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r¿A~ Sunnyvale. Some of the development standards of these cities are summarized in Attachment 6. The floor area of parking structures is excluded from the calculation of floor area ratio for all districts except those on a portion of Woodside Rd. and EI Camino where structured parking above grade is included in the floor area. Inclusion of structured parking in the FAR encourages parking to be built underground and on parking lots which is a more appropriate arrangement along EI Camino and Woodside Road where it is important to control the mass of the building because often these buildings abut residences. FAR Recommendation . Throughout the City: A floor area ratio of 70 percent is recommended for the CG, CG-R (except along EI Camino Real and Woodside Road), and IR Districts. A floor area ratio of 40 percent is recommended for the IP district. Parking lots and garages will not be counted toward FAR. . EI Camino Real and Woodside Road between EI Camino Real and Woodside Road: As an interim measure along EI Camino Real and Woodside Road in the CG/CG-R district, the following is recommended: >- a maximum FAR of 40 percent for exclusively commercial uses; ~ a maximum FAR of 70 percent for mixed (residential and commercial) use developments providing; ~ a use permit and planned development permit are obtained, >- the 70 percent FAR will apply to the commercial portion of a mixed use development, and its enclosed parking at, and above grade, but not to housing, >- the residential portion conforms to the standards of the R-5 zoning district. The planned development permit is recommended because it allows for flexibility in the application of some development standards. These measures are recommended to encourage housing by providing for three incentives: . a higher FAR for the commercial portion of the development, . housing will not be counted in the calculation of FAR, . shared parking. The existing ordinance has a generous provision for shared parking. 2. Permitted and Conditionally Permitted Uses. Staff recommends that the Council establish the ability to evaluate the use and set conditions of approval to mitigate adverse impacts of offices with 10,000 square feet or more by requiring use permits in the CG, CG-R, CBR, CN, IR and IP districts as shown in the attached ordinance. The requirement for a conditional use permit stems from an effort to be consistent with the California Environmental Quality Act (CEQA) and to allow discretionary review of larger projects. (The 10,000 square foot threshold is taken from CEQA.) Currently, most office uses are classified as a permitted use in the zoning ordinance. When office is a permitted use it is often difficult to conduct an environmental review because no discretionary review is required. There is no ability to set conditions on the 5 r-".-T