Palo Alto City Council
June 18, 2024

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Objective Design Standards Checklist
The Objective Design Standards Checklist is a tool to evaluate a project’s compliance with the Zoning Ordinance (Chapter 18.24). The Checklist is not the Zoning Ordinance. Applicants shall be responsible for meeting the standards in the Zoning Ordinance. To simplify evaluation of the Zoning Ordinance, language in the Checklist may vary from the Zoning Ordinance. (Note: sf = square feet) If a standard is not applicable to applicant’s project, please write N/A in Applicant’s Justification column.

18.24.020 Public Realm/Sidewalk Character
Check Standard Sheet # Applicant’s Justification
(b)(1) Sidewalk Widths
(A) In the following districts, public sidewalk width (curb to back of walk) is at least:
•Commercial Mixed-Use District: CN, CS, CC, CC(2), CD-C, CD-S, CD-N, PTOD: 10 ft •El Camino Real: 12 ft
•San Antonio Road, from Middlefield Road to East Charleston Road: 12 ft And consists of:

Does not apply (RM-30 Zone
District and not any of these
streets (despite the address,
frontage is on Los Robles)
Pedestrian clear path width of 8 foot minimum: ______ feet ☐
Landscape or furniture area width of 2 foot minimum: ______ feet ☐
If the existing public sidewalk does not meet the minimum standard, a publicly accessible extension of the sidewalk, with corresponding public access easement, shall be provided.
☐
(B) Public sidewalks or walkways connecting through a development parcel (e.g. on a through lot with a public access easement, leading to a commercial entry) must be at least 6 feet wide.

Not applicable; not a through
Lot
(C) The width of walkways designed to provide bicycle access (e.g. pathway to bike racks/lockers) must be at least 12 feet wide, consisting of: Complies Pedestrian clear path width (8 feet min.): 8’2”☒
Clear space/buffer – (2 feet min. on each side of path): 3’11”ft & 4’ ft A1.10A Walkways meeting requirement
provided from sidewalk to bike
racks
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☒
(B)Primary building entries shall provide at least one seating area or bench within 30 feet of building entry and/or path leading to building entry. On arterials (see Map T-5), except Downtown, seating areas or benches shall not be located between the sidewalk and the curb; OR
A2.10
Courtyard seating is located
wihin 30 feet of the path leading
to the primary building entry
Pick One
☐ Existing seating areas or benches that are already located in the public right-of-way within 50 feet of the building entry.

Check Standard Sheet # Applicant’s Justification
(B)(2) Street Trees

1. One street tree provided for every 30 linear feet of public sidewalk length and located within six feet of the sidewalk. L0.03
Sufficient number of trees
provided along Los Robles
streetscape
a. Length of parcel frontage/public sidewalk length: 581’ 4”ft b. Street Trees required (i.e. frontage/30 feet): 19 trees ☒
c. Street Trees provided: 22 trees
(B)(3) Accent Paving
Parcels abutting University Avenue between Alma Street and Webster include accent paving along the project frontages, as indicated below: Not Application •Brick paving at corners ☐
•Brick trim mid-block
☐ Parcel abutting California Avenue between El Camino Real and Park Blvd include decorative glass accent paving along project frontages Not Applicable (B)(4) Mobility Infrastructure
☒
(A) On-site micromobility infrastructure (e.g. bike racks/lockers) is located within 30 feet of the primary building entry and/or on a path leading to the primary building entry; OR
A0.11
Proposed short-term bike racks
are within a path leading to the
primary building entry
Pick One☐ Existing micromobility infrastructure (e.g. bike racks/lockers) is already located within 50 feet of project site and located in a public right-of-way.

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18.24.030 Site Access
Check Standard Sheet # Applicant’s Justification
(b)(1) Through Lot Connections
☐
Through lots located more than 300 feet from an intersecting street or pedestrian walkway shall provide a publicly accessible sidewalk or pedestrian walkway (with public access easements) connecting the two streets.

Not Applicable, not a through lot
(b)(2) Building Entries
☐
Primary Building Entries shall be located from a public right-of-way. If there is no public right-of-way adjacent to the building, entries shall be located from a private street or Pedestrian Walkway.

A1.10A
Primary building entry accessed
from a short walkways leading
from the public ROW
(b)(3) Vehicle Access
☐ (A) Vehicle access shall be located on alleys or side streets when they abut the property.

Not Applicable, no alleys
adjacent site
☐
(B) Except for driveway access and short-term loading spaces (e.g. taxi), off-street parking, off-street vehicle loading (delivery trucks), and vehicular circulation areas are prohibited between the building and primary building frontage.

A1.10
No parking or circulation area is
located between the building
frontage and street.
(b)(4) Loading Docks and Service Areas
Loading and service areas shall be integrated into building and landscape design and located to minimize impact on the pedestrian experience as follows:
☒ (A) Loading docks and service areas shall be located on façades that do not face a primary building frontage A0.13
Trash staffing area is located at
the rear of the building, with
trash pickup planned along an
internal street
☒
(B) Loading docks and service areas located within setback areas shall be screened by a solid fence, or wall, or dense landscaping and separated from pedestrian access to the primary building entry to avoid impeding pedestrian movement/safety.

A0.13
There are no loading docks or
service area located within
setback areas. Trash is at the
rear of the building.

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18.24.040 Building Orientation and Setbacks
Check Standard Sheet # Applicant’s Justification
(b)(1) Building Corner Elements (less than 40 feet in height) Corner buildings less than 40 feet in height and end units of townhouses (all end units) or other attached housing products that face the street shall include all of the following features on their secondary building frontage (where B is the primary frontage):
(A) height and width of corner element shall have a ratio greater than 1.2:1. a. Secondary building frontage height: 36 feet
b. Secondary building frontage length: 22 feet
☐
c. Secondary building frontage height to width ratio: ~28 A3.10
(B) minimum of 15 percent fenestration area.
a. Total secondary building frontage façade area: 6286 sf b. Secondary building frontage façade fenestration area: 1532sf ☐
c. Percent of fenestration area __24.4___ %
Check All
☐ (C) At least one facade modulation with a minimum depth of 18 inches and a minimum width of two feet.

Complies
(b)(2)(A) & (B) Treatment of Buildings Corners on Corner Lots (40+ feet in height) Corner Buildings 40 feet or taller in height shall include at least one of the following special features:

A. Street wall is located at the minimum front yard setback or build-to line for a minimum aggregated length of 40 feet on both facades meeting at the corner and includes one or more of the following building features:
☐ i. An entry to ground floor retail or primary building entrance located within 25 feet of the corner of the building.
☐ ii. A different material application and/or fenestration pattern from the rest of the façade.

Check One or More
within A or B
☐ iii. A change in height of at least 4 feet greater or less than the height of the adjacent/abutting primary façade.

Ch
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On
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A
or
BB. An open space with a minimum dimension of 20 feet and minimum area of 450 square feet. The open space shall be at least one of the following Not Applicable, less than 40
feet in height
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☐ i. A publicly accessible open space/plaza.
☐ ii. A space used for outdoor seating for public dining. ☐
iii. A residential Common Open Space adjacent to a common interior space (i.e. lobby, retail, etc.) and less than two feet above adjacent sidewalk grade.

Fences and railing shall be a minimum 50% open/transparent. (b)(3) Primary Building Entry
The primary building entry meets at least one of the following standards:
☐ A. Faces a public right-of-way.
☒ B. Faces a publicly accessible pedestrian walkway. A0.14 Primary building entry faces a
publicly accessible pedestrian
walkway connected to the
sidewalk
C. Is visible from a public right-of-way through a forecourt or front porch that meets the following standards:
i. For residential buildings with fewer than seven units, building entry forecourts or front porch minimum dimensions of (min. 36 sf and min. dimension of 6 feet required): ___ sf and ___ ft. min. dimension Check One or More☐
ii. For commercial buildings or residential buildings with seven or more units, building entry forecourts or front porch minimum dimensions of (min. 100 sf and a min. width of 8 feet required): 100 sf and 8’2” min. width
A0.14
Primary building entry is
located off of a forecourt of
the specified size
(b)(4) Ground Floor Residential Units
A. Finished Floor Height for Ground Floor Units
☐
The finished floor of ground floor residential units, when adjacent to a public right-of- way, must be within the minimum and maximum heights according to setback distance from back of walk identified in Figure 2a and 2b of the Zoning Ordinance. Calculate minimum ground floor finished floor height:

A0.14 0 feet required
C
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e
c
k
A
ll
t
h
a
t
A
p
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y☐ Setback adjacent to public right of way: 20 feet
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☐
Minimum ground floor finished floor height: 0_ feet
𝒚 = ―
𝟒 𝟏𝟓 (𝒙) + 𝟏𝟔
𝟑 where 𝑥 = setback length from back of walk, in feet
and 𝑦 = ground floor finished floor height, in feet
☐ Sites with slopes greater than 2% along building façade – Average height of finished floor: _____ feet
☐ Sites located in flood zones – the minimum ground floor finished floor height shall be defined by FEMA, less flood zone elevation: _____ feet B. Setback Trees
Ground floor units with a setback greater than 15 feet must have at minimum an average of one tree per 40 linear feet of facade length, within the setback area.

Setback length: 30 feet
Amount of linear frontage: 25 feet
Trees required: 1 tree
☐
Trees provided: 1 tree
A1.10
One tree provided in setback
area at los robles avenue
along the single ground floor
2BR frontage
C and D. Front Setback
☒ C. Ground floor residential entries are setback a minimum of 10 feet from the back of public sidewalk; OR A1.10A
Building setback 30 feet; no
ground floor entries facing the
street
Pick One☐ D. Where no minimum building setback is required, all ground floor residential units must be set back a minimum 5 feet from back of public sidewalk.

Check Standard Sheet # Applicant’s Justification
E. Unit Entry
☐
A minimum 80% of ground floor residential units that face a public right-of-way or publicly accessible path, or open space shall have a unit entry with direct access to the sidewalk, path, or open space for minimum.

Concession requested under
state density bonus law
Ground units designed to have
internal access-see
justifications for reasoning
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a. Total number of ground floor residential units facing a public right-of-way, publicly accessible path, or open space: 0 units
b. 80% of total units in (a): ____ units
c. Subset of number of units in (a) that have a unit entry with direct access to the sidewalk, path, or open space: ____ entries
(b)(5) Front Yard Setback Character
Required setbacks provide a hardscape and/or landscaped area to create a transition between public and private space. The following standards apply, based on intended use and exclusive of areas devoted to outdoor seating, front porches, door swing of building entries, and publicly accessible open space and meet the following:
(A). Ground-floor retail or retail like uses have a minimum of 10% of the required setback as landscape or planters. A0.14
Property management office
is the only retail-like use at
the ground floor along the
street frontage
i. Minimum setback area (setback x frontage x 10%): 66.5 sf ☒
ii. Landscape or planter area in required setback: 359.4 sf (B). Ground-floor residential uses have a minimum of 60% landscaped area in the required setback area. A0.14
Only one ground floor unit has
street frontage along Los
Robles Avenue
i. Minimum setback area (setback x frontage x 60%): 375 sf Check All that Apply☒
ii. Landscape area in required setback: 500 sf
(b)(6) Side Yard Setback Character
(A) Each detached dwelling unit shall have at least one usable side yard, at least six feet wide, between the house and fence or other structure, to provide outdoor passage between the front and rear yards.

Not Applicable
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18.24.050 Building Massing
Check Standard Sheet # Applicant’s Justification
(b)(1) Upper Floor Step Backs and Daylight Planes
(A) When the height of the subject building is more than 20 feet above the average height (i.e. average of low and high roof elevations) of an adjacent building(s), an upper floor step back shall start within two vertical feet of the average height of the adjacent building. The step back shall be a minimum depth of six feet along both the façade on the primary building frontage and the façade facing the adjacent building, and the step shall occur for a minimum of 70% of each façade length.
i. Proposed building height: _____ feet
ii. Average building height of the adjacent building(s): _____ feet ☐
iii. Building height where upper floor step back begins: ____ feet ☐ (B) Notwithstanding, subsection (A), when adjacent to a single-story building, the upper floor step back shall occur between 33 and 37 feet in height.

Not applicable since the subject
building is not 20 feet taller than
the average height of the
adjacent building
☐
(C) If a project meets the following criteria, a daylight plane with an initial height of 25 feet above grade at the property line and a 45-degree angle shall be required. This daylight plane is required if all of these criteria are met:
i. The project is not subject to a daylight plane requirement, pursuant to district regulations in Title 18; and
ii. The project proposes a building which is more than 20 feet above the average height (i.e., average of low and high roof elevations) of an adjacent building(s); and
iii. The project abuts residential units in the side or rear yard.

Daylight plane requirement as
per zoning only applies to rear
property line and interior side
yard property line
(b)(2) Privacy and Transitions to Residential Uses
When a building abuts a residential use on an interior side and/or rear property line, the building shall break down the abutting façade and maintain privacy by meeting all of the following:Ch ec
k
All☐ (A) Landscape Screening. A landscape screen that includes a row of trees with a minimum one tree per 25 linear feet and continuous shrubbery planting. This L4.11,
L4.12
Continuous planting area shown
along interior side and rear
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screening plant material shall be a minimum 72 inches (6 feet) in height when planted. Required trees shall be minimum 24” box size.
property lines. 16 trees currently
shown at the side property line
(14 required), and 9 along the
rear property line (7 required)
☐
(B) Façade Breaks. A minimum façade break of 4 feet in width, 2 feet in depth, and 32 square feet of area (i.e. 8 ft tall minimum) for every 36 to 40 feet of façade length
Concession requested under
state density bonus law
Provides breaks at end but in the
center of the west façade breaks
are 6 inches to 1 foot instead of
2 feet in depth
☐
(C) Maximum Amount of Transparent Windows. Within 40 feet of an abutting structure, no more than 15% of the facing façade area shall be windows or other glazing. Additional windows are allowed in order to maintain light, if fixed and fully obscured
Not applicable, no part of the
building is within 20 feet of
facing residential windows
☐
(D) Windows. Within 30 feet of facing residential windows (except garage or common space windows) or private open space on an adjacent residential building, facing windows on the subject site shall meet the following:
(i) Window sills at and above the 2nd floor shall be at least five feet above finished floor; or
(ii) Windows shall have opaque or translucent glazing at or below five feet above finished floor; or
(iii) Windows shall be angled up to 30 degrees (parallel to window) to face away from the adjacent privacy impacts; and
(iv) Landscape screening shall be 24-inch box size or larger and eight+ feet height at planting; 50% evergreens; and located to align with proposed second floor windows at maturity.

Not applicable. No part of the
building is within 30 feet of
facing residential windows
☐
(E). Balconies: Within 30 feet of residential windows (except garage or common space windows) or private open space on an adjacent residential building, balconies and decks on the subject site shall be designed to prevent views:
(i) No sight lines to the adjacent property window or open space are permitted within five feet above the balcony or deck flooring and a 45- degree angle downward from balcony railing.
(ii) Submit section view of proposed balcony/deck and abutting residential Not applicable since proposed
building has no balconies
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windows and/or private open space.
(iii) Provide balcony/deck design measure which may include:
a. Minimum 85% solid railing
b. Obscure glass railing
c. Barrier with min. 18" horizontal depth from railing (e.g., landscape planter)
(b)(3)(A) & (B) Maximum Façade Length facing a street or public path Buildings 70 feet in length or greater and greater than 25 feet in height For building facades 70 feet in length or greater and facing a public street, right- of-way, or publicly accessible path shall not have a continuous façade plane greater than 70% of the façade length without an upper floor modulation, of at least 2 feet in depth
façade length featuring continuous plane: 27 feet, 7 inches Total Façade length: 123 feet
☐
Percent of façade length without upper floor modulation (a/b) (maximum 70%): 22.4%
A3.10 Continuous facades annotated in
south elevation
Buildings 250 feet in length or greater
(A) Buildings 250 feet in length or greater, which face a public street, right-of- way, or publicly accessible path, shall have at least one vertical façade break with a minimum area greater than 400 square feet and a width greater than or equal to two times the depth
a. Total Building length: _____ feet
☐
b. Number of vertical façade breaks: ___ breaks add width, depth, area Not applicable since street
elevation is 123 feet
Buildings between 150 feet and 250 feet in length
(B) Buildings 150 to 250 feet in length, which face a public street, right-of-way, or publicly accessible path, shall have at least one vertical façade break with a minimum area greater than 64 square feet and a minimum width of 8 feet and minimum depth of 4 feet.

Pick One Category
☐
a. Total Building length: _____ feet
Not applicable since street
elevation is 123 feet
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b. Number of vertical façade breaks: ___ breaks, add width, depth, area Check Standard Sheet # Applicant’s Justification
(b)(4) Special Conditions: Railroad Frontages
All parcels with lot lines abutting railroad rights-of-way shall meet the following standards on the railroad-abutting façade(s):
☐ (A) A minimum facade break of at least 10 feet in width and six feet in depth for every 60 feet of façade length.

Check
All
☐ (B) For portions of a building 20 feet or greater in height shall not have a continuous façade length that exceeds 60 feet.

Not applicable, does not abut
railroad ROW
(b)(5) Diversity of Housing Types
☐
A diversity of housing types (e.g. detached units, attached rowhouses/townhouses, condominiums or apartments, mixed use) are required for projects on large lots:
•Less than one acre lots: minimum 1 housing types
•1 to 2-acre lots: minimum 2 housing types; or
•More than 2-acre lots: minimum 3 housing types
A1.10
The apartment site is 1.69 acres
and features an apartment
building with multiple unit
types. The complete
development (4.5 acres)
features multiple housing types-
apartments, RV trailers, and
manufactured homes

18.24.060 Façade Design
Check
Two or
More
Standard Sheet # Applicant’s Justification
(c)(1) Base-Middle-Top
☐
Buildings three stories or taller and on lots wider than 50 feet shall be designed to differentiate a defined base or ground floor, a middle or body, and a top, cornice, or parapet cap. Each of these elements shall be distinguished from one another for a minimum of 80% of the façade length through use of three or more of the following four techniques:

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☐
i. Variation in Building Modulation: Building modulation shall extend for a minimum 80% of the façade length feet, and shall include one or more of the following building features.
☐ a. Horizontal shifts. Changes in floor plates that protrude and/or recess with a minimum dimension of 2 feet from the primary facade.
☐
b. Upper floor step backs. A horizontal step back of upper-floor façades with a minimum 5 foot stepback from the primary façade for a minimum of 80% of the length of the façade
Check one or more if
selected
☐
c. Ground floor step back. A horizontal shift of the ground floor facade with a minimum depth of 2 feet for a minimum 80% of the length of the façade.

Ground floor step backs shall not exceed the maximum setback requirements, where stated
☒ ii. Variation in Façade Articulation: Façade articulation modulation shall include one or more of the following building features.
☐
a. Horizontal and/or Vertical Recesses or Projections. Recesses or projections such as a pattern of recessed grouping of windows, recessed panels, bay windows or similar strategies. The recess or projection shall be a minimum 4 inches in depth.

A3.10-
A3.12
Pattern of recessed and
projections, coupled with
window groupings shown on
each façade. However, the
projections are not a minimum
of 4 feet in depth; therefore
also complies with datum lines
☐
b. Horizontal and/or Vertical Projections. Projections such as shading, weather protection devices, decorative architectural details, or similar strategies.

Check one or more if selected☒
c. Datum Lines. Datum lines that continue the length of the building, such as parapets or cornices, with a minimum 4 inches in height or a minimum 2 inches in depth and include a change in material
Façade design includes a box-
like framing feature of a
different material/color that
acts as a datum line.
☒ iii. Variation in two of the following:
☒ a. Fenestration Size
☐ b. Fenestration Proportion
Check
two if
selected☐ c. Fenestration Pattern
A0.14 Variety of fenestration size and
projection shown
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☒
d. Fenestration Depth or Projection
☒ iv. Variation in two of the following:
☒ a. Façade Material
☐ b. Facade Material Size
☐ c. Façade Texture and Pattern
Check two if
selected
☒ d. Façade Color
A0.14
Variety of materials and colors
shown
(c)(2) Façade Composition
Building facades shall use a variety of strategies including building modulation, fenestration, and façade articulation to create visual interest and express a variety of scales through a variety of strategies. All facades shall include a minimum of three of the following façade articulation strategies to create visual interest:
☒ A. Vertical and horizontal recesses such as a pattern of recessed grouping of windows or recessed panels. The recess shall be a minimum 4 inches in depth.

A3.10-
A3.12
Pattern of recesses and
projections, coupled with
window groupings shown on
each façade
☐ B. Vertical and horizontal projections such as shading and weather protection devices or decorative architectural details. Projections shall be a minimum 4 inches in depth. ☒
C. Datum lines that continue the length of the building, such as cornices, with a minimum 4 inches in depth, or a minimum 2 inches in depth and include a change in material.

A3.10-
A3.12
Façade design includes a box-
like framing feature of a
different material/color that
acts as a datum line
☐ D. Balconies, habitable projections, or Juliet balconies (every 20 to 40 feet) with a minimum 4 inches in depth.
☒ E. Screening devices such as lattices, louvers, shading devices, or perforated metal screens.

A3.11,
A3.14
Perforated metal sunshades
shown along the West Elevation
Check Three or More
☒ F. Use of fine-grained building materials, such as brick or wood shingles, not to exceed 8 inches in either height or width.

A3.14 One of the proposed materials-
cement fiber board lap siding is
a fine-grain material, with
exposure less than 8 inches
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☒ G. Incorporate a minimum of three colors, materials, and/or textures across the whole building.

A3.14 Multiple color and materials
shown
(c)(3) Compatible Rhythm and Pattern
(A) Buildings shall express a vertical rhythm and pattern that reflects the size and scale of a housing unit and/or individual rooms and spaces.

This may be achieved with building modulation to create vertically oriented façades (height greater than the width of the façade), façade articulation and fenestration repetitive vertically oriented patterns. Depending on the length of the façade, the following standards apply:
☐
i. For continuous façades less than 100 feet in length, the façade shall have vertically oriented patterns of vertical recesses or projections, façade articulation, and/or fenestration.
- Not applicable since no façade
is less than 100 feet in length
ii. For continuous façades 100 feet or greater in length, the façade shall include either:
☐
a. A vertical recess or change in façade plane with a minimum 2 feet deep vertical shift modulation for a minimum 4 feet in width to establish a vertical rhythm between 20 to 50 feet in width; OR
The façade articulation
employs a pattern of
projections and recesses to
highlight the rhythm of
housing units
Check One
☐ b. A vertical recess or projection with a minimum depth of 2 feet that establishes the vertical rhythm between 10 to 16 feet in width
(B) Residential mixed-use buildings
☐ i. Vertical Patterns and Modulation: Façades shall use vertical patterns of building modulation, façade articulation, and fenestration.

Does not apply, exclusively
residential
Check One or
More☐
ii. Horizontal Patterns and Modulation: Façades that use horizontal articulation and fenestration patterns shall use a vertical massing strategy with a minimum 4 feet wide and 2 feet deep vertical shift in modulation at least once every 50 feet of façade length.
(C) Storefronts
☐ Storefront uses shall express a vertical rhythm not to exceed 30 to 50 feet in width. Doesn’t apply, exclusively residential
(c)(4) Emphasize Building Elements & Massing
(A)(i) Building Entries within Façade Design. Primary building entries shall be scaled proportionally to the number of people served (amount of floor-area or number of units accessed). Building entries inclusive of doorway and façade plane shall meet the following minimum dimensions:

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☐ a. Individual residential entries: 5 feet in width
☐ b. Shared residential entry, such as mixed-use buildings: 8 feet in width ☐ c. Commercial building entry: 20 feet in width
Check All
☐ d. Storefront entry: 6 feet in width
(ii) Primary building entries (not inclusive of individual residential entries) shall include a façade modulation that includes at least one of the following:
☒ a. Recess or projection from the primary façade plane (minimum 2 feet). A0.14 Primary building entry is recessed over 8 feet
Check One
or More
☒ b. Weather protection that is a minimum 4 feet wide and 4 feet deep by recessing the entry, providing an awning or using a combination of these methods A0.14 Upper floor overhang provides
weather protection at the main
entry
(c)(5) Storefront/Retail Ground Floors
A. Ground floor height shall be a minimum 14 feet floor-to-floor OR shall maintain a 2nd floor datum line of an abutting building.
a. Ground floor height (minimum 14 feet): _____ feet; OR☐ b. Height of 2nd floor datum line of abutting building: _____ feet B. Transparency shall include a minimum 60 percent transparent glazing between 2 and 10 feet in height from sidewalk, providing unobstructed views into the commercial space. a. Façade area between 2 feet and 10 feet: _____ square feet b. Transparent glazing area between 2 feet and 10 feet: _____ square feet ☐
c. Percentage of transparent glazing (minimum 60%): _____ % ☐ C. If provided, bulkheads and solid base walls measure between 12 and 30 inches from finished grade
D. Primary entries shall include weather protection by recessing the entry, providing an awning or using a combination of these methods.
a. Weather protection width (minimum 6 feet): _____ feet☐ b. Weather protection depth (minimum 4 feet): _____ feet Not Applicable, no retail
proposed
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☐
E. Awnings, canopies and weather protection: (i) When transom windows are above display windows, awnings, canopies and similar, weather protection elements shall be installed between transom and display windows. These elements should allow for light to enter the storefront through the transom windows and allow the weather protection feature to shade the display window. (ii) Awnings may be fixed or retractable (c)(6) Other Non-Residential Ground Floors
☐ (A) Ground floor height must be a minimum 14 feet floor-to-floor OR match the 2nd floor datum line of an abutting building
☐ Ground floor height (minimum 14 feet): _____ feet; OR Pick
One☐ Height of 2nd floor datum line of abutting building: _____ feet (B) Minimum of 50% transparent glazing between 4 and 10 feet in height from sidewalk or terrace grade, providing unobstructed views into the commercial space Façade area between 4 feet and 10 feet: _____ square feet Transparent glazing area: _____ square feet
☐
Percentage of transparent glazing (minimum 50%): _____ % (C) Primary entries include weather protection that is a minimum 6 feet wide and 4 feet deep by recessing the entry, providing an awning or using a combination of these methods.

Weather protection width (minimum 6 feet): _____ feet☐
Weather protection depth (minimum 4 feet): _____ feet
Project is 100% residential
(c)(7) Parking/Loading/Utilities
(A) Entry Size
No more than 25% of the site frontage facing a street shall be devoted to garage openings, carports, surface parking, loading entries, or utilities access. On sites with less than 100 feet of frontage, no more than 25 feet.

Site frontage: 228 feet
Frontage devoted to garage openings, carports, surface parking, loading entries, or utilities access: 129’7”
☐
Percent of frontage devoted to garage openings, carports, surface parking, loading entries, or utilities access 56%
Concession requested in
accordance with state density
bonus law
(B) Above Ground Structured Parking
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☐
Above grade structured parking levels facing a public right-of-way or publicly accessible open space/path, with the exception of vehicular alleys, must be lined with commercial or habitable uses with a minimum depth of 20 feet No above ground parking proposed
(C)&(D) Partially Sub-Grade Structured Parking
☐ Partially sub-grade parking must not have an exposed façade that exceeds 5 feet in height above abutting grade at back of sidewalk.
☐ Partially sub-grade parking must be screened with continuous landscaping and shrubbery with minimum height of 3 feet and be located within 10 feet of the sub-grade parking.

No sub-grade parking
proposed

18.24.070 Residential Entries
Pick One
or More
(A – E)
Standard Sheet # Applicant’s Justification
(b)(1) Ground Floor Unit Entries
Where ground floor residential unit entries are required, one or more of the following entry types shall be provided:
☐ (A) Stoop
☐ (i) Stoops provide entry access for a maximum of two ground floor units. ☐ (ii) Stoop heights are within one step of finished floor height of adjacent unit. ☐ (iii) Stoop entry landings are a minimum 5 feet in depth Check All if
Selected
☐ (iv) The maximum stoop height from the back of sidewalk grade is 5 feet.

Not Applicable, ground floor
residential unit entries not
required
☐ (B) Porch
☐ (i) Porches provide entry access for a maximum of one ground floor unit. ☐ (ii) Porch heights are within one step of finished floor height of adjacent unit. ☐ (iii) Porches are large enough so a 6-foot by 6-foot square can fit inside Check All if
Selected
☐ (iv) The maximum porch height from the back of sidewalk grade is 5 feet.

