HomeMy WebLinkAbout2013-01-17 Architectural Review Board Agenda Packet City of Palo Alto Page 1
=================MEETINGS ARE CABLECAST LIVE ON GOVERNMENT ACCESS CHANNEL 26======================
Thursday January 17, 2013
REGULAR MEETING - 8:30 AM
City Council Chambers, Civic Center, 1st Floor
250 Hamilton Avenue
Palo Alto, CA 94301
ROLL CALL:
Board members: Staff Liaison:
Clare Malone Prichard (Chair) Russ Reich, Senior Planner
Lee Lippert (Vice Chair)
Alexander Lew Staff:
Randy Popp Diana Tamale, Administrative Associate
Naseem Alizadeh Amy French, Chief Planning Official
Clare Campbell, Planner
Margaret Netto, Contract Planner
Tim Wong, Senior Planner
PROCEDURES FOR PUBLIC HEARINGS
Please be advised the normal order of public hearings of agenda items is as follows:
Announce agenda item
Open public hearing
Staff recommendation
Applicant presentation – Ten (10) minutes limitation or at the discretion of the Board.
Public comment – Five (5) minutes limitation per speaker or limitation to three (3)
minutes depending on large number of speakers per item.
Architectural Review Board questions of the applicant/staff, and comments
Applicant closing comments - Three (3) minutes
Close public hearing
Motions/recommendations by the Board
Final vote
ORAL COMMUNICATIONS. Members of the public may speak to any item not on the
agenda with a limitation of three (3) minutes per speaker. Those who desire to speak must
complete a speaker request card available from the secretary of the Board. The Architectural
Review Board reserves the right to limit the oral communications period to 15 minutes.
APPROVAL OF MINUTES.
December 6 & 20, 2012.
ARCHITECTURAL REVIEW BOARD
AGENDA
City of Palo Alto Page 2
AGENDA CHANGES, ADDITIONS AND DELETIONS. The agenda may have additional
items added to it up until 72 hours prior to meeting time.
CONTINUED BUSINESS:
1. 567 Maybell Avenue [12PLN-00453]: Request by Candice Gonzales, on behalf of Palo Alto
Housing Corporation, for Preliminary Architectural Review of a Planned Community proposal
for the development of 15 single family homes and 60 units of affordable rental housing, for
seniors. Zone Districts: RM-15 and R-2.
2. 145 Hawthorne Avenue [12PLN-00072]: Request by Zach Trailer for Architectural Review
of the construction of three detached residential units on a 10,503 sq. ft. lot. Zone District: RM-
15. Environmental Assessment: Exempt from the provisions of the California Environmental
Quality Act (CEQA) per CEQA Guidelines Section 15332.
3. 135 Hamilton Avenue [11PLN-00463]: Request by Keenan Lovewell Ventures, on behalf of
Hamilton and High LLC, for Architectural Review of a new four-story 28,146 square foot
mixed-use building on an existing vacant lot (approximately 20,000 square feet of commercial
area, two residential units, and below grade garage). The project includes a Variance request for
a building encroachment into the 7' Hamilton Avenue Special Setback (5’11” across
approximately 84 feet). Zone District: CD-C(P). Environmental Assessment: A draft Negative
Declaration has been prepared for the project in accordance with CEQA.
NEW BUSINESS:
4. 1305 Middlefield Road [12PLN-00222]: Request by Palo Alto Community Services Division
for Historic and Architectural Review of a new sign program for Rinconada Cultural Park that
includes the Lucie Stern Community Center, a Category 1 Historic Resource. Zone District: PF.
Environmental Assessment: Exempt from CEQA per sections 15301 and 15311.
BOARD MEMBER BUSINESS AND ANNOUNCEMENTS.
REPORTS FROM OFFICIALS.
Subcommittee Members: Lee Lippert and Randy Popp
SUBCOMMITTEE: None.
STAFF ARCHITECTURAL REVIEW:
Project Description: New wall sign “Subway”
Applicant: Karen Cho
Address: 3962 Middlefield Road [12PLN-0338]
Approval Date: 12/19/12
Request for hearing deadline: 1/2/13
City of Palo Alto Page 3
Project Description: A proposed historic rehabilitation of Laning Chateau
Applicant: Monty Anderson
Address: 345 Forest Avenue [12PLN-0376]
Approval Date: 12/20/12
Request for hearing deadline: 1/3/13
Project Description: Installation of two new internally illuminated wall signs
Applicant: Clint Smith
Address: 2305 El Camino Real [12PLN-0477]
Approval Date: 12/20/13
Request for hearing deadline: 1/3/13
Project Description: The replacement installation of three building mounted wireless antennas and
associated equipment
Applicant: Jennifer Haas
Address: 675 El Camino Real [12PLN-0442]
Approval Date: 12/21/12
Request for hearing deadline: 1/4/13
ADA. The City of Palo Alto does not discriminate against individuals with disabilities. To request accommodations to
access City facilities, services or programs, to participate at public meetings, or to learn more about the City’s compliance
with the Americans with Disabilities Act of 1990 (ADA), please contact the City’s ADA Coordinator at 650.329.2550 (voice)
or by e-mailing ada@cityofpaloalto.org.
Posting of agenda. This agenda is posted in accordance with government code section 54954.2(a) or section
54956.Recordings. A videotape of the proceedings can be obtained/reviewed by contacting the City Clerk’s Office at (650)
329-2571.
Materials related to an item on this agenda submitted to the Architectural Review Board after
distribution of the agenda packet are available for public inspection in the Planning and Community
Environment Department at 250 Hamilton Avenue, 5th floor, Palo Alto, CA. 94301 during normal
business hours.
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Agenda Date:
To:
From:
Department:
Subject:
1 Architectural Review Board
Staff Report
January 17,2013
Architectural Review Board
Tim Wong, Senior Planner
Planning and Community Environment
567-595 Maybell Avenue [12PLN-004531: : Request by Candice Gonzales
on behalf of Palo Alto Housing Corporation, for Preliminary Architectural
Review of a proposed Planned Community zone change to develop 15 single
family homes and a 60 unit affordable rental project for seniors.
RECOMMENDATION
Staff recommends that the Architectural Review Board (ARB) conduct a preliminary review of
the proposed project and provide comment on the proposed design to staff and the applicant. No
formal action may be taken at a preliminary review; comments made at preliminary review are not
binding on the City or applicant.
BACKGROUND
Site Information
The project site is comprised of two parcels (APN # 137-25-109 and -108) located at the comer of
Maybell and Clemo Avenues. The combined lot size is approximately 107,392 square feet (2.46
acres). The larger parcel (93,639 square feet) and the smaller parcel (13,753 square feet) are zoned
RM-15 and R-2. The current land use is a non-functioning orchard and four existing single family
homes on Maybell Avenue. The homes would be demolished in preparation for the proposed
development. Vehicular access to the site is from both Maybell A venue and Clemo Avenue with a
barrier at the end of Clemo Avenue to prevent vehicular traffic from Clemo Avenue on to Maybell
Avenue.
Surrounding Uses
The project site is surrounded by the following land uses:
West-Single Family residences of one and two stories (Zoning: R-1)
North -Multifamily residences (Arastradero Park owned by P AHC) (Zoning: PC-2656)
East-Multifamily residences (The Tan Plaza Continental) (Zoning: PC-2218)
South-Briones Park (Zoning: PF)
Project Description
The applicant, Palo Alto Housing Corporation (P AHC) has requested a rezoning of the site to
Planned Community (PC) to allow increased density, smaller lot sizes and additional height above
the maximums of the underlying zone districts. The proposed 15 single-family homes and 60
multifamily units would exceed the 34 units allowed under the current zoning, R-2 and RM-15, by
41 units. P AHC plans to subdivide the 2.46-acre property. There are two components to the
proposed development; a 15 unit single-family subdivision and a 60-unit affordable rental
apartment building for seniors. The project would be designed to meet or exceed the City's green
point rating system.
Senior Units
P AHC proposes to build a four story multifamily structure of approximately 56,216 square feet
with a height of approximately 46 feet, which would exceed the maximum height limit of 35 feet.
The senior rental units would be on an one acre parcel on the northeast comer of the site and would
include 59 one-bedroom apartments and 1 two-bedroom apartment for an onsite manager, common
areas such as a community room with computer lab, laundry room, manager's office, a resident
services office, as well as outdoor common area space. The affordable apartments would have an
average size of 600 square feet and be affordable to senior households earning 30-600/0 of the Area
Median Income (AMI).
Single Family Housing Units
The market rate units would be located on the remaining 1.46 acres, running adjacent to the perimeter
of the property, bordering Maybell and Clemo Avenues. The 15-unit subdivision would be fee simple
lots of approximately 4,000 square feet with residence sizes between 1,800-2,400 square feet. A
majority of the homes are three story with an approximate height of 35 feet.
There would be eight single family houses located on Maybell A venue, one on a comer lot, and six
along Clemo Avenue. The houses on Maybell Avenue would be two or three stories with an average
height of approximately 25 feet for the two story houses and 35ft. for the three story units. The
comer house would have three stories with an overall height of 3 5 feet. The houses on Clemo Avenue
would have three stories and a height of35 feet. All required parking spaces would be located on the
site. In order to avoid parking impacts on Maybell and Clemo Avenues, garage parking would be
provided at the rear of each unit, accessed by an alley in the interior of the site.
City Council Study Session
On September 18, 2012, P AHC presented conceptual site and elevation plans for the proposed project
to the City Council for comment and feedback. In the site layout presented to the Council, the
driveways of the Maybell units fronted Maybell Avenue. Because Maybell Avenue is a thoroughfare
for pedestrian and bicycle traffic, particularly students, there was some Council concern about safety
impacts of cars entering and exiting onto Maybell Avenue and the student traffic. Other Council
comments included the "cookie cutter" design of the proposed single family subdivision, traffic
impacts to Maybell and Clemo Avenues and the suggestion for a community open space area shared
by both developments. The Council also suggested that P AHC apply for the PC zoning designation
instead ofRM-40 zoning so that there would be greater control to limit the uses of the property. In
addition, during a public hearing, the Council approved a $3.2 million site acquisition loan to PAHC
in November 2012 to PAHC. The City will provide another $2.6 million loan in January 2013.
P AHC conducted public outreach meetings to neighborhood associations prior to the September
587 & 585 Maybell Avenue [12PLN-00453] Page 2
Council study session. In addition, residents within 600 ft. of the project site received notices about
the Study Session.
DISCUSSION
Parking/Circulation
The plan provides for 47 parking spaces for the senior development. The City requires 1.5 units per
one-bedroom unit and 2 spaces per two-bedroom unit. Therefore the development would typically
require a total of 91 parking spaces. However, the City has recognized that senior developnlents
generate less traffic impacts and require less parking than other residential developments. The
developer is providing 47 parking stalls for 60 units or a ratio of .78 stalls per unit This ratio is
cOllsistent or exceeds other parking ratios for senior developments throughout the City.
Parking for the single family homes would be provided with two car garages. Access to the garages is
from the interior of the project site. Driveways are proposed for each home to accommodate
additional parking. There is street parking on Maybell and Clemo Avenues.
PARC also owns the adjacent property to the north, Arastradero Park. Arastradero Park is a 65 unit
affordable housing development consisting of one, two, three and four bedroom units. The 65 units
are distributed in two and three story buildings on the three acre property. Access to the property is .
from Maybell Avenue. As an option, there have been discussions about creating an easement to the
Maybell development through Arastradero Park to utilize the Arastradero Park access ifit would help
alleviate traffic impacts created by the Maybell development.
All ingress and egress for the development will be from Clemo A venue induding the comer lot unit.
Zoning Compliance
The application is generally in compliance with the requirements of the Planned Community (PC)
Zone District. However, the proposed senior affordable development is inconsistent with height
and daylight plane requirements. The proposed 46 ft. height of the senior development exceeds
the 35 ft. maximum height requirement and the daylight plane requirenlent. The height and
daylight plane requirements are due to the location of the project site within 150 feet of
residentially zoned parcels.
bl B 1 e ow IS a ta r' h e out IIlIng t e zonIng requIrements an d h d '1 f h t e etm so t e propose dd eve opment.
Existing RM-15 PC Proposed*
Max. Height (ft.) 35 35 48
Daylight Plane
• Height at PL 10 feet 10 feet 10 feet
• Slope 45 degrees 3 feet rise per 6 feet run
1:1 1:2
• Allowed None None Approx. 46 feet
Projections into
Daylight Plan .. * ElIgIble for densIty bonus conceSSIOns under Government Code SectIon 65915
The Planned Community zone is intended to accommodate development for residential activities
requiring flexibility under controlled conditions not otherwise attainable under other districts.
587 & 585 Maybell Avenue [12PLN-00453] Page 3
With the proposed site layout, the 60-unit senior development located on the one acre parcel
would exceed the maximum density allowed in the RM-40 zone. To achieve the desired density,
the project applicant has requested exceptions to the height and daylight plane requirements. The
applicant could request "concessions" through State Density Bonus law. Under the State Density
Bonus law, developments that provide more than 20% affordable housing in the development are
eligible for incentives or concessions. An incentive or concession can be used to provide
regulatory "relief' from zoning requirements. Per the State law, the development is eligible for up
to three concessions. Examples of concessions are reduction in required setbacks, exceeding
maximum floor area ratios, reduction in parking requirements, or in this instance, exceeding the
height limit and encroaching into the required daylight plane. These concessions are allowed "by
right" through State law. The jurisdiction must grant the concession unless the jurisdiction finds
that the concession is not necessary for the production of the affordable housing or if it creates an
adverse impact on a Historical Resource.
A number of developments, both market rate and affordable, have used density bonus
concessions. Palo Alto Family Apartments, located at 801 Alma Street, developed by Eden
Housing, is a 50 unit affordable rental development. Eden requested concessions to encroach into
the required setbacks, exceed the maximum floor area ratio (FAR) and not provide private useable
space. The development at 195 Page Mill Road also requested concessions to allow residential
uses in OM zoning and to exceed the maxinlum FAR in return for providing 17 affordable
housing units.
The City Council may grant exceptions to the PC ordinance to bring the project into compliance
with the zoning code. Therefore the Council, in reviewing the PC request, may grant exceptions
to height and daylight plane requirements. It is within the Council's authority to amend any
provision of the zoning ordinance, including provisions within the PC zone section. Staff notes
that these exceptions would not have an adverse impact to the adjacent residential parcels due to
the distances to the Arastradero Park and the Tan Plaza residences. Height and daylight plane
exceptions were most recently granted to the 101 Lytton A venue commercial development for
similar purposes.
A third option is the applicant could request for a variance for height and daylight plane. Specific
findings would need to be made in order to grant the variance but this option is more complex and
would be the least desirable by the applicant.
Trees
There are eleven mature oak trees fronting Clemo Avenue. The oak trees will be retained and
have been integrated into the overall design of the project. The proposed homes on Clemo
Avenue are setback farther than the Maybell Avenue homes to accommodate the oak trees. The
trees will also provide a privacy screen between the homes and Briones Park.
Large canopy trees are proposed along Maybell A ve. The new frontage trees would be located in
each front yard of the Maybell A venue homes.
ENVIRONMENTAL REVIEW
No environmental review is required for Preliminary Review action, as it is not considered a
project under the California Environmental Quality Act (CEQA). An environmental review will be
587 & 585 Maybell Avenue [12PLN-00453] Page 4
conducted for the formal project.
ATTACHMENTS
Attachment A: Project Description*
Attachment B: City Department Comments
Attachment C: Development Plans (Board Members Only)*
*Prepared by Applicant; all other attachments prepared by staff
PREPARED BY: Tim Wong, Senior Planner
REVIEWED BY: Steven Turner, Advance Planning Manager
587 & 585 Maybell Avenue [12PLN-00453] Page 5
Attachment A
MAYBELL ORCHARD DEVELOPMENT
PROJECT DESCRIPTION
INTRODUCTION
Planned Community (PC) Zone Change
Filed November 6, 2012
On June 22, 2012, Palo Alto Housing Corporation (PAHC) entered into a Purchase and Sale
Agreement with Sambuceto Partners and Maybell Sambuceto Properties (collectively, 4'Seller")
to acquire the properties located at 567-595 Maybell and 575-587 Maybell, in the City of Palo
Alto, State of Cali fomi a (together, the "property"). The APN numbers for the property are: 137-
25-108 & 137-25-109. The main purpose of this acquisition is for PAHC to develop a much
needed affordable housing development in Palo Alto. Our close of escroW deadline is on·
November 30, 2012.
P AHC is applying for a Planned Community (PC) Zone Change, Architectural Review Board
(ARB), environmental review, and tree removal for the property_ PAHC has had preliminary
meetings with City staff and neighbors, as well as a City Council study session in September of
2012. Relying on input from the surrounding community, City staff and policy makers, PAHC is
applying for:
PROPOSED APPLICATIONS
1. PC Zone change from R2 and RM 15;
rr{t 3. Environmental Review & Approval per CEQA; and a Architectural Review Board (ARB)
1 ttr 1 V 4. Tree Removal
DEVELOPMENT PROGRAM STATEMENT
The two parcels presently carry R-2 and RM-15 zoning designations. Approval of the Planned
Community (PC) Zone Change Application to rezone the 2.46-acre underutilized property would
allow for the redevelopment of the site into a mixture of 15 single family market rate homes and
60 affordable rental housing units that will serve extremely low to low income seniors. These
are seniors with incomes in the range of 30-60% of the Area Median Income (AMI) for Santa
Clara County.
The proposed development would not otherwise be attainable by the strict application of City
codes and regulations because City codes for high density residential development do not
provide sufficient flexibility to develop the proposed community under standard regulations.
The application allows for greater City oversight to ensure a unified, comprehensively planned
development that will guarantee the development of affordable housing, thereby providing
substantial public benefit to the City of Palo Alto. .
A PC Zone Change would enable P AHC to build 60 affordable rental senior housing units on an
approximately 1 acre portion of the site, and set aside approximately 1.46 acres for market rate
housing development to be either developed by P AHC or a for-profit developer. This would
allow P AHC to significantly reduce the costs associated with the land acquisition and
development for the 60-unit senior housing project.
The project will increase the affordable housing stock available to the City's aging population.
According to Census Data, the senior population has been the fastest growing age group in Santa
Clara County and second fastest growing in Palo Alto over the last ten years. The Housing
Element, part of the City's. Comprehensive Plan, reports that Palo Alto seniors are deciding to
age in place and will begin to shift from single-family homes to smaller units. According to the
Silicon Valley Council on Aging, 20% of seniors in Palo Alto are living at or below poverty
level. The project will provide long-term affordability restrictions and leverage the City's and
County's monetary contribution for the public benefit. Furthermore, it will help the City meet its
regional housing needs per the Association of Bay Area Government's housing allotment. The
property is an opportunity site under the City's Housing Element.
EXISTING CONDITIONS
The subject property is the configuration of two contiguous parcels of land with a net site area of
approximately 2.465 acres (107,392 square feet). The larger parcel, currently zoned RM15,
contains a former apricot orchard and two single-family houses. The smaller parcel, currently
zoned R2, holds two additional houses. These four one-story houses were built in the 1950s and
1960s and range in size from approximately 900 square feet to 1,500 square feet. All four homes
have frontage on Maybell Avenue and a two-car garage. 567 Maybell A venue has an additional
attached one-car garage. Presently, there are a total of 5 garages fronting Maybell. All homes
are in need of maintenance, repair and upgrades. Unlike typical single-family dwellings, none of
the houses have their own individual lot.
The former orchard, which comprises the majority of the larger parcel, was family-run by the
property owner, producing fruit until roughly 1990. Since the early 1990s, the orchard has not
been maintained. The south frontage of the orchard along Clemo A venue is lined with large
mature live oak trees.
The property is level and at grade with surrounding properties and is served by all major utilities.
PROJECT DESCRIPTION
The project will provide sixty affordable rental apartments, including fifty-nine (59) one
bedroom units and one (1) two-bedroom unit for the onsite manager. The project will also
include common areas such as a community room with computers, laundry rooms, manager's
office, resident services office, as well as outdoor common area space including a community
garden. The units will have an average size of approximately 600 square feet and rents will
range from $590-1,181 per month for one person and will be adjusted annually based on Santa
Clara County AMI. The 15 single-family homes will range between 2,000 and 3,200 square feet.
The homes will have 3-4 bedrooms and will vary between 2 and 3 stories. The sale price for the
market rate homes will be detennined at a later date by PARC or a market rate developer.
The following provides a brief description of the application:
Archit~cture. Elevations vary in height. The single family homes will vary from 2-3 stories.
All of the single-family homes will feature gable roofs and architectural elements that will
enhance the diversity of the streets cape. The senior apartment building will be four stories.
Fenestration of the building will be achieved through windows, alcoves, textures, and stepping
floors back from the outside edge at each end of the building. In doing so, the side elevations
will be broken into several plains, reducing the mass of the building. The single family homes
and the apartment building will compliment the natural features of the site and take into
consideration adjacent properties to transition into the overall neighborhood fabric.
Height. The single family homes along Maybell and Clemo Avenues will have maximum
heights of 33 feet, and the senior apartment building will have a maximum height of 50 feet.
Massing and orientation of the buildings will respect and mirror the massing of the neighbOring
structures by stepping back upper stories. The development will gradually step up in height from
the two and three story homes along Maybell and Clemo Avenues, to the four-story senior
apartment building. This gradual step up in height will provide continuity between the two story
homes present to the northeast of the development, the three story AP AC apartment complex to
the northwest, and the eight-story TAN apartment building to the southwest.
Setbacks. The eight homes along Maybell Avenue will have 12 foot front-yard setbacks, 7 foot
side-yard setbacks and 18-foot rear yard/driveway apron setbacks. The comer house will have
(approximately) a five foot setback from Clemo Avenue, a 20 foot setback from Maybell
Avenue, a 12 foot side-yard· setback, and a 19 foot rear setback. The six remaining homes along
Clemo Avenue will have between 17 and 20 foot front yard setbacks in order to preserve and
feature the mature live oaks lining the street, 12 foot side yards, and between 2 and 10 foot rear
setbacks. Fourteen (14) of the 15 homes will have alley-loaded garages, allowing space for the
addition of a sidewalk along Maybell Avenue which will connect existing sidewalks to the north
and south of the property. These improvements will make Maybell Avenue a safer bicycle and
pedestrian route.
Development. The senior apartments will have a standard size of approximately 600 square feet
and the manager's 2-bedroom unit will be approximately 726 square feet. The development will,
at a minimum, meet ADA requirements for accessibility in bathrooms and kitchens. Gas and
water will be provided to the building via a single meter and are included in the rent. All units
will be Cable ready. Internet and cable service will be available throughout the building and
each resident will have the option of contracting with an independent contractor for this service.
Each unit and the common areas will be provided electricity via individual meters. Roof top
photovoltaic energy systems are proposed to pre-heat water prior to entering a central boiler.
Heating and cooling will be supplied to each unit via individual meters. Other green features
will be explored as funding permits.
The single family homes will range in size between 2,000 and 3,200 square feet. The
protected/heritage oak trees along Clemo Avenue will be preserved. PAHC plans to have edible
landscaping and/or a memorial plaque as a tribute to the agricultural history of the neighborhood.
The project is designed to meet or exceed the City's green point rating system and will be
environmentally sustainable. Table 1 and Table 2 illustrates the proposed housing mix and
.livable square footage.
Table 1
Apartment Square Apartments Housin~ Mix Unit Total
Composition Feet Floor 1 Floor 2 Floor 3 Floor 4 Square Feet
Unit 1 1 Bedroom 600 14 19 14 12 35,400
Unit 2 -2 Bedroom 796 0 0 0 1 796
Apartment TOTAL ... 14 19 14 13 36,196
Table 2
Single-Family Home Square Apartments Housing Mix
Composition Feet Quantity ~eight I Bed Bath
Plan 6 - 3 BED/ 2.5 BA 2,048 8 3 2.5
Plan G-4BED/ 4 BA 3,147 1 3 story 4 4
Plan C1-P -4 BED/ 4 BA 2,116 6 3 story 4 4
The senior apartments will provide high quality rental housing to seniors with incomes ranging
up to $44,100. Attachment A illustrates the Santa Clara County income limits per home size as
a percent of Area Median Income (AMn, which are adjusted annually.
Open Space. The apartment building will surround a large courtyard, complete with interesting
landscape elements, walking and seating areas and a community garden. The community room
will open up to an outdoor patio, making the courtyard easily accessible to residents. P ARC is
looking at the option of adding multiple common area decks on the upper floors. A full-scale
landscaping plan is currently being developed and will include a walking path from the senior
apartment building to Briones park. The single family homes will have large front yards.
Placing garages in the rear of the homes provides large open spaces in front of each house.
Tree Removal. PAHC has contracted with S.P. McClenahan Co. Inc. to complete a tree survey
and tree protection plan. A site visit with David Dockter has been conducted and S.P.
McClenahan Co. Inc. is following through on the recommendations of the City. The tree
protection plan is expected to be completed by the end of this month.
Traffic. A complete traffic study conducted by Hexagon Transportation is in process. The
preliminary trip generation analysis and traffic counts have been completed and Hexagon
Transportation is working with the City to complete the recommended scope of work.
Parking for Senior Apartments. The senior apartments will have a total of 47 parking spaces,
inclusive of three handicap spaces. The typical parking ratio for a senior development in Palo
Alto has been approximately .5. The Maybell Orchard Apartment project will have a parking
ratio of .78, accommodating residents as well as visitor parking needs. For comparison, the
Stevenson House, a 120-unit low-income senior housing development in Palo Alto, presently has
a parking ratio of .45 spaces per unit and is well-parked. PAHC's Sheridan senior apartments
has a parking ratio of .35. Table 3 provides an overview of parking at nearby senior properties.
Table 3
California Total Spaces Parking
PROPERTY City Homes Provided Ratio
Sheridan Sr. Apt Palo Alto 57 20 .35
Stevenson House Palo Alto 120 54 .45
Fair Oaks Plaza Sunnyvale 124 84 .67
DeVries Place I Milpitas 103 70 .68
Eden Issei Ha~ard 100 52 .52
Maybell Palo Alto 60 47 .78
P AHC will monitor parking demand at the senior apartments. Parking will be metered by
assigning a space to residents as needed, with proof of registration and insurance. Because of the
typically lower car ratios for seniors and affordable housing properties in general, we expect to
be more than sufficiently parked to allow extra spaces for visitors and P AHC staff. Furthermore,
PAHC is exploring the option of providing a shared van for resident use and or having a zipcar
available nearby.
Parking for Single-:.Family Homes. 14 of the single-family homes will have alley loaded two
car garages. The comer home (corner of Maybell and Clemo) will have a garage loading onto
Clemo A venue. The homes along Maybell and the comer home on Clemo Avenue will also
have additional space for 2 cars in the driveway apron.
Covered Parking. The zoning code requires residential parking to be concealed from the street
for projects with six units or more. Although uncovered, all of the proposed parking spaces will
be concealed from Clemo and Maybell Avenues through a combination of fencing, landscaping,
and building locations on the site. The single family homes will shield the parking area from
view from Maybell and Clemo Avenues.
Public Transit. The project is within 500 feet of the north-south peninsula artery, EI Camino
Real. EI Camino Real is served by Santa Clara Valley Transit Agency (VT A) Bus Routes 1922 fI,
ItRapid 522" and n88." The bus stop for each of these routes is less than a five-minute walk
from the property.
The "22" operates along EI Camino, running northwest to the Palo Alto train station and
southeast to San Jose. It runs 24 hours a day, with buses every 12 minutes from 6:00am-7:00pm
and every 30 minutes after 7:00pm, seven days a week. It runs every 15 minutes on Saturday
and Sunday.
The "Rapid 522" also operates along EI Camino, running northwest to the Palo Alto train station
and south to the Eastridge Transit Center. It runs during workweek daytime hours with service
approximately every 15 minutes from 5:30am to 8:30pm. It runs every 15 minutes on Saturday
and Sunday between 6:00am and 8:00pm.
The "88" runs between the Palo Alto V.A. and Middlefield/Colorado Streets, serving south Palo
Alto neighborhoods with easy access to grocery stores and satellite colleges at the Cubberley
Center; it runs dw:ing workweek daytime hO!lfs with service approximately every hour from
6:30am to 6:30pm. There is no service on Saturday and Sunday.
Railway access is readily available at the Palo Alto, San Antonio, and California Caltrain
stations.
