Sections:
18.29.010 Purpose
18.29.020 Applicability of Regulations
18.29.030 Zoning Districts
18.29.040 Definitions
18.29.050 Permitted Uses
18.29.060 Development Standards
18.29.070 Parking and Loading
18.29.080 Context-Based Design Criteria and Objective Design Standards
18.29.090 Housing Incentive Programs for NV District
18.29.100 Non-Conforming Uses and Non-Complying Facilities
18.29.110 Transportation Demand Management Plan
(a) The North Ventura districts shall apply to properties within the NVCAP and designated as North Ventura Coordinated Area Plan within the Palo Alto Comprehensive Plan. Where designated, the regulations set forth in this chapter shall apply in lieu of the comparable provisions established by the underlying zoning district regulations.
(b) Refer to the NVCAP for design guidelines related to streets and buildings in conjunction with the regulations contained within this chapter.
(Ord. 5634 § 2 (part), 2024)
The North Ventura districts shall apply to properties designated on the zoning map by the symbol “NV” in front of the zoning district designation.
The following zoning districts are intended to create and maintain sites for residential, commercial and mixed-use sites:
(a) Single-Family Residential District (NV-R1)
The NV-R1 single-family residential district is intended to create, preserve, and enhance areas suitable for detached dwellings with a strong presence of nature and with open area affording maximum privacy and opportunities for outdoor living and children’s play. Minimum site area requirements are established to create and preserve variety among neighborhoods, to provide adequate open area, and to encourage quality design. Accessory dwelling units, junior accessory dwelling units and accessory structures or buildings are appropriate. Community uses and facilities are allowed to the extent no net loss of housing would result.
(b) Two-Family Residential District (NV-R2)
The NV-R2 two-family residential district is intended to allow a second dwelling unit, under the same ownership as the initial dwelling unit, in areas designated for single-family use or NVCAP by the Palo Alto Comprehensive Plan, under regulations that preserve the essential character of single-family use. Community uses and facilities are allowed to the extent no net loss of housing would result.
(c) Medium Density Multiple-Family Residential District (NV-R3)
The NV-R3 medium density multiple-family residential district is intended to create, preserve and enhance neighborhoods for multiple-family housing with better transition to lower density residential districts. Projects at this density are intended for larger parcels that will enable developments to provide their own parking spaces and to meet their open space needs in the form of garden apartments or cluster developments. While there is no maximum density in the NV-R3 residential district, the NVCAP anticipates realistic development yields ranging from sixteen to thirty dwelling units per acre based on the applicable development standards.
(d) High Density Multiple-Family Residential District (NV-R4)
The NV-R4 high density multiple-family residential district is intended to create, preserve and enhance locations for apartment living at the greater density deemed appropriate for NVCAP. The most suitable locations for this district are along major transportation corridors which are close to mass transportation facilities and major employment and service centers. While there is no maximum density in the NV-R4 residential district, the NVCAP anticipates realistic development yields ranging from sixty-one to one hundred dwelling units per acre based on the applicable development standards.
(e) Low Density Mixed-Use District (NV-MXL)
The purpose of the NV-MXL district is to allow for small-scale commercial and services with limited amount of residential that is compatible with the surrounding development. While there is no maximum density in the NV-MXL district, the NVCAP anticipates realistic development yields ranging from three to seventeen dwelling units per acre.
(f) Medium Density Mixed-Use District (NV-MXM)
The purpose of the NV-MXM district is to allow for a compatible mix of residential and limited commercial. While there is no maximum density in the NV-MXM district, the NVCAP anticipates realistic development yields ranging from thirty-one to seventy dwelling units per acre.
(g) High Density Mixed-Use District (NV-MXH)
The purpose of the NV-MXH district is to allow for a mix of retail, restaurant, entertainment and commercial uses on the ground floor with residential on the upper floors, while maintaining a pedestrian-oriented streetscape. It is intended that the active ground floor retail space required will ensure neighborhood-oriented retail and services are provided within walking distance of high density residential. Ground floor active uses are required along El Camino Real. While no maximum density in the NV-MXH district, the NVCAP anticipates realistic development yields ranging from sixty-one to one hundred dwelling units per acre.
(h) Public Facilities District (NV-PF)
The NV-PF public facilities district is designed to accommodate governmental, public utility, educational, and community service or recreational facilities. Within the North Ventura area, an approximate one-acre portion of the NV-PF district may permit a one hundred percent affordable housing project.
