Palo Alto City Zoning Code
CHAPTER 18
14 HOUSING INCENTIVES
18.14.010 Purpose
This chapter implements the regional housing needs strategy (RHNA) of the City's Comprehensive Plan Housing Element to rezone opportunity sites; facilitates housing production; affirmatively furthers fair housing; and provides incentives for housing development, especially below-market rate housing.
(Ord. 5608 § 2 (part), 2024)
18.14.020 Housing Element Opportunity Sites and Focus Areas
This section implements the rezoning required to meet the RHNA in the 2023-2031 Housing Element, pursuant to Appendix D. Regulations identified in Table 1 and Table 2 modify and replace development standards provided in base zoning district and applicable combining district regulations. This section additionally provides regulations for Housing Focus Areas in portions of El Camino Real and in the GM/ROLM districts that further the goals of the Housing Element.
(a) Applicability: This subsection applies to Housing Development Projects, as defined in Cal. Gov’t Code § 65589.5, on Housing Element opportunity sites listed in Appendix D and on sites within the GM/ROLM and El Camino Real Focus Areas depicted in Figure 1 and Figure 3.
(b) Permitted Uses: Refer to the base zoning district and applicable combining districts for allowed uses, except:
(i) Exclusively residential uses are permitted on all Housing Element opportunity sites.
(ii) Combining district use regulations shall not apply to exclusively residential projects on housing opportunity sites designated in Appendix D of the Housing Element to accommodate lower income households.
(iii) Sites zoned to allow mixed use development and are identified in Appendix D of the Housing Element as suitable for lower income households, must be developed with a minimum of two-thirds residential floor area.
(c) Development Standards: Refer to base zoning district and applicable combining districts for development standards except:
(i) Residential uses on R-1 zoned sites (faith-based institutions) shall be subject to the development standards for the RM-30 zoning district, pursuant to Chapter 18.13.040, except that Maximum FAR shall be 1.25 and minimum density shall be 20 units per acre.
(ii) RM-20, RM-30, RM-40, CN, CS, CC, CC(2), CD-C, and CD-N zoned sites as modified by Table 1.
(iii) GM, ROLM, and RP zoned sites as modified by Table 2.
(iv) PF zoned sites shall meet the following development standards:
(A) Downtown sites: CD-C standards, pursuant to Table 1 below.
(B) California Avenue sites: CC(2) standards, pursuant to Table 1 below.
(v) Specific Stanford University-owned sites and El Camino Real Focus Area sites may, as an alternative to State Density Bonus Law, meet base district regulations as modified by Table 3. Housing Development Projects that utilize State Density Bonus Law shall be subject to base district standards or standards provided in Tables 1 and 2, as applicable. Additionally, El Camino Real Focus Area sites shall:
(B) Except as provided in paragraph (C) below, provide at least 20% of total units as on-site below-market rate housing affordable to households earning up to 80% of AMI. This requirement shall apply in place of the basic requirements set forth in Sections 16.65.030 and 16.65.040. The below-market rate units affordable to lower income households and/or their square footage shall be exempt from payment of development impact fees.
(C) Projects proposed on a site for which the Director determines a valid, pending application meets the definition of a “builder’s remedy project” may provide on-site below-market rate housing consistent with “housing for very low, low-, or moderate-income households,” as those terms are defined in Government Code Section 65589.5. This requirement shall apply in place of the enhanced requirements set forth in subdivision (c)(v)(B) above and shall be credited toward fulfillment of the basic requirements set forth in Sections 16.65.030 and 16.65.040. The below-market rate units provided pursuant to this paragraph (C) shall be subject to payment of development impact fees as set forth in Title 16 of this code.
(vi) Combining district design and development standards shall not apply to exclusively residential projects on housing opportunity sites designated in Appendix D of the Housing Element to accommodate lower income households.
