HomeMy WebLinkAbout2013-03-07 Architectural Review Board Agenda Packet
City of Palo Alto Page 1
=================MEETINGS ARE CABLECAST LIVE ON GOVERNMENT ACCESS CHANNEL 26======================
Thursday March 07, 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, Manager of Current Planning
Clare Campbell, Planner
Margaret Netto, Contract 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.
February 21, 2013
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.
CONSENT CALENDAR:
1. 210-216 Bryant St. [12PLN-00493]: Request by Young and Borlik Architects, on behalf of
Real Estate Management Associates, for Architectural Review of a 370 sq. ft. second floor
addition and façade improvements, including a Design Enhancement Exception to allow an
encroachment into the side yard daylight plane, to an existing four unit multi-family
building. Environmental Assessment: Exempt from the provisions of CEQA, 15301
(Existing Facilities). Zone District: RM-30.
NEW BUSINESS:
Preliminary Review:
2. 1400 Page Mill Road [13PLN-00003]: Request by Form4 Architecture, on behalf of
Leland Stanford Jr. University and Hanover-Page Mill Associates LLC, for Preliminary
Architectural Review of the replacement of two existing office buildings having combined
floor area of 86,925 s.f. with a 86,925 s.f. two-story office building. Zone: RP.
3. 490 San Antonio Road [12PLN-00511]: Request by William Bondy on behalf of Gideon
Hausner Jewish Day School for Preliminary Architectural Review of the demolition of two
existing office buildings (490 and 560 San Antonio Road) and the construction of a 17,611
s.f.gymnasium/theater/classroom building, playing field, parking lot, and landscaping.
Zone District: ROLM.
4. 611 Cowper Street [13PLN-00028]: Request by The Hayes Group, on behalf of R&M
Properties, for Preliminary Architectural Review of a new four-story mixed use building and
below grade parking garage (28,392 s.f. of office space and two residential units). Zone:
CD-C(P). This item is continued to the regular meeting on March 21, 2013.
Minor Review:
5. 151 University Avenue [12PLN-00402]: Request by The Hayes Group on behalf of
Vittoria Management for Minor Board level Architectural Review of a building facade
renovation. Zone District: CDC (P) (GF). Environmental Assessment: Exempt from the
provisions of the California Environmental Quality Act (CEQA) per CEQA Guidelines
Section 15301.
BOARD MEMBER BUSINESS AND ANNOUNCEMENTS.
REPORTS FROM OFFICIALS.
Subcommittee Members: Naseem Alizadeh and Randy Popp
SUBCOMMITTEE: None.
City of Palo Alto Page 3
STAFF ARCHITECTURAL REVIEW:
Project Description: Replacement of three existing rooftop wireless antenna
Applicant: Jennifer Haas
Address: 3170 Porter Drive [13PLN-00059]
Approval Date: 2/28/13
Request for hearing deadline: 3/13/13
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.
C IT Y OF
ALO
ALT
Agenda Date:
To:
From:
Subject:
March 7,2013
Architectural Review Board
Elena Lee, Senior Planner
1
Architectural Review Board
Staff Report
Department: Planning and
Community Environment
210-216 Bryant St. [12PLN-00493]: Request by Young and Borlik Architects,
on behalf of Real Estate Management Associates, for Architectural Review of a
370 sq. ft. second floor addition and fa<;ade improvements, including a Design
Enhancement Exception to allow an encroachment into the side yard daylight
plane, to an existing four unit multi-family building. Environmental
Assessment: Exempt from the provisions of CEQ A, 15301 (Existing
Facilities).
RECOMMENDATION
Staff recommends the Architectural Review Board (ARB) recommend approval of the proposed
project based upon the findings contained in Attachment A and conditions of approval contained
in Attachment B.
BACKGROUND
The 5,300 sq. ft. site is located in the Multi-family residential RM-30 zoning district. The
property is currently developed with a two-story, four unit apartment building with an attached
four car garage that is accessed from a 13 -foot wide alley at the rear of the site. Four uncovered
parking spaces are provided in front of the garage. The building's first and second floors each
have one one-bedroom unit and one two-bedroom unit. The 2,714 sq. ft. four-unit building is
considered a legal non-confoffiling facility due to its small front yard setback and extra density.
The existing first floor encroaches ten feet into the required 20 foot front setback. Based on the
maximum density for the current RM-30 zoning designation, a total of three units would now be
allowed. The property is bounded by Bryant Street to the northeast, two-unit residential buildings
to the nOl1hwest and the southeast, and an alley to the southwest. The properties located across
Bryant Street and on the other side of the alley are single family homes and multi-family
residential developments. The building is less than 50 years old and is not considered historic.
12PLN-00493 Page 1 of3
PROJECT DESCRIPTION
The applicant is proposing to add approximately 370 sq. ft. to the second floor and remodel the
building. The addition is proposed at the front of the building, above the existing first floor. The
addition will set back more than twenty feet from the front property line, six feet from the side
property lines and ten feet from the rear property line, in compliance with current development
standards. This addition would enable the second story 'unit at the front of the building to be
reconfigured to accommodate a new master bathroom, a larger living room and a private balcony.
The applicant also proposes to remove a partially open stairwell in the garage. The first floor area
formerly occupied by the stairwell would be converted to storage, while the second floor space
would enable a slight increase to the rear unit with the creation of a study and a new 55 sq. ft.
private balcony. There are no significant changes proposed for the configuration of the two first
floor units, other than the relocation of doorways, reorientation of the bathroom, and addition of a
laundry area. The project also includes minor changes to the stairs and landings for the first floor
unit and a new wood fence.
"{he applicant proposes some fa9ade changes, with the greatest change being the windows. The
majority of windows would be replaced with sliders with divided lights. On the front elevation,
the size of two existing windows on the first floor would be reduced. The window on the right
would be made smaller to accommodate the kitchen sink below. The second floor front elevation
would receive two new windows and a sliding glass door, leading to the new balcony.
On the right side elevation, two existing first floor windows in the center would be replaced with
new sliders of the same size, one door would be removed, and the window closest to the street
would be replaced with a sliding glass door. The first floor unit's stairway/landing is being
shifted towards the interior for the new sliding glass door. The windows on the second floor are
being retained and resized. The window towards the rear is being relocated and enlarged, with the
window nearest to the street being enlarged. The sliding glass door would now lead to a private
balcony instead of the stairwell. On the rear elevation, the sliding glass door that currently leads
to the stairwell to be removed is deleted. One of the three windows is also proposed to be
removed.
Along the left side elevation, the applicant is proposing to replace the two windows on the first
floor, and reduce the size of the right side bathroom window. The new rear balcony can be seen at
the top left comer. The second floor addition can be seen toward the front of the building,
including a new hipped roof dormer element that is part of the redesigned living room and the new
balcony to the right. A window would be added to the far left on the second floor for the kitchen.
The second floor would keep two windows on either side of the entry, both slightly smaller than
the original. Staff has included a condition requiring that all windows be converted to sliders to
retain consistency across the entire building. Staff has also included another condition requiring
the applicant to modify the proportion of the window located to the right on the first floor of the
front elevation, so it is more consistent with the other windows on the same elevation. New
composition shingle roof would be installed and stucco wall treatment would be included, to
match the existing building.
12PLN-00493 Page 2 of3
DISCUSSION
Zoning Compliance
As discussed above, the subject building is legal non-conforming in terms of density and setbacks.
The addition would be consistent with the current development standards of the RM-30 zoning
designation for floor area maximums and setbacks. No additional bedrooms are proposed that
would trigger the requirement for additional parking. However, as discussed below, the applicant
is requesting a Design Enhancement Exception . (DEE) to encroach into the side yard daylight
plane along the right side property line.
Design Enhancement Encroachment
The applicant is requesting a DEE to allow an approximately 13-foot portion of the new second
floor addition to encroach approximately four feet into the side yard daylight plane. Chapter
18.13.040 of the Palo Alto Municipal Code (PAMC) establishes a daylight plane requirement
along the side and rear of the property. The applicant is requesting the exception because of site
constraints, including the large oak tree, and because the proposed alignment allows the addition
to maintain the existing wall and roof eave lines of the building. As set forth in Attachment A, the
required findings can be made for the proposed exceptions. The granting of the DEE would assist
in the retention and enhancement of four existing residential rental units.
ENVIRONMENTAL REVIEW
The project would be an alteration to an existing facility and new construction not exceeding
10,000 square feet, qualifying for a Class 3 Categorical exemption per section 15301 of the
California Environmental Quality Act.
ATTACHMENTS
Attachment A:
Attachment B:
Attachment C:
Attachment D:
Attachment E:
Draft ARB, DEE and Context Based Design Findings
Draft Conditions of Approval
Applicant's Project Description Letter
Location Map
Development Plans (Board Members Only)
COURTESY COPIES
Dan Rhoads, dan@ybarchitects.com
Real Estate Management Associates, kari.noomen 1 @gmail.com
Prepared by: Elena Lee, Senior Planner
Reviewed by: Amy French, AICP, Chief Planning Official
12PLN-00493 Page 3 of3
ATTACHMENT A
FINDINGS FOR APPROVAL
ARCHITECTURAL REVIEW BOARD STANDARDS FOR REVIEW
210-216 Bryant St. / File No. 12PLN-00493
The design and architecture of the proposed improvements, as conditioned, complies with the
Findings for Architectural Review as required in Chapter 18.76 of the PAMC.
(1) The project is consistent and compatible with applicable elements of the city's
Comprehensive Plan in that the site has a Comprehensive Plan Land Use Designation of
Multi-Family Residential and the use is consistent with the designation as a residential
building. The project is consistent with Policy L-12 in that the project would preserve the
character of the residential neighborhoods with a.design that is compatible with the
neighborhood and existing structures.
(2) The design is compatible with the immediate environment of the site in that the project
would retain the scale and architectural character of the area. The proposal is for a small
addition that is being kept within the existing footprint of the building and the same height.
The surrounding buildings are of similar size and scale.
(3) The design is appropriate to the function of the project in that the addition, open space and
other building improvements would enhance building as a residence and the overall
neighborhood.
(5) The design promotes harmonious transitions in scale and character between different
designated land uses. The project provides sufficient setbacks and substantially similar
building heights to maintain an appropriate transition in scale and character between this
use and adjacent properties.
(7) The planning and siting of the addition and other related improvements on the site create an
internal sense of order and provide a desirable environment for residents, visitors and the
general community, in that the addition makes good use of available space on this narrow
lot by building above existing first floor.
(8) The amount and arrangement of open space are appropriate to the design and function of
the structures because it provides additional private open space while retaining a
landscaped setback from the site's perimeters.
(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 the trash and
recycling needs of the development. The addition is minor that would not increase demand
for ancillary functions.
(10) Access to the property and circulation thereon are safe and convenient for pedestrians,
cyclists and vehicles in that the existing walkways, parking spaces and driveways are being
retained. .
(11) Natural features are appropriately preserved and integrated with the project, in that the
existing mature redwood tree is being retained and protected.
(12) The materials, textures, colors and details of construction and plant nlaterial are appropriate
expression to the design and function of the site because they will be compatible to the
existing building and architectural 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 the majority of landscaping, including a nlature redwood
tree, are being retained on site.
(14) Plant material is suitable and adaptable to the site, capable of being properly maintained on
the site, and is of a variety that would tend to be drought-resistant and to reduce
consumption of water in its installation and maintenance.
(15) The design is energy efficient and incorporates renewable energy design elements,
including the replacement of single pane windows with more energy efficient dual pane
windows.
(16) The design is consistent and compatible with the purpose of architectural review as set
forth above.
Findings 4 and 6 are not applicable to this project.
ATTACHMENT A
DRAFT DESIGN ENHANCEMENT EXCEPTIONS FINDING
210-216 Bryant St.lFile No. 12PLN-00493
The reque-sted-I)esign-Enhanee-ment-Exeeptions ED EEs) are eonsistent-with the findings as stated
in Palo Alto Munidpal Code (PAMC) Chapter 18.76.050 (e). The Design Enhaneement
Exeeption is being requested to allow four foot maximum eneroaehment into the side yard
daylight plane.
1. There are exceptional or extraordinary circumstances or conditions applicable to the
property or site improvements involved that do not apply generally to property in the same
zone district, in that:
The 50 x 106 foot site is uniquely eonstrained in that it is a very narrow lot and is an already
developed site. The property is also eonstrained by a 40.5" diameter proteeted redwood tree.
2. The granting of these Exceptions will enhance the appearance of the site or structure, or
improve the neighborhood character of the project and preserve an existing or proposed
architectural style in a manner which would not otherwise be accomplished through strict
application of the minimum requirements of Title 18 and the standards for review set
forth in this Chapter, in that:
Granting the DEE to allow eneroaehment into the side yard daylight plane would allow the
preservation of a mature redwood tree on the west side of the property. It would also allow
the addition to be in plaeed above the existing first floor and where the existing wall and
eave lines ean be preserved.
3. The Exception is related to a site improvement that will not be detrimental or injurious to
property or improvement in the site vicinity, and will not be detrimental to the public
health, safety, general welfare or convenience, in that:
The requested DEEs will not be detrimental or injurious to property or improvement in the
site vidnity as the exeeption is very minor in seope. The addition would be plaeed above
the existing first floor and would retain the existing side yard setbaek. The DEE would
allow the existing building design to be maintained, while allowing an aging building to be
updated and beeome more funetional.
ATTACHMENT A
CONTEXT-BASED DESIGN CONSIDERATIONSIFINDINGS
210-216 Bryant St.l12PLN-00493
PUrsuant-to-PAM C18.1l.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.
The project is a snlall addition that nlaintains the existing design and scale of the
building. It is sinlilar in size and scale to the other residential buildings in the
neighborhood. The street facing fayade is proposed to be improved with more windows.
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.
The proposed addition is small in scope and would not increase the number of units. It is
similar in size to other neighborhood buildings. The new balconies are placed towards
the front and rear, respecting the privacy of the adjacent 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.
The proposed addition is small in scope but includes two new balconies for additional
private open space. The addition is proposed above the first floor, which would allow
existing common open space to be retained.
4. Parking Design: Parking shall be accommodated but shall not be allowed to overwhelm
the character of the project or detract from the pedestrian environment.
The existing garage at the rear of the property is being retained. So the garage will not
detract from the pedestrian environment along the street.
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 5,300 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 rowhousesltownhouses,
and cottage clusters in order to achieve variety and create transitions to adjacent existing
development.
The project proposes the retention of an existing four unit residential complex, which
contributes to the existing variety of residences in this multi-family neighborhood.
7. Sustainability and Green Building Design. Project design and materials to achieve
sustainability and green building design shall be incorporated into the project.
The project will be required to comply with the City's Green Building Ordinance.
Specifically, the applicant proposes to replace existing single pane windows with more
energy efficient dual pane windows.
ATTACHMENT B
RECOMMENDED CONDITIONS OF APPROVAL
210-216 Bryant St. / File No. 12PLN-00493
DEPAR'fM-ENT O-F PLANNING AND COMMUNITY ENVIRONMENT
Planning Division
1. The plans submitted to obtain all permits through the Building Inspection Division shall be
in substantial conformance with the revised plans, project details and n1aterials received on
February 27,2013, except as modified to incorporate these conditions of approval.
2. All conditions of approval shall be printed on the cover sheet of the plan set submitted to
obtain any permit through the Building Inspection Division.
3. Construction details, colors, materials, and placement of the signs and roof mounted
equipment shall be submitted to the Planning Division for review prior to submittal of the
building permit.
4. Prior to the issuance of a building permit, the applicant shall submit revised plans to the
satisfaction of the Planning Director that modify the proportion of the first floor window on
the far right of the front elevation so that it is more consistent with the other windows.
5. Prior to the issuance of a building permit, the applicant shall convert double hung windows
to slider windows to maintain consistency as appropriate.
6. Upon submittal of an application for a building permit, the project is required to comply
with the City's Green Building Program (PAMC 16.14). The project is required to
complete a green building application, and implement the programs requirements in
building plans and throughout construction. More information and the application can be
found at www.cityofpaloalto.org/depts/plan/sustainability green building/green buildingi
applications/default.asp and all questions concerning the City's Green Building Program
should be directed to Dionne Early at (650) 329-2189.
7. 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 Arborist
Aesthetic Tree Resources
8. Site Plan Requirements. (Reference: CPA Tree Technical Manual, Section 6.35).
Applicable to all projects. The site plans must include the minimum information required in
the submittal checklist, tree disclosure statement (TDS) and the Citv Tree Technical
Manual (TTM), Section 6.30 and 6.35. One or more of the following elements is not
_pIQvidedfQrstaff review. If the activity is within the dripline, then a tree protection report
(TPR) is required for city review. The TPR will review potential impacts and recommend
design changes and/or viable mitigation measures. To pr~pare the report, the architect or
engineer shall provide the most recent plans to the project site arborist preparing the TPR
and indicate the extent of grading, drainage excavation, below ground utility trenching,
foundation and form work; identify the tree protection zone (TPZ) for each tree, restriction
areas for access and/or travel over sensitive root areas, irrigation, trenching, landscaping
and any other activity or improvements beneath the Regulated Trees. Correct the plan
submittal to include:
• Show all existing conditions of the site, curb cuts, utilities and trees.
• Preliminary grading and drainage. Provide a plan that includes existing and proposed
contours @ 2-foot intervals. Show any excavation proposed in the tree protection zone of
regulated tree including neighboring trees overhanging the site. Drainage grading shall
be directed away from any oak.
• Show plan notes for any excavation or activity proposed in the TPZ any regulated tree.
Indicate on plans the area and details for removal of existing concrete, grading, new lawn
and irrigation system over tree roots with the dripline area, consistent with TTM,
Sec.2.40.
• Show the accurate TPZ fencing placement and specify Type I around the protected trees
and Type II fencing around the public street trees, as noted in the tree surveyor tree
preservation report.
• Show all existing and proposed utility, telecommunication, driveway construction,
transformer and pad size, above and below ground locations within the drip line of any
regulated tree. A void any reference to utilities within 10 feet of public trees on either
side of the sidewalk.
• Parking Area Shading. PAMe, chapter 18.40.130 (e) requires 50% surface parking
shading. Provide a landscape shading plan using the city provided handout template or
other qualified method (Handout: insert website)
9. Tree Protection Report (TPR) (Reference: CPA Tree Technical Manual, Section 6.30).
Prepare an updated TPR for any construction activity in the dripline (10-times diameter
of a trunk) of a regulated tree. The TPR shall specifically describe foreseeable impacts and
reconlmend design adjustments or alternatives needed to reduce or eliminate impacts of
retained trees. Applicant and arborist shall used the criteria set forth in the tree preservation
ordinance, PAMC 8.10.030/080, and the CPA Tree Technical Manual, Section 3.00, 4.00
and 6.30, available at:
(http://\vww.cityofpaloalto.org/envirolunent/urban canopy,asp). Unless otherwise approved
by the Director on the basis of a final TPR, all development activity shall be located outside
the dripline of a protected tree, including any grading, foundation, excavation, fill, etc. An
approved TPR will provide information for the following critical areas:
• Tree Protection Zone (TPZ). List the precise recommended TPZ fencing
placement for each tree, specify Type I around protected trees and Type II around
street trees to be enclosed. Specify fence placement changes after demolition
occurs.
