City Council
Staff Report
From: City Manager
Report Type: CONSENT CALENDAR
Lead Department: Planning and Development Services
Meeting Date: June 15, 2026
Report #:2512-5620
TITLE
PUBLIC HEARING / QUASI-JUDICIAL. 929 Laurel Glenn Dr [25PLN-00005]: Adoption of a Record of Land Use Action Approving a Major Site and Design Application for the Construction of a New 6,581-Square-Foot Single-Family Residence and Associated Site Improvements on a Vacant
4.23-Acre Site. CEQA Status: Exempt Per CEQA Guidelines Section 15303. Zoning District: Open Space (OS).
RECOMMENDATION
Staff recommend the City Council:
1. Consider the project exempt pursuant to CEQA Guidelines Section 15303; and
2. Adopt the Record of Land Use Action approving the Major Site and Design Review application for a New Single-Family Residence and Associated Site Improvements on a Vacant lot (Attachment B).
EXECUTIVE SUMMARY
The applicant requests approval of a Major Site and Design Review application for a new two- story residence on a vacant 4.23-acre site in the Open Space (OS) zoning district. Site and Design Review1 provides a process to evaluate development in environmentally and ecologically sensitive areas, ensuring that projects are harmonious with surrounding uses, compatible with environmental objectives, and consistent with the Palo Alto Comprehensive Plan.
Single-family residences in the OS district are reviewed by the Planning and Transportation Commission (PTC), which forwards a recommendation to the City Council. On February 11, 2026, the PTC recommended approval of the project, with conditions, as detailed further in this report.
The project is exempt from the California Environmental Quality Act pursuant to CEQA Guidelines Section 15303.
1 More information about Site and Design reviews is available online from the City’s published zoning code regulations: https://codelibrary.amlegal.com/codes/paloalto/latest/paloalto_ca/0-0-0-79449
BACKGROUND
The proposed project is an application for Major Site and Design Review to construct a new single-family residence on a vacant parcel within the Open Space District. A Location Map is included in Attachment A.
The project consists of the construction of a new two-story, 5,802-square-foot single-family residence with an attached 779-square-foot, three-car garage. Site access is provided by a new 16-foot-wide permeable concrete driveway. Additional site improvements include new concrete masonry and ornamental iron fencing along the front yard, as well as associated landscaping and hardscape improvements surrounding the residence.
The project also includes the removal of 15 existing native oak trees, 14 of which are protected.
Pursuant to the City’s tree replacement requirements, a total of 60 replacement trees are required. Due to the presence of environmentally sensitive biological areas on the site, 30 replacement trees will be planted on-site, while the remaining 30 replacement trees will be satisfied through payment of in-lieu fees in accordance with the City’s Tree Technical Manual.
A detailed project description is provided in Attachment E, and the project plans are included in Attachment F.
Planning and Transportation Commission (PTC) Review
The PTC unanimously recommended approval of the project (6-0-1; Commissioner James absent) at its February 11, 2026, hearing.3,4 The PTC’S motion included the following recommendations:
• That the applicant work with neighboring property owners to ensure that the proposed exterior colors are sufficiently subdued to better camouflage the building and reduce its visual prominence.
• That the applicant comply with the recently adopted Dark Sky Ordinance No. 5692 for exterior lighting and consider measures to minimize light spillage from interior lighting. • That the applicant incorporate bird-safe design measures consistent with the PTC’s recommendations and the Bird-Friendly Design Ordinance.5 (Note: The Bird-Friendly Design Ordinance was approved by Council on March 16, 2026, and, following the second reading, became effective May 7, 2026).
DISCUSSION
Staff reviewed the proposed project for consistency with applicable plans, policies, and regulations, including the Open Space Review Criteria pursuant to PAMC Section 18.28.070 (Attachment B), the Palo Alto Comprehensive Plan. There are no applicable area plans or design 3 Link to February 11, 2026 PTC meeting staff report:
https://recordsportal.paloalto.gov/WebLink/DocView.aspx?id=85394&dbid=0&repo=PaloAlto 4 Link to February 11, 2026 PTC meeting summary minutes:
https://cityofpaloalto.primegov.com/Public/CompiledDocument?meetingTemplateId=19282&compileOutputType=1 5 Bird-Friendly Design Ordinance: https://www.paloalto.gov/Departments/Planning-Development-Services/Current- Planning/Ordinances-Maps-Guidelines-Standards/Bird-Friendly-Design-Ordinance guidelines for this area. Overall staff finds that the project is consistent with these requirements, as detailed further below.
