Loading...
The URL can be used to link to this page
Your browser does not support the video tag.
Home
My WebLink
About
2013-08-01 Architectural Review Board Agenda Packet
City of Palo Alto Page 1 =================MEETINGS ARE CABLECAST LIVE ON GOVERNMENT ACCESS CHANNEL 26====================== Thursday, August 1, 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 Jason Nortz, 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. 211 Quarry Road [12PLN-00350]: Request by Rachel de Guzman, on behalf of the Trustees of the Leland Stanford Jr. University, for Architectural Review, with Sign Exceptions, of two directional signs, one monument sign and one projecting wall sign for the Hoover Pavilion medical building at the Stanford Medical Center. Zone District: Hospital District (HD). Environmental Assessment: Exempt from the provisions of CEQA, 15301 (Existing Facilities) upon the determination that the project complies with the Secretary’s Standards for Rehabilitation. 2. 215 Quarry Road [13PLN-00202]: Request by Rachel de Guzman, on behalf of the Trustees of the Leland Stanford Jr. University, for Architectural Review, with Sign Exceptions, for two projecting wall signs for a parking garage at the Stanford Medical Center. Zone District: Hospital District (HD). Environmental Assessment: Exempt from the provisions of CEQA, 15301 (Existing Facilities). CONTINUED BUSINESS. Major Reviews: 3. 405 Curtner Avenue [13PLN-00098]: Request by Salvatore Caruso on behalf of Zhen Zhen Li for Architectural Review of a new 7,425 sq. ft., three-story building with six residential condominium units on a vacant, 12,375 sq. ft. site. Zone District: Residential Multiple-Family (RM-30). Environmental Assessment: Exempt from the provisions of the California Environmental quality Act (CEQA) per CEQA Guidelines Section 15303. 4. 711 El Camino Real [13PLN-00017]: Request by HKS on behalf of Pacific Hotel Management LLC for Architectural Review of the demolition of a 3,200 sq.ft. commercial building and construction of a new 4-story, 22,957 sq.ft. hotel with 23 guest units, including one level partially submerged parking facility, on a 0.26 acre site. Zone District: Service Commercial (CS). Environmental Assessment: A draft Initial Study and Negative Declaration have been prepared and the public comment period is April 26, 2013 to May 26, 2013. NEW BUSINESS. Major Reviews: 5. 611 Cowper Street [13PLN-00259]: Request by Ken Hayes of The Hayes Group for Architectural Review to allow the demolition of two buildings (2,208 sq.ft. plus 6,053 sq.ft.) and construction of a new 34,703 sq.ft., four-story, mixed used building (three floors commercial and one floor residential) with below grade parking facilities on a 13,992 sq.ft. site. Zone District: Downtown Commercial Community with Pedestrian Combining District (CD- C(P)). Environmental Assessment: Exempt from the provisions of the California Environmental Quality Act (CEQA) per CEQA Guidelines Section 15332. City of Palo Alto Page 3 6. 3159 El Camino Real [13PLN-00040]: Request by FGY Architects on behalf of Portage Avenue Portfolio, LLC for Site and Design Review of the demolition of x sq.ft. a new 74,122 square foot four-story mixed use project with 48 residential units. The proposal also includes Design Enhancement Exceptions for height, and build to lines as well as a Conditional Use Permit for the parcel to exceed the 5,000 square foot limit for office space. Environmental Assessment: A Mitigated Negative Declaration has been prepared in accordance with the California Environmental Quality Act (CEQA). Zone district: Service Commercial (CS). STUDY SESSION. 7. 250 Hamilton Avenue: Palo Alto City Hall: Request by Phil Ciralsky of the City of Palo Alto Public Works Engineering for study session review of new exterior signage for City Hall located at 250 Hamilton Avenue. Zone District: PF BOARD MEMBER BUSINESS AND ANNOUNCEMENTS. REPORTS FROM OFFICIALS. Subcommittee Members: Naseem Alizadeh and Randy Popp SUBCOMMITTEE: 8. Site Visit to see Cooper LED lights – Two different types of fixtures are located at Gilman Street and Forest Avenue. STAFF ARCHITECTURAL REVIEW: Project Description: Installation of one non-illuminated blade sign for San Mateo Credit Union Applicant: Paul Maynes Address: 616 Ramona Street (13PLN-00264] Approval Date: 7/22/13 Request for hearing deadline: 8/5/13 Project Description: Replacement of glass façade, including sunshades, of an existing solarium on the 4th floor Applicant: Ellis A. Schoichet, AIA Address: 101 University Avenue [13PLN-00226] Approval Date: 7/23/13 Request for hearing deadline: 8/5/13 Project Description: Installation of one halo illuminated wall sign Applicant: Melody Wuest Address: 180 El Camino Real [13PLN-00224] Approval Date: 7/23/13 Request for hearing deadline: 8/5/13 City of Palo Alto Page 4 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. CITY 0 F PA 0 ALTO Agenda Date: To: From: Subject: August 1, 2013 Architectural Review Board Russ Reich, Senior Planner .3 Architectural Review Board Staff Report Department: Planning and Community Environment 405 Curtner Avenue [13PLN-00098]: Request by Salvatore Caruso on behalf of Zhen Zhen Li for Architectural Review of a new 7,425 square foot, three story, six unit, residential condominium complex. Each unit will be provided with 4 balconies and a private at grade patio and a two car garage. Environmental Assessment: Exempt from the provisions of the California Environmental Quality Act (CEQA) per CEQA Guidelines section 15303. Zone District: RM-30. RECOMMENDATION Staff recon1mends the Architectural Review Board (ARB) recommend approval of the proposed project based upon the findings contained in Attachn1ent A and conditions of approval contained in Attachment B. BACKGROUND Previous ARB Review On June 20, 2013, the ARB conducted a formal review of the project application and continued to the item to a date certain of July 18, 2013. At the applicant's request, the hearing was postponed to August 1,2013. In the discussion section below, staffhas summarized the comments provided by the ARB and how the applicant responded to them. Site Information The 12,375 sq. ft. site is located in the Multifan1ily Residential RM-30 zone district. The property is currently a vacant parcel. The site is relatively flat with 10 trees. Most of the trees are located along the left side of the property. Three of the trees are Valley Oaks and one is a large Coast Live Oak. Of the four oak trees,. three are large enough to be considered protected trees under City ordinance. All of the oak trees will be retained. The property is bounded by two-story multifamily uses to the north east, a vacant parking lot for the former Compadres Restaurant to the south east, an oil change shop and office use to the south west, and Curtner Avenue to the northwest with single-story multifamily uses across the street. The property is located very close 13PLN-00098 Page 1 of 4 to El Camino Real. It is the first residential parcel on Curtner behind the office and oil change shop that front on El Camino. Beyond the commercial properties that line El Camino, the neighborhood is an eclectic mix of one and two story multifamily buildings on both sides of Curtner Avenue. PROJECT DESCRIPTION The applicant has proposed to construct a new 35 foot tall three-story building to house six residential condominium units. A tentative map and final map will be processed to establish the six condominium units. Because there are more than four units, the map must be reviewed by the Planning and Transportation Commission and the City Council. Each of the units would be 1,237.5 square feet in area, resulting in a total building floor area of 7,425 square feet. Each unit would have three bedrooms, three bathrooms, a two car garage, multiple balconies and a ground level patio. Five of the garages would provide for side by side spaces and one would be a tandem garage. The garages would be accessed by a long driveway at the right side of the property. The driveway would be'paved with permeable pavers and would extend from the·street all the way to the rear of the lot, terminating at the rear of the parcel. The property would be separated from the adjacent commercial property parking lot by a six foot tall cement block wall. The wall would have a decorative cap and a smooth stucco finish on the side facing the project. The side of the wall facing the commercial parking lot would be a painted finish only. The rear and left side of the project would be enclosed by a seven foot tall decorative redwood fence. The building would have a smooth cement plaster finish combined with horizontal Ipe wood siding at the front and rear. It would be accented by two large metal screens on the west side of the building. The garage doors, balcony railings, and window trims would all be of a brushed nletal finish. The roof would be split down the center of the building allowing for clerestory windows for additional light. The roof would break in the center of the building, with the roof slanting in the opposite direction of the roof at the front and rear to break up the building mass. The electric and gas meters are proposed on the front face of the building and would be screened by a five foot tall stucco finish wall. The front doors would have pedestrian access via a winding pathway that would extend from the sidewalk, along the left side of the building, through a landscaped garden area, and around the back of the building to connect up with the driveway. The front door of the street facing unit would face the street. The ten trees existing on the property are located on the left side of the parcel. Four of these trees would be removed and the six remaining trees would be located along the garden pathway. A new Elm street would be planted at the front of the project. DISCUSSION Trees The ARB had noted concern over the landscape material selections proposed to be planted beneath the oak trees, understanding that regular watering can be detrimental to mature oak trees. The applicant has modified the landscape plan to remove the proposed plant material in exchange for a layer of bark mulch. 