Table 1
Housing Element Opportunity Site Development Standards
(Residential and Commercial Mixed Use Districts)
Base Zoning District | Maximum Far(1) |
Minimum Landscape Coverage | Residential Density (du/ac)(4) |
Other Development Standards | ||
Residential | Total
|
Minimum | Maximum
| |||
Base Zoning District | Maximum Far(1) |
Minimum Landscape Coverage | Residential Density (du/ac)(4) |
Other Development Standards | ||
Residential | Total
|
Minimum | Maximum
| |||
CC(2) | 1.5 | 2.0 | (3) | 20 | See base district regulations: 18.16.060 | See base district regulations: 18.16.060 |
CC | 1.25 | 1.25 | (3) | 20 | ||
CS (El Camino Real) | 1.25 | 1.25 | (3) | 20 | ||
CS (Other | 1.25 | 1.25 | (3) | 20 | See HE Appendix D | |
CN (El Camino Real) | 1.25 | 1.25 | 30%(3) | 20 | See base district regulations: 18.16.060 | |
CN (Other) | 1.25 | 1.25 | 30%(3) | 20 | See HE Appendix D | |
CD-C | 2.0 | 2.0 (2) | (3) | 20 | See base district regulations: 18.18.060 | See base district regulations: 18.18.060 |
CD-N | 1.5 | 1.5 | (3) | 20 | See HE Appendix D | |
RP | 1.25 | 1.25 | (3) | 25 | None; 40 du/ac anticipated | See base district regulations: 18.20.040 |
RM-40 | 1.5 | 1.5 | (3) | 31 | See HE Appendix D | See base district regulations: 18.13.040 |
RM-30 | 1.25 | 1.25 | (3) | 20 | ||
RM-20 | 1.25 | 1.25 | See 18.13.040 | 20 | ||
NV-R3 | See base district regulations: 18.29.060, except that maximum height shall be 50', maximum lot coverage shall be 70%, and minimum density shall be 25 du/ac. | |||||
Notes:
(1) Nothing in this table increases the non-residential floor area permitted in any district.
(2) FAR may be increased with transfer of development rights; see Chapter 18.18 for details.
(3) Landscape coverage may be provided above the ground-floor. If standard is not specified, refer to base district regulations.
(4) Where no maximum density is provided in terms of du/ac, maximum density shall be determined by estimating the realistic development capacity of the site based on the objective development standards applicable to the project. Where noted, refer to Housing Element Appendix D: Sites Inventory for specified densities.
Table 2
GM/ROLM Focus Area Development Standards for Housing Development Projects Only
Base Zoning District | Max. FAR | Min. Land- scape Covera ge | Max. Lot Covera ge | Residential Density (du/ac)(2) |
Max. Height | Min. Resi- dential Parking Ratios | Other Develop- ment Standards | ||
Residential | Total (3) |
Min. | Max. | ||||||
GM (Focus Area, Figure 1) | 2.5 | 2.5 | 20%(1) |
70% | 40 | None; 90 du/ac antici- pated | 60 | 1 space per studio/ 1-bed; 1.5 spaces per 2-bed+ | See base district regulatio ns: 18.20.040 |
GM (Other Opportun ity Sites) | 1.5 | 1.5 | 30%(1) |
70% | 25 | None; see HE Appendi x D for antici- pated densities | See 18.20.040 | No change | |
ROLM (Focus Area, Figure 1) | 2.5 | 2.5 | 20%(1) |
70% | 40 | None;90 du/ac antici- pated | 60 | 1 space per studio/ 1-bed; 1.5 spaces per 2-bed+ | |
ROLM (Other Opportun ity Sites) | 1.5 | 1.5 | (1)
|
70% | 25 | None; 50 du/ac antici- pated | 45 | No change | |
Notes:
(1) Landscape coverage may be provided above the ground-floor. If standard is not specified, refer to base district regulations.
(2) These sites do not provide a maximum density in terms of du/ac; however, anticipated densities have been determined by estimating the realistic development capacity of the site based on the objective development standards applicable to the project. Where referenced, the densities specified in Housing Element Appendix D: Sites Inventory represent anticipated densities based on realistic development capacities.