. .:Design review and changes. The TPR shall propose adequate soil area and
conditions needed for optimum tree health and retention, and recommend
mitigation measures or design changes for drainage, grading, underground
trenching, foundations, cut, fill, compaction, exclusion area from irrigation, etc.
Water drainage shall be directed away from oaks.
• Inspections during construction. The TPR will outline a proposed site arborist
inspection and reporting schedule to be followed. Site inspections shall be
conditional to the implementation and success of the TPR. See Sheet T-l
Checklist.
• To avoid improvements that may be detrimental to the regulated tree health, the
TPR may need to review a basic landscape plan submitted by the applicant to
ensure the new landscape is consistent with CPA Tree Technical Manual, Section
5.45 and Appendix L, Landscaping under Native Oaks.
10. Street Trees (Reference: PAMC 8.04.070): If a publicly owned tree is proposed to be
removed, findings will be subject to Public Works depending upon the number and
condition of existing street trees in the public right-of-way along the property frontage. The
applicant may be required to replace existing and/or add new street trees per the direction of
Public Works' arborist. Call Eric Krebs at 650-329-6905 to arrange a site visit so Eric or
his staff can determine what street tree work, if any, will be required for this project.
11. Building Permit Review Submittals. 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:
• Final Tree Protection Report (TPR) design changes and preservation measures.
• Palo Alto Tree Technical Manual Standards, Section 2.00 and PAMC 8.1 0.080.
• Outstanding items. Itemized list and which plan sheet the measures are to be located.
• Landscape and irrigation plans are consistent with CPA Tree Technical Manual, Section
5.45 and Appendix L, Landscaping under Native Oaks and PAMC 18.40.130.
12. Site Plan Requirements. The final Plans submitted for building permit shall include the
following information and notes on the relevant plan sheets:
• Sheet T-l Tree Protection-it's Part of the Plan
(http://www .cityofpaloalto.org/environment/urbancanopy . 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.)
• The Tree Preservation Report (TPR). All sheets of the TPR approved by the City, (Ned
Patchett Consulting) shall be printed on numbered Sheet T-l (T-2, T-3, etc) and added to
the sheet index.
• 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 ProtecteulDesignated trees as a bold dashed line enclosing the Tree Protection
Zone (per the approved Tree Preservation Report) per instructions on Detail #605, Sheet
T-l, and the City Tree Technical Manual, Section 6.35-Site Plans.
• 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 (Ned
Patchett Consulting, 650 400-0020); Note #3. "Basement 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 order to 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. "
13. 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
wan ling sign and remain in place until final inspection of the project.
During Construction
14. Plan Changes. Revisions and/or changes to plans before or during construction shall be
reviewed and responded to by the project site arborist, with written letter of acceptance
before submitting the revision to the city for review.
15. Tree Preservation Compliance. The owner and contractor shall implement all protection
and Contractor and Arborist Inspection Schedule measures, design recommendations and
construction scheduling as stated in the TPR, and is subject to code compliance action
pursuant to P AMC 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.
16. 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.
17. 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.
Post Construction
18. 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.
Public Works Engineering
19. OFFSITE IMPROVEMENTS: As part of this project, the applicant must replace those
portions of the existing sidewalks, curbs, gutters or driveway approaches in the public right
of-way along the frontage(s) of the property that are broken, badly cracked, displaced, or non
standard, and must remove any unpermitted pavement in the planter strip. Contact Public
Works' inspector at 650-496-6929 to arrange a site visit so the inspector can determine the
extent of replacement work. The site plan submitted with the building permit plan set must
show the extent of the replacenlent work or include a note that Public Works' inspector has
determined no work is required. The plan 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 Street
Work Permit from Public Works at the Development Center.
20. 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://v,,rv-.'\v.cityofpaloalto.orgldepts/pwd/forms pennits.asp
Include in plans submitted for a building permit:
21. GRADING & DRAINAGE PLAN: The plan set must 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. Grading will not be
allowed that increases drainage onto, or blocks existing drainage from, neighboring
properties. Public Works discourages 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 landscaped and other pervious areas of the site.
22. 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
Public Works at the Development Center or on our website:
http://www.cityofpaloalto.org/civicax/filebankldocunlcnts/2732
23. IMPERVIOUS SURFACE AREA: If 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 with the building permit application. The Impervious
Area Worksheet for Land Developments form and instructions are available at the
Development Center or on our website:
htlp://Vv'WW.city.palo-alto.ca.us/civicax/tileballk/doculnents/2718
24. LOGISTICS/TRAFFIC CONTROL PLAN: If the City alley (Lane 15 East) will be closed or
encroached during construction of this project, a logistics plan including a traffic control plan
shall be submitted with the building permit submittal. Refer to our website for Logistics Plan
Preparation Guidelines.
htlp://WVvw.cityofpaloalto.orgicivicax/filebank/documents/271 9
25. 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:
26. "Any construction within the city right-of-way must have an approved Permit for
Construction in the Public Street prior to conlmencement 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."
27. 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.
YOUNG AND BORLIK
ARCHITECTS, INCORPORATED Attachment C
480 LYTTON AVENUE SUITE 8
PALO ALTO, CA 94301
TELEPHONE
(650) 688-1950
FAX
(650) 323-1112
Amy French, Planning Manager
Planning Division
City of Palo Alto
285 Hamilton Ave.
Palo Alto, CA 94301
Re: Project Description Letter for ARB Submittal
Design Enhancement Exception findings
Remodel and addition to 210-216 Bryant St.
Dear Ms. French,
WEB
www.ybarchitects.com
November 27, 2012
Departrl !c,rll (Yi ;'I;::'"!I .\[ig &
Community E.nvironrnent
This letter is to serve as the project description letter for the proposed improvement to the four-unit
apartment building at the above address.
The property is zoned for RM-30 multi-family development, is 5,300 sf in size at approximately 50 feet
wide and 106 feet deep, considered substandard per the current zoning standards. It is currently
developed with an existing two-story apartment building with four units. Two of the apartments are two
bedroom units and the other two are one-bedroom units. Based on lot size, the permitted density in the
current zoning of up to 30 units per acre would allow only three units where four exist. The total floor
area of all the units is 2,714 sf, where 3,180 sf is allowed. The existing structural coverage is 2,272 sf
where 2,210 sf is allowed. There are currently 8 parking spaces on site (four covered and four·
uncovered). Based on the existing number of bedrooms, the current zoning would require four covered
parking spaces and three uncovered parking spaces .. Plans of the existing apartment building are found on
the City's microfilm records, and built to the standards in affect at that time (1960's).
The proposed project would add approximately 370. sf to the second floor of the building. No additional
bedrooms would be added in this design. The interior of Apartment 214 upstairs would be remodeled
throughout with an addition at the front side to increase the size of the unit. This added floor area and the
window relocations would accommodate a new second bathroom and increase the living room space. A
shallow bay window added facing the interior side adds some definition.to break up the length of that
elevation. The addition of a new covered outdoor balcony would also add private outdoor space, where
none existed before. The interior of Apartment 216 upstairs would also be remodeled throughout, with
associated window relocations per the new plan. There would be a small increase in size of the unit from
the inclusion of a portion of the existing rear stairwell, which all sits below the existing roof structure.
The remaining portion of the stairwell would be converted to an outdoor balcony for private open space.
The interior of Apartment 212 downstairs would be remodeled, with associated window relocations per
the new plan, but with no increase in size. Theinterior of Apartment 214 downstairs would remain the
same, with only window replacements at the existing locations to match the rest of the building, and with
no increase in size. Minor interior wall modifications would allow an interior laundry machine closet.
The total proposed square footage of the building would be 3,084 sf, within the allowable 3,180 sf. limit.
Re: ARB submittal for 210 -216 Bryant
There would be no increase in the number of apartment units, with regards to the existing non-conforming
density on the lot. There would be no change to the number of bedrooms, or triggered changes to the
required parking spaces, with regards to the existing non-conforming parking space size and back up
distances. There would be no change to the existing structural building coverage. The second floor
addition would conform to the required front yard setback of 20 feet, but there would be no change to the
existing non-conforming front setback of 10 feet of the fIrst floor below, The addition would conform to
the side yard setback of 6 feet, as does the rest of the structure. We have improved the conditions related
to outdoor space on the lot, even though there have been no changes to the number of bedrooms to affect
the requirement. The only change would be an addition in floor area that would still leave the project
within the allowable limit.
The new portions of the building would be constructed to match the existing, with composition roofing
and stucco exterior siding. New windows throughout would replace the existing single pane windows.
An existing large heritage redwood tree that sits about mid depth on the lot would remain and be
protected throughout construction.
Also as part of this project we ask for a Design Enhancement Exception with regards to a 13 foot section
of the proposed second floor addition that would encroach into the required side yard daylight plane. The
existing second floor is about 51 feet in length, and stacks on top of the first floor below. Under current
zoning standards that portion of the existing structure' encroaches into the required daylight plane. The
proposed addition in this project would align and blend with the existing second floor, which would
maintain the regular eave line and proportions of the existing structure. We feel keeping the alignment of
the second floor wall and eave line would maintain the architectural style, which is very balanced and
regular. Conforming with the daylight plane for this short section would push the wall line over about 4
feet, and introduce offsets which would make the front elevation off-balanced not consistent with the
original architecture.
Based on the text in 18.76.050, the purpose of the Design Enhancement Exception (D.E.E.) is to 1)
enhance the proposed project without altering the function or use of the site or impact on surrounding
properties and 2) enable the preservation of the architectural style of the existing improvements on site.
As part of this proposal, the use, function, number of units, etc. would remain consistent with the existing
conditions, and considering that 51 feet of the second floor has existed in this configuration for the entire
life of the building, this small extension would not change the relationship or impact on the adjacent
properties. Additionally, the regular nature of the architecture would be preserved by maintaining the
existing wall and eave line, rather that introducing offset wall lines that would add eccentricities and
change the balance of the elevation from the street. The exterior wall line of the addition as proposed also
makes allowance for a new balcony to provide private outdoor space for this apartment, which does not
currently exist, and would not meet the minimum size and dimensions if the addition were shifted for the
daylight plane.
The granting of this exception to the daylight plane only would not result in a floor area that exceeds the
allowable limit. There would be no impact on the existing parking, with no reductions or triggered
increases in the required number of spaces. Since the additional area will be added to the second floor,
there will not be a decrease in the open space or landscaped area on the site.
With regard to the required findings of a D.E.E.:
1. The lot is constrained by the existing location of the structure on the site and by the dominance
of the large redwood tree that sits adjacent to it on this narrow lot. There would be no options to
add floor area onthe first floor that would conform to the current zoning setbacks yet not have
pg.2
Re: ARB submittal for 210 -216 Bryant
significant impacts on the tree root zone or necessitate its removal to achieve the same size
addition. These existing physical features are unique to this property and are unlike any others in
its immediate area.
2. The approval of this exception for this minor encroachment into the daylight plane would allow
the regular geometry of the architecture would be preserved, by maintaining the existing wall
lines and roof eave lines of the original architecture. A strict application of the daylight plane per
the current zoning would force a shift to the second floor that would set the walls and roof line of
the second floor off center above the first floor walls and roof below .
3. The exception to the daylight plane at this short section of the addition would be a minor 13 foot
extension of the existing 51 foot second floor wing of the structure. Related to the adjacent
neighbor, an existing mature coast live oak would screen the portion of the addition, and there
would be no windows at the addition to overlook that side. The minor portion of addition would
not be detrimental to the vicinity, and it would be hard to perceive it as detrimental to the public
health, safety, welfare, or convenience.
Thank you for your time and consideration in review of this project. Please contact us if you have any
questions or need additional information in your review of this project.
Sincerely,
DO~
Daniel S. Rhoads
Young and Borlik Architects, Inc.
pg.3
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CITY OF
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A TO
Agenda Date:
To:
From:
Departmen t:
Subject:
2
Architectural Review Board
Staff Report
March 7,2013
Architectural Review Board
Clare Campbell, Planner
Planning and Community Environment
1400 Page Mill Road 113PLN-000031: Request by Form4 Architecture, on
behalf of Leland Stanford Jr. University and Hanover-Page Mill Associates
LLC, for Preliminary Architectural Review of the redevelopment of two
existing office buildings into a new 86,925 square foot two-story office
building (no change to square footage). Zone: RP. Environmental Assessment:
Categorically exempt from California Environmental Quality Act (CEQA)
requirements.
RECOMMENDATION
Staff reconunends the Architectural Review Board (ARB) conduct a preliminary review of the
proposed project and provide conlments on the proposed design to staff and the applicant. No formal
action may be taken at a preliminary review; comments nlade at a preliminary review are not binding
on the City or the applicant. Staff has summarized key issues to provide a framework for comments.
BACKGROUND
Site Information
The 4.57 acre project site is located on the west comer of the intersection of Hanover Street and Page
Mill Road within the Stanford Research Park. The project site is currently laid out as two independent
parcels, each having one two-story office building and at-grade parking. The L-shaped project site has
the Stanford Channel dividing the comer portion of the site from the deeper and narrower interior
portion. The total floor area of the existing buildings is 86,925 square feet (sf) and is currently
occupied by Mercedes Benz and Robotex.
The project site is surrounded by existing Research and Development uses, with the exception of the
Mayfield Fire Station that is across Hanover Street. The parcel (1082 California Avenue) that backs
up to the project site, along with two others, will be developed as a housing site by Stanford in
accordance with the Mayfield Agreement to construct 180 market rate units.
Project Description
The proposed project includes demolition of the existing two commercial buildings and rebuilding of
one two-story building containing the same amount of floor area (86,925 sf). The new structure would
also include a below grade garage providing 121 spaces, bike storage and showers. The proposal
shows the new office building located on the comer portion of the lot and the surface parking located
on the interior portion of the lot; the Stanford Channel separates the new building from the parking
lot. The parking lot will be landscaped and planted with numerous trees, and will include photo
voltaic (PV) solar panel canopies to function as additional shade cover, in addition to producing clean
energy for the site.
The design of the building creates a center courtyard that provides the primary circulation connection
between the building and the adjacent surface parking lot, as seen in Figure 1 below. In addition to a
pedestrian bridge, a vehicle bridge is proposed over the channel providing a secondary vehicle access
to the site. The conceptual plan includes the planting of new trees, drought tolerant landscape
materials, and bio-swales for storm water retention in the parking lot.
The proposed design includes a masonry base with metal and glass elevations with deep set windows.
The materials proposed are warm toned glass fiber reinforced concrete (GFRC), Champagne Bronze
metal skin, spandrels and metal sunshades, and the use of clear glass, glass sunshades and fritted clear
glass around the elevations. The applicant intends to exceed the Cal Green Tier 2 standards, with a
LEED Platinum project and significant on-site production of electricity with the use ofPV panels.
Additional information has been provided by the applicant for reference in Attachment A.
In the applicant's Project Narrative (Attachment A) reference is made to a request for a Design
Enhancement Exception (DEE) for the use ofPV panels to meet the parking lot shade requirement,
instead of trees, and staff determined that an exception was not needed to utilize structures in order to
meet this parking lot shading requirements.
••••••••••• ~ •• : •• ::::.::.:.::.: ::.:.'.-:,-..:::.":':.:.:.::.;:.... • •••••••••••••••••.••••••••••••••••••••••• ""!;
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Figure 1: Conceptual Site Plan
1400 Page Mill Road [13PLN-00003]
I
Page 2
DISCUSSION
Zoning Compliance
The proposed conceptual plan appears to be in general compliance with the Zoning Code with the
exception of one structure. One of the proposed PV canopies is located within the 20 foot side setback
(See "A" in Figure 1), and the RP zone district does not allow for accessory structures to encroach
into the setback. An alternative approach to this placement is to locate the PV canopies in the areas
identified as "B" and or "C" in Figure 1 above.
Floor Area Ratio
The proposed project intends to utilize the same amount of floor area that currently exists today for
the two commercial buildings. This floor area exceeds what would be permitted to be constructed
today, but is allowed, based upon PAMC 18.70.100(c): "A noncomplying facility in the commercial
CS, CN and CC zones and the industrial MOR, ROLM, RP and OM districts, except for those areas
designated as special study areas, existing on August 1, 1989, which when built was a complying
facility, shall be permitted to be remodeled, improved or replaced in accordance with applicable site
development regulations other than floor area ratio, provided that any such remodeling, improvement
or replacement shall not result in increased floor area."
Parking Lot Design
The parking lot will need to comply with the requirements of P AMC code section 18.54 for the
parking lot design. With the information that has been provided in the conceptual plans, the parking
lot appears to be deficient in the number of landscaped islands provided (one for every ten spaces in a
single row).
All projects requiring discretionary review within a commercially zoned property should, where
feasible, include the following:
• Incorporation of recycled water usage into the design of landscape and irrigation systems;
• Consideration of plants suitable for irrigation with recycled water;
• The installation of the infrastructure necessary to connect the irrigation system to the City's
recycled water supply, if available in the foreseeable future.
Performance Criteria
The project is subject to meeting the Performance Criteria found in Palo Alto Municipal Code
(P AMC) Section 18.23. These criteria are intended to provide additional standards to be used in the
design and evaluation of developments in multi-family, commercial and industrial zones. The criteria
are intended to make new developments and major architectural review projects compatible with
nearby residential and business areas and to enhance the desirability of the proposed developments.
There are nine specific design elements that are applicable to approval of RP zoned projects, in
addition to the required ARB findings.
For this project, the Performance Criteria are applicable to the rear portion of the surface parking lot
that backs up to the future residential development associated with the Mayfield Agreement. The four
design elements applicable to this particular project include: (1) Lighting, (2) Visual, Screening and
Landscaping, (3) Parking, and (4) Vehicular, Pedestrian, and Bicycle Site Access. Attachment B
provides the complete list of Performance Criteria for reference.
1400 Page [13PLN-00003] Page 3
DEPARTMENTAL REVIEW
City department written comments are included in Attachment C. The comments provided at this
stage of the project are relatively typical of commercial development. One specific comment was
received from the Solid Waste Group that requires the trash enclosure, along the drive aisle near the
garage entrance, to be enlarged.
ENVIRONMENTAL REVIEW
No environmental review is required for this Preliminary Review application, as it is not considered a
project under the California Environmental Quality Act (CEQA). An Environmental Assessment will
be prepared for the review with the formal application.
