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2018-11-19 City Council Agenda Packet
City Council 1 MATERIALS RELATED TO AN ITEM ON THIS AGENDA SUBMITTED TO THE CITY COUNCIL AFTER DISTRIBUTION OF THE AGENDA PACKET ARE AVAILABLE FOR PUBLIC INSPECTION IN THE CITY CLERK’S OFFICE AT PALO ALTO CITY HALL, 250 HAMILTON AVE. DURING NORMAL BUSINESS HOURS. Monday, November 19, 2018 Special Meeting 5:00 PM Agenda posted according to PAMC Section 2.04.070. Supporting materials are available in REVISED Council Chambers the Council Chambers on the Thursday 11 days preceding the meeting. PUBLIC COMMENT Members of the public may speak to agendized items; up to three minutes per speaker, to be determined by the presiding officer. If you wish to address the Council on any issue that is on this agenda, please complete a speaker request card located on the table at the entrance to the Council Chambers, and deliver it to the City Clerk prior to discussion of the item. You are not required to give your name on the speaker card in order to speak to the Council, but it is very helpful. Public comment may be addressed to the full City Council via email at City.Council@cityofpaloalto.org. TIME ESTIMATES Time estimates are provided as part of the Council's effort to manage its time at Council meetings. Listed times are estimates only and are subject to change at any time, including while the meeting is in progress. The Council reserves the right to use more or less time on any item, to change the order of items and/or to continue items to another meeting. Particular items may be heard before or after the time estimated on the agenda. This may occur in order to best manage the time at a meeting or to adapt to the participation of the public. To ensure participation in a particular item, we suggest arriving at the beginning of the meeting and remaining until the item is called. HEARINGS REQUIRED BY LAW Applicants and/or appellants may have up to ten minutes at the outset of the public discussion to make their remarks and up to three minutes for concluding remarks after other members of the public have spoken. Call to Order Closed Session 5:00-7:00 PM Public Comments: Members of the public may speak to the Closed Session item(s); three minutes per speaker. 1. CONFERENCE WITH LABOR NEGOTIATORS City Designated Representatives: City Manager and his Designees Pursuant to Merit System Rules and Regulations (James Keene, Ed Shikada, Kiely Nose, Rumi Portillo, Sandra Blanch, Nicholas Raisch, Tori Anthony, Molly Stump, Terence Howzell, and Michelle Flaherty) Employee Organizations: Service Employees International Union, (SEIU), Local 521 Authority: Government Code Section 54957.6(a) Study Session 7:00-8:00 PM 2.Study Session Regarding Recycled Water Expansion and Other Water Reuse Opportunities 1A. CONFERENCE WITH LEGAL COUNSEL – ANTICIPATED LITIGATION Government Code Section 54956.9(d)(2) and (e)(1) Four Potential Cases 2 November 19, 2018 MATERIALS RELATED TO AN ITEM ON THIS AGENDA SUBMITTED TO THE CITY COUNCIL AFTER DISTRIBUTION OF THE AGENDA PACKET ARE AVAILABLE FOR PUBLIC INSPECTION IN THE CITY CLERK’S OFFICE AT PALO ALTO CITY HALL, 250 HAMILTON AVE. DURING NORMAL BUSINESS HOURS. Agenda Changes, Additions and Deletions City Manager Comments 8:00-8:10 PM Oral Communications 8:10-8:25 PM Members of the public may speak to any item NOT on the agenda. Council reserves the right to limit the duration of Oral Communications period to 30 minutes. Minutes Approval 8:25-8:30 PM 3.Approval of Action Minutes for the October 29 and November 5, 2018 Council Meetings Action Items Include: Reports of Committees/Commissions, Ordinances and Resolutions, Public Hearings, Reports of Officials, Unfinished Business and Council Matters. 8:30-9:30 PM 4.PUBLIC HEARING/QUASI-JUDICIAL. 285 Hamilton Avenue [18PLN-00006]: Recommendation on Applicant's Request for a Text Amendment to Title 18 of the Palo Alto Municipal Code to Allow for Minor Increases in Floor Area to Provide Access to Roof-top Decks on Existing Structures in the Commercial Downtown (Community) CD-C Subdistrict, as Well as a Conditional Use Permit and Architectural Review for a 2,600 Square Foot Roof-top Deck on the Roof of the Existing Commercial Building at 285 Hamilton Avenue. The Planning and Transportation Commission Reviewed and Recommended Approval (4-2) of the Text Amendment and Conditional Use Permit at a Public Hearing on October 10, 2018. Environmental Assessment: Exempt per Sections 15301 and 15305 of the California Environmental Quality Act (CEQA) Guidelines. Zone District: CD-C(GF)(P) 9:30-10:30 PM 5.Finance Committee Recommends the City Council Accept the Utilities Smart Grid Assessment and Utilities Technology Implementation Plan, Including Advanced Metering Infrastructure-based Smart Grid Systems to Serve Electricity, Water, and Natural Gas Utility Customers State/Federal Legislation Update/Action Council Member Questions, Comments and Announcements Members of the public may not speak to the item(s) Adjournment AMERICANS WITH DISABILITY ACT (ADA) Persons with disabilities who require auxiliary aids or services in using City facilities, services or programs or who would like information on the City’s compliance with the Americans with Disabilities Act (ADA) of 1990, may contact (650) 329-2550 (Voice) 24 hours in advance. 3 November 19, 2018 MATERIALS RELATED TO AN ITEM ON THIS AGENDA SUBMITTED TO THE CITY COUNCIL AFTER DISTRIBUTION OF THE AGENDA PACKET ARE AVAILABLE FOR PUBLIC INSPECTION IN THE CITY CLERK’S OFFICE AT PALO ALTO CITY HALL, 250 HAMILTON AVE. DURING NORMAL BUSINESS HOURS. Additional Information Schedule of Meetings Schedule of Meetings Tentative Agenda Tentative Agenda Public Letters to Council 11-12-18 11-19-18 City of Palo Alto (ID # 9731) City Council Staff Report Report Type: Study Session Meeting Date: 11/19/2018 City of Palo Alto Page 1 Summary Title: Recycled Water Study Session Title: Study Session Regarding the Recycled Water Expansion and Other Water Reuse Opportunities From: City Manager Lead Department: Public Works Recommendation This is an informational report to facilitate the Council Study Session discussion on recycled water expansion and other water reuse opportunities. No action by Council will be taken. Executive Summary The Regional Water Quality Control Plant (RWQCP) is a local source of drought-proof, sustainable recycled water, of which only a small fraction is currently used for irrigation and toilet flushing. Investments in pipeline expansions and/or additional treatment facilities would increase the RWQCP’s ability to be a local water source to meet future non -potable and potable demands and decrease Palo Alto’s dependence on imported Tuolumne River water. To the extent wastewater is recycled rather than being discharged to the Bay, it lowers the risk of potential additional treatment costs associated with stricter discharge regulations staff expects to be adopted in the future. Staff continues to explore expanded treated wastewater re-use through the Northwest County Recycled Water Strategic Plan (Strategic Plan). That work has led to discussions with the Santa Clara Valley Water District (District) on a potential new agreement in two areas. First, Palo Alto and its RWQCP partners (Partners) are seeking an 80% cost share from the District for a $16 million dollar facility to remove salt and upgrade the quality of its current recycled water. Secondly, the District is seeking cooperation from the Partners as it studies the potential for sending treated wastewater south of Mountain View, most likely for groundwater recharge (indirect potable reuse). In the spring of 2019, the Strategic Plan will be completed and Council will be briefed on the potential for expanded reuse in the Northwest County. At that time, staff may recommend an alternative use for the water in the form of an agreement with the District to enable pumping treated wastewater from the RWQCP south. This will raise the policy question of how much treated wastewater to reserve for future Northwest County reuse projects. Discussion of that and related policy questions is being initiated at this Study Session. City of Palo Alto Page 2 Staff will provide an overview of reuse possibilities and preliminary results from the Strategic Plan. Staff will then give an update on discussions with the District on the potential agreement noted above. Background Council Policy In November 2016 Council adopted the Sustainability and Climate Action Plan (S/CAP) Framework (Staff Report #7304) including four water-specific goals, all of which have implications for water reuse: 1. Utilize the right water supply for the right use; 2. Ensure sufficient water quantity and quality; 3. Protect the Bay, other surface waters, and groundwater; and 4. Lead in sustainable water management. Two relevant strategies identified in the S/CAP are: 1. Verify ability to meet City’s long-term water needs; and 2. Investigate all potential uses of recycled water. Palo Alto’s Current Water Supply Palo Alto receives 100% of its potable water (about 11,000 acre-feet (AF)1 per year) from the City and County of San Francisco’s Regional Water System (RWS), operated by the San Francisco Public Utilities Commission (SFPUC). This supply is predominantly from the Sierra Nevada, delivered through the Hetch Hetchy aqueducts. About 85% of the supply on the RWS is from the Tuolumne River. The SFPUC allocation to Palo Alto is a qualified 16.57 million gallons per day (MGD). Currently Palo Alto uses less than 10 MGD. On August 20, 2018, Council voted unanimously that the City of Palo Alto “express its support for the State Water Resources Control Board’s (SWRCB) Bay Delta Plan to have 30-50% of unimpaired flow in the San Joaquin Valley enter the Delta from February to June and associated Southern Delta salinity objectives.” Adoption of the Bay Delta Plan would reduce the amount of Tuolumne River water available to RWS customers, including Palo Alto, during dry years. The decision to support the Bay Delta Plan reaffirmed Council’s commitment to reduce the City’s dependence on imported water. Water reuse is one of a limited number of water supply alternatives to imported water. Description of the RWQCP Water Resource The RWQCP treats and discharges wastewater collected from the communities of Palo Alto, Mountain View, Stanford University, Los Altos, Los Altos Hills, and the East Palo Alto Sanitary District. In 2017, the RWQCP treated 23,056 AF, or 7,513 million gallons of wastewater, of which 97% was discharged to the Lower South San Francisco Bay and 3% was treated further to produce high-quality recycled water for non-potable reuse in the City and Mountain View. The RWQCP currently has the treatment capacity to produce 5,040 AF per year, or 4.5 million gallons per day of non-potable reuse water, or 22% of the total wastewater treated in 2017. As 1 Large volumes of water are often measured in acre-feet (one acre of water one foot deep). One acre-foot is equal to 435.6 hundred cubic feet (CCF) of water or 325,828 gallons. City of Palo Alto Page 3 a regional plant, only a portion of the total wastewater treated is owned and available for reuse by the City; this amount is equal to how much wastewater the City sent to the RWQCP for treatment. In 2017, this was 8,565 AF (2,791 million gallons) or 37% of the total flow. More of this wastewater could be used as a local source of sustainable water for the City. Water Reuse Planning In December 2016, Council approved a contract with RMC Water and Environment (now Woodard and Curran) for the development of the Strategic Plan in collaboration with the District (Staff Report #7024). City staff from the Public Works and Utilities Departments have worked closely with the consulting team and the District to evaluate the most effective uses of recycled water inside Palo Alto as well as within the RWQCP service area. All of the work under the Strategic Plan evaluates how best to implement the water-related sustainability goals adopted by the City in the December 2017 Sustainability Implementation Plan (Staff Report #8487). In parallel, the District has been developing a Countywide Water Reuse Master Plan. One alternative under consideration is a water transfer from the RWQCP to the District for use in other parts of the county. City staff and the District are collaborating on potential contract structures for such a transfer, recognizing that no decision has been made regarding the use of that water within Palo Alto or by the other RWCQP partners. Treatment Options Investments in pipeline expansions and/or additional treatment facilities would increase the demand and types of approved uses for the RWQCP recycled water, increasing the RWQCP’s ability to be a local source to meet future non-potable and potable water demands. Since the construction of the current RWQCP recycled water treatment and transmission system, severe droughts and advances in treatment technology have driven regulatory support and municipal demand for the use of recycled water for potable reuse.2 As expected, the treatment requirements for potable reuse are higher than that for non-potable reuse (Figure 1 & Attachment A). Similarly, the regulatory framework for indirect potable reuse is further along than that for direct potable reuse. 2 Recycled water can be treated to a level suitable for non-potable uses like irrigation or toilet flushing, which requires a separate distribution system (purple pipe). This is the most common use. Less commonly, it can be treated by reverse osmosis followed by ultraviolet disinfection and advanced oxidation to a level suitable for potable use. Best practices and regulations are less developed for potable reuse. City of Palo Alto Page 4 Figure 1: Treatment Requirements for Production of Different Types of Water Reuse Recycled Water Distribution System Expansion and the Strategic Plan In August 2018, the Utilities Advisory Commission (UAC) was briefed on the Recycled Water Phase 3 Expansion Business Plan, as a possible expansion opportunity for non-potable reuse being evaluated under the Strategic Plan. Phase 3 is a non-potable water pipeline extending the current recycled water distribution system to the Stanford Research Park. No recommendation regarding Phase 3 was made because the project is only one of many water reuse alternatives being evaluated in the Strategic Plan. In October 2018, the UAC was briefed on water reuse opportunities. No recommendation regarding these water reuse opportunities was made because the Strategic Plan has not been completed. Discussion In the coming months Palo Alto and the RWQCP Partners may recommend approval of an agreement with the District consisting of two parts: 1. Small Salt Removal Plant at the RWQCP The first part concerns the funding of a relatively small salt removal plant to upgrade the quality of the RWQCP’s current recycled water, used principally for irrigation in Mounta in View. In discussions to date, Palo Alto and Mountain View are seeking an 80% cost share from the District for this $16 million facility which would be located at the RWQCP. District staff are currently suggesting a 50% cost share, well below the 80-90% cost share precedent set by agreements between the District and Palo Alto on recent recycled water planning projects. Palo Alto and Mountain View property taxpayers pay a tax for State Water Project (SWP) water, even though Palo Alto receives none and Mountain View receives a small percentage. Therefore, Palo Alto and Mountain View staff believe that the maximum District cost share should be used to partially offset this tax, which is between $1 million City of Palo Alto Page 5 and $2 million per year in Palo Alto alone. Discussion and input from Council on this issue is being sought in this Study Session. Refer to Attachment B for the October 26, 2018 letter from Palo Alto to the District concerning the SWP tax. 2. Potential Transfer of Treated Wastewater to the District for Use South of Mountain View The second part of a potential agreement with the District concerns the District’s interest in a transfer of approximately half of the RWQCP’s treated wastewater for reuse south of Mountain View. The District is seeking a firm water transfer commitment for 40 years, with “off-ramps” before and after the 40 year period. The RWQCP Partners would receive approximately $1 million per year in compensation for the water. This raises a number of policy issues for discussion by Council during this Study Session. The first issue is whether any transfer should be made in light of uncertainties of future water supplies. A regional transfer would require, at a minimum, pipeline infrastructure to transfer the treated wastewater from the RWQCP to somewhere outside of the City. It may also include building a purification facility at the RWQCP that would further treat the recycled water prior to the transfer pipeline, or building a purification facility at the terminus of the transfer pipeline. The purification facility and the transfer pipeline would be paid for by the District. However, a regional transfer, whether the purification facility is constructed in Palo Alto or not, would preclude City and RWQCP Partner use of approximately half of the RWQCP’s treated wastewater for a period of about 40 years, beginning two to ten years from now. While the remaining half of the water is sufficient to meet local needs for the next two to ten years; the longer-term water supply need is much more uncertain given threats to imported water such as climate change and State regulations. If the purification facility is constructed in Palo Alto, there may be an opportunity for Palo Alto to receive potable water after 40 years. If the purification facility is located at the terminus of the transfer pipeline, there will be no opportunity for Palo Alto to benefit from those water purification facilities in the future. Any water transfer must be weighed against the potential for future water reuse projects in Palo Alto and the RWQCP Partner agency service territories. Preliminary evaluations under the Strategic Plan as well as parallel work for the District’s Countywide Water Reuse Master Plan indicate that multiple water reuse opportunities are feasible for the City to meet both near and long term water demands (Table 1 and Figure 2). Near term projects that can be implemented within 5 years include a regional transfer and expanding the existing non-potable reuse program. Long term opportunities that could be implemented within 10 – 40 years include indirect and direct potable reuse. Preliminary results indicate that indirect potable reuse is feasible within the City, but requires a purification facility at the RWQCP, injection wells, and the routine use of groundwater. Similarly, preliminary results also indicate that direct potable reuse is feasible within the City but requires a purification facility at the RWQCP. Preliminary results indicate that the City could reduce future reliance on water supplied by the RWS by more than 50% by City of Palo Alto Page 6 investing in potable reuse. However, potable reuse (both indirect and direct) when compared to non-potable reuse requires large investments into additional treatment and distribution facilities and presents some public acceptance challenges. It should be noted that the near and long term solutions are not all explicitly distinct from each other; it may be possible to pursue a combination of near and long term solutions as shown in Figure 2. More important to note for this discussion is that both indirect and direct potable reuse opportunities within the City would require the full Palo Alto wastewater allocation and restrict a regional transfer of water. As shown in Figure 2, a regional transfer of water would not reduce Palo Alto’s dependence on imported water (the blue bars), unless an opportunity to utilize that water in the future (via indirect or direct potable reuse) was explicitly included in the potential agreement with the District. This is demonstrated by the four, right hand bars. Only in these four bars does the blue portion (imported water) go down significantly. Figure 2: Potential Impacts to Amount of Palo Alto Imported Water Needed Under Different Water Reuse Opportunities Being Evaluated Under the Northwest County Recycled Water Strategic Plan (sources: Palo Alto 2015 Urban Water Management Plan & preliminary results from Northwest County Recycled Water Strategic Plan). As previously mentioned, one of the City’s water-specific goals as outlined under the S/CAP is to utilize the right water supply for the right use. For recycled water, this would be applied by using the right quality of recycled water for the right purpose. Recycled water can be used for various demands based on its level of treatment. Non-potable reuse requires more treatment than typical wastewater that is discharged to the Bay; similarly, potable reuse requires significantly more treatment than non-potable reuse to ensure public safety when ingesting the water. The additional treatment needed to make the water potable is expensive, and would not City of Palo Alto Page 7 be recommended if the water was to be used to meet irrigation, toilet flushing, and/or industrial process demands alone. Sub –issues related to future water reuse in the Palo Alto area are: a) Will the Palo Alto community accept groundwater as a future potable supply if it would enable indirect potable reuse? b) Is the Palo Alto community likely to accept purified water in a direct potable reuse project at some point in the future? If so, under what circumstances? c) Should Palo Alto pursue further non-potable project alternatives in the short-term with the knowledge that potable alternatives may be additionally implemented in the future, or should Palo Alto forego further non-potable projects now and wait for potable alternatives to become more feasible and more necessary to meet demands? A third related issue is whether a transfer would be more acceptable if it could be for less than 40 years. The District believes that anything less would not be worth making the very large infrastructure investment. A fourth issue is whether the District’s proposed $1 million per year in compensation for the treated wastewater is sufficient. One consideration is that the current plan for rehabilitating the nearly 50 year old RWQCP calls for approximately $88 million in project expenses over the next five to ten years. This investment will affect wastewater rates for partner agencies, as the primary revenue source for RWQCP expenses. The treated wastewater could not be produced and transferred to the District without this capital expenditure. Therefore, the rehabilitation costs are a factor in the valuation of the treated wastewater. The Finance Committee is tentatively scheduled to review the proposed RWQCP capital rehabilitation plans and associated project financing at its December 4, 2018 meeting. City of Palo Alto Page 8 Table 1: Summary of Palo Alto Water Reuse Opportunities for Further Discussion TYPE OF WATER REUSE REGIONAL TRANSFER NON-POTABLE REUSE INDIRECT POTABLE REUSE DIRECT POTABLE REUSE BRIEF DESCRIPTION Transfer of RWQCP effluent or recycled water to the Santa Clara Valley Water District Enhanced recycled water used for irrigation and commercial uses. Purified recycled water introduced into an environmental buffer, such as a groundwater basin, before being sent to the drinking water distribution system. Purified recycled water introduced directly into the drinking water distribution system. OPPORTUNITIES Near term implementation Increases use of RWQCP recycled water regionally without City-funded infrastructure No additional enforcement & administrative oversight of Palo Alto users Reduced county-wide reliance on imported water, surface water, and/or groundwater Near term implementation Clear regulatory obligations Slightly reduce City reliance on RWS & Tuolumne River water Unlimited uses Utilizes the RWQCP as a larger source of water Clear regulatory obligations No additional enforcement & administrative oversight of users More potential to reduce City reliance on RWS & Tuolumne River water Unlimited uses Utilizes the RWQCP as a larger source of water independent of groundwater use No additional enforcement & administrative oversight of users Significantly reduce City reliance on RWS & Tuolumne River water OBSTACLES Significant amount of water would no longer be available for City use for contract term (20- 60 years minimum) Limited uses per regulations Requires significant pipeline infrastructure and additional capital funds for salt removal Requires significant enforcement & administrative oversight of users Long term implementation Requires significant additional RWQCP treatment processes Requires the use of groundwater with different aesthetic properties than current sources Long term implementation Requires significant additional RWQCP treatment processes Requires significant engineered storage Regulations not yet developed Public acceptance City of Palo Alto Page 9 NEXT STEPS Feedback received from UAC and Council will be incorporated into the Northwest County Recycled Water Strategic Plan. Staff will return to the UAC and Council with a recommendation regarding water reuse alternatives identified in the Strategic Plan, including a recommendation regarding the Phase 3 Recycled Water Expansion Project. Staff will also make a recommendation regarding a RWCQP water supply transfer agreement with the SCVWD. The two recommendations are expected to be considered in tandem and will be made in 2019. Resource Impacts This is an informational CMR for the November 19, 2018 Study Session on Recycled Water. As such, no financial resource decisions will be proposed or made at this time. Council is being asked, however, to discuss several projects which would have financial impacts. The first is a relatively small Palo Alto salinity removal facility which would cost approximately $16 million; with a Palo Alto cost share of approximately $800,000, likely spread over 20 to 30 years. The second is the transfer of treated wastewater to the District for use outside the Palo Alto area. This would generate at least $1 million per year in revenue to the RWQCP. Another factor, however, in valuing the water is the fact that Palo Alto will likely be spending approximately $88 million over the next five to ten years to rehabilitate the nearly 50 year old RWQCP. Policy Implications While there is no recommendation at this time, expanding the use of recycled water would be consistent with the Sustainability Climate Action Plan Framework (Staff Report #7304), the Sustainability Implementation Plan (Staff Report #8487), and the Council’s decision to support the Bay Delta Plan. Environmental Review Council’s review of the concepts in the forthcoming Northwest County Recycled Water Strategic Plan does not require California Environmental Quality Act review, because the review does not meet the definition of a project under Public Resources Code 21065. Attachments: Attachment A ReW Reference Sheet Attachment B SWP Tax Letter to District Joint Recycled Water Committee RECYCLED WATER REFERENCE SHEET (last updated 9/7/2016) WATER REUSE OPTIONS NONPOTABLE REUSE is the beneficial reuse of recycled water for irrigation, industrial uses, or other non‐drinking water purposes. POTABLE REUSE is the use of recycled water for potable uses, such as drinking. This recycled water is purified to meet or exceed federal and state drinking water standards. INDIRECT POTABLE REUSE (IPR) refers to the use of recycled water that has been further treated and introduced into an environmental buffer such as a surface water reservoir (through augmentation), or groundwater basin (through recharge), before being used for potable purposes. IPR regulations are specified in Title 22, Chapter 3, Division 4 of the California Code of Regulations (CCR). DIRECT POTABLE REUSE (DPR) refers to the use of purified recycled water distributed directly into the raw water supply upstream of a drinking water treatment plant. In California, DPR regulations have not been adopted or specified in the CCR. STATE REGULATIONS TITLE 22 STANDARDS are requirements established by the State Water Resources Control Board Division of Drinking Water for the production, distribution, and use of drinking water and recycled water. Recycled water standards are covered under Chapter 3, Division 4 of the California Code of Regulations, which outlines the different levels of treatment required for allowable uses of recycled water. GENERAL TREATMENT PROCESSES STANDARD UNITS MGD – Million Gallons per Day PPM – Parts Per Million mg/L – Milligrams per Liter ALLOWABLE USES Irrigation of: o Parks, playgrounds, schools o Residential & commercial landscapes o Cemeteries o Golf courses o Food crops, orchard, vineyard, pastures o Ornamental nursery & sod farm Impoundments & fish hatcheries Flushing toilets & urinals Decorative fountains Commercial laundries Street cleaning, dust control, soil compaction Boiler feed and cooling towers Flushing sanitary sewers Other uses approved under Title 22 Standards All uses listed under Recycled Water Irrigation of salt‐sensitive species (e.g. Redwoods Trees) Sensitive industrial uses SALINITY TOTAL DISSOLVED SOLIDS (TDS) is a measurement of salinity: the amount of salts, ions, and dissolved minerals per volume of water. The RWQCP aims to produce recycled water with a TDS of 600 mg/L and is moving towards developing advanced treatment in collaboration with the Santa Clara Valley Water District and the City of Mountain View to produce enhanced water with a TDS of approximately 450 mg/L for use on salt‐sensitive species. All uses listed under Enhanced Water Indirect potable reuse Direct potable Reuse Purified Water TREATMENT TECHNOLOGY DUAL MEDIA FILTRATION (DMF) refers to the removal of particles in the water using two different types of filter media, usually sand and finely granulated anthracite (a type of coal). DMF can remove turbidity and suspended solids as small as 10‐20 microns under high filtration rate conditions. GRANULAR ACTIVATED CARBON (GAC) is a form of carbon that is processed to be porous, with large surface area for adsorption and used to remove dissolved contaminants. GAC can remove halogenated compounds containing chlorine and fluorine, organic contaminants, odor, and taste. MICROFILTRATION (MF) is an advanced treatment process that removes contaminants from water using semi‐permeable membranes. MF membranes can remove contaminants as small as 0.08 microns such as bacteria. Ultrafiltration (UF) membranes have smaller pore sizes and can remove contaminants as small as 0.005 microns such as viruses and proteins. REVERSE OSMOSIS (RO) is an advanced treatment process that removes dissolved salts and trace contaminants from water. High pressure forces the water through a semi‐permeable membrane, while filtering most contaminants. RO membranes have much smaller pore sizes than microfiltration and ultrafiltration membranes and can remove contaminants as small as 0.0001 microns. RO PERMEATE is the treated water that passes through the RO membrane. RO CONCENTRATE is the by‐product from the RO process. It contains a high concentration of salts and other contaminants from the source water. ADVANCED OXIDATION PROCESS (AOP) is a chemically reactive process that breaks down trace organic contaminants as well as pathogens in the water by oxidation. AOPs typically use hydrogen peroxide (H2O2) and ultraviolet (UV) light. SOIL AQUIFER TREATMENT (SAT) is the natural process that occurs when water travels through the ground and is purified by the physical and biological processes that naturally occur in the soil. WATER TYPES AND QUALITY EFFLUENT is the treated water leaving the wastewater treatment plant to be discharged to the San Francisco Bay. At the RWQCP, only some of the effluent is treated further to produce recycled water. RECYCLED or RECLAIMED WATER is wastewater that has undergone secondary or tertiary treatment to allow for beneficial reuse. Recycled water produced at the RWQCP is treated to tertiary standards including disinfection. SECONDARY TREATMENT is a process where dissolved and suspended biological matter (including suspended solids) is removed so that the water may be disinfected and discharged into a stream or river, or used for irrigation at controlled locations. TERTIARY TREATMENT is an additional treatment process beyond secondary treatment, where water is further filtered and disinfected. It can also include treatment processes to remove nitrogen and phosphorus in order to allow discharge into a sensitive ecosystem. ENHANCED RECYCLED WATER is recycled water blended with advanced treated water to support additional uses and reduce total dissolved solids (TDS). ADVANCED TREATED WATER is water that has undergone additional treatment beyond tertiary treatment to reduce salts, nutrients, trace organics and constituents of emerging concern (CECs). Common treatments include microfiltration, reverse osmosis, and advanced oxidation. PURIFIED WATER is recycled water that has undergone further treatment processes and has been verified through monitoring to be safe for augmenting drinking water supplies. Some of these processes include microfiltration, reverse osmosis, and if needed advanced oxidation. SURFACE WATER is water stored in a reservoir typically conveyed from another surface water source via pipelines or aqueducts. RAW WATER is surface or groundwater that has not gone through an approved water treatment process. GRAYWATER is water segregated from a domestic wastewater collection system and reused on site for nonpotable uses, it can come from showers, bathtubs, washing machines, and bathroom sinks, but not toilets or kitchen sinks. BLACKWATER is untreated wastewater from kitchen sinks, toilets, and other polluting activities. Recycled Water Enhanced Recycled Water *Pending DDW Regulations Note: Palo Alto does not currently have a drinking water treatment plant. Current Recycled Water Program Upgraded Recycled Water Program Blend Tank Drinking Water Distribution Wastewater Treatment CURRENT Enhanced Recycled Water Recycled Water Filtration Tertiary Treatment Chlorine Disinfection Effluent Advanced Treated Water Purified Water FUTURE Microfiltration (MF) Advanced Oxidation Process (AOP) Reverse Osmosis (RO) Full Advanced Treatment Source Water Drinking Water Treatment Plant Direct Potable Reuse* Extraction Wells Groundwater Recharge Soil Aquifer Treatment Indirect Potable Reuse GLOSSARY ATTACHMENT C Palo Alto Recycled Water Delivery and Expansion CITY OF PALO ALTO OFFICE OF THE CITY ATTORNEY 250 Hamilt o n Ave nu e, 8 th Flo or Pa lo A lto, CA 943 0 1 650 .3 2 9.217 1 October 26, 2018 VIA FIRST CLASS MAIL AND EMAIL Santa Clara Valley Water District Board of Directors Joint Rec ycled Wate r Committee -City o f Palo Alto/SCVW D Ch ief Execut ive Offi cer No r ma Camac ho 5750 Alm aden Ex presswa y San Jose, CA 95118-3686 Dea r Members of the Santa Clar a Va ll ey Wa te r Di st ri ct Board, Members of t h e Joint Recycled Water Committee of the City of Palo Alto and SCVWD, and SCVW D Chief Executive Officer Norma Camacho: At the September 2018 meeting of the Joint Recycled Water Committee, the City of Palo A lto's cont inuin g conce rn about t he unfair co ll ectio n of t he State Water Proj ect (SWP) tax from Palo A lto prop erty owners was b r iefl y di scussed. The purpose of this letter is to reassert the City's position t hat the Santa Clara Va ll ey Wa t er Distr ict's longstand in g practice of taxing property owne rs in Palo Alto and other parts o f Santa Clara Cou nt y who do n ot receive water fr o m the SW P to pay for the e ntir ety of the District's SWP contract u al obligations, rather than attempting to fund those costs from rate payers w ho use SWP water, is clearly inequitable and l ega ll y tenuous. For many yea rs, the City has exp ressed a w ill i ngness to work with the District to address the se concerns sh ared by the City and other affected jurisdict ions, but the District has taken no concrete action to redress the in equ ity and has instead cont i nued to f ul ly f u nd its SW P ob ligat ion s through taxation without adequate justification . The City urges the District to take i mmediate steps to elimin ate the ad valorem property tax co ll ectio n in Pa lo Alto , develop r ev ised rates to address the in eq uiti es in assess ing Palo A lto taxpayers the full cost of a sys t em t hey cannot and do not us e, or impl eme nt anothe r mechan i sm t h at provides tangib le credi t for SW P property taxes co ll ected in Palo Alto . Th e City is prepared to work with the District to those e nd s, and r equ ests a meaningfu l respo nse and act io n t o ad dress the in equ it ies perpetuated by th e District's fun din g pr actice. State Water Project Th e Burn s-Port e r Act (Water Co de §§12930 et seq.), approved by Ca liforn i a vote r s i n 1960, authori ze d the co nstr u ct ion and operat ion of specified state water fac il iti es, including d am s, re se rvoir s, levees and an aqueduct system to co nvey water from t h e Sacramen t o-San Joaquin Delta to other p art s of the state and a $1.75 bi ll ion bond for in itial co n st ru ct ion of CityOfPa l oAlto .org Printed wit h so y -ba se d i nks on 10 0 % r ec y c l e d pape r p r ocessed wi t ho ut ch lor i n e . these facilities. The Act directed the State Department of Water Resources (DWR) to enter into contracts to sell water and power, so that revenu e from those sales would pay to operate the facilities and repay the bond. The Santa Clara Valley Water District ("SCVWD" or "Distr ict ") is one of 29 contractors that purchases SWP water from the State . The SWP is one source of potable water that the District receives and sells to water custome rs in many areas of Santa Clara County. The District has a long-term contract with the DWR for deliveries from the SWP system . As part of that long-term obligation, the District ca n collect SWP costs through water rates, though the District ha s authority to collect funding shortfalls through property taxation where necessa ry. District's Reliance and Burden on Taxpayers, Not Water Rate Payers, to Fund the District's SWP Obligations is Inequitable Some parts of the County, including Palo Alto, do not receive SWP water from the District. Instead, their potable water is supplied by and through contracts with the San Francisco Public Utilities Commission (SFPUC) from the Regional Water System (RWS). Although these property owners do not rely on SWP water, the District for decades has impo sed an ad valorem tax (based on the assessed property value) on property owners throughout the County (even those who do not benefit from SWP water) to meet 100% of its SWP contract obligations, instead of recovering those costs through water rates charged to its customers who use and benefit from SWP water. As of July 1, 2018, property owners pay a ta x of appro x imately $42 per $1 million in property valuation to fund the District's SWP obligations. A property owner who directly benefits from SWP wate r pay s the same as a property owner who does not receive SWP water . Palo Alto ta x payers collectively pay between $1 million and $1.5 million per year in property taxes to fu nd the SWP, effect ivel y subsid iz i ng the rates of SWP water consumers. These property owners who receive water from the RWS also separately pay for infrastructure and other contract costs associated with their water provider -SF PUC - which SWP water consumers do not pay. In the past, the District acknowledged the inequity in charging taxpayers for a water sys tem they do not use by providing jurisdictions who receive RWS water wit h an "in-county credit" to offset the amount paid for the SWP tax, but in 1982 stopped providing that credit to North County jurisdictions including Palo Alto . The District has co ntinued providing the in county credit in the South County, however. District's SWP Funding Practice is Inconsistent with State Law; District Has Not Shown That Its Sole Reliance on Taxation to Fully Fund Its SWP Obligations is Necessary The District has the authority to fund its SWP costs in a variety of ways, including through rates charged to water users . While property ta xes may also be utilized, according to the District's contract with the DWR, the Water Code, and the Burns-Porter Act, property taxes are intended to be a secondary collection method that provides assurance to bond holders that CityOfPaloAlto .org Printed with soy -b ased inks on 100 % r ecyc l ed paper processed w ithout chlorine . debts will be paid in years when other funding sources are insufficient to meet SWP costs. State law expresses a clear preference that water charges fund SWP obligations before taxation and ~hat property taxes may be increased only if it is infeasible to increase the fees or rates of customers using system water or power or pumping groundwater. This hierarchy of funding sources is reflected in the legislative history of the Burns-Porter Act, as described at some length by the Attorney General: The Burns-Porter Act expresses a preference for water charges over taxation in that it provides that the state system would be supported primarily by the sale of water and power. It directs the Department of Water Resources to enter into contracts to sell the water and power and it pledges the revenues from those contracts to the operation of the system and the service of the bonded debt. (Wat. Code § 12937.) The Legislature and the voters clearly contemplated an essentially closed, self-supporting system. The Act even provides that revenues from water and power sales would be sufficient to reimburse the California Water Fund for amounts that had been expended for the construction of the State Water Resources Development System. (Wat. Code § 12937(b){3).) The ballot argument in favor of the Burns-Porter Act echoed this preference: 'The program will not be a burden on the taxpayer; no new state taxes are involved; the bonds are repaid from project revenues through the sale of water and power. In other words, it will pay for itself.' (Voters Pamphlet, Nov. 8, 1960, p.3; emphasis in original.) The Burns-Porter Act and water contracts under that act do contemplate that local taxes may be required to pay the obligation to the state, and authorize such taxation. However, that authority is expressly limited to situations where it is necessary. The Burns-Porter Act incorporates by reference the Central Valley Project Act. ... The Central Valley Project Act authorizes local taxation, but only where necessary: 'The governing body [of any public agency that has contracted with the State] shall whenever necessarv. levy upon all property owners not exempt from taxation, a tax or assessment sufficient to provide for all payments under the contract then due or to become due within the current fiscal year or within the following fiscal year before the time when money will be available from the next general tax levy.' (Wat. Code § 11652; emphasis added.) Similarly, the contract with the Metropolitan Water District authorizes taxation only where revenue from the sale of water proves insufficient: CI tyOf Pal oA I to.org Printed with soy-based Inks on 100% recycled paper processed without chlorine. 'If in any year t he Di st ri ct fails o r is unable to r aise sufficient funds by other means, the gove rning bod y of the Di str ict sha ll levy up on al l property in the Di st rict not exem pt from taxation, a tax o r assessment sufficient to provide for al l payme nts und e r tQ.is contract t hen due o r to become due within th at year.' (Metropolitan Wa t er District of Southern Californ ia co ntract, article 34(a); empha si s add e d .) (6 1 Op s.Ca l.Atty.Gen. 373 (1978).) SCVWD's 1961 contract w ith DWR u ses this same language as in t h e Metropolitan Water Di st rict contract cited by the Attorney General. Disregarding both state law and the fair treatment of County t axpaye r s, the District has made no effort to collect SWP from water rate s; nor has it demonstrated an inability to raise fund s by means other than ta xa tion or, conversely, a n ecess it y to utilize taxatio n. The Dist r ict has simply, as a default, resorted to taxation t o fund 100% of its SW P costs. The cou rse of action tak en by the District is not the norm among lo ca l wa t er dist r icts t hroughou t t he sta t e. In contrast, other l oca l wate r di strict s collect their SWP costs at least partially from r eta il water sales, not taxes. For exa mpl e, Metropolitan Wate r District (MWD) and Alameda County Water District rel y on wate r r ate s, not t axes, to fund a sig nificant portion of th eir SWP obligations. Local wate r districts th at undertake SWP funding in the same manner as the District are suscept ibl e to l ega l c hallenge by taxpayers, advocacy groups, and pub lic agencies. The City is awa r e of at l east one citizen-initiated effort in anothe r part of the state to redress such unfair taxat ion, and t he impetus to challenge t hese practices wi ll become greater if SWP costs increase su bstantia ll y as a nt icipat ed. Conclusion The District shou ld ta ke prompt act ion t o correct its practice of relying on property taxpayers to m eet 100% of its SW P obligations, rath er t h an waiting until liti ga t io n is filed aga in st it. Tak ing corrective act ion would be fa ir to County taxpayers who rece ive no SWP water a nd wou ld be co nsi stent w ith state law and the promises made to vote rs when the SWP was approved. Th e City rema in s open to wo rkin g w ith t he District co ll abora t ively to achieve a so luti on to th is longsta nd in g prob lem. Sincerely, ~IT City Attorney Ed Sh i kada Assistant City Manager CityOfPaloAlto .org P r i n ted wi t h soy-ba sed i nks on 100 % r ecyc l ed pape r p r ocessed w ithout c h lorin e . CITY OF PALO ALTO OFFICE OF THE CITY CLERK November 19, 2018 The Honorable City Council Attention: Finance Committee Palo Alto, California Approval of Action Minutes for the October 29 and November 5, 2018 Council Meetings Staff is requesting Council review and approve the attached Action Minutes. ATTACHMENTS: • Attachment A: 10-29-18 DRAFT Action Minutes (DOCX) • Attachment B: 11-05-18 DRAFT Action Minutes (DOCX) Department Head: Beth Minor, City Clerk Page 2 CITY OF PALO ALTO CITY COUNCIL DRAFT ACTION MINUTES Page 1 of 5 Special Meeting October 29, 2018 The City Council of the City of Palo Alto met on this date in the Council Chambers at 5:05 P.M. Present: DuBois, Filseth, Fine, Holman, Kniss; Kou arrived at 5:06 P.M., Scharff, Tanaka, Wolbach Absent: Closed Session 1. CONFERENCE WITH LEGAL COUNSEL – ANTICIPATED LITIGATION Government Code Section 54956.9(d)(2) and (e)(1) Five Potential Cases. MOTION: Council Member Scharff moved, seconded by Vice Mayor Filseth to go into Closed Session. MOTION PASSED: 8-0 Kou absent Council went into Closed Session at 5:05 P.M. Council returned from Closed Session at 7:08 P.M. Mayor Kniss announced no reportable action. Minutes Approval 2. Approval of Action Minutes for the October 1 and 15, 2018 Council Meetings. MOTION: Vice Mayor Filseth moved, seconded by Council Member Scharff to approve the Action Minutes for the October 1 and 15, 2018 Council Meetings. MOTION PASSED: 9-0 Consent Calendar MOTION: Council Member DuBois moved, seconded by Council Member Holman, third by Council Member Wolbach to pull Agenda Item Number 6- QUASI-JUDICIAL: 3743 Redwood Circle [17PLN-00272]: Consideration of an DRAFT ACTION MINUTES Page 2 of 5 City Council Meeting Draft Action Minutes: 10/29/18 Appeal of the Director's Individual Review Approval of a new Two-story, Single Family Home to be heard at a date uncertain. MOTION: Vice Mayor Filseth moved, seconded by Council Member Scharff to approve Items 3-5. 3. Approval of the Sale of Transferable Development Rights From City Owned Avenidas and College Terrace Buildings to Selected Qualified Buyers; Disbursement of the Sale Proceeds; and Approval of a Budget Amendment in the Community Center Impact Fund. 4. Approval of the Fiscal Year 2018 Re-appropriation Requests to be Carried Forward Into Fiscal Year 2019 and Approve Budget Amendments in Various Funds. 5. Ordinance 5452 Entitled “Ordinance of the Council of the City of Palo Alto Amending Chapter 4.62 (Citywide Minimum Wage) of the Palo Alto Municipal Code to Correct and Clarify That the First Consumer Price Index (CPI) Adjustment to the Minimum Wage Will Occur in 2020 (FIRST READING: October 15, 2018 PASSED: 8-0 Kniss Absent).” 6. QUASI-JUDICIAL: 3743 Redwood Circle [17PLN-00272]: Consideration of an Appeal of the Director's Individual Review Approval of a new Two - story, Single Family Home. Environmental Assessment: Exempt From the Provisions of the California Environmental Quality Act (CEQA) in Accordance With Guideline Section 15303 (New Construction). Zoning District: R-1 (Single Family Residential). 7. Approval of the Acceptance and Appropriation of State of California Citizens Options for Public Safety (COPS) Funds and Approval of a Budget Amendment in the Supplemental Law Enforcement Services Fund. STAFF REQUESTS THIS ITEM BE PULLED. 8. Approval of the Agreement Between the City of Palo Alto and Racing Hearts, a Nonprofit Corporation, for the Purchase of Automatic External Defibrillators (AEDs) for the Palo Alto Police Department. STAFF REQUESTS THIS ITEM BE PULLED. MOTION PASSED: 9-0 Action Items 9. TEFRA HEARING: Resolution 9797 Entitled “Resolution of the Council of the City of Palo Alto Regarding Conduit Financing for the Lytton Gardens Apartments Project Located at 656 Lytton Avenue, Palo Alto, and DRAFT ACTION MINUTES Page 3 of 5 City Council Meeting Draft Action Minutes: 10/29/18 Approving the Issuance of Revenue Bonds by the California Municipal Finance Authority for the Purpose of the Acquisition, Rehabilitation, Improvement, and Equipping of Lytton Gardens Apartments.” Public Hearing opened and closed without public comment at 8:14 P.M. MOTION: Council Member Fine moved, seconded by Council Member Scharff to adopt a Resolution approving the issuance of the bonds by the California Municipal Finance Authority (CMFA) for the benefit of Lytton Gardens 1 LP (Borrower). MOTION PASSED: 9-0 10. Direct Staff to Amend Budget Assumptions for Pension Benefit Costs and Complete the Workplans to Address the City Council Fiscal Year (FY) 2019 Adopted Budget Referral to Identify $4 Million in General Fund Savings. MOTION: Council Member Scharff moved, seconded by Vice Mayor Filseth to: A. Direct Staff, when they develop the next budget, to include the full normal cost for pension benefits in the budget assuming an equivalent of 6.2 percent discount rate, and transfer additional funding beyond CalPERS actuarial determined contribution levels to the 115 Trust Fund; B. Direct Staff to begin work and return with a strategic action plan according to Staff’s recommended Strategic Action workplan; and C. Direct Staff to return to the Finance Committee in November or December 2018 with short term suggestions on reductions in the amount of $4 million that are not detrimental to the organization, CIP, or infrastructure plan and including what it would look like if the remaining gap was funded by the Budget Stabilization Reserve rather than an across the board cut to close the gap. INCORPORATED INTO THE MOTION WITH THE CONSENT OF THE MAKER AND SECONDED to add to the Motion Part C, “…from the 2019 Fiscal Year Budget in the amount of…” AMENDMENT: Council Member Tanaka moved, seconded by Council Member Holman to remove from the Motion, Part C, “and including what it would look like if the remaining gap was funded by the Budget Stabilization Reserve rather than an across the board cut to close the gap.” AMENDMENT FAILED: 4-5 DuBois, Holman, Kou, Tanaka yes DRAFT ACTION MINUTES Page 4 of 5 City Council Meeting Draft Action Minutes: 10/29/18 AMENDMENT: Council Member Tanaka moved, seconded by Council Member XX to produce a net reduction of $4 million, which would include approved increases. AMENDMENT FAILED DUE TO THE LACK OF A SECOND INCORPORATED INTO THE MOTION WITH THE CONSENT OF THE MAKER AND SECONDER to add to the Motion a new Part D, “Direct Staff to send to the Finance Committee the exploration of the concept of when Staff proposes something above the budget plan, offsets would also be suggested.” AMENDMENT: Council Member Holman moved, seconded by Council Member Tanaka to direct Staff to return to the Finance Committee with options for prioritization of infrastructure projects related to the budget savings. AMENDMENT FAILED: 3-6 Holman, Kou, Tanaka yes MOTION AS AMENDED RESTATED: Council Member Scharff moved, seconded by Vice Mayor Filseth to: A. Direct Staff, when they develop the next budget, to include the full normal cost for pension benefits in the budget assuming an equivalent of 6.2 percent discount rate and transfer additional funding beyond CalPERS actuarial determined contribution levels to the 115 Trust Fund; B. Direct Staff to begin work and return with a strategic action plan according to staff’s recommended Strategic Action workplan; C. Direct Staff to return to Finance Committee in November or December 2018 with short term suggestions on reductions from the 2019 Fiscal Year Budget in the amount of $4 million that are not detrimental to the organization, or our CIP or infrastructure plan, and including what it would look like if the remaining gap was funded by the Budget Stabilization Reserve rather than an across the board cut to close the gap; and D. Direct Staff to send to the Finance Committee the exploration of the concept of when Staff proposes something above the budget plan, offsets would also be suggested. MOTION AS AMENDED PASSED: 8-1 Tanaka no 11. Adoption of an Ordinance Amending the Municipal Code and Adoption of Amendments to Council Procedures and Protocols to Conform to a Seven-member Council; Discussion and Direction to Staff or Referral to DRAFT ACTION MINUTES Page 5 of 5 City Council Meeting Draft Action Minutes: 10/29/18 the Policy and Services Committee of Additional Discretionary Changes to the Code and/or Council Procedures and Protocols. MOTION: Council Member Scharff moved, seconded by Mayor Kniss to: A. Amend the Municipal Code and Council Procedures and Protocols to conform to a seven-member Council: i. Adopt on first reading an Ordinance amending Municipal Code section 2.04.190 to reduce number of Council Members on Finance and Policy and Services from four to three and Section 12.10.060 to change the votes required to resolve a certain type of appeal from five to a majority; ii. Amend the Council Procedures and Protocols to reduce four to three the number of Council Members who may sign a Colleagues’ Memo and who may serve on an Ad Hoc Committee; and B. Refer to Policy and Services additional discretionary changes to the Municipal Code and/or Procedures and Protocols. AMENDMENT: Council Member Holman moved, seconded by Council Member Kou to require two City Council members to remove an item from the Consent Calendar. AMENDMENT FAILED: 4-4-1 Dubois, Holman, Kou, Tanaka yes, Fine abstain MOTION PASSED: 9-0 Adjournment: The meeting was adjourned in remembrance of those who lost their lives and the families left behind in the senseless shooting at Tree of Life Synagogue in Pittsburgh, Pennsylvania on October 27, 2018 at 10:54 P.M. CITY OF PALO ALTO CITY COUNCIL DRAFT ACTION MINUTES Page 1 of 4 Special Meeting November 5, 2018 The City Council of the City of Palo Alto met on this date in the Council Chambers at 5:09 P.M. Present: DuBois, Filseth, Fine, Holman, Kniss, Kou, Scharff, Tanaka, Wolbach Absent: Special Orders of the Day 1. Recognition of the Palo Alto Firefighters who Responded to the Wildland Fires. Study Session 2. Study Session With Senator Hill. Closed Session 3. CONFERENCE WITH CITY ATTORNEY- EXISTING LITIGATION Subject: A R Automotive LLC dba Anderson Honda v. City of Palo Alto Santa Clara County Superior Court Case No. 17CV320173 Authority: Government Code Section 54956.9(d) (1). Subject: James Judge Luckey v. City of Palo Alto Santa Clara County Superior Court Case No. 16CV303728 Authority: Government Code Section 54956.9(d) (1). CONFERENCE WITH LEGAL COUNSEL – ANTICIPATED LITIGATION Government Code Section 54956.9(d)(2) and (e)(1) Four Potential Cases. 