Town of Atherton
Zoning Ordinance Updates
for SB 79 Transit-Oriented Housing
City Council Meeting
February 18, 2026
1 Agenda
2 • Project Schedule
• What is SB 79? – State Requirements
• SB 79 in Atherton
• Preparation of Development Standards
• Draft Ordinance AMC 17.59 (SB 79)
• Findings and Next Steps
Project Schedule
3 Ordinance
in Place
Jul 1
HCD Review
Period
(90 Days)
City Council
1 st Reading
(Tonight)
Planning
Commission
Meeting
Jan 28
Public
Workshop
Jan 20
City Council
2 nd Reading
Mar 18
What is SB 79? – State Requirements
4 Senate Bill (SB) 79 overrides local zoning limitations to allow greater heights and densities for residential development near transit stops, which includes the Menlo Park Caltrain Station.
Within ¼-mile of the Menlo Park Caltrain Station, proposed residential development must allow:
• Building heights up to 75 feet
• Maximum density no less than 120 du/ac (projects less than 30 du/ac are not eligible for SB 79)
• Maximum floor area ratio (FAR) no less than 3.5
What is SB 79? – State Requirements
5 Key SB 79 Policy Requirements:
• Requires affordable housing to be provided as:
Low-Income: At least 13% of units, or
Very Low-Income: At least 10% of units, or
Extremely Low-Income: At least 7% of units
• Limits average unit size to 1,750 sf
• Exempts qualifying projects from CEQA unless
discretionary actions are required
• State standards do not address setbacks, design,
circulation, parking, landscaping, or privacy
• Without local standards, design is at applicant’s
discretion
• Local standards cannot preclude achieving SB 79
requirements for density, height, and FAR
Reference Images for Density
6 Source: MTC
120 Dwelling Units per Acre 30 Dwelling Units per Acre
Source: BDE Architecture
REPLACE IMAGE
Local Development Standards
7 Adopting an ordinance is the Town’s primary means to establish development standards that address SB 79 lots.
HCD Review and Implementation Timeline
• SB 79 becomes effective on July 1, 2026
• Ordinance must be reviewed and approved by HCD
• HCD has up to 90 days to determine compliance
• To meet HCD timeline, Town submittal of draft ordinance is required by April 1, 2026
SB 79 in Atherton
ADD TABLE
Site Address
A 110 Glenwood
B 120 Glenwood
C 124 Glenwood
D 155 Laurel
E 147 Laurel
F 151 Laurel
G 99 Victoria
El Camino Real
Glenwood Ave
Laurel St
Valparaiso Ave
SB 79 in Atherton
*To qualify for SB 79 a project must develop a minimum of 30 du/ac Lot Address R-1 Adjacent
(Y/N)
Flag Lot
(Y/N)
Lot Size
(ac)
Development
Potential*
(30-120 du/ac)
3.5 FAR
Floor Area
Potential (sf)
A 110 Glenwood Y N 1.00 30-120 du 152,460 sf
B 120 Glenwood Y N 1.31 40-158 du 199,723 sf
C 124 Glenwood Y N 0.98 30-118 du 149,411 sf
D 135 Laurel Y N 1.08 33-130 du 164,657 sf
E 147 Laurel Y Y 0.80 24-96 du 121,968 sf
F 151 Laurel Y Y 1.85 56-222 du 282,051 sf
G 99 Victoria Y N 0.31 10-38 du 47,263 sf
Staff Analysis – Key Design Tools
10 • Density: 120 du/ac is the maximum density. Higher densities are achievable through State Density Bonus; no increase is recommended. • Height: 75 feet is the maximum height. Increases could be considered in exchange for lower heights near R-1 properties.
• FAR: 3.5 FAR is the maximum. Increases could be considered in exchange for height reductions or greater setbacks.
• Setbacks: Setbacks provide the greatest local flexibility. Standards can be prioritized to address adjacent R1-A and R1-B lots.
Staff Analysis – RM-40 Test Case
11 Test Case:
• RM-40 Setbacks: 40 feet
SB 79 Requirements:
• Height: 75 feet
• FAR: 3.5
Implication:
• Height: 90 feet
• 10 Stories
110 Glenwood
Laurel Street
Glenwood Ave
R-1A Lot
R-1A Lot
Setbacks:
• Front: 15 feet
• Rear: 40 feet
• Side: 40 feet
SB 79 Requirements:
• Height: 75 feet min.
• FAR: 3.5 min.
Implication:
• Height: 63 feet
• 7 Stories
Staff Analysis – Modified Setbacks
110 Glenwood
Laurel Street
Glenwood Ave
R-1A Lot
R-1A Lot
Setbacks:
• Front: 15 feet
• Rear: 25 feet
• Side: 25 feet
SB 79 Requirements:
• Height: 75 feet min.
• FAR: 3.5 min.