Not Applicable, ground floor
residential unit entries not
required
☐ (C) Patio Entry
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☐ (i) Patio entries provide access for a maximum of two ground floor units. ☐ (ii) Patio entries are large enough so a 5-foot by 5-foot square can fit inside of the patio for each unit
☐ (iii) The patio shall include at least one of the following features to define the transition between public and private space:
☐ a. Row of shrubs: not exceeding 42 inches in height located between the sidewalk and the patio. One gallon size and max 3 feet on center ☐ b. Fence: not to exceed 36 inches in height located between the sidewalk and the patio with a gate or fence opening to provide access Check All if Selected
Pick One or More☐
c. Metal, Wood, or Stone Wall: not to exceed 36 inches in height located between the sidewalk and the patio with gate or opening, AND a minimum 18-inch landscape strip is located between the wall and the abutting pedestrian way and entirely landscaped
Not Applicable, ground floor
residential unit entries not
required
☐ (D) Terrace
☐ (i) Terraces provide entry access for multiple ground floor units. ☐ (ii) Terraces are a maximum height of 30 inches above the grade of the back of the adjacent sidewalk or accessway.

Check All if
Selected☐ (iii) Walls, fences and hedges on Terraces are a maximum of 42 inches tall and have a minimum transparency of 40 percent.

Not Applicable, ground floor
residential unit entries not
required
☐ (E) Frontage Court
☐ (i) Frontage courts provide entry access for multiple ground floor units. ☐ (ii) The minimum frontage court width along a primary frontage is 25 feet. ☐ (iii) The maximum frontage court width along a primary frontage is 50% of the facade length or 80 feet, whichever is less.
☐ (iv) The minimum Frontage Court depth is 25 feet.

Check All if Selected☐ (v) The maximum Frontage Court depth is 50 feet or a ratio not to exceed 2:1 depth to width.

Not Applicable, ground floor
residential unit entries not
required
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18.24.080 Open Space
Check Standard Sheet # Applicant’s Justification
(b)(1) Private Open Space
☐ (A) Floor area includes clear space with a minimum dimension of a circle with a six- foot diameter.

Not Applicable, no private open
space proposed in accordance
with waiver
☐ (B) Minimum clear height dimension of 8’-6” feet.
☐ (C) Directly accessible from a residential unit.
☐ (D) Balconies are not located within the daylight plane. (b)(1)(E) Private Open Space - Ground Floor Patios
☐ (i) RM-20 and RM-30 districts: Minimum 100 square feet of area, the least dimension of which is 8 feet for at least 75% of the area.
☐ (ii) RM-40 districts: Minimum 80 square feet of area, the least dimension of which is 6 feet for at least 75% of the area
☐ (iii) Street facing private open space on the ground floor shall meet the finished floor height for ground floor residential standards in section 18.24.040(b)(4) (b)(2) Common Open Space
☐ (A)&(B) Minimum 200 square feet of area. Area shall include a space with a minimum dimension of a circle with a 10-foot diameter. A0.04
Overall common open space has
an area of 5,463 sf; area can
accommodate an 10’ circle
☐ (C) A minimum of 60% of the area shall be open to the sky and free of permanent weather protection or encroachments. Trellises and similar open-air features allowed A1.10A 420 sf of the common open
space is covered by a trellis,
leaving 92.3% open to sky
☐
(D) Notwithstanding subsection (1), courtyards enclosed on four sides shall have a minimum dimension of 40 feet and have a minimum courtyard width to building height ratio of 1:1.25
Not Applicable, courtyard if not
enclosed
☐ (E) Common open space provides seating. L1.11-
L.1-13 Variety of seating shown
☐ (F) Common open space has a minimum 20% of landscaping. A0.04 Façade design also includes a box-like framing feature of a
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different material/color that acts
as a datum line.
☐ (G) Planting in above grade courtyards has minimum soil depth of 12 inches for ground cover, 20 inches for shrubs, and 36 inches for trees. _ Not Applicable

18.24.090 Materials
Check Standard Sheet # Applicant’s Justification
☐
(b)(1) Primary, secondary, and accent materials are allowed or prohibited as in the Residential and Residential Mixed-use Material List, which may be updated from time to time by the Director of Planning with a recommendation by the ARB. See webpage for list - https://www.cityofpaloalto.org/News-Articles/Planning-and-Development- Services/Multifamily-Mixed-Use-Objective-Standards
A3.14 Materials comply

18.24.100 Sustainability and Green Building Code
Check Standard Sheet # Applicant’s Justification
☐
(b) See Chapter 16.14: California Green Building Standards additional requirements for green building and sustainable design. Notwithstanding Section 18.24.010(c), these regulations may not be modified through alternative compliance.

A0.07
Project complies with GalGreen
Tier 2 and is proposed to be all
electric
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Buena Vista Commons
3980 El Camino Real, Palo Alto, CA
Submitted by:

Santa Clara County Housing Authority
505 W. Julian Street
San José, CA 95110

STREAMLINED HOUSING DEVELOPMENT REVIEW
Updated: May 30, 2024
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2 STREAMLINED HOUSING DEVELOPMENT REVIEW | Buena Vista Commons Updated: May 30, 2024

1. Introduction
a. Project Description
Buena Vista Commons is the apartment component of a larger redevelopment occurring at the Buena Vista Mobile Home Park (Park), Palo Alto’s only mobile home park, located at 3980 El Camino Real, in the Barron Park neighborhood. Buena Vista Commons is proposed as a 61-unit apartment building, which occupies 1.69 acres of the existing 4.5 acre property. The location has been used for housing since at least the 1950s, when Buena Vista first converted from a car camp along El Camino Real to a mobile home park with spaces and hook-ups for homes.

It eventually became a critical part of natural affordable housing stock in Palo Alto. Buena Vista Mobile Home Park had its last substantial renovation in 1970. As a result, the infrastructure is outdated and insufficient, the Park is overcrowded, and many homes require replacement. Buena Vista Commons is a critical part of the redevelopment that is necessary to address overcrowding at the Park and to achieve other project goals that are shared between the City, County and Housing Authority: to make substantial physical improvements, ensure financial sustainability, and maintain over 100 affordable homes.

Buena Vista Commons will be deed-restricted as 100% affordable housing. The apartment will serve existing renters who live at the Buena Vista Mobile Home Park, and it will increase affordable housing opportunities to more families in Palo Alto. Among the current resident population of the Park, a 2023 income recertification found that 90% of all current households are low-income (below 80% AMI and over half of households are very low-income (below 50% AMI). The average affordability level for each home at Buena Vista Commons is expected to be below 42% of AMI. The proposed project preserves affordable housing among the Park community and helps meet the larger community need for more affordable housing in Palo Alto.

Aerial illustration of Buena Vista Commons- the proposed 3-story apartment building Item 10
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The location for Buena Vista Commons is an important one for more housing. It sits in the Barron Park neighborhood, which is an area that is rich in resources for families. It is less than a half-mile away from an elementary school, grocery store, public transit, and other restaurants, parks and cafes. In addition, housing costs throughout the Bay Area, including Palo Alto, have continued to skyrocket over time. Projects such as ours are critical to preserve and expand affordable housing opportunities in Palo Alto, helping maintain and increase socioeconomic and racial diversity.

Immediately adjacent land uses to this site are another affordable housing property (Oak Manor Townhouses) to the west, commercial businesses to the east, and single family residential to the north.

Through its design features, Buena Vista Commons will bring energy efficiency, community cohesion, and curb appeal. It will also use materials that are intended to maintain well over time. For energy efficiency, Buena Vista Commons will be all-electric, use natural flooring, use Energy Star appliances, have bicycle parking, and will be setup to accommodate electric vehicle charging. For the resident community, it will have a barbecue area, teen room, community room, and resident services offices. And compared to the built structures at Buena Vista Mobile Home Park today, the apartment will have playful angles, fresh colors, and new trees that will make it attractive to passers- by in the Palo Alto community.

Barron Park neighborhood
Adjacent building: Oak Manor Townhouses by Alta Housing Barron Park Elementary School
Adjacent commercial building along El Camino Real
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4 STREAMLINED HOUSING DEVELOPMENT REVIEW | Buena Vista Commons Updated: May 30, 2024
b. Project Team
c. About the Santa Clara County Housing Authority (SCCHA) • Santa Clara County Housing Authority (SCCHA): Is the project developer . SCCHA is a public agency whose mission is to provide and inspire affordable housing solutions to enable low-income people and families in Santa Clara County to achieve financial stability and self-reliance. • The John Stewart Company: The John Stewart Company has been Property Manager at Buena Vista Mobile Home Park since 2020 and will remain property manager for Buena Vista Commons. They are experienced with affordable housing compliance requirements, such as annual income recertifications. • Burke, Williams & Sorensen, LLP: Real estate and land use attorneys. • Van Meter Williams Pollack LLP: Architect.
• Sandis Civil Engineers: Civil Engineer .
• Associated Right of Way Services, Inc.: Relocation consultant.

Santa Clara County Housing Authority is a public agency whose mission is to provide and inspire affordable housing solutions to enable low-income people and families in Santa Clara County to achieve financial stability and self- reliance. It is one of the original 39 Moving to Work agencies (out of 3,200 nationwide public housing authorities), which gives it a special designation to make strategic program and policy changes.

The Housing Authority was established in 1967. One of its functions is as a developer and asset manager for affordable housing. It currently owns nearly 3,500 homes throughout Santa Clara County. It has an active development pipeline of over 1,200 homes, which is through large master-plan projects, smaller development sites, and deeply mission driven developments like Buena Vista. Currently, Bellarmino Place, Alvarado Park, and the Pavilion Inn are under construction and will provide 257 affordable homes for seniors, families , and transitional aged youth in San Jose when they are completed in 2024 and 2025. Our projects have utilized various different funding sources, including private and public sources such as Low-Income Housing Tax Credits (LIHTC) and conventional loans.

In addition to housing development and ownership, the Housing Authority administers federal rental assistance to over 19,000 households through the Housing Choice voucher program.

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5 STREAMLINED HOUSING DEVELOPMENT REVIEW | Buena Vista Commons Updated: May 30, 2024
To date, we have conducted a robust community and resident engagement process, going as far back as July 2017.

Community and resident engagement has been organized into three distinct phases.

Phase 1 was Listening and Learning with Buena Vista residents, which took place from July 2017 through October 2022. During this phase there were town hall meetings, design exercises and surveys. The goal at that stage was to understand resident questions and needs, gather stakeholder preferences and information. Questions during this phase were things such as: “What do you love about Buena Vista today?” and “What are your hopes for the future?” The responses to those questions helped inform the initial concepts and ideas before design began in earnest.

Phase 2 was Formal Community Design Engagement, which took place from October 2022 to December 2023.

This is the main component of community and resident engagement that informed design. The Community Engagement Report included in the Supplemental Documents section of this Project Description further outlines this period of the engagement process. The activities that took places were town hall style meetings, small group meetings, bus tours, various written communication and other activities. Residents were informed about what changes their feedback resulted in.

Phase 3 is Post-Entitlements and Construction Outreach. This phase has not yet begun, but it is part of ongoing engagement where we will continue to provide information on the development process to impacted households, inform leaders and elected officials about the development timeline, and be available for community stakeholder input.

2. Community Engagement
Photos from various townhalls
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The project site, 3980 El Camino Real is currently the Buena Vista Mobile Home Park. The overall site has a gross area of 4.5 Acres and is situated alongside the commercial corridor of El Camino Real. Today is contains a variety of housing types- including RVs, park model RVs, mobile homes, cottages, and a single-family home. The site also includes an amenity building comprising laundry and shower rooms, as well as a small office area.

The site is located in the Barron Park neighborhood of Palo Alto, and has one street frontage along Los Robles Ave.

It can also be accessed from El Camino real via an access easement on the adjacent property. Immediately north- east of the site is a multi-tenant commercial building and a Valero gas station. On the south-west side, the site is adjacent to another affordable housing property (Oak Manor Townhouses). The site abuts lower density housing developments on the north-east and across Los Robles.

The site is not located in a special flood hazard area as determined by FEMA. It is located in a liquefaction zone, but not in a delineated earthquake fault zone as identified by the California Geologic Surveys regulatory Zone map of Earthquake Zones.

To create the new apartment building Buena Vista Commons, the existing site will require a parcel split. The resultant 1.69 Ac parcel to the south-west is proposed as the site for the apartment building. The remainder is envisioned to continue being mobile home park- with upgraded units and new utilities.

The site is currently owned by the Santa Clara County Housing Authority (SCCHA), through the subsidiary entity of Poco Way HDC. SCCHA acquired the Park in 2017, with financial contributions made by the City of Palo Alto and County of Santa Clara.

3. Project Details
a. Site

PROJECT DESCRIPTION
Buena Vista Village is a mobile home park in Palo Alto located at 3980 El Camino Real. The lot (APN 137-11-103) is currently zoned RM-20. The property now contains a variety of housing types, including RVs, park model RVs, mobile homes, cottages, and a single-family home.

This redevelopment includes replacing all units, replacing all utilities, and converting to 100% electric. The park will be redeveloped as a hybrid model that includes both coaches and a multi- family apartment building. The park will split into two parcels, with approximately two-thirds of the park remaining a mobile home park and receiving all new utilities and coaches. One-third will be redeveloped into a multi-family apartment.

Rehabilitation of the existing park including approximately all new units, new office and laundry facilities, all new utilities, and new site amenities and landscaping. The 44 new occupant-owned units include 1, 2, 3 & 4BR units consisting of Park Model RVs and Manufactured Housing (mobile homes).

The new 3-story apartment building consists of 61 family units- with unit sizes ranging from Junior 1BR, 1BR, 2BR and 3BR units. The project also includes a standalone building for a community room with a shared courtyard and patio spaces. Amenities in the main building include a, teen room & homework club, bike room, laundry room and storage areas.

Management offices and resident services are located off a main entry and lobby.

The project includes a new streetscape with new parallel parking, trees, stormwater treatment areas, sidewalk, and bike lane. A new shared driveway entrance from Los Robles will create a new main street with access for residents and visitors to both the park and the apartments.

Project:

Client:

JOB #:

SCALE:
| DATE:
1/4" = 1'-0"

BUENA VISTA

COMMONS
3980 EL CAMINO REAL,
PALO ALTO, CA 94306

SANTA CLARA COUNTY

HOUSING AUTHORITY
505 W. JULIAN STREET,
SAN JOSÉ, CA 95110

PROJECT

DESCRIPTION
SANDIS
1700 S. WINCHESTER BLVD., SUITE 200
CAMPBELL, CA 95008

PLURAL STUDIO
2742 17TH STREET
SAN FRANCISCO, CA 94110

MILLENNIUM DESIGN AND
CONSULTING, INC.

PO BOX 737
ALAMO, CA 94507

EMERALD CITY ENGINEERS,
INC.
2222.1
A0.00
12/05/202350% DD

CIVIL ENGINEER

LANDSCAPE ARCHITECT

JOINT TRENCH

MEP ENGINEER

PA PLANNING- ENTITLEMENTS PRE-APP
21705 HIGHWAY 99
LYNNWOOD, WA 98036

ELEMENT STRUCTURAL
ENGINEERS, INC.

STRUCTURAL ENGINEER
39675 CEDAR BLVD #295C
NEWARK, CA 94560

PROJECT IMAGE

VICINITY MAP

EL CAMINO REAL
0' 300' 1200'600'

ALMA ST

LOS ROBLES
W
MEADOW
DR

APPROVAL STAMPS

RECEIVED, REVIEWED & REVISION STAMPS

OVERALL SITE

APARTMENT
SITE

ID DATE NAME
P
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7 STREAMLINED HOUSING DEVELOPMENT REVIEW | Buena Vista Commons Updated: May 30, 2024
In early 2019, SCCHA began working with Van Meter Williams Pollack LLP (VMWP) on the redesign and renovation of the Buena Vista Mobile Home Park. Through a series of evolving design challenges and iterations, the design program for the redevelopment ultimately landed on a hybrid model- including a new apartment building and a mobile home park as well as infrastructure upgrades and new amenities. b. Design
Buena Vista Commons is the new apartment building piece of the redevelopment. It is currently envisioned as a 3-story building with a single street frontage along Los Robles Ave. It comprises 61 units ranging from Junior 1-BRs to 1-, 2- and 3-BR units. The apartment site also includes an internal street known as Main Street, that provides access to the mobile home park from Los Robles Ave. This will be shared between the two sites via a future access easement.

The building is configured as a C-shaped building with a courtyard in the middle. The 2 wings and the courtyard help it connect to the adjacent mobile home park and create a welcoming space with amenities that will be shared by residents of both developments. The courtyard also connects across an private internal street (Street 1) to proposed recreation areas in the mobile home park. This configuration is a result of multiple design iterations and incorporating resident and stakeholder feedback- the massing was flipped around to open up to the mobile home park. The building maintains a generous 60-70’ setback from the existing property lines to the side and rear . The adjacent properties to the rear are lower density residential, and the setback is buffered with surface parking and a planting area.

The ground floor includes a lobby and 2 office suites- one for onsite Property Management and another for Resident Services. The Lobby and Property Management offices are located at the entry corner at Main Street and Los Robles.

This helps to address resident concerns over safety and access to the site.

The ground floor also includes a spacious Teen Room that will house the Homework Club. Homework Club is an important part of the Buena Vista community and supports the kids who currently live here. There is also a Community Room located off the central courtyard. Both the Community Room and Teen Room are intended to be shared by residents of the apartment building as well as the residents of the upgraded mobile home park. Other resident amenities in the apartment building include a laundry room, bike room and a storage room.

Concept view of Buena Vista Commons
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8 STREAMLINED HOUSING DEVELOPMENT REVIEW | Buena Vista Commons Updated: May 30, 2024
Sustainability is integral to the design of Buena Vista Commons. Green building principles are a key to environmental responsibility and also help us create comfortable, high quality living spaces for future residents- many of whom will be relocating from the current mobile home park. Sustainable design will help to keep the building’s operating costs low, while also helping to keep monthly utility bills manageable for the residents.

Buena Vista Commons will be designed to meet the City of Palo Alto’s Green building ordinance. For new multifamily construction, this entails CALGreen Mandatory Plus Tier 2 with local amendments. The project is also currently aiming to meet LEED for Homes- which promotes the design and construction of high-performance green homes. A combination of these two rating systems will ensure a comprehensive approach to green design that translates across design disciplines.

Planned features at this time include: rooftop solar panels, EV charging, low-flow water fixtures, Energy Star appliances and biotreatment areas spread across the site. c. Sustainability
The apartment building site will also include 79 surface parking spaces at the side and rear . Approx. 61% of these spaces are planned to have EV charging equipment installed at the outset, with the remaining spaces planned to be EV-ready. Rooftop solar panels are also planned for the building.

The overall redevelopment plan has a thoughtful landscape design that incorporates resident feedback received over time. It aims to create communal spaces and respite areas across the site. The apartment site includes a courtyard with an outdoor BBQ area and shaded seating. In response to stakeholder feedback about the lack of trees at Buena Vista currently, plenty of planting areas with trees and planned biotreatment are shown throughout the site.

In addition to incorporating feedback from residents and stakeholders, the project has been designed to respond to the City of Palo Alto’s Objective Design Standards.

This entitlements package also includes the streetscape design for the complete site along Los Robles Ave. The current design shows a new sidewalk, new street parking, and planting bulb-outs, all while retaining existing underground and overhead utilities along Los Robles. New utilities serving the apartment building and the mobile home park are planned to be located along Los Robles.

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9 STREAMLINED HOUSING DEVELOPMENT REVIEW | Buena Vista Commons Updated: May 30, 2024
Buena Vista Commons will provide 61 rental apartments comprised of a mix of studio/junior one-bedroom (with an embedded bedroom), one-bedroom, two-bedroom, and three-bedroom apartments.

The apartments will have affordability restrictions at or below lower income levels, defined as 80% of the area median income. In practice, it is our intention and plan to provide the affordable units at lower income levels as determined by multiple regulatory agreements that will be held on the property including those held with the California Tax Credit Allocation Committee (CTCAC) and the tri-party regulatory agreement that is held between the City of Palo Alto, County of Santa Clara, and Santa Clara County Housing Authority. A development goal of Buena Vista is to maintain it as an affordable housing asset for the long-term, while preventing the displacement of all existing households. To that aim, any households currently residing at the Buena Vista site who are moderate or high-income will be allowed to remain, however, those units will be made available to lower income households at affordable rents after the returning households voluntarily vacate their units. This provision is codified in the tri- party regulatory agreement.

The tables below show the current income limits of eligible households, based on household size, as determined by the CTCAC. The 80% of AMI incomes affording to California Department of Housing and Community Development (HCD) are included for reference, as these figures are what the City of Palo Alto uses to define “low income.” The project’s monthly rents are determined by the CTCAC to ensure that rents are affordable to the lower-income residents earning between 30% to 80% of AMI. The following table shows the range of net rents (after utilities) currently projected to be charged to residents during the first year of operations based on CTCAC’s currently published rents. We note that if the project were to receive project-based rental assistance, the rents paid by residents could be even lower, as they would only need to pay 30% of their income towards rent.
d. Affordability

PROPOSED MONTHLY RENTS
Unit Type Monthly Rent
Junior 1-Bedroom Apartment $829-2,677
1-Bedroom Apartment $882-2,677
2-Bedroom Apartment $595-3,212
3-Bedroom Apartment $1,203-3,711
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The following table summarizes the income and rent restrictions that will apply to this project to receive the state density bonus.
*Existing tenants at the property will be allowed to return to the apartment regardless of whether they income qualify at move-in. Those units are considered as restricted low-income units because the tri-party regulatory agreement requires that future units will be made available to lower income households at affordable rents after any initial moderate or high-income households voluntarily vacate their units. After any initial moderate or high- income households vacate their units, those units will continue be restricted as low-income units with affordable rents for at least an additional 55 years or greater .

Unit Type Number of Units Unit Square Footage (approx.) Maximum Affordability Restriction*
Junior 1-BR 2 490 SF 80% of AMI
1-BR Apartment 27 460-485 SF 80% of AMI
2-BR Apartment 16 700-785 SF 80% of AMI
3-BR Apartment 15 920-975 SF 80% of AMI
Total Restricted Units 60
Total Non-Restricted Units
(Manager) 1 (2-BR Unit)
TOTAL PROJECT UNITS 61
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The 2030 Comprehensive Plan land-use designation for the site is “Multi-Family Residential” , and the site is currently zoned “RM-20” . As per PAMC 18.13.010:

RM-20 is a low-density multiple-family residence district is intended to create, preserve and enhance areas for a mixture of single-family and multiple-family housing which is compatible with lower density and residential districts nearby, including single-family residence districts. The RM-20 residence district also serves as a transition to moderate density multiple-family districts or districts with nonresidential uses. Permitted densities in the RM-20 residence district range from eight to twenty dwelling units per acre.

4. Zoning and
Development Standards
a. Comprehensive Plan and Zoning Code

ZONING INFORMATION
COMPREHENSIVE PLAN Multi-Family Residential
Allowed Uses Commercial and Retail uses that serve the immediate neighborhood, Mixed- use (housing+retail)
CURRENT ZONING Zoning District: RM-20
Allowed Uses Multi-family housing compatible with lower density and residential districts nearby, including single-family residence districts [transition district].

Height Limit 30’
Max Density 20 du/ac
Setbacks
Front yard: 20’
Interior Side yard: 10’
Interior Rear yard: 10’
Street Side and Rear yards: 16’
Site open space 35% min.

Usable open space 150 sq ft per unit min.

Common open space 75 sq ft per unit min.

Private open space 50 sq ft per unit min.

Max FAR 0.5
Parking
(Multi-family residential)
1 per micro/studio unit, 1 per 1-bedroom unit, 2 per 2-bedroom or larger unit (at least one covered).

Tandem parking allowed for any unit requiring two spaces, up to a maximum of 25% of total required spaces.
1 bike parking space per unit (100% long-term)
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The project uses The Housing Crisis Act (SB 330) and the California State Density Bonus Law (AB 1763). The eligibility for both laws is as described:

The project meets eligibility criteria under SB 330 because it complies with the following provisions:

1. The project will replace all existing or demolished protected units.

2. The project will include at least as many residential dwelling units as the greatest number of residential dwelling units that existing on the project site within the last five years.

3. Existing residents are allowed to occupy their units until six months before the start of construction.

4. The developer agrees to provide the affordable rental unit occupants relocation benefits and a right of first refusal for units available in the new development at an affordable rent for the household.

The project meets eligibility criteria under AB 1763 because it complies with the following provisions:

1. One hundred percent of the total units are for lower income households except that 20 percent of the total units may be for moderate-income households.

2. The applicant agrees and ensures the continued affordability of all very low and low-income rental units that qualified the applicant for the award of the density bonus for 55 years.

3. For a one hundred percent affordable project, rent for 20 percent of the units shall be set at affordable rent using definitions in the Health and Safety Code, and rent for the remaining units may be regulated using rents and incomes as determined by CTCAC regulations.

Note that all our waivers and concessions are in the interest of maintaining the project’s feasibility. These waivers and concessions help to reduce development costs without compromising the quality, livability, and durability of the development we will build. We have worked with our General Contractor, Nibbi Brothers Associates, to estimate impact of not receiving the waivers and concessions. In total, obtaining these waivers/concessions brings the project cost down by more than $1 million. While we understand it is disappointing to see some of the city’s objective standards relaxed, the city also benefits from the project by seeing its affordable housing stock and RHNA numbers increase because of our development. Additionally, the city can feel confident that this housing stock will remain affordable in perpetuity with the Housing Authority, the City and the County maintaining long-term control over the property. Without the waivers and concessions, it would not be possible to utilize the bonus units allowed under the state density bonus law.

And, in our current moment, it is more important than ever that we closely monitor project costs and ensure we have a cost-efficient building, as funding for affordable housing developments is significantly limited at the Local and State level.

Currently, there is a tri-party regulatory agreement held by the City, County, and Housing Authority. It restricts all units under an affordability covenant for 75 years from 2017. It is expected that this regulatory agreement will be amended and recast by the time of construction start, starting a new 75 year term to ensure the long-term affordability for 100% of units.
b. Eligibility for Streamlining
c. Regulatory Agreement
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d. Modifications under State Density Bonus Law
Since the residences will be 100% affordable for lower-income households, the project qualifies for an 80% density bonus, four incentives or concessions, and unlimited waivers under the State Density Bonus Law (AB 1763). The project also utilizes the by-right parking incentive associated with this law.

The project seeks four concessions. Together, these concessions result in actual, identifiable cost reductions by allowing a more efficient building and site design that results in a net reduction in the cost per dwelling unit of construction. The concessions, with estimated cost savings identified.

Additionally six waivers, which would otherwise prevent the development from achieving the density its allowed under the State Density Bonus Law, are identified below as well.

Concession 1: Façade breaks
The general contractor estimates an added cost of more than $500k to meet the design standards. Increasing the depth of façade breaks from two to four feet increases skin material cost and framing wall costs. In addition, this change might make current unit layout unrealistic, and increase the square footage of the building.

Concession 2: Ground floor unit direct connection to path or common open space The general contractor estimates an added cost of approximately $350,000 to add direct connections from units to an outdoor pathway or common open space. Additionally, private open space would infringe upon the amount of common open space we can provide.

Furthermore from an operations standpoint, in affordable housing, the best practice is to have a single point of entry for resident security and safety. And, considering equity, it is unfair to offer select residents’ private entries when other units cannot offer that amenity.

Concession 3: Percentage of frontage dedicated to utilities/parking/driveway The general contractor estimates that changing the utility design would add more than $100k to the project budget. Reducing the available space for utilities along building’s front facade will push mechanical areas to the rear of the building, and thus increase the length of joint trench and utility lines to the street.

Concession 4: Private Open Space
The apartment does not have any private open space. To provide private open space for every unit, it would require balconies to be built. Each balcony adds approximately $35,000 to the project budget, according to the general contractor .

On the ground floors, it will also reduce the amount of public open space that is available, and it will impact the building footprint by encroaching upon setbacks.

Balconies have been proven over time to pose significant challenges in multifamily affordable projects. They add significant cost to the project, and during operations, pose several different kinds of risk: construction defects and waterproofing issues, wear and tear, and being used as storage, despite prohibitions in lease agreements, which create additional enforcement issues for management. Instead, we are providing high quality open space throughout the apartments and the mobile home park.

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Waiver 1: FAR
The allowed Floor-Area ratio is 0.5, however, the proposed project has a ratio of 1.00. Reducing the FAR will result in a loss of density.

Waiver 2: Height
We are proposing to modestly exceed the height limit. Maximum height allowed by zoning on this site is 30 feet.

Buena Vista Commons proposes three stories that partially exceeds the height limit due to its parapets and stair penthouse. The parapets rise to 37 feet and six inches, when measured from the lowest adjacent grade.

For Buena Vista Commons to provide the same number of units and be below the height limit, we would need to put third floor units at the lower levels. To do that, it would require widening the base of the building. As a result, the foundation would become much larger . That is not possible given the size of the parcel, thereby prohibiting the project from achieving the density it is allowed under the State Density Bonus Law.