13PLN-00098 Page 2 of4 Entries Several ARB members commented that the front entries to the residential units were too obscure and hard to find and that they needed to relate better to the street. There was a desire stated by the ARB to provide an image to better understand the quality and character of the entry patio areas. The ARB also noted that the pathway to the entries should have more emphasis such that the front entry door locations would be clearer and that the pathway should be away from the transformer. The applicant has reoriented the front entry of the end unit such that it faces the street. The entries to each of the other units have also been modified to be more prominent along the garden pathway. They have been moved out of the ground floor patio areas to be more visible, and each would have porch steps and overhangs. The pathway has also been moved away from the transformer. No physical elements, such as an arbor, have been added at the sidewalk to further emphasize·the entry path. An image of the proposed patio areas has been provided on sheet A3.4. Building Mass The ARB stated that the building felt too monolithic and linear. Many comments focused on the long unbroken roof design and how it needed to be broken up to inlprove the massing of the building. Another commented that employing texture, color, or material changes at the different floor levels may help to break down the perceived height of the building. The applicant has revised the roof such that, in the center, the roof slopes in the opposite direction, providing an additional level of detail that breaks down the scale of the building. A contextual site plan has been provided to show how the height of the proposed building would relate to the existing adjacent structures. Building Color/Materials The ARB was not supportive of the initial color scheme and was concerned that the laminate wood panels would appear too shiny. The applicant has revised the color and material palette and has replaced the stone veneer at the base with a lavender colored stucco finish. The laminate wood panels have been eliminated and a new Ipe horizontal wood siding material that is a reddish brown color has been added at the front and rear of the building. Details The ARB requested to see additional details and sections to better understand the proposal. Details for items such as gutters, downspouts, and eave soffits were requested along with additional building sections. The applicant has provided additional building sections and details. West Side Property Boundary The ARB felt that the driveway side of the project needed some additional landscape treatment. The plan has been revised to include black bamboo on both sides of the wall along the property boundary. Only one of the two neighboring commercial properties would agree to allow the bamboo planting on their property. Canted windows The ARB did not view the canted dining room windows as a positive design aspect and encouraged the applicant to reconsider them. The applicant has revised the proposal to eliminate 13PLN-00098 Page 3 of4 the canted windows, so the dining rooms now have nat, large, floor to ceiling windows that are forward of the upper floor wall plane. Solar Heat Gain The ARB recommended that the applicant consider the solar heat gain from the significant glazing on the west facing elevation. The applicant has revised the west elevation to increase the overhangs and reduce the amount of glazing on that elevation. Staff requests that the ARB consider if enough has been done to reduce the solar heat gain or if there are additional measures that should be employed to further reduce the solar heat gain on the west elevation. The large floor to ceiling bay windows still have little to no shading. Parking The trash enclosure has been removed to provide additional room to aid in the maneuverability of the vehicles accessing the guest parking spaces at the end of the driveway. Trash storage has been moved to the interior of the individual garages. Solar PV on the roof The ARB noted that the large expansive roof area would provide a good opportunity for Photo Voltaic (PV) panels. The applicant has revised the plan to include PV panels on the roof. ENVIRONMENTAL REVIEW Since the project is within an existing urbanized area and only proposes a total of six new residential units, it is categorically exempt from the provisions of the California Environmental Quality Act (CEQA) per CEQA Guidelines Section 15303. ATTACHMENTS Attachment A: Attachment B: Attachment C: Attachment D: Attachment E: Attachment F: Attachment G: Attachment H: Attachment I: Attachment J: Draft ARB and Context Based Design Findings praft Conditions of Approval Applicant's Project Description Letter Zoning Compliance Table Comprehensive Plan Compliance Table Location Map Public Comment ARB staffreport (without attachments), June 20,2013 Applicant's response letter from the June 20,2013 ARB hearing Development Plans (Board Members Only) COURTESY COPIES Salvatore Caruso Design Corp., 980 EI Camino Real, Suite 200, Santa Clara, CA 95050 Zhen Zhen Li, 18801 Bellgrove Circle, Saratoga, CA 95070 Prepared by: Russ Reich, Senior Planner d1fZ Reviewed by_: ___ AmY French, AICP, Chief Planning Officia(fJ= 13PLN-00098 Page 4 of 4 ATTACHMENT A FINDINGS FOR ARCHITECTURAL REVIEW APPROVAL 405 Curtner Avenue 13PLN-000098 The design and architecture of the proposed improvements, as conditioned, complies with the Findings for Architectural Review as specified in PAMC Chapter 18.76. 1) The design of the proposed six-unit multi-family development is cQnsistent and compatible with applicable elements of the City's Comprehensive Plan in that the site is designated Multiple Family Residential and the Comprehensive Plan Table indicates compliance with applicable policies. 2) The design is compatible with the immediate environment of the site in that the proposed building is located within a multifamily zone district where other multifamily buildings are common; 3) The design is appropriate to the function of the project in that the design makes the most functional use possible given the narrow constraints of the 75-foot wide lot and the location of the existing protected oak trees; 4) In areas considered by the board as having a unified design character or historical character, the design is compatible with such character. Not applicable. The area does not have a unified design character. 5) The design promotes harmonious transitions in scale and character in areas between different designated land uses in that the scale of the proposed project creates a buffer between the commercial properties along El Camino adjacent to the west of the project and the lower scale residential neighborhood to the east of the project; 6) The design is compatible with approved improvements both on and off the site in that the proposed residential use of the building will be compatible with the other multifamily buildings in the area; 7) The planning and siting of the various functions and buildings on the site create an internal sense of order and provide a desirable environment for occupants, visitors and the-general community in that the proposed design makes good use of the available space on this narrow lot, accommodating the requirements for open space, parking and sufficient vehicular access; 8) The amount and arrangement of open space are appropriate to the design and the function of the structures in that ample open space is provided in the form of 145 Hawthorne Avenue (12PLN-00072) Page 1 of3 private patio areas and multiple balconies for each of the six dwelling units as well as common open space along the right side and· rear of the property; 9) Sufficient ancillary functions are provided to support the main functions of the project in that the proposal includes sufficient parking and areas to accommodate trash and recycling needs of the development; 10) Access to the property and circulation thereon are safe and convenient for pedestrians, cyclists and vehicles in that adequate parking areas are proposed despite the narrowness of the lot; 11) Natural features are appropriately preserved and integrated with the project in that the proposal will ensure the preservation of six existing trees four of which are oaks; 12) The materials, textures, colors and details of construction and plant material are appropriate expressions of the design and function in that the dwellings are in. the modem style of architecture with fa9ade materials, details and window design that are consistent with this style; 13) The landscape design concept for the site, as shown by the relationship of plant masses, open space, scale, plant forms and foliage textures and colors create a desirable and functional environment in that the remaining open areas are fully planted and the utility equipment is screened as best is possible; 14) Plant material is suitable and adaptable to the site, capable of being propedy nlaintained on the site, and is of a variety, which would tend to be drought resistant and to reduce consumption of water in its installation and maintenance; 15) The project exhibits green building and sustainable design that is energy efficient, water conserving, durable and nontoxic, with high quality spaces . and high recycled content . materials. The design is energy efficient and incorporates renewable energy design elements including, but not limited to: 1) Wood I-joists or Web Trusses for Flooring. 