Housing Incentive Program (HIP) Amendments to Implement the 6th Cycle Housing Element
Physical Feasibility Analysis Report
Revision Date: January 9, 2025
Physical Feasibility Analysis Report
1 Overview
This report helps implement Program 3.4 of the
Housing Element, which requires that the City
amend the Housing Incentive Program based
on findings of a feasibility analysis. This report
analyzes the physical feasibility of current
zoning standards to achieve different housing
types (e.g., townhomes, apartments).
Architects prepared prototypical site and
unit plans based on the City’s development
standards, including building height,
density, setbacks, open space, and parking
requirements. Then, the architects adjusted
various zoning levers, modifying zoning
standards to increase unit yield and further
support housing production and affordability.
This analysis is accompanied by Keyser
Marston Associates’ (KMA) financial feasibility
analysis to determine whether the prototypes
resulting from existing and modified zoning
standards are financially feasible.
Purpose & Findings
50’-0”
14’-0”
25’-0”
36’-0”
40’-0”
50’-0”
40’-0”
Height Limit Buffer
Modified CD-C ZoningExisting CD-C Zoning
60’-0”
60’-0”
City of Palo Alto Housing Incentive Program (HIP) Amendments to Implement the 6th Cycle Housing Element 2 Mixed-Use Zones RM Zones
Zoning
Designation
CD-C CN CC(2) RM-20 RM-30 RM40 ROLM
(RM-30)
Site 635
High
Street
3700
El Camino
Real
310
California
Avenue
680
University
Avenue
355
College
Avenue
Typical
Interior
Lot
1035
E Meadow
Circle
Lot Size 50’x102’ 150’x106’ 90’x125’ 100’x100’ 50’x132’ 50’x100’ 300’x145’ Square feet 5,125 15,761 11,250 10,000 6,626 5,000 43,560 Existing
Retail
No Ye s Ye s No No No No
Test Sites
RM-20
CD-C
RM-30
ROLM
CN
RM-40
CC(2)
Physical Feasibility Analysis Report
3 Key Findings
Existing zoning standards generally support
townhome development with surface or tuck-
under parking. This is largely due to low lot
coverage allowances and densities/FARs,
deep setbacks, and relatively high parking and
landscaping requirements. Townhomes are
a fine prototype, but limited in their ability to
produce affordable and market rate housing.
Existing standards generally do not support
apartments and condominiums in “stacked
flats” configuration or mixed-use development
with ground-floor retail.
To achieve these higher densities,
opportunities for more affordable housing, and
more financially feasible development, the
modified zoning standards explore adjustments
to several zoning levers:
• Reducing setbacks, especially on the street
side
• Increasing lot coverage, FAR, and density
• Increasing height limits and adjusting
daylight plane requirements
• Reducing landscaping coverage and
allowing flexibility in the placement of
common open space
• Reducing parking requirements, consistent
with State law allowances
• Reducing ground-floor retail requirements
outside of neighborhood commercial
centers
City of Palo Alto Housing Incentive Program (HIP) Amendments to Implement the 6th Cycle Housing Element 4 Retail Preservation
Requirements Revisions
• Revise use requirements for retail
• Do not require one-for-one replacement:
allow minimum FAR standard for retail
• Revise Retail preservation applicability
• Only require retail at key nodes. Allow
100% residential in between nodes on
commercial corridors, and Housing
Element opportunity sites
• Clarify that Retail Preservation replacement
is allowed on two floors
Objectives
• Support affordable and market rate
housing production goals, as specified in
the Housing Element
• Allow for apartment housing formats
• Accommodate stacked flats and mixed-use
development
• Enable financial feasibility
• Retain Palo Alto design values
50’-0”
14’-0”
25’-0”
36’-0”
40’-0”
60’-0”
Redefine maximum height
of buildings to measure to
top of structure, rather
than top of parapet to
allow a more reasonable
fit within the height limit.
Decrease parking
requirements, consistent
with State law
allowances: The space
taken up by parking
compared to housing can
be close to 1:1.
