The purpose of this overlay district is to accommodate the construction of a housing development adjacent to the Stanford Research Park that takes advantage of the site's location on El Camino Real and is compatible with-the adjacent development. It may also include limited commercial uses. This district may be applied to the El Camino Site or the Extended El Camino Site. The underlying zoning shall not apply if the applicant elects to be subject to the AS1 District.
A. AS1 Alternative Development Standards
Permitted uses | Residential: a) multiple-family housing and accessory indoor and outdoor uses customarily incidental to it; b) non-profit or government social services supportive of residential use; c) child care center. In the sale or rental of Required Housing, neither Stanford nor its assignees shall discriminate against households with children or on the basis of the age of renters, buyers, or occupants. |
Non-Residential: a) retail service; b) personal service; c) eating and drinking service including outdoor eating areas incidental to the interior use; d) child care center; e) live/work lofts. | |
Conditionally permitted uses | None |
Site area and dimensions (minimum) | a) Minimum site to be developed is the El Camino Site. b) Site area and dimensions shall include that portion of the site subject to access easements existing as of June 10,2003. |
El Camino Real frontage | a) First floor residential uses shall be set back 13 to 17 feet from property line; a wall no more than four feet high may be placed behind the effective sidewalk to create privacy while maintaining a relationship with the street. Balconies, porches, stairways, and similar elements may extend up to eight feet into the setback. Cornices, eaves, fireplaces, and similar architectural features may extend up to four feet into the setback. b) Non-residential uses and residential uses above commercial uses shall be set back a minimum of five feet from the property line. c) No parking is permitted in the front setback area; structured parking shall not be visible to pedestrians from El Camino Real. d) City may require a right in/right out driveway on El Camino Real. e) A minimum 12-foot wide effective sidewalk, including the public sidewalk, shall be provided and maintained. At least 7 feet of this sidewalk shall be in the public right-of way, with the remainder to be provided on the El Camino Site (or Extended Site). If, however, the sidewalk provided in the public right-of-way is less than 7 feet, the required sidewalk shall be reduced by the same measure. f) To the extent they do not currently exist, street trees shall be provided in the public sidewalk area; a second row of. trees shall be provided in a residential setback area. g) Primary pedestrian orientation for residential uses shall be located on El Camino Real. h) Non-residential uses shall have entrances on El Camino Real or California Avenue (with Extended El Camino Site) or both. |
California Avenue frontage Pertains only to Extended El Camino Site | a) Commercial uses and residential uses which are above commercial uses have no minimum setback. b) Ground floor residential uses shall be set back a minimum of eight feet from the property line. Balconies, porches, stairways, and similar elements may extend up to six feet into the setback. Cornices, eaves, fireplaces, and similar architectural features may extend up to four feet into the setback. c) No surface parking is permitted along the California Avenue frontage, but a curbcut for access to the site is permitted in addition to the existing access easement curbcut. |
Interior side setback | None |
Rear setback | No structures, architectural features, building elements, or surface parking shall be permitted in the portion of the site subject to an access easement as of June 10,2003. Completely below-grade construction may extend under the access easement, provided an underground easement does not prevent this construction. |
Residential density (maximum) | 50 dwelling units per acre of Gross Area, calculated on total site area irrespective of the portion that is devoted to commercial use. No additional density bonus for affordable housing is permitted. |
Gross floor area | Gross floor area shall include all floors of any building measured to the outside surface of the stud walls, and including all of the following; • halls and stairways; • elevator shafts; • service and mechanical equipment areas; • basement, cellar and attic areas deemed by the director of planning and development services to be usable; • any porches, arcades, balconies, courts, .walkways, breezeways or similar features when located above the ground floor and used for required access; and • permanently roofed areas, either partially enclosed or unenclosed, building features used for sales, service, display, storage or similar uses. Gross floor area shall not include: • parking facilities accessory to permitted uses on the site, (excluding area used for storage, mechanical equipment, and other uses as noted above); • unroofed exterior areas accessible to the general public and not devoted to sales, service, display, storage or similar uses, including, but not limited to areas above podium parking; • roofed arcades, balconies, plazas, courts, walkways, porches, breezeways, porticos, and similar features that are 50% or less enclosed by exterior walls • areas designated for resource conservation such as trash compactors, recycling and thermal storage facilities. |
Floor area ratio (maximum) of gross floor area to Gross Area of site | Mixed Use: 2.0 to 1 Residential: 1.75 to 1 Non-residential: 0.25 to 1, as part of mixed use development |
Site coverage (maximum) | One hundred percent of the site |
Building height (maximum) | 50 feet, measured pursuant to Section 18.04.030(b)(67) of the 2003 Rules. |
Daylight plane | None required |
Multiple family design guidelines | Chapter 18.28 of the 2003 Rules shall not apply. |
Parking Except as otherwise provided in this chapter, parking shall be governed by Chapter 18.83 of the 2003 Rules. | Residential: 2- or more bedroom units: 2 spaces, 1 of which must be covered; the spaces may be tandem 1 -bedroom: 1.5 spaces, one of which must be covered Studio units: 1 covered space Guest parking: 0.25 covered spaces per dwelling unit |
Non-residential: 1 space for each 200 square feet of gross floor area Bicycle parking and loading spaces: As required by Chapter 18.83.120 of the 2003 Rules. As part of Architectural Review of a project on the site, total required parking may be reduced by up to twenty percent by the Director upon a finding that the reduced parking will be adequate for the project. | |
Usable open space | a) Total: A minimum of twenty percent of the gross site area. b) Privale: No minimum amount or dimensions. Private open space should be considered where feasible although it is not required for each dwelling unit nor is there a minimum size requirement when it is provided. Design of private open space is flexible and can include, but is not limited to: patios, decks, balconies and French balconies. c) Common: No minimum amount or dimensions. d) "Usable open space" is an outdoor or unenclosed space located on the ground or roof of a structure, or the top of podium parking, or a balcony, deck, porch, patio or terrace, designed and accessible for outdoor living, recreation, pedestrian access, landscaping, or a required yard. It does not include parking areas, (whether covered or uncovered) driveways, roads, or utility or service areas. e) The Site may include open space areas with an Ldn in excess of 60 dB, but they shall not be counted towards required common or private "usable open space" unless they are sited, .designed, and constructed to reduce the maximum Ldn to 60 dB. |
Signs | Commercial signs shall be permitted in accordance with the South El Camino Real Design Guidelines |
Architectural Review. The City shall limit its architectural review as provided in Section 6.4.10 of the Development Agreement. The South El Camino Real Design Guidelines approved by the Architectural Review Board on June 6,2002 are the only applicable local design standards for this site. | |
B. AS1 Alternative Base Zoning Standards
At the applicant's option, the El Camino Site in its entirety, or the Extended El Camino Site, may be developed in compliance with the RM-40 High Density Multiple Family Residential District, (including Chapter 18.28) under the 2003 Rules as more particularly described in the Development Agreement.
C. Zoning if Alternative Site Needed
If, after a building permit has been issued. for the construction of an approved project under the AS1 Overlay District on the El Camino Site, it is determined to be an Infeasible Site because of environmental contamination, then, under the conditions and in the manner described in Section 6.4.2 of the Development Agreement, Stanford may have the AS1 Overlay District removed from its lands and the previous zoning restored.
(Ord. 5494 § 3, 2020: Ord. 4871 § 3 (Exh A [part]), 2005)