Implication:
• Height: 72 feet
• 8 Stories
Staff Analysis – Modified Setbacks
99 Victoria
Laurel Street
R-1B Lot El Camino
Real
Valparaiso Ave
Additional Considerations and
Public Comment
14 Staff Analysis
• Street Frontage: Minimum sidewalk and
streetscape standards to support walkability and
consistent design.
• Site Access: Standards for adequate service and
resident vehicle access.
• Parking: Structured or underground parking
assumed; setbacks required for surface parking.
• Lot Size: Initial analysis by staff determined setback standards will be tied to lot size.
Community Workshop
On January 20th, a Community Workshop was held
and participants identified a series of issues:
• Do not exceed State-mandated minimums for
height, density, and FAR.
• Can transit conditions on ECR enact future
SB 79 lots?
• Can SB 79-reated development contribute to
Housing Element goals?
Planning Commission Direction
15 Directed staff to consider and further evaluate open space standards for specific issues, including:
• Required open space standards may be overly-permissive • Potential privacy impacts to adjacent R-1 properties
• Impacts to overall project feasibility
• Review comparable open space development practices
Proposed Development Standards
16 Chapter 17.59.020: Characteristics of the District*
Chapter 17.59.030: Development Standards
A. Height*
B. Setbacks
C. Floor Area Ratio*
D. Site Design
E. Open Space Design
F. Landscaping
G. Façade Organization
H. Building Massing
I. Entries and Openings
J. Façade Material Requirements
K. Roof and Eave Details
L. Site Lighting
M. Accessory Buildings and Structures
N. Parking
Chapter 17.60: Definitions
* Indicates state requirement
Proposed Development Standards
17 Chapter 17.59.020:
Characteristics of the District
• Density*: Maximum 120 du/ac, Minimum 30 du/ac
• Average Unit Size*: Maximum 1,750 sf per unit
• Affordability Minimums*:
• Low-Income: 13% of units, and/or
• Very Low-Income: 10% of units, and/or
• Extremely Low-Income: 7% of units
• Local Inclusionary Housing Ordinance: 20% of units
* Indicates state requirement
Source: TCA Architects
Proposed Development Standards
18 Chapter 17.59.030:
Development Standards
A. Height*: Maximum 75 feet
B. Setbacks:
Front: 15 feet
Side and Rear:
40 feet (lots greater than 0.5 ac)
25 feet (lots 0.5 ac or less)
C. Floor Area Ratio*: Minimum 3.5
Source: TCA Architects
* Indicates state requirement
Proposed Development Standards
19 D. Site Design
(Vehicle Access)
• Distance from Intersections: Prevents congestion
and improves sightlines
• Driveway Dimensions: Ensures safe access for
residents and emergency vehicles
• Spacing from Adjacent Driveways: Reduces conflict
points and traffic hazards
• Visibility at Right-of-Way: Protects pedestrians,
cyclists, and drivers
• Entry Gates: Prevents vehicle queuing onto public
streets Source: DAHLIN Architecture
Proposed Development Standards
20 D. Site Design
(Pedestrian Access and Streetscape)
• Units Connected to Sidewalk: Ensures safe, direct
access to sidewalks and parking
• Streetscape Design: Requires lighting, landscaping,
and pedestrian-oriented design
• Street Trees: Provides shade, comfort, and visual
continuity
• Visibility at Street Corners: Maintains safe sightlines at intersections
Source: Van Meter Williams Pollack LLP
Source: KTGY Architecture
Proposed Development Standards
21 E. Open Space Design
Purpose and Benefits
• Social Interaction and Livability: Space for
activities fosters social interaction and builds
community
• Property Values: Proximity to open space
increases property values
• Air Quality: Trees and vegetation trap natural
dust and pollutants
• Urban Heat-Island Mitigation: Trees and
vegetation provide natural cooling effects
• Stormwater Management: Permeable surfaces
help manage stormwater runoff
Common Open Space
Source: TCA Architects
Proposed Development Standards
22 E. Open Space Design
Establishes standards for both common
and private open space.
• Minimum: 10% of Net Lot Area
• Addresses privacy, setbacks, lighting, and
screening
• Regulates location of balconies and decks
Private Open Space
Proposed Development Standards
23 E. Open Space Design
Common Open Space
Open areas for shared resident use
Key Design Standards
• Set back from R-1 lots
• Active areas located away from single-family
neighbors
• Limits on elevated and rooftop spaces
• Required landscape screening and downlit lighting
Private Open Space
Outdoor space exclusive to individual units
Key Design Standards
• Minimum 40 sq ft per unit; minimum 5-foot dimension
• Must be outdoors
• Balconies restricted facing R-1 properties
F. Landscaping
Provides standards for the location and species of
landscape materials and links landscape screening
adjacent to R1 lot lines to the existing zoning
chapter 17.50.
