(a)   California Avenue Pedestrian and Transit Oriented Combining District

   The California Avenue Pedestrian and Transit Oriented Development (PTOD) Combining District is intended to allow higher density residential dwellings on commercial, industrial and multi-family parcels within a walkable distance of the California Avenue Caltrain station, while protecting low density residential parcels and parcels with historical resources that may also be located in or adjacent to this area. The combining district is intended to foster densities and facilities that:

      (1)   Support use of public transportation;

      (2)   Encourage a variety of housing types, commercial retail and limited office uses;

      (3)   Encourage project design that achieves an overall context-based development for the PTOD overlay area;

      (4)   Require streetscape design elements that are attractive pedestrians and bicyclists;

      (5)   Increase connectivity to surrounding existing and planned pedestrian and bicycle facilities; and

      (6)   Implement the city's Housing Element and Comprehensive Plan.

   (b)   [Reserved]

(Ord. 4914 § 2 (part), 2006)

   (a)   The California Avenue Pedestrian and Transit Oriented Development Combining District (PTOD) may be combined with any R-1, CC(2), CN, GM, PF, RM30, or RM40 district or combination of such districts within the designated California Avenue PTOD boundary (Exhibit A, reflected on the city's Zoning Map), consistent with the provisions of Chapters 18.08 and 18.80. Where so combined, the regulations established by this chapter shall apply in lieu of the provisions established by the underlying CC(2), CN, GM, RM30, and/or RM40 zoning district(s). Compliance with the provisions of Chapter 18.30(A), Retail Shopping (R), and Chapter 18.30(B), Pedestrian Shopping (P), combining districts shall also be required where such combining districts are applicable.

   (b)   [Reserved]

   (c)   A pedestrian and transit oriented development combining district may be applied to a parcel through rezoning of the site, within the specified boundaries of the district, as shown on the city's approved zoning maps, pursuant to the provisions and process outlined in Section 18.34.060 of this chapter and Chapter 18.80 of the Zoning Ordinance.

(Ord. 4914 § 2 (part), 2006)

   (a)   The following land uses shall be permitted in the California Avenue Pedestrian and Transit Oriented Development (PTOD) Combining District, subject to limitations outlined in Sections 18.34.040 and 18.34.050.

 

 

   (b)   Mixed use development, where residential and non-residential uses are combined, may include two or more of the following uses:

      (1)   Multi-family residential;

      (2)   Non-residential uses, limited to:

         (A)   Retail and personal services;

         (B)   Eating and drinking services;

         (C)   Other non-residential uses allowed except on the ground floor where an (R) overlay exists:

            (i)   Offices;

            (ii)   General business services;

            (iii)   Business and trade schools;

            (iv)   Private education facilities;

            (v)   Day care center;

            (vi)   Community center;

            (vii)   Commercial recreation;

            (viii)   Convalescent facility; and

   (ix)   Research and development, limited to sites where the underlying zoning district is GM and involving the use and storage of hazardous materials in quantities less than the exempt quantities allowed by Title 15 of the Municipal Code (Section 105.8 of the Uniform Fire Code).

   (c)   Prohibited uses in the California Avenue PTOD:

      (1)   Single-family and two-family uses;

      (2)   Manufacturing, processing, warehousing and distribution; and

      (3)   Research and development where hazardous materials are used or stored in excess of quantities less than the exempt quantities allowed by Title 15 of the Municipal Code (Section 105.8 of the Uniform Fire Code)

   (d)   All land uses must be reviewed and approved by the planning and transportation commission and city council at the time of rezoning to PTOD.

(Ord. 4914 § 2 (part), 2006)

   (a)   Properties in the PTOD combining district are subject to the following regulations:

 

   (b)   Live/Work Units

      (1)   A live/work unit, for the purposes of this chapter, is defined as a rental or ownership unit comprised of both living space and work area, with the living space occupying a minimum of 60% of the total gross floor area of the unit, and such that the resident of the living space is the owner/operator of the work area.

      (2)   The work area shall be located on the ground level, oriented to the street and provide for at least one external entrance/exit separate from the living space. The work area may be used for office, retail, personal services, or handcrafted goods (unless otherwise limited by this chapter), but shall not be used for restaurants or cafes or for any business involving the storage or use of hazardous materials in excess of the quantities allowed by Title 15 of the Municipal Code (Section 105.8 of the Fire Code).

      (3)   The maximum number of employees who do not reside within the unit is two.

      (4)   The signage shall not exceed the requirements of the City of Palo Alto Municipal Code and shall require approval and recommendation by the architectural review process prior to approval by the director.

      (5)   The parking requirements shall include a maximum total of two spaces for the residential unit, plus one space per 200 square feet for the gross square footage of the work area, less one space from the total (to reflect the overlap of the resident and one employee).

      (6)   The live/work units are subject to the development standards of the PTOD zone outlined in Table 2 for a 100% residential development, except that the maximum non-residential FAR is limited to 0.40.

