*NOT YET APPROVED*
1 Ordinance No. _____
Ordinance of the Council of the City of Palo Alto Adopting Chapter 18.14 (Housing Incentives) and Amending Various Chapters of Title 18 (Zoning) of the Palo Alto Municipal Code to Implement Programs 1.1A and 1.1B of the City of Palo Alto 2023-2031 Housing Element
The Council of the City of Palo Alto ORDAINS as follows:
SECTION 1. Findings and Declara�ons.
(a) On May 8, 2023, the City Council adopted the City of Palo Alto 2023-2031 Housing Element (“Housing Element”) pursuant to Government Code Sec�on 65585. (b) Program 1.1A of the Housing Element provides for amendments to the zoning ordinance that are necessary to accommodate the City’s Regional Housing Needs Alloca�on (“RHNA”) on the inventory of housing opportunity sites provided in Appendix D to the Housing Element. (c) Program 1.1B of the Housing Element provides for addi�onal amendments to the zoning ordinance for ROLM and GM zoned proper�es that exceed those required under Program 1.1A. (d) Government Code Sec�ons 65583 and 65588 require that the City complete its rezoning of sites under Program 1.1A by January 31, 2024, which is one year from the statutory deadline for adop�on of the Housing Element.
(e) This ordinance implements Programs 1.1A and 1.1B of the Housing Element, resul�ng in an inventory of sites suitable and available for development that is sufficient to meet the City’s RHNA during the Housing Element planning period.
SECTION 2. Chapter 18.14 (Housing Incen�ves) of Title 18 (Zoning) of the Palo Alto Municipal Code is added to read as follows:
CHAPTER 18.14: HOUSING INCENTIVES
18.14.010 Purpose
This chapter implements the regional housing needs strategy (RHNA) of the City’s Comprehensive Plan Housing Element to rezone opportunity sites; facilitates housing produc�on; affirma�vely furthers fair housing; and provides incen�ves for housing development, especially below-market rate housing.
18.14.020 Housing Element Opportunity Sites
This subsec�on implements the rezoning required to meet the RHNA in the 2023-2031 Housing Element, pursuant to Appendix D. Regula�ons iden�fied in Table 1 and Table 2 modify and replace development standards provided in base zoning district and applicable combining district regula�ons. a) Applicability: This subsec�on applies to Housing Development Projects, as defined in Government Code Sec�on 65589.5, on Housing Element opportunity sites listed in Appendix D *NOT YET APPROVED*
2 and on sites within the GM/ROLM and El Camino Real Focus Areas depicted in Figure 1 and Figure 3.
b) Permited Uses: Refer to the base zoning district and applicable combining districts for allowed uses, except:
(1) Exclusively residen�al uses are permited on all Housing Element opportunity sites. (2) Combining district use regula�ons shall not apply to exclusively residen�al projects on housing opportunity sites designated in Appendix D of the Housing Element to accommodate lower income households.
(3) Sites zoned to allow mixed use development and are iden�fied in Appendix D of the Housing Element as suitable for lower income households, must be developed with a minimum of two-thirds residen�al floor area.
c) Development Standards: Refer to base zoning district and applicable combining districts for development standards except:
(1) Residen�al uses on R-1 zoned sites (faith-based ins�tu�ons) shall be subject to the development standards for the RM-30 zoning district, pursuant to Chapter 18.13.040, except that Maximum FAR shall be 1.25 and minimum density shall be 20 units per acre. (2) RM-20, RM-30, RM-40, CN, CS, CC, CC(2), CD-C, and CD-N zoned sites as modified by Table 1 (3) GM, ROLM, and RP zoned sites as modified by Table 2
(4) PF zoned sites shall meet the following development standards:
(A) Downtown sites: CD-C standards, pursuant to Table 1 below (B) California Avenue sites: CC(2) standards, pursuant to Table 1 below (5) Specific Stanford University-owned sites and El Camino Real Focus Area sites may, as an alterna�ve to State Density Bonus Law, meet base district regula�ons as modified by Table 3.
