0i1f aDd if
._"
....
Fartic~~ar· llou3e
finds tbe b'Q~,e
it fi:s il!l. tbe
~c~
Ar<~lt.ctur.l ~.vfew 60.rd He.rlng
April '. 1995
Irlli.ftr of Ptv.1oPmen! 119Ms /TOIl! Pros .. "
. (Ity of 1'.1. Alto
35-AAB-4B
9S-HRB-1J
95-[1~-6
95-,C-3
95-CPA·1
~ !aser: Wfrs1&ii. woald you tiye Q! a brief overlay on t~is item?
2s. iath-It: Thank you_ ~it~ t~e MRB. I just went through the two
dl.grims that showed how the progr .. WDuld vor\ 006 disc,ssed the four
n;;s '" ""f<~ it Is dl ffereot frOll the progr ... tht va h,. no .. _ ffrst, I
sho.ld say th.t we do present1, haye • Transfer .f Oeve1opment Rights
Progr... The citl council, il 1986. ill11.tod .m.t became the zooe change
that .11owed for I 25 percent bonus t. be given for sel •• lc upgrade or
'historic restoratfon. .At Uat tfme. they a'so adopted ill Compre7lenshe
'1 ••• mendment thot cre.ted the TOR progr .. I. the Comprehenslye Flan, ~t
there ..-as 1'10 ord-jnanct -written then. So What we nave 15. just ldlat is
~itten in the Compre~eR$i~e Plan. Tbat limits the transfer Gf
deyelopment rIghts to buildings I. Historic Cifegorles II and Il located
iB the CG ~;stTict~ and transfer to receiver sltes also withfa tne CD
distritt. The recefver sites bave certatl size 1i~it~ticns. None of t~at
Is dang log.
What is c~angin9 is that f~ the ~urreAt ordinance. shown QQ Pages 8 and 9.
the c.-reot ironsfer of Pt';olopmeDt ligllts Program proyilfes t~at •
transfer DB1, occur throug~ I Ilann!d Commun,t, zone p~ocess. Tbat goes
tbrougb tfle arc'hitetturil re~'ew beaN! and Jllanning commhs'l"on and cH,J
council. There was some feeling on t~e part of the cou~cl1 t~at may~ the
c~lfcatjoA ef that process a~ ~aYi~g to ha¥e the reeelver site already
tnere it the time 10U dl~ t~e wDrk and got the bonus ViS too complicated.
Tbat was perti~s one reason ~1 we were not having ~are of these done. So
the new process se~ds receiyer site prGj~cts onl, to t~e architectural
revIew board. The r.ti.na'e for t~.i is that since the 1iait.ti.ns on
size Ire still 11 ,lace, the, are busicall, the same is an, other project
that the ARB ~a1 see lnd act upon~ So recei~eT s;tes are reviewed 11 the
~~ way as any other development prDject~
The second change Is that the Drdinance will establIsh. more detailed
pTocedure fo~ how these bonuses aT~ granted. Presentl" there is no
recordir.g syste~ that bonu$!s baye bE~Q gra~ted. wit~ no formal recDr~
e~cept thro~gh the review process of t~e prcjecl its~lf. There is a
standl~ for seismic upgrade. II order to get the bonu$j yo~ have t; meet
the standards for t~e citJ~s seismic ~ilird identification progr~. I.
the new program, it is <larified that 'I order to get a ~lstorfc bon~st
the 'fstori< resources board would reyi~w tfle proj~ct. as the} would
,'fW'Y wit~ I C.tegorl I Dr 2 ~i1ding, and .ss.ss Yhether the project
.eets t~~ Secretary of the If.teri~r~s Stlnda~ds. Theo the decfdiDg body,
the arc.itectural reYle~ board. or ia some cases, tha C\tJ councll, wo~ld
tat. that .ssess .. ,t i.to account_ II theIr fl •• 1 deeislvn. t~eJ ~o.1d
0.1, be ab1. t. approve t~. project if they agreed. t.tlo9 I.t. account
tbe asse5sment~ t~at the project complied w;th th~ Secretary's Standards.
50 It sets. standard thresho1~ that .1l pr'Jects would ~.ve to meet i.
order t. be granted the bonus.
0{/06/95 -:-
"---", .
;\
---.
· .
Als., ot the tlmo the bonu, Is 9,ar.ted by the cltl. the conferring .f that
devel.poe"t right gets record.~ with the countl recorder. That
dev.l.poent right can then be tr.n.ferrod Dr .01d to anoth.r party. It
does not .. c •••• rI1, have to 1~I.te11 go to a recelyer slto. So It
.nows acr. nexlbilltl t •• slogl. o,,"er wilD .. ants to upgrode "S
building but do.s not w.nt to get I,t. develop.~nt or •• p.nslon. He can
go ahead and do it. ,lita "s bonus .nd sell it to SomEone else ~4 Ray
~$e It to the f,t" re ..
Anoth.r change h thll if • building is de,lgnated IS 0 Hjstorlc
Category J or Z, Which they .11 have to be f. order to participate II the
progrlM. ta additfDD te the seismi~ Category II 2 Dr lJ theft tl order to
cla'. elthar .f the bonus •• , the owner has to do .11 of the -art ot the
sa~ tfJe. So you cannot come 11 i~d do a .fstorSc restoration w;t~out
doing I setsNic ~pgride and get a bonus. likewise. you cannot do a
se~s.ic upgrade on I 'fstorfe bufidrng a~ DOt do any 'fstoric restoratfon
and cl.l •• bonos. If you ire desIgnated I. botk cotogarlo" you ~.v. t.
~o both t~e •• i$Olc and .i.tor!c re.t.ratloo. Tbe thinking b.hind that Is
thot If it Is • }I.torlc buildIng ond exteRs;ve work Is requIred t. do •
s.!s.le .psr.d., you are 90lng t. need t. be thInking about t~e .i,toric
characttr .f the building and .. hether it "ill b. disturbed. So it Is hard
to do a sefs~ie ~pgrade ~t~out dOing I .istorj, restoration It the same
tl ....
~s, Masfr! What ~appens if ~ bu1lding ~iS gone t~rough a seismic upgrade
,. the past and now~a"t$ to go t~rough a llstoric restoration!
"Sf W.rbeit: Tbe va, the proposed Qrdfnance is nov ~ittEA, any wori that
woal~ otherwls. be eligible for. bonus WhIch Is completed after the date
of this ordinance wo.ld be eligible for t~e bonus.
!§. ~s~r: ~at about ~O[t tt.at has bee~ completed prior to it?
Ns. Wjrheit: If it is up to standard an4.ts !lready completed. t~eA the
was the ord;~a~ce is ~~ttCH. it is ~ot retrQsctfve. for example. ~ hive
I auaber Dr bu11diDgS irQU~ town t~at have $O~~ sefsmfc upg~ade. but are
not "p t. stando"s. So t~o.e buildings could presumably come bact, do •
\istori, restQf~t'o~ and br\ng the s~\smic ~ork up tD stlndard$ and el,i.
the bonuses.
~5. ~aseT: Is ft the bu~ldiD9 department t"at assesses the le~el to ~ic'
th~ seismIt ~pgr~de DUst be donel
Ms. vach2lt: ,!S, and fred Ae~an is present for questfons.
Ms. ~iStr: Aow 21") bcild~ngs i. to.~ ~ijl~ qualify for t~1s?
~s, y,rhe;!: Jhe list of buildings j. on Page. 4 and S. On Page 4, yoo ".v. 14 sites that are Histor!c Category 1 or Z, but they are not on lh.
seismic list~ On Page S. there are 9 addit'o"al b~ild;ngs that 2re also
se!s.fc tltego;ies I, 2 or 3. and they would be eligible for i doubTe
bonus. lb. rea seD I left .11 of tho •• on the list I. that those are the
cnes that the ,ouncl1 saw •• ck ~h.n they deterwloed that double bonus ••
')fere .11owtd. II fact" two Clf these lIav! already beeA .tstoriclll,
opgraded and sels.it.ll, upgradod to standard., and ~ave takeo their
04/C6/9S
+
: ' .
-.. --~ ,~:;.-..
~~..:,. . .. -.. -
bDnU$'S~ The, Ire It 40. florence and It SlQ R~monl. end would not be
plrticlp.tlog I. tkls pr~ra •.
Mr. Mcflll: If t~ey ,orrentl, exceed their fAR. then ca, they qet their
bonus?
",. Varbelt: If they exceed the 3:1 la the CDC or the Z:I f. the CON and
COS, t~el <in~ot. Ind ~o project can be granted ~re than SG percent of
the fAR otheno1se allowed o. the site.
1Ir. I'Ic;Elll: like Tb. President Aplrtments.
es. v.rbt1l: Tou ar. rlg~t. The President Apartments would oot be
el!gl~l. under the current guidelin •• , becaus. It is already over t~e
.bsol~t. rA.~ 11.it.
ftc. 8tral1: So It cDu14 not t.~. the bonus ao4 \~ansf.r it, an6 there \s
00 Ince.tlve t. sol .. lcall, upgrade it.
~. Vijhcit: T~it is ~o change from our current TOR program. The
cC\lntH's diret:Hc'll t~ shiff to. de\ielop l II\Cre streamlined prOCl!s$ for
Iling thesl was to lei~t 111 the s11e limits i. ,lace. So t~is ~at~tlf~;
current stlndards~
Mr. Mef.ll, I wanted t. follow up on the eligible b"il~ings. You .,Id
you need tc do bot~ t~e seis-r( a~d preservation work ia order tD get t~e
bonus. Rowe.,r, the 14 buIldIngs that are {ategorj I ,od Z f. the
'I,torle IRventory ~.v. no s.!smlc designation. tan th~y get, 25 percent
bonus for preservation upgrldel (Yes) {an they transfer that?
!So varbeit; less they can.
~~: ~~ there an, ,.ceptlon t. the requirement that you do both?
lb. Virbe1t: rOD are OD1", r.quired' to do both if YOIl Ire desiQilded IS
bot~. The 14 buildings are DOt Ide.tlfled I. the ~'lard program.
Mr. 'gteTson: So we 'i~~ three cate90rie$ -$e\sm1c, ~istGrl~. Dr both.
Ms. Yirbtjt: RD. Those that are $e1~ic or.1J Ire not is t~1s program.
The eurrent TDR pr~r .. was developed specifically to protect \Istorl:
bu\ldiogs. It did not, nor do~s this cu~reat one. include bY;l~lnq~ t~.t
Ire only 5&fSB1C risks.
~Sr "aser: So a Donbi$torf~ bU1Tding that is se1s~~cil', upgra~d gets no
bonus.
Ms. ~.rh.!t: That Is r5gbt.
Mr. Pttcr$g",: 'Would YOIl (:ire to s'pecwhte if the coold c'flange?
"so Varbeit: There certli.1, has bee~ some iDterest 1! loo~ing lito
that~ Tne reason ~ did not propose it 1m this ordlftince was betause
counc~ 1 ga'/e 1.15 il nt11er narrow ta'S\ tllat they wanted te: i:compl is"
quittll~ That .Du1d J!it\ up another 2S Of' so b!Jnd~ngs 11 town~' That
04/06/95
·3·
. ; .-
" .
... It '~--:"' .. "+ -
o"i": or
greatl1 expands the sender poo'. Then you ~ould ~ive to do I mut~ ~re
det.'le~ ".,ly.'s of III of Dor receiver sItes. W. do oct .ant to get
,.to • position ~fre we hive more sender bu11dlngs than we bawe receiver
buildings. So It woold s •• ~ t~.t ~ Ire gi.ing people development rl9~ts,
but i. fltt, tber. ro.ll, I. nQ ploco to put the.. As the pool for so,der
s1te~ fncrea~$. 1t becomes a ftU(~ ~re complex questfon of where the
Hethers lrt.
"5, ftaser: fred, do 1~~ ~aye any CDmme;ts? Please wse t~e .fcrophone.
frid HerRan~ It was designed thfs Wi' because ~f the timelfne g!ven by
the councIl. It WIS cert.l.ly dIscussed by staff, and I r.ised It It I
.erl .arl1 stage of the Incentl.e for s.'salc upgrade discussions. Wo
ba~e a setsmlc rsh~b progr~.~ and ~e wou1d lite tG ~~co~rlge that. Tkere
sbould be In fntentfwe t~at ~1. It ~5 l r.arrow timeltne. and there
was.'t tfme t. I~t .t III of t~o Implleltlons of I ~uch broader program.
n. couneH gl', •• ver, specIfic date by wMcb thei wanted this ","dlnanc.
returned t. thew. I thf.t It mol happen I. the f.turo.
~, Maser: Will t~!re be ani ot~er kind of bonus, oth2r t~an floor arei
lncrease~ that ~e cocld ~ome up with (or ince~tives for sefsmfc upgrade?