(3) Nothing in this table increases the non-residential floor area permitted in any district.
Table 3
Site-Specific Development Standards (Stanford-Owned Sites & El Camino Real Focus Area)
Location | Pasteur Dr. & 1100 Welch Rd. (1)(3)
(Figure 2) | El Camino Real Focus Area (1)
(Figure 3) |
Location | Pasteur Dr. & 1100 Welch Rd. (1)(3)
(Figure 2) | El Camino Real Focus Area (1)
(Figure 3) |
Minimum Setbacks (feet) | ||
Setback lines imposed by a special setback map pursuant to Chapter 20.08 of this code may apply. | ||
Front (7) | 15 feet | 15 feet 0' - 10' to create a 12' effective sidewalk width |
Rear and Interior Side (8) | See base district regulations: 18.13.040 | Abutting low density residential (RE, R2, NV-R2, RMD), R1, or NV-R1 zone district: 20’ Abutting other residential zone district: 10’ Abutting non-residential zone district: 10’ for residential use; none for non-residential use |
Street Side (7) | 5' | |
Maximum FAR (Total) | 3.5 (Total) | Lot size => 10,000 sq. ft.: 4.0 (Total) Lot size < 10,000 sq. ft.: 3.0 (Total) |
Maximum FAR (Non-Residential) | See base district regulations: 18.13.040 | See base district regulations, except: 1. An additional 5,000 square feet of retail and retail-like uses may be permitted, subject to Total FAR limits. 2. Hotel uses may exceed the base district non-residential FAR provided the project is a Housing Development Project and subject to Total FAR limits. |
Minimum Landscape/Open Space Coverage | See base district regulations (2) | See base district regulations (2) |
Maximum Lot Coverage | 60% | Lot size => 10,000 sq. ft.: 80% Lot size < 10,000 sq. ft.: 70% |
Maximum Density (du/ac) | None | None |
Maximum Height (6) (feet) for residential portion | 85 | Lot size => 10,000 sq. ft.: 85 Lot size < 10,000 sq. ft.: 65 |
Maximum Height (6) (feet) for non-residential portion | 50 | 50, except Hotel uses may reach 85 feet |
Daylight Plane | Sand Hill Rd. frontage only: initial height 60 feet above grade at the Sand Hill Rd. setback line and a 45-degree angle | For lot lines abutting an R1 or NV-R1 zoning district: Initial height: 16 feet, measured at the property line Slope: 45 degrees Other locations: See base district regulations |
Upper Story Step Back | None | El Camino Real frontage above 55 feet in height: minimum 10 foot step-back from lower facade, for a minimum 70% of the facade length. See Figure 4. |
Minimum Usable Open Space | 100 sq. ft./unit (any combination of common and/or private) | 100 sq. ft./unit (any combination of common and/or private) (2) |
Minimum Residential Parking(5) | 0.5 spaces/unit | 1 space/unit (Per AB2097: 0 space/unit within ½ mile of Caltrain) |
Other Development Standards | See base district regulations: 18.13.040 | See base district regulations |
Design Criteria/Standards | Compliance with Objective Design Standards pursuant to 18.24(4) | Streamlined Housing Development Project Review and compliance with Objective Design Standards pursuant to Chapter 18.24 or Architectural Review and compliance with Context-Based Design Criteria pursuant to base district regulations(4). |
Notes:
(1) Site locations as defined in the 2023-2031 Housing Element.
(2) Landscape/open space may be provided above the ground-floor. For sites containing a naturalized creek, up to 50% of the landscape/open space and minimum usable open space requirements may be satisfied by open space within the creek area (as defined by the top of bank).
(3) Housing may be developed in phases and individual phases may not meet all standards. However, upon completion the project as a whole must conform to these standards. Individual parcels shall be deed restricted to address standards that are met in aggregate, but not on a parcel-by-parcel basis. In addition, for each phase, the applicant shall demonstrate, to the satisfaction of the Director, that the overall site is capable of meeting all standards upon completion of the project as a whole.