4. CONFERENCE WITH LABOR NEGOTIATORS City Designated Representatives: City Manager and his Designees Pursuant to Merit System Rules and Regulations (James Keene, Ed Shikada, Kiely Nose, Rumi Portillo, Sandra Blanch, Nicholas Raisch, Tori Anthony, Molly Stump, Terence Howzell, and Michelle Flaherty) Employee Organizations: 1) Service Employees International Union, (SEIU), Local 521; 2) Hourly Unit Service Employees International DRAFT ACTION MINUTES Page 2 of 4 City Council Meeting Draft Action Minutes: 11/05/18 Union (SEIU-H), Local 521; 3) Palo Alto Fire Chiefs’ Association (FCA); 4) International Association of Fire Fighters (IAFF), Local 1319; 5) Palo Alto Peace Officers’ Association (PAPOA); 6) Palo Alto Police Management Association (PAPMA); and 7) Utility Management Professional Association of Palo Alto (UMPAPA) Authority: Government Code Section 54957.6(a). MOTION: Vice Mayor Filseth moved, seconded by Council Member Wolbach to go into Closed Session. MOTION PASSED: 9-0 Council went into Closed Session at 6:35 P.M. Council returned from Closed Session at 8:57 P.M. Mayor Kniss announced no reportable action. James Keene, City Manager advised that Agenda Item Number 4 - CONFERENCE WITH LABOR NEGOTIATORS… was not heard and will be heard on November 19, 2018. Consent Calendar Council Member Tanaka registered a no vote on Agenda Item Number 6- Adoption of a Resolution Authorizing the City Manager to Purchase a Portion of the City’s Verified Emission Reductions… MOTION: Council Member Scharff moved, seconded by Council Member Wolbach to approve Agenda Item Numbers 5-15. 5. Selection of Applicants to Interview on November 27, 2018 for the Architectural Review Board, the Parks & Recreation Commission, and the Planning & Transportation Commission. 6. Resolution 9798 Entitled, “Resolution of the Council of the City of Palo Alto Authorizing the City Manager to Purchase a Portion of the City’s Verified Emission Reductions (VER) Requirements From ACT Commodities, Inc. Under Specified Terms and Conditions During Calendar Years 2018-2027, Inclusive.” 7. Approval of Amendment Number 3 to Contract Number C15155378 With Carollo Engineers for Engineering Services During Construction of the Plant Repair, Retrofit, and Equipment Replacement Project (WQ-19002) at the Regional Water Quality Control Plant to Increase DRAFT ACTION MINUTES Page 3 of 4 City Council Meeting Draft Action Minutes: 11/05/18 Compensation by $67,000 for a Total Not-to-Exceed Amount of $358,335 and to Extend the Contract Term Through March 31, 2019. 8. Ordinance 5453 Entitled, “Ordinance of the Council of the City of Palo Alto Amending Title 18 (Zoning) of the Palo Alto Municipal Code to Amend Requirements Relating to Accessory Dwelling Units and Junior Accessory Dwelling Units (FIRST READING: October 1, 2018 PASSED: 8-1 Kou no).” 9. Approval of new Three-year Operating Agreements With TheatreWorks, Palo Alto Players, and West Bay Opera; and authorize the City to Hold new Revenues Paid by the City’s Resident Theatre Companies in Reserve to Help Fund Facility Improvements at the Lucie Stern Community Theatre. 10. Approval of Amendment Number 1 to Contract Number C18170810C Between the City of Palo Alto and Grassroots Ecology for Habitat Restoration at Foothills Park, Which Approves Assignment of Contract and use of Volunteers. 11. Approval of Amendment Number 1 to the Amended and Restated Stewardship Agreement Between the City of Palo Alto and Grassroots Ecology for the Preservation, Protection, and Enhancement of the Enid W. Pearson Arastradero Nature Preserve Through June 30, 2022. 12. Resolution 9799 Entitled, “Resolution of the Council of the City of Palo Alto Summarily Vacating a Public Utility Easement at 3001 El Camino Real.” 13. Adoption of the Fiscal Year 2019 Investment Policy. 14. Approval of a Joint Use Agreement With Santa Clara Valley Water District Regarding the Highway 101 Pedestrian/Bicycle Overpass Capital Improvement Project (CIP PE-11011). 15. Approval of Contract Amendment Number 2 With Verizon Wireless Through June 30, 2019, Utilizing the Western State Contracting Alliance (WSCA) Contract, California Participating Addendum, for Wireless, Voice and Broadband Services, Accessories and Equipment. MOTION FOR AGENDA ITEM NUMBERS 5, 7-15 PASSED: 9-0 MOTION FOR AGENDA ITEM NUMBER 6 PASSED: 8-1 Tanaka no DRAFT ACTION MINUTES Page 4 of 4 City Council Meeting Draft Action Minutes: 11/05/18 Action Items 16. PUBLIC HEARING: QUASI-JUDICIAL: 250 Sherman Avenue, Public Safety Building [17PLN-00256]: Approval of an Application for Architectural Review for a new Public Safety Building, Three Stories Above Grade With 45,400 to 48,000 Square Feet of Floor Area Above Grade, two Basement Levels With Usable Floor Area Within the First Basement Level, Five Surface Parking Spaces Within a Fenced Area and 143 Below Grade Parking Spaces (Including 12 Stalls in Tandem Arrangement), two Operational Site Buildings Accessory to the Public Safety Building, and Site Improvements, With Approval of Adjusted Setbacks and Height per Ordinance Number 5445, and Adoption of a Record of Land Use Action. City Council Certified the Environmental Impact Report and Adopted the Public Facilities Amendment Ordinance on June 11, 2018. Zone District: PF (Public Facilities). Public Hearing opened at 9:42 P.M. Public Hearing closed at 9:46 P.M. MOTION: Council Member Fine moved, seconded by Vice Mayor Filseth to approve the Architectural Review application for a new public safety building and related facilities that includes modifications to development standards related to setbacks and height and adopt an associated Record of Land Use Action. MOTION PASSED: 9-0 State/Federal Legislation Update/Action None. Adjournment: The meeting was adjourned at 10:45 P.M. City of Palo Alto (ID # 9744) City Council Staff Report Report Type: Action Items Meeting Date: 11/19/2018 City of Palo Alto Page 1 Summary Title: 285 Hamilton Ave - Roof Deck Title: PUBLIC HEARING/QUASI -JUDICIAL. 285 Hamilton Avenue [18PLN - 00006]: Recommendation on Applicant's Request for a Text Amendment to Title 18 of the Palo Alto Municipal Code to Allow for Minor Increases in Floo r Area to Provide Access to Roof-Top Decks on Existing Structures in the Commercial Downtown (Community) CD -C Subdistrict, as well as a Conditional Use Permit and Architectural Review for a 2,600 Square Foot Roof-Top Deck on the Roof of the Existing Commer cial Building at 285 Hamilton Avenue. The Planning and Transportation Commission Reviewed and Recommended Approval (4 -2) of the Text Amendment and Conditional Use Permit at a Public Hearing on October 10, 2018. Environmental Assessment: Exempt per Sections 15301 and 15305 of the CEQA Guidelines. Zone District: CD -C(GF)(P). From: City Manager Lead Department: Planning and Community Environment Recommendation Staff recommends that Council take the following actions: 1. Find the proposed text amendment and architectural review and conditional use permit applications exempt from the California Environmental Quality Act (CEQA) per Guidelines Sections 15301 and 15305. 2. Introduce for first reading and adopt the attached ordinance and a pprove the proposed record of land use action approving architectural review and conditional use permit applications. Executive Summary The applicant requests a text amendment to Title 18 of the Palo Alto Municipal Code (Zoning Code) to exempt minor increases to the height and bulk (i.e. gross floor area) of existing buildings that are considered legally noncomplying in the CD-C Downtown Commercial Zoning City of Palo Alto Page 2 District to allow for features providing access to rooftop decks and gardens, such as elevators, elevator vestibules, and covered staircases. The applicant also requests architectural review and a conditional use permit to allow an outdoor activity area over 2,000 square feet in size on the roof at 285 Hamilton Avenue, which encompasses the area associated with the proposed roof deck. Pursuant to PAMC section 18.40.170, the Planning Director has referred the decision on architectural review and conditional use permit applications to the City Council for decision concurrent with the Council’s consideration of the text amendment. Background Prior City Reviews & Action City Council: The Council conducted a prescreening for the proposed text amendment and roof deck on November 27, 2018. Staff Report: https://www.cityofpaloalto.org/civicax/filebank/documents/62190 Video: http://midpenmedia.org/city-council-148/ Transcript: https://www.cityofpaloalto.org/civicax/filebank/documents/64102 PTC: The PTC reviewed the text amendment and CUP request on October 10, 2018. Staff Report: https://www.cityofpaloalto.org/civicax/filebank/documents/67133 Video: http://midpenmedia.org/planning-transportation- commission-63-10102018/ HRB: None ARB: None The applicant proposes a text amendment that would exempt minor additions in floor area necessary to provide access to roof decks and patios on existing buildings that exceed the 50 foot height limit in the Downtown. Roof decks, patios, and gardens are already permitted facilities that may be incorporated into a permitted or conditionally permitted use. The text amendment would modify Section 18.18 of the Zoning Code to allow for an increase in the degree of height and building envelope noncompliance for “grandfathered” facil ities in the CD- C District, and to exempt related building square footage from gross floor area. A summary of the relevant existing code sections, as well as the changes to those sections, is provided below. Attachment D of this report includes the text of the amendments in strike-out/underline format, indicating sections to be removed and added respectively. Downtown Commercial CD District City of Palo Alto Page 3 Section 18.18 of the Municipal Code provides the allowable land uses and development standard regulations that pertain to the Downtown Commercial District (CD). The CD District, which generally encompasses the Downtown Area, is further divided into three subdistricts: the CD-C (community), CD-S (service), and CD-N (neighborhood), each of which contains specific standards for building height, bulk, and density. The CD -C subdistrict is the largest of the three subdistricts and encompasses much of the downtown core, including most of University Avenue from Alma Street to Webster Street. Of relevance to this text amendment i s the CD-C district’s 50-foot maximum height and 2.0:1 maximum floor area ratio. The code currently authorizes floor area exemptions and bonuses above the maximum FAR in a number of circumstances, including when a project is providing disability-related access or a seismic or historic rehabilitation. For projects requesting a floor area bonus that are not associated with historic or seismic rehabilitations, the code currently provides for a 200 square feet of bonus, not to exceed a 3:1 FAR, in the CD-C subdistrict, subject to restrictions. The building at 285 Hamilton Avenue has a FAR of nearly 4:1, and is therefore not eligible for this existing floor area bonus. Grandfathered Uses and Facilities in CD District In addition to providing the standards for n ew uses and development, Section 18.18 also includes provisions for the treatment of “grandfathered” uses and facilities. Generally, “grandfathered” uses, also called “nonconforming uses”, are uses that were permitted at the time that they were established but, through subsequent legislative action, have lost their status as a permitted or conditionally permitted use. Likewise, “grandfathered facilities ,” also called “noncomplying facilities,” are facilities that were legally established but, through subsequent legislative action, are no longer in compliance with one or more site development regulations (height, bulk, setbacks, etc.). A noncomplying facility may or may not house a nonconforming use, and vice versa. City-wide, such grandfathered uses and facilities are regulated by Section 18.70 of the Municipal Code; however, Section 18.18.120 provides specific regulations for grandfathered uses and facilities in the CD district that were legally established prior to August 1, 1986. The building at 285 Hamilt on Avenue was constructed in the 1970s, and is considered a noncomplying facility due to its height and bulk (gross floor area). Discussion The proposed text amendment would alter Section 18.18 in two discrete ways. The first change would provide for a “Rooftop Access” floor area exemption for existing buildings that exceed the CD-C subdistrict’s maximum 2.0:1 floor area ratio to allow for stairways and elevators that are otherwise needed to access a rooftop area for building occupants, as well as to perm it related rooftop features, such as railings, trellises, furniture, and lighting. Such a provision would exempt, in the case of 285 Hamilton Avenue, for a relatively minor (159 square feet proposed) floor area associated with an elevator and stair enclosure that would otherwise increase the degree of noncompliance of the site’s FAR. The new floor area enabled by the Rooftop Access floor area exemption would not require additional parking. The Rooftop Access City of Palo Alto Page 4 exemption would only be permitted on portions of CD-C zoned sites which contain buildings at least 150 feet from a residential zone, and would require a conditional use permit. Activities associated with roof decks and gardens would need to be associated with a permitted or conditionally permitted use, and would be required to be in compliance with all other existing provisions of the code, including the noise ordinance and Building and Fire regulations. These provisions, as well as the restriction of the text amendment to existing buildings on CD-C-zoned sites more than 150 feet from residential districts, limits the application of the text amendment to relatively few sites (See Attachment B for a map of potentially applicable sites). The second change would amend PAMC Section 18.18.120 to allow alterat ion to a noncomplying facility that allows for an increase in the building envelope and height of a facility if necessary to provide access to an uncovered, unenclosed roof area. In the case of 285 Hamilton Avenue, this would allow for the elevator and stairway enclosures to increase the building envelope adjacent to the existing penthouse. The 285 Hamilton Avenue proposal to add an elevator enclosure does not increase the overall height of the building above the existing 82 feet above grade to the top of penthouse roof, however, as noted earlier, it does increase the facility’s building envelope and floor area. Conditional Use Permit – Outdoor Activity PAMC Section 18.18.060(h)(1) provides additional development standards for the CD -C subdistrict, and requires a conditional use permit for any outdoor activity in excess of 2,000 square feet. The proposed roof deck is 2,660 square feet and would provide an area for outdoor activities on an ongoing basis, and therefore a CUP is required for the use of the dec k. The findings to approve a Conditional Use Permit are included below, as well as in the draft Record of Land Use Action for the project in Attachment E. The project description from the applicant indicates that the deck would be an amenity to be used exclusively by office tenants, and that the public would not have access to the deck. Given this, the deck is not expected to generate additional trips. To ensure that the deck does not produce noise above the permitted standard, staff has included a condition prohibiting amplified sound that is audible from adjacent properties, or the public right of way. The proposed 42” high hand railings are setback 3 feet from the parapet edge, which limits the view of the railings and deck from the public right of way on Hamilton Avenue and the Ramona Alleyway frontages. The railing setback also adds a measure of safety and pushing the rooftop activity toward the interior of the building. The applicant has provided a photometric plan and lighting fixture cutsheets, which indicate that lighting levels on the roof deck are minimal and that fixtures are oriented inwards in order to prevent glare as viewed from the street below. Given these design elements, as well as the lack of residential structures in the area that could potentially be impacted from a privacy standpoint, staff believes that the findings for approval of a CUP for the outdoor activity area can be made in the affirmative. Architectural Review City of Palo Alto Page 5 The proposed roof deck at 285 Hamilton Avenue is considered a minor change to an existing building involving an incremental addition of floor area, and as such does not required review by the Architectural Review Board. The project would cover less than half of the roof surface with new decking, railings, tables, chairs, planters, a sink and cabinets, and a trellis. The area enclosing the elevator shaft necessary to access the roof would be at the same height as the existing penthouse, and would be painted to match the color of the building. Line-of-sight drawings indicating that ground level views of the building’s roof deck features would be minimal. Included in Record of Land Use Action (Attachment E) is approval of the minor architectural review application. If Council has concerns or comments with the proposed rooftop design, those can be addressed at the hearing, or if necessary, sent to the Architectural Review Board. Planning and Transportation Commission The PTC, while recommending approval of the ordinance 4 -2 (Summa and Lauing against; Riggs absent), did not articulate strong support for the legislative changes. Some commissioners supporting the motion expressed an interest in learning more about other properties potentially impacted by the change; sought other existing application processes to advance the subject request, such as a variance or design enhancement exception; and, considered the application ill-timed relative to other office-related policy interest supported by some in the community. Dissenting commissioners reflected a sentiment that this represented a fair amount of work for the benefit of only seven properties and appeared to be spot zoning. In response, staff noted that the text amendment was privately initiated and going through the review process, as opposed to Council-initiated request. Spot zoning is also a term that generates much discussion. While the ordinance has limited applicability, more properties could be included if Council decides to modify the siting criteria. For example, the ordinance as currently drafted restricts the application of the rooftop access exemption to CD-C zoned buildings, located at least 150 feet from a residential zone, that are both over 50 feet in height and over the applicable Floor Area Ratio (2.0 for mixed use, 1.0:1 for commercial-only). Attachment B (Eligible Buildings Map) shows these seven specific sites. This map was provided to and considered by the Commission. In response to the Commission’s concerns about the limited applicability of the ordinance, staff has explored a more flexible construction that might expand the siting criteria to include all buildings that are over the applicable Floor Area Ratio, regardless of height. The eligible sites for such a scenario are shown in Attachment C. If there is Council support for this approach, it requires only slight change to the ordinance. In any event, in response to Commission comments noted above, the subject ordinance is not spot zoning and, importantly, spot zoning is not illegal if the Council finds the proposed ordinance in the interest of the general welfare. The applicant, as well as some members of the PTC, questioned the need for an explicit City of Palo Alto Page 6 prohibition on amplified music on the roof deck, and favored striking a condition staff imposed prohibiting amplified sound on the roof deck. The applicant argued that this would be unnecessarily restrictive and some commissioners agreed making a motion to remove the condition, however, this motion failed with a 3-3 vote. Since the Commission’s review, staff has modified the condition to allow amplified music, but imposed a criteria that it not be audible beyond the site boundaries. This addresses staff’s principal concern regarding enforcement challenges and achieves the desired project objectives without impacting those beyond the site. Lastly, the Commission expressed a desire for more green landscaping at the roof deck to enhance the visual quality of the project from the street level. While some artificial landscaping is already proposed in the form of planters on the roof, staff has incorporated a new condition to require regionally indigenous, drought-tolerant vegetation at the building periphery . Summary of Key Issues Comprehensive Plan and Downtown Urban Design Guidelines The Comprehensive Plan does not contain policies or programs related to the treatment of noncomplying facilities or statements in support of or discouragement of rooftop decks and patios. Policy 2.11 provides encouragement of greenery associated with new development, which would be implemented with the architectural review of the associated 285 Hamilton roof deck application: Policy L-2.11: Encourage new development and redevelopment to incorporate greenery and natural features such as green rooftops, pocket parks, plazas and rain gardens. While the Comprehensive Plan is silent on policy and design considerations related to the subject text amendment, the Downtown Urban Design Guidelines, which are applicable generally to the Downtown area and more specifically to areas regulated by the CD-C zoning district, do encourage the active use of roof space: Page 58, Architecture Guidelines, Roofs/Parapets: Encourage roof gardens and use of roof space, where feasible, so that they are attractive when viewed from above and below, and provide added outdoor use opportunities and amenities. Application to Conforming vs. Non-Conforming Buildings. As described above and as illustrated in the Eligible Buildings map (Attachment B), there are few buildings in the CD-C subdistrict that are nonconforming for height, and as a result, few buildings would be eligible to take advantage of the exemption provided by the text amendment as currently drafted. One point of discussion at the PTC hearing on the item was the possibility of extending the exemption to include new or otherwise conforming buildings. Echoing this point, some in the public considered it unfair to provide additional floor area to City of Palo Alto Page 7 noncomplying buildings only, whereas new buildings constructed to today’s development standards would not be eligible for the exemption. Policy Implications The Municipal Code does not preclude roofdecks on buildings that conform to applicable development standards. Through the architectural review process, the aesthetics of roof decks are review and noise is generally regulated by the city’s noise ordinance. Enforcement is complaint driven. Noise related complaints generally occur at night and calls for service are placed with the police department, which prioritizes such complaints to other activities that require a more immediate police response. Not many new buildings construct roof decks in part because the gu ardrails, stairs and elevators (except equipment) must be at or below the height limit, which impacts the quality of the interior floor space. The subject ordinance allows buildings that exceed height and floor area to construct or expand stairways, elevators, and guardrails beyond the height limit to accommodate a roof deck. This enhances the quality of the work space for employees working in the building and can provide a meaningful amenity. Because the subject ordinance conveys the ability for owners to have roof decks on noncompling facilities, distance limitations from residentially zoned properties are recommended. New or expanded stairways or elevators may create additional building mass, which would be reviewed on a case by case basis through a discretionary review process. Operational concerns would be evaluated through a discretionary, conditional use process. Environmental Review The subject project has been assessed in accordance with the authority and criteria contained in the California Environmental Quality Act (CEQA), the State CEQA Guidelines, and the environmental regulations of the City. Specifically, the ordinance is exempt per Section 15305 of the CEQA Guidelines (Minor Alterations in Land Use Limitations) as the text amendment would allow for negligible additions of floor area associated with rooftop a ccess. The text amendment would also provide for a minor height increase associated with rooftop access and amenities only when, located on portions of buildings at least 150 feet from a residential zone, and otherwise in compliance with existing, universally applicable development standards and Guidelines pertaining to potential issues such as noise, aesthetics, and privacy. Additionally, the project is furthermore exempt per Section 15301 of the CEQA Guidelines (Existing Facilities) as the conditional use permit and architectural review application would allow minor alteration and use of an existing structure. Attachments: Attachment A: Location Map (PDF) City of Palo Alto Page 8 Attachment B: Eligible Buildings (PDF) Attachment C: Eligible Buildings - Scenario B (PDF) Attachment D: Draft Ordinance for Roof Access (DOCX) Attachment E: Record of Land Use Action for 285 Hamilton Avenue (DOCX) Attachment F: Zoning Comparison Table (DOCX) Attachment G: Project Plans (DOCX) 6 7 7 7 7 77 7 7 7 7 7 7 6 Seniorenter C Downtown_ Library City Hall Chase Bank Post Office 94301 CPA_Dev Ctr Old Pro Hamilton_Building Nola Pizza My Heart Peninsula_Creamery Mac's Smokeshop Building 25.0' 90.0' 90 50.0' 100.0' 2.5'10.0' 47.5' 90.0' 50.0' 100.0' 100.0' 75.0'100.0' 75.0' 100.0' 50.0' 100.0' 50.0' 100.0' 95.0' 20.5'5.0' 79.5' 90.0' 18.0' 7.1'45.0' 125.0'102.5' 40.0' 102.5' 25.0'2.5' 15.0' 100.0' 85.0' 100.0' 85.0' 100.0' 50.0' 100.0' 50.0' 100.0' 40.0' 102.5' 40.0' 102.5' 30.0' 102.5' 30.0' 102.5' 30.0' 102.5' 30.0' 102.5' 50.0' 102.5' 50.0' 102.5' 25.0'7.5' 40.0' 102.5' 65.0' 95.0' 50.0' 100.0' 100.0' 50.0' 102.5' 50.0' 102.5' 50.0' 102.5' 50.0' 102.5' 75.0' 125.0' 75.0' 125.0' 175.0' 7.0' 225.0' 218.0' 400.0' 225.0' 50.0' 102.5' 50.0' 102.5' 50.0' 102.5' 50.0' 102.5' 100.0' 50.0' 100.0' 50.0' 100.0' 50.0' 100.0' 50.0' 25.0' 90.0' 12.5' 16.8' 101.2' 25.0' 101.3' 16.8' 12.5' 112.5' 25.0' 112.5' 25.0' 112.5' 15.0' 112.5'112.5' 25.0' 112.5' 5' 46.0' 100.0' 46.0' 100.0' 50.0' 35.0' 5.0' 15.0'5.0' 50.0' 40.0' 100.0' 104.0' 100.0'114.0' 50.0' 5.0'15.0'5.0' 35.0' 100.0' 100.0' 100.0' 100.0' 50.0' 100.0' 50.0' 100.0' 150.0' 100.0' 150.0' 100.0' 100.0' 85.0' 200.0' 125.0' 200.0' 125.0' 200.0' 125.0' 200.0' 125.0' 200.0' 125.0' 200.0' 125.0' 200.0' 125.0' 200.0' 125.0' 200.0' 125.0' 200.0' 125.0' 200.0' 125.0' 200.0' 125.0' 200.0' 125.0' 200.0' 125.0' 200.0' 125.0' 200.0' 125.0' 200.0' 125.0' 200.0' 125.0' 200.0' 125.0' 200.0' 125.0' 37.5' 112.5' 37.5 112.5'150.0' 225.0' 85.0' 59.0'85.0' 59.0' 85.0' 66.0'85.0' 66.0' 150.0' 1 150.0' 105.5' .0' 15.0'7.0' 150.0' 220.0' 30.0' 100.0' 30.0' 100.0'50.0' 100.0' 50.0' 100.0' 100.0' 50.0' 100.0' 50.0' 100.0' 50.0' 100.0' 50.0' 100.0' 35.0' 100.0' 35.0' 100.0' 100.0' 100.0' 100.0' 50.0' 100.0' 50.0' 100.0' 50.0' 100.0' 50.0' 100.0' 200.0' 10.0' 100.0' 200.0' 110.0' 125.0' 100.0'125.0' 100.0' 55.0' 100.0' 55.0' 100.0' 50.0' 100.0' 50.0' 100.0' 50.0' 100.0' 50.0' 100.0' 100.0' 49.3' 100.0' 49.3' 100.0' 60.7' 100.0' 60.7' 100.0' 70.0'100.0' 0.0' 100.0' 50.0' 100.0' 50.0' 100.0' 25.0' 100.0' 25.0' 100.0' 75.0'100.0' 75.0' 60.0' 221.0' 60.0' 221.0' 125.0' 100.0'125.0' 100.0' 125.0' 64.0' 125.0' 64.0' 125.0' 64.0' 125.0' 64.0' 95.0' 50.0' 95.0' 50.0' 95.0' 25.0' 95.0' 25.0'100.0' 25.0' 100.0'25.0' 100.0'25.5' 100.0' 100.0' 10.0' 100.0' 200.0' 110.0' 100.0' 100.0' 10.0' 100.0' 200.0' 110.0' 37.7' 58.0' 185.0'185.0' 50.0' 185.0' 123.0' 50.0' 150.0' 218.0' 112.5' 150.0' 218.0' 150.0' 218.0' 100.0' 112.5' 100.0' 112.5' 112.5' 50.0' 112.5' 1 11 50.0' 105.5' 50.0' 105.5' 50.0' 105.5' 50.0' 105.5' 100.0' 204.8' 200.0' 68.8' 150.0'123.0' 200.0' 158.0'200.0' 158.1' 80.0' 123.1' 80.0' 123.1' 60.0' 123.1' 60.0' 123.1' 60.0' 80.1' 34.0' 30.5' 3.5' 23.5' 47.1' 23.5'3.5' 30.5' 34.0' 43.0'60.0' 76.0' 50.0' 163 145 566556 167 643 635 620 180 164 158156 624 628 632 636 640 203 642640 636200 630 616 208 228 220 240 575 530- 534 536 540 552 177 201 209 215 225 595 229 231 611-623 08 625-631 542 544 538- 542 536534 552548546 541- 547 230-238 02-0 220-244 250 275 270 651 221- 225 227 668 450 235 530 220 220 B 222 240 514 278 274 270 250 545 540 251 485 255 271 281 300 310 301 581 259- 267 533 535 537 261 267 518-526 532 520-526 530 534 323 317 314 338 560 345 321 325 315 529 285 555 380 650-654 661 635 300 555 541-549 533 535- 539 318 320 322 324 326 539 7 230 328 565 585 595 276 516 528 247 642 375 548 532 539 312 218 536 541 321319 600 229 597 602 604 Y AVENUE RAMONA STREET BRY ANT STREET EMERSON STREET HAMILTON AVENUE EMERSON STREET HAMILTON AVENUE GILMAN STR BRYANT STREET OREST AVENUE RAMONA STREET RAMONA AST LANE 21 PAULSEN LANE LANE 12 WEST LANE 11 WEST CENTENNIAL WALK PC 2967 PC-4063 PC-3872 PF PF PF CD-C (P) PC-3974 PC-4195 CD-C (P) CD-C(GF)(P) Lot D Lo Lot B Lot E yttonza Civic Center Plaza Parking rmacy Lot CC Lot N This map is a product of the City of Palo Alto GIS This document is a graphic representation only of best available sources. Legend Special Setback Frontages abc Building Roof Outline 285 Hamilton Avenue Underlying Lot Line abc Easement abc Lot Dimensions Zone Districts abc Zone District Labels Tree 0' 131' 285 Hamilton Avenue - Roof Deck Text Amendment and CUP CITY OF PALO ALTOINCORPORATE D CAL I F ORN I A P a l o A l t oT h e C i t y o f A P R I L 1 6 1 8 9 4 The City of Palo Alto assumes no responsibility for any errors ©1989 to 2016 City of Palo Alto gowen, 2018-09-04 15:04:59 (\\cc-maps\Encompass\Admin\Personal\gowen.mdb) 65.0'84.6' 50.0' 100 . 0 ' 50.0' 100 . 0 ' 50.0' 100 . 0 ' 50.0' 100 . 0 ' 50.0' 100 . 0 ' 50.0' 100 . 0 ' 50.0' 100 . 0 ' 50.0' 100 . 0 ' 50.0' 100 . 0 ' 50.0' 100 . 0 ' 50.0' 100 . 0 ' 50.0' 100 . 0 ' 50.0' 100 . 0 ' 50.0' 100 . 0 ' 170.0' 150 . 0 ' 200.0' 100 . 0 ' 30.0' 50. 0 ' 37. 5 ' 37. 5 ' 50. 0 ' 50.0 50.0 100 . 0 ' 250.0' 50. 0 ' 200.0' 50. 0 ' 50.0' 100 . 0 ' 250.0' 50. 0 ' 200.0' 50. 0 ' 50.0' 100 . 0 ' 250.0' 50. 0 ' 200.0' 50. 0 ' 50.0' 100 . 0 ' 250.0' 50. 0 ' 200.0' 50. 0 ' 50.0' 100 . 0 ' 250.0' 50. 0 ' 200.0' 50. 0 ' 50.0' 100 . 0 ' 250.0' 50. 0 ' 200.0' 50. 0 ' 50.0' 100 . 0 ' 250.0' 50. 0 ' 200.0' 50. 0 ' 50.0' 100 . 0 ' 52. 3 ' 50. 0 ' 200.0' 200 . 0 ' 90.0' 150 . 0 ' 110.0' 50. 0 ' 50.0' 100 . 0 ' 50.0' 100 . 0 ' 50.0' 150 . 0 ' 50.0' 150 . 0 ' 50.0' 150 . 0 ' 50.0' 150 . 0 ' 100.0' 150 . 0 ' 100.0' 150 . 0 ' 150.0' 60. 0 ' 150.0' 60. 0 ' 150.0' 90. 0 ' 150.0' 90. 0 ' 200.0' 50. 0 ' 200.0' 50. 0 ' 200.0' 50. 0 ' 200.0' 50. 0 ' 200.0' 50. 0 ' 200.0' 50. 0 ' 130.0' 50. 0 ' 130.0' 50. 0 ' 75.0' 134 . 0 ' 75.0' 134 . 0 ' 75.0' 134 . 0 ' 75.0' 134 . 0 ' 50.0' 134 . 0 ' 50.0' 134 . 0 ' 50.0' 134 . 0 ' 50.0' 134 . 0 ' 50.0' 134 . 0 ' 50.0' 134 . 0 ' 100.0' 84. 0 ' 100.0' 84. 0 ' 100.0' 50. 0 ' 100.0' 50. 0 ' 150.0' 50. 0 ' 150.0' 50. 0 ' 150.0' 50. 0 ' 150.0' 50. 0 ' 200.0' 100 . 0 ' 100.0' 25. 0 ' 100.0' 125 . 0 ' 100.0' 25. 0 ' 50.0' 150 . 0 ' 150.0' 125 . 0 ' 50.0' 150 . 0 ' 50.0' 150 . 0 ' 50.0' 150 . 0 ' 50.0' 150 . 0 ' 200.0' 50. 0 ' 200.0' 50. 0 ' 200.0' 100 . 0 ' 200.0' 100 . 0 ' 250.0' 50. 0 ' 200.0' 50. 0 ' 50.0' 100 . 0 ' 50.0' 100 . 0 ' 50.0' 100 . 0 ' 250.0' 50. 0 ' 200.0' 50. 0 ' 50.0' 100 . 0 ' 200.0' 100 . 0 ' 200.0' 100 . 0 ' 200.0' 100 . 0 ' 200.0' 100 . 0 ' 200.0' 100 . 0 ' 200.0' 100 . 0 ' 200.0' 100 . 0 ' 200.0' 100 . 0 ' 200.0' 100 . 0 ' 200.0' 100 . 0 ' 200.0' 100 . 0 ' 200.0' 100 . 0 ' 200.0' 100 . 0 ' 200.0' 100 . 0 ' 200.0' 100 . 0 ' 200.0' 100 . 0 ' 200.0' 100 . 0 ' 200.0' 100 . 0 ' 200.0' 100 . 0 ' 200.0' 100 . 0 ' 200.0' 100 . 0 ' 200.0' 100 . 0 ' 200.0' 100 . 0 ' 200.0' 100 . 0 ' 50.0' 100 . 0 ' 50.0' 100 . 0 ' 100.0' 50. 0 ' 100.0' 50. 0 ' 200.0' 100 . 0 ' 200.0' 100 . 0 ' 200.0' 50. 0 ' 200.0' 50. 0 ' 200.0' 50. 0 ' 200.0' 50. 0 ' 150.0' 50. 0 ' 150.0' 50. 0 ' 50.0 50.0 150 . 0 ' 55 55. 122 . 7 ' 400 . 0 ' 112 . 5 ' 49.7' 112 . 5 ' 49.7' 76.0' 94.5' 26.0' 87.4' 54.1' 161.5' 100.0' 125 . 0 ' 100.0' 125 . 0 ' 75.0' 112 . 5 ' 75.0' 112 . 5 ' 100.0'12. 5 ' 125.0' 112 . 5 ' 225.0' 100 . 0 ' 125.0' 112 . 5 ' 125.0' 112 . 5 ' 75.0' 112 . 5 ' 75.0' 112 . 5 ' 100.0' 75. 0 ' 100.0' 75. 0 ' 100.0' 50. 0 ' 100.0' 50. 0 ' 90.0' 25. 0 ' 90.0' 25. 0 ' 90.0' 50. 0 ' 90.0' 50. 0 ' 100.0'2.5 ' 10.0' 47. 5 ' 90.0' 50. 0 ' 50.0' 112 . 5 ' 50.0' 112 . 5 ' 100.0' 112 . 5 ' 100.0' 112 . 5 ' 25.0'12. 5 ' 25.3' 112 . 5 ' 50.3' 100 . 0 ' 50.0' 112 . 5 ' 25.0' 12. 5 ' 25.0' 125 . 0 ' 125.0' 225 . 0 ' 99.5' 27. 7 ' .5' 72. 3 ' 25.0' 125 . 0 ' 44.0' 25. 0 ' 25.0' 72. 3 ' .5' 27. 7 ' 50.5' 99.6' 48.9' 81.0' 48.9' 57.5' 25. 0 ' 125.0' 50. 0 ' 125.0' 50. 0 ' 125.0' 50. 0 ' 125.0' 50. 0 ' 148.0' 100 . 0 ' 160.0' 88. 0 ' 17.0' 100.0' 75. 0 ' 100.0' 75. 0 ' 100.0' 50. 0 ' 100.0' 50. 0 ' 100.0' 95. 0 ' 20.5'5.0 ' 79.5' 90. 0 ' 150.0' 105 . 0 ' 150.0' 105 . 0 ' 275.0' 105 . 0 ' 275.0' 105 . 0 ' 100.0' 105 . 0 ' 100.0' 105 . 0 ' 37.5' 100 . 0 ' 37.5' 100 . 0 ' 62.5' 100 . 0 ' 62.5' 100 . 0 ' 90.0' 225 . 0 ' 200.0' 102 . 5 ' 110.0' 122 . 5 ' 50.0' 102 . 5 ' 50.0' 102 . 5 ' 25.0' 102 . 5 ' 25.0' 102 . 5 ' 18.0' 102 . 5 ' 23.0' 97. 5 ' 7.1' 45.0' 97. 5 ' 7.1'40.0' 102 . 5 ' 125.0' 102 . 5 ' 125.0' 102 . 5 ' 40.0' 102 . 5 ' 25.0'2.5 '15.0' 100 . 0 ' 85.0' 100 . 0 ' 85.0' 100 . 0 ' 50.0' 100 . 0 ' 50.0' 100 . 0 ' 40.0' 102 . 5 ' 40.0' 102 . 5 ' 30.0' 102 . 5 ' 30.0' 102 . 5 ' 30.0' 102 . 5 ' 30.0' 102 . 5 ' 50.0' 102 . 5 ' 50.0' 102 . 5 ' 25.0'7.5 '40.0' 102 . 5 ' 65.0' 95. 0 ' 50.0' 100 . 0 ' 50.0' 100 . 0 ' 50.0' 102 . 5 ' 50.0' 102 . 5 ' 50.0' 102 . 5 ' 50.0' 102 . 5 ' 75.0' 125 . 0 ' 75.0' 125 . 0 ' 175.0'7.0 ' 225.0' 218 . 0 ' 400.0' 225 . 0 ' 90.0' 225 . 0 ' 200.0' 102 . 5 ' 110.0' 122 . 5 ' 90.0' 225 . 0 ' 200.0' 102 . 5 ' 110.0' 122 . 5 ' 90.0' 225 . 0 ' 200.0' 102 . 5 ' 110.0' 122 . 5 ' 90.0' 225 . 0 ' 200.0' 102 . 5 ' 110.0' 122 . 5 ' 90.0' 225 . 0 ' 200.0' 102 . 5 ' 110.0' 122 . 5 ' 90.0' 225 . 0 ' 200.0' 102 . 5 ' 110.0' 122 . 5 ' 90.0' 225 . 0 ' 200.0' 102 . 5 ' 110.0' 122 . 5 ' 90.0' 225 . 0 ' 200.0' 102 . 5 ' 110.0' 122 . 5 ' 90.0' 225 . 0 ' 200.0' 102 . 5 ' 110.0' 122 . 5 ' 90.0' 225 . 0 ' 200.0' 102 . 5 ' 110.0' 122 . 5 ' 90.0' 225 . 0 ' 200.0' 102 . 5 ' 110.0' 122 . 5 ' 90.0' 225 . 0 ' 200.0' 102 . 5 ' 110.0' 122 . 5 ' 90.0' 225 . 0 ' 200.0' 102 . 5 ' 110.0' 122 . 5 ' 90.0' 225 . 0 ' 200.0' 102 . 5 ' 110.0' 122 . 5 ' 90.0' 225 . 0 ' 200.0' 102 . 5 ' 110.0' 122 . 5 ' 90.0' 225 . 0 ' 200.0' 102 . 5 ' 110.0' 122 . 5 ' 90.0' 225 . 0 ' 200.0' 102 . 5 ' 110.0' 122 . 5 ' 90.0' 225 . 0 ' 200.0' 102 . 5 ' 110.0' 122 . 5 ' 90.0' 225 . 0 ' 200.0' 102 . 5 ' 110.0' 122 . 5 ' 90.0' 225 . 0 ' 200.0' 102 . 5 ' 110.0' 122 . 5 ' 90.0' 225 . 0 ' 200.0' 102 . 5 ' 110.0' 122 . 5 ' 90.0' 225 . 0 ' 200.0' 102 . 5 ' 110.0' 122 . 5 ' 90.0' 225 . 0 ' 200.0' 102 . 5 ' 110.0' 122 . 5 ' 90.0' 225 . 0 ' 200.0' 102 . 5 ' 110.0' 122 . 5 ' 90.0' 225 . 0 ' 200.0' 102 . 5 ' 110.0' 122 . 5 ' 90.0' 225 . 0 ' 200.0' 102 . 5 ' 110.0' 122 . 5 ' 90.0' 225 . 0 ' 200.0' 102 . 5 ' 110.0' 122 . 5 ' 90.0' 225 . 0 ' 200.0' 102 . 5 ' 110.0' 122 . 5 ' 90.0' 225 . 0 ' 200.0' 102 . 5 ' 110.0' 122 . 5 ' 90.0' 225 . 0 ' 200.0' 102 . 5 ' 110.0' 122 . 5 ' 90.0' 225 . 0 ' 200.0' 102 . 5 ' 110.0' 122 . 5 ' 90.0' 225 . 0 ' 200.0' 102 . 5 ' 110.0' 122 . 5 ' 90.0' 225 . 0 ' 200.0' 102 . 5 ' 110.0' 122 . 5 ' 90.0' 225 . 0 ' 200.0' 102 . 5 ' 110.0' 122 . 5 ' 90.0' 225 . 0 ' 200.0' 102 . 5 ' 110.0' 122 . 5 ' 128.0' 112 . 5 ' 128.0' 112 . 5 ' 100.0' 225 . 0 ' 100.0' 225 . 0 ' 100.0' 75. 0 ' 100.0' 75. 0 ' 100.0' 50. 0 ' 100.0' 50. 0 ' 100.0' 50. 0 ' 100.0' 50. 0 ' 100.0' 50. 0 ' 52.1'44.1' 28.3' 25. 0 ' 31.3' 25. 0 ' 68.7' 50. 0 ' 100.0' 25. 0 ' 100.0' 25. 0 ' 68.7' 25. 0 ' 31.3' 50. 0 ' 50.0' 100 . 0 ' 28.3' 44.1' 105.0' 50.0' 225 . 0 ' 93.0' 12. 5 ' 37.5' 112 . 5 ' 130.5' 125 . 0 ' 143.0' 112 . 5 ' 50.0'12. 5 ' 93.0' 100 . 0 ' 125.0' 100 . 0 ' 125.0' 100 . 0 ' 125.0' 25. 0 ' 125.0'25. 0 ' 125.0' 25. 0 ' 125.0' 25. 0 ' 112.5' 112 . 9 ' 12.5' 112 . 5 ' .8'99.9' 225 . 8 ' 112.5' 112 . 9 ' 12.5' 112 . 5 ' .8'99.9' 225 . 8 ' 112.5' 112 . 9 ' 12.5' 112 . 5 ' .8'99.9' 225 . 8 ' 112.5' 112 . 9 ' 12.5' 112 . 5 ' .8'99.9' 225 . 8 ' 112.5' 112 . 9 ' 12.5' 112 . 5 ' .8'99.9' 225 . 8 ' 112.5' 112 . 9 ' 12.5' 112 . 5 ' .8'99.9' 225 . 8 ' 112.5' 112 . 9 ' 12.5' 112 . 5 ' .8'99.9' 225 . 8 ' 112.5' 112 . 9 ' 12.5' 112 . 5 ' .8'99.9' 225 . 8 ' 112.5' 112 . 9 ' 12.5' 112 . 5 ' .8'99.9' 225 . 8 ' 112.5' 112 . 9 ' 12.5' 112 . 5 ' .8'99.9' 225 . 8 ' 112.5' 112 . 9 ' 12.5' 112 . 5 ' .8'99.9' 225 . 8 ' 112.5' 112 . 9 ' 12.5' 112 . 5 ' .8'99.9' 225 . 8 ' 112.5' 112 . 9 ' 12.5' 112 . 5 ' .8'99.9' 225 . 8 ' 112.5' 112 . 9 ' 12.5' 112 . 5 ' .8'99.9' 225 . 8 ' 112.5' 112 . 9 ' 12.5' 112 . 5 ' .8'99.9' 225 . 8 ' 112.5' 112 . 9 ' 12.5' 112 . 5 ' .8'99.9' 225 . 8 ' 112.5' 112 . 9 ' 12.5' 112 . 5 ' .8'99.9' 225 . 8 ' 112.5' 112 . 9 ' 12.5' 112 . 5 ' .8'99.9' 225 . 8 ' 112.5' 112 . 9 ' 12.5' 112 . 5 ' .8'99.9' 225 . 8 ' 112.5' 112 . 9 ' 12.5' 112 . 5 ' .8'99.9' 225 . 8 ' 112.5' 112 . 9 ' 12.5' 112 . 5 ' .8'99.9' 225 . 8 ' 112.5' 112 . 9 ' 12.5' 112 . 5 ' .8'99.9' 225 . 8 ' 112.5' 112 . 9 ' 12.5' 112 . 5 ' .8'99.9' 225 . 8 ' 112.5' 112 . 9 ' 12.5' 112 . 5 ' .8'99.9' 225 . 8 ' 112.5' 112 . 9 ' 12.5' 112 . 5 ' .8'99.9' 225 . 8 ' 112.5' 112 . 9 ' 12.5' 112 . 5 ' .8'99.9' 225 . 8 ' 112.5' 112 . 9 ' 12.5' 112 . 5 ' .8'99.9' 225 . 8 ' 112.5' 112 . 9 ' 12.5' 112 . 5 ' .8'99.9' 225 . 8 ' 112.5' 112 . 9 ' 12.5' 112 . 5 ' .8'99.9' 225 . 8 ' 112.5' 112 . 9 ' 12.5' 112 . 5 ' .8'99.9' 225 . 8 ' 112.5' 112 . 9 ' 12.5' 112 . 5 ' .8'99.9' 225 . 8 ' 112.5' 112 . 9 ' 12.5' 112 . 5 ' .8'99.9' 225 . 8 ' 112.5' 112 . 9 ' 12.5' 112 . 5 ' .8'99.9' 225 . 8 ' 112.5' 112 . 9 ' 12.5' 112 . 5 ' .8'99.9' 225 . 8 ' 112.5' 112 . 9 ' 12.5' 112 . 5 ' .8'99.9' 225 . 8 ' 112.5' 112 . 9 ' 12.5' 112 . 5 ' .8'99.9' 225 . 8 ' 112.5' 112 . 9 ' 12.5' 112 . 5 ' .8'99.9' 225 . 8 ' 112.5' 112 . 9 ' 12.5' 112 . 5 ' .8'99.9' 225 . 8 ' 112.5' 112 . 9 ' 12.5' 112 . 5 ' .8'99.9' 225 . 8 ' 112.5' 112 . 9 ' 12.5' 112 . 5 ' .8'99.9' 225 . 8 ' 112.5' 112 . 9 ' 12.5' 112 . 5 ' .8'99.9' 225 . 8 ' 112.5' 112 . 9 ' 12.5' 112 . 5 ' .8'99.9' 225 . 8 ' 112.5' 112 . 9 ' 12.5' 112 . 5 ' .8'99.9' 225 . 8 ' 112.5' 112 . 9 ' 12.5' 112 . 5 ' .8'99.9' 225 . 8 ' 112.5' 112 . 9 ' 12.5' 112 . 5 ' .8'99.9' 225 . 8 ' 112.5' 112 . 9 ' 12.5' 112 . 5 ' .8'99.9' 225 . 8 ' 112.5' 112 . 9 ' 12.5' 112 . 5 ' .8'99.9' 225 . 8 ' 50.0' 102 . 5 ' 50.0' 102 . 5 ' 50.0' 102 . 5 ' 50.0' 102 . 5 ' 100.0' 50. 0 ' 100.0' 50. 0 ' 100.0' 50. 0 ' 100.0' 50. 0 ' 25.0' 90. 0 ' 12.5' 16.8' 101 . 2 ' 25.0' 101 . 3 ' 16.8' 12.5' 112 . 5 ' 25.0' 112 . 5 ' 25.0' 112 . 5 ' 15.0' 112 . 5 ' 15.0' 112 . 5 ' 25.0' 112 . 5 ' 25.0' 112 . 5 ' 100.0' 25. 0 ' 100.0' 25. 0 ' 46.0' 100 . 0 ' 46.0' 100 . 0 ' 50.0' 35. 0 ' 5.0' 15. 0 ' 5.0' 50. 0 ' 40.0' 100 . 0 ' 104.0' 100 . 0 ' 114.0' 50. 0 ' 5.0' 15. 0 ' 5.0' 35. 0 ' 100.0' 100 . 0 ' 100.0' 100 . 0 ' 50.0' 100 . 0 ' 50.0' 100 . 0 ' 150.0' 100 . 0 ' 150.0' 100 . 0 ' 100.0' 85. 0 ' 100.0' 85. 0 ' 175.0' 112 . 5 ' 50.0' 37. 5 ' 25.0' 25. 0 ' 100.0' 50. 0 ' 34. 0 ' 25. 0 ' 6 6 . 0 ' 5 0 . 0 ' 200.0' 105 . 0 ' 200.0' 105 . 0 ' 50.0' 105 . 0 ' 50.0' 105 . 0 ' 50.0' 105 . 0 ' 50.0' 105 . 0 ' 50.0' 112 . 5 ' 50.0' 112 . 5 ' 100.0' 100 . 0 ' 100.0' 100 . 0 ' 150.0' 125 . 0 ' 100.0'12. 5 ' 50.0' 112 . 5 ' 50.0' 225 . 0 ' 50.0' 225 . 0 ' 50.0' 112 . 5 ' 50.0' 112 . 5 ' 50.0' 112 . 5 ' 50.0' 112 . 5 ' 100.0' 100 . 0 ' 100.0' 100 . 0 ' 200.0' 112 . 5 ' 100.0' 12. 5 ' 100.0' 125 . 0 ' 75.0' 25. 0 ' 100.0' 87. 5 ' 175.0' 112 . 5 ' 100.0' 37. 5 ' 100.0' 37. 5 ' 100.0' 100 . 0 ' 100.0' 100 . 0 ' 150.0' 125 . 0 ' 100.0'12. 5 ' 50.0' 112 . 5 ' 150.0' 125 . 0 ' 100.0'12. 5 ' 50.0' 112 . 5 ' 150.0' 125 . 0 ' 100.0'12. 5 ' 50.0' 112 . 5 ' 150.0' 125 . 0 ' 100.0'12. 5 ' 50.0' 112 . 5 ' 150.0' 125 . 0 ' 100.0'12. 5 ' 50.0' 112 . 5 ' 150.0' 125 . 0 ' 100.0'12. 5 ' 50.0' 112 . 5 ' 150.0' 125 . 0 ' 100.0'12. 5 ' 50.0' 112 . 5 ' 150.0' 125 . 0 ' 100.0'12. 5 ' 50.0' 112 . 5 ' 150.0' 125 . 0 ' 100.0'12. 5 ' 50.0' 112 . 5 ' 150.0' 125 . 0 ' 100.0'12. 5 ' 50.0' 112 . 5 ' 200.0' 112 . 5 ' 100.0' 12. 5 ' 100.0' 125 . 0 ' 200.0' 112 . 5 ' 100.0' 12. 5 ' 100.0' 125 . 0 ' 200.0' 112 . 5 ' 100.0' 12. 5 ' 100.0' 125 . 0 ' 200.0' 112 . 5 ' 100.0' 12. 5 ' 100.0' 125 . 0 ' 200.0' 112 . 5 ' 100.0' 12. 5 ' 100.0' 125 . 0 ' 200.0' 112 . 5 ' 100.0' 12. 5 ' 100.0' 125 . 0 ' 200.0' 112 . 5 ' 100.0' 12. 5 ' 100.0' 125 . 0 ' 200.0' 112 . 5 ' 100.0' 12. 5 ' 100.0' 125 . 0 ' 200.0' 112 . 5 ' 100.0' 12. 5 ' 100.0' 125 . 0 ' 200.0' 112 . 5 ' 100.0' 12. 5 ' 100.0' 125 . 0 ' 200.0' 112 . 5 ' 100.0' 12. 5 ' 100.0' 125 . 0 ' 200.0' 112 . 5 ' 100.0' 12. 5 ' 100.0' 125 . 0 ' 200.0' 112 . 5 ' 100.0' 12. 5 ' 100.0' 125 . 0 ' 200.0' 112 . 5 ' 100.0' 12. 5 ' 100.0' 125 . 0 ' 200.0' 112 . 5 ' 100.0' 12. 5 ' 100.0' 125 . 0 ' 200.0' 112 . 5 ' 100.0' 12. 5 ' 100.0' 125 . 0 ' 200.0' 112 . 5 ' 100.0' 12. 5 ' 100.0' 125 . 0 ' 200.0' 112 . 5 ' 100.0' 12. 5 ' 100.0' 125 . 0 ' 200.0' 112 . 5 ' 100.0' 12. 5 ' 100.0' 125 . 0 ' 75.0' 25. 0 ' 100.0' 87. 5 ' 175.0' 112 . 5 ' 75.0' 25. 0 ' 100.0' 87. 5 ' 175.0' 112 . 5 ' 75.0' 25. 0 ' 100.0' 87. 5 ' 175.0' 112 . 5 ' 75.0' 25. 0 ' 100.0' 87. 5 ' 175.0' 112 . 5 ' 75.0' 25. 0 ' 100.0' 87. 5 ' 175.0' 112 . 5 ' 75.0' 25. 0 ' 100.0' 87. 5 ' 175.0' 112 . 5 ' 75.0' 25. 0 ' 100.0' 87. 5 ' 175.0' 112 . 5 ' 100.0' 100 . 0 ' 100.0' 100 . 0 ' 100.0' 100 . 0 ' 100.0' 100 . 0 ' 100.0' 100 . 0 ' 100.0' 100 . 0 ' 100.0' 100 . 0 ' 100.0' 100 . 0 ' 100.0' 100 . 0 ' 100.0' 100 . 0 ' 100.0' 100 . 0 ' 100.0' 100 . 0 ' 100.0' 100 . 0 ' 100.0' 100 . 0 ' 100.0' 100 . 0 ' 100.0' 100 . 0 ' 37.5' 112 . 5 ' 37.5' 112 . 5 ' 37.5' 112 . 5 ' 37.5' 112 . 5 ' 50.0' 112 . 5 ' 50.0' 112 . 5 ' 75.0' 112 . 5 ' 75.0' 112 . 5 ' 37.5' 112 . 5 ' 37.5' 112 . 5 ' 137.5' 112 . 5 ' 12.5' 112 . 5 ' 150.0' 225 . 0 ' 85.0' 59. 0 ' 85.0' 59. 0 ' 85.0' 66. 0 ' 85.0' 66. 0 ' 200.0' 150 . 0 ' 200.0' 150 . 0 ' 150.0' 100 . 0 ' 150.0' 100 . 0 ' 230.0' 50. 0 ' 30.0' 100 . 0 ' 200.0' 150 . 0 ' 150.0' 105 . 5 ' 150.0' 105 . 5 ' 200.0' 150 . 0 ' 200.0' 150 . 0 ' 200.0' 150 . 0 ' 200.0' 150 . 0 ' 200.0' 150 . 0 ' 200.0' 150 . 0 ' 200.0' 150 . 0 ' 200.0' 150 . 0 ' 200.0' 150 . 0 ' 200.0' 150 . 0 ' 200.0' 150 . 0 ' 200.0' 150 . 0 ' 200.0' 150 . 0 ' 200.0' 150 . 0 ' 200.0' 150 . 0 ' 200.0' 150 . 0 ' 200.0' 150 . 0 ' 200.0' 150 . 0 ' 200.0' 150 . 0 ' 200.0' 150 . 0 ' 200.0' 150 . 0 ' 200.0' 150 . 0 ' 200.0' 150 . 0 ' 200.0' 150 . 0 ' 200.0' 150 . 0 ' 200.0' 150 . 0 ' 200.0' 150 . 0 ' 200.0' 150 . 0 ' 200.0' 150 . 0 ' 200.0' 150 . 0 ' 200.0' 150 . 0 ' 200.0' 150 . 0 ' 200.0' 150 . 0 ' 200.0' 150 . 0 ' 200.0' 150 . 0 ' 200.0' 150 . 0 ' 200.0' 150 . 0 ' 200.0' 150 . 0 ' 55.0' 125 . 0 ' 55.0' 125 . 0 ' 38.0' 75. 0 ' 50.0' 37. 5 ' 50.0' 12. 5 ' 38.0' 125 . 0 ' 65.0' 112 . 5 ' 65.0' 112 . 5 ' 37.5' 112 . 5 ' 37.5' 112 . 5 ' 37.5' 112 . 5 ' 37.5' 112 . 5 ' 93.0' 50. 0 ' 93.0' 50. 0 ' 93.0' 62. 5 ' 93.0' 62. 5 ' 50.0' 112 . 5 ' 50.0' 112 . 5 ' 50.0' 112 . 5 ' 50.0' 112 . 5 ' 50.0' 112 . 5 ' 50.0' 112 . 5 ' 50.0' 112 . 5 ' 50.0' 112 . 5 ' 100.0' 112 . 5 ' 25.0' 112 . 5 ' 125.0' 225 . 0 ' 93.0' 62. 5 ' 93.0' 62. 5 ' 50.0' 112 . 5 ' 50.0' 112 . 5 ' 50.0' 112 . 5 ' 50.0' 112 . 5 ' 37.5' 112 . 5 ' 37.5' 112 . 5 ' 93.0' 162 . 5 ' 93.0' 162 . 5 ' 12. 5 ' 25.0' 112 . 5 ' 75.0' 100 . 0 ' 50.0'43.0' 100 . 0 ' 43.0' 100 . 0 ' 50.0' 75. 0 ' 50.0' 75. 0 ' 45.0' 112 . 5 ' 45.0' 112 . 5 ' 30.0' 112 . 5 ' 30.0' 112 . 5 ' 50.0' 112 . 5 ' 50.0' 112 . 5 ' 100.0' 50. 0 ' 100.0' 50. 0 ' 100.0' 50. 0 ' 100.0' 50. 0 ' 100.0' 25. 0 ' 100.0' 25. 0 ' 100.0' 75. 0 ' 100.0' 75. 0 ' 100.0' 50. 0 ' 100.0' 50. 0 ' 50.0' 102 . 2 ' 50.0' 102 . 2 ' 50.0' 97. 5 ' 50.0' 97. 5 ' 193.0' 105 . 0 ' 193.0' 105 . 0 ' 40.1'.6' 1.0'10.5'33.8'7.7 '35.6'4.0 ' 6.4'4.8' 27. 0 ' 11.5' 75. 0 ' 100.0' 25. 0 ' 100.0' 22. 8 ' 50.0' 4.7 '50.0'17. 5 ' 41.5' 72. 2 ' 162.5' 220 . 0 ' 162.5' 220 . 0 ' 26.0' 101 . 0 ' 31.5' 68. 2 ' 5.5' 32. 8 ' 33.8' 32. 8 ' 5.5' 68. 2 ' 27.5' 68. 2 ' .8' 32. 8 ' 25.0' 32. 8 ' .8' 68. 2 ' 29.5' 68. 2 ' 3.7' 32. 8 ' 33.8' 32. 8 ' 3.7' 68. 2 ' 27.5' 68. 3 ' 2.7' 32. 7 ' 32. 7 ' 2.7' 68. 3 ' 31.5' 94. 5 ' 10.2'22.3' 31.5' 101 . 0 ' 26.0' 32. 8 ' 5.5' 68. 2 ' 27.5' 68. 2 ' 5.5' 32. 8 ' 33.8' 32. 8 ' .8' 68. 3 ' 29.5' 68. 3 ' .8' 32. 8 ' 25.0' 32. 7 ' 3.7' 68. 2 ' 72.0' 29. 7 ' 72.0' 29. 7 ' 72.0' 31. 9 ' 72.0' 31. 9 ' 47.8' 51. 6 ' 70.2' 173 . 3 ' 64.0' 63. 0 ' 54.0' 162 . 0 ' 37.5' 112 . 5 ' 37.5' 112 . 5 ' 50.0' 112 . 5 ' 50.0' 112 . 5 ' 75.0' 112 . 5 ' 75.0' 112 . 5 ' 50.0' 112 . 5 ' 50.0' 112 . 5 ' 50.0' 112 . 5 ' 50.0' 112 . 5 ' 50.0' 112 . 5 ' 50.0' 112 . 5 ' 50.0' 112 . 5 ' 50.0' 112 . 5 ' 50.0' 112 . 5 ' 50.0' 112 . 5 ' 50.0' 112 . 5 ' 50.0' 112 . 5 ' 135.0' 218 . 0 ' 15.0'7.0 '150.0'7.0 ' 25.0' 7.0 '125.0' 100 . 0 ' 100.0'12. 5 ' 50.0' 112 . 5 ' 278.0' 220 . 0 ' 278.0' 220 . 0 ' 50.0' 30. 8 ' .6'10.5' 1.0'.6'40.1' 37. 8 ' 33.2' 30. 8 ' 33.2' 30. 8 ' 46.8' 27. 0 ' 4.8'6.4'4.0 ' 35.6'23. 2 ' 30.0' 100 . 0 ' 30.0' 100 . 0 ' 50.0' 100 . 0 ' 50.0' 100 . 0 ' 100.0' 50. 0 ' 100.0' 50. 0 ' 100.0' 50. 0 ' 100.0' 50. 0 ' 100.0' 35. 0 ' 100.0' 35. 0 ' 100.0' 100 . 0 ' 100.0' 100 . 0 ' 50.0' 100 . 0 ' 50.0' 100 . 0 ' 50.0' 100 . 0 ' 50.0' 100 . 0 ' 200.0'10. 0 ' 100 . 0 ' 200.0' 110 . 0 ' 125.0' 100 . 0 ' 125.0' 100 . 0 ' 55.0' 100 . 0 ' 55.0' 100 . 0 ' 50.0' 100 . 0 ' 50.0' 100 . 0 ' 50.0' 100 . 0 ' 50.0' 100 . 0 ' 100.0' 49. 3 ' 100.0' 49. 3 ' 100.0' 60. 7 ' 100.0' 60. 7 ' 100.0' 70. 0 ' 100.0' 70. 0 ' 100.0' 50. 0 ' 100.0' 50. 0 ' 100.0' 25. 0 ' 100.0'25. 0 ' 100.0' 75. 0 ' 100.0' 75. 0 ' 60.0' 221 . 0 ' 60.0' 221 . 0 ' 125.0' 100 . 0 ' 125.0' 100 . 0 ' 125.0' 64. 0 ' 125.0' 64. 0 ' 125.0' 64. 0 ' 125.0' 64. 0 ' 95.0' 50. 0 ' 95.0' 50. 0 ' 95.0' 25. 0 ' 95.0' 25. 0 ' 100.0' 25. 0 ' 100.0' 25. 0 ' 100.0' 25. 0 ' 100.0'25. 0 ' 100.0' 25. 5 ' 100.0' 25. 5 ' 100.0' 100.0'10. 0 ' 100 . 0 ' 200.0' 110 . 0 ' 100.0' 100.0'10. 0 ' 100 . 0 ' 200.0' 110 . 0 ' 130.0' 36. 9 ' 130.0' 36. 9 ' 130.0' 75. 6 ' 130.0' 75. 6 ' 64.0' 37. 5 ' 64.0' 37. 5 ' 50.0' 75. 0 ' 50.0' 75. 0 ' 36.0' 112 . 5 ' 50.0' 75. 0 ' 14.0' 37. 5 ' 50.0' 112 . 5 ' 50.0' 112 . 5 ' 72.0' 30. 3 ' 72.0' 30. 3 ' 72.0' 32. 5 ' 72.0' 32. 5 ' 72.0' 32. 5 ' 72.0' 32. 5 ' 72.0' 32. 5 ' 72.0' 32. 5 ' 72.0' 32. 5 ' 72.0' 32. 5 ' 31.5' 68. 2 ' 2.7' 32. 8 ' 22.3'10.2' 94. 5 ' 27.5' 68. 2 ' 3.7' 32. 7 ' 33.8' 32. 8 ' 2.7' 68. 2 ' 70.2' 51. 6 ' 70.2' 51. 6 ' 54.0' 63. 0 ' 54.0' 63. 0 ' 25.0' 55. 0 ' 25.0' 55. 0 ' 50.0' 112 . 5 ' 50.0' 112 . 5 ' 50.0' 112 . 5 ' 50.0' 112 . 5 ' 45.0' 112 . 5 ' 45.0' 112 . 5 ' 100.0' 74. 5 ' 100.0' 74. 5 ' 50.0' 112 . 5 ' 50.0' 112 . 5 ' 93.0' 50. 0 ' 93.0' 50. 0 ' 93.0' 75. 0 ' 93.0' 75. 0 ' 135.0' 100 . 0 ' 135.0' 100 . 0 ' 135.0' 25. 0 ' 135.0' 25. 0 ' 150.0' 112 . 5 ' 150.0' 112 . 5 ' 45.0' 112 . 5 ' 45.0' 112 . 5 ' 110.0' 90. 0 ' 110.0' 90. 0 ' 55.0'10. 0 ' 5.0' 100 . 0 ' 50.0' 110 . 0 ' 33.0' 100 . 0 ' 33.0' 100 . 0 ' 135.0' 25. 0 ' 135.0' 25. 0 ' 135.0' 50. 0 ' 135.0' 50. 0 ' 160 . 0 ' 110.0'10. 0 ' 28.0'10. 0 ' 19.2' 34. 4 ' 35.8' 105 . 6 ' 193.0' 50.0' 112 . 5 ' 50.0' 112 . 5 ' 50.0' 112 . 5 ' 50.0' 112 . 5 ' 43.0' 79. 0 ' 43.0' 79. 0 ' 43.0' 33. 5 ' 43.0' 33. 5 ' 45.0' 105 . 5 ' 45.0' 105 . 5 ' 50.0' 105 . 5 ' 50.0' 105 . 5 ' 50.0' 105 . 5 ' 50.0' 105 . 5 ' 93.0' 105 . 5 ' 93.0' 105 . 5 ' 37.5' 105 . 5 ' 37.5' 105 . 5 ' 37.5' 105 . 5 ' 37.5' 105 . 5 ' 93.0' 105 . 5 ' 93.0' 105 . 5 ' 168.0' 112 . 5 ' 168.0' 112 . 5 ' 200.0' 100 . 0 ' 200.0' 100 . 0 ' 50.0' 150 . 0 ' 50.0' 150 . 0 ' 50.0' 57. 0 ' 50.0' 57. 0 ' 71.5' 43. 0 ' 50.0' 30.4' 21. 5 ' 21.5' 21. 5 ' 30.4' 57. 0 ' 43.0' 100 . 0 ' 50.0' 112 . 5 ' 50.0' 112 . 5 ' 50.0' 112 . 5 ' 50.0' 112 . 5 ' 50.0' 112 . 5 ' 50.0' 112 . 5 ' 88.0' 125 . 0 ' 93.0'12. 5 ' 25.0' 37. 5 ' 30.0' 75. 0 ' 50.0' 150 . 0 ' 50.0' 150 . 0 ' 35.0' 150 . 0 ' 35.0' 150 . 0 ' 40.0' 150 . 0 ' 40.0' 150 . 0 ' 37.5' 150 . 0 ' 37.5' 150 . 0 ' 143.0' 100 . 0 ' 43.0' 50. 0 ' 67.0' 50. 0 ' 33.0' 100 . 0 ' 43.0' 50. 0 ' 43.0' 50. 0 ' 110.0' 50. 0 ' 110.0' 50. 0 ' 37.5' 100 . 0 ' 33.0' 100 . 0 ' 110.0' 50. 0 ' 193.0' 100 . 0 ' 12.5' 150 . 0 ' 50.0' 100 . 0 ' 50.0' 100 . 0 ' 50.0' 100 . 0 ' 50.0' 100 . 0 ' 50.0' 100 . 0 ' 50.0' 100 . 0 ' 200.0'5.6 ' 35.8' 34. 4 ' 35.8' 10. 0 ' 200.0' 50. 0 ' 200.0' 50. 0 ' 200.0' 50. 0 ' 200.0' 50. 0 ' 200.0' 50. 0 ' 50.0' 100 . 0 ' 50.0' 100 . 0 ' 95.0' 20. 0 ' 55.0'37.7' 58. 0 ' 185.0' 92. 0 ' 185.0' 50. 0 ' 185.0' 50. 0 ' 50.0' 123 . 0 ' 50.0' 123 . 0 ' 50.0' 150 . 0 ' 50.0' 343 . 0 ' 193.0' 343 . 0 ' 93.0' 150 . 0 ' 70.0' 193 . 0 ' 70.0' 193 . 0 ' 150.0' 218 . 0 ' 150.0' 218 . 0 ' 50.0' 105 . 5 ' 50.0' 105 . 5 ' 50.0' 105 . 5 ' 50.0' 105 . 5 ' 50.0' 105 . 5 ' 50.0' 105 . 5 ' 50.0' 105 . 5 ' 50.0' 105 . 5 ' 50.0' 218 . 0 ' 100.0' 112 . 5 ' 50.0' 105 . 5 ' 150.0' 112 . 5 ' 150.0' 112 . 5 ' 150.0' 218 . 0 ' 150.0' 218 . 0 ' 100.0' 112 . 5 ' 100.0' 112 . 5 ' 50.0' 112 . 5 ' 50.0' 112 . 5 ' 100.0' 112 . 5 ' 100.0' 112 . 5 ' 50.0' 105 . 5 ' 50.0' 105 . 5 ' 50.0' 105 . 5 ' 50.0' 105 . 5 ' 100.0' 204 . 8 ' 200.0' 68. 8 ' 51.7'150.0' 123 . 0 ' 200.0' 158 . 0 ' 200.0' 158 . 1 ' 80.0' 123 . 1 ' 80.0' 123 . 1 ' 60.0' 123 . 1 ' 60.0' 123 . 1 ' 60.0' 80. 1 ' 34.0' 30. 5 ' 3.5'23.5' 47. 1 ' 23.5'3.5' 30. 5 ' 34.0' 43. 0 ' 60.0' 76. 0 ' 50.0' 218 . 0 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50.0' 105 . 5 ' 40.0' 112 . 5 ' 40.0' 112 . 5 ' 50.0' 112 . 5 ' 50.0' 112 . 5 ' 50.0' 112 . 5 ' 50.0' 112 . 5 ' 36.0' 95. 0 ' 36.0' 95. 0 ' 39.0' 37. 5 ' 18.0' 75. 0 ' 57.0' 112 . 5 ' 107.0' 50. 0 ' 107.0' 50. 0 ' 107.0' 25. 0 ' 107.0' 25. 0 ' 20.0' 50. 0 ' 130.0' 100 . 0 ' 125.0' 37. 5 ' 25.0' 112 . 5 ' 50.0' 112 . 5 ' 14.0' 17. 5 ' 36.0' 130 . 0 ' 130.0' 50. 0 ' 130.0' 50. 0 ' 75.0' 43. 0 ' 15.0' 150 . 0 ' 90.0' 107 . 0 ' 102.5' 43. 0 ' 11.5' 107 . 0 ' 114.0' 150 . 0 ' 50.0' 218 . 0 ' 50.0' 218 . 0 ' 45.0' 112 . 5 ' 45.0' 112 . 5 ' 45.0' 105 . 5 ' 45.0' 105 . 5 ' 110.0' 75. 0 ' 110.0' 75. 0 ' 110.0' 25. 0 ' 110.0' 25. 0 ' 110.0' 25. 0 ' 110.0'25. 0 ' 110.0' 50. 0 ' 110.0' 50. 0 ' 100.0' 50. 0 ' 100.0' 50. 0 ' 135.0' 25. 0 ' 135.0' 25. 0 ' 95.0' 50. 0 ' 95.0' 50. 0 ' 95.0' 25. 0 ' 95.0' 25. 0 ' 95.0' 25. 0 ' 95.0'25. 0 ' 95.0' 30. 0 ' 95.0' 30. 0 ' 40.0' 123 . 0 ' 33.0' 9.9' 116 . 0 ' 50.0' 123 . 0 ' 50.0' 123 . 0 ' 50.0' 123 . 0 ' 50.0' 123 . 0 ' 72.5' 130 . 0 ' 72.5' 130 . 0 ' 72.5' 75. 0 ' 72.5' 75. 0 ' 72.5'5.0 '127.5' 150 . 0 ' 120.0' 115 . 0 ' 80.0' 30. 0 ' 80.0' 85. 0 ' 80.0' 85. 0 ' 80.0' 30. 0 ' 70.0' 25. 0 ' 150.0' 55. 0 ' 80.0' 125 . 0 ' 80.0' 125 . 0 ' 127.5' 200 . 0 ' 127.5' 200 . 0 ' 59.0' 107 . 0 ' 41.0' 93. 0 ' 93.0' 50. 0 ' 93.0' 50. 0 ' 100.0' 300 . 0 ' 41.0' 107 . 0 ' 41.0' 107 . 0 ' 93.0' 100 . 0 ' 93.0' 100 . 0 ' 93.0' 50. 0 ' 93.0' 50. 0 ' 93.0' 50. 0 ' 93.0' 50. 0 ' 93.0' 50. 0 ' 93.0' 50. 0 ' 193.0' 193 . 0 ' 193.0' 193 . 0 ' 50.0' 143 . 0 ' 50.0' 143 . 0 ' 70.0' 118 . 0 ' 70.0' 118 . 0 ' 10.0' 50. 0 ' 10.0' 50. 0 ' 100.0' 100 . 0 ' 100.0' 100 . 0 ' 130.0' 143 . 0 ' 130.0' 143 . 0 ' 130.0' 143 . 0 ' 130.0' 143 . 0 ' 130.0' 143 . 0 ' 130.0' 143 . 0 ' 130.0' 143 . 0 ' 130.0' 143 . 0 ' 130.0' 143 . 0 ' 130.0' 143 . 0 ' 130.0' 143 . 0 ' 130.0' 143 . 0 ' 130.0' 143 . 0 ' 130.0' 143 . 0 ' 130.0' 143 . 0 ' 130.0' 143 . 0 ' 130.0' 143 . 0 ' 130.0' 143 . 0 ' 130.0' 143 . 0 ' 130.0' 143 . 0 ' 130.0' 143 . 0 ' 130.0' 143 . 0 ' 130.0' 143 . 0 ' 130.0' 143 . 0 ' 130.0' 143 . 0 ' 130.0' 143 . 0 ' 130.0' 143 . 0 ' 130.0' 143 . 0 ' 130.0' 143 . 0 ' 130.0' 143 . 0 ' 130.0' 143 . 0 ' 130.0' 143 . 0 ' 130.0' 143 . 0 ' 130.0' 143 . 0 ' 130.0' 143 . 0 ' 130.0' 143 . 