There .ay be other communfties t~at ~ave run into thiS that ~lve ot~!r
sojitfons~ 1 ~ondered If ,00 \new of any.
~. Harman: Ve bave • floor arei bonu$ incentfve now, but it ~as to be
vsed on the sa .. ,it.. II bas boe. moTi!,all, successful. Ve ~Ive had
four or fl •• buIldings th.t ha •• la\ ••• d,"ntige of it. lhey ca. 'aye the
2S percent bonus or add 2.500 square feet_ whichever is greater. a~d not
~rovide p.rkfng, but it ~.s to go on theIr sIte. It bas bee. used at the
~k.r Oik. bulld!r,g, 401 florence, 156 Colversit! Avenue and the T~oits
new bund'ing DlJ Onlve-rsit." Ave_nue. It re.all, lias not beea ilS successfll
as J ~o1~ II~. t. s~o.
Mr_ 80$5: Are you conctrned that t~ere 1S a disincentive b~in9 crei~ed
bere for seism1c upgrade? It is an all Dr none now. You ~a~not do j~$t I
se\s.lc upgrade and get ar) benefit at all from t~\s r.ew program.
~. ~enaan: I dDB't t.lnt 1t Is necessari1, I disincentive~ The cost of
dofng • sefsmlc ~pgrade compared to doing I .rstnric re~abiljtation could
be very far ipart~ So t~at ~oul~ be I dlsi~centt~e if they wanted to gel
just 25 percent and transfer Uat. I Ui,k you would ho';e t. lovk at the
cost ,nllysl. of doIng bot~. One would ba" to try and figure oct ~~.t it
wo"l~ cost if the buIlding were 'istor!e.
~~ Ross: I could l~agine t~e .istoric component being as expensive~ or
more, i. some cases, as the seismic upgrade. ~iY!n the kind Df process
that lite are gettfng irlvolved hi rlow. The prc-cess -(oold be<:o!Jle very
expe"'.e. I just wondered If thero f •• ny thought about I building ~ere
the increment of the Jdditional. 51, there is a $500,000 $eis~ic ~pgrader
and t~er. wou1d be an~th.r $500,000 for the ilstorle upg.ade on top of
t~at~ rather t~a~ just ~uttiDg so~ fftlshes batt en the f~slde~ it would
prevent ei~her ~P9rade fro~ bappeding,
Mr. Hennan: lbat; •• 'ypothetlcll sit,.tion t~.t would be diffic.lt t.
answer ..
04j06/9S
-4·
Ns_ Varhelt, If they onll did the .olsm!c upgrade, t~.y would onll g.t
25 percent. If th.y went ahead a~ did the ot~er, they would get
5~ p.rt.nt.
ar. tos.: Act •• lll, jf they onl1 did the •• ismic, they would not get
Inythlng ~nd.r thl. now TOR frogr ...
lis. VUlielt: That Is .:.rreet.
NT. IIpss: So th .... Is n. l.ng .. any In<entlv. for doing the sehmlc
.pgr.~e .1~.. You ~.v. reDOvod the 10<,.tl ••.
erE R,~an: 001ess you wse it Dn your own site~ You ca~ use ~he
25 percent on .,t., .nd you could stilI d. that. T~i. is only for
triflsfer purposes.
/!.$.lIarne!t, When fred disc.ssed this ."Her wh.n w .... re Devol oping
this, he seemed t. f •• I. froe his .xp.rlon<o, that it wa, DOr. litely the
other ""I around. r~.t sel.o!c ",. mort Iitely t. be a .uc~ more
.ifflt.lt and .,pe •• I •• process. If you did not c~!ne the~. what y.u
.Ight have Is peopl. comlog ,. I. do •• I.torl< rehabilitation. whic;
~uld be less expeAsfve. tlte the bonus a~ not do I sefs~lc ~PQride~ It
would lel.e a bulldin; whit. ~.s bee. r.h.bl1Itate~ .ul,erabl. 10
aeslroe\lo ••
Bra RQss: Are there an] restrfctio~s on tb~ buyer of TO~ rights? Does it
go wltft the bulld'09? Or Is It • commoditJ that can be traded on the open
lIi.rkeU .
85. Warb.!I, It Is the litter. a commoditl wltk no restrictions.
!C. RO$s: t. the MlP that you provided of the CO Ind (5 ZU".s. I. the
sf.lding the ISO-foot setbacl fro. res~.entl.1 lODfn9?
Ns. Varbelt: Yes, this Is tale. directl, froo t~. lonlog ~a9. That dark
.re. Is ISO feel from resl ••• tl.,1J zoned propertfes.
~. R •• s: So .nJ part of .nl propertl that f,11. i.to t~at 150·foot
setback ~u1d not be e1igible t& recefve a bonus?
~Sr Varhaft: Yes.
~, Ross: for example, for J large site like t~e ene at 52S Univers1ty
Avenue, it .o~'~ Dot be elfqible IS I receiver site.
~s. Wjr~eft: That is correct. That site wocld ~ot be eligibTe il anI
Cl$e~ because it alreadY excfeds the mixf~~ fAR~
!r. Ross: (an the lOR rights be Ised for anI type of pr~jact? There is
~~se~ssfon here about setbac~5 from resfdentfal looes. There are
residential wsos withl. the CD looes. I assume th.r~ is 00 s.tback
req~ired fOT resfdefitfal sses J! the C~ zones. But could t~e TDRs be ~$ed
for. reslde"t •• 1 pr'Ject?
BSe Varbeit: Jes~ .nd t~e pof~t yo~ are Taisfcg bere f$~ if that pr~jett
is itself residential··
OCj06/9S
-5-
.. -,
",>:..' -_ --~.:--c:;
--
ftc. los,: ,be rei son f~r excluding t~1s is unclear.
"so Vltbe!t: T~at see.s loglcl1 and re,so".bl.. Technlcllll, t~e Wil
this I. written, It SIYS that the receiver site clnnet be wlthl. ISO fe.t
cf resl~ntlll, but throughout our anlln,nce, we have ,lace. ~ere there
Ire restriction •• b certal. things withl. so •• nl feet of resldentl,l that
Ire s~eclflcllll exempted If they Ire, i. flct, res!dentlal or pri~rlll
reslde.tlal.-So there Is ,'.nty .f precedent for that.
Sr. Bps.: Eliglbl. ,Ites IS receivers ,re requIred to be wit~l. the CD
zone district. Dces that nean that the .Ites thems.lves bov! to be CD, or
can they be ,nl sit. that Is wIth!. the gener,l distrIct boundaries?
"$. Varh!2it: I thf!'l'k the way It fs wor-de<! nOW' hi the crdinaoce and it: the
Comprehen$l~e 'lan. it fs CO zoolng. But th.t brings ~s t~ the issue you
raised this r.o •• lng abnut the senIor center ~!ch I. cloar1l edloedded
rlgbt I. the middle of downtown and happens to be I Pf zone. That r.jses
,11 kind. of policy i.sues, wbit\ w. will •• ed tn do some tbinkl.g about.
~at ,. a yery ,.torest;09 potnt. If that building Is not .lre,dy ove,
the s~ze If.its S~ thit it would be eligible le receive bonuses, 't is a
cl&ssfc else cf~~at ¥e tre trying ta achfEve~
"St Maser: (an t~tse commegts be studied and the~ forwarded as i co~~ent
t. the cltJ council?
Rr, RO$$: I a~ ~urjous about t~at. Inere could be $~ broade~f~g cf the
to requir~ment for rect'~er sites. As long IS the} are wll~i. the
~"ndarfe •• f the CD district, wbtco fs t~. way I 1.ltl.111 read tifs ~e.
stu~ylng it, regardless of the Z~iDg of that partlc.l.r site, .s I read
it, it .... s that the j.tent Is t. ieep t~. development rights fr~
le~lfng inta ether parts af town~ il Dther words, to leep t~em fa the same
general geograpblc Ire., so I support the CO .one district zone concept
bere r.t~er t~an CD site-specific zonf~g, Tbere a~e I number of
exceptions to the CD zoning with I. t~e CD 4Istrl<t. The President
AP.~nt. Is an ex.~l.. Also PC for exampl., and Pf for example. So I
~oal4 like to see tha\ changed, If f •• slbl •• lhe. jf the ~itl can (I"d •
WiY to tate advantage of t~at ~t~ the senior cent!r. so muc~ the better.
",. ~.rbe;t: 1 vlll ta~e that comment_
!S, 5iser! Any more questions f~r ,jrs1Iia?
~, PetersQn: CurreRtly, the bonuses are available and there fs DQ
requi.ement for parting t. be provided for that ar... Would that remal.
the ..... wi th the TDRs?
M5 t V3r~eit: Yes. That Is the vaiu£ of the b9nus p ta be free cf parting
requir...,nt •.
Mr. Peterspn: TneD 100 ta1t about t~e nec,ssary reviews, i~clud;ng the
HR8 revle~. Tlpl<all1, who. it i. ~ntioned I. the report, it talk. about
exterior revie., and then there Is reference t. preservation of both
exterIor iind interior on Page S. I aD! wondering: ""'at s.cope Clf ilistorlc
review we are tllttng a.bout if 'lte zre lo indeed'. tilking about bot~
f~teriors and exteriors.
04/06/15
-6-
c-_
•
!I, Varhc1t: WheR we were writing t.f5~ ~ w~re fl(fDg Ili of t~~se
I5blgultfe. t~lt ~.ve ~ome up now f. recent Cise. with CEQA. ;04Ico"ng
thlt under cortll. ,'rcYB.tance., InterIors Ir. part of the project. So
we ret~rr)td to COUDtn'S origtnal 1anglJi1lge wtletl tlle.1 alJthorfze<! the Ise of
the bonu.e.. T~eJ w,nted to ~t. sure they .~re protecting .istor'c
buildings and ~ot .llowin9 more thi' 25 percent of the bonus t. be located
~n the .'storlc .It., .endlng th,t sort of project t. the.,.l ••• for
review. Tb~. th~, s.~d tnelr .tand.rds of revIew ~o.1d be thit tho
exterior complfed wltl the standards set by the Secret.ry of the I.torlor
"nd that the I.terlor ~s not to be Inconsistent with .Istorlc
preservation of the bulldlog. So we .sed that same 1.ngu0ge herf, not
knowing preclsel, Whit kinds of circumst.nces .. mIght flee.
ftr. 8oss: IR restorlog the building, will they be required to not mate It
In1 wrse?
~s Warhelt: I bell.,e that it depends entirely upon the building, a.d
What I. ioslde, and Whether or "ot It is considered to be of significant
'Istorlc laportanco under CEQ~.
es. ~a$er: Vou14 the ARS ma\! tnat determi"atjon~
as. PI~.: Act •• ,l" for the doub1e bonus, if someone __ .ted to t,i.
advantage .f of the double bonus. it would be up t. the citl council t •
• ltlm,tel, .a\e t~at decision.
'd. Varbeft: The Cit, council woul~ onl, .ake the r!comme"datfon if more
than 25 percent ~ere .sed on the sito. If someone were tilIng the double
bonus and trinsferring it soeeplace els •• the ARB ~oa1d be the decid;og
bod1. bastd on In HR8 rtcommendatfcn.
!!s. ~"er: We will now go to AIln.
Ann Barbee: You are fortunate to be getting t~IS it .. relatlve11 .ar11 I.
lour agenda. The.HRB had tkls it the yery end When we were already ~J
Dyer tl .. , and thanks t. 'irgiolo. Who helped .s to get through It. Tbe
HRB baslc.,l, voted t. approve the TDR is presented. w1t~ • couple of
cIYel!:ts. One Wi.$ that 'We t'leard fro" 1. (:cll~le of 1JIe'ml:ters of the plJ'bHc,
whoa yoa may be he.ring from t04a,. and our sU9gestion woold be t~.t thIs
does not allow for retroactfwe grantfng of bonuses. In some cases, and ~e
didn't tAOW how ~any, there ~ave be~R seismic and .istorftll upgrades done
wbo J 11 l leRse, are btiog pe~ilized for ha~ing dQ~e the. eirty~ So the
MRS recoaoendation ~iS that the ones that ha,e .lre,dy be •• coapleted be
looted It cn a clse~by~,ase basl$~ ~th perba,s an award Qf merit ef some
sGrt be give. to tho •• bulldlogs.
The second tolng Wi. a question of 1,"gu.g.. It was suggested that the
language 10 the TOR not bo writte. as 25.000 square feet, etc., but s"
lOre general I, Whatever tbe ordinance Is, that will limit the size of the
receiver s,te i. the 'owntown area. The reason ~ot to be specific is that
that ordiaance mal c~ange. If you s1mpl1 tie it to Whate~er t~e ordl~ance
Is. and the ordl.ince ~hanges. you ~ould not have to go bick and chang"
this. Th.t ~s • suggestion.
es. !i$IT! 'trgt.la~ do you ~ave any comments ~bout the HRS sU9ges\~onsl
04/06j95
-1·
-. ;
, >--.
