Chapter 18.30 — COMBINING DISTRICTS

Editor's Note

Chapter 18.30, Combining Districts, comprises under one general chapter heading, the city's various combining district regulations, each of which is designated by a letter as being a subchapter.

Chapters:

18.30(A) Retail Shopping (R) Combining District Regulations

18.30(B) Pedestrian Shopping (P) Combining District Regulations

18.30(C) Ground Floor (GF) Combining District Regulations

18.30(D) Hotel (H) Combining District Regulations

18.30(E) Landscape (L) Combining District Regulations

18.30(F) Automobile Dealership (AD) Combining District Regulations

18.30(G) Site and Design (D) Review Combining District Regulations

18.30(H) Floodplain (F) District Regulations

18.30(I) Nonconforming Use Amortization (N) Combining District Regulations

18.30(J) (Reserved)

18.30(K) Workforce Housing (WH) Combining District Regulations

Chapter 18.30(A)

RETAIL SHOPPING (R) COMBINING DISTRICT REGULATIONS

Sections:

18.30(A).010 Specific Purposes

18.30(A).020 Applicability of Regulations

18.30(A).030 Zoning Map Designation

18.30(A).040 Permitted Uses

18.30(A).050 Conditional Uses

18.30(A).055 Design Standards

18.30(A).060 Special Requirements

18.30(A).070 Waivers and Adjustments

18.30(A).010 Specific Purposes

The retail shopping combining district is intended to modify the uses allowed in a commercial district, where applied in combination with such district, to allow only retail, eating and service-oriented commercial development on the ground floors.

(Ord. 3519 § 3 (part), 1984)

18.30(A).020 Applicability of Regulations

The retail shopping combining district may be combined with any commercial district, in accord withChapter 18.08 and Chapter 18.80. Where so combined, the regulations set forth in this chapter shall apply in lieu of the comparable provisions established by the underlying commercial district regulations.

(Ord. 3519 § 3 (part), 1984)

18.30(A).030 Zoning Map Designation

The retail shopping combining district shall apply to properties designated on the zoning map by the symbol "R" within parentheses, following the commercial designation with which it is combined.

(Ord. 3519 § 3 (part), 1984)

18.30(A).040 Permitted Uses

Except to the extent a conditional use permit is required pursuant to Section18.30(A).050, the following uses shall be permitted in an R district:

(a) Eating and drinking services, except drive-in and take-out services.

(b) Personal services, except the following on California Avenue: fitness or exercise studios exceeding 1,800 square feet in gross floor area.

(d) Retail financial services, except drive-in services.

(e) Pet grooming services.

(f) Automobile showroom.

(g) All other uses permitted in the underlying commercial district, provided they are not located on a ground floor.

(Ord. 5642 § 3 (part); 2024: Ord. 5637 § 3 (part), 2024: Ord. 5517 § 7, 2021: Ord. 5407 § 3 (part), 2017: Ord. 5358 § 4, 2015: Ord. 3519 § 3 (part), 1984)

18.30(A).050 Conditional Uses

The following uses may be conditionally permitted in an R district, subject to the issuance of a conditional use permit in accord withChapter 18.76 (Permits and Approval):

(a) All other conditional uses allowed in the underlying commercial district provided they are not located on a ground floor.

(b) Formula retail businesses on California Avenue.

(Ord. 5642, § 3 (part), 2024: Ord. 5637 § 3 (part), 2024: Ord. 5517 § 8, 2021: Ord. 5358 § 5, 2015: Ord. 4826 § 86, 2004: Ord. 3519 § 3 (part), 1984)

18.30(A).055 Design Standards

The following design standards shall apply in the R combining district:

(a) 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.

(b) 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 3 feet.

(Ord. 5407 § 3 (part), 2017)

18.30(A).060 Special Requirements

The following special requirements shall apply in the R retail shopping combining district.

Lawful conforming permitted uses or conditional use operating pursuant to a conditional use permit which were existing on April 26, 1984 may remain as grandfathered uses and shall not require a conditional use permit or be subject to the provisions of Chapter 18.70. Such uses shall be permitted to remodel site improvements on the same site for continual use and occupancy by the same use; provided, that any such remodeling shall not result in increased floor area, shifting of building footprint or building envelope, or increased height, length or any other increase in the size of the improvement, or any increase in the existing degree of noncompliance. The intentional destruction or demolition of more than fifty percent (50%) of the exterior walls by horizontal linear feet at the ground floor, or, for structures not principally supported by exterior bearing walls, fifty percent (50%) of primary structural elements of an improvement (including columns, and structural frames) shall terminate any right to a grandfathered use or conditional use pursuant to this section, even if the reconstructed improvement does not alter the building footprint, height, length, envelope, size, or degree of noncompliance. If a use deemed grandfathered pursuant to this section ceases and thereafter remains discontinued for twelve consecutive months, it shall be considered abandoned and may be replaced only by a conforming use.

A use deemed grandfathered pursuant to this section 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 grandfathered use to a conforming use, shall not thereafter be used except to accommodate a conforming use.

(Ord. 5358 § 6, 2015: Ord. 4826 § 87, 2004: Ord. 4140 § 15, 1993: Ord. 4016 § 29, 1991: Ord. 3519 § 3 (part), 1984)

18.30(A).070 Waivers and adjustments.

(a) The following shall be grounds for a request for waiver or adjustment of this Chapter:

(1) Economic Hardship. An applicant may request that the requirements of this Chapter be adjusted or waived upon a showing that strict

application would result in an unreasonable financial burden on the property.

