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<br />~~..\.\ <br /> <br />Projects in the review process which have received an entitlement by virtue of an <br />Architectural Permit (see Attachment 3) and projects subject to a Development Agreement <br />will not be affected by the provisions set forth in the recommended Urgency Interim <br />Ordinance. <br /> <br />Issues <br />Approach <br />Staff recommends that the Council consider urgency measures at this time to moderate <br />development in some of the commercial and industrial zoning districts where a substantial <br />amount of office development is in conflict with the purpose of some Zoning Districts. The <br />options recommended are temporary measures, which address the most immediate issues. <br />The urgency ordinance provides temporary measures while the Planning Commission is able <br />to thoroughly study the issues and make final recommendations to the City Council. The <br />temporary measures are intended to foster a balance of land uses and discourage a one- <br />sided mix of land uses by: <br /> <br />1) linking commercial development along EI Camino and Woodside Rd. to incentives for <br />housing; <br />2) bolstering retail on the first floor in the CBR zone; <br />3) preserving neighborhood commercial districts for neighborhood-serving uses; <br />4) enabling the City to set conditions of approval for offices over 10,000 square feet; <br />5) limiting the development of offices through the application of floor area ratios in <br />industrial and general commercial districts, and <br />6) applying no floor area ratio in downtown districts. <br /> <br />The measures include an Interim Urgency Ordinance amending the Zoning Ordinance to <br />apply new definitions, use permit requirements, size modifications, and improved parking <br />standards. Within 45 days, the Council will officially provide notice to the public and conduct <br />a public hearing on the interim ordinance. In addition, the interim changes to the Zoning <br />Ordinance will be referred to the Planning Commission for a noticed public hearing on <br />amendments to the zoning ordinance, and their recommendations will be sent to the Council. <br />During the Planning Commission process and/or the General Plan update, the City may <br />decide to further change or modify these measures. <br /> <br />Development Standards <br />Changes to various zoning districts involving development standards, uses, the parking <br />requirements for offices, and definitions are described below. The development and parking <br />standards are summarized in the Attachment 4. The proposed language changes for the <br />zoning ordinance are shown in the attached ordinance. <br /> <br />1. Floor area ratio (FAR). <br />Definition and Illustration <br />The floor area ratio was developed as a more refined and adaptable measure of intensity <br />than building coverage. It expresses in one measure instead of several, the mathematical <br />relationship between volume of a building and unit of land. FAR, however, cannot replace <br />more traditional bulk controls entirely. FAR does not replace height controls nor does it <br />regulate the placement of a building on a site. <br /> <br />Floor area ratio is the gross square footage of a building divided by the net square footage <br />of a parcel. It can be expressed as a decimal or as a percentage. Attachment 5 provides <br />more information on FAR. The following nearby cities use floor area ratios as <br />development standards: Menlo Park, Palo Alto, San Mateo, Mountain View, and <br /> <br />4 <br />