:",:.-' " -:
. <
.. -.-
-.'
~, 1 ha.e • question for clarlfle,tlon about your first po!.t.
Ky understanding was that the HRB dId I.tend that projects that wore
.lready completed could be ree.alu.ted en • case-by-ca,. baSiS, looking
for terltorlou, I~r •• oment., .nd the! would then b. eligible for. bonus.
W: Tos.
8ss Nlrheit: So it is aot jijst an a~rd ~f merit.
AnD: The .... rd of merit would bo that Uey ,",Quld be eligible for the
bonus.
Ms. Wathelt: Regarding the 2S.000-square-foot cap, I bad I.tor,roted ~.
keenan. who spate tD thfs fss~e, to sa] t~it ~~it be .as r~ommending W1S
that t~lt 2S,OCQ-sQuare-foot Ci~ just be elfmir.ated. ~at ~e ~i~t by
-'Wf1atever zoning is presentl} fl ,lace" was thos.e outer caps Df 3:0 and
2:0. ;. f.ct, the fAR cap downtown is 1:0. It Is onl! i. eas.s of these
boo,ses that buildings are allowed to go up to 2:0 or 3:0. Tne
25,OOO·square-fDDt cap Is one of two )!nds of eontr.ls over ~ow big
project., can get by actUTilulating floor are •. One Is the 3:0 or 2:0 cap.
and the other is on a project·by·project b.sis tnat D. project would be
oyer 25.000 square feet. So those two ra~ il tandem. Tbey ~ere two ways
of c .. trolliog the size of Individual projects to.t ~i9~t be .ccumulating
floor Irea from someplate else.
Ms Maser: let '5 bear from t~e publft ~OW.
(nap [etnan, 700 Emerson Strt-f, palo Alta: On the questfcD. ~y concerR
.as reall, twofll~~ One was that the receiVer site was limited bl t~
criterIa. lhe receiver site c~T4 not exceed 25,000 square fEet, &r if
there ~JS In existiDg buildl~9 on t~at receiver site alread1.
15~COO square feet above the e~i5t{ng square footage, ~blchever is
greater. So If you had. 20,OOQ·square·foot buildiog. you could add
15,000 square feet. for a tot,1 of 40,000 square feet. If yoo ha.e
Dothing on t~e site, regardless, the max1mUl WOGld be 25,000 square feet.
"s. 8Jser: It doesn~t .. ke sense~
ere (eenan: ~D, it doei~1t ~ake sense~ This is easy to appeal to an
arc.itectural jury wherr it is obvious that square footage is not a
criter~l)n for meritorious arch'ltectur02-.. it any e\lent. So that type cf
limitation fl t~e first ,1ace~ I wou1d suggest that you suggest to t~e
co~nc'l be elfminated. It is ~i$Crf.;natorJ on pr~~erties that ire
large. If you ~ave • SO.OOO-.quire·foot lot, you oug~t t. be able to
bui!6 • SO,OOO-square·foot \:1 fAR buildlog. But .ore Important 1,. it I.
just oot • bas!s for screen log or getti.g I goed or bad project. ~1
sU9gestioD is to send t~at mes~age along, and also, yc~ do not ~ave to
change t'is Drdinance. if that suggestio~ 1S ta~en to heart. ~st ~ave
~atever the cap is II the downtown ordl~ancr be apropos tD t~fs
orG'i nance.
lbe .e<cod Issue I want to .pea\ t. this .or.'ng I. tois 150-foot
limitatfoq t. residential. 'ir~illa is cQrre(t. There are all kinds Qf
restrict10ns ;8 bU1ldin3s il t~e (0 4istrfcts that are adjacent to
04/06/95
-8-
-,----'-. .-------
, ... ".
. ..-"."
., ,-.:.
-.c
resfdentf.l .. dlylight ,lanes. setbacts, etc. I doa't know why you w~y14
.ant to ,II of. svdden .1Ioln.te • whole c.tegory of retelver slto.
siMPly because It w.' w1t~I. ISO f •• t of residential. It aake. no .eo,.
what,oever. Ag.\., It does not speak t. t~e .rchitect"r.l merits of the
~.lver sit.. So r would sogge,t you .lflln.t. thlt l.nguage •• s w.II.
fln.lly. 1.1.1 to cempll .. nt lirgl110 .rod tbe ,t.ff for ••• 111 putting
together whIt I t~ln\ the couoc\) fotended. whlc~ .as to sImplify the TOR
process so that bopef.lll. we will get DOr. than the three or fOUf
bulldfngs th.t ~.v. been selso'c.l" and .I,to.lc.ll, upgraded f. the Ii."
a. te. lear. Since the ordlninc. was 1.ltlated. ObYlously, there .a' oot
onou9b incentlyo there. So reconclll"9 2nd r.tionoll.109 t~is lOR
~dln.nc • .nth .11 of t~e things 1. t~e •• \s\lng ordin.nce Is quite.
tast, and I t~Ink t~o1 did. superb job .nth 1t.
Phyllis ~Un5err 5ZQ Ripon. Street, Pal, A1to: I a~ the owner of t~e
bullaing .t thl, address. llon •• de reference t. the seismic and 'istorlc
upgrade t~.t I did on t~.t building rlgbt out of the chute, withio a year
of t~e s.I,ole ordln.nce going ilt •• ffect. I would lit. to request of
t~o ""ani that tbey look very ,.rlousl, .t the reco"",endatfon that tbe MRS
~de t~it there be SQme illow~n(e for rftrDactf~e reward. We .ent ahead
l~d spent I great deal of .aneYt taling ~ lot of clre fa ~alctat~'ng tr.e
~11diDg. [t was for personal reiSD~S. It was my grandfather's b~tld;Dg~
so It was SODet';.g I probablJ wou1d bove done anywly, but I do not feel
we .ooald be penalized ror ~.Yfng jumped loto It. Ve were a C,tegory '1
i. ""th the historic and seismic. ~. toot t~.t very serjousl, Ind did the
job. So I would ~ope that we woolf be able t. ~.lp defer some or the
costs t~it w> .re .tll1 piying ~ff.
Ms. ft.s •• : Where is t~is bulldio9?
~, Munsey: At S~O Ramona Street where the Double Rilnbow ice crea~ store
Is. It tiers back 10 a singl. level on the t~ird floor. It is • long •
• arrow building with stair steps up. We ha •• kept the exterior of the
building is it YlS. We were probably before t~e MRS a hundred times i.
the process.
As. Mase,.; $ee1~,.0 other speaJ:ers, 'We will now ha",'e board corrments.
Mr. Ro,s: (in."~ible questloo about t~. 2S,OOO squar. f.etj
p~~ ~ser: It fs fl the current ordjna~e.
Mr. (eenaD: It occurred during the citywide downtown down l~nlng. It was
I general reactfoD to a Jot af new construction t~at ~ad occ~rred Qver t~e
prior fiye t. six years. I feel it was an over reaction, • fear of
monster buildings.
Me_ Ross: : v111 stlrt off tfle conrnents. It ViS about a year ago UI.t
t~2 queit'on was aSKed as to ~ether t~ere _as some type of TOR program.
I do .ot rec.l1 wbfc_ project it WIS f~. ~Aybe It WIS part of the
Coapr.henslve fl ••• evl... At the time. t~e answer b,ck from .tiff
supporting the CPP.C was that no, the city ~.s never had sue. an
ordina~t. But tnt~. same more reseirc\ WiS 4one. and it ~as discc~ered
t~it t~ere is an c~inance. ibe reason nobody knew abo~t it ~s t~at it
VIS $0 d1ific~1t and ob~ure that no one ~ad eWfr inQuirEd muc~ abo~t it~
. '-" . ; -~S:-: '
,-
04/06/9:'
·9·
, .. -~", . -'~ .. ,--"-
" ·.f,.
00. d ... loper II the city ~ad thought about •• Ing it, but tv .. he could
oot .s. It. So I reilly Ipplaud the effort to •• ~. this more .,able. [t
bas I purpo$e~ and ;t 15 In incentive for do1ng mo~e sefssic and ~Jstorfc
uPirades on buildings that •• ed It.
I bell.vet~at those requlr ... nts that are Ilready restrictions on CO
.Ites with!. ISO feet of resldentla' Ire.s Ire suff!clent to ~rotect t~os.
residential .reas from whate~eT .i9~t resMlt frON I trir.sf~r. So I do not
support the lSO·feot sttba~\~ Tnere are &lread, ~ pumber of rf~trtctions,
and IS long as those art complied w1t~, those sites are not gOlDS t.
become problems for the neighboring residential are.s. It does wipe out a
'a~ •• wlber of potential receiver sites, and VI should not do t~at. We
should try to find as .any IS we Cln, and continue to ~ave the. controlled
by the laDing that is ;. plac., but not put additional r.strlctlons on It.
For that reason. I .1s. support dcopplng the square fGOtage caps. I thlnt
that the cltl's experlonco slo,! 1986 hi. be •• that there .as perhaps too
grelt I fear of cyerdeve1opmer.t downtowr.. The oven'll <:"1> fif
350,000 square f •• t still ~as something like 300.000 sq"ar. f •• t left on n. There illS riot. been an u:'p1oslCI'I of luge-scale dE·~'elopment. I do lI;)t
see any can'tr. abo~t it, and I dQ nDt have « co~cerD about it presentl,.
flT.t of 111. there ;s just oot that ~"t~ square fnotage •• all.ble. If
someone got together the capit.l t. b,y up .11 .f the TOR rights i. a way
t~lt woul~ creatf~e an incentive for III of the building owners to do
thefr upgrades. as J ~nderstand it. t~lt would create I grand tetll of
about 39.000 or 40,000 square feet of lDR.
Ms. MI$er; That was worked out about I year ago.
e" Ross: That was wor\ed out fe conjunctfon with t"e ex~initioD of the
coabfling of the tWD bon~ses. fhit ~ay just be fTO~ the combined bong~!~.
8, Vartelt: I thInk thal fs right.
~. '-PSt: Tbere is ~ot a large pool of transfer ri9~ts iVi11able. $0 I an
DOt too concer.ed atout some on. cre,ting • mosstve butldlng. It woaid b<
cont .. lled anyway bJ either the 2:1 ~ 3:1 FAR. That soe.s to DO t. be a
better (oDtrol than t~e 2~IOOO-squlr!-foot requireme~t4 So I would
,uppo,t .11~i •• ti.g bot\ the ISO-foot r.le Ind droppiog the caps. I am a
little cunceroed. althoogh I defer t. the c~lef building offioi.1 on this.
about d!s{ncer.tt~iliDg tbe seismlc upgrades of ~i5toric bullding$~ I
u~erstlnd the co~erl about Doing l low-cost ~fstorit upgrade and getting
• 25 perceot bonus, 11th~ugh that w •• certal.l1 the iote,t of the original
crdinance~ and It does ~ot appear to have been a~sed so fir. That ~as
been" anl1able to people up til now .. and I rellly do not see Ulat "IJC~
j~stiffcitfon for the con~erl about its ~ap~efting fl the future. [f th.t
~Te a concerl .. we could 5impl, ~rop t~at incentiY! (rv. the ordinance
that no 'istoric building coald recei •• benefits fer upgrading.
I thfnt that as f~portant is 'lst~rlcil pres~rviti~"s issues are, life
sifetl Issues take precedenc&. [f s~~eone co~ld barel! .fford to do i
code-.i~imum life safel, uP9rade tl c building ~nd racelvt s~me benef,t~
for that wbfc~ they coal. tr.nsfer t. another bUilding sa .. Wher •• but t~e
cost If doing tho "storfc upgrade would bo e<oosh to pre ••• t the .. from
doing that. I t~in\ that would be • shame. ~ost of these buildings a ••
occupied for large part, of the day. So~e of th~ .r. partially
04/06/95
·10·
" .... / ""f ~
,.;:.
.. . 1 ........
-.--~<
",.c,"" -"'>:.;-~<-;.. ':'-~<'~~:,~"::--':-,
-....... ::~~;,-::-,:>~
resldeoll,l. /t would be , sha .. If a building were oot s.!s~ic,lly
upgrl~ed lnd r..de Sif! fer the occop~nts because it WlS an ,11 o~ r.cth1ng
propositi ...