2) Water Efficient Fixtures. · 3) Operable ·Windows or Skylights are Placed to Induce Cross Ventilation in at least one room in 80% of units. 4) LowlNo-VOC paints & coating. 5) Reduced formaldehyde in interior finish. 6) Permeable pavers in driveway 16) The design is consistent and compatible with the purpose of architectural review, which is to: a. Promote orderly and harmonious development in the city; 145 Hawthorne Avenue (12PLN-00072) Page 2 of3 b. Enhance the desirability of residence or investment in the city; c. Encourage the attainment of the most desirable use of land and improvements; d. Enhance the desirability of living conditions upon the immediate site or in adjacent areas; and e. Promote visual environments which are of high . aesthetic quality and variety and which, atthe same time, are considerate of each other. In conclusion, the proposed project is consistent for all of the reasons and findings specified above. 145 Hawthorne Avenue (12PLN-00072) Page 3 of3 ATTACHMENT A CONTEXT -BASED DESIGN CONSIDERA TIONSIFINDINGS 405 Curtner Avenue 13PLN-00098 Pursuant to PAMC 18.l3.060(b), in addition to the findings for Architectural Review contained in PAMC 18.76.020(d) 'Multiple Family Context-Based Design Criteria,' the following additional findings have been made in the affirmative: 1) Massing and Building Facades: Massing and building facades shall be designed t.Q create a residential scale in keeping with Palo Alto neighborhoods, and to provide a relationship with streets. This finding can be made in the affirmative in that the various rooflines, porches, balconies, and variety of siding minimize massing of the three story building. All exposed sides of the building units are designed with the same level of care and integrity. 2) Low-Density Residential Transitions: Where new projects are built abutting existing lower-scale residential development, care shall be taken to respect the scale and privacy of neighboring properties. This finding can be made in the affirmative in that the proposal retains most of the existing trees along the property line that faces the adjacent residential neighbor to maintain privacy screening of the neighboring property. 3) Project Open Space: Private and public open space shall be provided so that it i.§ usable for the residents and visitors of the site. This finding can be made in the affirmative in that the project incorporates a private ground floor private patio for each unit -as well as four small balconies for each of the six dwelling units. The common open space is situated on the left side of the property and exceeds the minimum required. 4) Parking Design: Parking shall be accommodated but shall not be allowed tQ overwhelm the character of the project or detract from the pedestrian environment. This finding can be made in the affirmative in that the parking is provided within private garages beneath the proposed units. 5) Large (multi-acre) Sites. Large (in excess of one acre) sites shall be designed so that street, block, and building patterns are consistent with those of th~ surrounding neighborhood. This finding is not applicable to this project since the site is much smaller than I acre. 6) Housing Variety and Units on Individual Lots: Multi-family projects may include a variety of unit types such as small-lot detached units, attached rowhouses/townhouses, and cottage clusters in order to achieve variety and create 405 Curtner Avenue (13PLN-00098) Page 1 of2 transitions to adjacent existing development. The project is consistent with this finding in that the six, three bedroom condominium units are not typical of the predominant type of housing within the neighborhood. 7) Sustainability and Green Building Design. The project incorporates several items in the Build It Green Multifamily Green Point' Checklist such as pernieable pavers for the driveway, water efficient fixtures, and low/no VOC paints and coatings. In conclusion, the proposed project at 405 Curtner Avenue [13PLN-00098] is consistent with the Multiple Family Context-Based Design Criteria for all of the reasons and findings specified above. 405 Curtner Avenue (13PLN-00098) Page 2 of2 Planning Division ATTACHMENT B CONDITIONS OF APPROVAL 405 Curtner Avenue 13PLN-00098 1. The plans submitted for Building Permit shall be in substantial compliance with plans date stamped received on July 26,2013 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 applicant is required to pay all Development Impact Fees, including the park land dedication fees and the BMR in-lieu housing fee. U tilitiesElectric 4. All electric meters shall be at one location. 5. Given that there are 6 meters, a main service disconnect is required. Only one electric service is allowed per parcel. All CPAD's electric standard can be found at this link: www.cityofpaloalto.orglElectricServiceRequirements Fire Department 6. Driveway shall be posted -NO PARKING- 7. HOA shall enforce towing of parked vehicles blocking driveway. Public Works Engineering 8. SUBDIVISION APPLICATION: The applicant needs to file for a Major Subdivision Application with the Planning Department for creating five (5) or more condominium units. 9. OFFSITE IMPROVEMENTS: As part of this project, the applicant, at minimum, will be required to repave (2-inch grind and pave) the full width of Curtner Avenue and install all new sidewalk, curb, gutter, and driveway approach in the public tight-of-way along the property frontage 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 405 Curtner Avenue (13PLN-00098) Page 1 of 13 Center. 10. STREET TREES: The applicant may be required to replace existing andlor 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. 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 IN PARKING GARAGES: 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. STORM WATER TREATMENT: This project must meet the latest State Regional Water Quality Control Board's (SRWQCB) C.3 provisions. The applicant is required to satisfy all current storm water discharge regulations and shall provide calculations and documents to verify compliance. All projects that are required to treat storm water will need to treat the permit-specified amount of storm water runoff with the following low inlpact development (LID) methods: rainwater harvesting and reuse, infiltration, evapotranspiration, or biotreatment. However, biotreatment (filtering storm water through vegetation and soils . before discharging to the storm drain system) will be allowed only where harvesting and reuse, infiltration and evapotranspiration are infeasible at the project site. Complete the Infiltration/Harvesting and Use Feasibility Screening Worksheet (Santa Clara Valley Urban Runoff Pollution Prevention Program C.3 Stormwater Handbook -Appendix I). Vault-based treatment will not be allowed as a stand-alone treatment measure. Where storm water harvesting and reuse, infiltration, or evapotranspiration are infeasible, vault-based treatment measures may be used in series with biotreatment, for example, to remove trash or other large solids. Reference: Palo Alto Municipal Code Section 16.11.030(c) http://www.scvurppp-w2k.com/permit_c3_docs/c3_handbook_20 121 Appendix _I Feasibility _20l2.pdf In order to qualify the project as a Special Project for LID treatment reduction credit, complete and submit the Special Projects Worksheet (Santa Clara Valley Urban Runoff Pollution Prevention Program C.3 Stormwater Handbook -Appendix J: Special Projects). Any Regulated Project that meets all the criteria for more than one Special Project Category 405 Curtner Avenue (13PLN~00098) Page 2 of 13 may only use the LID treatment reduction credit allowed under one of the categories. http://\\,\\lvv.scvurppp-w2k.com/pcrmit c3 docs/c3 handbook 2012/Appendix J Special_ Proj ects _ 2012. pdf). The applicant must incorporate permanent storm water pollution prevention measures that treat storm water runoff prior to discharge. The prevention measures shall be reviewed by a qualified third-party reviewer who needs to certify that it complies with the Palo Alto Municipal Code requirements. This is required prior to the issuance of a building permit. The third-party reviewer shall be acquired by the applicant and needs to be on the Santa Clara Valley Urban Runoff Pollution Prevention Program's (Program) list of qualified consultants. Any consultant or contractor hired to design/and/or construct a storm water treatment system for the project cannot certify the project as a third-party reviewer. http://www.scvurppp-w2k.comlconsultants2012.htm?zoom _ highlight=consultants Within 45 days of the installation of the required storm water treatment measures and prior to the issuance of an occupancy permit for the building, third-party reviewer shall also submit to the City a certification for approval that the project's permanent measures were constructed and installed in accordance to the approved permit drawings. The project must also enter into a maintenance agreement with the City to guarantee the ongoing maintenance of the permanent C.3 storm water discharge compliance measures. The maintenance agreement shall be executed prior to the first building occupancy sign-off. 