Waiver 3: Site Open Space
Zoning requires that 35% of the site be open space. The proposed project has 24% allocated toward open space.

Achieving the amount of open space required would decrease the size of the building, causing a loss of units. It is necessary to have this waiver to maintain the density allowed under the State Density Bonus Law.

In addition, there will effectively be a shared use with the mobile home park open space, which is not contemplated in the application for the apartments.

Waiver 4: Tree Canopy Cover in the Parking Area
Zoning requires tree plantings to shade 50% of the parking lot surface area within 15 years. The proposed project achieves 47% tree canopy cover over surface parking area. As per the State density bonus law’s parking incentive, we are required to provide 77 parking spaces. Additionally, as per city comments, we are also required to provide 1 loading space onsite.

Parking is extremely impacted at family housing properties and parking has been a consistent concern voiced by residents over time. We are currently showing 79 spaces. Increasing the canopy cover further to 50% would result in the loss of parking spaces, dropping the overall parking count to below 77- thereby impacting the number of dwelling units proposed.

However, in response to ARB comments, we have made changes to improve the canopy cover from 33% in the previous iteration to 47% in the current resubmittal.

Waiver 5: Reduction in Street Trees
The city’s objective design standards require one street tree for every 30 linear feet of sidewalk length and located within 6 feet of the sidewalk. We are unable to provide this along the Los Robles Ave frontage due to the presence of a 10’ storm drain easement controlled by Santa Clara County Valley Water District (Valley Water). As per Valley Water comments, no trees or wooded plants may be planted in their easement area.

For Parcel A, we are able to push the proposed trees out of the easement area (further than 6’ behind the proposed sidewalk). However, for Parcel B, we do not have the space to push trees out of the easement. Thus we are only able to provide 6 trees where 19 are required.

Waiver 6: Private street width
The city’s subdivision code requires a minimum width of 32’ for private streets that serve 5 or more lots. In this case, this requirement applies to Street 1, which will serve both the apartment building and the mobile home park. Street 1 is currently shown as 26’-6” clear .

The project requests a waiver from this requirement as widening this street would reduce the footprint of the building and result in a loss of density.

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The proposed project will require some amount of relocation and displacement for a number of existing households who currently live at Buena Vista Mobile Home Park. The manner in which relocation will take place has not been determined yet.

A relocation plan is being developed currently. It will be circulated for public review and adopted by a public agency prior to it being applied.

Displaced residents will receive any relocation benefits that they are entitled to in accordance to all State and Federal relocation law that is associated with public financing. It is a high priority to minimize impact to displaced households including ensuring that impacted children can continue to attend their current schools throughout the duration of construction.
e. Relocation and Displacement
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Attachment G
Project Plans
In order to reduce paper consumption, a limited number of hard copy project plans are provided to Board members for their review. The same plans are available to the public, at all hours of the day, via the following online resources.

Directions to review Project plans online

1. Go to: bit.ly/PApendingprojects

2. Scroll down to find “3980 El Camino Real” and click the address link

3. On this project specific webpage you will find a link to the project plans and other important information
Direct Link to Project Webpage
3980 El Camino Real – City of Palo Alto, CA
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City Council
Staff Report
From: City Manager
Report Type: ACTION ITEMS
Lead Department: Planning and Development Services
Meeting Date: June 18, 2024
Report #:2402-2622
TITLE
PUBLIC HEARING: Adoption of a Resolution Implementing the North Ventura Coordinated Area Plan (NVCAP), Amending the City’s Comprehensive Plan and Certifying the Supplemental Environmental Impact Report, Including a Statement of Overriding Considerations; and FIRST READING: an Ordinance Adding Chapter 18.29 and Amending Chapters 18.14, 18.24, and 16.65 in the Palo Alto Municipal Code as Well as Amendments to the Zoning District Map, and Rezoning of Parcels Within the NVCAP area. CEQA Status -- Supplemental Environmental Impact Report SCH #2023020691.

RECOMMENDATION
Staff recommend the City Council:

1. Adopt a Resolution (Attachment A) implementing the NVCAP and approving associated environmental work, including:
a. Certify the Supplemental Environmental Impact Report (SEIR) b. Make the findings required by California Environmental Quality Act (CEQA), including a Statement of Overriding Considerations
c. Adopt the Mitigation Monitoring and Reporting Program d. Adopt the NVCAP and amend the 2030 Comprehensive Plan

2. Introduce an Ordinance (Attachment B) to:
a. Adopt a new Chapter 18.29 (North Ventura (NV) District Regulations) in the Palo Alto Municipal Code and make other amendments to Title 18 (Zoning) to implement the NVCAP
b. Amend Chapter 16.65 (Citywide Affordable Housing Requirements) c. Amend the Zoning District Map and re-zone parcels within the NVCAP area

EXECUTIVE SUMMARY
In November 2017, the City Council initiated the NVCAP process. Soon after, the Council adopted goals and objectives and appointed Working Group members to guide the plan's development. The Working Group convened to discuss the plan's components and develop Item 11
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alternatives for consideration by the Planning and Transportation Commission (PTC) and the City Council.

In January 2022, the City Council endorsed a Preferred Plan, which was further refined in November of the same year. A draft NVCAP reflecting the Council's direction was released in May 2023, and staff received feedback from both the PTC and the Architectural Review Board (ARB).

On March 8, 2024, the City released the Revised Public Draft NVCAP along with Draft Supplemental Environmental Impact Report (SEIR) to solicit public comment on both documents. The 45-day comment period required by the California Environmental Quality Act (CEQA) ended on April 22, 2024. Staff received three public comment letters and one oral comment. The Final SEIR (Attachment C) addresses comments on the Draft SEIR and provides environmental analysis related to NVCAP implementation, including a finding of significant unavoidable impacts related to air quality and cultural resources necessitating Council agreement of a statement of overriding considerations to approve the plan.

Consideration of the NVCAP by the City Council is a major milestone; a culmination of extensive community outreach reflecting input from decision-makers and stakeholders during multiple public hearings on the plan alternatives, and the refinement of the Council-endorsed preferred alternative plan by consultants and staff. The Final Draft NVCAP (Attachment G) incorporates the feedback received from both the PTC and Architectural Review Board (ARB) on the previous versions, wherever feasible and appropriate.

The NVCAP will be implemented through the draft zoning ordinance (Attachment B). A new chapter (18.29) will be added to the Palo Alto Municipal Code (PAMC) to establish zoning districts and standards specific to the NVCAP. The report outlines the methodology used to develop the zoning ordinance and explains its relationship to the 2023-2031 Housing Element (Housing Element) and 2030 Comprehensive Plan (Comprehensive Plan).

BACKGROUND
The NVCAP area lies within the Ventura neighborhood of Palo Alto. It is comprised of approximately 60 acres, roughly bounded by Page Mill Road, El Camino Real, Lambert Avenue, and the Caltrain tracks. The plan area is near key community destinations such as the California Avenue Business District; California Avenue Caltrain Station; and Stanford Research Park.

Coordinated Area Plan
The City’s Comprehensive Plan, adopted in 2017, called for site specific planning in the North Ventura area. The City secured grant funding in 2017 to initiate the NVCAP project. On March 5, 2018, the City Council adopted seven goals and six objectives (Attachment E). Goals include adding to the City’s supply of multi-family housing, developing a transit accessible neighborhood with retail services, creating a connected street grid, developing community facilities, and encouraging sustainability.

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Upon adoption, the NVCAP will become an appendix to the Comprehensive Plan. It will serve as a guide for creating a walkable neighborhood within the plan area with housing options and improved connectivity for pedestrians, cyclists, and other modes of transportation. The NVCAP will provide a comprehensive policy framework which, in conjunction with the zoning ordinance, will implement the vision for the plan area.

Coordinated Area Plan Process
Development of the NVCAP followed the process contained within PAMC 19.10, Coordinated Area Plans. This chapter provides details on coordinated area plan initiation, plan development procedures, including the creation of goals and objectives; community involvement (the formation of a working group); public hearings, and adoption.

The nearly seven-year process of developing the NVCAP has involved an extensive public engagement, including two community workshops, 17 Working Group meetings, 6 Stakeholder Group meetings, and 2 online surveys in addition to numerous public hearings with the City Council and Planning and Transportation Commission. Table 1 highlights the key milestones in the process. Additional information on prior meetings can be found on the NVCAP project website at www.cityofpaloalto.org/nvcap
Table 1: Notable Project Milestones
Date Milestone
November 6, 2017 City Council initiated the coordinated area plan process March 5, 2018 City Council adopted Goals & Objectives for the plan April 30, 2018 City Council appointed members of the working group March 10, 2021 PTC recommendation on Preferred Plan
January 10, 2022 City Council endorsed a Preferred Plan alternative November 14, 2022 City Council further refined the endorsed plan May 2023 Public Draft NVCAP published
May 31, 2023 Study Session with Planning and Transportation Commission June 1, 2023 Study Session with Architectural Review Board June 8, 2023 Study Session with Historic Resource Board March 8, 2024 Revised Public Draft NVCAP and Draft SEIR released April 18, 2024 Study Session with Architectural Review Board on the Draft Zoning Ordinance and public hearing to solicit oral comments on the Draft SEIR
April 22, 2024 Last day of the 45-day Public Comment Period May 8, 2024 PTC recommendation hearing for adoption of NVCAP and NVCAP zoning ordinance
June 17, 2024 Last day of the 10-day Final SEIR Circulation Period June 18, 2024 City Council consideration of SEIR, Final Draft NVCAP, and NVCAP zoning ordinance
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Endorsed Preferred Plan Concept
The City Council endorsed a preferred land use plan for NVCAP in January 20221 and further refined the endorsed plan in November 20222. The staff reports from January and November 2022 contain additional background on the Preferred Plan development process. Attachment D summarizes the endorsed preferred alternative and the Council refinements. In summary, the Preferred Plan endorsed by the City Council includes:
•530 net new dwelling units
•Transitioning office space to housing
•Adaptive re-use of the former cannery
•Naturalization of Matadero Creek
•No parking minimums or maximums with NVCAP
•Focusing greater densities along El Camino Real and Park Boulevard A draft plan was released in May 2023 based on Council’s direction and further refinements of the Preferred Plan by staff and its consultants for consistency with state law and the Palo Alto Municipal Code (PAMC).

Revised Draft NVCAP
Staff presented the May 2023 Public Draft NVCAP at study sessions with the PTC on May 31, 20233, and ARB on June 1, 20234. The PTC and ARB’s comments and staff responses are included in the matrix in Attachment F. Based on feedback at the study sessions, the draft NVCAP was revised, where appropriate. In addition to incorporating comments received from the PTC and ARB, staff made further refinements to streamline the document. The Revised Public Draft NVCAP was published on March 8, 2024 along with the Draft SEIR.

Sobrato Development Agreement
In parallel to the NVCAP process, the Sobrato Organization, LLC (Sobrato) proposed the 200 Portage Avenue Townhome Project, which included, among other project details, demolition of a portion of the cannery building at 340 Portage Avenue to accommodate the new development. In September 2023, the City Council approved a Development Agreement with Sobrato for the redevelopment of a combined project site encompassing 14.65 acres at 200- 404 Portage Avenue, 3040-3250 Park Boulevard, 3201-3225 Ash Street, and 278 Lambert Avenue. The development agreement included demolition of a portion of the cannery site to accommodate the townhome development and dedication of approximately 3.25 acres of land 1 January 10, 2022 City Council Staff Report: https://www.cityofpaloalto.org/files/assets/public/v/5/agendas- minutes-reports/agendas-minutes/city-council-agendas-minutes/2022/20220110/20220110pccsm-linked- updated.pdf#page=150
2 November 14, 2022 City Council Staff Report: https://www.cityofpaloalto.org/files/assets/public/v/1/planning- amp-development-services/north-ventura-cap/nvcap-nov-14th-cc-packet_1.pdf 3 May 31, 2023 PTC Staff Report: https://www.cityofpaloalto.org/Departments/Planning-Development- Services/Planning-and-Transportation-Commission-PTC/Current-PTC-Agendas-Minutes 4 June 1, 2023 ARB Staff Report: https://www.cityofpaloalto.org/files/assets/public/agendas-minutes- reports/agendas-minutes/architectural-review-board/2023/arb-6.01-nvcap.pdf Item 11
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to the City adjacent to Matadero Creek for park and affordable housing uses. The development agreement was approved by the City in October 2023 and became effective November 1, 2023.

The Sobrato development is generally consistent with the proposed NVCAP zoning ordinance development standards. However, because the project was submitted and entitled prior to adoption of the NVCAP, it is not subject to the new NVCAP standards. When the 10-year term of the development agreement ends, conformance with the NVCAP will be required for all new projects in the development agreement area.

Economic Feasibility Study
An initial economic feasibility study, prepared in November 2020, assessed three land use alternatives. Much of the residential development in two of the lower density alternatives (Alternative 1 and 2) was identified as unlikely to be financially viable due to height and parking restrictions. Among the alternatives considered, Alternative 3, with the highest density and lower parking requirements, was the only alternative concluded to be financially viable. In March 2021, a supplemental economic feasibility study was prepared to assess the shortfall or funding gap for one of lower-density alternatives (Alternative 2) and the feasibility of a third alternative (Alternative 3) with an inclusionary requirement exceeding the current 15 percent standard. After reviewing the draft NVCAP in May 2023, the PTC requested an additional study because the City Council endorsed Preferred Plan was more similar to Alternative 1, the alternative with the lowest density, which was not part of the supplemental economic feasibility study prepared in March 2021. The requested study, however, was not prepared due to budget constraints as detailed in the fiscal analysis section of this report.

Feedback from Architectural Review Board
On April 18, 20245, the ARB conducted a public hearing to allow for comments on the Draft NVCAP and Draft SEIR. In a study session, they also reviewed and provided feedback on the draft NVCAP zoning ordinance. The ARB discussed development standards (Section 18.29.060) specifically and recommended several changes to the staff recommendation. These included recommendations related to increasing lot coverage and maximum height limits, reducing setbacks, encroachment of subsurface structures into setbacks, and certain lot coverage allowances for these encroachments. Since the NVCAP was discussed as a study session item, there was no formal motion. However, the ARB held an unofficial vote for the recommended changes, which passed with a 3-0-2 vote. The suggestions from ARB are detailed in the Analysis section.

Planning and Transportation Commission Recommendations
On May 8, 20246, the PTC reviewed the NVCAP project documents, focusing on development standards, particularly building heights and daylight impacts. The PTC discussed concerns with the height limit in the NV-MXM zoning district, since some locations border low-density 5 April 18, 2024 ARB Staff Report: https://www.cityofpaloalto.org/files/assets/public/v/1/agendas-minutes- reports/agendas-minutes/architectural-review-board/2024/arb-4.18-nvcap.pdf 6 May 8, 2024 PTC Staff Report: https://www.cityofpaloalto.org/files/assets/public/v/3/agendas-minutes- reports/agendas-minutes/planning-and-transportation-commission/2024/ptc-5.08-nvcap-3.pdf Item 11
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residential areas. The PTC also reiterated the need for additional economic analysis related to the NVCAP and requested a map clarifying Street Yard setback requirements. The PTC unanimously recommended the NVCAP for adoption along with the draft zoning ordinance but made several modifications to the staff recommendation to forward for the City Council to consider.

The PTC voted 6-0-1 to recommend the City Council:

1. Consider the Draft Supplemental Environmental Impact Report

2. Adopt the NVCAP, including staff recommended modifications

3. Adopt a Draft Ordinance to:
a. Add a new Chapter 18.29 (North Ventura (NV) District Regulations) in the Palo Alto Municipal Code and make other amendments to Title 18 (Zoning) to implement the NVCAP
b. Amend Chapter 16.65 (Citywide Affordable Housing Requirements) c. Amend the Zoning District Map and re-zone parcels within the NVCAP area With the following modifications:

1. Extend the existing special setback requirement on Park Boulevard, which stops on Lambert Avenue, to Page Mill Road (not reflected in the Final Draft NVCAP; see Additional Recommendations Considered but Not Incorporated in the Analysis section of this report)

2. Ensure that the daylight plane requirements for the NVCAP be consistent with the comparable zoning districts (incorporated into the NVCAP Ordinance, Attachment B)

3. Confirm the City Council’s awareness of the economic feasibility study requirement per PAMC Chapter 19.10 (see Economic Feasibility Study in the Background section of this report)

4. Increase the maximum height for NV-R1 and NV-R2 zoning districts to 35 feet (incorporated into the Final Draft NVCAP)

5. Prepare a diagram to show Street Yard setbacks for NVCAP (Attachment I includes a map of the NVCAP zoning districts with street yard setback requirements) The PTC made a separate motion for the NV-MXM maximum height limit, which passed with a 4-2-1 vote:

6. Change the maximum height for the NV-MXM zoning district to 45 feet Two public speakers attended and commented on the NVCAP. Feedback was provided regarding the NVCAP project's timing in relation to approved or proposed development in the coordinated area plan boundary, potential harm to trees by allowing basement encroachment into setback areas, and the potential for developers to take advantage of increased development potential through use of State Density Bonus law.

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ANALYSIS
The NVCAP represents an important opportunity to plan proactively for a transit-oriented, mixed-use, mixed-income, and walkable neighborhood. The NVCAP sets forth a vision that is responsive to the history and unique character of the North Ventura neighborhood; considers the needs of current residents; puts forward near-term solutions to current challenges; establishes a long-term framework for desired growth so that more people can call North Ventura home; and invests in community infrastructure to support an equitable, resilient, and sustainable Palo Alto.

In November 2018, Council adopted the following six goals that were intended to help guide development of the NVCAP:

1. Housing and Land Use: Add multifamily housing in a transit-accessible neighborhood with mixed uses.

2. Transit, Pedestrian and Bicycle Connections: Create well-defined connections to transit and major roads.

3. Connected Street Grid: Create a connected street grid.

4. Community Facilities and Infrastructure: Integrate development of new services with private development.

5. Balance of Community Interests: Balance community-wide objectives with residents.

6. Urban Design, Design Guidelines and Neighborhood Fabric: Develop human-scale design and guidelines that strengthen neighborhood fabric.

Supporting these goals are six objectives:
•Use a Data Driven Approach
•Create a Comprehensive User-Friendly Document and Implementation •Provide a Guide and Strategy for Staff and Decision-Makers •Include Meaningful Community Engagement
•Determine Economic Feasibility
•Complies with California Environmental Quality Act
Throughout the plan development process, staff ensured that the NVCAP was substantially consistent with the adopted goals and objectives. Attachment E includes consistency analysis of each goal and objectives.

NVCAP Summary
The following summarizes the content of the NVCAP, released in March 2024. More detailed consistency analysis for each goal and objective for the NVCAP is included in Attachment E.

Chapter 1: Introduction
The introduction chapter provides an overview of the NVCAP physical and regulatory context.

The plan is shaped by the project goals and objectives, adopted and in-progress City plans and policies, recently enacted regional and state laws, and the comprehensive planning process.

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Chapter 2: Vision
The Vision chapter summarizes each framework that was built upon the goals and objectives of the NVCAP. These include:
•Urban design frameworks that calibrate the optimal mix of uses (Housing and Land Use); •Support a multi-modal mobility framework within the neighborhood (Transit, Pedestrian and Bicycle Connections) and how it connects to the rest of the City and the region (Connected Street Grid);
•Foster a regenerative and ecological framework to support the health of humans and wildlife while supporting the implementation of City’s Climate Action Plan (Community Facilities and Infrastructure and Balanced Community Interests); and •The neighborhood’s context-specific urban form (Urban Design, Design Guidelines and Neighborhood Fabric).

This chapter also includes land use programs that describe 530 net new dwelling units, approximately two acres of a potential park, and reduction of commercial space (office and retail) within the plan area, along with the land use map.

Design Standards and Guidelines (Chapters 3-6)— includes requirements that govern the construction and modification of the public realm including streets and open space, as well as new buildings. Standards are quantifiable, whereas guidelines are qualitative requirements. The following chapters include design standards and guidelines for the NVCAP:

Chapter 3: Public Realm
The Public Realm chapter includes requirements and guidelines that govern the construction and modifications of the public realm, including the sidewalk zone, traffic lanes and intersections, green infrastructure, paving, exterior lighting, wayfinding, and public art. These design standards and guidelines help achieve developing a human- scale neighborhood that strengthens and supports the neighborhood fabric. The standards and guidelines for the public realm also support the improved mobility network envisioned for the NVCAP by providing a better pedestrian and bicycle experience.

Chapter 4: Accessibility and Mobility
The Accessibility and Mobility chapter contains design standards and guidelines for multi-modal frameworks described in Chapter 2. The chapter also includes design concepts for gateway intersections and street design standards and guidelines. These contribute to creating and enhancing well-defined connections to transit, pedestrian, and bicycle facilities, as well as a connected street grid within the plan area.

Additionally, standards and guidelines are provided for the pedestrian realm and bike network, addressing first/last mile connections and bicycle facilities as shown in Chapter

2. This will support achieving the goals and objectives of the NVCAP. The chapter also includes standards and guidelines for transit access, vehicular circulation and parking, and TDM strategies.

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Chapter 5: Parks and Open Space
The Parks and Open Space chapter contains design standards and guidelines that govern improvements within park and open space areas such as Matadero Creek and the future public park. During the public engagement process, the community and working group members showed a great interest for naturalization of Matadero Creek, which is located in the northwest corner of the plan area near the intersection of Park Boulevard and Lambert Avenue. The NVCAP mandates a 100-foot riparian buffer around Matadero Creek to create an opportunity for the future naturalization. This chapter also discusses development of a public park near the creek. Additional standards and guidelines on programming and natural planting that protect the natural environment are included in this chapter to further develop and strengthen the neighborhood fabric.

Chapter 6: Site and Building Design
The Site and Building Design chapter contains design standards and guidelines for desired future built form and sets aspirations for how new buildings will contribute to the character of the NVCAP as it develops incrementally over time. It describes how building height and massing regulations are intended to respect the scale and character of the surrounding residential neighborhood as well as supporting the neighborhood fabric. The chapter also includes design standards and guidelines for integrating building frontages to ensure that required and encouraged ground floor uses are well integrated into the neighborhood. In addition, to protect and enhance the environment while addressing the principles of sustainability, the chapter describes various sustainable design standards and guidelines.

Chapter 7: Implementation
The Implementation chapter outlines the necessary steps to fulfill the vision of the plan, including funding, financing strategies, and capital investments. The chapter describes how the NVCAP document and NVCAP zoning ordinance would be used in conjunction with the rest of the zoning standards in PAMC Title 18. It also includes a list of implementation actions to achieve the NVCAP goals. Each action includes a description, as well as the responsible parties for implementation and the timeframe. Naturalization of Matadero Creek and development of a public park near Matadero Creek are identified as long-term infrastructure implementation actions. Additionally, several parking management related implementation actions are identified with mid-term to long-term timeframes.

Modifications to the Revised Draft NVCAP
While developing the zoning ordinance implementing the NVCAP, staff identified areas where further modifications were required for consistency and feasibility. These modifications were primarily to Chapter 4 (Accessibility and Mobility). Additional modifications were incorporated to address comments received during the 45-day public comment period of the Draft SEIR and Draft NVCAP. Other modifications include minor text and graphic revisions. The final draft NVCAP, which includes the modifications made since the release in March 2024, can be found Item 11
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in both clean and marked-up versions in Attachment G. This attachment also includes a matrix listing modifications with reasoning behind each modification.

Zoning Implementation
Staff prepared a draft ordinance (Attachment B) to implement the NVCAP by rezoning the parcels within the NVCAP area and establishing development standards for new NVCAP zoning districts. Each zoning district within the plan area is identified with the prefix, North Ventura (NV). The new zoning district standards reflect the varying residential and mixed-use densities anticipated within the plan area. Table 2 below summarizes the relationship between the NVCAP land use designations and the PAMC zoning district regulations. Figure 1 depicts the location of each proposed NVCAP zoning district.

The NVCAP zoning ordinance chapter is consistent with the structure of other zoning chapters with sections such as permitted uses, development standards, parking and loading, and special requirements. In addition to typical development standards, the NVCAP ordinance includes special requirements specific to the plan area, including office use restrictions, storefront guidelines, and ground floor commercial use regulations.

The draft ordinance also references the NVCAP document for several items, including the designated location of required and encouraged ground floor uses, requirements for active ground floor uses, specific site and building design requirements in Chapter 6, and public realm improvements. Both the NVCAP plan document and the NVCAP zoning ordinance are intended to be used together when designing or reviewing development proposals in the plan area.

Table 2: NVCAP Land Use Designation & Proposed Zoning District Crosswalk NVCAP Land Use
Classification
Anticipated
Density
(DU/AC)
Maximum
Height (FT)
Maximum Floor
Area Ratio (FAR)
Allowed Zoning
Districts
High-Density
Mixed-Use
61-100 65 3.0:1 NV-MXH
Medium-Density
Mixed-Use
31-70 55 2.0:1 NV-MXM
Low-Density
Mixed-Use
3-17 35 0.5:1 NV-MXL
High Density
Residential
61-100
61-100
65 65

3.0:1

3.0:1
NV-R4
NV-PF
Medium Density
Residential
16-30 45 1.5:1 NV-R3
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NVCAP Land Use
Classification
Anticipated
Density
(DU/AC)
Maximum
Height (FT)
Maximum Floor
Area Ratio (FAR)
Allowed Zoning
Districts
Low Density
Residential
1 or 2 units/lot 30 0.45:1 NV-R2
NV-R1
Parks NV-PF
Figure 1: NVCAP Proposed PAMC Zoning Designation Map
Staff notes that Figure 1 reflects the future vision for the entire NVCAP area. However, in accordance with the Sobrato Development Agreement (Ordinance #5595), areas that were rezoned to Planned Community in accordance with the Development Agreement will not be rezoned as part of the adoption of the draft ordinance. The City Council may consider rezoning and redesignating these parcels once the Development Agreement has expired.

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To create the development standards for each of the new NVCAP zoning districts in Chapter

18.29, staff reviewed comparable existing zoning districts in the PAMC. Development standards and permitted uses within each of the NVCAP zoning districts were selected to align with NVCAP’s goals, including the addition of 530 net new dwelling units. These standards primarily focus on density, FAR, height limits, and setback requirements.

Density
To establish appropriate density for the NVCAP plan, staff used a one-acre lot as the base to calculate realistic density for each land use designation. Several factors were considered in this calculation, including building height directed by City Council, NVCAP land use designations, and an average unit size of 1,250 square feet to promote diversity in unit sizes within the plan area.

Staff employed different FAR levels and the average unit size to arrive at a projected density and building size appropriate for each new NVCAP zoning district. The development standards are also intended to provide transitions between NV districts, and between existing development. Notably, other than the NV-R1 and NV-R2, the NV zone districts do not provide a maximum number of dwelling units per acre, relying instead on FAR and other development standards to control development.

FAR
The development standards tables include maximum residential FAR, maximum non-residential FAR, total mixed-use FAR, and a minimum mixed-use ground floor commercial FAR for the mixed-use zoning districts. The maximum FAR allowed for the NVCAP is 3.0, exceeding the maximum FAR of 2.0 allowed for other existing zoning districts. This higher FAR is intended to encourage higher density development, especially along El Camino Real and Park Boulevard (particularly for NV-R4 and NV-MXH zones).

Maximum Height
On April 18, 2024, the ARB conducted a public hearing to allow for comments on the Draft NVCAP and Draft SEIR. Considering the El Camino Real Focus area across from the NVCAP area, which has a maximum height limit of 85 feet, the ARB recommended increasing maximum height limits for NV-R4, NV-MXM, and NV-MXH to 65 feet. In addition, the ARB recommended increasing maximum height limits for NV-R3 to 55 feet.

Staff reviewed these suggestions prioritizing minimal impact on neighboring low-density areas and the Council’s endorsed preferred land use plan for NVCAP. This led to a recommendation of 45 feet for the NV-R3 and 55 feet for the NV-MXM, which are lower than the ARB's proposals.

The PTC expressed concerns about potential impacts on low-density areas. While exploring options like varied height limits for NV-MXM zoning districts, the PTC ultimately recommended 45-foot height limit, consistent with the Preferred Plan. The existing zoning district currently allows a maximum height of 50 feet. In addition, the El Camino Real Focus Area, which is located across from the plan area, currently allows up to 85 feet in height. As a result, the staff recommended height for the NV-MXM is 55 feet. Staff also modified the daylight plane Item 11
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requirements to reflect the existing zoning district requirements that minimize impacts low- density residential areas.