✓X
2-Bedroom Unit
828 sf
3 parking spaces
plus drive aisle
= 837 sf
12’-0’
Circulation
(aisle width)
19’ x 9’
P
arking Space
Guest Parking
23’ x 36’
Physical Feasibility Analysis Report
5 Ground Floor
Upper Level
Development Standard
Revisions
• Increase or eliminate maximum residential
densities, which do not directly affect
building massing
• Increase FAR and building height
• Revise the Daylight Plane to allow for at
least two stories of development
• Revise height buffer in CD-C district: 150
feet is too far from “adjacent” residential to
create a meaningful transition
• Revise Height Limit Buffer to apply only
when the entire site is within the buffer
• Revise Height Limit Buffer to apply to area
within 10 feet of a visible property line
(thus defining a setback)
Lot Standard Revisions
• Decrease landscape/open space
coverage. The Ground Floor is a contested
space. The more Landscape/Open Space
is required, the smaller the podium. It’s a
big trade-off.
• Allow landscape/open space to be
counted above the ground floor on small
sites (e.g, at the podium level)
• Reduce setbacks, especially on the street
side which tend to be deep even though
this does not affect neighbors.
• Allow zero setbacks or mixed-use citywide
or on commercial streets like California
Avenue, University Avenue, and El Camino
Real
• Reduce rear setback near roads. Count
the alleyways/lanes/service roads in lieu of
rear setback
Revise the daylight plane
to allow at least two
stories at the edges of
sites.
Allow the landscape/open
space requirement to be
met on upper levels to
free up contested space
at the ground level.
Ground Floor
City of Palo Alto Housing Incentive Program (HIP) Amendments to Implement the 6th Cycle Housing Element 6 CD-C District
Alley
50’-0”102’-6”
Alley
Primary Street
Modified CD-C Zoning
15 Apartments
Existing CD-C Zoning
4 Townhomes
The Height Limit Buffer and requirement for
open space at the ground floor limit the amount
of housing potential on the site.
Housing capacity almost quadruples when
allowing 10 more feet of height, eliminating the
height buffer, and open space requirements to
met on top of podiums.
Primary Street
Physical Feasibility Analysis Report
7 Existing CD-C Zoning Modified CD-C Zoning
Setback: Front N/A N/A
Setback: Interior Side N/A N/A
Setback: Rear 10 feet for residential
portion
5 feet for residential
portion
Setback: Street Side Yard N/A N/A
Build-to-Lines: Frontage N/A N/A
Build-to-Lines: Side Street N/A N/A
Height Limit Buffer Y es (40 feet) No
Height Limit 50 feet 60 feet
Daylight Plane N/A N/A
Maximum Site Coverage N/A N/A
Minimum Landscape/Open Space
Coverage
20% on ground 20% on ground and/or
upper level
Parking: Studio/1BR 1 1
Parking: 2+ BR 2 1.5
Maximum FAR Overall 2.0 4.0
Maximum Residential FAR 1.0 4.0
Maximum Commercial FAR 1.0 0.0
Parking Required 2 per unit
8 spaces
1.5 per unit
17.5 spaces
Total Number of Units 4 units 15 units
Average Unit Size 1,575 sf 1,003 sf
Density 34 du/ac 127 du/ac
F
AR Overall 1.23 FAR 4.07 FAR
P
arking Provided (spaces) 8 spaces 18 spaces
Parking Type Covered, tandem Podium, tandem
50’-0”
14’-0”
25’-0”
36’-0”
40’-0”
60’-0”
50’-0”
40’-0”
Height Limit Buffer
Modified CD-C ZoningExisting CD-C Zoning
PROTOTYPE RESULTS STANDARDS
Modified standards indicated in red.
60’-0” Height Limit
City of Palo Alto Housing Incentive Program (HIP) Amendments to Implement the 6th Cycle Housing Element 8 Retail
l/wk
l/wk
l/wk
l/wktrash
Retail
Open SpaceRamp
150’-0”
106’
CN District
Existing CN Zoning
16 Apartments
A height limit buffer, maximum height limit, and
daylight plane apply to this site. With a 35%
minimum landscape/open space coverage, there is
not much left space left for mixed use development.
Underground parking is therefore required.
Modi ied CN Zoning
33 Apartments
More housing is possible by raising the height limit,
allowing modest changes to the setbacks, and
allowing the landscape/open space to be located
on upper levels. Parking is accommodated at grade
using mechanical lifts.