Housing Development Projects that u�lize State Density Bonus Law shall be subject to base district standards or standards provided in Tables 1 and 2, as applicable. Addi�onally, El Camino Real Focus Area sites shall:
(A) Complete Major Architectural Review pursuant to Sec�on 18.77.020 (B) Provide 20% of total units as on-site below-market rate housing affordable to households earning up to 80% of AMI. This requirement shall apply in place of the basic requirements set forth in Sec�ons 16.65.030 and 16.65.040. (C) Not restrict residency to households with a par�cular ins�tu�onal affilia�on. (6) Combining district design and development standards shall not apply to exclusively residen�al projects on housing opportunity sites designated in Appendix D of the Housing Element to accommodate lower income households.
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*NOT YET APPROVED*
3 Table 1
Housing Element Opportunity Site Development Standards (Residen�al and Commercial Mixed Use Districts)
Base Zoning
District
Maximum FAR (1)
Minimum
Landscape
Coverage
Residen�al Density (du/ac)(4)
Other
Development
Standards Residen�al Total Minimum Maximum
CC(2) 1.5 2.0 (3) 20
See base district
regula�ons:
18.16.060
See base district
regula�ons:
18.16.060
CC 1.25 1.25 (3) 20
CS (El Camino
Real) 1.25 1.25 (3) 20
CS (Other) 1.25 1.25 (3) 20 See HE Appendix D
CN (El Camino
Real) 1.25 1.25 30% (3) 20
See base district
regula�ons:
18.16.060
CN (Other) 1.25 1.25 30% (3) 20 See HE Appendix D
CD-C 2.0 2.0 (2)
(3)
20 See base district
regula�ons:
18.18.060
See base district
regula�ons:
18.18.060
CD-N 1.5 1.5 (3) 20 See HE Appendix D
RP 1.25 1.25
(3)
25 None; 40 du/ac
an�cipated
See base district
regula�ons:
18.20.040
RM-40 1.5 1.5 (3) 31
See HE Appendix D
See base district
regula�ons:
18.13.040
RM-30 1.25 1.25 (3) 20
RM-20 1.25 1.25
See
18.13.040 20
(1) Nothing in this table increases the non-residen�al floor area permited in any district. (2) FAR may be increased with transfer of development rights; see Chapter 18.18 for details. (3) Landscape coverage may be provided above the ground-floor. If standard is not specified, refer to base district regula�ons.
(4) Where no maximum density is provided in terms of du/ac, maximum density shall be determined by es�ma�ng the realis�c development capacity of the site based on the objec�ve development standards applicable to the project. Where noted, refer to Housing Element Appendix D: Sites Inventory for specified densi�es.
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*NOT YET APPROVED*
4 Table 2
GM/ROLM Focus Area Development Standards for Housing Development Projects Only Base Zoning
District
Maximum FAR Minimum
Landscape
Coverage
Maximum
Lot
Coverage
Residen�al Density
(du/ac)(2)
Maximum
Height
Minimum
Residen�al
Parking
Ra�os
Other
Development
Standards Residen�al Total Minimum Maximum
GM (Focus
Area, Figure
1) 2.5 2.5 20% (1) 70% 40
None; 90
du/ac
an�cipated
60 1 space per
studio/1-bed;
1.5 spaces per
2-bed+
See base
district
regula�ons:
18.20.040
GM (Other
Opportunity
Sites) 1.5 1.5 30% (1) 70% 25
None; See
HE Appendix
D for
an�cipated
densi�es
See
18.20.040 No change
ROLM
(Focus
Area, Figure
1) 2.5 2.5 20% (1) 70% 40
None; 90
du/ac
an�cipated 60
1 space per
studio/1-bed;
1.5 spaces per
2-bed+
ROLM
(Other
Opportunity
Sites) 1.5 1.5 (1) 70% 25
None; 50
du/ac
an�cipated 45 No change
(1) Landscape coverage may be provided above the ground-floor. If standard is not specified, refer to base district regula�ons.
(2) These sites do not provide a maximum density in terms of du/ac; however, an�cipated densi�es have been determined by es�ma�ng the realis�c development capacity of the site based on the objec�ve development standards applicable to the project. Where referenced, the densi�es specified in Housing Element Appendix D: Sites Inventory represent an�cipated densi�es based on realis�c development capaci�es.