Comprehensive Plan
The Comprehensive Plan designates the project site as Open Space/Controlled Development.
This land use designation allows for limited development on private properties prioritizing the preservation of open space resources and the natural character of the foothills. Residential densities ranging from 0.1 to 1 dwelling unit per acre are permitted in the Open Space designation, with allowances for additional units where secondary units are permitted. The project proposes one main dwelling unit on a vacant 4.23-acre parcel, consistent with the density allowances. The project utilizes existing infrastructure, including roadway access and utilities, to serve the site.
The proposed residence is designed to minimize impacts on open space resources and maintain compatibility with surrounding natural features, consistent with Goal N-1, which seeks to protect, conserve, and enhance Palo Alto’s open space system:
The project is consistent with Policies N-1.1, N-1.2, and N-1.3 because development is clustered on the flattest portion of the site, substantial areas of private open space are retained, and removed trees are replaced with native oak species in accordance with the City’s Tree Technical Manual, supporting habitat value, ecological continuity and wildlife habitat.
The project is consistent with Policies N-1.4, N-1.5, and N-1.6, the residence is sited more than 500 feet from Arastradero Creek, outside riparian corridors, and avoids direct disturbance to creek resources and special-status habitats. Project review ensures construction and operation would not adversely affect sensitive biological resources. The project aligns with Policies N-1.8 and N-1.9 addressing the natural character of the foothills. The residence is located away from ridgelines and hilltops, oriented parallel to Laurel Glen Drive, and set back approximately 74 feet from the roadway. Building massing follows natural topography, grading is minimized, and access is provided via a rural-style permeable concrete and concrete driveway, reducing visual prominence and impervious surface area. Exterior materials and colors are subdued, exterior lighting is low-intensity and shielded, and existing vegetation, including protected trees, is retained to the extent feasible to ensure the project visually blends with its surroundings.
The proposed development complies with the Comprehensive Plan’s Open Space Review Criteria, as detailed in Attachment B, and is designed to be compatible with the site’s environmental constraints and surrounding context. The project minimizes impacts to open space resources, preserves the natural character of the foothills, and is consistent with the applicable goals and policies of the Palo Alto Comprehensive Plan, as detailed further in the draft Record of Land Use Action (Attachment B).
Zoning Code Consistency
The project site is zoned Open Space (OS). The OS zoning district is intended to preserve open space and natural resources while allowing limited development on private parcels when such development is designed to minimize environmental impacts and maintain compatibility with the surrounding natural setting. As detailed in Attachment C, staff finds the proposed project consistent with the applicable development standards of the OS zoning district, including allowable land use, site design, and environmental performance criteria.
Protected Tree Removals: Title 8 Compliance
The project proposes the removal of 14 protected trees and the planting of 30 new native oak trees. The applicant has submitted the required technical analyses and justifications demonstrating compliance with Title 8 (Tree Regulations) and Chapter 15.04 (California Fire Code) of the Palo Alto Municipal Code. Based on the number, size, and species of trees proposed for removal, the City’s tree replacement standards require a total of 60 replacement trees. Due to the presence of environmentally sensitive biological areas and limited suitable planting locations on the site, 30 replacement trees will be planted on-site, and the remaining 30 replacement trees will be satisfied through payment of in-lieu fees in accordance with the City’s Tree Technical Manual.
In addition, consistent with the biological analysis and the site's suitability for nesting bird habitat, vegetation clearing and tree removal activities shall be avoided during the general avian nesting season (February 1 through August 31) to the extent feasible. If such activities cannot be avoided during the nesting season, a qualified biologist, approved by the City of Palo Alto, shall be retained to conduct pre-construction surveys and monitor construction activities as necessary to ensure compliance with applicable resource protection requirements.
