18.60 shall be applied in a manner consistent with Stanford's rights under the Development Agreement.

Capitalized terms not otherwise defined in thisChapter 18.60 shall be those defined in either the Development Agreement or the 2003 Rules. As used in this chapter, the following definitions shall apply:

(a) "El Camino Site" means the combined leaseholds commonly known as 2450, 2470, and 2500 El Camino Real. "Extended El Camino Site" means the El Camino Site and the leasehold commonly known as 505 California Avenue.

(b) "Gross Area" means the total land area of a site without deductions for streets or easements.

(c) "Mayfield Site" means real property commonly known as 2650, 2700, and 2780 El Camino Real owned by Stanford University and leased to the city for community recreation purposes as provided in the Development Agreement.

(d) "Required Housing" means 250 units of housing that Stanford is required to build under the 2005 Development Agreement.

(e) "Upper California Site" means the Combined leaseholds commonly known as 1451, 1501, and 1601 California Avenue.

(Ord. 4871 § 3 (Exh A [part]), 2005)

These Alternative Standards Districts are only applicable to the sites identified in thisChapter 18.60. Under the terms of the Development Agreement, Stanford may choose to be subject to the AS1 District, or the AS2 District, or neither, or both. However, if Stanford chooses to have the AS2 District apply, it will be applicable to the entire Upper California Site. The AS1 District may be applied to either the entire El Camino Site or the entire Extended El Camino Site. If the AS1 District is initially applied to the El Camino Site, Stanford may later choose to have it apply to. the Extended El Camino Site. The AS3 District applies to the Mayfield Site as a whole.

(Ord. 4871 § 3 (Exh A [part]), 2005)

At the time that application is made to the city for a discretionary review of a Required Housing project on land eligible for development under an AS Alternative Standards Overlay District, the applicant shall file a notice specifying whether it elects to be subject to the applicable Alternative Standards Overlay District. The applicant may rescind its choice of an Alternative Standards Overlay District at any time prior to the issuance of a building permit for construction of the approved project. Definitions and procedures for application of the Alternative Standards shall be those described in the Development Agreement as the Modified 2003 Rules.

(Ord. 4871 § 3 (Exh A [part]), 2005)

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

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

Permitted uses 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 None uses a) Minimum site to be developed is the El Camino Site.

Site area and dimensions b) Site area and dimensions shall include that portion of the (minimum) site subject

to access easements existing as of June 10,2003. 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.

El Camino Real frontage 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.

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,

California Avenue frontage stairways, and similar elements may extend up to six feet into the setback. Cornices, eaves, fireplaces, and similar Pertains only to Extended El architectural features may extend up to four feet into the Camino Site 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 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 Rear setback below-grade construction may extend under the access easement, provided an underground easement does not prevent this construction. 50 dwelling units per acre of Gross Area, calculated on total site Residential density area irrespective of the portion that is devoted to commercial (maximum) use. No additional density bonus for affordable housing is permitted. 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,

Gross floor area 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) Mixed Use: 2.0 to 1 Residential: 1.75 to 1 of gross floor area to Gross Non-residential: 0.25 to 1, as part of mixed use development Area of site Site coverage (maximum) One hundred percent of the site 50 feet, measured pursuant to Section 18.04.030(b)(67) of the Building height (maximum) 2003 Rules. Daylight plane None required Multiple family design Chapter 18.28 of the 2003 Rules shall not apply. guidelines

Residential:

Parking 2- or more bedroom units: 2 spaces, 1 of which must be Except as otherwise provided covered; the spaces may be tandem in this chapter, parking shall be governed by Chapter 18.83 1 -bedroom: 1.5 spaces, one of which must be covered of the 2003 Rules. 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