HomeMy WebLinkAbout2013-04-18 Architectural Review Board Agenda Packet
City of Palo Alto Page 1
=================MEETINGS ARE CABLECAST LIVE ON GOVERNMENT ACCESS CHANNEL 26======================
Thursday April 18, 2013
REGULAR MEETING - 8:30 AM
City Council Chambers, Civic Center, 1st Floor
250 Hamilton Avenue
Palo Alto, CA 94301
ROLL CALL:
Board members: Staff Liaison:
Clare Malone Prichard (Chair) Russ Reich, Senior Planner
Lee Lippert (Vice Chair)
Alexander Lew Staff:
Randy Popp Diana Tamale, Administrative Associate
Naseem Alizadeh Amy French, Chief Planning Official
Clare Campbell, Planner
Margaret Netto, Contract Planner
Tim Wong, Senior Planner
Elena Lee, Senior Planner
PROCEDURES FOR PUBLIC HEARINGS
Please be advised the normal order of public hearings of agenda items is as follows:
Announce agenda item
Open public hearing
Staff recommendation
Applicant presentation – Ten (10) minutes limitation or at the discretion of the Board.
Public comment – Five (5) minutes limitation per speaker or limitation to three (3)
minutes depending on large number of speakers per item.
Architectural Review Board questions of the applicant/staff, and comments
Applicant closing comments - Three (3) minutes
Close public hearing
Motions/recommendations by the Board
Final vote
ORAL COMMUNICATIONS. Members of the public may speak to any item not on the
agenda with a limitation of three (3) minutes per speaker. Those who desire to speak must
complete a speaker request card available from the secretary of the Board. The Architectural
Review Board reserves the right to limit the oral communications period to 15 minutes.
APPROVAL OF MINUTES.
None.
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. 2170 W. Bayshore Rd. [13PLN-00132]: Request by Northwest Signs, on behalf of Ho
Holdings No. 1 LLC, for Architectural Review and Sign Exception for one new illuminated
wall sign and two illuminated projecting signs for Fresh Market at the Edgewood Plaza
Shopping Center. Zone District: PC 5150 (Planned Community). Environmental Assessment:
Exempt from the provisions of CEQA, 15301 (Existing Facilities).
NEW BUSINESS:
Major Review:
2. 1845 El Camino Real [12PLN-00124]: Request by The Hayes Group, on behalf of 1845 ERC
LLC, for Major Architectural Review of a new 5,473 square foot three story mixed use
commercial/residential condominium project. The project includes a Design Enhancement
Exception request to allow a 16 foot driveway where 20 foot driveway is required. Zone
Districts: CN and RM-15. Environmental Assessment: Exempt from the provisions of the
California Environmental Quality Act (CEQA) per CEQA Guidelines Section 15301.
3. 537 Hamilton Ave [13PLN-00087]: Request by Korth Sunseri Hagey Architects, on behalf of
Smith Equities III LLC, for Architectural Review of a new 14,567 square foot two-story
commercial office building with below grade garage. Environmental Assessment: Exempt from
the provisions of the California Environmental Quality Act (CEQA) per CEQA Guidelines
Section 15332. Zone District: Commercial Downtown with Pedestrian combining district (CD-
C(P)).
BOARD MEMBER BUSINESS AND ANNOUNCEMENTS.
REPORTS FROM OFFICIALS.
Subcommittee Members: Naseem Alizadeh and Randy Popp
SUBCOMMITTEE:
4. 567-595 Maybell Avenue [12PLN-00453] Clarifications to previously approved project by
Palo Alto Housing Corporation, for Architectural Review of a proposed development of 15
single family homes and a 60 unit affordable rental project for seniors as part of the Planned
Community zone change request. Clarifications include the details for widening the main entry
way, redesigning the single family roof shapes, reconsidering wall materials, a sun study and
other revisions. Zone: R-2 and RM-15. Environmental Assessment: A Negative Declaration has
been prepared for the project in accordance with the California Environmental Quality Act
(CEQA).
City of Palo Alto Page 3
STAFF ARCHITECTURAL REVIEW:
Project Description: A new four car 882 sq. ft. garage, a new exterior stair, and associated site
changes for a four unit residential building
Applicant: Cornelia Haber
Address: 645-651 Holt Avenue [12PLN-00149]
Approval Date: 3/28/13
Request for hearing deadline: 4/11/13
Project Description: New fencing & exterior lighting for an existing multi-family residential complex
Applicant: John Kolf
Address: 100-130 Ferne Avenue [13PLN-00020]
Approval Date: 4/5/13
Request for hearing deadline: 4/18/13
Project Description: The replacement of two signs faces on two existing freestanding signs
Applicant: Mr. Jonathan Booker
Address: 4261 El Camino Real [13PLN-00073]
Approval Date: 4/8/13
Request for hearing deadline: 4/22/13
Project Description: Installation of 24 sq. ft. indirectly lit wall sign
Applicant: Carrie Ferguson
Address: KPAO Airport, 1901 Embarcadero Road [13PLN-00093]
Approval Date: 4/8/13
Request for hearing deadline: 4/22/13
Project Description: Install one low illuminated low voltage LED box sign with logo
Applicant: Worldwide Signs
Address: 3918A Middlefield Road [13PLN-00118]
Approval Date: 4/9/13
Request for hearing deadline: 4/22/13
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.
Agenda Date:
To:
From:
Subject:
2 Architectural Review Board
Staff Report
April 18, 2013
Architectural Review Board
Margaret Netto, Contract Planner Department: Planning and
Community Environment
1845 EI Camino Real [12PLN-001241: Request by The Hayes Group, on behalf
of 1845 ECR LLC, for Major Architectural Review of a new 5,489 square foot
three story mixed use commercial/residential condominium project. The project
includes Design Enhancement Exception requests to allow: (1) a reduction in the
extent of front building wall aligned at the "build-to" line (from 50% (25' -10") to
20% (10 feet»; (2) less commercial floor area ratio (FAR) of 0.06: 1 (324 sq. ft.)
where a 0.15:1 (859 sq. ft.) mininlum ground floor commercial FAR is required,
(3) site coverage of 52.2% (2,994 sq. ft.) where 50% (2,004 sq. ft.) is required, and
a 16-foot entry driveway where 20-feet is required. Zone Districts: CN and RM-15.
Environmental Assessment: Exempt from the provisions of the California
Environmental Quality Act (CEQA) per CEQA Guidelines Section 15332.
RECOMMENDATION
Staff recommends the Architectural Review Board (ARB) recommend approval of the proposed
project based upon the Architectural Review and context-based findings contained in Attachment
A and B and subject to the conditions of approval contained in Attachment C and Design
Enhancement Findings in Attachment E.
BACKGROUND
Previous ARB Review
On October 18,2012, the Architectural Review Board conducted a preliminary review of the
project application.
The ARB was supportive of the project, and had the following suggestions to improve the design:
• Clad the stair tower with metal panel;
• Provide metal panels at north wall to resolve the "blank wall" issue;
• Incorporate a shed roof to reduce massing and move the lobby closer to the street.
The applicant has incorporated all of the suggestions into the proj ect design.
13PLN-00027 Page 1 of8
Site Information
The project site is a 50-foot wide parcel (APN 124-30-045), currently 4,727 square feet (sf) and
located between Park Avenue and Leland Avenue, with 51.76 feet of frontage on El Camino Real
(ECR) along the site's southerly property line. The CN-zoned project site is within the California
Avenue Area Pedestrian-Oriented Node that extends from Park Boulevard (one block from Park
Avenue) to Page Mill Road. The Land Use designation is Neighborhood Commercial, which
allows non-residential Floor Area Ratio (FAR) up to 0.4: 1, as well as residential floor area in a
mixed use project.
The project site will ultimately include additional site area (1,000 sf) following a lot line
adjustment. There is an adjacent land-locked parcel (APN 124-30-040, currently 3,000 sf) to the
rear (north). The project would include increasing the depth of the 1845 ECR parcel by 20 feet by
lot line adjustment. The resulting mixed-use project site area would then be 5,727 sf. The
landlocked parcel behind the project site includes a mature (40" diameter) Bay tree that would
become part of the project site following recordation of the lot line adjustment. The ECR parcel
has several existing trees including a mature Pine and several smaller trees. A street tree is located
in front of 1805 ECR near the project site's westerly boundary.
The ECR parcel is partially developed with a small (approx. 700 sf), one story, clay-tile roof
1930' s residential building that straddles the rear property line. This residence is also partially
located on the adjacent landlocked parcel, which also contains a parking garage (approx. 400 sf)
accessory to the residence and accessible from a driveway across 1820 Ash Street (APN 124-30-
039, located behind the landlocked parcel). All three parcels (the project site, the landlocked
parcel and 1820 Ash Street) are under common ownership. Following ,the lot line adjustment to
increase the depth of the ECR parcel, a separate lot line adjustment application would be
submitted for the remaining portion of the landlocked parcel, to combine it with the 1820 Ash
Street parcel in order to form a 4,000 s.f. RM-15 property. Both the landlocked site and 1820 Ash
Street (currently 2,000 s.f.) are non-conforming, substandard RM-15 parcels. Future development
of the merged residential parcel would proceed under a separate planning entitlement and building
permit. There are wood fences along the side property lines as indicated on plan sheet AO.3.
Abutting the westerly property line is a three-story mixed-use building (1805 ECR, also designed
by the Hayes Group), approved by Council in 2005 via the Site and Design Review process
following ARB's 2003 approval of the South ECR Guidelines (Guidelines). The building at 1805
ECR has ground floor retail (1800 + sf), office (3,100+ sf) and top floor residential (5300+ sf).
Design Enhancement Exceptions were approved by Council for setbacks, daylight plane, lot
coverage, and a Variance was approved for reduced open space (by 716 sf), as was a 9% reduction
in parking spaces given the mix of uses (and a stacked parking device was included).
The three "live-work" buildings (1865, 1885, 1895 ECR), designed by Carrasco and Associates
and approved by Council in 1998 prior to the Guidelines, are located on the property abutting the
subject property's easterly property line. These approvals included Variances for front setback
(10' where 25' was required by code at that time), zero interior yard setbacks, 24% .. 33% open
space where 35% was required, ~ width of 5' required perimeter landscaping, a 3-space parking
space reduction, and parking lot interior landscaping.
13PLN-00027 Page 2 of8
The buildings on these adjacent sites appear angled, not parallel to the EI Camino Real frontage at
the front, but they are parallel and perpendicular to the side and rear property lines.
Project Description
The applicant proposes to demolish the existing residential building and construct a new three
story, mixed-use building with commercial condominium office uses on the first and second floor,
and residential condominium use on the third floor. The existing residential structure would be
demolished, the pine tree would be removed, and the lot merger would be completed prior to
building permit issuance. The gross floor area is proposed to be 5,489 s.f. gross floor area on a
5,727 sf project site (after lot line adjustment). The total Floor Area Ratio (FAR) would be .96:1
(.47:1 residential at 2,714 sf, and .48:1 commercial at 2,775 sf). Shared stair and elevator areas
(604 s.f.) are included in the gross floor area, as is an employee amenity area (100 s.f.) within the
second floor office space.
Exterior materials would include cement plaster walls, metal panels and sun fins. Clear dual
glazed anodized aluminum windows would fill the openings and a frameless glass system would
. be used to enclose the ground floor lobby that would allow access to con1mercial office use on the
second floor and one two-bedroom residential condominium unit on the third floor. The area in
front of the lobby indicates scored and integrally color concrete paving, walk-able area in front of
the lobby.
Design Enhancement Exceptions (DEE) are requested for the project. One exception is for
vehicular access to the site, from El Camino Real, via a 16-foot wide, two-way driveway where a
20-foot minimum width is required. The applicant requests approval of a DEE for the narrower
driveway width. Another exception is requested to build less than 50 percent of the front building
wall along the "build-to" line. The front setback from the front property line to the main front wall
of the proposed structure would range between 12 feet (including the stair tower) and 25 feet,
which allows for the required 12-foot effective sidewalk across the entire frontage. The applicant
proposes a wall of 10 feet along the "build-to" line where 25' 10" of wall length would be
required. Placing 50% of the building at the build-to line would be difficult to manage on this site
with its narrow lot width, angle of the front property line, and need for driveway access. The new
commercial area would be less than the .15: 1 minimum ground floor commercial floor area ratio
(FAR), again given the narrow site width. A DEE is requested for providing less-than-required
amount of ground floor commercial floor area.
The project includes landscaped open space at grade (1,206 sf) at the rear of the site; 117 square
feet on the second floor, 709 square feet on the third floor, for a total of 2,032 sf of open space
(35.5% of the site area). The project plans indicate new perimeter "Good Neighbor" fencing
decorated cobbles at the side and rear of the building. A 6' 6" wide landscape buffer strip is shown
behind the uncovered parking area next to the rear property line.
The increased site depth following lot line adjustment would allow the required parking to be
contained on the same parcel, with access and frontage on El Camino Real. The proposal includes
ten on-site vehicle parking spaces; four covered spaces, including one ADA space, and five
uncovered spaces. One bicycle parking space (a rack) is proposed in front of the building. A
covered trash and recycling facility is proposed on the rear of the parcel.
13PLN-00027 Page 3 of8
The applicant states that the building would satisfy requirements for project type 1, LEED Silver
equivalency with the stricter CalGreen tier 2 mandatory compliance for the commercial portion,
and Green Point Rated compliance for the residential portion.
Sheet L 1-4 includes a Photometric Plan, recessed ceiling lighting is proposed on the ground floor
parking area, and light pole lighting is located in the rear of the project.
DISCUSSION
El Camino Real Development
Three guidelines are applicable to this site: (1) El Camino Real Design Guidelines (ECR
Guidelines), (2) South El Camino Real Guidelines, recommended by ARB in 2002 (South ECR
Guidelines), and (3) El Camino Real Master Schematic Design Plan, 2003 Draft (Design Plan).
South ECR Guidelines: The project is located within the California A venue Pedestrian-Oriented
Node as defined on page 13, as a "small infill site" -where the design for the site should "stitch
surrounding buildings together' to create a coherent streetscape" and have numerous pedestrian
amenities. The project is successful in . screening the parking lot behind the building and
minimizing the driveway curb-cut width to 16 feet (Guideline 3.2.1), where 25 feet would
otherwise be allowed. Unfortunately, there are no opportunities for shared driveways with the
adj acent ECR properties.