Table 4 compares NVCAP zoning district heights between Preferred Plan, ARB and PTC recommendations, and staff recommendations. The maximum height limits recommended by staff are reflected in the draft NVCAP zoning ordinance (Attachment B) and can be changed based on City Council direction. Any projects located within the NVCAP may utilize the state density bonus law which could result in a request for modifications to existing applicable development standards. Any projects requesting density bonus would be evaluated pursuant to PAMC Chapter 18.15 (Density Bonus) and could result in taller development with more floor area and use waivers or concessions to modify objectives standards.

Table 4: Maximum Height Comparison
Maximum Height Limit (feet)
Zoning
District
Preferred
Plan
ARB
Recommendation
PTC
Recommendation
Staff
Recommendation
NV-R1
NV-R2 30 30 35 35
NV-R3 35 55 55 45
NV-R4 55 65 65 65
NV-MXL 35 35 35 35
NV-MXM 45 65 45 55
NV-MXH 55 65 65 65
Parking
AB 2097 exempts development projects within a half mile of transit from minimum parking requirements. The map prepared for the NVCAP initially showed that the entire plan area was within a half-mile radius of the California Avenue Caltrain station, and therefore the NVCAP zoning ordinance did not include parking requirements. However, since the PTC meeting, staff realized the map contained incorrect information, and the NVCAP area includes some parcels outside the half-mile radius. The corrected NVCAP maps are included in Attachment G.

To avoid confusion and ensure consistent requirements within individual NVCAP zoning districts, staff recommend no minimum or maximum parking requirements within the NVCAP area. However, if the Council believes there is an interest in having parking requirements for areas of the NVCAP outside of the half-mile radius, the requirements in the proposed zoning ordinance (Attachment B) could be amended. However, within the NVCAP, a transportation demand management plan will be required for all new development projects and any other projects that meet the conditions under PAMC 18.52.030(i). This will help ensure vehicle miles traveled in the NVCAP are properly evaluated and the long-term mobility improvements envisioned for the area are realized.

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Other Modifications
There are other modifications made to the draft zoning ordinance per ARB and PTC:
•Lot Coverage. ARB recommended increasing lot coverage for higher density residential areas, including NV-R3 and NV-R4. The increased lot coverage for NV-R3 (from 40% to 60%) and NV-R4 (from 45% to 80%) has been incorporated into the draft NVCAP zoning ordinance in Attachment B.
•Street Yard Setback. ARB recommended a minimum street yard of 10 feet to encourage higher density and provide more flexibility in developing projects. Any street yards exceeding 10 feet were reduced to 10 feet, except for Olive Avenue in R-4, which maintains a minimum 20 feet street yard to reflect the existing stormwater treatment area along Olive Avenue.
•Daylight Plane Requirements. PTC recommended the NVCAP daylight plane requirements be made consistent with the requirements in the comparable zoning districts. The draft NVCAP zoning ordinance includes revised language necessary to implement this recommendation.
•Maximum Height for NV-R1 and NV-R2. PTC requested to increase the maximum height limits for low density residential zoning districts, NV-R1 and NV-R2, to 35 feet from 30 feet. This has been reflected in the draft NVCAP zoning ordinance.

Additional Recommendations Considered but Not Incorporated In addition to other items already discussed above, staff considered the following suggestions and recommendations from the ARB and PTC which have not been incorporated into the staff recommendation based on further analysis. The basis for these recommendations is detailed below.
•Setback Measurement and Lot Coverage Calculation. The Palo Alto Municipal Code Title 18 (Zoning) lacks clarity on applying setbacks to basements in multi-family and nonresidential projects. ARB requested specific language be codified to the zoning districts that allow higher density residential (NV-R3, NV-R4, NV-MXM, and NV-MXH) to encroach into front setbacks. However, this policy decision requires further discussion and analysis to determine appropriate standards. In addition, staff believe this is a larger policy decision of whether to allow encroachment of subsurface structures into setback areas, which impacts storm water management compliance, the quality of landscaped areas and tree plantings, groundwater recharge and potentially other considerations. As a result, this ARB recommendation is not reflected in the draft zoning ordinance. •Special Setback on Park Boulevard. The PTC recommended extending the special setback requirement on Park Boulevard, currently ending at Lambert Avenue, to cover up to Page Mill Road. The special setback requirement was not considered previously and the impact on those properties along Park Boulevard within the NVCAP area has not yet been analyzed. In addition, the implementation of a special setback requires additional procedures to notify the property owners and solicit feedback before Item 11
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implementation. As a result, this PTC recommendation is not reflected in the draft zoning ordinance.

Application Review Processing
The development applications for the NVCAP will follow the City’s entitlement review process in accordance with Title 18 of the PAMC. Development applications in the NVCAP will be reviewed the same way as those in other areas of the City. This typically includes review by the Architectural Review Board and approval by the Director unless appealed to the City Council. A Planning and Transportation Commission hearing would be required for certain permits like a Conditional Use Permit or Tentative Parcel Map. If any project is deemed Housing Development project under the state law, then no more than five public hearings will be included as part of its entitlement review process.

New development projects may be able to streamline their environmental analysis by tiering off of the NVCAP SEIR. For this to occur, the project’s scope cannot extend beyond the NVCAP’s CEQA analysis and would need to show consistency with the environmental analysis of the SEIR.

Any projects that have a scope beyond the CEQA analysis prepared for the NVCAP may need to prepare a separate environmental analysis and may not be able to “tier off” from the SEIR.

Pipeline Projects
Since the onset of the NVCAP project, property owners have been allowed to submit development applications consistent with the existing zoning code. Notable projects submitted and entitled since the NVCAP initiation include 3001 El Camino Real7, 3200 Park Boulevard8, and 3241 Park Blvd9. The zoning ordinance proposes to exempt these “pipeline projects” from compliance with the NVCAP due to the submittal of a complete planning entitlement application prior to the adoption of the NVCAP and its associated implementing zoning code amendments.

POLICY IMPLICATIONS
Comprehensive Plan
The NVCAP implements one component of Comprehensive Plan Program L.4.10.1, which directs staff to prepare a coordinated area plan for the North Ventura area and surrounding California Avenue area. Program L.4.10.1 outlines that the plan should describe a vision for the future of the North Ventura area as a walkable neighborhood with multi-family housing, ground floor retail, a public park, creek improvements and an interconnected street grid. 7 3001 El Camino Real: a 100% affordable housing project with 129 units. https://www.cityofpaloalto.org/News- Articles/Planning-and-Development-Services/30013017-El-Camino-Real 8 200 Portage: a project including partial demolition of cannery, construction of 74 dwelling units and renovation of cannery into research & development space with associated Development Agreement. https://www.cityofpaloalto.org/News-Articles/Planning-and-Development-Services/200-Portage-Avenue 9 3241 Park Blvd: a new 7,861 square foot office building. https://www.cityofpaloalto.org/Departments/Planning- Development-Services/Current-Planning/Projects/3241-Park-Boulevard Item 11
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The NVCAP provides a land use framework that encourages higher density development, including multifamily residential development and mixed-use development with higher density residential. The NVCAP also supports a variety of housing options, a diverse range of unit sizes and bedroom configurations, and price points to support Palo Alto residents at different stages of life. At build out, the NVCAP would add 530 new dwelling units. Section 2.3 (Ground Floor Edges) shows where ground floor uses would be required (along El Camino Real) and encouraged (other mixed use areas), lists what is considered active ground floor uses, and describes how these uses should be integrated to fit the urban fabric of the North Ventura neighborhood.

In addition to the land use framework, the mobility framework in Section 2.4 of the NVCAP emphasizes well-balanced and safe streets, with pedestrian and bicycle facilities designed for all ages, and accessible paths to transit. The NVCAP prioritizes local circulation and access but also envisions a fully integrated transportation network that goes beyond the plan area to ensure seamless connections for all users. Chapter 4 (Accessibility and Mobility) includes gateway intersection concept design and street design standards and guidelines that would support achieving these mobility visions and goals. By incorporating mixed-use development, interconnected streets, and pedestrian facilities, the NVCAP would achieve the walkable neighborhood envisioned in the Comprehensive Plan at buildout.

The NVCAP also includes a public park and open space design standards and guidelines that encourage development of a new park, naturalization of the Matadero Creek, and green stormwater infrastructure.

Housing Element
The Housing Element is one of seven mandatory elements within the Palo Alto Comprehensive Plan, which assesses the condition of the City's current housing and future needs of its residents through citywide housing goals, objectives, and policies. The City is required to update the Housing Element every eight years.

The City adopted the 2023-2031 Housing Element in May 2023. A revised Housing Element was considered by Planning and Transportation Commission and City Council at a joint meeting on April 15, 2024 and adopted by the City Council. The Housing Element includes the housing needs assessment, resources and inventory of potential housing sites, housing constraints, and housing element programs or implementation actions. The Housing Element identifies a total of 295 potential housing opportunity sites. Of the total, 17 housing opportunity sites are located within the NVCAP. The Housing Element estimated that the development capacity for these 17 sites would yield over 300 dwelling units.

In January 2024, an ordinance implementing Housing Element Program 1.1A and 1.1B became effective, rezoning housing opportunity sites for consistency with the Housing Element. The zoning changes apply to multi-family, commercial, and industrial zoning to accommodate greater housing production, including within the NVCAP. This includes modification of Item 11
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development standards to increase density and height. For housing opportunity sites, the proposed NVCAP development standards generally have more permissive standards compared to development standards from the January 2024 rezoning. Therefore, applying NVCAP development standards to housing opportunity sites within the plan area would not hinder achieving the densities projected in the Housing Element. In addition, the proposed ordinance updates Chapter 18.14 (Housing Incentives) for consistency.

Sustainability and Climate Action Plan
The Sustainability and Climate Action Plan (S/CAP) is a comprehensive document laying out the City’s strategy to achieve ambitious carbon reduction goals, while improving natural environment, adapting to climate impacts, and increasing livability for Palo Alto residents. The NVCAP’s goals to encourage mixed-use development and connected street grid with improved mobility network aligns with the S/CAP goals. The NVCAP requires a 30 percent reduction in trips to manage the transportation demand; this would contribute to one of the mobility goals of the S/CAP which calls for a 12% reduction in total vehicle miles traveled by 2030. The proposed NVCAP pedestrian and bicycle facilities and mobility improvements would also contribute to, and be consistent with, the S/CAP mobility goal to increase the mode share for active transportation and transit from 19% to 40% of local work trips by 2030. The NVCAP ecological framework to create opportunities to naturalize the Matadero Creek and to encourage green stormwater infrastructure would be consistent with the S/CAP’s Natural Environment goals to achieve a 10% increase in land area that uses green stormwater infrastructure.

FISCAL/RESOURCE IMPACT
The majority of the NVCAP project funding is from a $638,000 Santa Clara Valley Transportation Authority (VTA) Priority Development Area (PDA) grant. In compliance with the grant requirement, the 15% local funding match ($112,000) was achieved with the donation of private funds from the Sobrato Organization, who also donated an additional $138,000 for the environmental review study of the NVCAP. Additional General Funds ($17,700) were used for the historic evaluation by Page & Turnbull and the Matadero Creek analysis by WRA; and $62,000 of FY 2021 departmental salary savings was allocated to project management (due to staff vacancies). In 2021, the City was awarded $125,000 from the Local Early Action Planning (LEAP) grant to support the NVCAP.

In October 2019, the City Council approved an expanded scope of work for the NVCAP project and contract with the consultant, Perkins & Will. However, the City Council did not approve the additional funding of $367,000 associated with the expanded scope. The project has not been fully funded to date and staff have completed essential tasks by eliminating other tasks or doing the work in-house. The lack of required resources has contributed to the timeline to complete this project.

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need to repay any grant funds expended towards the project. The City received extensions for both the PDA grant (June 30, 2026) and the LEAP grant (September 30, 2024). Upon adoption of the NVCAP, staff will submit reimbursement requests to receive the remaining PDA grant ($57,815.38) and LEAP grant ($30,000) funding.

STAKEHOLDER ENGAGEMENT
Consistent with PAMC Chapter 19.10 (Coordinated Area Plans), the City Council appointed a 14- member working group. The working group met 17 times over the course of two years and concluded their effort once alternatives were forwarded to the PTC and City Council for consideration. Notifications throughout the process have been sent to the working group, stakeholders, and property owners. The City maintains a project website with archives of working group, workshops, and public hearing materials related to the NVCAP.

ENVIRONMENTAL REVIEW
In accordance with the California Environmental Quality Act, the City of Palo Alto, staff prepared a Supplemental Environmental Impact Report for the NVCAP (SCH #2023020691).

Staff released a Notice of Availability of the Draft SEIR for the proposed project on March 8, 2024 for a 45-day public comment period that ended on Monday, April 22, 2024.

The Draft Supplemental Environmental Impact Report (SEIR) prepared for the NVCAP found that the impacts related to biological resources, archaeological resources, noise, and tribal cultural resources could be significant but mitigatable to less than significant. Impacts to historical resources would be significant and unavoidable because the project would involve modifications to an historic resource eligible for the California Register of Historic Resources in a manner that would not be consistent with the Secretary of the Interiors Standards. Buildout of the NVCAP, on a plan level, would have a significant and unavoidable criteria air pollutant emissions impact because the increase in population would be exceeded by the increase in VMT and daily trips. The statement of overriding considerations was prepared containing a list of the benefits that the project will bring to the City consistent with General Plan and NVCAP policies (Attachment A).

During the Architectural Review Board (ARB) meeting held on April 18, 2024, a community member addressed the Draft NVCAP, specifically urging rooftop gardens and the full naturalization of the creek without barriers. In addition, staff received three comment letters from public agencies (Caltrans, Santa Clara Valley Transit Authority, and Santa Clara Valley Water District) on the Draft SEIR by Monday, April 22, 2024, and the comments were generally related to each public agency’s jurisdiction and operations. Both oral and written comments are included in the Final Supplemental EIR (Final SEIR) as well as in Attachment H. Responses to comments on the Draft SEIR and associated modifications have been integrated into the Final SEIR for Council’s consideration prior to taking action on the environmental analysis and the proposed project.

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Prior to the City Council hearing, the Final EIR has been circulated for 10 days to the responsible public agencies. The required 10-day circulation of the Final SEIR started on June 6, 2024 and ended on June 17, 2024.

NEXT STEPS
After the NVCAP is adopted and the SEIR is certified, the NVCAP will take effect immediately upon the passage of a resolution (Attachment A). Staff will then file a Notice of Determination (NOD) with both Santa Clara County and the State Clearinghouse for the SEIR within five days of the Council’s decision.

Following the zoning ordinance introduction at this meeting, a second reading of the ordinance will occur after the Council’s July 2024 recess. Once passed, the NVCAP zoning ordinance, along with other modifications in Title 18 of the Palo Alto Municipal Code implementing the NVCAP, will become effective 30 days after the second reading. This will allow developers to submit applications for new projects under the NVCAP.

ATTACHMENTS
Attachment A: Draft Resolution to Certify the SEIR and Adopt the NVCAP Attachment B: Draft Ordinance to Implement the NVCAP
Attachment C: Links to the Revised Public Draft NVCAP, Draft SEIR, Final SEIR Attachment D: Summary of the Endorsed Preferred Plan and Council Refinements Attachment E: Summary of Goals and Objectives Consistency Attachment F: 2023 PTC and ARB NVCAP Comments and Staff Response Attachment G: Final Draft NVCAP (including the redline version with modification from the Revised Public Draft, and a link to the clean version)
Attachment H: Public Comment Letters on Draft SEIR and Draft NVCAP Attachment I: Map of Street Yard setback requirements
Attachment J: Draft Verbatim Minutes NVCAP Excerpt from the May 8, 2024 PTC hearing APPROVED BY:

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NOT YET APPROVED
Resolution No.____
A Resolution of the City Council of the City of Palo Alto, C ertifying a Supplemental Environmental Impact Report to the 2017 Comprehensive Plan Final Environmental Impact Report, Adopting a Statement of Overriding Considerations, and Adopting a Comprehensive Plan Amendment for the North Ventura Coordinated Area Plan

R E C I T A L S
A. C
alifornia Government Code Section 65300 et seq. requires every city and county in California to adopt a General Plan, known in Palo Alto as its Comprehensive Plan, for its long-range development, and further, to periodically to update that plan to reflect current issues and conditions; and
B. O
n November 13, 2017, the City Council for the City of Palo Alto (City) certified a Final Environmental Impact Report (EIR) for the City of Palo Alto 2030 Comprehensive Plan through Resolution No. 9720, made findings in relation to the Final EIR, adopted a mitigation monitoring and report plan (MMRP), and adopted a statement of overriding considerations through Resolution No. 9721 and adopted the City of Palo Alto 2030 Comprehensive Plan through Resolution No. 9722; and
C. T
he City of Palo Alto 2030 Comprehensive Plan Policy L-1.7 and Program L-4.10 calls for the preparation of a plan for the North Ventura and surrounding California Avenue area in order to establish the future of the North Ventura area as a walkable neighborhood with multi- family housing, ground-floor retail, a public park, creek improvements, and an interconnected street grid; and
D. O
n November 6, 2017, the City Council directed staff to initiate the local planning process for a North Ventura Coordinated Area Plan in accordance with Palo Alto Municipal Code Section 19.10.020; and
E. On
March 5,2018, the City Council approved preliminary Project Goals, Objectives, schedule milestones, and Plan boundaries for the North Ventura Coordinated Area Plan, recognizing that these may be modified during the planning process; and F. On
April 30, 2018, the City Council appointed a total of 14 members of the working group to advise the staff, boards/commissions, and the Council during the preparation of the plan; and
G. T
he City conducted extensive community outreach in multiple languages since the NVCAP process has initiated in November 2017 including 17 meetings of the NVCAP Working Group; several community pop-up events; numerous meeting with stakeholders including school district, commercial property owners and tenants, interest groups in housing and transportation; two community workshops; one meeting of the Architectural Review Board (ARB); two meetings of the Historic Resources Board (HRB); six meetings of the Planning and Transportation Commission (PTC); and seven meetings of the City Council; and Attachment A
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NOT YET APPROVED

H. On January 10, 2022, City Council endorsed a preferred plan alternative, which was further refined on November 14, 2022, which allows additional 530 dwelling units, reduces 278,000 square feet of office and up to 7,500 square feet of retail to accommodate the new dwelling units, and allow up to two acres of park, including an opportunity to renaturalize the Matadero Creek through establishment of a 100-foot riparian corridor buffer.

I. Pursuant to the provisions and requirements of CEQA and CEQA Guidelines Section 15163, the City as lead agency, prepared a Supplemental Environmental Impact Report to the 2017 Comprehensive Plan Final EIR (SEIR) to analyze the potential environmental impacts resulting from adopting the NVCAP; and

J. The SEIR analyzes the environmental impacts of the NVCAP, in conjunction with the 2017 Comprehensive Plan Final EIR, is the environmental document upon which adoption of the NVCAP is predicated; and

K. As provided in Government Code sections 65352 – 65352.5 the City mailed a public notice to all California Native American tribes provided by the Native American Heritage Commission and to other entities listed; and

L. No California Native American tribe requested consultation; and

M. In accordance with Government Code Section 65585 (b), on March 8, 2024, the City posted the SEIR and the draft NVCAP and requested public comment for a 45-day review period; and

N. On May 8, 2024, the PTC held a duly and properly noticed public hearing to consider a draft of the SEIR and the NVCAP, and recommended that the City Council adopt the draft NVCAP.

O. On June 10, 2024, the City Council conducted a duly and properly noticed public hearing to take public testimony, consider the SEIR, reviewed the NVCAP and all pertinent maps, documents and exhibits, including the staff report, and all attachments, and oral and written public comments.

NOW, THEREFORE, BE IT RESOLVED, that the City Council hereby finds that, based on substantial evidence in the record:

SECTION 1. Record of Proceedings
The record of proceedings upon which the City Council bases its decision herein includes, but is not limited to: (1) the SEIR and the 2017 Comprehensive Plan Final EIR including all appendices and attachments cited and/or relied upon therein; (2) the staff reports, City files and records and other documents prepared for and/or submitted to the City relating to the 2017 Comprehensive Plan Final EIR, SEIR, and the NVCAP; (3) the evidence, facts, findings, and other determinations set forth in this Resolution; (4) the 2017 Comprehensive Plan; (5) all studies, data, and correspondence submitted by the City in connection with the SEIR and the NVCAP; (6) all documentary and oral evidence received at Item 11
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public workshops, meetings, and hearings; (7) all other matters of common knowledge to City decisionmakers, including City, state, and federal laws, policies, rules, and regulations, reports, records, and projections related top development within the City of Palo Alto and its surrounding areas. The location and custodian of records is the City Clerk of the City of Palo Alto, 250 Hamilton Avenue, Palo Alto, CA 94305.

SECTION 2. General CEQA Findings.

The City Council, in the exercise of its independent judgment, makes and adopts the following findings to comply with the requirements of CEQA, including Sections 15091, 15092, and 15093 of the CEQA Guidelines, based upon the entire record of proceedings for the Project. All statements set forth in this Resolution constitute formal findings of the City Council, including the statements set forth in this paragraph and in the recitals above.

1. The City determined to prepare a Supplemental EIR because the NVCAP would be built out and fully occupied by 2040, which exceeds the 2030 Comprehensive Plan’s development horizon of 2030; and the adoption of NVCAP could result in a new significant and unavoidable impact for cultural resources and air quality not previously analyzed, but only minor additions or changes would be necessary to make the Comprehensive Plan Final adequately apply to the NVCAP.

2. The City Council was presented with, and has independently reviewed and analyzed, the SEIR and other information in the record, and has considered the information contained therein prior to acting upon and adopting the Project. The City Council bases the findings stated below on such review.

3. The SEIR, in conjunction with the Comprehensive Plan Final EIR, provides an adequate basis for considering and acting upon the Project. The City Council has considered all of the evidence and arguments presented during consideration of the Project and the SEIR. In determining whether the Project may have a significant impact on the environment, and in adopting the findings set forth herein, the City Council certifies that it has complied with Public Resources Code Sections 21081, 21081.5, and 21082.2.

4. The City Council agrees with the characterization of the SEIR with respect to all impacts initially identified as “less than significant” and finds that those impacts have been described accurately and are less than significant as so described in the SEIR. This finding does not apply to impacts identified as significant or potentially significant that are reduced to a less than significant level by mitigation measures included in the SEIR. The disposition of each of those impacts and the mitigation measures adopted to reduce them are addressed specifically in the findings below.

5. Mitigation measures associated with the potentially significant impacts of the Project will be implemented through the Mitigation Monitoring and Reporting Program (MMRP) described below, which is the responsibility of the City to enforce. The MMRP associated with the SEIR works, for the NVCAP area, in addition to the MMRP for the Comprehensive Plan.

6. The SEIR considers a reasonable range of potentially feasible alternatives, sufficient to foster informed decision making, public participation and a reasoned choice, in accordance with CEQA.

7. The Revised Final SEIR contains responses to comments received on the Draft SEIR. The Final SEIR also contains corrections and clarifications to the text and analysis of the Draft SEIR where warranted. Factual corrections and minor changes added to the Draft SEIR have been made to merely clarify, amplify, and/or make insignificant modifications to the information provided in the Draft SEIR. The City Council does hereby find that such changes and additional information Item 11
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are not significant new information under CEQA because such changes and additional information do not indicate that any of the following would result from approval and implementation of the Project: (i) any new significant environmental impact or substantially more severe environmental impact (not already disclosed and evaluated in the Draft SEIR) would result from the Project or from a new mitigation measure proposed to be implemented, (ii) any feasible mitigation measure considerably different from those analyzed in the Draft SEIR that would lessen a significant environmental impact of the Project has been proposed and would not be implemented, (iii) any feasible alternative considerably different from those analyzed in the Draft SEIR that would lessen a significant environmental impact of the Project has been proposed that would not be implemented, or (iv) the Draft SEIR was fundamentally and basically inadequate and conclusory in nature that meaningful public review and comment were precluded. The City Council does find and determine that recirculation of the Final SEIR for further public review and comment is not warranted or required under the provisions of CEQA.

8. The City Council finds and certifies that the SEIR has been prepared and completed in compliance with CEQA and reflects the City of Palo Alto’s independent judgment and analysis as the lead agency.

9. The City Council makes findings in this resolution with respect to significant effects on the environment of the Project, as identified in the SEIR, with the understanding that all of the information in this Resolution is intended as a summary of the full administrative record supporting the SEIR, which full administrative record should be consulted for the full details supporting these findings.

10. Any modifications to the NVCAP directed by the City Council on June 18, 2024 do not change the conclusions of the SEIR and the Comprehensive Plan Final EIR.

SECTION 3. Significant Impacts Reduced to Less than Significant.

Pursuant to Public Resources Code Section 21081 and CEQA Guidelines Section 15091, the City Council hereby makes these findings with respect to the potential for significant environmental impacts from approval and implementation of the Project and the means for mitigating those impacts.

These findings do not attempt to describe the full analysis of each environmental impact contained in the SEIR. Instead, the findings provide a summary description of each impact, describe the applicable mitigation measures identified in the SEIR and adopted by the City, and state the findings on the significance of each impact after imposition of the adopted mitigation measures. A full explanation of these environmental findings and conclusions can be found in the SEIR. These findings hereby incorporate by reference the discussion and analysis in the SEIR that support the SEIR's determinations regarding significant project impacts and mitigation measures designed to address those impacts. The facts supporting these findings are found in the record as a whole for the Project.

In making these findings, the City ratifies, adopts, and incorporates into these findings the analysis and explanation in the SEIR, and ratifies, adopts, and incorporates into these findings the determinations and conclusions of the SEIR relating to environmental impacts and mitigation measures, except to the extent that any such determinations and conclusions are specifically and expressly modified by these findings.

The SEIR identified a number of significant and potentially significant environmental impacts that the Project will cause or to which the Project would contribute. The following significant effects can be fully addressed and reduced to less than significant through the adoption and implementation of standard Item 11
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project requirements incorporated as part of the Project and feasible mitigation measures. Those impacts, along with the standard project requirements and mitigation measures to reduce them to less than significant, are listed below as referenced in the SEIR.

Biological Resources
Impact BIO-1: Construction activities associated with build out of the Project could result in the loss of fertile eggs, nesting raptors or other migratory birds, or nest abandonment.
(a) Potential Impact. The impact identified above is described and discussed in Section 3.3.2.2 of the SEIR.
(b) Mitigation Measures. The following mitigation measure will be adopted and will be implemented as provided in the MMRP, and as further described in the remainder of these findings:

MM BIO-1.1: Construction During Migratory Bird and Raptor Nesting Season. To the extent feasible, construction activities shall be scheduled to avoid the nesting season. If construction activities are scheduled to take place outside the nesting season, all impacts to nesting birds protected under the Migratory Bird Treaty Act (MBTA) and California Fish and Game Code shall be avoided. The nesting season for most birds in Santa Clara County extends from February 1 through August 31.

If initial site disturbance activities, including tree, shrub, or vegetation removal, are to occur during the bird breeding season (February 1 through August 31), a qualified biologist shall conduct a pre-construction survey for nesting migratory birds and raptors. The survey for nesting migratory birds shall cover the project site itself and the immediate vicinity of the site, with the survey for nesting raptors encompassing the site and surrounding lands within 250 feet, where accessible. The survey shall occur within seven days prior to the onset of ground disturbance.

If active nests are detected, appropriate construction-free buffers shall be established. The buffer sizes shall be determined by the project biologist based on species, topography, and type of activity occurring in the vicinity of the nest. Typical buffers are 25 to 50 feet for passerines and up to 250 feet for raptors. The project buffer shall be monitored periodically by the project biologist to ensure compliance. After the nesting is completed, as determined by the biologist, the buffer shall no longer be required.

Following the conclusion of nesting activity and removal of the construction buffers, a report shall be submitted to the City summarizing the results of the survey including identifying any buffer zones, and outlining measures implemented to prevent impacts to nesting birds. (c) Finding and Rationale. The City Council finds that the above mitigation measure is feasible and that it would reduce the potential impacts on fertile eggs, nesting raptors or other migratory birds, or nest abandonment to a less-than-significant level. This mitigation measure is adopted by the City Council.

Accordingly, the City Council finds that changes or alterations have been required in, or incorporated into, the Project that would avoid or substantially lessen the significant environmental effect as identified in the SEIR.

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The 2030 Comprehensive Plan Update FEIR maps the NVCAP and surrounding area as “urban forest” and based on a survey of the California Natural Diversity Database, there is no special-status habitat located within the areas mapped urban forest. The channelized portion of the Matadero Creek also does not contain riparian habitat or sensitive natural communities. However, tree removal activities have the potential to disturb migratory birds resulting in a short-term reduction in potential nesting and foraging habitat as well as directly destroying active nests if present; however, it is anticipated that resident and migratory bird species would resume nesting and foraging behavior once the construction is complete, and would utilize existing nearby nesting and foraging habitat during construction. In addition, the above mitigation would ensure habitat or species avoidance through appropriately timed habitat surveys to determine absence/presence, pre-construction surveys to determine absence/presence, implementation of avoidance/preventative measures, passive removal efforts, on-site monitoring by qualified biologists, and/or establishment of no-construction buffer zones during construction.