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*NOT YET APPROVED*
5 Figure 1: GM/ROLM Housing Element Focus Area
*NOT YET APPROVED*
6 Table 3
Site-Specific Development Standards (Stanford-Owned Sites & El Camino Real Focus Area) Loca�on
Pasteur Dr. & 1100 Welch Rd. (1)(3)
(Figure 2)
El Camino Real Focus Area (1)
(Figure 3)
Minimum Front Setback 15 feet See base district regula�ons Minimum Setback See base district regula�ons:
18.13.040
See base district regula�ons,
except:
For sites with a property line
abu�ng a low density
residen�al (RE, R2, or RMD) or
R1 single family residen�al
district: 20 feet
Maximum FAR 3.5 (Total) 4.0 (Total)
Maximum Site/Landscape
Coverage
(2) (2)
Maximum Lot Coverage 60% 70%
Maximum Density (du/ac) None None
Maximum Height 85 85
Daylight Plane Sand Hill Rd. frontage only: ini�al
height 60 feet above grade at the
Sand Hill Rd. setback line and a
45-degree angle
See base district regula�ons for
standards for daylight planes
Height Transi�ons n/a Within 100 � of low density
residen�al (RE, R2, or RMD) or
R1 single family zone district
property line: 35 �.
Between 100 and 150 � of low
density or R1 zone district
property line: 45 �.
Upper Story Step Back None El Camino Real frontage:
maximum height of 55 feet
within 20 feet of the El Camino
Real property line
Open Space 100 sq. �/unit (any combina�on
of common and/or private)
100 sq. �/unit (any combina�on
of common and/or private)
Minimum Residen�al Parking
(5)
0.5 spaces/unit 1 space/unit
(Per AB2097: 0 space/unit within
½ mile of Caltrain)
Other Development Standards See base district regula�ons:
18.13.040
See base district regula�ons
Design Criteria/Standards Compliance with Objec�ve
Design Standards pursuant to
Chapter 18.24 (4)
Architectural Review and
compliance with either
Objec�ve Design Standards
*NOT YET APPROVED*
7 pursuant to Chapter 18.24 or
Context-Based Design Criteria
pursuant to base district
regula�ons. (4)
(1) Site locations as defined in the 2023-2031 Housing Element (2) Permitted above the ground-floor. If standard is not specified, refer to base district regulations. (3) Housing may be developed in phases and individual phases may not meet all standards.
However, upon completion the project as a whole must conform to these standards. Individual parcels shall be deed restricted to address standards that are met in aggregate, but not on a parcel-by-parcel basis. In addition, for each phase, the applicant shall demonstrate, to the satisfaction of the Director, that the overall site is capable of meeting all standards upon completion of the project as a whole.
(4) Except, the following objective design standards shall be modified to meet the realistic capacity identified in the Housing Element:
(a.) 18.24.050(b)(5): Diversity of Housing Types, shall be replaced with the following standard:
Maximum façade length shall be less than or equal to 250 feet. (b.) 18.24.060(b)(7): Parking/Loading/Utilities, shall be replaced with the following standard:
Above grade structured parking levels facing a public right-of-way or publicly accessible open space/path with the exception of vehicular alleys, shall compose no more than 50% of any public frontage. Garage façades fronting on public right-of-way shall be screened with decorative architectural screening (e.g. perforated metal panels, murals), lined with habitable uses, or screened with landscaping (e.g., green wall, climbing vines). (5) Projects providing fewer than 50% of the parking spaces that would be required under Section
18.52.040 shall develop and implement a transportation demand management plan containing, at a minimum: free transit passes for residents; and provision of outlets appropriately spaced for e-bike charging at 20% of bicycle parking spaces.
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*NOT YET APPROVED*
8 Figure 2: Pasteur Drive Focus Area
*NOT YET APPROVED*
9 Figure 3: El Camino Real Focus Area
*NOT YET APPROVED*
10 18.14.030 Housing Incen�ve Program (Reserved)
18.14.040 Affordable Housing Incen�ve Program (Reserved)
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*NOT YET APPROVED*
11 SECTION 3. Sec�on 18.12.030 (Land Uses) of Chapter 18.12 (R-1 Single-Family Residen�al District) of Title 18 (Zoning) of the Palo Alto Municipal Code is amended to read as follows (CHANGES SHOWN IN UNDERLINE STRIKEOUT):
18.12.030 Land Uses
The permited and condi�onally permited uses for the single family residen�al districts are shown in Table 1:
Table 1
PERMITTED AND CONDITIONAL R-1 RESIDENTIAL USES
R-1 and all R-1
Subdistricts
Subject to Regula�ons in:
[. . .]