(2) Alternative Viable Use. An applicant may request that the requirements of thisChapter 18.30(A) be adjusted or waived based on a showing that: the permitted retail or retail-like use is not viable; the proposed alternative use will support the purposes of the combining district and Comprehensive Plan land use designation; and the proposed use will encourage active pedestrian-oriented activity and connections.

(b) Documentation.

The applicant shall bear the burden of presenting substantial evidence to support a waiver or modification request under this section and shall set forth in detail the factual and/or legal basis for the claim, including all supporting technical documentation. Any request under this section shall be submitted to the Planning and Development Services Director together with the fee specified in the municipal fee schedule and an economic analysis or other supporting documentation. A request under this section shall be acted upon by the City Council.

(Ord. 5642, § 3 (part); 2024: Ord. 5637 § 3 (part), 2024: Ord. 5358 § 7, 2015)

Chapter 18.30(B)

PEDESTRIAN SHOPPING (P) COMBINING DISTRICT REGULATIONS

Sections:

18.30(B).010 Special Purposes

18.30(B).020 Applicability of Regulations

18.30(B).030 Zoning Map Designation

18.30(B).040 Use Limitations and Site Development Regulations

18.30(B).010 Special Purposes

The pedestrian shopping combining district is intended to modify the regulations of the CN neighborhood commercial district, the CC community commercial district and the CD commercial downtown district in locations where it is deemed essential to foster the continuity of retail stores and display windows and to avoid a monotonous pedestrian environment in order to establish and maintain an economically healthy retail district.

(Ord. 3792 § 1, 1988: Ord. 3098 § 1, 1978; Ord. 3048 (part), 1978)

18.30(B).020 Applicability of Regulations

The pedestrian shopping combining district may be combined with any CN, CC or CD district, in accord withChapter 18.08 and Chapter 18.80. Where so combined, the regulations established by this chapter shall apply in lieu of, or in addition to, the provisions established by Chapter 18.16 or Chapter 18.18.

(Ord. 3792 § 2, 1988: Ord. 3048 (part), 1978)

18.30(B).030 Zoning Map Designation

The pedestrian shopping combining district shall apply to any site adjacent to designated pedestrian frontage or pedestrian ways shown on the zoning map.

(Ord. 3048 (part), 1978)

18.30(B).040 Use Limitations and Site Development Regulations

(a) Pedestrian Design Features Required

On any site, or portion of a site, adjoining a designated pedestrian sidewalk or pedestrian way, new construction and alterations to existing structures shall be required as determined by the architectural review board, to provide the following design features intended to create pedestrian or shopper interest, to provide weather protection for pedestrians, and to preclude inappropriate or inharmonious building design and siting:

(1) Display windows, or retail display areas;

(2) Pedestrian arcades, recessed entryways, or covered recessed areas designed for pedestrian use with an area not less than the length of

the adjoining frontage times 1.5 feet;

(3) Landscaping or architectural design features intended to preclude blank walls or building faces.

The specific nature and requirements of pedestrian design features shall be determined as part of architectural review pursuant toChapter 18.76 (Permits and Approvals).

(b) Parking and Vehicular Access Restricted

Vehicular access to sites adjoining designated pedestrian sidewalks or pedestrian ways which requires vehicular movement across such pedestrian sidewalks or pedestrian ways shall be prohibited, except where required by law or as may be authorized by a use permit in accord with Chapter 18.76 (Permits and Approvals).

(Ord. 4826 § 88, 2004: Ord. 3792 § 3, 1988: Ord. 3108 § 18, 1979: Ord. 3098 § 2, 1978: Ord. 3048 (part), 1978)

Chapter 18.30(C)

GROUND FLOOR (GF) COMBINING DISTRICT REGULATIONS

Sections:

18.30(C).010 Specific Purpose

18.30(C).020 Permitted Uses

18.30(C).030 Conditional Uses

18.30(C).035 Design Standards

18.30(C).040 Annual Monitoring of Ground Floor Retail Use

18.30(C).050 Waivers and Adjustments

18.30(C).010 Specific Purpose

The ground floor combining district is intended to provide design guidelines and modify the uses allowed in the commercial districts and subdistricts to promote active, pedestrian-oriented uses, with a high level of transparency and visual interest at the ground level. For the purposes of this chapter, “ground floor” means the first floor which is above grade. Where the ground floor combining district is combined with a commercial district, the regulations established by this chapter shall apply in lieu of the uses normally allowed in the underlying district. Except for the regulations relating to uses set forth in this chapter, all other regulations shall be those of the applicable underlying district.

(Ord. 5407 § 4 (part), 2017: Ord. 4098 § 2 (part), 1992)

18.30(C).020 Permitted Uses

(a) The following uses shall be permitted in the GF combining district, subject to restrictions in Section18.40.180:

(1) Eating and drinking;

(2) Hotels;

(3) Personal services, except the following on parcels with frontage on University Avenue: fitness and exercise studios exceeding 3,000 square

feet in gross floor area;

(4) Retail services;

(5) Theaters;

(6) Travel agencies;

(7) Commercial recreation up to 5,000 square feet in gross floor area, except for parcels with frontage on University Avenue;

(8) Retail financial services, except drive-in services;

(9) Pet grooming services;

(10) Automobile showroom;

(11) All other uses permitted in the underlying district, provided such uses are not on the ground floor.

(b) Elimination or conversion of basement space currently in retail or retail-like use or related support purposes is prohibited.

(c) Entrance, lobby, or reception areas serving non-ground floor uses may be located on the ground floor to the extent reasonably necessary, provided they do not interfere with the ground floor use(s), and subject to the approval of the Director.