The California train station is located approximately 2.0 miles north of the property. Access to
the station involves a short 9 minute bus ride and a 6 minute walk. Alternatively, the station is a
39 minute walk or a 10 minute bike ride from the property.
The Palo Alto train station is a major transit station for Caltrain operations. The station is
located approximately 3.5 miles north of the property. Access to the station involves a short 20
minute bus ride that drops off right at the train platform.
The. San Antonio train station is located approximately 1.9 miles east of the property. Access to
the station involves a 15 minute bus ride and a15 minute walk. Alternatively, the station is a 33
minute walk or a 10 minute bike ride from the property via sidewalks and a Class I pedestrian
trail.
Development Schedule. The anticipated development schedule is as follows:
November 2012
November 30, 2012
March 15,2013
May 2013
June 2013
July 2013
September/October 2013
October 2013
October 2014
OctoberlNovember 2014
December 2014
Secure City/County and Additional Funding
Close of Escrow
Architectural Review Board Approval
City Council Development Permit & Design Review
Approval
Market Rate Portion Land Sale
Deadline to apply for tax credit financing for 2013
year
Obtain GradinglBuilding Permit
Commence Construction
Complete Construction*
Obtain Occupancy Permit
Full Occupancy and Operational
* Site constraints & difficulties associated with winter construction may cause delays.
Attachment A
" Revlse(lPlItHQDNQtlce
EffEl(lliv8:D~mb«1.2011
CAl.IFO~IATAXCREQITALLOC~TtONCOMMlrreE
~012
Ma~lm1J~,.lnc~rrr'E!,:~ev~l!l
ForPiolectsPlacedlnSe.tVlceon ,ot!'ttet1'1J112011
Sbc SQV.oEjgh~
Ste.
$16,529
$'-4,455
$,2,390
$47,200
$28.320
525.960
$23.
$21,240
$t8,880
16,520
14.160
S59.OOO
5. ... 00
2.450
S29.500
S26.55O
$23-
S20,6SC)
$17.700
p.,C$OhPerSQi1PGtsbn '
38.600
,180
$7 ,230
,300
$82.370
.oWQ
SoJ65fO
S4168q
1,;114!12
Jason l~ortz
, ". .......}~QIIPW?~1<sPep~e#t
:'EnvirQntnentul •.. ~erviQes.l).l~~$i~n··
SolidWas~~QJlP
T..,: :Fro,,:;
Ph6111:
MattheW'Kmpp,Adnlmismttor" Zero· Waste ISoli4Wa$te
('50) 496-5958
••• ..,Q .•. , ...... ~~~~.-. .--------' __ tw' ___ .';" .. _:~.~.~~~~,..... .... .....:~-~-~~-.• -[!F ........ ____ ...... ~~.~
~pplte~tt~~'~p~ber:
¢~Ibp~ji~:,~.~e
Pr()j~Aq~re$$:
I~'tN~l104S3
:'a1cf~'t~Bousi~g'Corp
S61.Ma)!lt!Il·Ave
'r~9Alf(liCA
We,.~y..~,~i~1Ved. t~e .preIiJllih'rY .pla~~'r?'*his.~r()jeet.B~·. ~~~~l)tbt_"itla .• ~~t\' .. ·fo.~lowing fl.rilW!l~~~es·.lJld.~eeomD1'Ddatioll$t,:~b~' •. ·~e~el~pmen~ .. propo$al,·wjJl:_~Jp.',P~IQ,,~to .•.• a¢hieve 'ifs'Zero W:.s~e_Q~ .. edReillgDlatmabs~~l.t~··Ill!1~t1lls,.mubnizing~eere~~_, ••.• ~Jl'~qw~~~tbe ~f) ... ~unl~~! •• ·.,reenbu'l:se.·g.s ... emj$$i~1l$ .• ·.wliQi\.~l1Sllritlg· .. gllaJity·.g~~ii.~1· •. ~~CJiDg,.·.~~d.·
ft),tn,~~t1i~~,s:s~rv.~e.rleaseoo<tetlt,,'; ,.owing .issues'lUllsfbe · ,re$~dbf~bg,ilcJiD~ plansPriOtto
ft.D.l.,~pr~~llDythis d~partin'nt:,' '.
G~R~r1\ll,~om'ment$:
• ·l'f~'ljrle.S})aceforall.·refuse.~ervices-.lncl~de sl'ace :fot~~~m~.of Ol1e .3-yar4
g~q~gebin, one 3, .. yardrecy~liJfgbb1~ and' one· 96 g~nQIJ.,cpll)pO$t8bles cart
• ~lJJlnits should he:rurnjsl1~d,witbinterior$pace forgarb~g~,recyoling,fllJd
;CQD1posta.blesstorage~
·9~~~Qs~le~,.chutes .ar~.'~~ttec~~end~4~ .• Ho~ever,· ... ,~a\}b··fl()()r .. ()fthe.··muIti-family
~u'Ullngsh()w.d cOl)tainco.~po~ta~le8sto~gearea.
• cQn~ctioilttuck acoesst()tO~;hOllleswillrequitethe~¢~ tob~ck up in the
~erVie¢ ·road leadingtpa~djti()nar noise.
P.4:J1U~,·~_~23.Q20 .~ra$blli~~~SJ1J~'ntIBI~yc)~g (.t\~.,.:A,~li!:~,:~~,:~velOPtn~t.provicles'.~~'~~le".~~ ... ·.ac~$,~,~ble·.in~e~Qt .. al'~,p~;'e~~Ji~ •. ~n4119~·'t.Qf!tie •. sto~e.of~b.ap.fl ·N:c~l.bl~,;m~~ria~s in af}pt()priatecQn~~,~~~a,t.~h~i$J)OS~ 'an~~~~~~lip~~~;arelQC~t~as r.t.frotllabuttlni ?$.l~er{~es .. ~ ••.. JS .reas?nQbJy ,p!lssiblt=.(B'Jl,\equ.r~~9~;·.(1) •. 'r~b "dJs,posaI' '~~;.;~~~~?'!;i~as~h~~ .~. 'J1Cc~$$ible ·to •.. all '~~ia¢Ii~Qrusers 9f tb~. pt()~erty. {ii)R~..~~b~l .~f> locateq,~~,~cJd~$~~.t~~~Q~~ andfacm~ ~()nv~ni~~~,:~~.(iii) 'TraSh d~p?sal andt.e.~ ........... , .........:. .shaUb~s~ned ffQ~PV})1i~:vi~wbyj~~()l1rY~rother~Pilqu~ ita . ~~~~~~a!~nBl,andshal1been~losedandc~y~ed~g~f!s.·.·cn:. ()tbetconttol1~4 .. \a~~<~~lL'~p.t9Yld~",~er.~r~ible. <Zltam link '~IlCl0$1l~~sarestt.0n,glydiscouraged.{iY)~r~1i diS~~ an~<r~cyclin~s~c,~~ ~~l1~,~~it~~IlY@lllpatlblewitb th:edeSj~.Qf~e project. 6') The desi&lJ,construC:tion~daccessibilityof recycling~anden.cl(jsuressbalrbesubjectto
'~PPr9~p~',~earchitectur41rev.eW:1?OIlf~" Jnaccotdan~ with desi&p·.g(tj~e~e$adQPtedbyfllat board . and approved i~tl1e .'
~. i..'Y.i. .~9UP~if'ptir$llant to Section 18:76'~02()~ .; ,_. -, --
~~(j~.~(t~120 R~cY~I~Jl,,·s.*t~~eed.esj~~req,gireJb~ufs .. ' ............... .
The .4eSi ,oi'~Y?:~'. sub~t~~ti,I'~~~~le~1 o~,e~l'~ded :1>u~~dirl~~T,'t\~faoj!i,s~al~pro\'i~~ f~r ,:t>t9~~.st()iag~i .
. h~n .. '. ...... iltlda~Ce$slbdllY whi~w~ll ,a~cp~PQa~~th~ $(.>bdwaste ~d'f:~~~~1~~~~rnat~~s19.~lJlgaJ),UC,~P~~t!d~'\VlliCliljm; '~llo,,,·(o(·:tbe ••. ~fficietrt ·.and· .. safe: .• o?11~OtiQl) •. ·.~e.··i4~Sigrt ... shall .CCllIlply.;~tb .. #1e •. · .•. apl'li~a"le.·~Yisions .. 'of .S~ti.()tI$ ...•• ;~:~·.~~.l~().i .•
..• 1',~~1Q()jI8:.~~,IOQ, 18.32,(l8Q, ·l$.37.080, 1'04'1.,080, ~$ .. 43.,030, 18:4~~~.8Q,.18A?~·140,·18~S$~080, 18.6();O'O.~and.···1~.~'.170
. of·TiHe18: of:tbis <code. . .
1.~~11~(;ti0J1 .VtJJicle access(~~~icatcle~~,street ·\VjdthandJumlif~~d~p.ct:). and street parkingatec0mntqriissu*s"
pert.ain~gt~new develo.P1l1~nl$ia.d~~sp~ce_muSt~ providedJQtY~~l~l~:ac~$s. .•.. ......... .' .... . .... . ...... . ." ..•..
2. tlinlitforaUW:ivable~astob~a.c~$sedbyth~$olid .~~. vehicles (mads.driYeways, PQds)~U$t ber~t~to ~' .. ' ............ ,l~$~ Ihis mcl\ldesar~w~~Reml~!~lepaverneJlt is used.
3t '~911tain~~:lnustbe within 2Sf\fet~f$~ryicefli'~()rcbatg~ wi11~ppl~.
4.Carf;$@fldbins. mustbe able·totollwitJt()uto~les Of eurbs to re~h~tV!ceareasfJhoJumpingcutbsf •
. ·GarlJlIg~,RecyeHng, .and·YardWastelCompostab.~ieartlbiDlotatifJb and'sizing
NlIJglewJj4tti11¥ Its/detttial
Cp1l~Q~!~bi¢le, access (verticalJ:leanwce,·~t.~rdtb~dtumat~und$p·~):an~$~l>ar~ingare C{)mttl~nis~u~s ~~ltii~J~"n7wdevel9PIDen~s, •. ~11J;ti~i~en~I'))~oJectSmust b~desi~~~u> •.. ~oc?p1mQ~te,gfi:Tbtl~e,recycling,.aq'i'.Y~d ·tr~ing!~~pustables·col1eetiQnv~l1icle$ •• J~'vebicleac~$Sis·lit111te4·tll1etQ~l~a;rlc¢j~,u~~~.~etp~~~,qrlh:l(~c~~i~le prlY8,Je$~ts'thepropetty owner maY l:1esubjecHoadditionalcbarges:;Th~se.~aitiQflaldiat$es may inolude mOn*bl~ .~b3tg¢Sl 14:r \')n"l'r(imis(i'~ol1ection. .•
Eo,£;'9 "s'~itm~t'~garding gatbageJrecyelin~andyardwastelC()rtlP()stablese()nettjol1iSs~e~,(:()ntaet Green Was1(t()ft>aloMio
(6~O~894.. .
.Mlil/J.w;'lllliilj·,lleslillintlal
1l11~ptVP(l~multi. .. famiJy deyelq~eJ)tm~foll"wthereq\linnnentS.f~!~~fPlipg~litlinetspacel. Ante&i4#~lilll
d~¥~l?Ptn~~~where.central.'g~age'.r.~~ycIUt~~ElIl~'~()Jl1po$tabJ<,sc()~i:1l~~,~!l~grve,~y~prmQre .. d\y(i~lin~ .. ~., .... m!1~tb,ave ~p~~e,~Qf·~~~~andc()fl~ti?~.()fre~¥~lables~con,po$tables~ ·Tfii5iti¢I~.th~:~r9Yi~ion.ofr~ycl~·c ... \It~~Wllej:~ ... , ' ~ll.rp~ge:~btttrs .• are~pt'ovided, ...• Pt~jectplatls •. must sho\V'the·placementofrecycJi~andtiomJ()stables cotltainers.~;f'~fe.xatnpJe,
..wiUlintbedetailsofthe solid was~encl()$Ut~.
.~~t~S\1reanda¢Ce$s ·.SbPUldbe d.~si~~d forequalaccess.t9alltbt¢,,~ Wa$~stteams -~ar~ge~;~CYtUtlg~aud
qpmRP$tables.
• . ··:~9~~~ti(lncatlnot.·be.·~,~rtlle~~~ilun~~4nd .. 'UQdetSfo~d .Y~~'1~~t~Ori~~9Uire •... ~miniJIlum.~ffl,,·.·.QfvertiC~.
. ~l~~an~~PuUoutcb~~~~w.Ul~~~ ... ·tn. 'inS!an~:wnereJl~$h"~rtic'$~~Qt~v~labl~{e.g.;ha\il~~~dij¥er~6t pu~hcbntainers uP' Qt.~<>:wn~!ps)Jtb~property owner wiIlbe~Sl?~4$iqlerorpl~ing solid waste C()il~irt~m an
·acC~ssiblelocation fotcollecuQo. . .
• 4U'$etvice areasmusthaYe~c}eanm¢ebeigbtof20' fOr binservice.~
• New,enclosurts shouldcol1Sid~ruljbet~UmperstoreQuce waremtd.,t~qt'lwa.lls.
For questions regarding garbage, recycling, and compostables collection issues, contact Green Waste of Palo Alto (650) 493.
4894. ". .
P AMC 5.24.030 ConstructioD aDd Demolition Debris (CnD) .
Covered'projects shall comply with construction and demolition debris diversion rates and other requirements established 'in
Chapter 16.14 (California Green Building Code). In addition, all debris generated by a covered project must haul lOO'percent
of the debris not salvaged for reuse to an approved facility.as set forth in this chapter.
Contact the"Cit,Y'ofPalo'AIto's Green Building Coordinator for' asSistance on how to recycle construction and demolition debris -
from the project, including information on Where to conveniently recycle the material.
. Page 3 of3
,.
Green Wosteof Palo Alto
2000 Geng Road
Polo A1to, CA 94303
650.49~~4894
'·ELECTR1C,·S"GINr:E~IN(lP.VI$.IQN
Cgn'clitil)nsjfAP.prc?~a'JCpmnient8
• ciJy~f;,RaJ~~~QJJtilities'('!PPAU'lha$'n~,~o~m~~t~,Qrl ,-th(;lrequest.for2Qoe.' Gn~ng~ .. "See
. ~Qmtl)ent~b81oWforgeneralaomm~rit.orrPI.ati,'1ed Devrll()pment. .
'. wQ~9rt,:qf';rectric .servjcepal1~I$Wm'l~tQb$·:id.nfified~~ervlOep~nel$·&ball;ta··.·fle •.. aee~$Sjble,.
.S"rli_ .•.. to··lheJjeyelo~ment,$ha'I·~··un~~~ond·.·\.\Ii!h ·~adrnount •• eqUiPlf1E!nt'~!JltI1~~tmerS,t'·load ~~al(),.Q .•.. , ...• <·A~~I.icantY{n~.,pr~Vid~:,'o"~~n$·f~r7ttnr~quipme~t;t~~~i$~gr~~le'Yli~.QPl\tJ.· . The ~){tQt~~.·· ns'~fl(),Uld ,bed~idfidt~ttl'j"pUfft;9m·.C~~UtP,riprtopl'"SIi~m~~80f.s ,t9aVQjdCQ,rmicts .d<?th~rlandscaptng. ·qIeamrtee·arout1dthe.~qgipment~r CPAl;J)ltlndardtrr .. ct.~u:.. 'Uired, .. ... . ... ... ....
• ai$em~n~~iU,·,.be tequited·forsIILltiltW:.fa,cUnies··.on ·.site"
.~e.v;~:~lUm()~~UkelYC0r1:t~'fr~m 1t~e ,Q\(~rh~~O~ine$·on "MEJypell'AVfJ~ .1\ t()uttl.f()rund~rtround IiIl~t~ :tmUwequipmentwilf 'neeQtotled~te:rrnif:le(t .. .
• ~p~li~~~t;$QjO'¢aJflPJetea •• ytnJty~eiViCe.·!'.~tiC,~t!qt)lprOVi~in~ eleCtric Joad;lrifbltn.aJion.···~"dmain p$~~I~j~r.q;~eaQhunit,. and .. 3q~mititwifb~on~fl,Iction·pfan$.Q:bmittaJ~.
• AQ~t)tedMeter ·R~adjngmeters~yt>e ·r~q~jr@d.AppJicantl$ resPQnsj~"for ·Q~.,
1,.' ··t~~applieantshaIIComplywi~·aU~e,ElfJ~r;clJtilitY· .• Engih,eering.···PepartfJ1ehl$~l\'ice
.t@qvlrsmentsnoted~4rin9pl~n ·r~"ieW.< < ,.
2. r:H~;,appli~ot ~half~Je~PQg$i~,etortd~tifle~ti()nat1cl!~9atiQnOf~II'14iJmQS,tl()th: pUblicahd pti¥II$(Wfthin 'thIWQrk~rel.Prl()r~olny~x~yationw<).rJtat thesitettt1e~pplioant:~~11
contact Underground Service Alert (USA) at 1-800-227-2600, at least 48 hours prior to
beginning work.
3. the applicant shall submit a request to disconnect all existing utility services and/or meters
including a signed affidavit of vacancy, on the form provided by the Building Inspection
Division. UtHities will be disconnected or r.emoved within 10 working days after receipt of
request. The demolition permit will be issued after all utility· services and/or meters have been
disconnected and removed. '
THE FOLLOWING SHALL BE INCORPORATED IN SUBMITTALS,FOR ELECTRIC SERVICE
1. A completed Utility Service Application and a full set of plans must be included with all ' .
. applications involving electrical 'work. The load sheet must be included with the preliminary
, submittal. ' . ,
2. Only one electric service lateral is permitted per parcel. Utilities Rule & Regulation #18.
3. If this project requires padmount transformers, the location of the transform~rs shall be shOwn
on the site plan and approved by the Utilities Department and the Architectural Review Board.
Utilities Rule & Regulations #3& #16.
4. The developer/owner shall provide space for installing padmount equipment (i.e. transformers
switches, and Interrupters) and associated substructure as required by the City. '
5. The customer shall install all electrical substructures (conduits, boxes and pads) required from
, the service point to the ~ustomer's switchgear. The design and installation shall be according to
the City standards and shown on plans. Utilities Rule & Regulations #16 & #18. '
6. Location of the eJectric panel/switchboard shall be shown on the site plan and approved by the
Architectural Review Board and Utilities Dep~rtnient.
7. All utility meters, lines, transformers, backflow preventers, and any other required equipment
shall be shown on the landscape and irrigation plans and shall show tt:lat no conflict will occur
between the utilities and landscape materials. In addition, all aboveground equipment shall be'
screened in a manner that is consistent with the building design and setback requirements.
8. For services larger than 1600 amps, the cust~mer will be reqUired to provide a transition cabinet
as the interconnection point between the utility's padmount transformer and the. customer's main
switchgear. The cabl~et design drawings must be submi1;ted to the Electric Utility Engineering
Department for review and approval. '
9. For underground services, no more than four (4) 750 MCM conductors per phase can be
connected to the transformer secondary terminals; otherwise, bus duct must be used for
con~ections to padmount transformers. If customer installs a bus duct directly betWeen the
transformer secondary terminals and the main switchgear, the 'installation of a transition cabinet
will not be required. . "
10. The customer is responsible for sizing equipment according to the National Electric Code
requirements. The service conductors shall be sized per City standards. Utilities Rule &
Regulation #18.
11. Any additional facilities and services requested by the Applicant that are beyond what the utility
deems standard facilities will be subject to Special Facilities charges. The Special Facilities
Page 2 of4
charges include the cost of installing the additiona,1 facilities as well as the cost of ownership.
Utilities Rule & Regulation #20.
12. Projects that require the extension of high vQltage primary distribution lines or reinforcement of
offsite electric facilities will be at the customers. expense and must be coordiha~ed with the
. Electric utility.
DURING CONSTRUCTION
1. .contractors and developers shall obtain permit from the Department of Public Works before
digging in the street right-of-way. 1his includes sidewalks, driveways and planter strips.
2. At least 48 hours prior to starting any excavation, the customer must call Underground Service
Alert (USA) at 1-800-227-2600 to have existing underground utilities located and marked. The
areas. to be check by USA shall be delineated with white paint. All USA markings shall be'
removed by the customer or contractor when construction is complete .
. 3. The customer is responsible for installing all on-site substructures (conduits, boxes and pads)
required for the electric service. No more than 270 degrees of bends ~re allowed in a
secQndary conduit run. All conduits· must be sized according to National Electric Code
requirements and no 112 -inch size conduits are permitted. All off-site substructure work will
be constructed by the City at the customer's expense. Where mutually agreed upon by the
. City and the Applicant, all or part of the off-site substructure work may be constructed by the
Applicant. .
4. All primary electric conduits shall be concrete encased with the top of the encasement at the
'depth of 30 inches. No more than 180 degrees of bends are allowed in a primary conduit run.
Conduit runs over 500 feet in length require additional pull boxes.
5. All new underground conduits and substructures shall be installed per City standards·and·shall
be inspected by the Electrical Underground Inspector before backfilling.
6. The customer is responsible for Installing all underground ~Iectric service conductors, bus duct
transition cabinets, and other required equipment. The installation shall meet the National I
Electric Code and the City Standards.
7. Meter and switchboard requirements shall be in accordance with Electric Utility Service
Equipment Requirements Committee (EUSERC) drawings accepted by Utility and CPA
standards for meter installations ..
8. Shoplfactory drawings for switchboards (400A and greater) and asso9.iated hardware must be
submitted for review and approval prior to installing the switchgear to:
Gopal Jagannath, P.E.
Supervising Electric Project Engineer
Utilities Engineering (Electrical)
1007 Elwell Court
Palo Alto, CA 94303
9. Catalog cut sheets may not be substituted for factory drawing submittal.
Page 30f4
10. All new underground electric services shall be inspected and approved by both the BUilding
Inspection Division and the EleCtrical Underground Inspector before energizing. ,
AFTER CONSTRUCTION & PRIOR TO FINALIZATION
1. The customer shall provide as-built drawings showing theJocation of all switchboards, conduits
(number and size), conductors'(number and size), splice boxes, vaults and switchltransformer
pads.
PRIOR TO ISSUANCE OF BUILDING OCCUPANCY PERMIT
1.' The applicant shall secure a Public Utilitie~ Easement for facilities installed on private property
~~~ "
2. An required inspections have been completed and approved by both the Building Inspection
Divjsion and the Electrical Underground Inspector.
3. All fees must-be paid.
4. All Special Facilities contracts or other agreements need to be signed by the City and
applipant.
SUBDIVISION ~ROJECTS
1. ,There may be other conditions ap.plicable to your project that can be fC?und in previous sections
of ,this. document.
2. Only' one electric service lateral is .permitted per parcel.
3~ The developer/owner shall provide space for installing padmount equipment (Le. transformers
switches. and interrupters) and associated substructure'as required by the City. In addition, '
the owner shall grant a Public Utilities Easement for facilities installed within the subdivision as
required by the City. '
4. The civil drawings must show all existing and proposed electric facilities (i.e. conduits, boxes
pads, services, and streetlights) as well as other utilities. ",. .'
5. The developer/owner is responsible for all substructure installations (conduits, boxes, pads,
,streetlights system; etc.) on the subdivision parcel map. The design and installation shall be
ac~ording to the City stal1dards and all work must be inspected and approved by the Electrical
Underground, !nspector.
6. The developer/owner is responsible for all underground services (conduits and 'conductors) to
single-family homes within the subdivision. All work requires inspection and approval from both
the Building Department and the Electrical Underground Inspector.
7. The tentative parcel map shall show all required easements as requested by the City.
Page4of4
Public Works Department
Environmental Services Division
Watershed Protection Group
. PROJECT REVIEW COMMENTS
Date:·
To:
From:
PhoDe:
August 30, 2012
Tim Wong
Kirsten Struve, Manager, Environmental Control Programs
(650) 329-2421
.-----------~---~---------------~--------------------------------------------------------------------------------~~------Application Number:
Company Name
Project Address:
Maybell Senior HousiDg:Proj~ct"
587 & 585 Maybell Ave
Palo Alto, CA
-----------------------------------------------------------------------------------~-------------------------------~--~------We bave reviewed the plans for tbis project. Please Dote tbe following issues must be addressed in
building plans prior to final approval by tbis department: .
PAMC.16.09.170, 16.09.040 Discharge of Groundwater
Prior approval shall be obtained from the city engineer or designee to discharge water pwnped from construction sites to the
storm drain. The city engineer or designee may require gravity settling and filtration upon a detennination that either or both
would improve the water qua1:ity of the discharge. Contaminated ground water or water that exceeds state or federal
requirements for discharge to navigable wate~ may not be discharged to the stonn drain. Such water· may be discharged to the
sewer, provided that the discharge limits contained in Palo Alto Municipal Code (16.09.040(m» are not exceeded and the
approval of the superintendent is obtained prior to discharge. The City shall be compensated for· any costs. it incurs in
authorizing such discharge, at the rate set forth in the Municipal Fee Schedule.
PAMC 16.09.180(b)(1l) Carwash Required
New Multi-family resiaential units and residential development projects with 25 or more units shall provide a .covered area for
occupants to wash their vehicles. A drain shall be installed to capture all yehicl~ wash waters and shall be connected to an
oiJJwater separator prior to discharge to the sanitary sew~r system.. The oiJlwater separator shall be .cleaned at a frequency of at
least once every six months or more frequently if recommended by the manufacturer or the Superintendent. Oil/water separators
shall have a minimum ~~acity of 100 gallons. The ~a Shal.l be graded or ~nned in such a manner as t? preve~ the discharge
of storm water to the sanItary sewer system; (Note: tbls requIrement has typIcally been exempted for senIor housmg. Any bose
bibs must be fitted with lock-outs or other connections controls and signage indicating that car washing is not allowed.)
PAMC 16.09.180(b)(10) Dumpsters for New and Remodeled Facilities
New buildings and resid(mtial developments provi~ing. centralized solid waste collection, except for single-family and duplex
residences, shall provide a covered area for a .dwnpster. The area shall be adequately sized for all waste streams and designed
with grading or a berm system to prevent water runon and runoff from the area.
PAMC 16.09.180(b)(14) Archit~tural Copper
On and after January 1,2003, copper metal roofing, copper metal gutte:r:s, copper metal down spouts, and copper granule
containing asphalt shingJes shall not Pe permitted for use on any residential, commercial or industrial building for which a
building permit is required. Copper flashing for use under tiles or slates and small copper ornaments are exempt from this
prohibition. Replacement roofmg, gutters and downspouts on historic structures are exempt, provided that the roofing material
used shall be prepatinated at the factory. For the purposes of this exemption, the defini~on of "historictl shall be limited to
structures designated as Category 1 or Category 2 buildings in the current edition of the Palo Alto Historical and Architectural
Resources Report and Inventory.
Page 1 of2
, :;,
PAMC 16.09.180(b)(S) Condensate from HV AC
Conde~ate lines shall not be connected or allowed to drain to the stonn drain system.
PAMC 16.09.205 Cooling Towers
No p~son ~hall discharge or aa.d to the sanitary se~er sy~tem or storm drain.system, or add to a cooling system, pool, spa,
fountaIn, boller or heat exchanger, any substance that.Cf;mtam$ any'ofthe followmg: . .
(I) Copper in excess of2.0 mglliter;
(2) Any tri-butyl tin cOll'JP0und in exceSs of 0.1 0 mglliter;
(3) Chromium in excess of2.0 mglliter.
(4) Zin~ in excess of2.0 mglliter; or
(5) . Molybdenum iri excess of2.0 mglliter.
The above limits shall apply to any of the above-listed substances prior to dilution with the cooling system, pool, spa or
fountain water.
A flow meter shall be installed·to measure the volunie of blow down water from the new cool~g tower. Cooling systems
discharging greater than 2~OOO gallons per day are required to meet a copper discharge limit of 0.25 milligrams per liter.
P AMC 16.09.180(b)(b) Copper Piping
Copper, copper alloys, lead and lead' alloys, including brass, shall not be used. ~ sewer lines, connectors, or seals coming in
contact with sewage except for d~mestic waste.sink. traps and short lengths of associated connecting p~pes where alternate
materials are·not practicaL The plans must specifY that copper piping will not be used for wastewater plumbing.' .
16.09.180(12) Mercury SwitcheS·
Mercury ~witc~es shall not be installed in sewer or stonn drain sumps.