I think one of the rea.ons that the seismic upgr.de I"c.nt;~o his not bee •
• sed so auc~ 'S boelUS. the bonus are. hiS t~ be used ~n the sIte. That
IJ exper.5~ve~ Oo1n9 I sef~fc ~pgr.de ~tho~t i$tng the bon~s on the s~te
but sl~11 recelwlng so .. rrvenue froo being abl. t. tr.nsfer It ~'Y
encourage a numbtr of sttes t9 upgrade thit hive Rot l so far. To the
_xtoot that SOEO of thos. ire .1so .ist.r;c bUildings, they still ~'Y be
prev •• ted f ..... belr,g upgraded .. 1..,1,,11, becaus •• f the cost
consideration of ,1s. doing , CEQ~-coopII.nt a"d city couocll·,ppro.ed
co.bin.tl~" pr.Ject. ~o b.ve ,'ro.dy gotte. the t.ste of onO such
project. froo the experience ~It~ that rroject, I could Imagine that It
.. uld put off .as, peopl.. So 11ft. little cnneerned .bout t~. '1\ .r
r.otlfng pToposit;Qq en sit!! that bive both designat!o~s~ ur.less th~re fs
somebod, i. town Who vants t. buy t,em ,1\ it-d go thr.ugh tbe s.~o
procedure III it o~e. So I l~ I little concerned about that, and ~t~
Ilk. to ~e.r .mat oth., board members tb;nk.
~~: Would yOQ comment on the issu~ that <arne up before t~~ HRB
.mic. i'Ilyllis j;Ontioned?
~2i1: I~,. little mixed 00 that. I t~ink that .te. t~. foeentlYes
were put fa plite for Qofng either Qr, and gettf~g a bonus~ there was bope
and scae antfcipation that t~ose fneentives would work and that people
would .pqrade buildings. It ~as not varted very well, although 10 the
cases .tare it ~ld work~ it ~IS beeR d~ne. [ssentjill1~ ~at ve ire do;~g
11 (reit;ng I SGurce of revenue for people ~o ~ave ,lready undertaken
tt!.. I.~ I little gncomfortabl • .nt~ that. Ther. ar. re.~ns Wh~ those
projects were done, and it woried for people at t~e ~ime. As RUch •• thlt
~ffGrt Is appreciated. ,artlc.lar1, I. the cas. of ~20 Ramona Street, I .~
• llttl. uncoafortable with going bact and e.sentially granting some
idditlanal revenue.
~s. Masor: If that project ~ere to ~ome before ss ,"d the! yer. t. apply
for the bo~uses, and it was deterafned t~.t t~e sefs~le upgrading met
today's standards and the ~~.t.rlt upgrading met the ~B and ARB
appro.als, t~en how wou1d yO" feel about that being granted retroactlvell?
ec. Ross: f .cu1d feel RUC\ bett.~ about It If the project complied
sel •• lc,lly. and for some r.ason was slightly deficient by curr •• t
'istorJcal renovatton standards. ind there WIS an effort ~ade t~ ~ate it
.eet theM. r. other vords, If it did nat ~eet I strict review of the
~~rreDt 'istoric standaras but the owner proposed tc make it so. lnd
received tOe addlt!onal l5 perceet and transferred off site, I vould be
~ery supportive.
es, ~aser: ~ if ;t dId Dot quite meet the seismic sta~ard5, but v1th I
little extra work. they <ou1d brfog II op to <"rrent stand.r~', they could
go ahead froolhere and .ppl1 for theIr bonus.
ec, Boss: As long .s It does net reu,. I bono, that they bave .1ready
taken advantage af. If the selsmfc bonus ~as already bee~ ised once, I
doo't thfnk II .bould be ",",lable agal.. Eut jf the ~lstorlc bon", ~.s
~ot bee. used, t~en it Is still ,~ailable. is fa~ is I a~ conterned. Tnee
04/0£/95
·11·
..
."
· ---,
If the Ipplleltlon e.~ through the HRB .nd the ARB for some additlon.l
.Istorle improvements th,t b<ought the building right up to current
standards, the. J belle.e it sho"l~ qualify for the additional TDP..
!s, !iscr: I Igree ~1th that. II a sense, that fs ~at ~e Ire saying.
Bring tho. forw.rd on I e.se-bY-c,,, tasls and ~. will evol •• te tho..
~ ,Ihl: I agre. with everything thlt Oavld .ald, except I 60 bave some
alxeG fe.llngs 10 support of the staff recommend.tlon about requiring boti
reb.blllt,t, •• s to be done_ Raw do you do just the 'istarie upgrade or
the se{sm1c upgrade? ~~st dOlcg one would be reall, losfng some walet.
I!r_ !!cEall: I ~ •• e • <Duple ~f c .... nts. I would strongly agree wit.
What Cheryl SIYS lbout t~e .eed to do bot~ the ~I$toric pc.,ervltion and
s~is.ic ~Pirade hand~i.-g~Dye. Doing one without the ather really doe$
not serie the bu1ld1ng. t~e pub11e or the owner well. I bave seen
examples of their not beIng dene tog.t~.r, .nd I feel it bas bee. t, the
d.triMent of t~. bulldiog_ So I .ould .upport the stiff recommendation
t~at tbe, both be requlred_
I .. ""H .ha lib to oot., .. I belie.e U.e ~RB ,.dlt.te1. thit this ,.
cerlalJ', I very ~aluable pro9ra~ to encourage preservation of the
.istar$c buii~fDgs t~at we ~ave. I would agree ~t~ that stron9iy.
I concur w1t~ Uavld'. comments .beut the lSO-faot setback and tb. square
footage cap. With tne current zor:lnq i. 9'ice p we hawe t~e ~o"tr~ls
needed ts mai! sure no one und~ll ~ompro~ises the adjacent r!siaential
uea4
RegardiDg t~e retr~actfve credit. I hi~! co~erRS about ~OlD9 t~at~
bee,use of the fact th!t we >loulel be attempting to go bad 10 time and
.aie deter.f"ltfons &S to vhether the priDr upgrade ~as done proper1,.
to.t cODld be ,ery 4iffle.lt, s~eclfleal11 from a ~resery.tfon
~!andpQ\~t. Se\s~lca'11~ tf there WIS a sels~lc ~pgride. it .ould be
'i'r1, easy to make i detenlinatio~ cf t~at and ~hether it complied.
Qnder that scenario, I could se. the approprl,tene5' of being able to
offer ill preservitlon bonus. But to go t~e ~t~~r W3y and lOOk at ill prior
resto"l"'J:\,on a:nd tTY to detenlli:'le Dow..rnetheT" it cOThp11ed with the
st!ndards set It thit time would be very difffc~lt~ You ~ive different
people~ different bOirdS~ and the records ire ynlitety t, ~ffer 9uidar~~
illS t. ""'eUler SomeUiDg was do.ne f~!I I pre~er."ation standpOint
.pp •• ~I.t.11_ 1 ca. t)lnt of projects Vhere t~. HPS bad strong <oocero'
about the ';:stor1c nature Df t'he Jlteration. nat lIa! have been sevenl
years ago. Today, it ~J be ~ifWed ;s preservation ~f a bu1tding whic_
wDu14 act be aecurate. So J ~~ld ~ave great reservattons about providing
preservation credits to previo~s11 completed projects. Overall, I thint
it is I great prDgraml and I strongl, support it.
RS. !isgr; J would like to disagree witb 1~U on t~e retroactive
dl5c~ssfon. The HRB and t~e ~RS could e~aluate t~e building is it is
ted., wiU ted.,'. boards to det.,..,ine .. fleHer It ",eets t~. star,dar.s fo.
the bUlid\~ that are fa F1a~e today. (ertat!ly. tne O"u$ ~oald be O~ the
Dwner t9 provide retords and come before us wit~ substantial fndications
If ~at WiS done~ If it is ~Jne on a cise-b,-case basfs. it could be
eY3.hilted~ It does Flcf necessari1,l1ean ~e bav!!' te approve it. If the
owner ~'ntl tD gG thro~sh the process and provide the necessary
04jCE/95
-j?-
"-,~-..
~ .. "
"~ .-.--':-" .~/.~~---~
",:.
-; -..
documentation and get that bon~st as boards. we can certli~'1 evaluate t~e
project. It is a peoalt" I. a waI, t'at they went through thIs earl, 00,
.s I. Phyllis' cas., ana were not allowed the bonu •• s that peop1. dolog It
1.ter on would get. I thInk It Is perfettI, r.asonable and th.t we can
handle It. $0 I ~ld like to se. It locluded as part of the .otlon, the
recoaaendatfoo to be .ble te do t~at on I case-bJ-clse basis.
Mr. RO$$: Is a motfOD ~e,es$ar11 (No) Then let me take a crack at
r.statlos the recommendations fa a succlntt way. The fIrst one Is general
. support af the concept. Th. second Is ta olls;nat. tne 150·foot setbaCk
froM resldentl.l zODlng, but to contlnu. to have those sites that ar.
witkll that setback governed by the reg"lotlons already il place. The. t.
drop the square fQotage caps fl terms cf ~at the rereiver sites ~ay t~ye
rECeived. I would .1so lite t. recoomend that the CD dl,tr!ct boundary be
the govertfng vehfcle for recef~er 5ites. rathtr than spectffc CO zone
site., 10 .t~er words, with!. t~e general boundary {and thl. Is f~r bot~
the gen.r.t~ sites and the receiver sItes), and that it not b. limited to
the sites themselves lcned CD but slmpl, wit~l. t~. district. On t'e
Issue of retroactive rights, it sounds lit. we are I little dIvided,
altbougb aaybe oot by .ucb. MY comprOMIse recommendation would be tbat
~ildiD9S t~at ~ave already takeG advantage Gf one ~f the bonuses. and
tt,ereftire., tinder tf'le eld n1es., elisinated ll'lemselv-5!s froll c-onsfderation
for t~e_ other oon.us. as J undershnd it., will noW" be e-HgibTe for that
second bonos4 The1 can be combfned4 Uy to now, 1t ~as beea the clse t~at
a bu11dfDg can qualifl for either i sefsmic bonus or I ~lstorlc bonus, but
not boU. That lIa. dinged r",-~otl,. What we are toning about Is
grontlog that right retroactlvoly to • b"ll~ing t~at fs DO longer 00 the
haz.rdaus list or .aybe Is no longer I. need of .i,torlc rehabilit.tlon,
and ~as fateD ad~3ntlge ~f one cf the bonuses 1~ t~e past., thus previousl,
waS Ineligible for the other bonus. Wow for that building, ~e are saying,
let's Eaie ~t elfglble for the setond ~ilf ~f the bonus., is is the case
wit~ 52Q Ramona Str.et.
~s. Ml,er! Is t~.t true of t~.t sl:.? I don't think they took a,y bonus
It an.
~. Herpjm Tnere _as some square footage added that was not usa~Te.
I!s, If.I.mse:y: 400 square feet.
Ilr,!!.",an! W. sold th.~ ho fe.t of He alloy t. do the ,trO"9"0.109 on
the side .nd rear vall.
Mr· Bpss: [t ~~ a site t~at would bave fit ~e'l i~t~ this, because the
usable squaT! footage then became ~sed on the 5;te~ l~d Joe would bave to
transfer it. So I ... ~.U suppa,"t looking at It, but primarll,. i. the
c.ontext If eXa/lilling wf',at needs to flapp''!n to bring it up to today's
stand;ards. It mfght be rel'1 .11"10'".. There .igflt be some IIfstoric ",pgrades
that do Dot need ,.ry Fouch vorl to qualify for t~I' TDR. T~at is fino.
Ve are doing t~at on purpose. and if t~fs site falls i~tG that citegor~
and there is I ~on~fstorfc light ffxt~re t~at roeeds to b~ replac~d., that
comes before the HRB and the ARB. But a slmpl. granting of retroa,ti ••
rights I ~ • little unco~f.rtoble wlt~.
1'Is. ~.s<r! I think t~at is "".t t~e HRB fs soying.
04/06/95
.1].
·$ 'arbe!t: Could y~~ rl5t~tf that 11 I more $U"rnct form!
Sr. Ross: res. For Site, that did not previously qualify fo, either I
coGblned bonus or I TDR but did work and might Qu.llf, under t~e new
ordSnancf. an a~p'fcitfon can be made to .ate ~mprovement5. if ~eces5ar1,
that would qualt'1 ~~der the c~rr!nt Drdinance, Ind therefore recefve
these benefits.
Me petf~scn! Shouid we 511. ·eye~ If .ino~·l
et. Bqss: I don't know the kfstor1c bonus ~ery we", ~~t as I understand
It. It could be .lnor. If the building needs f.lrl, Iinor rehabillt.tion
t. qUlHf,Y _.
Ms. !.ser: I don't t~f"\ t~ose words need t. be included. lh.t fs up to
the app Heant.
Sr. Boss: It Is op t. the applicant to demonstrate It t. the HRB.
lis. !a. er: lien clone!
~s. Wir~: Are yo~ leaving D~t the 111 Dr Dot)t~g?