(Ord. 5642 § 4, 2024: Ord. 5637 § 4 (part), 2024: Ord. 5517 § 9, 2021: Ord. 5407 § 4 (part), 2017: Ord. 4098 § 2 (part), 1992)

18.30(C).030 Conditional Uses

(a) The following uses may be conditionally allowed on the ground floor in the GF ground floor combining district, subject to issuance of a conditional use permit in accord with Chapter 18.76 (Permits and Approvals) and with the additional finding required by subsection (b), subject to restrictions in Section 18.40.160:

(1) Business or trade school;

(2) Commercial recreation over 5,000 square feet in gross floor area or with frontage on University Avenue;

(3) Day care;

(4) General business service;

(5) All other uses conditionally permitted in the applicable underlying district, provided such uses are not on the ground floor.

(b) The director may grant a conditional use permit under this section only if he or she makes the following findings in addition to the findings required by Chapter 18.76 (Permits and Approvals):

(1) The location, access or design of the ground floor space of the existing building housing the proposed use, creates exceptional or extraordinary circumstances or conditions applicable to the property involved that do not apply generally to property in the same district.

(2) The proposed use will not be determined to the retail environment or the pedestrian-oriented design objectives of the GF combining district.

(c) Any use conditionally permitted pursuant to this section shall be effective only during the existence of the building that created the exceptional circumstance upon which the finding set forth in subsection (b) was made.

(Ord. 5637 § 4, 2024: Ord. 5517 § 10, 2021: Ord. 5407 § 4 (part), 2017: Ord. 4826 §§ 94, 95, 2004: Ord. 4098 § 2 (part), 1992)

18.30(C).035 Design Standards

Where the GF combining district is combined with the CD-C subdistrict, the following design standards shall apply:

(Ord. 5407 § 4 (part), 2017)

18.30(C).040 Annual Monitoring of Ground Floor Retail Use

A downtown retail vacancy rate and use survey shall be prepared annually in September of each year, and a report shall be prepared conveying that information to the Planning and Transportation Commission and City Council prior to the end of the year. The purpose of the survey is to assess changes in retail use in the downtown zones. The vacancy rate shall address all areas zoned CD-C or GF in downtown.

(Ord. 5407 § 4 (part), 2017: Ord. 5065 § 3, 2009)

18.30(C).050 Waivers and Adjustments

(a) The following shall be grounds for a request for waiver or adjustment of this Chapter:

(1) Economic Hardship. An applicant may request that the requirements of this Chapter be adjusted or waived upon a showing that strict

application would result in an unreasonable financial burden on the property.

(2) Alternative Viable Use. An applicant may request that the requirements of thisChapter 18.30(C) be adjusted or waived based on a showing

that: the permitted retail or retail-like use is not viable; the proposed alternative use will support the purposes of the combining district and Comprehensive Plan land use designation; and the proposed use will encourage active pedestrian-oriented activity and connections.

(b) Documentation.

(Ord. 5642 § 4, 2024: Ord. 5637 § 4 (part), 2024)

Chapter 18.30(D)

HOTEL (H) COMBINING DISTRICT REGULATIONS

Sections:

18.30(D).010 Specific Purposes

18.30(D).020 Applicability of Regulations

18.30(D).030 Zoning Map Designation

18.30(D).040 Site Development Regulations.

18.30(D).050 Special Requirements

18.30(D).010 Specific Purposes

The hotel combining district is intended to modify the regulations of the research, office and limited manufacturing (ROLM), research park (RP), and general manufacturing (GM) districts to permit hotels in those districts and to develop to specified maximum floor area ratios, upon rezoning to the (H) combining district, and subject to site and design review.

(Ord. 5035 § 4 (part), 2009: Ord. 3890 § 14 (part), 1989)

18.30(D).020 Applicability of Regulations

The combining district may be combined with a ROLM, RP, or GM district, in accord withChapter 18.20 of the Zoning Ordinance. Where so combined, the floor area regulations established by this chapter shall apply in lieu of the comparable provisions established by the underlying ROLM, RP, or GM district.

(Ord. 5035 § 4 (part), 2009: Ord. 3890 § 14 (part), 1989)

18.30(D).030 Zoning Map Designation

The hotel combining district shall apply to properties designated on the zoning map by the symbol "H" within parentheses, following the research, office or limited manufacturing (ROLM), research park (RP), or general manufacturing (GM) designation with which it is combined.

(Ord. 5035 § 4 (part), 2009: Ord. 3890 § 14 (part), 1989)

18.30(D).040 Site Development Regulations

The site development regulations of Chapter 18.20 (ROLM, RP and GM), whichever is applicable, shall apply except for the following:

(a) Floor Area Ratio. The maximum floor area ratio (FAR) for hotel use shall be 2.0 to 1 in the ROLM, RP and GM districts.

(b) Site and design review pursuant to Chapter 18.30(G) shall apply to all proposed hotel uses with a FAR in excess of 0.6 to 1.

(Ord. 5035 § 4 (part), 2009: Ord. 3890 § 14 (part), 1989)

18.30(D).050 Special requirements.

Hotels in the CC(H) or CS(H) District shall be permitted to develop beyond the density otherwise permitted in the CC or CS District, whichever is applicable, up to a maximum 0.6 to 1 floor area ratio, only upon issuance of a conditional use permit in accord with Chapter 18.76 (Permits and Approvals), and subject to site and design review in accord with Chapter 18.30(G).