Primary Street
Primary StreetAlley
Alley
Side Street
Ramp
Side Street
Physical Feasibility Analysis Report
9 Existing CN Zoning Modified CN Zoning
Setback: Front 0-10’ for sidewalks 0-10’ for sidewalks
Setback: Interior Side 10 feet 5 feet
Setback: Rear 10’ for residential portion 5’ for residential portion Setback: Street Side Yard 5 feet 5 feet
Build-to-Lines: Frontage 50% 50%
Build-to-Lines: Side Street 33% 33%
Height Limit Buffer Y es (35 feet) Daylight plane in-lieu of buffer
Height 40 feet 50 feet
Daylight Plane 16 feet height, 60 degrees 16 feet height, 60 degrees Maximum Site Coverage 50% 100%
Minimum Landscape/Open Space
Coverage
35% on ground 35% on ground and/or
upper level
Parking: Studio/1BR 1 1
Parking: 2+ BR 2 1.5
Maximum FAR Overall 1.5 FAR 3.5 FAR
Maximum Residential FAR 1.5 FAR 3.5 FAR
Maximum Commercial FAR 0.4 FAR 0.4 FAR
Minimum Mixed-Use Ground Floor
Commercial FAR
0.15 FAR 0 FAR
Parking Required 34 spaces 42 spaces
Total Number of Units 16 units 33 units
Average Unit Size 735 sf 742 sf
Retail Preservation 2900 sf 0 sf
Density 44 du/ac 91 du/ac
FAR Overall 1.22 FAR 2.57 FAR
Parking Provided 35 total spaces 46 spaces
Parking Type Underground, tandem Podium, mechanical
16’-0”
6020’-0”
30’-0”
50’-0”
40’-0”
Modified CN Zoning
16’-0”60
35’-0”
20’-0”
30’-0”
35’-0”
Existing CN Zoning
35’-0”
Height
Limit
Buffer
16’-0” 16’-0”60°
40’ Height Limit
Daylight PlaneDaylight Plane
PROTOTYPE RESULTS STANDARDS
Modified standards indicated in red.
50’-0” Height Limit
City of Palo Alto Housing Incentive Program (HIP) Amendments to Implement the 6th Cycle Housing Element 10 CC(2) District
Existing CC(2) Zoning
3 Townhomes
Building height, setbacks, lot coverage, parking
requirements, and FAR maximums apply to this site.
Two levels of underground parking is required to
meet minimum parking standards, which is costly.
Existing residential FAR limits and setbacks limit the
housing to 3-stories and to only 3 units.
Modified CC(2) Zoning
34 Apartments
More housing is possible by raising the height limit,
eliminating setbacks, allowing the landscape/open
space to be located on upper levels and increasing
the FAR. Retail parking is not provided onsite but in
district commercial parking structures. Residential
parking is provided onsite in mechanical lifts.
Primary Street
Primary Street
Side Street
Side Street
Alley
125’-0”
90’-0”
Alley
Ramp
Retail
Open Space
Retail
Open Space
Physical Feasibility Analysis Report
11 Existing CC(2) Zoning Modified CC(2) Zoning
Setback: Front 0-10’ for sidewalks 0 feet
Setback: Interior Side 10 feet 0 feet
Setback: Rear 10’ for residential portion 0 feet
Setback: Street Side Yard 5 feet 0 feet
Build-to-Lines: Frontage 50% 50%
Build-to-Lines: Side Street 33% 33%
Height Limit Buffer Not Applicable Not Applicable
Height 37 feet 60 feet
Daylight Plane Not Applicable Not Applicable
Maximum Site Coverage 100% 100%
Minimum Landscape/Open Space
Coverage
20% on ground
(23% shown)
20% (on any level)
Parking: Studio/1BR 1 0.5
Parking: 2+ BR 2 1.0
Parking: Retail 1 per 250 sf
First 1,500sf exempt
0 offsite with district parking
Maximum FAR Overall 2.0 FAR 3.5 FAR
Maximum Residential FAR 1.5 FAR 3.5 FAR
Maximum Commercial FAR 0.4 FAR 0.4 FAR
Minimum Mixed-Use Ground Floor
Commercial FAR
0.25 FAR 0.25 FAR
Total Number of Units 3 units (tuck under parking) 34 units Average Unit Size 1,800 sf 902 sf
Retail Preservation 10,700 2,812 sf
Density 11 du/ac
132 du/ac
FAR Overall 1.43 FAR 3.81 FAR
Residential FAR 0.47 FAR 3.56 FAR
Commercial FAR 0.96 FAR 0.25 FAR
Parking Provided 38 commercial spaces 27 residential spaces Parking Type 2 levels underground Podium, mechanical
PROTOTYPE RESULTS STANDARDS
Modified standards indicated in red.