• Guideline 3.1.3 suggests that, for pedestrian nodes, 75% of the El Camino Real frontage
be comprised of building mass built up to the build-to/setback line. In contrast, the mixed
use development standards for the CN Zone prescribe 50% of the building to be at the
build-to line, with an allowance for a 25 foot wide driveway access. The proposal has a 16
foot wide access driveway, yet only 10' of the building'S front wall would be aligned at the
"build-to" line, which is only 20% of the site width, whereas the South El Camino Real
Design Guidelines call for 75% or 38' of the front wall to be so aligned. The proposed
effective sidewalk width would be wider than 12 feet for most of the building (about 40
feet of building width). The front staircase area meets the 12' effective sidewalk width but
is only about 10 feet wide. The effective sidewalk appears more than 25 feet wide in front
of the lobby and at least 20 feet in front of the garage opening. The angle of the frontage
. and need for a two-way driveway presents an awkward condition for design.
• Guideline 3.1. 7 states "increased setbacks are permitted only if the additional setback
provides a public amenity such as wider sidewalk, outdoor seating or outdoor dining"; also
notes that low walls should be used to define the streetscape along the edge of frontage in
these cases. The Landscape Plan (Sheet L 1-0) indicates I-foot wide paver band and
landscaping separating the driveway from the pedestrian plaza in front of the lobby, The
landscaping helps to mitigate the increased setback as well as assist pedestrian safety.
Since there is no function of the storefront other than access to an elevator and parking lot,
seating in the front plaza would not likely be well-used.
• Guideline 3.1.8 notes "new buildings should relate to and compliment surrounding
buildings and street frontages" and "projects should relate to adjacent buildings with
complimentary building orientations and compatible landscaping." The proposed
13PLN-00027 Page 4 of8
landscaping would be complementary with the adjacent buildings providing for shrubs and
trees. The adjacent building at 1805 ECR is primarily oriented parallel to ECR, with the
portion next to the subject site oriented at an angle perpendicular to the side property line.
The live-work buildings angle to the street such that they are perpendicular to the side
property lines rather than parallel to EI Camino Real; the proposed design would
compliment the adjacent buildings with the proposed angled presentation, however the
proposed building would .not meet Guideline 4.1.6, which states, "buildings facing EI
Camino Real should be oriented parallel to the ECR right of way to create a cohesive well
defined street."
• Guideline 4.3.6 states "All exposed sides of a building should be designed with the same
level of care and integrity" and "Buildings should be attractive and visually engaging from
all sides, unless in a zero lot-line condition." The west-facing wall proposes a metal panel
providing articulation facing 1805 ECR. The building at 1805 ECR is set back
approximately 10 feet from the subject property as far back as 43 feet from the front
property line so this wall will be visible. It appears the wall is proposed to inset six inches
from the side property line, landscaping and the planting of two trees are proposed to
nlitigate the mass. It is understood the walls at the western balcony ends would mitigate
traffic noise for balcony occupants and provide shading of late afternoon Sull, and the
residential bathroom and closet do not warrant the use of windows. The east-facing wall is
also blank but views from EI Camino Real would be interrupted by the live-work bUildings
and a mature street tree; the east-facing wall may be very visible from the live-work site.
No windows are proposed on this elevation.
• Guideline 4.5.4 and 4.5.5 state "rooflines and roof shapes should be consistent with the
design and structure of the building itself as well as with roof lines of adjacent buildings"
and "roof forms should reflect the fa9ade articulation and building massing, as opposed to
a single-mass roof over an articulated fa9ade." The Contextual Streetscape Sheet AO.2) of
the plans indicates that the proposed building would not be consistent with rooflines of
adjacent buildings; particularly, the stair/elevator tower at the front (at approx. 40 feet tall)
compared to the live-work roofline that is approximately 15 feet shorter. Though the roof
plan indicates sloped roqfs, the parapets will hide these slopes; with the exception of the
elevator tower (which would barely be visible above the rest of the roof), the roofline is
primarily a single-mass. To break up the roof line, a shed roof has been incorporated into
the design per ARB comments.
ECR Guidelines: The 1979 ECR guidelines are somewhat helpful with respect to street trees,
signage, architecture and building colors.
• Trees: ECR call for a street tree spacing every 25 feet (page 2, top) or 30 feet (page 2,
bottom); whereas the Design Plan calls for London Plane street trees in this segment of EI
Camino Real, planted every 22 to 33 feet on center in 4' x 6' tree wells, and prunes to
provide 14 feet of clearance below to allow for truck and bus traffic. The Landscape Plan
indicates one London Plan to be located on the southern portion of the site on EI Camino
Real.
• Signage: There are a few good statements, such as -"Signs on ECR are limited to ~ to 2/3
the nlaximum size permitted by the sign ordinance"; "Wall signs should appear as though
the building and the sign were designed together. The sign should not appear as if it were
13PLN·00027 Page 5 of8
attached as an afterthought"; "A place for a sign should be designed into the elevation (if a
sign is needed)"; and "Three signs, one on each elevation, are usually not approved!" No
signage is proposed at this time.
• Architecture: "In neighborhood commercial zones, the design should be pedestrian
oriented; signs and details should not be prin1arily auto-oriented." Also, "when possible
buildings should be set back fron1 the front property line, with landscaping or a people
oriented plaza in front." The project provides for landscaping and scored and integrally
colored concrete entry paving.
• Colors: "More than three colors on a structure will make it incompatible with the
surroundings. Using bright colors, such as reds, yellows, purples and greens as the
predominant color on a structure may make it incompatible with the surroundings. The
ARB usually feels these colors are used to attract attention." The applicant is proposing
neutral colors.
Mixed Use CN District Development Standards
The project concept is in general conformance with the zoning regulations.
1. Build-to Line: As noted, only 10' of the building's front wall would be aligned at the "build
to" line, which is 20% of the site width; whereas the mixed use development standards call for
50% or 25' of the front wall to be so aligned (in contrast to the SECR Guidelines at 75%).
2. Front Setback: In the CN zone district, the front yard setback is to be 0 -10 feet to create an
8' to 12' effective sidewalk (curb to building). The proposal is a four foot minimum setback
at the closest point, to ensure a minimum 12 foot effective setback. Given the context based
guidelines, the ARB may determine the setback based on the context. The proposed
building's front wall would be at an angle to El Camino Real, consistent with neighboring
buildings. The main portion of the building would be set back comparably to the adjacent
structures, whereas the stair tower would be forward of the main building and the adjacent
developments.
3. Site Coverage: Following the lot line adjustment, the site coverage would be 52.2% (2,994
s.f.) and thus requesting a DEE to exceed the maximum allowable 50% coverage. The DEE
will allow the project to create a balcony on the second floor and enlarge the balcony on the
third floor, which enhances outdoor living opportunity for both residential and commercial
tenants. It also creates relief to the building massing as a result of balconies at the front.
4. Floor Area: A 1:1 FAR is allowable for a mixed-use project on EI Camino Real, with .5:1 for
residential and .5:1 for non-residential. The commercial area is proposed at .48:1 (2,775 s.f.)
and the residential area is proposed at .47:1 (2,714 s.f.) following lot line adjustment; the
commercial ground floor area would not meet the minimum of .l5:1.A DEE is requested to
deviate from the minimum FAR of .96:1. Since the site is small and narrow, the majority of
the site becomes either parking or landscape open space, resulting in a small footprint for the
ground floor commercial.
5. Height: The proposed building is shown taller than the building to the east, but comparable in
height to the building to the west. The standards limit the height of a mixed-use building to 40
feet when an El Camino Real site is abutting or within 50 feet of a residential district (other
than RM-40 or PC). The project proposes 40-feet with the roof screen exceeding the 40-feet.
13PLN-00027 Page 6 of8
6. Daylight Plane: The project is proposed to comply with this standard (no projection into the
plane, defined by an initial height of ten feet then angled at 45 degrees).
7. Landscape open space and buffer: A 2,032 s.f. landscaped area is proposed at the rear
property line, or 35.5% of the site area (following the lot line adjustment). The Performance
Criteria, PAMC 18.23.050(B) (iii), requires that all required setbacks be planted and
maintained as landscape screens to enhance privacy for residential development. The site plan
provides ample room for landscaping along the rear property line, and the existing Bay tree
within the buffer area is proposed to be retained. This code section also specifies that a five to
eight foot tall fence be installed to provide for additional privacy.
Historic Designation
The small 1930's residence partially located on the site was placed on a list entitled "Study
Priority 2: Preliminary Assessments" as potentially eligible for listing on the California Register
of Historic Resources under Criterion 3. Criterion 3 is as follows: "property embodies the
distinctive characteristics of a type, period, region or method of construction important to the
prehistory or history of the local area, California or the nation."
A Historical Architectural Evaluation was prepared by Preservation Architecture on January 18,
2013. The report concluded given the very modest indistinctive architectural character of the two
residences and garage outbuilding; the lack of any association to events or persons identifiable
importance to history; the lack of any identified architect, designer or builder; and no potential
historical or historic architectural importance, either individually or as a structural group, the
properties at 1845 EI Camino Real and 1820 Ash Street do not appear to meet any criteria for
listing on the California Register of Historical Resources (Attachment G).
Phase 1 Environmental Site Assessment
A Phase I Environmental Site Assessment was prepared by AEI dated March 19, 2013 for the
project site and revealed no evidence of Recognized Environmental Conditions (RECs) in
connection with the property. AEI recommends no further investigations for the subject property
at this time with the exception of pre-demolition surveys for asbestos containing materials and
lead-based paint due to the age of the buildings.
Parking Requirements
One vehicle parking space is required for each 250 SF of gross office space. The commercial floor
area, at 2,775 sf, would require 11.1 parking spaces. The two-bedroom residential unit would
carry a two-space covered parking requirement. Total required parking would be 13.1 spaces
without a parking reduction. The applicant will request a reduction in accordance with PAMC
Section 18.52.050 Table (4). PAMC 18.52.050 allows for Director adjustments for on-site
employee amenities (no parking required), for joint use parking facilities where at least 10 spaces
are otherwise required where the Director can require a TDM program to be submitted and
approved (up to 200/0 reduction).
ENVIRONMENTAL REVIEW
Pursuant to the requirements of California Environmental Quality Act (CEQA), the project is
categorically exempt from CEQA, per Section 15332, Infill-Development Projects.
13PLN-00027 Page 7 of8
ATTACHMENTS
Attachment A:
Attachment B:
Attachment C:
Attachment D:
Attachment E:
Attachment F:
Attachment G:
Attachment H:
Findings for Approval Including Context Based Design Findings
Conditions of Approval
Applicant's project description dated January 22,2013
Location Map
Design Enhancement Findings
Zoning Compliance Table
Historic Evaluation
Project Plans (Board Members Only)
COURTESY COPIES
Ken Hayes, khayes@thehayesgroup.com
Prepared By: Margaret Netto, Contract Planner
Approved By: Amy French, AICP, Chief Planning Official r
13PLN-00027 Page 80f8
ATTACHMENT A
FINDINGS FOR ARCHITECTURAL REVIEW APPROVAL
1845 EI Camino Real
13PLN-00027
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 EI Camino Real, address the
facade, and proportional in scale to the adjacent spaces. The proposal will
encourage pedestrian activity.
3) The design is appropriate to the function of the project. The design
accommodates the proposed office and residential use. The proposed building
would have aluminum storefront shade front system and the lobby is closer to EI
Camino Real 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. The project provides transition with the
commercial/residential uses by providing varied roof heights and fayade
articulation.
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 commercial/residential EI Camino Real 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 siting of the entry location of the lobby
creates an internal sense of community. The existing building setback is
generally consistent with the other buildings on EI Camino Real and the project
provides consistent landscaping and a 12'foot wide sidewalk.
1845 EI Camino Real (12PLN-00027) Page 1 of2
8) The amount and arrangement of open space are appropriate to the design and the
function of the structures. This finding can be made in the affirmative in that the
project meets the open space landscape requirement.
9) Sufficient ancillary functions are provided to support the main functions of the
project and the same are compatible with the project's design concept. This
finding is not applicable to the project in·· that there are no ancillary functions
proposed.
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.
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!
residential 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. The proposed landscaping would provide
visually desirable and functional environment.
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.
The landscaping proposed is drought resistant.
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 project would comply with the stricter CalGreen
tier 2 requirements. The residential portion would comply with Build-it-Green
requirements.
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 1845 EI Camino Real [13PLN-00027] is consistent
for all of the reasons and findings specified above.
1845 EI Camino Real (12PLN-00027) Page 2 of2
ATTACHMENT A
CONTEXT-BASED DESIGN CONSIDERATIONSIFINDINGS
1845 EI Camino Real
13PLN-00027
Pursuant to PAMC 18.13.060(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 provides landscaping, decorative paving
at the lobby entry and increased setbacks 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
proposed effective sidewalk width would be wider than 12 feet for most of the
building contributing to an active pedestrian oriented area.
3) Massing and Setbacks. Buildings shall be designed to minimize massing and
conform to proper setbacks. The building fac;ade is generally consistent with
nearby building facades and setbacks. The proposal would complement the
surrounding buildings.
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 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 provide a 12' 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 provides covered parking for the project which does not
detract from the pedestrian environment.
In conclusion, the proposed project at 1845 EI Camino Real [13PLN-00027] is consistent
with the Context-Based Design Criteria for all of the reasons and findings specified
above.
1845 EI Camino Real (13PLN-00027) Page 1 of1
ATTACHMENT B
CONDITIONS OF APPROVAL
1845 EI Camino Real
13PLN-000027
Planning and Environmental Division
1. The plans submitted for Building Permit shall be in substantial compliance with plans date
stamped March 21,2013 except as modified to incorporate these conditions of approval.
2. These ARB conditions of approval shall be printed on the plans submitted for building
permits.
3. The existing city street trees shall be maintained and protected during construction per City
of Palo Alto requirements.