Therefore, this impact would be reduced to a less-than-significant level. (d) Remaining Impact. Mitigation Measure BIO-1.1 specified above would reduce all potential impacts for future development under the Project to less than significant.

Noise
Impact NOI-1: Construction activities associated with build out of the Project could generate groundborne vibration capable of causing cosmetic or worse building damage or adversely nearby sensitive receptors.
(a) Potential Impact. The impact identified above is described and discussed in Section 3.10.2.3 of the SEIR.
(b) Mitigation Measures. The following mitigation measure will be adopted and will be implemented as provided in the MMRP, and as further described in the remainder of these findings:

MM NOI-1.1: Applicants for projects within the North Ventura Coordinated Area Plan area shall obtain a groundborne vibration study prior to the issuance of any discretionary permits that would allow the use of construction equipment within 22 feet or pile driving within 101 feet of existing structures. The study shall be prepared by a qualified professional in accordance with industry-accepted methodology, which include the recommended vibration assessment procedure and thresholds provided by public agencies such as Caltrans and the Federal Highway Administration. The study should identify necessary construction vibration controls to reduce both human annoyance and the possibility of cosmetic damage. Controls shall include, but not be limited to, the following measures:
• A list of all heavy construction equipment to be used for this project known to produce high vibration levels (tracked vehicles, vibratory compaction, jackhammers, hoe rams, etc.) shall be submitted to the City by the contractor. This list shall be used to identify equipment and activities that would potentially generate substantial vibration and to define the level of effort for reducing vibration levels below the thresholds. • Place operating equipment on the construction site as far as possible from vibration- sensitive receptors.

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• Use smaller equipment to minimize vibration levels below the limits. • Avoid using vibratory rollers and tampers near sensitive areas. • Select demolition methods not involving impact tools. • Modify/design or identify alternative construction methods to reduce vibration levels below the limits.
• Avoid dropping heavy objects or materials.
(c) Finding and Rationale. The City Council finds that the above mitigation measure is feasible and that it would reduce the potential impacts related to groundborne vibration to a less-than-significant level. This mitigation measure is adopted by the City Council. Accordingly, the City Council finds that changes or alterations have been required in, or incorporated into, the Project that would avoid or substantially lessen the significant environmental effect as identified in the SEIR.

MM NOI-1.1 requires a qualified professional to prepare a study outlining recommended vibration assessment procedures, thresholds, and construction controls. These recommendations would address both human annoyance and cosmetic damage, if any, to nearby single- and multi-family residences, which are noise-sensitive receptors defined by the Comprehensive Plan. Therefore, with implementation of MM NOI-1.1, impacts would be reduced to a less-than-significant level. (d) Remaining Impact. Mitigation Measure NOI-1.1 specified above would reduce all potential impacts for future development under the Project to less than significant.

Tribal Cultural Resources
Impact TCR-1: Future projects proposed under the North Ventura Coordinated Area Plan could potentially result in impacts to undiscovered tribal cultural resources. (a) Potential Impact. The impact identified above is described and discussed in Section 3.12.2.2 of the SEIR.
(b) Mitigation Measures. The following mitigation measure will be adopted and will be implemented as provided in the MMRP, and as further described in the remainder of these findings:

MM TCR-1.1: Cultural Sensitivity Training. Prior to issuance of any grading permit, the project applicant shall be required to submit evidence that a Cultural Awareness Training program has been provided to construction personnel. The training shall be facilitated by a qualified archaeologist in collaboration with a Native American representative registered with the Native American Heritage Commission for the City of Palo Alto and that is traditionally and culturally affiliated with the geographic area as described in Public Resources Code Section 21080.3.

MM TCR-1.2: Sub-Surface Monitoring. Prior to issuance of any tree removal, grading, demolition, and/or building permits or activities, the applicant shall notify the Director of Planning, of grading and construction dates and activities that require a qualified archeologist and Native American monitor to be present on the project site. The City shall then notify the tribe via email correspondence 10 days prior to any grading or construction activities. If the tribe chooses not to send a monitor or does not respond within the 10 days, work shall continue without the monitor.

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A qualified archaeologist and a Native American monitor, registered with the Native American Heritage Commission for the City of Palo Alto and that is traditionally and culturally affiliated with the geographic area as described in Public Resources Code Section 21080.3, shall be present during earthmoving activities including, trenching, initial or full grading, scraping or blading, lifting of foundation, boring, drilling, , or major landscaping. The qualified archaeologist and Native American monitor shall have the authority to halt construction activities in the event any cultural materials are encountered during ground-disturbing construction activities. The qualified archeologist and Native American monitor shall keep a daily monitoring log on days that monitoring occurs documenting construction activities that were monitored, location of the monitoring, and any cultural materials identified. These daily monitoring logs shall be made available to the City upon request.

MM TCR-1.3: Treatment Plan. In the event any significant cultural materials are encountered during construction, construction within a radius of 50 feet of the find would be halted, the Director of Planning shall be notified, and the on-site qualified archaeologist shall examine the find and make appropriate recommendations regarding the significance of the find and the appropriate treatment of the resource.

The qualified archeologist in collaboration with a Native American monitor, registered with the Native American Heritage Commission for the City of Palo Alto and that is traditionally and culturally affiliated with the geographic area as described in Public Resources Code Section 21080.3, shall prepare and implement a treatment plan that reflects permit-level detail pertaining to depths and locations of excavation activities. The treatment plan shall contain, at a minimum:

1. Identification of the scope of work and range of subsurface effects (including location map and development plan), including requirements for preliminary field investigations.

2. Description of the environmental setting (past and present) and the historic/prehistoric background of the parcel (potential range of what might be found).

3. Monitoring schedules and individuals.

4. Development of research questions and goals to be addressed by the investigation (what is significant vs. what is redundant information).

5. Detailed field strategy to record, recover, or avoid the finds and address research goals.

6. Analytical methods.

7. Report structure and outline of document contents.

8. Disposition of the artifacts.

9. Security approaches or protocols for finds.

10. Appendices: all site records, correspondence, and consultation with Native Americans, etc.

The treatment plan shall utilize data recovery methods to reduce impacts on subsurface resources. The treatment plan must be reviewed and approved by the Director of Planning, or the Director’s designee prior to implementation of the plan.

MM TCR-1.4: Evaluation. The project applicant shall notify the Director of Planning, Native American Monitor, and Archeological Monitor, of any finds during grading or other construction activities. Any historic or prehistoric material identified in the project area during excavation Item 11
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activities shall be evaluated for eligibility for listing in the California Register of Historic Resources as determined by the California Office of Historic Preservation. Data recovery methods may include, but are not limited to, backhoe trenching, shovel test, hand augering, and hand-excavation. The techniques used for data recovery shall follow the protocols identified in the approved treatment plan. Data recovery shall include excavation and exposure of features, field documentation, and recordation. All documentation and recordation shall be submitted to the Northwest Information Center, and the Director of Planning. (c) Finding and Rationale. The City Council finds that the above mitigation measure is feasible and that it would reduce the potential impacts related to undiscovered tribal cultural resources to a less-than- significant level. This mitigation measure is adopted by the City Council. Accordingly, the City Council finds that changes or alterations have been required in, or incorporated into, the Project that would avoid or substantially lessen the significant environmental effect as identified in the SEIR.

There are no known Tribal Cultural Resources in the NVCAP area. In addition to complying with the Comprehensive Plan Policies L-7.15, L-7.17, and L-7.18, require mitigation, identification, and protection of archaeological resources, as well as L-7.16 that would ensure tribal consultation in accordance with California Government Code Section 65352.3, implementation of above mitigation measures would provide proper training and proper procedures to follow if any undiscovered tribal resources are uncovered during construction. Therefore, with implementation of mitigation measures TCR-1.1 through TCR-1.4, potential impacts would be reduced to a less-than-significant level. (d) Remaining Impact. Mitigation Measures TCR -1.1 through TCR-1.4 specified above would reduce all potential impacts for future development under the Project to less than significant.

SECTION 4. Significant and Unavoidable Impacts.

Pursuant to Public Resources Code Section 21081 and CEQA Guidelines Section 15091, the City Council hereby makes these findings with respect to the potential for significant environmental impacts from approval and implementation of the Project and the means for mitigating those impacts.

These findings do not attempt to describe the full analysis of each environmental impact contained in the SEIR. Instead, the findings provide a summary description of each impact, describe the applicable mitigation measures identified in the SEIR and adopted by the City, and state the findings on the significance of each impact after imposition of the adopted mitigation measures. A full explanation of these environmental findings and conclusions can be found in the SEIR. These findings hereby incorporate by reference the discussion and analysis in the SEIR that support the SEIR's determinations regarding significant project impacts and mitigation measures designed to address those impacts. The facts supporting these findings are found in the record as a whole for the Project.

In making these findings, the City ratifies, adopts, and incorporates into these findings the analysis and explanation in the SEIR, and ratifies, adopts, and incorporates into these findings the determinations and conclusions of the SEIR relating to environmental impacts and mitigation measures, except to the extent that any such determinations and conclusions are specifically and expressly modified by these findings.

The Draft SEIR and the Revised Final SEIR documented that the Project would result in significant and unavoidable impacts which cannot be adequately mitigated through the adoption and implementation Item 11
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of feasible mitigation measures. Those impacts, along with mitigation measures to mitigate them to the extent feasible, are listed below as referenced in the SEIR.

Air Quality
Impact AIR-1: Build out of the Project would increase VMT and daily trips by six and 12.2 percent, respectively, and increase the service population by 4.1 percent. Since the increase in population would be exceeded by the increase in VMT and daily trips, the Project would have a significant criteria air pollutant emissions impact.
(a) Potential Impact. The impact identified above is described and discussed in Section 3.2.2.3 of the SEIR.
(b) Mitigation Measures. The following Comprehensive Plan mitigation measure are already adopted and will be implemented as provided in the MMRP for the Project, and as further described in the remainder of these findings:

AIR-2a: The City shall amend its local CEQA Guidelines and Municipal Code to require, as part of the City’s development approval process, that future development projects comply with the current Bay Area Air Quality Management District (BAAQMD) basic control measures for reducing construction emissions of PM
10 (Table 8-2, Basic Construction Mitigation Measures
Recommended for All Proposed Projects, of the BAAQMD CEQA Guidelines).

AIR-2b: The City shall amend its local CEQA Guidelines to require that, prior to issuance of construction permits, development project applicants that are subject to CEQA and have the potential to exceed the BAAQMD screening-criteria listed in the BAAQMD CEQA Guidelines prepare and submit to the City of Palo Alto a technical assessment evaluating potential project construction-related air quality impacts. The evaluation shall be prepared in conformance with BAAQMD methodology in assessing air quality impacts. If construction-related criteria air pollutants are determined to have the potential to exceed the BAAQMD thresholds of significance, as identified in the BAAQMD CEQA Guidelines, the City of Palo Alto shall require that applicants for new development projects incorporate mitigation measures (Table 8-3, Additional Construction Mitigation Measures Recommended for Projects with Construction Emissions Above the Threshold, of the BAAQMD CEQA Guidelines or applicable construction mitigation measures subsequently approved by BAAQMD) to reduce air pollutant emissions during construction activities to below these thresholds. These identified measures shall be incorporated into all appropriate construction documents (e.g., construction management plans) submitted to the City.

AIR-2c: To ensure that development projects that have the potential to exceed the BAAQMD screening criteria air pollutants listed in the BAAQMD CEQA Guidelines reduce regional air pollutant emissions below the BAAQMD thresholds of significance, the proposed Plan shall include policies that require compliance with BAAQMD requirements, including BAAQMD CEQA Guidelines.

AIR-2d: Implement Mitigation Measures TRANS-1a and TRANS-1b. In addition, to reduce long- term air quality impacts by emphasizing walkable neighborhoods and supporting alternative modes of transportation, the proposed Plan shall include policies that achieve the following:

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• Enhanced pedestrian and bicycle connections between commercial and mixed-use centers.

AIR-3a: The City of Palo Alto shall update its CEQA Procedures to require that future non- residential projects within the city that: 1) have the potential to generate 100 or more diesel truck trips per day or have 40 or more trucks with operating diesel-powered TRUs, and 2) are within 1,000 feet of a sensitive land use (e.g., residential, schools, hospitals, nursing homes), as measured from the property line of a proposed project to the property line of the nearest sensitive use, shall submit a health risk assessment (HRA) to the City of Palo Alto prior to future discretionary project approval or shall comply with best practices recommended for implementation by the BAAQMD.

The HRA shall be prepared in accordance with policies and procedures of the State Office of Environmental Health Hazard Assessment and the Bay Area Air Quality Management District. If the HRA shows that the incremental cancer risk exceeds the BAAQMD significance thresholds, the applicant will be required to identify and demonstrate that mitigation measures are capable of reducing potential cancer and noncancer risks to an acceptable level, including appropriate enforcement mechanisms.

Mitigation measures and best practices may include but are not limited to:
• Restricting idling on-site beyond Air Toxic Control Measures idling restrictions, as feasible.
• Electrifying warehousing docks.
• Requiring use of newer equipment and/or vehicles.
• Restricting off-site truck travel through the creation of truck routes.

Mitigation measures identified in the project-specific HRA shall be identified as mitigation measures in the environmental document and/or incorporated into the site development plan as a component of a proposed project.

AIR-3c: The proposed Plan shall include policies to mitigate potential sources of toxic air contaminants through siting or other means to reduce human health risks and meet the Bay Area Air Quality Management District’s applicable threshold of significance. Policies shall also require that new sensitive land use projects (e.g., residences, schools, hospitals, nursing homes, parks or playgrounds, and day care centers) within 1,000 feet of a major stationary source of TACs and roadways with traffic volumes over 10,000 vehicles per day consider potential health risks and incorporate adequate precautions, such as high-efficiency air filtration, into project design.

AIR-4: To reduce odor impacts, the proposed Plan shall include policies requiring:
• Buffers, mechanical, and other mitigation methods to avoid creating a nuisance.

TRANS-1a: Adopt a programmatic approach to reducing motor vehicle traffic, with the goal of achieving no net increase in peak-hour motor vehicle trips from new development, with an exception for uses that directly contribute to the neighborhood character and diversity of Palo Alto (such as ground-floor retail and below-market-rate housing). The program should, at a Item 11
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minimum, require new development projects above a specific size threshold to prepare and implement a Transportation Demand Management (TDM) Plan to achieve the following reduction in peak-hour motor vehicle trips from the rates included in the Institute of Transportation Engineers’ Trip Generation Manual for the appropriate land use category and size. These reductions are deemed aggressive, yet feasible, for the districts indicated. • 45 percent reduction in the Downtown district
• 35 percent reduction in the California Avenue area
• 30 percent reduction in the Stanford Research Park
• 30 percent reduction in the El Camino Real Corridor
• 20 percent reduction in other areas of the city
TDM Plans must be approved by the City and monitored by the property owner or the project proponent on an annual basis. The Plans must contain enforcement mechanisms or penalties that accrue if targets are not met and may achieve reductions by contributing to citywide or employment district shuttles or other proven transportation programs that are not directly under the property owner’s control.

TRANS-1b: Require new development projects to pay a Transportation Impact Fee for all those peak-hour motor vehicle trips that cannot be reduced via TDM measures. Fees collected would be used for capital improvements aimed at reducing motor vehicle trips and motor vehicle traffic congestion.
(c) Findings. The above-noted mitigation measures are adopted Comprehensive Plan Final EIR mitigation measures. The Comprehensive Plan Final EIR concluded that the Comprehensive Plan would result in a significant and unavoidable impact on O
3, PM10, and PM2.5. Future development under the NVCAP would be subject to the above mitigation measures; however, as the Comprehensive Plan Final EIR concluded that impact even with implementation of these mitigation measures would not be reduced to a less- than-significant level. In addition, the buildout of the NVCAP would conflict with the 2017 Clean Air Plan due to a net increase of O3, PM10, and PM2.5.
(d) Remaining Impacts. There are no other feasible mitigation measures available to mitigate this impact to a less-than-significant level due to the programmatic nature of the NVCAP. Even though future individual projects under the NVCAP might comply with air quality regulations, the overall program-level impact with the buildout of the NVCAP would remain significant and unavoidable. (e) Overriding Considerations. The environmental, social, economic and other benefits of the Project override any remaining significant adverse impacts of the Project relating to air quality as set forth in the Statement of Overriding Considerations below.

Cultural Resources
Impact CUL-1: Future projects proposed under the North Ventura Coordinated Area Plan could result in the demolition of historic buildings, including yet identified historic resources as defined in CEQA Guidelines Section 15064.5.
(a) Potential Impact. The impact identified above is described and discussed in Section 3.3.22 of the SEIR.

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(b) Mitigation Measures. The following mitigation measure will be adopted and will be implemented as provided in the MMRP, and as further described in the remainder of these findings:

MM CUL-1.1: Prior to project approval, future development projects that would demolish a potential historic resource shall be required to prepare a Historic Resource Evaluation (HRE) to evaluate whether the property is eligible for inclusion into the City’s Historic Resources Inventory, CRHR, and NRHP. The HRE shall address the feasibility of avoiding adverse impacts through project redesign, rehabilitation, or reuse of the resource. Preservation in place is always the preferred measure for mitigating direct impacts to historic resources. If the resource is to be preserved on the property, specific measures to protect the integrity of the structure and its setting shall be identified.

MM CUL-1.2: If impacts to the historic resource cannot be avoided, all feasible measures are required to be implemented to reduce the magnitude of the impact. At a minimum, the City shall require “Documentation” and “Commemoration” efforts in accordance with the guidelines established for Historic American Building Survey (HABS) consistent with the Secretary of Interior’s Standards for Architectural and Engineering Documentation. Additional measures could include relocation, incorporation of the resources into the project, and/or salvage. The documentation shall be completed by a qualified architectural historian or historian who meets the Secretary of the Interior’s Professional Qualification Standards for History and/or Architectural History.
(c) Findings. MM CUL-1.1 requires future projects that involve demolition or substantial alteration of a potential historic resource to prepare a Historic Resources Evaluation (HRE). This evaluation would explore ways to minimize harm to the resource through project redesign, rehabilitation, or reuse. MM CUL-1.2 ensures that all feasible measures are taken to minimize impacts if the resource cannot be entirely avoided. However, even with these measures in place, development under the NVCAP could still result in the demolition of historic resources, which would be considered a significant impact under CEQA.
(d) Remaining Impacts. No further feasible measures are available to eliminate the potential for significant cultural resource impacts. While implementing the mitigation measures outlined above (MM CUL-1.1 and MM CUL-1.2) can lessen the impact on potential historic resources, a significant impact may still occur. Even in scenarios where future development avoids demolition or substantial alteration, challenges remain. Adaptive reuse of historic resources for housing presents uncertainties regarding compliance with both the Secretary of the Interior Standards for Treatment of Historic Properties and the California Historic Building Code. Due to these uncertainties, the impact on cultural resources would remain significant and unavoidable.
(e) Overriding Considerations. The environmental, social, economic and other benefits of the Project override any remaining significant adverse impacts of the Project relating to historical resources as set forth in the Statement of Overriding Considerations below.

SECTION 5. Findings Regarding Project Alternatives.

Public Resources Code section 21002 prohibits a public agency from approving a project if there are feasible alternatives or feasible mitigation measures available which would substantially lessen the significant environmental effects of the project. When a lead agency finds, even after the adoption of all Item 11
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feasible mitigation measures, that a project will still cause one or more significant environmental effects that cannot be substantially lessened or avoided, it must, prior to approving the project as mitigated, first determine whether there are any project alternatives that are feasible and that would substantially lessen or avoid the project's significant impacts. Under CEQA, “feasibility” includes “desirability” to the extent that it is based on a reasonable balancing of the relevant economic, environmental, social, and technological factors, and an alternative may be deemed by the lead agency to be “infeasible” if it fails to adequately promote the project applicant’s and/or the lead agency's primary underlying goals and objectives for the project. Thus, a lead agency may reject an alternative, even if it would avoid or substantially lessen one or more significant environmental effects of the project, if it finds that the alternative’s failure to adequately achieve the objectives for the project, or other specific and identifiable considerations, make the alternative infeasible.

The City Council certifies that the Final SEIR describes a reasonable range of alternatives to the Project, which could feasibly obtain the basic objectives of the Project, and that the City Council has evaluated the comparative merits of the alternatives.

Chapter 2 of the Draft SEIR set forth the Goals and Objectives for the NVCAP. That list is incorporated herein by reference. In light of the applicant's objectives for the Project, and given that the Project is expected to result in certain significant environmental effects even after the implementation of all feasible mitigation measures, as identified above, the City hereby makes the following findings with respect to whether one or more of the alternatives evaluated in the Draft SEIR could feasibly accomplish most of the goals and objectives for the Project and substantially lessen or avoid one or more of its potentially significant effects.

No Project Alternative
The No Project Alternative assumes the NVCAP would remain as developed today with 142 residential units, 744,000 square feet of office, and 111,200 square feet of retail. The No Project Alternative is discussed in Section 7.2.2.1 of the Draft SEIR. The No Project Alternative is hereby rejected as infeasible because it would not achieve the Project objectives, as explained in Section 7.2.2.1 of the Draft SEIR.

This Alternative would not meet the NVCAP’s objectives to establish the future of the North Ventura area as a walkable neighborhood with multi-family housing, ground-floor retail, a public park, creek improvements, and an interconnected street grid. It would be in conflict with the Comprehensive Plan Policy L-1.7 and Program L-4.10. No Alternative was identified as an environmentally superior alternative because it would avoid the identified significant impacts to historic resources.

Alternative 2: Single-Story Adaptive Reuse Alternative
Alternative 2, Single-Story Adaptive Reuse Alternative, aims to minimize modifications by keeping the eligible historic resource building at 340 Portage Avenue at one story and creating 113 residential units, compared to the NVCAP, which proposes to accommodate 281 residential units with a 3-story development.

While Alternative 2 preserves the building’s character, particularly the monitor roof, significant changes would still be necessary for residential conversion. These include modifications to all exterior walls for windows and doors, interior compartmentalization with light wells, and substantial structural upgrades.

In addition, Alterative 2 produces a smaller number of residential units, which falls short of the project’s Item 11
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objectives.

Alternative 2 still contributes to significant and unavoidable air quality impacts due to increased VMT, but Alternative 2's reduced number of residential units (168 fewer than NVCAP) results in slightly lower GHG emissions. The potential construction-related impacts on migratory birds, construction air quality and noise, and tribal cultural resources would be same as the NVCAP and would require the same mitigation measures.

Alternative 2 would meet all of the NVCAP’s objectives but the alternative would provide fewer residential units than the NVCAP and would therefore be only partially consistent with Objective 1 (Housing and Land Use).

SECTION 6. Statement of Overriding Considerations.

Pursuant to Public Resources Code Section 21081 and Section 15093 of the CEQA Guidelines, this City Council adopts and makes the following Statement of Overriding Considerations regarding the remaining significant unavoidable impacts of the Project, as discussed above, and the anticipated economic, social and other benefits of the Project.

The City finds that: (i) the majority of the significant impacts of the Project will be reduced to less-than- significant and acceptable levels by the mitigation measures described in the Revised Final SEIR and approved and adopted by these Findings; (ii) the City's approval of the Project will result in certain significant adverse environmental effects that cannot be avoided even with the incorporation of all feasible mitigation measures into the Project; and (iii) there are no other feasible mitigation measures or feasible Project alternatives that would further mitigate or avoid the remaining significant environmental effects.

The significant effects that have not been mitigated to a less-than-significant level and are therefore considered significant and unavoidable are identified in Section 4 herein. Despite these potentially significant impacts, it is the City's considered judgment that the benefits offered by the Project outweigh the potentially adverse effects of these significant impacts. The substantial evidence supporting the following described benefits of the Project can be found in the preceding findings and in the record of proceedings.

The benefits of the NVCAP which the City Council finds serve as overriding considerations justifying its approval include the following:
(1) The NVCAP promotes a mix of residential, employment, and commercial uses within close proximity. This integrated design encourages residents to walk, bike, and utilize public transportation for daily needs, demonstrably reducing reliance on automobiles. With a multi- modal transportation improvement and reduced VMT, the NVCAP would contribute to cleaner air and help combat climate change by minimizing transportation-related GHG emissions. In addition, a walkable, mixed-use community fosters a more efficient lifestyle, potentially reducing overall energy consumption.
(2) The NVCAP prioritizes housing needs by planning for 530 residential units, directly contributin g
to
the City's efforts to meet its Regional Housing Needs Allocation (RHNA) goal. This increase in housing stock creates more opportunity for affordable housing units within the NVCAP area as well. While there is a reduction in office space, this prioritizes housing needs and encourages the development of retail to create a “complete neighborhood.” This mixed-use approach offers Item 11
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residents amenities and services conveniently located within walking distance, potentially reducing reliance on cars and fostering a more vibrant community. (3) The NVCAP creates an opportunity for a new public park for recreation and enjoyment, while also creating an opportunity to naturalize Matadero Creek and a sufficient setback enhancing the environment and promoting a connection with nature. (4) The NVCAP's increased development capacity fosters a potential for revenue generation through impact fees. This additional revenue stream can be strategically allocated to enhance public amenities, ultimately improving the quality of life for residents within the NVCAP area and potentially throughout the city.
(5) The NVCAP strengthens the City's grant applications by demonstrating a commitment to well- planned development. Granting agencies often favor projects aligned with approved community plans that have undergone environmental review (CEQA). This process ensures the project considers potential impacts and incorporates strategies to minimize them, ultimately benefiting the community.

SECTION 7. Mitigation Monitoring and Reporting Program

(1) CEQA requires the lead agency approving a project to adopt a Mitigation Monitoring and Reporting Program (MMRP) for the changes made to the project that it has adopted in order to mitigate or avoid significant effects on the environment. An MMRP has been prepared and is recommended for adoption by the City Council concurrently with the adoption of these findings to ensure compliance with standard project requirements incorporated as part of the project and mitigation measures during Project implementation. As required by Public Resources Code section 21081.6, the MMRP designates responsibility and anticipated timing for the implementation of the mitigation measures recommended in the Final EIR. The MMRP will remain available for public review during the compliance period. (2) The City Council hereby adopts the MMRP for the Project attached hereto as Exhibit A and incorporated by reference, and finds, determines, and declares that the adoption of the MMRP will ensure enforcement and continued imposition of the mitigation measures recommended in the Final EIR, and set forth in the MMRP, in order to mitigate or avoid significant impacts on the environment.

SECTION 8. NVCAP Adopted as an Amendment to the Comprehensive Plan.

1. Based on the record of proceedings as a whole, the City Council makes the following findings and declarations regarding the NVCAP incorporated herein:
a. Adoption of the NVCAP is in the public interest. The NVCAP provides the framework to create a walkable neighborhood with multi-family housing, ground-floor retail, a public park, creek improvements, and an interconnected street grid for the North Ventura neighborhood.
b. The NVCAP is internally consistent and consistent with the rest of the Comprehensive Plan. As an integrated set of goals, policies, programs, and timelines, and quantified objectives, the NVCAP does not itself approve any specific development projects; it acknowledges land use and zoning changes that will be required and therefore it creates no inconsistencies with the Comprehensive Plan.

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c. The NVCAP was developed through diligent effort by the City to achieve public participation of all segments of the community, as described in Chapter 1 of the NVCAP.

2. B
ased on substantial evidence in the record, including, but not limited to, implementation of the NVCAP’s visions for the NVCAP in Chapter 2 as well as land use policies and programs as well as design standards provided in Chapters 3 through 6, the City would allow 530 additional dwelling units, supporting much needed housing supply for the City, and approximately two acres of new public open space within the plan area. The NVCAP envisions creating and enhancing well-defined connections to transit, pedestrian, and bicycle facilities, including improved connections to the Caltrain Station and other majo r
s
treets like Park Boulevard and El Camino Real. It would create an opportunity to re- naturalize Matadero Creek through the establishment of a 100-foot riparian corridor buffer.

3. T
he NVCAP is hereby adopted in its entirety, as an appendix and amendment to the 2030 Comprehensive Plan.

4. Th
e Director of Planning and Development Services and City Clerk are hereby directed to distribute copies of the NVCAP in the manner provided in Government Code Sections 65357 and 65589.7.

S
ECTION 9. Effective Date.

This Resolution shall become effective upon adoption by the City Council.