37’ Height Limit
Existing CC(2) Zoning Modified CC(2) Zoning
60’-0” Height Limit
City of Palo Alto Housing Incentive Program (HIP) Amendments to Implement the 6th Cycle Housing Element 12 Primary Street
Side Street
Primary Street
Side Street
RM-20 District
Existing RM-20 Zoning
4 Apartments
The daylight plane, height limit, setbacks, and
maximum site coverage limit unit yield on this
site.
Modified RM-20 Zoning
7 Apartments
Adjustements to zoning allow the development
envelope to be more flexible and doubles the
amount of housing possible on the site.
Physical Feasibility Analysis Report
13 Existing RM-20 Zoning Modified RM-20 Zoning
Setback: Front 20 feet 10 feet
Setback: Interior Side 10, 6 feet 5 feet
Setback: Rear 10 feet 5 feet
Setback: Street Side Yard 16 feet 5 feet
Build-to-Lines: Frontage N/A N/A
Build-to-Lines: Side Street N/A N/A
Height Limit Buffer N/A N/A
Height 30 feet 40 feet
Daylight Plane 10 feet, 45 degrees 2 story residential edges or 16 feet, 45 degrees
Maximum Site Coverage 35% 65%
Minimum Landscape/Open Space
Coverage
35% on ground 35% on ground and/or
upper level
Parking: Studio/1BR 1 1
Parking: 2+ BR 2 1.5
Maximum Density 20 du/ac No maximum
Maximum FAR Overall 1.0 FAR 2.0 FAR
Parking Required 8 spaces 10.5 spaces
Total Number of Units 4 units 7 units
Average Unit Size 2,500 sf 2,341 sf
Density 18 du/ac 32 du/ac
FAR Overall 1.0 FAR 1.21 FAR
Parking Provided (spaces) 8 spaces 11 spaces
Parking Type Tuck under Tuck under
10’-0” 10’-0”
30’-0” Height Limit 30’-0” Height Limit
Daylight plane
Daylight plane
45 degrees
45 degrees
Modified RM-20 ZoningExisting RM-20 Zoning
30’-0” Height Limit
10’-0”
Daylight Plane
16’-0”
45°
45°
Daylight Plane
40’-0” Height Limit
PROTOTYPE RESULTS STANDARDS
Modified standards indicated in red.
City of Palo Alto Housing Incentive Program (HIP) Amendments to Implement the 6th Cycle Housing Element 14 RM-30 District
Existing RM-30 Zoning
4 Apartments
The daylight plane and maximum site coverage
limits development to the extent that the
prototype does not reach the limits of the
building envelope.
Modified RM-30 Zoning
7 Apartments
Modification of the daylight plane and the
maximum site coverage allows for development
to fill the building envelope while still
maintaining the daylight plane.
Side Street Side Street
Primary Street Primary Street
Physical Feasibility Analysis Report
15 16’-0” 45
40’-0” Height Limit
Daylight plane
10’-0” 45
35’-0” Height Limit
degrees
Daylight plane
Existing RM-30 Zoning Modified RM-30 Zoning
Setback: Front 20 feet 10 feet
Setback: Interior Side 10, 6 feet 5 feet
Setback: Rear 10 feet 5 feet
Setback: Street Side Yard 16 feet 5 feet
Build-to-Lines: Frontage N/A N/A
Build-to-Lines: Side Street N/A N/A
Height Limit Buffer N/A N/A
Height 35 feet 40 feet
Daylight Plane 10 feet, 45 degrees 2 story residential edges or 16 feet, 45 degrees
Maximum Site Coverage 40% 65%
Minimum Landscape/Open Space
Coverage
30% 30%
Parking: Studio/1BR 1 1
Parking: 2+ BR 2 1.5
Maximum Density 30 du/ac No maximum
Maximum FAR Overall 1.0 FAR 2.5 FAR
Parking Required 8 spaces 10.5 spaces
Total Number of Units 4 7
Average Unit Size 1,650 sf 1,457 sf
Density 27 du/ac 47 du/ac
FAR Overall 1.0 FAR 1.62 FAR
Parking Provided 8 spaces 11 spaces
Parking Type Tuck under, driveway Tuck under, tandem
Modified RM-30 ZoningExisting RM-30 Zoning
35’-0”
10’-0”
16’-0”
45° 45°
Daylight
Plane
Daylight
Plane
PROTOTYPE RESULTS STANDARDS
Modified standards indicated in red.
