Chapter 18.29

Palo Alto Zoning Code · 2026-06 edition · ingested 2026-07-06 · Palo Alto

NORTH VENTURA (NV) DISTRICT REGULATIONS

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

18.29.010 Purpose

The purpose of the North Ventura district is to implement the vision and framework of the North Ventura Coordinated Area Plan (NVCAP) through use regulations and development standards.

(Ord. 5634 § 2 (part), 2024)

18.29.020 Applicability of Regulations

(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)

18.29.030 Zoning Districts

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)

18.29.040 Definitions

For the purposes of this chapter, the following definitions shall apply:

(a) “Street yard” means a yard adjoining a street lot line and may also be a front lot line.

  • (Ord. 5634 § 2 (part), 2024)

18.29.050 Permitted Uses

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

TABLE 1: PERMITTED AND CONDITIONALLY PERMITTED USES TABLE 1: PERMITTED AND CONDITIONALLY PERMITTED USES TABLE 1: PERMITTED AND CONDITIONALLY PERMITTED USES TABLE 1: PERMITTED AND CONDITIONALLY PERMITTED USES TABLE 1: PERMITTED AND CONDITIONALLY PERMITTED USES TABLE 1: PERMITTED AND CONDITIONALLY PERMITTED USES TABLE 1: PERMITTED AND CONDITIONALLY PERMITTED USES TABLE 1: PERMITTED AND CONDITIONALLY PERMITTED USES TABLE 1: PERMITTED AND CONDITIONALLY PERMITTED USES 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 - 18.40
18.10.080
18.12.080
Accessory Dwelling Unit & Junior
Accessory Dwelling Unit when accessory
to primary and permitted residential use		 P P P P P P P - 18.09
Home Occupations, when accessory to
permitted residential use		 P P P P P P P P 18.42
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)]

OFFICE USES(2) OFFICE USES(2) OFFICE USES(2) OFFICE USES(2) OFFICE USES(2) OFFICE USES(2) OFFICE USES(2) OFFICE USES(2) OFFICE USES(2) 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 - - - - - - 18.42.180
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) 18.40.160, 18.29.050(c)
Personal Services and Retail Services of
a neighborhood- serving nature		 - - P P P P P CUP (3) 18.40.160, 18.29.050(c)
Liquor stores - - - - - P P - 18.40.160, 18.29.050(c)
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 - 18.40.160
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 - 18.29.050(a), 18.29.060(b)
General Business Services - - - - P P P - 18.29.050(a), 18.29.060(b)
Hotels - - - - - P P - 18.40.160, 18.16.060(d)
Personal Services - - - - P P P - 18.40.160, 18.29.050(c),
18.29.060(b)
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 - - - - 18.42.050
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 November 21, 2024 and as of such date, were neither nonconforming 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 November 21, 2024 or thereafter;

(C) Occupy a space that was vacant on November 21, 2024; or

(D) Are located in new or remodeled ground floor area built on or after November 21, 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)

18.29.060 Development Standards

(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

TABLE 1: LOW DENSITY RESIDENTIAL DEVELOPMENT STANDARDS TABLE 1: LOW DENSITY RESIDENTIAL DEVELOPMENT STANDARDS TABLE 1: LOW DENSITY RESIDENTIAL DEVELOPMENT STANDARDS 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 mayalso apply		 18.10.050
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 thepedestrian 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

TABLE 2: MULTI-FAMILY RESIDENTIAL & MUTLI-FAMILY RESIDENTIAL MIXED-USE DEVELOPMENT STANDARDS TABLE 2: MULTI-FAMILY RESIDENTIAL & MUTLI-FAMILY RESIDENTIAL MIXED-USE DEVELOPMENT STANDARDS TABLE 2: MULTI-FAMILY RESIDENTIAL & MUTLI-FAMILY RESIDENTIAL MIXED-USE DEVELOPMENT STANDARDS 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 SiteSpecifications
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' 18.29.100
**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-familyresidential 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 unitsper acre)
Maximum unitsper acre None None
Minimum unitsper 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 18.40.130
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 maybeprovided above theground-floor.