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.orgldepts/pwd/forms~ermits.asp Include in plans submitted for a building permit: 14. GRADING & EXCAVATION PERMIT: For disturbing greater than 10,000 SF of land area, a Grading and Excavation Permit needs to be obtained fronl PWE at the Development Center before the building permit can be issued. Refer to the Public Works' website for "Excavation and Grading Permit Instructions." For the Grading and Excavation Permit application, various documents are required including a grading and drainage plan, soils report, Interim and Final erosion and sediment control, and storm water pollution prevention plan (SWPPP). Refer to our website for "Grading and Excavation Permit Application" and guidelines. Indicate the amount of soil to be cut and filled for the project. http://www.cityofpaloalto.orglcivicax/filebankldocumentsI11695 15. 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. 405 Curtner Avenue (13PLN-00098) Page 3 of 13 Site grading, excavation, and other site improvements that disturb large soil areas may only be performed dwing 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 dwing 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. 16. 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 fromPWE. 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. 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. (P AMC Chapter 16.09). The applicant is required to paint the "No DumpinglFlows to Baron 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. 17. 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/filebank/documents/2732 18. 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. http://www.cityofpaloalto.orglcivicax/filebankldocuments/2718 405 Curtner Avenue (13PLN-00098) Page 4 of 13 19. 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." 20. 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.orglcivicaxlfilebankldocuments/2719 21. FINALIZATfON 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. Public Works Tree Specialist PRIOR TO DEMOLITION, BUILDING OR GRADING PERMIT ISSUANCE 22. BlTILDING PERMIT SUBMITTAL REVIEW. Prior to submittal for staff review, the plans submitted for building permit shall be reviewed by the project site arborist to verify that all the arborist' s recommendations have been incorporated into the final plan set. The submittal set shall be accompanied by the project sitearborist's certification letter that the plans have incorporated the following information: a. Final Tree Protection Report (TPR) design changes and preservation measures. b. Palo Alto Tree Technical Manual Standards, Section 2.00 and PAMC 8.10.080. c. Outstanding items. Itemized list and which plan sheet the measures are to be located. d. Landscape and irrigation plans are consistent with CPA Tree Technical Manual, Section 5.45 and Appendix L, Landscaping under Native Oaks and PAMC 18.40.130. 23. PLAN SET REQUIREMENTS. The final Plans submitted for building permit shall include the following information and notes on the relevant plan sheets: a. Sheet T-l Tree Protection-it's Part of the Plan (http://www.cityofpaloalto.orglenvironmentlurbancanopy.asp ), Applicant shall complete the Tree Disclosure Statement. Inspections and monthly reporting by the 405 Curtner Avenue (13PLN-00098) Page 5 of 13 project arborist are mandatory. (All projects: check #1; with tree preservation report: check #2-6; with landscape plan: check #7.) b. The Tree Preservation Report (TPR). All sheets of the TPR approved by the City, Tree Management Experts, Tree Protection Plan and Addendum, dated March 1, 2013, shall be printed on numbered Sheet Tool (T-2, T-3, etc.) and added to the sheet index. The TPR is approved for this project to be implemented in its . entirety, including inspection schedule and reporting to the city. Tree protection shall be continuously maintained until final landscaping. c. Protective Tree Fencing Type. Delineate on grading plans, irrigation plans, site plans and utility plans, Type II fencing around Street Trees and Type I fencing around ProtectedlDesignated trees as a bold dashed line enclosing the Tree Protection Zone (per the approved Tree Preservation Report) per instructions on Detail #605, Sheet Tool, and the City Tree Technical Manual, Section 6.35-Site Plans. d. Site Plan Notes. Note # 1. Apply to the site plan stating, "All tree protection and inspection schedule measures, design recommendations, watering and construction scheduling shall be implemented in full by owner and contractor, as stated in the Tree Protection Report on Sheet Tool and the approved plans". Note #2. All civil plans, grading plans, irrigation plans, site plans and utility plans and relevant sheets shall include a note applying to the trees to be protected, including neighboring trees stating: "Regulated Tree--before working in this area contact the Tree Management Experts, 415-606-3610, "; Note #3. Utility plan sheets shall include the following note: "Utility trenching shall not occur within the TPZ of the protected tree. Contractor shall be responsible for ensuring that no trenching occurs within the TPZ of the protected tree by contractors, City crews or final landscape workers. See sheet Tool for instructions." e. TREE PROTECTION ZONE (TPZ)Show on all relevant plan sheets the fencing types, including root buffer material and separate trunk wrap, near the sensitive tree root areas adjacent to foundation, grading, landscape; utility runs, irrigation, lighting, scaffolding, etc. to adequately shield the protected tree roots. 24. The Tree Protection Report and Addendum, dated March 1,2013 Special Inspections. Add to the Contractor & Arborist Inspection Schedule (Sheet Tool, Table 2-2), the following: a. Inspection of Irrigation Trenching Layout (prior to trenching) b. Inspection of Pruning schedule of the protected oaks outlined in the TPR shall be strictly adhered to, subject to enforcement penalties triggered by excessive or poor quality pruning, cutting by unauthorized construction personnel, framers, roofers, etc. 25. LANDSCAPE PLANS. a. The landscape plan and irrigation trenching submitted is not acceptable due to impacts to the protected trees. Sod lawn and spray irrigation shall be removed from the tree trunk area. Between the N fenceline and the new walkway, the plans shall show a new scheme that has been approved by the project site arborist and consistent with the City Tree Technical Manual, Addendum 5, Landscaping under Native Oaks. 405 Curtner Avenue (13PLN~OOO98) Page 6 ofl3 b. Walkway layout, grading and materials shall be approved by the project site arborist, and direct construction supervision by same is required. c. Provide a detailed landscape and irrigation plan encompassing on-and off-site plantable areas out to the curb shall be approved by the Architectural Review . Board. A Landscape Water Use statement, water use calculations and a statement of design intent shall be submitted for the project. A licensed landscape architect and qualified irrigation consultant will prepare these plans, to include: I. All existing trees identified both to be retained and removed including street trees. 