4. Upon submittal of the application for a building permit, the project is required to comply
with the City's Green Building Program (P AMC 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.org/depts/plnlsustainablity green building building/applicationJd
efault.asp.
5. Prior to demolition a pre-demolition survey for asbestos containing materials and lead-based
paint shall be performed.
Public Works Engineering
6. SUBDIVISION APPLICATION: The applicant needs to file for a Minor Subdivision
Application with the Planning Department for creating less than five (5) condominium units.
7. EASEMENTS: All new easements related to the project site shall be recorded with the
County before a building permit can be issued.
CALTRANS: Caltrans review and approval of this project is required. Caltrans right-of-way
across EI Camino Real extends from back-of-walk to back-of walk. The City has a
maintenance agreement with Caltrans that requires the City to maintain the sidewalk and to
issue a Permit for Construction in the Public Right-of-Way ("Street Work Permit") for work
done on the sidewalks by private contractors. Caltrans has retained the right to review and
permit new ingress/egress driveways off EI Camino Real as well as the installation of Traffic
Control devices as part of this project. .
8. OFFSITE IMPROVEMENTS: The applicant must install all new sidewalk, curb, gutter, and
driveway approach in the public right-of-way along the property frontage per Public Works'
latest standards and/or as instructed by the Public Works Inspector. Any unused driveway
approach shall be removed and replaced with curb and gutter. 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.
1845 EI Camino Real (13PLN-00027) Page 1 of8
9. Since the project will require utility trenching on Ash Street, the applicant shall be required
to micro-sealing the full width of Ash Street along the entire frontage of the property. Utilize
City trenching details and minimize the number of trenches for utilities.
10. 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 City Public Works'
arbol-ist at 650-496-5953 to arrange a site visit so he can determine what street tree work will
be required for this project. The site or tree plan must show street tree work that the arborist
has determined including the tree species, size, location, staking and irrigation requirements.
Any removal, relocation or planting of street trees; or excavation, trenching or pavement
within 10 feet of street trees must be approved by the Public Works' arborist. The plan must
note that in order to do street tree work, the applicant must first obtain a Permit for Street
Tree Work in the Public Right-of-Way ("Street Tree Permit'') from Public Works' Urban
Forestry.
11. STORM WATER RUNOFF SYNOPSIS: Provide a synopsis of pre and post-development
storm water runoff flows and drainage systems. Summarize existing storm water drainage
patterns such as where the existing site runoff drains to. Explain the increase in the site storm
water runoff flow for post-development. Show justification that the existing City storm water
drainage system has the capacity to handle the increase in the flow.
12. DRAINS FOR PARKING AREA: Any drains within the covered parking area shall be
connected to an oil separator then to sanitary sewer lines. Storm water runoff from any
exposed surface without canopies need to be connected to a storm drain system.
13. The following comments are provided to assist the applicant at the building permit phase.
You can obtain various plan set details, forms and guidelines from Public Works at the City's
Development Center (285 Hamilton Avenue) or on Public Works' website:
http://www.cityofpaloalto.org/depts/pwd/forms permits.asp
14. Include in plans submitted for a building permit:
15. 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 generally does not allow rainwater to be collected and discharged into the
street gutter, but encourages the developer to keep rainwater onsite as much as feasible by
directing runoff to landscaped and other pervious areas of the site.
16. 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
1845 EI Camino Real (13PLN·00027) Page 2 of8
approval.
17. BEST MANAGEMENT PRACTICES (BMP's): The applicant is required to submit a
conceptual site grading and drainage plan that conveys site runoff to the nearest adequate
municipal storm drainage system. In order to address potential storm water quality impacts,
the plan shall identify BMP's to be incorporated into the Storm Water Pollution Prevention
Plan (SWPPP) that will be required for the project. The SWPPP shall include permanent
BMP's to be incorporated into the project to protect storm water quality. (Resources and
handouts are available from PWE. Specific reference is made to Palo Alto's companion
document to "Start at the Source", entitled "Planning Your Land Development Project").
The elements of the PWE-approved conceptual grading and drainage plan shall be
incorporated into the building permit plans.
18. The developer shall require its 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).
19. 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.
20. 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.
http://www.cityofpaloalto.orglcivicax/filebankldocuments/2732
21. 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.
22. http://www.citvofpaloalto.orglcivicaxl{ilebankldocuments/2718
23. WORK IN THE RIGHT-OF-WAY -If any work is proposed in the public right-of-way, such
as sidewalk replacement, driveway approach, curb inlet, storm water connections or utility
laterals, the following note shall be included on the Site Plan next to the proposed work:
24. "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
1845 EI Camino (13PLN-00027) Page 3 of8
PERFORMANCE OF THIS WORK IS NOT AUTHORIZED BY THE BUILDING
PERMIT ISSUANCE BUT SHOWN ON THE BUILDING PERMIT FOR INFORMATION
ONLY."
25. LOGISTICS PLAN: The contractor must submit a logistics plan to PWE prior to
commencing work that addresses all inlpacts to the City's right-of-way, including, but not
linlited 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 part of the building permit submittal.
http://www.cityofpaloalto.org/civicax/filebankldocuments/2719
26. 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.
Environmental Services Division
27. 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 construction dewatering:
Prior to discharge of any water from construction dewatering, the water shall be tested for
volatile organic compounds (VOCs) using EPA Method 6011602 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 V OC concentrations
exceed the toxic organics discharge limits contained in the Palo Alto Municipal Code
(l6.09.040(m)) a treatment system for removal of VOCs will also be required prior to
discharge to the sanitary sewer. Additionally, any water discharged to the sanitary sewer
systenl or storm drain system must be free of sediment.
28. 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
29. PAMC 16.09.180(b)(10) Dumpsters for New and Remodeled Facilities
New buildings and residential developments providing centralized solid waste collection,
except for single-family and duplex residences, shall provide a covered area for a dumpster.
The area shall be adequately sized for all waste streams and designed with grading or a berm
system to prevent water runon and runoff from the area.
1845 El Camino Real (13PLN-00027) Page 4 of8
30. PAMC 16.09.180(b)(14) Architectural Copper
On and after January 1,2003, copper metal roofing, copper metal gutters, copper metal down
spouts, and copper granule containing asphalt shingles shall not be permitted for use on any
residential, comnlercial or industrial building for which a building permit is required. Copper
flashing for use under tiles or slates and small copper ornaments are exempt from this
prohibition. Replacement roofing, gutters and downspouts on historic structures are exempt,
provided that the roofing material used shall be prepatinated at the factory. For the purposes
of this exemption, the definition of "historic" shall be limited to structures designated as
Category 1 or Category 2 buildings in the current edition of the Palo Alto Historical and
Architectural Resources Report and Inventory.
32. PAMC 16.09.175(k) (2) Loading Doc~
(i) Loading dock drains to the storm drain 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.
(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 run-on by berms and/or grading. Appropriate wastewater treatment approved by
the Superintendent shall be provided for all rainwater contacting the loading dock site.
31. PAMC 16.09.180(b)(5) Condensate from HVAC
Condensate lines shall not be connected or allowed to drain to the storm drain system.
32. 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. 650-
329-2421.
33. PAMC 16.09.180(b)(b) Copper Piping
Copper, copper alloys, lead and lead alloys, including brass, shall not be used in sewer lines,
connectors, or seals coming in contact with sewage except for domestic waste sink traps and
short lengths of associated connecting pipes where alternate materials are not practical. The
plans must specify that copper piping will not be used for wastewater plumbing.
34. PAMC 16.09.220(c)(I) 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 separator that exceeds the practical capacity of ISO 11143
1845 EI Camino Real (13PLN-00027) Page 5 of8
test methodology, a non-certified separator will be accepted, provided that smaller units from
the same manufacturer and of the same technology are ISO-certified.
35. 16.09.180(12) Mercury Switches
Mercury switches shall not be installed in sewer or storm drain sumps.
36. 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.
37. PAMC 16.09.165(h) Storm Drain Labeling
Storm drain inlets shall be clearly marked with the words "No dumping -Flows to Bay," or
equivalent.
Undesignated Retail Space:
38. PAMC 16.09
Newly constructed or improved buildings with all or a portion of the space with undesignated
tenants or future use will need to meet all requirements that would have been applicable
during design and construction. If such undesignated retail space becomes a food service
facility the Sewer Use Ordinance requirements must be met.
39. PAMC 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.
40. 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.
1845 El Camino Real (13PLN-00027) Page 6of8
41. All Services:
1. 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"
42. Garbage, Recycling, and Yard Waste/Compostables cart/bin location and sizing
Office Building
The proposed commercial development must follow the requirements for recycling container
spacel . Project plans must show the placement of recycling containers, for example, within
the details of the solid waste enclosures. Collection space should be provided for built-in
recycling containers/storage on each tloor/office or alcoves for the placement of recycling
containers.
• 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.
Multi-Family Residential
The proposed multi-family development must follow the requirements for recycling
container space2. All residential developments, where central garbage, recycling, and
compostables containers will serve five or more dwelling units, must have space for the
storage and collection of recyclables and compostables. This includes the provision of
recycling chutes where garbage chutes are provided. Project plans must show the placement
1 In accordance with the California Public Resources Code, Chapter 18, Articles 1 and 2
2 In accordance with the California Public Resources Code, Chapter 18, Articles 1 and 2
1845 E1 Camino Real (13PLN-00027) Page 70f8
of recycling and compostables 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 of20' 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.
43. PAMC 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.
Transportation Division
44. Site requires 2 bike parking spaces for office (llong term, 1 short term), plus 1 for the
residential unit. Provide 2 lockers on ground floor and one bike rack in frontage.
45. ADA parking space needs to be 18.0' deep.
1845 El Camino Real (13PLN-00027) Page 8of8
· I
ATIACHIVIENT C
January 22nd, 2013
City of Palo Alto
Department of Planning & Community Environment
250 Hamilton Avenue, 5th floor
Palo Alto, CA 94301
HAVES
GRDU,p
ARCHI
TEeTS
Re: 1845 EI Camino Real ARB Major Review Project Description
To Planning Staff and ARB Members:
Attached is Hayes Group Architect's submittal package for 1845 EI Camino for
ARB major review. The project applicant is Hayes Group Architects on behalf of
our client, 1845 ECR LLC. This package includes 14 sets of half size drawings
and two full size drawings, including the site survey, historic evaluation, arborist
report, contextual photos, the proposed site plan, floor plans, elevations,
sections, and perspectives. An ARB preliminary package was submitted on
May 29th 2012. The conceptual project was generally supported by the ARB
members during a hearing on October 18th , 2012 with comments. Changes
have been made since the hearing that are explained below.
1. EXISTING CONDITIONS
The site is located at mid~block on the North side of EI Camino Real between
Park Avenue and Leland Avenue. A commercial/residential mixed-use building
(1805 EI Camino) is on the west side and another commercial building (1865 EI
Camino) is on the east side of the site. On the north side of the site is a
landlocked parcel. Currently, there is a residential building on both the project
site and the landlocked parcel straddling the property line. This is a one-story
building and is approximately 700 SF, and has no historic significance as stated
in the attached historic evaluation.
There is a separate parking garage structure on the landlocked parcel,
accessory to the residential building on our project site, approximately 400 SF.
Vehicular access to the garage is through another site, 1820 Ash Street. Both
the landlocked site and 1820 Ash Street are non-conforming substandard RM-
15 parcels. All three parcels (our project site, the landlocked parcel and 1820
Ash Street) are under common ownership.
2657 Spring Street, Redwood City. CA 94063 Phone 650.365.0600 Fax 650.365.0670 thehayesgrollp.com Architecture and Interior~
2. PROPOSED PROJECT
We propose to demolish the existing residential building and build a new three
story, mixed~use building with commercial condominium office uses on first and
second floors, and residential condominium use on the third floor. Gross floor
area will be 5,473 SF.
Materials include cement plaster walls, metal panels and sun fins. Clear, dual
glazed, anodized aluminum windows fill the openings. Frameless glass is used
to enclose the ground floor lobby.
Responses to comments from previous ARB preliminary hearing include
cladding the stair tower with metal panel, providing metal panel at north wall to
resolve the "blank wall" issue, incorporating a shed roo~ to reduce massing and
move the lobby so it's closer to the street and so that there is a relationship to
1805 EI Camino Real, the adjacent building.
A new lot line adjustment application will be proposed to move the back
property line 20' towards Ash Street, resulting a total site area of 5,727 SF.
Under a separated application, the landlocked parcel will merge with 1820 Ash
Street to form a 4,000 SF RM-15 parcel.
3. DESIGN ENHANCEMENT EXEMPTION (DaE.E.) REQUESTS
Section 18.76.050 provides for a Design Enhancement Exception to permit a
minor exception to the zoning regulations. Three Design Enhancement
Exceptions are required for the proposed project. A Design Enhancement
Exception may be granted when doing so will "Enhance the design of a
proposed project without altering the function or use of the site, or its impact on
surrounding properties. "
The findings in section 18.76.050 (c) necessary for a Design Enhancement
Exception are satisfied by the application for this project:
(1) There are exceptional or extraordinary circumstances or conditions
applicable to the properly or site improvements involved that do not apply
generally to properly in the same zone district.
(2) The granting of the application will enhance the appearance of the site or .
structure, or improve the neighborhood character.
(3) The exception is related to a minor architectural feature or site improvement
that will not be detrimental or injurious to property or improvements in the
vicinity and will not be detrimental to the public health, safety, general welfare
or convenience.
Bulld·to Line: 10' of the building's front wall would be aligned at the "build ... to"
line. Since the site is mid-block, an entry driveway has to be from EI Camino
Real. So a D.E.E. will be requested to deviate from build ... to-Hnes requirement of
50% (25'-10"). Per findings (1), (2) & (3), the reduced build-to line will improve
the appearance of the structure by creating voluntary front yard setbacks to
provide more regular building massing, greater building relief and open space
and improve the pedestrian experience along EI Camino Real.
Minimum ground floor commercial F.AIR.: Since the site is small and
narrow, the majority of the site becomes either parking or landscape open
space, resulting in a small footprint for the ground floor commercial area (322
SF 0.06:1 F.A.R.). A D.E.E. will be requested to deviate the minimum F.A.R. of
0.15:1 per findings (1), (2) & (3).