(Ord. 4826 § 89, 2004: Ord. 3890 § 14 (part), 1989)

Chapter 18.30(E)

LANDSCAPE (L) COMBINING DISTRICT REGULATIONS

Sections:

18.30(E).010 Specific Purposes

18.30(E).020 Applicability of Regulations

18.30(E).030 Zoning Map Designation

18.30(E).040 Use Limitations

18.30(E).010 Specific Purposes

The landscape combining district is intended to provide regulations to ensure the provision of landscaped open space as a physical and visual separation between residential districts and intensive commercial or industrial uses, and in selected locations where landscaped buffers are desirable.

(Ord. 3048 (part), 1978)

18.30(E).020 Applicability of Regulations

The landscape combining district may be combined with any other district established by this title, in accord with the provisions ofChapter 18.08 and Chapter 18.80. Where so combined, the provisions of this chapter shall apply in lieu of the corresponding provisions of the general district with which the landscape combining district is combined.

(Ord. 3048 (part), 1978)

18.30(E).030 Zoning Map Designation

The landscape combining district shall be applied only adjoining site lines or property lines, where consistent with the purposes of this chapter, and shall be designated on the zoning map by the symbol "L" within parentheses, following the general district designation for the district with which it is combined. The dimension of the landscape combining district, measured at right angles to the property line, shall be indicated on the zoning map.

(Ord. 3048 (part), 1978)

18.30(E).040 Use Limitations

(a) Permitted Uses

Within the landscape combining district, permitted uses shall be limited to the following uses only, in lieu of any uses prescribed for the general district:

(1) Landscaping and screen planting;

(2) Such fences or walls adjoining the property line as may be required, by the provisions of the general district regulations.

(b) Conditional Uses

Within the landscape combining district, conditional uses shall be limited to the following uses only, in lieu of any uses prescribed for the general district:

(1) Noncommercial recreational activities and facilities, when conducted primarily in open, unenclosed landscaped areas, and when conducted

accessory to or in association with uses listed as permitted uses or as conditional uses in the general district;

(2) Pedestrian, bicycle, and equestrian pathways, walkways and trails, or vehicular access drives, when serving uses listed as permitted or

conditional uses in the general district.

(Ord. 3048 (part), 1978)

Chapter 18.30(F)

AUTOMOBILE DEALERSHIP (AD)

COMBINING DISTRICT REGULATIONS

Sections:

18.30(F).010 Specific Purposes

18.30(F).020 Applicability of Regulations

18.30(F).030 Zoning Map Designation

18.30(F).040 Permitted Uses

18.30(F).045 Conditional Uses

18.30(F).050 Site Development Regulations

18.30(F).060 Parking and Loading

18.30(F).070 Special Requirements

18.30(F).010 Specific Purposes

The automobile dealership (AD) combining district is intended to modify the regulations of the service commercial (CS) and general manufacturing (GM or GM(B)) districts to create and maintain areas accommodating automobile dealerships primarily engaged in new and used automobile sales and service on a citywide and regional basis. Such uses generally require special parking, access, and outdoor display provisions for customer convenience, servicing of vehicles or equipment, loading or unloading, or parking of commercial service vehicles.

(Ord. 4845 § 3 (Exh. A. (part)), 2004)

18.30(F).020 Applicability of Regulations

The combining district may be combined with a service commercial (CS) district, a general manufacturing (GM or GM(B)) district, or limited manufacturing (LM) zoning district parcels within 1/4 mile of the intersection at San Antonio Road and Bayshore Freeway (Highway 101), but not directly adjacent nor directly opposite (across a street) from a low-density residential (R-1, RE, R-2, RMD) nor residential PC zoning district in accord with Chapters 18.08 and 18.80. Where so combined, the regulations established by this chapter shall apply in lieu of the comparable provisions established by the service commercial district or community commercial district.

(Ord. 4889 § 2, 2006: Ord. 4845 § 3 (Exh. A. (part)), 2004)

18.30(F).030 Zoning Map Designation

The service commercial combining district shall apply to properties designated on the zoning map by the symbol "AD" within parentheses, following the service commercial (CS) or general manufacturing (GM or GM(B)) designation with which it is combined.

(Ord. 4845 § 3 (Exh. A. (part)), 2004)

18.30(F).040 Permitted Uses

The following uses shall be permitted in the (AD) combining district:

(a) Automobile dealerships.

(b) All other uses permitted in the underlying district.

(Ord. 5651 § 8, 2025: Ord. 4845 § 3 (Exh. A. (part)), 2004)

18.30(F).045 Conditional Uses

The following uses may be conditionally permitted in the (AD) district, subject to the issuance of a conditional use permit in accord withChapter 18.76 (Permits and Approval):

(a) All other conditional uses allowed in the underlying district.

(Ord. 5651 § 8, 2025)

18.30(F).050 Site Development Regulations

The site development regulations in this Section 18.30(F).050 apply to automobile dealership uses in the (AD) combining district, in addition to the regulations of the underlying district. Where the regulations of the underlying district conflict with this Section 18.30(F).050, this section shall control.

(a) Floor Area Ratio

(1) The maximum floor area ratio for automobile dealership uses shall be 0.4 to 1.

(2) An additional 0.2:l FAR is permitted exclusively for automobile showroom space, for a total FAR of 0.6:1. “Automobile showroom space” is that area for the display of new automobiles, located only on the first floor and excluding all other uses associated with the automobile dealership including sales office and sale of related merchandise. The director of planning and development services is authorized to determine whether floor area is automobile showroom space, as described above. Floor area used for automobile showroom space shall not be converted to any other use if the total floor area devoted to uses other than automobile showroom space would exceed a floor area ratio of 0.4:1 following the conversion.