11. Complete plant list indicating tree and plant species, quantity, size, and locations. iii. Irrigation schedule and plan. iv. Fence locations. v. Lighting plan with photometric data. VI. Trees to be retained shall be irrigated, aerated and maintained as necessary to ensure survival. vii. All new trees planted within the public right-of-way shall be installed per Public Works (PW) Standard Planting Diagram #603 or 604 (include on plans), and shall have a tree pit dug at least twice the diameter of the root ball. vln. Landscape plan shall include planting preparation details for trees specifying digging the soil to at least 30-inches deep, backfilled with a quality topsoil and dressing with 2-inches of wood or bark mulch on top of the root ball keeping clear of the trunk by I-inch. ix. Automatic irrigation shall be provided to all trees. For trees, PW Detail #513 shall be included on the irrigation plans and show two bubbler heads mounted on flexible tubing placed at the edge of the root ball. Bubblers shall not be mounted inside an aeration tube. The tree irrigation system shall be connected to a separate valve from other shrubbery and ground cover, pursuant to the City'S Landscape Water Efficiency Standards. Irrigation in the right-of-way requires a street work permit per CPA Public Works standards. x. Landscape Plan shall ensure the backflow device is adequately obscured with the appropriate screening to minimize visibility (planted shrubbery is preferred, painted dark green, decorative boulder covering acceptable; wire cages are discouraged). d. Planting notes to include the following mandatory criteria: 1. Prior to any planting, all plantable areas shall be tilled to 12" depth, and all construction rubble and stones over 1" or larger shall be removed from the site. 11. Note a turf-free zone around trees 36" diameter (18" radius) for best tree performance. e. Mandatory Landscape Architect (LA) Inspection Verification to the City. The LA of record shall verify the performance measurements are achieved with a separate letter of verification to City Planning staff, in addition to owner's representative for each of the following: 1. A percolation & drainage check have been performed and is acceptable. 11. Fine grading inspection of all plantable areas has been personally inspected for tilling depth, rubble removal, soil test amendments are mixed and irrigation trenching will not cut through any tree roots. 405 Curtner Avenue (13PLN-00098) Page 7 of 13 111. Tree and Shrub Planting Specifications, including delivered stock, meets Standards in the CPA Tree Technical Manual, Section 3.30-3.50. Girdling roots and previously topped trees are subject to rejection. 26. TREE PROTECTION VERIFICATION. Prior to demolition, grading or building permit issuance, a written verification from the contractor that the required protective fencing is in place shall be submitted to the Building Inspections Division. The fencing shall contain required warning sign and renlain in place until final inspection of the project. DURING CONSTRUCTION 27. EXCAVATION RESTRICTIONS APPLY (TTM, Sec. 2.20 C & D). Any approved grading, digging or trenching beneath a tree canopy shall be performed using 'air-spade' method as a preference, with manual hand shovel as a backup. For utility trenching, including sewer line, roots exposed with diameter of 1.5 inches and greater shall remain intact and not be damaged. If directional boring method is used to tunnel beneath roots, then Table 2-1, Trenching and Tunneling Distance, shall be printed on the final plans. 28. PLAN CHANGES. Revisions and/or changes to plans before or during construction shall be reviewed and responded to by the project site arborist, Tree Management Experts, 415.,.606-3610, with written letter of acceptance before submitting the revision to the city for review. 29. CONDITIONS. All Planning Department conditions of approval for the project shall be printed on the plans submitted for building permit. 30. TREE PROTECTION COMPLIANCE. The owner and contractor shall implement all protection and inspection schedule measures, design recommendations and construction scheduling as stated in the TPR, and is subject to code compliance action pursuant to PAMC 8.10.080. The required protective fencing shall remain in place until final landscaping and inspection of the project. Project arborist approval must be obtained and documented in the monthly activity report sent to the City. A mandatory Monthly Tree Activity Report shall be sent monthly to the City beginning with the initial verification approval, using the template in the Tree Technical Manual, Addendum 11. 31. TREE DAMAGE. Tree Damage, Injury Mitigation and Inspections apply to Contractor. Reporting, injury mitigation measures and arborist inspection schedule (1-5) apply pursuant to TTM, Section 2.20-2.30. Contractor shall be responsible for the repair or replacement of any publicly owtled or protected trees that are damaged during the course of construction, pursuant to Title 8 of the Palo Alto Municipal Code, and city Tree Technical Manual, Section 2.25. 32. GENERAL. The following general tree preservation measures apply to all trees to be retained: No storage of material, topsoil, vehicles or equipment shall be permitted within the tree enclosure area. The ground under and around the tree canopy area shall not be 405 Curtner Avenue (13PLN-00098) Page 8 of 13 altered. Trees to be retained shall be irrigated, aerated and maintained as necessary to ensure survival. PRIOR TO OCCUPANCY 33. LANDSCAPE INSPECTION. The Planning Department shall be in receipt of written verification that the Landscape Architect has inspected all trees, shrubs, planting and irrigation and that they are installed and functioning as specified in the approved plans. 34. TREE INSPECTION. The contractor shall call for an inspection by the Project Site Arborist to evaluate all trees to be retained and protected, as indicated in the approved plans, the activity, health, welfare, mitigation remedies for injury, if any, and for the long term care of the trees for the new owner. The report shall provide written verification to the Planning Department that all trees, shrubs, planting and irrigation are installed and functioning as specified in the approved plans. A final Tree Activity Report describing the state of the tree health with photographs shall be provided to the Planning Department prior to written request for temporary or final occupancy. If applicable, the final report may be used to navigate the security guarantee return process. POST CONSTRUCTION 35. MAINTENANCE. All landscape and trees shall be maintained, watered, fertilized, and pruned according to Best Management Practices-Pruning (ANSI A300-2001 or current version). Any vegetation that dies shall be replaced or failed automatic irrigation repaired by the current property owner within 30 days of discovery. Water Quality Control Plant 36. 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: 37. 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 stOrlll drain system then an Exceptional Discharge Permit must be obtained fronl the RWQCP prior to discharge to the sanitary sewer system. If the VOC concentrations exceed the toxic organics discharge limits contained in the Palo Alto Municipal Code (16.09.040(m)) a treatment system for removal ofVOCs will also be required prior to discharge to the sanitary sewer. Additionally, any water discharged to the sanitary sewer system or storm drain system must be free of sediment. 405 Curtner Avenue (13PLN-00098) Page 9 of 13 38. 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. 39. 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. 40. 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. 41. 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. 42. 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. Water, Gas & Wastewater Division 43. The applicant shall submit a completed water-gas-wastewater service connection application -load sheet for each unit for City of Palo Alto Utilities. The applicant must provide all the information requested for utility service demands (water in fixture units/g.p.m., gas in b.t.u.p.h, and sewer in fixture units/g.p.d.). The applicant shall provide the existing (prior) loads, the new loads, and the combinedltotalloads (the new loads plus any existing loads to remain). 44. The applicant shall submit improvement plans for utility construction. The plans 01Ust show the size and location of all underground utilities within the development and the public· right of way including meters, backflow preventers, fire service requirements, sewer mains, sewer cleanouts, sewer lift stations and any other required utilities. 405 Curtner Avenue (l3PLN-00098) Page 10 ofl3 45. 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). 46. The applicant shall be responsible for installing and upgrading the existing utility mains andior 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 andior services. 47. For contractor installed water and wastewater mains or services, the applicant shall submit to the WOW engineering section of the Utilities Department four copies of the installation of water and, wastewater utilities off-site improvement plans in accordance with the utilities department design criteria. All utility work within the public 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, method of construction and the manufacture's literature on the materials to be used for approval by the utilities engineering section. The applicant's contractor will not be allowed to begin work until the improvement plan and other submittals have been approved by the water, gas and wastewater engineering section. After the work is complete but prior to sign off, the applicant shall provide record drawings (as-builts) of the contractor installed water and wastewater mains and services per City of Palo Alto Utilities record drawing procedures. For contractor installed services the contractor shall install 3M 'marker balls at each water or wastewater service tap to the main and at the City clean out for wastewater laterals. 48. An approved reduced pressure principle asselnbly (RPP A backtlow 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. 