(Ord. 5634 § 2 (part), 2024)
The uses of land allowed by this chapter in each zoning district are identified in the following tables. Land uses that are not listed in the tables are not allowed, except where otherwise noted. Where the last column on the following tables ("Subject to Regulations in") includes a section number, specific regulations in the referenced section also apply to the use; however, provisions in other sections not specifically referenced may apply as well.
TABLE 1: PERMITTED AND CONDITIONALLY PERMITTED USES | |||||||||
P = Permitted Use CUP = Conditional Use Permit Required TUP = Temporary Use Permit Required — = Not Permitted | |||||||||
LAND USE | NV-R1 | NV-R2 | NV-R3 | NV-R4 | NV-MXL (1)(5)
|
NV-MXM (5)
|
NV-MXH | NV-PF | Subject to Regulations In: |
TABLE 1: PERMITTED AND CONDITIONALLY PERMITTED USES | |||||||||
P = Permitted Use CUP = Conditional Use Permit Required TUP = Temporary Use Permit Required — = Not Permitted | |||||||||
LAND USE | NV-R1 | NV-R2 | NV-R3 | NV-R4 | NV-MXL (1)(5)
|
NV-MXM (5)
|
NV-MXH | NV-PF | Subject to Regulations In: |
ACCESSORY AND SUPPORT USES | |||||||||
Accessory facilities and activities customarily incidental to the permitted use | P | P | P | P | P | P | P | - | |
Accessory Dwelling Unit & Junior Accessory Dwelling Unit when accessory to primary and permitted residential use | P | P | P | P | P | P | P | - | |
Home Occupations, when accessory to permitted residential use | P | P | P | P | P | P | P | P | |
Horticulture, Gardening, and Growing of food products for consumption by occupants of a site | P | P | P | P | P | P | P | - | |
EDUCATIONAL, RELIGIOUS, AND ASSEMBLY USES | |||||||||
Private Clubs, Lodges, or Fraternal Organizations, excluding any such facility operated as a business for profit | - | - | - | CUP | CUP | - | - | - | |
Private Educational Facilities | CUP | CUP | CUP | CUP | CUP | P | P | - | |
Religious Institutions | CUP | CUP | CUP | CUP | P | P | P | - | |
OFFICE USES(2) | |||||||||
Administrative Office Services | - | - | - | - | P | P | P | - | 18.29.050(a) |
Medical Offices | - | - | - | - | P | P | P | - | 18.29.050(a) |
Professional and General Business Offices | - | - | - | - | P | P | P | - | 18.29.050(a) |
PUBLIC/QUASI-PUBLIC USES | |||||||||
Community Centers | CUP | CUP | CUP | CUP | - | - | - | CUP (3)
| |
Utility Facilities essential to provision of utility services but excluding construction or storage yards, maintenance facilities, or corporation yards. | CUP | CUP | CUP | CUP | CUP | CUP | CUP | - | |
RECREATION USES | |||||||||
Neighborhood Recreational Centers | - | - | CUP | CUP | - | - | - | CUP(3)
| |
Commercial Recreation | - | - | - | - | CUP | CUP | CUP | CUP(3)
| |
Outdoor Recreation Services | CUP | CUP | CUP | CUP | - | CUP | CUP | CUP(3)
| |
Youth Clubs | - | - | - | - | - | - | - | CUP(3)
| |
RESIDENTIAL USES | |||||||||
Single-Family | P | P | - | - | - | - | - | - | |
Two-Family | P | P | - | - | - | - | - | - | |
Multiple-Family | - | - | P | P | P | P | P | P (4)
| |
Residential Care Homes | P | P | P | P | P | P | P | - | |
RETAIL USES | |||||||||
Eating and Drinking Services, except drive-in and takeout services | - | - | P | P | P | P | P | CUP (3)
| |
Personal Services and Retail Services of a neighborhood- serving nature | - | - | P | P | P | P | P | CUP (3)
| |
Liquor stores | - | - | - | - | - | P | P | - | |
SERVICE USES | |||||||||
Animal Care, excluding boarding and kennels | - | - | - | - | P | P | P | - | 18.29.050(c) |
Convalescent Facilities | - | - | - | CUP | P | P | P | - | |
Day Care Centers | CUP | CUP | CUP | P | P | P | P | - | |
Large Family Day Care Homes | P | P | P | P | P | P | P | P(3) | |
Small Family Day Care Homes | P | P | P | P | P | P | P | P(3) | |
Large Adult Day Care Homes | CUP | CUP | P | P | P | P | P | P(3) | |
Small Adult Day Care Homes | P | P | P | P | P | P | P | P(3) | |
Financial Services | - | - | - | - | P | P | P | - | |
General Business Services | - | - | - | - | P | P | P | - | |
Hotels | - | - | - | - | - | P | P | - | |
Personal Services | - | - | - | - | P | P | P | - | |
AGRICULTURAL AND OPEN SPACE USES | |||||||||
Park uses and uses incidental to park operation | - | - | - | - | - | - | - | P | |