Due to site-specific constraints, staff supports the use of in-lieu replacement fees for some of the trees, as permitted by the Code, in order to preserve sensitive biological areas. The project site is located within a High Fire Hazard Severity Area, which limits tree planting in close proximity to the proposed residence. In addition, a primary open area where tree planting might otherwise occur contains dusky-footed woodrat middens, as well as sensitive habitat associated with the bush monkeyflower scrub vegetation community along the west side of the site and an unnamed drainage at the northeast corner of the biological study area (BSA), as identified in the biological analysis (Attachment F). While these features are not classified as protected resources, they provide important ecological value. The City’s consulting biologist has determined that avoiding tree planting in these areas is preferable from an ecological standpoint.
Response to PTC Recommendations
The PTC included three recommendations for the project, which the applicant has responded to.
Exterior Colors and Visual Camouflage: The PTC recommended that the applicant work with neighboring property owners to ensure that exterior colors are sufficiently subdued to reduce the building’s visual prominence. Following further coordinate and feedback from the neighbor in response to the PTC’s recommendation, the applicant revised the proposed stucco palette to incorporate muted earth-tone colors designed to blend with the surrounding topography and vegetation.
Lighting Ordinance Compliance: The PTC recommended compliance with the recently adopted Ordinance No. 5692 and consideration of interior light spillage. The applicant has revised the lighting plan to include fully shielded, downward-directed fixtures and reduced lumen outputs consistent with the new lighting ordinance requirements. Bird-Safe Design Measures: The PTC recommended incorporation of bird-safe design measures consistent with the intent of the draft Bird-Friendly Building Ordinance. In particular, the PTC identified large, uninterrupted glass surfaces (e.g., windows W15 and W10, and doors D1, D5, and D6) as potential bird hazards and recommended treatment to reduce reflectivity and transparency. The Commission also emphasized avoiding “fly- through” conditions, particularly at building corners and guardrail locations. Glass guardrails were noted as a higher-risk feature, and the PTC encouraged consideration of alternative materials or bird-friendly treatments, such as cable railings or patterned glazing. In response, the applicant has revised the project to incorporate bird-safe glazing treatments at identified hazard locations (corners) and provided details for guardrail materials that are consistent with bird-safe design principles.
Staff finds that the proposed modifications to the plan to revise the color scheme address the PTC’s recommendation. Though adherence to the lighting and bird safe design ordinances is not required by code as the project was deemed complete prior to adoption, the applicant has modified the lighting in compliance with the City’s recently adopted lighting ordinance9 and incorporated bird-safe treatments on identified hazard areas in response to the PTC’s recommendations. Because these changes were incorporated into the revised plan sets, staff has not incorporated these as conditions of approval.
FISCAL/RESOURCE IMPACT
Processing of this application has no fiscal impact on the City, as the applicant is responsible for all staff and consultant costs through the deposit-based cost recovery program. The project would be required to pay applicable Development Impact Fees, which are currently estimated at $148,650.61. Public art fees and housing impacts fees do not apply as single-family residences are exempt from these fees.
STAKEHOLDER ENGAGEMENT
The Palo Alto Municipal Code requires notice of this public hearing be published in a local paper and mailed to owners and occupants of property within 600 feet of the subject property at least ten days in advance. Notice of a public hearing for this project was published in the Daily Post and postcard mailing occurred on June 5, 2026, which is 10 days in advance of the meeting.
Public Comments
As of the date of this report, no additional public comments on the proposed project have been received beyond those submitted prior to the PTC’s February 11, 2026 hearing (Attachment D). 9 Ordinance 5692 is available online at:
https://recordsportal.paloalto.gov/WebLink/DocView.aspx?id=85311&dbid=0&repo=PaloAlto
ENVIRONMENTAL REVIEW
The project has been evaluated in accordance with the California Environmental Quality Act (CEQA), the State CEQA Guidelines, and City environmental regulations. The project qualifies for a Class 3 Categorical Exemption (CEQA Guidelines Section 15303). None of the exceptions listed in CEQA Guidelines Section 15300.2 apply.
ATTACHMENTS
Attachment A: Location Map
Attachment B: Draft Record of Land Use Action
Attachment C: Zoning Comparison Table
Attachment D: Public Comments
Attachment E: Applicant’s Project Description and Supporting Documents Attachment F: Project Plans and CEQA
APPROVED BY:
Jonathan Lait, Planning and Development Services Director