(4) Except, the following objective design standards shall be modified to meet the realistic capacity identified in the Housing Element:
(a) 18.24.050(b)(5): Diversity of Housing Types shall not apply.
(b) 18.24.060(b)(7): Parking/Loading/Utilities, shall be replaced with the following standard: Above grade structured parking levels facing a public right-of-way or publicly accessible open space/path with the exception of vehicular alleys, shall compose no more than 50% of any public frontage. Garage facades fronting on public right-of-way shall be screened with decorative architectural screening (e.g. perforated metal panels, murals), lined with habitable uses, or screened with landscaping (e.g., green wall, climbing vines).
(c) 18.24.050(b)(1): Upper Floor Step Backs & Daylight Planes shall not apply.
(5) Projects providing fewer than 50% of the parking spaces that would be required under Section 18.52.040 shall develop and implement a transportation demand management plan containing, at a minimum: free transit passes for residents; and provision of outlets appropriate spaced for e-bike charging at 20% of bicycle parking spaces.
(6) Railings and parapets shall be excluded from height calculations in this Table 3 only to the extent they are required for health and safety standards in Titles 15 and 16 of this code.
(7) For the purposes of this development standards table, the following definitions apply:
“Abutting” refers to parcels that share a property line, exclusive of parcels with intersecting corners, parcels separated by a street, or parcels under common ownership.
“Lot Size” refers to the total lot area of a proposed project, which may be composed of one or more parcels, generally under common ownership, which may include parcels developed in phases over time.
“Front Setback” for properties on El Camino Real means the setback from El Camino Real.
“Street Side Setback” for properties on El Camino Real means the setback from a street that intersects El Camino Real.
(8) Below-grade encroachment into rear and interior side setbacks is permitted for the site at 3300 El Camino Real.
Figure 2: Pasteur Drive Focus Area
Figure 3: El Camino Real Focus Area
Figure 4: Upper Story Step Back (El Camino Real Focus Area)
(Ord. 5657 § 2, 2025: Ord. 5634 § 3, 2024: Ord. 5608 § 2 (part), 2024)
18.14.030 Housing Incentive Program
(a) Purpose
The housing incentive program modifies base zoning district standards and streamlines review to encourage higher-density multi-family housing production. The program is a local alternative to State Density Bonus Law.
(b) Applicability
The housing incentive program shall apply to the following zoning districts or locations:
(1) Chapter 18.13: RM-20, RM-30, RM-40
(2) Section 18.14.020: GM/ROLM Focus Area (see Figure 1)
(3) Chapter 18.16: CC(2), except the sites at 156-164 California Avenue; CN or CS-zoned sites on El Camino Real, except sites in the Automobile Dealership (AD) Combining District; CS sites on San Antonio Road between Middlefield Road and East Charleston Road
(4) Chapter 18.18: CD(C)
(5) Chapter 18.29: NV-R3, NV-R4, NV-MXL, NV-MXM, NV-MXH, NV-PF
(c) Procedures
The regulations established by this section provide increases in development standards for eligible projects electing to take advantage of the Housing Incentive Program. A property owner may elect to use the site consistent with the underlying zoning district.
The Housing Incentive Program provides flexibility in development standards that allow for a density increase that would in most cases exceed density bonuses under state density bonus law (Government Code Section 65915). Therefore, a project applicant may utilize the provisions of this section as an alternative to use of the state density bonus law implemented through Chapter 18.15 (Density Bonus) of this Title, but may not utilize both this section and state density bonus law. If an applicant utilizes state density bonus law, the provisions of this section shall not apply.
(d) Permitted Uses
The following uses shall be permitted to use the housing incentive program:
(1) Multiple-Family Residential.
(2) In conjunction with a Multiple-Family Residential use, any uses permitted in the underlying district, provided the uses are limited to the ground floor.