(3) Notwithstanding Section 18.04.030(65), the following shall not count toward an automobile dealership's maximum floor area:

a. Parking facilities for required parking related to service and repair areas shall be excluded from the calculation of gross floor area as

provided in Section 18.52.040(b)(2), however, any enclosed or covered parking in excess of this requirement shall count toward total gross floor area;

b. Covered area dedicated to queuing of customer vehicles for drop off and pick up of service vehicles shall be exempt from the calculation of

gross floor area; only one contiguous designated area shall be excluded in a development.

(b) Height

The maximum height shall be fifty feet. Provided, the maximum height for automobile showroom space, as defined in subsection (a)(2) above, shall be twenty feet.

Outdoor sales and display of automobiles and merchandise shall be permitted subject to the following regulations:

(1) Two automobile display pads shall be permitted in the required setback area, including landscaped areas, adjacent to a public right-of-way.

A single automobile display pad shall be no higher than eight feet, measured to the highest point of the automobile on the display pad, and the surface of the display pad area shall be no larger than 175 square feet.

(2) Areas for outdoor sales and display of motor vehicles, other than automobile display pads, shall meet the minimum design standards

applicable to off-street parking facilities with respect to paving, grading, drainage, safety and protective features, lighting, and screening. Striping for parking stalls shall not be required for auto display and storage areas.

(3) Exterior storage shall screened by a solid wall or fence of between five and eight feet in height.

(Ord. 5494 § 3, 2020: Ord. 5406 § 2, 2017: Ord. 4845 § 3 (Exh. A. (part)), 2004)

18.30(F).060 Parking and Loading

Off-street parking and loading facilities shall be required for all automobile dealerships in the (AD) combining district, in accord with Chapters18.52 and 18.54. Where the provisions of Chapters 18.52 and 18.54 conflict with the provisions of this Section 18.30(F).060, this section shall control. The following parking requirements apply to automobile dealerships in the (AD) combining district, in lieu of comparable requirements of Chapters 18.52 and 18.54 and the underlying district:

(a) Auto storage and display areas shall not be required to be striped for parking stall and aisle width.

(b) Areas for customer parking shall be designated.

(Ord. 4845 § 3 (Exh. A. (part)), 2004)

18.30(F).070 Special Requirements

The special requirements in this Section 18.30(F).070 apply to automobile dealership uses in the (AD) combining district, in addition to the regulations of the underlying district. Where the regulations of the underlying district conflict with this Section 18.30(F).070, this section shall control.

(a) Sites abutting or having any portion located within one hundred fifty feet of any RE, R-1, R-2, RM or any PC district permitting single-family development or multifamily development shall be subject to the following additional height and yard requirements:

(1) On any portion of a site in the (AD) combining district which abuts a site in any RE, R-1, R-2, RM or applicable PC district, a minimum

interior yard of ten feet shall be required and a solid wall between five and eight feet in height shall be constructed and maintained along the common site line. The minimum interior yard shall be planted and maintained as a landscaped screen. If the director determines that location and installation of the landscape screen is not practical, such landscaping may be reduced or deleted, if measures are taken to ensure that screening with an eight-foot decorative wall is adequate to mitigate noise and visual impacts to the satisfaction of the director.

(2) On any portion of a site in the (AD) combining district which is opposite from a site in any RE, R-1, R-2, RM or applicable PC district and

separated therefrom by a street, alley, creek, drainage facility, or other open area, a minimum yard of ten feet shall be required. The minimum yard shall be planted and maintained as a landscaped screen, excluding areas required for access to the site. If the director determines that location and installation of the landscape screen is not practical, such landscaping may be reduced or deleted, if measures are taken to ensure that screening with an eight-foot decorative wall is adequate to mitigate noise and visual impacts to the satisfaction of the director.

(3) Sites sharing any lot line with one or more sites in any RE, R-1, R-2, RM or any residential PC district shall be subject to a maximum height

established by a daylight plane beginning at a height of ten feet at the applicable side or rear site lines and increasing at a slope of three feet for each six feet of distance from the side or rear site lines until intersecting the height limit otherwise established for the underlying district.

(b) LM zoning district sites shall be subject to the following additional requirements:

(1) Large deliveries to the dealership, including automobiles or parts shall be delivered, loaded, and unloaded on-site. At no such time shall such deliveries occupy street parking, nor block public or private residential streets in any way.

(2) Vehicle test-driving is prohibited on residential streets.

(3) All development in the areas east of the Bayshore Freeway (Hwy. 101) is subject to the Site and Design Review (D) provisions ofChapter

18.30(G) and shall include performance criteria including, but not limited to lighting, noise, and landscaping. All development is subject to the policies and guidelines outlined in the Baylands Master Plan and in the Site Assessment and Design Guidelines for Palo Alto Baylands Nature Preserve. These policies and guidelines include, but are not limited, to:

a. Maintenance and, where possible, restoration of the environmental quality of the Baylands;

b. Use of materials and colors compatible with the area;

c. Design to preserve the horizon line with low and horizontal elements; and

d. Fencing and signage compatible with the preserve character of the Baylands.

(4) Development in the two LM zones adjacent to the intersection of San Antonio Road and the Bayshore Freeway shall require a conditional

use permit pursuant to Section 18.76.010 ("Conditional Use Permit").

a. For development in the LM zone adjacent to San Antonio Road east of the Bayshore Freeway, a conditional use permit for auto dealership may only be granted on a finding that the design of the proposed improvements and the operation of the proposed use will not be detrimental to the ecological qualities of the Baylands natural areas and will be aesthetically compatible with the character of the Baylands as a regional recreation area and nature preserve.