Site Coverage: A D.E.E. is requested for a site coverage exceeding maximum
allowed by 131 SF (2,994 SF). According to findings (1), (2) & (3), the D.E.E.
will allow the building to create a balcony on the second floor and enlarge the
balcony on third floor, which enhances outdoor living opportunity for both
commercial and residential tenants. It also creates relief to the building massing
as a result of balconies at front.
In the context of the proposed project, we believe the requested Design
Enhancement Exception is valid with the findings.
4. pARKING & BICYCLE SPACES
Currently there is no parking at the project site. The residential building's
parking garage is situated at the landlocked site. For our mixed-use project,
one parking space is required for 250 SF of office space. Our commercial
portion is 2,775 SF, so required parking wilt be 11.1. The residential parking
requirement is two. Total required parking is 13.1. Per PAMC 18.52.050 Table
(4), we are allowed to apply for a 200/0 reduction for mixed-use buildings. So
total required parking will be 10 with this reduction.
All required parking spaces will be provided on site. A multi-parking car lift is
used inside the covered parking area.
Two bicycle parking spaces will be provided to the front of the building.
5. TRASH/RECYCLING
A new covered trash and recycling facility is proposed at the back of the site.
6. GREEN BUILDING STANDARD
In accordance with the city's Green Building Ordinance, the site and
commercial portion of the building will satisfy requirements for project type 1,
requiring LEED Silver rating. The project will comply with the stricter CalGreen
tier 2 requirements. The residential portion shall comply with BUild-it-Green
requirements.
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 calf me at (650)365-0600x15 if you have any questions.
Sincerely,
~-c-
Ken Hayes, AlA
Principal
cc: Stephen Pahl, 1845 ECR LLC
c:::::J Assessment Parcel c:::::J Zone Districts
abc Zone District Labels
::,;.::;.~ 1845 EI Camino Real (Project Site)
The City of
Palo Alto
RRlVera, 2013-04-10 10:07:09
(\\cc-maps'gls$\gisladmlnlPeroonaIIRRlVera.mdb)
ATTACHMENT D
1845 El Camino Real
with
Zoning Districts
Area Map
This map is a product of the
City of Palo Alto GIS
-. 0' 100'
This document 18. graphic representation only of best a.aHabie sources.
The City of Palo Ano a6SU/llOs no responsibility for any 0"011101989102013 City of Palo AUo
Attachment E
DESIGN ENHANCEMENT EXCEPTION FINDINGS
1845 EI Camino Real
File # 13PLN-00027
The requested Design Enhancement Exceptions (DEE) is consistent with the following
findings as stated in PAMC 18.76.050 (c).
Section 18.76.050 provides for Design Enhancement Exceptions (DEE) to permit minor
exceptions to site development regulations.
The project includes Design Enhancement Exception request to allow 20% (10 feet) of the
building's front wall aligned at the "build-to" line where 50% (25'-10") is required, the
commercial area proposes 0.06:1 where 0.15:1 minimum ground floor commercial floor area
ratio (FAR) is required, a site coverage of 52.2% (2,032 sq. ft.) where 50% (2,944 sq. ft.) is
required, and a 16-foot entry driveway width where 20-feet is required.
The following Design Enhancement Exception is requested:
Build-To Line
The CN district requires 50% of the frontage must be built to the setback. The front setback
from the front property line to the main front wall of the proposed structure would range
between 12 feet (including the stair tower) and 25 feet and allows for the required 12-foot
effective sidewalk across the entire frontage. The project proposes a 20% (10-feet) of the
buildings front wall aligned to the "build-to" line where 50% (25' -10") is required.
Minimum Ground Floor Commercial
The CN district requires new commercial to have a 0: 15: 1 minimum ground floor
commercial. The project proposes a 0:06:1 (324) where 0:15:1 is required (859 square feet).
Site Coverage
The CN district requires 500/0 maxin1um site coverage. The project proposes 52.2% (2,994
sq. ft.) maximum site coverage where 50% (2,004 sq. ft.) is required.
Driveway width
The project proposes 16-foot entry driveway width where 20-feet are required.
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:
This site is exceptional and extraordinary in that the width of the lot is narrow. The 50%
of frontage build-to line would not be observed given the narrow lot width, angle of the
front property line, and need for driveway access. The new commercial area would be
less than the .15:1 minimum ground floor commercial floor area ratio (FAR) given the
narrow site width, per CN mixed use development standards. The site coverage would
be exceeded to create a balcony on the second floor and enlarge the balcony on the third
floor, enhancing the outdoor living opportunity for both the residential and commercial
tenants. The driveway width would be less than required do to the narrow lot width and
the low levels of traffic.
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:
The build-to-line, minimum ground floor commercial, site coverage and driveway width
exceptions would improve the appearance of the structure by creating a setback to
provide more regular building massing, greater building relief, enhance out-door living
area and open space and improve the pedestrian experience on El Camino Real.
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 build-to-line, minimum ground floor commercial, site coverage and driveway width
exceptions would not be detrimental to the neighbors. The project would provide for a
well design pedestrian friendly building.
DEVELOPMENT STANDARDS
FOR CN ZONE DISTRICT
Maximum Site Coverage
Maximum Floor Area Ratio (FAR)
Maximum Non-residential FAR
Maximum Residential FAR
Minimum Site Open Space (percent)
Minimum Usable Open Space
(200 sq. ft. per unit)
Minimum Common Open Space
(100 sq. ft. per unit)
Build to-line
Building setbacks
Front
Rear
Right Side
Left Side
Building height
Right side Daylight Plane
Left side
And Rear Daylight Planes
ATTACHMENT F -ZONING TABLE
1845 EI Camino Real-13PLN-00073
ZONE DISTRICT PROPOSED
STANDARD PROJECT
50% (2,863 sq. ft.) 52.2% (2,994 sq. ft.)
1:1 5,726 sq. ft.* 96: 1 (5,489 sq. ft.)
0.5:1 * 0:48:1(2,775 sq. ft)
" ,.. 0:47:1 (2,714 sq. ft.) I U • .J: 1
35% (2,004 sq. ft.) 35.5 (2032 sq. ft.)
200 sq. ft. x 2 = 400 sf 709 square feet
100 s.f. x 3 = 300 sq. ft. 434 square feet
50% (25-10 feet) 20% (10-feet)
10 feet 4 feet
None 6-6' feet
None 6-feet
None 6-feet
40 feet * 40 + feet
I 10ft up 45 degree angle Conforms
10ft up 45 degree angle Conforms
(for the first 10 feet only
due to adjacency with
RM-15 zone)
CONFORMANCE
Allows project to
create outdoor living
space on the 2nd and
3rd floor
conforms
conforms
conforms
conforms
conforms
conforms
Due to the narrow lot
width, angle of the
front property line,
and driveway access
Necessary to create a
12 foot wide sidewalk
conforms
conforms
conforms
Roof screen
encroaches
conforms
conforms
* For CN sItes on ECR, heIght may mcrease to a maXImum of 40 feet and the FAR may mcrease to a
maximum of 1 :0: 1 (0:5: 1 for non-residential and 0:5: 1 for residential).
1845 EI Camino Real (13PLN-00027) Page 1 of 1
ATIACHIVIENT G
January 18, 2013
1845 EL CAMINO REAL/1820 ASH STREET, PALO ALTO
Historic Architectural Evaluation
Introduction
The subject properties at 1845 EI Camino Real and 1820 Ash Street (see location and parcel maps,
fig.I...;2) hOLise two residential strudures and a garage outbuilding. The properties are conjoined-by
ownership. Based on the evidencel they were so conjoined early in their legalhistorYt and with the
. sevetaloriginal structures thereon actually spanning (i.e., disregarding)property lines.
Santa Clar~ County assessment and City of Palo Alto [CPAJ pl'operty records indicate that both
residences date to 1930. Nootherspedfic or original records have been located to corroborate
this date of origin, so it is understood to bean estimated date. Few early records and no original
permits, plans or images depicting these several structures have been located.
The property has not been identified as an historic resource hy the City or by the State (no
listlng on State Historic Resources InV€lltdry).lt is nbt located inan historic district.
The: purpose of this report is to summarize the history of the subject property and to compfete
anevaluatiol1 to determine if thestrllCtuj-es thereon have any potential historical or historic
architecturalsi.gnificance based on pertinent evaluation criteria.
HiscoricaJSumma ry
This neighborhood was first mapped in '1904 (August 12, 1904), by the Co-operative Land and
Trust Co. (C. E Childs, Presjdent; S. W. Lockwood, Secretary), as the Evergreen Park tract of the
town of Mayfield, California (fig3]. Across its Main Street -today/s £1 Camino Real -then stood
the early campus of Stanford University! and the town was foreseen as a residential community
directly associated with Stanford and adjunct to the city of Palo Alto [fig;4]. In 1925, Mayfield was
annexed by Palo Alto. The Town of Mayfield is recogntzab[e today in the form of the California
Avenue commercial district, which was Uncoln Avenue in tile days of Mayfield.
In the 1904 Map of Evergreen Park, the subject lots correspond to original lots 2 (the lot on EI
Camino Real associated with 1845 EI Camino] and portions of both lots 8 (on Ash Street,
assoCiated with 1820 Ash Street) and 9 (situated between lots 2 and 8).
The next map iteration for this area is the 1925SanbornMap, wnerein those lots remain vacant, as
does the entire block except forfhe lot at the Leland Ave. and Ash St-corner (fig.S]. Though the
Sanborns do not necessarily reflect a(XUrate lot lines, the 1925 map shows the original parcels prior
to any furthetsubdivision.
In April of 1936 -the first deed record located fqr these properties -the subject parcels were
granted byM. (Martha] Sutliff to L. [Laura] R. Brother [fig.6). That deed included all of lot 2
(fronting on EI Camino), the rear 50 feet of lot 9J and all of lot 8 (fronting ()n Ash)! plus another
separate lot (on Palo Alto Ave.].
Palo Alto City Directories provide a first listing for 220 (1820) Ash Street in 1930. Those same
directories list 1845 EI Camino Real for the first time in 1933. And directories additionally show
,that during those early years [relative to this property) the names of the o CCLI pants of both
residences changed practically year-to-year, While none corresponded to the identified property
owners.
446 17rh $treet#302 Oakland CA 94612
510.418~0285 ·ll'1hulben@earthllnk.llet
No earlier deed records were found (despite a search back to 1923), so there is no evidence of
when or from whom M. Sutliff acquired these properties. Nonetheless] based on what is known,
these two residential structures] dating to cl930, may be attributed to Sutliff.
However, in directory listings, Sutliff is not listed as an occupant at either of these addresses.
Therefore! it may also be reasonable to assu me that each of these houses were constructed for
lease. In this respect, these properties fit a pattern of lise within this vicinity, wherein there is
reportedly a relatively high number of renters.
The first graphic depiction of these properties and their structures is the 1945 Sanborn Map (fig.7).
Thereinl the two small residences, one identified at the address 1845EI Camino Real (hereafter,
ECR) and the other at 220 Ash Street, are shown as very small residences in plan. The garage,
labeled /IAn [accessory], is also shown between the two houses. Each of these structures generally
correspond to exIsting conditions, albeit smaller in the case of the two residences! both of which
have evidently been added to since.
A property tax assessment record (from CPA building records) for 1845 ECR notes a 1950
bf!droom and bath addition (permit #3828, 2-6-1950), This is the structural addition in evidence at
the south side of that residence. In this assessor's record, a sketch plan of the house without that
addition is induded/ and indicates the original house plan was 540 square feet in size. The addition
Is noted as 16 x 10 feet. Finally, that record, spanning the years 1949-1967, lists the owner as L. R.
Brother.
A simiIar assessment record (from CPA building records) for 220 Ash Street, also spanning the
years 1949~I967, identifies that property as the /tE[ast] Portion of [lot] S,II A sketch plan for that
house is labeled 495 square feet. The garage is also identified, and the owners are fisted as Alvin R.
and Evelyn Brother. The sketch plan shows the house as 30 feet wide/ which appears to correspond
to the existing. There is no notation about the obvious addition at the left (east) side of that
house. Based on this evidence, along with the lack of that addition in the 1945 Sanborn Map, the
east side addition is presumed to date to d947.
No other records depicting these several structures have been located, including any early or
original permits, plans or images.
County deed records provide some further information about these properties during their mid-
20th century period.
Specifically, in September 1947, a deed for the property was conveyed by Laura R. and William F.
Brother to Alvin R. and Evelyn Brother. The former were the parents and the fatter their soo,
Alvin, and daughter-in-law, Evelyn (1920 and 1940 U.S. censuses [@)l1eritagequestonIine.com} list
Alvin as the son of Laura and WilHam]. Presumably, the family resided in common on this shared
property. Though the 1951 Palo Alto directory does not list AlVin and Evelyn Brother, it does list
the parents residence and their business1 Brother Realty CO.fat 1845 ECR.
Several questions about the ownership status of these properties remain, No transaction prior to
J936 has been identifIed, so the property owner(s) prior to M. Sutliff are not known. In 1936,
Sutfiff deeded these properties to Brother. At that time, the property included all of lot 8 (along
with another parcel in the Sunnyside tract). No record was found for when the west side of lot 8
was spUt off. And it appears that the 1947 transaction between the parents and their son and
daughter-in-law was a joint tenancy deed, as no subsequent transaction was located.
Nonetheless, in 2002, the overall property was under the name Evelyn M. Brothert and at which
time it was transferred to the Evelyn M. S. Brother Trust.
lS4S El CAMINO RE.AL/1S20 ASH STREET, P.A.
MHPA EVAL-OIISf3·-P2
Despite gaps of information about property ownership, the earliest identified owner, Martha
Sutliff, is presumed to have been responsible for the erection of the three original structures. In
1936, Sutliff soid the properties to the Brothers, who subsequently sold the western portion of lot
8 and expanded both resIdences c1950. The Brother family maintained ownership of these several
properties into the 21st century.
While nothing has been found about the relationship between Martha Sutliff and Laura and
William Brother, 1926 directories list Martha SutHff (wf[dowl Walter) residing at 539 Main Street.