PIc .. Rpss: aa ~~omfortabl! witk all or nct~fng"
!s ftaser: ! go 010ng ~it' Cheryl and Jim o. that. Thes. common!s ~jll
go forward tD the cit1 counc'). T~ank you for comfng and explaining this
ttl as~
D4/06/95
-U·
--~:' . ~-~-<.~.'-:
PUBlIC !!£MINGS
AGENDA ITt" I
UW<!'T
'1 ann log Comm!ss!on ~.tl"g
April n, 1995
prQ9-rali.
c~'"9' is belog proposed t. Program &A of t~.
Elament: The revfell process for trilnsferrfng A"'.'M, •• "f
rights t ••• onhlstorlc recel.er sIte Is changed from
Planned Coomunlt, (PC) process to re',lew by the ,
.~~\tect.r.l r •• lew board. lhe proposed tcnlng or41.,o<.
text change YOuld Implemont • Tr.nsfer or Oev.lopmeDt
Rights (toR) Prog.... The proposed program pro. Ides that
111 Dr part o! the floor area bonus for setsmfc upgTade
.~d ~istoric prtsery~ttcn fDr HistOTie tltegory 1 a~ II
buildings located !I the Downtoon (CD) lone dl,trlct ~'1
be transferred to Dtner nonhistoric sites ~thfl the CO
district or sold to i third porty for th.t purpos.. fll.
No. 95-tP-J, 95·Zt-3, SS·(IA-6.
Ch.fnsan Of~kian: Are there any tornrnents that staff ~;shes t~ ~4ke?
I!r_ Scbrelber: ,res. let me beg II by htroduclng Jack P~I11ips. Assistant
Building Cfflcill ~ fie fs prest'!!lt ton!"9l1t, IS there ma, -well be questions
&bo"t the bu11diog cod. in" sel,.lc-rel.ted issues. I .011 now tora t~is
oyer to Jfrgfli. V.r~.it. who worked on this assi9"mefit and orafted t~e
staf! report. .
'4· Warbeft: I w1l1 brJefl, descTibe the prQj~ct before tbe c~ission.
T.'s project is 2 revislon of the eXlstiDg Trar.sfer of DevelopmeDt Rigbts
{TIll!J progr.... Ibis program provides thl bonus floor area granted for
•• Ismlc or ~!.t.rfc rehabil!t.tfon of tlstorlc b"lldiDgs f. t~e downtown
aa} be trinsferre~ to nonbistor$c rece!ver sites. the eurrent program is
~utlfned f' the (Dmpre~eAsive flan and conSists gf two generil
provfsfons. One. it pr~vides t~at the approval process for matfng these
transfers fs the flanned Communit} ze~e process. Two. it sets certai~
sile lfmits O~ pfojects t~at i~e receiver sitts J and it excludes those
prDjects from befDg withll 1~ fe~t cf resident;" propert,. Coyncil's
Ifrectl .. t. the stiff was t. develop I ~ore streamlined TOR program t.
~te it aore ~sable while teepf~g 11 ~late the ~ile limit.tions ia tne
e.lst\~ program.
S. tne proposed progr.~ befcre the ~omm!sslon to.lg~! differs f,~ the
e~tstfDg progr .. JI fo~r V!J$. One is the ;pproYil process for
transferring the no-or lieil i$socht~d: wit" these boniJses~ The process
would" be ardltectural re .. iew beard' review, rather than the-Planned
Co.RUDlt1 zone process. Tbe second c~a~~e is t~at the TORs, or these
bonus floor arta benefits: cDuld be s01d as ~ll as transferred. There is
i more specific record-keeplng process ~ing piJt 1m pi.ct. A process li
befog established for the cit, t. certify that certli. st,ndards have be ••
let. t~at floor arei bonuses ~a~e been granted, ~sed Dr sol~ to I t~ir~
part" and the fsformatioQ will be-recorded ~th the ~ountl recorder.
04!12j9S
-1-
'".-'.
,-.-,
.. ;~;-
~~ r-;.t. '
:;.:-
-.-."
A t~lr~ ch.nge Is that both r.habllitltlo"s are require~ for buildings
that ~.ye dual deslgnltlons. rhat Is, If I building Is deslgn.ted IS both
~Istorlc Cltegory '1 and Z, Fl,s Sels.lc Cltegorl 'I. Z or J, t~.n both
the sels.lc and .Istorlc rehabllit.tlons oust be completed I. crder to
quallfl for either bonus. The l.st change Is that the Secretarl of the
I.terror St1ndard$ for Ae~~bil~titiQn pf Hj5tq~'C Buildings woald be
required to be ~sed on t~ese projects. The ~~storjc resources board, f.
Its recommendatIons to t~e ARB or cttl council, would asseS Whether the
standards baye bee ... t. T,e project would be .pproyed onll If the ARB or
clt, council finds that the exterior of the project Is i. compll.nce with
those .t.ndards.
The lrc"ltectural .. ",iew board and the Ustorlc resources board both
reviewed this progr.m It their ... Iings l.st weet. Both boards
recommended approval, ~1th some additional recomme~datfons that are
summ.rlzed il an att.chment t. the staff .. eport.
"s. Cauble: I would lite tD add a brief c~ent. There is cne paragraph
I. the or~;n.nce that I wanted to i'gbl;ght •• s I added it .fter rirgi,ia
completed the staff report. On P.ge 3 of the ordin.nce, Paragraph (6) is
i. the ~ature of a cleanup. Jt is to codify an opiafon Qf the cit,
attorne1~s Dffice ~~fch was discussed at ycur last meetfng regarding t~e
Jarsit, Tbeater. rOg ~ay recall i. the stiff report for the rarslt,
project~ ft was noted that th~ (ity attorney had reviewed the existing
cfty codes. a~ flter9reted th! defi.itfon of gross floor area is it
related to projects lnvol.lng rehabilit.lloo of ~Istorlc buildings, s.
that ~ere there is sp.ce deemed t. be "n"s.ble~lc\ Is ret.ined as •
necessary part of the "storic rehabilitation of the structure. that could
be considered to be outside the scope of grass floor for computiDg fAR.
We thoug~t that was clear. but since we nad t~fs ordinince going fDrwi~
on & relat~ topic, ~e fe1t that it ~ade sense to put It iA I ~ore clear
for. 'I t'15 Drdi~ance. So 1\ is not i c~ange Qf interpretatron~ nor
,n1U t Dg DOW.
C~airmir. ~jalian: At the precommission meeting. I mentionEd a minor
cllange to the staff reccrmlendation ia 'Wh;'d it isks for approving the
attached •• it19ited negative declarition~ I noted tkat it was~ 1a fact.
just a ~egative declaration. as not~ing .as befng z1tf;ated ia t\is ite~~
Staff ccocu'red with that.
Commi$s~oner (arrasco: Since t~is is cill~d I tran5f~r of development
~fgbts~ Is it consfdered i right tnat yoa have i number ef square feet?
Ca. the ARB decrease th.t number of square feet if it Is deemed not t. fit
the receiver site adequatel" fa t~eir opiljQn~
Ms. Cauble: We ~awe tried to draft thls 1~ accord~nce ~tA the council
pDlicy direction II sending t&is to staff i_ a manner t~al simplifies the
process. ~fc' necessarily ~~ans redUCing di~retfon. There iTe still so
many limitations on the usagE of the fAR. is the staff report indicates.
t~at once so~one 90es throug~ the process that is described fl tt.e staff
report aod I. certtfied as h.ving completed the re~abllit.tion project.
they are e.titled t. the specified addition.! square foot.ge. Because the
discretion Is lfmited. that Is the reason "by there is • .ore fo""allzed
9rocess at the beginnTog than the~e currentl, is under the C~pre~ensjve
Ilan polfcy. I, other words, you do not nave certifftation that you ~a~e
the rig~t te transfer Gntil you hive completed yOUT re~abflitatfon. At
04/12/95
-2·
-~-'-~----------~'-
,
, .
, :"'}-
· -,"' ./ ..
thot point. It I, not discretionary. if you ~.ve complfe~ with the rorlo,.
l111i ht \ons.
tgmm1$s1oner (Ir~a$c,; Vould the receiver site be identified before the
·cloanup of the donor sit.?
ft,. C,ubl.: It doe. not ~a.e to be. II order to maxi.il. the ability of
people t. otlll,o the progra., thereby roaxl.illng the ability to preserve
.Istorfc .Ites, we h •• e drafted the ordinance I •• way that would allow
sa-eone t. complete their r.ha~llltatlon, obt.!. their certificate that
th.y 'ave I square feet th.t can be tronsferred to an eligible Site. and
then, it ai, be someone ~hD owns Inot~er site where tbey wish to use jt.
Dr it .a, be someone who wishes to sell it ta a~ot~er pr~pert1 owner, or
theoretically, sell It t. I thir~ party who resell, It, is you might.
,lee •• f propertJ. I. some c.s~s. we we,ld expect thot people would have
I reCel.er ,it. f •• Ind. II others. they would Just obtol. the
•• rlile.tlon that they ha.e the right t. transfer. and It ~ould b •
• Hllzed Ioter.
COllf$$fc~er Sc'tnt! My partfcular concerR, without matfng this process
.ore cumbtrsome but .'1be pro~iding I little more yalue OT e,~e of U$e in
the de.sltl rights. was ~.theT It I. possible t. 'nclude some sort of
t~ns6nt wher~. once your d@slgn is apprQv~d. your density rig~ts are
.s.ent,.llJ .ested. The. they would be granted when your work Is
<omplete. 1 see a need·for that sa that someone can go to a lender or te
a th~rd ~irt1 an~ s~. I Deed money tG do t.;s work. and ~~eR it is all
done. I will have this eomoodity. The W>J the proco.s Is set up •• s r
read It. is th.t you .nIl get ;t ~en yo. fl.!sh the ~ork. but there Is
not I rell clear delineatfoD t~lt someone could tate to I lend~r or a
t~!rd ,arty and 'OJ. I ~ •• e this right. It has been .e.ted. So if it
coul4 Inclod. SOle .ort of t • .-ioology that •• d. it feel lite it Is
.ss.red. and .11 I have t. do Is flli.h the work, it would bave gre.ter
Yllae SA the process.
er Schreiber, I thlnt it is • good ide.. The quick staff table
observallon Is that it Is • good ide' and could be Incorpor.ted. If the
coamissioa wants to p~rsue that~
es. WaT~eit: [t seems lite t~!re would be no ~~ange t3 the process if it
were ~ested afteT the proposed renovition ~s ipp~Qved. Yould t~at answer
your need? When the proposed project was apprDved by t~e arcbitectural
revIew b •• r4. the. the cIty could .s.ure • 1ende' t~a\ If the prole,t i.
carrIed out ,s approved. t~. rl9~t .nIl b. gr.nted.
CD!'tssfoner Sc~lnk; Tes, t~at Is basicil1, ~at I was suggest;ng~
Mr. Schreiber: I a. thlntlng about t~e fact lh.t you will have .p~r ••• l
or the ARB. fou will .lso .ave receipt of the building permit. Is t~ere
any ,"lu. or approprilteness I. holding off the .estlng unti1 the building
perMit is recefved? "an} times, the ARB review i! for a design. If we
Ire til king about the ,.i,.it aspect, it is net there at the ARB, other
than ~iteyer aspects woald i~Pitl th~ design. Until you have gone
thro"g~ a ,l.n c~.ck, vo do not k"ov~ether the proposal .ill seet the
code req~irement5~ So I am D~t sure that yo~ ~ave anything t~ vest until
,oa r.ac. t~.t pollt.
04/12/95
·3-
Cgmml$$!gner Sc)1nk: Yes, ln~ J t~~nk that woa14 wort for ~$t lenders.
[t 'S folrly stoodard f. I I,ndlog pack.ge to "Y. we .nIl make this To.n
Whe. you provide e.idence of I building pecolt.
Als,. I did not qufte understand t~e ans~r t. Commtssicner CarriscoTs
quest 1o.. As an example. suppos. I ha.e • building t~at has gone through
ARB appro.al, .od [ h,ve been appro,ed for I two-story bulldir.g and the
ARB I.ves II. Tben I g~ out and buy these rlg~ts. ond [ put I third story
on ~ building, and I come bact t. t~. ARB 1.4 they SI!. w. loved it as •
two-story bulldl.q, but It is ugll .s • three-story bUilding. Can I ,ay
t. the ARB. th,t'. too bad. I bought this right t. put o. a t~lrd floor.
Or do •• the ARB gel to .s. It. f.ll dlscreti.n. IS i. I nono.1 projectl
lis. (ayble: Toa bav! nlsad art iE!terest'iog: questfofl. Cerhfaly. the
project could not be denIed bec.us. It exteeds the fAR requirement that
would otherwise oppl1. It is In j,terest;ng que,tlon t~at would certaiol,
be tru~ of I number Qf sites downtown where there is ~D ,lice tl go on t~e
site ether than up.