0 ' 100.0' 45. 0 ' 100.0' 45. 0 ' 100.0' 100.0' 140 . 0 ' 140 . 0 ' 200.0' 140 . 0 ' 200.0' 140 . 0 ' 150.0' 50. 0 ' 150.0' 50. 0 ' 250.0' 100 . 0 ' 250.0' 100 . 0 ' 200.0' 50. 0 ' 200.0' 50. 0 ' 200.0' 75. 0 ' 200.0' 75. 0 ' 150.0' 50. 0 ' 150.0' 50. 0 ' 50.0' 125 . 0 ' 50.0' 125 . 0 ' 50.0' 75. 0 ' 50.0' 75. 0 ' 100.0' 75. 0 ' 100.0' 75. 0 ' 150 . 0 ' 100.0' 150 . 0 ' 150 . 0 ' 50.0' 150 . 0 ' 150 . 0 ' 50.0' 150 . 0 ' 90.0' 150 . 0 ' 90.0' 150 . 0 ' 105.0' 55. 0 ' 105.0' 55. 0 ' 105.0' 85. 0 ' 105.0' 85. 0 ' 105.0' 50. 0 ' 105.0' 50. 0 ' 150.0' 50. 0 ' 150.0' 50. 0 ' 100.0' 45. 0 ' 100.0' 45. 0 ' 100.0' 50. 0 ' 100.0' 50. 0 ' 200.0' 250 . 0 ' 50.0' 50. 0 ' 150.0' 300 . 0 ' 200.0' 50. 0 ' 200.0' 50. 0 ' 200.0' 50. 0 ' 200.0' 50. 0 ' 200.0' 100 . 0 ' 200.0' 100 . 0 ' 100.0' 100 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' 200.0' 100 . 0 ' 200.0' 100 . 0 ' 200.0' 100 . 0 ' 200.0' 100 . 0 ' 200.0' 100 . 0 ' 200.0' 100 . 0 ' 200.0' 100 . 0 ' 200.0' 100 . 0 ' 200.0' 100 . 0 ' 200.0' 100 . 0 ' 200.0' 100 . 0 ' 200.0' 100 . 0 ' 200.0' 100 . 0 ' 200.0' 100 . 0 ' 200.0' 100 . 0 ' 200.0' 100 . 0 ' 200.0' 100 . 0 ' 200.0' 100 . 0 ' 200.0' 100 . 0 ' 200.0' 100 . 0 ' 200.0' 100 . 0 ' 200.0' 100 . 0 ' 200.0' 100 . 0 ' 200.0' 100 . 0 ' 200.0' 100 . 0 ' 50.0' 150 . 0 ' 50.0' 150 . 0 ' 50.0' 150 . 0 ' 50.0' 150 . 0 ' 50.0' 150 . 0 ' 50.0' 150 . 0 ' 50.0' 150 . 0 ' 50.0' 150 . 0 ' 50.0' 150 . 0 ' 50.0' 150 . 0 ' 50.0' 150 . 0 ' 50.0' 150 . 0 ' 60.0' 112 . 5 ' 60.0' 112 . 5 ' 60.0' 112 . 5 ' 60.0' 112 . 5 ' 100.0' 50. 0 ' 100.0' 50. 0 ' 100.0' 50. 0 ' 100.0' 50. 0 ' 100.0' 50. 0 ' 100.0' 50. 0 ' 100.0' 50. 0 ' 100.0' 50. 0 ' 100.0' 12. 5 ' 3.0' 56. 5 ' 97.0' 69. 0 ' 25.0' 112 . 5 ' 25.0' 112 . 5 ' 50.0' 112 . 5 ' 50.0' 112 . 5 ' 34.0' 100 . 0 ' 34.0' 100 . 0 ' 35.0' 62. 5 ' 35.0' 62. 5 ' 83.0' 62. 5 ' 83.0' 62. 5 ' 118.0' 62. 5 ' 118.0' 62. 5 ' 118.0' 100 . 0 ' 118.0' 100 . 0 ' 100.0' 112 . 5 ' 100.0' 112 . 5 ' 100.0' 112 . 5 ' 100.0' 112 . 5 ' 125.0' 112 . 5 ' 125.0' 112 . 5 ' 50.0' 112 . 5 ' 50.0' 112 . 5 ' 35.0' 100 . 0 ' 35.0' 100 . 0 ' 30.0' 100 . 0 ' 30.0' 100 . 0 ' 60.0' 100 . 0 ' 60.0' 100 . 0 ' 262.5' 225 . 0 ' 262.5' 225 . 0 ' 130.5' 225 . 0 ' 130.5' 225 . 0 ' 63.0' 112 . 5 ' 63.0' 112 . 5 ' 30.0' 112 . 5 ' 30.0' 112 . 5 ' 100.0' 112 . 5 ' 100.0' 112 . 5 ' 53.0' 112 . 5 ' 53.0' 112 . 5 ' 40.0' 100 . 0 ' 40.0' 100 . 0 ' 50.0' 130 . 0 ' 50.0' 130 . 0 ' 140.0' 65. 0 ' 140.0' 65. 0 ' 140.0' 65. 0 ' 140.0' 65. 0 ' 190.0' 50. 0 ' 190.0' 50. 0 ' 190.0' 50. 0 ' 190.0' 50. 0 ' 100.0' 112 . 5 ' 100.0' 112 . 5 ' 100.0' 112 . 5 ' 100.0' 112 . 5 ' 100.0' 112 . 5 ' 100.0' 112 . 5 ' 100.0' 112 . 5 ' 100.0' 112 . 5 ' 100.0' 112 . 5 ' 100.0' 112 . 5 ' 100.0' 112 . 5 ' 100.0' 112 . 5 ' 100.0' 112 . 5 ' 100.0' 112 . 5 ' 100.0' 112 . 5 ' 100.0' 112 . 5 ' 100.0' 112 . 5 ' 100.0' 112 . 5 ' 100.0' 112 . 5 ' 100.0' 112 . 5 ' 100.0' 112 . 5 ' 100.0' 112 . 5 ' 100.0' 112 . 5 ' 100.0' 112 . 5 ' 100.0' 112 . 5 ' 100.0' 112 . 5 ' 100.0' 112 . 5 ' 100.0' 112 . 5 ' 100.0' 112 . 5 ' 100.0' 112 . 5 ' 130.5' 225 . 0 ' 130.5' 225 . 0 ' 130.5' 225 . 0 ' 130.5' 225 . 0 ' 130.5' 225 . 0 ' 130.5' 225 . 0 ' 190.0' 50. 0 ' 190.0' 50. 0 ' 190.0' 50. 0 ' 190.0' 50. 0 ' 190.0' 50. 0 ' 190.0' 50. 0 ' 190.0' 50. 0 ' 190.0' 50. 0 ' 190.0' 100 . 0 ' 190.0' 100 . 0 ' 190.0' 100 . 0 ' 190.0' 100 . 0 ' 190.0' 100 . 0 ' 190.0' 100 . 0 ' 190.0' 100 . 0 ' 190.0' 100 . 0 ' 190.0' 100 . 0 ' 190.0' 100 . 0 ' 190.0' 50. 0 ' 190.0' 50. 0 ' 190.0' 50. 0 ' 190.0' 50. 0 ' 190.0' 50. 0 ' 190.0' 50. 0 ' 190.0' 50. 0 ' 190.0' 50. 0 ' 190.0' 50. 0 ' 190.0' 50. 0 ' 190.0' 50. 0 ' 190.0' 50. 0 ' 190.0' 60. 0 ' 190.0' 60. 0 ' 190.0' 60. 0 ' 190.0' 60. 0 ' 45.0' 100 . 0 ' 45.0' 100 . 0 ' 38.0' 100 . 0 ' 38.0' 100 . 0 ' 33.0' 100 . 0 ' 33.0' 100 . 0 ' 190.0' 100 . 0 ' 190.0' 100 . 0 ' 105.0' 50. 0 ' 105.0' 50. 0 ' 85.0' 50. 0 ' 85.0' 50. 0 ' 190.0' 50. 0 ' 190.0' 50. 0 ' 190.0' 50. 0 ' 190.0' 50. 0 ' 190.0' 50. 0 ' 190.0' 50. 0 ' 46.0' 100 . 0 ' 46.0' 100 . 0 ' 44.0' 100 . 0 ' 44.0' 100 . 0 ' 100.0' 50. 0 ' 100.0' 50. 0 ' 190.0' 100 . 0 ' 190.0' 100 . 0 ' 190.0' 100 . 0 ' 190.0' 100 . 0 ' 190.0' 100 . 0 ' 190.0' 100 . 0 ' 190.0' 100 . 0 ' 190.0' 100 . 0 ' 190.0' 100 . 0 ' 190.0' 100 . 0 ' 190.0' 100 . 0 ' 190.0' 100 . 0 ' 190.0' 100 . 0 ' 190.0' 100 . 0 ' 190.0' 100 . 0 ' 190.0' 100 . 0 ' 190.0' 100 . 0 ' 190.0' 100 . 0 ' 190.0' 60. 0 ' 190.0' 60. 0 ' 190.0' 60. 0 ' 190.0' 60. 0 ' 190.0' 60. 0 ' 190.0' 60. 0 ' 190.0' 60. 0 ' 190.0' 60. 0 ' 140.0' 50. 0 ' 140.0' 50. 0 ' 140.0' 50. 0 ' 140.0' 50. 0 ' 50.0' 100 . 0 ' 50.0' 100 . 0 ' 50.0' 60. 0 ' 50.0' 60. 0 ' 75.0' 125 . 0 ' 75.0' 125 . 0 ' 50.0' 65. 0 ' 50.0' 65. 0 ' 100.0' 112 . 5 ' 100.0' 112 . 5 ' 50.0' 112 . 5 ' 50.0' 112 . 5 ' 150 . 0 ' 50.0' 150 . 0 ' 150 . 0 ' 50.0' 150 . 0 ' 50.0' 110 . 0 ' 50.0' 110 . 0 ' 50.0' 110 . 0 ' 50.0' 110 . 0 ' 40. 0 ' 100.0' 40. 0 ' 100.0' 100 . 0 ' 100.0' 100 . 0 ' 50.0' 100 . 0 ' 50.0' 100 . 0 ' 100.0' 150 . 0 ' 100.0' 150 . 0 ' 102.5' 50. 0 ' 102.5' 50. 0 ' 100.0' 50. 0 ' 100.0' 50. 0 ' 100.0' 45. 0 ' 100.0' 45. 0 ' 100.0' 45. 0 ' 100.0' 45. 0 ' 100.0' 50. 0 ' 100.0' 50. 0 ' 100.0' 100 . 0 ' 100.0' 100 . 0 ' 225 . 0 ' 200.0' 112 . 5 ' 50.0'50.0' 112 . 5 ' 50.0' 112 . 5 ' 100.0' 75. 0 ' 100.0' 75. 0 ' 100.0' 50. 0 ' 100.0' 50. 0 ' 125.0'8.0 '100.0' 12. 5 ' 25.0'20. 5 ' 125.0' 92. 0 ' 125.0' 92. 0 ' 50.0' 112 . 5 ' 50.0' 112 . 5 ' 50.0' 100.0' 100 . 0 ' 100.0' 100 . 0 ' 100.0' 25. 0 ' 100.0'25. 0 ' 100.0' 50.0' 112 . 5 ' 50.0' 112 . 5 ' 147 . 5 ' 260.0' 150 . 0 ' 150 . 0 ' 140.0' 150 . 0 ' 150.0' 75. 0 ' 150.0' 75. 0 ' 50.0' 112 . 5 ' 50.0' 112 . 5 ' 50.0' 112 . 5 ' 50.0' 112 . 5 ' 125.0'37.5'37.5'50.0' 150.0'150.0' 50. 0 ' 150.0' 50. 0 ' 100.0' 50. 0 ' 100.0' 50. 0 ' 125.0'125.0'125.0'125.0'125.0'125.0'125.0'125.0'125.0'125.0' 200.0'100.0' 125 . 0 ' 100.0' 125 . 0 ' 50.0' 125 . 0 ' 50.0' 125 . 0 ' 50.0' 125 . 0 ' 50.0' 125 . 0 ' 150 . 0 ' 50.0' 150 . 0 ' 150 . 0 ' 50.0' 150 . 0 ' 50.0' 150 . 0 ' 50.0' 150 . 0 ' 50.0' 100 . 0 ' 50.0' 100 . 0 ' 50.0' 100 . 0 ' 50.0' 100 . 0 ' 50.0' 100 . 0 ' 50.0' 100 . 0 ' 100.0' 75. 0 ' 100.0' 75. 0 ' 100.0' 75. 0 ' 100.0' 75. 0 ' 100.0' 75. 0 ' 100.0' 75. 0 ' 100.0' 75. 0 ' 100.0' 75. 0 ' 150 . 0 ' 100.0' 150 . 0 ' 150 . 0 ' 100.0' 150 . 0 ' 150 . 0 ' 100.0' 150 . 0 ' 150 . 0 ' 100.0' 150 . 0 ' 150 . 0 ' 100.0' 150 . 0 ' 150 . 0 ' 100.0' 150 . 0 ' 150 . 0 ' 100.0' 150 . 0 ' 150 . 0 ' 100.0' 150 . 0 ' 150 . 0 ' 100.0' 150 . 0 ' 150 . 0 ' 100.0' 150 . 0 ' 200.0' 100 . 0 ' 200.0' 100 . 0 ' 200.0' 100 . 0 ' 200.0' 100 . 0 ' 200.0' 100 . 0 ' 200.0' 100 . 0 ' 200.0' 100 . 0 ' 200.0' 100 . 0 ' 200.0' 100 . 0 ' 200.0' 100 . 0 ' 200.0' 100 . 0 ' 200.0' 100 . 0 ' 200.0' 100 . 0 ' 200.0' 100 . 0 ' 200.0' 100 . 0 ' 200.0' 100 . 0 ' 100.0' 125 . 0 ' 100.0' 125 . 0 ' 100.0' 125 . 0 ' 100.0' 125 . 0 ' 100.0' 125 . 0 ' 100.0' 125 . 0 ' 100.0' 125 . 0 ' 100.0' 125 . 0 ' 100.0' 125 . 0 ' 100.0' 125 . 0 ' 100.0' 125 . 0 ' 100.0' 125 . 0 ' 100.0' 125 . 0 ' 100.0' 125 . 0 ' 100.0' 125 . 0 ' 100.0' 125 . 0 ' 100 . 0 ' 4 0 . 0 ' 50.0' 105 . 0 ' 50.0' 105 . 0 ' 50.0' 105 . 0 ' 50.0' 105 . 0 ' 45. 0 ' 100.0' 45. 0 ' 50.0' 105 . 0 ' 50.0' 105 . 0 ' 200.0' 105 . 0 ' 200.0' 105 . 0 ' 100.0' 105 . 0 ' 100.0' 105 . 0 ' 542.81' 542.81'542.81'542.81'542.81'542.81'542.81'542.81'542.81'542.81'542.81'542.81'542.81'542.81'542.81'542.81'542.81'542.81'542.81' 542.81' 542.81' 107.5' 760.5' 76.0' 819.5' 56. 2 ' 5 6 . 0 ' 56. 3 ' 5 6 . 5 ' 125.0' 105 . 0 ' 125.0' 105 . 0 ' 9'177.8' 66 5.7' 7.0'329.0' 135.0' 336.8' 143.1' 60.0' 785.2' 56.2' 202.6'10.9' 10.0' 10.0' 11.9'84.5'336.8' 143.1' 329.0' 135.0' 84.5'21.4' 10.8'10.6'124.9' 112.0' 25.2' 31.7' 17.7' 9.6' 9.2' 50.0' 112.5' 50.0' 112.5' 50.0' 112.5' 50.0' 112.5' 50.0' 112.5' 50.0' 112.5' 50.0' 112.5' 50.0' 112.5' 50.0 500.0' 100.0' 50.0' 100.0' 150.0' 250.0' 114.0' 110.0' 40.0' 50.0' 100.0' 150.0' 250.0' 114.0' 110.0' 40.0' 50.0' 100.0' 150.0' 250.0' 114.0' 110.0' 40.0' 50.0' 100.0' 150.0' 250.0' 114.0' 110.0' 40.0' 50.0' 100.0' 150.0' 250.0' 114.0' 110.0' 40.0' 50.0' 100.0' 150.0' 250.0' 114.0' 110.0' 40.0' 50.0' 100.0' 150.0' 250.0' 114.0' 110.0' 40.0' 50.0' 100.0' 150.0' 250.0' 114.0' 110.0' 250.0' 110.0' 105.0' 150.0' 59.0'51.0' 51.0'59.0' 150.0' 150.0' 150.0' 150.0' 75.0' 75.0' 107.0' 107.0' 105.0' 105.0' 105.0' 105.0' 105.0' 105.0' 81.8' 81.8'51.6' 51.6'167.9' 167.9' 50.0' 37.5' 225.0' 86.0' 110.0' 110.0' 86.0' 250.0' 114.0' 110.0' 40.0' 50.0' 150.0' 250.0' 114.0' 110.0' 40.0' 40.0' 50.0' 100.0' 150.0' 250.0' 114.0' 110.0' 40.0' 50.0' 100.0' 150.0' 250.0' 114.0' 110.0' 40.0' 50.0' 100.0' 150.0' 114.0' 40.0' 50.0' 100.0' 150.0' 250.0' 114.0' 110.0' 40.0' 50.0' 100.0' 150.0' 250.0' 114.0' 110.0' 40.0' 50.0' 100.0' 150.0' 250.0' 114.0' 110.0' 40.0' 50.0' 100.0' 150.0' 250.0' 114.0' 110.0' 40.0' 50.0' 100.0' 150.0' 250.0' 114.0' 110.0' 40.0' 50.0' 100.0' 150.0' 250.0' 114.0' 110.0' 40.0' 50.0' 100.0' 150.0' 250.0' 114.0' 110.0' 40.0' 50.0' 100.0' 150.0' 250.0' 114.0' 110.0' 40.0' 50.0' 100.0' 150.0' 250.0' 114.0' 110.0' 40.0' 50.0' 100.0' 150.0' 250.0' 114.0' 110.0' 40.0' 50.0' 100.0' 150.0' 250.0' 114.0' 110.0' 40.0' 50.0' 100.0' 150.0' 250.0' 114.0' 110.0' 40.0' 50.0' 100.0' 150.0' 250.0' 114.0' 110.0' 40.0' 50.0' 100.0' 150.0' 250.0' 114.0' 110.0' 40.0' 50.0' 100.0' 150.0' 250.0' 114.0' 110.0' 40.0' 50.0' 100.0' 150.0' 250.0' 114.0' 110.0' 40.0' 50.0' 100.0' 150.0' 250.0' 114.0' 110.0' 40.0' 50.0' 100.0' 250.0' 114.0' 110.0' 40.0' 50.0' 100.0' 150.0' 93.2' 93.2' 100.0' 100.0' 100.0' 45.0' 90.0' 14.3' 34.0' 18.0'18.0' 18.0'18.0' 18.0'18.0'18.0' 18.0' 18.0'18.0'18.0' 75.0' 55.0' 25.0' 55.0' 25.0' 112.5' 125.0' 112.5' 75.0' 55.0' 25.0' 55.0' 25.0' 112.5' 125.0' 112.5' 75.0' 55.0' 25.0' 55.0' 25.0' 112.5' 125.0' 112.5' 75.0' 55.0' 25.0' 55.0' 25.0' 112.5' 125.0' 112.5' 75.0' 55.0' 25.0' 55.0' 25.0' 112.5' 125.0' 112.5' 75.0' 55.0' 25.0' 55.0' 25.0' 112.5' 125.0' 112.5' 75.0' 55.0' 25.0' 55.0' 25.0' 112.5' 125.0' 112.5' 18.0' 50.0' 50.0' 50.0' 50.0'50.0' 50.0'50.0' 50.0'50.0' 50.0'58.0' 58.0'50.0' 54.5' 147.7' 147.1' 115.0 115.0' 147.7' 65.0' 150.0' 150.0' 84.6' 150.0' 150.0' 105.0' 373.9' University Avenue _Train Station Sheraton Palo Alto American_Red Cross Fire_Station # 1 Lytton Square Senior Center Lanning Chateau Downtown_ Library City Hall Williams _Property St Thomas_Aquinas ChurchAll Saints_Episcopal Church Chase Bank Downing_House Waverley Surgery_Center Select Physical Therapy Post Office 94301 Cedar Terraces_Condominium Cowper_Inn Rose Lane Apts. 7-11 Everett House First United_Methodist Church Webster House Healthcare Center Webster House Alain Pinel Realtor CPA_Dev Ctr A_Research_Institute Lytton Gardens Senior Residence Old Pro Hamilton_Building Nola Gym Lot RParking GarageCity of Palo Alto Comerica Bank Pizza My Heart Peninsula_Creamery Ma c ' s S m o k e s h o p Wasson Building Garden Court_Hotel B_Jamplis _Building PC-2967 PC- 3266 RM-15 PC- 4182 PC - 3 7 0 7 PC-4283PF CS CD-C (P) RM-30 AMF (MU PC-4612 PF PF PF PC-4063 PC-3872 PF PF PC-2130 PF CD-C (P) PF PF CD-C (P) CD-C (P) PF PC-3111 PC-3007 PC - 3 9 7 4 PF PFPC -4262 PC-4243 PC-4195 RM- 40 PC-3429 CD-N (P) CD-C(GF)(P) RM-40 CD-C (P) CD-C (P) AMF DHS PF PC-4611 PC-4053 RMD (NP) P) PF PC-4052 PF PC- 2545 RM-40 PC-3995 RT-50 CD - S ( P ) RT-35 RT-50 RM-30 CD-C (P) PC-4296 PC-4436 PC- 3437 RM-30 CD-C(GF)(P) PC-5158 CD-C (P) CD-C(GF)(P) CD - S ( G F ) ( P ) EMERSON STREET HOMER AVENUE EVERETT AVENUE EVERETT AVENUE HIGH STREET ALMA STREET LYTTON AVENUE ALMA STREET EMERSON STREET RAMONA STREET LYTTON AVENUE UNIVERSITY AVENUE RAMONA STREET BRYANT STREET HIGH STREET EMERSON STREET ALMA STREET EMERSON STREET HIGH STREET HIGH STREET HA M I L T O N A V E N U E HAMILTON AVENUE EMERSON STREET HAMILTON AVENUE GILMAN STREET WAVERLEY STREET BRYANT STREET FOREST AVENUE FOREST AVENUE BRYANT STREET RAMONA STREET RAMONA STREET BRYANT STREET FLORENCE STREET KIPLING STREET LYTTON AVENUE WAVERLEY STREETWAVERLEY STREET EVERETT AVENUE EVERETT AVENUE RAMONA STREET BRYANT STREET LYTTON AVENUE UNIVERSITY AVENUE COWPER STREET KIPLING STREET UNIVERSITY AVENUE UNIVERSITY AVENUE COWPER STREET WAVERLEY STREET HAMILTON AVENUE EVERETT AVENUE COWPER STREET EVERETT A WEBSTER STREET WEBSTER STREET LYTTON AVENUE TASSO STREET HAMILTON AVENUE COWPER STREET FOREST AVENUE FOREST AVENUE WAVERLEY STREET HOMER AVENUE WEBSTER STREET WEBSTER STREET COWPER STREET HOMER AVENUE HOMER AVENUE U LYTTON A WEBSTER STREET HA FO HO U N I V E R S I T Y C I R C L E EVERETT COURT LANE 39 LANE 7 EASTLANE 5 EAST LANE 6 EAST LANE 20 EA S T LANE 30 LANE 20 WEST LANE 21 MITCHELL LANE PAULSEN LANE LANE 12 WEST LANE 11 WEST CENTENNIAL WALK DOWNING LANE PENINSULA CORRIDOR JOINT POWERS BOARD HIGH STREET ALMA STREET ALMA STREET FOREST AVENUE HOMER AVENUE NUE URBAN LANE F OUN LANE 7 WEST This map is a product of the City of Palo Alto GIS This document is a graphic representation only of best available sources. Legend abc Zone District Notes Curb Edge abc Dimensions (AP) abc Known Structures CD-C Zones 150' Buffer from Residential Zones Railroad Zone Districts abc Zone District Labels abc CD-C Buildings Over 50' in Height 0' 240' CD-C Zoned Buildings >50' in Height and >150' From Residential Zones CITY OF PALO ALTOINCORPORATE D CAL I F ORN I A P a l o A l t oT h e C i t y o f A P R I L 1 6 1 8 9 4 The City of Palo Alto assumes no responsibility for any errors. ©1989 to 2016 City of Palo Alto gowen, 2018-07-12 18:11:49 (\\cc-maps\Encompass\Admin\Personal\gowen.mdb) 120-26-110 120-27-087 120-27-038 120-26-091 120-26-111 120-26-109120-26-043 120-26-044 120-26-086 120-26-085 120-27-027 120-27-026 120-27-007 120-27-020 120-27-023120-27-008 120-26-031 120-26-030 120-26-029 120-26-039 120-26-038 120-26-037 120-26-102 120-26-101 120-26-045 120-26-047 120-27-013 120-27-012 120-27-009 120-27-010 120-26-083 120-26-082 120-26-080 120-26-079 120-26-048 120-26-072 120-26-073 120-26-074 120-26-097 120-27-016 120-26-105 120-25-110 120-25-132 120-26-003 120-26-025 120-26-033 120-26-032 120-26-018 120-26-006 120-26-013 120-25-152 120-26-015 120-26-016 120-26-017 120-26-069 120-26-070 120-26-054 120-26-065 120-26-067 120-26-064 120-26-063 120-26-061 120-26-112 120-26-113 120-26-010 120-26-009 120-26-008 120-15-057 120-15-055 120-15-108 120-15-048 120-15-002 120-15-045 120-15-046 120-14-101120-14-110 120-15-042 120-15-043 120-14-102 120-15-004 120-14-077 120-14-111 120-14-092 120-15-103 120-15-060 120-15-085 120-16-098 120-16-022 120-15-091 120-62-002 120-15-018 120-15-101 120-15-029 120-15-041 120-15-065 120-15-064 120-15-063 120-15-062 120-15-083 120-15-084 120-15-070 120-15-069 120-15-068 120-15-067 120-15-066 120-15-072 120-15-074 120-15-075 120-15-076 120-15-077 120-15-078 120-15-033 120-03-066 120-03-064 120-03-063 120-03-025 120-03-069 120-15-013 120-03-071 120-03-031 120-03-032 120-03-035 120-03-036 120-72-001 120-72-002 120-72-003 120-72-004 120-72-005 120-73-004 120-74-002 120-74-001 120-74-001 120-75-001 120-04-110 EMERSON STREET HOMER AVENUERAMONA STREET EMERSON STREET HIGH STREET EVERETT AVENUE EVERETT AVENUE HIGH STREET ALMA STREET ALMA STREET LYTTON AVENUE ALMA STREET EMERSON STREET RAMONA STREET LYTTON AVENUE UNIVERSITY AVENUE RAMONA STREET BRYANT STREET HIGH STREET EMERSON STREET ALMA STREET EMERSON STREET HIGH STREET HIGH STREET HAMILTON AVENUE HAMILTON AVENUE EMERSON STREET HAMILTON AVENUE GILMAN STREET WAVERLEY STREET BRYANT STREET FOREST AVENUE FOREST AVENUE BRYANT STREET RAMONA STREET RAMONA STREET BRYANT STREET FLORENCE STREET KIPLING STREET LYTTON AVENUE WAVERLEY STREETWAVERLEY STREET EVERETT AVENUE EVERETT AVENUE BRYANT STREET WAVERLEY STREET RAMONA STREET BRYANT STREET LYTTON AVENUE UNIVERSITY AVENUE COWPER STREET KIPLING STREET UNIVERSITY AVENUE UNIVERSITY AVENUE COWPER STREET WAVERLEY STREET HAMILTON AVENUE HAWTHORNE AVENUE COWPER STREET KIPLING STREET EVERETT AVENUE COWPER STREET WEBSTER STREET BYRON STREET EVERETT AVENUE WEBSTER STREET WEBSTER STREET LYTTON AVENUE BYRON STREET TASSO STREET HAMILTON AVENUE COWPER STREET FOREST AVENUE FOREST AVENUE WAVERLEY STREET BRYANT ST HOMER AVENUE WAVERLEY STRE RAMONA STRE WEBSTER STREET WEBSTER STREET COWPER STREET HOMER AVENUE HOMER AVENUE COWPER STR KIPLING STREET UNIVERSITY AVE BYRON STREET LYTTON AVENUE WEBSTER STREET HAMILTON AVEN FOREST AVENUE HOMER AVENUE WEBSTER S V E R S I T Y C I EVERETT COURT LANE 39 LANE 7 EASTLANE 5 EAST LANE 6 EAST LANE 20 EAST LANE 30 LANE 20 WEST LANE 21 LANE 15 EAST BRYANT COURT PAULSEN LANE LANE 12 WEST LANE 11 WEST CENTENNIAL WALK DOWNING LANE LAN PENINSULA CORRIDOR JOINT POWERS BOARDRD EMERSON STR HIGH STREET HIGH STRE ALMA STREET ALMA STREET ALMA STREE FOREST AVENUE HOMER AVENUE URBAN LANE LANE 7 WEST LANE 8 WE 120-27-007 120-26-064 120-16-096 120-16-033 120-03-069 PC-2967 RM-15PC - 3 7 0 7 PC-4283PF RT-35 CD-C (P) RM-30 AMF (MUO) CD - S ( P ) A PC-4612 PF PF RM-30 PC-4063 PC-3872 PF PF PC-2130 PF CD-C (P) PF PF PF CD-C (P) CD-C (P) CD-N (P) PF PC-3111 PC -3007 PC - 3 9 7 4 PF PFPC-4262 PC-4243 PC-4195 M-15 RMD(NP) RM- 40 PC-3429 CD-N (P) CD-C(GF)(P) RM-40 CD-C (P) CD-C (P)PF AMF DHS PF PC-4611 PC-4053 RMD (NP) RMD(NP) RM-30 PF PC-3102 5 PC-4339 RM-30 RM-30 PF PC-4052 PF PC- 2545 RM-40 PC-2145 RM-30 PC-2968 PC-3995 R PC-3753 RT-50 CD - S ( P ) RT-50 RT-35 RT-50 PC-477 RM-30 CD-C (P) PC PC-4296 PC-4436 PC- 3437 PC-8659RM-30 CD-C(GF)(P) PC-5158 CD-C (P) CD-C(GF)(P) CD - S ( G F ) ( P ) This map is a product of the City of Palo Alto GIS This document is a graphic representation only of best available sources. Legend CD-C Parcels Under 1.0:1 FAR CD-C Parcels Over 1.0:1 FAR 150' Residential Zone Buffer 5+ Building Stories Zone Districts abc Zone District Notes abc Zone District Labels 0' 409' Eligible Buildings - CD-C Zoned SitesOver 50' in Height orOver 1.0:1 FAR CITY OF PALO ALTOINCORPORATE D CAL I F ORN I A P a l o A l t oT h e C i t y o f A P R I L 1 6 1 8 9 4 The City of Palo Alto assumes no responsibility for any errors ©1989 to 2016 City of Palo Alto gowen, 2018-11-07 18:44:29 (\\cc-maps\Encompass\Admin\Personal\gowen.mdb) Ordinance No. ____ Ordinance of the Council of the City of Palo Alto Amending Chapter 18.18 of Title 18 (Zoning) of the Palo Alto Municipal Code to Add a New Floor Area Exemption for Rooftop Access and Allowing Changes to Noncomplying Facilities to Allow for Such Rooftop Access Bonuses The Council of the City of Palo Alto does ORDAIN as follows: SECTION 1. Section 18.18.060 (Development Standards) of Chapter 18.18 (Downtown Commercial District) of Title 18 (Zoning) of the Palo Alto Municipal Code is hereby amen ded to read as follows: 18.18.060 Development Standards … (e) Exemptions (1) When an existing building is being expanded, square footage which, in the judgement of the chief building official, does not increase the usable floor area, and is either necessary to conform the building to Title 24 of the California Code of Regulations, regarding disability related access, or is necessary to implement the historic rehabilitation of the building, shall not be counted as floor area. For the purposes of this section disability related upgrades are limited to the incremental square footage necessary to accommodate disability access and shall be subject to the Director’s approval not to exceed 500 square feet per site. Disability related upgrades shall only apply to remodels of existing buildings and shall not qualify for grandfathered floor area in the event the building is later replaced or otherwise redeveloped. (2) Buildings located in the CD-C subdistrict that are noncomplying for height and gross floor area shall be permitted to increase height and expand floor area to the minimum degree necessary to provide rooftop access and related amenities. Such access and amenities include features such as stairs, elevators, trellises, outdoor furniture, railings, lighting, and other similar features. For the purposes of this section rooftop access floor area shall not be counted as gross floor area. Rooftop access-related features may be located only on portions of buildings located at least 150 feet from a residential zon e which, for the purposes of this chapter, includes the R-1, R-2, RMD, RM-15, RM-30, RM- 40, and SOFA districts or Planned Community (PC) districts that permit residential uses. Any request for a rooftop access exception under this section shall be subject to a conditional use permit. … SECTION 2. Section 18.18.120 (Grandfathered Uses and Facilities) of Chapter 18.18 (Downtown Commercial District) of Title 18 (Zoning) of the Palo Alto Municipal Code is hereby amended to read as follows: 18.18.120 Grandfathered Uses and Facilities (a) Grandfathered Uses (1) The following uses and facilities may remain as grandfathered uses, and shall not require a conditional use permit or be subject to the provisions of Chapter 18.70: (A) Any use which was being conducted on August 28, 1986; or (B) A use not being conducted on August 28, 1986, if the use was temporarily discontinued due to a vacancy of 6 months or less before August 28, 1986; or (C) Any office use existing on April 16, 1990 on a property zoned CD and GF combining, which also existed as a lawful conforming use prior to August 28, 1986, notwithstanding any intervening conforming use. (2) The grandfathered uses in subsection (1) 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, except pursuant to the exceptions to floor area ratio regulations set forth in Section 18.18.070; or (E) in the case of medical, professional, general business or administrative office uses of a size exceeding 5,000 square feet in the CD-S or CD-N district that are deemed grandfathered pursuant to subsection (1), such remodeling, improvement, or replacement shall not result in increased floor area devoted to such office uses. (F) 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. (3) If a grandfathered use deemed existing pursuant to subsection (1) ceases and thereafter remains discontinued for 12 consecutive months, it shall be considered abandoned and may be replaced only by a conforming use. (4) A use deemed grandfathered pursuant to subsection (1) 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. (b) Grandfathered Facilities (1) Any noncomplying facility existing on August 28, 1986 and which, when built, was a complying facility, may remain as a grandfathered facility and shall not be subject to the provisions of Chapter 18.70. (2) The grandfathered facilities in subsection (1) 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; (D) shall not increase the degree of noncompliance, except pursuant to the exceptions to floor area ratio regulations set forth in Section 18.18.070; (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, except as provide for rooftop access and amenities in Section 18.18.060(e). SECTION 3. If any section, subsection, sentence, clause, or phrase of this Ordinance is for any reason held to be invalid or unconstitutional by a decision of any court of competent jurisdiction, such decision shall not affect the validity of the remaining portions of this Ordinance. The City Council hereby declares that it would have passed this Ordinance and each and every section, subsection, sentence, clause, or phrase not declared invalid or unconstitutional without regard to whether any portion of the Ordinance would be subsequently declared invalid or unconstitutional. SECTION 4. The Council finds that this Ordinance is exempt from environmental review under the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15305 because it involves minor alterations of land use regulations. SECTION 5. This Ordinance shall be effective on the thirty-first date after the date of its adoption. PASSED: AYES: NOES: ABSENT: ABSTENTIONS: ATTEST: _________________________ ____________________________ City Clerk Mayor APPROVED AS TO FORM: APPROVED: _________________________ ____________________________ Deputy City Attorney Interim Director of Planning and Community Environment ACTION NO. 2018-____ RECORD OF THE COUNCIL OF THE CITY OF PALO ALTO LAND USE ACTION FOR 285 HAMILTON AVENUE: CONDITIONAL USE PERMIT AND ARCHITECTURAL REVIEW (18PLN-00006) On November __, 2018, the Council of the City of Palo Alto, after considering all of the evidence presented, approved the Conditional Use Permit and Architectural Review application for an 2,660 square foot outdoor activity area in the CD-C(GF)(P) district, making the following findings, determination and declarations: SECTION 1. Background. A. An application for a conditional use permit (CUP) to allow a 2,600 square foot outdoor activity area on the site was submitted on January 8, 2018. B. Planning Staff referred the application to the Planning and Transportation Commission (Commission) for a recommendation to the City Council. C. The Planning and Transportation Commission held a duly noticed public hearing, at which evidence was presented and all persons were afforded an opportunity to be heard, and recommended approval of the Project on October 10, 2018. The Commission’s recommendations are contained in CMR #____ and the associated attachments. D. On November __, 2018, the City Council, after reviewing the evidence presented, adopted the recommendation of the Planning and Transportation Commission and approved the subject CUP application. SECTION 2. Environmental Review. The proposed project has been determined to be Categorically Exempt per Section 15301 (Existing Facilities) and 15305 (Minor Alterations in Land Use Limitations) of the California Environmental Quality Act Guidelines. SECTION 3. Conditional Use Permit Findings. Conditional Use Permit approval is based on the findings indicated under PAMC Section 18.76.010: 1. The proposed use, at the proposed location, will not be detrimental or injurious to property or improvements in the vicinity, and will not be detrimental to the public health, safety, general welfare, or convenience. The CUP would allow for a 2,600 square foot outdoor activity area on the roof of the building at 285 Hamilton Avenue. The roof deck would be used by building occupants and guests, and would include a safety railing setback three feet from the existing roof parapet. The railing and setback would help prevent occupants from throwing objects from the roof to the ground. Lighting would be low-profile and directed downward on the deck in order to minimize light spillage and glare. The roof deck would be minimally visible from the street level and, as conditioned, would be prohibited from having amplified music. Given these project elements and conditions, the use will meet Finding #1. 2. The proposed use will be located and conducted in a manner in accord with the Palo Alto Comprehensive Plan and the purposes of the Zoning Ordinance. The CUP would support Policy L-2.11 of the Comprehensive Plan by incorporating greenery on the rooftop of the building at 285 Hamilton Avenue. Additionally, the use of the roof space would be consistent with the Downtown Urban Design Guidelines by providing outdoor use opportunities and amenities. With the proposed text amendment, the use would be consistent with the Zoning Ordinance and the use will meet Finding #2. SECTION 4. Architectural Review Findings. Architectural Review approval is based on the findings indicated under PAMC Section 18.76.020: Finding #1: The design is consistent with applicable provisions of the Palo Alto Comprehensive Plan, Zoning Code, coordinated area plans (including compatibility requirements), and any relevant design guides. With the proposed text amendment, the project will be consistent with the applicable provisions of the Zoning Code. The project will include high quality design compatible with surrounding development. The Comprehensive Plan does not contain policies or programs related to rooftop spaces, however the Downtown Urban Design Guidelines, which are applicable to the subject site, encourage the active use of rooftops. Finding #2: The project has a unified and coherent design, that: a. creates an internal sense of order and desirable environment for occupants, visitors, and the general community, b. preserves, respects and integrates existing natural features that contribute positively to the site and the historic character including historic resources of the area when relevant, c. is consistent with the context-based design criteria of the applicable zone district, d. provides harmonious transitions in scale, mass and character to adjacent land uses and land use designations, e. enhances living conditions on the site (if it includes residential uses) and in adjacent residential areas. The project provides a desired amenity for current and future building occupants. The site is not considered an historic resource, and would not impact the adjacent Ramona Street Historic District. The project is consistent with the Downtown Urban Design Guidelines, which encourage the active use of rooftops. The project involves a negligible increase in the mass of the existing building, and with the proposed setbacks of the rooftop features would not impact the scale of the building as viewed from surrounding streets. Finding #3: The design is of high aesthetic quality, using high quality, integrated materials and appropriate construction techniques, and incorporating textures, colors, and other details that are compatible with and enhance the surrounding area. The project includes a mix of contemporary materials on the roof, including a plaster-cladded stair enclosure, aluminum trellis, and glass guardrails. These materials would complement the textures and colors of the existing building, and would be compatible with the eclectic mix of structures in the surrounding area. Finding #4: The design is functional, allowing for ease and safety of pedestrian and bicycle traffic and providing for elements that support the building’s necessary operations (e.g. convenient vehicle access to property and utilities, appropriate arrangement and amount of open space and integrated signage, if applicable, etc.). The project would provide required access to the roof for building employees, which will provide a desired amenity and rooftop open space. Finding #5: The landscape design complements and enhances the building design and its surroundings, is appropriate to the site’s functions, and utilizes to the extent practical, regional indigenous drought resistant plant material capable of providing desirable habitat that can be appropriately maintained. The project enhances the use of the site and would incorporate materials and details that enhance the building design. The project incorporates rooftop planters that will be maintained by the applicant. As conditioned, the planters will contain drought-resistant vegetation that is indigenous to the San Francisco Bay Area. Finding #6: The project incorporates design principles that achieve sustainability in areas related to energy efficiency, water conservation, building materials, landscaping, and site planning. In accordance with the City’s Green Building Regulations, the building will satisfy the requirements for CALGreen Mandatory + Tier 2. A summary of the project’s compliance is on sheet GB-1 of the plans. SECTION 5. Conditions of Approval. PLANNING 1. CONFORMANCE WITH PLANS. Use and development shall be conducted in substantial conformance with the approved plans entitled, "Houzz 285 Hamilton Roof Deck Improvement Application,” dated March 30, 2018 on file with the Planning Department, 250 Hamilton Avenue, Palo Alto, California except as modified by these conditions of approval. 2. BUILDING PERMIT. Apply for a building permit and meet any and all conditions of the Planning, Fire, Public Works, and Building Departments. 3. PERMITTED HOURS. Use of the roof deck shall be limited to 6:00AM to 11:00PM Monday through Sunday. 4. AMPLIFIED MUSIC. Amplified music may be permitted on the roof deck, but not audible beyond the property boundaries. 5. NOISE. The use of the roof deck shall at all times be in conformance with the Noise Ordinance (PAMC Chapter 8). 6. LIGHTING. All exterior lighting associated with the roof deck shall be oriented downward and away from City rights of way and adjacent properties. Light filaments and bulbs shall not be visible at the property line in order to prevent glare. 7. PLANTERS. The proposed planters shall contain vegetation that is drought-resistant and regionally indigenous to the Bay Area. The plants shall be maintained by the applicant to the satisfaction of the Planning Director. 8. BUILDING PERMIT PLAN SET. The approval letter including all Department conditions of approval for the project shall be printed on the plans submitted for building permit. 9. PROJECT MODIFICATIONS: All modifications to the approved project shall be submitted for review and approval prior to construction. If during the Building Permit review and construction phase, the project is modified by the applicant, it is the responsibility of the applicant to contact the Planning Division/project planner directly to obtain approval of the project modification. It is the applicant’s responsibility to highlight any proposed changes to the project and to bring it to the project planner’s attention. 10. PROJECT EXPIRATION. The project approval shall automatically expire after two years from the original date of approval, if within such two year period, the proposed use of the site or the construction of buildings has not commenced pursuant to and in accordance with the provisions of the permit or approval. Application for a one year extension of this entitlement may be made prior to the expiration. (PAMC 18.77.090(a)) 11. FINAL INSPECTION: A Planning Division Final inspection will be required to determine substantial compliance with the approved plans prior to the scheduling of a Building Division final. Any revisions during the building process must be approved by Planning, including but not limited to; materials, landscaping and hard surface locations. Contact your Project Planner, Graham Owen at graham.owen@cityofpaloalto.org to schedule this inspection. 12. COMPLIANCE WITH CONDITIONS OF APPROVAL. The applicant shall at all times be in compliance with the conditions of approval and documentation describing the roof deck’s operation. If operations result in unanticipated impacts that negatively impact the health, safety, convenience, or general welfare, the Director of Planning and Community Environment may impose additional conditions to mitigate those impacts. Any changes by the Director to this approval or imposition of new or modified conditions shall be in writing and subject to the city’s appeal procedures for conditional use permits. 13. INTENSIFICATION OF USE: Any intensification of use shall require an amendment to the conditional use permit and any other entitlements as specified in the Palo Alto Municipal Code. 14. REVOCATION OR MODIFICATION OF APPROVALS: The director may issue a notice of noncompliance for any failure to comply with any condition of this permit approval, or when a use conducted pursuant to a conditional use permit is being conducted in a manner detrimental to the public health, safety and welfare. 15. INDEMNITY: To the extent permitted by law, the Applicant shall indemnify and hold harmless the City, its City Council, its officers, employees and agents (the “indemnified parties”) from and against any claim, action, or proceeding brought by a third party against the indemnified parties and the applicant to attack, set aside or void, any permit or approval authorized hereby for the Project, including (without limitation) reimbursing the City its actual attorney’s fees and costs incurred in defense of the litigation. The City may, in its sole discretion, elect to defend any such action with attorneys of its own choice. BUILDING 16. Construction details are required on the building permit plans to show how the roof deck furniture will be built-in or permanently fixed. 17. Rooftop use is a Group A Occupancy. PASSED: AYES: NOES: ABSENT: ABSTENTIONS: ATTEST: _________________________ ____________________________ City Clerk Mayor APPROVED AS TO FORM: APPROVED: _________________________ ____________________________ Deputy City Attorney Interim Director of Planning and Community Environment Page 1 of 2 ATTACHMENT E ZONING COMPARISON TABLE 285 Hamilton Avenue, 17PLN-0006 Table 1: COMPARISON WITH CHAPTER 18.18 (CD-C DISTRICT) Exclusively Non-Residential Development Standards Regulation Required Existing Proposed Minimum Setbacks Front Yard None Required 7 ft No change Rear Yard None Required 0 ft No change Interior Side Yard None Required 8 ft No change Street Side Yard None Required 7 ft No change Special Setbacks Pursuant to PAMC 20.08. 7 ft setback on Hamilton Avenue No change Minimum street setback for sites sharing a common block face with any abutting residential zone district Note 4 N/A N/A Minimum yard (ft) for lot lines abutting or opposite residential zone districts 10 feet (Note 1) N/A N/A Maximum Site Coverage None Required 10,030 sf No change Maximum Height 50 ft, or 35 ft if within 150 ft of a residential zone 66 ft to top of parapet, 82 ft to top of penthouse No change Maximum Floor Area Ratio (FAR) 1.0:1 (10,030 sf) (Note 5) 47,700 sf 47,859 sf (The additional 159 sf would be exempt from FAR if the proposed Ordinance is approved) Maximum Size of New Non- Residential Construction or Expansion Projects 25,000 sf of gross floor area or 15,000 sf above the existing floor area, whichever is greater, provided the floor area limits set forth elsewhere in this chapter are not exceeded, and except as otherwise permitted by Section 18.18.070(a)(6) 47,700 sf As amended, the 159 sf addition proposed with the project conforms Daylight Plane for lot lines abutting one or more residential zone districts Initial Height at side or rear lot line (Note 2) N/A N/A Page 2 of 2 Slope (Note 2) N/A N/A Notes 1) The yard shall be planted and maintained as a landscaped screen, excluding area required for site access. 2) The initial height and slope shall be identical to those of the residential zone abutting the site line in question. 3) The maximum height within 150 feet of any abutting residential zone district shall not exceed the height limit of the abutting residential district. 4) The minimum street setback shall be equal to the residentially zoned setback for 150 feet from the abutting single-family or multiple family development. 5) FAR may be increased with transfers of development and/or bonuses for seismic and historic rehabilitation upgrades, not to exceed a total site FAR of 3.0:1 in the CD -C subdistrict or 2.0:1 in the CD-S or CD-N subdistricts, and with bonuses for rooftop access as provided in 18.18.070(a)(6). 18.18.100 Performance Standards. In addition to the standards for development prescribed above, all development shall comply with the performance criteria outlined in Chapter 18.23 of the Zoning Ordinance. 18.18.110 Context-Based Design Criteria. As further described in a separate attachment, development in a commercial district shall be responsible to its context and compatible with adjacent development, and shall promote the establishment of pedestrian oriented design. Table 2: CONFORMANCE WITH CHAPTER 18.52.040 (Off-Street Parking and Loading) for Downtown University Avenue Parking Assessment District Type Required Existing Proposed Vehicle Parking (within the Downtown Parking Assessment District) PAMC 18.52.040 Table 2 All uses except residential: 1 space per 250 sf 191.4 spaces 22 spaces on-site, plus 169 parking assessment district spaces No change; the 159 sf increase would not result in an additional required space (PAMC 18.52.) Bicycle Parking (within the Downtown Parking Assessment District) PAMC 18.52.040 Table 2 All uses except residential: 1 space per 2,500 sf 40% Long Term (LT) 60% Short Term (ST) 19 spaces Unknown No change Loading Space The site is grandfathered for two on-site loading spaces. No additional loading spaces are required for the 159 sf increase in gross floor area. Attachment F Project Plans Hardcopies of project plans are provided to Commission members. These plans are available to the public online and/or by visiting the Planning and Community Environment Department on the 5th floor of City Hall at 250 Hamilton Avenue. Directions to review Project plans online: 1. Go to: http://bit.ly/PaloAltoPlanningProjects 2. Scroll down the center of the page and click “View pending projects” 3. Scroll to find “285 Hamilton Avenue” and click the address link 4. On this project specific webpage you will find a link to the project plans and other important information City of Palo Alto (ID # 9780) City Council Staff Report Report Type: Action Items Meeting Date: 11/19/2018 City of Palo Alto Page 1 Summary Title: Acceptance of Smart Grid & Utilities Technology Plan Title: Finance Committee Recommends the City Council Accept the Utilities Smart Grid Assessment and Utilities Technology Implementation Plan, Including Advanced Metering Infrastructure -based Smart Grid Systems to Serve Electricity, Water, and Natural Gas Utility Customers From: City Manager Lead Department: Utilities Recommendation Staff, the Utilities Advisory Commission (UAC), and the Finance Committee request that the City Council accept the Utilities Smart Grid Assessment and Utilities Technology Implementation Plan (Utilities Technology Plan), including the estimated timeline and resources for the implementation of an Advanced Metering Infrastructure (AMI)-based smart grid system to more effectively serve electricity, natural gas and water utility customers. Executive Summary City of Palo Alto Utilities Department (CPAU) staff, along with consultants, developed a strategic technology roadmap over a five-year horizon and identified major critical technology investments such as a replacement for the utilities customer information and billing system (CIS), deployment of AMI, and in coordination with the City’s IT department, the implementation of a new citywide enterprise resource planni ng system (ERP). All of these projects require significant planning, financial and staffing resources and system integration. The Utilities Technology Implementation Plan sets out a coordinated implementation approach for these projects. AMI is a foundational technology that is becoming a standard in the utilities industry and will improve customer experience while enabling CPAU to operate more effectively. An AMI-based smart grid system will empower customers to more efficiently utilize utility supplie s, facilitate customer adoption of distributed energy resources (DER) such as solar photovoltaics (PV) and electric vehicles (EV), and enable the timely detection of water leaks. AMI will also enable CPAU to optimize operations and improve reliability by reducing restoration time for outages. Given the large investments required to implement an AMI system, a cost-benefit analysis was City of Palo Alto Page 2 undertaken to determine financial viability of AMI, assess staffing requirements, technological dependencies, project risks, and CPAU’s operational readiness. The consultant found that the overall net-present-value (NPV) of the investment over the 18- year life of the system was close to break-even,1 considering only the costs and benefits that can be quantified. This effectively means that there will be little or no impact on utility cost to customers over the 18-year life of the project. Upon including non-quantifiable benefits such as enhanced customer experience, improved system reliability, and better distribution asset utilization, the analysis suggests that this strategic investment would be a net benefit to all utility customers, particularly for the electricity and water utility customers. The estimated capital cost related to the AMI system installation is $16 to $18 million2 with an investment life of 18 years. The evaluation also analyzed the operational impact and found that the investment will require a number of staffing changes to implement and maintain the AMI infrastructure to maximize the value of the investment. The annual operating cost of the AMI system is estimated to be $1.9 million, which would be offset by $3.3 million in benefits estimated to accrue from conservation and current staffing related savings. The result is projected to be a net monetary benefit to of $1.4 million per year on an ongoing basis. Staff conducted additional sensitivity analysis assuming both higher and lower capital investment, operating expenses/savings, and conservation savings. In an unfavorable scenario where projected savings do not materialize and costs become higher than projected, customer bills could potentially increase by 1-2% as a result of the AMI investment. In a favorable scenario where costs are lower and conservation is higher, customer bills could decrease by approximately 0.5%. The allocation of the $19 million in initial capital and staffing costs among the three utility funds is expected to be as follows: Electric Fund ($10M), Water Fund ($5.5M) and Gas Fund ($3.5M). The Electric Special Projects (ESP) is available to fund the electric portion of the investment, which eliminates the need for rate changes in the Electric Fund. The Gas and Water Funds will cover the up-front costs from reserves rates, and may consider financing options as well to minimize rate impacts. 1 See Figure 2. NPV is based on a discount rate of 3.5% over the 18-year life of the project. However, the NPV could range from negative $14.7 million to positive $7.8 million, depending on possible range of outcomes over the life of the project. The NPV value is highly sensitive to operational staffing synergies that could be achieved and customer energy/water conservation that could be spurred by the AMI investments. If such benefits are not achieved, the annual operational savings will diminish, but are still likely to be positive on an annual on-going basis. 2 This includes costs to replace all utility customer electric meters, add radio modules on all existing natural gas and water meters, deploy a mesh network to communicate with the meters, integrate the AMI with CPAU’s Customer Information and Billing system (CIS), provide customers with access to hourly utility consumption patterns and enable customers to more efficiently use utility supplies. This investment will also enable CPAU to have visibility into the utility distribution system network to more optimally manage the system. It should be noted that the cost of replacing aging water and gas meters will continue under the ongoing capital improvement project for meter replacement, and is not included under the AMI budget, but efforts will be coordinated with the AMI project. City of Palo Alto Page 3 Given the analysis and findings, staff recommends proceeding with AMI investment and has included the capital costs of the new AMI system in the Electric, Gas, and Water Utility Financial Plans and the Adopted FY 2019 – FY 2023 Capital Budget. Operational costs (consultant costs and staffing requests) needed to begin work on the CIS, ERP, and AMI projects are included in the FY 2019 budget, and additional staffing to continue the project will be included in subsequent year budgets. Staffing and other operational needs in future years are forecasted in the Utilities Technology Implementation Plan and firm proposals will be submitted in future budget years. On September 5, 2018, the UAC voted 6-0 to recommend seeking Finance Committee and City Council acceptance of the Smart Grid Assessment and Utilities Technology Plan. The UAC wanted to convey to the Council that it strongly supported the implementation of the AMI project. On October 16, 2018, the Finance Committee voted 4 -0 to recommend that City Council accept the Smart Grid Assessment and Utilities Technology Plan. Background In 2012, City of Palo Alto Utilities (CPAU) completed an assessment of smart grid applications based on AMI for Palo Alto. The study estimated the capital cost associated with AMI implementation for electric, natural gas and water utility services at $15 million to $20 million, and the cost-benefit assessments found the costs outweighed benefits over the 15 year to 20 year life of such an investment. Based on these findings, the study recommended, and City Council approved, deferring major investments in smart grid for several years until technologies mature and implementation costs decline. While deferring the investment, Council also approved a number of pilot scale smart grid projects to evaluate Palo Alto-specific applications (Staff Report 3330, 12/10/2012) at a cost of $0.45M over five years. In 2013, the Customer Connect pilot project provided electricity, natural gas and water AMI meters to 300 interested single family residential customers and provided time-of-use electric rates to interested customers, including electric vehicle owners. It also provided the capacity to monitor distribution system voltages. The pilot phase of the program ended in 2017 but staff is planning to maintain the program for current participants until full AMI deployment. A report summarizing the lessons learned and findings from the pilot was discussed with the UAC (UAC Report dated 09/06/2017). During the five year period, staff has also extensively engaged with other utilities that have deployed AMI and learned from their experiences. A CPAU staff team, with cross divisional participation, has also closely collaborated with industry experts and stakeholders to learn about the smart grid technologies and their applications in Palo Alto.3 To 3 Palo Alto is a member of Smart Electric Power Association, NCPA Smart Grid Group, Bay Area Water AMI Group, California Electric Transportation Coalition, Building Decarbonization Working group; an d participates in forums hosted by EPRI, Emerging Technology Coordinating Council, CEC/EPIC forum, California Energy Storage Alliance, and regional conferences. Through CPAU’s Emerging Technology program and engagement through Stanford, staff also engages with technology vendors to find suitable opportunities for Palo Alto. City of Palo Alto Page 4 implement many of these applications, Palo Alto would need the foundational AMI system in place. Discussion In May 2017, CPAU retained Utiliworks Consulting (UWC) as consultants to re-evaluate the cost and benefits associated with AMI investments and to develop an overarching technology roadmap including an implementation plan (Staff Report 7836, 5/8/2017). The Smart Grid Assessment & Utilities Technology Plan (Attachment A) is the result of the consultant’s efforts. The consultant analysis and findings, and the foundational nature of the AMI technology is guiding staff to recommend proceeding with AMI investments. The roadmap in the plan will guide staff’s activities and proposals to Council over the next five years. Staff is asking that the Finance Committee and Council accept this report and approve its use as a high-level roadmap for AMI-related activities over the next five years, with the understanding that various parts of the plan (such as budgets, vendor contracts, and staffing actions) would require separate and additional approval by Council at the appropriate time, with modification as needed. The financial and staffing impacts are summarized in the Resource Impact section. The content of the report is summarized in the following sections: A. Components of AMI Technology and Associated Capital Investment Cost B. AMI System Operating Benefits C. AMI System Operating Cost D. Summary of Cost-Benefit Analysis & Sensitivity Analysis of AMI Investment E. Policies and Procedures to Implement and Operate AMI based Utility System F. Coordinated Implementation with Technology Projects – Technology Roadmap G. Change Management & Staffing Resource Needs H. Community and UAC Input I. AMI Project Implementation/Operating Risks and Risk Mitigation Strategies A. Components of AMI Technology and Associated Capital Investment Cost Implementation of an AMI-based smart grid system will require a number of major components. These major components and their related costs are tabulated below. The total cost of the project is estimated at $18 million to $19 million, which includes costs related to equipment and software purchases, systems integration, contract services and internal staffing requirements. Table 1 lists these cost categories. Most of these costs were included in the FY 2019 Adopted Capital Budget that extends through FY 2023. Table 1: Components of AMI Investment Cost (Equipment, Services, Staffing to Implement) AMI Components Purpose Cost ($M) Electric Meters & Installation To record electricity consumption and voltage at customer premises every 15 minutes and make $5.5 City of Palo Alto Page 5 consumption information available to customers the next day.4 Radios, dials & installation to mount on existing water meters To record water meter consumption every hour and make consumption information available to customers the next day. $4.2 Radios & installation to mount on existing gas meters To record gas meter consumption every hour and make consumption information available to customers the next day. $2.3 Mesh network radios and meter head-end database Mesh radios to receive and transmit meter readings to the head-end database for storage $0.7 Meter data management System (MDMS) & Integration with billing and customer portal MDMS validates the 15-min interval consumption and voltage reads, estimates missing interval reads through a validation process, and stores the information in a database for utility billing and display on customer web portal $2.7 Conservation Voltage Reduction Program Costs associated with implementing Conservation Voltage Reduction program along electricity distribution feeders $0.4 Project management and software integration services Professional AMI project management consultants would be hired to oversee software integration/testing and coordinate the implementation of the project $0.9 TOTAL COST OF EQUIPMENT AND PROJECT IMPLEMENTATION SERVICES $16.7 Internal CPAU staffing Cost 3-4 FTE staff needed over the 2-3 year period to plan and implement the project $1.5M to $2M ESTIMATED TOTAL PROJECT COST $18M to $19M The equipment and software components of the AMI system and their interfaces with the Meter Data Management (MDM) and CIS systems are illustrated in Figure 1. 