(e) Development Standards
For all eligible zoning districts, the housing incentive program shall modify underlying zoning district standards as shown in Table 5. Floor area ratio (FAR) and building height standards are specified in Table 6; unlike the standards in Table 5, these standards vary by zoning district and whether or not a site is classified as an opportunity site listed in Appendix D of the Housing Element.
Table 5
Housing Incentive Program Development Standards
Minimum Site Specifications | Standards for All Eligible Zoning Districts | Subject to regulations in: |
Minimum Site Specifications | Standards for All Eligible Zoning Districts | Subject to regulations in: |
Minimum Setbacks | ||
Front Yard (ft) | Same as underlying district or 10 ft. (whichever is less) | Setback lines imposed by a special setback map pursuant to Chapter 20.08 of this code or imposed to create required effective sidewalk widths apply. |
Rear Yard (ft) | Same as underlying district | |
Rear Yard abutting residential zoning district (ft) | Same as underlying district | |
Interior Side Yard if abutting residential zoning district (ft) | Same as underlying district | |
Street Side Yard (ft) | Same as underlying district or 8 ft. (whichever is less) | |
Maximum Site Coverage | 100% (commercial districts and GM/ROLM Focus Area) 70% (residential districts) | |
Minimum Landscape/Open Space Coverage | Same as underlying district | See 18.14.020 for modified standards applicable to Housing Element Opportunity Sites |
Minimum Usable Open Space | Same as underlying district | |
Maximum Height (ft) | See Table 6 for standards, by zoning district | |
Portions of a site within 50 ft of a low density residential district (RE, R1, NV-R1, R2, NV-R2, RMD) | 35 ft(1) | |
Daylight Plane for lot lines abutting a low density residential district (RE, R1, NV-R1, R2, NV-R2, RMD) | Unless the underlying zoning district standard is more permissive, the daylight plane shall be as follows: Initial height: 16 feet, measured at the property line Slope: 45 degrees | |
Maximum Residential Density (net) | RM-20 Zone (Non-Housing Element Opportunity Site): 40 du/ac All other RM Zones: 60 du/ac, except no density limit if at least 10% of units are 3+ bedrooms All other zones: None. | |
Minimum Commercial FAR | Same as underlying district | See Section 18.40.180 (retail preservation) |
Maximum Total FAR | See Table 6 for standards, by zoning district | |
Minimum Vehicle Parking | 1 space per studio/1-bed 1.5 spaces per 2-bed+ | Additional adjustments to the required ratios may be considered per Chapter 18.52 (Parking). |
TDM Plan | Projects providing fewer than 50% of the parking spaces that would be required under Section 18.52.040 shall develop and implement a transportation demand management plan containing, at a minimum: (1) Free transit passes for residents (one per/unit); (2) At least one on-site short-term residential loading space; (3) Bike repair station; (4) Allocation of 5% of required bike parking spaces to cargo bikes; (5) Provision of outlets appropriate spaced for e-bike charging at 20% of required bicycle parking spaces; and (6) A micromobility program with a fleet equal to 5% of the number of proposed units. | See Chapter 18.52.050(d) for additional TDM that may be required. |
Notes: (1) Distance shall be measured from the property line of the subject site. | ||
Table 6
FAR and Building Height Standards, by Eligible Zoning District
Housing Incentive Program Standards | |||
Maximum FAR(1) |
Maximum Building Height | ||
Non-Housing Element Opportunity Sites | Housing Element Opportunity Sites | ||
Housing Incentive Program Standards | |||
Maximum FAR(1) |
Maximum Building Height | ||
Non-Housing Element Opportunity Sites | Housing Element Opportunity Sites | ||
CC(2) | 2.6 | 3.5 | 60 ft. |
CS (El Camino Real) | 2.85 | 3.5 | 60 ft. |
CS (San Antonio Road between Middlefield Road and East Charleston Road) | 2.0 | 2.0 | 50 ft. |
CN (El Camino Real) | 2.5 | 3.25 | 50 ft. |
CD(C) | 3.0(2) | 3.0(2) | 50 ft. |
RM-40 | 3.0 | 50 ft. | |
RM-30 | 2.5 | 40 ft. | |
RM-20 | 2.0 | 40 ft. | |
GM/ROLM Focus Area) | 3.5 | No change | |
Notes: (1) Nothing in this section increases the non-residential floor area permitted in any district. Maximum Floor Area Ratio shall be increased by 0.5:1 for projects in which at least 10% of all units contain three or more bedrooms. (2) The use of transferable development rights under Section 18.18.080 shall not cause the site to exceed a FAR of 3.0. | |||
(f) Review Process
Housing Development Projects that comply with objective design standards pursuant to Chapter 18.24 (Contextual Design Criteria and Objective Design Standards) shall be subject to streamlined review pursuant to Section 18.77.073. All other projects shall be subject to architectural review as provided in Section 18.76.020. Projects shall not be subject to the requirements of site and design review in Chapter 18.30(G).
