(a) The following tables specify the development standards that shall apply to NV district properties. 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 development standard; however, provisions in other sections may apply as well.
TABLE 1: LOW DENSITY RESIDENTIAL DEVELOPMENT STANDARDS | |||
DEVELOPMENT STANDARD | NV-R1 | NV-R2 | Subject to Regulations In: |
TABLE 1: LOW DENSITY RESIDENTIAL DEVELOPMENT STANDARDS | |||
DEVELOPMENT STANDARD | NV-R1 | NV-R2 | Subject to Regulations In: |
Minimum Setbacks | Setback lines imposed by a special setback map pursuant to Chapter 20.08 of this code may also apply | ||
Street yard (ft) | Pepper Ave: 10' to create a 12' effective sidewalk width(1) Olive Ave: 10' | Olive Ave: 10' | 18.29.020(b) |
Height(ft) | 35' | 35' | |
Parking | Refer to 18.29.070 | ||
Other development standards | See regulations in Chapter 18.12 | See regulations in Chapter 18.10 | |
Notes: (1) The effective sidewalk width includes the pedestrian clear zone and landscape/furniture zone as described in PAMC 18.24.020. | |||
TABLE 2: MULTI-FAMILY RESIDENTIAL & MUTLI-FAMILY RESIDENTIAL MIXED-USE DEVELOPMENT STANDARDS | |||
DEVELOPMENT STANDARD | NV-R3 | NV-R4 | Subject to Regulations In: |
TABLE 2: MULTI-FAMILY RESIDENTIAL & MUTLI-FAMILY RESIDENTIAL MIXED-USE DEVELOPMENT STANDARDS | |||
DEVELOPMENT STANDARD | NV-R3 | NV-R4 | Subject to Regulations In: |
Minimum Site Specifications Site Area (ft2) Site Width (ft) Site Depth (ft) | 8,500 70 100 | ||
Minimum Setbacks | |||
Street Yard (ft) | Park Blvd.: 15' Ash St: 5' Acacia Ave: 5' Portage Ave: 5' | Park Blvd.: 15' Olive Ave.: 20' Ash St.: 5' Page Mill Rd: sufficient to create a 12' effective sidewalk width(2)(3) | 18.29.020(b) |
Interior Side Yards (ft) | 5' | 5' | |
Interior Rear Yards (ft) | 10' | 10' | |
Build-to-Lines | 50% of frontage built to setback(1) 33% of side street built to setback(1) | ||
Maximum Height (ft) | |||
Standard | 45' | 65' | |
Daylight Plane, for side and rear lot lines for sites abutting any NV-R1 or NV-R2 district or abutting a site containing a single-family or two- family residential use in a mixed-use district | 10' initial height 45-degree daylight plane angle | ||
Daylight Plane, for side and rear lot lines for sites abutting any NV-R3, NV-R4, Planned Community, or mixed-use district that does not contain a single-family or two-family residential use | Refer to 18.24.050(b)(1)(C) | ||
Maximum Lot Coverage (%) | |||
Base | 60 | 80 | |
Additional area permitted to be covered by covered patios or overhangs otherwise in compliance with all applicable laws | 5 | 5 | |
Floor Area Ratio (FAR) | |||
Maximum Residential FAR | 1.5:1 | 3.0:1 | |
Maximum Non-residential FAR | 0.15:1 | 0.15:1 | 18.29.050(c) |
Total Mixed-Use FAR | 1.5:1 | 3.0:1 | |
Residential Density (net units per acre) | |||
Maximum units per acre | None | None | |
Minimum units per acre | 16 | 61 | |
Minimum Landscape/Open Space Coverage (%)(4) | 30 | 10 | |
Minimum Usable Open Space (ft2 per unit) | 150 | 150 | |
Minimum Common Open Space (ft2 per unit) | 75 | 75 | |
Minimum Private Open Space (ft2 per unit) | 50 | 50 | |
Landscape Requirements | |||
Parking | Refer to 18.29.070 | ||
Notes: (1) 25-foot driveway access permitted regardless of frontage. (2) No parking or loading space, whether required or optional, shall be located in the first 10 feet adjoining the street property line of any required yard. (3) Any minimum front, street side, or interior yard shall be planted and maintained as a landscaped screen excluding areas required for access to the site. A solid wall or fence between 5 and 8 feet in height shall be constructed along any common interior lot line. (4) Landscape coverage may be provided above the ground-floor. | |||
TABLE 3: MIXED-USE DEVELOPMENT STANDARDS | ||||
DEVELOPMENT STANDARD | NV-MXL | NV-MXM | NV-MXH | Subject to Regulations In: |
TABLE 3: MIXED-USE DEVELOPMENT STANDARDS | ||||
DEVELOPMENT STANDARD | NV-MXL | NV-MXM | NV-MXH | Subject to Regulations In: |
Minimum Site Specifications Site Area (ft2) Site Width (ft) Site Depth (ft) | None Required | |||
Minimum Setbacks | ||||
Street Yard (ft) | Ash St.: 5' Olive Ave.: 10' Portage Ave: 0' Pepper Ave: 10' | El Camino Real: sufficient to create a 12' effective sidewalk width(1)(2) El Camino Real: sufficient to create a 12' effective sidewalk width(1)(2) Pepper: 10' Olive Ave: 10' Ash St: 5' Park Blvd: 15' Lambert Ave: 5' Portage Ave: 5' Acacia Ave: 5' | Park Blvd: 15' El Camino Real: sufficient to create a 12' effective sidewalk width(1)(2) Oregon Expy/Page Mill Rd: sufficient to create a 12' effective sidewalk(1)(2) Lambert Ave: 5' Acacia Ave: 5' Portage Ave: 5' | 18.29.020(b) |
Build-to-Lines | None | For properties abutting El Camino Real: 50% of frontage built to setback(1) 33% of side street built to setback(1) | ||