'.
P AMC 16.09.205(a) Cooling Systems, Pools, Spa~, Fountains, Boilers and Heat Exchange~
It shall be unlawful to discharge water from cooling systems, pools,.spas, fountains boilers'and h~at exchangers to the storm'
drain system.
PAMC 16:09.165(b) Storm Drain Labeling .
Stonn drain inlets shall be clearly marked with the words "No dumping -Flows to Bay," or equivalent.
Page 2 of2
@
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C !TY O F
P
A
Agenda Date:
To:
From:
2
--
January 17,2013
Architectural Review Board
Margaret Netto
Architectural Review Board
777. 71II1II •
Staff Report
Department: Planning and
Community Environment
Subject: 145 Hawthorne Avenue [12PLN-00072]: Request by Zach Trailer for
Architectural Review of the construction of three detached residential units on a
10,503 sq. ft. lot. Zone District: RM-15. Environmental Assessment: Exempt from
the provisions of the California Environmental Quality Act (CEQA) per CEQA
Guidelines Section 15332.
RECOMMENDATION
Staff recommends the Architectural Review Board (ARB) recomnlend approval of the proposed
project based upon the findings contained in Attachment A and conditions of approval contained
in Attachment B.
BACKGROUND
Previous ARB Review
On December 6, 2012, the Architectural Review Board conducted the first major review of the
project application. There were no public speakers. The ARB was supportive of the project, but
continued the item to January 17, 2013 public hearing, requesting the applicant provide the
following items and plan revisions:
• Lighting detail cut sheets;
• Landscape Plan;
• Fence details;
• Rafter tail details;
• Trash receptacle location;
• Downspout location shown on elevations;
• Removal of the copper flashing material;
• Articulation of the side elevations of Units 2 and 3;
• A view of Unit 3 from the driveway;
• Larger eaves on Unit 3;
• Contextual elevations of the unit; and
• Connectivity to the bike storage area.
12PLN -00072 Page 1 of3
DISCUSSION
ARB Comments
• A lighting cut sheet has been provided indicating a "pocket" up/down light fixture having
a bronze finish (see Attachment G).
• The project architect has provided a landscape plan. Plan Sheet L1 shows perimeter
landscaping with shrubs, groundcover and vines. A landscape buffer is shown provided
between each unit and in front of each unit and pathway.
• Attachment H provides a fence detail indicating the new 4' open rail fence, the 4' fence
and the 6' fence with 12" open rail slats.
• Attachment I provides rafter design details.
• The site plan indicates the trash receptacle location behind the units on the south property
line.
• Plan Sheets A4, A6, and AS indicates the downspout location on all elevations.
• The copper flashing has been eliminated from the project design and replaced with painted
galvanized sheet metal.
• Additional windows and horizontal wood siding have been added to Units 2 and 3,
breaking up the blank wall space, adding articulation to the elevation (see Sheet A6, AS).
Windows have also been added to Unit 1 (see Sheet A4).
• Attachment J provides a rendering of Unit 3 from the driveway.
• Plan Sheet AS indicates a larger, 6" lower roof rake eave on Unit 3.
• Plan Sheet A9 provides contextual elevations of the units.
• The plans indicate the elimination of the single step from the bike storage area and
provision of a path to the area.
The applicant has addressed the ARB concerns; therefore, Staff recommends approval of the
proj ect as revised.
ATTACHMENTS
Attachment A:
Attachment B:
Attachment C:
Attachnlent D:
Attachment E:
Attachment F:
Attachment G:
Attachment H:
Attachment I:
Attachment J:
Attachment K:
Findings for Approval Including Context Based Design Findings
Conditions of Approval
Applicant's project description
Zoning Compliance Table
Comprehensive Plan Table
ARB Staff Report dated 12-06-12
Lighting cut sheet
Fence detail
Eve detail
Unit 3 driveway view rendering
Project Plans (Board Members Only)
COURTESY COPIES
Zach Trailer, ztrailer@zachtrailer.com
Chris Spaulding, chris@csarchitect.net
12PLN-00072 Page 2 of3
Prepared By: Margaret Netto, Contract Planner
Reviewed by: Amy French, AICP, Chief Planning Official U'
12PLN-00072 Page 3 of3
ATTACHMENT A
CONTEXT-BASED DESIGN CONSIDERATIONSIFINDINGS
145 Hawthorne Avenue
12PLN-00072
Pursuant to PAMC 18.l3.060(b), in addition to the findings for Architectural Review
contained in PAMC 18.76.020(d) 'Multiple Family Context-Based Design Criteria,' the
following additional findings have been made in the affirmative:
1) Massing and Building Facades: Massing and building facades shall be designed to
create a residential scale in keeping with Palo Alto neighborhoods. and to provide
a relationship with streets. This finding can be made in the affirmative in that the
various rooflines, porches, and variety of siding minimize massing of the three
detached residential units. Front porches help to create relationship. All exposed
sides of the building units are designed with the same level of care and integrity.
2) Low-Density Residential Transitions: Where new projects are built abutting
existing lower-scale residential development. care shall be taken to respect the
scale and privacy of neighboring properties. This finding can be nlade in the
affirmative in that a good neighbor fence, no second story balconies, high second
story windows, and retaining the existing trees along the property line is used
privacy screening of the neighboring properties.
3) Project Open Space: Private and public open space shall be provided so that it is
usable for the residents and visitors of the site. This finding can be made in the
affirmative in that the project incorporates large patio areas for private use. The
common open space is situated in the front yard area and exceeds the required 300
square feet.
4) Parking Design: Parking shall be accommodated but shall not be allowed to
overwhelm the character of the proj ect or detract from the pedestrian
environment. This finding can be made in the affirmative in that the majority of
parking is tucked behind each unit and is not visible from the street, and does not
detract from the modern style architecture of the units.
5) Large (multi-acre) Sites. Large (in excess of one acre) sites shall be designed so
that street. block. and building patterns are consistent with those of the
surrounding neighborhood. This finding is not applicable to this project since the
site is approximately 10,503 square feet in area.
6) Housing Variety and Units on Individual Lots: Multi-family projects may include
a variety of unit types such as small-lot detached units. attached
rowhouses/townhouses, and cottage clusters in order to achieve variety and create
145 Hawthorne Avenue (l2PLN-00072) Page lof2
transitions to adjacent existing development. The project is consistent with this
finding in that the three residential detached units are proposed in a linear
configuration with the units separated by a courtyard. Each of the units also has
private porches.
7) Sustainability and Green Building Design. The project incorporates several items
in the Build It Green Multifamily Green Point Checklist such as site orientation
and south facing windows for passive solar design and high efficiency irrigation
system with smart weather based controller for landscaping.
In conclusion, the proposed project at 145 Hawthorne Avenue [12PLN-00072] is
consistent with the Multiple Family Context-Based Design Criteria for all of the reasons
and findings specified above.
145 Hawthorne Avenue (12PLN-00072) Page 2 of2
ATTACHMENT A
FINDINGS FOR ARCHITECTURAL REVIEW APPROVAL
145 Hawthonle Avenue
12PLN-00072
The design and architecture of the proposed improvements, as conditioned, complies with
the Findings for Architectural Review as specified in PAMC Chapter 18.76.
1) The design of the proposed three-unit multi-family development is consistent and
compatible with applicable elements of the City's Comprehensive Plan in that the
site is designated Multiple Family Residential and the Comprehensive Plan Table
indicates compliance with applicable policies.
2) The design is conlpatible with the immediate environment of the site in that the
proposed building is located within a multifamily zone district where other
buildings of similar size and scale are common;
3) The design is appropriate to the function of the project in that the design makes
the most functional use possible given the narrow constraints of the 54-foot wide
lot;
4) In areas considered by the board as having a unified design character or historical
character, the design is compatible with such character. Not applicable. The area
does not have a unified design character.
5) The design promotes harmonious transitions in scale and character in areas
between different designated land uses in that the scale of the proposed project is
harmonious with neighboring multifamily structures;
6) The design is compatible with approved improvements both on and off the site in
that the proposed residential building will be compatible with the other
multifamily buildings in the area;
7) The planning and siting of the various functions and buildings on the site create
an internal sense of order and provide a desirable environment for occupants,
visitors and the general community in that the proposed design makes good use of
the available space on this narrow lot, accommodating the requirements for open
space, parking and sufficient vehicular access area;
8) The amount and arrangement of open space are appropriate to the design and the
function of the structures in that ample open space is provided in the form of
private patio areas for each of the three dwelling units as well as common open
space along the side and rear of the property;
145 Hawthorne Avenue (12PLN-00072) Page 1 of3
9) Sufficient ancillary functions are provided to support the main functions of the
project in that the proposal includes sufficient parking and areas to accommodate
trash and recycling needs of the development;
10) Access to the property and circulation thereon are safe and convenient for
pedestrians, cyclists and vehicles in that adequate parking areas are proposed
despite the narrowness of the lot;
11) Natural features are appropriately preserved and integrated with the project in that
the proposal will ensure the preservation of one of the two city street trees at the
front of the property, subject to appropriate measures for preservation of the
remaining tree;
12) The materials, textures, colors and details of construction and plant material are
appropriate expressions of the design and function in that the dwellings are in the
modem style of architecture with fa<;ade materials, details and window design that
are consistent with this style;
13) The landscape design concept for the site, as shown by the relationship of plant
masses, open space, scale, plant forms and foliage textures and colors create a
desirable and functional environment in that there is little room for plant material
but plantings are placed wherever possible;
14) Plant material is suitable and adaptable to the site, capable of being properly
maintained on the site, and is of a variety, which would tend to be drought
resistant and to reduce consumption of water in its installation and maintenance;
15) The project exhibits green building and sustainable design that is energy efficient,
water conserving, durable and nontoxic, with high quality spaces and high
recycled content materials. The design is energy efficient and incorporates
renewable energy design elements including, but not limited to:
a. High efficiency toilets
b. Efficient appliances
c. Fire resistant roofing materials
d. Low-water plant materials
16) The design is consistent and compatible with the purpose of architectural review,
which is to:
a. Promote orderly and harmonious development in the city;
b. Enhance the desirability of residence or investment in the city;
c. Encourage the attainment of the most desirable use of land and
improvements;
145 Hawthorne Avenue (l2PLN-00072) Page 2 of3
d. Enhance the desirability of living conditions upon the immediate site or in
adjacent areas; and
e. Promote visual environments which are of high aesthetic quality and variety
and which, at the same time, are considerate of each other.
In conclusion, the proposed project at 145 Hawthorne Avenue [12PLN-00072] IS
consistent for all of the reasons and findings specified· above.
145 Hawthorne Avenue (12PLN.00072) Page 3 of3
ATTACHMENT B
CONDITIONS OF APPROV AL
145 Hawthorne Avenue
12PLN-000208
Planning and Environmental Division
1. The plans submitted for Building Permit shall be in substantial compliance with plans date
stamped October 16, 2012 except as modified to incorporate these conditions of approvaL
2. These ARB conditions of approval shall be printed on the plans submitted for building
permits.
3. The project shall incorporate permeable paving materials for the driveway and parking area.
4. The applicant is required to pay all subdivision fees, including park land dedication fees.
Utilities Electric
5. The City provides only one electric service per parcel. However, applicant has the option to
have multiple electric meters.
6. If applicant decides to have one electric meter for each unit, the City will require all the three
meters to be installed at one location.
7. Electric service in the proposed project area is through overhead electric distribution lines.
Applicant must notify Utilities Engineering, if underground service is required. In that case
Utilities may require public utility easements for installing a pad mounted transformer as
well as associated substructure on the applicant's property. Detailed comments and cost
estimate shall be provided when the plans are submitted to the Building Department for
review and approval.
8. The applicant shall comply with all the Electric Utility Engineering Department service
requirements noted during plan and building review.
Public Works Engineering
9. SUBDIVISION APPLICATION: The applicant needs to file for a Minor Subdivision
Application with the Planning Department for subdividing existing parcel to three (3) new
residential homes.
10. Subdivision Agreement is required to secure compliance with condition of approval and
security of improvements onsite and offsite. No grading and excavation or building permits
will be issued until Parcel Map is recorded with County Recorder.
11. OFFSITE IMPROVEMENTS: As part of this project, the applicant must replace the existing
sidewalks, curbs, gutters, and driveway approaches in the public right-of-way along the
entire frontage of the property per Public Works' latest standards and/or as instructed by the
Public Works Inspector. Furthermore, the applicant shall be required to repave (grind and
overlay) the full width of Hawthorne Avenue along the frontage of the property as well. The
145 Hawthorne Avenue (12PLN-00072) Page 1 of 11
site plan must show all the offsite improvements, but must note that any work in the right-of
way must be done per Public Works' standards by a licensed contractor who must first obtain
a Permit for Construction in the Public Right-of-Way ("Street Work Permit") from PWE at
the Development Center.
12. STREET TREES: The applicant may be required to replace existing and/or add new street
trees in the public right-of-way along the property's frontage. Call Public Works' arborist at
650-496-5953 to arrange a site visit so he can determine what street tree work will be
required for this project. The site or tree plan must show street tree work that the arborist has
determined including the tree species, size, location, staking and irrigation requirements.
Any removal, relocation or planting of street trees; or excavation, trenching or pavement
within 10 feet of street trees must be approved by the Public Works' arborist. The plan must
note that in order to do street tree work, the applicant must first obtain a Permit for Street
Tree Work in the Public Right-of-Way ("Street Tree Permit") from Public Works' Urban
Forestry.
13. STORM WATER TREATMENT: This project must meet the latest State Regional Water
Quality Control Board's (SRWQCB) C.3 provisions. The applicant is required to satisfy all
current storm water discharge regulations and shall provide calculations and documents to
verify compliance. All projects that are required to treat stormwater will need to treat the
permit-specified amount of storm water runoff with the following low impact development
methods: rainwater harvesting and reuse, infiltration, evapotranspiration, or biotreatment.
However, biotreatment (filtering stormwater through veg etation and soils before discharging
to the storm drain system) will be allowed only where harvesting and reuse, infiltration and
evapotranspiration are infeasible at the project site. Draft criteria for determining
infeasibility have been developed and are being reviewed by Water Board staff (inquire with
Public Works staff for the latest information). Vault-based treatment will not be allowed as
a stand-alone treatment measure. Where stormwater harvesting and reuse, infiltration, or
evapotranspiration are infeasible, vault-based treatment measures may be used in series with
biotreatment, for example, to remove trash or other large solids.
Reference: Palo Alto Municipal Code Section 16.11. 030(c)
The applicant must incorporate permanent storm water pollution prevention measures that
treat storm water runoff prior to discharge. The prevention measures shall be reviewed by a
qualified third-party reviewer who needs to certify that it complies with the Palo Alto
Municipal Code requirements. This is required prior to the issuance of a building permit.
The third-party reviewer shall be acquired by the applicant and needs to be on the Santa
Clara Valley Urban Runoff Pollution Prevention Program's (Program) list of qualified
consultants. (http://www.scvurppp-w2k.com/consultants.htm) Any consultant or
contractor hired to design/and/or construct a storm water treatment system for the project
cannot certify the project as a third-party reviewer.
Within 45 days of the installation of the required storm water treatment measures and prior to
the issuance of an occupancy permit for the building, third-party reviewer shall also submit
to the City a certification for approval that the project's permanent measures were
constructed and installed in accordance to the approved permit drawings. The project must
145 Hawthorne Avenue (12PLN-00072) Page 2 of 11
also enter into a maintenance agreenlent with the City to guarantee the ongoing maintenance
of the permanent C.3 storm water discharge compliance measures. The maintenance
agreement shall be executed prior to the first building occupancy sign-off.
14. The applicant is required to paint the "No DumpingIFlows to San Francisquito Creek" logo
in blue color on a white background, adjacent to all storm drain inlets. Stencils of the logo
are available from the Public Works Environmental Compliance Division, which may be
contacted at (650) 329-2598. A deposit may be required to secure the retUrn of the stencil.
Include the instruction to paint the logos on the construction grading and drainage plan.
Include maintenance of these logos in the Hazardous Materials Management Plan, if such a
plan is part of this project.
15. BEST MANAGEMENT PRACTICES (BMP's): The applicant is required to submit a
conceptual site grading and drainage plan that conveys site runoff to the nearest adequate
municipal storm drainage system. In order to address potential storm water quality impacts,
the plan shall identify BMP's to be incorporated into the Storm Water Pollution Prevention
Plan (SWPPP) that will be required for the project. The SWPPP shall include permanent
BMP's to be incorporated into the project to protect storm water quality. (Resources and
handouts are available from PWE. Specific reference is made to Palo Alto's companion
document to "Start at the Source", entitled "Planning Your Land Development Project").
The elements of the PWE-approved conceptual grading and drainage plan shall be
incorporated into the building permit plans.
The developer shall require its contractor to incorporate BMP's for storm water pollution
prevention in all construction operations, in conformance with the S WPPP prepared for the
project. It is unlawful to discharge any construction debris (soil, asphalt, sawcut slurry, paint,
chemicals, etc.) or other waste materials into gutters or storm drains. (PAMC Chapter
16.09).
16. PROPERTY FENCE: The footing for the property perimeter fence shall not encroach into
neighboring properties.
17. TRENCHING DETAIL: Include in the plans the Public Works Standard Detail Drawing
#401 for trenching in the Public right-of-way.
The following comments are provided to assist the applicant at the building permit phase. You
can obtain various plan set details, forms and guidelines from Public Works at the City's
Development Center (285 Hamilton Avenue) or on Public Works' website:
http://www.cityofpaloalto.org/depts/pwd/forms permits.asp
Include in plans submitted for a building permit:
18. GRADING & EXCAVATION PERMIT: Since more than 10,000 square feet of the land
area on the project site is being disturbed, a Grading and Excavation Permit needs to be
obtained from PWE at the Development Center before the building permit can be issued.
145 Hawthorne Avenue (12PLN-00072) Page 3 ofll
Refer to the Public Works' website for "Excavation and Grading Permit Instructions." For
the Grading and Excavation Permit application, various documents are required including a
grading and drainage plan, Interim and Final erosion and sediment control, and storm water
pollution prevention plan (SWPPP). Refer to our website for "Grading and Excavation
Permit Application" and guidelines. Include the required documents and drawings in the
building permit set drawings. Indicate the amount of soil to be cut and filled for the project.
19. GRADING AND DRAINAGE PLAN: The plan set must include a grading and drainage
plan prepared by a licensed professional that includes existing and proposed spot elevations
and showing drainage flows to demonstrate proper drainage of the site. Other site utilities
may be shown on the grading plan for reference only, and should be so noted. No utility
infrastructure should be shown inside the building footprint. Installation of these other
utilities will be approved as part of a subsequent Building Permit application.
20. Site grading, excavation, and other site improvements that disturb large soil areas may only
be performed during the regular construction season (from April 16 through October 15th) of
each year the permit is active. The site must be stabilized to prevent soil erosion during the
wet season. The wet season is defined as the period from October 15 to April 15. Methods of
stabilization are to be identified within the Civil sheets of the improvement plans for
approval.
21. STORM WATER POLLUTION PREVENTION: The City's full-sized "Pollution Prevention
-It's Part of the Plan" sheet must be included in the plan set. Copies are available from
Development Center or on our website. Also, the applicant must provide a site-specific
storm water pollution control plan sheet in the plan set.
22. IMPERVIOUS SURFACE AREA: Since the project will be creating or replacing 500 square
feet or more of impervious surface, the applicant shall provide calculations of the existing
and proposed impervious surface areas. The calculations need to be filled out in the
Impervious Area Worksheet for Land Developments . form which is available at the
Development Center or on our website, then submitted with the building pemlit application.
23. WORK IN THE RIGHT-OF-WAY -If any work is proposed in the public right-of-way, such
as sidewalk replacement, driveway approach, curb inlet, storm water connections or utility
laterals, the following note shall be included on the Site Plan next to the proposed work:
"Any construction within the city right-of-way must have an approved Permit for
Construction in the Public Street prior to commencement of this work. THE
PERFORMANCE OF THIS WORK IS NOT AUTHORIZED BY THE BUILDING
PERMIT ISSUANCE BUT SHOWN ON THE BUILDING PERMIT FOR INFORMATION
ONLY."
24. LOGISTICS PLAN: The contractor must submit a logistics plan to PWE prior to
commencing work that addresses all impacts to the City's right-of-way, including, but not
limited to: pedestrian control, traffic control, truck routes, material deliveries, contractor's
parking, concrete pours, crane lifts, work hours, noise control, dust control, storm water
145 Hawthorne Avenue (12PLN-00072) Page 4 ofll
pollution prevention, contractor's contact, noticing of affected businesses, and schedule of
work. The plan will be part of the building permit submittal.
25. FINALIZATION OF BUILDING PERMIT: The Public Works Inspector shall sign off the
building permit prior to the finalization of this permit. All off-site improvements shall be
finished prior to this sign-off. Similarly, all as-builts, on-site grading, drainage and post
developments BMP's shall be completed prior to sign-off.
Fire Department
26. Install a NFPA 13-D fire sprinkler system in each unit with no exceptions allowed.
27. All addresses shall be visible from Hawthorne Avenue.
Public Works Tree Specialist
28. BUILDING PERMIT SUBMITTAL REVIEW. Prior to submittal for staff review, the plans
submitted for building permit shall be reviewed by the project site arborist to verify that all
the arborist's recommendations have been incorporated into the final plan set. The submittal
set shall be accompanied by the project site arborist's certification letter that the plans have
incorporated the following information:
a. Final Tree Protection Report (TPR) design changes and preservation measures.
b. Palo Alto Tree Technical Manual Standards, Section 2.00 and PAMC 8.10.080.
c. Outstanding items. Itemized list and which plan sheet the measures are to be located.
d. Landscape and irrigation plans are consistent with CP A Tree Technical Manual,
Section 5.45 and Appendix L, Landscaping under Native Oaks and PAMC
18.40.130.
29. SITE PLAN REQUIREMENTS. The final Plans submitted for building permit shall include
the following information and notes on the relevant plan sheets:
a. Sheet T -1 Tree Protection-it's Part of the Plan
(http://www.cityofpaloalto.org/environmentlurbancanopy . asp ), Applicant shall
complete the Tree Disclosure Statement. Inspections and monthly reporting by the
project arborist are mandatory. (All projects: check #1; with tree preservation report:
check #2-6; with landscape plan: check #7.)
b. The Tree Preservation Report (TPR). All sheets of the TPR approved by the City,
(Tree Protection Report dated March 22, 2012, and allAddendums) shall be printed
on numbered Sheet T-1 (T-2, T-3, etc) and added to the sheet index.
c. Protective Tree Fencing Type. Delineate on grading plans, irrigation plans, site plans
and utility plans, Type II fencing around Street Trees and Type I fencing
around ProtectediDesignated trees as a bold dashed line enclosing the Tree Protection
Zone (per the approved Tree Preservation Report) per instructions on Detail #605,
Sheet T-1, and the City Tree Technical Manual, Section 6.35-Site Plans.
145 Hawthorne Avenue (12PLN-00072) Page 5 of 11
d. Site Plan Notes. Note # 1. Apply to the site plan stating, "All tree protection and
inspection schedule measures, design recommendations, watering and construction
scheduling shall be implemented in full by owner and contractor, as stated in the Tree
Protection Report on Sheet T-1 and the approved plans". Note #2. All civil plans,
grading plans, irrigation plans, site plans and utility plans and relevant sheets shall
include a note applying to the trees to be protected,
including neighboring trees stating: "Regulated Tree--before working in this area
contact the Project Site Arborist at (Ray Morneau Arhorist, 650-964-7664),_"; Note
#3. "GradinglBasement/foundation plan. Soils Report and Excavation for basement
construction within the TPZ of a protected tree shall specify a vertical cut (stitch piers
may be necessary) in orderto avoid over-excavating into the tree root zone. Any
variance from this procedure requires City Arborist approval, please call (650) 329-
2441." Note #4. Utility plan sheets shall include the following note: "Utility trenching
shall not occur within the TPZ of the protected tree. Contractor shall be responsible
for ensuring that no trenching occurs within the TPZ of the protected tree by
contractors, City crews or final landscape workers. See sheet T -1 for instructions."
e. New Street Tree Instructions._ The existing London plane (PW-L2) is approved for
removal and tree replacement by separate PW Street Work Permit,
30. LANDSCAPE PLANS.
a. Provide a detailed landscape and irrigation plan for the area under the oak canopy
31. TREE PROTECTION VERIFICATION. Prior to demolition, grading or building permit
issuance, a written verification from the contractor that the required protective fencing is in
place shall be submitted to the Building Inspections Division. The fencing shall contain
required warning sign and remain in place until final inspection of the project.
DURING CONSTRUCTION
32. EXCAVATION RESTRICTIONS APPLY (TTM, Sec. 2.20 C & D). Any approved grading,
digging or trenching beneath a tree canopy shall be preformed using 'air-spade' method as a
preference, with nlanual hand shovel as a backup. For utility trenching, including sewer line,
roots exposed with diameter of 1.5 inches and greater shall remain intact and not be
damaged. If directional boring method is used to tunnel beneath roots, then Table 2-1,
Trenching and Tunneling Distance, shall be printed on the final plans.
33. PLAN CHANGES. Revisions and/or changes to plans before or during construction shall be
reviewed and responded to by the project site arborist, (Ray Morneau Arhorist, 650-964-
7664), with written letter of acceptance before submitting the revision to the city for review.
34. CONDITIONS. All Planning Department conditions of approval for the project apply and
shall be printed on the plans submitted for building permit.
35. TREE PROTECTION COMPLIANCE. The owner and contractor shall implement all
protection and inspection schedule measures, design recommendations and construction
scheduling as stated in the TPR, and is subject to code compliance action pursuant to PAMC
145 Hawthorne Avenue (12PLN-00072) Page 6 of 11
8.10.080. The required protective fencing shall remain in place until final landscaping and
inspection of the project. Project arborist approval must be obtained and documented in the
monthly activity report sent to the City. A mandatory Monthly Tree Activity Report shall be
sent monthly to the City beginning with the initial verification approval, using the template in
the Tree Technical Manual, Addendum 11.
36. TREE DAMAGE. Tree Damage, Injury Mitigation and Inspections apply to Contractor.
Reporting, injury mitigation measures and arborist inspection schedule (1-5) apply pursuant
to TTM, Section 2.20-2.30. Contractor shall be responsible for the repair or replacement of
any publicly owned or protected trees that are damaged during the course of construction,
pursuant to Title 8 of the Palo Alto Municipal Code, and city Tree Technical Manual, Section
2.25.
37. GENERAL. The following general tree preservation measures apply to all trees to be
retained: No storage of material, topsoil, vehicles or equipment shall be permitted within the
tree enclosure area. The ground under and around the tree canopy area shall not be altered.
Trees to be retained shall be irrigated, aerated and maintained as necessary to ensure survival.
PRIOR TO OCCUPANCY
38. TREE INSPECTION. The contractor shall call for an inspection by the Project Arborist. A
final inspection and report by the project arborist shall evaluate all trees to be retained and
protected, as indicated in the approved plans, the activity, health, welfare, mitigation
remedies for injury, ifany, and for the long term care of the trees for the new owner. The
report shall provide written verification to the Planning Department that all trees, shrubs,
planting and irrigation are installed and functioning as specified in the approved plans. The
final arborist report shall be provided to the Planning Department prior to written request for
temporary or final occupancy. The final report may be used to navigate the security
guarantee return process, when applicable.
39. PLANNING INSPECTION. Prior to final sign off, contractor or owner shall contact the city
planner (650-329-2441) to inspect and verify Special Conditions relating to the conditions for
structures, fixtures, colors and site plan accessories.
POST CONSTRUCTION
40. MAINTENANCE. All landscape and trees shall be maintained, watered, fertilized, and
pruned according to Best Management Practices-Pruning (ANSI A300-2001 or current
version). Any vegetation that dies shall be replaced or failed automatic irrigation repaired
by the current property owner within 30 days of discovery.
Water, Gas & Wastewater Division
PRIOR TO ISSUANCE OF DEMOLITION PERMIT
145 Hawthorne Avenue (12PLN-00072) Page 7 of 11
41. Prior to demolition, the applicant shall submit the existing water/wastewater fixture unit
loads (and building as-built plans to verify the existing loads) to detennine the capacity fee
credit for the existing load. If the applicant does not submit loads and plans they may not
receive credit for the existing water/wastewater fixtures.