I
NTRODUCED and PASSED:

AY
ES:

NOES:

ABSENT:

ABSTENTIONS:

ATTEST:

City Clerk Mayor
APPROVED AS TO FORM:

C ity Manager or Designee
Assistant City Attorney
D irector of Planning and Development
Services
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NORTH VENTURA COORDINATED AREA PLAN 1
Mitigation Monitoring and Reporting Program
Section 21081 of the California Environmental Quality Act (CEQA) requires a Lead Agency to adopt a Mitigation Monitoring or Reporting Program (MMRP) whenever it approves a project for which measures have been required to mitigate or avoid significant effects on the environment. The purpose of the monitoring or reporting program is to ensure compliance with the mitigation measures during project implementation.

The North Ventura Coordinated Area Plan Supplemental Environmental Impact Report (EIR) concluded that the implementation of the project could result in significant effects on the environment and mitigation measures were incorporated into the proposed project or are required as a condition of project approval. This MMRP addresses those measures in terms of how and when they will be implemented.

This document does not discuss those subjects for which the EIR concluded that mitigation measures would not be required to reduce significant impacts.

Exhibit A
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Resolution

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NORTH VENTURA COORDINATED AREA PLAN FINAL SUPPLEMENTAL EIR

CITY OF PALO ALTO

MITIGATION MONTIORING AND REPORTING PROGRAM
2 JUNE 2024
Environmental Impact Mitigation Measure
Implementation
Responsibility
Implementation
Timing
Monitoring
Responsibility Monitoring Action
Monitoring
Frequency
Air Quality
Impact AIR-1: Build out of
the NVCAP would increase
VMT and daily trips by six
and 12.2 percent,
respectively, and increase
the service population by 4.1
percent. Since the increase
in population would be
exceeded by the increase in
VMT and daily trips, the
NVCAP would have a
significant criteria air
pollutant emissions impact.

Comprehensive Plan Final EIR (FEIR) Mitigation
measures AIR-2a, AIR-2b, AIR-2c, AIR-2d, and TRANS-
1a and Trans 1b

AIR-2a: The City shall amend its local CEQA
Guidelines and Municipal Code to require, as part of
the City’s development approval process, that future
development projects comply with the current Bay
Area Air Quality Management District (BAAQMD)
basic control measures for reducing construction
emissions of PM
10 (Table 8-2, Basic Construction
Mitigation Measures Recommended for All Proposed
Projects, of the BAAQMD CEQA Guidelines).

City of Palo Alto
Planning and
Development
Services (PDS)
Department
During
development
approval process
City of Palo Alto
PDS Department
Ensure future development
complies with current BAAQMD
basic control measures
As development
applications are
received
AIR-2b: The City shall amend its local CEQA
Guidelines to require that, prior to issuance of
construction permits, development project
applicants that are subject to CEQA and have the
potential to exceed the BAAQMD screening-criteria
listed in the BAAQMD CEQA Guidelines prepare and
submit to the City of Palo Alto a technical
assessment evaluating potential project
construction-related air quality impacts. The
evaluation shall be prepared in conformance with
BAAQMD methodology in assessing air quality
impacts. If construction-related criteria air pollutants are determined to have the potential to exceed the
City of Palo Alto
PDS Department
During
development
approval process
City of Palo Alto
PDS Department
Ensure that projects that exceed
BAAQMD screening criteria
prepare construction air quality
assessments in conformance
with BAAQMD
As development
applications are
received
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Attachment A: NVCAP Resolution

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NORTH VENTURA COORDINATED AREA PLAN FINAL SUPPLEMENTAL EIR

CITY OF PALO ALTO

MITIGATION MONITORING AND REPORTING PROGRAM
NORTH VENTURA COORDINATED AREA PLAN 3
Environmental Impact Mitigation Measure
Implementation
Responsibility
Implementation
Timing
Monitoring
Responsibility Monitoring Action
Monitoring
Frequency
BAAQMD thresholds of significance, as identified in
the BAAQMD CEQA Guidelines, the City of Palo Alto
shall require that applicants for new development
projects incorporate mitigation measures (Table 8-3,
Additional Construction Mitigation Measures
Recommended for Projects with Construction
Emissions Above the Threshold, of the BAAQMD
CEQA Guidelines or applicable construction
mitigation measures subsequently approved by
BAAQMD) to reduce air pollutant emissions during
construction activities to below these thresholds.

These identified measures shall be incorporated into
all appropriate construction documents (e.g.,
construction management plans) submitted to the
City.

AIR-2c: To ensure that development projects that
have the potential to exceed the BAAQMD screening
criteria air pollutants listed in the BAAQMD CEQA
Guidelines reduce regional air pollutant emissions
below the BAAQMD thresholds of significance, the
proposed Plan shall include policies that require
compliance with BAAQMD requirements, including
BAAQMD CEQA Guidelines.

City of Palo Alto
PDS Department
During
development
approval process
City of Palo Alto
PDS Department
Ensure that projects that exceed
BAAQMD screening criteria
prepare air quality assessments
in conformance with BAAQMD
As development
applications are
received
AIR-2d: Implement Mitigation Measures TRANS-1a
and TRANS-1b. In addition, to reduce long-term air
quality impacts by emphasizing walkable
neighborhoods and supporting alternative modes of
transportation, the proposed Plan shall include
policies that achieve the following:
 Enhanced pedestrian and bicycle connections
between commercial and mixed-use centers.

City of Palo Alto
PDS Department
During
development
approval process
City of Palo Alto
PDS Department
Ensure that Transportation
Demand Management (TDM)
Plans incorporate enhanced
pedestrian and bicycle
connections
As development
applications are
received
TRANS-1a: Adopt a programmatic approach to
reducing motor vehicle traffic, with the goal of
achieving no net increase in peak-hour motor vehicle
trips from new development, with an exception for
uses that directly contribute to the neighborhood
City of Palo Alto
PDS Department
During
development
approval process
City of Palo Alto
PDS Department
Require projects implement a
TDM Plan to achieve established
trip reductions.

As development
applications are
received
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NORTH VENTURA COORDINATED AREA PLAN FINAL SUPPLEMENTAL EIR

CITY OF PALO ALTO

MITIGATION MONTIORING AND REPORTING PROGRAM
4 JUNE 2024
Environmental Impact Mitigation Measure
Implementation
Responsibility
Implementation
Timing
Monitoring
Responsibility Monitoring Action
Monitoring
Frequency
character and diversity of Palo Alto (such as ground-
floor retail and below-market-rate housing). The
program should, at a minimum, require new
development projects above a specific size threshold
to prepare and implement a Transportation Demand
Management (TDM) Plan to achieve the following
reduction in peak-hour motor vehicle trips from the
rates included in the Institute of Transportation
Engineers’ Trip Generation Manual for the
appropriate land use category and size. These
reductions are deemed aggressive, yet feasible, for
the districts indicated.
 45 percent reduction in the Downtown district
 35 percent reduction in the California Avenue
area
 30 percent reduction in the Stanford Research
Park
 30 percent reduction in the El Camino Real
Corridor
 20 percent reduction in other areas of the city
TDM Plans must be approved by the City and
monitored by the property owner or the project
proponent on an annual basis. The Plans must
contain enforcement mechanisms or penalties that
accrue if targets are not met
and may achieve
reductions by contributing to citywide or
employment district shuttles or other proven
transportation programs that are not directly under
the property owner’s control.

TRANS-1b: Require new development projects to pay
a Transportation Impact Fee for all those peak-hour
motor vehicle trips that cannot be reduced via TDM
measures. Fees collected would be used for capital
improvements aimed at reducing motor vehicle trips
and motor vehicle traffic congestion.

City of Palo Alto
PDS Department
At the building
permit issuance
City of Palo Alto
PDS Department
Collect Transportation Impact
Fees for peak-hour trips that
cannot be reduced.

As development
applications are
received
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NORTH VENTURA COORDINATED AREA PLAN FINAL SUPPLEMENTAL EIR

CITY OF PALO ALTO

MITIGATION MONITORING AND REPORTING PROGRAM
NORTH VENTURA COORDINATED AREA PLAN 5
Environmental Impact Mitigation Measure
Implementation
Responsibility
Implementation
Timing
Monitoring
Responsibility Monitoring Action
Monitoring
Frequency
AIR-3a: The City of Palo Alto shall update its CEQA
Procedures to require that future non-residential
projects within the city that: 1) have the potential to generate 100 or more diesel truck trips per day or
have 40 or more trucks with operating diesel-
powered TRUs, and 2) are within 1,000 feet of a
sensitive land use (e.g., residential, schools,
hospitals, nursing homes), as measured from the
property line of a proposed project to the property
line of the nearest sensitive use, shall submit a
health risk assessment (HRA) to the City of Palo Alto
prior to future discretionary project approval or shall comply with best practices recommended for
implementation by the BAAQMD.

The HRA shall be prepared in accordance with
policies and procedures of the State Office of
Environmental Health Hazard Assessment and the
Bay Area Air Quality Management District. If the HRA
shows that the incremental cancer risk exceeds the
BAAQMD significance thresholds, the applicant will
be required to identify and demonstrate that
mitigation measures are capable of reducing
potential cancer and noncancer risks to an
acceptable level, including appropriate enforcement
mechanisms.

Mitigation measures and best practices may include
but are not limited to:
 Restricting idling on-site beyond Air Toxic Control
Measures idling restrictions, as feasible.
 Electrifying warehousing docks.
 Requiring use of newer equipment and/or
vehicles.
 Restricting off-site truck travel through the
creation of truck routes.

City of Palo Alto
PDS Department
During
development
approval process
City of Palo Alto
PDS Department
Ensure that projects that have
the potential to generate 100 or
more diesel truck trips per day or
have 40 or more trucks with
operating diesel-powered TRUs,
and are within 1,000 feet of a
sensitive land use (e.g.,
residential, schools, hospitals,
nursing homes), as measured
from the property line of a
proposed project to the property
line of the nearest sensitive use,
prepare and submit a health risk
assessment (HRA)
As development
applications are
received
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NORTH VENTURA COORDINATED AREA PLAN FINAL SUPPLEMENTAL EIR

CITY OF PALO ALTO

MITIGATION MONTIORING AND REPORTING PROGRAM
6 JUNE 2024
Environmental Impact Mitigation Measure
Implementation
Responsibility
Implementation
Timing
Monitoring
Responsibility Monitoring Action
Monitoring
Frequency
Mitigation measures identified in the project-specific
HRA shall be identified as mitigation measures in the
environmental document and/or incorporated into
the site development plan as a component of a
proposed project.

AIR-3b: To ensure that new industrial and
warehousing projects with the potential to generate
new stationary and mobile sources of air toxics that
exceed the BAAQMD project-level and/or cumulative
significance thresholds for toxic air contaminants
and PM

2.5 listed in the BAAQMD CEQA Guidelines
reduce emissions below the BAAQMD thresholds of
significance, amend the City’s CEQA guidelines to
require compliance with BAAQMD requirements.

City of Palo Alto
PDS Department
During
development
approval process
City of Palo Alto
PDS Department
Ensure that new industrial and
warehousing projects are
evaluated against BAAQMD
thresholds and comply with
BAAQMD requirements
As development
applications are
received
AIR-3c: The proposed Plan shall include policies to
mitigate potential sources of toxic air contaminants
through siting or other means to reduce human
health risks and meet the Bay Area Air Quality
Management District’s applicable threshold of
significance. Policies shall also require that new
sensitive land use projects (e.g., residences, schools, hospitals, nursing homes, parks or playgrounds, and
day care centers) within 1,000 feet of a major
stationary source of TACs and roadways with traffic
volumes over 10,000 vehicles per day consider
potential health risks and incorporate adequate
precautions, such as high-efficiency air filtration, into project design.

City of Palo Alto
PDS Department
During
development
approval process
City of Palo Alto
PDS Department
Ensure that new sensitive land
uses are evaluated in
conformance with BAAQMD’s
health risk thresholds.

As development
applications are
received
AIR-4: To reduce odor impacts, the proposed Plan
shall include policies requiring:
 Buffers, mechanical, and other mitigation
methods to avoid creating a nuisance.

City of Palo Alto
PDS Department
During
development
approval process
City of Palo Alto
PDS Department
Ensure that new development
provides adequate buffers
and/or incorporates other
methods to avoid creating odor
nuisances.

As development
applications are
received
Biological Resources
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NORTH VENTURA COORDINATED AREA PLAN FINAL SUPPLEMENTAL EIR

CITY OF PALO ALTO

MITIGATION MONITORING AND REPORTING PROGRAM
NORTH VENTURA COORDINATED AREA PLAN 7

1 Refers to smaller perching birds.

Environmental Impact Mitigation Measure
Implementation
Responsibility
Implementation
Timing
Monitoring
Responsibility Monitoring Action
Monitoring
Frequency
Impact BIO-1: Construction
activities associated with
build out of the NVCAP
could result in the loss of
fertile eggs, nesting raptors
or other migratory birds, or
nest abandonment.

MM BIO-1.1 Construction During Migratory Bird and
Raptor Nesting Season. To the extent feasible,
construction activities shall be scheduled to avoid
the nesting season. If construction activities are
scheduled to take place outside the nesting season,
all impacts to nesting birds protected under the
Migratory Bird Treaty Act (MBTA) and California Fish
and Game Code shall be avoided. The nesting season
for most birds in Santa Clara County extends from
February 1 through August 31.

If initial site disturbance activities, including tree, shrub, or vegetation removal, are to occur during
the bird breeding season (February 1 through August
31), a qualified biologist shall conduct a pre-
construction survey for nesting migratory birds and
raptors. The survey for nesting migratory birds shall
cover the project site itself and the immediate
vicinity of the site, with the survey for nesting
raptors encompassing the site and surrounding lands
within 250 feet, where accessible. The survey shall
occur within seven days prior to the onset of ground
disturbance.

If active nests are detected, appropriate
construction-free buffers shall be established. The
buffer sizes shall be determined by the project
biologist based on species, topography, and type of
activity occurring in the vicinity of the nest. Typical buffers are 25 to 50 feet for passerines
1 and up to
250 feet for raptors. The project buffer shall be
monitored periodically by the project biologist to
ensure compliance. After the nesting is completed,
City of Palo Alto
PDS Department
Prior to the
issuance of any
tree removal or
grading permits
City of Palo Alto
PDS Department
Ensure that the projects either
avoid the nesting season or
conduct pre-construction surveys
for nesting migratory birds.

Prior to the
issuance of any
tree removal or
grading permit
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NORTH VENTURA COORDINATED AREA PLAN FINAL SUPPLEMENTAL EIR

CITY OF PALO ALTO

MITIGATION MONTIORING AND REPORTING PROGRAM
8 JUNE 2024
Environmental Impact Mitigation Measure
Implementation
Responsibility
Implementation
Timing
Monitoring
Responsibility Monitoring Action
Monitoring
Frequency
as determined by the biologist, the buffer shall no
longer be required.

Following the conclusion of nesting activity and
removal of the construction buffers, a report shall be
submitted to the City summarizing the results of the
survey including identifying any buffer zones, and
outlining measures implemented to prevent impacts
to nesting birds.

Cultural Resources
Impact CUL-1: Future
projects proposed under the
North Ventura Coordinated
Area Plan could result in the
demolition of historic
buildings, including yet
identified historic resources
as defined in CEQA
Guidelines Section 15064.5.

MM CUL-1.1: Prior to project approval, future
development projects that would demolish a
potential historic resource shall be required to
prepare a Historic Resource Evaluation (HRE) to
evaluate whether the property is eligible for
inclusion into the City’s Historic Resources Inventory, CRHR, and NRHP. The HRE shall address the
feasibility of avoiding adverse impacts through
project redesign, rehabilitation, or reuse of the
resource. Preservation in place is always the
preferred measure for mitigating direct impacts to
historic resources. If the resource is to be preserved
on the property, specific measures to protect the
integrity of the structure and its setting shall be
identified.

City of Palo Alto
PDS Department
During
development
approval process
City of Palo Alto
PDS Department
Ensure that projects that would
demolish a potential historic
resource prepare and submit a
Historic Resource Evaluation
(HRE)
Prior to project
approval
MM CUL-1.2: If impacts to the historic resource
cannot be avoided, all feasible measures are
required to be implemented to reduce the
magnitude of the impact. At a minimum, the City
shall require “Documentation” and
“Commemoration” efforts in accordance with the
guidelines established for Historic American Building
Survey (HABS) consistent with the Secretary of
Interior’s Standards for Architectural and
Engineering Documentation. Additional measures
City of Palo Alto
PDS Department
“Documentation”
to be provided
prior to issuance
of demo permits;
“Commemoratio
n” to be provided
prior to issuance
of occupancy
permits.

City of Palo Alto
PDS Department
If impacts to historic resources
cannot be avoided, ensure that
“Documentation” and
“Commemoration” efforts are
done in accordance with the
guidelines established for Historic
American Building Survey (HABS)
consistent with the Secretary of
Interior’s Standards for
Architectural and Engineering
Documentation.

Prior to project
approval
Item 11
Attachment A: NVCAP Resolution

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NORTH VENTURA COORDINATED AREA PLAN FINAL SUPPLEMENTAL EIR

CITY OF PALO ALTO

MITIGATION MONITORING AND REPORTING PROGRAM
NORTH VENTURA COORDINATED AREA PLAN 9
Environmental Impact Mitigation Measure
Implementation
Responsibility
Implementation
Timing
Monitoring
Responsibility Monitoring Action
Monitoring
Frequency
could include relocation, incorporation of the
resources into the project, and/or salvage. The
documentation shall be completed by a qualified
architectural historian or historian who meets the
Secretary of the Interior’s Professional Qualification
Standards for History and/or Architectural History.

Noise
Impact NOI-1: Construction
activities associated with
build out of the NVCAP
could generate groundborne
vibration capable of causing
cosmetic or worse building
damage or adversely
affecting nearby sensitive
receptors.

MM NOI-1.1: Applicants for projects within the
North Ventura Coordinated Area Plan area shall
obtain a groundborne vibration study prior to the
issuance of any discretionary permits that would
allow the use of construction equipment within 22
feet or pile driving within 101 feet of existing
structures. The study shall be prepared by a qualified
professional in accordance with industry-accepted
methodology, which include the recommended
vibration assessment procedure and thresholds
provided by public agencies such as Caltrans and the
Federal Highway Administration. The study should
identify necessary construction vibration controls to
reduce both human annoyance and the possibility of
cosmetic damage. Controls shall include, but not be
limited to, the following measures:
• A list of all heavy construction equipment
to be used for this project known to
produce high vibration levels (tracked
vehicles, vibratory compaction,
jackhammers, hoe rams, etc.) shall be
submitted to the City by the contractor.

This list shall be used to identify
equipment and activities that would
potentially generate substantial vibration
and to define the level of effort for
reducing vibration levels below the
thresholds.

City of Palo Alto
PDS Department
Prior to the
issuance of
discretionary
permits for
construction
City of Palo Alto
PDS Department
Ensure that projects prepare and
submit a groundborne vibration
study by a qualified professional
Prior to project
approval
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Attachment A: NVCAP Resolution

Item 11: Staff Report
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NORTH VENTURA COORDINATED AREA PLAN FINAL SUPPLEMENTAL EIR

CITY OF PALO ALTO

MITIGATION MONTIORING AND REPORTING PROGRAM
10 JUNE 2024
Environmental Impact Mitigation Measure
Implementation
Responsibility
Implementation
Timing
Monitoring
Responsibility Monitoring Action
Monitoring
Frequency
• Place operating equipment on the
construction site as far as possible from
vibration-sensitive receptors.
• Use smaller equipment to minimize
vibration levels below the limits.
• Avoid using vibratory rollers and tampers
near sensitive areas.
• Select demolition methods not involving
impact tools.
• Modify/design or identify alternative
construction methods to reduce vibration
levels below the limits.
• Avoid dropping heavy objects or materials.

Tribal Cultural Resources
Impact TCR-1: Future
projects proposed under the
North Ventura Coordinated
Area Plan could potentially
result in impacts to
undiscovered tribal cultural
resources.

MM TCR-1.1: Cultural Sensitivity Training. Prior to
issuance of any grading permit, the project applicant
shall be required to submit evidence that a Cultural
Awareness Training program has been provided to
construction personnel. The training shall be
facilitated by a qualified archaeologist in
collaboration with a Native American representative
registered with the Native American Heritage
Commission for the City of Palo Alto and that is
traditionally and culturally affiliated with the
geographic area as described in Public Resources
Code Section 21080.3.

City of Palo Alto
PDS Department
Prior to the
issuance of any
grading permit
City of Palo Alto
PDS Department
Ensure that projects submit
evidence that a Cultural
Awareness Training program has
been provided to construction
personnel.

Prior to issuance
of any grading
permit

MM TCR-1.2: Sub-Surface Monitoring. Prior to
issuance of any tree removal, grading, demolition,
and/or building permits or activities, the applicant
shall notify the Director of Planning, of grading and
construction dates and activities that require a
qualified archeologist and Native American monitor
to be present on the project site. The City shall then
notify the tribe via email correspondence 10 days
prior to any grading or construction activities. If the City of Palo Alto
PDS Department
Prior to the
issuance of any
tree removal,
grading,
demolition,
and/or building
permits or
activities
City of Palo Alto
PDS Department
Ensure that projects incorporate
a qualified archaeologist and
Native American monitor to be
present during earthmoving
activities including, trenching,
initial or full grading, scraping or
blading, lifting of foundation,
boring, drilling, or major
landscaping.

Prior to issuance
of any grading
permit
Item 11
Attachment A: NVCAP Resolution

Item 11: Staff Report
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NORTH VENTURA COORDINATED AREA PLAN FINAL SUPPLEMENTAL EIR

CITY OF PALO ALTO

MITIGATION MONITORING AND REPORTING PROGRAM
NORTH VENTURA COORDINATED AREA PLAN 11
Environmental Impact Mitigation Measure
Implementation
Responsibility
Implementation
Timing
Monitoring
Responsibility Monitoring Action
Monitoring
Frequency
tribe chooses not to send a monitor or does not
respond within the 10 days, work shall continue
without the monitor.

A qualified archaeologist and a Native American
monitor, registered with the Native American
Heritage Commission for the City of Palo Alto and
that is traditionally and culturally affiliated with the geographic area as described in Public Resources
Code Section 21080.3, shall be present during
earthmoving activities including, trenching, initial or full grading, scraping or blading, lifting of foundation, boring, drilling, or major landscaping. The qualified
archaeologist and Native American monitor shall
have the authority to halt construction activities in
the event any cultural materials are encountered
during ground-disturbing construction activities. The
qualified archeologist and Native American monitor
shall keep a daily monitoring log on days that
monitoring occurs documenting construction
activities that were monitored, location of the
monitoring, and any cultural materials identified.

These daily monitoring logs shall be made available
to the City upon request.

MM TCR-1.3: Treatment Plan. In the event any
significant cultural materials are encountered during
construction, construction within a radius of 50 feet
of the find would be halted, the Director of Planning
shall be notified, and the on-site qualified
archaeologist shall examine the find and make
appropriate recommendations regarding the
significance of the find and the appropriate
treatment of the resource.

The qualified archeologist in collaboration with a
Native American monitor, registered with the Native
City of Palo Alto
PDS Department
During
construction
City of Palo Alto
PDS Department
Ensure that the qualified
archaeologist’s
recommendations are
incorporated into the treatment
plan for any encountered cultural
materials.

At the time of
the find.

Item 11
Attachment A: NVCAP Resolution

Item 11: Staff Report
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NORTH VENTURA COORDINATED AREA PLAN FINAL SUPPLEMENTAL EIR

CITY OF PALO ALTO

MITIGATION MONTIORING AND REPORTING PROGRAM
12 JUNE 2024
Environmental Impact Mitigation Measure
Implementation
Responsibility
Implementation
Timing
Monitoring
Responsibility Monitoring Action
Monitoring
Frequency
American Heritage Commission for the City of Palo
Alto and that is traditionally and culturally affiliated with the geographic area as described in Public
Resources Code Section 21080.3, shall prepare and
implement a treatment plan that reflects permit-
level detail pertaining to depths and locations of
excavation activities. The treatment plan shall
contain, at a minimum:

Identification of the scope of work and range of
subsurface effects (including location map and
development plan), including requirements for
preliminary field investigations.

Description of the environmental setting (past and
present) and the historic/prehistoric background of
the parcel (potential range of what might be found).

Monitoring schedules and individuals.

Development of research questions and goals to be
addressed by the investigation (what is significant vs. what is redundant information).

Detailed field strategy to record, recover, or avoid
the finds and address research goals.

Analytical methods.

Report structure and outline of document contents.

Disposition of the artifacts.

Security approaches or protocols for finds.

Appendices: all site records, correspondence, and
consultation with Native Americans, etc.

The treatment plan shall utilize data recovery
methods to reduce impacts on subsurface resources.

The treatment plan must be reviewed and approved
by the Director of Planning, or the Director’s
designee prior to implementation of the plan.

MM TCR-1.4: Evaluation. The project applicant shall
notify the Director of Planning, Native American
City of Palo Alto
PDS Department
During
construction
City of Palo Alto
PDS Department
Ensure that any historic or
prehistoric material identified in
At the time of
the find.

Item 11
Attachment A: NVCAP Resolution

Item 11: Staff Report
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NORTH VENTURA COORDINATED AREA PLAN FINAL SUPPLEMENTAL EIR

CITY OF PALO ALTO

MITIGATION MONITORING AND REPORTING PROGRAM
NORTH VENTURA COORDINATED AREA PLAN 13

Environmental Impact Mitigation Measure
Implementation
Responsibility
Implementation
Timing
Monitoring
Responsibility Monitoring Action
Monitoring
Frequency
Monitor, and Archeological Monitor, of any finds
during grading or other construction activities. Any
historic or prehistoric material identified in the
project area during excavation activities shall be
evaluated for eligibility for listing in the California Register of Historic Resources as determined by the
California Office of Historic Preservation. Data
recovery methods may include, but are not limited
to, backhoe trenching, shovel test, hand auguring,
and hand-excavation. The techniques used for data
recovery shall follow the protocols identified in the
approved treatment plan. Data recovery shall
include excavation and exposure of features, field
documentation, and recordation. All documentation
and recordation shall be submitted to the Northwest
Information Center, and the Director of Planning.
the project area during
excavation activities shall be
evaluated for eligibility for listing
in the California Register of
Historic Resources as determined
by the California Office of Historic
Preservation.

Item 11
Attachment A: NVCAP Resolution

Item 11: Staff Report
Pg.
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NORTH VENTURA COORDINATED AREA PLAN FINAL SUPPLEMENTAL EIR

CITY OF PALO ALTO

MITIGATION MONTIORING AND REPORTING PROGRAM
14 MAY 2024

Item 11
Attachment A: NVCAP Resolution

Item 11: Staff Report
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Ordinance No.

Ordinance of the Council of the City of Palo Alto Adding Chapter 18.29 (North Ventura (NV) District Regulations) and Amending Chapters 18.14 (Housing Incentives), 18.24 (Contextual Design Criteria and Objective Design Standards), and 16.65 (Citywide Affordable Housing Requirements) to Implement the North Ventura Coordinated Area Plan (NVCAP)

The Council of the City of Palo Alto ORDAINS as follows:

SECTION 1. Chapter 18.29 (North Ventura (NV) District Regulations) of Title 18 (Zoning) of the Palo Alto Municipal Code is added to read as follows:

CHAPTER 18.29

NORTH VENTURA (NV) DISTRICT REGULATIONS

18.29.010 Purpose

18.29.020 Applicability of Regulations

18.29.030 Zoning Districts

18.29.040 Definitions

18.29.050 Permitted Uses

18.29.060 Development Standards

18.29.070 Parking and Loading

18.29.080 Context-Based Design Criteria and Objective Design Standards

18.29.090 Housing Incentive Programs for NV District

18.29.100 Non-conforming Uses and Non-Complying Facilities

18.29.110 Transportation Demand Management Plan

18.29.010 Purpose
The purpose of the North Ventura district is to implement the vision and framework of the North Ventura Coordinated Area Plan (NVCAP) through use regulations and development standards.

18.29.020 Applicability of Regulations
(a) The North Ventura districts shall apply to properties within the NVCAP and designated as North Ventura Coordinated Area Plan within the Palo Alto Comprehensive Plan. Where designated, the regulations set forth in this chapter shall apply in lieu of the comparable provisions established by the underlying zoning district regulations.
(b) Refer to the NVCAP for design guidelines related to streets and buildings in conjunction with the regulations contained within this chapter.

Item 11
Attachment B: Ordinance
to Implement the NVCAP

Item 11: Staff Report
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18.29.030 Zoning Districts
The North Ventura districts shall apply to properties designated on the zoning map by the symbol “NV” in front of the zoning district designation.