That same directory also lists the Brothers (Laura R. and W m. F) and the Brother's Realty Co. at 539
Main. Obviously, at the time of their subsequent real estate transaction, the relationship between
Sutliff and Brother was more than Simply grantor to grantee. In fact, the 1936 deed shows that the
four properties were acquired by the Brothers for ten donat's. While property values were small
then, that amount sounds gratuitous.
So it is apparent that there was at feast a business relationship between the two parties. And it is
evident that both parties were active in real property in the Mayfield area.
Otherwise, no historical information has been located, including death records, for the SutIiffs.
Likewise, little information about the Brothers has been found. Death records (@rootsweb~com)
identify Laura R. (born 1872 died Santa Clara County 1963), WiHiam F. (born Wisconsin 1869 -
died Santa Clara County 1953), and Alvin R, (born Oregon 1812 -died Santa Clara County 1980).
Census records from 1920 and 1940 add that Laura R. was born in Iowa. While only partially
eligible, both of these records list the Brother's resIdence on Middlefield Road. Some additional
information abollt this family arises in an obituary (from Palo Afto Online, May 21, 2010) for
Evelyn Brother [born South Dakota C1917 -died Santa Clara County 2010). In this short piece, we
Iearh that both her and her husband Alvin were deaF, and that they met at Gallaudet University
for the deaf in Washington D.C. before moving to Palo Alto in 1947.
So, altogether, minimal information has been located for the' persons associated with these
properties at and since the time of their development. Consequently, there Is no evidence of
persons of historic importance associated with the subject properties.
With respect to the architecture of the subject structures, additions were made to both houses by
the Brothers. In the case of 1845 EeR, understanding that the house also served as a real estate
office at the time of that addition (1950J, 'the addition of a bedroom and bath apparently expanded
the house, however minimally, to accommodate both uses.
However, it is plain to see that the additions to both these houses lack any architectural interest.
In both cases, it 1s immediately evident that these are additions of functional and practical space.
Thus, to begin With, though the Brother famify retained ownership of these properties for more
than 70 years (1936-(2010), the c1950 additions they were responsible for have no potential
historical or architectural interest or importance on their own.
With respect to the origJnal structures -the two residences and garage -Mayfield's Evergreen
Park tract was first mapped for development in 1904. Such development waned until the 1920s.
Based on the Sanborn Maps, about one-third of Mayfieldts parcels were built upon by the mid
]9205. Evidently, development continued through the course of that productive decade. The pair
of houses at 1845 ECR and 220.(1820) Ash Street were realized in about 1930 (as noted, first
occupied in 1930 and 1933, respectively). By that time, Mayfield had been annexed into Palo Alto.
Patterns of residentialdeve!opment are the general historic context relative to the evaluation of
these properties. Moreover, the development of the Town of Mayfield is the specific historic
1845 El CAMINO REAL/IS20 ASH STREET, P.A.
MHPA EVAL-QU8IJ-Pl
context for evaluating potentially significant events associated with these properties. Yet, the
sublect structures are not original to the town of Mayfield. They are of the period of Palo Alto
and, as such, are Palo Alto homes. So there is no potentia[event of importance relative to the
development of the Town of Mayfield. Nor do these houses have any association to important
residential development patterns relative to Palo Alto's history.
ArchiteCtural Description s
The residence at 1845 ECR is a smal11 one-story, gabled-roof, Spanish-Eclectic style structure. That
architectural style was widely employed in Califotnia during the 1910s and, especiaIly, the 1920s.
The style is distinguished by stucco cfadding and sloped, clay tile roofs, along with a modicum of
ornamentation, including portals! arched windows and doors -often with multiple lites -shaped
roof parapets and eaves, shallow roof eaves with roof edge tiles1 applied cast decoration1 decorative
chimney tops, and decorative tile accents.
The 1845 ECR residence is very small and with a simple rectangular plan (figs.8-9). Its exterior waIls
are finished wIth smooth stucco painted a light cream color. Its end walls are gabled. The sloped
roof is covered with Spanish~type one-piece clay rooftHes and a barrel-tile ridge,aH of natural1
terra cotta color. A set of three clay pipes (for roof venting) are placed at the top of the east
gable. A stucco-dad chimney st.'1nds at the center of the westside wall, with a short proJection
above the roof. There are wood windows and doors with wood trim in each elevation. The front
(south) and side windows are simple, undivided. A single door and one window at the rear (north)
have divided lites.
Though its address and building form establish the frontage on E! Camino Real, the property
appears to have functioned otherwise (perhaps explaining the true-divided door and window at the
rear), The garage between these two residences appears to have served the 1845 EeR house, So
principal entry by the occupants has most likely been from that side. The small gate at the ECR
frontage also suggests limited use from this side. In fact, the front yard on the ECR side feels,
today,nluchli ke a rear yard. Based on what is known about its use, at least cl950, perhaps the
access division from front to rear relates to its once mixed commercial and residential use,
assuming those uses were somehow distinct.
OtherWise, as described· above, an addition has been made to the east side of the house. From the
front (southJ, this addition is evident due to a lIne in the fa~ade and a slight but clear material
change at the roof. At the rear (north), the addition has a curious and clumsy shape, with a deep
recess -actuaHy a void, since there is no apparentarchitectura! reason for it --where the addition
joins the origInal house, before stepping back out with a shallow volume. So, from this side, the
addition is also clearly evident.
Overall, the structure at 1845 EeR is a simple house that modestly employs the Spanish-Eclectic
style. Of the characteristics typical of this styleT th is house employs only the basics -stucco
cladding and sloped clay tHe roofing. There are no distinctive shapes or ornamentation il1 evidence.
Consequently, there is no basis for a finding of individual, historic architectural distinction or
importance. And, again, no known architectl designer or builder is associated with its origins! thus
further delimiting any potential historical importance based on design or architecture.
The 1820 ASJl Street house is a single-story, stucco-clad} flat~roofed Bungalow (figsJO-l1J. Severa!
exterior features convey Spanish-Eclectic styling -a l11ission.;.type day tife roof hood over the
front entry porch and dOOf, an arched portal at the right [west) end of the front (north) fa<;ade
[yet which invites entry to nowhere), plus a minimally shaped parapet. As noted, th.ere is also a
small addition at the east side. The house has wood windows and trim} and a wood entry door With
divided fites. There are no other descriptives to add to this very simple residential structure.
1845 EL CAMINO REAlI1820 ASH STRE£T,P.A.
t"lHPA EVAt-01l8J3--P4
This house is not a distinct example of a period Bungalow. It does not embody characteristics of
archItectural distinction. lts forms and materials are typical, even rudimentary. And it lacks
ornamental details. There is no known architect, designer! or builder associated with its origins.
ThereforeJ there is no potential historic architectural significance or value associated with this
residence.
Evaluation
The CPA property database indicates that each property has previously beenlldeemed potentially
eligible for the CRHR [California Register of Historical Resources]." This is not a formal
determination of eligibility, merely an indication of potential. Neither property is listed on the
State Historic Resources Inventory (SHRI). Therefore, neither 1845 ECR or 1820 Ash Street are
considered historic resourceS for the purposes of the California Environmental Quality Act.
This effort proceeds with 3nhistoric resource evaluation in order to identify whether the subject
residences have the potential for listing on the California Register of Historical Resources (CR),
first listing each of the four CR evaluation criteria, followed by evaluation findings based on the
above.
California Register of Historical Resources (eR)
To be eligible for listing on the CR,a resource must be historically significant at the local, state,
or national level under one or more of the following four criteria:
1. It is associated with events that have made a significant contribution to the broad patterns of
local or regional history, or theeLlltural hedC'1ge of CaHfornia or the United Statesj
As detailed above, there are no identified events of importance to local or state history
associated with this property. Any potentially identifiable events ·of intereSt are limited to
private, family history.
Thus; 1845 EI Camino Real and J820 Ash Street have no associations to events that have
contributed to local, tegional, state or national history, and therefore do not meet CR
Criterion 1.
2. It is associated with the lives of persons important to Ioca~ California, or national history;
As also detailed above, no persons of importance to local} regional, state or national history
have been identified to have been associated with these properties or buildIngs. The fderltified
originai and early owners [Sutliff, Brother) are not identifiable persons of historic importance.
ConsequentlYI the residential properties and buildings at J845 EI Camino Real and 1820 Ash
Street have no associations to persons important to local, regional, state or national history~
3. Itembodies the distinctive characteristics of a type, period, region, or method or construction"
or represents the work of a masteJj or possesses high artistic values;
From what is in evidence, as noted, the original residences were of limited character, and the
various additions are architecturally indistInct. Further, no original or early documentation has
been located, nor has any architect} designer or builder been identified,
Consequently, the structures at 1845 El Camino Real and 1820 Ash Street have no potential
architectural or historic architectural significance on the basis of their physical character or due
to any association to a builder or deSigner of potential impOI'tance.
IS4S EL CAMINO REAUlS20ASH STREET, P.A.
MHPA EVAL.,Q1l813-P5
As the structures do not embody distinctive stylistic or architectural characteristics or
methodologies, or possess artistic value, then 1845 EI camino Real and 1820 Ash Street do not
meet CR Criterion 3.
4. It has yielded, or has the potential to yield, information important to the prehistory or f1lstory of
the loea! area, California, or the nation
1845 £1 Camino Real and 1820 Ash Street have not yielded and do not appear to have the
potential to yield any important historic information. Therefore, the property does not meet
CR Criterion 4.
Conclusion
Given:
• The very modest and indistinctive architectural character of these two residence and garage
outbu iIding;
• Plus the lack of any associations to events or persons of identifiable importance to historYi
• Plus the lack of any identified architect] designer or buiIdefj
There is no potential historical or historic architectural importance, either individually or as a
structural group;
Further, and ~gain given the above conclusions1 any potential significance would be in relation to a
larger grouping of resources. Based on a reconnaissance of immediate properties, no potential
grouping Is apparent. There have been marty additions and alterations to surrounding properties
on both the EeR and Ash Street front, the former in particular (fig.l2). Architecturally, relative to
their neighborhood, the two original houses were not unique. As also discussed above, these
structures do not directly assodate with the founding and development of the Town of Mayfield.
Any potential district in this vicinity would probably be based on the historic context of
Mayfield. 50 even if there is any potential district in the vicinity, it is possible that these
properties would not belong.
Furthermore, the CPA database for both of these properties state Ilnonell with respect whether a
historlcdistrict exists in relation to the properties. Beyond such general considerati<msJ the
question of potentialh istoric districts in the vicinity is beyond the scope of this evaluation,
Altogether, as detailed above, the properties at 1845 £1 Camino Real and 1820 Ash Street ili Palo
Alto do not appear to meet any criteria for listing on the CR, so therefore appear ineligible for
the CR.
Signed: ,
~.~~
Mark Hulbert
Preservation Architect
attached: Historical documentatIon (pp7..,10]; Photopages [ppll~13); Summary of Qualifications (pI3)
1845ft <:AMINOREA1II820 ASH STREET,.P.A.
MMPA £VAt..()lIBI~-P6
1845 EL CAMINO REAlll820 ASH STREET , P.A.
MHMEVAt-oU813'-W
I EL .
.. ¥
ASH stREET
Fig.2 -Santa Clara County Assessor's Parcel Map -2012 [north is down)
"MPi.P
at fvergreen ark
. . .
'MAYFIELD
S a nta (ilara Go.,
.{'
CALIFORNIA
Ffg.3 -Map of Evergreen Park -'Aug. 12i 1904 (north is down)
1845 El CAMINO RE.AUI8Z0 ASH STREET, P.A
MHPA EVAl-OlIS13-PS
I84SEt ('..AMINO REALII820 ASH STREET, P.A.
MHPA EVAl".:()jlSI3;..P9
90 at_po required.
• \ittl:1t (Ct .. wld9"). l,noon'$l~.~~tJ,on. 0t . n' 0) Do
the rece).'~(tt w)ll~il18t,i~re~y ao~owied8.4 ...40e~b.rcbygrf.Ult
reJ~lPr'!Jle~t . 8ttu.t~11l tbe .... ¥artleld, C()W)trot sl111t.a ()lal"a~
4.aol"lbttd .... 'to 16 &. . .
II If De
..... \,V-"!!"""t B . Io . 0.. .() v I' a-eO ~rk. e C •
ioUoq ~th)l'~le"t,fBl'~ok12 (~l'Ye) 8Wl' . s,14a Addt t.lo .:aay.,leld. Celir ••
a ",-p ,Of :wh1c,* W$fI< ~~1~dlnt;hq9f~1~$ ()tth$C~~t1R6c~r4e:r of tbe tl»uiiy orS&rl1,a ClaJ"a.'~t~te' orQ·aut9rpt". ~~'VQlwn~' ttKft~~~p:at~;t: .pa~e.7.. .... '. .'
. . . 'l'Q&Vlf ~lI) lrO 1l(,.t4l'to~1l&J.~"4 6r.tl!l'teQ, lie#be1r~ flndtt8s1~ns.
Yil~5$ .''SIft'" .hAit4 t1.d.-. Sand ~(f¥·o~ .. tT4t1~i'1. , . 1~26. . . . .It~ .Sl.lt.U.f'f l~ 'Widow) STAT. o"~CALnoINt. j C9mrr'r '0)' twrrA '~' ss. '01:\ ~b1&.28~~1 ~v9t ,rQ~l\u.\l'Y.j;:,~~~J).~} Ifetqrame t c.~.
. . ...... ' .... ....... .... '. . '. . ..' "'; 1or4.~, aNl)t&r.YP\\l?l.\.~ 1na.1l~·~~r se~<t CO~)lt;YJ p~:r~o.+ly .. pp1t.r'4 , •. 6~t,111't~ li~otlJ i:U~u t9 1'4$ ~o ,be t,bepor5p.q~h,o.e.~' 1. 8\lbB9~1b,(t~ ~. 'tll~;t9:rf)g9~~~ .w8~~~Ii~el\d'e~D()wiedg~d th&v ,abe ' e.Je~~t.dtb.8.wtl.