42. The applicant shall submit a request to disconnect gas services and/or meters including a
signed affidavit of vacancy. Utilities will be disconnected or removed within 10 working
days after receipt of request. The demolition pennit will be issued by the building inspection
division after all utility services and/or meters have been disconnected and removed.
PRIOR TO SUBMITTAL FOR BUILDING PERMIT
43. The applicant shall submit a completed water-gas-wastewater service connection application
-load sheet for City of Palo Alto Utilities. The applicant must provide all the information
requested for utility service demands (water in fixture units/g.p.m., gas in b.t.u.p.h, and sewer
in fixture units/g.p.d.).
44. The applicant shall submit improvement plans for utility construction. The plans must show
the size and location of all underground utilities within the development and the public right
of way including meters, backflow preventers, fire service requirements, sewer mains, sewer
cleanouts, sewer lift stations and any other required utilities.
45. Utility vaults, transformers, utility cabinets, concrete bases, or other structures can not be
placed over existing water, gas or wastewater mains/services. Maintain l' horizontal clear
separation from the vault/cabinet/concrete base to existing utilities as found in the field. If
there is a connict with existing utilities, Cabinets/vaults/bases shall be relocated from the
plan location as needed to meet field conditions.
46. The applicant must show on the site plan the existence of any water well, or auxiliary water
supply.
47. The applicant shall be responsible for installing and upgrading the existing utility services
and/or mains as necessary to handle anticipated peak loads. This responsibility includes all
costs associated with the design and construction for the installation/upgrade of the utility
services and/or mains.
48. Sewer drainage piping serving fixtures located below the next upstream sewer main manhole
cover shall be protected by an approved backwater valve per California Plumbing Code
710.0. The upstream sewer main manhole rim elevation shall be shown on the plans.
49. Flushing of any fire system to sanitary sewer shall not exceed 30 GPM. Higher flushing
rates shall be diverted to a detention tank to achieve the 30 GPM now to sewer.
50. Sewage ejector pumps shall meet the following conditions:
a. The pump(s) be limited to a total 100 GPM capacity or less.
145 Hawthorne Avenue (12PLN-00072) Page 8 of 11
b. The sewage line changes to a 4" gravity flow line at least 20' upstream of the City
clean out.
c. The tank and float is set up such that the pump run time not exceed 20 seconds each
cycle.
51. Existing wastewater laterals that are not plastic (ABS, PVC, or PE) shall be replaced at the
applicant's expense.
52. The applicant shall pay the capacity fees and connection fees associated with the installation
of the new utility service/s to be installed by the City of Palo Alto Utilities. The approved
relocation of services, meters, hydrants, or other facilities will be performed at the cost of the
person/entity requesting the relocation.
53. Each unit shall have its own water meter located in the street planting strip and gas meter
located on the front of the building closest to the street.
54. A new gas service line installation is required. Show the new gas meter location on the
plans. The gas meter location must conform with utilities standard details.
55. A new sewer lateral installation is required. Show the location of the new sewer lateral on
the plans
56. All existing water and wastewater services that will not be reused shall be abandoned at the
main per WGW utilities procedures.
57. All utility installations shall be in accordance with the City of Palo Alto utility standards for
water, gas & wastewater.
Utilities Marketing Division
58. For multi-unit projects with more than 1,500 square feet of common area landscape, the
irrigation and planting plans shall conform to the City of Palo Alto's Landscape Water
Efficiency Standards. Prior to the issuance of either a Building Permit or Grading Permit, all
common area landscaping shall be approved by Utilities Marketing Services, a division of the
Utilities Department.
Please submit the following items when applying for your Building and/or Grading
Permit:
a. Landscape Water Use Staten lent
b. Water Use Calculations
c. Irrigation Plan
d. Grading Plan
e. Planting Plan
All documents and information to comply with the Landscape Water Efficiency
Standards can be found on the City of Palo Alto Utilities website at
145 Hawthorne Avenue (12PLN-00072) Page 9 of 11
www.cityofpaloalto.org/utilities. If you have any further questions, please contact Brian
Ward in Utility Marketing Services at (650) 329-2251.
59. In addition to planning a sustainable and water efficient landscape, applicants must work to
minimize fertilizer applications and reduce stormwater runoff. Consider the following
conditions at your project site:
a. Landscaping shall be designed with efficient irrigation to reduce runoff, promote
surface infiltration, and minimize the use of fertilizers and pesticides that can
contribute to water pollution.
b. Where feasible, landscaping shall be designed and operated to treat stormwater
runoff by incorporating elements that collect, detain, and infiltrate runoff. In areas
that provide detention of water, plants that are tolerant of saturated soil conditions
and prolonged exposure to water shall be specified.
c. Plant materials selected shall be appropriate to site specific characteristics such as
soil type, topography, climate, amount and timing of sunlight, prevailing winds,
rainfall, air movement, patterns of land use, ecological consistency and plant
interactions to ensure successful establishment.
d. Existing native trees, shrubs, and ground cover shall be retained and incorporated
into the landscape plan to the maximum extent possible.
e. Proper maintenance of landscaping, with minimal pesticide use, shall be the
responsibility of the property owner.
For more infornlation on minimizing pests and stormwater runoff, contact the
Environmental Compliance division of the City of Palo Alto Public Works Department at
(650) 329-2598 or visit their website at:
http://www.cityofpaloalto.orgl depts/pwd/news/ details.asp?N ewsID=344&TargetID= 150
145 Hawthorne Avenue (12PLN-00072) Page 10 of 11
ATTACHMENT C
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ATTACHMENT D -ZONING TABLE
145 Hawthorne Avenue -12PLN-00072
DEVELOPMENT STANDARDS ZONE DISTRICT PROPOSED
FOR RM-40 ZONE DISTRICT STANDARD PROJECT
Maximum Residential Density 3 units 3 units
Maximum Site Coverage (building 35% (3,676 sq. ft.) 3,333 sq. ft.
footprint
Maximum Site Coverage (covered 50/0 (525 sq. ft.) 258 sq. ft
patios & overhangs)
Maximum Floor Area Ratio (FAR) 0.5:1 5,251 sq. ft. 5,700 sq. ft.
Minimum Site Open Space (percent) 300/0 (3,150 sq. ft.) 3,837 sq'. ft.
Minimum Usable Open Space 200 sq. ft. x 3 = 600 sf 1,278 sq. ft.lunit1
(200 sq. ft. per unit) (average)
Minimum Cornmon Open Space 100 s.f. x 3 = 300 sq. 434 square feet
(100 sq. ft. per unit) ft. (average)
Minimum Private Open Space 100 sq. ft. x 3 300 843 sq. ft.l unit
(100. ft. per unit) s.f. (average)
Building setbacks
Front 20 feet 20 feet
Rear 10 feet 10 feet
Right Side 6 feet (lot less than 70 6' -6" feet
feet in width)
Left Side 6 feet (lot less than 70 6-feet
feet in width)
Building height 35 feet 24 feet
Right side Daylight Plane 10ft up 45 degree Conforms
angle
Left side 10ft up 45 degree Conforms
And Rear Daylight Planes angle
(for the first 10 feet
only due to adj acency
with RM-15 zone)
BMR units N one required
CONFORMANCE
conforms
I conforms
conforms
conforms
conforms
conforms
conforms
conforms
conforms
conforms
conforms
conforms
conforms
conforms
conforms
conforms
1 Pursuant to PAMe 18.13.040(a), usable open space is included as part of minimum site open space.
145 Hawthorne Avenue (l2PLN-00072) Page 1 of 1
ATTACHMENT E
COMPREHENSIVE PLAN TABLE
145 Hawthorne Avenue
12PLN-00072
COMPREHENSIVE PLAN POLICY
Policy L-12: Preserve the character of
residential neighborhoods by encouraging new
or remodeled structures to be compatible with
the neighborhood and adjacent structures.
Policy L-14: Design and arrange new
multifamily buildings, including entries and
outdoor spaces, so that each unit has a clear
relationship to a public street.
Policy L-48: Promote high quality, creative
design and site planning that is compatible
with surrounding development and public
spaces.
Policy L-70: Enhance the appearance of
streets and other public spaces by expanding
and maintaining Palo Alto's street tree system.
145 Hawthorne Avenue 12PLN-00072)
CONSISTENCY REVIEW
The proposed project is consistent in scale, density and
building design with the surrounding structures that
have predominantly multi-family residential uses.
Due to the narrowness of the lot it is not practical that
all the units are oriented to the public street but it is
important to note that the proposal does include a front
entry porch ..
The proposed development reflects modem architecture
which will be compatible with the various styles of the
neighboring buildings.
One of the two existing street trees will be preserved and
protected during construction.
Page 1 ofl
6 ....... 1
•.. U
CITY OF
PA
ALTO
Agenda Date:
To:
From:
December 6, 2012
Architectural Review Board
Margaret Netto
Attachment F
Architectural Review Board
Staff Report
Department: Planning and
Community Environment
Subject: 145 Hawthorne Avenue [12PLN~00072]: Request by Zach Trailer for
Architectural Review of the construction of three detached residential units on a
10,503 sq. ft. lot. Zone District: RM-15. Environmental Assessment: Exempt from
the provisions of the California Environmental Quality Act (CEQA) per CEQA
Guidelines Section 15332.
RECOMMENDATION
Staff recommends the Architectural Review Board (ARB) recommend approval of the proposed
project based upon the fmdings contained in Attachment A and conditions of approval contained
in Attachment B. .
BACKGROUND
Previous ARB Review
On April 5, 2012, the Architectural Review Board conducted a preliminary review of the project
application. There were no public speakers. The ARB was very supportive of the project, and had
the following suggestions to improve the design:
• Provide deeper overhangs to create a better architectural balance;
• Provide additional useable open space in the middle unit (Unit 2).
Site Information
The 10,503 square foot (54' x 194.50') parcel is located in the RM~15 (residential multi~fami1y)
zoning district. The neighboring property to the north is comprised of a two-story detached
duplex, each with a garage. The neighboring property to the south is a two~story apartment
complex comprised of 16 units with covered vehicular parking spaces. The site adjacent to the
rear of the subject site is a covered parking facility for the tenants of the II-story residential
condominium building at 101 Alma (a Planned Community site ).The properties across
Hawthorne Avenue are one-story, single family homes.
12PLN-00072 Page 1 of5
The project site contains two-story apartment units in two structures comprised of two~ two
bedroom units and a one-bedroom unit. The structure in the front has two units, and the detached
structure in the middle has one unit. The parking area for the tenants of the subject site is accessed
off of Hawthorne Avenue and includes three uncovered and unmarked parking spaces and one
carport with a storage area, located in the rear of the property. The apartment complex was
constructed in 1921 and is deemed potentially eligible for the California Register of Historic
Places. The site is not located in the flood zone.
PROJECT DESCRIPTION
The project is infill development on a 10,503 square foot parcel having 54 feet of street frontage.
The project is the demolition of three two-story apartment units and a carport with storage area,
and the construction of three detached residential units.
The three residential units are proposed in a linear configuration separated by individual unit
parking spaces. Each residential, unit would have approximately 1,700 square feet of living area
plus a 250 square foot one-car garage and an uncovered parking space. The housing units are
designed in a contemporary style. The first level of each unit would be comprised of the garage,
living room, kitchen, dining area, entry room and porch. The second level would be comprised of
the master bedroom, 2 bedrooms' and bathrooms. Each unit would have its own private open
space area. The maximum height of the townhomes would be approximately 24 feet. The new site
layout follows the existing conditions by providing the driveway on the north side to protect the
existing rp.ature trees. Vehicular access to the site would be provided by Hawthorne Avenue via a
16 foot wide driveway. All utilities will be provided by the City of Palo Alto and Santa Clara
Valley Water District.
The exterior walls would be finished in a combination of wood siding in accent areas and stucco
walls, with clad wood frame windows, and the roofing material would be a composition shingle ..
The color scheme would be medium neutral tones as a base, with deeply saturated accent colors to
highlight certain areas. The wood siding would be stained a redwood cedar natural tone with light
beige stucco walls.
DISCUSSION
ARB Comments
The project ~chitect has modified the overhangs to provide deeper overhangs. The overhangs
have been increased from 12" to 1'-9", except for the short rake eave segments that are 6" (the
stairway roofs). The modified overhangs are appropriate to the contemporary architecture and
would provide better balance. The applicant has addressed the ARB's concerns with the overhang
adjustment. The middle unit (Unit 2) does not meet the useable open space requirements for the
project. IncreaSing the useable open space area for the middle unit would move the pavement
closer to the Oak tree potentially impacting the tree. Therefore, the useable space has not been
increased for Unit 2.
12PLN·00072 Page 2 of5
Zoning and Comprehensive Plan Compliance
Pursuant to Palo Alto Municipal Code (PAM C) Section 18.13.040 (d), the project site is
substandard because it is less than 70 feet in width. This code section indicates that substandard
lots may be developed in accordance with the Village Residential development standards, or in
conformance with development regulations outlined in Table 2 ofPAMC Section 18.13.040 (a).
The proposed project meets zoning requirements with respect to (1) required setbacks of 6 feet for
interior side yards and 20 feet setback along Hawthorne Avenue, (2) allowable site coverage of
35% (3,300 square feet proposed is 31.42% of the site), (3) maximum private open space
requirement of 50 square feet per unit (provided by the porch and side yard areas), and (4) two
parking spaces per unit as required by PAMe Section 18.52.040. the project meets the daylight
plane requirements.
Compliance with Multiple Family Context-Based Design Criteria set forth in PAMC Chapter
18.13.060 and Performance Criteria set forth in PAMC Section 18.23 is also required. Since lots
. in.the project vicinity are in close proximity and generally have older structures in muted colors
and roof lines with softer profiles, compatibility of the proposed units with the surrounding
strUctures is an issue. However, the duplex to the north is relatively new and would be similar in
style to the project. The proposed neutral tones and roof lines are compatible with the surrounding
properties.
Parcelization
No application for subdivision has been received to date. Conditions include that any Parcel Map
must be recorded prior to issuance of a building permit for the project if the property is to be
subdivided.
Stormwater and Street-Frontage Treatments
~blic Works engine~ring staff seeks installation of all new sidewalk, curb, gutter driveway
approach and planter strip in the public right-of-way along the property frontage per Public Works
standards. One Liquidambar street tree is proposed to be removed. A tree removal permit must be
obtained prior to the removal of the Liquidambar tree. Measures must he taken to preserve the
remaining tree and the planting site.
The tree preservation ordinance, Palo Alto Municipal Code, Chapter 8.04 contains regulations
for properties containing street trees. Conditions of ARB approval require compliance with the
tree protection measures outlined in P AMC 8.04 and the City of Palo Alto Tree Technical
Manual.
Public Works staff commented that grading will not be allowed that increases drainage onto, or
blocks existing drainage from, neighboring properties. Public Works does not allow rainwater to
be collected and discharged into the street gutter but encourages the developer to keep rainwater
onsite as much as feasible by directing runoff to landscape and other pervious surfaces onsite. The
preliminary Grading and Drainage Plan meets this requirement.
12PLN-00072 Page 3 ofS
Historic Resource Evaluation
A Historic Resource Evaluation (HRE) was prepared by Garavaglia Architecture, Inc. for the'
proposed demolition of the residence (Attachment G). The report specifically addresses the
building's eligibility for listing on the National Register of Historic Places (NRHP), the California
Register of Historical Resources (CRHR), and the local Palo Alto inventory. The report
determined the property does not appear to qualify for listing as a historic resource on the
. national, state, or local levels. The secondary residential unit and detached garage on the property
have no historical or architecture value and are not considered historic resources under any
criterion. Staff supports the determination that the house has no potential for eligibility as an
exceptional bungalow for the CRHR.
Green Building Ordinance Compliance
Attachment C briefly describes the building's proposed sustainable features, including site
.orientation and south facing windows for passive solar design, water efficient fixtures, and high
efficiency irrigation system with smart weather based controller. Attachment F is the green point
rated checklist showing greater detail of green building items. A total of 70 green point rated
points are required to be verified for projects having three or more residential units. Fifty percent
of the area of unconditioned garage space counts toward the area SUbject to green building point
calculation, so an additional 864 square feet (50% of the proposed 1,758 square feet of assumed
unconditioned garage area) needs to be included in the area subject to green building
requirements.
Mature Tree Protection and Removal
There were concerns with the multiple mature trees located on site and proximity to the
foundations and new paving. The applicant has submitted an arborist report and addendum for
review that addresses site specific tree preservation guidelines (Attachment H). Additional site
plan conditions have been included to prevent over excavation near the Oak trees. Five
unprotected trees are proposed to be removed due to construction and health of the trees.
ENVIRONMENTAL REVIEW
Pursuant to California Environmental Quality act (CEQA), this project is Categorically Exempt
under CEQA Guidelines Section 15332 (In-fill Development Projects). The proposed project
would not result in any significant effects relating to traffic, noise, air quality or water quality
since the project is essentially the same size as the current multi-family units.
ATTACHMENTS
Attachment A:
Attachment B:
Attachment C:
Attachment D:
Attachment E:
Attachment F:
Attachment G:
Attachment H:
Attachment I:
12PLN·00072
Findings for Approval Including Context Based Design Findings
Conditions of Approval
Applicant's project description
Zoning Compliance Table
Comprehensive Plan Table
Green Point Rated Checklists
Historic Resource Evaluation
Arborist Report
Project Plans (Board Members Only)
Page 4 of5
COURTESY COPIES
Zach Trailer, ztrailer@zachtrailer.com
Chris Spaulding, chris@csarchitect.net
Prepared By: Margaret Netto, Contract Planner
Reviewed by: Amy French, AICP, Chief Planning Official
12PLN-00072 PageS ofS
ATIACHMENTG
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Notes
Hinkley Lighting, Inc. 133000 Pin Oak Parkway I Avon Lako, OH 44012 1216.671.3300 1216.611.4537 fax
www.hlnkleytlghllng.com 1 www.tlinkleylandscapellghllng.com I www.fredrlc\((amond.r;;om
www.facebook.comlhlnkleyllghllng 1 www.youtube.comlhlnkloyllghlinglnc
1645BZ-ES
Atlantis
Width: 9"
Height: 5.2511
Weight: 4lbs.
Material: Extruded Aluminum
Glass: Etched Glass Lens
Bulb: One 18w CFL GU24 (Included)
Voltage: 120v
TTO: 2.75"
Extension: 4.25"
Back Plate Height: 4.5"
Back Plate Width: 4.5"
Certification: C-US Wet Rated
upc: 640665164541
Notes: Pocket up/down light
life AGLOW''"
RECEIVE-D
DEC 26 2012
Department of Planning &
Community Environment
f .. IINKLEY
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Attachment H
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!i! I ~; U <, A PROPOSED NEW 3 DWELLING UNITS
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145 HAWTHORNE AVE
PALO ALTO 0 CALIFORNIA
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ATTACHMENT I
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FROM THE OFFICE OF
CHRIS SPAULDING
ARCHITECT
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BERKELEY CA 94710
145 HAWTHORNE AVE
PALO ALTO 0 CALIFORNIA
ATTACHMENT J
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RECEIVED
DEC 262012
Department of Planning & .
CommunitY Environment
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CITY OF
A LO
AL
Agenda Date:
To:
From:
Subject:
3
January 17,2013
Architectural Review Board
Clare Campbell, Planner
Architectural Review Board
Staff Report
Department: Planning and
Community Environment
135 Hamilton Avenue [11PLN-00463]: Request by Keenan Lovewell
Ventures, on behalf of Hamilton and High LLC, for Architectural Review
and Variance request for a new four-story 28,085 square foot mixed-use
building on an existing vacant lot (approximately 19,960 square feet of
commercial area, two residential units, and below grade garage). The
Variance request is for a five-foot eleven-inch encroachment into the 7'
Special Setback on Hamilton Avenue for a length of approximately 84 feet.
Zone: CD:-C(P). Environmental Assessment: A draft Negative Declaration
has been prepared for the proj ect in accordance with the California
Environmental Quality Act (CEQA).
RECOMMENDATION
Staff recommends that the Architectural Review Board (ARB) recommend the Director of
Planning and Community Environment conditionally approve the proposed project, based upon
the required findings (Attachments A & B), and subject to the conditions of approval (Attachment
C). This hearing is the second formal public hearing on the project. The ARB is allowed one
additional continuance of the public hearing if needed to resolve remaining items, given that this
is a major project.
BACKGROUND
Previous Review
On Septen1ber 20, 2012, the ARB reviewed the proposed project and voted to continue its review
and the public hearing, to allow the applicant to revise the project to address the comments made
by the board (staff report included as Attachment D). On November 15, 2012, the applicant
presented proposed revisions to the ARB in a Study Session format to gain feedback on the
applicant's concepts for addressing the ARB's concerns. The session did not constitute the
second, noticed public hearing. The primary comments raised by the ARB at the Septenlber
meeting were:
11 PLN -00463 Page 1 of6
1. Fourth floor open space patio details need to be developed and implemented now;
2. Balcony for snlaller residential unit should be larger;
3. Trash area not suitable for restaurant use and is problematic for the residential access;
4. Building should have a stronger comer-anchor design;
5. Adjacent building context (primarily single-story structures) should be respected in the
design of the new building;
6. Landscaping should be increased and details provided;
7. Pedestrian recessed areas should not include the frontage in front of garage entrance and
alley gates;
8. Building design needs more differentiation: base-body-top concept;
9. Pedestrian experience needs enhancement; and
10. Details need to be shown for project elements.
During the Study Session, the ARB noted that:
a) The proposed planters and landscaping has improved (quality and quantity);
b) Building differentiation has improved;
c) Additional details are needed for the primary entrance;
d) Garage door design needs refinement to enhance appearance;
e) Ground floor bays need additional detail;
f) Access to the alley open space from within the building is desirable;
g) Trash access is still questionable for the residents;
h) Metal treatment for the random vertical elements is preferred;
i) The comer railing element on the fourth floor should remain; and
j) Street furniture should be considered to improve pedestrian amenities.
Project Description
The proposed project is a new four-story 28,085 square foot mixed-use building on an existing
vacant lot. The building includes three floors of commercial use, approxinlately 19,960 square
feet (sf), and two two-bedroom residential units (3,272 sf and 1,641 sf) on the top floor. The
project also includes a full basement that provides 23 parking spaces, via mechanical lifts to
achieve vertical tandem parking capacity, and an employee showering facility. The vertical
tandem parking arrangement would require a Parking Adjustment to be approved by the Director
pursuant to Palo Alto Municipal Code Section 18.52.080. The project includes a Variance request
to allow the building to encroach five feet eleven-inches into the seven foot Special Setback on
Hamilton Avenue for a length of approximately 84 feet. The proposed use for the commercial
area is office. The primary pedestrian access to the building is located back on the High Street
elevation, while the garage entrance is located on Hamilton Avenue. Additional information
regarding the materials is provided in the plans (Attachment G, Sheet SK-11).
The standard for development of a mixed-use project in the CD-C zone district is limited to a
maximum of 2: 1 for the floor area ratio (limited to 1: 1 for commercial and 1: 1 for residential). As
permitted by Palo Alto Municipal Code (PAMC) Section 18.18.060, this site is eligible to be
developed up to a 3: 1 floor area ratio (FAR) with the incorporation of Transfer of Development
Rights (TDR's). The proposed project has a 2.84: 1.0 FAR and requires 9,850 sf of TDR's to
develop the commercial area in excess of the permitted 1: 1 commercial FAR. The project has
IlPLN-00463 Page 20f6
been revised to address the majority of the ARB's comments previously listed. Additional project
details are provided in the applicant's proj ect description, Attachment
DISCUSSION'
Zoning Compliance
A table indicating the proj ect' s conformance with the Developnlent Standards of the Commercial
Downtown with Pedestrian Combining District is provided as Attachment G. In the previous staff
report (Attachment D), staff raised specific concern about the project's compliance with the open
space and Pedestrian Shopping Combining District requirements. These issues. are clarified
below.
Open Space Requirements
Mixed-use development in the CD-C zone is required to provide 20% Landscape Open Space
(1,982 sf) in addition to a minimum of 200 sf of usable open space per residential unit. "Usable"
open space can be private or common, but must have a minimum dimension of six feet to be
considered usable. The project applicant proposes that the following areas meet the open space
requirements:
! U sable Open Space Landscape Open Space
(400 sf required) (1,982 sf required)
Balcony (145 sf) 145 sf
Roof Patio (1,442 sf) 255 sf 1,187 sf
Alley 1,003 sf
Total 400 sf 2,190 sf
Staff requests ARB feedback on the appropriateness of including the ADA ramp in the alley as
part of the Landscape Open Space Requirement. Staff is of the opinion that the ramp area (124 sf)
should not be included in the area needed to meet minimum open space requirements; the project
would still comply with the open space requirement by providing 2,066 sf. In addition, staff
recommends that internal access be provided to the alley open space, perhaps through the ground
floor stairwell landing, replacing the glazing with a door. This would make the exterior space
more accessible to the tenants and encourage its use.
Pedestrian Shopping Combining District
As described in the previous staff report, the project has 200 feet of street frontage, and therefore
is required to provide 300 sf of covered recessed area on the property for pedestrian use. The
ARB did provide the comments that the areas in front of the garage driveway and alley gates
should not be included in the calculations for the covered recessed areas. The applicant has
provided an analysis of this (Attachment F) and has determined that the project provides 369 sf of
covered recessed area; staffs calculation has determined that the covered recessed area (areas in
front of the recessed windows and entry) is 183 sf, and the project provides an additional 367 sf of
covered area along the street right of way with canopies that protrude over the city sidewalk. Staff
requests feedback from the ARB on this component of the project; the intent of providing
pedestrian shelter and interest is presented in the project, but it is not clear that the project's
recessed areas are sufficient to meet the code requirement.
IIPLN-00463 Page 3 of6
Circulation to Trash Area
Staff had previously noted that there appears to be a circulation issue with regard to access to the
common trash area in the alley on the Hamilton Avenue side of the project and the ARB
concurred with this. The plans do not show an interior access point to this area, which is only
shown accessible by walking out along the street and going through the alley access gate. The
applicant has not revised the plans or provided additional clarification on this issue.
Parking
The required parking for this project is 84 spaces, including four for the residential units and 80
for the commercial space. The project utilizes 5,000 sf of Transfer of Development Rights to
build additional commercial area above 1: 1, and per PAMC 18.18.080(g) the 5,000 square foot
transferred floor area is exempt from providing parking spaces (equivalent to 20 spaces). The
project is also utilizing the one-time 200 sf bonus (equivalent to one space) that does not need to
be parked [PAMC 18.18.070(a)(I)]. The project includes 23 spaces on-site and the remaining 40
required parking spaces will need to be accounted for by one of the following measures:
a) payment of in-lieu parking fees, b) approved off-site parking, c) approval by City Council of a
code exception to accommodate those spaces, or d) some combination thereof. The City Council
will be reviewing the requested parking exemptions for this project on January 28, 2013, and will
make the final determination on how this project shall comply with the City'S parking
requirements.
As discussed in the previous staff report, a draft condition of approval requires the applicant to
have prepared a Transportation Demand Management (TDM) program for review and approval
by the Planning Director, prior to the issuance of a building permit, to further facilitate the use of
alternative modes of transportation to alleviate parking demand.
Downtown Urban Design Guide
The project is in general conformance with the Downtown Urban Design Guide, as discussed in
the previous staff report (Attachment D).
Context-Based Design Considerations and Findings
In addition to Zoning Compliance and Architectural Review approval findings, Context-Based
Design Considerations and Findings found in P AMC Chapter 18.18 are applicable to projects in
the downtown commercial zone district. In the previous staff report, staff raised concerns about
the project's compliance with four specific findings relating to the pedestrian/bicycle
environment, street building favade, massing and setbacks, and project open space. The project
has been revised to better incorporate these design elements and is now in general conformance
with the Context based Findings. All eight findings are addressed in Attachment B, Draft Context
Based Design Findings.
Variance
The purpose of a variance is to provide for a site with special physical constraints, reSUlting from
natural or built features, to be used in ways similar to other sites in the same vicinity and zoning
district; and provide relief when strict application of the zoning regulations would subject
development of a site to substantial hardships, constraints, or practical difficulties that do not
normally arise on other sites in the same vicinity and zoning district.