ATTACHMENTS
Attachment A:
Attachment B:
Attachment C:
Attachment D:
Project Narrative*
Perforn1ance Criteria Summary
Preliminary Department Comments
Preliminary Development Plans (Board Merrlbers Only)*
*Provided by the applicant
Prepared By: Clare Campbell, Planner
Manager Review: Amy French, AICP, Chief Planning Official
COURTESY COPIES
Tom Sullivan, Hanover-Page Mill Associates LLC (tsullivan@westwood-co.com)
1400 Page Mill Road [13PLN-00003] Page 4
.,
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Attachment A
HAN 0 V E R P AGE MIL L -Project Narrative
1450 -1454 Page Mill Road, Palo Alto January 3,2013
PRO J E C TIN FOR MAT ION:
Hanover -Page Mill Associates LLC is the sponsor of this application for a new 86,925
square foot energy efficient Class-A office building to replace existing, obsolete buildings
on the project site. The site, at the southwest corner of Page Mill Road and Hanover
Street, is a prominent gateway location within the Stanford Research Park. The site is
approximately 4.6 acres and carries the Research Park (RP) zoning designation. It
currently contains two 2-story office buildings and surface parking. The existing building
at 1400 Page Mill Road is currently occupied by two tenants, Mercedes Benz and
Robotex. The other existing building on the project site is 2670-2680-2690 Hanover
Street, which is currently occupied by Stanford Hospitals and Clinics.
The proposed new 86,925 square foot building will contain the same total floor area as
the two existing buildings together. The proposed single-building design allows for a more
efficient use of the site and substantially more landscaped area than exists on the site
currently. The building will be two stories above grade with a single level subterranean
parking garage. The entrance to the parking garage will be along a secondary entry drive
from Hanover Street. The main entry to the property will be from Page Mill Road.
The building will utilize high-quality materials, high performance design parameters, and
an extremely energy efficient envelope. As a result, it will present an outstanding
example for future buildings within the Park. The project will significantly exceed the
required CAL Green Tier 2 standards, with objectives of LEED Platinum certification and a
substantial portion of electricity produced onsite with photovoltaic panels. The building
will provide excellent indoor air quality, abundant natural daylighting without glare, and
excellent thermal comfort for occupants.
Each elevation of the proposed building is designed and engineered based on solar
aspect to minimize solar heat gain and solar glare on the interior spaces. Horizontal and
vertical architectural sunshades are used in multiple compositions to respond to the
specific solar orientation of each fac;ade. This advanced design philosophy will create a
building that will be a high performance, energy efficient workplace with substantially
reduced energy consumption and increased occupant comfort, compared to current
standard Class A office designs.
The site slopes down towards the north from approximately 50' at the highest point along
the southern boundary to approximately 42' at Hanover Street. There is an existing
exposed Santa Clara Valley Water District drainage channel traversing the site west to
east that must remain in place. The new building will be adjacent to the Water District
easement, and set back 50' from both the Page Mill and Hanover right of ways.
Form4 Architecture, Inc.
126 Post Street, 3rd floor, San Francisco, CA 94108 415 775-8748 fax 415 775-8752
HAN 0 V E R P AGE MIL L -Project Narrative
1450 -1454 Page Mill Road, Palo Alto January 3,2013
2
Parking will be provided on the site at a ratio of 3.3 per 1,OOOsf, for a total of 287 spaces.
119 stalls will be within the below grade parking garage with the remaining 168 provided
in a landscaped surface parking lot. We propose to cover a portion of the surface parking
with canopies of photovoltaic panels for shade and clean power generation.
The project is requesting a Design Enhancement Exception (DEE) for the use of
photovoltaic canopies over a portion of the surface parking in lieu of parking lot trees.
These PV panels are essential to provide clean electrical power for the building, while
also providing shade for cars within that portion of the parking lot. In the portion of the
surface parking field nearest Page Mill, the project would include a grove of trees planted
in excess of the density required by code. This will provide a more heavily landscaped
appearance from the street and will minimize the visibility of the solar panels from Page
Mill.
The primary entry to the site will be from Page Mill Road. The entry drive and visitor
parking area will be within the grove of trees described above, which marks a transition
from busy Page Mill Road to the calm landscaped setting of the proposed new building.
From the entry parking area there will be filtered views of the prominent lobby within the
central courtyard. The courtyard will be a landscaped gathering space that embodies the
"working in the garden" theme that has been the design guidepost for this building. This
courtyard is temporal in its function as it provides both building access and gathering
spaces for people throughout the day.
The landscape design proposes to use a palate of drought tolerant and California
adapted plants that will decrease water consumption and decrease use of harsh
landscape chemicals. Storm water retention areas are incorporated into the landscape
design as visual and aesthetic features to illustrate the sustainable connection between
our local climate, plant communities and the cycle of water through ecosystems. The
landscape design seeks to capture themes we see in the local environment such as
grasslands, woodlands, and flowering plants that are attractive to native butterRies and
birds.
We look forward to feedback from the Architectural Review Board and the City of Palo
Alto on this proposed redevelopment project.
Form4 Architecture, Inc.
126 Post Street, 3rd floor, San FranCiSCO, CA 94108 415 775-8748 fax 415 775-8752
HAN 0 V E R P AGE MIL L -Architectural Project Narrative
1450 -1454 Page Mill Road, Palo Alto January 3, 2013
Architectural Design Narrative
T H R E EGO A L S:
This project will be one of the first buildings one experiences as you arrive at the Stanford Research
Park from EI Camino Real. By embracing the fol/owing three goals it aspires to enrich the fabric of
Palo Alto and the Stanford Research Park, to be in harmony with the way people work, and to
significantly advance commercial building sustain ability and performance.
GOALS
3
1) Contextual -Become part of and enrich the fabric of Palo Alto, Page Mill Road & the Stanford
Research Park
2) Highly Energy Efficient -with On site Solar Energy
3) Extraordinary Comfort for Building Occupants -Abundant Natural Daylight and a feeling of
"Working in a Garden"
+ GOAL 1: Context -How the project is experienced by the Community and Building Users:
MASTER PLAN:
The master plan is informed by site forces that influence the architecture and landscape. The
following sections describe those forces, and how the overall design addresses them in relation to
the project's goals:
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HAN 0 V E R P AGE MIL L -Project Narrative
1450 -1454 Page M ill Road, Palo Alto January 3, 2013
Site Forces: context, entry points, drainage channel, slope, parcel configuration" sun orientation ...
Site Forces: Drainage Channel, Slope and Parcel Configuration
4
One significant site force is the fixed drainage channel and its easement that runs east -west
through the entire site, and must remain relatively untouched. Besides width and length
constraints, it also dictates height parameters since it is part of a larger drainage system. The
drainage channel lies within an easement held by the Santa Clara Valley Water District and
drainage requirements preclude placing a building on or over the drainage channel. The
natural grade of the site begins at a low point on Hanover Street and slopes upward to a high
point as you drive south up Page Mill Road toward Highway 280. The developable parcels
are configured in an "L" shape with a long and narrow portion of the site located south of the
drainage channel. The long and narrow portion of the site is poorly suited for large office
buildings or parking garages/structures due to the narrow width dimension. This combination
of forces led to the proposed configuration of surface parking and photovoltaic arrays to the
south of the channel, and the two-story building with one level of under-building parking to the
north.
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1450 -1454 Page Mill Road, Palo Alto January 3,2013
ARCHITECTURAL SOLUTION:
The master plan is designed as a series of connected outdoor spaces, each with its own
personality. Taken together they surround the building so that one's experience is working in a
garden.
The architecture is informed by the surroundings and the unique conditions facing each building
fa~de. Hanover Street is quiet and unassuming, whereas Page Mill Road is busy and
prominent. The south side of the building is sunny and private affording unique main entry
solutions. The west side of the building is narrow with a garage entry and service area. Each
elevation is tuned to its unique solar conditions as well, which vary dramatically at each point on
the compass.
5
Following is a description of how key elements have been designed to respond to their place
on the site:
r-'-'---' __ ·_v·_·~·· ____ • ~~"~'1
I Tr.nl'ormar--~I
Tralh encloture
I
I
j
Hanover Str.et
Highlighting the Hanover Page Mill Corner
-: I i 'i I I ~ ! I
::0 ' " i ; I
: Blo-Tr etmont J nd , i I
• ...."~., S'g. I
, .1 I ~ide SCVW~ Dr.lnag~
and Ullity easemilln. , (
Taken sequentially from the point of view of a visitor experiencing the building, the first
element one encounters as you approach the project from EI Camino Real is at the Hanover
Page Mill intersection. There we want to set the tone of the project by expressing what it is to
locate in Palo Alto and Stanford Research Park. The building corner is a wide glassy loggia
nestled in the landscape ... "that aspirational place you want to be." The second floor balcony
over columns and a subtle gallery on the first floor is meant to convey a relaxed, indoor!
outdoor working environment that supports the innovative thinking and collaborative spirit that
is a hallmark of the research center. Its geometry and metal panels also harmonize and
compliment the HP project located on the opposite side of Page Mill.
Form4 Architecture, Inc.
126 Post Street, 3rd floor, San Francisco, CA 94108 415 775-8748 fax 415 775-8752
· .
HAN 0 V E R P AGE MIL L -Project Narrative
1450 -1454 Page Mill Road, Palo Alto January 3,2013
Main Entry & Introduction to the Project's Sun Shading Strategy:
Past the balcony at the Hanover Page Mill corner your eye travels up Page Mill Road, to the
main site entry. Along this elevation is where one is first exposed to the sun shading
elements that are so key to this building's highly energy efficient design.
Form4 Architecture, Inc.
126 Post Street, 3rd floor, San FranCiSCO, CA 94108 415 775-8748 fax 415 775-8752
6
· .
HAN 0 V E R P AGE MIL L -Architectural Project Narrative
1450 -1454 Page Mill Road, Palo Alto January 3,2013
Crystalline sunshades at the Page Mill entry bounce morning light in a celebration of solar awareness.
7
The sun shades on each elevation are tuned specifically to the solar orientation of that
elevation. At the intersection one sees that the north (on Hanover Street) is completely
unshaded and very glassy. By contrast, the east elevation is a composition of horizontal and
vertical sunshades because that is what is needed to address solar gain from morning sun.
The vertical fins and their spandrel backdrop on the east elevation are glass rather than
metal, and are designed to catch the morning light to make the vertical fins glow and sparkle.
This creates a symbolic distinction between the east elevation of gentle morning light, and the
south and west elevations where the mid-day and afternoon sun is stronger and more
intense.
Materials:
As one moves from the Hanover -Page Mill corner up Page Mill to the entry drive, one is first
exposed to the building's basic materials and organization of parts. The building is a metal
and glass composition, with a masonry base that appears to "lay" up against the lighter
building creating deep set windows, and anchoring the structure to the ground.
Masonry: Warm toned GFRC
Metal Skin, Spandrel & Metal Sunshades: Champagne Bronze
Glass: Clear
Glass Sunshades: Translucent clear glass
Glass Spandrel: Fritted clear glass
It should be noted that a wonderful dynamic quality of the Champagne Bronze metal material
is the way it changes tone depending on how light hits it. From certain angles it will contrast
Form4 Architecture, Inc.
126 Post Street, 3rd floor, San FranCiSCO, CA 94108 415 775-8748 fax 415 775-8752
...
HAN 0 V E R P AGE MIL L -Project Narrative
1450 -1454 Page M ill Road, Palo Alto January 3, 2013
8
with the GFRC, and from other angles it will blend. We are excited by the visual interest that
phenomena will create for onlookers.
The Grove & Introduction to the Photovoltaic Arrays:
Building users enter the site into "The Grove," a heavily landscaped parking court that allows
for passenger drop off, and employee and visitor parking under a canopy of trees.
To the west past The Grove, one sees a photovoltaic array over the back parking area that is
a key element in the energy story of the project. The Grove screens the PV array from the
street, maintaining the green open landscape feeling of the Research Park for those passing
by.
Entry sequence: One experiences trees, then entry courtyard, then photovoitaics beyond.
South Facing Entry Garden:
From The Grove you see the building lobby located within a courtyard garden. The tall and
prominent lobby is a visual guide to crossing a plaza bridge over the drainage channel and
moving through the courtyard to the main lobby entrance.
Form4 Architecture, Inc.
126 Post Street, 3rd floor, San Francisco, CA 94108 415 775-8748 fax 415 775-8752
-.. 0 ..
HAN 0 V E R P AGE MIL L -Architectural Project Narrative
1450 -1454 Page Mill Road, Palo Alto January 3,2013
South facing entry courtyard and social gathering space.
The garden is made up of several zones. After crossing the bridge you enter a bosque of
trees. The parking garage below the building was held back so that they can be planted in
9
full depth soil. Beyond that, much of the garden is on podium and utilizes small plaza trees or
shrubs, benches, bike racks and low planting beds. The space is both the way to get to the
lobby, and a large, social interactive and collaborative people space. Given that people enjoy
sunlight, the southern orientation will set it up to be a desirable place to be. Shade is
provided primarily by the bosque of trees, and we anticipate umbrellas over seating areas ..
North Facing Hanover Garden:
The building geometry captures a garden the same width, but shallower depth, on the north
Hanover side of the building. Because of the grades dictated by the drainage channel, that
particular garden is several feet above Hanover Street, and +/-50' back from the street. This
garden will have a more quiet character, and will allow users to take advantage of the
peacefulness and cool shaded temperatures offered on the north side of the building in
summer.
Service & Entry to the Below Grade Parking Structure:
On the west side of the building and around the corner from the main entry is the garage
entry and service area, with direct access from a Hanover Street driveway. A building of this
sort has little truck traffic, however there is a need to accommodate Fed-Ex and day-to-day
deliveries. Taking advantage of the natural grades a small area is created where trucks may
park behind a landscape screen. Incorporated into the same area are trash enclosure and
transformer.
Form4 Architecture, Inc.
126 Post Street, 3rd floor, San Francisco, CA 94108 415 775-8748 fax 415 775-8752
•
HAN 0 V E R P AGE MIL L -Project Narrative
1450 -1454 Page Mill Road, Palo Alto January 3,2013
Hanover entrance to garage and service area.
.. GOAL 2: Highly Energy Efficient and Onsite Solar Energy
10
The project's sustainability goal is ambitious. It is being designed to use far less electricity than
conventional buildings, and then generate the majority or all of the electricity it needs from onsite
solar panels. The bar is high and per standardized measurement methods, the actual success
will not be validated until the building has been in operation for a year.
In addition, an important goal of the ownership is to demonstrate that buildings can achieve a
very high level of sustainability within the economics of today's rent rates. This comes from the
fact that they have occupied this site for the past 50+ years, and feel they want to help advance
the state of the art by showing that you can offer sustainability and comfort in a building of lasting
quality.
The strategy to achieve this goal is to make the buildings themselves as energy efficient as
possible through integrated design. By controlling the amount of glass, and carefully shading
each exposure for optimum efficiency the design team has drastically reduced the amount of
energy the building needs. Triple glazing and thermally detached skin help make the envelope
energy efficient. Shading is a combination of building elements as well as glass and metal
sunshades -each optimally tuned for their particular exposure. The depth and placement of
shades is therefore different of each exposure. Once we have the building using as little energy
as possible, we provide much of that energy through a photovoltaic array that extends across the
building's roofs, and on shade structures over the back parking area. Solar power will offset the
building's electricity needs for cooling, lighting, and plug loads. A natural gas boiler will be used to
provide heat in winter, comprising 15-20% of the building's total energy consumption.
Note that to accommodate this we are asking for a DEE to replace some of the required parking
lot trees with a photovoltaic array.
Form4 Architecture, Inc.
126 Post Street, 3rd floor, San Francisco, CA 94108 415 775-8748 fax 415 775-8752
HAN 0 V E R P AGE MIL L -Architectural Project Narrative
1450 -1454 Page Mill Road, Palo Alto January 3, 2013
+ GOAL 3: Occupant Comfort -with Natural Daylight while Working in a Garden:
Heat & Glare Control without Darkness:
11
Many highly energy efficient buildings can in fact be not all that comfortable. This is because the
building needs to limit direct sun penetration (smaller windows), and take control of the amount of
lighting and cooling. This project is designed to tackle that conundrum through its shading
strategy which controls direct sunlight penetration as well as glare. The interior will be light and
airy and comfortable because direct glare and solar gain (heat) will be minimized during the hot
summer months.
The highly energy efficient shell of the building, combined with reduced glare and solar gain, will
result in steady and comfortable temperature regimes within the building for all occupants.
Working in a Garden:
The project embraces an indoor/outdoor way of living and working, and the site plan orchestrates
this experience to maximum effect. Much of the parking is in an underground garage, affording a
generous garden site for the buildings. Approaching visitors and passersby will see the 'California
Garden': a broad, sweeping landscape which surrounds the perimeter. With a drought tolerant
and climate adaptive planting palette, the 'California Garden' recalls the regional landscape,
tailored and refined into a distinctly contemporary garden suited to its Palo Alto setting. A stately
oak tree frames the balcony at the most prominent corner of the building, sited on the prow of the
rise that sweeps around the Hanover -Page Mill corner. The planting opens up and the
topography arcs down to grade as one moves south toward the site entrance, revealing the
building monument sign marking the main entrance to the property.
A double allee of broad canopy trees flank the main entry, providing a shady grove to welcome
visitors. Through the Main Entry Grove, and across the bridge over the drainage channel, the
building entrance is approached though a generous central courtyard, composed of a series of
garden seating and dining spaces ranging from intimate to spacious in scale, and leading to the
main lobby entrance of the building. This main courtyard is mirrored by a smaller, more private
courtyard located on the north side of the building. The courtyard planting continues the theme of
regionally appropriate, low water use planting, but with a distinctly lush and gardenesque
character. The courtyards form the heart of the site and the focal point for occupants of the
building, providing ample opportunity for outdoor workplace, meetings, gatherings, dining and
retreat. They are designed for optimal outdoor comfort, providing shade, and a range of flexible
use spaces in a calming, green setting.
Viewed from the office, the landscape provides a verdant backdrop and privacy screen to either
the public streets, adjacent buildings or the large interior courtyards. Throughout the site, storm
water retention is treated as a garden feature; elegantly planted with fescues and ornamental
grasses and integrated into the topography of the site. Generous tree planting around the
perimeter and within the courtyards will provide ample shade for years to come.
Form4 Architecture, Inc.
126 Post Street, 3rd floor, San FranCiSCO, CA 94108 415 775-8748 fax 415 775-8752
ATTACHMENT B
Chapter 18.23: PERFORMANCE CRITERIA FOR MULTIPLE FAMILY, COMMERCIAL, MANUFACTURING AND
PLANNED COMMUNITY DISTRICTS
Design element regulations that are identified as requirements shall be ipcluded in the design of the project. The
recommended guidelines should be included in the design of the project. At the submittal of the project to the
architectural review board or for a building permit, if these guidelines are not included, it shall be necessary for
the applicant to demonstrate how the project meets the design objectives set forth in this section.