4 Real time reads could be made available to customer via the meter’s Zigbee wireless radio, if customer owns a compatible in-home-display (IHD). City of Palo Alto Page 6 Figure 1: Illustration of AMI Mesh Network, MDM System, Interface with CIS/Billing System B. AMI System Operating Benefits Electric distribution systems are transitioning away from their original purpose of delivering energy from the utility to the customer. The new distribution system is evolving into a complex network that will allow integration of widely distributed energy generation, storage, and energy management systems owned by customers. The widespread adoption of DER systems5 by electricity consumers and the increasing reliance on intermittent renewable electric supply resources to lower greenhouse gases associated with the state’s electric supply are fundamentally transforming the way electric utilities operate. These changes will require the utility to implement time-dependent electric customer rates, provide more timely and relevant information to customer about electric consumption patterns, and to gain greater visibility of the electricity flows in the distribution system for reliable utility operations. 5 DERs are defined as distributed renewable generation resources such as solar photovoltaics (PV), energy efficiency (EE), energy storage (ES), electric vehicles (EV), and demand response (DR) technologies. The emphasis on customer DER adoption from the State level is because DERs as key enabling technologies to both lower greenhouse gas emissions (GHG) and to help electric grid reliability with increased penetration of intermittent renewable energy supplies. Locally, CPAU considers energy efficiency and demand reduction as the highest priority resource and Palo Alto’s Sustainability and Climate Action Plan (S/CAP) also identified several DERs as key technologies for achieving the community’s greenhouse gas (GHG) emission reduction goals, particularly EVs, high - efficiency heat-pump water heaters (HPWH), and heat-pump space heaters (HPSH) which displace fossil fuel combustion. City of Palo Alto Page 7 In addition to meeting these needs of the electric customer and utility, an AMI system could also provide greater visibility of water and natural gas usage for customers. AMI sensors will enable faster detection and repair of water and natural gas leaks, and provide tools for CPAU and customers to implement additional customer energy efficiency and conservation initiatives. If customers opt to participate in these initiatives, the commensurate reduction in consumption will lower CPAU’s costs to purchase electricity, natural gas and water supplies. Voltage sensing on the electric distribution feeders is estimated to result in 0.5% Conservation Voltage Reduction (CVR) related energy saving. Table 2 provides an estimate of AMI-related conservation savings based on estimates of customer participation after 5 years of AMI implementation. AMI will also largely eliminate the need for manual meter reading function6. The new technology will also largely eliminate the need for manual ‘check-reads’ currently undertaken in the event the manual read is incorrectly entered into the handheld meter reading device. The total AMI related operating benefits are estimated at $3.3 million/year in year 5 after installation. 6 CPAU is engaged with meter reading staff for them to train and transition to other roles with the City in the 2022 timeline. City of Palo Alto Page 8 Table 2: Listing of AMI Related Operating Benefit Estimates ($3.3 million/year) Cost Category Key Assumptions(s)Annual Benefit (M$) Subtotal 95% reduction on staffing load $ 1.26 Subtotal 12.7% reduction on staffing load $ 0.35 Subtotal 0.5% CVR savings $ 0.47 Subtotal $ - Electric Conservation 0.5% conservation for residential customers, ramping up to 1.5% in 5 years; 0.25% for commercial customers $ 0.38 Water Conservation 1.00% conservation, ramping up to 2.5% in 5 years $ 0.55 Gas Conservation 1.00% conservation, ramping up to 2.0% in 5 years $ 0.26 Subtotal $ 1.19 Subtotal $ - Solar Meter Installation Cost Avoidance 100% reduction $ 0.02 Subtotal $ 0.02 GRAND Total $ 3.30 Asset Management Meter Reading Customer Service & Field Service Operations CVR Savings & Operations Improved Meter Accuracy Customer Conservation Savings & Avoided Purchase Cost Avoided CIP C. AMI System Operating Cost Incremental operating costs related to AMI investments are primarily related to new staffing roles needed to: a) monitor and maintain hardware/software associated with the wireless network established to read advanced meters, b) analyze and utilize the large amounts of data that will become available through the AMI system, and c) optimally operate the electric, gas and water distribution systems. These staffing and other O&M costs are estimated at $1.9 million per year, in year 5 after installation. City of Palo Alto Page 9 Table 3: Listing of AMI Related Operating Cost ($1.9 million/year) Cost Category Annual O&M Cost ($ Million) AMI Network Infrastructure, Software, and Professional Services $ 0.12 MDMS and Professional Services $ 0.23 Subtotal $ 0.34 Staffing $ 0.41 Subtotal $ 0.41 Staffing $ 0.41 Subtotal $ 0.41 Staffing $ 0.64 Subtotal $ 0.64 Staffing & Professional Services $ 0 Subtotal $ 0 GRAND Total $ 1.9 AMI Network, MDM Related Cost Electric Deployment/Maintenance Water Deployment/Maintenance Gas Deployment/Maintenance Conservation Voltage Reduction D. Summary of Cost-Benefit Analysis & Sensitivity Analysis of AMI Investment The financial analysis employs a net present value (NPV) methodology to compare the costs with monetized benefits. The NPV approach translates planned capital investments, ongoing annual operations and maintenance expenditures, and ongoing annual benefits into today’s dollars. The analysis computed the net present value (NPV) associated with the AMI investment over an 18 year period and found the investment, based on the cost and benefit assumptions shown in Tables 2 and 3 and described in more detail in the consultant’s full report, to be near break- even over the life of the project. The analysis computed present value (PV) of operating cost and operating benefits over an 18 year period, and compared it with the initial capital cost, as shown in Table 4 below. The annual incremental operating cost in Year 5 after project completion was estimated at $ 1.9 million, and the corresponding PV of this cost over 18 years was estimated at $27 million. Similarly, the annual operating benefits associated with the AMI project were estimated at $3.3 million and PV over 18 years was estimated at $43.8 million. If these assumptions prove to be accurate, the resulting PV of net operating benefit of $16.8 million is close to the capital expenditure, making this project near breakeven on a NPV basis. This result is shown in Table 4 and illustrated in Figure 2. City of Palo Alto Page 10 Table 4: Summary Cost – Benefit Assessment for AMI Investment (NPV Analysis over 18 yrs) Financial Metric Base Case Results ($Million) [A] Capital Expenditure $ (16.74) [B] Annual Operational Expense - Year 5 $ (1.90) [C] Annual CPAU/Customer Operating Benefit - Year 5 $ 3.30 [D] Present Value of Operating Expenses (over 18 years) $ (27.08) [E] Present Value of Operatng Benefits (over 18 years) $ 43.83 [F] Net Present Value (over 18 years) ([F]=[A]+[D]+[E]) $ 0.01 Figure 2: Present Value of Costs & Benefit of AMI Investment is Close to Break Even (PV over 18-years, $M) *staff cost to be shared by water and natural gas funds, but shown here as allocated to gas City of Palo Alto Page 11 The NPV result of $0.01 million is dependent on numerous estimates7 made in the analysis, particularly those related to staffing levels required to operate the AMI system, operational savings related to reduced manual meter reading process, and incremental customer energy/water efficiency and conservations savings achieved. As illustrated in the table 5 the NPV could range from an adverse $14.7 million to favorable $7.8 million over 18 years depending on whether the operational savings and efficiency estimates are achieved over multiple years. The base case estimates staffing synergies are achieved and 100% of the conservation goals (~2% reduction in utility consumption reduction over 5 years) are achieved. Table 5: Sensitivity of NPV of AMI Investment ($M over 18 years) 50%100%150% Achieved ($7.8)$0.0 $7.8 Not Achieved ($14.7)($7.0)$0.8 Conservation Goals Achieved Staffing Synergy Status Additional sensitivity analysis was undertaken to evaluate the impact of favorable and unfavorable financial outcome scenarios on the customer utility bills. Figure 3 below illustrates that switching to AMI based system could result in a range of customer bill impacts. In the event of an unfavorable outcome of where capital and operating costs exceed estimates, coupled with lower operating cost savings and no conservation related savings, could result in customer bills increasing by 1 to 2%. In a favorable scenario where costs are lower and conservation is higher, customer bills could decrease by approximately 0.5%. 7 This investment analysis related estimates include the following: discount rate (3.5%), life of project (18 years), operating cost increase (3%), operational savings increase (1%), customer water use conservation (2.5%), customer natural gas use conservation (2%), customer electricity use conservation (1.5% residential, 0.25% commercial), conservation voltage reduction related energy conservation (0.5%), meter reading related staffing reduction (5 to 6 FTE), AMI related staffing increase (3 to 4 FTE). These estimates were based on industry experience and Palo Alto specific situations. City of Palo Alto Page 12 Figure 3: Impact of AMI Investment on Customer Bills - Expected Outcome & Scenario Analysis Analysis also considered the viability of implementing AMI for only the electric utility because the need is greatest for electric customers. However, the analysis found that maintaining two different meter-reading systems would increase operational complexity and increase cost to all three sets of utility customers. Besides offering the potential to provide operational and conservation related financial savings, AMI is a strategic investment that is critical to meet customer expectations, enable new applications, and optimize utility operations. The following benefits were difficult to quantify and were not included in the financial model. ▪ Improved Customer Experience ▪ Improved Reliability ▪ Improved System Planning Capabilities ▪ Improved Asset Utilization ▪ Improved Water Resource Management ▪ Timely and Accurate Meter Reading ▪ New advanced retail rates ▪ Meter Right-Sizing ▪ Natural gas leak detection ▪ Unauthorized Use and Tampering Detection ▪ Improved Safety and Reduced Workman’s Compensation City of Palo Alto Page 13 ▪ Compliance with Future Legislative Requirements ▪ Potential Grants to implement AMI for water Overall, given the strategic nature of the investment, and including these intangible benefits, the analysis suggests that CPAU should plan, prepare and invest in an AMI based smart grid system. E. Policies and Procedures to Implement and Operate AMI based Utility System Implementing AMI will impact many facets of the CPAU organization and customer interactions. In addition to early stage communication and feedback from CPAU staff and customers, operational policies and procedures must be evaluated and updated with UAC and Council input. A brief description of these operational areas and the corresponding sections under the current Rules and Regulations are listed below. 1. Discontinuance, Termination and Restoration of Service (RR 09): Need to include policy and procedure to remotely disconnect for electric meters. These policy changes will coincide with business process changes and the potential for allowing same-day and after-hours disconnects/reconnects. 2. Meter Reading (RR 10): CPAU will need to revisit the billing period of 27-33 days during re-engineering of business processes. If desired, this window can be condensed with AMI reads available daily. Also, abnormal conditions and bill estimation techniques may change with AMI/MDMS systems in place. CPAU must also consider whether the “Customer Reads Own Meter” Program will continue under AMI. New rules and fees related to customers who opt-out of the AMI meter installations on their premises will also have to be developed. In the event meter reads are not available over an extended period of time due to technology malfunction or cyberattack, an alternat ive customer billing process will also have to be defined. 3. Billing, Adjustments, and Payment of Bills (RR 11): Language related to theft needs to be reviewed and updated to accommodate AMI. Language related to water leaks at customer premises will have to be reviewed given that AMI has the ability to alert customers and CPAU about potential water leaks. 4. Meter Installation (RR 15). Sections related to meter seals, tampering, and meter testing will also have to be reviewed and updated. Some policies may not be fully defined until AMI systems are selected and business process re- engineering are completed. These exercises will help inform which direction the policies will shift. F. Coordinated Implementation with Technology Projects – Technology Roadmap The technology road map is about CPAU’s future technological capabilities and ensures that technology investments are aligned with CPAU’s strategic plan. It sets the expectations for City of Palo Alto Page 14 deliverables, time frames for development, complexity of the system, and the level of integration required. Several large scale technology projects are expected to be implemented in the 2018-2022 period, namely CIS, ERP and AMI. Proper planning and coordinated execution is critical for the successful implementation and operation of these projects. Management focus is required to ensure projects are properly sequenced and sufficient expert resources are made available to effectively execute on projects. In addition to numerous CPAU and IT department staff involvement, the AMI project is expected to outsource meter installation, system integration and project management services to industry experts in their respective areas. The current AMI implementation timeline, developed in coordination with CIS and ERP project implementation timeline, is shown below. • Develop AMI/MDM system specification & issue RFP to select vendor Fall 2018 • AMI/MDM system vendor selection and procurement Spring 2019 • MDM system implementation and integration with CIS completion Spring 2021 • AMI meter installation completion Summer 2022 • System Testing and Going Live with AMI based billing system Fall 2022 • Leverage AMI system to enable other utility and customer programs 2023+ Table 6 provides a coordinated timeline for implementing AMI, along with the CIS and ERP systems implementation. City of Palo Alto Page 15 Table 6: Timelines for Coordinated Implementation of AMI, with CIS and ERP Systems Key: Q4-2017 Q1 Q2 Q3 Q4 Q1 Q2 Q3 Q4 Q1 Q2 Q3 Q4 Q1 Q2 Q3 Q4 Q1 Q2 Q3 Q4 Energy Efficiency Program Optimization (EEO) (TBD) Technology Systems (Est. Capital Cost) Year 1 - 2018 Year 2 - 2019 Year 3 - 2020 OMS & AMI Integration Distribution System Optimization, CVR Customer Time-of- Use Rates Expansion New EE Programs, DR programs Utility Strategic Plan Development R e - a s s e s s m e n t P h a s e AMI/MDMS ProcurementAMI/MDMS System Spec Data Cleansing - field checks, master data clean-up CIS Stabilization Issue ERP RFP and Retain Vendor Implement New ERP HR Module Implement New ERP Finance Module Develop Technology Roadmap Note: Early selection of AMI vendor allows meter replacements to resume as planned, ahead of mass installation of AMI meters. Future Programs that are dependent on AMI Dates and $ TBD Integrate CIS to SAP & MUA Data Conversion: Create existing Customers in CIS Implement CIS + Integration with existing SAP/ERP systemCIS Design PhaseIssue CIS RFP and Retain Vendor 300 Home Customer Connect / TOU Rate Pilot Program - Maintenance Phase Full Deployment (by route/cycle) Improvement of Energy Efficiency Program Promotions based on new CIS/AMI - Planning and Pilots, on going Technology Deployment Advanced Metering Infrastructure (AMI) & Meter Data Management System (MDMS) ($17 to $19 M) Future ProjectIn Progress Alpha Phase AMI/MDMS Implementation Beta Phase AMI/MDMS Implementation Integrate MDMS to CIS, MUA, AMI Head End System (HES), OMS & GIS Enterprise Resource Planning (ERP) (UTL share $1 to $2 M) Customer Information System (CIS) ($4-5M) In Planning Flexible Billing & Payment Solution Year 5 - 2022Year 4 - 2021 ERP Design Phase Integrate new ERP with CIS Years 6+ Dependent on CIS Coordination Dependent on CIS/MUA Dependent on AMI Dependent on AMI Dependent on AMI Coordination Dependent on AMI While the mechanics of AMI implementation are well understood8, staff is particularly aware of the workload and coordination challenges related to implementing three major technology projects within five years. The timeline presented would be evaluated by the end of CY 2018 as the CIS project implementation makes progress. G. Change Management & Staffing Resource Needs Since AMI will transform many facets of utility operations and impact the customer communication channels and utility customer programs, proper planning and communication must be undertaken within the organization and with the community. AMI involves advanced 8 CPAU’s consultant UWC has served as project manager on behalf of numerous utilities which have successfully implemented AMI. CPAU staff has also gained experience through the implementation of Palo Alto’s AMI pilot project and by learning from the experience of other utilities. City of Palo Alto Page 16 applications, complex system integrations, and new business processes. It could impact numerous business processes at CPAU and will require staff to perform new tasks and develop different skill sets. Utilities will need to make adjustments to its hiring and training programs to ensure proper staffing with the right knowledge to deploy and operate the AMI network. Communicating the changes and helping staff understand the value of the new system is critical to a successful AMI deployment. During the Utilities Strategic Planning (USP) engagement process in 2017, open conversations took place among staff members and the community which identified the need for an AMI system; hence, there is a high level awareness of the importance of AMI. CPAU and Human Resources have begun the process of identifying new training programs and evaluating alternate career path options within the organization for meter reading staff whose roles may largely be eliminated if AMI is implemented. The analysis also identified the need for new staffing roles. These 3-4 new staffing roles include an AMI system technician, a data analyst, an AMI infrastructure maintenance technician, a CVR program maintenance engineer/tech, and an AMI program manager. Several of these roles are part-time roles that can be combined with other existing roles. The new roles will evolve and be defined at various stages of the project. During the 2-3 year implementation and system stabilization phase, temporary staff will be hired in the Utilities Customer Service center to temporarily backfill customer service reps that will be assisting on the project. Utilities will seek UAC and Council approval for these new positions during the annual budget process. H. Community and UAC Input During the USP development process in 2017, many community members and UAC Commissioners expressed the need for CPAU to invest in an AMI system. The 2018 USP identified the implementation of an AMI system as a key strategy under the Technology Priority to “Invest in and utilize technology to enhance customer experience and maximize operational efficiency.” Staff presented the preliminary findings of UWC analysis at the November 1, 2017 UAC meeting9. The analysis concluded that AMI investment was essential for effective utility operations in the coming decade. In addition, the UAC Commissioners voted 5-1 to proceed with planning an AMI investment. I. AMI Project Implementation/Operating Risks and Risk Mitigation Strategies AMI systems are well proven technologies. They have been operating successfully in most California-based utilities and throughout the United States for about a decade. Hence, with 9 The preliminary analysis in November 2017 showed a NPV of negative $7 million. The updated analysis outlined here included additional efficiency/conservation benefits and synergies related to staffing AMI operations and maintenance, resulting in the NPV being estimated at $0.01 million. Currently this is the consultant’s and staff’s best estimate, within the uncertainty band outlined. City of Palo Alto Page 17 many vendors offering AMI system products, the operating reliability risk associated with AMI technology is relatively low. As of this assessment, 36 risks have been identified and categorized into 8 different types: budget, community, organizational change management, resources, schedule, scope, security, and technology. Each risk is assigned a risk impact (representing the potential impact of the risk, should the risk come to fruition) and a risk probability (representing the likelihood of the risk ever occurring during the course of the project), each of which is rated as “high”, “medium”, or “low”. The combination of these two vectors generates a risk map, illustrating the priority of said risk. Outlined below are five of the top Palo Alto-specific risks, along with the associated mitigation steps: 1. Upcoming technology projects, particularly the CIS project, may compete for resources with the AMI project. Ensure adequate planning and resources so that the AMI project implementation and integration with the CIS happens well after the implementation of the CIS and after the new CIS system begins stable operations. 2. Poor staff engagement and communication, and lack of focused change management plans; external stakeholder communication will also be paramount. Communication will be made key area of focus during implementation. 3. Ill-defined vendor contracts will lead to improper level of configuration or missing integration. Consultant assistance will be sought in this area to minimize the risk. 4. Poor system integration to existing and future utility IT applications such as GIS, CIS, ERP, Asset management, OMS, etc. Organizational requirements gathering, planning and procurement management will be key to mitigate this risk. Clear vision of project milestone and key performance indicators need to be developed and accepted within organization. 5. Lack of Council approved policies and protocols to effectively respond in the new technology environment. Examples include policies covering billing disruption, remote meter turn on/off, and mitigation of impacts caused by cyber-attacks. Ensure such policies are drafted with community input for Council approval. UAC and Finance Committee Review and Recommendation UAC reviewed and discussed the consultant report and staff recommendation over two meetings in May and September 2018. The following topics were discussed at the meeting: the financial analysis and sensitivity of the resu lts, impact of investment on customer bills, financial and non-financial benefits to the customers, providing for customers to opt -out of the program, the use of contractors for implementation, reliability and cyber-security aspects of the AMI network, potential use of fiber for AMI back-haul communication, etc. At the September 5, 2018 meeting the Commission voted 6-0 to recommend that the City Council accept the Utilities Smart Grid Assessment and Utilities Technology Implementation Plan. The UAC wanted to convey to the Council that it strongly supported the implementation of the AMI project. City of Palo Alto Page 18 The minutes of the two meetings are provided in Attachments B and C. On October 16, 2018 the Finance Committee discussed the recommendation in detail and voted 4-0 to recommend City Council acceptance. Due to the importance of the smart grid project and the large investment involved, Finance Committee recommend City Council discuss the recommendation before approval, instead of approving on consent. The Finance Committee discussed following aspects of the project: staffing levels and related costs/savings, energy and water efficiency/conservation related savings, the sensitivity of economics of the projects to various assumptions, the impact of the investment on the customer bills, the use of ESP reserve to fund the investment. The minutes of the meeting are provided in Attachments D. Next Steps Upon acceptance by Council, staff will begin a concerted effort to engage CPAU staff and the community to identify and address any lingering concerns they may have regarding such investment and resulting changes. If approved, consultants would be retained to assist with AMI system specification development and procurement (2019-20) and AMI implementation (2021-23), which would require subsequent approvals from Council. Resource Impact The costs of these investments have been included in the adopted FY 2019 Capital Budget (Project EL-11014, Smart Grid Installation). The funding and major activities for the five years are outlined below. AMI Budgets & Spending Timeline: A Pause in New Funding Needs in FY 2020 Assumed 10 Fiscal Year Funding Major Activities FY 2019 $1,000,000 Consultant assisted development of AMI/MDM system specifications in preparation for an RFP, issue RFP, sign contracts with MDM and AMI vendors for delivery in 2021 and 2022, respectively. In parallel, CIS implementation is beginning. FY 2020 $0 Smart grid implementation on hold pending completion of CIS implementation. Assuming no additional funding needed in FY 2020. Water meter replacement project will be undertaken. FY 2021 $3,000,000 MDMS system and AMI head-end software delivered; begin integration with CIS in January 2021. Alpha and Beta phase of testing with AMI meters. 10 The schedule in Table 1 is based on the Technology Roadmap and assumes most funding is needed in FY 2021, FY 2022, and FY 2023. No additional funds would be needed in FY 2020 while CIS implementation is completed. The FY 2019 Capital Budget does not reflect this updated schedule, but it will be re flected in the FY 2020 Capital Budget. City of Palo Alto Page 19 FY 2022 $10,000,000 AMI meters delivered and mass installation begins. Complete integration with CIS. FY 2023 $5,000,000 Complete meter installation, integrated system testing, go live. TOTAL $19,000,000 The impact of these costs on each utility for the next 5 years is shown below.11 The cost responsibility for the water and gas utilities is implemented through scheduled fund transfers to the electric fund, where the capital funds are budgeted. Capital Budget Projections for AMI Project ($M) Electric Gas Water Total FY 2019 0.53 0.18 0.29 1.00 FY 2020 0.00 0.00 0.00 0.00 FY 2021 1.59 0.54 0.87 3.00 FY 2022 5.30 1.80 2.90 10.00 FY 2023 2.65 0.90 1.45 5.00 Total 10.07 3.42 5.51 19.00 While the Electric Special Projects (ESP) reserve is available to fund the electric portion of the investment, the Gas and Water Funds will have to cover their associated costs through reserves and rate adjustments. If the natural gas and water AMI investment funds are collected from retail rates in the short term, it may result in an adverse impact on customer retail rates. An alternate arrangement of funding the cost could be through an inter-fund loan from the ESP to the water and natural gas fund, with a loan repayment including interest over time. This alternate funding mechanism will be further investigated by staff and brought forward for UAC and Council consideration if feasible. During the implementation and system stabilization phase, project management support would be provided by a consultant with experience in managing AMI project implementations. Collaboration with Northern California Power Agency (NCPA) is also under consideration. The series of major IT projects (CIS, ERP, and AMI) will require extensive staff time over the five year implementation period. At the peak of the project, nine to twelve FTE may be dedicated to the project. About half of the staff members focusing on the project will be business analysts whose full-time job is to implement IT projects. This means t hat any other major IT efforts aside from the ERP, CIS, and AMI systems will be deferred. Other staff focused on the project will be drawn from various Divisions of the Utilities Department, such as Customer Service, Operations, and 11 Half of the common fixed costs of the project were allocated based on meter count, and the other half of the fixed costs were allocated to the electric utility, in recognition of the electric utility being the main driver for this investment. Based on the above allocation methodology, it is recommended that the $4.4 million in common cost related to project management, network installation and MDM/CIS integration be allocated to electricity, water and gas funds on a 70%, 14%, 16% basis respectively. City of Palo Alto Page 20 Engineering to manage aspects of the project specific to their area of expertise. To minimize service impacts in those Divisions, some temporary staff will be brought on using the capital project budget listed above to reduce the service impacts resulting from redirecting staff who normally do not focus on IT implementation. Temporary staffing will be required to backfill regular staff who will be reassigned to the CIS, ERP and AMI projects including hourly customer service representatives, hourly meter readers, and hourly meter technicians. The project may also result in increases in overtime, deferral of discretionary projects (for example, lower priority process changes or significant new rate designs might be deferred), and there may occasionally be some service impacts, such as small increases in call times or meter replacement times. Service levels will be monitored, and if there are significant decreases in service quality, additional temporary staffing or consultant help would be used to reduce service impacts. Post-implementation, three to four new permanent roles would be needed to operate and leverage the AMI system. This additional headcount would be off -set by the reduction in meter reader staff headcount. CPAU and Human Resources have begun the process of identifying new training programs and evaluating alternate career path options within the organization for meter reading staff whose roles may largely be eliminated with AMI implementation. Upon implementation of all three projects, the expectation is that there will be a net of one to two position reductions – though the overall staffing cost is projected to be higher due to the higher skill levels needed to manage the AMI system. Policy Implications The recommendation conforms with the 2018 Utilities Strategic Plan (USP) that has identified implementation of AMI system as a key strategy under USP Priority#2 to “Invest in and utilize technology to enhance customer experience and maximize operational efficiency.” A number of policies to implement and operate an AMI system must be considered and approved at a later time. Such policies and procedures include fees that CPAU may need to charge customers that opt not to allow the installation of advanced meters at their homes, a backup customer billing process in the event AMI meters are cannot be read remotely due to a cyber-attack or a communication network interruption, as well as ways of managing other potential AMI operating issues. Environmental Review The Council’s acceptance of the Smart Grid Assessment and Utilities Technology Implementation Plan is an administrative governmental activity that does not meet the definition of a project under CEQA Guidelines section 15378(b); therefore, the California Environmental Quality Act (CEQA) review is not required. Attachments: • Attachment A - UWC Report - City of Palo Alto Utilities Assessment - Final • Attachment B - UAC Meeting Minutes 05-02-2018 • Attachment C - UAC Meeting Minutes 09-05-2018 City of Palo Alto Page 21 • Attachment D - Finance Committee Meeting Minutes 10-16-18 Smart Grid Assessment & Utilities Technology Implementation Plan January 23, 2018 FINAL DRAFT ATTACHMENT A Page 2 of 84 © 2018 UtiliWorks Consulting, LLC Table of Contents Table of Contents ................................................................................................................................................................. 2 List of Tables ......................................................................................................................................................................... 4 List of Figures ........................................................................................................................................................................ 4 Executive Summary .................................................................................................................................... 5 Introduction ............................................................................................................................................... 7 1. Purpose ......................................................................................................................................................................... 7 2. Utility Background ...................................................................................................................................................... 7 3. Scope of Work.............................................................................................................................................................. 9 Discovery Findings ..................................................................................................................................... 10 1. Goals & Objectives ................................................................................................................................................... 10 A. City of Palo Alto Utilities Strategic Plan ............................................................................................................ 10 B. Departmental Visions and Strategies ....................................................................................................................... 11 C. Sustainability & Climate Action Plan (SCAP) Goals .......................................................................................... 12 D. City IT Vision .......................................................................................................................................................... 12 2. Risks and Mitigation .................................................................................................................................................. 12 3. Current State Operational Review ......................................................................................................................... 13 Utilities Technology Roadmap ................................................................................................................... 15 1. Technology Maturity at CPAU ................................................................................................................................. 15 2. IT System Gap Analysis and Planning .................................................................................................................... 16 A. Customer Information System and AMI Project Coordination ........................................................................ 16 B. Systems Integration ............................................................................................................................................... 16 C. Data Communications ........................................................................................................................................... 17 D. Enterprise Service Bus .......................................................................................................................................... 18 E. Utilities IT Team .................................................................................................................................................... 18 F. Information and Cyber Security .......................................................................................................................... 18 G. Planning for Technology Obsolescence .............................................................................................................. 20 3. Utilities Technology Roadmap ................................................................................................................................ 21 Cost-Benefit .............................................................................................................................................. 23 1. Results ........................................................................................................................................................................ 23 A. Sensitivity ............................................................................................................................................................... 25 2. Assumptions ............................................................................................................................................................... 26 3. Cost Estimate............................................................................................................................................................. 26 4. Benefits Estimate ...................................................................................................................................................... 29 5. Quantitative Benefits ............................................................................................................................................... 32 6. Qualitative Benefits.................................................................................................................................................. 33 Implementation Roadmap ........................................................................................................................ 35 1. Project Phasing – Scope & Schedule ...................................................................................................................... 35 A. AMI Proof of Concept ............................................................................................................................................ 36 B. Full Deployment ..................................................................................................................................................... 37 2. Implementation-Readiness Gap Analysis .............................................................................................................. 38 Operational Impacts .................................................................................................................................. 40 1. Personnel / Human Resources ................................................................................................................................ 40 Page 3 of 84 © 2018 UtiliWorks Consulting, LLC 2. Business Process Re-Engineering ............................................................................................................................ 42 A. Impacted Core Business Processes ...................................................................................................................... 43 B. Policy Considerations ............................................................................................................................................ 44 3. Data / Information Processing and Reporting ...................................................................................................... 45 Change Management & Communications ................................................................................................. 46 1. Change Management ................................................................................................................................................ 46 2. Communications ........................................................................................................................................................ 47 Recommendations .................................................................................................................................... 48 1. Recommendations ..................................................................................................................................................... 48 Appendices ................................................................................................................................................ 49 Appendix A – Project Risk Register .............................................................................................................................. 49 Appendix B – Current State Operations ....................................................................................................................... 60 1. Meter Reading & Field Services .............................................................................................................................. 60 2. Billing .......................................................................................................................................................................... 60 3. Customer Service ...................................................................................................................................................... 61 4. Electric Meters/Meter Shop .................................................................................................................................... 61 5. Electric Operations ................................................................................................................................................... 62 6. Water Meters/Meter Shop ....................................................................................................................................... 62 7. Water Operations/Water Conservation ................................................................................................................. 63 8. Gas Meters/Meter Shop ............................................................................................................................................ 64 9. Gas Operations .......................................................................................................................................................... 64 10. IT Support/Systems .................................................................................................................................................. 65 Appendix C – IT Considerations for AMI/MDMS Procurement ................................................................................... 67 1. Security Assessment ................................................................................................................................................. 68 2. Disaster Recovery and Continuity .......................................................................................................................... 69 Appendix D – AMI Implementation Methodology ........................................................................................................ 70 Appendix E – Utility Operational Technology ............................................................................................................. 71 1. Advanced Metering Infrastructure ......................................................................................................................... 71 A. AMI System Details ................................................................................................................................................ 71 B. Meter Interface Units ............................................................................................................................................ 75 C. Data Collection Units and Backhaul ................................................................................................................... 78 2. Meter Data Management System ............................................................................................................................ 78 3. Volt/VAR Optimization............................................................................................................................................. 79 4. Water Leak Detection and Pressure Monitoring .................................................................................................. 80 Appendix F – Glossary .................................................................................................................................................... 83 Page 4 of 84 © 2018 UtiliWorks Consulting, LLC List of Tables Table 1: Major Utilities Technology Projects Planned and Capital Cost Estimates: 2018 -2022 ................................................ 6 Table 2: CPAU Divisional Objectives .................................................................................................................................................. 11 Table 3: Risk Map Matrix ...................................................................................................................................................................... 13 Table 4: Internal Factors ..................................................................................................................................................................... 15 Table 5: External Factors .................................................................................................................................................................... 16 Table 6: Estimated Major Technology Project Expenditures ......................................................................................................... 22 Table 7: Summary Base Case Results ................................................................................................................................................. 24 Table 8: NPV Sensitivity Matrix ($MM) ............................................................................................................................................... 25 Table 9: General Assumptions ............................................................................................................................................................ 26 Table 10: Project Cost Summary: Capital and Annual O&M Cost ................................................................................................. 27 Table 11: Cost Allocation by Service ($MM) ..................................................................................................................................... 28 Table 12: Annual Project Benefits Summary .................................................................................................................................... 29 Table 13: Implementation-Readiness Gap Analysis ......................................................................................................................... 39 Table 14: Palo Alto Staffing ................................................................................................................................................................ 42 Table 15: Electric Meters by Type ..................................................................................................................................................... 62 Table 16: Water Meter Types by Age ................................................................................................................................................. 63 Table 17: Gas Meter Types by Age ..................................................................................................................................................... 64 Table 18: IT/OT Systems...................................................................................................................................................................... 65 Table 19: Point-to-Multi Point vs. Mesh Network ............................................................................................................................ 75 Table 20: Glossary................................................................................................................................................................................. 83 List of Figures Figure 1: City of Palo Alto Utilities Organizational Chart ................................................................................................................ 8 Figure 2: AMI/MDMS Architecture ...................................................................................................................................................... 17 Figure 3: Cyber Security Life Cycle .................................................................................................................................................... 20 Figure 4: Utilities Technology Roadmap (Simplified) ..................................................................................................................... 22 Figure 5: Base Case AMI Cash Flow .................................................................................................................................................... 24 Figure 6: Base Case AMI Cost-Benefit ................................................................................................................................................ 25 Figure 7: Capital Outlay ....................................................................................................................................................................... 28 Figure 8: Cumulative Operating Expenses ........................................................................................................................................ 29 Figure 9: Cumulative Expenses and Benefits .................................................................................................................................... 32 Figure 10: AMI Deployment Plan ......................................................................................................................................................... 35 Figure 11: Change Management Approach ........................................................................................................................................ 46 Figure 12: Full View, Utilities Technology Roadmap ...................................................................................................................... 68 Figure 13: UtiliWorks Advantage ........................................................................................................................................................ 70 Figure 14: Sample AMI System Diagram (Point to Multipoint Network) ....................................................................................... 72 Figure 15: AMI Mesh Network Illustration ......................................................................................................................................... 74 Figure 16: Under-the-Glass AMI Electric Meter Bank ...................................................................................................................... 76 Figure 17: AMI Water Meter Pit Install .............................................................................................................................................. 76 Figure 18: Gas Meter and AMI MIU ..................................................................................................................................................... 77 Figure 19: AMI/MDMS Data Flow Diagram ......................................................................................................................................... 79 Figure 20: Illustration of VVO ............................................................................................................................................................. 80 Figure 21: Acoustic Leak Detection Technology .............................................................................................................................. 81 Figure 22: Water Burst Detection with Pressure Monitoring Technology .................................................................................... 