!f, Schreiber: J ~uld be very ~iut~OU$ about dDing somet~ing t~at vou1d~
eft~er 11 actuality or il conception, be restricting the ARB's normal
prErogatfye~ il teras of its design review functlc~. As yo~ k~ow, ba~lng
been on t~e ARB, ~ftentfmes there is I lot of give and take between t~e
appltcant and t~e boar~. [f the board does not ha~e much leverage, it
could be ~t a severe disad~antage fA that type of rewlew process.
CommIssioner S(hmtdt: It occurs t; ~e, 11 reading about the concept Df
transferring nore sqyare footage to other ;~ec~s Df pr~ert1 (_nere )
realize YOIJ are tr,)'iDg tD Nte I sfmpteor prOCESS).,. it seems tcJ In!! t~at it
iavolves MOre of • zQn\~g and ,1annfng commlssiDn type ~f rQTe than a~ ARB
r.le. I won1er If 10" < •• ld address that. Woal~ It be pure11 an ARB
fssu~ ~en we iTt taltfng about an arei Where tt.ere are normally two-stor1
bUildings, .nd someoDe Yint. to put o •• third story, and they ~ave bought
the r;g~t. t. de tnal?
~s_ Yarbcil: The council's directfoD to is vas that t~ls should-be J
simplf process. Tbe ARB is req~ire~ to apprQve these projects a~YWi1. So
addiDg the ~lln~ing commission would be adding a se~cnd revif~ process.
So t"at is one reason for not dofng that.
Commissfoner Sc~midt: I said at the be9innlng of my statement that I
reallze that that is ~~at you are try1ng to do. So 1 ~as just inqu~rlDg
about it.
et. Sc~reiber: It would set eveR J littl~ worse than that. beca~se siQce
t~e ,lanning commission 1s .~ a~vfsory board to the countil J you would.
(without a publfc benefit requirement) fl effect, cr.ate onl, 0 slightl,
simplified Planned CommunltJ zone process GfAXB~ planning CGmmlss10n and
<ttl coune'}. I am ~ite sure t~at that is ~ot the direction 11 vhich the
cOl!ficll 'Wants to go fa ~'iving IWS Uis assignment, and it is. certilill1, riot
the iirectfoD 11 wbic' staff ~ants tD go. Ta facilitat! this type of
progr~~ one of our critltll oojecttves was to make t~ls process is
r.asonabl! sllpl. as pos,fbl •.
Commissloner [Iss@l: [tav~ I proble~ ~n~eritandiDg t~15~ I understand
t~e concept more •• slll t~an I do the actual detail. of how t~is will
::-.;.:
04/12/95
-4-
'. , ,-.. "
;".-,~
, ,
· .
.. ,.
acta.ll, wori. On Plg< S, It says, '(I) .11 square foota~. Is counted for
the purpose. of the 3SO,OOO·square·foot c. develop"ent ..• and '(2) an
fndt.ldull site Is <ubJect to the downtown project size limit of
25.000 !Quare f6et, or 15,000 square feet abo •• the exl.tlng development.
whfchever is greiter.· J do not u~ders!and that.
"$ Cluble: mat fl exfstfDg code lanQ~age. ~on~ of ft is new. [t is
essentfi171 In alternative cap.
85, Varbe!t: It allows sites Whlc~ bay. buildings that .re .lready over
15,000 square feet to still ta\. 9art I. this program. For example, If I
site contll"s I building that Is 20,000 square feet, they ccald enll add
5,000 .. re squa .. feet before reaching the 25,OOO·squ.re·foot 11.lt. 50
thos. sites iTe illowed te ese ~p tD 15,000 square feet, eve~ if t~ey Fass
that Ilait. Otherwise. they would be held t. I maximum of 5,000 square
fe.t II tenos of participating i. the program.
lIr. SCb .... lbet' t. addition to that, going bact h the downtown study Df
the old·I980s, It Is Important to r .. ember thot the downtown study was
triggered I. part. perhaps I. slgn!ficant part, by .t le.st one project
t~lt iDyol~ed parcel a5s~11. The cancer. ViS for somebody buying up
t~ree. faur. five~ si~ parcels and coming ia with • ~er1 large prQject
that would be perceived os being out .f sc.l_ wi',. downto"". The Urban
Design Saldel!ne. talk .bout the import.nce of the str •• t p.tt_r. of store
front •• etc. So this was put i. and adopted •• a part of the downtown
study to preclude or substant'a1!, curb the .bilit, of sorneone to do that
type Gf 'arge project inyolring parcel assembl,.
eom-issig"tr (arr.scQ: I have I question 00 parklng. The (DC zo~e lies
P.rtl, I. an issess ... t d'strlct, .nd part of it does not. If t_Is ~
requires par\ing~ ~en you transfer development rfgbts~ ~oal~ it transfer
wltll or without I park-iDS requirement?
!so Vjrhe1t: Tbe bonus floor area is fre. of a partfng reqUirement. whic~
Is whit .. los it so val •• ble. Vbether you transfer f. or out of,the
assessment district. It woul~ not .ffect that.
C~afnman Ojakian: f~r the record, ~e have letters fran Chop (eenaa and
Jim eaer at our places ton!g~t. I will no~ ope, t~. public he.ring.
PDtllis ~unse" 520 Ramona Street. Pil, ~ltp: I a~ here to req~est t~at
100 make one c~ange to the ordinance as it bas come to yo~. ~1 request
~ull be t~at the ordfr.a~e be retroactive and appll to t~e two (ases
~ere seis~lc and 'fstorlC re~abilitltlG~ bas already taken place~ Those
of 85 Wh~ responded immediately to the demand that ~ upgrade our
bulld!ogs .n~ did s. II good faith .hoold not be penalized ind Dot be
denied these transfer denslt, rignts t~at we would ~a,e gotten if we ~.d
~ited ten years iRstead gf dofng it one ~r two years after the ordinance
first went iI.
~ Page S ef t~e staff report, you ~11 notfc~ that there are line
building sites tnat f.ll i.to the c.tegory of being either ~Istorl< or
se!smlc deSignations I. Z or 3. ~y building it 5lG R .. ona Street f.ll
lot. Category II II bot~ .vent,. I weot anead and did bot~ the seismic
and 'istorlc upg~ade. I would lite to request that I .1s. be eligible to
applJ for those transfer development rig~ts. Dut ef fafrness. Tnant ycu~
04/12/95
·s·
•
.~-.<
Commlsslgger $c.lnt: Could your building be certified .s being done to
Reet the Secret.ry or the [~teriQr stindards?
!s. Muns •• : ~J assumptlo. is t~ot I would hive to tome fOMO.rd .,d put it
bef.re the boards that rev few these things.
CPm'!ssjoner $Chfnk: Row ~c~ square footage are you tllk'ng about bere?
fts. euns •• : Out of the .ntlre project, I t.lnk I gained 400 square feet
.f usable space, so I would have quite. bit of transfer.ble rights coming t.... It Is • bulldlog that 5tllT·,teps bact. fou mo] be f.~!llar with
It. lbere is not such of the building site used io Its turrent
conffguratlon. I a~ not sure I can tell you exactl~ how ~uc~ square
footage we are talking about. I, it a percentage? It Is 5,000 or
&~OOO squire feet t depe~diDg upon which assessment you loot It is tne
usable current square footag~ on I SO J 100 Jot.
Chl]~an Oiakian: SeeIng no gther speakers. I will close the pablfc
portiQD of the bearing and bring it back to tne ~ommissl0".
tommiS$lGnfr Sc~int: Is it cDnceivable t~ fncorporate previous properties
like this one?
~s. (aMble: That does ratse a legal issue. Based on the iR(o~atfon that
we ~ave It thIs pol.t, it I, difficult t •• dvlse that t~ere woold be a way
te draft the ordinance suc~ that it wou1d be lawfll. As J am sure you
know .. Qur Jeghhtfve Qr polfe. ptiiater needs tG be reisonably rellted tCl I
90vernmen~il purpose to be Jawfwl. The p~rpose behlnd this Drdi~ance is
tm prD~lde In fncentlve and an enco~ragement for people to do listorfc or
.Sitorfc and seis.ic rehab;litation~ Where that ~rt ~as alreadJ beeA
done, it is ~ard for me to see the public purpose behlnd in ordinance that
would reward work that was already done. So I do think there ;$ • legal
,ssue i' to Vbether that would b& possibl •.
Mr. $chreiber~ [ven if we could, we could not do it under the
enVironmental review that has beeA prepared for the act10~ i. front o( t~e
~ommlssioB tonight. So it ~ould tate J modif;cl\'O~ and renotif;ca\;o~ of
the environmental 40cument t because the environmental doc~ment 15 quite
specffiG il teras of properties ind !Quare footage. If the commission
wanted staff to pursue this further t you certai.l, could retommend that t~
the counctl. pendiog ltqa.l alj..,:ic.e , etc lhe <o~T'tcil may very '!IIeH want to
do it. depending ~pon the advice t or maybe cannot do it But im a~1 event.
if it fs posslble to pursue itt it would ~ave te come back is an amendment
to this ordinance. Staff would not rec~~end carrying this Item over at
thIs poilt I. time to 11 low this questIon t. be resolved. Ve would like
t. get t~;s on t. the council.
There are a couple of ether issues that t~e ARB ind HRB ~ave also rals~d
that woci~ be o~tside the scope of the environmental assessment. If
~ounctl wish~s to pursue them~ they. tOOl should come back through as an
~ndment proe~$s.
Commi$iio"~r Carrasco: J have. question for Jack P~;llfps~ One of the
... jor developers .as recommended that,.. consicler ,,;ng the 1973 bliilding
code for SeismiC 1 a~d 2. I know we use it at t~e discretior. ~f the chfEf
bu11dlDg official for ~Istorlt t"lldir.gs. ~Istoric buildings sometl.~s
04/12/95
-5-
-. .
-.~-
. ~.
require a ~re lenient code 1aterpretltion. becluse you hold up Irttfictl
and parts .f bul1dfngs that are hIstoric and ~annot be beefed up t. th.
1.t •• t ~ode. 00 you think th.t • SeismIc C.tesory II Dr 2 bol1dlng does
~ot ~.v. that tin. DC flexibility t •• se the e,rre.t code r,ther th •• the
1913 ~ode? I. other words. u ••• l11. wit' • Sei.,lc Category 'lor 2
bol1dlng, there Is e,oogh bad st.ff f. the buildIng that needs to be
removed. lbe 1;73 bull.iog code does oot change it .uc~ froo where It
WlS. It brings it up some, but It seea;s to me t~at usfa9 the c\wrent cade
wo"l~ cr •• te I more substantial b"lldir~ tha. the 1973 code.
Mr. ,.1]1105: I eertal.l1 agree that us log tb. curr.nt code doe. that. I
know that our current ordinar.ce for seismfc ~P9rades provides an exception
for bol14fngs rotrofitted to the 1973 standard.
tQmm!ssfgner (arr.".: Solsmlc C.t.gory 'lor 2 go •• t. the 1973 cod.?
Mr. fbllli21: Tes, I belle,. so.
er. Schreiber, 1 gather from tilting with fred Henr~" that it is f.ir11
common tc .se t~e 1973 code. lber. is • significant differen<e that I
cannot explill ,. any detlil , but I hive been told t~at there is I very
$igntff~int difference between t~e ]973 ~Gde and pred~cessDr coaes in
tenos of the degree of •• is.it strength required '0 b"11diDgS. That f. whY. ~eD t~e cltl adopted the sel .. lc hazard progr •• and set 0 standard
for the opgrading .f bulldlogs t. receive the bonus il the doontown. it is
U~. !97! code thit .... the basic standard.
Commissioner (arrascl: What is it t~at Jim Baer is asking for jR .is
leUer?
Ms. Cayble: ~. Bier is asking for th! abllit1 to transfer the bonus that
o seisalc.l1y upgraded ,fte coa1d receive. The transfer progr~, .s
presented t. yo. to.lght, 0,11 add'e.se, b"fldings that are doiog .I,(or;c
re~ab11ttltioD or Where it fs both sels.1cal1y and "stQrlcal1, sensitive,
and both are being d.ne. The program •• s dr.fted. doe •• ct ioc]ude the
transfer ablllt1 ~ompDnent fcr bull.iogs that onl1 f.l1 iote Sols.lc
tat~orles 'lind 2. As ~e •• .,loioed. that is one area where, If the
c~issfoD were iuterested f. the possibilft, of that b~ing fncluced. YDU
coald incltide U!at h )'our recor.mendation h c(lurKil , but we cOi1id not
modify this ordinance at t~is time, sfnce the en~ironmentil Issessrnent
Inal,zed i much narrower group of properties.