49. 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 CPA U' 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. 50. All backtlow preventer devices shall be approved by the WOW engineering division. Inspection by the utilities cross connection inspector is required for the supply pipe between the meter and the assembly. 60. 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, 405 Curtner Avenue (13PLN~00098) Page 11 of 13 meters, hydrants, or other facilities will be performed at the cost of the person/entity requesting the relocation. . . 61. . Each unit shall have its own water and gas meter shown on the plans. 62. 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. 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. 63. A new water service line installation for domestic usage is required. Show the location of the new water service and meters on the plans. The water meters must be grouped in the City planting strip just back of sidewalk per the WOW Utility standards. 64. A new water service line installation for fire system usage is required. The fire system can be a combined service off the domestic meters if the Fire Department approves. Show the location of the new fire service on the plans. The applicant shall provide to the engineering department a copy of the plans for fire system including all Fire Department's requirements. 65. A new gas service line installation is required. Show the new gas meter location on the plans. The gas meter location shall be above ground towards the front of the building or property and must conform with utilities standard details. 66. A new sewer lateral installation is required. Show the location of the new sewer lateral on the plans. One 6" sewer lateral shall serve the entire project. 67. The applicant shall secure a public utilities easement for facilities installed in private property (the gas line). The applicant's engineer shall obtain, prepare, record with the county of Santa Clara, and provide the utilities engineering section with copies of the public utilities easement across the adjacent parcels as is necessary to serve the development. 68. Utility vaults, transformers, utility cabinets, concrete bases, or other structures can not be placed over existing water, gas or wastewater mains/services. Maintain l' horizontal clear separation from the vault/cabinet/concrete base to existing utilities as found in the field. If there is a conflict with existing utilities, Cabinets/vaultslbases shall be relocated from the plan location as needed to meet field conditions. Trees may not be planted within 10 feet of existing water, gas or wastewater mains/services or meters. New water, gas or wastewater services/meters may not be installed within 10' or existing trees. Maintain 10' between new trees and new water, gas and wastewater services/mains/meters. 69. 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· 405 Curtner Avenue (I3PLN-00098) Page 12 of 13 videoed for verification of no damage after the gas service is installed by directional boring. 70. All utility installations shall be in accordance ·with the City of Palo Alto utility standards for water, gas & wastewater. 405 Curtner Avenue (l3PLN-00098) Page l3 ofl3 II SALVATORE CARUSO DESIGN CORPORATION Attachment C PROJECT DESCRIPTION -405 Curtner Ave. This project aims to deliver a high quality residential complex providing 6 town-house units. The current site would be transformed into a modem; architecturally pleasing transition between the busy 'CS' zones and the calm and quiet residential (RM-30) areas. 405 Curtner Ave. is 0.284 acres of undeveloped and blighted land that stands as an eyesore for the community that surrounds it. Our proposition is to using the highest grade materials, durable wood framing technique and elegant metal supports, to·showcase advanced construction methods. While implementing Green Building requirements will ensure minimal environmental impact. Each unit will be provided with a maximum of 1,237.5 s.f. of living area, including: 3 bedrooms, 3 full bathrooms, modem kitchen, an opening living room and dining area. Along with 2-car garage and ample private and common open spaces, we will produce a house worthwhile to call home. Our team at Salvatore Caruso Design Corp. will be working closely with Palo Alto city's planning and council to ensure this project will meet all codes and regulations while providing an aesthetic improvement to this community. Sincerely, Salvatore Caruso, AlA SALVATORE. CARUSO DESIGN CORPORATION 255 North Market Street, Suite 200, San Jose, CA 95110 II DEVELOPMENT STANDARDS FOR RM-30 ZONE DISTRICT Maximum Residential Dertsity (units per acre) Maximum Site Coverage (building footprint) Maxinlum Floor Area Ratio (FAR) Minimum Site Open Space 30%(percent) Minimum Usable Open Space ( 150 sq. ft. per unit) Minimum Common Open Space ( 75 sq. ft. per unit) Minimum Private Open Space (50 sq. ft. per unit) Building setbacks Front Rear Right Side Left Side Building height Daylight Plane BMR units Parking (spaces per unit) Guest Parking 33% Bike parking ATTACHMENT D ZONING TABLE 405 Curtner Avenue -13PLN-00098 , ZONE DISTRICT PROPOSED STANDARD PROJECT 30 per acre = 8 units 6 units 40% (4,950 sq. ft.) 3,296 sq. ft. 0.6:1 7,425 sq. ft. 7,425 sq. ft. 30% 3,712 sq. ft. 3,964.5 sq. ft. 150 sq. ft. x 6 = 900 3,714 sq. ft. sq. ft. 75 s.f. x 6 = 450 sq. ft. 2,260 sq. ft. 50 sq. ft. x 6 = 300 s.f. 171 sq. ft.! unit 20 feet 20 feet 10 feet 13 feet 6 inches 10 feet 25 feet 2 inches 10 feet 10 feet 35 feet 35 feet none na 15% of6 units = 1 1 or in-lieu fee unit 2 spaces x 6 units = 12 12 spaces 33% of 6 units = 2 2 guest spaces spaces 1 space per unit 6 spaces in garage 6 units x 1 = 6 spaces 405 Curtner Avenue (l3PLN-00098) Page 1 of 1 CONFORMANCE conforms conforms conforms conforms conforms conforms conforms conforms conforms conforms conforms conforms conforms conforms conforms conforms conforms [ r .t ( • n ;i~ - ATTACHMENT E COMPREHENSIVE PLAN TABLE 405 Curtner Avenue 13PLN-00098 COMPREHENSIVE PLAN POLICY Policy L-12: Preserve the character of residential neighborhoods by encouraging new or remodeled structures to be compatible with . the neighborhood and adjacent structures. Policy L-14: Design and arrange new nlultifamily buildings, including entries and outdoor spaces, so that each unit has a clear relationship to a public street. Policy L-48: Promote high quality, creative design and site planning that is compatible with surrounding development and public spaces. CONSISTENCY REVIEW The proposed project provides a transition between the commercial properties to the west and the lower scale residential properties to the east Due to the nartownes~ of the ,ot it is. not practical that all the units are oriented to the public street but the proposal does have a pedestrian walkway leading from the sidewalk, through a landscaped garden to the front doors of each of the units. The proposed development reflects modem architecture which wiould be compatible with the various styles of the neighboring buildings. Policy L-70: Enhance the appearance.of A new street tree will be planted at the front of the site. streets and other public spaces by expanding and maintaining Palo Alto's street tree system. 450 Curtner Avenue 13PLN-00098) Page 1 of 1 405 Curtner Avenue The City of Palo Alto This map is a product of it City of Palo Alto GIS --0' 1SC Reich, Russ From: Sent: To: Cc: Subject: David Fisher <dcfisher@hotmail.com> Thursday, June 13, 2013 10:49 PM Architectural Review Board; Reich, Russ David Fi~her 405 Curtner Avenue 13PLN-00098 To the Architectural Review Board, A~achment G I am unable to attend the June 20th hearing, but as a 28+ year resident of Curtner Avenue, I am writing to . . express my strong opposition to plan 13PLN-00098 proposed for 405 Curtner. Historically, Curtner Avenue has been one of relatively few areas in Palo Alto where the housing is both moderately high density and <relatively> affordable. Curtner Avenue is a short street consisting primarily of small apartments and a few modest condominiums. It is immediately adjacent to the two primary mass trar corridors in Palo Alto: EI Camino Real and Caltrain .. The three-bedroom, three-bath, two-car garage condominiums proposed for 405 Curtner Avenue would be entirely out of place on Curtner. More importan' they would represent a missed opportunity. As you are well aware, and as freeway traffic morning and night will attest, Palo Alto continues to suffer frol a gross imbalance of jobs and housing. 