The following zoning districts are intended to create and maintain sites for residential, commercial and mixed-use sites:
(a) Single Family Residential District (NV-R1)
The NV-R1 single family residential district is intended to create, preserve, and enhance areas suitable for detached dwellings with a strong presence of nature and with open area affording maximum privacy and opportunities for outdoor living and children’s play. Minimum site area requirements are established to create and preserve variety among neighborhoods, to provide adequate open area, and to encourage quality design. Accessory dwelling units, junior accessory dwelling units and acc essory structures or buildings are appropriate. Community uses and facilities are allowed to the extent no net loss of housing would result.
(b) Two Family Residential District (NV-R2)
The NV-R2 two -family residential district is intended to allow a second dwe lling unit, under the same ownership as the initial dwelling unit, in areas designated for single-family use or NVCAP by the Palo Alto Comprehensive Plan, under regulations that preserve the essential character of single -family use.

Community uses and facilities are allowed to the extent no net loss of housing would result. (c) Medium Density Multiple-Family Residential District (NV-R3) The NV-R3 medium density multiple-family residential district is intended to create, preserve and enhance neighborhoods for multiple-family housing with better transition to lower density residential districts.

Projects at this density are intended for larger parcels that will enable developments to provide their own parking spaces and to meet their open space needs in the form of garden apartments or cluster developments. While there is no maximum density in the NV-R3 residential district, the NVCAP anticipates realistic development yields ranging from 16 to 30 dwelling units per acre based on the applicable development standards.
(d) High Density Multiple-Family Residential District (NV-R4) The NV-R4 high density multiple -family residential district is intended to create, preserve and enhance locations for apartment living at the greater density deemed appropriate for NVCAP. The most suitable locations for this district are along major transportation corridors which are close to mass transportation facilities and major employment and service centers. While there is no maximum density in the NV -R4 residential district, the NVCAP anticipates realistic development yields ranging from 61 to 100 dwelling units per acre based on the applicable development standards. (e) Low Density Mixed-Use District (NV-MXL)
The purpose of the NV-MXL district is to allow for small-scale commercial and services with limited amount of residential that is compatible with the surrounding development. While there is no maximum density in the NV -MXL dis trict, the NVCAP anticipates realistic development yields ranging from three to 17 dwelling units per acre.

Item 11
Attachment B: Ordinance
to Implement the NVCAP

Item 11: Staff Report
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(f) Medium Density Mixed-Use District (NV-MXM)
The purpose of the NV-MXM district is to allow for a compatible mix of residential and limited commercial.

While there is no maximum density in the NV-MXM district, the NVCAP anticipates realistic development yields ranging from 31 to 70 dwelling units per acre.
(g) High Density Mixed-Use District (NV-MXH)
The purpose of the NV -MXH district is to allow for a mix of retail, restaurant, entertainment and commercial uses on the ground floor with residential on the upper floors, while maintaining a pedestrian- oriented streetscape. It is intended that the active ground floor retail space required will ensure neighborhood-oriented retail and services are provided within walking distance of high density residential. Ground floor active uses are required along El Camino Real. While no maximum density in the NV-MXH district, the NVCAP anticipates realistic development yields ranging from 61 to 100 dwelling units per acre.
(h) Public Facilities District (NV-PF)
The NV-PF public facilities district is designed to accommodate governmental, public utility, educational, and community service or recreational facilities. Within the North Ventura area, an approximate one-acre portion of the NV-PF district may permit a 100% affordable housing project.

18.29.040 Definitions
For the purposes of this chapter, the following definitions shall apply:
(a) “Street yard” means a yard adjoining a street lot line and may also be a front lot line.

18.29.050 Permitted Uses
(a) The uses of land allowed by this chapter in each zoning district are identified in the following tables.

Land uses that are not listed in the tables are not allowed, except where otherwise noted. Where the last column on the following tables ("Subject to Regulations in") includes a section number, specific regulations in the referenced s ection also apply to the use; however, provisions in other sections not specifically referenced may apply as well.

TABLE 1: PERMITTED AND CONDITIONALLY PERMITTED USES
P = Permitted Use
CUP = Conditional Use Permit Required
TUP = Temporary Use Permit Required
— = Not Permitted
Item 11
Attachment B: Ordinance
to Implement the NVCAP

Item 11: Staff Report
Pg.
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ATTACHMENT F

LAND USE NV-
R1
NV-
R2
NV-
R3
NV-
R4
NV-
MXL
(1)(5)
NV-
MXM
(5)
NV-
MXH
NV-
PF
Subject to
Regulations
In:

ACCESSORY AND SUPPORT USES
Accessory facilities
and activities
customarily
incidental to the
permitted use
P P P P P P P — 18.40

18.10.080

18.12.080
Accessory Dwelling
Unit & Junior
Accessory Dwelling
Unit when
accessory to
primary and
permitted
residential use
P P P P P P P — 18.09
Home Occupations,
when accessory to
permitted
residential use
P P P P P P P P 18.42
Horticulture,
Gardening, and
Growing of food
products for
consumption by
occupants of a site
P P P P P P P —

EDUCATIONAL, RELIGIOUS, AND ASSEMBLY USES
Private Clubs,
Lodges, or Fraternal
Organizations,
excluding any such
facility operated as
a business for profit
— — — CUP CUP — — —
Private Educational
Facilities
CUP CUP CUP CUP CUP P P —
Religious
Institutions
CUP CUP CUP CUP P P P —
OFFICE USES(2)
Administrative
Office Services
— — — — P P P — 18.29.050(a)
Medical Offices — — — — P P P — 18.29.050(a)
Professional and
General Business
Offices
— — — — P P P — 18.29.050(a)

PUBLIC/QUASI-PUBLIC USES
Item 11
Attachment B: Ordinance
to Implement the NVCAP

Item 11: Staff Report
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Community Centers CUP CUP CUP CUP — — — CUP
(3)

Utility Facilities
essential to
provision of utility
services but
excluding
construction or
storage yards,
maintenance
facilities, or
corporation yards.

CUP CUP CUP CUP CUP CUP CUP —

RECREATION USES
Neighborhood
Recreational
Centers
— — CUP CUP — — — CUP
(3)

Commercial
Recreation
— — — — CUP CUP CUP CUP
(3)

Outdoor Recreation
Services
CUP CUP CUP CUP — CUP CUP CUP
(3)

Youth Clubs — — — — — — — CUP
(3)

RESIDENTIAL USES
Single-Family P P — — — — — —
Two-Family P P — — — — — — 18.42.180
Multiple-Family — — P P P P P P(4)
Residential Care
Homes
P P P P P P P —

RETAIL USES
Eating and Drinking
Services, except
drive-in and take-
out services
— — P P P P P CUP
(3)

18.40.160,

18.29.050(c)
Personal Services
and Retail Services
of a neighborhood-
serving nature
— — P P P P P CUP
(3)

18.40.160,

18.29. 050(c)
Liquor stores — — — — — P P — 18.40.160,

18.29. 050(c)

SERVICE USES
Animal Care,
excluding boarding
and kennels
— — — — P P P — 18.29. 050(c)
Convalescent
Facilities
— — — CUP P P P —
Day Care Centers CUP CUP CUP P P P P — 18.40.160
Item 11
Attachment B: Ordinance
to Implement the NVCAP

Item 11: Staff Report
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Large Family Day
Care Homes
P P P P P P P P(3)
Small Family Day
Care Homes
P P P P P P P P(3)
Large Adult Day
Care Homes
CUP CUP P P P P P P(3)
Small Adult Day
Care Homes
P P P P P P P P(3)
Financial Services — — — — P P P — 18.29.050(a)

18.29.060(b)
General Business
Services
— — — — P P P — 18.29. 050(a)

18.29.060(b)
Hotels — — — — — P P — 18.40.160,

18.16.060(d)
Personal Services — — — — P P P — 18.40.160,

18.29. 050(c)

18.29.060(b)

AGRICULTURAL AND OPEN SPACE USES
Park uses and uses
incidental to park
operation
— — — — — — — P
All facilities owned
or leased, and
operated or used,
by the City of Palo
Alto, the County of
Santa Clara, the
State of California,
the government of
the United States,
the Palo Alto
Unified School
District, or any
other
governmental
agency, or leased
by any such agency
to another party
— — — — — — — P
Utility Facilities — — — — — — — CUP

TEMPORARY USES
Temporary Uses — — TUP TUP — — — — 18.42.050
Farmer’s Markets — — — — — CUP CUP —
Temporary Parking
Facilities, provided
that such facilities
shall remain no
— — — — — CUP CUP CUP
(3)

Item 11
Attachment B: Ordinance
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Item 11: Staff Report
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more than five
years

Notes:
(1) For NV-MXL zoning district, the total floor area of non-residential uses permitted and conditionally permitted on a lot shall not exceed 5,000 square feet.
(2) For office uses, total floor area of permitted office uses on a lot shall not exceed 5,000 square feet. (3) Provided such use is conducted on property owned by the City of Palo Alto, the County of Santa Clara, the State of California, the government of the United States, the Palo Alto Unified School District, or any other governmental agency, and leased for said uses. (4) Only a 100% Affordable Housing Project is permitted. Development shall follow NV-R4 standards. (5) Ground floor uses shall comply with the ground floor edge framework set forth in NVCAP section

2.3. (a) Office Use Restrictions
(1) Conversion of Ground Floor Housing and Non -Office Commercial to Office Medical, Professional, and Business offices shall not be located on the ground floor, unless any of the following apply to such offices:
(A) Have been continuously in existence in that space since DATE OF ADOPTION OF NVCAP, and as of such date, were neither non -conforming nor in the process of being amortized pursuant to Chapter

18.30(I);
(B) Occupy a space that was not occupied by housing, neighborhood business service, retail services, personal services, eating and drinking services, or automotive service on DATE OF ADOPTION OF NVCAP or thereafter;
(C) Occupy a space that was vacant on DATE OF ADOPTION OF NVCAP; or (D) Are located in new or remodeled ground floor area built on or after DATE OF ADOPTION OF NVCAP if the ground floor area devoted to housing, retail services, eating and drinking services, and personal services does not decrease.
(E) Along El Camino Real, the office use has a consistent flow of in-person customers visiting the business, such as a dentist or medical office.
(2) Size Restrictions on Office Uses in the NV District (A) Total floor area of permitted office uses on a lot shall not exceed 5,000 square feet. (b) Late Night Use and Activities
Late Night Use and Activities requirements established in Section 18.42.040 shall apply to NV zoning districts.
(c) Active Ground Floor Commercial Uses
The NVCAP requires active ground floor uses along the El Camino Real corridor and encourages active ground floor uses on other designated streets. Active uses are activities and functions that promote social Item 11
Attachment B: Ordinance
to Implement the NVCAP

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engagement, vitality, and interaction within a community. Refer to NVCAP, Section 2.3 for detailed requirements.
(1) Active ground floor commercial uses generally include retail, personal services, neighborhood business service, and eating and drinking establishments. These may also include other active uses such as daycare, building lobbies, spaces accessory to residential uses such as fitness rooms, work spaces, leasing offices, bicycle facilities (Class I) with direct access to the sidewalk. Office uses may be included only to the extent they are permitted in ground floor regulations, are consistent with 18.29.080(a) and have a regular flow of in-person customers.
(2) Ground floor commercial uses are required for properties with frontage along El Camino Real, as shown in the NVCAP Section 2.3 (Ground Floor Edges).
(3) Ground floor commercial uses shall have a minimum floor to ceiling height of 14 feet. (4) Retail or retail-like at the ground floor is required at the intersections of El Camino Real and Olive Avenue, and El Camino Real and Portage Avenue.
(5) 100% affordable housing projects are exempt from providing ground floor commercial uses.

18.29.060 Development Standards
(a) The following tables specify the development standards that shall apply to NV district properties.

Where the last column on the following tables ("Subject to Regulations in") includes a section number, specific regulations in the refe renced section also apply to the development standard; however, provisions in other sections may apply as well.

TABLE 1: LOW DENSITY RESIDENTIAL DEVELOPMENT STANDARDS

DEVELOPMENT STANDARD NV-R1 NV-R2 Subject to
Regulations
In:

Minimum Setbacks Setback lines imposed by a special
setback map pursuant to Chapter

20.08 of this code may also apply

18.10.050
Street yard (ft) Pepper Ave: Olive Ave: 18.29.020(b)
10’ to create a 10’
12’ effective
sidewalk width
(1)
Olive Ave:
10’
Height (ft) 35’ 35’
Parking None None 18.29.070
Other development standards See regulations
in Chapter 18.12
See regulations
in Chapter 18.10

Notes:
(1) The effective sidewalk width includes the pedestrian clear zone and landscape/furniture zone as described in PAMC 18.24.020.

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TABLE 2: MULTI-FAMILY RESIDENTIAL & MUTLI-FAMILY RESIDENTIAL MIXED-USE DEVELOPMENT

STANDARDS

DEVELOPMENT STANDARD NV-R3 NV-R4 Subject to
Regulations
In:

Minimum Site Specifications
Site Area (ft2)
Site Width (ft)
Site Depth (ft)
8,500
70 100

Minimum Setbacks
Street Yard (ft) Park Blvd.: 10’
Ash St: 5’
Acacia Ave: 5’
Portage Ave: 5’
Park Blvd.: 10’
Olive Ave.: 20’
Ash St.: 5’
Page Mill Rd:
sufficient to create a
12’ effective
sidewalk width(2)(3)

18.29.020(b)
Interior Side Yards (ft) 5’ 5’
Interior Rear Yards (ft) 10’ 10’
Build-to-Lines 50% of frontage built to setback(1)
33% of side street built to setback(1)

Maximum Height (ft)
Standard 45’ 65’ 18.29.100
Daylight Plane, for side and rear lot
lines for sites abutting any NV-R1 or
NV-R2 district or abutting a site
containing a single-family or two-
family residential use in a mixed-use
district
10’ initial height
45-degree daylight plane angle

Daylight Plane, for side and rear lot
lines for sites abutting any NV-R3,
NV-R4, Planned Community, or
mixed-use district that does not
contain a single-family or two-family
residential use
Refer to 18.24.050(b)(1)(C)
Maximum Lot Coverage (%)
Base 60 80
Additional area permitted to be
covered by covered patios or
overhangs otherwise in compliance
with all applicable laws
5 5
Floor Area Ratio (FAR)
Maximum Residential FAR 1.5:1 3.0:1
Maximum Non-residential FAR 0.15:1 0.15:1 18.29.050(c)
Total Mixed-Use FAR 1.5:1 3.0:1
Residential Density (net units per acre)
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DEVELOPMENT STANDARD NV-R3 NV-R4 Subject to
Regulations
In:

Maximum units per acre None None
Minimum units per acre 16 61
Minimum Landscape/Open Space
Coverage (%)(4)
30 10
Minimum Usable Open Space (ft2
per unit)
150 150
Minimum Common Open Space (ft2
per unit)
75 75
Minimum Private Open Space (ft2
per unit)
50 50
Landscape Requirements 18.40.130
Parking None Required 18.29.070
Notes:
(1) 25-foot driveway access permitted regardless of frontage. (2) No parking or loading space, whether required or optional, shall be located in the first 10 feet adjoining the street property line of any required yard. (3) Any minimum front, street side, or interior yard shall be planted and maintained as a landscaped screen excluding areas required for access to the site. A solid wall or fence between 5 and 8 feet in height shall be constructed along any common interior lot line. (4) Landscape coverage may be provided above the ground-floor.

TABLE 3: MIXED-USE DEVELOPMENT STANDARDS

DEVELOPMENT

STANDARD
NV-MXL NV-MXM NV-MXH Subject to
Regulations
In:

Minimum Site
Specifications
Site Area (ft2)
Site Width (ft)
Site Depth (ft)
None Required
Minimum Setbacks
Street Yard (ft) Ash St.: 5’ El Camino Park Blvd: 5’ 18.29.020(b) Olive Ave.: 10’ Real: sufficient El Camino Real:

Portage Ave: 0’ to create a 12’ sufficient to
Pepper Ave: 10’ effective create a 12’
sidewalk
width(1)(2)
El Camino
effective
sidewalk
width(1)(2)

Real: sufficient Oregon
to create a 12’ Expy/Page Mill
effective Rd: sufficient to
sidewalk
width(1)(2)
create a 12’
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DEVELOPMENT

STANDARD
NV-MXL NV-MXM NV-MXH Subject to
Regulations
In:

Pepper: 10’ effective
Olive Ave 10’ sidewalk(1)(2)
Ash St: 5’ Lambert Ave: 5’
Park Blvd: 10’ Acacia Ave: 5’
Lambert Ave: Portage Ave: 5’
5’
Portage Ave: 5’
Acacia Ave: 5’
Build-to-Lines None For properties abutting El Camino
Real:
50% of frontage built to setback(1)
33% of side street built to
setback(1)

Rear Yard (ft) 10’ 10’ for 10’ for residential
residential portion/ none for
portion/ none commercial
for commercial portion
portion
Rear Yard abutting
residential zone district
(ft)
10’ 10’ 10’
Interior Side Yard (ft) 10’ 5’ 5’
Build-to-lines None Required
Permitted Setback
Encroachments
Refer to Section 18.40.070
Maximum Setback (ft) Not applicable El Camino
Real: 10’
El Camino Real:
10’

Maximum Lot Coverage
(%)
50 100 100
Minimum
Landscape/Open Space
Coverage (%)
20 10 10
Usable Open Space
(Private and/or
Common) (ft2)
150 per unit 18.16.090
Maximum Height (ft) 18.29.100
Standard 35’ 55’ 65’
Ground Floor Height Refer to Section 18.24.060(c)(5)(A) Daylight Plane for lot
lines abutting one or
more residential zoning
Daylight plane height and slope shall be identical to those of the most restrictive residential zoning district abutting the lot line

districts
Residential Density (net units per acre)
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DEVELOPMENT

STANDARD
NV-MXL NV-MXM NV-MXH Subject to
Regulations
In:

Maximum units per
acre
None Required
Minimum units per acre 3 31 61
Floor Area Ratio (FAR)
Maximum Residential
FAR

0.5:1 2.0:1 3.0:1
Maximum Non-
residential FAR(4)

0.25:1 0.25:1 0.25:1 18.29.050(c)

18.29.060(c)
Minimum Mixed-Use
Ground Floor Commercial
FAR

0.15:1 0.15:1 0.15:1 18.29.050(c)
Total Mixed-Use FAR 0.5:1(4) 2.0:1 3.0:1
Parking None Required 18.29.070
Notes:
(1) No parking or loading space, whether required or optional, shall be located in the first 10 feet adjoining the street property line of any required yard. (2) Any minimum front, street side, or interior yard shall be planted and maintained as a landscaped screen excluding areas required for access to the site. A solid wall or fence between 5 and 8 feet in height shall be constructed along any common interior lot line. (3) The 150-foot measurement may be reduced to 50 feet at minimum, subject to approval by the Planning Director, upon recommendation by the Architectural Review Board pursuant to criteria set forth in Chapter 18.76.
(4) As provided in 18.29.060(c), maximum FAR for hotels shall be 2.0:1. Hotel projects in the NV-MXL zone may reach a Total Mixed-Use FAR of 2.0:1.

TABLE 4: PUBLIC FACILITIES DEVELOPMENT STANDARDS(1)

DEVELOPMENT STANDARD NV-PF Subject to
Regulations
In:

Minimum Setbacks
Street Yard (ft) Portage Ave: 0’
Park Blvd: 10’
Lambert Ave: 5’

18.29.020(b)
Rear Yard (ft) 10’ 18.40.140
Side Yard (ft) 5’
Maximum Site Coverage (%)
Multiple-Family Residential Use
Other Uses
100
20 Minimum Landscape/Open Space Coverage (%)
Multiple-Family Residential Use
Other Uses
0 Not applicable

Usable Open Space (Private and/or Common) (ft2)
Multiple-Family Residential Use 150 per unit

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DEVELOPMENT STANDARD NV-PF Subject to
Regulations
In:

Maximum Height (ft)
Multiple-Family Residential Use
Other Uses
65’

18.29.100
Maximum Floor Area Ratio (FAR)
Multiple-Family Residential Use
Other Uses

3.0:1

1.0:1

Parking 18.29.070
Notes:
(1) Residential standards in this table shall only be applicable to 100% Affordable Housing Projects. For standards not listed in Table 4 for 100% Affordable Housing Projects in NV-PF, refer to applicable NV- R4 development standards in PAMC 18.29.060, Table 2.
(b) Storefront Guidelines
Where active use and retail frontages are required or located within the NV district on the ground floor, the following design standards shall apply:
(1) Exterior windows on the ground floor shall use transparent glazing to the extent feasible. Low -e glass or minimal tinting to achieve sun control is permitted, so long as the glazing appears transparent when viewed from the ground level.
(2) Window coverings are not permitted on the ground floor during typical business hours. Where operations preclude transparency (e.g., theaters) or where privacy requires window coverings, sidewalk- facing frontage shall include items of visual interest including displays of merchandise or artwork; visual access shall be provided to a minimum depth of three (3) feet. (3) No more than 10% of the total street- facing building façade or a maximum of 25 feet in width, whichever is greater, shall be dedicated to mechanical equipment rooms, parking garage entrances, exit stairs, and other facilities necessary for building operation. (c) Hotel Regulations
(1) The purpose of these regulations is to allow floor area for development of hotels more than floor area limitations for other commercial uses, to provide a visi tor-serving use that results in an enhanced business climate, increased transient occupancy tax and sales tax revenue, and other community and economic benefits to the city.
(2) Hotels, where they are a permitted use, may develop to a maximum FAR of 2.0:1, subject to the following limitations:
(A) The hotel use must generate transient occupancy tax (TOT) as provided in Chapter 2.33 of the
Palo Alto Municipal Code; and
(B) No room stays more than thirty days are permitted, except where the city council approves longer stays through an enforceable agreement with the applicant to provide for compensating revenues. (3) Hotels may include residential condominium use, subject to:

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(A) No more than twenty-five percent (25%) of the floor area shall be devoted to condominium use; and
(B) No more than twenty-five percent (25%) of the total number of lodging units shall be devoted to condominium use; and
(C) A minimum FAR of 1.0 shall be provided for the hotel/condominium building(s); and (D) Where residential condominium use is proposed, room stays for other hotel rooms shall not exceed thirty (30) days.
(4) Violation of this chapter is subject to enforcement action for stays more than thirty days not permitted under the provisions of this chapter, in which case each day of room stay more than thirty days shall constitute a separate violation and administrative penalties shall be assessed pursuant to Chapters

1.12 and 1.16.

18.29.070 Parking and Loading
In accordance with Assembly Bill 2097 (2022), no minimum automobile parking is required for properties within the NV Districts except for projects including transient lodging. There are no maximum parking standards. Standards for transient lodging and other parking standards, such as bicycle parking, and parking design standards are contained within PAMC Chapters 18.52 and 18.54.

18.29.080 Context-Based Design Criteria and Objective Design Standards In addition to the development standards prescribed in 18.29.050, all Housing Development Projects shall comply with the objective standards outlined in Chapter 18.24, as defined herein. All other developments, and Housing Development Projects that elect to deviate from one or more objective design standards in Chapter 18.24, shall meet the Context Based Design Criteria, as determined by the Director pursuant to the Architectural Review process. In the event of any conflict between the d evelopment standards established in this Chapter and those established in Chapter 18.24, the NVCAP standards shall prevail. (a) Multiple Family Context-Based Design Criteria
Refer to Section 18.13.060 for the Context Based Design Criteria. (b) Mixed-Use and Commercial Context-Based Design Criteria Refer to Section 18.16.090 for the Context Based Design Criteria.

18.29.090 Housing Incentive Programs for NV District
(a) Housing development projects in the NV Districts may utilize any Housing Incentive Program or Affordable Housing Incentive Program set forth in Sections 18.14.030 and 18.14.040.

18.29.100 Non-conforming Uses and Non-Complying Facilities Any uses or facilities rendered non- conforming or non -complying by this Chapter shall be subject to Chapter 18.70, including the schedules for required termination of non -conforming uses under Section

18.70.070.

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18.29.110 Transportation Demand Management Plan
A transportation demand management plan shall be required for all new development projects or any projects that meet the conditions listed in PAMC Section 18.52.030(i).

SECTION 2. Table 1 of Section 18.14.020 (Housing Element Opportunity Sites) of Chapter 18.14 (Housing Incentives) of Title 18 (Zoning) of the Palo Alto Municipal Code is amended to read as follows (additions underlined):

Table 1
Housing Element Opportunity Site Development Standards
(Residential and Commercial Mixed Use Districts)
Base Zoning
District
Maximum Far(1) Minimum
Landscape
Coverage
Residential Density
(du/ac)(4)
Other
Development
Standards
Residential Total Minimum Maximum
CC(2) 1.5 2.0 (3) 20 See base
district
See base district
regulations:

CC 1.25 1.25 (3) 20 regulation
s: 18.16.0
60 18.16.060
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 1.25 1.25 30%(3) 20 See base
Real) district
regulation
s: 18.16.0
60 CN (Other) 1.25 1.25 30%(3) 20 See HE
Appendix
D
CD-C 2.0 2.0 (2) (3) 20 See base See base district
district regulations:
regulation
s: 18.18.0 18.18.060
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CD-N 1.5 1.5 (3) 20 See HE
Appendix
D

RP 1.25 1.25 (3) 25 None; 40
du/ac
anticipate d
See base district
regulations:

18.20.040

RM-40 1.5 1.5 (3) 31 See HE
Appendix
See base district
regulations:

RM-30 1.25 1.25 (3) 20 D

18.13.040
RM-20 1.25 1.25 See 18.13.0
40 20
NV-R3 See base district regulations: 18.29.060, except that maximum height shall be 50’, maximum lot coverage shall be 70%, and minimum density shall be 25 du/ac.

Notes:
(1) Nothing in this table increases the non-residential floor area permitted 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 regulations.
(4) Where no maximum density is provided in terms of du/ac, maximum density shall be determined by estimating the realistic development capacity of the site based on the objective development standards applicable to the project. Where noted, refer to Housing Element Appendix D: Sites Inventory for specified densities.

SECTION 3. Section 18.24.010 (Purpose and Applicability) of Chapter 18.24 (Contextual Design Criteria and Objective Design Standards) of Title 18 (Zoning) of the Palo Alto Municipal Code is amended to read as follows (additions underlined, and unchanged text omitted by bracketed ellipses):

18.24.010 Purpose and Applicability
(a) Purpose
[. . .]
(b) Applicability of Regulations
These regulations apply to new construction and renovations of Housing Development Projects (as defined in Gov. Code 65589.5, but excluding projects compromised of single- or two-family uses with one or more ADUs), including supportive and transitional housing, and residential mixed-use projects with at least two-thirds residential square footage. Regulations Item 11
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apply both new construction and renovations, within the following zones and combining districts:
(1) C hapter 18.12: R-1, for multiple-family uses only (2) Chapter 18.13: RM-20, RM-30, RM-40
(23) Chapter 18.16: CN, CC, CC(2), CS
(34) Chapter 18.18: CD-C, CD-S, CD-N
(45) Chapter 18.20: MOR, ROLM, ROLM(E), RP, RP(5), GM
(56) Chapter 18.28: PF
(7) Chapter 18.29: NV-N3, NV-R4, NV-MXM, NV-MXH
(68) Chapter 18.34: PTOD combining district
Housing Development Projects include multifamily housing with three or more units ("multiple- family use" as defined in Section 18.04.030), supportive and transitional housing, and residential mixed-use projects with at least two-thirds residential square footage shall meet the objective design standards.
(c) Process and Alternative Compliance
[. . .]
SECTION 4. Section 16.65.030 (Basic affordable housing requirement - residential ownership projects) of Chapter 16.65 (Citywide Affordable Housing Requirements) of Title 16 (Building Regulations) is amended to read as follows ( additions underlined, and unchanged text omitted by bracketed ellipses):

16.65.030 Basic affordable housing requirement - residential ownership projects.

The provisions of this section shall apply to all residential ownership projects, including the residential ownership portion of any mixed use project containing three or more units, except for any residential ownership project exempt under Section 16.65.025. (a) Unless an alternative is approved as described in Section 16.65.080, residential ownership projects shall provide the following:
(1) For projects on sites of less than five acres, fifteen percent of the dwelling units in the project shall be made available at affordable sales price to very low, low, and moderate income households;
(2) For projects on sites of five acres or more and all townhome projects in the NV districts, twenty percent of the dwelling units in the project shall be made available at affordable sales price to very low, low, and moderate income households; and Item 11
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(3) For projects that convert existing rental housing to condominiums, other residential ownership or nonresidential space or that remove existing rental housing, twenty-five percent of the dwelling units in the project shall be made available at affordable sales price to very low, low, and moderate income households.
(4) Calculations of the number of affordable units required by this section shall be based on the number of dwelling units in the residential project, excluding any density bonus units.