18.23.020 Trash Disposal and Recycling
(A) Purpose
Assure that development provides adequate and accessible interior areas or exterior enclosures for the
storage of trash and recyclable materials in appropriate containers, and that trash disposal and recycling areas
are located as far from abutting residences as is reasonably possible.
use.
(B) Requirements
(i) Trash disposal and recyclable areas shall be accessible to all residents or users of the property.
(ii) Recycling facilities shall be located, sized, and designed to encourage and facilitate convenient
(iii) Trash disposal and recyclable areas shall be screened from public view by masonry or other
opaque and durable material, and shall be enclosed and covered. Gates or other controlled access shall be
provided where feasible. Chain link enclosures are strongly discouraged.
(iv) Trash disposal and recycling structures shall be architecturally compatible with the design of
the project.
(v) The deSign, construction and accessibility of recycling areas and enclosures shall be subject to
approval by the architectural review board, in accordance with design guidelines adopted by that board and
approved by the city council pursuant to Section 18.76.020.
18.23.030 Lighting
(A) Purpose
To minimize the visual impacts of lighting on abutting or nearby residential sites and from adjacent roadways.
(B) Requirements
(i) Exterior lighting in parking areas, pathways and common open space shall be designed to
achieve the following: (1) provide for safe and secure access on the site, (2) achieve maximum energy efficiency,
and (3) reduce impacts or visual intrusions on abutting or nearby properties from spillover and architectural
lighting that projects upward.
(ij) The use of high pressure sodium and metal halide are permitted light sources. Low pressure
sodium is not allowed.
(iii) Exterior lighting fixtures shall be mounted less than or equal to 15 feet from grade to top of
fixture in low activity or residential parking lots and 20 feet in medium or high activity parking lots.
(iv) Where the light source is visible from outside the property boundaries, such lighting shall not
exceed 0.5 foot-candle as measured at the abutting residential property line.
Performance Criteria 1
ATTACHMENT B
(v) Interior lighting shall be designed to minimize nighttime glow visible 'from and/or intruding into
nearby properties and shall be shielded to eliminate glare and light spillover beyond the perimeter property line
of the development.
(vi) Light fixtures shall not be located next to driveways or intersections, which obstruct clear sight
distance triangles.
(vii) Lighting of the building exterior, parking areas and pedestrian ways should be of the lowest
intensity and energy use adequate for its purpose, and be designed to focus illumination downward to avoid
excessive illumination above the light fixture.
(viii) Pedestrian and security lighting fixtures should be directed downward. Architectural lighting
that projects upward from the ground as used in landscaping, courtyards, or building accent should be directed
so as not to affect abutting land uses.
(C) Guidelines
(0 Unnecessary continued illumination, such as illuminated signs or back-lit awnings, should be
avoided. Internal illumination of signs, where allowed, should be limited to letters and graphic elements, with
the surrounding background opaque. Illumination should be by low intensity lamps.
(ii) Timing devices should be considered for exterior and interior lights in order to minimize light
glare at night without jeopardizing security of employees. At the time of project approval the project applicant
must demonstrate how interior and exterior lighting sources will be reduced after operating hours or when the
use of the facility is reduced.
18.23.040 Late Night Uses and Activities
(A) Purpose
The purpose is to restrict retail or service commercial businesses abutting (either directly or across the street)
or within 50 feet of residentially zoned properties or properties with existing residential uses located within
nonresidential zones, with operations or activities between the hours of 10:00 p.m. and 6:00 a.m. Operations
subject to this code may include, but are not limited to, deliveries, parking lot and sidewalk cleaning, and/or
clean up or set up operations, but does not include garbage pick up.
(8) Requirements
(i) Retail (including restaurants) or service commercial businesses abutting or within 50 feet of
residentially zoned properties or properties with existing residential uses located within nonresidential zones,
that are open or with operations or activities between the hours of 10:00 p.m. and 6:00 a.m. shall be operated
in a manner to protect residential properties from excessive noise, odors, lighting or other nuisances from any
sources during those hours.
(ii) Where planning or building permits are required or for a change in use that results in any such
commercial business in the CN or CS zone districts, operating or with activities between the hours of 10:00 p.m.
and 6:00 a.m., a conditional use permit shall be obtained and conditions of approval shall be applied as deemed
necessary to ensure the operation is compatible with the abutting (or within 50 feet of) residential property.
Said use permit shall be limited to operations or activities occurring between 10:00 p.m. and 6:00 a.m.
18.23.050 Visual, Screening and Landscaping
(A) Purpose
Privacy of abutting residential properties or properties with existing residential uses located within
nonresidential zones (residential properties) should be protected by screening from public view all mechanical
Performance Criteria 2
ATTACHMENT B
equipment and service areas. Landscaping should be used to integrate a project design into the surrounding
neighborhood, and to provide privacy screening between properties where appropriate.
(8) Requirements
(i) Walls facing residential properties shall incorporate architectural design features and
landscaping in order to reduce apparent mass and bulk.
(ii) Loading docks and exterior storage of materials or equipment shall be screened from view from
residential properties by fencing, walls or landscape buffers.
(iii) All required interior yards (setbacks) abutting residential properties shall be planted and
maintained as a landscaped screen.
(iv) Rooftop equipment or rooftop equipment enclosures shall not extend above a height of 15 feet
above the root and any enclosed rooftop equipment nearest residential property shall be set back at least 20
feet from the building edge closest to the residential property or a minimum of 100 feet from the residential
property line, whichever is closer. Roof vents, flues and other protrusions through the roof of any building or
structure shall be obscured from public view by a roof screen or proper placement.
(v) For sites abutting residential properties, a solid wall or fence between five and eight feet in
height shall be constructed and maintained along the residential property line where privacy or visual impacts
are an issue.
(vi) A minimum 10-foot planting and screening strip shall be provided abutting a low density
residential district (R-l, R-2, or RMD).
(vii) All exterior mechanical and other types of equipment, whether installed on the ground or
attached to a building roof or walls, shall be screened from public and, if visible and feasible, from overhead
view.
(viii) For landscape buffers to provide a visual screen, trees and shrubs in the buffer area shall be
installed in a manner that provides maximum visual separation of residential uses from the commercial or
industrial use, taking into consideration topography and sight lines from residences.
(ix) Size and density of plant materials shall be in proportion to the size of planting areas and the mass of
the structure.
(x) Plant material selection shall take into consideration solar orientation, drought tolerance, maintenance
requirements and privacy screening.
(xi) Plant material species and container sizes shall allow for a mature appearance within five years.
(C) Guidelines
(i) Roof vents, flues and other protrusions through the roof of any building or structure should be
clustered where feasible and where visual impacts would thereby be minimized.
(ii) Windows, balconies or similar openings above the first story should be offset so as not to have a
direct line-of-sight into the interior living areas of adjacent units within the project or into units on abutting
residential property.
(iii) Building elevations facing residential property should not have highly reflective surfaces, such
as reflective metal skin and highly reflective glazing. The paint colors should be in subdued hues.
(iv) Increased setbacks or more restrictive daylight planes may be proposed by the applicant, or
recommended by the architectural review board, as mitigation for the visual impacts of massive buildings.
(v) Appropriate landscaping should be used to aid in privacy screening.
(vi) ,Planting strips and street trees should be included in the project.
Performance Criteria 3
ATTACHMENTB
(vii) Textured and permeable paving materials should be used, where feasible, in pedestrian,
driveway and parking areas in order to visually reduce paved areas and to allow for retention and/or infiltration
of storm water to reduce pollutants in site runoff.
(viii) Landscaping material associated with screening should have adequate room to grow and be
protected from damage by cars and pedestrian traffic.
(ix) Where rooftops are visible from offsite, they should be treated to minimize aesthetic impacts, including
the use of rooftop gardens or other green spaces, where feasible.
18.23.060 Noise and Vibration
(A) Purpose
The requirements and guidelines regarding noise and vibration impacts are intended to protect residentially
zoned properties or properties with existing residential uses located within nonresidential zones (residential
properties) from excessive and unnecessary noises and/or vibrations from any sources in abutting industrial or
commercially zoned properties. Design of new projects should reduce noise from parking, loading, and refuse
storage areas and from heating, ventilation, air conditioning apparatus, and other machinery on nearby
residential properties. New equipment, whether mounted on the exterior of the building or located interior to a
building, which requires only a building permit, shall also be subject to these requirements.
(6) Requirements
(i) All projects shall comply with Chapter 9.10 of the Palo Alto Municipal Code (the Noise
Ordinance).
(ii) Noise-producing equipment, including but not limited to generators, pumps, and air
conditioning compressors, shall be located out of setbacks where abutting or within 50 feet of residential
properties, and shall be screened from view from the residential property.
(iii) At the time of building permit issuance for new construction or for installation of any such
interior or exterior mechanical equipment, the applicant shall submit an acoustical analysis by an acoustical
engineer demonstrating projected compliance with the Noise Ordinance. The analysis shall be based on
acoustical readings, equipment specifications and any proposed sound reduction measures, such as equipment
enclosures or insulation, which demonstrate a sufficient degree of sound attenuation to assure that the
prescribed noise levels will not be exceeded.
(iv) Upon completion of construction or installation, the city shall, where the acoustical analysis
projected noise levels at or within 5 dB less than the Noise Ordinance limits, require demonstration of the
installed equipment and certification that it complies with the anticipated noise levels and the Noise Ordinance
prior to final building inspection approval.
(C) Guidelines
(i) Projects adjacent to major arterials, railroad tracks and more intensive land uses should include,
but not be limited to, the following: sound walls, solid board fenCing, and additional landscaping where
appropriate to reduce noise impacts on usable open space.
(ii) Parking areas, driveways, loading docks, mechanical equipment, trash enclosures, on-site
recreation areas and similar noise generating elements should be sited as far away from residential property as
is reasonably possible. When conditions require noise generating elements to be sited within close proximity to
residential property, noise mitigation measures should be implemented as deemed suitable by staff or the
architectural review board. These measures may include the following:
Performance Criteria 4
ATTACHMENTB
(a) Placement of building mass, and/or concrete or masonry walls at the residential property line or around
the noise generating element;
(b) Elimination of site access close to residential sites where other access is available;
(c) Installation of an earth berm and landscape buffers where appropriate;
(d) Discouragement of the use of open air loudspeakers and compliance with the city's loudspeakers
ordinance ( Chapter 9.12 of the Palo Alto Municipal Code).
(iii) Auxiliary power sources should be included and used at loading docks so that there is no
needless engine idling of delivery trucks with refrigerator or other engine-powered equipment. These sources
should be shown on drawings submitted for building permits.
(iv) All uses within 150 feet of a residential property should be operated as not to generate
vibration discernible without instruments at or beyond the lot line upon which the source is located or within
adjoining enclosed space if more than one establishment occupies a structure. Vibration caused by motor
vehicles, trains, and temporary construction or demolition work is exempted from this standard.
18.23.070 Parking
(A) Purpose
The visual impact of parking shall be minimized on adjacent residentially zoned properties or properties with
existing residential uses located within nonresidential zones.
(6) Requirements
(i) Surface parking areas shall be located so that garages or carports are not predominantly facing
the street, and parking locations behind the building(s) are preferable.
(ii) Carport structures shall be architecturally compatible with the main structures in the project
and should utilize substantial support posts. Landscaping material associated with the carport shall have
adequate room to grow and be protected from damage by cars and pedestrian traffic.
(iii) Required residential parking spaces in the RM-40 zoning district shall be underground, semi
depressed, enclosed or concealed for projects of six units or more, and encouraged for projects of fewer than six
units.
(C) Guidelines
(i) Where feasible, parking shall be broken into smaller groupings of spaces to avoid large expanses
of parking and to provide for more opportunities to intercept and filter drainage from the parking areas.
(ii) Proximity of underground parking garages to residentially zoned properties should take into
consideration the need for landscaping along the perimeter of the site. In instances where substantial planting is
necessary, the placement of parking garages should be adequately setback from the property line to provide for
the landscaping.
18.23.080 Vehicular, Pedestrian and Bicycle Site Access
(A) Purpose
The guidelines regarding site access impacts are intended to minimize conflicts between residential vehicular,
pedestrian, and bicycle uses and more intensive traffic associated with commercial and industrial districts, and
to facilitate pedestrian and bicycle connections through and adjacent to the project site.
(6) Requirements
Performance Criteria 5
ATTACHMENT B
(i) Truck deliveries shall not occur before 6:00 a.m. or after 10:00 p.m., except pursuant to the
provisions of a conditional use permit.
(ii) Site design shall assure that connections to adjacent existing or planned bicycle or pedestrian
facilities (sidewalks, bike paths or lanes, etc.) allow for ready access for residents and other users of the site.
(C) Guidelines
(i) The location of driveways, shipping and receiving areas, and loading docks should be sited as far
away from residentially zoned properties or properties with existing residential uses located within
nonresidential zones as is reasonably feasible while recognizing site constraints and traffic safety issues.
(ii) Employee ingress and egress to a site should be located to avoid the use of residential streets
wherever feasible.
(iii) Late hour and early morning truck traffic to a site located in or near a residential area should be
discouraged.
(iv)
(v)
Vehicular access points should not conflict with pedestrian and bicycle walkways and facilities.
Pedestrian and bicycle facilities (sidewalks, bike paths, etc.) should, where feasible, be provided
through sites to provide connections to other pedestrian and bicycle routes and to allow for safe access to
schools, recreation facilities and services.
18.23.090 Air Quality
(A) Purpose
The requirements for air quality are intended to buffer residential uses from potential sources of odor and/or
toxic air contaminants.
(B) Requirements
(i) Cooking odors, smoke and other similar air contaminants shall be controlled and prevented from
leaving the property or becoming a nuisance to neighboring properties.
(ii) For all commercial and industrial uses that may be objectionable by reason of the production of
emissions of odor, smoke, dust, or other similar air contaminants, the applicant shall provide information
showing proposed methods to minimize those contaminants. Such provisions may include such means as regular
watering to minimize dust or air scrubbers to minimize smoke.
18.23.100 Hazardous Materials
(A) Purpose
In accordance with Titles 15 and 17 of the Palo Alto Municipal Code, minimize the potential hazards of any
use on a development site that will entail the storage, use or handling of hazardous materials (including
hazardous wastes) on-site in excess of the exempt quantities prescribed in Health and Safety Code Division 20,
Chapter 6.95, and Title 15 of this code.
(B) Requirements
(i) The project shall be designed to comply with all safety, fire and building codes for the storage,
use and handling of the hazardous materials involved.
(ii) Any new structure that is designated an "H" occupancy (storage, use and handling of specified
types and quantities of hazardous materials), or any existing structure that is converted to an "HI! occupancy, as
specified by the California Building Code, shall be designed in accordance with the currently adopted California
Building Code and Fire Code.
Performance Criteria 6
ATTACHMENT B
(iii) Where a building or area used for such storage, use and/or handling is located within 150 feet
of a residential zoning district or of properties with existing residential uses located within nonresidential zones
(residential properties), the business owner shall provide a report to the fire department addressing the
adequacy of the emergency contingency plan, which addresses safety of the nearby residential area, including
but not limited to, procedures for accidental releases or other emergencies, and other protective measures as
required by Health and Safety Code Division 20, Chapter 6.95, upon:
(a) A change in the types of hazardous materials stored, used or handled on the site in quantities above the
reporting threshold established in California Health and Safety Code Division 20, Chapter 6.95; and/or
(b) A 100% or greater increase in the quantities of a previously disclosed hazardous material stored, used or
handled on the site above the reporting threshold established in California Health and Safety Code Division 20,
Chapter 6.95; and/or
(c) Release/threatened release incidents.
(iv) For any such facility outl~ned in (iii) above, upon application for any building permit for
improvements that would result in a change in the types of hazardous materials stored, used or handled on the
site or an increase in the quantities of hazardous materials stored, used or handled on the site, the city shall
provide written notice to the owners and residents of all residential property within 150 feet from the property
line, not later than ten days after issuance of the building permit. The notice shall inform the property owners
that an application has been received, the nature of the request (such as the type of materials), that the fire
department and building department have determined the project to be in compliance with relevant hazardous
materials regulations, and that the application and details are on file with the fire department and/or building
department.
(v) If an applicant proposes a new structure or a modification of an existing structure on a
development site that will entail hazardous materials stored, used or handled in excess of the threshold limits of
regulated substances listed in Tables 1 -3 of Section 2770.5 of Title 19 of the California Code of Regulations -
Chapter 4.5 Public Safety, or proposes to increase the amounts of hazardous materials on-site above Title 19
threshold limits (including hazardous wastes), notification shall be provided to "affected residents" (and
property owners) advising them that the proposed risk management plan (RMP) is available for public review
with the Santa Clara County department of environmental health. Notification from the city shall be mailed not
later than 10 days after receipt of the information by the fire department (the county allows for a comment
period of at least 45 days). Comments may be submitted to the SCCDEH, which shall review the RMP and any
comments received.
Any user or operator of hazardous materials above Title 19 threshold limits in Palo Alto shall submit a copy to
the Palo Alto fire department of the RMP they are required to prepare under Title 19 and file with the Santa
Clara County department of environmental health (SCCDEH). No building or fire department permit shall be
issued prior to the submittal of the RMP to the SCCDEH and the fire department and the completion of the
required public review period. The applicant is required to identify in the RMP the zone where potential serious
offsite consequences would occur from an accidental release of the largest quantity of a regulated substance.
This zone extends from the proposed place of usage or storage to a distance where a toxic vapor cloud, heat
from a fire, or blast waves from an explosion resulting from an accident at the usage or storage point would
travel before dissipating to the level at which serious injuries from short-term exposures will no longer Occur.
"Affected residents" are those who reside or own residential property within this zone.
Performance Criteria 7
ATTACHMENTB
(vi) Notwithstanding the provisions above, no new "HI! Occupancy portion of a facility (building or
area) designated for storage, use or handling of hazardous materials above Title 19 threshold limits, and no
conversion or reconstruction of an existing facility designated for storage, use or handling of hazardous
materials above Title 19 threshold limits shall be allowed except upon approval by the city council of a
conditional use permit, and in no event shall such facility be located closer than 300 feet to a residentially zoned
property or a property with existing residential uses in a nonresidential zone. These provisions shall also apply to
facilities that propose (a) to increase the quantity of allowable hazardous materials that previously were below
Title 19 threshold limits to levels that exceed Title 19 threshold limits, or (b) to increase the quantity of
hazardous materials that already exceed Title 19 threshold limits to a quantity in excess of ten percent (10%)
above amounts allowed by an RMP in effect as of November 1, 2006.