. . .. , ' ... '., ... ·~Tmis8 JJrj fuiJld )i~ Ott1cJ..)..,IJ.~. .' .. ' '" ....... '. .'. .'. '. . .. . (NO"'IA;t.~) .' . . C~~.1(Jl'4aJ).lfo.tl11'1 P\tbltcin~tQ.r~be '., .... 'c9\U,\ty:·W . ~n~~ ·Cl.rti.St,;.t~· ~fO.Utorm.,.
ti';tg:NG .72&'76 .
, . . . Jl~e~:to~ ~cord att~#~ilu$at 'oi'O.u.torni.a l'acltlo~"tle « f,r'u$tC(lmPAnf ~-~19:S6 at'40iliHP'llt 4q,,,l;o~k P... .
. OHABtts A_ PAm R!cO~DER
fa ~"'09.··. . . .' ttl.· .1 1 ... ;Q .... ;().'!lJ.;~le.'n.. ..... . \~e.Pu.·.··. tv ... ·. :lleOQ .. r .••. d .• r. O1)mpeed \\coG 1{1 ... I..; . c9.lIp~.red book KQ~~-~
Fig.6 -Grant Deed, Sutliff to Brother -April 91 1936
~':"'·'··-... · .... ·· .. ·r ........ .. ... ~~.~~~;... ...... ~ ~... ..'
1845 EL CAMINO REAUlS20 ASH STREET,P.A.
MHPA EV AI.':Oll813· ... PlO
-.-.
~.
1 J I ,
t , ') " ~. . I I
Fig] -1945 Sanborn map (north is down)
1845 El CAMINO REALIl820 ASH STREET, PA
MHPA EVAL-Olt813-PII
"
'FigJl-; 1845 EI Camino Real, current vIew of front (southland westside
1845 EI. CAMINO REAlll820 ASHSTREET; P.A.
MHPA tVAL-OIISI3-P12
Summary of Professional Qualifications
With thirty years asa professional preservation planner, historical architect and architect] the
author's experience includes numerous historic architectural, historic resource and project
evaluations, along with extensive preservation and rehabilit.1tion work, on properties throughout
the San Francisco Bay Area. The author exceeds the Secretary of the Interior's Standards for
Projessional Qualijicutions for historical architecture and architecture, is listed by the CA Historic
Information System (CHRIS) as qualified under Historical Architecture, holds a license to practice
architecture in California, and also holds a certificate In architectural conservation from
International Centre for the Preservation and Restoration of Cultural Property (lCCROM).
1845 EI. CAMINO REALi1820 ASH STREET, P.A.
MHPA EV Al,;..QnBl3,..PI3
@ w
C I T Y O F
PALO
ALT
Agenda Date:
To:
From:
Subject:
.3
April 18, 2013
Architectural Review Board
Clare Campbell, Planner
Architectural Review Board
Staff Report
Department: Planning and
Community Environment
537 Hamilton Ave [13PLN-00087]: Request by Korth Sunseri Hagey
Architects, on behalf of Smith Equities III LLC, for Architectural Review
for a new 14,567 square foot two-story commercial office building with
below grade garage. Zone: CD-C(P). Environmental Assessment: Exempt
from the provisions of the California Environmental Quality Act (CEQA)
per CEQA Guidelines Section 15332.
RECOMMENDATION
Staff recommends that the Architectural Review Board (ARB) recommend the Director of
Planning and Community Environment approve the proposed project, based upon the required
findings (Attachments A & B) and subject to the conditions of approval (Attachment C).
BACKGROUND
. Site Information
The 8,925 square foot project site has an existing one-story, commercially used building. The site
is located in Downtown Palo Alto within the Downtown Parking Assessment District. The site is
bordered by a two-story commercial building on the left (west side) and a three-story office
building on the right, and backs up to the Webster Cowper garage, a five-story public parking
garage. A public access alley is on the right side of the building and provides a pedestrian
connection to the parking garage from Hamilton A venue. The existing development does not
provide on-site parking spaces and was assessed for 18 spaces that were not provided on site, in
association with the existing 4,588 square foot (sf) building. The site is zoned Downtown
Commercial Community with Pedestrian Shopping Combining District.
Project Description
The applicant proposes the demolition of the existing one-story 4,588 square foot structure and
the construction of a new two-story 14,567 square foot office building with one floor of below
grade parking for 19 spaces, utilizing vehicle lifts for 10 spaces. The project would also provide
an open space area with a roof-top terrace.
13PLN-00087 Pagel of 4
The street-facing fa~ade would include a three-story tower element painted red (viewed inside the
building for the first two floors) emphasizing the primary entrance on the right front comer of the
building. The entrance to the below grade parking garage is shown located on the opposite side of
the fa~ade to maintain a balanced ground floor design. The front fa~ade would be comprised of
textured beige colored stone and clear glass with dot frit coating for the for the ground floor base.
Above the ground floor, glazing would extend across the full elevation and would include two
glass sunshades providing screening for the second floor occupants.
The rear and alley side of the building would have similar aesthetic treatments with many tall
inset windows. These two painted ( white) cement plaster elevations would include clear glass,
aluminum panels at each window base, and textured stone at the comers to provider interest. The
west elevation would have a simple treatment with the cement plaster wall painted white would
employ a clear anodized fixed grille treatment.
The project includes a 3,580 sf roof deck with a row of planters separating the mechanical
enclosure from the usable area. The roof deck includes pavers, outdoor furniture, and possibly a
sun shade element. In addition to the roof-top planters, the project includes new landscaping
along the front of the building. The project includes the removal of seven existing non-regulated
trees within the site, and the two London Plane street trees would remain.
The below grade garage would provide 19 parking spaces, with 10 of them utilizing car lifts. In
addition to vehicle parking and long term bike storage, some mechanical uses, including a new
transformer, would be placed within unusable (for vehicle parking) areas of the garage. To
accommodate the new driveway curb-cut to the garage, it appears that two to three on-street
parking spaces would be eliminated.
Please refer to the applicant's project description and plans for additional clarification
(Attachments D and F).
DISCUSSION
Previous Review
The ARB reviewed an earlier project concept on December 20, 2012 in a Preliminary Review. A
repeated comment that was conveyed to the applicant was that the fa~ade needed more
articulation and further development. Other comments made at the meeting were regarding: (1)
relocatiing the transformer to a less intrusive location; (2) making the landscape area usable for
people and not just ornamental; and (3) keeping the roof terrace as a desirable amenity for the
project. Overall the project was well received by the ARB.
Zoning Compliance
A summary indicating the project's confornlance with the Development Standards of the
Commercial Downtown Zone District is provided as Attachment E. The standard for development
of a 100% commercial project in the CD-C zone district is limited to a maximum of 1: 1 (8,925 sf)
for the floor area ratio (F AR). Additional floor area for commercial use is allowed with the use of
Transferrable Development Rights (TDR's). The project's proposed FAR (14,567 sf) complies
Page 2 of4
with the CD-C development standards, given the benefit of TDRs that could allow a total building
floor area of 17,850 square feet (2: 1).
Due to the proximity of a residential zone (RM-40), the project is limited to a 40 foot height limit,
instead of the standard 50 foot lin lit in the CD-C zone district. This height limit impacts the
originally proposed roof-top shade structure. The applicant may choose to remove this completely
or place a shade structure outside the 150 foot distance from the RM-40 residential zoning. This
150 foot boundary falls roughly down the middle of the building, leaving enough room to still
have a shading element on the unaffected area of the roof.
Parking
The proposed project, with 14,567 sf of FAR, requires a total of 58 parking spaces, and with the
inclusion of specific credits, the project qualifies for a reduction in the required on-site parking
spaces. The on-site parking spaces required for this project is based on 4,779 sf and is equal to 19
spaces. The proposed plan includes the required 19 spaces within the below grade garage and
complies with the on-site parking requirements.
Required Spaces before credits 58 spaces
Credits
Assessed Spaces (based on 4,588 sf) 18 spaces
Transfer of Development Rights (based on 5,000 sf) 20 spaces
One-time 200 sf bonus 1 space
Required Spaces after credits 19 spaces
With the recent concerns regarding parking in the downtown, staff also reviews the loss of on
street parking due to new development. For this project, it appears that two to three on-street
spaces would be lost due to the new driveway curb-cut for the garage. To mitigate this loss, the
applicant would be required to pay parking in-lieu fees for the number of spaces lost.
Pedestrian Shopping Combining District
The project is required to conlply with the Pedestrian Shopping Combining District (P), which
requires new construction and building alterations to provide design features intended to create
pedestrian or shopper interest, to provide weather protection for pedestrians, and to preclude
inappropriate or inharmonious building design and siting. The required features include: (1)
Display windows, or retail display areas; (2) Pedestrian arcades, recessed entryways, or covered
recessed areas designed for pedestrian use with an area not less than the length of the adjoining
frontage times 1.5 feet; and (3) Landscaping or architectural design features intended to preclude
blank walls or building faces.
The project includes large windows for the majority of the ground floor elevations, meeting the
retail/display window requirements. For the primary street frontage, the one large window is
separated from the sidewalk by the new landscaping and includes a partial dot frit treatment on
the lower portion of the glazing. The project has 85· feet of street frontage, and therefore is
13PLN-00087 Page 3 of4
required to provide 128 sf of covered recessed area for pedestrian use. The project includes a four
foot overhang along the front elevation, providing 340 sf of covered area, meeting the area
requirement. Staff requests feedback from the ARB on the project's compliance with the
pedestrian friendly elements described.
Downtown Urban Design Guide
The Downtown Urban Design Guide (Guide) provides direction to the applicant, staff and ARB
regarding development and design in the downtown area. The Guide divides the downtown area
into districts, each having a unique identity and design characteristics. The project site is in the
Hamilton Avenue District (Hamilton Avenue), which extends from Alma Street to Middlefield
Road. The Guide recommends promoting this area as "an active mixed use district which
comfortably accommodates larger scale commercial office, civic, and institutional buildings"
while maintaining the "tree-lined pedestrian environment with complementary outdoor amenities
to offset the urban intensity." The proposed commercial office project is consistent with the Guide
and with the open glass design would create a new energy for the street. The new roof-top terrace
and landscaping will also enhance and enliven the site and immediate vicinity.
Context-Based Design Considerations and Findings
In addition to Zoning Compliance and Architectural Review approval findings, Context-Based
Design Considerations and Findings found in PAMC Chapter 18.18 are applicable to projects in
the downtown commercial zone district. The applicable findings are provided in Attachment B,
Draft Context Based Design Findings.
ENVIRONMENTAL REVIEW
Pursuant to California Environmental Quality act (CEQA), this project is Categorically Exempt
under CEQ A Guidelines Section 15332 (In-fill Development Projects). The proposed project
would not result in any new significant effects relating to traffic, noise, air quality or water
quality.
ATTACHMENTS
Attachment A: Draft ARB Findings
Attachment B: Draft Context-Based Design Findings
Attachment C: Draft Conditions of Approval
Attachment D: Project Description*
Attachment E: Zoning Compliance Table
Attachment F: Development Plans (Board Members Only)*
* Prepared by Applicant; all other attachments prepared by Staff
COURTESY COPIES
Lund Smith: lund@wsjproperties.com
Prepared By: Clare Campbell, Planner
Manager Review: Amy French, Chief Planning Official
13PLN-00087 Page 4 of 4
ATTACHMENT A
FINDINGS FOR APPROVAL
537 Hamilton Avenue / File No. 13PLN-00087
Architectural Review Findings (PAMC 8.76.020)
(1)
(2)
(3)
(4)
(5)
(6)
(7)
(8)
The design is consistent and compatible with applicable elements of the Palo Alto
Comprehensive Plan. This finding can be made in the affirmative in that the project
incorporates quality design that recognizes the importance of the area as described in the
Comprehensive Plan. The project is also consistent with The Palo Alto Comprehensive
Plan policies related to business and economics. The Comprehensive Plan encourages
owners to upgrade or replace existing commercial properties so that these commercial
areas are more competitive and better serve the community.
The design is compatible with the immediate environment of the site. This finding can be
made in the affirmative in that the existing env~ronment is comprised of buildings of
various height, including 2-5 stories (parking garage and adjacent commercial buildings)
and the proposed building, with its scale, massing, and architectural style, fits within this
context.
The design is appropriate to the function of the project. This finding can be made in the
affirmative in that the design of the new building is consistent with modem commercial
buildings and creates an attractive new building for the site.
In areas considered by the board as having a unified design character or historical
character, the design is compatible with such character. This finding can be made in the
affirmative in that the project is generally consistent with the Downtown Urban Design
Guide.
The design promotes harmonious transitions in scale and character in areas between
different designated land uses. This finding is not applicable to this project.
The design is compatible with approved improvements both on and off the site. This
finding can be made in the affirmative in that the project is compatible with the
surrounding office and retail uses of the downtown commercial area.
The planning and siting of the various functions and buildings on the site create an
internal sense of order and provide a desirable environment for occupants, visitors and the
general community. This finding can be made in the affirmative in that the building
amenities (open space, parking, entry, etc.) are accessible and attractive to users.
The amount and arrangement of open space are appropriate to the design and the function
of the structures. This finding can be made in the affimlative in that the project provides an
open space area with a roof-top terrace for visitors and tenants that is functional and
desirable.
Page 1 of2
ATTACHMENT A
(9) Sufficient ancillary functions are provided to support the main functions of the project and
the same are compatible with the project's design concept. This finding can be made in
the affirmative in that the open space is compatible with the project's design.
(10) Access to the property and circulation thereon are safe and convenient for pedestrians,
cyclists and vehicles. This finding can be made in the affirmative in that the building is
easily approachable by all modes of transportation and the circulation is safe.
(11) Natural features are appropriately preserved and integrated with the project. This finding
can be made in the affirmative in that the proposed tree removals are supported by the city
staff and are not considered significant as to require retention. The new landscape plan for
the street frontage will create a new natural area that would be desirable and attractive.
(12) The materials, textures, colors and details of construction and plant material are
appropriate expression to the design and function. This finding can be made in the
affirmative, see Findings 2, 3, 4 and 13.
(13) The landscape design concept for the site, as shown by the relationship of plant masses,
open space, scale, plant forms and foliage textures and colors create a desirable and
functional environment. This finding can be made in the affirmative in that the project
includes a landscaped street frontage and provides planters on the roof-top terrace to
enhance the building.