(Ord. 4889 § 3, 2006: Ord. 4845 § 3 (Exh. A. (part)), 2004)

Chapter 18.30(G)

SITE AND DESIGN (D) REVIEW COMBINING DISTRICT REGULATIONS

Sections:

18.30(G).010 Specific Purposes

18.30(G).020 Applicability of Regulations

18.30(G).030 Zoning Map Designation

18.30(G).040 Design Approval Required

18.30(G).050 Application

18.30(G).055 Application Process

18.30(G).060 Action by Commission

18.30(G).070 Action by Council

18.30(G).080 Term - Expiration.

18.30(G).010 Specific Purposes

The site and design review combining district is intended to provide a process for review and approval of development in environmentally and ecologically sensitive areas, including established community areas which may be sensitive to negative aesthetic factors, excessive noise, increased traffic or other disruptions, in order to assure that use and development will be harmonious with other uses in the general vicinity, will be compatible with environmental and ecological objectives, and will be in accord with the Palo Alto Comprehensive Plan.

(Ord. 3890 § 18, 1989: Ord. 3048 (part), 1978)

18.30(G).020 Applicability of Regulations

The site and design review combining district may be combined with any other district established by this title, in accord with the provisions of Chapter 18.08 and Chapter 18.80. Where so combined, the site and design review process established by this chapter shall apply to all sites. In addition, the provisions of this chapter shall apply to all sites in the OS open space district, and shall apply to all sites in the AC agricultural conservation district.

(Ord. 3048 (part), 1978)

18.30(G).030 Zoning Map Designation

Where combined with any general district other than OS or AC, the site and design review district shall be designated on the zoning map by the symbol "D" within parentheses, following the general district designation for the district with which it is combined.

(Ord. 3048 (part), 1978)

18.30(G).040 Design Approval Required

Site and design approval shall be secured prior to issuance of any permit or other approval for the construction of any building or the establishment of any use on any site within the site and design review combining district, or on any site which is made subject to the provisions of this chapter by an express requirement of any other provision of this code.

(Ord. 3048 (part), 1978)

18.30(G).050 Application

Application for site and design review shall be made to the director and shall be accompanied by the application fee prescribed in the municipal fee schedule. The application shall include the following:

(a) A site plan showing the location of all proposed buildings, structures, planted or landscaped areas, paved areas, and other improvements, and indicating the proposed uses or activities within the site;

(b) Drawings or sketches showing the elevations of all proposed buildings, sufficiently dimensioned to indicate the general scale, height, and bulk of such buildings.

(Ord. 3048 (part), 1978)

18.30(G).055 Application Process

(a) The applicant seeking site and design approval shall initially submit to the planning commission a site plan and elevations as described in Section 18.30(G).050. The plans and elevations may be preliminary in nature but must show all pertinent information requested by the director.

(b) If the planning commission recommends denial, a detailed site plan and elevations consistent with the planning commission recommendation shall be forwarded directly to the city council.

(c) If the planning commission recommends approval, a detailed site plan and elevations consistent with the planning commission recommendation shall be forwarded to the architectural review board for review, except in the case of single-family and accessory uses. The architectural review board shall make a recommendation on the plans and elevations based on the findings for architectural review in Section 18.76.020(d).

(d) The plans and elevations, as approved by the planning commission and the architectural review board, are submitted with recommendations to council for final action.

(Ord. 4826 § 120, 2004: Ord. 3108 § 15, 1979)

18.30(G).060 Action by Commission

Unless the application for design approval is diverted for minor architectural review under Section18.76.020 (b)(3)(E), the planning commission shall review the site plan and drawings, and shall recommend approval or shall recommend such changes as it may deem necessary to accomplish the following objectives:

(a) To ensure construction and operation of the use in a manner that will be orderly, harmonious, and compatible with existing or potential uses of adjoining or nearby sites.

(b) To ensure the desirability of investment, or the conduct of business, research, or educational activities, or other authorized occupations, in the same or adjacent areas.

(d) To ensure that the use will be in accord with the Palo Alto Comprehensive Plan.

(Ord. 5432 § 10, 2018: Ord. 4826 § 121, 2004: Ord. 3048 (part), 1978)

18.30(G).070 Action by Council

To the extent that site and design review is contemplated under this chapter, and upon receipt of the recommendation of the planning commission, the council may approve, modify, or disapprove the proposed plans submitted pursuant to this chapter. No building permit or other permit or approval for building construction or use of the site shall be issued or granted until the plans have been approved by the city council, or by the director of planning and development services as provided in Section 18.76.020(b)(3)(D).

(Ord. 5494 § 3, 2020: Ord. 4826 § 122, 2004: Ord. 3048 (part), 1978)

18.30(G).080 Term - Expiration.

In the event actual construction of the project is not commenced within two years of the effective date of approval thereof, said approval shall expire and be of no further force or effect. Whenever a vesting tentative map is approved or conditionally approved pursuant to Chapter 21.13 of the Palo Alto Municipal Code and the Subdivision Map Act, the approval pursuant to this chapter shall be valid until the expiration of the vesting tentative map, or expiration of development rights under the final map. Applications may be made for extensions, but only in conjunction with applications for extensions of the vesting tentative map or the final vesting map pursuant to Chapter 21.13 and the Subdivision Map Act.

(Ord. 3689 § 5, 1986: Ord. 3048 (part), 1978)

Chapter 18.30(H)

FLOODPLAIN (F) DISTRICT REGULATIONS

Sections:

18.30(H).010 Specific Purposes

18.30(H).020 Applicability of Regulations

18.30(H).030 Permitted Uses

18.30(H).040 Conditional Uses

18.30(H).050 Site Development Regulations

18.30(H).010 Specific Purposes

The F Floodplain district is intended to protect persons and property from the hazards of development in inundated areas or in areas subject to inundation, to protect the community from costs which may be incurred when unsuitable or premature development occurs in such areas, and to allow uses which may be appropriate to such areas.