RESIDENTIAL USES
Single-Family P
Two-Family use, under one ownership P 18.42.180
Mobile Homes P 18.42.180
Mul�ple-Family P(2) 18.14.020
Residen�al Care Homes P
[. . .]
(1) An Accessory Dwelling Unit or a Junior Accessory Dwelling Unit associated with a single-family residence on a lot is permited, subject to the provisions of Chapter 18.09. (2) Housing Element opportunity sites (faith-based ins�tu�ons) only.
SECTION 4. Sec�on 18.12.040 (Development Standards) of Chapter 18.12 (R-1 Single-Family Residen�al District) of Title 18 (Zoning) of the Palo Alto Municipal Code is amended to read as follows:
18.12.040 Development Standards
(a) Site Specifica�ons, Building Size, Height and Bulk, and Residen�al Density The development standards for the R-1 district and the R-1 subdistricts are shown in Table 2, except:
(1) To the extent such standards may be modified by Sec�on 18.42.180 for two-family uses pursuant to California Government Code Sec�on 65852.21 (SB 9, 2021; (2) On Housing Element opportunity sites (faith-based ins�tu�ons): development standards for Mul�ple-Family uses are iden�fied in Sec�on 18.14.020, which states that sites shall meet the development standards for the RM-30 zoning district, except that Maximum FAR shall be 1.25. [. . .]
*NOT YET APPROVED*
12 SECTION 5. Chapter 18.13: MULTIPLE FAMILY RESIDENTIAL (RM-20, RM-30 AND RM-40) DISTRICTS [. . .]
18.13.040 Development Standards
(a) Site Specifica�ons, Building Size and Bulk, and Residen�al Density The site development regula�ons in Table 2 shall apply in the mul�ple-family residence districts, provided that more restric�ve regula�ons may be recommended by the Architectural Review Board and approved by the Director of Planning and Development Services, pursuant to the regula�ons set forth in Chapter 18.76, and the objec�ve design standards set forth in Chapter 18.24. Except that sites designated as Housing Element Opportunity Sites shall meet the development standards specified in Chapter 18.14.020.
Table 2
Mul�ple Family Residen�al Development Table
RM-20 RM-30 RM-40 Subject to
regula�ons in:
[. . .]
Maximum Site Coverage:
Base 35% 40% 45%
Addi�onal area permited to be covered by
covered pa�os or overhangs otherwise in
compliance with all applicable laws
5% 5% 5%
Maximum Floor Area Ra�o (FAR)(4) 0.5:1 0.6:1 1.0:1
Residen�al Density (units)
Maximum number of units per acre(3) 20 30 40 18.13.040(g)
18.14.020
Minimum number of units per acre(8) 11 16 21 18.14.020
Minimum Site Open Space(5) (percent) 35 30 20 18.13.040(e)
18.14.020
Minimum Usable Open Space (sf per unit)(5) 150 150 150 Minimum common open space (sf per unit) 75 75 75 18.13.040(e) Minimum private open space (sf per unit) 50 50 50
Performance Criteria See provisions of Chapter 18.23 Ch. 18.23 Landscape Requirements 18.40.130
Parking(6) See provisions of Chapter 18.52 Ch. 18.52
[. . .]
*NOT YET APPROVED*
13 SECTION 6. Chapter 18.20: OFFICE, RESEARCH, AND MANUFACTURING (MOR, ROLM, RP , AND GM) [. . .]
18.20.030 Land Uses
(a) Permited and Condi�onally Permited Land Uses
Table 1 lists the land uses permited or condi�onally permited in the industrial and manufacturing districts.
Table 1
Industrial/Manufacturing District Land Uses
[P = Permited Use CUP = Condi�onal Use Permit Required]
MOR ROLM
ROLM(E)
RP
RP(5)
GM Subject to Regula�ons
in Chapter:
[. . .]