(14) Plant material is suitable and adaptable to the site, capable of being properly maintained
on the site, and is of a variety which would tend to be drought-resistant to reduce
consumption of water in its installation and maintenance. This finding can be made in the
affirmative in that the selected landscaping (planters and frontage area) is relatively low
maintenance and drought tolerant.
(15) The project exhibits green building and sustainable design that is energy efficient, water
conserving, durable and nontoxic, with high-quality spaces and high recycled content
materials. This finding can be made in the affirmative in that the project intends to utilize
low-e glazing, sunshades, low-flow toilets, highly efficient mechanical systems, drought
tolerant plantings, and other construction materials with recycled content.
(16) The design is consistent and compatible with the purpose of architectural review as set
forth in subsection 18. 76.020(a). This finding can be made in the affirmative in that the
project design promotes visual environments that are of high aesthetic quality and variety.
Page 2 of2
ATTACHMENTB
FINDINGS FOR APPROVAL
CONTEXT-BASED DESIGN CONSIDERATIONS AND FINDINGS
537 Hamilton Avenue / File No. 13PLN·00087
Pursuant to PAMC 18.18.110(b), in addition to the findings for Architectural Review contained
in PAMC 18.76.020(d), the following additional findings haye been made in the affirmative:
(1) Pedestrian and Bicycle Environment. The design of new projects shall promote
pedestrian walkability, a bicycle friendly environment, and connectivity through design
elements. This finding can be made in the affirmative in that a covered walkway for
pedestrians is provided along the street frontage and bike racks are provided near the
building entrance. The project also includes bike lockers in the garage to support the
bicycle environment.
(2) Street Building Facades. Street facades shall be designed to provide a strong relationship
with the sidewalk and the street(s), to create an environment that supports and encourages
pedestrian activity through design elements. This finding can be made in the affirmative in
that the facade includes glazing and a covered area along the street frontage creating a
cOlmection to the sidewalk and street.
(3) Massing and Setbacks. Buildings shall be designed to minimize massing and conform to
proper setbacks. This finding can be made in the affirmative in that the project has
incorporated articulation that facilitates the appearance of reducing the mass of the building.
(4) Low-Density Residential Transitions. Where new projects are built abutting existing
lower scale residential development, care shall be taken to respect the scale and privacy of
neighboring properties. This finding does not apply.
(5) Project Open Space. Private and public open space shall be provided so that it is usable
for residents, visitors, and/or employees of the site. This finding can be made in the
affirmative in that the project provides open space with the roof-top for tenants and visitors
that is functional and desirable.
(6) Parking Design. Parking needs shall be accommodated but shall not be allowed to
overwhelm the character of the project or detract from the pedestrian environment. This
finding does not apply. This finding can be made in the affirmative in that the project's
parking is located within the below-grade garage and does not detract from the above grade
development or conditions.
(7) Large (Multi-Acre) Sites. Large sites (over one acre) shall be designed so that street,
block, and building patterns are consistent with those of the surrounding neighborhood.
This finding does not apply.
ATTACHMENTB
(8) Sustainability and Green Building Design. Project design and materials to achieve
sustainability and green building design should be incorporated into the project. This
finding can be made in the affirmative in that the project intends to utilize low-e glazing,
sunshades, low-flow toilets, highly efficient mechanical systems, drought tolerant
plantings, and other construction materials with recycled content.
DRAFT
CONDITIONS OF APPROVAL
135 Hamilton Avenue / File No. 11PLN-00463
PLANNING & COMMUNITY ENVIRONMENT
ATTACHMENT C
The Architectural Review Board (date, 2013) recommended approval of the application
referenced above, and the Director of Planning and Community Environment (Director)
approved the project on date, 2013.
Proj ect Planner: Clare Camp bell
PLANNING DIVISION
1. The project shall be in substantial conformance with the approved plans and related
documents received April 8, 2013 (and revised sheets received April 10, 2013), except as
modified to incorporate these conditions of approval.
2. The Conditions of Approval document shall be printed on all plans submitted for building
permits related to this project.
3. The proposed roof-top sunshade exceeds the 40 foot height linlit and is not approved as
part of this project. The applicant shall submit a revised plan for the sunshade, if still
desired, to staff for review and approval.
4. The current project is approved to use the one-time 200 square foot FAR bonus, as
permitted per PAMC 18.l8.070(a)(1), and cannot utilize this bonus again for any future
development.
5. New construction and alterations in the CD-C zoning district shall be required to design
ground floor space to accommodate retail use and shall comply with the provisions of the
Pedestrian (P) combining district.
6. The proposed project requires 5,000 square feet of Transfer of Development Rights (TDR).
Prior to building permit. submittal, the applicant shall provide sufficient information so that
the Director of Planning and Community Environment can issue written confirmation of
the transfer, which identifies both the sender and receiver sites and the amount of TDRs
which have been transferred. This confirmation shall be recorded in the' office of the
county recorder prior to the issuance of building permits and shall include the written
consent or assignment by the owner(s) of the TDRs where such owner(s) are other than the
applicant
7. Development Impact Fees, estimated at $279,461.42, shall be paid prior to the issuance of
the project's building permit.
Page 1 of 13
ATTACHMENT C
8. For anyon-street parking spaces that are removed to accommodate the project's driveway
curb-cut, the applicant . shall be required to pay parking in-lieu fees for the number of
spaces lost. This fee shall be due to the City prior to the issuance of the project's building
permit.
9. The applicant shall be required to submit a Transportation Demand Management plan to be
approved by the Director of Planning and Community Environment prior to the issuance of
building permits for the site. The plan shall include provisions such as passes or subsidies
for all employees of the commercial space for using public transit, in addition to car
sharing, bike facilities, transportation information kiosks, and the designation of a
transportation demand coordinator for the building.
10. All future signage for this site shall be submitted for Architectural Review.
11. The project approval shall be valid for a period of one year from the original date of
approval. In the event a building permit(s), if applicable, is not secured for the project
within the time limit specified above, the ARB approval shall expire and be of no further
force or effect. Application for extension of this entitlement may be made prior to the one
year expiration.
12. Government Code Section 66020 provides that project applicant who desires to protest the
fees, dedications, reservations, or other exactions imposed on a development project must
initiate the protest at the time the development project is approved or conditionally
approved or within ninety (90) days after the date that fees, dedications, reservations or
exactions are imposed on the project. Additionally, procedural requirements for protesting
these development fees, dedications, reservations and exactions are set forth in Government
Code Section 66020. IF YOU FAIL TO INITIATE A PROTEST WITHIN THE 90-DAY
PERIOD OR TO FOLLOW THE PROTEST PROCEDURES DESCRIBED IN
GOVERNMENT CODE SECTION 66020, YOU WILL BE BARRED FROM
CHALLENGING THE VALIDITY OR REASONABLENESS OF THE FEES,
DEDICATIONS, RESERVATIONS, AND EXACTIONS.
13. This matter is subject to the Code of Civil Procedures (CCP) Section 1094.5, and the time
by which judicial review must be sought is governed by CCP Section 1094.6.
14. To the extent permitted by law, the Applicant shall indemnify and hold harmless the City,
its City Council, its officers, employees and agents (the "indemnified parties") from and
against any claim, action, or proceeding brought by a third party against the indemnified
parties and the applicant to attack, set aside or void, any permit or approval authorized
hereby for the Project, including (without limitation) reimbursing the City its actual
attorney's fees and costs incurred in defense of the litigation. The City may, in its sole
discretion, elect to defend any such action with attorneys of its own choice.
Page 2 of 13
ATTACHMENT C
PUBLIC~ORKSENGINEERING __________________________________ _
15. OFF SITE IMPROVEMENTS: As part of this project, the applicant, at minimum, will be
required to repave (2-inch grind and pave) the full width of Hamilton A venue and install all
new sidewalk, curb, gutter, driveway approach and alleyway pavements in the public right
of-way along the project boundaries per Public Works' latest standards and/or as instructed
by the Public Works Inspector. 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 for Construction in the Public Right-of-Way ("Street Work Permit") from Public
Works at the Development Center.
16. 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 City Public Works'
arborist at 650-496-5953 to arrange a site visit so he can determine what street tree work
will be required for this project. The site or tree plan must show street tree work that the
arborist has determined including the tree species, size, location, staking and irrigation
requirements. Any removal, relocation or planting of street trees; or excavation, trenching
or pavement within 10 feet of street trees must be approved by the Public Works' arborist.
The plan must note that in order to do street tree work, the applicant must first obtain a
Permit for Street Tree Work in the Public Right-of-Way ("Street Tree Permit") from Public
Works' Urban Forestry.
17. STORM WATER RUNOFF SYNOPSIS: Provide a synopsis of pre and post-development
storm water runoff flows and drainage systems. Summarize existing storm water drainage
patterns such as where the existing site runoff drains to. Explain the increase in the site
storm water runoff flow for post-development. Show justification that the existing City
storm water drainage system has the capacity to handle the increase in the flow.
18. DRAINS FOR PARKING STRUCTURE: Any drains within the covered parking area shall
be connected to an oil separator then to sanitary sewer lines. Storm water runoff from any
exposed surface without canopies need to be connected to a storm drain system.
19. STORM WATER TREATMENT: The City recommends that storm water runoff from the
site be treated before discharging to the City storm drain system using treatment measures
comparable to low impact development methods such as biotreatment -filtering storm
water through vegetation and soils before discharging to the storm drain system.
The following comments are provided to assist the applicant at the building permit phase. You
can obtain various plan set details, forms and guidelines from Public Works at the City'S
Development Center (285 Hamilton Avenue) or on Public Works' website:
http://www.cityofpaloalto.org/depts/pwd/forrtls-permits.asp
Include in plans submitted for a building permit:
20. GRADING & EXCAVATION PERMIT: For excavation of the below grade parking
structure, a Grading and Excavation Permit needs to be obtained from PWE at the
Page 3 of 13
ATTACHMENTC
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 drawi'ngs in the
building permit set drawings. Indicate the amount of soil to be cut and filled for the
project. http://www.cityofpaloalto.orglcivicax/filebankldocumentsI11695
21. 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.
22. 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.
23. SOILS REPORT: A detailed site-specific soil report prepared by a li~ensed soils or geo
technical engineer must be submitted which includes information on water table and sub
grade construction issues. Measures nlust 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.
24. 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
at Development Center as part of a Permit for Construction in the Public Right-of-Way.
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 inlmediately 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 w~ter to be tested for contaminants prior to initial discharge and at intervals
Page 4 of 13
ATTACHMENT C
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.
25. BASEMENT DRAINAGE: Due to high groundwater throughout much of the City, PWE
prohibiting the pumping and discharging 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.
26. BASEMENT SHORING: Shoring for the basement excavation, including tiebacks, must
not extend onto adjacent private property or into the County right-of-way without having
first obtained written permission from the private property owners and/or an Encroachment
Permit from the County.
27. BEST MANAGEMENT PRACTICES (BMP's): The applicant is required to submit a
conceptual site grading and drainage plan that conveys site runoff to the nearest adequate
municipal storm drainage system. In order to address potential storm water quality
impacts, the plan shall identify BMP's to be incorporated into the Storm Water Pollution
Prevention Plan (SWPPP) that will be required for the project. The SWPPP shall include
permanent BMP's to be incorporated into the project to protect storm water quality.
(Resources and handouts are available from PWE. Specific reference is made to Palo
Alto's companion document to "Start at the Source", entitled "Planning Y our Land
Development Project"). The elements of the PWE-approved conceptual grading and
drainage plan shall be incorporated into the building permit plans.
28. The developer shall require its 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).
29. The applicant is required to paint the "No Dumping/Flows to San Francisquito Creek" logo
in blue color on a white background, adjacent to all storm drain inlets. Stencils of the logo
are available from the Public Works Environmental Compliance Division, which may be
contacted at (650) 329-2598. A deposit may be required to secure the return of the stencil.
Include the instruction to paint the logos on the construction grading and drainage plan.
Include maintenance of these logos in the Hazardous Materials Management Plan, if such a
plan is part of this project.
30. 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.
http://www.cityofpaloalto.org/civicax/filebankldocuments/2732
Page 5 of 13
ATTACHMENT C
31. IMPERVIOUS SURFACE AREA: Since the project will be creating or replacing 500
square feet or more of impervious surface, the applicant shall provide calculations of the
existing and proposed impervious surface areas. The calculations need to be filled out in
the Impervious Area Worksheet for Land Developments form which is available at the
Development Center or on our website, then submitted with the building pemlit
application.
http://www.cityofpaloalto.org/civicax/filebankidocuments/2718
32. 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."
33. LOGISTICS PLAN: The contractor must submit a logistics plan to PWE prior to
commencing work that addresses all impacts to the City's right-of-way, including, but not
limited to: pedestrian control, traffic control, truck routes, material deliveries, contractor's
parking, concrete pours, crane lifts, work hours, noise control, dust control, storm water
pollution prevention, contractor's contact, noticing of affected businesses, and schedule of
work. The plan will be part of the building permit submittal.
http://www.cityofpaloalto.org/civicaxlfilebankidocuments/2719
34. 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.
SOLID~ASTE ____________________________________________ ___
The following issues must be addressed in building plans prior to final approval by tbis
department:
General Comments:
• Push service may be required to deliver bins and carts to the curb for pick up
• Service Levels: Garbage -I-yard bin, Recycling -2-yard bin, Compostables 96-gallon
cart.
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 fronl abutting residences as is reasonably
Page 6 of 13
ATTACHMENTC
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 con1patible 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.
PAMC 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.
All Services:
1. 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 lin1it 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 Yard Waste/Compostables cart/bin location and sizing
Office Building
The proposed commercial development must follow the requirements for recycling container
spacel . Project plans must show the placement of recycling containers, for example, within the
details of the solid waste enclosures. Collection space should be provided for built-in recycling
containers/storage on each floor/office or alcoves for the placement of recycling containers.
• 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
1 In accordance with the California Public Resources Code, Chapter 18, Articles 1 and 2
Page 7 of 13
ATTACHMENT C
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 of20' 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.