IIPLN-00463 Page 4 of6
The proposed building would encroach into the seven foot Special Setback that runs along
Hamilton Avenue with the full length of the building and for all four floors; the proposed setback
of the building along Hamilton, including the ground floor, is 13". With development of the
proposed building, there would be a total of two structures on the 100 block of Hamilton, one of
which is a protected historic building, built out to the property line. The project site is basically a
square, 100' by 100' with two "indents" from the adjacent 525 Alma site that total 90 sf. The site
also has two access easements, one running along each of the interior sides of the parcel. The
easement adjacent to 115 Hamilton is five feet wide and 50' long, while the easement adjacent to
542 High is 10' wide and 95' long. As per the legal agreement with the property owner of 525
Alma, the two easements cannot be constructed upon, and eliminates 1,200 sf of surface area that
can be developed.
Staff can support the proposed encroachment into the Special Setback via the Variance request,
particularly on the upper floors. Staff desires for the project to improve upon the pedestrian
orientation of the ground floor, particularly along Hamilton A venue, such as a greater setback at
the ground floor as an offset from the upper floors that would also better address the solar
exposure on that side of the building. Staff is seeking ARB input as to the project's compliance
with ARB and Context-Based Design findings, and the Downtown Urban Design Guidelines.
The draft Variance findings are provided in Attachment A and would be reviewed and determined
by the Director. As previously noted, the ARB does not have purview for review of the Variance.
TIMELINE
Action
Application Received:
Application Incomplete:
Resubmittal Received:
Application Complete:
First ARB Public Hearing:
Second ARB Public Hearing:
Action time limit:
(180 days after application deemed complete)
Optional extension upon applicant's request:
(90 days after action time limit date)
ENVIRONMENTAL REVIEW
Date
Decenlber 20 , 2011
January 30, 2012
September 7,2012
September 10,2012
September 20, 2012
January 17,2013
March 9,2013
June 7, 2013
A Negative Declaration (ND) has been prepared for the project in accordance with the California
Environmental Quality Act (CEQA). The public comment period for the ND ran from August 31
through Septenlber 19,2012; no comments were received.
ATTACHMENTS
Attachment A:
Attachment B:
Attachment C:
Attachment D:
Attachment E:
IlPLN-00463
Draft ARB and Variance Findings
Draft Context-Based Design Findings
Draft Conditions of Approval
ARB Staff Report, September 20,2012
Project Description*
Page 5 of6
Attachment F: Area Counted Toward the Pedestrian Recessed Area *
Attachment G: Zoning Compliance Table
Attachment H: Development Plans (Board Members Only) *
* Prepared by Applicant; all other attachments prepared by Staff
COURTESY COPIES
Perry Palmer [perry.palmer@mindspring.com]
Jim Baer [jimbaer@paloaltolanduse.com]
Prepared By: Clare Campbell, Planner
Manager Review: Amy French, Chief Planning Official ~
IlPLN-00463 Page 6 of 6
ATTACHMENT A
DRAFT
FINDINGS FOR APPROVAL
135 Hamilton Avenue / File No. 11PLN-00463
Architectural Review Findings (PAMC 8.76.020)
(1) The design is consistent and compatible with applicable elements of the Palo Alto
Comprehensive Plan. This finding can be made in the affirmative in that the project
incorporates quality design that recognizes the importance of the area as described in the
Comprehensive Plan. The project is also consistent with The Palo Alto Comprehensive
Plan policies related to business and economics. The Comprehensive Plan encourages
owners to upgrade or replace existing commercial properties so that these commercial
areas are more competitive and better serve the community. The proposed project is also
consistent with the following Comprehensive Goals and Policies: Program L-11: Promote
increased compatibility, interdependence, and support between commercial and mixed us
centers and the surrounding residential neighborhoods; and Policy T -23: Encourage
pedestrian friendly design features such as sidewalks, street trees, on street parking, public
spaces, gardens, outdoor furniture, art and interesting architectural detail.
(2) The design is compatible with the immediate environment of the site. This finding can be
made in the affirmative in that ,the existing environment is comprised of buildings of
various heights, including 3-4 stories (parking garage and commercial buildings across
High Street) and the proposed building, with its scale and massing and architectural style,
fits within this context.
(3) The design is appropriate to the function of the project. This finding can be made in the
affirmative in that the design of the new building is consistent with modem commercial
and mixed-use buildings and creates an attractive building for the currently vacant lot.
( 4) In areas considered by the board as having a unified design character or historical
character, the design is compatible with such character. This finding can be made in the
affirmative in that the project is generally consistent with the Downtown Urban Design
Guide.
(5) The design promotes harmonious transitions in scale and ch,aracter in areas between
different designated land uses. This finding is not applicable to this project.
(6) The design is compatible with approved improvements both on and off the site. This
finding can be made in the affirmative in that the project is compatible with the
surrounding office and retail uses of the downtown comnlercial area.
(7) The planning and siting of the various functions and buildings on the site create an
internal sense of order and provide a desirable environment for occupants, visitors and the
general community. This finding can be made in the affirmative in that the building
amenities (open space, parking, entry, etc.) are accessible and attractive to users.
Page 1 of 4
ATTACHMENT A
(8) The amount and arrangement of open space are appropriate to the design and the function
of the structures. This finding can be made in the affirmative in that the project provides
sufficient open space with the roof patio, balconies, and ground floor area, for the residents
and tenants that is functional and desirable.
(9) Sufficient ancillary functions are provided to support the main functions of the project and
the same are compatible with the project's design concept. This finding can be made in
the affirnlative in that the open space is compatible with the project's design.
(10) Access to the property and circulation thereon are safe and convenient for pedestrians,
cyclists and vehicles. This finding can be made in the affirmative in that the building is
easily approachable by all modes of transportation and the circulation is safe.
(11) Natural features are appropriately preserved and integrated with the project. This finding
is not applicable to this project; there are no natural features to preserve.
(12) The materials, textures, colors and details of construction and plant material are
appropriate expression to the design and function. This finding can be made in the
affirmative, see Findings 2, 3, and 4 above.
(13) The landscape design concept for the site, as shown by the relationship of plant masses,
open space, scale, plant forms and foliage textures and colors create a desirable and
functional environment. This finding can be made in the affirmative in that the project
includes a landscaped roof terrace and alley area, and provides planters along the front
fa<;ades to enhance the building.
(14) Plant material is suitable and adaptable to the site, capable of being properly maintained
on the site, and is of a variety which would tend to be drought-resistant to reduce
consumption of water in its installation and maintenance. This finding can be made in the
affirmative in that the landscaping is relatively low maintenance and is not extensive, and
are located within easy to maintain planters.
(15) The project exhibits green building and sustainable design that is energy efficient, water
conserving, durable and nontoxic, with high-quality spaces and high recycled content
materials. This finding can be made in the affirmative in that the project intends to utilize
local/regional materials, certified wood products, and use of recycled slag and fly-ash
concrete.
(16) The design is consistent and compatible with the purpose of architectural review as set
forth in subsection 18. 76.020(a). This finding can be made in the affirmative in that the
project design promotes visual environments that are of high aesthetic quality and variety.
Page 2 of 4
ATTACHMENT A
Variance (PAMC 18.76.030)
The project proposes to encroach into the seven foot Special Setback that runs along Hamilton
Avenue with the full length of the building (84') and for all four floors(50'); the proposed
setback of the building along Hamilton, including the ground floor, is 13".
(l) Because of special circumstances applicable to the subject property, including (but not
limited to) size, shape, topography, location, or surroundings, the strict application oj the
requirements and regulations prescribed in this title substantially deprives such property of
privileges enjoyed by other property in the vicinity and in the same zoning district as the subject
property. Special circumstances that are expressly excluded from consideration are (AJ The
personal circumstances of the property owner, and (B) Any changes in the size or shape oj the
subject property made by the property owner or his predecessors in interest while the property
was subject to the same zoning designation.
The parcel has several existing site constraints or unique conditions. The first unique condition
is that it is the only private, undeveloped parcel of land within urban core of the Downtown. The
second unique condition is that there are two access easements running along both interior sides
of the parcel that are associated with the restaurant use at 525 Alma Street (i.e. Pampas). As part
of the easement agreement, no construction can take place within that 1,200 square foot area.
Finally, a special setback of seven feet runs along Hamilton Avenue (from Alma Street to
Waverley Street, with the exception of the City Hall parcel), and developed parcels on Hamilton
Avenue with existing nonconforming encroachments were able to redevelop those buildings
using the existing footprint because of zoning rules allowing replacement of nonconforming
structures.
Special setbacks, described in Palo Alto Municipal Code Chapter 20, Precise Plans and shown on
the City'S zoning map, were established at a time when the City was considering widening
certain streets in Palo Alto. No further implementation of the former street widening plan has
taken place to date. There are two other special setback streets in the downtown: Bryant Street
(for five blocks) and Ramona Street (the side of the block opposite City Hall). There are no
public easements existing or proposed in these locations, therefore no Encroachment Permit is
required; however, a Variance is required for proposed encroachment of any new building or
building addition into special setbacks where there was no previous building encroachment.
(2) The granting of the application shall not affect substantial compliance with the regulations
or constitute a grant of special privileges inconsistent with the limitations upon other properties
in the vicinity and in the same zoning district as the subject property.
Many of the developed parcels in the Downtown that are subject to Special Setbacks are legal
non-complying in this regard, with the existing building encroaching into the setback. The
proposed encroachment into the Special Setback would not be inconsistent with other
development in the downtown area, including those specifically along Hamilton A venue. Other
than the requested exception, the project complies with all other City regulations. The granting of
the exception is not considered a special privilege, but rather is based upon the unique
circumstances of the parcel as explained above and shown on the project plans.
Page 3 of 4
ATTACHMENT A
(3) The granting of the application is consistent with the Palo Alto Comprehensive Plan and
the purposes of Title 18, Zoning.
The project is consistent with The Palo Alto Comprehensive Plan policies related to business and
economics. The Comprehensive Plan encourages owners to develop commercial properties so
that these commercial areas are con1petitive and better serve the community. The proposed
project is also consistent with the following Comprehensive Goals and Policies: Program L-ll:
Promote increased compatibility, interdependence, and support between commercial and mixed
us centers and the surrounding residential neighborhoods; and Policy T-23: Encourage pedestrian
friendly design features such as sidewalks, street trees, on street parking, public spaces, gardens,
outdoor furniture, art and interesting architectural detail. The proposed project does not conflict
with the purposes of the Zoning Ordinance, nor with the promotion and protection of public
health, safety, peace, morals, comfort, convenience, and general welfare.
(4) The granting of the application will not be detrimental or injurious to property or
improvements in the vicinity, will not be detrimental to the public health, safety, general welfare,
or convenience.
The proposed mixed-use project is compatible with the surrounding residential neighborhood
and will be compliant with all the City'S regulations (Planning, Building, Fire, etc.) and,
therefore, will not be detrimental to public health, safety, and welfare.
Page 4 of 4
ATTACHMENTB
DRAFT
FINDINGS FOR APPROVAL
CONTEXT-BASED DESIGN CONSIDERATIONS AND FINDINGS
135 Hamilton Avenue / File # IIPLN·00463
Pursuant to P AMC 18.18.11 O(b), in addition to the findings for Architectural Review contained
in PAMC 18.76.020(d), the following additional findings have been made in the affirmative:
(1) Pedestrian and Bicycle Environment. The design of new projects shall promote
pedestrian walkability, a bicycle friendly environment, and connectivity through design
elements. This finding can be made in the affirmative with regard to promoting pedestrian
walkability. The project includes projecting canopy covers that provide a sheltered
walkway for pedestrians. The project includes bike lockers in the garage and two bike
racks on High Street to support the bicycle environment.
(2) Street Building Facades. Street facades shall be designed to provide a strong relationship
with the sidewalk and the street(s), to create an environment that supports and encourages
pedestrian activity through design elements. This finding can be made in the affirmative in
that the facades include extensive glazing and recessed covered areas along the street
frontages creating a strong connection to the sidewalk and street.
(3) Massing and Setbacks. Buildings shall be designed to minimize massing and coriform to
proper setbacks. This finding can be made in the affirmative, with the approval of the
Variance for the front setback encroachment, in that the project has incorporated articulation
that facilitates the appearance of reducing the mass of the building.
(4) Low-Density Residential Transitions. Where new projects are built abutting existing
lower scale residential development, care shall be taken to respect the scale and privacy of
neighboring properties. This finding does not apply.
(5) Project Open Space. Private and public open space shall be provided so that it is usable
for residents, visitors, and/or employees of the site. This finding can be made in the
affirmative in that the project provides sufficient open space with the roof patio, balconies, and
ground floor area, for the residents and tenants that is functional and desirable.
(6) Parking Design. Parking needs shall be accommodated but shall not be allowed to
overwhelm the character of the project or detract from the pedestrian environment. This
finding does not apply. This finding can be made in the affirmative in that the project's
parking is located within the below-grade garage and does not detract from the above grade
development or conditions.
(7) Large (Multi-Acre) Sites. Large sites (over one acre) shall be designed so that street,
block, and building patterns are consistent with those of the surrounding neighborhood
This finding does not apply.
ATTACHMENTB
(8) Sustainability and Green Building Design. Project design and materials to achieve
sustainability and green building design should be incorporated into the project. This
finding can be made in the affirmative in that the project intends to utilize local/regional
materials, certified wood products, and use of recycled slag and fly-ash concrete.
draft
CONDITIONS OF APPROVAL
135 Hamilton Avenue / File No. IIPLN-00463
PLANNING & COMMUNITY ENVIRONMENT
Planning Division
ATTACHMENTC
1. The project shall be in substantial conformance with the approved plans and related
documents received November 26, 2012, except as modified to incorporate these
conditions of approval.
2. The Conditions of Approval document shall be printed on all plans submitted for building
pernlits related to this project.
3. The Director of Planning and Community Environment approves a Parking Adjustment for
the project to allow the proposed use of parking lifts, which exceeds the 40% tandem
parking limitation to meet on-site parking requirements.
4. The proposed project requires 9,850 square feet of Transfer of Development Rights (TDR).
Prior to building permit submittal, the applicant shall provide sufficient information so that
the Director of Planning and Community Environment can issue written confirmation of
the transfer, which identifies both the sender and receiver sites and the amount of TDRs
which have been transferred. This confirmation shall be recorded in the office of the
county recorder prior to the issuance of building permits and shall include the written
consent or assignment by the owner(s) of the TDRs where such owner(s) are other than the
applicant
5. The applicant shall comply with the parking requirements of the City's Zoning Code.
Specifically, the applicant shall address the need to accommodate the 40 spaces otherwise
proposed to be exempted under Section 18.52.060(c) ("1:1 FAR exemption"). Measures to
comply may include: a) payment of in-lieu parking fees, b) approved off-site parking
pursuant to Section 18.52.080(d), c) approval of underground parking pursuant to
18.52.070(d), d) approval by City Council of exception to 1:1 FAR exemption moratorium,
or e) some combination thereof. The method of compliance shall be presented to the
satisfaction of the Director of Planning prior to submittal for building permits.
6. Development Impact Fees, estimated at $650,971.08, shall be paid prior to the issuance of
the project's building permit.
7. The applicant shall be required to submit a Transportation Demand Management plan to be
approved by the Director of Planning and Community Environment prior to the issuance of
building permits for the site. The plan shall include, at a nlininlum, passes or subsidies for
all enlployees of the commercial space for using public transit, in addition to car sharing,
Page 1 of 10
ATTACHMENT C
bike facilities, transportation information kiosks, and the designation of a transportation
demand coordinator for the building.
8. All future signage for this site shall be submitted for Architectural Review.
9. The property owner shall enter into a formal maintenance agreement with the City, as
approved by the Transportation Division, which designates the property owner as
responsible for the regular maintenance and upkeep of the two non-standard bike racks
placed within the city right of way.
10. The project approval shall be valid for a period of one year from the original date of
approval. In the event a building permit(s), if applicable, is not secured for the project
within the time limit specified above, the ARB approval shall expire and be of no further
force or effect. Application for extension of this entitlement may be made prior to the one
year expiration.
11. Government Code Section 66020 provides that project applicant who desires to protest the
fees, dedications, reservations, or other exactions imposed on a development project must
initiate the protest at the time the development project is approved or conditionally
approved or within ninety (90) days after the date that fees, dedications, reservations or
exactions are inlposed on the project. Additionally, procedural requirements for protesting
these development fees, dedications, reservations and exactions are set forth in Government
Code Section 66020. IF YOU FAIL TO INITIATE A PROTEST WITHIN THE 90-DA Y
PERIOD OR TO FOLLOW THE PROTEST PROCEDURES DESCRIBED IN
GOVERNMENT CODE SECTION 66020, YOU WILL BE BARRED FROM
CHALLENGING THE VALIDITY OR REASONABLENESS OF THE FEES,
DEDICATIONS, RESERVATIONS, AND EXACTIONS.
12. This matter is subject to the Code of Civil Procedures (CCP) Section 1094.5, and the time
by which judicial review must be sought is governed by CCP Section 1094.6.
13. 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
attorneys 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.
Public Works Engineering
14. SIDEWALK, CURB & GlTTTER: The applicant must install all new sidewalk, curb, gutter,
driveway approach and planter strip in the public right-of-way along the property frontage
per Public Works standards and/or as instructed by the Public Works Inspector. Any unused
driveway approach shall be removed and replaced with curb and gutter. The applicant shall
Page 2 of 10
ATTACHMENTC
resurface the entire frontage of each street adjacent to the property per Public Works'
direction out to the centerline of the street.
15. STREET TREES: The applicant may be required to replace existing and/or add new street
trees in the public right-of-way along the property's frontages. Call the Public Works'
arborist at 650-496-6905 to arrange a site visit so he can determine what street tree work, if
any, will be required for this project. The site plan submitted with the building permit plan
set must show the street tree work that the arborist has determined, including the tree species,
size, location, staking and irrigation requirenlents, or include a note that Public Works'
arborist has determined no street tree work is required.
16. GRADING & EXCAVATION PERMIT: An application for a grading & excavation permit
must be submitted to Public Works when applying for a building permit. The plans must
include a table providing the cubic yardage of dirt being cut and filled. The application and
guidelines are available at the Developnlent Center and on our website.
17. EXCAVATION SHORING: Shoring for the excavation, including tiebacks, must not extend
onto adjacent private property or into the City right-of-way without having first obtained
written permission from the private property owners and/or an Encroachment Permit from
Public Works. Public Works will not allow any of the shoring system to remain in the public
right-of-way after construction is complete except tiebacks.
18. DEWATERING: Basement excavations may require dewatering during construction. Public
Works only allows groundwater drawdown well dewatering. Open pit groundwater
dewatering is disallowed. Dewatering is only allowed from April through October due to
inadequate capacity in our storm drain system. The geotechnical report for this site must
list the highest anticipated groundwater level. We recommend a piezometer to be installed in
the soil boring. The contractor must determine the depth to groundwater immediately prior
to excavation by using the piezometer or by drilling an exploratory hole if the deepest
excavation will be within 3 feet of the highest anticipated groundwater level. If groundwater
is within 3 feet of the deepest excavation, a drawdown well dewatering system must be used,
or alternatively, the contractor can excavate for the basement and hope not to hit
groundwater, but if he does, he must immediately stop all work and install a drawdown well
system before he continues to excavate. Public Works may require the water to be tested for
contaminants prior to initial discharge and at intervals during dewatering. If testing is
required, the contractor must retain an independent testing firm to test the discharge water for
the contaminants Public Works specifies and submit the results to Public Works.
19. GRADING & DRAINAGE PLAN: The plan set nlust include a grading & drainage plan
prepared by a licensed professional that includes existing and proposed spot elevations and
drainage flow arrows to demonstrate proper drainage of the site. Adjacent grades must slope
away from the buildings a minimum of 2%. Downspouts and splashblocks should be shown
on this plan, as well as any site drainage features such as swales. Grading will not be
allowed that increases drainage onto, or blocks existing drainage from, neighboring
properties. Public Works generally does not allow rainwater to be collected and discharged
Page 3 of 10
ATTACHMENT C
into the street gutter, but encourages the developer to keep rainwater onsite as much as
feasible by directing runoff to landscaped and other pervious areas of the site.
20. STREET TREES: Show all existing street trees in the public right-of-way. Any removal,
relocation or planting of street trees; or excavation, trenching or pavement within 10 feet of
street trees must be approved by Public Works' arborist (phone: 650-496-5953). This
approval shall appear on the plans. Show construction protection of the trees per City
requirements.
21. WORK IN THE RIGHT-OF-WAY: The plans must clearly indicate any work that is
proposed in the public right-of-way, such as sidewalk replacement, driveway approach, or
utility laterals. The plans must include notes that the work must be done per City standards
and that the contractor performing this work must first obtain a Permit for Construction in
the Public Street ("street work permit") from Public Works at the Development Center. If a
new driveway is in a different location than the existing driveway, then the sidewalk
associated with the new driveway must be replaced with a thickened (6" thick instead of the
standard 4" thick) section. Additionally, curb cuts for abandoned driveways must be
replaced with new curb and gutter.
22. SIDEWALK ENCROACHMENT: Add a note to the site plan that says, "The contractor
using the City sidewalk to work on an adjacent private building must do so in a manner that
is safe for pedestrians using the sidewalk. Pedestrian protection must be provided per the
2010 California Building Code Chapter 33 requirements. If the height of construction is 8
feet or less, the contractor must place construction railings sufficient to direct pedestrians
around construction areas. If the height of construction is more than 8 feet, the contractor
must obtain an Encroachment Permit from Public Works at the Development Center in order
to provide a barrier and covered walkway or to close the sidewalk." No storage of
construction materials is permitted in the street or on the sidewalk.
23. LOGISTICS PLAN: Add a note to the site plan that says, "The contractor must submit a
logistics plan to the Public Works Department prior to commencing work that addresses all
impacts to the City's right-of-way, including, but not limited to: pedestrian control, traffic
control, truck routes, material deliveries, contractor's parking, concrete pours, crane lifts,
work hours, noise control, dust control, storm water pollution prevention, contractor's
contact, noticing of affected businesses, and schedule of work. The plan will be attached to a
street work permit.
24. "NO DUMPING" LOGO: The applicant is required to paint the "No Dumping/Flows to San
Francisquito Creek" logo in blue color on a white background, adjacent to all storm drain
inlets. Stencils of the logo are available from the Public Works Environmental Compliance
Division, which may be contacted at (650) 329-2598. A deposit may be required to secure
the return of the stencil. Include the instruction to paint the logos on the construction grading
and drainage plan.
25. IMPERVIOUS SURFACE AREA: The project will be creating or replacing 500 square feet
or more of impervious surface. Accordingly, the applicant shall provide calculations of the
Page 4 of 10
ATTACHMENTC
existing and proposed impervious surface areas with the building permit application. The
Impervious Area Worksheet for Land Developments form and instructions are available at
the Developnlent Center or on our website.
Fire
26. Install a NFP A 13 fire sprinkler, a NFP A 14 standpipe and a NFP A 72 fire alarm system.
27. Elevator car size to accommodate a 24' x 84' medical gurney w/ 2 attending personnel
Water -Gas -Wastewater Engineering
28. The applicant shall submit a completed water-gas-wastewater service connection application
-load sheet for City of Palo Alto Utilities. The applicant must provide all the information
requested for utility service demands (water in fixture units/g.p.m., gas in b.t.u.p.h, and sewer
in fixture units/g.p.d.). The applicant shall provide the existing (prior) loads, the new loads,
and the combined/total loads (the new loads plus any existing loads to remain).
29. The applicant shall submit improvement plans for utility construction. The plans must show
the size and location of all underground utilities within the development and the public right
of way including meters, backflow preventers, fire service requirements (6" maximum),
sewer mains, sewer cleanouts, sewer lift stations and any other required utilities.
30. The applicant must show on the site plan the existence of any auxiliary water supply, (i.e.
water well, gray water, recycled water, rain catchment, water storage tank, etc).
31. The applicant shall be responsible for installing and upgrading the existing utility mains
and/or services as necessary to handle anticipated peak loads. This responsibility includes all
costs associated with the design and construction for the installation/upgrade of the utility
mains and/or services.
32. An approved reduced pressure principle assembly (RPP A backflow preventer device) is
required for all existing and new water connections from Palo Alto Utilities to comply with
requirements of California administrative code, title 17, sections 7583 through 7605
inclusive. The RPP A shall be installed on the owner's property and directly behind the water
meter within 5 feet of the property line. RPPA's for domestic service shall be lead free. Show
the location of the RPP A on the plans.
33. An approved reduced pressure detector assembly is required for the existing or new water
connection for the fire system to comply with requirements of California administrative code,
title 17, sections 7583 through 7605 inclusive (a double detector assembly may be allowed
for existing fire sprinkler systems upon the CPAU's approval). Reduced pressure detector
assemblies shall be installed on the owner's property adjacent to the property line, within 5'
of the property line. Show the location of the reduced pressure detector assembly on the
plans.
Page 5 of 10
ATTACHMENT C
34. All backflow preventer devices shall be approved by the WOW engineering division.
Inspection by the utilities cross connection inspector is required for the supply pipe between
the nleter and the assembly.
35. Existing wastewater laterals that are not plastic (ABS, PVC, or PE) shall be replaced at the
applicant's expense.
36. The applicant shall pay the capacity fees and connection fees associated with new utility
service/s or added demand on existing services. The approved relocation of services, meters,
hydrants, or other facilities will be performed at the cost of the person/entity requesting the
relocation.
37. Each unit or place of business shall have its own water and gas meter shown on the plans.
Each parcel shall have its own water service, gas service and sewer lateral connection shown
on the plans.
38. All existing water and wastewater services that will not be reused shall be abandoned at the
main per WOW utilties procedures.
39. Utility vaults, transformers, utility cabinets, concrete bases, or other structures can not be
placed over existing water, gas or wastewater mains/services. Maintain l' horizontal clear
separation from the vault/cabinet/concrete base to existing utilities as found in the field. If
there is a conflict with existing utilities, Cabinets/vaultslbases shall be relocated fronl the
plan location as needed to meet field conditions. Trees may not be planted within 10 feet of
existing water, gas or wastewater mains/services or meters. New water, gas or wastewater
services/meters may not be installed within 10' or existing trees. Maintain 10' between new
trees and new water, gas and wastewater services/mains/meters.
40. To install new gas service by directional boring, the applicant is required to have a sewer
cleanout at the front of the building. This cleanout is required so the sewer lateral can be
videoed for verification of no damage after the gas service is installed by directional boring.
41. All utility installations shall be in accordance with the City of Palo Alto utility standards for
water, gas & wastewater.
Electric Engineering Division
42. The applicant shall comply with all the Electric Utility Engineering Department service
requirements noted during plan review.
43. The applicant shall be responsible for identification and location of all utilities, both public
and private, within the work area. Prior to any excavation work at the site, the applicant shall
contact Underground Service Alert (USA) at 1-800-227-2600, at least 48 hours prior to
beginning work.
44. The applicant shall submit a request to disconnect all existing utility services and/or meters
including a signed affidavit of vacancy, on the form provided by the Building Inspection
Division. Utilities will be disconnected or removed within 10 working days after receipt of
Page 6 of 10
ATTACHMENT C
request. The demolition permit will be issued after all utility services and/or meters have
been disconnected and removed.
45. Utilities Engineering will provide detailed comments when plans are submitted to the
Building Department for review and approval.
THE FOLLOWING SHALL BE INCORPORATED IN SUBMITTALS FOR ELECTRIC
SERVICE
46. A completed Electric Load Sheet and a full set of plans must be included with all
applications involving electrical work. The load sheet n1ust be included with the preliminary
submittal.
47. Industrial and large commercial customers must allow sufficient lead-time for Electric Utility
Engineering and Operations (typically 8-12 weeks ,after advance engineering fees have been
paid) to design and construct the electric service requested.
48. Only one electric service lateral is permitted per parcel.
49. Project requires padmounted transformer, the location of the transformer shall be shown on
the site plan and approved by the Utilities Department and the Architectural Review Board.
50. The developer/owner shall provide space for installing padmount equipment and associated
substructure as required by the City. In addition, the owner shall grant a Public Utilities
Easen1ent for all facilities as required by the City.
51. The customer shall install all electrical substructures (conduits, boxes and pads) required
from the service point to the customer's switchgear. The design and installation shall be
according to the City standards and shown on plans.
52. Location of the electric panel/switchboard shall be shown on the site plan and approved by
the Architectural Review Board and Utilities Department.