TABLE 3: MIXED-USE DEVELOPMENT STANDARDS

TABLE 3: MIXED-USE DEVELOPMENT STANDARDS TABLE 3: MIXED-USE DEVELOPMENT STANDARDS TABLE 3: MIXED-USE DEVELOPMENT STANDARDS TABLE 3: MIXED-USE DEVELOPMENT STANDARDS 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 SiteSpecifications
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)		 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
commercialportion		 10' for residential
portion/none for
commercialportion
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 18.16.090
Maximum Height(ft) 18.29.100
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 unitsper acre)
Maximum unitsper 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)

18.29.070 Parking and Loading

All projects shall comply with the parking and loading standards in PAMC Chapters 18.52 and 18.54, unless a parking reduction is permitted pursuant to state law. If a reduction in automobile parking is permitted under Government Code Section 65863.2, a project will be subject to the requirement to provide electric vehicle spaces and accessible parking spaces that would have otherwise applied to the development if Government Code Section 65863.2 did not apply.

(Ord. 5634 § 2 (part), 2024)

18.29.080 Context-Based Design Criteria and Objective Design Standards

In addition to the development standards prescribed in 18.29.050, all Housing Development Projects shall comply with the objective standards outlined in Chapter 18.24, as defined herein. All other developments, and Housing Development Projects that elect to deviate from one or more objective design standards in Chapter 18.24, shall meet the Context Based Design Criteria, as determined by the Director pursuant to the Architectural Review process. In the event of any conflict between the development standards established in this Chapter and those established in Chapter 18.24, the NVCAP standards shall prevail.

  • (a) Multiple Family Context-Based Design Criteria

Refer to Section 18.13.060 for the Context Based Design Criteria.

  • (b) Mixed-Use and Commercial Context-Based Design Criteria

Refer to Section 18.16.090 for the Context Based Design Criteria.

(Ord. 5634 § 2 (part), 2024)

18.29.090 Housing Incentive Programs for NV District

(a) Housing development projects in the NV Districts may utilize any Housing Incentive Program or Affordable Housing Incentive Program set forth in Sections 18.14.030 and 18.14.040.

(Ord. 5634 § 2 (part), 2024)

18.29.100 Non-conforming Uses and Non-Complying Facilities

(a) Office Use.

(1) Any office use that is the most recently operating use and any office facility established prior to the effective date of this ordinance may remain as legal and non-conforming use and/or non-complying facility.

(2) The legal and non-conforming office use described in subdivision (a)(1) shall be considered abandoned and may be replaced only by a conforming use if it ceases and thereafter remains discontinued for up to twenty-four consecutive months after the effective date of this ordinance.

(3) A non-conforming office use which is changed to or replaced by a conforming use shall not be reestablished, and any portion of a site or any portion of a building, the use of which changes from a legal non-conforming use to a conforming use, shall not thereafter be used except to accommodate a conforming use.

(4) The legal and non-conforming office use and/or non-complying office facilities shall be permitted to remodel, improve, or replace site improvements on the same site, for continual use and occupancy by the same use, provided such remodeling, improvement, or replacement complies with all of the following:

  • (A) Shall not result in increased floor area.

  • (B) Shall not relocate below grade floor area to above grade portions of the building.

(C) Shall not result in an increase of the height, length, building envelope, building footprint or any other increase in the size of the improvement. For purposes of this section, “building envelope” shall mean the three-dimensional shape and size occupied by an existing building. It is not the maximum, buildable potential of the site.

  • (D) Shall not increase the degree of noncompliance.

(E) The Director may approve minor changes to the building’s footprint, height, length, and the building envelope through Architectural Review of minor aesthetic architectural improvements and to improve pedestrian-orientation provided there is no increase to the degree of any non-complying feature.

(b) Any other uses or facilities rendered non-conforming or non-complying by this Chapter shall be subject to Chapter 18.70, including the schedules for required termination of non-conforming uses under Section 18.70.070.

(Ord. 5634 § 2 (part), 2024)

18.29.110 Transportation Demand Management Plan

A transportation demand management plan shall be required for all new development projects or any projects that meet the conditions listed in PAMC Section 18.52.030(i).

(Ord. 5634 § 2 (part), 2024)