Rear Yard (ft) | 10' | 10' for residential portion/none for commercial portion | 10' for residential portion/none for commercial portion | |
Rear Yard abutting residential zone district (ft) | 10' | 10' | 10' | |
Interior Side Yard (ft) | 10' | 5' | 5' | |
Build-to-lines | None required | |||
Permitted Setback Encroachments | Refer to Section 18.40.070 | |||
Maximum Setback (ft) | Not applicable | El Camino Real: 10' | El Camino Real: 10' | |
Maximum Lot Coverage (%) | 50 | 100 | 100 | |
Minimum Landscape/Open Space Coverage (%) | 20 | 10 | 10 | |
Usable Open Space (Private and/or Common) (ft2) | 150 per unit | |||
Maximum Height (ft) | ||||
Standard | 35' | 55' | 65' | |
Ground Floor Height | Refer to Section 18.24.060(c)(5)(A) | |||
Daylight Plane for lot lines abutting one or more residential zoning districts | Daylight plane height and slope shall be identical to those of the most restrictive residential zoning district abutting the lot line | |||
Residential Density (net units per acre) | ||||
Maximum units per acre | None Required | |||
Minimum units per acre | 3 | 31 | 61 | |
Floor Area Ratio (FAR) | ||||
Maximum Residential FAR | 0.5:1 | 2.0:1 | 3.0:1 | |
Maximum Nonresidential FAR(4) | 0.25:1 | 0.25:1 | 0.25:1 | 18.29.050(c) 18.29.060(c) |
Minimum Mixed-Use Ground Floor Commercial FAR | 0.15:1 | 0.15:1 | 0.15:1 | 18.29.050(c) |
Total Mixed-Use FAR | 0.5:1(4) | 2.0:1 | 3.0:1 | |
Parking | Refer to 18.29.070 | |||
Notes: (1) No parking or loading space, whether required or optional, shall be located in the first 10 feet adjoining the street property line of any required yard. (2) Any minimum front, street side, or interior yard shall be planted and maintained as a landscaped screen excluding areas required for access to the site. A solid wall or fence between 5 and 8 feet in height shall be constructed along any common interior lot line. (3) The 150-foot measurement may be reduced to 50 feet at minimum, subject to approval by the Planning Director, upon recommendation by the Architectural Review Board pursuant to criteria set forth in Chapter 18.76. (4) As provided in 18.29.060(c), maximum FAR for hotels shall be 2.0:1. Hotel projects in the NV-MXL zone may reach a Total Mixed-Use FAR of 2.0:1. | ||||
(b) Storefront Guidelines
Where active use and retail frontages are required or located within the NV district on the ground floor, the following design standards shall apply:
(1) Exterior windows on the ground floor shall use transparent glazing to the extent feasible. Low-e glass or minimal tinting to achieve sun control is permitted, so long as the glazing appears transparent when viewed from the ground level.
(2) Window coverings are not permitted on the ground floor during typical business hours. Where operations preclude transparency (e.g., theaters) or where privacy requires window coverings, sidewalk-facing frontage shall include items of visual interest including displays of merchandise or artwork; visual access shall be provided to a minimum depth of three feet.
(3) No more than ten percent of the total street-facing building façade or a maximum of twenty-five feet in width, whichever is greater, shall be dedicated to mechanical equipment rooms, parking garage entrances, exit stairs, and other facilities necessary for building operation.
(c) Hotel Regulations
(1) The purpose of these regulations is to allow floor area for development of hotels more than floor area limitations for other commercial uses, to provide a visitor-serving use that results in an enhanced business climate, increased transient occupancy tax and sales tax revenue, and other community and economic benefits to the city.
(2) Hotels, where they are a permitted use, may develop to a maximum FAR of 2.0:1, subject to the following limitations:
(A) The hotel use must generate transient occupancy tax (TOT) as provided in Chapter 2.33 of the Palo Alto Municipal Code; and
(B) No room stays more than thirty days are permitted, except where the city council approves longer stays through an enforceable agreement with the applicant to provide for compensating revenues.
(3) Hotels may include residential condominium use, subject to:
(A) No more than twenty-five percent of the floor area shall be devoted to condominium use; and
(B) No more than twenty-five percent of the total number of lodging units shall be devoted to condominium use; and
(C) A minimum FAR of 1.0 shall be provided for the hotel/condominium building(s); and
(D) Where residential condominium use is proposed, room stays for other hotel rooms shall not exceed thirty days.
(4) Violation of this chapter is subject to enforcement action for stays more than thirty days not permitted under the provisions of this chapter, in which case each day of room stay more than thirty days shall constitute a separate violation and administrative penalties shall be assessed pursuant to Chapters 1.12 and 1.16.
(Ord. 5634 § 2 (part), 2024)