November 12, 2024 www.cityofpaloalto.org
State Housing Laws
Implementation Ordinance
1 Ordinance Purpose / Background
Ordinance implements State housing laws & minor administrative amendments
PTC reviewed on May 29, 2024, and recommends approval and offered other comments related to AB 2097
City Council hearing on November 12, 2024
Motion
Adopted ordinance and gave specific direction to staff regarding AB 2097:
• Approved the depiction of what properties are subject to AB 2097 • Directed ADA / ECVS to be required on-site based on what would have been required if AB 2097 didn’t apply
City Council reintroduced ordinance on December 16, 2024, pulled of consent 2 Ordinance
State Housing Laws
SB 684: The law requires streamlined, ministerial review of certain parcel maps and housing development projects of up to 10 units SB 4: Streamlines the building process for faith-based institutions and certain colleges to build qualifying housing projects
AB 2162: Makes certain supportive housing projects a “use by right” in zones that permit multifamily housing.
AB 894: Requires the City to approve shared parking agreements for contiguous or nearby uses with “underutilized” parking
AB 970: Eliminates limits on how many parking spaces can be removed to accommodate Electric Vehicle Storage Equipment
AB 2097: Exempts required parking spaces for all uses except hotels within one-half mile of the major transit stops
Other non-substantive amendments
3 Ordinance
AB 2097
• Reflects exemption
from minimum
parking
• Requires a TDM when
applying AB 2097
• Requires inclusion of
ADA & EVCS spaces
based on what would
have been required
prior to enactment of
AB 2097
• Council endorsed
AB 2097 boundaries
4 AB 2097
AB 2097: Policy Direction Regarding Accessible & Electric Vehicle Parking This section shall not reduce, eliminate, or preclude the enforcement of any requirement imposed on a new multifamily residential or nonresidential development that is located within one-half mile of public transit to provide electric vehicle supply equipment installed parking spaces or parking spaces that are accessible to persons with disabilities that would have otherwise applied to the development if this section did not apply.
Two Options:
1. Require ADA / EVCS parking based on the amount of voluntary parking provided on-site, or (Staff Original Recommendation)
2. Require ADA / EVCS parking based the full amount that would have been required if AB 2097 did not apply (Council Direction from November)
7 AB 2097 Implementation Survey
Jurisdiction Staff Recommendation
(ADA/EVCS Only Required as a Percent
of Provided Parking)
Prior Council Direction
(ADA/EVCS Required as a Percent
Based on Parking Requirement Prior
to Implementation of AB 2097)
Santa Clara County X
Mountain View X
Santa Clara X
Menlo Park X
Redwood City X
Burlingame X
San Bruno X
5 AB 2097
AB 2097: Policy Direction Regarding Accessible & Electric Vehicle Parking • Parking is often a driver in site and project economic feasibility • Developers frequently prefer some amount of on-site parking • Implementation of staff’s original recommendation allows for greater interchangeability of land uses on California Avenue and potentially stimulates opportunities for development
• Requiring ADA and EVCS parking on-site is not available to the public at large – only those living, working or visiting the site • City parking lots are distributed throughout the city’s two downtowns and public street parking could be used to advance policies related to accessibility and electric vehicle parking
6 AB 2097
AB 2097: Policy Direction Regarding Accessible & Electric Vehicle Parking • Balancing externalization of development impacts on public resources to reasonable development standards is challenging
o Existing regulations for ADA / EVCS is complex
o Lot size (dimensions, area, access to public streets alleys) o Design (number of parking spaces, path of travel, layout, ramp width – slope, vertical clearance, costs)
o Regulations (floor area calculations and covered parking) o In lieu fees (costs, availability – currently not allowed for commercial above 2nd floor and does not apply to housing or at all on California Avenue)
o Policy implications (California Avenue and housing production) 7 Recommended Action
• Adopt or modify the subject ordinance that clarifies existing land use regulations and implements State housings laws adopted in 2023 and earlier.
Jonathan Lait
Director
[email protected]
(650) 329-2679