53. All utility meters, lines, transformers, backflow preventers, and any other required equipment
shall be shown on the landscape and irrigation plans and shall show that no conflict will
occur between the utilities and landscape materials. In addition, all aboveground equipment
shall be screened in a manner that is consistent with the building design and setback
requirements.
54. If electric service for the proposed project is larger than 1600 amps, the customer will be
required to contact Utilities Engineering and obtain comments and approval.
55. For underground services, no more than four (4) 750 MCM conductors per phase shall be
connected to the transformer secondary terminals.
Page 7 of 10
ATTACHMENT C
56. The customer is responsible for sizing the service conductors and other required equipment
according to the National Electric Code requirements and the City standards.
57. Any additional facilities and services requested by the Applicant that are beyond what the
utility deems standard facilities will be subject to Special Facilities charges. The Special
Facilities charges include the cost of installing the additional facilities as well as the cost of
ownership.
58. If the projects requires extension of existing high voltage primary/secondary distribution
lines or reinforcement of offsite electric facilities, it will be at the customer's expense and
must be coordinated with the Electric Utility.
DURING CONSTRUCTION
59. Contractors and developers shall obtain permit from the Department of Public Works before
digging in the street right-of-way. This includes sidewalks, driveways and planter strips.
60. At least 48 hours prior to starting any excavation, the customer must call Underground
Service Alert (USA) at 1-800-227-2600 to have existing underground utilities located and
marked. The areas to be check by USA shall be delineated with white paint. All USA
markings shall be removed by the customer or contractor when construction is complete.
61. The customer is responsible for installing all on-site substructures (conduits, boxes and pads)
required for the electric service. No more than 270 degrees of bends are allowed in a
secondary conduit run. All conduits must be sized according to National Electric Code
requirements and no 112 -inch size conduits are permitted. All off-site substructure work
will be constructed by the City at the customer's expense. Where mutually agreed upon by
the City and the Applicant, all or part of the off-site substructure work may be constructed by
the Applicant.
62. All primary electric conduits shall be concrete encased with the top of the encasement at the
depth of 30 inches. No more than 180 degrees of bends are allowed in a primary conduit run.
Conduit runs over 500 feet in length require additional pull boxes.
63. All new underground conduits and substructures shall be installed per City standards and
shall be inspected by the Electrical Underground Inspector before backfilling.
64. The customer is responsible for installing all underground electric service conductors, bus
duct, transition cabinets, and other required equipment. The installation shall meet the
National Electric Code and the City Standards.
65. Meter and switchboard requirements shall be in accordance with Electric Utility Service
Equipment Requirements Committee (EUSERC) drawings accepted by Utility and CPA
standards for nleter installations.
Page 8 of 10
ATTACHMENTC
66. Shop/factory drawings for switchboards (400A and greater) and associated hardware must be
submitted for review and approval prior to installing the switchgear to:
Gopal Jagannath, P .E.
Supervising Electric Project Engineer
Utilities Engineering (Electrical)
1007 Elwell Court
Palo Alto, CA 94303
67. Catalog cut sheets may not be substituted for factory drawing submittal.
68. All new underground electric services shall be inspected and approved by both the Building
Inspection Division and the Electrical Underground Inspector before energizing.
AFTER CONSTRUCTION & PRIOR TO FINALIZATION
69. The customer shall provide as-built drawings showing the location of all switchboards,
conduits (number and size), conductors (nU1uber and size), splice boxes, vaults and
switch/transformer pads.
PRIOR TO ISSUANCE OF BUILDING OCCUPANCY PERMIT
70. The applicant shall secure a Public Utilities Easement for facilities installed on private
property for City use.
71. All required inspections have been completed and approved by both the Building Inspection
Division and the Electrical Underground Inspector.
72. All fees must be paid.
73. All Special Facilities contracts or other agreements need to be signed by the City and
applicant.
ADDITIONAL COMMENTS
74. This project requires the installation of a padmount transformer. The transformer shall
require a Public Utility Easement -10ft wide x 10ft long (3 ft clear space on three sides and
8 ft clear space in front). In addition the customer must grant 5' Public Utilities Easement for
installing conduits on private property (2.5' on each side of the trench). P.U.E. may also be
required for substructures.
Building
75. Based on the scope of work for this project the applicant will be required to utilize a third
party plan check firm to conduct the building code plan review. A list of plan check agencies
approved by the City of Palo Alto is available at the Development Center. The City of Palo
Page 9 of 10
ATTACHMENT C
Alto Building plan check fees are reduced by 35% when a 3rd party plan check agency is
utilized.
76. When the plans are submitted for a building permit, be sure to include the full scope of work
including all site development, disabled access and exiting for the entire site, utility
installations, architectural, structural, electrical, plumbing, mechanical work associated with
the proposed project. The plans shall include the allowable floor area and entire building area
calculations on the project data sheet and where there are multiple occupancies, provide unity
calculations for either separated or non-separated uses.
77. The project shall comply with all required Green Building requirements.
Greenwaste
78. This project shall require space for three 3-yard bins. The area currently has one 1.5-yard,
one 2-yard, and one 96-gallon cart.
Transportation
79. The plan shows a proposed curb cut for the trash enclosures. This is not allowed in our code
for several reasons including:
a. Curb cuts should be at least 5 feet offset from side property lines.
b. Two curb cuts for the same property need to be at least 20 feet apart.
80. The driveway exit has a potentially dangerous sight line issues to pedestrians due to the
proposed column. The project should include a visual and audible warning for pedestrians
when vehicles are exiting the garage. This should be discussed and recommended (or an
alternate recommendation) in the report.
Public Works Trees
81. Applicant shall work with the Public Works Tree division for final review and approval of
the proposed street tree removal and replacements.
Page 10 of 10
~ w
CITY OF
AO
ALTO
Agenda Date:
To:
From:
Subject:
September 20, 2012
' .. \
Architectural Review Board
Clare Campbell, Planner
Attachment D
Architectural Review Board
Staff Report
Department: Planning and
Community Environment
135 Hamilton Avenue [11PLN·004631: Request by Keenan Lovewell
Ventures, on behalf of Han-tilton and High LLC, for Architectural Review
and Variance request for a new four-story 28,146 square foot nllxed-use
building on an existing vacant lot (approximately 20,000 square feet of
commercial area, two residential units, and below grade garage). The
Variance request is for a five-foot eleven-inch encroachment into the 7'
Special Setback on Hamilton A venue for a length of approximately 84 feet.
Zone: CD-C(P). Environmental Assessment: A draft Negative Declaration
has be~n prepared for the project in accordance with the California
Environmental Quality Act (CEQA).
RECOMMENDATION
Staff reconunends that the Architectural Review Board (ARB) review the proposed project
and provide comments to the applicant for any modifications to the design. Should the ARB be of
the opinion the findings for approval can be made for the project, the ARB may make a
recommendation to the Director of Planning and Community Environment based upon draft
findings (Attachments A & B) and subject to the conditions of approval (Attachment C).
BACKGROUND
Site Information
The project site is a vacant parcel located in Downtown Palo Alto on the comer of Hamilton
Avenue and High Street within the Downtown Parking Assessment District. The site is bordered
by one-story commercial buildings, two of which are Category 2 Historic Resources (on the
southwest side of the site). Across the street, on High, is a four story commercial building, and the
remaining two comers of the intersection are one-story commercial buildings. The project site is
within three blocks of the University Avenue Caltrain Station and adjacent Santa Clara Valley
Transportation Authority (VTA) bus depot. Photos have been provided of the adjacent buildings
on Sheets SK-3 and SK-4 of the plans, Attachment G.
11PLN-00463 Page 1 of8
The project site is 9,910 square feet (sf) and has never been fully developed. The project site was
occupied by repair and welding operations in the early 1900's, and by a gasoline service station
between the 1930's and 1960's. Since that time, when the site was utilized, it has been a private
parking lot. The parking lot is currently in use by Palantir Technologies. Along both street
frontages of this comer lot, there are existing city street trees (four on High and three on
Hamilton).
The parcel has several existing site constraints or unique conditions. The first unique condition is
that it is the only private, undeveloped parcel of land within urban core of the Downtown. The
second unique condition is that there are two access easements running along both interior sides
of the parcel that are associated with the restaurant use at 525 Alma Street (Le. Pampas). As part
of the easement agreement, no construction can take place within that 1,200 square foot area (see
Attachment G, Sheet C2). Finally, a special setback of seven feet runs along Hanlilton Avenue
(from Alma Street to Waverley Street, with the exception of the City Hall parcel), and developed
parcels on Hamilton Avenue with existing nonconforming encroachments were able to redevelop
those buildings using the existing footprint because of zoning rules allowing replacement of
nonconforming structures. Special setbacks, described in Palo Alto Municipal Code Chapter 20,
Precise Plans and shown on the City's zoning map, were established at a time when the City was
considering widening certain streets in Palo Alto. No further implementation of the former street
widening plan has taken place to date. There are two other special setback streets in the
downtown: Bryant Street (for five blocks) and Ramona Street (the side of the block opposite City
Hall). There are no public easements existing or proposed in these locations, therefore no
Encroachment Permit is required; however, a Variance is required for proposed encroachment of
any new building or building addition into special setbacks where there was no previous building
encroachment.
Project Description
The proposed project is a new four-story 28,146 square foot mixed-use building on an existing
vacant lot. The building includes three floors of commercial use, approximately 19,960 square
feet, and two two-bedroom residential units (3,272 sf and 1,641 sf) on the top floor. The project
also includes a full basement that provides 23 parking spaces, via mechanical lifts to achieve
vertical tandem parking capacity, and an employee showering facility. The vertical tandem
parking arrangement is subject to a requested Parking Adjustment by the Director pursuant to
Palo Alto Municipal Code Section 18.52.080. The project includes a Variance request to allow the
building to encroach five feet eleven-inches into the seven foot Special Setback on Hamilton
Avenue for a length of approximately 84 feet. The proposed use for the commercial area is office.
The building is finished with a tan colored stone-clad exterior framework resembling columns,
with various dimensions and widths. Each street front facade is punctuated with deeply recessed
windows. Additional information regarding the materials is provided on Sheet SK-5 of the plans
(Attachment G).The primary pedestrian access to the building is located back on the High Street
elevation, while the garage entrance is located on Hamilton Avenue.
The standard for development of a mixed-use project in the CD-C zone district is limited to a
maximum of 2: 1 for the floor area ratio (limited to 1: 1 for commercial and 1: 1 for residential). As
permitted by Palo Alto Municipal Code (PAMC) Section 18.18, this site is eligible to be
developed up to a 3:1 floor area ratio (FAR) with the incorporation of Transfer of Development
IlPLN-00463 Page 2 of8
Rights (TDR's). The proposed project has a 2.84:1.0 FAR and requires 10,050 sf of TDR's to
develop the commercial area in excess of the permitted 1: 1 commercial ratio.
The project includes the following elements:
• Installation of roof-top equipment and 9' tall mechanical screen;
• Uncovered common patio on the 4th floor for residents;
• Placement of the common trash area within the southeast alley (Hamilton side);
• Addition of five planter pots and green screen inside the northwest alley;
• Removal of the existing seven street trees and installation of five new street trees (Capitol
Flowering Pear) and grates; and
• Installation of two bike racks on the High Street frontage.
Additional project details are provided in the applicant's project description, Attachment D.
DISCUSSION
Zoning Compliance
A table indicating the project's conformance with the Development Standards of the Commercial
Downtown with Pedestrian Combining District is provided as Attachment F. The requested
Variance is discussed in this report but the findings for approval of a Variance are not within the
ARB's purview, but would be acted upon by the Director in conjunction with the ARB
application. The Variance decision by the Director is subject to request for Commission hearing.
The Parking Adjustnlent requested to allow for provision of tandem parking spaces in a vertical
orientation, is within the Director's purview for action in conjunction with the ARB and Variance
actions. Components of the project within the ARB's purview that staff believes require further
discussion are the provision of open space and Pedestrian Shopping Combining District
requirements, discussed below.
Open Space Reguirements
Mixed-use development in the CD-C zone is required to provide 20% Landscape Open Space
(1,982 sf) in addition to 200 square feet of usable open space per residential unit. "Usable" open
space can be private or common, but must have a minimum dimension of six feet to be considered
usable. The project provides an uncovered 1,189 sf patio on the fourth floor that provides the 400
sf of usable open space for the two residential units; although there is a balcony for the smaller
unit, it does not meet the required minimum dimension to be considered usable. The remaining
789 sf area of the uncovered patio counts towards the 1,982 sf Landscape Open Space
requirement. The balance of the landscape open space requirement is 1,193 sf and the applicant is
proposing that the rear alley, approximately 900 sf, in combination with the Pedestrian recessed
area described below, are sufficient to meet the Landscape Open Space requirement. Staff
requests the ARB discuss the landscape open space requirement for this project and determine if
the project has adequately addressed this requirement with regard to amount, location, landscape
material, etc. If the project is determined to not satisfactorily meet the open space requirements,
and the applicant does not wish to modify the project, the use of a Variance would be required; a
Design Enhancement Exception (DEE) cannot be used for this type of exception.
IlPLN-00463 Page 3 of8
Circulation to Trash Area
Staff has noted that there appears to be a circulation issue with regard to access to the common
trash area in the alley on the Hamilton A venue side of the project. The plans do not show an
interior access point to this area; it is only accessible by walking out along the street and going
through the alley access gate. The applicant will need to provide an appropriate solution to this
circulation issue, and the project has been conditioned to do so.
Pedestrian Shopping Combining District
The project is required to comply with the Pedestrian Shopping Combining District (P), which
requires new construction and building alterations to provide design features intended to create
pedestrian or shopper interest, to provide weather protection for pedestrians, and to preclude
inappropriate or inharmonious building design and siting. The required features include: (1)
Display windows, or retail display areas; (2) Pedestrian arcades, recessed entryways, or covered
recessed areas designed for pedestrian use with an area not less than the length of the adjoining
frontage times 1.5 feet; and (3) Landscaping or architectural design features intended to preclude
blank walls or building faces.
The proposed project includes a glass front for the majority of the ground floor elevations,
meeting the retail/display window requirements. The project has 200 feet of street frontage, and
therefore is required to provide 300 sf of covered recessed area for pedestrian use. The projecting
canopies over the garage and pedestrian entrances and the recessed areas in front of the ground
floor windows add up to 345 sf, which the applicant believes meets this Pedestrian District
requirement (Attachment E). Not yet convinced as to the adequacy of these components to meet
the code intent, particularly inclusion of the garage entrance feature in the calculation, staff
requests ARB input.
Parking
The required parking for this project is 84 spaces, four for the residential units and 80 for the
commercial space. Section 18.52.060(a)(2) of the Zoning Code allows a parking exemption for
redevelopment up to a 1:1 FAR for the site (equivalent to 38 spaces) for projects that have paid
into the Downtown Parking Assessment District (see condition of approval in Attachment C).l
The project also utilizes 5,000 sf of Transfer of Development Rights to build additional
commercial area above 1:1, and per PAMC 18.18.080(g), this area is exempt from providing
parking spaces (equivalent to 20 spaces). The table below provides the summary of the project's
parking compliance. Twenty-three (23) spaces are proposed, which would then require that "in
lieu" parking fees for two (2) spaces be paid to nleet the Zoning Code requirements. Staff has
therefore determined that the proposed use does not create any new significant traffic impacts to
the downtown, as discussed in the project's Initial Study. To further facilitate the use of
1 Because this parcel was vacant at the time the Downtown Parking Assessment District was formed, the
applicant proposes to comply with this exception through an equivalent payment into the district as proposed
in a prior application on this project. To staffs knowledge, largely because there are few vacant parcels
downtown, this exemption has not been applied to vacant parcels in the past and therefore its application to
this project is not straightforward. Given the unique characteristics of this project, staff recommends this be
accomplished through a parking covenant condition which would be recorded on the property and which
would clarify the application to vacant parcels.
IlPLN-00463 Page 4 of8
alternative modes of transportation to alleviate parking demand, the project is conditioned to
prepare a Transportation Demand Management (TDM) program for review and approval by the
Planning Director, prior to the issuance of the associated building permit.
P ki S ar ng ummary
Parking Not Required 21
200 sf bonus = 1 [PAMC lS.lS.070(a)(1)]
. 5000 sfTDR = 20 [PAMC lS.lS.0S0(g)]
On-site Parking Exemption -1: 1 GF FAR 38
[PAMC lS.52.060(a)(2) & (c)]
Payment into assessment district to cover
spaces -covenant required
On-site Parking Exemption -In-lieu 2
Payment [PAMC lS.lS.090(d)]
On-site Parking Provided 23
Total Spaces 84
Downtown Urban Design Guide
The Downtown Urban Design Guide (Guide) provides direction to the applicant, staff and ARB
regarding development and design in the downtown area. The Guide divides the downtown area
into districts, each having a unique identity and design characteristics. The project site is in the
Hamilton A venue District (Hamilton A venue), which extends from Alma Street to Middlefield
Road. The Guide recommends promoting this area as "an active mixed use district which
comfortably accommodates larger scale commercial office, civic, and institutional buildings"
while maintaining the "tree-lined pedestrian environment with complementary outdoor amenities
to offset the urban intensity." The project implements the goal stated in the Guide about massing
along Hamilton Avenue, since the Guide indicates a preference for two to four story buildings "to
complement the existing streetscape and enhance the building wall of Hamilton Avenue." The
project also includes the replacement of the City street trees with healthier, attractive specimens.
The project provides replacement street trees, but there may be additional options for ground floor
pedestrian amenities not yet included in the design.
Context-Based Design Considerations and Findings
In addition to Zoning Compliance and Architectural Review approval findings, Context-Based
Design Considerations and Findings found in PAMC Chapter 18.18 are applicable to projects in
the downtown commercial zone district. It is staff's opinion that the four findings listed below
require additional discussion and consideration by the ARB with regard to the project's
compliance. All eight findings are addressed in Attachment B, Draft Context Based Design
Findings.
Pedestrian and Bicycle Environment. The design of new projects shall promote pedestrian
walkability, a bicycle friendly environment, and connectivity through design elements such as:
Climate and weather protection where possible, such as covered waiting areas, building
projections and colonnades, and awnings; and
IlPLN-00463 Page 5 of8
Streetscape or pedestrian amenities that contribute to the area's streetscape environment such
as street trees, bulb-outs, benches, landscape elements, and public art.
The project does propose two canopy elements over the High Street entrance and garage
driveway, and includes new replacement street trees. The project provides two bike racks on the
High Street frontage to facilitate bicycle use.
Street Building Facades. Street facades shall be designed to provide a strong relationship with
the sidewalk and the street(s), to create an environment that supports and encourages pedestrian
activity through design elements such as:
Placement and orientation of doorways, windows, and landscape elements to create strong,
direct relationships with the street;
Facades that include projecting eaves and overhangs, porches, and other architectural
elements that provide human scale and help break up building mass; and
Entries that are clearly defined features of front facades, and that have a scale that is in
proportion to the size and type of the building and number of units being accessed; larger
buildings should have a more prominent building entrance, while maintaining a pedestrian
scale.
Massing and Setbacks. Buildings shall be designed to minimize massing and conform to proper
setbacks through elements such as:
Comer buildings that incorporate special features to reinforce important intersections and
create buildings of unique architectural merit and varied styles;
Building facades articulated with a building base, body and roof or parapet edge; and
Buildings set back from the property line to create an effective 8' sidewalk.
Project Open Space. Private and public open space shall be provided so that it is usable for
residents, visitors, and/or employees of the site through elements such as:
The type and design of the usable private open space shall be appropriate to the character of
the building(s), and shall consider dimensions, solar access, wind protection, views, and
privacy;
Open space should be sited and designed to accommodate different activities, groups, active
and passive uses, and should be located convenient to the users (e.g., residents, employees, or
public)
Common open spaces should connect to the pedestrian pathways and existing natural
amenities of the site and its surroundings;
Open space should be located to activate the street fac;ade and increase "eyes on the street"
when possible; and
Open space situated over a structural slab/podium or on a rooftop shall have a combination of
landscaping and high quality paving materials, including elements such as planters, mature
trees, and use of textured and/or colored paved surfaces.
IlPLN-00463 Page 6of8
Variance
The purpose of a variance is to provide for a site with special physical constraints, resulting from
natural or built features, to be used in ways similar to other sites in the same vicinity and zoning
district; and provide relief when strict application of the zoning regulations would subject
development of a site to substantial hardships, constraints, or practical difficulties that do not
normally arise on other sites in the same vicinity and zoning district.
The project proposes to encroach into the seven foot Special Setback that runs along Hamilton
A venue with the full length of the building and for all four floors; whereas the proposed setback
of the building along Hamilton, including the ground floor, is 13". With the development of the
proposed building, there will be a total of two structures on the 100 block of Hamilton, one of
which is a protected historic building, built out to the property line. The project site is basically a
square, 100' by 100' with two "indents" from the adjacent 525 Alma site that total 90 sf. The site
also has two access easements, one running along each of the interior sides of the parcel. The
easement adjacent to 115 Hamilton is five feet wide and 50' long, while the easement adjacent to
542 High is 10' wide and 95' long. As per the legal agreement with the property owner of 525
Alma, the two easements cannot be constructed upon, and elinrinates 1,200 sf of surface area that
can be developed.
Staff can support the proposed encroachment into the Special Setback via the Variance request,
particularl y on the upper floors. Staff desires for the project to improve upon the pedestrian
orientation of the ground floor, particularly along Hamilton Avenue, such as a greater setback at
the ground floor as an offset from the upper floors that would also better address the solar
exposure on that side of the building. Staff is seeking ARB input as to the project's compliance
with ARB and Context-Based Design findings, and the Downtown Urban Design Guidelines.
The draft Variance findings are provided in Attachment A and would be reviewed and determined
by the Director. As previously noted, the ARB does not have purview for review of the Variance.
ENVIRONMENTAL REVIEW
A Negative Declaration (ND) has been prepared for the project in accordance with the California
Environmental Quality Act (CEQA). The public comment period for the ND ran from August 31
through September 19,2012. Staff will provide the ARB with an update at the meeting.
ATTACHMENTS
Attachment A: Draft ARB and Variance Findings
Attachment B: Draft Context-Based Design Findings
Attachment C: Draft Conditions of Approval -TO BE PROVIDED UNDER SEPARATE COVER
Attachnlent D: Project Description*
Attachment E: Area Counted Toward the Pedestrian Recessed Area*
Attachment F: Zoning Compliance Table
Attachment G: Development Plans (Board Members Only)*
* Prepared by Applicant; all other attachments prepared by Staff
COURTESY COPIES
Perry Palmer [perry.palmer@mindspring.com]
Jim Baer fjimbaer@paloaltolanduse.conl]
IlPLN-00463 Page 7 ofS
Prepared By: Clare Campbell, Planner
Manager Review: Amy French, Chief Planning Official ~
IlPLN-00463 Page 8 of8
November 26, 2012
Ms. Clare Cmupbell
Department of Platming and Community Environment
City of Palo Alto,
250 Hamilton Avenue
Palo Alto, CA 94301
Re: 135 Hanlilton Avenue
Dear Clare,
Attachment E
NOV 2 6 2012
Thank you for your assistance in coordinating our November 15 Working Session with the
Architectural Review Board. This letter is to summarize additional comments received during
that session and how the proj ect has been modified to address the concerns raised. F or ease of
review, we have grouped comments and questions which appear to be similar in nature.
1. A number of Board members indicated the concept of base, middle and top had been
greatly improved but asked if consideration could be given to reintroducing the residential
balconies fronting on Hamilton Avenue and High Street. Board members also asked if the
balcony next to the smaller residential unit could be enlarged.
Street side balconies have been added off the main living, office/den and master bedroom areas.
To ensure the visual continuity of the base, middle and top concept, as well as child safety, clear
glass has been specified for the protective panel sections with a metal rail at the top which is to
match the building's window system. The residential balcony over the north alley was
lengthened so it is now twenty-four feet long and six feet wide. The railing system for this
balcony will match that of the street side balconies.
2. Of the two material options for the random vertical members, a preference for metal was
indicated by a majority of board mernbers.
Metal has been specifiedfor all random vertical columns.
3. It was suggested that we may want to consider a different nlaterial for the ground floor
planters.
The ground floor planter specification has been changed to metal. Please see Drawings L2.1
andL2.2.
700 EMERSON STREET· PALO ALTO, CALIFORNIA 94301 • TELEPHONE (650) 614-6246 • TELECOPY (650) 326-29~0
4. Continued interest was expressed in how residential garbage and refuse would be
handled.
A new residential refuse room has been added near the garage elevator. This will allow
residents to deposit trash without going outside or on to the public sidewalk. Trash can be
placed in this area and transferred to the west alley dumpster by the building's day porter.
5. A request was made to provide more detail about the canopies and how pedestrians
would be weather protected.
The canopies are to be metalframe in a color matching the building's window glazing system
with sloped glass on top for pedestrian weather protection. Please see Drawing SK-11 for a
section view of the canopy systen1. The on-site portion of the building's overhang and recessed
soffited areas provide architectural interest and weather protection to pedestrians totaling 369
square feet; with 198 square feet on High Street and 171 square feet on Hamilton Avenue. In
addition, the project's canopies provide further interest and protection by extending ojJsite
(over the sidewalks) for a total of 230 square feet; 138 on High Street and 92 on Hamilton
Avenue. The sum of the on-site and off-site areas is 599 square feet.
6. General support was indicated for the residential patio landscape enhancements, however,
concern was expressed about the need for more privacy between the units. One suggestion was
for the consideration of a screened fence to define the two areas.
Additional landscaping, screening and lighting have been added to the patio area. For more
details please see the attached Statement of Design Intent fi-om The Guzzardo Partnership.
7. A question was raised about whether there was a garage door specification that might
bring more texture to the project.
Based on our research of products available ji"om quality manufacturers, the garage door is
best described as an open air metal roll up security grille with finish to match the dark steel used
in the window mullion and ground floor planter systems. We believe this is keeping in context
with the building metal color and is recessive enough that it does not compete with the building's
architecture.
8. A request was made to describe how the Klaus mechanical lift system works, who would
use the·on-site parking spaces and how would the spaces be accessed.
A video of how parking spaces are accessed and cars retrieved can be seen at the company's
website, http://www.multiparkinq.com/index.php?Klaus-Trendvario-4100-parkinq-automat-parking
solu#. Click on the image in the center of the page below where it says"Click here to see the animated
movie: /I Tenants would be the users of the two mechanical lifts. Keys are assigned to specific parking
spaces which are used for access.
9. One member asked if we could study how the rooftop stair providing access to the area
of refuge could be joined to the roof screen or moved to the front lobby stair to reduce the height
contrast with the single story building.
We looked at both options but felt that combining the roof access portion of the stair with the
fi-ont exit stair would provide more massing closer to the street. In its current location it is
furthest fi"om all streets. We could consider connecting the west stair with the roof screen,
however, it appeared to add massing to the building and as a result, weleft itin its current
configuration.
10. There was a request to ensure darker gray half domes would be specified for the handicap
ramp area at the comer of Hamilton A venue and High Street.
Dark gray half domes have been specified. Please see Drawings Ll.1 and the attached
Statement of Design Intent.
Please let nle know if there are any questions.
Enclosures
THE
GUZZARDO
PARTNERSHIP INC.
landscape Architects .. Land Planners
181 Greenwich Street
San Francisco! CA 94111
T 415 433 4672
F 415433 5003
www.tgp ... inc.com
135 Hamilton Avenue
LANDSCAPE STATEMENT OF DESIGN INTENT
November 21,2012
The landscape design has been improved to incorporate the comments provided at the ARB Study
Session earlier this month. A summary of the changes have been provided here for consideration:
The new Ginkgo street trees now have a more modern tree guard that is more in keeping with the
architectural design of the project. These will be painted dark burnished color to match the building
metal color. .
The improved alley lighting is included in the Final ARB submittal package, creating a festive and secure
lighting design element to this space, and supporting tenant use of this space.
The street sidewalk paving will be a dark grey integral color paving, using an enhanced material in
keeping with public works standards for paving options. The curb ramp itself shall be a natural grey
color, allowing for the dark grey truncated domes to be used as requested and provide the necessary
vis~al cont~ast required by ADA.
The planters in front of the windows at the base of the building will be made of metal, matching the
building metal color and finish.