(vii) Any facility that is no longer subject to the applicability requirements of Title 19 as described
above and for which de-registration of the RNiP is submitted by the owner or operator shall not re-establish the
use, storage, or handling of hazardous materials in excess of Title 19 threshold limits, except in compliance with
the notice and setback requirements outlined above.
(viii) 1\10 facility proposing the use of BioSafety Level4·etiological agents shall be permitted in the
city of Palo Alto.
Performance Criteria 8
CITY DEPARTMENT COMMENTS
1400 Page Mill Road [13PLN-00003]
ATTACHMENT C
Written comments were provided from the following City departments listed below on the
preliminary plans provided. These comments can change with the submittal of the formal
application when more project details are made known to city staff.
• Building
• Electrical Engineering
• Public W orksTrees
• Public Works Engineering
• Solid Waste
• Transportation
• Water-Gas-Wastewater
• Water Quality
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Application #: j1~~~~~g9.g9.~ ..
Application Type: Planning I Plilnnlng I Entitlement I Entitlement
Address: 1400 -PAGE r<llLL RD, SA PALO ALTO, CA 94304
V' Application Acceptance
Waste/Recycling
Outside SCV Water
District
Outside WQCB
Outside BAAQMD
CSD Human Services
CSD Palo Alto Open Space
CSD Parks
Police
ASD Real Estate
MGR Economic Resources
Attorney
Other
DRC
PCE Houslng/Historic/BMR
• peE Project Planner
Application Package Co ...
'" PCE Building Inspection
'" peE Arborist
• PCE Transportation
'" PWD Engineering
• PWD Operations
., PWD Recycling
'" PWD Trees
" PWD Water Quality
'" UTL Electrical Enginee .. ,
• UTL WGW Enqineering
• peE Green Building;Lan, ..
• Fire
CEQA
Environmental Impact R .. ,
Negative Declaration
Historic Review Board
City Council
Directors Decision
Directors Hearing
Plan And Tran Commission
Architectural Review
Board
Entitlement
.'. I .
~ History -peE Building Inspection
Status: Rec App with Con. Status Date: 01/22/2013
Action By: Hor'lER t-IAIEL 650-329-,2368 Department: BLDG PC
Start Time:
End Time:
Hours Spent: Billable:No Overtime:t-Jo
Status Comment:
The second exit from the basement is needed_ Currently, only one
stair is shown
ii Display Comment in ACA Comment Display in ACA
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Iifi CAP Creator
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Contact
~Owner
T8132-0 V~r6ion 4.1
:.;
ClTY OF PALO I\LTO
UTILITIES
PROJECT DATA
Project Address
Project Description
Submittal(s)
Date su bm itted
Contact Person
Address
Telephone #
Fax # / Email Address
Reviewed by:
Date Reviewed:
ELECTRIC ENGINEERING DIVISION
Conditions of Approval/Comments
1400 Page Mill Rd, Palo Alto CA 94304
New Two Story Office Building
13PLN-00003
1/3/13
Tom Sullivan
.755 Page Mill Rd, Palo Alto CA 94304
415-531-5355
Ramandeep Kaur
1/14/13
The project is approved. See com ments below.
GENERAL
1. The applicant shall com ply with all the Electric Utility Engineering Departm ent service
requirements noted during plan review.
2. 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 ap plicant shall
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. Utilities will be disconnected or removed 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 Electric Load Sheet 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. Industrial and large com mercial customers must allow sufficient lead-time for Electric Utility
Engineering and Operations (ty pically 8-12 weeks after advance enginee ring fees have been
paid) to design and construct the electric servic e requested.
3. Only one electric service lateral is permitted per parcel. Utilities Rule & Regulation #1 8.
Page 1 of 4
4. If this project requires padmount transformer, the location of the transformer shall be shown on
the site plan and approved by the Utilities Department and the Architectural Review Board.
Utilities Rule & Regulations #3 & #16 (see detail comments below).
5. The developer/owner shall provide space for installing padmount equipment (Le. transformers,
switches, and interrupters) and associated substructure as required by the City.
6. The customer shall install all electrical substructures (condu its, 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. Utilities Rule & Regulations #16 & #18.
7. Location of the electric panel/switchboard shall be shown on the site plan and approved by the
Architectural Review Board and Utilities Department.
8. All utility meters, lines, transformers, backflow preventers, and any other required equipm ent
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 equipm ent shall be
screened in a manner that is consistent with the building design and setback requirements.
9. For services larger than 1600 amps, the customer will be required to provide a transition cabinet
as the interconnection point betw een the utility's padmount transformer and the customer's main
switchgear. The cabinet design drawings must be submitted to the Electric Utility Engineering
Department for review and approval.
10. For underground services, no m ore than four (4) 750 MCM conductors per phase can be
connected to the transformer secondary terminals; otherwise, bus duct must be used for
connections to padm ount 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.
11. The customer is responsible for sizing the service conductors and other required equipment
. according to the National Electric Code requirements and the C'ity standards. Utilities Rule &
Regulation #18.
12. If the customer's total load exceeds 2500 kVA, service shall be provided at the primary voltage
of 12,470 volts and the customer shall provide the high voltage switchgear and transformers.
13. For primary services, the standard service protection is a padmount fault interrupter owned an
maintained by the City, installed at the customer's expense. The customer must provide and
install the pad and associated substructure required for the fault interrupter.
14. 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.
Utilities Rule & Regulation #20.
15. Projects that require the extension of high voltage prim ary distribution I ines or reinforcement of
offsite electric facilities will be at the customer's expense and must be coordinated with the
Electric Utility.
Page 2 of4
DURING CONSTRUCTION
1. Contractors and developers shall obtain perm it from the Departm ent of Public Works before
digging in the street right -of-way. This includes sidewalks, driveways and planter strips.
2. At least 48 hours prior to starting any excavation, the customer must call Undergrou nd Service
Alert (USA) at 1-800-227-2600 to have existi ng underground utiliti es 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 (cond uits, boxes and pads)
required for the electric service. No m ore than 270 degree s of bends are allowed in a
secondary conduit run. All conduits must be sized according to National Electric Code
requirements and no 1/2 -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 electric service conductors, bus duct,
transition cabinets, and other required equipment. The installation shall meet the National
Electric Code and the City Standards.
7. Meter and switchboard requirem ents shall be in accordance with Electric Utility Service
Equipment Requirements Committee (EUSERC) drawings accepted by Utility and CPA
standards for meter installations.
8. 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
9. Catalog cut sheets may not be substituted for factory drawing submittal.
10. All new underground electric services shall be inspected and appr oved by both the Buildi ng
Inspection Division and the Electrical Underground Inspector before energizing.
AFTER CONSTRUCTION & PRIOR TO FINALIZATION
1. The customer shall provide as-built drawings showing the location of all switchboards, conduits
(number and size), conductors (number and size), splice boxes, vaults and switchltransformer
pads.
Page 3 of 4
PRIOR TO ISSUANCE OF BUILDING OCCUPANCY PERMIT
1. The applicant shall secure a Publ ic Utilities Easement for facilities installed on private property
for City use.
2. All required inspections h ave been completed and approved by both the Building Inspection
Division and the Electrical Underground Inspecto r.
3. All fees must be paid.
4. All Special Facilities contracts or othe r agreements need to be signed by the City and
applicant.
Page 4 of4
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Application #: 1~~~Lt-J~~~~~~
Application Tvpe: Planning 1 Planning! Entitlement i Entitlement
Address: 1400 -PAGE r,1lLL RD, SA PALO ALTO, CA 94304
'" Application Acceptance ~ History -PWD Trees
Waste/Recycling Status: Rec App with Con Status Date: 02/08/2013
Outside SCV Water Action BV: WALTER P,~SS~10RE Department: }lWD Trees
District Start Time:
Outside WQCB End Time:
Hours Spent: 0 Billable:No Overtlme:No . Outside BAAQMD
CSD Human Services Status Comment:
CSD Palo Alto Open Space N,w 0< «p1ocom,nt t«" ,nd pl,n" 'hould b, n,ti .. 0< w,11 ,d,ptod ~
CSD Parks and low water users. Quantify available soil volume expected, create
Police
a soils map layer, and describe as compacted impervious, undisturbed, ;
under suspended pavement, or structural soil. Volume expected for I
ASD Real Estate large trees of 1000-1400 cubic feet, medium trees 600-1000, and small ,-
MGR Economic Resources trees 200-600. Quantify current and expected rl2duction of water use. :~ ,-
Attorney .;
Other ':" DRC
PCE Housing/Historic/BMR ~ ':;
• PCE Project Planner ," ~
Application Package Co ... '-.l
." PCE Building Inspection ~ ::3
." PCE Arborist ~ 1 .. peE Transportation ~
'" PWD Engineering , ~ Displav Comment in ACA Comment Displav in ACA *' PWD Operations , ~ All ACA Users
., PWD Recycling , P1 CAP Creator
'" PWD Trees , Licensed Professional
., PWD Water Quality , E:1 Contact
v UTL Electrical Enginee ... , Owner
., UTL WGW Engineering ,
.. peE Green Buildlng/U,n ... ,
• Fire ,
CEQA
Environmental Impact R ...
Negative Declaration
Historic Review Board
City Council
Directors DeCision
Directors Hearing
Plan And Tran Commission
Architectural Review
Board
Entitlement
T8132·D Version 4.1
To: Jason Nortz
From: Jarrett Mullen
Date: 29 January 2013
PUBLIC WORKS ENGINEERING
REVIEW COMMENTS FOR
1400 PAGE MILL ROAD 13PLN-3
The following are comments from Public Works Engineering (PWE). Additional
comments may follow pending revised submittal:
OFFSITE Irvl PROVEIVI ENTS:
SIDEWALK, CURB & GUTTER: As part of this proJect, the applicant must
replace the existing sidewalks, curbs, gutters or driveway approaches in the
public right-of-way along the frontages of the property that are damaged or
non-standard. Contact the Public Works' inspector at 650-496-6929 to
arrange a site visit so the inspector can determine the extent of replacement
work. The site plan must show the extent of the replacement work or include
a note that Public Works' inspector has determined no work is required. The
plan 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 tor
Construction in the Public Right-ot-Way ("Street Work Permit") from PWE at
the Development Center.
STREET RESURFACING: The full width of the street shall be resurfaced (grind
and overlay) along the frontage of the project on Hanover Street and the
Southbound lanes of Page Mill Road.
LED STREETLIGHTS: LED streetlights installed per city standards shall be
provided on all public streets that front the site.
PEDESTRIAN IMPROVEMENTS: Bulb-outs, median refuges, or other
improvements to the pedestrian crossing Hanover Street and Page Mill Road
shall be considered in accordance with input from the Transportation Division.
BICYCLE IMPROVEIVlENTNS: The extent of Hanover street adjacent to the
property line of the proposed project may warrant striped Class II bike lanes
and associated 4 to 3 auto lane conversion in accordance with the 2012 City
, ot Palo Alto Bicycle and Pedestrian Transportation Plan. Additional guidance
and input to come from the Transportatron Division.
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 tor Street Tree Work in
the Public Right-ot-Way (nStreet Tree Permit'') from Public Worksl Urban Forestry.
1
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
storm water 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 vegetation 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. 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 that are site specific. 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.scvurpppw2k.com/consultants2012.htm?zoom highlight=con
sultants) 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 also enter into a maintenance agreement 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 permit issuance.
The applicant is required to paint the "No Dumping/Flows to Matadero 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.
BEST MANAGEMENT PRACTICES (BMP's): The applicant is required to submit a
conceptual site grading and drainage plan. 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
2
conceptual grading and drainage plan shall be incorporated into the building permit
plans.
The developer shall require the contractor to incorporate BMP's for storm water
pollution prevention in all construction operations, in conformance with the SWPPP
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).
PARKING STRUCTURE DRAINS: Drains within the covered floors of the parking
structures shall be connected to oil-water separators and sanitary sewer lines.
Stormwater runoff from any exposed surface or roof parking areas without canopies
need to be treated per C.3 requirements.
GREASE/OIL REMOVAL DEVICE: If there will be a kitchen and food serving area in
the new building, any drains in the food service facilities shall be connected to a
grease removal device and located on private property.
LOADING DOCK: Any loading dock areas shall be covered and graded so that no
storm water enters and flows through the space. Any runoff from the loading dock
area shall be kept isolated from the storm drainage system. If the loading area/dock
contains a drain, it shall be connected to the sanitary sewer through a manually
operated fail-safe valve.
SANTA CLARA VALLEY WATER DISTRICT: The proposed project is within 50 feet of a
creek or channel which the Santa Clara Valley Water District (SCVWD) has
jurisdiction. Prior to the issuance of a building permit, the SCVWD must review the
plans and the applicant shall obtain the required permits. Please include relevant
permit forms on the plan sheets submitted for a building permit.
SANTA CLARA COUNTY ROADS AND AIRPORTS: Page Mill Road faUs under the
jurisdiction of Santa Clara County and any work done in the county right of way
requires a permit from the Santa Clara County Roads and Airports.
PUBLIC ACCESS EASEMENT: The sidewalk at the corner of Page Mill Road and
Hanover Street deviates onto private property. A public access easement will be
required for the section of sidewalk that overlaps onto private property.
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/gov/depts/pwd/permits.asp
Include in plans submitted for a building permit:
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. 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, soils report, Interim and Final
erosion and sediment control, storm water pollution prevention plan (SWPPP),
engineer-stamped and signed shoring plan, and a copy of the Division of
Occupational Safety and Health (DOSH) excavation permit. Refer to our website for
"Grading and Excavation Permit Application" and guidelines. Except for the soils
report and the DOSH permit, include the required documents and drawings in the
3
building permit set drawings. Indicate the amount of soil to be cut and filled for the
project.
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.
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.
SOILS REPORT: A detailed site-specific soil report prepared by a licensed soils or
geo-technical engineer must be submitted which includes information on water table
and sub-grade construction issues. Measures must be undertaken to render the
basement waterproof and able to withstand all projected hydrostatic and soil
pressures. No pumping of groundwater is allowed. In general, PWE recommends
that structures be constructed in such a way that they do not penetrate existing or
projected ground water levels.
DEWATERING: Excavation for sub-grade structures may require dewatering. PWE
only allows groundwater drawdown well dewatering. Open pit groundwater
dewatering is not allowed. If dewatering is required, the dewatering plan must be
submitted to Public Works as part of a Street Work Permit. 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. If the deepest excavation is expected to be within 3 feet of the
highest antiCipated groundwater level, the contractor can determine the actual
groundwater depth immediately prior to excavation by installing piezometers or by
drilling exploratory holes. Alternatively, the contractor can excavate and hope not to
hit groundwater, but if he does, he must immediately stop excavation and submit a
dewatering plan to PWE for approval 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 as specified by Public Works.
BASEMENT DRAINAGE: Due to high groundwater throughout much of the City, PWE
prohibits the ongoing pumping and discharge of groundwater. Sub-grade drainage
systems such as perforated pipe drainage systems at the exterior of the basement
walls or under the slabs are not allowed. PWE recommends that a waterproofing
consultant be retained to design and inspect the vapor barrier and waterproofing
systems for the basement.
BASEMENT SHORING: Shoring for the basement 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 PWE at the Development Center.
4
SWPPP: If the proposed development will disturb more than one acre of land, the
applicant will be required to comply with the State of California's General Permit for
Storm Water Discharges Associated with Construction Activity. This entails filing a
Notice of Intent to Comply (NOI), paying a filing fee, and preparing and
implementing a site specific storm water pollution prevention plan (SWPPP) that
addresses both construction-stage and post-construction BMP's for storm water
quality protection. The applicant is required to submit two copies of the NOI and the
draft SWPPP to PWE for review and approval prior to issuance of the building permit.
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.
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 permit application.
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,"
LOGISTICS PLAI\J: 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 pollution prevention, contractor's contact, noticing
of affected businesses, and schedule of work. The plan will be attached to a street
work permit.
LEASE LINE ADJUSTMENT: According to City of Palo Alto records, multiple leased lots
exist within the footprint of the proposed project. Copies of documents associated
with the lease line adjustment must shall be completed and ~ttached to the planset
prior to issuance of a building permit.
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.
5
From: Mullen, Jarrett
Sent: Tuesday, February 19, 2013 3:34 PM
To: Campbell, Clare
Subject: RE: 1400 Page Mill PWE Comments
Hi Clare,
Thank you for catching the easement and the stream corridor protection requirements. I incorrectly
assumed the drainage channel was not subject to the requirements.
However, I checked with Joe Teresi and he confirmed that the stream corridor protection measures do
apply for th is project.
The channel is known as the "Stanford Channel" and per section 18.40.140 (b)(3)(a), any projects on this
site are subject to the regulation. Since the channel already appears to have a reinforced concrete lining,
the applicant may be able to obtain an exception to place structures and parking lots within the 20' of the
stream bank or a 2:1 slope (horizontal:vertical) from the toe of the bank. The last paragraph of 18.40.140
(b)(3)(a) details the requirements for an exception. I've pasted it below.
Exceptions to this requirement may be granted by the director of public works where the
applicant provides a geotechnical slope stability analysis, demonstrating that the proposed
development would not threaten the stability of the stream bank slope, require introduction of
hardscape in order to maintain the stream bank slope, or be at risk of damage from future bank
stability or erosion, and demonstrating how maintenance and repair of the stream could be
provided with the proposed development in place, subject to compliance with requirements (b)
through (i) below and with all applicable zoning setbacks.
Let me know if there's anything else you need.
Jarrett
650.329.2676
Date:
To:
1/23/2013
Jason Nortz
Public Works Department
Environmental Services Division
Solid Waste Group
PROJECT REVIEW COMMENTS
From:
Phone:
Matthew Krupp, Administrator, Zero Waste / Solid Waste
(650) 496-5958
-------------------------------------------------------------~------------------------------------------------------------------
Application Number:
Company Name
Project Address:
13PLN-00003
Tom Sullivan on behalf of Stanford University
1400 Page Mill Road
Palo Alto, CA'
--------------------------------------------------------------------------------------------------------------------------------
We have reviewed the preliminary plans for this project. By complying with the following
ordinances and recommendations, this development proposal will help Palo Alto achieve its Zero
Waste goals reducing materials sent to landfills, maximizing recycling, and lowering the
communities' greenhouse gas emissions while ensuring quality garbage, recycling, and
compostables service. Please note the following issues must be addressed in building plans prior to
final approval by this department:
Sizing Recommendation: one 4-yard garbage bin, one 4-yard recycling bin, one 2-
yard compostables bin
P AMC 18.23.020 Trash Disposal and Recycling
(A) Assure that development provides adequate and accessible interior areas or exterior enclosures for the storage of trash and
recyclable materials in appropriate containers, and that trash disposal and recycling areas are located as. far from abutting
residences as is reasonably possible. (B) Requirements: (i) Trash disposal and recyclable areas shall be accessible to all
residents or users of the property. (ii) Recycling facilities shall be located, sized, and designed to encourage and facilitate
convenient use. (iii) Trash disposal and recyclable· areas shall be screened from public view by masonry or other opaque and
durable material, and shall be enclosed and covered. Gates or other controlled access shall be provided where feasible. Chain
link enclosures are strongly discouraged. (iv) Trash disposal and recycling structures shall be architecturally compatible with
the design of the project. (v) The design, construction and accessibility of recycling areas and enclosures shall be subject to
approval by the architectural review board, in accordance with design guidelines adopted by that board and approved by the
city council pursuant to Section 18.76.020.