RESIDENTIAL USES
Single-Family Not permited 18.20.040(b)
Two-Family Not permited
Mul�ple-Family (Housing
Element Opportunity Site) P P P
18.14.020
Mul�ple-Family (Other
Sites) CUP CUP(1) CUP CUP(1)
18.14.020
Residen�al Care Homes P CUP CUP CUP 18.23.100(B)
[. . .]
(1) Adjacent to Bayshore Freeway and generally bounded by East Charleston Road and Loma Verde Avenue (see Figure 1), subject to CUP
[. . .]
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*NOT YET APPROVED*
14 Figure 1: GM/ROLM Housing Element Focus Area
*NOT YET APPROVED*
15 18.20.040 Site Development Standards
[. . .]
(b) Development Standards for Exclusively Residen�al Uses Residen�al uses shall be permited in the MOR, RP , RP(5), ROLM, ROLM(E), and GM zoning districts, subject to the following criteria.
(1) It is the intent of these provisions that a compa�ble transi�on be provided from lower density residen�al zones to higher density residen�al or non-residen�al zones. The Village Residen�al development type should be evaluated for use in transi�on areas and will provide the greatest flexibility to provide a mix of residence types compa�ble with adjacent neighborhoods. (2) No new single-family or two-family residen�al development is permited in any of the office, research and manufacturing districts, and no new residen�al development is permited within 300 feet of an exis�ng Hazardous Materials Tier 2 use. Exis�ng single-family and two-family uses and exis�ng residen�al development within 300 feet of an exis�ng Hazardous Materials Tier 2 use shall be permited to remain, consistent with the provisions of Chapter 18.70 (Nonconforming Uses and Noncomplying Facili�es).
(3) MOR District. All mul�-family development in the MOR zoning district shall be permited subject to approval of a condi�onal use permit and compliance with the development standards prescribed for the RM-30 zoning district.
(4) RP and RP(5) Districts. All mul�-family development in the RP , and RP(5) zoning districts that is located within 150 feet of an R-E, R-1, R-2, RMD, or similar density residen�al PC zone shall be permited subject to the provisions above in 18.20.040(b)(2), approval of a condi�onal use permit, and compliance with the development standards prescribed for the RM-20 zoning district, including Village Residen�al development types. Mul�-family development in the MOR, RP , and RP(5) zoning districts that is located greater than 150 feet from an R-E, R-1, R-2, RMD, or low density residen�al PC shall be permited subject to the provisions above in 18.20.040(b)(2), approval of a condi�onal use permit, and compliance with the development standards prescribed for the RM-30 zoning district, except for sites designated as Housing Element Opportunity Sites or Focus Areas, which are regulated by Chapter 18.14.020. (5) ROLM (E) District. All mul�-family development in the ROLM(E) zoning district shall be permited subject to the provisions above in 18.20.040(b)(2), approval of a condi�onal use permit, and compliance with the development standards prescribed for the RM-20 zoning district. (6) ROLM District. All mul�-family development in the ROLM zoning district shall be permited subject to the provisions above in 18.20.040(b)(2), approval of a condi�onal use permit, and compliance with the development standards prescribed for the RM-30 zoning district, except for sites designated as Housing Element Opportunity Sites or Focus Areas, which are regulated by Chapter 18.14.020. (7) GM District. All residen�al development is prohibited in the GM zoning district, except for sites designated as Housing Element Opportunity Sites or Focus Areas, which are regulated by Chapter
18.14.020.
