A Context-Based Design Code for Pedestrian & Transit-Oriented Development RAIL~VOLUTION NOVEMBER 2006
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1 A Context-Based Design Code for Pedestrian & Transit-Oriented Development RAIL~VOLUTION NOVEMBER 2006
2 Palo Alto Zoning Ordinance Update. Project Overview City of Palo Alto
3 Palo Alto Zoning Ordinance Update. Project Overview City of Palo Alto Population: 58,000 Between San Francisco and San Jose Adjacent to Stanford University Silicon Valley: high-tech focus Vibrant downtown (University Avenue) Attractive but expensive housing Pedestrian and bicycle friendly Two transit (commuter train) stations Virtually built out
4 Palo Alto Zoning Ordinance Update. Project Overview Zoning Ordinance Update Initiated in 2002 Van Meter Williams Pollack and Kevin Gardiner & Associates of San Francisco, and Urbsworks of Portland, OR Emphasis on form-based zoning (later rechristened context-based design ) Pedestrian designation added to Transit Oriented
5 Palo Alto Zoning Ordinance Update. Comprehensive Plan Mandate Comprehensive Plan Mandates ISSUES: Transit-Oriented Zoning to serve existing transit Form-Based Zoning to be included in update of Zoning Ordinance
6 Zoning Ordinance Update. Pedestrian/Transit Oriented Development (PTOD) Issues Papers Transit Oriented Development Mixed Use Floor Area Ratio Compatibility View Corridors Sustainability Parking Design
7 Zoning Ordinance Update. Pedestrian/Transit Oriented Development (PTOD) Virtual Tour - Local References Reference Lists and Project Sheets Project Sheets
8 Zoning Ordinance Update. Pedestrian/Transit Oriented Development (PTOD)
9 California Avenue Overlay District Impetus: City Council changes existing zoning to push along PTOD; two Housing Element sites with active development applications effected
10 California Avenue Overlay District Aerial of California Avenue District
11 California Avenue Overlay District California Avenue District PTOD Overlay Zone 2,000 ft radius 15 minute walk
12 California Avenue Overlay District California Avenue District PTOD Overlay Zone Area: 84 acres Land Use Mix: 2,000 ft radius Commercial 19.9% Residential 18.1% Indust/General Manufacturing 23.3% 15 minute walk Mixed Uses & PC s 27.9% Public 10.8%
13 California Avenue Overlay District California Avenue District PTOD Overlay Zone Range of parcel sizes: 2,000 ft radius from 5,000 sq ft to 10+ acres No vacant parcels Infill: not a redevelopment Elective overlay - may select either existing zoning or PTOD 15 minute walk
14 Ordinance Features A hybrid - form-code elements combined with more conventional elements
15 Ordinance Features A hybrid - form-code elements combined with more conventional elements
16 Development Standards Emphasis on: Pedestrian environment Mix of uses Range of housing types Incorporates: Architectural Review Board design criteria Standards from other newly adopted zoning, including area plans
17 Neighborhood Concerns 3 1 2
18 Neighborhood Concerns Responses: Small-Group Meetings Additional Analyses and Studies Relevant Feedback
19 Neighborhood Concerns
20 Neighborhood Concerns 1 Neighborhood #1: Concerns that new development will restrict views, be unattractive, invade privacy, amplify train noise
21 Site Sections Section A Section B Conceptual building
22 Site Sections Section C Section D Conceptual building
23 Context Based Design: Simulations
24 Context Based Design: Simulations
25 Context Based Design: Step V Railroad Adjacency
26 Neighborhood Concerns FRY S SITE Neighborhood #2: Concerns that high density development will decrease property values and lower standard of living 2
27 Context Based Design: Step V Examples
28 Context Based Design: Step V Examples
29 Context Based Design: Step V Examples
30 Context-Based Design: Step V Examples
31 Neighborhood Concerns 3 Neighborhood #3: Concerns about traffic, parking supply and policy, and project design
32 Palo Alto Zoning Ordinance Update. Pedestrian Transit Oriented Development (PTOD) Since Adoption Ordinance adopted September 2006 Pipeline projects have been able to use new zoning standards A toolbox - some standards have been applied to other more general zones, such as Mixed Use
33 More Information Code summary at: City of Palo Alto PTOD website: planning-community/ptod.html
34 QUESTIONS AND DISCUSSION
35 Development Standards Max Dwelling Units: 40 DU/AC (50 DU/AC w/ BMR Bonus) Max FAR: 100% Residential 1.0:1 (1.5:1 w/ BMR Bonus) Mixed-Use 1.25:1 (1.5:1 w/ BMR Bonus) Mixed-Use non-residential cap 0.35 Height: 40 (50 w/ BMR Bonus) Adjacencies to R-1 and R-2: Side yard setback - 6 (R-2) 8 (R-1) Side yard daylight plane height Rear setback - 20 Rear daylight plane Standards 1 Max Dwelling Units: Max FAR: 100% Residential FAR Mixed Use FAR Mixed Use Non- Residential FAR Cap PTOD Ğ California Ave 40 DU/AC 50 DU/AC with bonus BMR 2 1.0:1 1.5:1 w/bonus BMR : w/bonus BMR Hotels 2.0 Height: 40Õ (50Õw/ bonus BMR 2 ) Open Space Minimum area required Minimum dimensions Parking: Parking Adjustments: Setbacks and daylight plane requirements for properties adjacent to R-1 and R-2 zones: Setbacks Daylight Plane 5 or less units: 200 s.f. per unit 6 or more units: 100 s.f. per unit Private open space: 6 feet Common open space: 12 feet Rates established by use, per Section See Section (d) On portion of site that abuts: 1. Interior side yard: 6 feet/8 feet 5 2. Rear yard: 20 feet On portion of site that abuts: 1. Interior side yard: a. Initial height at interior side lot line: 10 feet b. Angle (degrees): Rear yard: a. Initial height at rear setback line: 16 feet b. Angle (Degrees): 45
36 Context Based Design Criteria Considerations and Findings 1. Pedestrian Environment - promote walkability and connectivity. 2. Street Building Facades - promote a strong relationship with sidewalk and street. 3. Massing and Articulation - minimize massing and provide articulation. 4. Low-Density Residential Transitions - respect scale and privacy of adjacent properties. 5. Project Open Space - provide usable open space. 6. Parking Design - Parking design should not overwhelm character of building. 7. Large (multi-acre) Sites - building patterns consistent with surrounding neighborhood. 8. Sustainability - sustainability and green building design should be incorporated 9. Historic Preservation
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