P AMC 5.20.120 Recycling storage design requirements
The design of any new, substantially remodeled, or expanded building or other facility shall provide for proper storage,
handling, and accessibility which will accommodate the solid waste and recyclable materials loading anticipated and which will
allow for the efficient and safe collection. The design shall comply with the applicable provisions of Sections 18.22.100,
18.24.100,18.26.100,18.32.080,18.37.080, 18.41.080, 18.43.080, 18.45.080,18.49.140,/18.55.080, 18.60.080, and 18.68.170
of Title 18 of this code.
Page lof2
All Services:
L Collection vehicle access (vertical clearance, street width and turnaround space) and street parking are common issues
pertaining to new developments. Adequate space must be provided for vehicle access.
2. Weight limit for all drivable areas to be accessed by the solid waste vehicles (roads, driveways, pads) must be rated to
60,000 lbs. This includes areas where permeable pavement is used.
3. Containers must be within 25 feet of service area or charges will apply.
4. Carts and bins must be able to roll without obstacles or curbs to reach service areas "no jumping curbs"
Garbage, Recycling, and Compostables cart/binlocation and sizing
The proposed commercial development must follow the requirements for recycling container space!. Project plans must show
the placement of recycling containers, for example, within the details of the solid waste enclosures.
• Enclosure and access should be designed for equal access to all three waste streams. -garbage, recycling, and
compostables.
.• Collection cannot be performed in underground. Underground bins locations require a minimum of 77" of vertical
clearance. Pull out charges will apply. In instances where push services are not available (e.g., hauler driver cannot
push containers up or down ramps), the property owner will be responsible for placing solid waste containers in an
accessible location for collection.
• All service areas must have a clearance height of 20' for bin service.
• New enclosures should consider rubber bumpers to reduce ware and tear on walls.
For questions regarding garbage, recycling, and compostables collection issues, contact Green Waste of Palo Alto (650) 493-
4894.
P AMC 5.24.030 Construction and Demolition Debris (CDD)
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 100 percent
of the debris not salvaged for reuse to an approved facility as set forth in this chapter.
Contact the City of Palo Alto'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.
1 In accordance with the California Public Resources Code, Chapter 18, Articles 1 and 2
Page 2 of2
Contact
CITY OF PALO ALTO
GARBAGE,RECYCLABLES AND COMPOSTABLES MATERIALS STORAGE
GUIDELINES AND REQUIREMENTS
MULTI-FAMILY RESIDENTIAL AND NON-RESIDENTIAL DEVELOPMENTS
City of Palo Alto Public Works, Zero Waste Program
(650) 496-5910
zerowaste@cityofpaloalto.org
Purpose. The City is under a legal obligation to meet the provisions of the California Integrated Waste
Management Act (AB 939), which requires that 50 percent of the waste generated in the City be diverted
from landfill. In 2005, the City adopted a Zero Waste Policy and developed plans to reduce waste to
landfills by 73% by 2011 and 90% by 2021. In order to achieve this goal, adequate, accessible, efficient
and safe storage of garbage, recyclables and compostables is needed. Provisions for materials storage
areas are pursuant to Chapter 5.20 of the Palo Alto Municipal Code (P AMC).
Applicability. These guidelines apply to new and modified multi-family (5 or more units) residential
developments and non-residential developments. Final approval of the design elements of any project
remains with the Architectural Review Board, pursuant to PAMC 18.76.020.
Guidelines.
1) Enclosures shall be adequate in capacity, nUITlber and distribution to serve the development.
An adequate number of bins and containers to allow for storage and collection of garbage,
recyclables and compostables shall be supplied for each enclosure, as specified by the Public
Works Department. (PAMC 5.2.080).
2) An enclosure is required for each parcel and must be located on private property and may not
be located in alleyways or other City owned rights-of-way, where they may disrupt
circulation patterns. (PAMC 5.2.120).
3) Enclosures should accommodate garbage, recyclables and compostables within the same
enclosure to allow for equal access and convenience. The design should provide adequate
and accessible interior areas so that users of enclosure do not have to shuffle receptacles.
4) The enclosure should be constructed on a flat area with a grade of no more than 2%, in order
to ensure that containers can be safely serviced and returned to the enclosure. Enclosure
capacity must provide for and maintain adequate space between containers to allow for
access to and maneuverability of the containers for service. Enclosures that do not conform
may incur additional service fees by the City's waste hauler.
5) The enclosure should be constructed at street level and in a location that is within 25 feet
from the street or serviceable area. Enclosures located beyond 25 feet from the street or
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Updated July 2009
serviceable area, or not at street level will incur additional service fees by the City's waste
hauler. City's waste hauler does not enter interior areas of buildings.
6) The enclosure may not be located in any required parking, landscape or setback area, or
surrounded by curbing that restricts access to the area or enclosure.
7) A concrete apron should be constructed eithe~ in front of each enclosure or enclosure or at
the point of receptacle pick-up by the collection vehicle. The concrete apron is necessary to
accommodate the weight of the collection vehicle while servicing the enclosure.
8) Collection vehicle travel aisles, including concrete pads, should accommodate a vehicle
weight of 60,000 lbs.
9) Receptacle travel/service paths should be constructed of materials to allow unrestricted
movement of receptacles and minimize noise disturbances.
10) Driveways or travel paths shall provide unobstructed access for collection vehicles and
provide a minimum clearance of 20 feet vertical clearance. A 40-foot turning radius is
required for collection vehicles. For safety reasons, a turnaround must be provided for any
travel aisle that would otherwise require the collection truck to back up a distance greater
than 150 feet.
11) Where enclosures are located in an enclosed area, such as a parking garage, arrangements
may be made with the City's waste hauler to have pick-up occur outside the structure.
Receptacles cannot block sidewalk, be placed in the street, gutter, or on/in front of utility
meters. If pick-up occurs inside the structure, it must meet vehicle access requirements as
specified by the City's waste hauler and additional services fees will be incurred.
12) Each enclosure should be enclosed on four sides, one of which includes a gate or door. The
contents of the enclosure should be fully screened from public view by masonry or other
opaque and durable material. Chain link enclosures are strongly discouraged (P AMC
18.63.030).The gate/door should open the full width of the enclosure. The structure should
incorporate the architectural features of the project (PAMC 18.28.030).
13) Storage areas and enclosures must be covered and be designed to prevent water run-on to the
area and run-off from the area (PAMC 16.09.106). Drains that are installed beneath
dumpsters serving food service facilities, shall be connected to a grease removal device
(PAMC 16.09.032).
14) Properties with food service facilities should size enclosures to accommodate storage space
for fats/oils/grease collection bins.
15) The property owner is responsible for arranging the pick up of garbage, recyclable and
compostable materials. The property owner must maintain the enclosure so that no discarded
materials are placed outside of the receptacles or enclosure (PAMC 5.20.130).
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16) The property owner must provide unrestricted access to the property for the purpose of
collection service. If access is limited to the property, the City's collection service contractor
must be given keys or cards to access the property or ensure that access to the property is
available by 4:00 a.m. for collection. (PAMC 5.20.150).
Multi-Family Specific.
1) Inclusion ofrecyclables and compostables storage space within the interior of the residence,
such as a closet or roll-out drawers for containers below the sink. Recommended allocation is
three cubic feet.
2) If development includes chutes, then three chutes must be provided directly adjacent to on
another for garbage, recyclables and compostables. Chutes should be fire-proof, cleanable,
secure.
Non-Residential Specific.
In commercial/industrial buildings, the developer is encouraged to provide centrally located
waste stations, within the interior of the structure, convenient to groupings of occupants, not
limited to but including work areas, recreation areas, cafeterias, conference rooms,
auditoriums/assembly areas. These waste stations should include space for garbage, recyclables
and compostables containers directly adjacent to each other.
CONTAINER MEASUREMENTS
Bins (cubic yard)
Size Width Length Height w I lid open
1 Yard 27" 74" 65"
1.5 Yard 29.5" 74"
2 Yard 34.5" 74" 90.5"
3 Yard 41.5" 74" 105.5"
4 Yard 50.5" 74" 122"
5 Yard 66" 74.5" 126"
6 Yard 66" 74.5" 126"
Wheeled Carts
Size Depth Width Height
20 gallons 24.25" 19.25" 38.5"
32 gallons 24.25" 19.25" 38.5"
64 gallons 30" 27.5" 40"
96 gallons 34.5" 29.25" 46.75"
30f3
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11
1 ___ ••• F~
.I~~fi 1-4 Cubic Yard Containers
I I ~-~ Size Length Width Height Pocket
Height
1 cu. yd. 81" 29.5" 37.0" 26.0" ~ ~
L ~ 1.5 cu . yd. 81 " 32.5" 44.5/1 27.5"
2 cu. yd. 81 " 41.5" 51.5/1 32.5"
3 cu. yd. 81" 46.5/1 61.5/1 39.5"
t)) ~ 4 cu. yd. 81/1 55.511 66.5" 43.5"
'I
, " 1'1 ,,' '1 ,.
5-8 Cubic Yqrd Containers
-Debris Box/Roll-Off Box
Wheeled Cart
greenwaste
of palo al.to
GreenWaste of Palo Alto
2000 Geng Road
Palo Alto, CA 94303
650.493.4894
Nortz, Jason
From:
Sent:
To:
Subject:
Hi JasonJ
Riu5, Rafael
Tuesday, January 22, 2013 5:52 PM
Nortz, Jason
1400 Page Mill Road -Transportation Comments
I cannot make tomorrowJs DRe meeting. Here are my comments on the site plan:
• Because net square footage does not increase} a traffic impact analysis will not be required.
Vehicle Parking:
• For parking lotsl a landscaped island or buffer is needed every 10 spaces (to break up the number of continuous
parking stalls).
• Provide dimensions of parking stalls and drive aisles and driveways for more detailed review.
• Hedges along northwest property line at driveway to Hanover -Keep landscaping to 36" height or lower within
6 feet of back of sidewalk.
Bike Parking:
• IncllJde bike parking requirement and proposed in calculations on sheet MP 0.1
• All short term bike parking (racks) need to be on the street level within 50 feet of the main public entrances /
courtyard.
• Short term bike park (racks) are not allowed in the below-grade garage level. Long term bike parking (lockers or
secure bike room) may be located in the garage.
Thanks}
Rafael
Rafael Rius, P.E.
Transportation Project Engineer
City of Palo Alto, Planning and Transportation
250 Hamilton Avenue, 5th Floor
Palo Alto, California 94301
t. 650.329.2305
f.650.617.3108
1
.~\I/~ ~ ~ ---fI,--\~_"""" __
CITY OF PALO ALTO
UTILITIES
CITY OF PALO ALTO UTILITIES DEPARTMENT
WATER-GAS -WASTEWATER ENGINEERING
1007 ELWELL COURT, PALO ALTO, CA 94301
MAIN PHONE: 650/566-4501; FAX: 650/566-4536
Subject Address: 1400 Page Mill Rd., Application # 13PLN-00003
Reviewed By: John Nguy, WGW Uti!. Eng. Phone: 650/566-4523
Reviewed date: January 30, 2013
WATER, GAS & WASTEWATER UTILITIES DEPARTMENT
PLAN REVIEW COMMENTS
PRIOR TO ISSUANCE OF DEMOLITION PERMIT
1. Prior to demolition, the appl;:;ant shall submit the existing water/wastewater fixture unit
loads (and building as-built plans to verify the existing loads) to determine 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.
2. The applicant shall submit a request to disconnect all utility 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 permit will be issued by the
building inspection division after all utility services and/or meters have been disconnected
and removed.
FOR BUILDING PERMIT
3. 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 infixture 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).
4. 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.
5. The applicant must show on the site plan the existence of any auxiliary water supply, (Le.
water well, gray water, recycled water, rain catchment, water storage tank, etc).
Page 1 of 5
6. The applicant shall be responsible for jnstalling and upgrading the existing utility mains
and/or seNices 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 seNices.
1. The applicant's engineer shall submit flow calculations and system capacity study
showing that the on-site and off-site water and sanitary sewer mains and seNices will
provide the domestic, irrigation, fire flows, and wastewater capacity needed to service the
development and adjacent properties during anticipated j:Eak flow demands. Field
testing may be required to determined current flows and water pressures on existing
water main. Calculations must be signed and stamped by a registered civil engineer. The
applicant is required to perform, at his/her expense, a flowmonitoring study of the
existing sewer main to determine the remaining capacity. The report must include
existing peak flows or depth of flow based on a mhimum monitoring period of thirty
continuous days or as determined by the senior wastewater engineer The study shall
meet the requirements and the approval of the WGW engineering section. No
downstream overloading of existing sewer main will be permitted.
2. For contractor installed water and wastewater mains or services, the applicant shall
submit to the WGW engineering section of the Utilities Department four copies of the
installation of water and wastewater utilities off-site improvement plans in accordance
with the utilities department design criteria. All utility work within the public rightof-way
shall be clearly shown on the plans that are prepared, signed and stamped by a
registered civil engineer. The contractor shall also submit a complete schedule of work,
method of construction and the manufacture's literature on the materials to be used for
approval by the utilities engineering section. The applicant's contractor will not be
allowed to begin work until the improvement plan and other submittals have been
approved by the water, gas and wastewater engineering section. After the work is
complete but prior to sign off, the applicant shall provide record drawings (asbuilts) of
the contractor installed water and wastewater mains and seNices per City of Palo Alto
Utilities record drawing procedures. For contractor installed seNices the contractcr shall
install 3M marker balls at each water orwastewater seNice tap to the main and at the
City clean out for wastewater laterals.
3. An approved reduced pressure principle assembly (RPPA backflow preventer device) is
required for all existing and new wcter connections from Palo Alto Utilities to comply with
requirements of California administrative code, title 17, sections 7583 through 7605
inclusive. The RPPA 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 RPPA on the plans
4. An approved reduced pressure detector assembly is required for the existing or new
water connection for the fire system to comply with requiements 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 he 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.
5. All backflow preventer devices shall be approved by the WGW engineering division.
Page 2 of 5
Inspection by the utilities cross connection inspector is required for the supply pipe
between the meter and the assembly.
6. Existing wastewater laterals that are not plastic (ABS, PVC, or PE) shall be replaced at
the applicant's expense.
7. Existing water services that are not a currently standard material shall be replaced at the
applicant's expense.
8. 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.
9. Each unit or place of business shall have its own waterand gas meter shown on the
plans. Each parcel shall have its own water service, gas service and sewer lateral
connection shown on the plans.
10. A separate water meter and backflow preventeris required to irrigate the approved
landscape plan. Show the location of the irrigation meter on the plans. This meter shall
be designated as an irrigation account an no other water service will be billed on the
account. The irrigation and landscape plans submitted with the application for a grading
or building permit shall conform to the City of Palo Alto water efficiency standards.
11. A new water service line installation for domestic usage is required. For service
connections of 4-inch through 8-inch sizes, the applicant's contractor must provide and
install a concrete vault with meter reading lid covers for water meter and other required
control equipment in accordance with the utilities standard detail. Show the location of
the new water service and meter on the plans.
12. A new water service line installation for irrigation usage is required. Show the location of
the new water service and meteron the plans.
13. A new water service line installation for fire system usage is requiredif existing service is
not meeting current standards. Show the location of the new water service on the plans.
The applicant shall provide to the engineering departm81t a copy of the plans for fire
system including all fire department's requirements.
14. 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.
15. A new sewer lateral installation per lot is required. Show the location of the new sewer
lateral on the plans
16. The applicant shall secure a public utilities easement for facilities installed in private
property. The applicant's engineer shall obtain, prej:Bre, record with the county of Santa
Clara, and provide the utilities engineering section with copies of the public utilities
easement across the adjacent parcels as is necessary to serve the development.
17. Where public mains are installed in private stree1s/PUEs for condominium and town
Page 3 of 5
home projects the CC&Rs and final map shall include the statement {{Public Utilitv
Easements: If the City's reasonable use of the Public Utility Easements, which are shown
as P.U.E on the Map, results in any damage to the (1Jmmon Area, then it shall be the
responsibility of the Association, and not of the City, to Restore the affected portion(s) of
the Common Area. This Section may not be amended without the prior written consent
of the City'.
18. All existing water and wastewaer services that will not be reused shall be abandoned at
the main per WGW utilties procedures.
19. 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/vaults/bases shall be relocated
from the plan location as needed to meet fied 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.
20. 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.
21 . All utility installations shall be in accordance with the City of Palo Alto utility standards for
water, gas & wastewater.
22. The applicant shall obtain an encroachment permit fr011 Caltrans for all utility work in the
EI Camino Real right-of-way. The applicant must provide a copy of the permit to the
WGW engineering section.
23. The applicant shall obtain an encroachment permit from Santa Clara county department
of transportation for all utility work in the county road right-of-way. The applicant must
provide a copy of the permit to the WGWengineering section.
24. The applicant shall obtain a construction permit from Santa Clara county valley water
district for the utility service lineto be installed by the City of Palo Alto Utilities.
25. For contractor installed water and wastewater mains or services, the applicant shall
prepare and submit to the WGW engineering section of the Utilities Departmentas .. bullt
drawings at the completion of construction of the installation of water and wastewater
utilities to be owned and maintained by the City in accordance with:
1. Two sets of as-built drawings (hard copies).
2. As-built drawings in 2008 or 2010 AutoCAD format
3. As-built drawings in .tiff format.
4. Survey points in .csv format for all new utility features.
Page 4 of 5
Note: All survey data shall be collected by a California Licensed Land Surveyor. The
surveyor is responsible to setup all control points needed to perform thesurvey work.
The accuracy for all survey data shall be +/-1 cm.
Survey data to be collected (what's applicable):
I. Collect horizontal and vertical data for:
1. Sanitary sewer manholes (rim and invert elevations and depth)
2. Storm drain manholes and catch basins (rim and invert elevations and depth)
3. Water valves (cover and stem elevations)
II. Collect horizontal data only for:
1. Service or lateral connection points at the main
2. Fire hydrants
3. Water meters
4. Sanitary sewer daanout boxes
Use CPAU WGW Engineering's "feature codes" for naming convention available from
CPAU WGW Engineering 1007 Elwell Ct, Palo Alto, CA 94303 (650) 566-4501. All
drawings and survey data shall be on the California State Plane Coordinate System
Zone 3 in units of feet. The horizontal datum shall be the North American Datum of 1983
(NAD83) and the vertical datum shall be based on Bestor 93.