New metal trellis and screen panels with pendant lighting have been added to the roof top garden
planters to provide additional screening and privacy between the apartments. These planters will
include a variety of plant materials to provide privacy and seasonal interest in the garden.
The Guzzardo Partnership, Inc.
Gary D. Laymon
Princ,pal
Carifornia Registered Landscape Architect #2397
"--:
November 7, 2012
Ms. Clare Campbell :" t
Department of Planning and Community Environment
City of Palo Alto,
250 Hamilton Avenue
Palo Alto, CA 94301
Re: 135 Hamilton Avenue
Dear Clare,
. i;;",> [',"",:~fJ ~";" ... ~~ l: , ..
This letter is to provide answers and clarifications to design comn1ents and concerns provided by
Architectural Review Board members at the Board's September 20,2012 meeting. For ease of
review, we have grouped comments and questions which appear to be similar in nature.
Concurrent with the submittal of this letter we have provided staff with sketches and drawings
which illustrate how the project has been modified. .
1. Concern was expressed about the building's design differentiation, shopper experience,
. entry door detail and insufficient response to the street at the ground floor level.
A number of changes have been made. The random vertical stone and window frame elements
have been removedfrom the groundfloor level and replaced with clear butt-jointed glass. This
adjustment benefits both office and retail users: allowing an uninterrupted view by shoppers and
pedestrians. Stone planters have been added with enhanced landscaping to soften the aqjoining
sidewalk area. Planters can be added or moved depending on each tenant's entry door needs.
Sketches of a typical entry and the groundfloor planters can be seen at Drawings R-l and R-2.
Metal and glass canopies are designed for each bay of the ground floor level in order to
encourage and promote the sense of "base" or "anchoring" by visual continuity and pedestrian
experience. This design also gives weather protection and environmental shading for both
pedestrians and occupants. With the new additions and the removal of the garage entry
overhang removed, the revised design complies with the City's pedestrian recessed area
guidelines.
2. A number of Board members indicated additional attention should be given to the
project's massing. There were indications the building appeared flat; . needed modulation or
more articulation. There should be a sense of base, middle and top. Also, the use of stone for a
majority of the components may cause the building to look heavy. It was suggested we may
. want to specify a different material to replace the random stone columns.
700 EMERSON STREET· PALO ALTO, CALIFORNIA 94301 • TELEPHONE (650) 614-6246 • TELECOPY (650) 326-2920
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November 26, 2012
Ms. Clare Campbell
Department of Planning and Community Environment
City of Palo Alto,
250 Hamilton Avenue
Palo Alto, CA 94301
Re: 135 Hamilton Avenue -Mixed Use Open Space Calculations
Dear Clare,
Concurrent with this letter, we have provided revised sketches and drawings in response to Our
Working Session review at the ARB's Noverrlber 15, 2012 meeting. This letter is to highlight
those open space areas which are required under PAMe 18.18.060. This code section requires
open space based on the requirements of Table 3, which is computed as follows:
Project Landscaped Open Space:
Parcel Size
Times Percent of Parcel
Total Landscaped Open Space
Residential Useable Open Space:
Sq. Ft. Useable Open Space Required/Unit
Times Number of Units
Total Useable Open Space
Total Required Open Space
Square Feet
9,910
20%
·1,982
200
2
400
The project has been revised to increase the balcony area over the nOl1h alley so both dimensions
are at least 6' and enlarge the roof garden on the fourth floor. An exhibit is attached for your
reference. Based on these changes the new project's open space complies with the mixed use
open space requirements and is computed as follows:
Balcony
First Floor -N011h Alley
Fourth Floor -Roof Garden
Total Open Space
Square Feet
145
1,003
1,442
2.590
700 EMERSON STREET • PALO ALTO, CALIFORNIA 94301 • TELEPHONE (650) 614-6246 • TELECOPY (650) 326-2920
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The Project Architect has studied the building with the above comments in mind and has made
several significant fac;ade changes to mitigate them.
Two alternatives are presented for the Board's consideration. The first illustrates streetscape
changes with smooth stone specified for the second and third floor random vertical elements
This view is shown on Drawing Elev-l. The second alternative is for the small stone columns
within the window bays to be changed to metal to match the louver system that provides sun
control for the building. This would result in a lighter and more cOllsistent use of materials. The
larger stone elements which relate to the structure of the building have bee'n retained. There are
now three separate layers of the fac;ade which enhance the apparent depth of shadow lines
across the exterior walls of the project. They are the large stone grid which is structural, the
infill of steel column and metal louvers, and the window wall further set back which is made of
aluminum and stainless steel.
With the respect to the base middle and top comments, the building is now composed of a base of
large glass openings suitable for retail set within the stone columns. These bays all have
projecting canopies in steel and glass which strengthen the base expression. This base floor is
followed by two floors of textural glass and brise soleil elements (see above) which are
expressive of the intended use of office space. These floors are then followed by one story
dramatically set back at the top for residential use with a strong cornice expression of horizontal
shading trellis. .
We feel this new design meets the criteria expressed in the ARB's comments.
3. It was suggested that the north alley balcony should be bigger.
The balcony depth has been enlarged to 6'. Please see Detail 2 on Drawing Elev-l & Elev-2.
4. ' The 4th floor courtyard (open space) appears to be large and in need of a divider and
landscaping.
Please see DrawingL2.l A. The fourth floor patio has been enlarged and better defined by a new
privacy hedge which divides the space. Accent trees and plantings, screen plantings, a small
water feature and outdoor tables and chairs been added to make the area lush and more inviting.
The enlarged area together with the other open spaces comply with the City's mixed use design
requirements for landscaped open space and useable open space.
5. Have you considered alternative approaches to your design, such as a tall element out
front and with tiers set back as you go up?
A number of other approaches were considered before concluding on the existing design. We
have placed a high priority on providing an efficient and innovative on~site parking design and
staying within the City's 50' height ordinance. These features have shaped the standards and
evolution of the project's design. In order to stay within the 50' height limit and provide a high
quality interior ceiling height of 10', post-tension concrete was usedfor the building'sfloor
structure. This eliminated the interior horizontal beams which conflict with building utilities and
services and allowed for a more compact design. Given the small site, the Hamilton Avenue
I '! !
garage entry wall is at the furthest distance from the street that will still provide a sub-grade
ramp which does not exceed the maximum slope allowed by the building code. This brings the
building perimeter wall into the Hamilton Avenue setback. The concrete columns supporting the
post-tension concrete also need to accommodate the sub-grade parking configuration, allow for
proper vehicle circulation and extend vertically(without offset or setback) to support the upper
floors and walls. "
6. A request was made to describe how the building relates to the adjoining single-story
building and fits within the context of the neighborhood.
We have updated context Drawing SK-3 and provided Drawings Elev-1 & Ele~-2 to more jitlly
reflect all of the area's structures. Separation and relief is provided the single-story building by
an on-site 11' alley between the two structures. This is a feature which is not present in other
newer neighborhood buildings. The updated drawings also indicate the project's elevation when
compared to other neighboring structures, including the City's parking garage one parcel to the
north. This structure extends east-west through the block and adjoins the single story bUildings
directly on the north. We believe the context of the project is similar to that of the parking
structure and is appropriately separated from the adjoining buildings.
8. Clarification was requested regarding the two designated paving colors, gray and buff.
Gray paving locations were identified but one Board menlber was unable to locate where buff
paving was specified for use.
Buff colored paving is specified for the north alley area.
9. A question was raised about whether the street facing balconies where sufficiently deep
and more openings should be added. Also, should the residential courtyard be moved to the
street?
In viewing how to best utilize the residential space and enhance the building's sense of base,
middle and top, design improvements were made to the residential floor. The roof garden was
enriched to be the center of the outdoor experience by becoming more visually inviting and
comfortably functional. This area has shading elements, provides wind protection and is
oriented toward the fourth floor's best asset; a view of the western hills. The tiering setback
was better defined by removing the railing; providing horizontal separation from the top of the
third floor perimeter wall and an uninterrupted ground level view of the fourth floor setback.
Operable windows were added to the street side framing systems to provide fresh air circulation.
10. One comment expressed concern the site had been maximized.
Ground floor ~mprovements represent 62% of the parcel's square footage which we believe
appropriate for Palo Alto's downtown setting.
11. A question was raised about whether access to the trash area could be enhanced for the
residential occupants.
We looked at several options for bringing residential trash through the north alley or building
and connecting to the trash dumpsters in the west alley. Our studies indicated that access to the
trash area is limited since access fi~om the north alley is blocked by the code required northwest
exit stair that connects the basement to the roof deck. Also, the west alley paving elevation is
raised 18"above thefinishedfloor elevation of the building toprovide handicap exiting out of
the adjoining Alma building and positive surface drainage out of the alley to the street. Access
to the west alley from the building's interior would need to be handicap accessible which
involves the installation a long ramp(l8~ or mechanical lift. In this instance, the electric meter
sections and switch gear would also need to be relocated which would displace otherwise
useable area.
12. A request was made to describe how the mechanical lifts work, whether they are reliable
and if an attendant is necessary.
The parking system is manufactured by Klaus Multiparking, a company that has been a leading
parking system provider for over 40 years. The company has installed systems in over
65countries with many installations in San Francisco and the greater Bay Area. Each parking
space has an assigned key which is used to control access to that space. An attendant is not
requiredfor operation of the system.
13. Coping (insulation and roof membrane ) was noted as not being included in the
calculation of height lhnit.
This is correct, height calculations were performed in accordance with discussions and
confirming correspondence with Staff at the start of the project. The building height is measured
to the top of the structural system at the face of the building.
14. Please provide a discussion of the lighting down the north alley.
Lighting for north alley is proposed as overhead, suspended down lighting. Two rows of
decorative luminaires would be suspended fi~om a cable wire assembly. Smaller string lights
would span between the two rows of suspended luminaires. The suspended luminaires and cable
wire assembly would be centered at each building column. The decorative luminaires would be
suspended from a height of 12 '. The decorative luminaires are proposed to be the Village
Catenary Suspended Luminaire by Hess America. All overhead, suspended lighting throughout
the alley are intended to provide the light levels required for the space. Detail 4 on L-2.1 B
illustrates the design. The Catenary Luminaire is shown in a photo on L-2.2.
15. There was a request to ensure darker sidewalks were used for the City sidewalks.
We have specified the darkest color for which Public Works has provided approval.
Comment to come.
Please let me know if there are any questions.
KEENAN LAND OOMPANY
November 7, 2012
Ms. Clare Campbell
Department of Planning and Community Environment
City of Palo Alto,
250 Hamilton Avenue
Palo Alto, CA 94301
Re: 135 Hamilton Avenue-Pedestrian Overlay Areas
Dear Clare,
For your reference, we have enclosed a revised Site Plan which graphically indicates those areas
required by P AMC 18.30.040. Consistent with this code section, our design intent is to create
pedestrian interest, provide weather protection for pedestrians and preclude inappropriate and
inharmonious building design and siting. These revised pedestrian area~ are in response to
comments provided at the November 20, 2012 ARB meeting. Areas designed for pedestrian use
total 360 square feet, with 193 square feet fronting on High Street and 167 square feet fronting
on Hamilton Avenue.
Please let me know if there are any questions.
Sincerely,
HAMILTON AND HIGH, LLC
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Enclosure
700 EMERSON STREET· PALO ALTO, CALIFORNIA 94301 • TELEPHONE (650) 6'14-6246 • TELECOPY (6S0) 326-2920
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November 7, 2012
Ms. Clare Campbell
Department of Planning and Community Environment
City of Palo Alto,
250 Hamilton Avenue
Palo Alto, CA 94301
Re: 135 Hamilton Avenue -Mixed Use Open Space Calculations
Dear Clare,
.~. ?:: . .,,:-iI t .. AI , •
Concurrent with this letter, we have provided revised sketches and drawings for our Working
Session review at the November 7, 2012 ARB meeting. This letter is to highlight those open
space areas which are required under P AMC 18.18.060 and provide calculations that indicate
their compliance with Table 3. The required open space is determined as follows:
Project Landscaped Open Space:
Parcel Size
Times Percent of Parcel
Total Landscaped Open Space
Residential Useable Open Space:
Sq. Ft. Useable Open Space Required/Unit
Times Number of Units
Total Useable Open Space
Total Required Open Space
Square Feet
9,910
~%
1,982
200
__ 2
400
The project has been revised to increase the balcony area over the north alley so both balcony
dimensions are at least 6' and enlarge the roof garden areaQll the fourth floor. An area exhibit
has been attached for your reference. Based on these changes, the new project's open space
complies with the mixed use open space requirements. The total area provided is determined as
follows:
Balcony
First Floor -North Alley
Fourth Floor -Roof Garden
Total Open Space
Square Feet
86
1,003
1,442
2.531
700 EMERSON STREET· PALO ALTO. CALIFORNIA 94301 • TELEPHONE (650) 614-6246 • TELECOPY (650) 326-2920
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Please let me know if there are any questions.
Sincerely,
H4~TON AND HIGH, LLC
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Enclosure
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--AS SHOWH ---~------------------------------------------------------~ SK-7
L-12--'---_AP_ART'MENT ____ P'-AN _________ --,-_S_CALE--::'/_S"_=_1_'-O_" -----------'--_---1 QlDIU .. 711PR11t
KJElENAN LAND OOMPANY
Amy French
Jason Nortz
Curtis Williams
Planning Department
5TH Floor
250 Hamilton Avenue
City of Palo Alto
Palo Alto, CA 94'301
Re: 135 Hamilton: Submittal for Formal ARB Review.
Applicant: Keenan Land
Jim Baer, Palo Alto Land Use Consulting
Dear Curtis, Amy and Jason:
December 20, 2011
DCj.j2i (,T'."')"'t at 6
Ccwnrnllnii .. [I' cV'ronrnsnt
We provide with this letter, two full-size and fourteen reduced-size site and building
plans and a sample of building materials as are necessary for a Formal ARB Review at a
public hearing for 135 Hamilton (the IIProject"). We will work with you to establish a public
hearing date, hopefully, in early 2012. We will provide a separate set of documents as will
be necessary for the City to complete an adequate CEQA review for 135 Hamilton for which
we expect a Mitigated Negative Declaration.
We are hopeful that our CEQA documentation and notices are deemed complete along with
this application, so that our first, Formal ARB Hearing can be conductedin early 2012.
1. SITE DESCRIPTION. & EXISTING CONDITIONS.
The site consists of 9,910 square feet as a square corner parcel with nearly 100 feet along
Hamilton Avenue, and 100 feet along High Street.
(a) Unimproved Site.
The Project location is an unimproved site. The site has served for over fifty years as a
parking lot and loading area for the former Fasani Carpet business and building located
directly west of the site and then known as 539 Alma Street. For about the last five years,
the site has served as a private parking lot for employees of Palantir, a software company
located in Downtown Palo Alto.
(b) No On Site Trees and Poor Existing City Trees.
The site is fully paved and holds no private trees or landscaping. There are six street trees
owned and maintained by the City in City-owned right-of-ways with three trees along each
700 EMERSON STREET· PALO ALTO, CALIFORNIA 94301 • TELEPHONE (650) 614-6246 • TELECOPY (650) 326-2920
of High Street and Hamilton Avenue. Five new 4S" box trees will replace the existing trees
that are in poor health and condition and will be impacted by construction of the parking
garage. The new City street trees will be planted in Silva Cell Substructures to ensure the
best growth environment for the trees.
(e) No Site Contamination.
It has been determined that the site is free from hazardous materials contamination.
(d) Zoning Designation. CD-C (P) in Downtown Parking Assessment District.
The site is zoned CD-C (P) and is within the Downtown Parking Assessment District.
The site had previously carried the (GF) Ground Floor Retail Combining District. In 2009,
in a public hearing focusing on the retail and business success of the Downtown, the City
amended the (GF) Ground Floor Retail Combining District boundaries to remove several
areas from the (GF) Ground Floor Retail Combining District including properties on the
western side of Emerson Street. 135 Hamilton Avenue was removed from the (GF)
Combining District. We understand from Staff that some zoning designation maps may not
yet have been corrected to accurately reflect the 2009 City Council decision. In any event,
135 Hamilton is no longer in the (GF) Combi!1ing District.
2. THE PROPOSED PROJECT: MIXED-USE COMMERCIAL AND RENTAL HOUSING
The proposed 135 Hamilton Project wiUconsist of a mixed-use building of four stories. The
lower three floors will be developed for commercial area uses and the top, 4th floor, will
consist of two rental residential units. The proposed 135 Hamilton Projectwill comply with
the regulations of the underlying CD-C (P) Zone District without requiring any conditional
use permits, variances, PC Zone benefits or any other approvals except for a rigorous review
and approval by the Architectural Review Board. Following are very brief discussions of the
compone'nts of the Project.
(a) 2007 ARB Review and Approval of Smaller Project.: August 16, 2007.
In 2007, the Applicant submitted a one-story commercial building of 7,645 square feet that
was approved by ARB. It was not a unanimous approval-one Board Member expressed
dissatisfaction that only a one-story building would be developed on this site -though that
development was then consistent with zoning and without TDR.
(b) The Application now well addresses the 2007 concerns of that ARB
Member.
The Project presented for your review and approval is now 4-stories tall, 3 stories of
commercial area of 19,998 square feet and a top residential floor of 6,776 square feet.
We have filled the site as appropriate for neighborhood context and compliant with zoning
regulations.
(c) The Commercial Component of the Project, 19,998 Square Feet; 2.018 FAR.
The CD-C zone grants the right for a'commercial building to be 1.0 FAR or 9,910 square feet.
Through the purchase of Transferable Devel~pment Rights (TDR) under PAMC lS.18.0S0
2
the .permitted1.0 FARcan be increased by an additional 1.0 FAR or an additional 9,910
square feet (subject to certain parking limitations discussed in Section _ below). The 135
Hamilton Project is acquiring only 9,888 square feet from TDR. In addition, PAMC Section
18.18.070(a)(1) grants to any property in the Downtown, a one,.time bonus area of200
square feet.
The total Commercial Area of the 135 Hamilton Project is 19,998 square feet
consisting of:
First Floor: Commer~lal Area is 6,252 sf.
Second Floor: Commercial Area is 7,325 sf.·
Third Floor: Commercial Area is 7.325 sf.
Total Area Floors 1-3: 20,902 sf.
From this exterior-most FAR must be subtracted 904 square feet that constitutes 1/3 of the
total common area of2,712 sf. Of this 2,712 common area 1/3 is allocable to residential use
totaling 904 sf) .
Final Commercial Area: 19,998 sf (20,902 total sf -904 sf residential share of
common area)
Commercial FAR: 19,998 Commercial Area with 9,910 sf Site = 2.018 FAR
1:1 FAR 9,910
OneTime Bonus: 200
TDR 9.888
. TOTAL AREA: 19,998
(d) The Residential Component of the Project 6,776 Square Feet: 0.68 FAR.
Fourth Floor: Fourth Floor Residential Area is 5,872 sf.
Total Residential Area: 6,776 sf (5,872sf+ 904sf share of Floors 1-3 common area)
Residential FAR: 6,776 Residential Area with 9,910 sf Site = 0.68FAR
(e) North and West Sides of Site: Pedestrian Exit Easement and Utilities.
The northernmost edge of the site has become an alley with a pedestrian exit easement for
customers leaving Pampas Restaurant at 529 Alma Street to exit from the northernmost exit
of the rear of the Pampas building to High Street. There may be other functions along this
alley other than required for the width and safety for pedestrians exiting Pampas.
The westernmost edge of the site has become a pedestrian exit and a service, utility and
refuse alley of about eleven feet wide. The alley serves as (i) a pedestrian ,exit easement
from the southeastern rear exit door from Pampas Restaurant to HamiltonAvenuel and (ii)
a utility servic.es and refuse collection area. There is a narrow pedestrian exit component of
this alley that will remain unobstructed while the utility services and refuse area of this
alley can be filled with refuse containers and utility functions.
(f) TDR Status.
3
The Applicant has completed the purchase ofTDR for 2500 square feet and is in the process
of finalizing the purchase of additional TDR for a total 9,888 square feet, thereby allowing a
total commercial building area of 19,998. As a condition of approval, the Applicant shall be
required to finalize all of its TDR purchases and documentation prior to issuance of a
Building Permit to ensure compliance of the full commercial component of the Project.
(g) The Project is Compatible with the Commercial Neighborhood.
The total area of the building will be 26,774 square feet with an FAR for the entire building
of 2.70. This building FAR is lower than the 3.0 FAR allowed in the CD-C Zone District.
The building will be 4-stories tall, a powerful, mixed use, transit-oriented project as was
requested by the Architectural Review Board when approving an earlier, though smaller,
version of the 135 Hamilton Project in 2007. 525 High Street (and thereafter heading east
from 525 High Street) are other tall commercial buildings so that the 135 Hamilton Project
becomes the western anchor for the taller buildings of the commercial district along the
northwestern side of Hamilton Avenue.
On the southern side of Hamilton Avenue, directly across from 135 Hamilton and cater
corner from 135 Hamilton are a set of older poorer quality one-story buildings.
The proposed 135 H~milton Project becomes an Ificonic" corner, gateway building because
to its immediate west is aone .. story building (539 Alma Street) while to the south on the
southern side of Hamilton Avenue are also one-story buildings. To the immediate north of
135 Hamilton is a one-story poorer quality building. Accordingly, as one of the few, new
buildings in this part of the Downtown -and the only new'4-story building. The Project
becomes an important 'gateway" into the Downtown from west Hamilton Avenue.
(h) On Sit~ Underground Parking and Bicycle Parking.
There shall be a one-level, on-site underground parking garage of about 8,550 square feet
holding 23 parking spaces, including the one required ADA parking space. The garage is
entered from a drive lane at the southwestern edge of the building from Hamilton Avenue
and adjacent to the at-grade alley between the building and the property immediately to the
west known as 539 Alma Street. -
135 Hamilton will be the first Palo Alto project to make use of the state-of-the-art,
technologically advanced rotating parking lifts developed by KLAUS systems. The Klaus
system saves space in the garage, reduced the need for excavation, enables avoidance of
digging into the water table and has many other environmental benefits
In addition to the 23 vehicle parking spaces;there will be the required 10 bicycle parking
spaces. There will be 4 ST rack spaces located on High Street near the building lobby and 6
L T secure bicycle spaces located in the' garage level near the elevator core.
(i) Site Coverage and Open Space.
Because of the exit and utility alleys, the site coverage of the building is substantially less
than the permitted 1000/0 site coverage. Only for a mixed-use residential and
commercial building is there an open space requirement under PAMC 18.18.
4
The 135 Hamilton Project provides open space in the 4th floor courtyard and balcony of
1,250 square feet..
(n Combining District Recessed Areas for (P).
The (P) Combining District requires 1.5' of recessed area or vestibule for every 1.0' building .
street frontage. The building street frontage is200 feet with 100 feet along each of
Hamilton Avenue and High Street. The parcel size is 100' x 100' but there are two exit and
utility alleys of 11' width each along both Hamilton Avenue and High Street. With 1.5'
tecessedarea for every 1.0' of street frontage, under the (P) Combining District, the building
must have 300 square feet of recessed areas. These recessed areas are to create vitality for
pedestrians and to encourage retail service opportunities.
The 135 Hamilton Project exceeds the required recessed and vestibule areas with an area of
not less than 450 square feet. The recessed areas fronting on High Street total 244 square
feet where the requirement is 150 square feet. The High Street recessed areas are 102
squar~ feet for the six window vestibules, 44 square feet for the alley gate recess and 98
square feet for the entry overhang. The recessed areas fronting on Hamilton Street total
206square fe·et where the requirementjs 150 square feet. The Hamilton Street recessed
·areas are 68 square feet for the four window vestibules, 40 square feet for the recessed
. garage entry gate, 44 square feet for the alley gate recess and 54 square feet for the garage
entry overhang. The total recessed area is about 450 square feet and exceeds the 300
square feet required under the (P) Combining District.
(k) LandUse Background and Process for 135 Hamilton.
The 135 Hamilton Project has filed an Application only for an ARB approval and CEQA
analysis by the City that will result in a Mitigated Negative Declaration. The Project
complies with the Site Development regulations of the CD-C(P) Zone District for a project
located in the Downtown Parking Assessment District. .
The Project does not require a CUP, Variance, PC Zone analysis, DEE or any other relief from
CD-C Zoning. . .
In 2007, the same Applicant submitted a different application for 135 Hamilton. That
project was approved at a Formal ARB hearing in, 2007
We are confident that the Project will be found to be exemplary as a mixed-use,
transIt-oriented housing and commercial project with prominent, gateway features.
We look forward to thoughtful support of the ARB for this exemplary Downtown project.
(I) Voluntary Mixed-use Residential Building that Exemplifies Transit
Oriented Development Goals.
During several public hearings in 2009, 2010 and 2011, the City Council and the Planning
and'Transportation Commission discussed updating the Housing Element of the
Comprehensive Plan, there were many strong directions chosen by the PTC and Council to
encourage mixed-use housing and commercial projects for Palo Alto's train transit centers
at California Avenue and near the Downtown train station. Mixed uses were encouraged
5
with mixed-use commercial and housing projects to be considered as mandatory for
Downtown sites, particularly, those within Yz mile of a transit center. Notices have been
mailed by Planning Staff to Downtown property owners advising them of future discussion
by the.City Council for the consideration of mandatory mixed-use regulations.
135 Hamilton is about 2 full blockS from the University Avenue rail line-with
passenger boarding allowed directly onto the train from the rail lines at the western train
track side of Alma Street at and near its intersection with Hamilton Avenue.
The Applicant has chosen to develop two residential units on the 4th floor of 135
Hamilton Avenue, without seeking any land use concessions (such as increased FAR or
increased height as could be allowed under California Law SB1818) as has been discussed
by PTC and City Council. The Applicant is not offering BMR units since no City can impose a
BMR obligation for rental units and the City does not apply a BMR requirement for as few
two units.
Under applicable zoning and without any concessions, the Applicant is allowed up to 1.0
FAR for housing in the CD-C zone with this housing FAR in addition to the maximum
commercial FAR allowed under the CD-C Zone. More important to note is that the height
limit for 135 Hamilton even with the top, 4th floor of residences shall remain at or under the
50' height limit prescribed in the CD-C Zone.
The first residential unit, of3,272 square feet of habitable area, is a large, glamorous unit
located along the southern portion,of the building along Hamilton Avenue extending from
High Street on the east to the private service alley area on the west side of the building, This
creates beautiful light and ajr through the generous windows and glass doors along these
open frontages vistas. This unit will have up to three bedrooms (though one will most likely
become a study/library area) and a large dining area, kitchen and living room ..
The second residential unit is a more modest unit of 1,641 square feet of habitable area.
Unit #2 is located along the northern edge of the building along a pedestrian private alley
system, and extending from High Street on the east to the private service alley on the west
of the building. This unit is designed with large windows and glass doors that create
wonderful air and light for this residence, also. This unit will have up to 2 bedrooms (though
one will most likely beconle a study/library area) and a dining area, kitchen and living
room.
The second residential unit has a private balcony of 61 sq. ft. on the north side of the unit.
Both residences share a large interior courtyard of 1,18.9 square feet that opens broadly
facing the central living areas of both units creating great light and air without interfering
with the important privacy required for Downtown residences.
(m) Progressive Parking Solutions for the Downtown Parking Assessment
District.
135 Hamilton shall become a leader in a progressive parking policy developed by the City
and adopted as an ordinance creating PAMCl8.83.
The Conditions of Approval -Attachment B for 135 Hamilton when approved on September
10, 2007 -provided as Conditfon #7 "Prior to issuance of a Building Permit, the applicant
6
for 135 Hamilton shall have executed and caused to be recorded a 'Covenant for the
Payment for the Benefit of th e Downtown Parking Assessment District' in form and
substance satisfactory to the Director of Planning and the Community Environment, to
satisfy parking requirements for the site". We attach the "Parking Covenant" as reviewed by
the City Attorney to satisfy this requirement.
This requirement sources from Pages 3 and 4 of the August 16, 2007 Staff Report for 135
Hamilton Avenue. On Pages 3 & 4, the Staff Report: "PAMC~Section 18.83.015(d) states --.
within the downtown assessment area "exempt floor area means all or a portion of that
floor area of a building which is located at (or) nearest grade and which does not exceed a
floor area ratio of 1.0 to 1.0/1
1:1 FAR or 9,910 squarefeet of building area can be developed without anyon-site parking.