All facilities owned or leased, and operated or used, by the City of Palo Alto, the County of Santa Clara, the State of California, the government of the United States, the Palo Alto Unified School District, or any other governmental agency, or leased by any such agency to another party | - | - | - | - | - | - | - | P | |
Utility Facilities | - | - | - | - | - | - | - | CUP | |
TEMPORARY USES | |||||||||
Temporary Uses | - | - | TUP | TUP | - | - | - | - | |
Farmer’s Markets | - | - | - | - | - | CUP | CUP | - | |
Temporary Parking Facilities, provided that such facilities shall remain no more than five years | - | - | - | - | - | CUP | CUP | CUP (3)
| |
Notes:
(1) For NV-MXL zoning district, the total floor area of non-residential uses permitted and conditionally permitted on a lot shall not exceed 5,000 square feet. (2) For office uses, total floor area of permitted office uses on a lot shall not exceed 5,000 square feet. (3) Provided such use is conducted on property owned by the City of Palo Alto, the County of Santa Clara, the State of California, the government of the United States, the Palo Alto Unified School District, or any other governmental agency, and leased for said uses. (4) Only a 100% Affordable Housing Project is permitted. Development shall follow NV-R4 standards. (5) Ground floor uses shall comply with the ground floor edge framework set forth in NVCAP section 2.3. | |||||||||
(a) Office Use Restrictions
(1) Conversion of Ground Floor Housing and Non-Office Commercial to Office Medical, Professional, and Business offices shall not be located on the ground floor, unless any of the following apply to such offices:
(A) Have been continuously in existence in that space since September 23, 2024 and as of such date, were neither non-conforming nor in the process of being amortized pursuant to Chapter 18.30(I);
(B) Occupy a space that was not occupied by housing, neighborhood business service, retail services, personal services, eating and drinking services, or automotive service on September 23, 2024 or thereafter;
(C) Occupy a space that was vacant on September 23, 2024; or
(D) Are located in new or remodeled ground floor area built on or after September 23, 2024 if the ground floor area devoted to housing, retail services, eating and drinking services, and personal services does not decrease.
(E) Along El Camino Real, the office use has a consistent flow of in-person customers visiting the business, such as a dentist or medical office.
(2) Size Restrictions on Office Uses in the NV District
(A) Total floor area of permitted office uses on a lot shall not exceed 5,000 square feet.
(b) Late Night Use and Activities
Late Night Use and Activities requirements established in Section 18.42.040 shall apply to NV zoning districts.
(c) Active Ground Floor Commercial Uses
The NVCAP requires active ground floor uses along the El Camino Real corridor and encourages active ground floor uses on other designated streets. Active uses are activities and functions that promote social engagement, vitality, and interaction within a community. Refer to NVCAP, Section 2.3 for detailed requirements.
(1) Active ground floor commercial uses generally include retail, personal services, neighborhood business service, and eating and drinking establishments. These may also include other active uses such as daycare, building lobbies, spaces accessory to residential uses such as fitness rooms, workspaces, leasing offices, bicycle facilities (Class I) with direct access to the sidewalk. Office uses may be included only to the extent they are permitted in ground floor regulations, are consistent with 18.29.080(a) and have a regular flow of in-person customers.
(2) Ground floor commercial uses are required for properties with frontage along El Camino Real, as shown in the NVCAP Section 2.3 (Ground Floor Edges).
(3) Ground floor commercial uses shall have a minimum floor to ceiling height of 14 feet.
(4) Retail or retail-like at the ground floor is required at the intersections of El Camino Real and Olive Avenue, and El Camino Real and Portage Avenue.
(5) 100% affordable housing projects are exempt from providing ground floor commercial uses.
(Ord. 5634 § 2 (part), 2024)
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