82 Page 5 of 84 © 2018 UtiliWorks Consulting, LLC Executive Summary UtiliWorks Consulting, LLC (UWC, UtiliWorks) was engaged by the City of Palo Alto Utilities (CPAU, Utilities, City, Palo Alto) to evaluate the merits of investing in an Advanced Metering infrastructure (AMI) based smart grid system and to develop a comprehensive Utilities Technology Roadmap for a five- to ten-year horizon. AMI is a foundational technology that will enable the implementation many other customer programs to enhance customer experience, empower customers to more efficiently utilize utility supply, enable CPAU to operate more effectively and allow more advanced smart grid options to be considered. Given the large investment required to implement an AMI system, a cost-benefit analysis (CBA) was undertaken to determine financial viability and cash flow impacts on CPAU. Over a six-month period, UtiliWorks engaged with a cross-section of CPAU and IT staff to undertake discovery work around current state operations, and it reviewed several CPAU internal reports and a previous cost-benefit analysis performed in 2012. The new cost-benefit analysis presented in this report takes this information into consideration, includes flexibility to account for analysis of all three utility services, and further defines the system and business requirements for Palo Alto in line with the state of the utility industry in 2017. The analysis estimated the capital cost related to the AMI system installation and integration with the Billing System to be $16 to 18 million1. The investment is expected to have an 18-year life. The evaluation also analyzed the impact on the operational costs and found that the project will require many staff role changes and modification of organizational structure to maximize the value of the investment. The annual operating cost of the AMI system is estimated to be $1.9 million, but this increase in cost would be offset by $3.3 million in benefits, resulting in the net benefit of $1.4 million per year. Based on the assumptions employed in the analysis, the overall net-present-value (NPV) of the investment was found to be near to break-even over the 18-year life of the investment2. If one includes the non-quantifiable benefits such as improved customer experience, reliability, and better distribution asset utilization by CPAU, the strategic investment in AMI system appears to be prudent choice for Palo Alto at this time. In addition to the AMI investment, UtiliWorks also reviewed other Utilities technology projects that are in the planning phase or currently underway. It is clear from this assessment and resulting technology roadmap and implementation plan recommendations that staffing resources and budgets need to be carefully planned to successfully execute on these projects. The timelines and budget estimates for the major projects planned are outlined in Table 1: Major Utilities Technology Projects Planned and Capital Cost Estimates: 2018-2022. 1 This includes the cost to replace all utility customer electric meters, install radio modules on all natural gas and water me ters, deploy a mesh network to communicate with the meters, integrate the AMI system with CPAU’s Customer Information and Billing system (CIS), provide customers with access to hourly utility consumption patterns and enable programs for customers to more efficiently use utility resources. 2 NPV is based on a discount rate of 3.5% over the 18-year life of the project. The NPV value is highly sensitive to operational staffing synergies that could be achieved, as well as customer-side energy/water conservation that could be spurred by the AMI investments. If such benefits could not be achieved, the annual operational savings would diminish but still be positive on an on- going basis. The NPV value could range from negative $15 million to positive $8 million depending on the variability of the above assumptions. Page 6 of 84 © 2018 UtiliWorks Consulting, LLC Table 1: Major Utilities Technology Projects Planned and Capital Cost Estimates: 2018-2022 Project Est. Capital Cost Timeline Completion Date Upgrade Utility Customer Information Portal $100k Underway Fall 2018 Customer Information System (CIS) System Design and Implementation $4 to $5M Vendor selection 2018; implementation 2019-20 Fall 2020 AMI system implementation $16 to $18M Vendor selection 2019; implementation 2021-22 Fall 2022 Enterprise Resource Planning System (Finance and HR) $1 to $2M3 Vendor selection 2018; implementation 2019-22 2021-22 A detailed technology project roadmap and implementation plan is provided in Section F. Also refer to Section F for a suggested implementation timeline for AMI, which accounts for operational impacts of other CPAU technology projects and staffing requirements. After identifying 36 areas of project risk, five project risks rose to the top. These five risk areas need management focus to manage them to ensure project success. These risks are: 1) ongoing or upcoming infrastructure projects that may compete for resources; 2) poor staff engagement/communication and lack of focused change management plans/implementation; 3) ill-defined contracts that lead to improper levels of configuration or missed integrations; 4) poor system integration to existing and future applications (i.e. Geographic Information System (GIS), Enterprise Resource Planning (ERP), CIS, Asset Management); and 5) lack of Council-approved policies and protocols to effectively respond in a new technology environment (e.g. billing disrupted through a cyber-attack, cyber hack that results in remote-turn off of customer meter). For each of these risks, a mitigation and response strategy has been developed. Additional risks identified and respective mitigation measures are outlined in Appendix A. In addition to the Technology Roadmap outlined in Section D and cost-benefit analysis in Section E, UtiliWorks provides several related recommendations throughout the report. These recommendations are for CPAU to consider during implementation of AMI if the City Council decides to approve the investment. 3 The full cost of the ERP system replacement project is expected to cost $4 to $5 million; cost shown is the anticipated CPAU portion of the cost. Page 7 of 84 © 2018 UtiliWorks Consulting, LLC Introduction 1. Purpose CPAU requires a well-thought-out plan prior to implementing an AMI program that provides enhanced metering functionality and supports future distribution system applications. A strategic assessment is needed to identify which platforms may be worth pursuing, how existing systems and assets can best be utilized for the long term, which technologies offer a best fit with the utility’s footprint, and how to best develop a plan going forward. Palo Alto first completed a cost-benefit analysis of an AMI system in 2012, which resulted in consensus not to proceed with the technology investment at the time due to prohibitive costs and uncertainties of AMI technology; however, the consultant who completed the study recommended that CPAU deploy an AMI pilot system and revisit the cost-benefit analysis in later years. In the years following, an Elster AMI system for electricity, natural gas and water was deployed at 300 homes in Palo Alto’s service territory. CPAU contracted with UtiliWorks Consulting, LLC in May 2017 to develop a comprehensive Utilities Technology Roadmap and conduct a thorough assessment to refine, revise, and build upon the previously completed cost-benefit analysis, adding in flexibility to account for multiple service types, while further defining the system and business requirements at Palo Alto. The analysis and timeline for the AMI deployment contained within this assessment accounts for operational impacts of other Palo Alto technology projects, staffing requirements, and project risk-mitigation measures. The goal of this assessment is to provide Palo Alto with an updated cost-benefit assessment for the AMI investment; outline the quantitative and qualitative benefits that can be realized with an AMI program; and chart out the proposed implementation roadmap, which includes the impact of other projects on the Technology Roadmap on the AMI project. If the City decides to proceed with an AMI project, this foundation will prepare Palo Alto for the subsequent Advanced Metering Infrastructure/Meter Data Management (MDM) Systems Specifications & Procurement Phase (Phase 2). 2. Utility Background The City of Palo Alto is an incorporated city with a population of more than 64,000 residents, located in Santa Clara County. Palo Alto was incorporated in 1894 and formally established via municipal charter in 1909. In 1950, the city formed a council-manager government headed by the mayor, vice mayor, and seven council members. Today, as the economic center of Silicon Valley, Palo Alto is home to many high-profile technology headquarters and start-ups, as well as parts of Stanford University, placing it among the most affluent and most highly-educated municipalities in the country. The Utilities Department provides electric, water, and gas services to the city (except for some rural, outlying areas with over 30,000 electric connections, over 20,000 water connections, and over 24,000 gas connections across nearly 26 square miles. CPAU is managed by the General Manager of Utilities, at the discretion of the City Manager. Broadly, the organization is comprised of the following divisions: Operations, Engineering, Customer Support Services, Resource Management and Administration. CPAU employs over 240 full-time equivalent staff across these divisions. A complete breakdown of Utilities by division and number of positions is illustrated in Figure 1: City of Palo Alto Utilities Organizational Chart. Page 8 of 84 © 2018 UtiliWorks Consulting, LLC Figure 1: City of Palo Alto Utilities Organizational Chart IT for the CPAU is managed by the City’s Information Technology Department, which contains shared resources and represents a source of strategic direction. Some Utilities applications have a system Page 9 of 84 © 2018 UtiliWorks Consulting, LLC owner designated from the Administration division. The current state of CPAU operations and a list of all IT applications at Palo Alto are provided in Appendix B. 3. Scope of Work Under the direction of the Professional Services Agreement executed on May 8, 2017, UtiliWorks has performed this Phase 1 assessment to baseline CPAU operations and assess readiness to successfully implement Advanced Metering Infrastructure and a Meter Data Management System. To further understand the context of an AMI (or Smart Grid) program relative to other CPAU technology projects, UtiliWorks developed a strategic Technology Roadmap and AMI implementation plan contained within this assessment report. The assessment report and associated cost-benefit analysis effectively provides CPAU management the information required to decide whether to proceed with the AMI Project. To effectively assess complex technology, UtiliWorks employs a proven delivery mechanism called the UtiliWorks Advantage™ detailed in Appendix D. Our assessment approach facilitates the identification of the business drivers motivating the effort to undertake an AMI project. It also identifies the critical success factors to support implementation and risks that could undermine success. The outcome of all Phase 1 tasks is reflected in this report and includes the following: State of the Industry – Personalized, onsite presentation outlining the current state of the AMI industry and discussing important design considerations unique to CPAU based on technology maturity within the organization. Discovery – Identification of the success factors, gaps, risks, and opportunities to be addressed to prepare for AMI. o Goals and objectives identification o Risk identification o Current state discovery and data collection o IT system gap analysis Utilities Technology Roadmap – Comprehensive view of CPAU technology project initiatives, including precedence and sequencing. Cost-Benefit – Provision of a current cost-benefit analysis underlying the AMI project, including water, gas and electric deployment. Operational Impacts – Identification and analysis of the key operational areas/functions that will be impacted so to minimize risk during and after deployment. AMI/MDMS Implementation Roadmap – Further detail on a proposed AMI/MDM project schedule, recommended project phasing, and staffing from Proof of Concept (POC) through full deployment and beyond. Final Recommendations – Summarized in the report and presented to the Utility Advisory Commission and City Council as required. If the Council elects to proceed with the project, Phase 2 tasks will involve development of AMI/MDM system specifications and procurement. Page 10 of 84 © 2018 UtiliWorks Consulting, LLC Discovery Findings 1. Goals & Objectives The Palo Alto City Council, Utility Advisory Council (UAC) and CPAU have been assessing smart grid technologies since 2009. To better understand the current drivers for re-considering AMI technology in 2017, UtiliWorks evaluated the city’s project goals and objectives from several perspectives. This approach involved a review of the CPAU Strategic Plan (in progress), Sustainability & Climate Action Plan (2016), and Utilities IT Systems Review (2014). During the discovery phase of this assessment, UtiliWorks obtained direct input from key stakeholders across the CPAU organization to identify project objectives specific to the AMI program from within the Utilities organization. Key goals from the report review and stakeholder discovery are summarized here. A. City of Palo Alto Utilities Strategic Plan CPAU’s strategic planning initiative in 2017 maintains the organization’s mission statement, but developed a new statement of strategic destination and four strategic priorities for 2018 as outlined below. Mission Statement The City of Palo Alto Utilities' mission is to provide safe, reliable, environmentally sustainable and cost- effective services. Strategic Destination At CPAU, our people empower tomorrow's ambitions while caring for today's needs! We make this possible with our outstanding professional workforce, leading through collaboration and optimizing resources to ensure a sustainable and resilient Palo Alto. Strategic Priorities We must create a vibrant and competitive environment that attracts, retains, and invests in a skilled and engaged workforce. We must collaborate with internal teams and external stakeholders to achieve our shared objectives of enhanced communication, coordination, education and delivery of services. We must invest in and utilize technology to enhance the customer experience and maximize operational efficiency. We must manage our finances optimally and use resources efficiently to meet our customers’ service priorities. As outlined above, the strategic plan has identified “investments and utilization of technology to enhance the customer experience and operational efficiency” as one of four strategic priorities. In the 2014 Utility Technology Review, technology goals and drivers were identified as follows: Technology Goals and Drivers I. Enable Customer to optimally use Utility services and communicate effectively with the City II. Enable Workforce with IT tools to effectively perform on the job III. Utility Technology for operational optimization IV. Effectively manage and maintain assets for the Electric, Gas, Water, Wastewater utilities V. Effectively manage Utility financial/supply assets & optimize the CIS/ERP configuration to effectively serve customers VI. Design and manage business process optimally VII. Optimally manage energy efficiency and conservation programs; enable customers to reduce bills VIII. Utility Systems and Solutions governance optimization Page 11 of 84 © 2018 UtiliWorks Consulting, LLC B. Departmental Visions and Strategies In July 2017, UtiliWorks met with a wide range of utility stakeholders across the organization during the project kickoff meeting and onsite workshops to solicit Utilities IT and AMI project objectives and identify pain points. UtiliWorks presented to each department on key concepts and marketplace trends of AMI, how the functionality and the data might assist with their respective job, and asked that they provide their ideas of what defines project success. This list was categorized into how each objective was related to one of the eight overarching CPAU Technology Goals, as shown in Table 2: CPAU Divisional Objectives. UtiliWorks recommends that CPAU work to quantify and measure these objectives wherever possible, as the AMI project progresses toward deployment in 2020. Table 2: CPAU Divisional Objectives # Division Project Success Measure (Objective) Priority (Hi/Med/Lo) Related UTL Technology Goal 1 RMD Better understanding of customer consumption data by AMI to better tailor our programs (e.g. efficiency/conservation, DER/DR, electrification) to better serve our customers Hi (VII) 2 RMD Provide Virtual metering toolkit to assist with customer profiling, budget billing, analysis of EVs, PVs, energy storage, and meet CA net metering requirements. Hi (V) 3 RMD Insight into and alert thresholds for high consumption at city parks, customer water leakage detection (with option for remote shut-off for irrigation meters) Med (VII) 4 RMD Ability to implement retail rates in the billing system that can further influence customer utility usage patterns (e.g. TOU rates or CPP) Hi (I) 5 Elec Ops. /Eng. Improve service reliability with timely and accurate information (OMS) to respond to outages Hi (IV) 6 Elec Ops. /Eng. Incorporate information gained from AMI with distribution system design and operation (for switching and restoration, distribution transformer and line segment loading calculations). Hi (III) 7 WGW Ops. /Eng. Near real-time, interval data used for analysis, conservation enforcement, leak detection and overflow alerts Hi (VII) 8 WGW Ops. /Eng., CSS Meter tamper alerts Med (IV) 9 All Benefit/cost ratio of greater than 1.0 for AMI investments Hi (VI) 10 CCS, Admin Increased meter/billing accuracy Hi (VI) 11 CCS, Admin Instituting remote turn on/off Med (III) 12 CCS Less high bill complaints and reduction in phone calls Med (I) 13 CSS, EWWGW Ops. /Eng. Better equipment information and GIS locations for meters Hi (IV) 14 CSS, Admin Improved meter reading accuracy/efficiency (timely read) Hi (III) Page 12 of 84 © 2018 UtiliWorks Consulting, LLC 15 CSS, Admin Improved safety for meter reading and operations staff; reduction in workers compensation Med (VI) 16 CSS, Admin Improve meter to cash flow and improve cycle time from read to bill Hi (VI) 17 CSS, Admin Access to interval meter data to perform analytics for customers and staff (including leak detection) Hi (VII) C. Sustainability & Climate Action Plan (S/CAP) Goals The City envisions building the “Utility of the Future.” The foundation of such a program is a two-way communication system that supports an awareness and command/control capabilities for Utility assets in real time. AMI serves as the foundation to attain this vision. This assessment report provides an updated view of the marketplace for AMI and related programs, as well as an updated cost-benefit analysis, which will help CPAU to realize a key goal relevant from the City’s SCAP “Goal 8.1 Advance smart grid strategies.4” Gaining access to increased granularity of data will also help inform the other strategies outlined in Goal 1.2 (Evaluate and adapt the CPAU business model) and Goal 1.3 (Continue to advance carbon neutrality) from the SCAP. D. City IT Vision Goal 8.1 is closely tied to the more broadly defined, City IT Department vision, “To Build and Enable a Leading Smart and Digital City.5” While AMI can contribute to the goals that are discussed in this section, to achieve these goals significant planning and strong project governance/oversight are critical to success. This is discussed in more detail in Section F – Implementation Roadmap. 2. Risks and Mitigation Like any large-scale technology investment, the transition to AMI is not immediate and not without obstacles. The complexity involved with bridging multiple departments, integrating with a live billing system, and sustaining critical utility operations will no doubt lead to challenges. However, many project hurdles can be planned for and addressed as part of a proper risk management approach. As part of the City’s consideration for an AMI deployment, UtiliWorks commenced early identification, prioritization and development of mitigation strategies for risks that may be inherent to the project. To this end, a risk register has been developed that documents potential risks, respective priorities, and respective response strategies. For the purposes of planning, risks have been categorized into eight (8) distinct types: budget, community, organizational change management, resources, schedule, scope, security, and technology. Each risk is assigned a risk impact (representing the potential impact of the risk, should the risk be realized) and a risk probability (representing the likelihood of the risk ever occurring during the course of the project), each of which is rated as “high,” “medium,” or “low.” The confluence of these two vectors generates a risk map, illustrating the priority. The matrix used to generate the risk map is illustrated in Table 3: Risk Map Matrix, where green represents a low priority, yellow represents medium priority, and red represents a high priority. 4 City of Palo Alto: Sustainability and Climate Action Plan 2016 Framework, Nov. 2016. 5 http://www.cityofpaloalto.org/gov/depts/it/city_it_strategy.asp. Page 13 of 84 © 2018 UtiliWorks Consulting, LLC Risks can be addressed by one of four (4) responses: Accept - Acknowledging the existence of a particular risk and making a deliberate decision to accept it without engaging in special efforts to control it. Avoid - Adjusting program requirements or constraints to eliminate or reduce the risk). Mitigate - Implementing actions to minimize the impact or likelihood of the risk. Transfer - Reassigning organizational accountability, responsibility, and authority to another stakeholder willing to accept the risk. As of this assessment, 36 risks have been identified, including: 25 implementation phase risks, and 11 post-implementation phase risks. Of these risks, eight (8) are coded green, 18 are coded yellow, and ten (10) are coded red. Of the ten (10) risks coded red, CPAU has identified five (5) that warrant high- level consideration: Resources - Ongoing or upcoming infrastructure projects may compete for resources. Resources - Poor staff engagement/communication and lack of focused change management plans/implementation. Scope - Ill-defined contracts lead to improper level of configuration or missing integrations. Technology - Poor system integration to existing and future applications (i.e. GIS, ERP, CIS, Asset Management). Community - Lack of Council-approved policies and protocols to effectively respond in a new technology environment (e.g. billing disrupted through a cyber-attack, cyber hack that results in remote turn-off of customer meter). Mitigation strategies for each of the risks listed can be found in Appendix A, but specific actions have already taken place to mitigate these risks. For instance, the Utilities Technology Roadmap (Appendix C) has been developed to ensure that current and future project needs do not overlap and create financial friction within the organization. Moreover, CPAU has been proactive about involving different areas of the organization to develop awareness and buy-in to the AMI project. See Appendix A for the full risk register. Risks are sorted based on risk type then risk map. Risks have also been delineated between implementation and post-implementation phases. As a living document, this risk register should be actively managed by the Project Manager as Palo Alto proceeds with its smart grid effort. Table 3: Risk Map Matrix Risk Probability Low Medium High Risk Impact Low Green Green Yellow Medium Green Yellow Red High Yellow Red Red 3. Current State Operational Review UtiliWorks has provided support and guidance to several multi-service utilities as they plan, design, develop, deploy, train, test, and accept an AMI system. A key step in this process is to assess readiness and identify potential operational gaps that could pose a challenge during implementation and with ongoing system maintenance and support. Across multiple departments, UtiliWorks examined current Page 14 of 84 © 2018 UtiliWorks Consulting, LLC utility operations, meter hardware and equipment, systems and software, reporting capabilities, and personnel. The information was acquired via data requests and a series of workshops in July 2017. A narrative of findings resulting from the discovery effort related to the current state of operations are included in Appendix B. UtiliWorks’ findings are divided into the following categories: Meter Reading & Field Services Billing Customer Service Electric Meters/Meter Shop Electric Operations Water Meters/Meter Shop Water Operations/Water Conservation Gas Meters/Meter Shop Gas Operations IT Support/Systems The discovery effort allowed team members across the organization to discuss potential constraints in their operations which could impact the implementation of an AMI system. This information was reviewed and analyzed to establish Palo Alto’s divisional goals, to help identify gaps in implementation planning, and to establish the necessary assumptions behind the cost-benefit analysis. Review of these functions also provides a baseline for the current state business process design so that required process changes can be identified and discussed. In general, CPAU appears well equipped and well-informed for AMI deployment. UtiliWorks also conducted a state-of-the-industry presentation to a large cross-section of the organization. CPAU has considered the project staffing needs, along with the new opportunities that will be available. Within Section F, Table 13: Implementation-Readiness Gap Analysis provides details on key areas specific to implementation readiness at Palo Alto. Page 15 of 84 © 2018 UtiliWorks Consulting, LLC Utilities Technology Roadmap An AMI system provides capabilities related to advanced analytics for a utility. The level of technical maturity of a utility impacts the readiness to make use of these capabilities. CPAU has made use of business intelligence tools and has identified uses of AMI data to support utility goals and objectives, such as distributed energy generation. Areas of concern for the utility organization include the timely implementation of a new CIS, including a large data cleanup effort, and conversion of GIS to an ESRI format with all meters and infrastructure assets properly identified. UtiliWorks emphasizes that these systems are key for integrating with an MDMS and impact the system analytical capabilities available after full deployment. 1. Technology Maturity at CPAU Given that the technologies Palo Alto plans to implement are fundamentally transformative to daily operations, it is important that Utilities recognize its readiness to proceed with planned technology projects. Here we address readiness, both in terms of Palo Alto’s own organizational ability to implement new technology (“internal factors”), as well as the market’s maturity to deliver on solutions that address Utilities’ needs (“external factors”). To evaluate each area, UtiliWorks has developed a model for appraising the maturity level. This methodology has been adapted from similar models used to evaluate Smart Grid maturity. Table 4: Internal Factors and Table 5: External Factors score each readiness area and outline the corresponding rationale for each score. Internal factors are scored on a 1-5 scale: 1. Base Capability/Default 2. Expanded Capabilities 3. Integrated Capabilities 4. Early Adopter 5. Bleeding Edge Table 4: Internal Factors Readiness Area Score Rationale Org Structure 3 • Project Management Office (PMO) • Utility-owned IT systems Strategy, Management 3 • Coordination between city-wide projects Technology Capabilities 2 • Elster pilot (including Home Area Network) • MUA 2.0 to begin November 2017 • CIS replacement in progress - Fall 2017 • Business Intelligence reporting tools Grid/Distribution Operations 2 • Conservation Voltage Reduction assessment completed 2015 • Distributed Energy Resources assessment underway • Gas model completed • Water model being evaluated Work Order and Asset Management 2 • Utility Asset Management System to be deployed in conjunction with ERP • Pilot mobile workforce app • Planned migration to new GIS platform, ESRI Page 16 of 84 © 2018 UtiliWorks Consulting, LLC External factors are scored on a 1-5 scale: 1. Base Capability/Default 2. Expanded Capabilities 3. Some Integration Capabilities 4. Fully Integrated Capabilities 5. Fully Matured Table 5: External Factors Readiness Area Score Rationale Technology Market 5 • AMI has fully matured over past 5 years • MDMS has fully matured over past 5 years • Customer portals can vary from vendor to vendor, but Smart Energy Water is a mature platform Community 4 • Community engagement through Strategic Plan • Educated customer-base, with high adoption of EV and portal technology Regulatory (State, Federal) 4 • Rapidly evolving market for all commodities • CEC, CPUC, FERC, NERC, DOE Because external factors are well-matured, Palo Alto possesses relatively little functional, social, or political risk in moving forward with technology projects, but Utilities must be careful to not be organizationally or technologically hindered because of controllable internal factors. 2. IT System Gap Analysis and Planning Findings related to IT Systems planning can be found in italics at the end of each section below. Additional considerations for these systems as they relate to the procurement stage of the AMI project are included in Appendix C. A. Customer Information System and AMI Project Coordination CPAU is implementing a new Customer Information System (CIS), with current plans to deploy at the end of Q2 2020. The CIS will have requirements related to AMI, including storing interval billing data and Meter data, reporting on interval billing and meter data, validating the data and processing exceptions, and integrating with the new MDMS. CPAU issued an RFP to replace its CIS in September 2017, with responses received at the end of October 2017. As the CIS vendor proposals are reviewed, both CPAU and the AMI advisors should assess the CIS vendor’s capabilities around AMI functionality and integration. B. Systems Integration AMI introduces new integrations between software systems. An example of MDMS integration is shown in Figure 2: AMI/MDMS Architecture. The MDMS will integrate with the AMI Head End System (HES), CIS, MyUtilitiesAccount (MUA), and GIS, and eventually the Outage Management System (OMS). In choosing an MDMS, CPAU should consider whether it has prebuilt integrations with the CIS, AMI HES, GIS, and OMS, and whether the pre-built integrations can be customized without vendor assistance. Page 17 of 84 © 2018 UtiliWorks Consulting, LLC The AMI/MDMS interfaces will be implemented using web services and may also include secure flat file transfers. CPAU is currently using MultiSpeak version 3.0 in the integration between the Outage Management System (NISC) and SCADA (ACS). In choosing an MDMS and CIS vendor, CPAU should ensure that each system support integration standards, such as MultiSpeak (version 4.1 or higher), or the Common Information Model (CIM). Figure 2: AMI/MDMS Architecture C. Data Communications Backhaul communications for an AMI system is up to the utilities’ discretion. CPAU is considering deploying a municipally-owned fiber-to-the-node (FTTN) network. This network is being considered as a platform for Public Safety and Utilities wireless communication in the field, Smart Grid and Smart City applications, and new dark fiber licensing opportunities. Benefits associated with a fiber network include: 1. Reliability – Fiber is exceptionally resilient for data communications with a low failure rate. The equipment used to connect fiber has improved over time. Many cable and network providers use fiber due to its reliability, performance, and relatively low maintenance costs. 2. Network optimization – Since the owner has total control over the backhaul communications network, advanced IP V6 capabilities can be provided to devices that connect to nodes (which can have multiple access capabilities). Fiber networks can provide very high bandwidth data communications that can support multiple video streams, high data volumes, and enhanced network response times. The same network backbone could easily support a wide variety of “Smart City” applications including street light optimization and control and even parking meters. It should be noted that the data volume related to AMI systems is relatively small and does not require such high bandwidth channels. 3. Security - Private fiber networks are routinely used for high-security environments and systems such as SCADA and can be configured to meet all state, federal and utility requirements. AMI Head- End MDMS Event Files Meter Events Meter Commands Measurement Data Interval & Register Files Meter Commands CISOMS SCADA IVR GIS Base Maps, Selected Layers Meter Events Data Synchronization, Billing Reads MDMS Customer Portal MWM SSO Integration Layer Integration Layer MUA Portal SSO Page 18 of 84 © 2018 UtiliWorks Consulting, LLC If fiber is in place for the AMI backhaul, it can be used. If not, the existing city network and or a private, cellular network can be utilized for backhaul communications of AMI data. A cellular network is managed by a public access carrier, such as Verizon or AT&T, and requires monthly payment for service. The initial capital cost associated with setting up a communication channel through a public carrier is likely lower than capital costs associated with accessing the fiber network. UtiliWorks recommends that CPAU explore all backhaul options that will be available prior to 2020 deployment and update the AMI Implementation Plan accordingly. D. Enterprise Service Bus An Enterprise Service Bus (ESB) is a robust system integration platform that supports the communication between multiple software applications. With this architecture, each application transmits the necessary data directly with the ESB. The ESB routes that data to one or more applications that is connected to the Bus. When an ESB is not in place, integration is commonly achieved using point-to-point web services. CPAU does not currently have an ESB. This platform may be used, but is not required, to integrate AMI/MDMS with other applications. Implementing an ESB in conjunction with AMI will increase the timeline, budget and complexity for the project; however, if the city wants to move toward an ESB as an integration platform, then it can be leveraged for necessary interfaces with the AMI and MDMS. Since an ESB is not currently in place, it is recommended that CPAU implement a Service Oriented Architecture (SOA) using web services and MultiSpeak. UtiliWorks does not recommend that CPAU implement an ESB solely for AMI, as point-to-point integration is sufficient for AMI/MDMS integration. E. Utilities IT Team CPAU is undertaking many large-scale IT projects over the next five years, including a new CIS, newly designed MUA, ERP and AMI. These systems will be tightly integrated and dependent on each other. CPAU and the city IT Department’s technology preference is to purchase software-as-a-service, which is hosted by the vendor and may be cloud-based. In this model, certain system development and administration duties are shifted away from the city. Still, some city IT resources are necessary to act as a liaison between the city and the vendors, to support utility employees who use the system and to take ownership of the systems. UtiliWorks recommends that the CPAU organization maintain ownership of ongoing planning, development and support of Utility software systems, with ongoing input from city IT staff on security and support agreement. F. Information and Cyber Security The reliable availability of critical infrastructure−such as the electric grid and water/natural gas supply infrastructure−is essential to the well-being and security of the country and the Palo Alto community. Utilities are making concerted efforts to identify and address security risks across electric, water, and gas utility system assets and their connectivity points. With the implementation of advanced metering infrastructure, these industrial control systems (ICSs) can be vulnerable to cyber- attacks. This includes attacks to steal customer personal information/energy consumption behavior and the utility infrastructure controls. Due to their increasing deployment at utilities across the country, smart meter hacking has become a popular topic among security professionals and ethical hackers, with many talks given annually on the penetration-testing of these devices at popular conferences such as Defcon, Black Hat, and Shmoocon. Page 19 of 84 © 2018 UtiliWorks Consulting, LLC Though no catastrophic actions have yet occurred, a few isolated incidents have resulted in the theft of utility services and limited access to back-end data. Utilities can reduce vulnerabilities from cyber-attacks or events by following these steps: 1. Identify systems that need to be protected. 2. Separate systems into functional groups. 3. Implement tiered defenses around each system. 4. Control access into and between each group. There are various standards that utilities can refer to regarding cyber security. In January 2016, the North American Electricity Reliability Corporation (NERC) issued revised Critical Infrastructure Protection (CIP) reliability standards for electric utilities. The updated standards provide guidance in preparing for cyber security, including quarterly cyber security training for large utilities, closing unnecessary networking ports, and developing procedures for the storage of information. Water utilities can refer to American Water Works Association (AWWA)’s Water Security Roadmap. Another useful resource for all utilities is the Department of Homeland Security (DHS)’s Industrial Control Systems Cyber Emergency Response Team (ICS-CERT, https://ics-cert.us- cert.gov/). The ICS-CERT works to reduce risks within and across all critical infrastructure sectors by partnering with law enforcement agencies and the intelligence community and coordinating efforts among federal, state, local, and tribal governments and control systems owners, operators, and vendors. The Department of Energy (DOE) has developed DataGuard as a framework for utilities to use in developing their data privacy policies, to protect the access, use, and sharing of customer data. Page 20 of 84 © 2018 UtiliWorks Consulting, LLC Figure 3: Cyber Security Life Cycle UtiliWorks recommends that CPAU explore these resources and adopt a life cycle approach to build cyber security knowledge for key staff involved with the project. UtiliWorks also recommends that the CPAU project team liaise with an Information Security Officer (ISO) from City IT for the AMI and MDM systems. The ISO will define Information Security requirements for the RFP, review the vendors’ proposals from a security perspective, review and sign off project designs from a security perspective, and plan for ongoing security audits and penetration testing. Additional IT security recommendations are included in Appendix C. G. Planning for Technology Obsolescence Technology Obsolescence occurs “when a technical product or service is no longer needed or wanted even though it could still be in working order."6 Since AMI is part of an evolving industry with multiple types of technologies, the risk of technology obsolescence must be considered and mitigated. The risk of technology obsolescence can be mitigated by the following: 6 http://www.businessdictionary.com/definition/technological-obsolescence.html. Page 21 of 84 © 2018 UtiliWorks Consulting, LLC 1. Choose vendors that conform to industry standards such as the MultiSpeak or API integration standards. 2. Prioritize interoperability and flexibility in the AMI system design and vendor selection. a. As a multi-commodity utility, CPAU needs to ensure that water, gas, and electric meters all communicate with installed systems. In choosing gas and water meter vendors, it is critical to consider their track record in supporting modules/communications with a variety of AMI systems. 3. Choose widely-adopted technology types. 4. Choose vendors with strong financial viability and that invest in innovation and product improvement. AMI technologies continue to evolve, so it is important to architect a solution that is flexible and adaptable, and one that can be upgraded and enhanced as technologies change. The system design should also be scalable, to accommodate projected growth in number of meters. For more factors to consider during procurement, see Appendix C. 3. Utilities Technology Roadmap UtiliWorks created a Technology Roadmap (Figure 4: Utilities Technology Roadmap) of the projects that CPAU plans to undertake in the next five (5) years. Estimated costs for major projects included are itemized in Table 6: Estimated Major Technology Project Expenditures. To create the roadmap, UtiliWorks reviewed the progress and current state of 40 technology projects that resulted from the 2014 Utilities IT Systems Review, along with CPAU’s input on new projects. The City of Palo Alto is currently planning the implementation of a new ERP system, starting with the HR module, continuing with the Finance module and Utility Asset Management. This will occur in lock- step with the deployment of a new CIS. The CIS deployment is expected to be complete by the end of Q2 2020 and will be followed by a six-month stabilization period. There are several projects dependent on the CIS, which include: AMI, new MUA Phase II, Mobile Workforce Management, and a flexible billing and payment solution. CPAU plans to implement an AMI system following the first three (3) months of the CIS stabilization period, with full deployment of AMI estimated to conclude by the end of Q2 2022. Several longer-term projects are dependent on the AMI system being in place, including an integrated Outage Management System, Distribution System Optimization and an expanded Demand Response Management System. CPAU started a Smart Grid Pilot project in 2013, which is still operational and administered by Utilismart/Elster. Roughly 300 meters each of electric, water, and gas are included in the pilot, with a mix of both opt-in customers and regular customers. During the pilot, CPAU assessed the impact of TOU rates on Electric Vehicle (EV) charging, as well as use of HAN devices using ZigBee protocol. As a result of the pilot, CPAU has decided not to proceed with deployment of HAN devices at this time. CPAU will continue to offer opt-in Time of Use (TOU) rates, since the rate structure has proven to be cost-effective for EV owners. Palo Alto has one of the highest EV adoption rates in the country. The pilot project’s data is expected to be migrated to the new MDMS, once available in 2021. UtiliWorks recommends that the Utilities Technology Roadmap presented in this section be reviewed and revised on an annual basis by the Utilities IT team. There is a longer-term Reassessment Phase identified after Year 5. This period will be a strategic, cross-cutting review of all technology in place and will set the direction for future projects at CPAU. Page 22 of 84 © 2018 UtiliWorks Consulting, LLC Figure 4: Utilities Technology Roadmap (Simplified) Table 6: Estimated Major Technology Project Expenditures Project Estimated Cost ($Million) Enterprise Resource Planning $1.5 Customer Information System $4.0 Energy Efficiency Programming Optimization TBD Advanced Metering Infrastructure and Meter Data Management System $16.3 Conservation Voltage Reduction $0.4 My Utilities Account $0.2 Data Cleansing $0.4 Outage Management System TBD Note that for the purposes of this report, the Technology Roadmap illustrated here is a simplified version. A comprehensive roadmap can be found in Appendix C. Key: Q4-2017 Q1 Q2 Q3 Q4 Q1 Q2 Q3 Q4 Q1 Q2 Q3 Q4 Q1 Q2 Q3 Q4 Q1 Q2 Q3 Q4 Energy Efficiency Program Optimization (EEO) (TBD) Technology Systems (Est. Capital Cost) Year 1 - 2018 Year 2 - 2019 Year 3 - 2020 OMS & AMI Integration Distribution System Optimization, CVR Customer Time-of- Use Rates Expansion New EE Programs, DR programs Utility Strategic Plan Development Re - a s s e s s m e n t P h a s e AMI/MDMS ProcurementAMI/MDMS System Spec Data Cleansing - field checks, master data clean-up CIS Stabilization Issue ERP RFP and Retain Vendor Implement New ERP HR Module Implement New ERP Finance Module Develop Technology Roadmap Note: Early selection of AMI vendor allows meter replacements to resume as planned, ahead of mass installation of AMI meters. Future Programs that are dependent on AMI Dates and $ TBD Integrate CIS to SAP & MUA Data Conversion: Create existing Customers in CIS Implement CIS + Integration with existing SAP/ERP systemCIS Design PhaseIssue CIS RFP and Retain Vendor 300 Home Customer Connect / TOU Rate Pilot Program - Maintenance Phase Full Deployment (by route/cycle) Improvement of Energy Efficiency Program Promotions based on new CIS/AMI - Planning and Pilots, on going Technology Deployment Advanced Metering Infrastructure (AMI) & Meter Data Management System (MDMS) ($17 to $19 M) Future ProjectIn Progress Alpha Phase AMI/MDMS Implementation Beta Phase AMI/MDMS Implementation Integrate MDMS to CIS, MUA, AMI Head End System (HES), OMS & GIS Enterprise Resource Planning (ERP) (UTL share $1 to $2 M) Customer Information System (CIS) ($4-5M) In Planning Flexible Billing & Payment Solution Year 5 - 2022Year 4 - 2021 ERP Design Phase Integrate new ERP with CIS Years 6+ Dependent on CIS Coordination Dependent on CIS/MUA Dependent on AMI Dependent on AMI Dependent on AMI Coordination Dependent on AMI Page 23 of 84 © 2018 UtiliWorks Consulting, LLC Cost-Benefit The foundation of the Palo Alto cost-benefit analysis is implementation of a comprehensive AMI solution. This includes an AMI system, an MDMS, a Customer Portal, and the necessary integration of these systems to produce an accurate bill. As part of this effort, the city will need to replace all electric meters and some natural gas and water meters, and retrofit all water and gas meters with an AMI radio, or endpoint. The meter replacement determinations are discussed in greater detail within the Assumptions section below. Palo Alto also requested that an add-on program for Conservation Voltage Reduction (CVR), be included to the base cost-benefit. This program leverages the AMI technology and would therefore not be feasible without the implementation of AMI in Palo Alto’s service area. UtiliWorks developed a comprehensive financial model, which represents the deployment of these various technologies. There are three primary areas that comprise the cost-benefit: Capital Costs (i.e., AMI infrastructure, equipment, installation, professional services, etc.). Ongoing Operation and Maintenance (O&M) Costs (i.e., annual fees related to software hosting and licensing, staffing, etc.). Anticipated Benefits (i.e., potential operational savings, revenue enhancement, reduction of water leaks, conservation/efficiency programs for customers, better asset utilization, etc.). UtiliWorks’ general approach when developing the model is to review the assumptions with the respective Utility staff and ultimately arrive at a conservative base case. This section provides the cost-benefit results summary, project assumptions, and a breakdown of costs and benefits used in the calculations. The detailed model inputs provided by Palo Alto along with assumptions underlying the cost and benefit calculations are provided in the Excel-based financial model. The model can facilitate further changes to the underlying assumptions and examine various scenarios with relative ease in the event Palo Alto wishes to explore other scenarios. 1. Results The model provides a variety of financial metrics for Palo Alto to evaluate the financial viability of the AMI project, including the Net Present Value (NPV) and capital expenditure. See Table 7: Summary Base Case Results for the summary of Cost-Benefit results based on deployment of AMI, MDMS, Customer Portal, and CVR technologies. This table displays the results of the so-called “base case.” The base case involves full AMI deployment endpoints, with 100% electric meter replacement, and retrofitting of all water and gas meters (with no meter replacements). For purposes of analysis, the purview of this assessment report and proceeding sections reflect the base case results. Despite the relatively low NPV that has been assessed for the project, net annual cash flow is positive post-AMI deployment (2023), with a payback period of 15 years. Net and cumulative cash flow across the project lifespan is illustrated in Figure 5: Base Case AMI Cash Flow, while relative costs and benefits are illustrated in Figure 6: Base Case AMI Cost-Benefit. Page 24 of 84 © 2018 UtiliWorks Consulting, LLC Table 7: Summary Base Case Results Financial Metric Base Case Results ($Million) Capital Expenditure - $16.74 Annual Operational Expense - Year 5 - $1.9 Annual CPAU/Customer Benefit - Year 5 + $3.3 Present Value of Expenses (over 18 years) - $27.08 Present Value of Benefits (over 18 years) + $43.83 Net Present Value (over 18 years) + $0.01 In addition to the metrics outlined, the estimated capital outlay can be expressed on a per-meter basis. For the base case, this cost is estimated to be $224.26 per meter to deploy AMI. By comparison, this per-meter expenditure is substantially lower than those of industry peers (of about $300.00 per meter, based on other CBAs conducted by UtiliWorks). This differential is primarily driven by Palo Alto’s preference not to exchange any water or gas meters within the scope of the AMI project. Figure 5: Base Case AMI Cash Flow $(2 0 ,0 0 0 ) $(1 5 ,0 0 0 ) $(1 0 ,0 0 0 ) $(5 ,0 0 0 ) $- $5 ,0 0 0 $1 0 ,0 0 0 CAS H FLOW ($000; 18 Years) Cumulative Cas h Flow Net An n ual Cas h Flow Page 25 of 84 © 2018 UtiliWorks Consulting, LLC Figure 6: Base Case AMI Cost-Benefit A. Sensitivity It should be noted that the base case results represent only one possible scenario, and that projections of NPV are highly dependent upon the operational and benefits assumptions used, due to length the project lifespan. Herein, we discuss the NPV’s relative sensitivity related to potentially higher operating costs as a result of failing to realize the staffing synergies assumed in the CBA and the extent to which the AMI system can facilitate conservation savings. The effect of these variables on NPV is illustrated in Table 8: NPV Sensitivity Matrix. Table 8: NPV Sensitivity Matrix ($MM) Conservation Goals Achieved 50% 100% 150% Staffing Synergy Status Achieved ($7.76) $0.01 $7.77 Not Achieved ($14.7) ($6.96) $0.80 Here, 100% conservation goals are defined as: 1.5% reduction in electric consumption; 2.5% reduction in water consumption; and 2.0% reduction in gas consumption. Achievement of staffing synergy is defined as the sun-setting of the program manager position at the close of AMI deployment and the absorption of electric and water AMI meter-related duties into the current meter technician staffing pool. For a more detailed discussion on staffing, see Section G. In addition to those savings outlined, further conservation savings can be realized as a result of CVR. In the base case, energy reduction related to a CVR program is assumed to be 0.5%. Assuming a 1.0% reduction, the NPV over an 18-year lifespan increases by $5.34 million. $(2 0 ,0 0 0 ) $(1 5 ,0 0 0 ) $(1 0 ,0 0 0 ) $(5 ,0 0 0 ) $- $5 ,0 0 0 $1 0,0 0 0 2 0 2 0 20 2 1 2 0 2 2 2 02 3 2 0 2 4 202 5 2 0 2 6 20 2 7 2 0 2 8 20 2 9 2 0 3 0 20 3 1 2 0 3 2 2 0 3 3 2 0 3 4 2 0 3 5 2 0 3 6 20 3 7 2 0 3 8 203 9 2 0 4 0 Co st -Ben efit ($000; 18 Years) Benefits OpEx CapEx Cumulative Cas h Flow Page 26 of 84 © 2018 UtiliWorks Consulting, LLC Should CPAU choose to proceed with gas and water meter replacement within the scope of the AMI project, incremental costs can also be assessed for the scenario of replacing water or gas meters. For each service, we can consider replacement of all meters 20-years or older from the start of deployment. For gas meters under this condition, an additional capital cost of $3.96 million is incurred; for the water meters under this condition, an additional capital cost of $3.64 million is incurred. Note that, for the purposes of this CBA, we do not account for revenue recovery that may occur as a result of improved meter accuracy. 