Mr. ~re'btr~ To ~omplete the Whole pf(t~re, there i5 one gro~p Gf
buildings addTessed by the ordinanc. that are f. bct~ the s,ismlc and
'tstcrlc citegories. lou ~i~e I second group of buildings that is tm the
'lstorlc cltegory. but not 18 t~e sets.lt category, and yo~ ~ive i tbird
group that I' II the ,eismic c.tegory but not the .!sto,ic c.t.gorl. The
inclusion of eit~er one Df those groups ~Duld irobabl, ioyclvE a notable
expansfofl.
Chainman Oiatfan: We talkfd about t~fs at the precomrnisston ~eeting
yesterday. What ~e have " front ~f us is an Drdl~ance t~at applies 1.
those two categories y,u spoke of. Which I think is 13 buildings. If ~e
~ere to include the S!lsmic buildings that have no 'istorfci' walue is
that. it wouid add an additional 30 t:uildings. Holt lIuch square footage
t~at fD~~lye$ we are ~ot clear about at the ~oment. xt wo~ld be a
04/12/95
·1'
"<.
~"
"'---," -'.' :
~':~-~'-~'~'>': '-:-
-,
",-",-'.
· -~; '.~ .. "' .",:
"' /":
Ilgnlflclr.t e~.nge t. ~.t fs before u' tonIght. It I •• 9004 polot,
bee.u.e It I •• group .f buildings that Ire not (I.eossed II the
partle.llr ordfoanee tonight.
Cponllslo"er $chlldt: I want t •• sk if there Ir. aanl other cltl" l~lt
do • slmll •• t~!ng. Yhere the dev.lopment rights e.n be sold t. other
property owner,?
Pli. Warhett: I have not dcne extens~ve res.eare"" frlto other progrias. but
wo dId refer t •• boot rocentll published that su .. oy, 40 Dr DOr. tr,n,fe.
of development rights progr~.s .f varlou, kInd. f. Califoroll. Just ,.
goln9 through t~'t, it was apparent that It is fal.l, common for them to
be treated as I eomoditl.
ffi"i$sfon~l&1~ Aas stiff tho~ght lbo~t wnat potent(~l receiver
sites there m;gbt be? Is the area th,t YO are lookIng It built O"t e~oagh
t~.t there are onll 1 Dumber of roo.,.lng .Ites that could reeelYe the
extra sq~are footage. or is it eise~tiall1 wide open? J w~nder~d If yoa
lIacl thougflt about any potenHal impact5~
es~ warheft: We ~ounted ~DW mans fndfvfdual sftes there are fa the CO
dfst~j't, and there are ibo~t 365. Then we counted how Many Ire i. this
tana .bfc .... "res 150 feet from resfdentl,111 lGned prop.rtfes. That
fncl';d~. about ll( propertfes. Sa yo. are down t. about 250 re..l.lng
sites~ Of those, ZJ are s~nder s;tes. So yo~ Ire still o¥er a coup1e ar
bundred sit... That WiS enougb of •• igger pcol, the 200+. t~an t~e pcol
of sender sites. ~;e~ was onll 23, that ve did not 00 any furth.r
rtsearcA~ Yoa ca.n im~gine t~at anytk\~ that t'ready exceeds lny sf the
51ze lfm!ts on the ret~iyer s'tes~ already aver 3:1 fAR~ 25~OOO square
(eet. etc., t~ose ~Dald drop out. What you have left are poteett,'
rece{ver s;tes~
Commissipner Schmidt: Tftanl you~
Cpmmj$si~ner Schfnl: J ~ave a question il response to I pOllt raised il
Chop ~e~Dan's Tetter ~ere he is re<ommending that we do a~1 with the
25.000-square·foot eip. I gather be's tolt!og onl1 abo,,! proJects that
yoald be receiving sq~are footage. It seems to me that that is I good
idea. A la~e project cou1d ~re eisil, handle recelring some additional
s~ua~e footage. I woold lite t. hive st.ff'. t~ought' en this.
~. Varbeit~ I ~av~ three pol~ts to ~ake OD that. We ~ave just completed
a verI mite eXi~le af a small site recefwiDg bonus floor area~ That is
the ~a~~s Eats ~ildiDg just completed at Onfyer~ltl Avenue and £Mefson
Street .• Nolt that that building bas reee!v." its 1,500 square feet of
additional floor area, it is at about 7,000 sqUire feet. So it was i
,mall building that was sei~ic.l!1 upgraded. It added I second stor1
a~er part Gf the building; it used t~e 2.500-sQuare-foot sels~fc bonus Ili
on t~e Saqe site. It is still I fairly small buildicg. ind 1t makes i
afee building· OD that corner. Thlt!S one example retentl1 done
demonstrating ~o. ~ small building can ~se the bonus e~en on-site. It
presum.bl, could also ~ave .sed transfer.bl. rights. It could eve. ~ave
.sed se,era1 time. more transferable rights and still not have res.lted i.
I very lirge building.
The second poiot is that the 2S.000·s~"are-foot 1i~lt Is I. the CO
04/lZj95
-8-
.'
. -
,.,~ .
cl'rcBnI'DCe .. quU .. apart frail Inyt,.1ng ibout fi oor irel bonuses Clr trallsfer
rlgbts or anything .1... So It Is ~l.orly not wit~l. t~& scop. of t~,
proposll before you to .ake any changes to that. for reisons a1 ready
outline<! about ootl<:log and .n'!~<>nmental ... ossment., etc. lilat would
deff.ltel, be a s.porat •• ctIOD. T~at I. a floor are. 11~lt tbat applies
to Inyt.i09 tbat Is built .nyvher. I. tbe CO. It I. toe same as the CD
FAA of 1:0. So It ,. not specific t. the transfer progr~. J have
<GObI.e<! .y second and third pol.t. about the 1~.1 and environmental
hsues.
Coom! •• 'one. sc-Ink: I •• sklog my ne.t Ques!lon, 1 am DOt try;>; to be
f1!,. It Is •• erlous questl.n, because r have read thIs I •• number of
doe ... nts. rou Sil I. the =Iddl. ~f Page 6, 'Tbe proposal Is .ot
I~o"s!.!.n! wit. )Istorle pr.servitlon.' 1 hive read th! •• number of
tloes recentl, '" .taff reports. Is tbere • d;ffere~. between 'not
fnconsfsteDt-Ind -is con5~stent'?
~s, Club],: I ~ll attempt to answer that. IS it vas t~e city attorney's
wordsmith~ag at I Cit, counc11 meeting that r~sulted fq t~is language, I
will att.-p! !o s~e.k for .1.. I GO t~ink t~.re Is a differeoc.. fb!s
Janguage came about ~e~ the co~~cil decided to &11e. double bonuses~ but
decided lher. ,hould be some sort of ~igher threshold for a double bonus
t~an there WiS for sl.gl. bonuses. They ~.d • great deal of debate as to
~ether or not, 11 addftto~ tm applying t~e Secretarl of t~e Interior'$
exterior standards, they should .1s. the Secreta't or the Interior's
fateri.r standard. rigidl, t. those buildings desiring a aoobl. bonus.
"What th@y decided toO do vas t., create a IDOTe flexible standard o~t of
concer. that somelfmes .. a~ exterior preservation effort m1gnt cause
unde51table interiD~ effetts. IbeQ~ticallJ. yo~ could m~et the Secretary
If t~e l.teTfor~s standards f~r the .f~e thfDgS you ire doing on the
outsfde to preserve t~at wDuld be ~ontrary to iistoric preservition by
impacting the llt.rler. iney did not want t. rigiOly appll the foteri.r
standa~s. but t~ey .ant~ te be .ble. is , matter tf count11 di~retiont
t. address t~.t en • se.sillve site. So~. C.lonn. suggested this
language • .and they accepted' it. frankh. it gives tne 4:0U",n ill ·great
deal of dlscretlo. f. decIding .m.t~e, t •• 11 ... the ~ouble bo~os. ~ot j.
r~a\lJ the o.ly JIlt. Wher. that would app1,. That partie.lar standard
~~ld be for properties seeling the d01ble boDUS (or sefs~fc ~~d ~1stQrfc
rebatl1l tatlon.
Comm~$$tongr Sc.ink: I t~1nk t understand your answer, but ca~ S~~Q~e
CGr~ up ~th an example that is consfstent~ and 1150 an e~ample If
s~J!thrng t~at is not fntonSlstent? I still do not follow the ~istinctiDn
betweCA tne two~ is anI distfnction i~tended?
er~ S(hrei~r! let ~ venture tl ,tve JOu one wbfc~ may be applfcabl!~
It Is DOt. downtown c.moer<;al project. It fs the Squire House, .mlc~ is
a Cli.S 1 .'.!orfc structure. The city has • f.~.de e •• emeot on t~at to
prQtect the historrc exter~or. AnJ ~~ifjcat1o"s cf t~ exterior are very
rfgorg~sll re~iewed. There ha~e been occasions. i. tne process of the
virious owners'ips of t~it house. ~tere there ~ave beeq proposa1s for
fnterior c~anges that ~ere perceived is potentfll1, threatening to t~e
exterior appearance 6f the structure, either the maiD str~ct~rf or t~e
9.ro~e. v. bave ~ad t. d •• l with the way to bandl. th.t type of
s'taation~ So JOU may get an interior c~ange t~at is not 'istoric, b~t it
fs ilso not inconsfstent ~~t" the preser~it;on of the ~fstcric ~it~re cf
04/lZ/95
·9·
.. .> -
".-...
·c, ...
. "
the structUfl. I cannot g&t any more speclf1c t~an that. and J cannot
poll out. daontown .x~l.. That Is t~. first one that c.me to oy mind.
Tou coold get f.to that type of slt.ation.
Certlf.ll ... Oebbl. Indicated. the <.u""n. I. pursuing the doubTe !>onus
concept, e~stnthll1 said" yes. let's do it. but tfie d'otll>~e .bO)nus can on1,
be granted b~ the councilr Tkat is one ~aj~ difference to c~eck DR t~e
process. The second fs t~at the co~nct} wtll need te ~ake ffndiogs.
'ertlloll wit.l. the last 20 ye.rs ... ~.¥ .. lway. ,l.ced prioritl 00 and
emphasized the e(terror preservatfon gf buildings. We ~4ve never gotten
1~t. the flterfoT pre~rvatfon. The feelfng was that tbe interior was
;mportant and s~oula be looked at, b~t nobody at the co~n<4l level was
re.dy t. go t. t~. poiot of saying ye •• l.t'. ba,. real1, strlctst.ndards
for the foterlor. lh,t w.s too much of an un~own. The council wanted
t~. discretion to .. ke findi,gs. Tbey wanted t. discretion t. den,. but
t~tJ a150 4f~ Dot want ta bt (~rnerea 1~ta very s~etlfic fl~diDgs t~at may
~ot be applicable fl ("ture strlX:tures. is iIfe try to figure out n!Jw wa
deal ~th fBterfor renovations.
Commfssfoner $chink: Tbant you. That ~as ~ery hel~fwl.
Cha1rta~ Oja\iin: As a reminder to the commi~sioners. ye have i
recomendatfoD fr'oll the s.taff that consists (If three po18ts. Ooe fs. to
approve t~e ~egatfve declarition. one is to amend the Cempreh2nsfve Pian,
and the thIrd Is to approve the attached lDR ordinance.
Commissioner Schs~dt: ID reference t8 the Secretary of t~e InteriQr~s
.1storl~ preservation $ta~irds. does that ref~r tQ a speclfic vers{QA Qf
tne doc~nt versus th! t~e~ (urrent yersion? I do not know If those
.tandards get changed .nt, some rEgo'arit" or is it just as speclfic, the
1973 bondlng code type of Ujng~
es Club!!: As d~.fted~ the operative v&rsion would app1, at t~~ time ~
WEre reviewing ~ project. So ~ ~a¥e nDl fixed i ~artfcd'ar standard.
Cqmmiss;oner $chmfdt: 50 It is not fixed. (Correct)
Commissioner Scbint: When 1 yote on thfs, I ~ill be incliDed te incl~de
5~ Jlr~ui;e along the lines of the receiver project, when underg~i~9
architectural re...-iew board" re\i"iew, tf:efr reviE'" would fle li!llited tCl all cf
theY, [lon:al criteril~ exc.epting SQuaT·e footage. Since J.:&111 is the
.ltiaate dec1sfonmaler on thlt. do you feel t~lt that tfes their hands too
JruCh? I &''1 concerned tllat linless you have langlJage tG Uat effect, Ule
~.rketFlace will ~Il.te the .al.e of this right.
