470 Olive Avenue
Zoning and Land Use Map
Amendment
Presented by Emily Kallas, AICP , Senior Planner
September 9, 2026 www.PaloAlto.gov
2 Prior Council Direction
Direction from City Council:
• Motion from El Camino Real Focus Area Plan adoption in May 2025 • This property was discussed, but ultimately not selected for inclusion in the El Camino Real Focus Area based on its context adjacent to a single-family neighborhood.
• Propose rezoning to appropriately transition from single-family neighborhood to El Camino Real Focus Area housing
3 PTC Discussion
Split Vote:
• Main concern was regarding how state laws could exceed local development standards (such as waivers)
• Specifically as it relates to "respecting" the R1 neighborhood, as stated in the NVCAP
• 2 Commissioners expressed a preference for this request being in tandem with a housing proposal
o Applicant expressed that the rezoning has to happen first for funding • Concern about request timing
• Support for a housing project at this location
4 Project Site
5 Proposed Rezoning
6 Comparison of Development Standards
Development Standard Current NV-R1 (TOD) Zoning
18.29.060 Table 1
Proposed NV-MXM (TOD) Zoning
18.29.060 Table 3
Maximum Height 35 feet 55 feet
Maximum Site Coverage 70% 100%
Maximum Total FAR 1.5:1 2.0:1
Minimum Setbacks,
adjacent to R1
4 ft side
10 ft front and rear
4 ft side
10 ft rear
Daylight Plane Initial height: 16 feet at property
line
Slope: 45 degrees
Initial height: 16 feet at property
line
Slope: 45 degrees
• This table includes the current and proposed zoning, with the temporary 50% SB 79 Ordinance in effect.
7 Analysis
• NV-MXM zoning includes development standards that provide an appropriate transition between the adjacent single-family and the El Camino Real Focus Area on the other adjacent parcels.
• NV-MXM offers an increase in height and FAR from the NV-R1 zoning, while maintaining a daylight plane and setbacks.
• Differences between NV-R1 and NV-MXM development standards, such as the daylight plane, are reduced with implementation of the 50% SB 79 temporary ordinance and may be further modified by State Density Bonus Law. • Rezoning facilitates the applicant'sinterest in redeveloping the property in tandem with adjacent parcels.
• Any proposed development will be subject to further review. 7 CEQA Status
• This rezoning is exempt from CEQAin accordance with Public Resources Code Section 21080.085.
• Applies to rezoning of sites to address No Net Loss Law (Gov Code Section 65863).
• If Council supports the rezoning of this property, staff intends to place 470 Olive Avenue on the City’s housing inventory.
8 Next Steps
Staff recommends that Council:
1. Adopt the Resolution in Attachment B amending the Comprehensive Plan Land Use Designation from NVCAP Low Density Residential to NVCAP Medium Density Mixed Use; and
2. Adopt the Ordinance in Attachment C amending the Zoning Map to rezone the subject parcel from NV-R1 to NV-MXM consistent with previous City Council direction.
EMILY KALLAS, AICP
Senior Planner
Planning & Development Services
[email protected]