40’-0” Height Limit
City of Palo Alto Housing Incentive Program (HIP) Amendments to Implement the 6th Cycle Housing Element 16 RM-40 District
Existing RM-40 Zoning
4 Townhomes
The setbacks and daylight plane on this small
(and typical) site limit the shape of the building
reducing the amount of housing possible on
the site. The daylight plane rules prevent a
development from meeting the district height
limit. This site test assumes no parking.
Street Frontage Street Frontage
50’-0” 50’-0”
100’-0” 100’-0”
Existing RM-40 Zoning - No Parking
8 Apartments
To better understand the maximum
development possible within this limited
building envelopment, the site test was run
again without parking requirements.
Physical Feasibility Analysis Report
17 Modified RM-40 Zoning - 10,000sf site
21 Apartments
The width of two typical lots allows the layout
of podium parking to be more efficient. Parking
was also modified to 1 space per unit minimum.
The number of units is still limited by the
modified parking required, resulting in three
stories over podium parking.
Street Frontage
Modified RM-40 Zoning
16 Apartments
Revising setbacks to be more uniform with
other zoning districts and removing the daylight
plane allows a regularly shaped building and
more capacity of housing. This allows for four
stories of housing on top of the podium if
only the building envelope was considered,
excluding limits on FAR, density, or parking.
City of Palo Alto Housing Incentive Program (HIP) Amendments to Implement the 6th Cycle Housing Element 18 Existing RM-40 Zoning Existing RM-40 Zoning
Setback: Front 20 feet 20 feet
Setback: Interior Side 10, 6 feet 10, 6 feet
Setback: Rear 10 feet 10 feet
Setback: Street Side Yard 16 feet 16 feet
Build-to-Lines: Frontage N/A N/A
Build-to-Lines: Side Street N/A N/A
Height Limit Buffer N/A N/A
Height 40 feet 40 feet
Daylight Plane 10 feet, 45 degrees 10 feet, 45 degrees
Maximum Site Coverage 45% 45%
Minimum Landscape/Open Space
Coverage
30% 30%
Parking: Studio/1BR 1 0
Parking: 2+ BR 2 0
Maximum Density 40 du/ac No maximum
Maximum FAR Overall 1.0 FAR 1.0 FAR
Parking Required 7 spaces 0 spaces
Total Number of Units 4 units 8 units
Average Unit Size 1,009 sf 644 sf
Density 34 du/ac 67 du/ac
FAR Overall 0.88 FAR 1.0 FAR
Parking Provided 7 spaces 0 spaces
Parking Type Podium N/A
50’-0” Height Limit
35’-0” Height @
intersection of
the daylight
planes
10’-0”
45 degree daylight plane
50’-0” Height Limit
35’-0” Height @
intersection of
the daylight
planes
10’-0”
45 degree daylight plane
Modified RM-40 ZoningExisting RM-40 Zoning
40’-0” Height Limit 40’-0” Height Limit
35’-0” Intersection
of daylight planes
35’-0” Intersection
of daylight planes
10’-0”
30’-0” 30’-0”
10’-0”
45° 45°
PROTOTYPE RESULTS STANDARDS
Modified standards indicated in red.