Page 5 of 5
Date:
To:
January 17,2013
Jason Nortz
Public· Works Department
Environmental Services Division
Watershed Protection Group
PROJECT REVIEW COMMENTS
From:
Phone:
Kirsten Struve, Manager, Environmental Control Programs
(650) 329-2421
Application Number:
Company Name
Project Address: 1400 Page Mill Road
Palo Alto, CA
We have reviewed the site floor plans for this project. Please note the following issues must be
addressed in building plans prior to final approval by this department:
PAMC 16.09.170, 16.09.040 Discharge of Groundwater
The project is located in an area of suspected or known groundwater contamination with Volatile Organic Compounds (VOCs).
If groundwater is encountered then the plans must include the following procedure for constuction dewatering:
Prior to discharge of any water from construction dewatering, the water shall be tested for volatile organic compounds (VOCs)
using EPA Method 601/602 or Method 624. The analytical results of the VOC testing shall be transmitted to the Regional
Water Quality Control Plant (RWQCP) 650-329-2598. Contaminated ground water that exceeds state or federal requirements
for discharge to navigable waters may not be discharged to the storm drain system or creeks. If the concentrations of pollutants
exceed the applicable limits for discharge to the storm drain system then an Exceptional Discharge Permit must be obtained
from the RWQCP prior to discharge to the sanitary sewer system. If the VOC concentrations exceed the toxic organics
discharge limits contained in the Palo Alto Municipal Code (16.09.040(m)) a treatment system for removal ofVOCs will also
be required prior to discharge to the sanitary sewer. Additionally, any water discharged to the sanitary sewer system or storm
drain system must be free of sediment.
PAMC 16.09.180(b)(9) Covered Parking
Drain plumbing for parking garage floor drains must be connected to an oil/water separator with a minimum capacity of 100
gallons, and to the sanitary sewer system
PAMC 16.09.180(b)(10) Dumpsters for New and Remodeled Facilities
New buildings and residential developments providing centralized solid waste collection, except for singlefamily and duplex
residences, shall provide a covered area for a dumpster. The area shall be adequately sized for an 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) Architectural Copper
On and after January 1,2003, copper metal roofmg, copper metal gutters, copper metal down spouts, andcopper granule
containing asphalt shingles shall not be 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 froo this
prohibition. Replacement roofmg, gutters and downspouts on historic structures are exempt, provided that the roofing materia
used shall be prepatinated at the factory. For the purposes of this exemption, the defmition of "historic II shall be limitd to
structures designated as Category 1 or Category 2 buildings in the current edition of the Palo Alto Historical and Architectrral
Resources Report and Inventory.
Page 1 of6
Depending on what will occupy the building and details not yet shown on the plans, the following additional
requirements may apply:
PAMC 16.09.080 Industrial Waste Discharge Permit
Industrial dischargers must submit an application for an industrial waste discharge permit no later than sixty days in advane of
commencing discharge.
P AMC 16.09.175(k) (2) Loading Docks
(i) Loading dock drains to the storm drain system may be allowed if equipped with a failsafe valve or equivalent
device that is kept closed during the non-rainy season and during periods of loading dock operation.
(ii) Where chemicals, hazardous materials, grease, oil, or waste products are handled or used within the loading
dock area, a drain to the storm drain system shall not be allowed. A drain to the sanitary sewer system may be allowed if
equipped with a fail-safe valve or equivalent device that is kept closed during the non-rainy season and during periods of
loading dock operation. The area in which the drain is located shall be covered or protected from rainwater runon by berms
and/or grading. Appropriate wastewater treatment approved by the Superintendentshall be provided for all rainwater contacting
the loading dock site.
PAMC 16.09.180(b)(5) Condensate from HVAC
Condensate lines shall not be connected or allowed to drain to the storm dran system.
16.09.215 Silver Processing
Facilities conducting silver processing (photographic or X-ray films) shall either submit a treatment application or waste hauler
certification for all spent silver bearing solutions. 65Q..329-2421.
PAMC 16.09.205 Cooling Towers
No person shall discharge or add to the sanitary sewer system or storm drain system, or add to a cooling system, pool, spa,
fountain, boiler or heat exchanger, any substance that contains any of the following:
(1) Copper in excess of2.0 mg/liter;
(2) Any tri-butyl tin compound in excess of 0.10 mg/liter;
(3) Chromium in excess of2.0mg/liter.
(4) Zinc in excess of 2.0 mglliter; or
(5) Molybdenum in excess of2.0mg/liter.
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 volume of blow down water from the new cooling tower. Cooling systems
discharging greater than 2,000 gallons per day are required to meet a copper discharge limit of 0.25 milligams per liter.
PAMC 16.09.175G) Traps Below Laboratory Sinks
Sewer traps below laboratory sinks shall be made of glass or other approved transparent materials to allow inspection and to
determine frequency of cleaning. Alternatively, a removable plug forc1eaning the trap may be provided, in which case a
cleaning frequency shall be established by the Superintendent. In establishing the cleaning frequency, the Superintendent shli
consider the recommendations of the facility. The Superintendent will grantan exception to this requirement for areas where
mercury will not be used; provided, that in the event such an exception is granted and mercury is subsequently used in the aea,
the sink trap shall be retrofitted to meet this requirement prior to use of tie mercury.
PAMC 16.09.220(c)(1) Dental Facilities That Remove or Place Amalgam Fillings
An ISO 11143 certified amalgam separator device shall be installed for each dental vacuum suction system. The installed
device must be ISO 11143 certified as capable of removing a minimum of 95 percent of amalgam. The amalgam separator
system shall be certified at flow rates comparable to the flow rate of the actual vacuum suction system operation. Neither the
separator device nor the related plumbing shall include an automatic flow bypass. For facilities that require an amalgam
Page 3 of6
separator that exceeds the practical capacity of ISO 11143 test methodology, a non·certified separator will be accepted,
provided that smaller units from the same manufacturer and of the same tedmology are ISO-certified.
16.09.215 Silver Processing
Facilities conducting silver processing (photographic or X-ray films) shall either submit a treatment application or waste hauler certification for all spent
silver bearing solutions. 6SQ329-2S98.
PAMC 16.09.175(a) Floor Drains
Interior (indoor) floor drains to the sanitary sewer system may not be placed in areas where hazardous materials, hazardous
. wastes, industrial wastes, industrial process water, lubricating fluids, vehicle fluids or vehicle equipment cleaning wastewater
are used or stored, unless secondary containment is provided for all such materials and equipment
PAMC 16.09.1750) Laboratory Sinks
Laboratory countertopsand laboratory sinks shall be separated by a berm which prevents hazardous materials spilled on the
countertop from draining to the sink.
PAMC 16.09.180(b)(1) and 16.09.105 Segregated Plumbing and Sampling Locations
The owner of every new commercial and industial building or portion thereof shall cause the building to be constructed so that
industrial waste is segregated, by means of separate plumbing, from domestic waste prior to converging with other waste
streams in the sanitary sewer system. For the purposes of this section only, the term "new" shall also include change to a use
that requires plumbing for industrial waste
Establishments from which industrial wastes are discharged to the sanitary sewer system shall provide and maintain one or more
sampling locations or metering devices or volume and flow measuring methodologies or other sampling and measuring points
approved by the Superintendent which will allow the separate measuring and sampling of industrial and domestic wastes.
Unless otherwise approved by the Superintendent, domestic and industrial waste shall be kept completely separated upstream of
such sampling locations and/or measuring points. Establishments that are billed for sewer service on the basis of sewage
effluent constituents shall provi<k! a suitable means for sampling and/or measurement of flow to determine billing constituents
in accordance with the utilities rules and requirements. Sampling locations shall be so located that they are safe and acces3ble
to the Superintendent at any reasonable time during which discharge is occurring.
16.09.180(12) Mercury Switches
Mercury switches shall not be installed in sewer or storm drain sumps
PAMC 16.09.205(a) Cooling Systems, Pools, Spas, Fountains, Boilers and Heat Exchangers
It shall be unlawful to discharge water from cooling systems, pools, spas, fountains boilers and heat exchangers to the storm
drain system.
U ndesignated Retail Space:
PAMC 16.09
Newly constructed or improved buildings with all or a portion of the space with undesignated tenants or future use will needo
meet all requirements that would have been applicable during design and ronstruction. If such undesignated retail space
becomes a food service facility the following requirements must be met:
Designated Food Service Establishment (FSE) Project (including Cafeteria space):
A. Grease Control Device (GCD) Requirements, P AMC Section 16.09.075 & cited Bldg/Plumbing Codes
1. The plans shall specify the manufacturer details and installation details of all proposed GCDs. (CBC 1009.2)
2. GCD( s) shall be sized in accordance with the 2007 California Plumbing Code.
3. GCD(s) shall be installed with a minimum capacity of 500 gallons.
4. GCD sizing calculations shall be included on the plans. See a sizing calculation example below.
5. The size of all GCDs installed shall be equal to or larger than what is specified on the plans.
6. GCDs larger than 50 gallons (100 pounds) shall not be installed in food preparation and storage areas. Santa Clara
County Department of Environmental Health prefers GCDs to be installed outside. GCDs shall be installed such that
Page 4 of6
all access points or manholes are readily accessible for inspection, cleaning and removal of all contents. GCDs located
outdoors shall be installed in such a manner so as to exclude the entrance of surface and stormwater. (Cpe 1009.5)
7. All large, in-ground interceptors shall have a minimum of three manholes to allow visibility of each inlet piping, baffle
(divider) wall, baffle piping and outlet piping. The plans shall clearly indicate the number of proposed manholes on
the GCD. The Environmental Compliance Division of Public Works Department may autlorize variances which allow
GCDs with less than three manholes due to manufacture available options or adequate visibility.
8. Sample boxes shall be installed downstream of all GCDs.
9. All GCDs shall be fitted with reliefvent(s). (CPC 1002.2 & 1004)
10. GCD(s) installed in vehicle traffic areas shall be rated and indicated on plans.
B. Drainage Fixture Requirements, PAMC Section 16.09075 & cited BldglPlumbing Codes
11. To ensure all FSE drainage fixtures are connected to the correct drain lines, each drainage fixture shall be clearly
labeled on the plans. A list of all fixtures and their discharge connection, i.e. sanitary sewer or grease waste line, shall
be included on the plans.
12. A list indicating all connections to each proposed GCD shall be included on the plans. This can be incorporated into
the sizing calculation.
13. All grease generating drainage fixtures shall connect to a GCD. These include but are not limited to:
a. Pre-rinse (scullery) sinks
b. Three compartment sinks (pot sinks)
c. Drainage fixtures in dishwashing room except for dishwashers shall connect to a GCD
d. Examples: trough drains (small drains prior to entering a dishwasher), small drains on busing counters
adjacent to pre-rinse sinks or silverware soaking sinks
e. Floor drains in dishwashing area and kitmens
f. Prep sinks
g. Mop Ganitor) sinks
h. Outside areas designated for equipment washing shall be covered and any drains contained therein shall
connect to a GCD.
i. Drains in trash/recycling enclosures
j. Wok stoves, rotisserie ovenslbroilers or other grease generating cooking equipment with drip lines
k. Kettles and tiltlbraising pans and associated floor drains/sinks
14. The connection of any high temperature discharge lines and non-grease generating drainage fixtures to a GCD is
prohibited. The following shall not be connected to a GCD:
a. Dishwashers
b. Steamers
c. Pasta cookers
d. Hot lines from buffet counters and kitchens
e. Hand sinks
f. Ice machine drip lines
g. Soda machine drip lines
h. Drainage lines in bar areas
15. No garbage disposers (grinders) shall be installed in a FSE. (PAMC 16.09.075(d)).
16. Plumbirig lines shall not be installed above any cooking, food preparation and storage areas.
17. Each drainage fixture discharging into a GCD shall be individually trapped and vented. (CPC 1014.5)
C. Covered Dumpsters, Recycling and Talow Bin Areas PAMC, 16.09.075(q)(2)
18. Newly constructed and remodeled FSEs shall include a covered area for all dumpsters, bins, carts or container used for
the collection of trash, recycling, food scraps and waste cooking fats, oils and grease (FOG) or talbw.
19. The area shall be designed and shown on plans to prevent water ruIl-on to the area and runoff from the area.
20. Drains that are installed within the enclosure for recycle and waste bins, dumpsters and tallow bins serving FSEs are
optional. Any such drain installed shall be connected to a GCD.
21. If tallow is to be stored outside then an adequately sized, segregated space for a tallow bili shall be included in the
covered area.
22. These requirements shall apply to remodeled or converted facilities to the extent that the portion of the facility being
remodeled is related to the subject of the requirement.
Page 5 of6
D. Large Item Cleaning Sink, PAMC 16.09.075(m)(2)(B)
23. FSEs shall have a sink or other area drain which is connected to a GCD and large .enough for cleaning the largest
kitchen equipment such as floor mats, containers, carts, etc. Recommendation: Generally, sinks or cleaning areas
larger than a typical mop/janitor sink are more useful.
E. GCD sizing criteria and an example of a GCD sizing calculation (2007 CPC)
Note:
Sizing Criteria:
Drain Fixtures
Pre-nnse SInk
3 compartment sink
2 compartment sink
Prep sink
Mop/Janitorial sink
Floor drain
Floor sink
ExampleGCD
Sizing Calculation:
DFUs 4
3
3
3
3
2
2
Quantity
1
1
2
1
1
1
1
4
GCD Sizing:
TotalDFUs 8
21
35
90
172
216
GCD Volume (gallons) 500
750
1,000
1,250
1,500
2,000
Drainage Fixture & Item Number DFUs Total
PreMrinse sink, Item 1 4 4
3 compartment sink, Item 2 3 3
Prep sinks, Item 3 & Floor sink, Item 4 3 6
Mop sink, Item 5 3 3
~or trough, Item 6 & tilt skinet, Item 7 2 2
or trough, Item 6 & steam kettle, Item 8 2 2
Floor sink, Item 4 & wok stove, Item 9 2 2
Floor drains 2 8
1,000 gallon GCD minimum sized Total: 30
• All resubmitted plans to Building Department which include FSE projects shall be resubmitted to Water Quality.
• It is frequently to the FSE's advantage to install the next size larger GCD to allow for more efficient grease discharge
prevention and may allow for longer times between cleaning. There are many manufacturers of GCDs which are available
in different shapes, sizes and materials (plastic, reinforced fiberglass, reinforced concrete and metal)
• The requirements will assist FSEs with FOG discharge prevention to the sanitary sewer and storm drain pollution
prevention. The FSE at all times shall comply with the Sewer Use Ordinance of the Palo Alto Municipal Code. The
ordinances include requirements for GCDs, GCD maintenance, drainage fixtures, record keeping and construction proja:;ts.
Page 6 of6
@
~~
Agenda Date:
To:
From:
March 7,2013
Architectural Review Board
Margaret Netto
5
Architectural Review Board
Staff Report
Department: Planning and
Community Environment
Subject: 151 University Avenue [12PLN-00402]: Request by Ken Hayes on behalf of
Vittoria Management for Architectural Review of a building facade renovation at
151 University Avenue. Environmental Assessment: Exempt from the provisions
of the California Environmental Quality Act (CEQA) per CEQA Guidelines
Section 15301.
RECOMMENDATION
Staff recommends the Architectural Review Board (ARB) recommend approval of the proposed
project based upon the Architectural Review and context-based findings contained in Attachment
A and B and subject to the conditions of approval contained in Attachment C.
SITE INFORMATION
The project is located on the northeast comer of University Avenue and High Street (see
Attachment D). The site is approximately 17,870 square feet. The site is zoned Downtown
Commercial District with Ground Floor and Pedestrian Shopping District Combining Districts
(CD-C (GF)(P». The site is currently occupied by a five-story building, a rotunda, and a plaza.
The existing use is office and a restaurant with no on-site parking. spaces. The City-owned
EnlersonlHigh Street Parking Lot borders the site to the northwest. To the east of the site is a two
story commercial building, across High Street to the southwest is a three-story commercial
building and across U niversity Avenue to the south is a three-story commercial building.
BACKGROUND
The ground floor space fronting University, outdoor dining plaza and rotunda were remodeled in
2012 for La Boulange Restaurant; the ARB reviewed that application in May 2012. The plans for
this project do not reflect the 2012 project, which included corten steel for the entry canopy, the
door and window framing, the posts and rails of the railing, and the trim on the rotunda.
PROJECT DESCRIPTION
The fa<;ade renovation to the existing five-story building would include new clear glass windows,
a new steel and glass awning, the removal of the existing curtain wall and column furring, which
would be replaced with new aluminum composite metal panels, column covers and soffit. The
composite panels are proposed to wrap the exterior columns, cornice and interstitial area between
12PLN-00402 Page 1 of3
the first and second floor. A new window system would replace the existing system above the first
floor. The applicant proposes to replace the existing entry canopy at the south comer with a new
canopy that wraps the building and extends down the High Street elevation. No favade
modifications are proposed for the rotunda, first floor window system, or internal areas within the
exterior shell. The north egress tower would be painted an off-white color, "China White". The
materials board will be displayed at the public hearing.
Project building materials include composite metal panels, clear dual-glazed anodized aluminum
windows, fritted glass, laminated glass, and stainless steel canopy frame. The comer architectural
treatment would include clear glass curtain wall extending above the existing roofline. Two low
wattage, 3" diameter LED light fixtures would light a future sign that is envisioned to be placed at
the top of the comer system (see Attachment F). No signage is proposed at this time.
DISCUSSION
Context-Based Design Considerations and Findings
The site is subject to both Architectural Review approval and Context-Based Considerations and
Findings pursuant to Palo Alto Municipal Code (P AMC) 18.18.11 O(b). To facilitate ARB
discussion, the Architectural Review findings are provided as Attachment A and the context based
considerations are provided as Attachment B.
Downtown Urban Design Guide
The purpose of the Downtown Urban Design Guidelines is to advise the applicant, staff and the
ARB on downtown development design. The document was not intended to be a regulatory
document. The subject site is located in an area defined as the University Avenue District, which
is identified as the center of the downtown area. The University Avenue District, one of seven
distinctive districts, is known for heightened activity and liveliness on the street. It is also known
as an important vehicular and pedestrian corridor. The Guidelines recommend reinforcing the
retail core by maintaining the strong connection of ground floor uses between Alma and Cowper
Streets. It also recommends encouraging the development and enhancement of the qualities of
University Avenue which make it an exciting outdoor and pedestrian environment. Those
qualities include the vibrant and eclectic architecture, outdoor food service and entertainment.