2. Assumptions UtiliWorks incorporated several informed assumptions into the cost/benefit model. Key assumptions include: CPAU plans to utilize the services of third-party installation vendor, but may consider self- install if resources are available. Pricing includes the cost of using a third-party installation contractor, except for a small number of 3S, 5S, and 9S electric meters. CPAU will seek out third-party services to host the AMI Headend, MDMS, and Customer Portal applications. Software hosting and maintenance fees have been applied as future operating expenses. Electric Operations is the only department that will proceed with meter change-out; however, Electric, Water and Gas will be AMI-equipped with a concurrent deployment. All residential electric meters will be equipped with remote disconnect capability. Deployment of the AMI system is expected to take place over a period from Q3 2020 to Q3 2022 including 12 months of proof of concept (POC) testing. Full deployment is estimated to take approximately one year with the use of a third-party installation contractor. General model assumptions are listed in Table 9: General Assumptions. Table 9: General Assumptions Assumption Metric Annual Meter Growth Rate 0.0% Deployment Period 2 Years Total Electric Meters 30,076 Total Water Meters 20,581 Total Gas Meters 24,002 Discount Rate 3.5% Project Lifespan 18 Years Annual Operational Expense Growth Rate 3.0% Annual Benefits Growth Rate 1.0% 3. Cost Estimate UtiliWorks utilizes up-to-date vendor pricing when modeling-the cost estimate. Figures are obtained based on recent market quotes from manufacturers and suppliers, as well as a vendor database that reflects pricing obtained for recent projects at other utilities. Whenever conflicting pricing is noted, UtiliWorks presents a blended rate or upper estimate in the financial model cost assumptions. This method is used to ensure that Palo Alto is provided with a conservative estimate. As an exception, pricing for meters and meter installation are based on Palo Alto CIP budgetary projections. These prices are considerably higher than what would be expected when buying meters in bulk from a vendor and after obtaining the necessary California Department of Industrial Relations (DIR) special wage determination. Actual pricing for Palo Alto is anticipated to be slightly lower than the results presented; however, until proposals are received, actual costs cannot be verified. Page 27 of 84 © 2018 UtiliWorks Consulting, LLC In addition to ordinary expenditures on equipment and professional services, the financial model includes an overall contingency of 10% of capital costs, and 9% sales tax on materials. Based on the assumptions used, the total capital outlay is estimated to be $16.74 million for the base case. Table 10: Project Cost Summary shows a summary of all estimated project costs, including capital and annual operations and maintenance (O&M) costs. Table 10: Project Cost Summary: Capital and Annual O&M Cost Cost Category Total Capital Cost ($) Annual O&M Cost ($) AMI/MDMS Network Deployment + PM AMI Network Infrastructure, Software, and Professional Services $780,000 $115,000 MDMS and Professional Services $550,000 $225,000 Program Management Services and CIS Integration $2,825,551 $0 Planning $200,000 $0 Subtotal $4,355,551 $340,000 Electric Deployment/Maintenance Electric Meters and Sales Tax $4,028,406 $0 Electric Meter Installation Services and Equipment $950,463 $0 Contingency $528,112 $0 Staffing $0 $406,079 Subtotal $5,506,981 $406,079 Water Deployment/Maintenance Water Meters Endpoints, Equipment, and Sales Tax $3,392,732 $0 Water Meter Installation Services and Equipment $411,620 $0 Contingency $352,421 $0 Staffing $0 $406,079 Subtotal 4,156,775 $406,079 Gas Deployment/Maintenance Gas Endpoints, Equipment, and Sales Tax $1,648,217 $0 Gas Meter Installation Services and Equipment $472,570 $0 Contingency $198,469 $0 Staffing $0 $640,401 Subtotal $2,319,257 $640,401 Conservation Voltage Reduction Software License $200,000 $0 Professional Services $204,505 $133,161 Subtotal $404,505 $133,161 GRAND Total $16,743,069 $1,925,720 Note that the annual O&M cost is somewhat higher than the Year 5 projected O&M cost outlined in Table 7: Summary Base Case Results, as some staffing costs are transient to support project deployment. Also, note that not all capital costs will be incurred in the first year, but rather over the Page 28 of 84 © 2018 UtiliWorks Consulting, LLC designated deployment period discussed in the Assumptions section. Figure 7: Capital Outlay illustrates this projected capital cost outlay from 2020 through 2022. Figure 7: Capital Outlay A tabular display of overall costs by service is provided in Table 11: Cost Allocation by Service, where AMI/MDMS Network Deployment and PM costs can be allocated by one of two methods: (I), with electric as a driver and all AMI/MDMS Network Deployment and PM costs allocated to that service; or (II), with AMI/MDMS Network Deployment and PM allocated based on proportion of the total meter population across all three services (40% electric, 28% water, and 32% gas). An average of the two allocation method is also presented for CPAU consideration. Table 11: Cost Allocation by Service ($MM) Category Electric Water Gas Total Cost Allocation Method (I) $10.27 $4.16 $2.32 $16.74 Cost Allocation Method (II) $7.65 $5.38 $3.71 $16.74 Average of (I) and (II) $8.96 $4.77 $3.02 $16.74 In addition, the annual O&M costs presented in Table 10: Project Cost Summary is inclusive of: two (2) temporary positions staffed during AMI deployment—a half-time AMI program manager and a customer service representative, accounting for annual costs $167,280 and $196,371, respectively. Figure 8: Cumulative Operating Expenses illustrates the PV of all operating expenses, considering the phasing-in and phasing-out of staff over the deployment timeline for the project. $2 ,7 6 6 $8 ,7 45 $5,2 3 3 $- $1 ,0 0 0 $2 ,0 0 0 $3 ,0 0 0 $4 ,0 0 0 $5 ,0 0 0 $6 ,0 0 0 $7 ,0 0 0 $8 ,0 0 0 $9 ,0 0 0 $1 0 ,0 0 0 2 0 2 0 2 0 21 2 0 2 2 P r og ram CapEx ($000) AMI/MDMS Network D eployment + P M Electric D eployment Water Deployment Gas D ep loyment Conservation Vo ltage Reduction Page 29 of 84 © 2018 UtiliWorks Consulting, LLC Figure 8: Cumulative Operating Expenses To clarify, the O&M costs illustrated in this CBA represent only the incremental costs that would be incurred by the AMI project and are not inclusive of any operating expenditures that are currently incurred by CPAU. 4. Benefits Estimate Palo Alto completed an initial financial data request, followed by the model assumptions and results review with UtiliWorks. All benefits used in the financial model are based on the annual operating expenses and capital budget costs for FY16. Table 12: Annual Project Benefits Summary summarizes all benefits areas, their value driver with key calculation assumptions, and annual value for the first year of full operation. Table 12: Annual Project Benefits Summary Cost Category Key Assumptions(s) Annual Benefit ($) Meter Reading Electric Meter Reading 95% reduction overall $507,799 Water Meter Reading 95% reduction overall $347,487 Gas Meter Reading 95% reduction overall $405,247 AMI Head End, $1.80 Cellular Backhaul, $0.27 MDMS + Customer Portal, $4.04 Electric Staff Subtotal, $5.64 Water Staff Total, $5.36 Gas Staff Total, $9.33 Annual Maintenance - CVR, $0.65 $- $5.00 $10.00 $15.00 $20.00 $25.00 $30.00 $35.00 $40.00 PV OpEx - Lifetime ($MM) 18-yr. Present Value of Cumulative OpEx ($MM) Page 30 of 84 © 2018 UtiliWorks Consulting, LLC Subtotal 95% reduction in staffing load $1,260,533 Customer Service Outstanding Payment Reduction 10% late payment reduction on remote disconnect meters $11,700 Electric Customer Call Reduction 5% reduction $13,278 Electric Customer-Generated Service Order Reduction 90% reduction on service checks $48,356 Electric Billing Expense Handling Expense 25% reduction $13,426 Water Customer Call Reduction 5% reduction $26,557 Water Customer-Generated Service Order Reduction 90% reduction on service checks $96,711 Water Billing Expense Handling Expense 25% reduction $9,188 Gas Customer Call Reduction 5% reduction $26,557 Gas Customer-Generated Service Order Reduction 90% reduction on service checks $96,711 Gas Billing Expense Handling Expense 25% reduction $10,715 Subtotal 12.7% reduction in staffing load $353,199 Operations Non-Pay Disconnect Labor 99% reduction $15,345 Outage Management 10% response-time reduction $1,366 CVR 0.5% reduction in electricity purchases $397,348 Electric Theft Identification 0.05% reduction of total consumption impact $469 Water Theft Identification 0.1% revenue recovery $38,000 Gas Theft Identification 0.05% revenue recovery $19,000 Subtotal 10.1% reduction in staffing load $471,528 Improved Meter Accuracy Electric Revenue Capture Negligible meter inaccuracy benefit $0 Water Revenue Capture No meter replacement $0 Gas Revenue Capture No meter replacement $0 Subtotal $0 Conservation Savings & Avoided Cost Electric Conservation 0.5% conservation for residential customers, ramping up to 1.5% in 5 years; 0.25% for commercial customers $377,481 Water Conservation 1.00% conservation, ramping up to 2.5% in 5 years $550,067 Page 31 of 84 © 2018 UtiliWorks Consulting, LLC Gas Conservation 1.00% conservation, ramping up to 2.0% in 5 years $264,000 Subtotal $1,191,548 Avoided CIP Water Annual Meter Replacement Budget 0% inaccurate meters (no meter replacement) $0 Gas Annual Meter Replacement Budget 0% inaccurate meters (no meter replacement) $0 Subtotal $0 Asset Management Solar Meter Installation Cost Avoidance 100% reduction $20,000 Subtotal $20,000 GRAND Total $3,296,808 A graphic representation of benefits across the project lifespan is depicted in Figure 9: Cumulative Expenses and Benefits, and cumulative expenses are also shown for comparison. As is evidenced by this graph, a major factor is increased conservation by customers, which alone accounts for over one-third of total annual benefits. On a PV-basis, total conservation savings is estimated to be $15.5 million. This PV estimate scales proportionally to conservation goals, accounting for $7.75 million in benefits for half of conservation goals met, and $31 million in benefits for doubling conservation goals met. AMI implementation makes demand-side conservation goals significantly easier to attain due to the abundance of data available to customers, and this effect is magnified due to the highly-educated, environmentally-conscious populace of Palo Alto. Page 32 of 84 © 2018 UtiliWorks Consulting, LLC Figure 9: Cumulative Expenses and Benefits It is important to remember that, while the cost-benefit results provide a fairly accurate estimate of the expected project costs and payback, this model represents a conservative estimate of the cost and value of an AMI project. AMI technology fundamentally changes the meter-to-cash process. What is not easily recognized is that, depending on the supporting technology and business process changes employed, a utility can realize even greater benefits through the proactive use of the data and information now available. Leveraging AMI technologies will significantly improve the measurement and management of utility resources and will bring direct benefit and value to customers. 5. Quantitative Benefits The following section will outline the potential benefits that can be realized with the data yielded from an AMI system along with add-on technologies, such as remote disconnect and leak detection. UtiliWorks worked with staff at Palo Alto to derive the necessary data and assumptions to calculate the potential benefits and factored those conclusions into the cost-benefit analysis in Section E. Meter Reading Reduction – Elimination of on-cycle manual meter reading expenses, including staff time, fuel, and vehicle maintenance costs. Customer Call Reduction – Reduction of cost related to decreased number of customer calls. This reduction occurs from a combination of online usage information now available to a CSR to better respond to inquiries, in addition to customers having access to their information via Page 33 of 84 © 2018 UtiliWorks Consulting, LLC Customer Portal. Customers will also now have the ability to configure usage notifications via text or email. Customer Generated Service Order Reduction – Elimination of most check-read/skip/no-read field activities and expenses in reviewing skips report, creating the work orders and rolling a truck to collect the re-read. New billing routines will have a range of dates a read may be pulled to use on bill (e.g. read date or two days prior) and/or a read may be collected via on- demand read functionality. Move-In / Move-Out Read Reduction – Elimination of most off-cycle read field activities when customers move in and out of a premise. This savings will result from new presentation of daily AMI reads and the ability to collect on-demand reads. Non-Pay Disconnect Labor – Reduction in collections labor and field activities for non-paying customers. The majority of trips to a premise can be avoided due to remote disconnect/connect capability of electric AMI meters. Billing Exception Handling Expense – Reduction in billing service expenses associated with increased efficiencies. The new MDMS will contain advanced Validation, Editing, and Estimation (VEE) routines and accurate real-time and historical meter information. This can translate to fewer bill estimations, billing errors, and adjustments. Electric Distribution System Asset Performance Improvement – Reduction in O&M costs from utilizing real-time AMI data to assist with operational decisions. Manual adjustments or integration with a SCADA system can result in performance improvements via electrical distribution system controls. Ability to monitor distribution transformer loading, particularly given the wide spread adoption of Electric vehicles and other distributed energy resources. Theft Identification Revenue – Alarms triggered in the AMI software can identify both electric and water meter tampering and product diversion. This is a valuable tool for any utility to identify theft in near real time as compared to monthly when the meter reader puts eyes on a meter. Electric Improved Meter Accuracy – Electromechanical electric meters degrade over time. According to a study performed by the Electric Power Research Institute (EPRI), electromechanical meters register at a slower rate if not calibrated ranging from 0.5% after five years to 2.75% after 20 years. Given the societal perspective of this analysis, this benefit was not included in the CBA. Meter Scrap Revenue – Added revenue from scrap of old meters during replacement. Local market pricing is utilized for all scrap values and weight is determined by the number and size of meters to be replaced as part of the project. Annual Meter Replacement Budget – Elimination of current annual meter replacement spending for faulty meters by installing new AMI ready meters with long-term warranties. Any capital cost for new meters will be accounted for in the capital costs of the financial model, so this is added as a benefit to avoid any double counting of the meter replacement budget. Unaccounted-for Water Loss Savings – A significant savings of unaccounted for losses may be recovered via acoustic leak detection. This technology allows the Utility to identify leaks through remote devices that piggyback on the AMI network. The devices are placed in strategic locations throughout the water distribution system to provide full system monitoring. 6. Qualitative Benefits In addition to those benefits that can be quantified and included in the cost-benefit analysis, Palo Alto can realize numerous intangible/soft benefits. While many of these benefits are not easily measurable, they are certainly real and achievable with the successful deployment of an AMI system. Improved Customer Experience - Using interval consumption data (consumption, power factor, voltage, etc.), customers can more effectively manage their energy usage. Page 34 of 84 © 2018 UtiliWorks Consulting, LLC Improved Reliability - The AMI system will detect electrical outages and enable Palo Alto to model the overall system(s) demand to facilitate proactive management and improve reliability. Improved System Planning Capabilities - Information that can be produced and analyzed from an AMI system can facilitate the improved management and monitoring of electric, gas, water, and wastewater system performance leading to better informed capital investment decisions. System engineering and maintenance programs can be supported with better, more frequent access to the more granular data that will be provided by the AMI system. Improved Asset Utilization – Reduction in O&M costs from utilizing real-time AMI data to assist with operational decisions. Manual adjustments or integration with a SCADA system can result in performance improvements via distribution system controls. Improved visibility of distribution transformer loading. Improved Water Resource Management - Using interval consumption data, customers can more proactively and effectively manage their water consumption. The AMI system will enable CPAU to model the overall system demand, identify customer leaks and facilitate proactive management of the industrial and residential customer base. Timely and Accurate Meter Reading – Beyond simply the fully burdened costs of meter readers, this activity involves coordination across a variety of staff within CPAU. AMI reads will alleviate the strain on staff to deliver timely and accurate meter reads. Implementing Advanced Retail Rates – Interval consumption data and advanced MDMS reporting options will assist Rates Analyst in developing and evaluating advanced rate structures such as TOU or rebate for participating in Demand Response programs. Meter Right-Sizing – Data and alarms produced by an AMI system will provide the Utility with the ability to detect if a water meter is over or undersized. Unauthorized Use Detection - Current generation AMI Systems provide flag or high priority alerts or reports for reverse water flow and tamper detection. This information could be of significant benefit to CPAU and should also facilitate reduction of unauthorized usage or theft. Improved Safety/Reduced Workers’ Compensation - Ensuring safety for both utility employees and customers is essential. With the introduction of automated meter reading, Palo Alto will have the ability to remotely read meters, initiate on-demand meter reads, and remotely disconnect/reconnect customers. This will dramatically reduce exposure to risky conditions on the road and at a customer premise, such as weather conditions, unfriendly pets, physically hard to access meters, and theft. Compliance with Future Legislative Requirements - The Energy Policy Act of 2005 placed a requirement on states and non-regulated utilities to investigate and consider AMI for its customers. With the introduction of AMI, Palo Alto will better prepare itself to address all legislative and/or CA state requirements regarding conservation, time based rates and other energy-related issues. Potential Grants from Water District – The implementation of AMI places CPAU in the advanced group of utilities that may be eligible for grants from the water district. Page 35 of 84 © 2018 UtiliWorks Consulting, LLC Implementation Roadmap 1. Project Phasing – Scope & Schedule With an enterprise project of this scope, it is important to track the effectiveness of the implementation and how it meets the pre-established acceptance criteria. Project phasing is a critical aspect of implementing AMI given the multi-faceted nature of the technology. This approach divides the project work into specific phases, each with its own measurable outcome which builds from the previous phase. Performing work in this manner reduces the risk that the effort does not get off-track or otherwise proceed without the prerequisite steps successfully completed. Following contract execution (and to the extent possible overlapping with contract negotiation), UtiliWorks recommends that Palo Alto start pre-deployment planning. Figure 10: AMI Deployment Plan provides a visual representation of the project deployment phasing, from proof of concept to full deployment. Note that the full deployment phase of this timeline spans 12 months, but may be accelerated depending on CPAU preference and budget. Figure 10: AMI Deployment Plan UtiliWorks recommends that Palo Alto undertake and document the following planning efforts at the appropriate time during the AMI project: Project Execution Plan Proof of Concept Implementation Plan Test Plan Change Management & Training Plan Page 36 of 84 © 2018 UtiliWorks Consulting, LLC Communications (Public Relations, Education, and Outreach) Plan Mass Meter Change-Out Plan Field/Data Quality Assurance Plan The cost-benefit analysis, as presented, estimates a two-year deployment period that can be adjusted depending on project financing, resource availability and other variables specific to Palo Alto. The following sections describe UtiliWorks’ recommended deployment approach in more detail. A. AMI Proof of Concept Within the last few years, AMI as a technology has matured. There was a transition period from the time two-way communications with the meter was introduced. During this transition, utilities were more apt to explore AMI through a working “Pilot.” The intent was to test the technology to confirm it worked with the utility’s service area configuration/topology/meter population. UtiliWorks advises our clients to take a different approach to AMI design and deployment. Specifically, we recommend a “Proof of Concept” (POC) as a lead in to full deployment. The underlying philosophy of a POC Phase is to minimize risk and commit as little project funding as possible, while reaching basic system functionality as early as possible. This approach allows Palo Alto to work with each vendor to identify and address issues, to test the necessary interfaces with other systems, and to design, develop and test the future state business processes prior to full deployment. Based on our experience in deploying AMI technology, UtiliWorks recommends the POC be split into an Alpha and Beta phase. The intent of the Alpha Phase is to establish and test basic connectivity and a cross-section of the meter population in a controlled environment (i.e., meter shop). The goal, at a minimum, is to ensure connectivity between the meter, the collector(s), the AMI Headend and the MDMS. For a more comprehensive Alpha, you can go the extra step to integrate with a test instance of the CIS and produce a bill from automated meter data. UtiliWorks recommends the use of a dedicated meter test bench, if available, during Alpha. If not, a limited amount of metering hardware can be field-deployed during this phase if it is easily accessible for troubleshooting purposes. The team will also commence the work to deploy a limited number of collectors that are able to communicate with the Alpha meters. It is also advised that any work required to deploy the backhaul infrastructure is coordinated and completed during Alpha in preparation for the Beta phase of deployment. At this time, the vendors will install and configure the software, most typically the AMI headend and MDMS. The vendors will also meet with the Palo Alto team to gather the necessary software/configuration requirements. Systems integration requirements will also be captured. Interfaces that need to be in place for Alpha will proceed through design/develop/test. Beta interface design and development will proceed once Alpha is complete. Business process re-engineering can start in the early phases of Alpha. UtiliWorks suggests that Palo Alto map out the current state processes as soon as possible and overlap the mapping of future state business processes with the MDMS requirements/configuration. POC test plans and training plans will be produced by the vendors for Palo Alto to review and comment. It is advised that each vendor specify what will be required to satisfy Alpha and Beta, respectively. Page 37 of 84 © 2018 UtiliWorks Consulting, LLC UtiliWorks estimates a six-month Alpha phase. A “quality gate” or hold point is established at the end of the Alpha phase, with specific acceptance criteria that must be satisfied by each vendor thereby signaling completion. The Beta phase begins with field deployment of a pre-determined quantity of metering hardware and the remaining backhaul network infrastructure. Since the Beta phase cannot be entered without a successful completion of the Alpha phase, basic meter-reading and billing functionality is available immediately, allowing routes to be moved to automated billing immediately upon route acceptance (if desired). The balance of systems interfaces, included work order management, are developed and fully tested. If Palo Alto elects to use a third-party installation contractor, it will be necessary to configure and test the interface(s) with their work order management system. It is advised that this is completed prior to the Beta field deployment so to have an opportunity to troubleshoot and resolve issues prior to full deployment. If Palo Alto chooses to self-deploy, it will be necessary to assess the in-house work order management system and determine if configuration changes are required to support the full deployment. Business process changes are finalized and tested, so that they can also be debugged prior to a production deployment. This provides the users time to adjust to new processes and procedures and builds a familiarity with the new systems and methods to be employed. Additional functionality is added and tested in stages, with the goal to complete system integration and documentation activities prior to user training and system-acceptance testing. User training runs in parallel with the end of the Beta phase, typically beginning approximately two months before the end of Beta. The respective users/system owners and system administrators are trained on full use of the AMI Headend software, MDMS software, and Customer Portal. Much of the field training has been completed (OTJ – On the Job) for the Palo Alto staff, given the work performed during both Alpha and Beta. There is a comprehensive quality assurance (QA) effort that must be planned during the Beta phase. Beta is also the time to plan for parallel testing and the desired timing to “go-live” with AMI meter reads for billing. The Beta phase is complete with Palo Alto user acceptance of the entire system. This serves as the quality gate to move forward to full deployment. UtiliWorks estimates a six-month Beta phase. B. Full Deployment With all the planning, preparation, testing, and training complete, full deployment is managed more like a construction project in contrast to the POC. The assumption is that full-system functionality is available, with route acceptance to switch a meter from manual to AMI reads for billing. This approach has several advantages, including pushing back warranty start dates until functionality can be used, and the ability to realize the full benefit of deployed devices from the moment they are installed. Keys to project success include the accurate recording and timely delivery of serial numbers, out reads, various meter characteristics, geographic co-ordinates, digital pictures, and install notes to the appropriate departments and systems. Palo Alto staff must play an active role in monitoring data and equipment installation quality throughout full deployment. Page 38 of 84 © 2018 UtiliWorks Consulting, LLC Full deployment is estimated to take approximately one year with the use of a third-party installation contractor. C. Supplemental Technology In addition to updating IT infrastructure to leverage the data generated in an AMI system, Palo Alto has expressed interest in several technologies to improve efficiency. Given the strong push to enhance sustainability and reliability, Palo Alto will look at deploying Conservation Voltage Reduction (CVR) equipment/functionality, in conjunction with this project. UtiliWorks recommends that Utilities include this technology in the RFP and indicate intent to deploy during the Beta POC to leverage the AMI Communications network. The outcome of this testing will assist Utilities in the program design and conclude how best and when to deploy this technology across the system. Distribution automation refers to a wide range of hardware-software solutions that remotely sense and control service delivery. Distribution automation gives rise to outage location and automatic service restoration for electric service, and leak detection optimization for water service. By employing schemes to increase uptime, a utility may see benefits through reduced operating costs and increased revenue. These benefits, in turn, result in improve service quality and customer satisfaction. CVR is predicated on controlling the upstream voltage of a distribution circuit to conform to the low- end of a tolerance band set by the utility. Prior to this assessment, Palo Alto conducted an evaluation on CVR potential, with promising results. Although Palo Alto has a low base voltage (relative to other utilities), the City’s density and short primary feeders make CVR viable and financially-justifiable. Isolated testing of a Palo Alto transformer with three feeders could demonstrate a 0.5%-1% decrease in real power demand for a 1% voltage change, in accordance with industry findings. This change in power demand serves as the basis for the CVR program implemented in the cost-benefit conducted by UtiliWorks. For a comprehensive overview of CVR (and other AMI technologies), see Appendix E. 2. Implementation-Readiness Gap Analysis UtiliWorks has identified several factors that will help facilitate POC success. The team analyzed Palo Alto’s ability to meet these criteria based on current-state discovery and project planning done to date, and findings are itemized in Table 13: Implementation-Readiness Gap Analysis. Page 39 of 84 © 2018 UtiliWorks Consulting, LLC Table 13: Implementation-Readiness Gap Analysis Potential Gap Palo Alto State Designated AMI Project owner Palo Alto has a designated Project Manager and Project Sponsor, and it has identified key stakeholders and representatives from across divisions. A project manager position has been allocated to support deployment. Staff to support communications infrastructure Existing Engineering/SCADA personnel equipped to fill this role. Gas meter test bench Palo Alto possesses multiple gas meter test benches. All test benches are currently stationary, but the large meter test bench can be made mobile. A formal meter testing program is in place. This test bench is expected to support POC testing. Water meter test bench Palo Alto possesses a water meter test bench and has implemented a formal water meter testing program. Though Palo Alto noted unreliability for e -series meters, this test bench should be able to support POC testing. Electric meter test bench Palo Alto possesses an electric meter test bench that is calibrated annually; however, there is no formal testing program in place. This test bench is expected to support POC testing. Physical space/warehouse to support large scale deployment Utilities do not have adequate space available (approximately 2,500 sq. ft.) to host/stage deployment on its property and will have to lease a substantial area for deployment, capable of supporting worker parking, inventory storage, office space use, and disposal. Well-maintained gas meter characteristics in a database Yes, gas meter characteristics are maintained in SAP as the system of record. Well-maintained water meter characteristics in a database Yes, water meter characteristics are maintained in SAP as the system of record. Well-maintained electric meter characteristics in a database Yes, electric meter characteristics are maintained in SAP as the system of record. Out-of-the-ordinary gas meter access issues Some gas meters are in high-security areas that will require substantially higher than ordinary time to access due to the necessity of requisitioning an escort. Most curb meters are also difficult to access. Out-of-the-ordinary water meter access issues Some water meters are behind gates, but there are no other noteworthy access issues. Out-of-the-ordinary electric meter access issues Some electric meters are behind gates, but there are no other noteworthy access issues. Communications From experience with past projects, Palo Alto expects some push-back from the public on AMI RF, due to security, privacy, and health -related concerns, and will require outreach and education assistance. Staffing Electric operations and engineering currently expresses that current staffing is working at capacity, and additional AMI workload be untenable. CPAU would need to ensure that CIS implementation is successfully implemented and stable before embarking on the AMI implementation. This is very important to ensure staff resources are not stretched. See Section G for projected staffing- related project impacts. Integration Due to the number of overlapping IT and technology projects currently underway at Palo Alto, comprehensive identification of all integration points is key, which may be difficult depending upon IT workload. CIS stabilization will be critical to deployment of AMI. Page 40 of 84 © 2018 UtiliWorks Consulting, LLC Operational Impacts AMI technology has the potential to touch the entire organization. As the Utility transitions, there will be numerous operational impacts that require identification, definition and planning. The volume of data that will be available to Palo Alto will be substantially larger than the norm. This increased granularity and sheer volume of data is what opens new value streams, but these areas must be properly managed. Determining the operational impacts inherent to an AMI deployment is an extremely important process that can have material impacts on the realization of cost-benefit benefits. The operational impacts can be broadly categorized in the following areas: Personnel/Human Resources Business Process Re-Engineering Data/Information Processing Some -benefits depend on a relatively quick deployment of features. For example, decreasing the time required to deploy AMI endpoints can accelerate the ROI. Even in the largest utility, rapid deployment can place tremendous strain on internal staff already dedicated to existing business functions. UtiliWorks recommends that Palo Alto actively engage staff from customer service to billing, engineering, IT, meter shop, operations/maintenance, and field services throughout the effort. Buy-in and support is needed from the top-down to ensure an efficient discovery process and smooth deployment. Staff augmentation is also a consideration given the added strain on resources already dedicated to existing business functions. In addition, the creation of a formal Steering Committee that meets periodically to address issues that are unresolved or blocked is critical, given the multiple participants and organizations involved. For a full description of tasks involved in Procurement through to Full Deployment phases, refer to the detailed staffing planning documents which include project task estimates. This was delivered to CPAU as an Excel workbook, titled “CPAU AMI Staffing Plan.” Each of these areas needs to be well defined to maximize ROI. The following sections will provide a high- level outline of the types of changes and planning that should occur within each area as Palo Alto moves forward with the project. 1. Personnel / Human Resources Based on UtiliWorks’ experience with the deployment of AMI technology and staff availability within CPAU, the following roles have been identified to facilitate project success: Program Manager - The Program Manager will have on-going responsibilities as the “AMI Project” transitions into an “AMI Program.” This manager will ensure proper system oversight and that all QA functions are occurring as expected. The Program Manager will also keep his or her finger on the pulse of the AMI system at a global level, which includes benefits verification and tracking key performance indicators (KPIs) that may be monitored as part of future state operations. AMI System Tech - UtiliWorks recommends the utility identify staff to fill the role of an AMI System Tech, along with a cross-trained backup. It is not necessary to hire to fill this role if utility can identify internal staff who are interested and capable of fulfilling the responsibilities. UtiliWorks recommends a resource who will work to understand the communications network, metering technology, systems and software to train and lead other staff members in daily use and oversight. It is best to include the people identified during project planning and deployment. Upon completion of deployment, the AMI System Tech will continue as a full-time staff member focused on identifying, troubleshooting, and dispatching staff to resolve issues in the field. Page 41 of 84 © 2018 UtiliWorks Consulting, LLC Data Analyst(s) - UtiliWorks recommends utility identify staff to be dedicated as Data Analysts to support, administer and use the AMI and MDMS system data and reports. Like the AMI System Tech role, it is not necessary to hire to fill this role if the utility can identify internal staff that is available, interested and capable of fulfilling the responsibilities. It is also recommended that utility involve these team members throughout project planning and deployment so they are actively involved in the system configuration and training. AMI Infrastructure O&M - New equipment in the field for network communications and AMI related equipment such as collectors and backhaul will need to be monitored and maintained. This is commonly performed by staff already responsible for the Communications network or SCADA and may be split between departments. AMI Meter Tech (Gas) - Troubleshoot issues related to gas AMI meters in the field. This person should have extensive field experience at the utility, and the position can be filled from the Meter Technician team. AMI Meter Tech (Water) - Troubleshoot issues related to water AMI meters in the field. This person should have extensive field experience at the utility, and the position can be filled from the Meter Technician team. AMI Meter Tech (Electric) - Troubleshoot issues related to electric AMI meters in the field. This person should have extensive field experience at the utility, and the position can be filled from the Meter Technician team. CVR Oversight - The Conservation Voltage Reduction (CVR) program will help CPAU monitor real-time voltage data and optimize voltage across the distribution network. Automated devices will be installed to ease the oversight and maximize the benefits of such technology; however, a 0.25 FTE is anticipated to be required for hardware and software oversight to maintain operations. Table 14: Palo Alto Staffing illustrates the project resource requirements assumed for purposes of the CBA. A total number of positions are presented by phase for Current, Deployment and Future State Operations, and these figures have been modified from the UtiliWorks suggested staffing to fit Palo Alto’s anticipated needs. Total costs for each position are derived from a base wage, plus benefits, with a 3.0% annual escalation rate. Page 42 of 84 © 2018 UtiliWorks Consulting, LLC Table 14: Palo Alto Staffing Note that AMI Meters Technicians are not called out as a separate line-item but have instead been bundled into traditional meter technician roles, whose positions will absorb additional responsibilities (as others decrease) as a result of AMI. Because Palo Alto’s meter readers are higher educated than those employed by other utilities, Palo Alto has expressed an opportunity to fill additional roles (Gas Meter Technician; AMI System Technician; Data Analyst; and AMI infrastructure Operations & Maintenance) from its current human resource pool as a first resort. Also note that the 0.25 FTE required for CVR oversight does not inherently necessitate CPAU create a new position to perform this role. CVR oversight duties may be absorbed by current engineering staff or contracted out entirely, pending further determination by CPAU. 2. Business Process Re-Engineering Advanced utility technology is highly integrated and especially sensitive to variances in the quality of data input, which requires adopters to practice strong discipline regarding data integrity and maintenance processes. Due to the potential for disruption of business processes by technology, Business Process Engineering should commence in the design phase of the project and continue through project completion following a continuous improvement process. Initial efforts during this Assessment to describe and quantify the current state business processes are a baseline for future business process re-design efforts. The gaps and pain points identified in the current state workshops Page 43 of 84 © 2018 UtiliWorks Consulting, LLC will provide an initial glimpse of how future state operations can be re-designed to meet the Utility’s needs. Adoption of AMI technology requires significant re-design of current utility business processes to fully satisfy acceptance criteria and expected payback. This exercise provides a common understanding of the business process it represents for all impacted stakeholders, no matter the level of technical expertise they possess. The process is also useful to capture and memorialize decisions made during the design and development of the AMI system. It is often overlooked in terms of how critical business process design is to the success of any project. Once fully developed, the documents can be used as training material for all internal and external resources involved in the business process. A. Impacted Core Business Processes UtiliWorks recommends that the following business processes, at a minimum, undergo a complete current state process definition and mapping to provide the basis for future state process design: 1. Meter Reading & Billing The meter reading process will be impacted the most of any business process in that it will require the development of an entirely new process. The management of the consumption data and its quality will become a daily responsibility. Resources will have to be assigned to monitor and manage exception reports to ensure the quality of the data that the billing function depends. The reassignment and training of resources will be crucial for the transition to a network based reading system. New processes will need to be developed for exception investigation and handling. The consumption validation process will change by having quality-assurance processes set up in the MDM system for meter reads before the CIS receives the meter reads for billing. The AMI and MDM systems will be used earlier on in the data flow to identify missing reads, investigate, and resolve issues. Billing will continue to run its quality assurance processes and will remain as the last line of validation against inaccurate bills going to customers. 2. Customer Inquiry and Response (High Bills) Assuming Palo Alto elects to implement a fully integrated Customer Portal, CSRs will be able work with customers to help them learn how to access detailed information on their own pertaining to bills, consumption and rates. Even without the deployment of a customer portal, the role of the CSR will move toward education and coaching, which will pay dividends for both the Customer and the Utility over time. 3. Single Meter Change-out/Retrofit After deployment of the metering project, Palo Alto will need to adhere to proper process and procedures to maintain data integrity within the systems. Single meter exchanges, new installations, and retrofits will include additional data tracking which will require workflow alterations. 4. Move In/Move Out CSRs will be able to provide a higher level of customer service by scheduling the start and stop of service for customers. Remote meter reading and disconnect/connect capabilities will allow CSRs to capture the out/in read and disconnect/connect electric service with the push of a button. Existing business processes will need to be maintained along with development of new processes to manage remote reads. Decisions and permissions will need to be set up to support the personnel who will be authorized to perform this process from the office. 5. Service Disconnect for Non-Payment Like the changes in Move-In/Out, CSRs will have the ability to use the capabilities of the system to remotely disconnect/connect service for non-paying customers. Process and Page 44 of 84 © 2018 UtiliWorks Consulting, LLC policy development will be required to determine the best methodology for performing this activity, the workflow alterations, policy shifts and any other changes will be required for the process. B. Policy Considerations There are several policy impacts that CPAU should consider as they undertake a business process re- engineering initiative related to the AMI deployment. Many changes will affect internal policies, which do not require changes to official Rules and Regulations, but do require consensus from those in the organization. In addition to the internal changes, there are others that will likely require changes to official Rules and Regulations. CPAU estimates that it could take up to six to nine months to make changes, and as such, should begin assessing these policy impacts as soon as possible. Some policies will not be able to be fully defined until systems are selected and BPR future state sessions have taken place. This exercise will help inform which direction the policies will shift. Specific policies that may be impacted include: RR09 – Discontinuance, Termination and Restoration of Service Procedures for CPAU-Initiated Termination of Service – Review the procedures and include anything applicable to remote disconnect for electric meters. CPAU may also consider remote disconnect for water meters. These policy changes will coincide with business process changes around whether to allow same-day and after-hours disconnects/reconnects. RR10 – Meter Reading Billing Period – CPAU will revisit the billing period of 27-33 days during re-engineering of business processes. If desired, this window can be condensed with AMI reads available daily. Also, abnormal conditions and bill estimation techniques may change with AMI/MDMS systems in place. These cannot be fully determined until selection has taken place. CPAU must also consider whether the “Customer Reads Own Meter” Program; will this program continue under AMI? RR11 – Billing, Adjustments, and Payment of Bills Theft of Service – The language in this section is a great start, but should be reviewed. See Meter Seals section under RR15. Leak Credits – There is clear language that leaks beyond the meter are the customer’s responsibility. However, CPAU may consider including additional language about automatic leak alerts or proactive notification by Customer Service whenever a leak event seems likely. RR15 – Meter Installation Meter Seals – There is a solid definition of and language to enforce tamper and theft scenarios in the current rules and regulations. However, this should be reviewed to make sure all cases are properly accounted for. This could include cost to replace certain new AMI materials, such as endpoint-only for water meter. CPAU may choose to add specific definitions of tamper, theft and illegal consumption. Meter tamper (unauthorized interference with equipment, e.g. cut lock) Meter theft (illegal use of electricity, water or gas, e.g. bypass) Illegal consumption (no account tied to consumption, e.g. new customer). Also, CPAU can choose to set increasing charges based on repeat incidents of theft or tamper. Page 45 of 84 © 2018 UtiliWorks Consulting, LLC Meter Tests – Current rules and regulations state that all meters will be tested prior to installation. This policy may need to be changed for mass deployment, which often rely on factory meter accuracy tests, rather than testing all new meters. This policy is only indicated for electric meters currently. Also, CPAU should increase the meter-testing fee and consider implementing a maximum number of meter tests allowed per customer per year (or per service lifetime). Both changes can be justified, since inaccurate meters and testing is expected to be reduced with daily meter read data now readily available to the utility staff and customers. New Policy for “Opt Out” Program - CPAU should consider eligibility for this program, who will administer it within the Utility, charges to be applied for meter reading activity, charges for meter replacement of a new customer moving into an AMI-equipped premise, charges/program eligibility for disconnect for non-payment. 3. Data / Information Processing and Reporting It is important to focus on the data and information that will be captured by the AMI system and stored in the MDMS to make the most of the investment. Decisions regarding what to do with the resulting expansion of data available to Utility staff is a key driver regarding the design and configuration of the system. Both the AMI and MDM systems will offer more robust exception, troubleshooting, and diagnostic reporting options, along with alarms and alerts. However, it will be necessary for Palo Alto to invest the time and effort up front to clearly define business requirements and understand the respective reporting capabilities of each system to maintain a manageable workload. The AMI system will provide expansive amounts of data that must be converted to useful information, or business intelligence, before it can be meaningfully used by CPAU. To fully use this functionality, it is important to define the integrations, especially with the CIS and the GIS, which facilitate business intelligence to support CPAU goals and strategic direction. Business intelligence reports also need to be specific to the users’ needs, and they, for the most part, do not come out of the box. They need to be developed with the tools provided by the MDMS. The ability of individuals users to use these tools to build the strategic information needed will vary within departments and sometimes a “superuser” resource is needed to facilitate report customization. As part of a procurement process, UtiliWorks recommends that Palo Alto investigate thoroughly the underlying data retention, notifications, reporting and alarm functionality of all considered systems, request for samples of any preconfigured reports, and verify that the system will facilitate customized development at the user level, if so desired. Page 46 of 84 © 2018 UtiliWorks Consulting, LLC Change Management & Communications 1. Change Management A "one-size-fits-all" approach is not effective for Change Management. Every new project has a distinctly different scope for change, with varying impacts to stakeholders. UtiliWorks employs the basic Change Management approach depicted in Figure 11: Change Management Approach. As part of an onsite exercise in November 2017, UtiliWorks met with the CPAU project team to discuss the aspects related to developing a Change Management strategy. Figure 11: Change Management Approach The November 2017 Organizational Impacts onsite workshop included dialogue on change scope, readiness of the organization, stakeholder analysis, and internal messaging for the project moving forward. In large part, implementation has been driven by interest from the Palo Alto community, with the expectation that Utilities is forward-thinking and technologically-progressive. However, there has been some criticism as to the relatively late adoption AMI. To alleviate resource constraints and mitigate risks associated with too radical a change, the AMI/MDM system is not scheduled to begin deployment until Q4 2020 due to the impact of other projects as outlined in Section D. The staff at Palo Alto is largely well-informed about the upcoming implementation of the AMI project. Though Utilities already started to implement other technologies, such as a customer engagement portal, CIS and ERP, an AMI/MDM system is needed to realize the full potential of current and future projects. 3. Supporting Change Implement Corrective Actions and Reinforcement Review Change Management Plan 2. Administering Change Establish Change Plan Manage Communications Plan Administer Training Respond to Resistance 1. Priming for Change Assess Change Scope & Objectives Evaluate Readiness of Organization Conduct Stakeholder Analysis Develop Key Change Messages Page 47 of 84 © 2018 UtiliWorks Consulting, LLC The implementation of AMI poses substantial change for Utilities. Operationally, Palo Alto’s data stream will grow from 12 reads per meter per year to over 8,760 reads per meter per year, affecting not only individual departments, but the public generally. For some departments, which are well- keyed-into the ongoing project planning process, the changes that come with AMI implementation will be expected, and negative consequences or potential risks will be substantially mitigated. For other groups, such as the meter readers whose current responsibilities will be phased out, the operational impacts will represent radical change, especially if there is an inability to meet new staffing needs dues to a skills gap. Palo Alto possesses relatively higher-educated staff than other utilities—both academically and professionally. Most meter readers are tech-savvy, with at least an associate’s degree, which positions them to make the switch to AMI-related positions. In addition, a number of those persons working in Customer Support/Administration/Resource Management have been involved with the Palo Alto pilot smart meter program. Customer Support is already accustomed to using multiple applications aside from CIS as a part of daily operations and would likely readily adopt additional Customer Portal and MDMS software into their current workflow. To manage concerns and expectations of the upcoming changes, Palo Alto management has expressed a need for clear and concise messaging that AMI will enhance and empower employees to more effectively perform their roles. Palo Alto has identified three primary stakeholders moving forward—the AMI/MDM project team; UAC and City Council; and the Palo Alto community—all of whom have substantial buy-in to the project. A small, but vocal resistance is expected within the community once deployment begins. However, Utilities plans to offer educational town halls and an “opt-out” option from the AMI program to address this group’s concerns. UtiliWorks emphasizes that identification of stakeholders’ needs and leveraging their influence is invaluable to project progress. To prime stakeholders for change, the Palo Alto team has developed a few key change messages, which communicate the vision for AMI implementation and the future of Utilities: On AMI & CPAU Strategic Direction: CPAU must invest in technology to enable customer adoption of new technology applications and improve operational efficiency. CPAU will utilize AMI as a foundational technology for operations as it continues to invest in value-add projects for the customers it serves. To Meter Readers: Meter Readers will be provided with opportunities to cross-train with Meter Technicians, Field Service Representatives and Customer Support to explore new career paths. On AMI Project Timing: AMI project must be carefully sequenced around CIS and ERP deployment to minimize disruption to operations and maximize benefits from the AMI infrastructure. 