(Ord. 3048 (part), 1978)

18.30(H).020 Applicability of Regulations

The specific regulations of this chapter and the additional regulations and procedures established by Chapters18.54 to 18.99, inclusive, shall apply to all F floodplain districts.

(Ord. 3048 (part), 1978)

18.30(H).030 Permitted Uses

The following uses shall be permitted in the F floodplain district:

(a) All agricultural uses, except the conduct and maintenance of hog farms;

(b) Extraction of chemicals from seawater, by solar and natural evaporation.

(Ord. 3048 (part), 1978)

18.30(H).040 Conditional Uses

The following uses may be conditionally allowed in the F floodplain district:

(a) Dredging of oyster shells and other deposits;

(b) Any permanent structures shall be subject to issuance of a conditional use permit in accord withChapter 18.76 (Permits and Approvals).

(Ord. 3048 (part), 1978)

18.30(H).050 Site Development Regulations

The following site development regulations shall apply in the F floodplain district:

(a) Site Area. The minimum site area shall be ten acres.

(b) Site Width. The minimum site width shall be three hundred feet.

(d) Front Yard. The minimum front yard shall be fifty feet.

(e) Rear Yard. The minimum rear yard shall be forty feet.

(f) Side Yard. The minimum side yard shall be thirty feet.

(g) Height. The maximum height shall be fifteen feet.

(h) Accessory Facilities and Uses. Regulations governing accessory facilities and uses and governing the application of site development regulations in specific instances are established by Chapter 18.88.

(Ord. 3048 (part), 1978)

Chapter 18.30(I)

NONCONFORMING USE AMORTIZATION (N) COMBINING DISTRICT

Sections:

18.30(I).010 Specific Purposes

18.30(I).020 Applicability of Regulations

18.30(I).030 Requirements for Establishment of District

18.30(I).040 Alternative Schedule for Termination of Nonconforming use

18.30(I).010 Specific Purposes

The nonconforming use amortization combining district is intended to modify the regulations governing required termination of nonconforming uses to promote the timely, simultaneous, and orderly conversion to conforming use in areas having several properties occupied by nonconforming uses.

(Ord. 3048 (part), 1978)

18.30(I).020 Applicability of Regulations

The nonconforming use amortization combining district may be combined with any district, in accord with the provisions ofChapter 18.08 and Chapter 18.80. Where so combined, the provisions of this chapter shall apply to required termination of certain nonconforming uses, in lieu of the comparable provisions of Chapter 18.70.

(Ord. 3048 (part), 1978)

18.30(I).030 Requirements for Establishment of District

The nonconforming use amortization combining district may be established only when the planning commission recommends and the city council makes the following findings:

(a) That the proposed district contains three or more nonconforming uses covering one-third or more of the parcels in a total area not greater than fifty acres, and each parcel containing such use or uses is no greater than two hundred feet from the next parcel containing such use or uses;

(b) That the formation of such district would tend to reduce deterioration, blight, and long-term vacancies in the proposed district;

(c) That the formation of such district would not be injurious to the property or improvements of conforming uses within the proposed district and the immediately surrounding area.

When established, the nonconforming use amortization combining district classification shall be identified on the zoning map by the letter "N" within parentheses, following the general district classification.

(Ord. 3048 (part), 1978)

18.30(I).040 Alternative Schedule for Termination of Nonconforming Use

Upon establishment of a nonconforming use amortization combining district, the planning commission shall recommend and the city council shall adopt a period for required termination for all nonconforming uses within the district subject to termination as provided in Section 18.70.070. Said period shall be the period for required termination of such uses within the district and shall supersede the periods set forth in Section 18.70.070. Any ordinance enacted pursuant to this chapter shall state the applicable period of time on its face. In recommending and adopting such period, the planning commission and city council shall take into consideration, but not be limited to: the nature of construction of the facilities within the district subject to amortization, the ages of such facilities, the nature of the existing zoning, and ability to convert such facilities to accommodate conforming uses.

(Ord. 3048 (part), 1978)

Chapter 18.30(J)

(RESERVED)

Chapter 18.30(K)

WORKFORCE HOUSING (WH) COMBINING DISTRICT REGULATIONS

Sections:

18.30(K).010 Specific purpose

18.30(K).020 Applicability of regulations

18.30(K).030 Definitions

18.30(K).040 Zoning map designation

18.30(K).050 Site development review process

18.30(K).060 Permitted uses

18.30(K).070 Development standards

18.30(K).080 Additional WH combining district regulations

18.30(K).010 Specific Purpose

The purpose of the workforce housing combining district is to incentivize development of new housing that is affordable to the local workforce. This combining district promotes the development of such housing projects located within one-half mile radius of a major fixed-rail transit stop by providing flexible development standards and modifying the uses allowed in the public facilities (PF) district.

(Ord. 5443 § 2 (part), 2018)

18.30(K).020 Applicability of Regulations

The workforce housing combining district may be combined with the public facilities (PF) zoning district set forth inChapter 18.28 of this title, in accord with Chapter 18.08 and Chapter 18.80, on any parcel that is located within one-half mile radius of a major fixed-rail transit station platform with the exception of sites in park use or being used for outdoor recreational purpose or within 25 feet of such a use at the time of adoption of this chapter. Where so combined, the regulations established by this chapter shall apply for workforce housing projects in lieu of the uses allowed and development standards and procedures applied in the underlying PF district. A property owner may elect to use the parcel consistent with the underlying district, in which case the regulations in Chapter 18.28 for the PF district shall apply.