      (7)   The maximum size of a live/work unit shall be limited to 2,500 square feet.

      (8)   The design of street frontage of a live/work unit shall be consistent with the context-based criteria outlined for street frontage in Section 18.34.050 below.

      (9)   A live/work unit may be converted to an entirely residential unit where residential use on the ground floor is not otherwise prohibited.

   (c)   Hotels

      (1)   Hotels for the purpose of this section are defined as hotels, motels, or other lodging for which City of Palo Alto transient occupancy tax is collected, consistent with the provisions and limitations outlined in Section 18.16.060(d) for hotels in commercial zoning districts.

      (2)   Hotels may be constructed to a maximum FAR of 2.0 and a maximum height of 50 feet.

      (3)   All hotels are subject to the context-based design criteria outlined in Section 18.34.050 below.

   (d)   Parking Adjustments

   Adjustments to the required parking standards may be allowed with the director's approval pursuant to the provisions outlined in Section 18.52.050, with the following additional allowances and requirements:

      (1)   For multi-family residential or mixed use projects on sites rezoned to the PTOD combining district, the director may waive a portion of or all guest parking requirements, and may waive any requirement to provide a landscape reserve for parking, subject to the following conditions:

      (2)   Projects providing more than 50% of the project residential units at low or very-low income housing rates may further reduce parking requirements by an additional 20%.

      (3)   In no case, however, shall total parking requirements for the site be reduced by greater than 30% from the standard requirements, or by greater than 40% for an affordable housing project consistent with subdivision (2) above, or by more than 50% if housing for the elderly is proposed pursuant to Section 18.52.050(d) of the Zoning Ordinance.

      (4)   For any request for parking adjustments, the project applicant shall indicate parking and traffic demand measures to be implemented to reduce parking need and trip generation. Measures may include, but are not limited to: limiting "assigned" parking to one space per residential unit, providing for Caltrain and/or other transit passes, or other measures to encourage transit use or to reduce parking needs. The program shall be proposed to the satisfaction of the director, shall include proposed performance targets for parking and/or trip reduction, and shall designate a single entity (property owner, homeowners association, etc.) to implement the proposed measures. Monitoring reports shall be submitted to the director not later than two years after building occupancy and again not later than five years after building occupancy, noting the effectiveness of the proposed measures as compared to the initial performance targets and suggestions for modifications if necessary to enhance parking and/or trip reductions.

   (e)   Density, FAR, and Height Bonus Provisions

   The following provisions are intended to allow for increased density, FAR, height, and other development bonuses upon construction of additional below market rate (BMR) housing units. The bonus allowances shall be allowed subject to the following limitations:

      (2)   The following BMR bonuses shall be considered and may be approved upon rezoning to the PTOD district:

      (3)   The provisions of this section are intended to address the density bonus requirements of state law within the PTOD District. The maximum bonus density available under this section shall be the greater of the bonus density allowed under this chapter or under the city’s density bonus provisions contained in Chapter 18.15.

   In addition to the standards for development prescribed above, all Housing Development Projects in the PTOD combining district shall comply with the objective design standards outlined in Chapter 18.24, as defined therein. 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.

   (a)   Contextual and Compatibility Criteria

   Development in a pedestrian and transit oriented development combining district shall be responsive to its context and compatible with adjacent development, and shall promote the establishment of a pedestrian and transit oriented neighborhood.

      (1)   Context.

         (A)   "Context" as used in this section is intended to indicate relationships between the site's development to adjacent street types, surrounding land uses, and on-site or nearby natural features, such as creeks or trees. Effective transitions to these adjacent uses and features are strongly reinforced by Comprehensive Plan policies.

         (B)   The word "context" should not be construed as a desire to replicate existing surroundings, but rather to provide appropriate transitions to those surroundings. "Context" is also not specific to architectural style or design, though in some instances relationships may be reinforced by an architectural response.

      (2)   Compatibility.

         (A)   Compatibility is achieved when the apparent scale and mass of new buildings is consistent with the intent of achieving a pedestrian and transit oriented neighborhood, and when new construction shares general characteristics and establishes design linkages with the overall pattern of buildings so that the visual unity of the street is maintained.

         (B)   Compatibility goals may be accomplished through various means, including but not limited to:

            (i)   the siting, scale, massing, and materials;

            (ii)   the rhythmic pattern of the street established by the general width of the buildings and the spacing between them;

            (iii)   the pattern of roof lines and projections;

            (iv)   the sizes, proportions, and orientations of windows, bays, and doorways;

            (v)   the location and treatment of entryways;

            (vi)   the shadow patterns from massing and decorative features; and

            (vii)   the treatment of landscaping

   (b)   Context-Based Design Considerations and Findings

   In addition to the findings for architectural review contained in Section 18.76.020(d) of the Zoning Ordinance, the following additional findings are applicable in the California Avenue Pedestrian and Transit Oriented Development Combining District, as further illustrated on the accompanying diagrams:

      (1)   Pedestrian and Bicycle Environment.