(Ord. 5657 § 4, 2025: Ord. 5650 § 2, 2025)
18.14.040 Affordable Housing Incentive Program
(a) Purpose
The affordable housing incentive program is intended to promote the development of 100% affordable rental housing projects by providing flexible development standards, modifying allowed uses, and streamlining the project review process.
(b) Applicability
The affordable housing incentive program shall apply to 100% affordable housing projects in the following zoning districts or locations:
(1) Housing Element Opportunity Sites listed in Appendix D of the Housing Element; or
(2) Properties located within one-half mile of a major transit stop or one-quarter mile of a high-quality transit corridor and zoned CD, CN, CS, and CC, set forth in Chapters 18.16 and 18.18 of this Title, in accord with Chapter 18.08 and Chapter 18.80, but excluding the Town and Country Village Shopping Center, Midtown Shopping Center, and Charleston Shopping Center (unless otherwise allowed by subsection (i)).
(3) Sites eligible for the Housing Incentive Program pursuant to Section 18.14.030(b).
The regulations established by this chapter shall apply for 100% affordable housing projects in lieu of the uses allowed and development standards and procedures applied in the underlying district. A property owner may elect to use the site consistent with the underlying zoning district.
The affordable housing incentive program provides flexibility in development standards that allow for a density increase that would in most cases exceed density bonuses under state density bonus law (Government Code Section 65915). Therefore, a project applicant may utilize the affordable housing incentive program and the provisions of this section as an alternative to use of the state density bonus law implemented through Chapter 18.15 (Density Bonus) of this Title, but may not utilize both the affordable housing incentive program and state density bonuses law. If an applicant utilizes state density bonus law, the regulations in this section shall not apply.
(c) Definitions
For purposes of this chapter, the following definitions shall apply.
(1) "100% affordable housing project" means a multiple-family housing project consisting entirely of for-rent affordable units, as defined in Section 16.65.020 of this code, except for a building manager's unit, and available only to households with income levels at or below 120% of the area median income for Santa Clara County, as defined in Chapter 16.65, and where the average monthly rent, inclusive of a reasonable utilities allowance, does not exceed one-twelfth of 30% of the area median income (100% AMI) for the appropriate household size.
(2) “Major transit stop” and “high-quality transit corridor” as defined in subdivision (b) of Section 21155 of the Public Resources Code.
(d) Review Process
Housing Development Projects that comply with objective design standards pursuant to Chapter 18.24 (Contextual Design Criteria and Objective Design Standards) shall be subject to streamlined review pursuant to Section 18.77.073 (Streamlined Housing Development Project Review). All other projects shall be subject to architectural review as provided in Section 18.76.020. Projects shall not be subject to the requirements of site and design review in Chapter 18.30(G).
