(a) Properties in the PTOD combining district are subject to the following regulations:
TABLE 2
DEVELOPMENT STANDARDS
DEVELOPMENT STANDARDS
Standards1 | PTOD - California Avenue | PTOD - Downtown [Reserved] |
Standards1 | PTOD - California Avenue | PTOD - Downtown [Reserved] |
Max. Dwelling Units: | 40 DU/AC 2 | |
Max. FAR: | ||
100% Residential FAR | 1.0:1 2 | |
Mixed Use FAR | 1.25:1
23 | |
Mixed Use Non-Residential FAR Cap | Total: 0.35 4 Office and research and development uses: 0.25 FAR | |
Hotels | 2.0 | |
Height: | 40 feet2 | |
Open Space: | ||
Minimum area required (Private or Common) | 5 or fewer units: 200 s.f. per unit 6 or more units: 100 s.f. per unit, subject to Section 18.24.040 | |
Parking: | Rates established by use, per Chs. 18.52 and 18.54 | |
Parking Adjustments: | See
Section 18.34.040(d) | |
Setbacks and daylight plane requirements for properties adjacent to R-1 and R-2 zones: | ||
Setbacks |
On portion of site that abuts: 1. Interior side yard: 6 feet 2. Rear yard: 20 feet | |
Daylight Plane |
On portion of site that abuts: 1. Interior side yard: a. Initial height at interior side lot line: 10 feet b. Angle (degrees): 45 2. Rear yard: a. Initial height at rear setback line: 16 feet b. Angle (degrees): 45 | |
Setbacks and daylight and daylight plane requirements for properties adjacent to Caltrain Right-of-Way: | ||
Setbacks | On portion of site that abuts Caltrain right-of-way: 5 feet (landscaped) | |
Daylight Plane |
On portion of site that abuts Caltrain right-of-way: a. Initial height at property line w/Caltrain right-of-way: 16 feet b. Angle (Degrees): 45 | |
(1) Non-residential development that is not consistent with the mixed-use limitations set forth above, with the exception of hotels, must be developed per the underlying zoning district regulations.
(3) The residential component of the mixed use may not exceed 1.0:1.
(4) The non-residential component of a mixed use project shall not exceed 50% of the total square-footage of the project.
(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:
(A) The project includes a minimum of four residential units;
(B) The average residential unit size is 1,250 square feet or less; and
(C) Not more than one parking space per residential unit shall be assigned or secured, such that other required parking spaces are available to other residents and guests.
(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:
(1) Bonuses are only applicable where below market rate (BMR) units are provided in excess of those required by Palo Alto’s BMR program as set forth in Section 18.14.030(a) and Program H-3.1.2 of the Housing Element. Key elements of the BMR Program include:
(A) Five or more units: Minimum 15% of units must be BMR units;
(B) Five or more acres being developed: Minimum 20% of units must be BMR units; and
(C) BMR units shall meet the affordability and other requirements of Program H-3.1.2 and the city's BMR Program policies and procedures.
(2) The following BMR bonuses shall be considered and may be approved upon rezoning to the PTOD district:
(A) Density Increase: Density may be increased above the maximum base density allowed (40 units per acre), such that at least one additional BMR unit is provided for every three additional market rate units constructed. The resultant density may not exceed fifty units per acre. Density shall be calculated based on the gross area of the site prior to development.
(B) FAR Increase: For projects with a residential density greater than thirty units per acre, the allowable residential FAR may be increased. The FAR increase shall be equivalent to 0.05 for each additional 5% (in excess of the city requirements) of the total number of units that are proposed as BMR units, but may not exceed 50% of the residential FAR prior to the bonus, and may not exceed a total FAR of 1.5.
(C) Height Increase: For projects with a residential density greater than 30 units per acre, the allowable project height may be increased. The height increase shall be equivalent to one foot above the maximum for each additional 5% (in excess of the city requirements) of the total number of units that are proposed as BMR units, but may not exceed a maximum height (50 feet).
(D) Other incentives for development of BMR units, such as reduced setbacks and reduced open space, may be approved where at least 25% of the total units constructed are BMR units and subject to approval by the architectural review board.
(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.
(Ord. 5554 § 28, 2022: Ord. 5373 § 19, 2016; Ord. 5035 § 5, 2009: Ord. 4914 § 2 (part), 2006)