   The design of new projects shall promote pedestrian walkability, a bicycle friendly environment, and connectivity through design elements such as:

   A.   Connectivity for pedestrians and cyclists with external and internal (if any) streets, pathways, or bike facilities (See Figure 1-1);

      (2)   Street Building Facades.

   Street facades shall be designed to provide a strong relationship with the sidewalks and the street(s), to create an environment that supports and encourages pedestrian activity through design elements such as:

      (3)   Massing and Articulation.

   Buildings shall be designed to minimize massing and provide for articulation and design variety through elements such as:

      (4)   Low-Density Residential Transitions.

   Where new projects are built adjacent to existing lower-scale residential development, care shall be taken to respect the scale and privacy of adjacent properties through:

      (5)   Project Open Space.

   Private and public open space shall be provided so that it is usable for the residents, visitors, and/or employees of a site.

      (6)   Parking Design.

   Parking needs shall be accommodated but shall not be allowed to overwhelm the character of the project or detract from the pedestrian environment, such that:

      (7)   Large (multi-acre) Sites.

   Large (in excess of one acre) sites shall be designed so that street, block, and building patterns are consistent with those of the surrounding neighborhood, and such that:

      (8)   Sustainability and Green Building Design.

   Project design and materials to achieve sustainability and green building design should be incorporated into the project. Green building design considers the environment during design and construction. Green building design aims for compatibility with the local environment: to protect, respect and benefit from it. In general, sustainable buildings are energy efficient, water conserving, durable and nontoxic, with high-quality spaces and high recycled content materials. The following considerations should be included in site and building design:

   (c)   [Reserved]

   Historic resources review, as required in Chapter 16.49 of Title 16 of the Municipal Code, is required for alterations or modifications to any structure designated on the city's Historic Inventory as a Category 1 or Category 2 historic structure as defined in Section 16.49.020 of the Municipal Code or any contributing structure located within a locally designated historic district. The Category 1 or Category 2 designation process for becoming a historic structure is contained in Chapter 16.49 of Title 16 of the Municipal Code.

   (e)   Performance Standards

   All development subject to the PTOD District requirements must also comply with the performance standards outlined in Chapter 18.64 pertaining to noise, lighting, visual, and access impacts.

   Rezoning and review of a site to a pedestrian and transit oriented development (PTOD) combining district shall be made pursuant to the following procedures:

   (a)   Application to apply the PTOD overlay district may be made by an owner of record of any property located or partially located within the PTOD boundary, or may be initiated by vote of the planning and transportation commission or city council;

   (b)   Applications for rezoning shall be made and reviewed in accordance with Chapter 18.80 (Amendments to Zoning Map and Zoning Regulations), including Section 18.80.020 regarding changes in district boundaries. Planning and transportation commission review and city council approval shall establish limits on allowable or required uses (e.g., the types and appropriate mix of uses, including revenue-generating uses) and intensity (e.g., density, floor area ratio, height, site coverage) of development. The specified limitations shall be part of the rezoning and shall be recorded as property restrictions enforceable by the City of Palo Alto. Revisions to these restrictions requires rezoning through the same process, except that the director of planning and development services may determine that a revision is minor and does not materially alter the city council’s restrictions or intent regarding land use and intensity. As used in this subsection, the term “minor” means a change that is of little visual significance, does not materially alter the appearance of previously approved improvements, is not proposed to change the use of the land in question, and does not alter the character of the structure involved. If the cumulative effect of multiple minor changes would result in a major change, a new application for approval of a pedestrian and transit oriented development is required and shall be reviewed by the architectural review board, planning and transportation commission, and/or city council, as determined by the director. Submittal requirements for the PTOD combining district may be supplemented as determined by the director of planning and development services;

   (c)   Applications for amendments to the Comprehensive Plan to designate a site consistent with transit oriented residential development shall be made and reviewed pursuant to the provisions of Section 19.04.080; and

   (d)   Upon approval of rezoning of a property to pedestrian transit oriented development (PTOD) combining district, the project plans shall be submitted as a major architectural review to the architectural review board, who shall review the project for compliance with the architectural review criteria specified in Chapter 18.76 of the Zoning Code, as well as Section 18.34.050 of this chapter. A single preliminary review by the ARB may be allowed in advance of rezoning approval if plans are submitted and reviewed prior to planning commission consideration of the rezoning request.

(Ord. 5494 § 3, 2020: Ord. 4914 § 2 (part), 2006)

   Owners of sites with existing legal non-conforming uses and non-complying facilities within the PTOD boundary may request the application of the PTOD combining district to the site through the rezoning process referenced in Section 18.34.060 above. In applying the PTOD combining district, the use and/or facility would then be subject to the PTOD overlay standards.

(Ord. 4914 § 2 (part), 2006)