(e) Conformance to Other Combining Districts and Retail Preservation
The following requirements shall apply to projects in the AH affordable housing incentive program:
(1) Where applicable, the requirements of Chapter 18.30(A) (Retail Shopping (R) Combining District Regulations), Chapter 18.30(B) (Pedestrian Shopping (P) Combining District Regulations), and Chapter 18.30(C) (Ground Floor (GF) Combining District Regulations), and Pedestrian Shopping (P) Combining Districts shall apply.
(2) Where applicable, the retail preservation requirements of Section 18.40.180 shall apply.
(3) Projects shall not be subject to the requirements of site and design review in Chapter 18.30(G).
(f) Permitted Uses
The following uses shall be permitted to use the AH affordable housing incentive program:
(1) 100% affordable housing projects;
(2) In conjunction with a 100% affordable housing project, provided the uses are limited to the ground floor:
(A) Business or trade school.
(B) Adult day care home.
(C) Office less than 5,000 square feet when deed-restricted for use by a not-for-profit organization.
(D) Any uses permitted in the underlying district.
(g) Conditional Uses
All uses conditionally permitted in the applicable underlying zoning district may be established in a project utilizing the AH affordable housing incentive program: (1) In conjunction with an 100% affordable housing project; (2) subject to issuance of a conditional use permit in accord with Chapter 18.76 (Permits and Approvals); and (3) provided that the uses are limited to the ground floor.
(h) Development Standards
The following development standards shall apply to projects subject to the AH affordable housing incentive program in lieu of the development standards for the underlying zoning district, except where noted below:
Table 1
Development Standards
AH Incentive Program(1) | ||
Minimum Site Specifications | Subject to regulations in: | |
AH Incentive Program(1) | ||
Minimum Site Specifications | Subject to regulations in: | |
Site Area (ft 2) | None required | |
Site Width (ft) | ||
Site Depth (ft) | ||
Minimum Setbacks | Setback lines imposed by a special setback map pursuant to Chapter 20.08 of this code or imposed to create required effective sidewalk widths apply | |
Front Yard (ft) | Same as underlying district or 10 ft. (whichever is less) | |
Rear Yard (ft) | Same as underlying district | |
Rear Yard abutting residential zoning district (ft) | Same as underlying district | |
Interior Side Yard if abutting residential zoning district (ft) | Same as underlying district | |
Street Side Yard (ft) | Same as underlying district or 8 ft. (whichever is less) | |
Build-to-Lines | Same as underlying district | |
Permitted Setback Encroachments | Same as underlying district | |
Maximum Site Coverage | None Required | |
Minimum Landscape/Open Space Coverage | 20%(2) | |
Minimum Usable Open Space | 25 sq ft per unit for 5 or fewer units(2), 50 sq ft per unit for 6 units or more(2) | |
Maximum Height (ft) General Standard (Projects income restricted <120% of AMI) | 50'(4) | |
Lower Income Standard (Projects income restricted <60% of AMI) | 60’(3)(4) | |
Portions of a site within 50 ft of a residential district (other than an RM-40 or PC zone) R1, R-2, RMD, RM-20, or RM-30 zoned property | 35'(5) | |
Daylight Plane for lot lines abutting a low density residential district (RE, R1, NV-R1, R2, NV-R2, RMD) | Unless the underlying zoning district standard is more permissive, the daylight plane shall be as follows: Initial height: 16 feet, measured at the property line Slope: 45 degrees | |
Maximum Residential Density (net) | None Required(3) | |
Maximum Residential Floor Area Ratio (FAR) - Residential Portion of a Project | 2.4:1(3) | |
Maximum Non-Residential FAR | 0.4:1 | |
Maximum Total FAR | 2.4:1(3) | |
Minimum Vehicle Parking | None, within one-half mile of a major transit stop or one-quarter mile of a high- quality transit corridor. 0.5 per unit, all other locations. The Director may modify this standard based on findings from a parking study that show fewer spaces are needed for the project. The required parking ratio for special needs housing units, as defined in Section 51312 of the Health and Safety Code shall not exceed 0.3 spaces per unit. | Adjustments to the required ratios shall be considered per Chapter 18.52 (Parking). |
For Commercial Uses, See Chapters 18.52 and 18.54 (Parking). | ||