Proposed Development Standards
24 Proposed Development Standards
25 G. Façade Organization
Horizontal and Vertical organization creates
visual structure, rhythm, and human scale.
• Base-Middle-Top: Defines an active ground-floor
base, consistent middle floors, and articulated
upper stories and/or rooftop.
• Modules and Bays: Breaks façades into repeating
vertical building sections to maintain human-scale
and rhythm.
Source: Torti Gallas + Partners
Proposed Development Standards
26 G. Façade Organization
Horizontal Façade Organization
(Base–Middle–Top)
Vertical Façade Organization
(Modules and Bays)
Proposed Development Standards
27 G. Façade Organization
Horizontal Façade Organization
(Base–Middle–Top)
Vertical Façade Organization
(Modules and Bays)
Source: Torti + Gallas Partners Source: NSPJ Architects
REPLACE IMAGE
H. Massing Features
Introducing massing features along the façade
length breaks buildings into human-scaled
elements.
Proposed Development Standards
28 Building Length Features Required Allowable Massing
Features
Up to 80 feet None
Tower
Step Back
Projection
Recess
Greater than 80 feet, up to 120 feet 1
Greater than 120 feet, up to 160
feet 2
Proposed Development Standards
29 H. Massing Features
Tower
A portion of the building that vertically projects
above the roofline to emphasize building
features.
Stepbacks
A reduction in the footprint of an upper story.
Projections and Recesses
A portion of the building façade that extends
outward from or is set back from the primary
wall plane.
Source: Torti Gallas + Partners
Proposed Development Standards
30 I. Entries and Openings
(Frontage Typologies)
Establishes standards for residential entries,
either to individual dwellings or to a shared
entrance.
• Common Entry
• Stoop
• Frontage Court
• Terrace
Source: KTGY Architecture
Proposed Development Standards
31 J. Façade Material Requirements
Establishes a list of prohibited façade
materials
• Exterior insulation finishing system (EIFS)
• Aluminum lap siding
• T1-11 siding
• Vinyl siding
Requires material changes to occur
horizontally, or at interior corners
K. Roof and Eave Details
Provides standards to regulate roof features
and require equipment screening.
L. Site Lighting
Limits lighting height, glare, and spill while
requiring shielding and motion controls.
Proposed Development Standards
32 Source: Winder Gibson Architects
M. Accessory Structures
Establishes location, setback, and screening
standards for accessory structures such as
trash enclosures and mail facilities to
minimize visual impacts and maintain
streetscape quality.
Proposed Development Standards
33 Source: NSPJ Architects
Proposed Development Standards
34 N. Parking
Encourages underground and screened garages
and protects pedestrian-oriented streetscapes.
Requires bicycle parking and VMT analysis to
support transit-oriented development.
Source: BDE Architecture
Proposed Development Standards
35 Chapter 17.60: Definitions
Adds the following definitions to Chapter 17.60.
“Lot area, net” means the portion of gross site area
remaining after deducting from the following:
1. Any portion of a lot within the right-of-way of an
existing public or private street, road or access
easement, except an emergency access street.
2. The portion of a flag lot constituting the access
corridor lying between the front lot line and the
frontage line at the street.
“Net habitable square footage” means the finished and heated floor area fully enclosed by the inside surface of walls, windows, doors, and partitions, and having a headroom of at least six and one-half feet, including working, living, eating, cooking, sleeping, stair, hall, service, and storage areas, but excluding garages, carports, parking spaces, cellars, half-stories, and unfinished attics and basements.
Proposed Development Standards
36 Chapter 17.60: Definitions
Adds the following definitions to Chapter 17.60.
“Open space” means an area designed and accessible
for outdoor living, recreation, and/or pedestrian access.
Areas for parking, loading, or storage shall not be
counted as open space.
“Open space, common” means an outdoor area that is
designed for the common use of residents within a
development, is accessible to multiple dwelling units,
and is not reserved for the exclusive use of any
individual unit. Common open space includes courtyards, plazas, rooftop decks, and similar communal spaces, but does not include private balconies, patios, or rooftop
decks assigned to individual units.
“Open space, private” means an outdoor area that is directly accessible from and reserved for the exclusive use of a single dwelling unit, such as a balcony, patio, or deck. Private open space does not include shared courtyards, common areas, required setbacks, or landscaped buffers.
Staff Recommendation
37 Staff recommends that the City Council add Chapter 17.59 “Regulations and Objective Standards for Development Projects Sought Pursuant to Government Code Section 65912.157 (SB 79)” and to amend Chapter 17.60 “Definitions” in the Atherton Municipal Code (AMC) with the purpose of establishing development standards in response to the state-enabled massing and density of Senate Bill 79.
Findings
38 Chapter 17.18 of the Atherton Municipal Code states:
“Zoning amendments shall be granted only when the approval authority makes the finding that the proposed zoning amendment (text or plan) is consistent with the general plan goals, policies, and implementation programs.” Thank you
39