Physical Feasibility Analysis Report
19 Modified RM-40 Zoning Modified RM-40 Zoning
Setback: Front 10 feet 10 feet
Setback: Interior Side 5 feet 5 feet
Setback: Rear 5 feet 5 feet
Setback: Street Side Yard 5 feet 5 feet
Build-to-Lines: Frontage N/A N/A
Build-to-Lines: Side Street N/A N/A
Height Limit Buffer N/A N/A
Height 50 feet 50 feet
Daylight Plane N/A N/A
Maximum Site Coverage 70% 70%
Minimum Landscape/Open Space
Coverage
20% 20%
Parking: Studio/1BR N/A 1
Parking: 2+ BR N/A 1
Maximum Density No maximum No maximum
Maximum FAR Overall N/A 2.5 FAR
Parking Required N/A 21 spaces
Total Number of Units 16 units 21 units
Average Unit Size 644 sf 734 sf
Density 130 du/ac 91 du/ac
FAR Overall 2.8 FAR 2.3 FAR
Parking Provided 6 spaces 21 spaces
Parking Type Podium Podium, mechanical
45’-0”45’-0” 45’-0”45’-0” 45’-0” 45’-0”45’-0” 45’-0”
45’-0”45’-0”
45’-0”45’-0” 45’-0”45’-0” 45’-0” 45’-0”45’-0” 45’-0”
45’-0”45’-0” 45’-0”45’-0” 45’-0” 45’-0”45’-0” 45’-0”
45’-0”45’-0” 45’-0”45’-0” 45’-0” 45’-0”45’-0” 45’-0”
Modified RM-40 Zoning (10,000 sf lot)Modified RM-40 Zoning 50’-0” Height Limit50’-0” Height Limit
40’-0”
50’-0”
PROTOTYPE RESULTS STANDARDS
Modified standards indicated in red.
City of Palo Alto Housing Incentive Program (HIP) Amendments to Implement the 6th Cycle Housing Element 20 ROLM District
Existing ROLM Zoning
16 Apartments
The existing height limit restricts the housing
typology to townhomes. The potential is
much higher at this site. The 40% maximum
site coverage is also a constraint on housing
potential for stacked flats.
Modified ROLM Zoning
130 Apartments
More housing is possible If the height limit and
maximum site coverage is revised to allow
for apartments. Allowing the landscape/open
space requirement to be met on upper levels
also contributes to efficient use of the site.
Primary StreetPrimary Street
304’
293’
145’
Physical Feasibility Analysis Report
21 Existing ROLM Zoning Modified ROLM Zoning
Setback: Front 20 feet 10 feet
Setback: Interior Side 10, 6 feet 5 feet
Setback: Rear 10 feet 5 feet
Setback: Street Side Yard 16 feet 5 feet
Build-to-Lines: Frontage N/A N/A
Build-to-Lines: Side Street N/A N/A
Height Limit Buffer N/A N/A
Height 35 feet 60 feet
Daylight Plane N/A N/A
Maximum Site Coverage 40% 70%
Minimum Landscape/Open Space
Coverage
30% on ground 20% on ground and/or
upper level
Parking: Studio/1BR 1 1
Parking: 2+ BR 2 1
Maximum FAR Overall 0.6 FAR 2.5 FAR
Parking Required 32 spaces 130 spaces
Total Number of Units 16 units 130 units
Average Unit Size 1,633 sf 760 sf
Density 16 du/ac 130 du/ac
FAR Overall 0.6 FAR 2.7 FAR
Parking Provided 32 spaces 139 spaces
Parking Type Surface and tuck under Podium, Mechanical
58’-0”
60’-0” Height Limit
58’-0”58’-0”
65’-0”65’-0”
35’-0”35’-0”
Existing ROLM Zoning Modified ROLM Zoning
35’-0” Height Limit
PROTOTYPE RESULTS STANDARDS
Modified standards indicated in red.
30’-0”
City of Palo Alto Housing Incentive Program (HIP) Amendments to Implement the 6th Cycle Housing Element 22 Recommendations
Potential Changes to Enable Feasibility
Already Planned/Underway
• Increase residential densities (on specific
sites in Housing Element Sites Inventory)
• Decrease parking requirements to match
standards permitted under State law
• AB2097 eliminates parking within ½
mile of Caltrain
• State Density Bonus law allows reduced
parking
Additional Changes to Achieve Financial
Feasibility and Stacked Flats/Mixed Use
• Increase FAR and density
• Increase building height
• Reduce setbacks (esp. front/street side)
• Increase maximum site coverage
• Decrease landscape/open space coverage
and allow more flexibility in open space
• Revise retail preservation applicability
Development standards work in unison. Other
changes will be necessary to complement
changes in density and parking.