TDM Plan | A transportation demand management (TDM) plan shall be required pursuant to Section 18.52.050(d) and associated administrative guidelines | 18.52.050(d) |
Notes: (1) These developments shall be designed and constructed in compliance with the objective design standards in Section 18.24 and meet the performance criteria, general standards, and exceptions outlined in Chapter 18.40. Developments that elect to deviate from one or more objective standards in Chapter 18.24 shall meet the context-based design criteria outlined in Section 18.13.060 for residential-only projects and projects in residential, public facilities, and office, research, and manufacturing zones, Section 18.16.090 for mixed use projects in the CN, CC, and CS districts, and Section 18.18.110 for mixed use projects in the CD district. (2) Landscape coverage is the total area of the site covered with landscaping as defined in Chapter 18.04. For the purposes of this Chapter, areas provided for usable open space may be counted towards the landscape site coverage requirement. Landscape and open space areas may be located on or above the ground level, and may include balconies, terraces, and rooftop gardens. (3) Except on R-1 opportunity sites (owned by faith-based institutions) where maximum FAR of 2.0; maximum residential density of 50 du/ac; and maximum building height of 50 feet apply, regardless of income level. (4) Mixed-use projects that include ground-floor retail or retail-like uses shall receive an additional 5 feet of building height. (5) Distance shall be measured from the property line of the subject site. The Planning Director may recommend a waiver from the transitional height standard. | ||
(Ord. 5650 § 3, 2025)
18.14.050 By Right Status of Qualifying Projects on Specified Housing Opportunity Sites.
(a) Multi-family residential projects on housing opportunity sites shall be a “use by right,” subject to all of the following requirements:
(i) The site is designated in Appendix D of the Housing Element to accommodate lower income households and it is either:
(A) A nonvacant site included in one prior housing element; or
(B) A vacant site that has been included in two or more consecutive, prior housing elements;
(ii) The site was not previously approved to develop a portion of the city’s regional housing need allocation;
(iii) The project restricts at least twenty percent of the units to rents or sales prices affordable to lower income households; and
(iv) The site has sufficient water, sewer, and other dry utilities available and accessible.
(b) “Use by right” shall have the same meaning as provided in Government Code section 65583.2, subdivision (i).
(c) “Lower income households” shall have the same meaning as provided in Health and Safety Code section 50079.5.
(d) Qualifying projects shall be reviewed pursuant to Section 18.77.074.
(Ord. 5615 § 2, 2024: Ord. 5613 § 2, 2024)
18.14.060 By Right Affordable Housing and Supportive Housing Projects.
(a) Affordable Housing on Higher Education and Religious Lands
(1) Notwithstanding any conflicting provision of this Title 18 or the Comprehensive Plan, a qualifying housing development project under California Government Code Section 65913.16 shall be a use by right.
(2) Housing development projects utilizing this section in the R-1 Single-Family Residential District and the Low-Density Residential Districts shall be subject to the development standards for the RM-30 zoning district, except that the maximum floor area ratio (FAR) shall be 1.25.
(3) All housing development projects utilizing this section shall comply with Chapter 18.24 (Contextual Design Criteria and Objective Design Standards).
(b) Supportive Housing in Multi-family and Mixed-use Zones.
(1) Supportive housing shall be a use by-right in zones where multi-family and mixed uses are permitted, including nonresidential zones permitting multi-family uses, if the proposed housing development satisfies all of the requirements of California Government Code Sections 65650-65656.
(2) All housing development projects utilizing this section shall comply with Chapter 18.24 (Contextual Design Criteria and Objective Design Standards).
(c) Provided they comply with the city's objective standards, by-right projects under this section shall not be subject to any discretionary review nor environmental review under the California Environmental Quality Act. By-right projects under this section shall be processed in accordance with Section 18.77.074.
(Ord. 5651 § 5, 2025: Ord. 5646 § 5, 2025)