2. Communications Communications planning will become increasingly important, both internally and externally, as the AMI project progresses. CPAU has a dedicated Communications Manager who is also involved in the Strategic Planning initiative currently underway. The AMI project planning team should continue to check-in with the communications group to ensure all CPAU communications are on point. The majority of project-related communications planning is not expected to occur until the procurement phase is underway in 2019-2020. However, the stakeholders identified and key messages developed as part of initial Change Management preparations should be used to help inform internal messaging between now and the beginning of procurement. See Section H.1. Page 48 of 84 © 2018 UtiliWorks Consulting, LLC Recommendations 1. Recommendations As a “next step” for this project, UtiliWorks has presented the following recommendations to CPAU: 1. Based upon the cost-benefit analysis outcome and readiness assessment contained in this report, CPAU recommends seeking approval for AMI investment. 2. If approved, CPAU will proceed with Phase 2 (Procurement) for the AMI project. UtiliWorks will stay engaged with CPAU to assist with the system specifications and procurement process. 3. Deployment preparations should follow the AMI Implementation Plan and Technology Roadmap presented in Section F and Section D, respectively. Activities include refinement of the CPAU staffing plan, development of requirements specification, and completion of CIS data cleansing and meter audit. 4. During deployment planning, UtiliWorks recommends that Palo Alto undertake and document the following planning efforts at the appropriate time during the project: a. Project Execution Plan b. Proof of Concept Implementation Plan c. Test Plan d. Change Management & Training Plan e. Communications (Public Relations, Education, and Outreach) Plan f. Mass Meter Change-Out Plan g. Field/Data Quality Assurance Plan. 5. UtiliWorks recommends that the Utilities Technology Roadmap be reviewed and revised on an annual basis by the Utilities IT team to assess project progress and reprioritize Utilities projects. A full reassessment should be completed after five years. Page 49 of 84 © 2018 UtiliWorks Consulting, LLC Appendices Appendix A – Project Risk Register PALO ALTO SMART GRID RISK MANAGEMENT LOG Project Name: Smart Grid Assessment Project Manager Name: Kara Truschel ID Current Status Risk Impact Probabilit y of Occ. Risk Map Risk Description Project Impact Risk Type Threat / Opportunity Risk Response Mitigation & Response Strategy Description Implementation Phase 1 Open Medium Low Green Insufficient project funding Could lead to project delays or work stoppage. Grid modernization is capital intensive and faces problems imposed by the utilities’ constrained balance sheets. Budget Threat Avoid Pursue grant opportunities through California Financing Coordinating Committee (CFCC), Department of Energy (DOE), Department of the Interior (DOI), and United States Bureau of Reclamation (USBR). 2 Open High Low Yellow A lack of public awareness and education concerning the AMI program Could lead to some public concerns and hostility within the community. Customer buy-in is extremely important for an AMI/MDM system. Community Threat Mitigate Launch a public awareness campaign to build support within the community and educate consumers on AMI/Smart Meter technology. Consumer education is needed regarding the merits of AMI and the societal benefits of grid modernization. If appropriate, host town halls to engage the customer community at grass-roots level. 3 Open High Low Yellow Poor community engagement/opt-out program planning/customer opt-out first and ongoing costs This risk poses a threat to the perceived value and success of the project. Community Threat Mitigate Well-defined communication and stakeholder management plans will be critical to success and the control of this risk. Risk response plans for a variety of potential scenarios are recommended. Page 50 of 84 © 2018 UtiliWorks Consulting, LLC 4 Open Medium Medium Yellow Customer concerns of EMF safety and privacy This risk poses a threat to the customer confidence and sentiment regarding the implementation of an AMI system. Community Threat Mitigate The stakeholder and communication management plans must address these enterprise environmental factors to mitigate this risk and allay fears the customer community may have regarding these details. Opt-out program will be offered. 5 Open Medium Low Green Lack of customer- specific FAQs and CPAU contact information for all subjects related to their new AMI service This risk poses a threat to the perceived value and success of the project. Community Threat Mitigate This risk is somewhat similar and related to Risk ID #3, in that communication and stakeholder management are keys to controlling this threat. Risk response plans for a variety of potential scenarios are recommended. 6 Open Low Low Green Lack of meter maintenance/meter reading plan for opt- out customers This risk of alienating customers, who may already be reticent to "buy in" to the "new" AMI technology. Loss of customer confidence would be a concern. Community Threat Mitigate This risk is somewhat similar and related to Risk ID #3 and #5. One meter reader will remain to perform manual reads. 7 Open Medium Low Green No identification of staffing and other resource requirements needed to continue to provide non-AMI meter reading services to opt-out customers This risk of alienating customers who may already be reticent to "buy in" to the "new" AMI technology. Loss of customer confidence would be a concern. Community Threat Mitigate This risk is somewhat similar and related to Risk ID #3, #5 and #6. This risk can be mitigated by identifying and planning for staffing and other resource requirements needed. Risk response plans for a variety of potential scenarios are recommended. Page 51 of 84 © 2018 UtiliWorks Consulting, LLC 8 Open High Medium Red Poor re-engineering of business processes, documentation and training This risk poses a threat to the perceived value and success of the project. Organizational Change Management Threat Avoid 1) A continuous improvement project should be written into the AMI implementation program to provide post live auditing of business processes and knowledge transfer to ensure the complete utilization and maximize the benefits of the technology investment. 2) Including a PM with AMI implementation experience can reduce the probability of developing poor processes and training. 3) Institute a Change Management Plan. 9 Open Medium Medium Yellow Shifting politics and organizational changes Could disrupt project progress or halt it altogether. Overlapping federal, regional, state, and municipal agencies sometimes create an impediment. Organizational Change Management Threat Accept 1) Build support from neighboring utilities, City Council, and Utility Boards. 2) Participate in AMI industry workshops and conferences to stay abreast of best practices and industry standards. Page 52 of 84 © 2018 UtiliWorks Consulting, LLC 10 Open High Medium Red Ongoing or upcoming infrastructure projects may compete for resources Competing projects/departments may require the same SMEs or project leads. Resources Threat Mitigate 1) Dedicate a Project Manager within the organization to keep the project on track and escalate any resource issues. Dedicate a Project Sponsor within the organization to work with and assist the PM with internal politics and to escalate any resource issues. 2) Establish a Steering Committee to provide the project team with an escalation point for issues that are unresolved or blocked. 3) Minimize the large team meetings to only include kickoff, major review sessions, final presentations, and training to avoid burnout from too many meetings. 4) Dedicate one key process owner for each of the following functions: billing, customer service, IT, meter reading, field support, and operations. This resource should be experienced, available for individual deep-dive sessions, and able to participate in the project from beginning-to- end. 5) Perform Annual Review of the Technology Roadmap to ensure that project needs don't overlap and precedent projects stay on schedule. 11 Open High Medium Red Poor staff engagement/ communication and lack of focused change management plans/ implementation This risk has the potential to cause delays to the project schedule if not addressed. Resources Threat Mitigate This risk is somewhat related to Risk ID # 13. Well-defined communication and stakeholder management plans will be critical to success and the control of this risk. Risk response plans for a variety of potential scenarios are recommended. Page 53 of 84 © 2018 UtiliWorks Consulting, LLC 12 Open High High Red Lack of adequate warehousing and receiving space for deployment This risk poses a threat to the deployment pace desired by CPAU. It is anticipated no suitable facility will be provided by CPAU. Resources Threat Transfer This risk can be mitigated during the Procurement Phase through incorporation of a requirement that vendors identify their own warehousing and storage space. Transferring the risk to a third- party installation contractor will increase the overall cost of the project. 13 Open High Low Yellow Lack of project team and internal stakeholder buy-in Could lead to project delays, cost overruns, and project failure. Resources Threat Mitigate 1) Leadership should demonstrate a strong understanding of project goals and develop an “elevator pitch” that shows project support. 2) Internal project staff should be fully educated on the technical components of an AMI system and undergo thorough training prior to the Go-Live date. 14 Open High Low Yellow Insufficient staffing to deploy and integrate systems This risk has the potential to cause delays to the project schedule if not addressed. Resources Threat Mitigate Resource requirement planning and projections must be well- defined and a component part of risk analysis to avoid this threat. 15 Open High Medium Red Cost overruns due to unforeseen deployment risks Cost overruns can contribute to a variety of undesirable results including schedule delays and loss of both internal and external stakeholder confidence which are difficult to rebuild and recover from. Schedule Threat Accept 1) Rigorous project risk management must be applied to identify, analyze, and plan responses for all known risks to reduce to the degree possible the amount of unforeseeable risks that might be encountered during the monitor and control phase of the project. 2) A possible risk response strategy is to plan a management reserve or contingency budget for areas of concern. 3) Including a PM with AMI implementation experience can reduce the amount of unforeseen deployment risks. Page 54 of 84 © 2018 UtiliWorks Consulting, LLC 16 Open High Medium Red Ill-defined contracts lead to improper level of configuration, or missing integrations This risk poses the potential for significant impacts to project scope, schedule, and budget resulting in a variety of undesirable issues. Scope Threat Mitigate Project scope and procurement management planning will be critical to mitigating risks that will increase scope and project duration after implementation and installation has begun. The components of these two plans must be well-defined. 17 Open Medium Medium Yellow Meter pits/lids in poor condition or undersized, preventing installation Failure to address this risk when scoping the project would result in the need for a change request to expand scope during the installation phase and would increase the budget and schedule of the project Scope Threat Mitigate 1) Accurately defining hardware requirements will be critical to mitigating the risk of change requests during the installation phase of a project leading to delays. 2) Meter survey will help inform pit and lid replacement strategy. Meter lid replacement will be in scope for AMI project. 18 Open Medium Low Green Overlapping deployment of IT projects leads to inadequate identification of all integration points with AMI/MDMS This risk has the potential to cause delays to the project schedule if not addressed during the planning phase of the project. Scope Threat Mitigate 1) Accurately defining integration requirements will be critical to mitigating change requests during the implementation phase of the project leading to delays. Scope definition and management are key and will begin during the Procurement Phase. 2) Including a PM with AMI implementation experience can reduce the amount of unforeseen integration risks. 19 Open Medium Low Green Lack of AMI meter testing plans, schedules, protocols and customer charges Failure to address testing, schedules, and protocols would result in a critical failure and must be spoken for in risk analysis. Scope Threat Mitigate The planning for quality management as it relates to testing activities will be critical to the mitigation of issues that can arise when not thoroughly testing systems. Scope definition and planning are key. Page 55 of 84 © 2018 UtiliWorks Consulting, LLC 20 Open Medium Medium Yellow Lack of customer notification plan for cybersecurity breach This risk poses a threat to customer confidence and sentiment regarding the implementation of an AMI system. Security Threat Mitigate 1) This risk can be mitigated by developing a customer notification plan for a cybersecurity breach. Process to be developed and incorporated into Rules and Regulations changes. 2) The stakeholder and communication management plans must address this public relations threat to mitigate risk and potential loss of customer confidence. 3) Coordinate with City IT to inform planning on this risk. 21 Open High Medium Red Incorrect/incomplete meter data in CIS for mass meter deployment Could lead to inaccurate vendor proposals/pricing, and eventually cost overruns and delays. Technology Threat Mitigate Plan and implement CIS data- cleansing and meter surveys prior to AMI procurement. 22 Open High Medium Red Poor system integration to existing and future applications (i.e. GIS, ERP, CIS, Asset Management) Attention must be given to this critical requirement to prevent high costs, delays and the risk of incompatible technologies in the future. Technology Threat Mitigate Requirements gathering, planning, and procurement management will be key to mitigate the potential for system and technology incompatibilities. 23 Open High Low Yellow Existing customer meter incompatibility with AMI communication module selected (mainly related to water and gas meters) Will require full meter replacement. Technology Threat Mitigate Meter changeout should be pursued for all locations that do not have AMI-compatible encoder register. Full electric meter replacement anticipated. Page 56 of 84 © 2018 UtiliWorks Consulting, LLC 24 Open Low Low Green Immaturity of technology (e.g. new meter types such as ultrasonic/electronic water meters) Choosing immature technology can lead to issues that may not be fully understood by the vendors supplying these software and hardware materials. Technology Threat Mitigate Exposing the utility to the risk of immature and unreliable technology must be considered when balancing reliability and future proofing in the technology selection process. This risk should be mitigated by thorough and rigorous research into the available technologies to support well-informed selection decisions during Procurement Phase. 25 Open Medium Low Green Improper equipment specification/selectio n leading to operational and/or billing problems The impact of improper hardware or software selection would negatively impact the project cost and schedule. It has the potential to negatively impact project team morale as well. Technology Threat Mitigate Requirements gathering and procurement management will be key to mitigate the potential for improper equipment selection. Post-Implementation Phase 26 Open High Medium Red Lack of Council- approved policies and protocols to effectively respond in a new technology environment (e.g. billing disrupted through a cyber- attack, cyber hack that results in remote turn-off of customer meter) Could lead to some public concerns within the community. Protecting customers from the exposure of unwanted impacts from the implementation of an AMI/MDMS system must be treated with a very high priority. Community Threat Mitigate The creation or revision of policies related to day-to-day operations should be identified during business process design and development. These policy requirements must be treated with sufficient urgency and priority to ensure that they're approved by the time the impacted processes are ready to be released to the production business environment. Revisit on an annual basis. 27 Open Medium Medium Yellow Poor utilization of data supplied by AMI headend and MDMS This risk poses a threat to the perceived value and success of the project. Organizational Change Management Threat Avoid A continuous improvement project should be written into the AMI implementation program to ensure complete utilization of the technology investment. Page 57 of 84 © 2018 UtiliWorks Consulting, LLC 28 Open Medium Medium Yellow Failure of delivery/realization of cited benefits and functionalities This risk poses a threat to the perceived value and success of the project. Organizational Change Management Threat Avoid A continuous improvement project should be written into the AMI implementation program to provide post live auditing of business processes and benefits verification to ensure the complete utilization and maximization of the technology investment. 29 Open High Medium Red Technology obsolescence and vendor instability over project life cycle Changing vendors of the type and variety required for an AMI project could cause major disruption to cost, schedule and quality. Resources Threat Mitigate This risk can be mitigated through a careful vendor selection process. This risk should be mitigated by thorough and rigorous research into the vendors to support well-informed selection decisions during Procurement Phase. 30 Open High Low Yellow Inadequate resources to support the ongoing operations, maintenance, and data analytics of the AMI system With the implementation of AMI, there will be new tasks related to system monitoring, reporting, and exception handling. It is expected that a dedicated technical resource that is familiar with Palo Alto processes will be required for this work. Additional resource(s) may be required to support the data analytics for both the water and electric departments. Resources Threat Avoid 1) Hire or reallocate technical resource(s) to the AMI project. Failing to build and/or attract the needed technical talent would be a barrier to the full realization of system potential. 2) Revisit operational staffing plan on an annual basis. 31 Open Medium Medium Yellow Cost overruns related to maintenance and staffing for operational support Cost overruns can contribute to a variety of undesirable results including loss of both internal and external stakeholder confidence, which is difficult to rebuild and recover from. Resources Threat Mitigate Resource planning and management will be key to mitigate the potential for cost overruns. Page 58 of 84 © 2018 UtiliWorks Consulting, LLC 32 Open Medium Medium Yellow Data encryption and cyber security risks The risk of insufficient cyber security protection in new systems being implemented has the potential to cause unplanned costs and project delays as well as loss of customer confidence and sentiment. Security Threat Mitigate Requirements gathering, planning and procurement management will be key to mitigate the potential for system and technology security vulnerabilities (AES 256-bit encryption). 33 Open High Low Yellow Inability to manually read meter routes if the AMI system should go down As meter data collection is a critical function, any issue here must be mitigated. Technology Threat Mitigate 1) System design will be key to durability and resilience which will reduce the need to manually read meters. A well-planned risk response regarding any potential threat should be prepared. 2) Decide what the alternative data collection method would be in event of a failure (i.e., drive-by or manual collection) and choose a relevant AMI system that supports the alternative method. 3) Include in warranty language for contract(s). 34 Open High Low Yellow Inability to use AMI data and existing rates to calculate debits, credits, and charges in the billing system The inability to use AMI data for these critical-to- success business requirements would be perceived as a failure of the project and the investment. Technology Threat Mitigate The selection of a compatible AMI system that can be successfully integrated to the CIS system is key to controlling this risk. 35 Open High Low Yellow Inability to update software and/or firmware for meters and ancillary equipment over the air Inability to update software or firmware over the air has the potential to cause significant costs in the future and reduce or limit product lifecycle. Technology Threat Mitigate Requirements gathering, planning, and procurement management will be key to mitigating the potential for the reduction in the utility's ability to "future proof" its technology investments. Page 59 of 84 © 2018 UtiliWorks Consulting, LLC 36 Open Medium Medium Yellow Inaccurate connectivity/distribu tion models and GIS data prevent full AMI capabilities from being utilized This risk poses a threat to performing timely meter work and can lead to confusion in field activities. Technology Threat GIS project scope should encompass defining asset relationships in GIS (such as meter to transformer, and meter to pressure zone) so that full AMI analytics may be utilized. Page 60 of 84 © 2018 UtiliWorks Consulting, LLC Appendix B – Current State Operations For the purposes of this report, current state operations data that was discovered during the initial stages of this assessment is categorized and presented in a narrative format herein. This data served as the background for this assessment and is presented to provide a holistic, rather than technical, overview of operations at CPAU. 1. Meter Reading & Field Services The City of Palo Alto services over 30,000 electric connections, over 20,000 water connections, and over 24,000 gas connections. There are formal meter-testing programs in place for both water and gas meters, but none for electric meters. Utilities have a replacement program in place for gas meters and small (2” and under) water meters, following AWWA/AGA standards of a 17-20-year replacement cut-off. Larger water meters are not slated for replacement, but most deployed units have been monitored and calibrated appropriately. In general, meter technicians maintain and install all meters, excluding large water meters, which are serviced by a combination of contractors and city crew. Customer Support Services oversees the meter readers, while the Water-Gas-Wastewater operations group oversees the field service personnel that address meter-related issues. The Utility service area covers approximately 25 square miles. There are 17 reading cycles and 109 routes. Between 3,000 and 4,000 meters are read daily by six regular and three temporary meter readers, using nine vehicles consuming unleaded gas. In addition to the meter readers, there are other personnel that support the meter reading process—among these, one lead customer service specialist, six customer service representatives, two customer service specialists and two credit and collections specialists. Meters are read on a formalized schedule, every business day, using Itron FC300 handheld units to interface with Itron FCS and Itron MCLite reading systems. A small proportion of the customer base (approximately 700 customers) participates in a self-read program. Meter-reading exceptions are triggered in the billing system by one of several flags: zero consumption, meter roll-over, higher-than-expected read, or lower-than-expected read. Customer service will then review the read, send a service order to the meter reader, and manually enter a corrected value into the system the following day. For the case of move-out, only electric service is terminated, while water and gas service is left on. Only after usage is detected will the remaining services be switched off. In the case of delinquency, service will be terminated after notification of a door hanger notice. These turn-offs can take place on any business day and are scheduled. Same-day turn-on is offered, except for Fridays and days preceding a holiday. Service Notifications for the services enumerated above are handled via SAP. 2. Billing The CIS system and meter-to-cash billing process is supported by six full-time equivalents consisting of one project coordinator, two business analysts, two senior business analysts, and one principal business analyst. The number of days in a billing cycle ranges from 27-33 days. It usually takes two business days from the time the meter is read to when a bill is generated, and bills are printed daily. Bills are seldom estimated, except in the case of meter damage or inaccessibility. Re-reads are flagged in the system and prompt manual investigation, requiring a customer service specialist to review usage history, Page 61 of 84 © 2018 UtiliWorks Consulting, LLC before a service notification is generated to dispatch a meter reader to confirm the read. Precursory exceptions are outlined in the previous subsection. Utilities customers have 20 days to pay their bill from the day of invoicing. If payment is not remitted, Utilities will mail a delinquent notice to the customer 10 days following the bill due date. After 13 additional days, a service disconnect may occur. For service disconnects, Palo Alto notifies customers via a door hanger 48 hours prior. If Utilities detects water or gas usage after electric disconnect, Palo Alto will disconnect water, but is required to leave a door hanger notice prior to disconnection, in compliance with the California Health and Safety Code. Gas is never disconnected. For these disconnects, a manual disconnection notice must be created by staff and sent to field service. Billing assesses late fees of 2% of the total bill, with approximately $279,000 in late fees collected in fiscal year 2016. 3. Customer Service Utilities customer service is staffed by eight customer service representatives (one of whom is part- time), two customer service specialists, and two lead customer service specialists, responsible for setting up accounts, responding to inquiries, and providing account maintenance. Though Utilities no longer tracks call type, a holistic estimation of the top three call topics includes: 1. High bill 2. Move-in/move-out 3. Efficiency advice The average call length is three minutes, 45 seconds. In addition to calls, Utilities offers a walk-in service for customer inquiries, which assists about 3,600 customers per year. In addition to traditional billing, customers can submit payments via walk-in, over-the-phone, interactive voice response system, or My Utilities Account web portal. The customer portal supports one-time credit card and recurring bank draft payments. Approximately 18,000 customers are actively registered, and though distinct logins are tracked, no other metrics are available. The web portal allows customers to view statements online, view payment and usage history, process one- time credit card or recurring bank draft payments, and manage billing notifications. 4. Electric Meters/Meter Shop The electric meter shop purchased a WECO meter test bench in 2014. This system is calibrated annually. To date, no formal periodic meter testing and/or replacement program has been implemented for electric meters. Meters are tested and calibrated (only mechanical meters are calibrated) when removed from service if they are to be reused. The estimated lead time when ordering new meters is six to eight weeks, and there is no preferred make or model. Upon receipt of meters from a supplier, about 10% are tested before installation. Palo Alto has neither the space, equipment, nor manpower to facilitate AMI deployment and will require vendors to locate off-site staging and warehousing. Utilities has expressed interest in using in-house personnel to deploy commercial and industrial meters, however. UtiliWorks reviewed and analyzed the electric meter inventory (summarized in Table 15: Electric Meters by Type) to populate the cost-benefit model with an accurate count of meter replacements. Page 62 of 84 © 2018 UtiliWorks Consulting, LLC In addition, we review the meter population to identify exceptions or anything that would be useful so that a proposing vendor can provide a more accurate response to an RFP. Table 15: Electric Meters by Type Electric Meter Type Count Single Phase - 1S w/ Remote Disconnect 110 Single Phase - 2S w/ Remote Disconnect 19,806 Single Phase - 2SE 695 Single Phase - 3S 81 Single Phase - 4S 3 Single Phase - 9S 1 Poly Phase - 5S, CL20 80 Poly Phase - 9S (8S), CL20 991 Poly Phase - 12S, CL 200 w/ Remote Disconnect 7,131 Poly Phase - 16S (14S, 15S), CL200 1,178 5. Electric Operations Power is supplied to the city by Western Hydro, NCPA Hydro, solar, wind, and LFG. CAISO serves as the transmission provider, and all marginal power supply is bought and sold through the CAISO market. The average load factor of the distribution system is approximately 63%, with a downward trend since 2000. The system peak demand is 170-175 MW, with 940 GWh having been billed in 2016. Utilities maintain 304 miles of electric lines across Palo Alto, with 96 service connections per line mile. Utilities also maintain (but does not own) streetlights throughout the City. Average annual line losses are estimated at 3%. The electrical system interfaces with an outage management system (OMS) that indirectly predicts outages by phone call logs. A geographic information system (GIS) system is also used to map equipment for OMS and maintenance, as well as distribution facilities. The Supervisory Control and Data Acquisition (SCADA) system in place controls a series of nine substations across the city. In its current design, Utilities has no control over substation voltage from the control center, nor does it have the ability to control individual phase voltage on feeders, voltage regulators, or capacitor banks. These functions can only be controlled at the substation- level. Utilities currently has an opt-in demand-side management program in place, with enrollment numbering in the hundreds and savings achieved of .44%-1.31% over the past decade. 6. Water Meters/Meter Shop Utilities makes use of a water meter test bench and a mobile test platform that is two years old and capable of testing meters 2” and smaller. Utilities has expressed interest in drought management tools, virtual metering, and remote shut-off for parks and irrigation meters. UtiliWorks reviewed and analyzed the water meter database to populate the cost-benefit model with an accurate count of meter replacements versus meter retrofits. Less than half of water meters at Page 63 of 84 © 2018 UtiliWorks Consulting, LLC Palo Alto will be greater than 20 years old prior to deployment. A summary of meter types by install date is shown in Table 16: Water Meter Types by Age. Table 16: Water Meter Types by Age Pre- 2002 200 2 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 1" 1,272 71 70 76 69 64 202 171 163 174 274 196 221 153 142 134 61 5/8" x 3/4" 5,670 324 281 302 374 268 546 515 1,23 6 1353 1728 732 791 418 240 80 36 Hydran t 29 20 5 2" 383 40 14 16 24 19 26 29 23 45 37 30 24 50 42 29 6 1-1/2" 277 19 13 15 28 17 34 28 30 63 31 11 14 21 27 26 7 3" 37 4 2 3 3 6 2 4 2 8 6 12 2 1 1 4" 32 4 1 2 2 1 2 2 1 2 3 7 2 4 3 2 6" 20 1 1 2 1 2 1 2 3 2 8" 6 2 2 3 2 1 3/4" x 9" 364 3 5 3 3 2 2 5 1 3 31 15 21 2 2 In addition, we reviewed the meter population to identify exceptions or anything that would be useful so that a proposing vendor can provide a more accurate response to an RFP. The radio device that is the means of communication with the AMI network is a separate piece of equipment that must be connected to an encoded register. This allows a utility to keep the existing meter body and replace a register only if it is not currently compatible with AMI. 7. Water Operations/Water Conservation Palo Alto’s water is stored in five above-ground and two below-ground storage tanks. The total distribution storage capacity is 13.5 million gallons. Distribution of water across the 236 miles of water mains is facilitated through nine water pressure zones, with seven pump stations. Operational technology is overseen through a SCADA system, with pressure monitoring capabilities at all pump stations. In addition, SCADA is capable of monitoring and controlling PRV zones, tower levels, and pump pressure. The distribution system is metered via SFPUC transmission meters, but these meters have not been calibrated since inclusion within the system. A calibration plan will be implemented for all service meters by 2019. In 2016, 86 total breaks were reported, with daily production loss per break of .50% for mains breaks and .005% for hydrant breaks. Only large breaks are reported by SCADA where pressure drops are recognized in current operations; small customer breaks are not reported. Hydrant flushing occurs with mains breaks, but the distribution system is rarely flushed outright due to drought and water conservation efforts. Severe drought conditions in California led to a State of Emergency declaration by the governor in January 2014. In April 2015, the governor followed up with Executive Order B-29-15, which mandated the State Water Resources Control Board (SWRCB) impose water use restrictions. With this mandate, every water utility in the state was ordered to reduce water usage by a percentage relative to 2013 levels. Palo Alto residents have taken great strides in water conservation. With annual savings goals of .91% since 2013, Palo Alto has achieved savings of 1.54% and 1.96% in 2015 and 2016, respectively. Page 64 of 84 © 2018 UtiliWorks Consulting, LLC Conservation was achieved through a combination of programs targeted at both residential and commercial consumers. Conservation programs include: landscape conversion and hardware rebates, outdoor water auditing, and indoor self-auditing. At this time, however, Palo Alto has no specialized conservation dashboard on its web presentment service. 8. Gas Meters/Meter Shop Utilities maintains stationary gas meter test benches, though the Model 5 (used for larger meters) can be made mobile. A formal testing program has been implemented. Though no meters are pressure-compensated, some (fewer than 10) are temperature-compensated and are easily-identifiable in CIS. All gas meters are located outdoors; though some are behind gates or other enclosures, none have noteworthy access issues. UtiliWorks reviewed and analyzed the gas meter database to populate the cost-benefit model with an accurate count of meter replacements versus meter retrofits. In addition, we reviewed the meter population to identify exceptions or anything that would be useful so that a proposing vendor can provide a more accurate response to an RFP. About half of Palo Alto’s gas meter population will be greater than 20 years of age prior to deployment. A summary of meter types by install date is shown in Table 17: Gas Meter Types by Age. Table 17: Gas Meter Types by Age Pre- 2002 2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 CNG 1 Curb (175-275) 115 5 10 12 6 9 13 17 8 19 22 8 13 21 14 18 9 Curb (310-630) 8 1 5 10 12 6 8 7 17 3 2 2 9 6 2 Curb (675+) 1 House (175-275) 10,568 583 421 479 479 405 438 611 530 746 693 718 811 674 590 712 304 House (310-630) 268 57 75 80 108 153 205 288 180 157 168 260 219 204 205 189 69 House (675+) 1 1 3 7 17 13 27 14 20 23 5 LDM 14 1 1 4 11 5 6 2 2 1 1 Rotary 107 44 35 36 33 65 40 24 33 28 34 39 49 46 62 63 11 Turbine 1 1 1 Ultrasonic 1 1 3 After discussions with Palo Alto, UtiliWorks was also able to identify that 50% of the meter population will require filter replacement and Grunsky tee installation during deployment. 9. Gas Operations Currently, Utilities measures natural gas purchases via SCADA, which monitors PG&E inlets; however, this method is neither accurate, nor reliable, and Palo Alto does not have separate inlet meters past the PG&E metering for cross-check purposes. Across its distribution lines, Utilities estimates losses of 2.2%-2.5%. Gas distribution is monitored through several vectors. As with purchase measurements, SCADA is relied upon heavily for gas operations and acts as a remote monitoring system for gas system pressure, temperature, and flow at key distribution locations. SCADA is also capable of real-time alarming and reporting on the four pressure regulator stations. Natural gas temperature Page 65 of 84 © 2018 UtiliWorks Consulting, LLC compensation is accounted for in the meter and, for high usage, is also factored into billing. Leaks are discovered via leak detection surveys. Unmetered gas consumption is usually the result of broken piping, and, although common on small services, it is not common on mains. Additionally, though a theft detection and prevention program is in place, theft does not pose a significant issue to operations. 10. IT Support/Systems A detailed analysis of IT systems and recommendations is provided in Section D. See Table 18: IT/OT Systems for a record of IT/OT systems in use at Palo Alto. Table 18: IT/OT Systems Function Name of Application Manufacturer System Interfaces Hosted / In House? System Owner Accounting/Financial/Purchasing SAP SAP Varies In House IT/Admin Services Department AMI (Pilot) Energy Axis Elster/ Honeywell Hosted Utilismart, Inc. Asset Management SAP SAP Topobase In House IT/Admin Services Department Automatic Vehicle Location (AVL) NASPO ValuePoint Verizon Portal Hosted Utilities BI/Reporting Software SAP BI SAP Anticipated: MDMS IT BI – Visualization Tableau Various Departments CIS/Billing/Service Orders SAP SAP SAP In House IT/Utilities Call Center Software Avaya Call Center Elite Avaya City phone system In House IT/Utilities Customer Web Portal MUA SAP SAP In House IT/Utilities Customer Web Bill Pay Portal MUA SAP SAP In House IT/Utilities Customer Web Portal MUA 2.0 SEW SAP Hosted Utilities GIS AME (Topobase) Autodesk GIS, SAP, and OMS In House Electric Engineering (AME) GIS (City) Homegrown - Geodesy IT Electric Estimating Software Autodesk Utility Design (AUD) Spatial Business Systems Utilities Page 66 of 84 © 2018 UtiliWorks Consulting, LLC Interactive Voice Response (IVR) IVR Vocantas SAP Hosted Customer Support Meter Reading - Water, Gas & Electric FCS Itron SAP In House Customer Support/Meter Reading Outage Management (OMS) NISC NISC Multispeak 3.0 to ACS; NISC IVR and ArcGIS In House Electric Ops/ Electric Engr. SCADA - Water/Wastewater ACS ACS In House Electric Ops/ Electric Engr. SCADA - Natural Gas ACS ACS In House Electric Ops/ Electric Engr. SCADA – Electric ACS ACS Multispeak 3.0 to NISC In House Electric Ops/ Electric Engr. Work Order Management System SAP SAP SAP In House IT/Utilities Page 67 of 84 © 2018 UtiliWorks Consulting, LLC Appendix C – IT Considerations for AMI/MDMS Procurement In addition to the vendor selection criteria to be decided by CPAU during Procurement, the following are considerations when selecting vendors for the AMI and MDMS systems, with regard to “future-proofing” the AMI selection. These areas should be incorporated both in the RFP and in the written contracts with the vendors wherever possible: 1. Financial viability. 2. Number of years in business. 3. Client list – Does the vendor have clients similar to CPAU in size and services offered? 4. Upgradability – AMI technologies continue to evolve, and so it is important to choose a vendor whose solution can be upgraded and enhanced without significant cost. 5. Innovation – What is the percent of annual revenues invested in research and development? 6. Data retention – How long is data maintained, for each type of data? 7. Application monitoring – What application monitoring capabilities are built in, and how they are presented to the client? 8. Reporting – Ask to see samples of preconfigured reports. 9. Service Level Agreements (SLAs) – What are the vendor’s SLAs for responding to and resolving system issues? Page 68 of 84 © 2018 UtiliWorks Consulting, LLC Figure 12: Full View, Utilities Technology Roadmap 1. Security Assessment As part of the AMI RFP process, CPAU should require MDMS and AMI system vendors to complete a Security Assessment. The Security Assessment will ask for the vendor’s approach to cyber security, including: Meters: o Limiting access to meters. Key : Q4- 2 0 1 7 Q1 Q2 Q3 Q4 Q1 Q2 Q3 Q4 Q1 Q2 Q3 Q4 Q1 Q2 Q3 Q4 Q1 Q2 Q3 Q4 Ene r g y E f f i c i e n c y Pro g r a m O p t i m i z a t i o n (EEO ) (TB D ) Tec h n o l o g y S y s t e m s (Est . C a p i t a l C o s t ) Yea r 1 - 2 0 1 8 Yea r 2 - 2 0 1 9 Yea r 3 - 2 0 2 0 OM S & A M I Inte g r a t i o n Dist r i b u t i o n S y s t e m Opt i m i z a t i o n , C V R Cus t o m e r T i m e - o f - Use R a t e s E x p a n s i o n New E E P r o g r a m s , D R prog r a m s Util i t y S t r a t e g i c P l a n Dev e l o p m e n t Re-assessment Phase AM I / M D M S P r o c u r e m e n t AMI / M D M S S y s t e m S p e c Dat a C l e a n s i n g - f i e l d c h e c k s , m a s t e r d a t a c l e a n - u p CIS S t a b i l i z a t i o n Issu e E R P R F P and R e t a i n V e n d o r Imp l e m e n t N e w E R P HR M o d u l e Imp l e m e n t N e w E R P Fina n c e M o d u l e Dev e l o p T e c h n o l o g y Roa d m a p Not e : E a r l y s e l e c t i o n o f A M I v e n d o r a l l o w s met e r r e p l a c e m e n t s t o r e s u m e a s p l a n n e d , ahe a d o f m a s s i n s t a l l a t i o n o f A M I m e t e r s . Futu r e P r o g r a m s t h a t a r e dep e n d e n t o n A M I Dat e s a n d $ T B D Inte g r a t e C I S t o S A P & M U A Dat a C o n v e r s i o n : C r e a t e e x i s t i n g Cus t o m e r s i n C I S Imp l e m e n t C I S + I n t e g r a t i o n w i t h exis t i n g S A P / E R P s y s t e m CIS D e s i g n P h a s e Issu e C I S R F P and R e t a i n V e n d o r 300 H o m e C u s t o m e r C o n n e c t / T O U R a t e P i l o t P r o g r a m - M a i n t e n a n c e P h a s e Full D e p l o y m e n t ( b y r o u t e / c y c l e ) Imp r o v e m e n t o f E n e r g y E f f i c i e n c y P r o g r a m P r o m o t i o n s b a s e d o n n e w C I S / A M I - P l a n n i n g a n d Pilo t s , o n g o i n g Tech n o l o g y D e p l o y m e n t Adv a n c e d M e t e r i n g Infr a s t r u c t u r e ( A M I ) & Me t e r D a t a Man a g e m e n t S y s t e m (MD M S ) ($17 t o $ 1 9 M ) Futu r e P r o j e c t In P r o g r e s s Alph a P h a s e AMI / M D M S Imp l e m e n t a t i o n Bet a P h a s e AMI / M D M S Imp l e m e n t a t i o n Inte g r a t e M D M S t o C I S , M U A , A M I H e a d End S y s t e m ( H E S ) , O M S & G I S Ent e r p r i s e R e s o u r c e Plan n i n g ( E R P ) (UT L s h a r e $ 1 t o $ 2 M ) Cus t o m e r I n f o r m a t i o n Sys t e m ( C I S ) ($4- 5 M ) In P l a n n i n g Flex i b l e B i l l i n g & Pay m e n t S o l u t i o n Yea r 5 - 2 0 2 2 Yea r 4 - 2 0 2 1 ERP D e s i g n P h a s e Inte g r a t e n e w E R P w i t h C I S Yea r s 6 + Dep e n d e n t on CIS Coo r d i n a t i o n Dep e n d e n t on CIS/ M U A Dep e n d e n t on A M I Dep e n d e n t on A M I Dep e n d e n t on A M I Coo r d i n a t i o n Dep e n d e n t on A M I Page 69 of 84 © 2018 UtiliWorks Consulting, LLC o Physical security of the meter – Locks and/or mechanisms that disable or alert if a meter is tampered with. o Encrypting Personally Identifiable Information (PII) at rest and in transit using government- and industry-approved encryption standards. o The ability to remotely and securely upgrade firmware to patch for security threats. o Not allowing firmware to be read from the meter. Field Area Network infrastructure: o Hardwired network security. o Wireless network security. o Software security. o Hardware security, including limiting access to Field Area Network devices. o Intrusion detection. o Encrypting Personally Identifiable Information (PII) at rest and in transit using government and industry approved encryption standards. o Regular security audits and penetration-testing. AMI HES and MDMS hardware and software: o Data center physical security. o Network interface security. o Encrypting Personally Identifiable Information (PII) at rest and in transit using government- and industry-approved encryption standards. o Regular security audits and penetration-testing. In addition to reviewing security practices during the RFP and vendor selection, UtiliWorks recommends that CPAU include security in the procurement contract language, including requiring the vendors to take responsibility for security and vulnerability mitigation over the full product life cycle. 2. Disaster Recovery and Continuity As part of an RFP process, UtiliWorks recommends that CPAU assess the AMI and MDMS vendors’ disaster recovery and continuity plans. The review should include: What is the Recovery Time Objective (RTO)? This is how long it takes before major systems are back online after a disaster. What is the Maximum Tolerable Downtime (MTD)? This is how long systems can be down before it is deemed unacceptable and impacting the business. Are redundant data centers used? What are the geographical locations of the data centers? What is the frequency of data backups? Do the data centers follow security best practices for physical security and data security? Does the vendor perform annual disaster recovery and failover testing? Are the test scenarios and test results provided to customers? Page 70 of 84 © 2018 UtiliWorks Consulting, LLC Appendix D – AMI Implementation Methodology To effectively deploy complex technology, such as an AMI system, it is critical to have a well-devised implementation plan. UtiliWorks has developed a proven delivery mechanism for complex, technology implementations called the UtiliWorks Advantage™. This approach was specifically designed to clearly identify the project steps and highlight the inherent dependencies between technology and business process. The steps in this process are outlined in Figure 13: UtiliWorks Advantage. Figure 13: UtiliWorks Advantage This report is designed to meet the requirements of Step One – Assess. The feasibility study effectively provides the first go/no-go decision point on whether to proceed with future project development. Page 71 of 84 © 2018 UtiliWorks Consulting, LLC Appendix E – Utility Operational Technology Historically, Operation Technology (OT) and Information Technology (IT) have been managed as two different domains by most industries, including utilities. However, as connectivity and real-time data became more prominent in the last few years, OT has started to adopt IT-like technologies. This convergence of IT and OT is expected to enhance performance and operational flexibility with the better optimization of data. Utilities, can gain the most benefits in converging IT and OT, with most of its operational assets−transmission equipment, substations and meters−can be increasingly connected with intelligence while the performance data can be collected in real time. For example, utility metering was traditionally part of the OT world, while utility billing was traditionally part of the IT world. Now with advanced metering infrastructure, these two functions can be connected, bringing an end-to-end smart metering (meter-to-bill) where bills are produced based on exact meter readings, no longer on estimates. This section provides a description of the relevant technologies that potentially will transform utility operations and improve their performance and service to its customers. 