This area must pay its share of the parking bond by a recorded Covenant. This relieves the
building of 40 parking spaces (4 per 1,000 square feet)
9,888 square feet ofTDR will be purchased for 135 Hamilton Avenue. Only 5,000 square
feet ofTDR are exempt from the Downtown parking obligation so 4,888 square feet must be
parked at 4 spaces for every 1,000 square feet or 20 parking spaces. PAMC Section
18.52.070(a)(2) allows an exemption of 3 parking spaces attributable to the redevelopment
of a vacant lot. The 200 square foot one-time bonus is allowed for all buildings located in
the Downtown without the requirement for any parking. This results in a net parking
requirement of 17 spaces related to the commercial area.
The two residences require two parking spaces for each unit plus 10% guest parking or: 4.4
spaces rounded to 4.
Accordingly, 135 Hamilton requires only 21 vehicular parking spaces. The proposed Project
exceeds this by providing 23 rather than 21 parking spaces.
The Proposed Project will be the first Palo Alto project to deploy the use of state-of-the
art mechanical "parking lifts" provided by Klaus Parking. These Klaus lifts function similar
to conveyor belt system with the movement of parked carsupand down and across two
levels. The Klaus lifts can be operated without a parking attendant and are safe and
comfortable for drivers by providing a fully steel platform endosed with metal frames.
Klaus is the highest quality parking lift available and will set a precedent for other
developers to use these advanced, safe lifts that do not require an attendant operator. We
provide a Klaus parking lift promotional pamphlet as an attachment.
3. BUILDING 50' HEIGHT.
Plan'ning Staff has determined that the Proposed Project complies with the city's height
limit of 50 feet. The top of the structural roof slab is 50 feet or less above which may be
insulation board and waterproofing materials,
There is not a ,parapet that increases the building height. Ther.e are mechanical screens
nluch lower than the 15 feet allowed for mechanical screens and that do not count as
increased height.
7
There is a horizontal stone edge added to a portion of the roof that increases the apparent
height at the perimeter edge of the building. However, these siding stones are an element of
the waterproofing and drainage devices for best performance of the roof and' its control of
water. This aspect, as a mechanical and,code feature, is excluded from consideration for
building height.
4. GROUND FLOOR: DESIGN AVAILABILITY FOR RETAIL USES AND (P)
COMBINING DISTRICT RECESSED AREAS.
When the (GF) combining district was removed from many properties such as135 Hamilton
in 2007, the Council made clear comments that the ground floor of properties removed
from (GF) must have ground floor spaces that are accessible for retail -and not limited to
office uses. We satisfy these goals for 135 Hamilton.
First, the ground tloor is designed so there are no low or threshold walls with fixed
windows that would preclude full-height windows or glass doors. As designed, all of the
ground floor doors can become windows and are planned for that -this enhances the '
accessibility for any retail user.
The second issue is ceiling height. The building is designed with each of the four floors to
have a floor;..to-floor dimension of approximately 12'6'1 meeting the 50' height limit. For a _
gr.ound floor retail user, there can be a 11'9" clear height since they frequently do not use .
fixed dropped ceiling grids, large horizontal air. conditioning ducts because HVAC is not
distributed laterally due to the lack of partitioning and drop-in ceiling grid light fixtures are,
not used ..
Much as with lululemon -and other contemporary retail stores in newer buildings -the
ground floor is highly adaptable for a successful retail user given the open exterior
wall/window system and a tall ceiling clear height.
5. DESIGN INTENT.
(a) Architecture:
The new four story building proposed for the corner of Hamilton an'd High Streets is
, conceived as an abstract layering of stone, glass and metal facades wrapping around a
mixed-use array of interior functions including commercial and residential tenants.
Rather than a traditional base, middle and top, the conceptual framework for this building is
analogous to 'musical rhythms, play of light and shadow, and layering of horizontal and
vertical elements. The stone which is both structure and screen wall recalls the Stanford
University architecture of Shepley Rutan and Coolidge with its split face surfaces played off
against smoother textures. Unlike the weightiness of Stanford's Richardsonian Romanesque,
however, these textures further enhance the feeling oflightness and movement in the
landscape, especially when viewed through the stand of decorative trees along the property
line.
A high degree of interior flexibility is achieved by the apparent randomness of the curtain
wall. Horizontal louvers set within the vertical screen create a brise solei! providing
8
environmental control. The building entries for both pedestrians and automobiles are
announced by canopies that project over the sidewalks.
A horizontal cornice of steel reduces the apparent height of the building from four stories to
three, allowing the residential penthouse to set back from the rest of the building.
Materials.include limestone, glass, steel and aluminum.
_ (b) Landscaping:
The landscape design creates a simple and elegant streetscape for the Hamilton and High
Street walkways. New columnar Flowering Pear trees are proposed for both streets,
centered between the building columns to integrate well with the.building elevation. The
trees are set in tree grates, with decorative trunk collars, which h~ve a black finish to match
the window frames. Silva Cells are proposed to be incorporated under the sidewalk paving
to increase the root growth area for the new trees, allowing them to attain their full
potential.
The existing trees must be removed due to the excavation required for the underground
parking proposed fot the project.
The sidewalk paving consists of integral color concrete paving with simple scoring, based
upon the building column geometry. The integral color is a-City standard color that is darker
than natural concrete. We feel this will create a rich base plan for the building to be set
upon.
Building column up lights are set in the sidewalk paving to accent the columns along the
streetscape. New stainless steel bike racks are provided on High Street between the street
trees. This will PTovide parking for four bikes for visitors to the building. Bike lockers for six
bicycles are provided in the garage.
-The alley area is set behind a decorative gate, as shown on the architect's drawings, has a
planter and green screen provided for flowering vines and shrub planting. The screen will
-enhance the building elevation in this area.
The alley paving is composed on integral color concrete paving with simple scoring and an _
central cast iron decorative trench drain. The pavement color is Sandstone~ which will be
rich color that reflects the warm colorofthe building stone .
. We hope that this letter provides plenty of informa tion for Staff Members and ARB Members to
fully analyze and embrace our mixed-use transit-oriented Project for 135 Hamilton Avenue.
Sincerely yours,
~J.~R
Charles J. Keenan, III I ~
Enclosures U
9
~~ultgpark~n~l systems fr(:Pn'1l Kia
~n dt-)mand aH over the 'A;or~d.
Tl):e h~to?¥ of. Klaus MUltiJtc!rking GmbH goes back to t~e year 1907, At that
ttrntJ, Klaus'Company was founded' as~ whee/right's shop in'th-e Bav~ian .
:town of B d ifolz. KlaUs qu ckly made a 'nar,n~ for·itself wtth higfvqualll-y
prodUC1S such .~s al.Jto,body.structureS, the air brake qUIck t!pper, mounted .
excavator~,'sJde.Jpader cran~, a:nd also with carouse'! designs and glass '
cu~ln9. t~D es. In.1964, ~laus'Q~v~lop~ the first vehCcle parking syste,ms and
laId t e come~tene for success 11"1 this eusiness area, which is (he area that
K'a~s coneentra,es on 1 00 ~er cent today. .
aC6-savi ultiparkin s rste ~'j
. It -is not so e::fifflcult to get more from an eXisting parking area. fqr. example
two or: three Rarking spaces. The 'ffexibte MulUparl<ing syst~ms from Klaus
make-it possible. The mechahi9a1 par Ing systems have multu:~le 'parl<ing
le\lels and are suitable for sing e and multiple family houses a~ well as for ~nderground garages. The Multlparking systems from Klaus ~ also a .9Qod .
solution outdoors. f!j1~ltiparking from Klaus, that s pure user-fJ'limdllness:
1?'e pa~Ir.( space is ready with'ttLe turn bf a key. Parking c::an be th,at easy.
Parking pleasure t'-Iat 9 O\hJS ith vour needs~
Parking automats
~~'Trafidv~ _~ sy~tems from KJau~ grow with your,need~. rne Tren?vario 4100 parkin~_au ~t ~r~o l~v~ls ('..;:)rl.,ni='h,·-~,
later u~rad~ to a Trendv~tio 4300 with th~ lev~s. In ,tryls way,'the number of parking spaces ~ be eXj:)an(jedloy;(j\ler ·
50 %. iOfat p-rovid~ planning anq inv~t.rnent ~rity. . . ~ ........ .. , .. ~ , . .
W~ oo1Tlbln~>With the JreOO~aiio 4000 'mbd ·t~ that can be.driven through. the installatfon rows-can'now also be Allnnci;~·
J one' beain~ the 'Gthe~ instead.of. erity n~xt Ie each. other -thIs savEts space used for dri',(lng lan~. . .
Tn~ndvari() pa Idn aUlO ats w "th a ft
Who know~ how many-parking spaces',will be need,ed jn the future?
EspeciaUy when pl~mning.mul,tip~ family hout)es at'}d housing compl~xes,
it's dffficul ~0 ~el$T11in'e·the;0p~imal numbeJ of park1ng spaces. The lIexible '
TrencMmo systems from Klaus, Wh,lct) Oan be eXp~ded at a later aate,
aY"S wel,l"'suiled hera. The Trendvario 41.00 with two,parklng le\(els can be .
upgraQed to a.Trendva{io 4300 with three levels. Both m~els are avaltable
in the <1eslgns cempactJ ,stanttard and exclusive dependiAg on 'the pil depth ano-h~lght oHhe:rOOJ,TI, The maximum Io?d ~r'pafking space IS up 2600 kg -
(optiQnal). and all parking spaCe~!1ava·a nat entrance. ", '. '.' .
Dim 'llslollS
(af ddla
Page 2
Width
dimesions
Page 3
Width
dimesions
Approach
Free spaces
Page 4
Function
Load plan
Page 5
Electric.data Techn. data To be perfor. med by the
customer
Page 6
Description
550+8 for vehicle up to 5.00 m = 16'4" long
(570+8 for vehicle up to 5.20 m = 17' long)
1451
~I~~~~~~~~~~~~~~~~~~~~
~ +-
Notes
@) Changes in height H will change the car heights on the upper floor or the corresponding
clearances on the ceiling, depending on the height of the door!
~ In order to meet the minimum finished dimensions the tolerances according to
VOB, part C (DIN 18330 and 18331) as well as the DIN 1820~ must be observed.
~ Potential equalization from foundation grounding connection to system (provided
. by the customer).
® Maximum load of 2600 kg for extra charge.
General notes
If sprinklers are required make sure to provide the necessary free spaces during
_ the planning stage.
Page 10f6
Gio al Re erences
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Atislralla. Sou Yarra'
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International Contact
Michael Groneberg
Export Manager
Phone 00497565508-28
michael.groneberg@multiparking.com
, .-
~i 8ntaikLondon
Tachb(oO~ BamlI1 Home 6Oj:l~2082 '
November 26,2012
Ms. Clare Campbell
Department of Planning and Community Environment
City of Palo Alto,
250 Hamilton Avenue
Palo Alto, CA 94301
Re: 135 Hamilton Avenue -Pedestrian Overlay Areas
Dear Clare,
Attachment F
NOV 26 2012
For your reference, we have enclosed a revised Site Plan which graphically indicates those areas
required by P AMC 18.30.040. The areas were increased slightly for the ground floor columns
removed in response to the Architectural Review Board's comments. Consistent with this code
section, our design creates pedestrian interest, provides weather protection for pedestrians and
precludes inappropriate and inhaml0nious building design and siting. On-site areas designed for
pedestrians total 369 square feet, with 198 square feet fronting on High Street and 171 square
feet fronting on Hamilton Avenue. Additional offsite areas total 230 square feet.
Please let me know if there are any questions.
Sincerely,
HAMIL TON AND HIGH, LLC
Enclosure
700 EMERSON STREET· PALO ALTO, CALIFORNIA 94301 • TELEPHONE (650) 614-6246 • TELECOPY (650) 326-2920
,1' 24' PEDESTR~ RECESSED AREA
171 S.F. (HAMILTON
DEVELOPMENT
STANDARDS
Minimum Building Setback
Front Yard -Hamilton
Avenue Special Setback
Interior Side Yard
Maximum Site Coverage
(building footprint)
Maximum Height
Daylight Plane
Floor Area Ratio (FAR)
Parking Requirement
(within the Downtown Parking
Assessment District)
Bicycle Parking
ATTACHMENTG
ZONING COMPLIANCE TABLE
135 Hamilton Avenue / File No. 11PLN-00463
CD-CZONE
STANDARD PROPOSED
PROJECT
7' 1 '-1"
None Required 10' due to easement
None Required 5' due to easement
None Required 7,325 sf
50' 50'
Same as abutting residential Not Applicable
zones
19,820 sf -2.0: 1 2.84:1
29,730 sf -3.0:1 with TDR 28,085 sf
84 spaces 23 spaces on-site
1 space/250 sf commercial area 21 spaces not required
. 2 spaceslliving unit [per PAMC 18.18.070 (a)(l)
& 18.18.080(g)]
8 spaces Long Term: 6
1 space/2,500 sf Short Term: 4
CONFORMS
Yes with
Variance
Yes
Yes
Yes
Yes
Yes
Yes
Yes*
Yes
* The project is required to comply with the parking requirements, and is so conditioned (see
item number 5 in the Conditions of Approval):
The applicant shall comply with the parking requirements of the City's Zoning Code.
Specifically, the applicant shall address the need to accommodate the 40 spaces
otherwise proposed to be exempted under Section 1B.52.060{c) ("1:1 FAR
exemption"). Measures to comply may include: a) payment of in-lieu parkingfees, b)
approved off-site parking pursuant to Section 1B.52.0BO{d), c) approval of
underground parking pursuant to 1B.52.070{d), d) approval by City Council of
exception to 1.' 1 FAR exemption moratorium, or e) some combination thereof The
method of compliance shall be presented to the satisfaction of the Director of
Planning prior to submittal for building permits.
Page 1 of 1
A W
C I T Y OF
P LO
ALTO
Agenda Date:
To:
From:
Subject:
4
January 17, 2013
Architectural Review Board
Clare Campbell, Planner
Architectural Review Board
Staff Report
Department: Planning and
Community Environment
1305 Middlefield Road [12PLN-002221: Request by Palo Alto
Community Services Department for Historic and Architectural Review of
a new sign program for Rinconada Cultural Park that includes the Lucie
Stem Community Center, a Category 1 Historic Resource. Zone District:
PF. Environmental Assessment: Exempt from CEQA per sections 15301
and 15311.
RECOMMENDATION
Staff recommends the Architectural Review Board (ARB) recommend approval of the proposed
project to the Director of Planning and Community Environment (Director), based upon the ARB
Approval Findings in Attachment A and Sign Exception Findings in Attachment B.
BACKGROUND
Previous Review
The ARB and Historic Resources Board (HRB) both reviewed the original sign package early last
year in a Study Session format. Since that time, due to the significant comments received by the
HRB, the project was substantially modified and the majority of the previous ARB comments are
no longer applicable.
The HRB will be reviewing the proposed project on January 16, 2013. Staff will provide a
summary of the action at the ARB meeting.
Site Infomlation
The 19 acre project site includes the Rinconada Park and the Lucie Stem Community Center.
Lucie Stem, a Spanish Mediterranean-style complex, was designed by Birge Clark and built in
1934 and is the location of the City of Palo Alto's Recreation Department, a Community Theatre
and a Children's Theatre. The Lucie Stem facility is designated as a Category 1 Historic Resource
and all modifications to the site requires Historic Review. Rinconada Park is Palo Alto's second
12PLN-00222 Page 10f3
oldest park (after El Camino), established in 1922, and was originally called Waterworks after a
nearby well and reservoir. Two years later it was renamed Rinconada (Spanish for comer) through
a contest sponsored by the Chamber of Commerce.
The public facility is located within a single-family neighborhood and is adjacent to the Walter
Hays Elementary School, the Main Library, and Art Center. The numerous park activities and the
adjacent uses provide many attractions for the community within a concentrated area.
Project Description
The project scope includes various sign types throughout the facility. The submittal provides three
design options for the wall, pole, and map signs. The plans indicate the four existing signs are to
be repainted and a new "Arrival Sign" (free-standing sign) is to be installed at the main driveway
entrance at the Lucie Stem parking lot. The details for the arrival sign and the repainted signs are
not included in the plans provided; the conditions of approval require these details to be submitted
for review and approval. The proposed signs are described below:
1. Wall Signs: There are six wall signs proposed (labeled as "Destination ID" on Sign Location
Map, Attachment E). The three design options start with just the basic lettering for the
location name, and then the second design includes a line, and the third design adds the City
logo. The proposed signage would be raised lettering with a bronze finish, and not
illuminated. No sign exception is needed.
2. Directional Map Signs: There are five map directional signs proposed. The plans provide three
color palettes for this sign. The sign is approximately 57" tall and 14 square feet and would
have a bronze finish for the sign frame. A sign exception is needed due to its size and height.
The code allows directional signs to be up to six square feet and no taller than three feet.
3. Pedestrian Directional Signs (pole signs): There are four pole signs proposed that include a
permanent banner element stating "Welcome" with the City logo and six blades indicating the
direction for each listed facility. The plans provide three color palettes for the pole sign that tie
into the colors for the map signs. The height of the pole is 13 feet and the clearance from
grade to the bottom of the signage is six feet eight inches. The pole is also proposed with a
bronze finish. Because of this unique sign type, the poles require a sign exception.
DISCUSSION
Compliance with Sign Ordinance
The proposed wall signs are in conformance with the standards in the Sign Code (P AMC 16.20).
As mentioned above, the pole signs and map directional signs require ARB approval of a sign
exception. In considering approval of the pole signs and map directional signs, the following sign
exception findings must be made:
(1) There are exceptional or extraordinary circumstances or conditions applicable to the property
involved that do not apply generally to property in the same district;
12PLN-00222 Page 2 of3
(2) The granting of the application is necessary for the preservation and enjoyment of a substantial
property right of the applicant and to prevent unreasonable property loss or unnecessary hardships;
and
(3) The granting of the application 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.
Staff believes the findings can be made to support the signs. The project site is a City facility, and
due to its civic nature and unique and specific function, the Rinconada Park and Lucie Stem
Community Center would be considered an exceptional use that is not found at other sites within
the City.
Comprehensive Plan
The project design is in general conformance with the Comprehensive Plan and is supported by
Policy L-50, which encourages high quality signage that is attractive, appropriate for the location
and balances visibility needs with aesthetic needs.
ENVIRONMENTAL REVIEW
Pursuant to the requirements of the California Environmental Quality Act (CEQA), the Project is
categorically exempt from CEQA, per Section 15311 and 15301.
ATTACHMENTS
Attachment A:
Attachment B:
Attachment C:
Attachment D:
Attachment E:
Draft Architectural Review Findings
Draft Sign Exception Findings
Conditions of Approval
Project Letter*
Development Plans (Board Members Only)*
* Prepared by Applicant; all other attachments prepared by Staff
COURTESY COPIES
Greg Betts, Community Services Department
Prepared By: Clare Campbell, Planner
Manager Review: Amy French, Chief Planning Offici@
12PLN-00222 Page 3 of3
ATTACHMENT A
FINDINGS FOR APPROVAL
ARCHITECTURAL REVIEW BOARD STANDARDS FOR REVIEW
1305 Middlefield Road [12PLN-00222]
The design and architecture of the proposed project, as conditioned, complies with the Findings
for Architectural Review as required in PAMC Chapter 18.76.
(1) The design is consistent and compatible with applicable elements of the Palo Alto
Comprehensive Plan. This finding can be made in the affirmative in that the project
incorporates quality design that conforms with policies that encourage high quality
design that is attractive, appropriate for the location and balances visibility needs with
aesthetic needs. In addition, the signs are in compliance with the Secretary of Interior
Standards for Rehabilitation of historic sites.
(2) The design is compatible with the immediate environment of the site. This finding can
be made in the affirmative in that the proposed design of the signs is appropriate for the
historic/pub lic facility.
(3) The design is appropriate to the function of the project. This finding can be made in the
affirmative in that the signs are not excessive for the intended use.
(4) In areas considered by the board as having a unified design character or historical
character, the design is compatible with such character. This finding can be made in
the affirmative in that the signs are in compliance with the Secretary of Interior
Standards for Rehabilitation of historic sites.
(5) The design promotes harmonious transitions in scale and character in areas between
different designated land uses. This finding can be made in the affirmative in that the
signs are compatible with the public facility and with the surrounding residential
neighborhood. The signs are not excessively large or illuminated, and are limited in
number.
(6) The design is compatible with approved improvements both on and off the site. This
finding can be made in the affirmative in that the signs are not excessive in size and are
compatible with the public facility and the surrounding sites.
(7) The planning and siting of the various functions and buildings on the site create an
internal sense of order and provide a desirable environment for occupants, visitors and
the general community. This finding is not applicable to this project.
(8) The amount and arrangement of open space are appropriate to the design and the
function of the structures. This finding is not applicable to this project.
(9) Sufficient anCillary functions are provided to support the main functions of the project
and the same are compatible with the project's design concept. This finding is not
applicable to this project.
Page 1 of2
ATTACHMENT A
(10) Access to the property and circulation thereon are safe and convenient for pedestrians,
cyclists and vehicles. This finding is not applicable to this project.
(11) Natural features are appropriately preserved and integrated with the project. This
finding is not applicable to this project.
(12) The materials, textures, colors and details of construction and plant material are
appropriate expression to the design and function. This finding can be made in the
affirmative, see Findings 2, 3, and 4 above.
(13) The landscape design concept for the site, as shown by the relationship of plant masses,
open space, scale, plant forms and foliage textures and colors create a desirable and
functional environment. This finding is not applicable to this project.
(14) Plant material is suitable and adaptable to the site, capable of being properly
maintained on the site, and is of a variety which would tend to be drought-resistant to
reduce consumption of water in its installation and maintenance. This finding is not
applicable to this project.
(15) The project exhibits green building and sustainable design that is energy efficient,
water conserving, durable and nontoxic, with high-quality spaces and high recycled
content materials. This finding is not applicable to this project. The scope of the
project is small and there is limited opportunity to incorporate green building design
into the sign installations.
(16) The design is consistent and compatible with the purpose of architectural review as set
forth in subsection 18. 76.020(a). This finding can be made in the affirmative in that the
project design promotes visual environments that are of high aesthetic quality and
variety.
Page 2 of2
FINDINGS FOR APPROVAL
SIGN CODE EXCEPTION
1305 Middlefield Road [12PLN-00222]
ATTACHMENT B
The following findings have been made to support the sign exception request:
(1) There are exceptional or extraordinary circumstances or conditions applicable to the
property involved that do not apply generally to property in the same district. The
project site is the Lucie Stern Community Center and the Rinconada Park, and due to its
civic nature and unique and specific functions, the public facility would be considered an
exceptional use that is not found at other sites within the City. .
(2) The granting of the application is necessary for the preservation and enjoyment of a
substantial property right of the applicant and to prevent unreasonable property loss or
unnecessary hardships. Civic engagement is an integral part of the functions of the City
of Palo Alto. The proposed sign promotes community awareness and facilitates the use of
the City facilities.
(3) The granting of the application 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 project will be constructed in accordance with all
code requirements of the City of Palo Alto and will be neither detrimental nor injurious to
surrounding properties, public health, safety, general welfare, or convenience. The
proposed sign will have minimal impacts to the site as perceived by the neighboring
properties.
DRAFT
CONDITIONS OF APPROVAL
1305 Middlefield Road [12PLN-00222]
PLANNING & COMMUNITY ENVIRONMENT
ATTACHMENT C
On January 17, 2013 the Architectural Review Board (ARB) recommended approval of the
application referenced above, and the Director of Planning and Community Environment
(Director) approved the project on date, 2012.
Project Planner: Clare Campbell
Planning Division
1. The project shall be in substantial conformance with the approved plans and related
documents received November 5, 2012, except as modified to incorporate these conditions
of approval.
2. The Conditions of Approval document shall be printed on all plans submitted for building
permits related to this project.
3. The details for the Arrival Sign and the repainting of the existing signage shall be
submitted for review and approval. If the Arrival Sign requires a Sign Exception, and or
staff determines the project to be significant, it will need review by the ARB and HRB.
4. The project shall conlply with the conditions of approval associated with the Historic
Review.
5. The project approval shall be valid for a period of one year from the original date of
approval. In the event a building permit(s), if applicable, is not secured for the project
within the time limit specified above, the ARB approval shall expire and be of no further
force or effect. Application for extension of this entitlement may be made prior to the one
year expiration.
Page 1 of 1
Setting
PALO ALTO'S RINCONADA PARK
Rinconada Park is Palo Alto's second old
est park. It features 19 acres of facilities
and recreational resources, including play
grounds, pools, tennis courts, libraries,
community theaters, an art center, com
munity center, and the Junior Museum
and. Zoo.
Issues
Resident feedback, plus the 2011 Citizen
Survey, revealed that this unique gem was
being seriously overlooked and under
used by Palo Alto residents. The City
sought the expertise of marketing consul
tant Stephanie Weaver with the objective
of finding a remedy for this.
2
Attachment D
Baseline Rec mmendations
Ms. Weaver recommended staff improve the signage and way-finding system at Rinconada
Park and the adjoining Stern Center to accomplish the following objectives:*
• Identify facilities so that visitors can see at a glance the name of the room or patio
• Help visitors easily navigate through and around the campus on foot or bike
• Encourage visitors who are visiting one part of the campus to explore other areas
• Provide user-friendly way-finding signs that make finding destinations easy
.• Unify the signage program so that colors, fonts, sizes and styles are consistent
• Ernploy the City's logo and brands so that there is better identity of City services
• Respect the architecture of the Stern Center and other buildings with signs that enhance
the ambiance and do not take away from the beauty of the site
*From City of Palo Alto Memorandum, July 18, 2012; Greg Betts.
Application
Applying Ms Weaver's recomnlendations,
the design objectives for the signage pro
gram should facilitate:
• Informing the public
• Navigating and wayfinding
• Inspiring park users to explore other
areas
• Unifying the graphics
• Identifying with the City and its brand
• Respecting architecture
3
Design Objectives
CHALLENGE
Awareness
Rinconada Cultural Park facilities are
under-utilized and need more visibility in
the community.
Many residents are not aware that this is a
City facility.
--_ .. _._-------------
Confusion and unfamiliarity
Facilities lack identifying signage, which
can contribute to confusion or under-utili
zation.
--------
DESIGN OBJECTIVES
----_._---------------
Inform • Identify
Increase streetside visibility and info
throughout park to increase awareness
of park and facilities. Use signs, directory
maps and directional blades to accomplish
this.*
Consistent use of new branding guidelines
would solidify connection as City facility.
Navigate • Inspire
Appropriately identify facilities to increase
awareness and eliminate confusion
Use directional signage to inspire exploration.
*Signs need to be kept to a minimum to avoid clutter, so strategic placement is critical.
4
CHALLENGE
Lack of cohesion
Existing signs are a hodgepodge of styles
with little cohesion and no connection to
City ID. Some signs lack readability.
5
DESIGN OBJECTIVES
Unify
Utilize a unified approach for park signage
that conforms to new City branding guide
lines.
CHALLENGE
----------------_._-'--
Compatibility
Rustic historical buildings and campus vs
new and clean look of City brand. How to
make these styles compatible?
6
~ ~
.CITYOF
AO
A TO
DESIGN OBJECTIVES
Respect
Rely on clean yet classic forms that don't
overwhelm the structures and landscape.
Aim for"subtle contrast"; let the structures
be the stars, and let the signs be the sup
porting cast.
Elements
FONT
The fonts used in all signage should extend the Palo Alto logo's look and feel, re
flecting the clean geometry that is a key feature of the new City brand.
Gotham is the font used in the new Palo Alto logo. I propose we utilize Gotham (or
Avenir or Gill Sans, which are similar to Gotham) for the signage program. These
fonts are handsome, legible and un-fussy. Their classic lines complement the vintage
architecture of the Stern Center buildings while working equally well with sport and
recreational facilities.
Avenir Fireside Room
COLORS
Starting with the green and gray of the logo, and utilizing colors from Palo Alto's
extended palette (brickred, bronze brown, yellow-green, bright blue and dark teal),
we have colors that work well in the environment of the Park.
PMS 7489U
MATERIALS
PMS Cool
Gray 1 au
PMS 167U PMS 469U PMS 584U PMS 7489U PMS 7477U
Bronze-finished aluminum for on-building signage, map signs, and directional sign
posts. This material complements the rustic nature of the buildings, while clean
simple design maintains the connection to the City's brand.
7