Projects shall not receive a credit for any existing dwelling units demolished as part of the project. (b) The affordable units shall be made available at the following affordable sales prices:
[. . .]
SECTION 5. Section 16.65.040 (Basic requirement - mixed use, nonresidential and residential rental projects) of Chapter 16.65 (Citywide Affordable Housing Requirements) of Title 16 (Building Regulations) is amended to read as follows (additions underlined; deletions struck- through):

16.65.040 Basic requirement - mixed use, nonresidential and residential rental projects. (a) Unless the mixed use, nonresidential or residential rental project is exempt under Section 16.65.025 or an alternative is approved as described in Section 16.65.080, all mixed use, nonresidential and residential rental projects shall pay housing impact fees as spec ified in Section 16.65.060 to mitigate the projects' impacts on the need for affordable housing; except:
(1) that theThe residential ownership portion of a mixed use project containing three or more units shall comply with Section 16.65.030.
(2) In the NV districts, residential rental projects, including mixed use projects containing residential rental units, shall provide fifteen percent of the dwelling units in the project at rates affordable to lower income households.

SECTION 6 . Pipeline Projects. This Ordinance and the NVCAP shall not apply to any project application deemed complete prior to the effective date of this Ordinance. Any project completed pursuant to such application shall be deemed a legal non-conforming structure and/or use, subject to the provisions of Palo Alto Municipal Code Chapter 18.70.

SECTION 7. On XXXX, 2024, the City Council adopted Resolution No. XXXX, certifying the NVCAP Supplemental Environmental Impact Report (SEIR) to the Final Environmental Impact Report for the 2030 Palo Alto Comprehensive Plan, and making required findings, including a statement of overriding considerations.

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SECTION 8. If any section, subsection, sentence, clause, or phrase of this Ordina nce is for any reason held to be invalid or unconstitutional by a decision of any court of competent jurisdiction, such decision shall not affect the validity of the remaining portions of this Ordinance. The City Council hereby declares that it would have passed this Ordinance and each and every section, subsection, sentence, clause, or phrase not declared invalid or unconstitutional without regard to whether any portion of the Ordinance would be subsequently declared invalid or unconstitutional.

SECTION 9. Ef
fective Date. This ordinance shall be effective on the thirty-first day after the date of its adoption (second reading).

INTRODUCED:

PASSED:

AYES:

NOES:

ABSENT:

ABSTENTIONS:

ATTEST:

City Clerk Mayor

APPROVED AS TO FORM: APPROVED:

Assistant City Attorney City Manager

Director of Planning and
Development Services
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Attachment C:

Link to the Final Supplemental EIR:
https://www.cityofpaloalto.org/files/assets/public/v/1/planning-amp-development- services/north-ventura-cap/final-eir_nvcap-6-3-24.pdf
Link to the Draft Mitigation Measures and Monitoring Program (MMRP):
https://www.cityofpaloalto.org/files/assets/public/v/1/planning-amp-development- services/north-ventura-cap/nvcap-final-mmrp-6-3-24.pdf
Link to the Draft Supplemental EIR (appendices can be found under “Environmental Documents” section of the project website)
https://www.cityofpaloalto.org/files/assets/public/v/1/planning-amp-development- services/north-ventura-cap/draft-seir-nvcap-march-2024.pdf Link to the Draft North Ventura Coordinated Area Plan, June 2024 (clean version):
https://www.cityofpaloalto.org/files/assets/public/v/1/planning-amp-development- services/north-ventura-cap/finaldraft_nvcap_clean_2024_06_final_web.pdf Link to the Draft North Ventura Coordinated Area Plan, March 2024:
https://www.cityofpaloalto.org/files/assets/public/v/1/planning-amp-development- services/north-ventura-cap/nvcap_publicdraft_2024_03_web2.pdf

Item 11
Attachment C: Links to
the Public Draft NVCA P,
Draft SEIR, Final SEIR, and
MMRP

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Attachment D: Summary of Preferred Plan
City Council endorsed 01/10/2022 & refined 11/14/2022 (or strikethrough) Component Preferred Plan Draft Plan
Housing •530 housing units
•Emphasizes townhomes near
existing residential; mid-rise
residential/mixed-use on corridors
and elsewhere in plan area.
•Taller mid-rise residential/mixed-
use along Park Boulevard adjacent
to train tracks.
•530 housing units
•Emphasizes townhomes on cannery
property. Mid-rise residential/mixed-
use on corridors and elsewhere in the
plan. Affordable housing site adjacent
to public park site. Taller mid-rise
residential/mixed-use along Park
Boulevard adjacent to train tracks.

See also “Height/Density and Transitions”
Affordable
Housing
•Include 100% affordable housing
height limits based on the
minimum height necessary for a
five-story retail affordable housing
project (e.g., 55’) or a six story
non-retail affordable housing
project (e.g., 65’).
•Require 20% BMR for for-sale
townhomes, 15% for for-sale
condos, and for rental 15% BMR or
use in-lieu fee. (66% of units
affordable to households of 80-
100% area median income (AMI)
and up to 33% affordable to
households 100-120% AMI.)
•100% affordable housing height limits
determined by state density bonus
housing law (33’ above base zoning
height limit)
•Requires 20% BMR for for-sale
townhomes, 15% for for-sale condos,
and for rental 15% BMR or use in-lieu
fee. (66% of units affordable to
households of 80-100% area median
income (AMI) and up to 33%
affordable to households 100-120%
AMI.)
See also “Height/Density and Transitions”
Height/Density
and
Transitions
•Place higher heights and greater
densities on El Camino Real and
Page Mill Road, where multifamily
and residential mixed-use buildings
with ground floor retail would be
permitted. Transition between
higher density/height areas and
existing single-family homes
through height transitions.
•Expand Housing Incentive Program
or similar into other areas other
than El Camino Real corridor.
•Rezones proposed in the plan area to
transition from commercial, general
manufacturing and residential to
residential and residential mixed-use
(low, medium, and high density).
•Greater heights and densities are
located along corridors (El Camino
Real, Page Mill and Park Boulevard).

Height is limited for cannery building
adaptive reuse projects. Height
transitions will follow objective
standard requirements in the Palo Alto
Municipal Code.

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Attachment D: Summary
of the Endorsed Preferred
Plan and Refinements

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Component Preferred Plan Draft Plan
•Allow 45 feet transition on El
Camino
•Raise the height limit along Park
Blvd to 55 feet, for residential or
residential mixed-use without
increasing commercial FAR
•Request Staff to evaluate zoning
changes that would increase FAR
for housing on commercial sites
along Park Blvd. and Page Mill Rd.
•Height limits range from 30 to 65 feet.
•Increase FAR for residential for 395
Page Mill and Park Boulevard.
•Limits commercial FAR throughout the
plan area.
•Housing Incentive Program would
follow the Citywide Housing Incentive
Program (Chapter 18.14)
Open Space Parks, pedestrian and/or bike
connection, landscape setbacks and
buffers. Creek option #3, full
naturalization. Look for preferred park
locations (larger public spaces
desired). Park development based on
no less than 1.6 acres/1,000 residents
to 1.7 acres/1,000 residents.
•Includes creek option #3 for full
naturalization
•Identifies 2.25-acre public park
location adjacent to creek
Office •Allows existing large-format office
floor area to continue. Once
demolished, the office space may
not be rebuilt.
•Would allow new, ground-floor,
small, professional office (such as
dentist, etc.). (5,000 sf or less)
•Define a low-density R&D zone
limiting employment density. (not
clear on what this means)
•Define strict TDM
•Plan sites are rezoned and allow
limited office space (up to 5,000 sf)
per parcel.
•Existing office space to continue until
demolished, then parcel must conform
with underlying zoning requirements.

See also “Commercial Parking Ratio.”
Retail Would allow ground floor retail.

Encourages active-ground floor uses,
which can be retail or retail-like.

Required on ECR, consider on Park.

Deed restricted retail required to get
15’ first floor height incentive.
•Allows ground floor retail and
encourages ground floor active uses
along Park Boulevard. Requires ground
floor active uses along El Camino Real.

Requires ground floor retail along El
Camino Real at Portage and Acacia.
•Requires minimum ground floor
ceiling height to be consistent with
Item 11
Attachment D: Summary
of the Endorsed Preferred
Plan and Refinements

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Component Preferred Plan Draft Plan
objective design standards (Chapter

18.24)
340 Portage
(Cannery)
Maintains the cannery building and
Ash Office Building and allows for 2
possible uses of the buildings: (1)
continued use as retail and office
space (2) adaptive re-use into housing
(transition to housing is a long-term
vision). Also permits the construction
of housing on remaining portions of
the parcel, specifically the two
remaining surface parking lots on the
property. Ash Building – Creative Arts
space (see concept plan, page 180)
Expanded setback needed due to
creek naturalization – easements
and/or acquisition needed.
65 feet for 100% affordable site at 340
Portage without retail, (to include 5
stories of residential, with one level
for parking)
Staff will review and return with
recommendation about designation of
340 Portage Rd as a historical resource
•Maintains the cannery building and
Ash Office Building and allows for 2
possible uses of the buildings: (1)
continued use as retail and office
space (2) adaptive re-use into housing
(transition to housing is a long-term
vision).
•Also permits the construction of
housing on remaining portions of the
parcel, specifically the two remaining
surface parking lots on the property.
•2.25-acre public park site identified
•100% Affordable housing site
identified adjacent to the public park
site to comply with development
standards for R-4, including the height
limit of 65’.
•Implementation measure to explore
within the first-year historic
designation of the cannery building
and the Ash building.
395 Page Mill
Rd (Cloudera)
Retain office, parking garage, swale,
etc. Allows multifamily housing at
moderate density on remaining
surface parking lot; allow internal
height of 55’.

Site is rezoned to high density residential.

Allow height up to 65 feet.

Residential
Parking Ratio
•1 space per bedroom, capped at 2
spaces per unit (existing
requirement).
•(Return to PTC to make
recommendations for analysis of
appropriate parking based on Fehr
and Peers study and other studies,
and encourage mechanisms to
discourage street parking)
•No parking minimums or maximums.
•Implementation measure to explore
TDM programs and evaluate parking
management within the area.

Item 11
Attachment D: Summary
of the Endorsed Preferred
Plan and Refinements

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Component Preferred Plan Draft Plan
•No parking minimums &
maximums
•Define strict TDM and evaluate a
city initiated RPP district to protect
residential parking
Commercial
Parking Ratio
•Blended standard rate same as
Downtown Palo Alto: 1 space per
250 sf.
•Exempt first 1,500 sf of ground
floor commercial floor area from
parking requirement.
•No parking minimums &
maximums
•Define strict TDM
•No parking minimums or maximums.
•Implementation measure to explore
TDM programs and evaluate parking
management within the area.

Transportation
Improvements
•Follow concept plan, see
attachment A (page 34) from
6/2021 council report
•Evaluate removing the woonerf to
decrease congestion as an option
in the EIR
•Plan to follow preferred plan.
•EIR to evaluate woonerf impacts.

Item 11
Attachment D: Summary
of the Endorsed Preferred
Plan and Refinements

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ATTACHMENT E – CONSISTENCY WITH NVCAP GOALS & OBJECTIVES Consistency documents can be found at: www.cityofpaloalto.org/nvcap Table 1: NVCAP Goals
Goals

Consistency
Housing and Land Use
Add to the City’s supply of multifamily
housing, including market rate, affordable,
“missing middle,” and senior housing in a
walkable, mixed use, transit-accessible
neighborhood, with retail and commercial
services, open space, and possibly arts and
entertainment uses.

Chapter 2 (Vision) illustrates the overall NVCAP
goals with different strategies. Section 2.2 (Land
Use) includes urban design and land use
frameworks that calibrate the optimal mix of
uses, and provides different types of multi-family
and mixed-use development. Section 2.2 also
specifies the land use program endorsed by the
City Council, which includes additional 530
dwelling units, a new park, and a net reduction of
nonresidential uses. The NVCAP envisions a
walkable neighborhood with better circulation
and community amenities along with mobility
framework (Section 2.4) and ecological
framework (Section 2.5).

Transit, Pedestrian and Bicycle Connections
Create and enhance well-defined
connections to transit, pedestrian, and
bicycle facilities, including connections to the
Caltrain station, Park Boulevard and El
Camino Real.

Section 2.4 (Mobility) of Chapter 2 (Vision)
emphasizes well-balanced and safe streets, with
pedestrian and bicycle facilities designed for all
ages and accessible paths to transit within the
plan area and beyond. Chapter 4 (Accessibility
and Mobility) includes gateway intersection
concept design and street design that would
support achieving these goals. Chapter 4 also
includes standards and guidelines for pedestrian
realm (Section 4.1), Bike Network (Section 4.2),
Transit Access (Section 4.5) and Vehicle
Circulation and Parking (Section 4.6), and TDM
Strategies (Section 4.7) to support the mobility
framework.

Connected Street Grid
Create a connected street grid, filling in
sidewalk gaps and street connections to
California Avenue, the Caltrain Station, and El
Camino Real where appropriate.

Community Facilities and Infrastructure
Carefully align and integrate development of
new community facilities and infrastructure
with private development, recognizing both
the community’s needs and that such
investments can increase the cost of housing.

To achieve the goal of carefully integrating new
community facilities and infrastructure with
private development, the plan incorporates
several key elements. Standards and guidelines
across Chapter 4 (Accessibility and Mobility) and
Chapter 5 (Parks and Open Space) ensure new
developments seamlessly connect with planned
infrastructure like pedestrian paths, bicycle
facilities, a public park, and naturalization of
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Attachment E: Summary
of Goals and Objectives
Consistency

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Goals

Consistency
Matadero creek. The mobility framework (Section

2.4) and ecological framework (Section 2.5)
further integrate these elements by strategically
placing them alongside private development.

Chapter 3 (Public Realm) provides additional
standards and guidelines that support the
community needs.

Balance of Community Interests
Balance community-wide objectives with the
interests of neighborhood residents and
minimize displacement of existing residents.

Section 2.2 (Land Use) describes different types
of land uses, development types, as well as
ground floor uses that should include commercial
uses. These include community serving retail and
commercial that would support additional
housing envisioned in the plan area. In addition,
Chapter 5 (Parks and Open Space) includes
standards and guidelines that would guide
development of a new park and naturalization of
Matadero creek to provide outdoor and
recreational facilities.

Urban Design, Design Guidelines and
Neighborhood Fabric
Develop human-scale urban design
strategies, and design guidelines that
strengthen and support the neighborhood
fabric. Infill development will respect the
scale and character of the surrounding
residential neighborhood.

In addition to NVCAP zoning ordinance, the
NVCAP document also includes various sections
and chapters that would contribute to well-
balanced and human-scale development to
strengthen and support the neighborhood fabric:
• Chapter 2.6 (Urban Form)
• Chapter 3 (Public Realm),
• Chapter 4 (Accessibility and Mobility)
• Chapter 5 (Parks and Open Space)
• Chapter 6 (Site and Building Design)
• Chapter 7 (Implementation)

Table 2: NVCAP Objectives
Objectives

Consistency
Data Driven Approach:

Employ a data-driven approach that considers
community desires, market conditions and
forecasts, financial feasibility, existing uses
and development patterns, development
The NVCAP was developed with numerous
technical and background reports, including but
not limited to:
• Existing Conditions Report
• Matadero Creek Renaturalization Report
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Attachment E: Summary
of Goals and Objectives
Consistency

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Objectives

Consistency
capacity, traffic and travel patterns,
historic/cultural and natural resources, need
for community facilities (e.g., schools), and
other relevant data to inform plan policies.

• Economic Feasibility Report by Strategic
Economics
• 340 Portage Ave Historic Resource
Evaluation
• NVCAP Windshield Survey and Preliminary
Historic Resource Eligibility Analysis
• Memoranda on VMT and Traffic Analysis

These technical and background reports are
available at the project website:
www.cityofpaloalto.org/nvcap.

Comprehensive User-Friendly Document and
Implementation:

Create a comprehensive but user -friendly
document that identifies the distribution,
location and extent of land uses, planning
policies, development regulations and design
guidelines to enable development and
needed infrastructure investments in the
project area.

The overall document includes graphics, color,
tables organized for optimal readability. The
document is color coded for better navigation
and also includes a table of contents in the
beginning of the document as well as each
chapter to make the document user-friendly.

Guide and Strategy for Staff and Decision
Makers:

Provide a guide and strategy for staff and
decision-makers to bridge the gap between
the goals and policies of the Comprehensive
Plan and individual development projects in
order to streamline future land use and
transportation decisions.

Chapter 2 (Vision) serves as the foundation,
outlining the NVCAP's overall framework,
including land use, mobility, and ecological
design. Chapter 7 (Implementation) then
provides a clear roadmap by detailing specific
actions and funding strategies that will translate
the vision into reality. In addition, individual
development projects may be able to utilize the
environmental analysis provided in the
Supplemental Environmental Impact Report to
streamline the entitlement process.

Meaningful Community Engagement:

Enable a process with meaningful
opportunities for community engagement,
within the defined timeline, and an outcome
(the CAP document) that reflects the
community’s priorities.

Section 1.7 (The Community Process) of the
NVCAP describes the extensive community
engagement process that contributed to
development of the NVCAP. Information related
public engagement throughout the entire plan
process can be found at the project website:
www.cityofpaloalto.org/nvcap.

Item 11
Attachment E: Summary
of Goals and Objectives
Consistency

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Objectives

Consistency
Economic Feasibility:

A determination of the economic and fiscal
feasibility of the plan with specific analysis of
marketplace factors and incentives and
disincentives, as well as a cost-benefit analysis
of public infrastructure investments and
projected economic benefits to the City and
community.

An economic feasibility study was prepared in
November 2020 which assessed three land use
alternatives (Alternatives 1-3). In March 2021, a
supplemental economic feasibility study was
prepared to assess the shortfall or funding gap
for one of lower-density alternatives (Alternative
2) and the economic feasibility of increasing the
inclusionary requirement above 15% for
Alternative 3.

Environmental:

A plan that is protective of public health and a
process that complies with the requirements
of the California Environmental Quality Act.

A Supplemental Environmental Impact Report
was prepared for the NVCAP. Impacts to
historical resources and air quality were found
significant and unavoidable. The statement of
overriding considerations was prepared
containing a list of the benefits that the project
will bring to the City consistent with General Plan
and NVCAP policies, and included in the
Resolution. In addition, the following sections of
the NVCAP supports environmental and
sustainable design of the neighborhood:
• Section 2.5 (Ecology and Sustainability)
• Section 3.3 (Green Infrastructure)
• Chapter 5 (Parks and Open Space)
• Section 6.5 (Sustainable Design)

Item 11
Attachment E: Summary
of Goals and Objectives
Consistency

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PTC and ARB Comments on the Public Draft NVCAP
ID Comment Response
PTC Comments from May 31, 2023
PTC 1 Categorize office uses as neighborhood
serving
Included in the NVCAP Section 2.3
PTC 2 Encourage a mix of residential unit sizes Staff recommended modifications to include information encouraging a mix of
residential unit sizes (Section 2.2, Page 34.

See Attachment G for more details)
PTC 3 Active uses: should be required, be clearer Included in the NVCAP Section 2.3 including the revised figure 32
PTC 4 Describe height transitions between high
density residential/mixed use and low
density residential
NVCAP Section 6.1 includes building height
and massing; NVCAP Zoning Ordinance has
reference to Objective Standards related to
daylight plane
PTC 5 Clarify mobility plan for vehicles and
pedestrians
Included in the expanded Chapter 4
(Accessibility and Mobility)
PTC 6 Economic analysis to show shortfall No additional economic analysis was done due to budget constraints
PTC 7 Describe consistency with Housing Element Staff report describes consistency between NVCAP and Housing Element
ARB Comments from June 1, 2023
ARB 1 Place table captions above the table Table captions were moved above the table throughout the document.

ARB 2 Encourage or require more green roofs
(maybe incentivize with additional FAR)
No incentive programs were considered but
green roofs are encouraged in the plan area
per Section 6.6.5.

ARB 3 Only include essential information in the
plan and refer to other documents when
necessary. Example: trees.

After reorganization of the document,
appropriate references were added.

ARB 4 2.1: Make exhibit more realistic Language added that no new or recent development constructed during
preparation of NVCAP reflected in any
exhibits.

ARB 5 Ground floor height is 15’ too tall? Ground floor height changed to 14’ to be consistent with Contextual Design Criteria
and Objective Design Standards
ARB 6 Sustainable design (subcommittee of the
ARB): 6.5.4 through 6.5.7.

No substantial recommendations were
provided to be implemented; new
ordinance is underway for bird safe design.

Item 11
Attachment F: May 2023
Comments PTC and ARB
and Staff Response

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ID Comment Response
ARB 7 4.6.2 :Provide examples of permeable
pavement.

Updated the Figure 69 in Chapter 4.

ARB 8 2.5: Show more green roofs, solar panels.

Tell more of a story that includes green roof
and solar panels, connection with the open
spaces and creek.

Vertical green spaces
Conceptual figures for the plan added more
green roofs and solar panels but no
additional changes were made to the draft
zoning ordinance as the NVCAP ordinance
follows existing Title 18 requirements on
green roofs and open space requirements.

ARB 9 Figure 42: Provide more setback from
building near creek (see document for
where).

Noted but no changes were made to
graphics.

ARB 10 Figure 46 & 78: This seems inconsistent with
the preferred plan and other illustrative
exhibits because the creek improvement
would occupy portions of these building
envelopes. Shrink the building envelops to
be consistent with the diagram for the creek.

Figure 82 adjusted
ARB 11 3.3: Consider separating out topics The comment addressed by reorganization of the document.

ARB 12 3.3: These are already in the code, should
refer to the code or master plan
The comment addressed by reorganization
of the document.

ARB 13 Figure 77: Replace this exhibit with one from
the Municipal Code 18.24.

Replaced.

ARB 14 2.4, figure 36: The legend mentions priority,
secondary and tertiary streets. Is this
supposed to be “primary,” etc.? Describe
more what these mean.

Removed legend items for priority
secondary and tertiary and replaced with
bike facility information.

ARB 15 6.4.1: Entries must be raised above
sidewalk grade. Is there any consideration
for ADA compliance when we require this?
Is this already in the zoning code.

No changes made; ADA compliance
required per building code.

ARB 16 Can we encourage exploration and reuse of
existing structures? For example for the
audi building and ash office?
Noted. No changes made.

ARB 17 consider adding a FAR bonus as well to
make projects more viable
No incentive program added; the draft
NVCAP ordinance has its own housing
incentive program but only for affordable
housing with extra height allowed. The
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Attachment F: May 2023
Comments PTC and ARB
and Staff Response

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ID Comment Response
NVCAP already increased density and
height for the plan area.

ARB 18 ground floor uses packet page 85, office
edges are going to want to go near retail so
having office edge near residential edge
may not make so much sense.

No changes are needed. Limited office
allowed. Office edge removed (See the
updated Figure 32 in Chapter 2)
ARB 19 consider having a focused retail corridor.

The retail seems broken up and
unconcentrated now making it less likely to
be viable.

Figure 32 on Ground Floor Edges in Chapter
is updated to show required retail edges
along El Camino Real and encouraged active
edge along Park Boulevard
ARB 20 bird safe building design—UV coated glass
is not a preferred option
No changes made. The Citywide dark sky
and bird safe ordinance will supersede once
adopted.

ARB 21 Better way to refer to “egg-crate” design on
page 159
No changes made.

ARB 22 need clarifications on ground floor entries
(page 110), 4 active doorways every 200
linear feet
The requirement is specific to woonerf.

Revised the language to specify the
requirement is applicable “between park
and ash” on Portage Avenue.

ARB 23 Paseo between buildings—possibility to
connect greenbelt to the rest of the
neighborhood through paseos—would like
to see birdseye view of that
Figure was updated to remove paseos.

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Attachment F: May 2023
Comments PTC and ARB
and Staff Response

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NVCAP June 2024 Clean Version
https://www.cityofpaloalto.org/files/assets/public/v/1/planning-amp-development-services/north-ventura- cap/finaldraft_nvcap_clean_2024_06_final_web.pdf
*Please note that the printed copy of the June 2024 Clean Version is not included as part of the packet because it was provided to the City Councilmembers on June 3, 2024 to provide sufficient time for review ahead of the staff report.

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Attachment G: Final Draft NVCAP

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Staff Recommended Modifications to Public Draft NVCAP
Updated: April 2024

Page Chapter/Section Type Staff Recommended Change Reason for Change Ack. Chapter 1 Text Add: “City Council” in the first paragraph Add: Former staff information into the Core Team
Add: A new Senior Transportation Planner to the
Core Team
Corrections
vii Chapter 1, Figures Text Change the title to Figure 10: “Conceptual Tentative Map for the 340 Portage Avenue
Development”
Correction
6 Chapter 1,
Section 1.1
Text Text modification: “This planning effort was
initiated by Palo Alto Initiated by the City Council
to implement”
Correction/refinement
10 Chapter 1,
Section 1.2
Text Text modification: “… the Cloudera Galactic
Headquarters at 395 Page Mill Road and the
newly constructed building at 3045 Park
Boulevard.”
Correction
15 Chapter 1,
Spotlight: Palo
Alto Cannery
Text Text modification: “The former cannery site was
initially developed in April 1918, by Thomas Foon
Chew, the owner of Bayside Canning Company or
affectionately known in the press at the time as
"tThe aAsparagus kKing ”.

Correction – capitalization
34 Chapter 2,
Section 2.2
Text The NVCAP land use framework is principally
focused on supporting a variety of housing
options, a diverse range of unit sizes and
bedroom configurations, and price points to
support Palo Alto residents at different stages of
life.

Addressing PTC comment received from a Study
Session on May 31, 2023. (PTC Comment #2 in
Attachment F)
36 Chapter 2, Section

2.2 Text Text modifications to the Maximum Height
columns and removal of the additional notes
regarding 100% affordable housing
Reflecting feedback from ARB/PTC and staff on
height limits. Corrections reflecting the changes
to the HIP program for the NVCAP (now
references to 18.14)
47 Chapter 2,
Section 2.4, Table 5
Text For Park Boulevard, Bike Facility is corrected to
“Buffered Separated Bike Lanes”
Correction of the bike facility type for Park
Boulevard
48 Chapter 2,
Section 2.4
Text Text modification: “Vehicles Circulation and
Parking”
Correction
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Attachment G: Final Draft NVCAP

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Staff Recommended Modifications to Public Draft NVCAP
Updated: April 2024

Page Chapter/Section Type Staff Recommended Change Reason for Change 74 Chapter 4,
Section 4.3
Figure Corrections on the Figures 56 and 57: For both
Gateway Intersections 2 and 3, the arrows
illustrating the direction of bicycle travel should
be flipped.

Showing the correct directions of bicycle travel
75 Chapter 4,
Section 4.3
Figure For Gateway Intersection 4: Lambert Avenue and
Ash Street, Figure 58 should be modified as
follows:
- Ash Street south of Lambert (near the
existing Boulware Park) is removed and
become green space for the park
- Add sidewalk along southside of Lambert
Avenue (abutting Boulward Park)
- Remove the sidewalk crossing and along
the Matadero Creek along existing Ash
Street
Making the Gateway Intersection concept
consistent with the Boulware Park and Birch
Street Property Renovation Project.
75 Chapter 4,
Section 4.3
Figure For Gateway Intersection 5, Park Boulevard and
Portage Avenue, Figure 59 should be modified as
follows:
- Show separated bike lanes, not buffered.
- Remove bike box
Making the bike facility consistent with Chapter 2
of the NVCAP . Internal discussion identified the
bike box would not be appropriate for this
particular location.
76 Chapter 4,
Section 4.3
Text For Gateway Intersection 5 (Park Boulevard and
Portage Avenue): remove the following text: “A
bike box on the northbound leg of Park
Boulevard will provide a space for bicyclists to
turn left onto the woonerf. “North Ventura”
gateway signage should be installed at the
entrance to the woonerf.”
Internal discussion identified that the bike box
would not be appropriate for this particular
location.
80 Chapter 4,
Section 4.4 (Park
Boulevard)
Text Add the following text: “4-4.5 Feet” to Table 7
Landscape/Furniture Zone row
Internal discussion identified that the bike
facilities need to be corrected to buffered bike
lanes, and would need a little more than 2’ buffer
shown in the section. Accommodating additional
distance that may be needed for the separated
bike lane.

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Attachment G: Final Draft NVCAP

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Staff Recommended Modifications to Public Draft NVCAP
Updated: April 2024