Chapter 18.29 — NORTH VENTURA (NV) DISTRICT REGULATIONS

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)

(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)

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)

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
NV-MXL NV-MXM LAND USE NV-R1 NV-R2 NV-R3 NV-R4 NV-MXH NV-PF Subject to Regulations In:
(1)(5) (5)
TABLE 1: PERMITTED AND CONDITIONALLY PERMITTED USES
P = Permitted Use
CUP = Conditional Use Permit Required
TUP = Temporary Use Permit Required
— = Not Permitted
NV-MXL NV-MXM LAND USE NV-R1 NV-R2 NV-R3 NV-R4 NV-MXH NV-PF Subject to Regulations In:
(1)(5) (5)

ACCESSORY AND SUPPORT USES

(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:

Setback lines imposed by a special setback map pursuant to

Minimum Setbacks 18.10.050 Chapter 20.08 of this code may also apply Pepper Ave: 10' to create a 12' effective Street yard (ft) Olive Ave: 10' 18.29.020(b) sidewalk width(1) Olive Ave: 10' Height(ft) 35' 35' Parking Refer to 18.29.070 See regulations in Chapter See regulations in Chapter Other development standards 18.12 18.10 Notes: (1) The effective sidewalk width includes the pedestrian clear zone and landscape/furniture zone as described in PAMC18.24.020.

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 8,500 Site Area (ft2) 70 Site Width (ft) 100 Site Depth (ft)

Minimum Setbacks Park Blvd.: 15' Olive Ave.: 20' Park Blvd.: 15' Ash St.: 5' Ash St: 5'Street Yard (ft) Page Mill Rd: 18.29.020(b) Acacia Ave: 5' sufficient to create a Portage Ave: 5' 12' effective sidewalk width(2)(3) Interior Side Yards (ft) 5' 5' Interior Rear Yards (ft) 10' 10' 50% of frontage built to setback(1)Build-to-Lines 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 10' initial height abutting a site containing a single-family or 45-degree daylight plane angle two- family residential use in a mixed-use district 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 Refer to 18.24.050(b)(1)(C) contain a single-family or two-family residential use Maximum Lot Coverage (%) Base 60 80 Additional area permitted to be covered by covered patios or overhangs otherwise in 5 5 compliance with all applicable laws 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 30 10 Coverage (%)(4) Minimum Usable Open Space (ft2 per unit) 150 150 Minimum Common Open Space (ft2 per 75 75 unit) 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 may be provided above the ground-floor.

TABLE 3: MIXED-USE DEVELOPMENT STANDARDS

Subject to
DEVELOPMENT STANDARD NV-MXL NV-MXM NV-MXH
Regulations In:

TABLE 3: MIXED-USE DEVELOPMENT STANDARDS

Subject to
DEVELOPMENT STANDARD NV-MXL NV-MXM NV-MXH
Regulations In:

Minimum Site Specifications Site Area (ft2) None Required Site Width (ft) Site Depth (ft) Minimum Setbacks

El Camino Real: Park Blvd: 15' sufficient to create a El Camino Real: 12' effective sidewalk sufficient to create a width(1)(2) El Camino 12' effective sidewalk Real: sufficient to width(1)(2) Ash St.: 5' create a 12' effective Oregon Expy/Page Olive Ave.: 10' sidewalk width(1)(2) Mill Street Yard (ft) 18.29.020(b) Portage Ave: 0' Pepper: 10' Rd: sufficient to Pepper Ave: 10' Olive Ave: 10' create a 12' effective Ash St: 5' sidewalk(1)(2) Park Blvd: 15' Lambert Ave: 5' Lambert Ave: 5' Acacia Ave: 5' Portage Ave: 5' Portage Ave: 5' Acacia Ave: 5'

For properties abutting El Camino Real:

Build-to-Lines None 50% of frontage built to setback(1) 33% of side street built to setback(1) 10' for residential 10' for residential Rear Yard (ft) 10' portion/none for portion/none for commercial portion 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 150 per unit 18.16.090 Common) (ft2) 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 Daylight plane height and slope shall be identical to those of the most more residential zoning restrictive residential zoning district abutting the lot line districts Residential Density (net units per acre) Maximum units per acre None Required Minimum units per 3 31 61 acre Floor Area Ratio (FAR) Maximum Residential FAR 0.5:1 2.0:1 3.0:1 Maximum Nonresidential 18.29.050(c) 0.25:1 0.25:1 0.25:1 FAR(4) 18.29.060(c) Minimum Mixed-Use Ground Floor 0.15:1 0.15:1 0.15:1 18.29.050(c) Commercial FAR 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 inChapter 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)

All projects shall comply with the parking and loading standards in PAMCChapters 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)

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)

(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)

(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 toChapter 18.70, including the schedules for required termination of non-conforming uses under Section 18.70.070.

(Ord. 5634 § 2 (part), 2024)

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)