1. Advanced Metering Infrastructure AMI is a transformational technology. This technology provides an excellent data collection platform, a bi- directional control network, and automates a very expensive and at times challenging business function. The deployment of an AMI system opens the door to a wealth of data previously unavailable to utilities and their customers. Previously, a customer’s meter consisted of a simple read once/month. Once the data was collected, all but the largest customers with specially designed meters generated a single-data element per month: a billing read. In contrast, AMI provides a steady stream of meter-reading and diagnostic data at regular intervals, as well as event-driven urgent messages. More granular usage data and system information can be transmitted digitally over the AMI network. If managed properly, this data can be used by many different applications, ranging from customer presentation of consumption profiles to usage of the data by engineering and operations to monitor system health and predict where upgrades to the system will have the most favorable return on investment. An AMI system can be configured so that a customer service representative can request an on-demand meter read. By relaying that information to the customer immediately (over the phone or at the billing and collection location), issue resolution can be accelerated. An AMI system, along with the data it delivers, can facilitate numerous improvements; however, a solid plan to design and deploy the system and business process changes is essential to project success. AMI implementation must be approached wisely in preparation for drastic changes in data volume, variety, and velocity. A successful path to AMI includes careful advanced planning and preparation regarding data distribution to all stakeholders involved. A. AMI System Details AMI systems allow meters to be read remotely from a central location through a fixed communications network. There are various AMI network designs available, including radio-frequency based, powerline carrier, or via broadband powerline. Today’s AMI systems suitable for Palo Alto are radio-frequency based. Radio-based products operate on either licensed or unlicensed frequencies. A license covers the use of a specific frequency in each area. The licensed band normally permits a higher power signal, which enables greater distance between the transmitter and receiver units. Unlicensed radio frequency systems operate under greater Federal Communications Commission (FCC) imposed frequency and power level constraints but with increased channel width and thus higher bandwidth capabilities. The same band can be shared by other devices using specialized modulation and frequency-hopping techniques, which make the systems inherently more interference-tolerant. Page 72 of 84 © 2018 UtiliWorks Consulting, LLC The most advanced metering systems use one-way or two-way communications to get the data to and from the meter through a transmit/receive endpoint or meter interface unit (MIU) connected to the meter encoder/register. These MIUs talk to nearby collectors, also known as gateways or data concentrator units (DCUs). It is not uncommon for AMI systems to also use a series of network repeaters to ensure adequate communications. The collectors are then networked to the utility head-end system through a fixed communication backhaul network. This backhaul network typical uses an Ethernet transport and can leverage city fiber, radio systems, cellular modems or any combination. Communications between the meter and the collectors are specific to each vendor and use proprietary protocols. The components of an advanced metering infrastructure system are illustrated in Figure 14: Sample AMI System Diagram (Point to Multipoint Network). *The diagram above illustrates a point to multipoint communication network, utilizing a radio frequency system. Although there are instances where the communication systems for electric and water are different and communicates to separate base stations/DCUs, in this diagram, both electric and water MIUs are presented communicating to the same base stations/DCUs. In future AMI network design, the network can be leveraged to support additional applications such as: distribution automation, demand response, SCADA “lite,” street-lighting management, plug-in hybrid electric vehicles, etc. Figure 14: Sample AMI System Diagram (Point to Multipoint Network) Many AMI systems collect interval (e.g., hourly or sub-hourly) data. Two-way systems enable the system to collect on-demand reads, send control signals, firmware updates and time synchronization signals to the MIU at the meter. Other sensors, such as acoustic leak detectors, can passively gather information and send it along periodically. Actuators, such as remote shut-off valves, can be triggered in response to commands from the head-end software. Typically, at pre-programmed intervals, MIUs at the customer premise transmit meter readings to nearby permanently positioned DCUs, which in turn relay the readings back to the head-end. Fixed Page 73 of 84 © 2018 UtiliWorks Consulting, LLC network MIUs typically collect readings from the meter several times per day and transmit them at least once per day. Most AMI systems rely on a relatively large number of low cost DCUs closely spaced on power poles or rooftops. The distance between the MIU and the data collector might be less than one mile. Other systems (sometimes referred to as “tower-based” AMI) use fewer more expensive collectors located on tall towers or buildings. These systems operate at higher power and the signals can propagate farther. The use of repeaters between MIUs and data collection units is common to fill in gaps and create a more uniform communications network. Point-to-Multipoint Networks A point-to-multipoint connection refers to a type of architecture for fixed wireless data communications, as described in the previous figure. A point-to-multipoint network configuration has a communication link between an “access point” radio and associated “remote” endpoints at the meter level. All meters can talk to the collector in this scenario, and the collector can talk back to the individual meters. Thus, this scenario is classified as two-way communication architecture. However, the meters cannot communicate to each other. In this setup, only data packets sent to the access point are acknowledged. Point-to-multipoint networks are licensed-spectrum networks and are classified as private. Mesh Networks Another variant of fixed network AMI uses a mesh network. In mesh networks, MIUs (“nodes”) themselves serve as relaying devices for data and instructions. Information “hops” from MIU to MIU until the head-end destination is reached. These mesh networks are generally self-forming and self- healing. Since the City of Palo Alto’s system will encompass electric and water, the combination network will allow meters to be routed to hop through the closest meter of any type. Most mesh networks use low power transmissions in the unlicensed bands, and MIUs must be reasonably close together (typical ranges up to 1,000 feet). Using the relaying scheme, a data collector can cover greater distances than some networks that rely on local data collectors. However, each hop adds latency to the network, thus avoiding excessive hops with good planning of DCU locations is important. Typically, AMI mesh network design is not recommended for a water-only utility, as the power required for the daily multiple hops may cause the meter interface unit battery (at the water meter) to drain quicker. It can be considered for utilities such as Palo Alto, which is a combination of electric and water, as the water meter interface unit can communicate only to the nearest electric meter and have the electric meter interface unit (which does not require battery) perform the multiple hops to send data, thus prolonging the battery life of the water-meter interface unit. Page 74 of 84 © 2018 UtiliWorks Consulting, LLC Figure 15: AMI Mesh Network Illustration Page 75 of 84 © 2018 UtiliWorks Consulting, LLC Table 19: Point-to-Multi Point vs. Mesh Network Characteristic Point-to-MultiPoint Network Mesh Network Spectrum Operates on a private licensed spectrum. Requires annual licensing fee Interference less likely because of licensing, but systems are more susceptible to interference if there is source. Operates on a public unlicensed spectrum. Does not require annual licensing fee. Higher chance of interference but systems are also more interference-tolerant. Signal-to-Noise Ratio Has a low noise floor. Signal-to-noise ratio can be maintained at a high level. Has a high noise floor. Signal-to-noise ratio can rapidly reduce when high noise levels are generated in shared frequencies Signal Range (Coverage) Can use higher level of output (US) to extend range. Range is limited due to one watt of power output limit (U.S.); remediated by locating points close together. Latency Signal moves through few or no mid-point nodes; latency is minimal. Signal must go through multiple “hops,” which increases latency. Hops can be reduced by adding more backhaul. Communicated Data Retrieval Higher risk of losing communication with endpoint due to relying on one communication path. AMI network needs to be designed carefully to ensure full coverage. “Self-forming” and “Self-healing” capability; network can re-route information to an alternative communication path. Infrastructure Higher cost of collectors (base stations). Less complex/requires less equipment. Lower cost of collectors (gateways). More complex/requires more equipment. B. Meter Interface Units The MIU either interrogates the encoded register of the meter, or accumulates electronic pulses corresponding to consumption from the meter, and transmits this and other information (such as identification numbers or tamper flags). Most MIUs are equipped with some tamper resistant features and may generate electronic “flags” if tampering occurs, such as a cut wire, a tilted meter, a tilted register, etc. Most of the leading electric meter vendors have their own electric meters designed with their MIUs incorporated in its meter casing (“under-the-glass”). See Figure 16: Under-the-Glass AMI Electric Meter Bank for an illustration. Page 76 of 84 © 2018 UtiliWorks Consulting, LLC Figure 16: Under-the-Glass AMI Electric Meter Bank Water meter registers are connected to stand-alone MIUs using a cable. Stand-alone MIUs are sometimes square or rectangular boxes, a few inches on each side and usually not more than two inches thick. The circuitry is usually encased to resist corrosion. A cast iron lid and supporting ring of a water meter pit will diminish transmission signal strength. For fixed AMI systems, the MIU should be mounted with its antenna protruding through the iron lid, or a composite lid may be used. A water meter being installed inside a pit is illustrated in Figure 17: AMI Water Meter Pit Install. AMI ready meter lids can be purchased or a hole can be drilled in a current cast iron or concrete lid so the MIU can fit. Likewise, gas meters can also be retrofitted with stand-alone MIU units (Figure 18: Gas Meter and AMI MIU). Figure 17: AMI Water Meter Pit Install Page 77 of 84 © 2018 UtiliWorks Consulting, LLC Figure 18: Gas Meter and AMI MIU MIUs are equipped with lithium (lithium-thionyl chloride or Li-SOCl2) batteries designed to last 10-20 years, depending on the MIU model and its frequency of transmission. If the MIU is set to transmit above certain design parameters, the battery will wear out prematurely. For example, an MIU designed to transmit a simple reading twice per day will run down its battery quickly if reprogrammed to transmit every 15 minutes. MIU batteries are generally not field replaceable. MIU warranties are typically tied to battery life. For an initial period, manufacturer’s warranties will replace the MIU with a new MIU for no cost (equipment only). Past a certain age, manufacturers will Page 78 of 84 © 2018 UtiliWorks Consulting, LLC replace the MIU under a pro-rated warranty at a cost based on the “list” price. All AMI/AMR manufacturers use batteries from the same few providers and have generally comparable life and warranty periods. C. Data Collection Units and Backhaul Data collectors are typically mounted on light or utility poles, rooftops, or on top of water tanks. Depending on the vendor and local operating conditions, they may be configured to use AC electrical power or DC solar cells. Transferring information from data collectors to the AMI head-end requires a wide area network (WAN). AMI vendors do not typically provide the WAN. Instead, they work with the utility to identify and use locally provided telecommunications facilities. Backhaul may be accomplished over fiber, radio frequency systems or cellular networks. Cities will sometimes develop in-house multi-function wireless communications systems (e.g. SCADA, AMI, Workforce Management, etc.) to further leverage investment. Backhaul over commercial networks such as cell phone service or private, proprietary, or dedicated networks will generally require monthly service charges. 2. Meter Data Management System It is advised for utilities to have MDMS implemented in conjunction with the implementation of AMI. With AMI, utilities will receive endless amount of data; however, without a proper data management system the data will be rendered meaningless as no appropriate action can be taken. An MDMS will be responsible for AMI data cleansing, calculating, providing data persistency and disseminating metered-consumption data. The partitioned data will then can be utilized by different utility technology functions (i.e. billing, customer service, operational, outage management, water leak detection, etc.) to inform and make better decisions. This is where the true business value of an AMI system is realized. MDMS is an essential technology for AMI if predicted benefits outlined in the cost-benefit are to be realized. AMI systems generate an amount of data that exceeds both the capacity and analytical capabilities of both CIS and AMI system environments, which are not designed for this function. Typically, the MDMS requirements are shaped by needs in the electric power utility, as it has a higher complexity in managing the commodity (as electricity can rarely be stored), while MDMS requirements for the water utility are subsets of the MDMS requirements for the electric utility, from functional and performance/scalability standpoints. If Palo Alto is to proceed with an AMI implementation, it is recommended to compliment that implementation with an MDMS. This is taken under consideration of the size and complexity of Palo Alto’s AMI implementation with over 30,000 electric connections, over 20,000 water connections, and over 24,000 gas connections, and the availability of dedicated IT staff in both the electric and water department. Currently available AMI headend systems typically store data for one to thirteen months. The MDMS database, analytics and complex event-processing (CEP) engines provide functionality, bridging the gap between the AMI headend and other business systems within the utility. The MDMS is designed to analyze and manage the large data volumes generated by AMI, and to serve this data to other systems as needed. By design, it will become the system of record for meter-consumption data. The storage and capability of the analytic engine of the MDMS also makes it an ideal nexus for combination of SCADA and Meter Data. Data can be extracted from SCADA historians for offline queries and used in other analytic tools, or read-only views into SCADA Historian databases can be created for real-time queries to Page 79 of 84 © 2018 UtiliWorks Consulting, LLC avoid data replication. This is optional but highly recommended, as the value is quite high and the incremental cost to implement is quite low. The MDMS provides tiered data storage for multiple years of interval data, and provides advanced analytics, reporting, and complex event processing based on meter interval data. In addition, the MDMS: Validates meter-reading data based upon utility configured validation rules. The reporting engine provides preconfigured and ad-hoc reports to users. Provides validated billing determinants to CIS Certain functionality offered by MDM systems can overlap with functionality offered by AMI systems. During the RFP and requirements definition phase of the project, it is necessary to establish the specifics of what that functionality is for each system and why the use of one system would be more advantageous than the other. To provide customers with access to their historical consumption data, configurable alerts, and push notifications, a web-based portal should be procured as a companion product to the MDMS. It is common for the MDMS vendor to offer this functionality; however, the underlying requirements definition along with a design effort will be necessary. Figure 19: AMI/MDMS Data Flow Diagram below provides a detailed look at the data flow throughout the resulting AMI/MDMS system. Figure 19: AMI/MDMS Data Flow Diagram 3. Volt/VAR Optimization The traditional Voltage/VAR management technologies have been used by the power industry for over 30 years and are utilized to reduce electric line losses and increase grid efficiency. This technology has been improved today to include sophisticated VVO sensors, equipment and software and claimed to be capable to reduce overall distribution line losses by 2% - 5% through tight control of voltage and current fluctuations. However, these VVO systems have not been widely deployed in the U.S., as traditional utility fee structures Page 80 of 84 © 2018 UtiliWorks Consulting, LLC fail to provide revenue recovery or ROI to pay the investment needed. Thus, in November 2012, the National Association of Regulatory Utility Commissioners (NARUC) encouraged the State Public Service Commissions to evaluate the energy efficiency and demand reduction opportunities that can be achieved with the deployment of VVO technologies and encouraged them to consider appropriate regulatory cost recovery mechanisms. Voltage regulation refers to the management of voltages on a feeder with carrying load conditions, as the utility needs to deliver power to consumers within a predefined voltage range. VAR is reactive power that is unused and can result in voltage drop and losses due to increased current flow. VAR regulation is achieved by switching capacitors on when demand is high (higher VAR during heavy load conditions) and off when demand is low. Both voltage and VAR affects one another, positively and negatively, and they can be best managed if their regulation is well integrated. The advent of widely deployed sensor technology, including AMI systems and advanced software algorithms has opened the possibility to maximize VVO at the feeder, substation or utility level. This is possible thanks to the development of microprocessor-based controls and computing platforms, pervasive and high- performance communication technologies. Utilities now have higher visibility of their system and control, resulting in the possibility of peak demand reduction, energy loss minimization by targeting power-factor levels, or Conservation Voltage Reduction (CVR). *Graphics adopted from Utility Case Study: Volt/VAR Control at Dominion Voltage Inc. (2012). Graphic on the right, illustrati on with VVO controls in place, presents a lower starting customer voltage required compared to the traditional design on the lef t. This is achieved by optimizing voltage profiles and VAR flow, thus lowering overall system voltage and increasing efficiency. Figure 20: Illustration of VVO 4. Water Leak Detection and Pressure Monitoring It is estimated by the City of Palo Alto that distribution water system losses are approximately 7-10%. In past years, the City has been attempting to target older neighborhoods for leaks using “leak noise correlator,” which resulted in the discovery of some water leaks. A leak noise correlator is an electronic device that is used to detect the presence of water/gas leak and pinpoint the location of the leak. It utilizes acoustic sound sensors to record the sound that is produced by the leak. Using mathematical algorithms, the location of the leak can be estimated/pinpointed by translating the time delta it takes for the noise to travel (from the leak site to the sound sensors in between) into distance. This current method takes a great deal of manual “trial and error” in guessing where a water leak may occur in the distribution of the system. Alongside with an AMI network implementation, a sophisticated acoustic water leak-detection and pressure- monitoring system will improve the water leak-detection efforts. The implementation of advanced/smart meters will provide granular real-time data to the utility with information which will indicate potential Page 81 of 84 © 2018 UtiliWorks Consulting, LLC customer-side leaks, illustrate high water use translating to possible waste, and identify theft of water use for accounts that are not considered active by the utility. The ability to produce and analyze interval data by the AMI and MDMS will also allow the utility to proactively identify leaks or water mismanagement. The two technologies that the utility can leverage for water leak detection are: 1) Acoustic Sensors - By attaching an acoustic sensor to the AMI or AMI endpoint, the City's utility will be able to monitor its distribution system along with customer-service lines to get complete system coverage. The acoustic sensor will monitor pipe conditions, looking for changes in the sound that travels down the pipe. The sensor has been designed to listen for a certain frequency range that represents the frequency a leak would produce. The sensors will leverage the AMI communications network to provide a snapshot of its system as often as it obtains the network reads. This leak- detection system should be integrated with the AMI utility-management-platform established by the utility. (a) (b) (c) *Images adopted from National Institute of Standards and Technology (NIST)’s Case Study – Las Vegas Valley Water District Water Leak Detection. Figure (a) illustrates location of acoustic sensor/node in the distribution, (b) illustrates multiple acoustic nodes monitored in real time, (c) presents a detected increase of acoustic signal compared to the normal acoustic noises in the water main, indicating potential water leak. Figure 21: Acoustic Leak Detection Technology The acoustic nodes/loggers are deployed throughout the areas of the water distribution system and provide continuous monitoring of leakage. There are logger types that can be permanently fixed on the main pipe and loggers that can be repositioned/moved around, retained in a place with a strong magnet. Leak detection using acoustic method is straightforward: sound waves detected by the sensors is converted to electric signals and are sent to the management software. An increase of voltage levels compared to the baseline indicates a potential leak in the system. The position of the leak can be estimated from the time delay when the sound wave arrives to the two sensors in between. The time delay, correlated with other information such as distance between sensor, pipe material, velocity of the sound wave, enables the leak detection software to pinpoint the location of potential leak in the system. 2) Flow or Pressure Change - This technique relies on the assumption that an abnormally high rate of change of flow or pressure at the inlet or outlet of a distribution section is indication of the probably the occurrence of a new leak. If the flow or pressure rate of change is higher than a predefined limit within a specific period, then a leak alarm is generated and further investigation and subsequent repairs are triggered. Page 82 of 84 © 2018 UtiliWorks Consulting, LLC A remote pressure monitoring system can be deployed in parallel with an AMI network deployment – leveraging the communication infrastructure. The pressure sensors are installed throughout the distribution area, typically two sensors per district metering area or pressure zone−ideally at high pressure and low-pressure zones. They can either be installed into the distribution main or placed inside a meter vault. The pressure sensors can typically measure pressure from 0 to 200 psig and transmitted securely to the utility office, where it is monitored. Pressure-monitoring technology goes beyond just water leak detection. An accurate, real-time pressure monitoring allows the water utility to optimize the system operation and reduce the duration and disruptions of repairs and maintenance. Accurate pressure data and management allows water utilities to: Reduce leakage, which in turn reduces cost (supply and energy). Reduce customer complaints. Reduce unaccounted for non-revenue water. Prevention of potential infrastructure failures related to pressure fluctuations. Improve public health and safety (loss of pressure can allow ground water to contaminate distribution system). *Graphic and illustration adopted from Whittle et. al., 2013, Sensor Networks for Monitoring and Control of Water Distributio n Systems. Graphic on the left side presents the pressure vs travel time from three points of the system, t1, t2, and t3 as described in the figure on the right. Meanwhile tb indicates a potential burst/water leak which was detected by a drastic loss of pressure as can be seen in the graph. Using the same principals as acoustic leak detection, location of potential leak can be pinpointed by correlating the travel time, wave speed and pipe properties. Figure 22: Water Burst Detection with Pressure Monitoring Technology By leveraging the AMI communications network, water leak-detection technology can be monitored in close to real time and allow utilities to proactively locate and fix leaks before they go on for years, causing significant water and revenue loss. Page 83 of 84 © 2018 UtiliWorks Consulting, LLC Appendix F – Glossary Table 20: Glossary Term Definition Admin Administration Division AMI Advanced Metering Infrastructure BPR Business Process Re-Engineering CBA Cost-Benefit Analysis CEC California Energy Commission CIS Customer Information System CPAU City of Palo Alto Utilities CPUC California Public Utilities Commission CSS Customer Support Services CVR Conservation Voltage Reduction DER Distributed Energy Resources DIR Department of Industrial Relations DOE Department of Energy Elec. Ops. /Eng. Electrical Operations and Engineering ERP Enterprise Resource Planning ESB Enterprise Service Bus FERC Federal Energy Regulatory Commission GIS Geographic Information System HES Head-End system ICS Industrial Control System IVR Interactive Voice Response KPI Key Performance Indicator MDM(S) Meter Data Management (System) MUA MyUtilitiesAccount NERC North American Electric Reliability Corporation O&M Operations & Maintenance OMS Outage Management System PMO Project Management Office RFP Request for Proposal RMD Resource Management Division SCADA Supervisory Control and Data Acquisition SCAP Sustainability & Climate Action Plan SUS Smart Utility Systems UAC Utility Advisory Commission WGW Ops. /Eng. Water, Gas, and Wastewater Operations and Engineering Page 84 of 84 © 2018 UtiliWorks Consulting, LLC 1 ATTACHMENT B Excerpts of Meeting Minutes from the Utilities Advisory Commission Meeting of 05-02-2018 ITEM 1: ACTION: Staff recommendation that the Utilities Advisory Commission recommend the City Council accept the Utilities Smart Grid Assessment and Utilities Technology Implementation Plan including advanced metering infrastructure-based smart grid systems to serve electricity, water, and natural gas utility customers. Jeff Hoel believed the correct financial calculation showed a loss of $7.3 million over 18 years. The current time-of-use (TOU) rate provides discounts at night when electric vehicle (EV) users are charging their vehicles. He wondered about the EV users' reaction if TOU discounts occurred during the day. Replacing gas and water meters because of dead batteries would be a cost and nuisance over time. He questioned whether staff would learn of dead batteries quickly. He questioned whether the number of data samples would provide sufficient information to persuade anybody to increase conservation. Meters should not encrypt data before sending it. Chair Danaher announced the current discussion is introductory, and a vote on staff's recommendation will be taken at a subsequent meeting so that Commissioners have more time to study the document. The UAC may wish to draft an informational report of its thoughts to the Council following a recommendation to the Council. Dean Batchelor, Chief Operating Officer, announced the item will return to the Commission in August for further discussion. Jonathan Abendschein, Assistant Director of Resource Management, advised that the report represents an initial high-level exploration of the cost and benefits of advanced metering infrastructure (AMI) and a high-level map of the work leading to implementation. The UAC's vote to accept the Smart Grid Assessment and Utilities Technology Implementation Plan (Plan) would indicate staff is planning appropriately. Over time, the Council will need to approve multiple policies, procedures, budgets, and contracts. Throughout the process, the Plan can be refined. Shiva Swaminathan, Senior Resource Planner, reported the Plan recognizes three major elements of technology projects that staff is going to undertake in the next five years, the Customer Information and Billing System (CIS), the Enterprise Resource Planning System (ERP), and advanced metering infrastructure (AMI). When work on these elements begin in earnest, other projects may have to be delayed or not initiated until these three projects are complete. Staff views the investment costs as equipment and vendor costs, which total approximately $16.5 million. Staff estimated additional staffing-related costs at $1-$2 million. The Capital Improvement Program (CIP) amount of $19 million is comprised of $10 million for electric, $5 million for water, and $3.5 million for gas. Electric meters will be replaced, but radios will be placed on water and gas meters. The water and gas meter radios operate on batteries and, when the battery runs out, the radio will be replaced. Chair Danaher calculated a cost per residence of approximately $700. Swaminathan clarified that the typical measurement is cost per meter. Staff plans to install approximately 72,000 meters at a cost of $300 per meter. Staff proposes funding the electric portion of the project through the Electric Special Project Reserve. The water and gas portions of the project could 2 be funded through capitalization or financing over a 20 or 10-year term. The primary financial benefits of the project are reduction in meter reading costs and increased conservation. Staff did not quantify non-financial benefits such as improved reliability and better customer experience. In November, staff presented the net present value (NPV) as negative $7 million over 18 years. Since November, staff has determined there could be greater synergies in staffing and utilization of devices for greater conservation. These changes result in a breakeven NPV. Implementing AMI will require review of policies, procedures, and staffing resources and receipt of community and staff input. Change management and communication is a key part of the project. A transition plan is being discussed and developed for staff as roles change. Selection of technology will be relatively easy as the technology is mature. Staff has identified approximately 35 risks, the top five of which are sufficient resources, staff engagement and communication, definition of vendor contracts, integration of software, and Council approval of policies and protocols. With respect to the impact of the project on utility bills and rates, the project is a winner across the full utility and for each utility. The overall impact on bills for residential customers is neutral. In the worst-case scenario, there could be a 0.35-0.7% impact on bills if costs are incurred but benefits do not materialize as projected. Next steps include further discussion and acceptance of the Plan in August. Some of the capital investments have been included in the fiscal year 2018-2019 CIP budget. If the UAC accepts the Plan in August, staff will present it to the Council in September. In response to Commissioner Johnston's request for additional details of staff's calculation of the NPV, Swaminathan explained that staff made assumptions initially without considering any sensitivities and calculated a value. Staff then changed the assumptions and calculated the NPV. Commissioner Johnston did not find an assessment of the likelihood of not achieving each of the savings used in calculating NPV. Swaminathan indicated staff does not have a probability for achieving each savings. Staff knows with relative certainty the capital costs, but staff has a large uncertainty around the ongoing operations and maintenance cost and the value that can be harvested from the systems. The benefits projections and assumptions contribute to NPV. Commissioner Johnston inquired about experiences from other cities that staff could utilize to minimize the risk that the systems would not communicate well with one another. Abendschein related that one of the key ways to control the risk is to hire an excellent implementer who has experience with utilities similar to City of Palo Alto Utility (CPAU). Staff is investigating different avenues to make that work. Swaminathan added that the project included a $1 million contract with expert project managers who have done this type of project multiple times with utilities similar to CPAU. The project managers will be familiar with CPAU's CIS and ERP. In reply to Commissioner Segal's question regarding the contractor being responsible for just AMI integration or CIS and ERP integration, Swaminathan clarified that integration of CIS and AMI is part of the AMI project budget. Commissioner Segal presumed CIS implementation has to anticipate integration with AMI. Swaminathan stated the consultant handling the CIS and ERP projects has subcontractors, and one of the subcontractors will understand AMI integration. There would be no direct integration between AMI and ERP, only between AMI and CIS. Vice Chair Ballantine remarked that if the infrastructure supporting telemetry did not have backup systems all the way through, then the entire telemetry network could be lost in the event of a large earthquake or other significant catastrophe. In this scenario, staff would not be able to see all the meters to identify the locations of problems. If all the nodes go to data collection boxes per neighborhood and have no backup power, they will go out the moment the utility goes out. That would be a disappointing result for the whole project. Swaminathan reported the collectors have backup batteries. Vice Chair Ballantine responded that the numbers for recovering from an earthquake are 3 significantly longer than battery life. Abendschein explained that one purpose of the battery is to pass on the last gasp of information from all of the meters so that staff has at least a snapshot of what the system looked like when the earthquake hit. Part of the disaster recovery process is getting the collectors running and getting real-time telemetry up. Vice Chair Ballantine commented that if the main hub receiving the data did not stay up to get that blast of data, then all data would be lost. Often the entire electrical infrastructure goes down even though the damaging event is localized. If receiving assets also lose power or do not have sufficient battery life to ride through that, then the data would not get to the main computer asset, which might have backup power. The longer the collectors last the more they can help staff restore the utility. Abendschein clarified that the collectors are designed to deal with exactly that problem. The battery is intended to get all that information to the main system. Batchelor added that staff should explore the length of battery life. Swaminathan advised that the battery life is days. Commissioner Forssell commented that NPV does not have to be positive in all cases. There might be nonquantifiable benefits that the CPAU wants to purchase, such as system reliability. In terms of system reliability, CPAU is already extremely reliable at more than 99%. She inquired about improvements in reliability that an AMI system could provide. Vice Chair Ballantine remarked that Korea and Japan view the reliability of U.S. electrical utilities as extremely poor. Swaminathan reported electric reliability is comprised of length of time to detect and correct the outage and proactively avoiding outages. An AMI system could provide an outage notice sooner and locate the source faster, thereby reducing the length of an outage. With AMI, staff could monitor the loads on transformers during specific time periods and proactively upgrade or replace transformers to avoid outages. Abendschein added that the economic value of reducing an outage by 15 minutes or 30 minutes is much greater for commercial customers than for residential customers, and the majority of the utility's customers are commercial. Swaminathan advised that staff attempted to monetize reliability for both commercial and residential customers using industry statistics. The value is tens of thousands of dollars a year. Commissioner Forssell assumed that type of value was included in the NPV calculation. Swaminathan indicated the values were wild guestimates and small. However, preventing an outage and reducing the length of an outage contributed to customer experience. Commissioner Forssell requested examples of customer experience benefits other than TOU rates for EV users. Swaminathan offered potential benefits of resolving billing inquiries quickly, reducing the length of a power outage, notifying customers of an outage sooner, sending a right price signal to customers, and improving demand response. Chair Danaher referred to Mr. Hoel's query regarding saving money by using Fiber to the Premises and inquired whether RF connections were a significant part of the $19 million project. Swaminathan replied no. Chair Danaher noted smart meters had been used for about 25 years; therefore, a great deal of contractor experience is available. He asked if NPV numbers were informed by the experiences of other utilities and if the NPV calculation included an escalation of labor costs. Swaminathan advised that the NPV was informed by other utilities' experiences and included a labor cost increase of 3% and a benefits increase of 1%. Commissioner Schwartz remarked that there are many examples of AMI projects and of value added to utilities. CPAU could avoid some of the painful lessons of other utilities. Technologies and applications are becoming available that CPAU could utilize right away. Implementing CIS first will allow CPAU to offer more options and services as soon as meters are installed. She recommended the UAC discuss with the consultant the kinds of functions that should be installed so that CIS will accommodate those functions from the beginning. Across the country, outage detection has become an incredibly popular customer experience benefit. Leak detection is even better for customer experience. Each customer 4 having an endpoint device that can communicate will allow CPAU to offer different programs to different customers. The UAC should discuss the kinds of consumer and business-facing programs that allow variability among customers. CPAU policy should allow customers to opt out of AMI. At a recent workshop, she learned of an account reconciliation app. Consumers who utilize the app increase their conservation. The value of AMI should not be determined by cost per meter but by system wide benefits. ACTION: No action ATTACHMENT C Excerpts of Meeting Minutes from the Utilities Advisory Commission Meeting of 09-05-2018 ITEM 2. ACTION: Staff Recommendation that the Utilities Advisory Commission Recommend that Council Accept the Utilities Smart Grid Assessment and Utilities Technology Implementation Plan, Including Advanced Metering Infrastructure-Based Smart Grid Systems to Serve Electricity, Water, and Natural Gas Utility Customers. Shiva Swaminathan, Senior Resource Planner, reported staff framed the discussion in the broader context of coordinating projects for the Electric Resource Plan (ERP) System, the Customer Infrastructure System (CIS), and Advanced Metering Infrastructure (AMI). Staff quantified the benefits where possible, but there are significant qualitative benefits. The net present value for investment over an 18-20 year period was calculated to be zero with operating expenses of $27 million and capital expenses of $17 million. In answer to Chair Danaher's question regarding inclusion of expanding the time-of-use (TOU) billing system and more aggressive or new demand response approaches as benefits, Swaminathan indicated that demand response was included, but a TOU rate was not included. The coincident capacity is accounted for. Benefits such as influencing the load with smart meters to charge at the right time were too difficult to quantify. Swaminathan further reported that the expected customer bill impact is neutral, but a wide range occurs based on the outcomes of cost sensitivities. In adverse scenarios, the bill impact is predicted to be 1-2%. In more beneficial scenarios, the bill impact is a decrease of 0.5%. Abendschein clarified that the staff recommendation is an indication that the general roadmap for AMI is acceptable to the UAC and Council. If the UAC wishes to submit a letter to the Finance Committee and Council regarding the UAC's position, he would appreciate any direction from the UAC. Commissioner Johnston expressed some discomfort with the expected outcomes in each case falling at the bottom of the sensitivity range. In response to his question regarding AMI interaction with DERs, Swaminathan explained that AMI meters will aid in differential compensation for customers who invest in DERs. To the extent AMI can incentivize EV charging at a particular time, it can reduce the adverse impact on the distribution grid. For commercial customers, AMI can aid the implementation of TOU rates. Commissioner Johnston stated that reinforces the importance of AMI. Herb Borock questioned whether customers could choose not to utilize a smart meter, the security of data transmissions, and whether fiber to the premises (FTTP) could be utilized with AMI. Swaminathan reported customers could opt out of smart meters with the cost of manual meter reading charged to the customer. FTTP is an option for data transmission, but it occurs at backhaul nodes only. Vice Chair Schwartz remarked that utilities receive so much more value from AMI than anticipated. Techniques to enhance customer buy-in are known and available. Allowing customers to opt out of smart meters should be a policy. The DOE is developing a voluntary code of conduct that will align with information and data privacy concerns in both the U.S. and Europe. She volunteered to compile a list of publications and videos that explain all the components of AMI. Dean Batchelor, Utilities Chief Operating Officer, agreed that customers have many concerns about radio waves and data security. The most important component of implementing AMI is a communication plan for all residents and businesses. Staff has plenty of time to explore best practices and lessons learned by other jurisdictions. Vice Chair Schwartz believed the value of AMI is all the things it will enable. In reply to Chair Danaher's query regarding communicating the UAC's strong support for implementing AMI to the Council, Councilmember Filseth did not believe AMI would be a controversial issue for the Council because the numbers work. Chair Danaher commented that the numbers omit many of AMI's benefits. Commissioner Forssell felt it is important for staff to point out to the Council that the business case does not express the full value of AMI. ACTION: Commissioner Trumbull moved to recommend that Council accept the Utilities Smart Grid Assessment and Utilities Technology Implementation Plan, including Advanced Metering Infrastructure- based smart grid systems to serve Electricity, Water, and Natural Gas Utility customers. Commissioner Forssell seconded the motion. The motion carried 6-0 with Chair Danaher, Vice Chair Schwartz, and Commissioners Ballantine, Forssell, Johnston, and Trumbull voting yes, and Commissioner Segal absent. FINAL MINUTES Page 14 of 22 Sp. Finance Committee Meeting Final Minutes 10/16/18 Excerpted Minutes from the 10/16/18 Finance Committee Meeting 4.Staff and the Utilities Advisory Commission Recommendation That Finance Committee Recommend the City Council Accept the Utilities Smart Grid Assessment and Utilities Technology Implementation Plan, Including Advanced Metering Infrastructure-based Smart Grid Systems to Serve Electricity, Water, and Natural Gas Utility Customers. Dean Batchelor, Utilities Chief Operating Officer stated that the next item before the Finance Committee (Committee) was to discuss the smart grid assessment. Jonathan Abendschein, Assistant Director Utilities Resource Manager disclosed that the increase of electric vehicles, solar and storage in the community presented opportunities to use those resources at a decreased cost by using Advanced Metering Infrastructure (AMI). The increase also posed potential cost impacts if the City was not able to manage the integration. Shiva Swaminathan, Senior Resources Planner reported that Staff’s recommendation was that the Committee accepts Staff findings. That would set the City on a path for the next 5 to 6 years to plan and implement the AMI Program. This program was one of the key programs defined in the Utility Strategic Plan that was approved in 2017. AMI was meant to digitally sense, communicate and control technologies to monitor utility networks. The data that was collected from the smart meters would be stored in a meter data management system that could be accessed by Staff and customers. The Investor Owner Utilities Smart Grid had been implemented throughout California starting in 2008. Chair Scharff questioned how many non-investor owned utilities had natural gas. Mr. Swaminathan stated three in the entire state. He continued that in 2012 City Council (Council) had directed Staff to investigate AMI. Staff had come back to Council stating that a smart grid was not prudent at that time. Costs have not decreased since 2012 but the technology had matured to a point that would be beneficial to the City if a smart grid was implemented. In 2013 a pilot program was implemented for 300 homes and it was successful. Potential capital costs that would be associated with an AMI ATTACHMENT D FINAL MINUTES Page 15 of 22 Sp. Finance Committee Meeting Final Minutes 10/16/18 Program would be roughly $18 million to $19 million. Benefits included a $3.3 million cost savings annually. Council Member Tanaka stated that the operating costs were $27 million and there would be a recurring $43 million. Mr. Abendschein explained this was the present value of the ongoing costs as well as the first initial cost. Vice Mayor Filseth remarked that Staff was counting on large savings from conservation as a result of doing a smart grid. Mr. Swaminathan confirmed that was correct. Vice Mayor Filseth asked what the driver was for the conservation. Mr. Swaminathan explained that Staff had the ability to manage voltages more on a narrow band and that in turn would save customers money. For electric and gas, there were customer programs that could be implemented that would help customers be more aware of their usage. Vice Mayor Filseth emphasized that those programs were contingent on having smart meters. Mr. Swaminathan responded that was correct. He stated in summary that residential and commercial electric programs, greater awareness and using the technology, detections of water leakage, and detecting gas leaks would come into play on how the conservation fund is formed. Mr. Abendschein summarized that having the data available to people is the main reason to have a smart grid and with them knowing that data, it could potentially drive down energy consumption. Vice Mayor Filseth voiced that after AMI is implemented customers will save 1-2 percent on their bills because of access to better data. Chair Scharff stated that he was confused about how the conservation saving saved utility money. FINAL MINUTES Page 16 of 22 Sp. Finance Committee Meeting Final Minutes 10/16/18 Mr. Swaminathan explained that the conservation saving was every unit of energy or water a customer saves, the City would buy fewer units from an outside source. Vice Mayor Filseth noted that was commodity cost from the 1-2 percent energy savings from customers. Mr. Swaminathan responded that was correct. Chair Scharff claimed that buying less did not mean that the City saved money. It may mean that it would cost the City more money because there were less fixed costs. Vice Mayor Filseth corrected that commodity was what was consumed by a homeowner. Then fixed costs would be amortized over a smaller piece of the commodity thus in total everyone’s bill would go down. Mr. Abendschein stated that was correct. Vice Mayor Filseth added that the cost of the fixed cost would be distributed unevenly depending on who saved more energy. Chair Scharff reiterated that the utility was saving $43.83 million and the City was spending $43.82 million so it was a break-even proposition. Mr. Swaminathan articulated that the break-even proposition was very sensitive to three things. The operational costs, operational savings the City was able to receive and the conservation. Mr. Batchelor added that the key factor was around the savings in the workforce and the gains of efficiencies. Council Member Tanaka asked what would happen to the employees that were out reading meters at the present time. Mr. Batchelor disclosed that the nine-meter reading positions would be eliminated if the AMI program were implemented. Those employees would be retrained into positions that were equal or one level up from their current position. FINAL MINUTES Page 17 of 22 Sp. Finance Committee Meeting Final Minutes 10/16/18 Council Member Tanaka inquired if the new four positions that Staff was proposing were City Staff or outside contractors. Mr. Batchelor stated that one position could be an outside contractor but three would be City employees. Council Member Tanaka voiced a concern that the four new positions would cost more together than the nine positions that would be eliminated. He wanted to know why new positions needed to be added if they were not needed at the present time. Mr. Swaminathan explained that one of the four new positions was an AMI Administrator and their job was to maintain the health of the network. That position could be contracted out if the City chose to. Another position was a data analyst position. Council Member Tanaka interjected to say that the City did not currently have a data analysis position and did not see why that position was needed. Mr. Swaminathan stated the City needed that position so that the City could receive the value of customer engagement. Council Member Tanaka asked if all the positions could be outsourced. Mr. Swaminathan responded that other than the AMI Administrator position the other ones would not be efficient if filled with contracted vendor. Council Member Tanaka questioned how the numbers would change if dynamic pricing were applied. Mr. Swaminathan stated that Staff had not quantified that idea at the present time. In terms of time of use pricing, it would reduce customer’s behavior in terms of how efficient they were with their energy. Also, the City could use the customer’s electric vehicle and storage system to maximize the time of use pricing. Vice Mayor Filseth wanted to know if the City saved money if an electric vehicle charged during the day as opposed to at night. FINAL MINUTES Page 18 of 22 Sp. Finance Committee Meeting Final Minutes 10/16/18 Mr. Swaminathan confirmed that was correct. Staff could not quantify time of use pricing because it was determined by customers behavior changes. Chair Scharff requested how the AMI system would impact rates. Mr. Swaminathan explained that the Calaveras Fund could only be used for electric and if that fund were used then there would be no impacts on rates for electric. Gas and water would have to be a loan and that would be spread over 18-years. Chair Scharff articulated that if the Calaveras Fund were spent on electric, then electric rates would go down. Mr. Swaminathan answered that was correct. He then went onto explain two different scenarios of costs and savings and how those would affect customer’s bills. Vice Mayor Filseth rephrased that in the worst-case scenario there would be a 50 percent lower operating cost that would save 100 percent of the conservation savings. In that scenario, the customer would see a 2 percent increase on their bill. Chair Scharff wanted to know the numbers if the City decided not to use the Calaveras Fund for electric. Mr. Swaminathan summarized that it would be an increase in the initial term and then less pressure in the outer years. Chair Scharff stated that there was $40 million in the Calaveras Fund. Mr. Swaminathan corrected that there was $50 million in the Calaveras Fund. Chair Scharff continued to ask what the numbers would look like if the electric portion of the project were paid for with the Calaveras Fund. Mr. Swaminathan declared if that was the case then customers would see a 1 percent savings on their electric bill. He gave some examples of things that Staff had a hard time quantifying including implementing improved FINAL MINUTES Page 19 of 22 Sp. Finance Committee Meeting Final Minutes 10/16/18 asset utilization, unauthorized use detection, maintain/enhance reliability, and several others. Vice Mayor Filseth asked what the difference was between time-of-use and retail rates. Mr. Swaminathan articulated that energy prices in 2017 on average were doubled between 5pm-10pm versus during solar hours. Vice Mayor Filseth inquired what it was like in the middle of the night. Mr. Swaminathan answered in the middle of the night it reduced. He continued to state that the Santa Clara County Water District was planning on implementing a program to incentives utilities to make the change to a smart grid. Chair Scharff wanted to know if the Santa Clara County Water District had plans to pay for the AMI system. Mr. Swaminathan confirmed they were going to pay for some but Staff did not know the specifics at the time. He continued to articulate that in terms of funding Staff’s recommendation was to use the Electric Special Projects (ESP) Reserves for electric and then receive a potential loan from ESP for water and gas. That loan would be recovered through retail rates and because of other technology projects the completion of the AMI project if approved, would not be completed until 2023. In terms of next steps, if the Committee recommended approval then Staff would present the project to the Council in December of 2018. Once other technology project’s timelines were finalized in the summer of 2019, Staff would come back to the Committee in the fall of 2019 with a detailed implementation plan. Full deployment of the AMI project would take place in the years 2022-2023. Judith Schwartz, Chair, Utilities Advisory Commission announced that she was one of the nationally recognized experts on customer engagement and how to adopt a smart grid. She wanted to have an open discussion with the Committee and Staff on how to implement a smart grid in the City. Chair Scharff explained that he wanted to know what the Utilities Advisory Commission (UAC) thought about the project. If Ms. Schwartz had FINAL MINUTES Page 20 of 22 Sp. Finance Committee Meeting Final Minutes 10/16/18 suggestions that she wanted to share with the Committee and Council, he suggested she share those during the public comment period. Ms. Schwartz articulated that one of the benefits of doing AMI and other smart grid projects where the variability that could be given to different people in the community. She explained that the City currently did not have good communication when it came to power outages and detection of leaks. AMI would help detect those faster and the community would be happier because of it. Palo Alto was also one of the last cities to implement a smart grid and because of that, the City could learn from mistakes that other cities had encountered. Another idea that the UAC discussed was to use rate design and rate incentives to help form the system so that the City could receive max efficiency from the system. The UAC also discussed an opt-out option where folks could opt out of receiving a smart meter. The City would notify those folks how much it would be to have a meter reader come and read the meter and they would be billed for that. She concluded that the UAC was not sure the best way to present information to the Committee and Council concerning AMI. Chair Scharff explained that the typical way information was relayed to the Committee and Council was through Staff liaisons to the UAC meetings. Staff then would type up a Staff report that was then presented to the Committee or Council. Ms. Schwartz reiterated that AMI is complicated and cannot be explained or discussed in a 5-minute conversation between the UAC and Council. Chair Scharff asked if the UAC recommended that the Committee recommend approval of the Smart Grid Assessment and Technology Implementation Plan. Ms. Schwartz responded yes, the UAC recommended that. She restated that she was frustrated that she was not able to have an open conversation about AMI with the Committee. She was frustrated that Staff had to relay so much complex information to the Committee in short summaries. Council Member Tanaka wanted to know what Ms. Schwartz had seen in other cities in terms of four new Staff positions. Ms. Schwartz stated that it made sense to her to have knowledgeable AMI Staff members employed in the City. FINAL MINUTES Page 21 of 22 Sp. Finance Committee Meeting Final Minutes 10/16/18 Council Member Tanaka rephrased his question to say would it be possible to have outside vendors take up those four positions. Ms. Schwartz restated that typically some positions were contracted out but it was smart to have knowledgeable Staff members in-house. Council Member Tanaka questioned if the City would receive multiple bids when the City did decide to put out a Request for Proposal (RFP). Ms. Schwartz stated that there was an active market for smart grid contractors. Council Member Kou asked if AMI was wireless. Mr. Swaminathan confirmed that was correct. Council Member Kou questioned why the City would not leverage the fiber network. Mr. Swaminathan explained that Staff had no intention to use fiber to the home to send data back to the City. A device called the Gate Keeper would be deployed around town and their job was to collect all the data from the electric meters. Council Member Kou commented that this topic should be discussed among Council and not put on the Consent Calendar. Mr. Batchelor noted that it would be put as an action item for the Council to review. Vice Mayor Filseth restated that Staff wanted the Committee to validate that the project penciled out reasonably and it should not be canceled. Mr. Batchelor responded that was correct. Mr. Abendschein added that the UAC was emphasizing that there needed to be a lot of communication and outreach to the community about the project. FINAL MINUTES Page 22 of 22 Sp. Finance Committee Meeting Final Minutes 10/16/18 MOTION: Chair Scharff moved, seconded by Vice Mayor Filseth to recommend the City Council accept the Utilities Smart Grid Assessment and Utilities Technology Implementation Plan (Utilities Technology Plan), including the estimated timeline and resources for the implementation of an Advanced Metering Infrastructure (AMI)-based smart grid system to more effectively serve electricity, natural gas and water utility customers. MOTION PASSED: 4-0 ADJOURNMENT: The meeting was adjourned at 9:11 P.M.