*NOT YET APPROVED*
16 (8) Combining Districts. Combining district use regula�ons and design and development standards shall not apply to exclusively residen�al projects on Housing Element opportunity sites designated to accommodate lower income households. See Sec�on 18.14.020 for details. (c) Development Standards for Mixed (Residen�al and Nonresiden�al) Uses in the MOR, ROLM, ROLM(E), RP , and RP(5) zoning Districts
Mixed (residen�al and nonresiden�al) uses shall be permited in the MOR, ROLM, ROLM(E), RP , and RP(5) zoning districts, subject to the following criteria:
(1) It is the intent of these provisions that a compa�ble transi�on be provided from lower density residen�al zones to higher density residen�al, non-residen�al, or mixed use zones. The Village Residen�al development type should be evaluated for use in transi�on areas and will provide the greatest flexibility to provide a mix of residence types compa�ble with adjacent neighborhoods. (2) New sensi�ve receptor land uses shall not be permited within 300 feet of a Hazardous Materials Tier 2 or Tier 3 use. Exis�ng sensi�ve receptors shall be permited to remain, consistent with the provisions of Chapter 18.70 (Nonconforming Uses and Noncomplying Facili�es). (3) ROLM(E) District. Mixed (residen�al and nonresiden�al) development in the ROLM(E) zoning district shall be permited, subject to the provisions above in 18.20.040(c)(2), approval of a condi�onal use permit, determina�on that the nonresiden�al use is allowable in the district and that the residen�al component of the development complies with the development standards prescribed for the RM-20 zoning district. The maximum floor area ra�o (FAR) for mixed use development is 0.3 to 1. (4) ROLM District. Mixed (residen�al and nonresiden�al) development in the ROLM zoning district shall be permited, subject to the provisions above in 18.20.040(c)(2), approval of a condi�onal use permit, determina�on that the nonresiden�al use is allowable in the district and that the residen�al component of the development complies with the development standards prescribed for the RM-30 zoning district. The maximum floor area ra�o (FAR) for mixed use development is 0.4 to 1. Except that sites designated as Housing Element Opportunity Sites or Focus Areas shall meet the development standards specified in Chapter 18.14.020.
(5) GM District. Mixed use (residen�al and nonresiden�al) development is prohibited in the GM zoning district, except for sites designated as Housing Element Opportunity Sites or Focus Areas, which are regulated by Chapter 18.14.020.
In compu�ng residen�al densi�es for mixed (residen�al and nonresiden�al) uses, the density calcula�on for the residen�al use shall be based on the en�re site, including the nonresiden�al por�on of the site.
[. . .]
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*NOT YET APPROVED*
17 SECTION 7. Chapter 18.16: NEIGHBORHOOD, COMMUNITY , AND SERVICE COMMERCIAL (CN, CC AND CS)
DISTRICTS
[. . .]
18.16.060 Development Standards
[. . .]
(b) Mixed Use and Residen�al
Table 4 specifies the development standards for new residen�al mixed use developments and residen�al developments. These developments shall be designed and constructed in compliance with the following requirements and the objec�ve design standards in Chapter 18.24,except that sites designated as Housing Element Opportunity Sites shall meet the development standards as modified in Chapter
18.14.020. Non-Housing Development Projects and Housing Development Projects that elect to deviate from one or more objec�ve standards in Chapter 18.24 shall meet the context-based design criteria outlined in Sec�on 18.16.090, provided that more restric�ve regula�ons may be recommended by the architectural review board and approved by the director of planning and development services, pursuant to Sec�on 18.76.020.
Table 4
Mixed Use and Residen�al Development Standards
CN CC CC(2) CS Subject to
regula�ons in:
[. . .]
Maximum Site Coverage 50% 50% 100% 50%
Minimum Landscape/Open Space
Coverage 35% 30% 20% 30% 18.14.020
Usable Open Space (Private and/or
Common)
150 sq � per unit (2)
18.16.090
Maximum Height (�)
Standard 35' (4) 50' 37' 50'
Por�ons of a site within 150 �. of an
abu�ng residen�al district (other than
an RM-40 or PC zone) (5)
35' 35' 35' 35' 18.08.030
Daylight Plane for lot lines abu�ng
one or more residen�al zoning
districts
Daylight plane height and slope shall be iden�cal to
those of the most restric�ve residen�al zoning district abu�ng the lot line
Residen�al Density (net) (3) 15 or 20 (9)
See sub-
sec�on
(e)
below
No maximum
30 18.16.060(i)
18.14.020
Sites on El Camino Real No maximum No maximum
Maximum Residen�al Floor Area Ra�o
(FAR) 0.5:1 (4) 0.6:1 0.6:1 18.16.065
18.14.020
*NOT YET APPROVED*
18 CN CC CC(2) CS Subject to
regula�ons in:
[. . .]