(Ord. 5443 § 2 (part), 2018)

18.30(K).030 Definitions

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

(a) "Workforce housing" means a multi-family rental housing project in which at least 20% of the units, excluding any required below-market-rate units, are affordable to households earning more than 120% of area median income (AMI) up to and including 150% of AMI.

(Ord. 5443 § 2 (part), 2018)

18.30(K).040 Zoning Map Designation

The workforce housing combining district shall apply to properties designated on the zoning map by the symbol "WH" within parentheses, following the public facilities (PF) district designation with which it is combined.

(Ord. 5443 § 2 (part), 2018)

18.30(K).050 Site Development Review Process

All projects shall be subject to architectural review as provided in Section18.76.020 except that projects proposing nine units or more shall be subject to site and design review under Chapter 18.30(G).

(Ord. 5443 § 2 (part), 2018)

18.30(K).060 Permitted Uses

(a) The following uses shall be permitted in the WH combining district:

(1) Workforce housing;

(2) Incidental retail and/or community center space on the ground floor only when provided in conjunction with workforce housing and not to

exceed 10% of the total gross floor area of the site;

(3) All other uses permitted in the underlying district, subject to the development standards for the underlying district.

(b) The uses in subsections (a)(1) and (a)(2) above shall not be used in combination with (a)(3).

(Ord. 5443 § 2 (part), 2018)

18.30(K).070 Development Standards

(a) Where the WH combining district is combined with the public facilities district, the following development standards shall apply for workforce housing projects, including permitted incidental uses, in lieu of the development standards for the underlying PF zoning district:

Table 1

Development Standards

WH Combining District Minimum Site Specifications Subject to regulations in: Site Area (ft) Site Width (ft) None required Site Depth (ft) Setback lines imposed by a special setback map pursuant Minimum Setbacks to Chapter 20.08 of this code may apply

10 feet; may be increased to Front Yard (ft) 20 feet by decisionmaking body (1) Rear Yard (ft) 10'(2) Interior Side Yard 5'(2) Interior Side Yard if abutting residential zoning district (ft) 10'(2) (other than an RM-40 or PC zone) 5 feet; may be increased to 10 Street Side Yard (ft) feet by decisionmaking body (1)

Maximum Site Coverage None Required
Landscape/Open Space
20%(3) Coverage
Usable Open Space(4) 75 square feet (sf) per unit
Maximum Height (ft)
Standard 50'

Portions of a site within 150 ft. of an abutting residential 35' 18.08.030 district (other than an RM-40 (5) or PC zone) Daylight plane height and Daylight Plane for lot lines slope shall be identical to abutting one or more those of the most restrictive residential zoning districts residential zoning district abutting the lot line Maximum Residential None Required Density (net) Maximum Residential Floor Area Ratio (FAR) - 2.0:1 Residential-Only or Mixed Use Projects Maximum Unit Size 750 sf Parking requirements shall be no less than one space per unit or bedroom, whichever is greater. The decisionmaking body may reduce this Vehicle Parking standard based on a parking study. Any incidental retail or community center space shall be subject to the parking requirements outlined in Chapter 18.52. Bicycle parking requirements Bicycle Parking shall be in accordance with

Section 18.52.040.¶

A transportation demand management (TDM) plan shall be required and shall comply with the TDM pursuant to TDM Plan Section 18.52.050(d), associated administrative guidelines, and the decisionmaking body.

Notes:

A 12-foot sidewalk width is required along El Camino Real frontage.
In order to encourage below-grade parking, garage ramps and subterranean structures may encroach into the required setback provided that sufficient landscaping is still provided between the project site and adjacent properties.
Landscape/open space may be any combination of landscaping or private and common open spaces.
Useable open space includes a combination of common and private open space.
Distance shall be measured from the property line of the subject site.

(b) Housing Development Projects shall be subject to objective design standards in Chapter 18.24. Non-Housing Development Projects and Housing Development projects that elect to deviate from one or more objective standards in Chapter 18.24 shall meet the performance criteria outlined in Chapter 18.23, as well as the context-based design criteria outlined in Section 18.13.090 for residential projects, provided that more restrictive regulations may be recommended by the architectural review board and approved by the director, pursuant to Section 18.76.020.

(Ord. 5554 § 27, 2022: Ord. 5548 § 8, 2022: Ord. 5443 § 2 (part), 2018)

18.30(K).080 Additional WH Combining District Regulations

(a) Affordability requirement. At least 20% of the units in a workforce housing project, excluding any required below-market-rate units, shall be affordable to households earning up to and including 150% of area median income (AMI).

(b) BMR provisions applicable. The below market rate housing requirements set forth in Chapter 16.65 of Title 16 of this code shall apply to workforce housing projects. Any BMR units provided will not be counted toward the total number of units in a workforce housing project for purposes of calculating the number of workforce affordable units required under subsection (a) above.

(c) Continued affordability. All workforce housing units provided under subsection (a) above shall be subject to a deed of trust or regulatory agreement recorded against the property for execution by the City Manager in a form approved by the City Attorney, to ensure the continued affordability of the workforce housing units. All workforce housing units shall remain affordable to the targeted income group for 99 years.

(d) Local workforce preference. All residential units within a workforce housing project shall be offered first to eligible households with at least one household member who currently lives or whose place of employment is within a three mile radius of the project or within the City of Palo Alto. If units remain unoccupied after offers are made to this first category, those units shall be offered to eligible households with at least one household member whose place of employment is within one-half mile of a major fixed-rail transit stop.

(Ord. 5443 § 2 (part), 2018)