405 Curtner presents an excellent opportunity to address some tiny fraction of that imbalance. It is one of the few locations in Palo Alto where a higher density of smaller units would be entirely site appropriate. Smaller one-bedroom units, or even some of the micro-apartments that seem to be so trendy at the moment (Curtner had micro apartments before micro apartments were cool), could easily double the number of residents on the site relative to the-proposed plan. It would put these residents just steps from easy self-propelled or mass transit access to Stanford, the Stanford Industrial Park . , :j:lnd downtown. The proposed condominiums are out of place on Curtner Avenue and represent a missed opportunity. They are not in the best interest of Palo Alto and I urge you to reject the plan. Best regards, David Fisher 271 Curtner Avenue Palo Alto, CA 94306 650-424-9897 1 A.,. V Agenda Date: To: From: Subject: June 20, 2013 Architectural Review Board Russ Reich, Senior Planner Attachment H AOrchitectural Review Board Staff Report Department: Planning and Community Environment 405 Curtner Avenue [13PLN-00098]: Request by Salvatore Caruso on behalf of Zhen Zhen Li for Architectural Review of a new 7,425 square foot, three story, six unit, residential condominium complex. Each unit will be provided with 4 balconies and a private at grade patio and a two car garage. Environmental Assessment: Exempt from the provisions of the California Environmental Quality Act (CEQA) per CEQA Guidelines section 15303. Zone District: RM-30. RECOMMENDATION Staff recommends the Architectural Review Board (ARB) recommend approval of the proposed project based upon the findings contained in Attachment A and conditions of approval contained in Attachment B. BACKGROUND Site Information The 12,375 sq. ft. site.is located in the Multifamily Residential RM-30 zone district. The property is currently a vacant parcel. The site is relatively flat with 10 trees. Most of the trees are located along the left side of the property. Three of the trees are Valley Oaks and one is a large Coast Live Oak. Of the four oak trees, three are large enough to be considered protected trees under City ordinance. All of the oak trees will be retained. The property is bounded by two~story multifamily uses to the north east, a vacant parking lot for the former Compadres Restaurant to the south east, an oil change shop and office use to the south west, and Curtner A venue to the northwest with single-story multifamily uses across the street. The property IS located very close to El Camino Real. It is the first residential parcel on Curtner behind the office and oil change shop that front on El Camino. Beyond the commercial properties that line El Camino, the neighborhood is an eclectic mix of one and two story multifamily buildings on both sides of Curtner A venue. 13PLN-00098 Page 1 of4 PROJECT DESCRIPTION The applicant has proposed to construct a new 35 foot tall three-story building to house six residential condominium units. A tentative map and final map will be processed·to establish the six condominium units. Because there are more than four units, the map must be reviewed by the Planning and Transportation Commission and the City Council. Each of the units would be 1,237.5 square feet in area, resulting in a total building floor area of 7,425 square feet. Each unit would have three bedrooms, three bathrooms, a two car garage, multiple balconies and a ground level patio-, Fiv~ of the garages would provide for side by side spaces and one would be a tandem garage. The garages would be accessed by a long driveway at the right side of the property. The driveway would be paved with permeable pavers and would extend from the street all the way to the rear of the lot, terminating at a trash enclosure structure at the rear of the parcel. The property would be separated from the adjacent commercial property parking lot by a six foot tall cement block wall. The wall would have a decorative cap and a smooth stucco finish on the side facing the project. The side of the wall facing the commercial parking lot would be a painted finish only. The rear and left side of the project would be enclosed by a seven foot tall decorative redwood fence. The building would have a smooth cement plaster finish and a stone veneer at the base. It would be accented by a wood finish laminate cladding and three large metal screens painted to match the wood color of the panels. The garage doors, balcony railings, and window trims would all be of a brushed metal finish. The building would feature large canted bay windows in each of the dining rooms and a split roof down the center of the building allowing for clerestory windows for additional light. The electric and gas meters are proposed on the front face of the building and would be screened by a five foot tall wall with the same stone veneer as is proposed for the base of the building. The front doors would have pedestrian access via a winding pathway that would extend from the sidewalk, along the left side of the building, through a landscaped garden area, and around the back of the building to connect up with the driveway. The ten trees existing on the property are located on the left side of the parcel. Four of these trees would-be removed and the six remaining trees would be located along the garden pathway. A new Elm street would be planted at the front of the project. DISCUSSION Trees As stated previously, four of the 10 trees on the property are proposed to be removed. The remaining .six trees will be protected during the projects construction. Four of the remaining six trees are oak trees, one of which is a large Coast Live Oak. There are multiple conditions of approval related to the retention and preservation of these trees. The canopy of the large oak will need significant pruning to accommodate the new building but the project arborist and the City's arborist have reviewed the proposal and have determined that the amount of pruning will not be a detriment to the tree. 13PLNw00098 Page 2 of4 Context-Based Design Criteria The proposed building has a significant amount of fenestration and a multitude of interesting exterior features such as balconies and large canted bay windows. While these are interesting elements, these features appear to be continuously repeated across each of the building faces with rigid regularity. It is this repetition of elements that causes the building to appear somewhat monolithic. The building may benefit from some variation in the detailing of the fa~ade. At three stories tall, the building is somewhat taller than the others in the vicinity. Sonle transitions in height may be helpful to better relate to the context of the one and two story buildings. The Context-Based Design Criteria encourage the breaking down the scale of the building to provide a better relationship to the neighborhood. They also encourage that doorways, windows and landscape elements be oriented to establish a relationship to the street. The proposed front fa~ade does not appear to relate well to the street. Privacy is well maintained with the preservation of the existing landscape buffer between the project and the adjacent residential neighbor. Staff requests that the ARB determine if the building massing needs additional refinement to meet the criteria. Solar Heat Gain The proposed project has a large amount of glazing that faces southwest. There are a multitude of windows that would have the potential for significant heat gain due to their southwestern exposure. The proposal could incorporate extended roof overhangs, or other solar shading devices such as sun shades to reduce this potential heat gain. It may also be possible to consider planting trees along the edge of the driveway as shown in the rendered images. Parking The project will provide a total of 14 parking spaces. The code requires two parking spaces for each dwelling unit, one of which must be covered. For the six residential units proposed, 12 spaces would .be required, six covered and six uncovered. The project proposes that all 12 spaces will be covered and enclosed within private two car garages. Five of these garages provide for the traditional side by side parking arrangement while the sixth garage is a tandem arrangement where one car parks in front of the other. The guest parking space requirement is 33% of the total number of dwelling units proposed within the project. For the six units, the requirement is 2 guest parking spaces. The two guest parking spaces are provided at the rear of the parcel. One long term bicycle parking space is required per unit. The parking garages are large enough that the bike parking is acconlmodated within each garage. Wall The proposal includes a six foot tall cement block wall on the property line, separating the project fronl the adjacentcommercial office and oil change facility. The project side of the wall is proposed to be a smooth finish cement plaster painted to match the building while the side facing the commercial properties is proposed to be a painted finish only. Staff requests that the ARB comment on the proposed treatment of the painted side of the wall facing the commercial uses. Due to the potentially high visibility of this wall face, staff recommends that the ARB consider the visual impact this wall may have from off-site views. 13PLN-00098 Page 3 of4 Green Building The applicant has employed several green building technics to improve the sustainability of the project. The following is a list of some of the items: 1) Wood I-joists or Web Trusses for Flooring. 2) Water Efficient Fixtures. 3) Operable Windows or Skylights are Placed to Induce Cross Ventilation in at least one room in 80% of units. 4) LowlNo-VOC paints & coating. 5) Reduced formaldehyde in interior finish. 