PAMC 16.09.180(b)(10) Dumpsters for New and Remodeled Facilities
New buildings and residential developments providing centralized solid waste collection, except
for single-fanlily and duplex residences, shall provide a covered area for a bin/dumpster. The
area shall be adequately sized for all waste streams (garbage, recycling, and yard
waste/compostables) and designed with grading or a berm system to prevent water runon and
runoff from the area.
Covered Dumpsters, Recycling and Tallow Bin Areas PAMC, 16.09.075( q)(2)
1. Newly constructed and remodeled Food Service Establishments (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 tallow.
2. The area shall be designed and shown on plans to prevent water run-on to the area and
runoff from the area.
3. 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
Grease Control Device (GCD).
4. If tallow is to be stored outside then an adequately sized, segregated space for a tallow
bin shall be included in the covered area.
5. These requirements shall apply to remodeled or converted facilities to the extent that the
portion of the facility being remodeled is related to the subj ect of the requirement.
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 projects.
PAMC 5.24.030 Construction and Demolition Debris (CDD)
Covered proj ects 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.
Page 8 of 13
ATTACHMENT C
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.
URBAN
Retain and protect street trees as described in the arborist report. All measures identified in the
Tree Protection Report on Sheet T-1 and the approved plans shall be implemented, including
inspections and required watering of trees.
ENVIRONMENTALSERVICES __________________________________ __
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
Prior approval shall be obtained from the city engineer or designee to discharge water pumped
from construction sites to the storm drain. The city engineer or designee may require gravity
settling and filtration upon a determination that either or both would improve the water quality of
the discharge. Contaminated ground water or water that exceeds state or federal requirenlents for
discharge to navigable waters may not be discharged to the storm drain. Such water may be
discharged to the sewer, provided that the discharge limits contained in Palo Alto Municipal
Code (16.09.040(m)) are not exceeded and the approval of the superintendent is obtained prior to
discharge. The City shall be compensated for any costs it incurs in authorizing such discharge, at
the rate set forth in the Municipal Fee Schedule.
PAMC 16.09.180(b)(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 single-family and duplex residences, shall provide a covered area for a dumpster. The area
shall be adequately sized for all waste streams and designed with grading or a berm systenl 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 roofing, copper metal gutters, copper metal down
spouts, and copper 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 from this
prohibition. Replacement roofing, gutters and downspouts on historic structures are exempt,
provided that the roofing material used shall be prepatinated at the factory. For the purposes of
this exemption, the definition of "historic" shall be limited to structures designated as Category 1
or Category 2 buildings in the current edition of the Palo Alto Historical and Architectural
Resources Report and Inventory.
PAMC 16.09.175(k) (2) Loading Docks
Page 9 of 13
ATTACHMENT C
(i) Loading dock drains to the storm drain 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.
(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 run-on by berms and/or grading. Appropriate wastewater treatment approved by the
Superintendent shall be provided for all rainwater contacting the loading dock site.
PAMC 16.09.180(b )(5) Condensate from HV AC
Condensate lines shall not be connected or allowed to drain to the storm drain system.
P AMC 16.09.180(b )(b) Copper Piping
Copper, copper alloys, lead and lead alloys, including brass, shall not be used in sewer lines,
connectors, or seals coming in contact with sewage except for domestic waste sink traps and
short lengths of associated connecting pipes where alternate materials are not practicaL The plans
must specify that copper piping will not be used for wastewater plumbing.
Undesignated 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 need to meet all requirements that would have been applicable during
design and construction.
UTILITIES -ELECTRICAL ENGINEERING ----------------------------------
The Utilities will require space on the private property for installing a pad mounted transformer
to serve the proposed building at the above location. Pad mounted transformer location must be
shown on the plans. Utilities will· require a minimum clearance of 8' in the front and 3' around
the transformer. Public Utility Easements shall be granted as required by the City. Any extension
of the power distribution lines/relocation of existing utilities or offsite modification that needs to
be done for providing electric service to the building will be at applicant's expense. Any non
standard installation requested by the applicant shall be treated as a "Special Facilities" and in
that case special facility charges will become applicable. Applicant shall provide preliminary
electric load calculations for sizing the transformer. Transformer procurement lead time is 6-8
months. Utilities will provide detailed comments and cost estimates when plans are submitted to
the Building Department for review and approvaL
WATER -GAS -WASTEWATER ENGINEERING -----------------------------
PRIOR TO ISSUANCE OF DEMOLITION PERMIT
1. Prior to demolition, the applicant shall submit the existing water/wastewater fixture unit
Page 10 of l3
ATTACHMENTC
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
renloved.
FOR BUILDING PERMIT
3. The applicant shall submit a completed water-gas-wastewater service cOlmection
application -load sheet for each unit for City of Palo Alto Utilities. The applicant must
provide all the infomlation requested for utility service demands (water in fixture
units/g.p.m., gas in b.t.u.p.h, and sewer in fixture units/g.p.d.). The applicant shall provide
the existing (prior) loads, the new loads, and the combined/total loads (the new loads plus
any existing loads to remain).
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 new utilities, meters, backflow preventers, fire service requirements,
sewer mains, sewer cleanouts, sewer lift stations, utilities to be abandoned, and any other
required utilities structures. Trees and other obstructions must also be shown on the plans.
5. The applicant must show on the site plan the existence of any auxiliary water supply, (i.e.
water well, gray water, recycled water, rain catchment, water storage tank, etc).
6. The applicant shall be responsible for installing and upgrading the existing utility mains
and/or services as necessary to handle anticipated peak loads. This responsibility includes all
costs associated with the design and construction for the installation/upgrade of the utility
mains and/or services.
7. 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 services will provide
the domestic, irrigation, fire flows, and wastewater capacity needed to service the
development and adjacent properties during anticipated peak 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.
8. For contractor installed or abandoned water and wastewater mains or services, the
applicant shall submit to the WOW engil1eering 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
right-of-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,
Page 11 of 13
ATTACHMENTC
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 inlprovement 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 (as-builts) of the contractor installed water
and wastewater mains and services per City of Palo Alto Utilities record drawing procedures.
F or contractor installed services the contractor shall install 3 M marker balls at each water or
wastewater service tap to the main and at the City clean out for wastewater laterals.
9. An approved reduced pressure principle assembly (RPPA backflow preventer device) is
required for all existing and new water connections from Palo Alto Utilities to comply with
requirements of California administrative code, title 17, sections 7583 through 7605
inclusive. The RPP A shall be installed on the owner's property and directly behind the water
meter within 5 feet of the property line. RPPA's for domestic service shall be lead free. Show
, the location of the RPP A on the plans.
10. An approved reduced pressure detector assembly is required for the existing or new water
connection for the fire system to comply with requirements of California administrative code,
title 17, sections 7583 through 7605 inclusive (a double detector asselnbly may be allowed
for existing fire sprinkler systems upon the CPAU's approval). reduced pressure detector
assemblies shall be installed on the owner's property adjacent to the property line, within 5'
of the property line. Show the location of the reduced pressure detector assembly on the
plans.
11. All backflow preventer devices shall be approved by the WGW engineering division.
Inspection by the utilities cross connection inspector is required for the supply pipe between
the meter and the assembly.
12. Existing wastewater laterals that are not plastic (ABS, PVC, or PE) shall be replaced at
the applicant's expense.
13. Existing water services that are not a currently standard nlaterial shall be replaced at the
applicant's expense.
14. 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.
15. Each unit or place of business shall have its own water and gas meter shown on the plans.
Each parcel shall have its own water service, gas service and sewer lateral connection shown
on the plans.
16. A separate water meter and backflow preventer is 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.
Page 12 of 13
ATTACHMENTC
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.
17. All existing water and wastewater services that will not be reused shall be abandoned at
the main per WGW utilities procedures.
18. Utility vaults, transformers, utility cabinets, concrete bases, or other structures can not be
placed over existing or new water, gas or wastewater mains/services. Maintain l' horizontal
clear separation from the vault/cabinet/concrete base to utilities as found in the field. If there
is a conflict with utilities, Cabinets/vaultslbases shall be relocated from the plan location as
needed to meet field conditions. Trees may not be planted within 10 feet of water, gas or
wastewater mains/services or meters. New water, gas or wastewater services/meters nlay not
be installed within 10' or existing trees. Maintain 10' between new trees and new water, gas
and wastewater services/mains/meters.
19. 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.
20. All utility installations shall be in accordance with the City of Palo Alto utility standards
for water, gas & wastewater.
Page 13 of 13
Attachment D
K 0 R T H SUNSERI HAG E Y A [RC H ITEC TS
537 Hamilton Avenue
April 8,2013
Project Description
The proposed project is a 14,567 square foot office building with parking below the
building.
The site is bounded by two public right of ways which provides a unique opportunity to
design a mid-block building with windows on three sides. A 10 foot setback is
provided on Hamilton Avenue.
Parking is proposed 1/2 level below-grade, providing parking for 18 cars, with two
office floors beginning 1/2 level above grade.
The proposed building design presents a layered building elevation facing Hamilton
Avenue. The elevation is composed of a textured stone plane with a projecting glass
volume expressed at the second floor. This south facing elevation provides a unique
opportunity to create a very transparent building skin, shaded by cable supported
glass sunshades. The glass system is composed of very high quality components,
including clear low e vision glass, opaque spandrel glass, patterned glass with a
ceramic frit, and features spider fittings to anchor the glass. The cable supported
sunshades are translucent laminated glass. The glass volume extends upward to
create a transparent parapet, allowing views to and from a garden terrace. The solid
layer of the Hamilton elevation is clad with textured stone panels, offering a distinct
contrast to the glass system. The north and east elevations are composed of plaster
with a window system consisting of clear low e glass, spandrel glass and painted
aluminum panels. The expansive window line will create an inspiring work space with
abundant natural light.
The northeast corner of the building features vertical panels of the same textured
stone installed on the Hamilton elevation, marking this mid-block pedestrian
intersection.
The parking entrance is located at grade on the west side of the site, the lobby
entrance is also at grade on the east side of the site, with a central bay with office
space located 1/2 level above-grade at the center of the site on Hamilton Avenue. A
large opening is proposed at the exterior wall on the western property line adjacent to
the parking entrance to provide natural light to the first floor office space and to the
adjacent property. Ver1:ical circulation elements including an elevator, stair and
landings at each floor are expressed as a cubic volume extending through all levels of
the building at the southeast corner, rendered in red. Featuring this taller vertical
element at this corner of the site emphasizes the building entrance and vertical
circulation, while providing a scale reference to the taller building directly to the east of
the site. .
65·0 CALIFORNIA
FOUR"rH FLOOR
SAN FRANCISCO
94 108-2708
415-954-1970
41 ~':H'JS4 ··1 960
WWW.KSHA.COM
The landscape design on the ground level will incorporate a modern planting aesthetic
sensitive to storm water treatment, water efficiency, and sustainable biodiversity and
increase the available bike parking for the project.
The roof deck will provide quality outdoor open space for tenants in the building. The
roof deck will also feature modular outdoor seating for flexible event programming and
employee respite, precast planters to screen the unoccupied area of the roof, and rich
accent paving to compliment the featured materials of the building facades. A tensile
shade structure will offer cover and shade for roof occupants.
" Sustainable features include high performance glazing, sunshades, highly efficient
mechanical systems, low flow toilet fixtures and drought tolerant planting featured at
the center of the site adjacent to Hamilton Avenue.
Campbell, Clare
From:
Sent:
To:
Cc:
Subject:
Attachments:
Clare,
Amanda Borden <aborden@ksha.com>
Friday, March 01, 2013 11:50 AM
Campbell, Clare
'Lund Smith'; Boyd Smith; tkorth@ksha.com
537 Hamilton -Greenbuilding Design
PaloAltoGB_CALGreen_537 Hamilton.xls
Please see below for a summary of the greenbuilding design elements as well as the attached preliminary Cal green
spreadsheet for 537 Hamilton.
Building Materials
The exterior skin of the office building will feature high-performance low-e glazing (both clear & with solid & dot frit
coatings) on three sides in addition to glass sunshades at the south elevation to control light transmittance. The
building's structure will be supported by steel & concrete --both having the opportunity for recycled content.
Building Components
.Bicycle parking (both a secured room/lockers & racks) is provided at the ground floor and within the parking garage
below grade. Stormwater treatment occurs at grade at the front of the building. A rooftop garden is proposed above
the second floor of office. The roof deck will provide quality outdoor open space for tenants in the building as well as
feature modular outdoor seating for flexible event programming and employee respite, precast planters to screen the
unoccupied area of the roof, and rich accent paving to compliment the featured materials of the building facades. A
tensile shade structure will offer cover and shade for roof occupants. Additional sustainable features include highly
efficient mechanical systems, low flow toilet fixtures, drought tolerant planting.
Thank you,
Amanda Borden
Korth Sunseri Hagey Architects
650 California Street, Fourth Floor
San Francisco, CA 94108
Phone: 415.954.1960 X 247
Fax: 415.954.1970
Email: aborden(a1ksha.com
1
STANDARDS
I DEVELOPMENT
I Minimum Building Setback
Front Yard
i Rear Yard
!
Interior Side Yard
Maximum Site Coverage
(building footprint)
Maximum Height
ZONING COMPLIANCE TABLE
537 Hamilton Avenue / File No. 13PLN-00087
CD-CZONE
STANDARD PROPOSED
PROJECT
7' 10'
Hamilton Ave Special Setback
None Required none
None Required none
None Required 8,075 sf /90%
40' 35' -6"
ATTACHMENT E
CONFORMS
Yes
Yes
Yes
Yes
Yes
Daylight Plane Same as abutting residential Not Applicable Yes
zones
Floor Area Ratio (FAR) 8,925 sf (standard 1:1 allowance) 14,567 sf No
17,850 sf (with TDR's)
Parking Requirement 58 spaces 19 spaces Yes*
(within the Downtown Parking 1 space1250 sf commercial area .
Assessment District)
Bicycle Parking 6 spaces Long Term: 4 Yes
1 space/commercial 2,500 sf Short Term: 3
*Parking summary:
Required Spaces before credits 58 spaces
Credits
Assessed Spaces (based on 4,588 sf) 18 spaces
Transfer of Development Rights (based on 5,000 sf) 20 spaces
One-time 200 sf bonus 1 space
Required Spaces after credits 19 spaces
Page 1 of 1