Maximum Nonresiden�al Floor Area
Ra�o (FAR) 0.4:1 2.0:1 0.4:1
Total Mixed Use Floor Area Ra�o (FAR) 0.9:1 (4) 2.0:1 1.0:1 18.16.065
18.14.020
Minimum Mixed Use Ground Floor
Commercial FAR (6) 0.15:1(10) 0.15:1(10)
0.25:1 (7) (10) 0.15:1 (10)
Parking See Chapters 18.52 and 18.54 (Parking) 18.52, 18.54
[. . .]
(c) Exclusively Residen�al Uses
Exclusively residen�al uses are generally prohibited in the CN, CS, CC(2) and CC zone districts, except on housing inventory sites iden�fied in the Housing Element, subject to the standards in Sec�on 18.16.060(b), and on CS and CN sites on El Camino Real and CC(2) sites, subject to the following. (1) On CS and CN sites on El Camino Real and on CC(2) sites, where the retail shopping (R) combining district or the retail preserva�on provisions of Sec�on 18.40.180 do not apply, exclusively residen�al uses are allowed subject to the standards in Sec�on 18.16.060(b) and the following addi�onal requirements:
(A) Residen�al units shall not be permited on the ground-floor of development fron�ng on El Camino Real unless set back a minimum of 15 feet from the property line or the 12-foot effec�ve sidewalk setback along the El Camino Real frontage, whichever is greater. Common areas, such as lobbies, stoops, community rooms, and work-out spaces with windows and architectural detail are permited on the ground-floor El Camino Real frontage.
(B) Parking shall be located behind buildings or below grade, or, if infeasible, screened by landscaping, low walls, or garage structures with architectural detail. (C) Combining district use regula�ons and design and development standards shall not apply to exclusively residen�al projects on Housing Element opportunity sites designated to accommodate lower income households. See Sec�on 18.14.020 for details. //
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*NOT YET APPROVED*
19 SECTION 8. Chapter 18.18: DOWNTOWN COMMERCIAL (CD) DISTRICT
18.18.060 Development Standards
[. . .]
(b) Mixed Use and Residen�al
Table 3 specifies the development standards for new residen�al mixed use developments and residen�al developments. Housing Development Projects shall be designed and constructed in compliance with the following requirements and the objec�ve design standards in Chapter 18.24. Non- Housing Development Projects and Housing Development Projects that elect to deviate from one or more objec�ve standards in Chapter 18.24 shall meet context-based design criteria outlines in Sec�on 18.18.110, provided that more restric�ve regula�ons may be recommended by the architectural review board and approved by the director of planning and development services, pursuant to Sec�on 18.76.020:
TABLE 3
MIXED USE AND RESIDENTIAL DEVELOPMENT STANDARDS
CD-C CD-S CD-N Subject to regula�ons
in Sec�on:
[. . .]
Maximum Site Coverage No requirement 50% 50%
Minimum Landscape Open Space
Coverage 20% 30% 35% 18.14.020
Usable Open Space (Private and/or
Common)
150 sq � per unit (1) 18.18.110
Maximum Height (�)
Standard 50' 50' 35' 18.08.030
Por�ons of a site within 150 �. of an
abu�ng residen�al district (other than
an RM-40 or PC zone)(4)
40' 40' 35' 18.08.030
Daylight Plane for lot lines abu�ng
one or more residen�al zoning
districts or a residen�al PC district
Daylight plane height and slope iden�cal to those
of the most restric�ve residen�al zone abu�ng
the lot line
Residen�al Density (net)(2) No maximum 30 30 18.14.020 Maximum Weighted Average
Residen�al Unit Size(5)
1,500 sq � per
unit No maximum No maximum
Maximum Residen�al Floor Area Ra�o
(FAR) 1.0:1(3) 0.6:1(3) 0.5:1(3) 18.14.020,
18.18.065, 18.18.070
Maximum Nonresiden�al Floor Area
Ra�o (FAR) 1.0:1(3) 0.4:1 0.4:1
*NOT YET APPROVED*
20 Total Floor Area Ra�o (FAR)(3) 2.0:1(3) 1.0:1(3) 0.9:1(3) 18.14.020,
18.18.065, 18.18.070
Parking Requirement See Chapters 18.52 and 18.54 Chs. 18.52, 18.54
[. . .]