~~: V. fe.l ot.y .bout that. The ARS does Dot tend to red~~.
square footage, but I aB sure there are situations where th&y have done
SD. It f5 ~ct ~ common occurrer.~e, so I do not feel it is tating a~y ar,y
profound rower from the board t. put il t~.t type of limitation. I can
see your pOl~t aboyt the uncertilDt, it .ou'~ cre~te frem t~e i~vestmeRt
,~~u~fty 1ft te~s Qf 9Dj~9 beyo"d th& bOl (as ~~ Keenan VOQTd say}.
t~.lnn." glati.": Vou'd staff li,e to comrr~'t, from the ARB
recQmmenaatiDQs. on Ite~ I., whYch gets 1~tQ a ~isc~ssioD about iocluding
other sites sue' as PF Dr PC D~ resldentiil1J zoned sites? Sites that
could be eitheT sender or receiver 5;tes~
04/12/95
. iO-
, .
P.r~aps I should t.ll you how t~l. ~appe"ed to c~ .. up at
reg. s}' ceincfdence, the publ~c. works depirtr:.ent iterll just
It .. on the TOR was the renovation of t~e s.l>Mic ~pgradi"g of
center~ Tb! board ~IS so~what ~nh.pp1 to hear that 11 1917.
the city ~.d cOBP'etely gutted the second story of the bulldiog, s. there YO' no .... Iolng tlstorlc •• terl.l 'eft there. Now they .er. basically
guttln9 It agal. to put i. the so!s~lc .trer.gtnenlng, and it was In
opportunity to perbops do tne lotorlor work on the second story II a •• ,
that was moro sympathetic t. the blstorlc character of the building. It
Is BOre .xpenslvE to do that. So they p,t t~ and two together and said,
other bulld!ngs under private ownership ar. being allowed t. ~aye some
~netir1 ret~rl fer baving do~e I kfstcrfc restcration t; an approprfate
V01, so perhaps public building. sho.ld be allowed th.t same benefit.
Could ~ Expand the program to IDclode .11 buildir.gs located i. t~e
" ..... t .... 1o'!!1c~ WDu1d ,let up PF and PC'loned sites, was the question that
came up.
ere SChreiber: To give a q~ict rev lew. we are not at all sure thit there
are an, Pl.nned CDmmu,lt, zone sites t~at ~oDld benefit from t~ls. So
there ~11 be no sender sites i& terms mf Planned Community lones.
Secondl" I do oot know If the citl .ould pursue that .it~ the ,ooior
center s J t.fnk the first reactioD fr~ t~e finance director was one of
,1easu~ It the potent1il of ~aY;ns a commoditJ to sell. but obyiousl,.
that becomes I rather complicated question il terms gf whit it WOQTd do 1.
ter.lS of construction. We ~ave Dot ex,lored ft ]1 tenns of the public
.orls depart~Dt. the cit1 Manager~s ~fffe!J planning department. ~t(., 1&
tenos of what it wou1d do to t~e project and how that could be bandled if
tbe opportunity was there. I would cert.I'!1 lit. to keep that
Dpportu~ft1 llfve. but as ~e indiclted before» ~e cannot do it wit.i. t~e
cODle~t .f this enYfro~mentll ;ss!ssment. 50 that again .auld fill intD
the category Df • poteotia!l, good idea that ne.ds a llttl. further
fa.estlg.tloo. fb.t cert.f.ly VDold be • candi~.t. for counell ref.rral
bact thrcugb the process as an aMendment to t~fs~ ass~~iDg the flitt.l
progrilll I s adopted.
~St CaYble: Also. t~e entire thrust cf this or~inance and thE ~nuses
the.selves, eveB before we fmtroduced the transferabilltl component t fs
tl, il certlfl instances. relfeve peop1E ~f lfmitatfons imposed on the CO
zone , DOt the Pf or the PC zones~ Vith PC loneS t '1 partfctlar, as JOo
know, tbose are ~nfque. site-designed zones, and essentiill,. the propert,
POner gets what he as~s for if ~e provides a public benefit ar.cl goes
t~ro"gh the process, .It~ the end ros.1t being a PC lDn.. So it is ~ard
te Imagine ~ .. SOGeOO. ShOD1d be relieved and paid fcr getting out of the
sp~'al ZOn'"9 that they "Quested. As for the Pf. as ~e. pOioted out,
t~at 15 Soaet~fDg t~at needs further re~fe~. I feel it rifses I ~ote
t,ost .f policy questions "hIe. could be discussed, if and "~e. It comes
bact.
Comrnissfoner (isstl: As I was reading t.fs, I ~s t~fntiDg i. terms Qf
one donor site and one recelver site. [t 5uddenl, dawned on me that
someone ~o ~as I site. Tecei~es th£se tTansf~r of development rijhts, and
sells thea, t~e persoD wt~ boys these rights could buy ~ore than one set
of rf9hts~ So there is I ~eed for. cap on the square footage. otherwise»
.ne pers •• could buy up .11 of the~ i. the citl and go up as oigo .s they
wanted.
04/11/95
·11·
, ~.
-. .,
-,'/
tratnman Oialfin: Ye ~av! QuestiQ~ed thts pretty thorOu9~11. Shall ~e
proceed wit. dlsc.sslon or 0 motIon?
~: Commlsslgner $chink: I oove the st.ff recGmmeodatloo. with t~e
f.llowiog additional t~ought. Wblc. hopef.lly can be Included l. ROre
fonool language. lb. process would I .. lude ve,tlng rights to be ak,rJed
It tile tllllO .f iSs.ance of the ""l1dlog pe",lt t~,t will subsequentl, be
granted. as outlined fQ t~e ordinance. Also. language $~ould be added
t~at ~11} allow t~e .rchltect~ril review ~ard to retleW receiver prejects
f •• 11 the .onoal ways, •• ceptlng buildiog sQuare footage.
~~: il CommIssioner Sch~ldt.
Commfss'oner $c)fnt: Virgilia ~as d~ne ~ wonde~f~l job of puttirg this
ordl.ance together. It r.ads very weI!. ana It \s golO9 to be I real
benefit to the downtown. I would like to throw out. (o'Jple of idOl. that
I thlni .,oolel be helpf.! ia the long run. I 1mo" It Is not I p.rt of this
itOll. I III Just putting the~ on the retorel for the future. I think we
shogld faclade Stanford Reseirth Park 1$ I receiver site iD the future.
bel!e.e t~.t the lS,OOO·square·foot cap sho.1d be Iff ted for reeoi,er
sites. It is easter to lose that additional square footage fm bf~er
~rDject$~ and it Js ~asier to ~se t~e square fOQtage ~el1 il bigger
projects.
FS~ally. I feel it fs a someWhat unfair situation t~at ~e have <reated
~t. ptyllis M~nse11 and it would be IJce if there ~ere some ~al ve could
include ber ill Uis. I know it does nat -work with this. ordinance, b.ut S'H!
procee4e4 very elrly on tG do what was rfg~t~ and it is too bad t~it she
Is bel.g left bebind It thIs pof.t.
Commfss'pner Schmidt: I would support ieppfng the size ~apSt as per
~urrent ,llns and ordinar~es. But I ~uld~ indeed~ s~pport I fwture
a.eod ... t t •• llow fOyll;s ~un.el, ,.d another building that she
mentioned. that fndeed lIave done so~t)jlDg l'"fgllt ahead of tfme. It would
be ~fce.if the} eould rttroactivelJ get th! benefit from t'is.
ChaJnpaA Ojali2n: J appreCiate t~e citJ ittorne1~s including on Plge 3.
Ite. 16. T~at ~s I difffc_lt .att!r. ia some ways. ~e~ it faced ~s ~t~
ttJe TusH] n.e:ater, $0 it is .lce tCt 'ha ... e somethfng codified 11 that
regard. J support Kathy's comments is regards not exceeding the lflits OD
certal. buildlogs a, discussed preyiousl,. One of the tbings _e did oot
dfsc.s$ is ~iimtai~;ng thit lSO-foot c~rridor. I woal~ like to retifm
thlt corriel<".
T~. council ••• some additl""a] t~jnki.9 that the1 may need t. elo, as
regards d ... of tn. coone'!s that Jon bas made. Just ttlnking about the
TOR progr~, iD generll, wbf~\ per~aps sho~ld not be ~tilfzed extensivel!.
is it could be I dangerous p~enQmeno~~ but it could be ~tililed more
selectfvelJ il other parts of the citJ. to the benefit of t~e community as
I. wflole.
I lite JonPs inclusl0ns cf both t~e vested rights being awarde~ earll on
f. the proce.s. lbat wa •• gre.t fdea.
MOTION PA$Sf$: Chainman Ojakfln: Is t~era any further discussfon on tbis
C4/11/95
·12·
"-'"
" .. tlon? V. Wi" be .otlog on I .otlon by CommIssioner Sc~Iot and seconde~
by Commissioner Sc~,'dt ~Ic~ includes t~e st.ff recomMendations 00 foge I
of t~eot.ff roport. and two add1tlonol Ite.s. One '0 havIng .e,ted
rights owarded at the tIme of buIlding penait Issuance. and the '~CDn~
de.l • .nth the ARB revie.nog receiver project. IS I. the normal cour •• of
their role • .nth t.e exception .f looking It squlr. footoge. All those II
flvo •• ,., Aye? All opposed? ~.t posses 00 • vote of 5-0, with
C ... !ssioners Beecha~ and 61azl.r absent.
Rr. SChreIber: rai. Item goes t. the clt1 council on ""04.,. "ay I.t.
04/12/95
·]3·
'>
~.::.' ,-
) ;-.
APS.-06-9S THUI5'O!i F A.~ Nu. (! S 3<62820
KEEN4.X LAS» UOMP ... 1J.SV
Ap<iI 6, 1996
Palo Alto Menning Commission
250 Hamilton Avel>\l<l
PalO Alto, CA 94301
Dear ladies and Gentlemen:
Please accept my apolo£ies lor not testiiy[ng personally In the revised T.O.R.
onflllence, tIo.,..ver I am out of low,,"
P.02
The revised ord'onance doe$ a Stiperb job of creating a worI<Bble T.D.R. process
which is simple to use and providO$ tn.. apptoprl.te manei.l incentives f«
buikr"'llS, which. ror various reasons, can't accommodate f.A.R. I>On<Js on-site.
The lIeft fIe5 carefully drafted the amended ordinance to fati<>nanze it with the
many existing orcfonances. This is flO rne." feat.
I have two modlfIC8tiol'lS to s"IIIlest. bOlh <leafing with • ree<>iver s1tes', 11
enmlnate t".., , 50' radius prohibition Irom residentially zoned !a"", 21 efiminate the
25,000 square loot cap lor project size.
Tllere already exTsls many restrictiOns between lI'Ie R and CO districts ~.e .• figl1t
planes, set becks, height restrictions) wllrch safell<Jar<! the 20<11110 interface from
.. buse. This racI"Jus re.s.tr'iction ts uMecessary and .nminates potential rece.rver sites.
The 25,000 square loot pooject cal> in the CO c!istriCt came about <lurlng tlle 'sa4
Downtown <Iownzoning in response 10 a bui1<ling boom ov", tl'e j)(ior 3 or 4 years.
It was intended to precll.'<fe the large project. and onain a smaner scale. I ber,&ve it
was .r. over rooction '" the same context 8S the 350,000 s'l"are foot cap f«
. dowotowl'l.. Any erchitectlJ(al jury would agree that size is • poor criterla f«
attaining 8,d>itectu<al e"cene~e {'l!'I(;lu<fong context:. The piojecl cap is
cliSCrimlnatory of the Isrge 'ites left in \O'M'l and restriCt. the pot.l>tlallarge
receiver sites where 1>On<J. "'I"are footage will have me least impact (visually and
parklng).
Thank you lor y04Jf' c""sideration of l!lese commer>ts.
<
------
• 1 'n \
• • • • • •
Members
J'Iannlng Comm1ssion
Oty of Polo Aho
City HaG
P.o. Box 10250
Palo Alto. CA 94..'<C3
•
April 12, 1995
II.e: Transfer of Deye~ Rid$ ODin
Dear PIannlrlg Canmis.sio!'lo=
The pwpooe of this letter is Ie en<ounge your adoptiOn of the TDR program
~ with modifications !o provide that oeismic upgrade& 10 the 1973 USC "!",ldard
. foe buikIlr>g in seismk QI\egories 1 and 2 also be included in this program. The
~ty io< abuse hom such an .xpanded progtam is SI!Wl as there are few
I>ui1dinp in the clo .... rtk>wn area which have not compleled some subs!anIial seismic
w<ldt. As an ex~'2!' amoog ow: properties. we have renovated S29 I!tyan!. 180
University. The HoIel, 251 University and 201 University. Only one of our
remainlrog buiIcIings would qualify foe • seismk TOR.
5mcereIy yours.
JE!l:lp!
ce Ken Schreiber
FredHennan
VJtginia Warhei!
-r..c.-. .... ..,
cfeo.c.,.w_ .. ~ CDS-A ............ ~CA MIIQI-J1Z5
,.........., tGSl Ja.M."'" I'f1ll rzr.,
, ..
;