The project proposal is to update and revitalize an existing commercial/office building with
distinctive modem finishes. The glass canopy is proposed to wrap the building and extend down
High Street. The wrapping canopy provides a more pedestrian feel to the comer, adding greater
interest to the pedestrian level. The restaurant and outdoor eating area will remain. The favade
renovation to the site will enhance the prominent comer and pedestrian experience. The design
generally conforms to the Guidelines.
Pedestrian Combining District
The pedestrian Co:rnbining District is intended to foster the continuity of retail stores and display
windows and to avoid a monotonous pedestrian environment in order to establish and maintain a
healthy retail district. Palo Alto Municipal Code (P AMC) Chapter 18.30 charges the ARB to
ensure compliance with regulations. Proposals must include design features intended to create
pedestrian or shopper interest, to provide weather protection for pedestrians and to preclude blank
12PLN·00402 Page 2 of3
walls or building faces. The applicant proposes a new window system to replace the existing
system above the first floor. The project includes the wrapping canopy system around the
building. As noted there is no work included to the existing rotunda, first floor window system or
outdoor seating area. The proposed renovation will enhance the pedestrian experience.
ENVIRONMENTAL REVIEW
Pursuant to the requirements of California Environmental Quality Act (CEQA), the project is
categorically exempt from CEQA, per Section 15301, Existing Structures.
ATTACHMENTS
Attachment A:
Attachment B:
Attachment C:
Attachment D:
Attachment
Attachment F:
Attachment G:
. Draft ARB findings
Draft Context Based Criteria and Findings
Conditions of Approval
Location Map
Project Description Letter
Lighting Detail
Project Plans (Board Members Only)
COURTESY COPIES
Ken Hayes, khayes@thehayesgroup.com
Prepared By: Margaret Netto, Contract Planner
Reviewed by: Amy French, AICP, Chief Planning Official
12PLN-00402 Page 3 of3
ATTACHMENT A
FINDINGS FOR ARCHITECTURAL REVIEW APPROVAL
151 University Avenue
12PLN-00402
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 is consistent and compatible with elements of the Palo Alto
Comprehensive Plan. This finding can be made in the affirmative in that the
project, as conditioned, incorporates quality design that recognizes the regional
importance of the area as described in the Comprehensive Plan and reinforces its
pedestrian character.
2) The design is compatible with the immediate environment of the site. The project,
as conditioned, is designed to be compatible with the downtown area, address the
comer, and to be compatible with the adjacent retail spaces. The proposal will
encourage pedestrian and retail vitality.
3) The design is appropriate to the function of the project. The design
accommodates the existing uses (restaurant and office). The proposed building
would have an entry canopy around the building enhancing the pedestrian
environment.
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 is
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. This finding is not applicable in that this
project is not situated in a transition between different land uses.
6) The design is compatible with approved improvements both on and off the site.
The building and its pedestrian orientation are compatible with the existing
context of the retail/commercial downtown environment.
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. The existing building setback is generally
consistent with the other buildings on University A venue and there would be no
change to the setback.
8) The amount and arrangement of open space are appropriate to the design and the
151 University Avenue (l2PLN-00402) Page 1 of3
function of the structures. This finding is not applicable to the project in that
there would be no changes to the existing footprint and there would be no new
open spaces.
9) Sufficient ancillary jUnctions are provided to support the main jUnctions of the
project and the same are compatible with the project's design concept. This
finding is not applicable to the project in that no changes are expected to the
existing ancillary functions of the building.
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 project has been designed to encourage pedestrian activity and retail
vitality.
11) Natural features are appropriately preserved and integrated with the project.
This finding can be made in the affirmative in that the existing city trees adjacent
to the proposed building will be preserved.
12) The materials, textures, colors and details of construction and plant material are
appropriate expressions of the design and function. The proposed colors and
materials would add interest and are generally compatible with the commercial
and retail environment.
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. There is no new landscaping proposed.
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.
There is no new landscaping proposed.
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 replaces existing
single pane window system with more efficient dual-glazed window system.
16) The design is consistent and compatible with the purpose of architectural review,
as set forth in section18. 76.020 (a). The project is design, as conditioned, would
promote an environment that is of high design quality and variety.
In conclusion, the proposed project at 151 University Avenue [12PLN-00402] IS
consistent for all of the reasons and findings specified above.
151 University Avenue (l2PLN-00402) Page 2 of3
ATTACHMENT B
CONTEXT -BASED DESIGN CONSIDERA TIONSIFINDINGS
151 University Avenue
12PLN-00402
Pursuant to PAMC 18.l3.060(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. The proposed building renovations would increase a pedestrian
canopy, maintain existing setbacks, and maintain the outdoor dining area, creating
an inviting and active pedestrian 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. The overall
design intent is to update and modernize the building's exterior materials. The
proposed project would upgrade and improve the building's appearance,
maintaining the existing restaurant on the ground level that would continue to
contribute to an active pedestrian oriented area.
3) Massing and Setbacks. Buildings shall be designed to minimize massing and
conform to proper setbacks. The building fa9ade is generally consistent with
nearby building facades and setbacks. The proposal would not alter the existing
locations, setbacks, or size 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. The building is not directly adjacent
to residential development and would not impact the privacy or scale of
residential properties.
5) Project Open Space: Private and public open space shall be provided so that it is
usable for the residents and visitors of the site. The project would not reduce
pedestrian access to and from the site and would maintain the existing sidewalk
width.
6) Parking Design: Parking shall be accommodated but shall not be allowed to
overwhelm the character of the project or detract from the pedestrian
environment. The project is not required to provide any additional parking as no
new floor area would be added to the existing building.
151 University Avenue (PLN-000402) Page 1 of2
In conclusion, the proposed project at 151 University Avenue [12PLN-00402] is
consistent with the Context-Based Design Criteria for all of the reasons and findings
specified above.
151 University Avenue (PLN-000402) Page 2 of2
ATTACHMENT C
CONDITIONS OF APPROVAL
151 University Avenue
12PLN-000402
Planning and Environmental Division
1. The plans submitted for Building Permit shall be in substantial compliance with plans date
stamped December 18, 2012 except as modified to incorporate these conditions of approval.
2. These ARB conditions of approval shall be printed on the plans subnlitted for building
permits.
3. The existing city street trees shall be maintained and protected during construction per City
of Palo Alto requirements.
4. Upon subnlittal of the application for a building permit, the project is required to comply
with the City's Green Building Program (PAMC 16.14). The project required to complete a
green building application, and implement the programs requirements in building plans and
throughout construction. More information and the application can be found at
http://www.cityofpaloalto.orgldepts/plnlsustainablity green building building/applicationld
efault.asp.
Building Division
5. A structural engineer needs to be consulted in case the building is getting heavier with the
new facade.
Public Works Engineering
6. SIDEWALK CURB AND GUTTER: As part of this project, the applicant must replace
those portions of the existing sidewalks, curbs, gutters, or driveway approaches in the public
right-of-way along the entire frontage (s) of the property that is broken, badly cracked, or
non-standard, and must renlove any unpermitted pavement in the planter strip. Contact Public
Works' inspector at 650-496-6929 to arrange a site visit so the inspector can determine the
extent of replacement work. The site plan submitted with the building permit must show the
extent of the replacement work or include a note that Public Works' inspector has determined
no work is required. The plan must note that any work in the right-of-way must be done per
Public Works' standard by a licensed contractor who must first obtain a Street Work Permit
from Public Works at the Development Center.
7. 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 thearborist 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
151 University Avenue (12PLN-0402) Page 1 of 11
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.
8. 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.
9. 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 permit application.
10. 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."
11. STREET TREES: Show all the exisitng street trees in the public right-of-way. Any removal,
or relocation or planting of trees; or excavation, trenching or pavement within 10-feet of
street trees must be approved by Public Works' Arborists (650 496 5953). This approval
shall appear on the plans. Show construction protection of the trees per city requirements.
12. ENCROACHMENTS: For any facade improvements that may impact the public right-of
way (sign installation activities or placement of crane in the right-of-way), and
Encroachment Permit must first be obtained from Public Works at the Development Center.
Add a note to the site plan that says, "The contractor using the city sidewalk to work on an
adjacent private building, including installation of the sign 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."
151 University Avenue (12PLN-0402) Page 2 of 11
The City of
Palo Alto
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ATIACHMENTD
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;' ATIACHMENT E
11 AYE S I G R 0 U P
ARCHITBCTURB' October 3,2012
& INTERIORS
City of Palo Alto
Department of Planning & Community Environment
250 Hamilton Avenue, 5th floor
Palo Alto, CA 94303
Re: 151 University Avenue ARB Project Descrlption
To Planning Staff and ARB Members:
Attached is Hayes Group's submittal package for 151 University Avenue for
ARB minor review. The project applicant is Hayes Group Architects on behalf of
the owner, Vittoria Management. This package includes 12 sets of hart size
drawings and 2 full size drawings including the site plan, contextual photos,
floor plans, elevations, sections, and perspectives. The project j's explained in
detail below.
1. EXISTING CONDITIONS
The site is located at the north corner of University Av.e. and High Street. The
Emerson I High Parking Lot 0 borders the site to the northwest. This site
contains one main 'five story building, a rotunda, and a plaza. The existing
building and rotunda are approximately 17,870 SF. At the northwest ,end of the
site there is a trash/recycling area approximately 185 SF.
The site is surrounded by commercial buildings. A two-story commercial
building is located to the northwest of the site. A three-story commercial
building neighbors the site across High St. to the southwest. The existing site
has no current parking. The street parking on University Ave. and High 8t. is
comprised of six short term, loading, and two-hour staUs. There is city bike
parking along the University Avenue city sidewalk near the corner and near the
east corner of the, site.
HAYBS GROUP 2657 SPRINO STRBBT. ReDwooD CITY. CALIFORNIA 94063. PHONE: 650 .. 365-0600. FAX: 650~365 .. 0670.
.'
2. PROPOSED PROJECT
We propaseto demolish the fayade and furring around existing exterior
columns. Composite panels will wrap the exterior columns, cornice, and
interstitial area between the 'first and second floor. A new window system and
protruding corner window system will replace the exiting .system above the first
floor. We propose to replace the entry canopy at the south corner of the
building with a new canopy that wraps the building and extends down High St.
We find the design adds emphasis to the corner entry. The change to
rectilinear geometry helps the corner read as an intersection of elements.
There is no work to the existing rotunda, 'first floor window system, or internal
areas within the exterior shelf. We propose to paint the north egress tower.
Materials include cbmposite metal panels, clear dual-glazed anodized
aluminum windows, fritted glass, laminated glass, stainless steel canopy frame,
and two low wattage 3" diam. LED light fixtures at the top of the corner system
to illuminate signage.
3. GREEN BUILDING
We propose the reptacement of existing single pane window system with more
efficient dual ... glazed window system.
We look forward to a staff review and scheduling of an ARB hearing so that we
can proceed with the development of this project.
Please call me at (650)36S .. 0600x15 if you have any questions.
Sincerely,
~-c-
Ken Hayes, AlA
Principal
cc: Sal Giovannotto, Vittoria Management
HAYES GROUP 2657 SPItlNO STRBBT. REDWOOD CITY. CALIFORNIA 94063. PHONE: 650~365 .. 0600. FAX: 650 .. 365 .. 0670.
••••••• ..
AITACHMENT F
. ORGATCCH t lGHTI~G
ARCHITURA-S Exterior or. interior LED
SPECIFICATIONS: Extruded heat dlssipaUng aluminum body. Polycarbonate Lens. Designed to provide uniform lighting or for accentup
atlng surfaces. Excellent thermal management and component separation provides long service life and low maintenance. High output Cree
Luxeon, Osram, LEOs ensure optimum performance. Narrow beams must be close-In to the surface being illuminated (approx 4") for graz-•
Ing. Medium can be up to 12" off the surface for broader grazing; Broad are suitable for signllghtJng or general illumination. Fixture lengths
conform to our standard PCB light engine lengths. designed to optimize LED outputs at 5W and 9W per foot. Please refer to exact overall
lengths If mounting In restricted spaces as fixtures win be slightly longer or shorter than the nominal length.
MOUNTING: Heavy Duty Swivel (SW); Adjustable Sliding Bracket (SB) or End Hub Brackets (HB). Power cord connection exits the back of
the fixture, or can eXit at fixture ends if requested. Swivels and Sliding Brackets (SB) can be repositioned at any point along the fIXture and
rotate 180 degrees, Tool-less Interconnection for wire through connections available. Stainless st~el hardware. Specify Up or Down aiming
when ordering.
LEOs: White 300Ok. SOOOk; Static colors Blue, Red, Green. Amber. 12 or 24V.DC Integral Power supply.
lensing, Narrow 10x45°; Medium (45° standard); or Broad, Rated life; 50,000 Hrs. (White conforming to lM79-80; at 25°C)
RGB systems available from our sister company Organic Ughting Systems.
ELECTRICAL:
Integral 120-240Vor 277V.lnputto 24V10C power supply -Dfmmlng options available for white lEDs with remote Power SUPply, ETl, CE
FINISH OPTIONS:
Silver Anodized or Polyester powder coat applied over a 5 stage pretreatment. Standard colors -Sliver, . Custom colors a optional at added
cost. Glare Shields.
ORDER GUIDE I ORG I 14 I
R=stalic Red
RGB G=statlc GreSh
L 10· 10W/Ft B= Sialic Blue
RGB -available
trom our sister
company
L-__ -' Organic UghlWlg
systems
Sliding Adjustable Bracket (SB)
Heavy Duty Swivel (SW)
N -Narrow
M-Medium
B -Broad
8·95"
DO -Data Line
INIOUTfor
Connected rows
UP -Unit powered
SP • Starter power
SN • starter Non power
IP -Inlermedlata powered
IN -Interm. Non powered
EP -End powered
En -End non powered
'~FiI , ... W
1-120v
7 -277v
Hub Bracket (HB)
Add 1/2" to each fixture length
when using HUB Brackets
ACCESSORIES:
00
Glare Shields
Weight and measurements
Length Swivel Ctrs Weight Adjustable
2! II 18' CIr. 71b
3'=36' 24' 121b
4' .. 50.6" 32' 151b
6'=75" 32' 281b
7'=83" 54" 34tb
8'''95" 54" 371b
Specifications IIrB correct at the lime of publshlng. but may be modned or Improved In accordance with CUlTent eleclrical, safely or technical changes wIhout noliIlcaUon.
4/10 Orgatech Lighting 511 N. Virginia Ave; Azusa, Ca. 91702. 626.969.6820 / fax 626.969.6830
www.orgatechomegalux.com
r
i
OJ
4/10
• .... _ ..... ' 'if.
'C:H\ GAT E C ~'I .• l{;HTDN'C ':, .... :~ ...... : : ':. : '. \" . ..... :: ...
CONNECTING & INSTALLING ARCHITURA-S LED
Tool..Jess. wlre-thru push fit hub connections allow Individual fixture rotation during Installation. solving the problem of aiming connected rows .
•
i:.' _ ';, .. iE~~~~E~I:::e~E~~:~.
nected runs If the power entry location Is not
,', . specified It wlll be provided on the starter f1x~
, \ ture and other connecting fixtures will have
SPECIFYING INTERCONNECTING FIXTURES
Liquid tight
~ connec:tor~, ..
IllJnlt powt'r l"rJ II
Unit powered 1:1 ~ II S10der IFn
d I )n1f'rMedro~t" I~ Starter
§}] d I [nd~ !OI
II
Ender
CONNECTING ROWS OF FIXTURES:
18" weatherproof cord exits 6" from the the back left end of fixtures with the lens In the up
posItion. When fixtures are Inverted for down aiming the cord will be on the right.
AU fixtures are provided with oapped liquId tight connectors allowing field modification.
~··=r p, · 0 ijAlfTCIl -LI:HS UP /" /" /" I ~ I tHIO -LENS l.P /" /" /" !]
Starter and power In on the left when up aiming.
ull __ t_h)_[~_-_L_~_h1_D_mffl ____________ ~I~ul _____________ ~_M_'[_'_._l_tm __ D_~~
Starter and pawel' In on the right when down aiming.
Optional locking bracket Secures fixtures at connecting points. 2.75" long
slides In to the channel and secures with two screws at the base.
capped connectors. When fixtures are Inverte
ed for down aiming the cord wi. be on the
right.
All brackets can be Installed at rough-in allow
Ing the fixture to be attached and connected
to power later
Swivels: Refer to swivel centers In chart on
page 1 for factory set positions. SWivel posi
tions are field adjustable along the back of
the fixtures.
Adjustable Sliding brackets: Standard ,4"
wide brackets will support a fixture upto 5Ft
long and connected fixtures upto 8Ft. If 2"
wide brackets are specified then two per fix
ture are required. Bracket poslt/ons are field
adjustable.
SUDING ADJUSTABLE BRACKET INSTALLAD
TION AND ROTATION
Bracket can be Installed up or down for visual
preference or easy access. Best for above
slghtllne -Oiag.1 and below slghtllne -0Iag.2.
WAlL BRACKET· ANGLED UP
(j:JC]:J ~r 130, Diag.J
1~4.25·~
Archltura can be Installed In recesses
as 'narrow as 4.25" wide x 3.35 deep,
Orgatech Lighting 511 N. Virginia Ave; Azusa, Ca. 91702. 626.969.6820 / fax 626.969.6830
www.orgatechomegalux.com
4/10
Installation Bracket Selection and Details
4" Adjustable Sliding Bracket
SURFACE OR RECESSED MOUNTING ~ e.~w "'I -
rll~-w~ WAll MOUNTING. ANGLED DOWN, Q!:J-.d:fj
r"'135t ~l54
lQ I~ia
-. ... M-
I ... 4' .... 1
130• ~30 •.
WALL MOUNTING. ANGLED UP
Mount bracl(st with 114ft screws or bolts (not supplied). Fixtures up to 5" long can be sup
ported by a single bracket at the center, adjustable +/M 12" each side of fixture center.
Heavy Duty Swivel .. 1/2" NPT Nipple Heavy Duty Swivel Arm Mounting
t
2.75"
I
Projeot Nama:
Type:
Produol: 1'~~~4~~~~
Color: 1~~~~.i4.~~~
Noles: I~~~~~~~~
2" Adjustable Sliding Bracket
2 brackets required per fIXture.
4" -36" (48" with
Ji~~ C).
Hub Mounting Arm Lightweight Mounting Arm wHh swivel.
Q]~ Without Glare shield
r4.50~1 ~2'=~i
~ 1.'2"
1.2
SpecllJcatloo8 are oorrect at the lime of pubilshlllg, but may be modified or Imprwed In accordance with currant electlfcal. safety or manUfaoturing methods wilhout Ilotillcelion.
Orgatech lighting 511 N. Virginia Ave; Azusa, Ca. 91702. 626.969.6820/ fax 626.969.6830
www.orgatechomegalux.com