(c) Exclusively Residen�al Uses
(1) Exclusively residen�al uses are allowed in the CD-C subdistrict, except in the ground floor (GF) combining district. However, GF combining district use regula�ons and design and development standards shall not apply to exclusively residen�al projects on Housing Element opportunity sites designated to accommodate lower income households. See Sec�on 18.14.020 for details. (2) Exclusively residen�al uses are generally prohibited in the CD-N and CD-S subdistricts. Such uses are allowed, however, where a site is designated as a housing inventory site in the Housing Element of the Comprehensive Plan. Such sites shall be developed pursuant to the regula�ons for the mul�-family zone designa�on (RM-20, RM-30, or RM-40) iden�fied for the site in the Housing Element.
SECTION 9. Chapter 18.28 SPECIAL PURPOSE (PF, OS and AC) DISTRICTS [. . .]
18.28.040 Land Uses
Table 1 shows the permited (P) and condi�onally permited (CUP) land uses for the Special Purpose Districts.
Table 1
Land Uses
PF OS AC Subject to Regula�ons
in Chapter:
[. . .]
Single-family dwellings P
Manufactured housing (including mobile homes on
permanent founda�ons)
P 18.40.
Mul�ple-Family (Housing Element Opportunity Site) P 18.14.020 Guest ranches CUP
Residen�al care facili�es, when u�lizing exis�ng
structures on the site
CUP(1)
Residen�al Care Homes P
Residen�al use, and accessory buildings and uses
customarily incidental to permited dwellings;
provided, however, that such permited dwellings
shall be for the exclusive use of the owner or
owners, or lessee or lessor of land upon which the
permited agricultural use is conducted, and the
P
*NOT YET APPROVED*
21 residence of other members of the same family and
bona fide employees of the aforemen�oned
[. . .]
[. . .]
18.28.050 Site Development Standards
(a) Development Standards. On Housing Element opportunity sites (City-owned parking lots):
development standards are iden�fied in Sec�on 18.14.020
Table 2
Special Purpose District Site Development Standards
[. . .]
(b) Open Space Impervious Coverage and Floor Area
(1) Residen�al Use
The impervious coverage and floor area ra�os shall be determined based on a sliding scale calcula�on. Table 3 provides the range of allowable percentages for the calcula�on. Allowable development for other site sizes between 1 and 10 acres shall be calculated on a prorated basis between the acreages shown in Table 3. Except that on Housing Element opportunity sites (City-owned parking lots), development standards are iden�fied in Sec�on 18.14.020.
Table 3
Open Space Residen�al Impervious Coverage and Floor Area Ra�o Scale [. . .]
SECTION 10. If any sec�on, subsec�on, sentence, clause, or phrase of this Ordinance is for any reason held to be invalid or uncons�tu�onal by a decision of any court of competent jurisdic�on, such decision shall not affect the validity of the remaining por�ons of this Ordinance. The City Council hereby declares that it would have passed this Ordinance and each and every sec�on, subsec�on, sentence, clause, or phrase not declared invalid or uncons�tu�onal without regard to whether any por�on of the ordinance would be subsequently declared invalid or uncons�tu�onal. //
//
//
//
*NOT YET APPROVED*
22 SECTION 11. In accordance with the California Environmental Quality Act (CEQA), the City prepared an Addendum to the 2017 Comprehensive Plan Environmental Impact Report (EIR), analyzing the poten�al environmental impacts of the 2023-2031 Housing Element. On May 8, 2023, the City Council adopted Resolu�on No. 10107, finding that the Addendum and the 2017 EIR adequately analyzed the environmental impacts of the Housing Element, including Program 1.1A and 1.1B of the Housing Element, which this ordinance implements.
SECTION 12. This ordinance shall be effec�ve on the thirty-first date a�er the date of its adop�on.
INTRODUCED:
PASSED:
AYES:
NOES:
ABSENT:
ABSTENTIONS:
ATTEST:
____________________________
____________________________
City Clerk Mayor
APPROVED AS TO FORM:
APPROVED:
____________________________
____________________________
Assistant City Atorney City Manager
____________________________
Director of Planning and Development Services