Other Changes to Consider to Enable
Feasibility
• Simplify and reduce requirements for open
space
• Modify the daylight plane for small lots or
lots that have 100 foot depths or bigger
• Reduce parking requirements for lots
smaller than 10,000sf, “small lot program”
• Modify height buffer (i.e., within 150 ft. of a
residential use)
• Allow height definition to exclude parapet
height and rooftop mechanical
• Exclude mechanical rooms from FAR so
that building systems are not undersized
Physical Feasibility Analysis Report
23 Mixed-Use Zones RM Zones
Zoning
Designation CD-C CN CC(2) RM-20 RM-30 RM40 ROLM
(RM-30)
Residential
Units
4 12 3 4 4 4 16
Parking
Spaces
8 21 38 8 8 7 32
Residential
Density (du/
ac)
34 33 11 18 27 34 16
FAR 1.23 1.04 1.43 1.0 1.0 0.88 0.6
Building
Height (feet) 40 30 37 30 30 30 30
Typology Town
Homes
Town
Homes
Town
Homes
Town
Homes
Town
Homes
Town
Homes
Town
Homes
Financially
Feasible? X X X X X X X
Current Zoning Standards Yield
Mixed-Use Zones RM Zones
Zoning
Designation
CD-C CN CC(2) RM-20 RM-30 RM40 ROLM
(RM-30)
Residential
Units
15 35 34 7 7 16 130
Parking
Spaces
18 46 27 11 11 6 139
Residential
Density
(du/ac)
127 97 132 32 47 130 130
FAR 4.07 2.19 3.81 1.21 1.62 2.8 2.7
Building
Height (feet)
60 50 60 40 40 50 58
Typology Apartments Apartments Apartments Town
Homes
Town
Homes Apartments Apartments
Financially
Feasible?
✓ ✓ ✓ ✓ ✓ ✓ ✓
Modified Zoning Standards Yield
City of Palo Alto Housing Incentive Program (HIP) Amendments to Implement the 6th Cycle Housing Element 24 Mixed-Use Zones RM Zones
Zoning Designation CD-C CN CC(2) RM-20 RM-30 RM40 ROLM (RM-30)
Development Intensity
FAR 2.0 4.0 1.5 3.5 2.0 3.5 1.0 2.0 1.0 2.5 1.0 3.0 0.6 3.5 Res FAR 1.0 4.0 1.5 3.5 2.0 3.5 2.25 2.25 2.5 2.25
Minimum Mixed
Use Ground Floor
Commercial FAR
N/A 0.15 0.0 0.25 0.0 N/A N/A N/A N/A
Residential Density
Max (du/ac)
No max No max No max 20
No Max
30 No Max
40 No Max
30 No Max
Residential Density
Min (du/ac)
N/A N/A N/A 11 16 21 16
Maximum Building Heights
Height Limit Buffer Y es (50') Y es (40') No No No No No Height (feet) 40 60 35 50 37 60 30 40 35 40 40 50 35
60 Daylight Plane
(* for side and rear
abutting R, lots less
than 70 feet)
N/A 16 feet
height, 60
degrees
(in lieu of
buffer)
N/A 10
16 feet, 45
degrees
10 16
feet, 45
degrees
10 feet, 45
degrees
N/A
N/A
Physical Feasibility Analysis Report
25 Setbacks
Setback: Front N/A 0-10' for
sidewalks
0-10' for
sidewalks
0 20 10 20 10 20 10 20 10
Setback: Interior
Side
N/A 10 5 10 0 10, 6 5 10, 6 5 10, 6 5 10, 6 5
Setback: Rear 10' 5 for
residential
portion
10' 5 for
residential
portion
10' for
residential
portion 0
10 5 10 5 10 5 10 5
Setback: Street Side
Yard
N/A 5 5 0 16 5 16 5 16 5 16 5
Mixed-Use Zones RM Zones
Zoning Designation CD-C CN CC(2) RM-20 RM-30 RM40 ROLM (RM-30)
Max Site Coverage N/A 100% 100% 35% 65% 40% 65% 45% 70% 40% 70% Landscape/Open
Space Coverage
20% 35% 20% 35% 30% 20% 30%
Landscape/Open
Space Location
Ground floor only
Ground floor and upper stories
Parking Requirements
Parking: Studio/1 BR 1 1 1 0.5 1 1 1 1
Parking: 2+ BR 2 1.5 2 1.5 2 1.0 2 1.5 2 1.5 2 1 2 1