6) Permeable pavers in driveway ENVIRONMENTAL REVIEW Since the project is within an existing urbanized area and only proposes a total of six new residential units, it is categorically exempt from the provisions of the California Environmental Quality Act (CEQA) per CEQA Guidelines Section 15303. ATTACHMENTS Attachment A: Attachment B: Attachment C: Attachment D: Attachment E: Attachment F: Attachment G: Attachment H: Draft ARB and Context Based Design Findings Draft Conditions of Approval Applicant's Project Description Letter Zoning Compliance Table Comprehensive Plan Compliance Table Location Map Public Comment Development Plans (Board Members Only) COURTESY COPIES Salvatore Caruso Design Corp., 980 El Camino Real, Suite 200, Santa Clara, CA 95050 Zhen Zhen Li, 18801 Bellgrove Circle, Saratoga, CA 95070 Prepared by: Russ Reich, Senior Planner en- Reviewed by: Amy French, AICP, Chief Planning Official 13PLN~00098 Page 4 of4 II Attachment I SALVATORE CARUSO DESIGN CORPORATION 405 Curtner Ave. ARB Response Date: Wednesday, July 03, 2013 For: 405 Curtner Ave. From: Salvatore Caruso, AlA. Salvatore -Caruso Design Corporation Attention: Russ Reich Senior Planner, City of Palo Alto ARB Response ARB Review for 405 Curtner (June 20th, 2013) Councilmen: Naseem Alizden 1. Would like to see a contextual site plan. Contextual site plan included in new set, see sheet Al.2. _ 2. Main pedestrian entry not defined, suggest using paving, lighting, etc. to accent. Main pedestrian entry redesigned, see new site plan. , 3. Front doors are not articulated; imagine it will be hard to find entry. Redesigned and relocate front entrance 0/ units to pronoun and articulate front entry door at all units. 4. Especially unit "F", the tandem unit. Entry tucked away in the back. Redesigned and relocate front entrance 0/ units to pronoun and articulate front entry door at all units. End units redesign with new patio, roof overhand, and materials to interact more with Curnter Ave. 5. East elevation render is bad quality. Fixed, updated. 6. Don't like the beige color. Change-would like to see other colors. Color scheme changed to better suit Palo Alto community. 7. Will gutters be used? Need to see section. Gutter detail update in section sheets. 8. No crazy about the sloped bay window. Slope bay window redesigned. 9. Monolithic roof needs to be addressed, use more articulation. Roof redesigned to include more articulation and PV panels throughout. 10. Like to see section through two units. Sections through two units included, see sheet A3.7. 980 EI Camino Real, Suite 200, Santa Clara, CA 95050 TELEPHONE (408) 998-4087AF ACSIMILE (408) 998-4088 ] Councilmen: Alexander Lew 1. "Visible" unit per Building Code. Accessible units are not required, our design falls under the "Carriage Unit" definition and is exempted from requirement. 2. Fire alarm raiser. None required. 3. Drought tolerant plants preferred. Do what we can to protect oak tree, less water needed. New landscaping plan designed to include drought tolerant plants and ample space to protect the existing oak trees. ·4. Window detail, panel to stucco. New details'inc/ude in update set, see sheet 9.1. 5. Screening preferred at fence between neighbor. Black bamboo proposed to screen neighbors on both sides of fence. Councilmen: Randy Popp 1. Entrance, entry walkway, relocated location of entrance away from transformers. New walkway design, update to avoid transformer. 2. Work with neighbors on construction hours. We w~/1 work with neighbor during construction. 3. Turning diagram required for exposed guest parking. Trash enclosure removed, giving ample space for guest parking, turning diagram include in site plan, see sheet A1.3. 4. Would prefer to see PV at roof. See note #9 under Naseem Alizden. 5. Glazing at west end, some solar control. West and South facing-glazing reduced to minimize solar gain. 6. Let materials be their own materials, don't like the wood panels. New Ipe wood siding proposed. See new set. 7. Stairs, head clearance may be an issue. Head clearances at stairs are minimum 7'-0", ample room. Councilmen: Lee Lippert 1. Landscaping limited to one side, glazing should open up to landscaping side. Black bamboo on both sides of fence proposed. General note: please be advised, the landscaping in the renderings submitted does not represent the clear intent of our design. We will update the rendering with our submittal next week for ARB review and will include it in our slideshow presentation. 980 El Camino Real, Suite 200, Santa Clara, CA 95050 TELEPHONE (408) 998-4087",FACSIMILE (408) 998-4088 4 Architectural Review Board Staff Report Agenda Date: August 1, 2013 To: Architectural Review Board From: Margaret Netto, Contract Planner Department: Planning and Community Environment Subject: 711 El Camino Real [13PLN-00017]: Request by HKS on behalf of Pacific Hotel Management LLC for Architectural Review of the demolition of a 3,200 sq.ft. commercial building, and construction of a new 4-story, 22,957 sq.ft. hotel with 23 guest units, including one level partially submerged parking facility, on a 0.26 acre site in the Service Commercial (CS) Zoning District. Environmental Assessment: A draft Initial Study and Negative Declaration have been prepared and the public comment period is April 26, 2013 to May 26,2013. RECOMMENDATION Staff recommends the Architectural Review Board (ARB) recommend approval of the proposed project, based upon the Architectural Review Findings contained in Attachment A and Context Based Design Findings contained in Attachment B, and subject to the conditions of approval contained in Attachment C. BACKGROUND Previous ARB Review On May 16, 2013, the ARB conducted a public hearing to review the project application. There were no public speakers. The ARB was supportive of the project but continued the item to the August 1, 2013 public hearing, requesting the following items of staff: • Modify Attachment A item #3 to reflect the terraced dining to be included as a benefit; • Modify Attachn1ent A item #5 to reflect the terraced dining and roof top to be included as open space; • In the second Attachment A, item #8, include the terrace and the rooftop; • In the second Attachment A, make sure item #9 is applicable and consistent; • In· Attachment B, delete Condition #3; • Condition #9 to be further studied; and • Provide more detail in Attachment A, item #15 (Cal Green measures). 13PLN-00017 Page 1 of 4 ~ I The ARB requested that the applicant pursue the following items: • Break-up the base element; • Revise the east elevation to include windows; • Break-up the lower level at the eastern end of the north elevation; • Provide a band around the top of the building; • Increase the presence of the west-facing fa9ade and provide fixed awnings; • Provide color, add texture and study the railings; • Confirm the garage revisions do not impact the design; • Provide detail at the garage entry soffit; • Provide fence and trash enclosure details; • Show the handicap ramp and handrails are in compliance with accessibility regulations; • Provide dining and canopy entry details, including a canvas material in that area; • Provide wall-climbing landscape material detail; • Study window placement and locations to allow for more openings into the building; • Study the garage door openings to be studied; • Re-examine the planting palette; • Resolve the lighting plan and provide lighting cut-sheets; • Consider adding more bicycle parking; and • Show trellis and details at locations where the different material meets, include handrail and balconies. DISCUSSION The applicant has incorporated changes into the project, described below. The applicant has provided a detail of the trash enclosure (Attachment G) and a list of the project's "green attributes" (Attachment H). Sheets A501lA509-Corner of Wells and El Camino Real: • Increased weight and presence of cornice trim to emphasize the top of the building. • Lowered overall height of stone/plaster of the building to define the base. • Added metal spandrel panels to the bottom of 2nd floor windows to match the panels at 3rd floor windows. • Introduced water table detail with trim approximately 4-feet above street level to emphasize the base. • Created recessed at main level corners of El Camino Real facade for vines. The applicant studied the locations for windows but these are shear wall locations which do not allow for window openings. • Added a window along Wells Avenue fa9ade to correspond to open work area and window patterns at the upper floors. • Added fabric awnings at Wells Avenue windows to provide softness and color. • Added stone trim detail at ground floor windows and doors. • Added two additional bicycle spaces. 13PLN-00017 Page 2 of4 • Confirmed entry ramp and handrails meet ADA requirements. • Removed diamond pattern from balcony railings. • Revised design of garage door opening and louvers above including stone casing. • Confirmed with Transportation Division that engineered profile of garage ramp does not require revisions. • Revised the massing at elevator for better proportions. Sheets AS03/AS10-Palo Alto Medical Foundation perspective/South elevation/West elevation • Added a cornice trim to emphasize the top of the building. • Lowered overall height of stone/plaster base to improve vertical proportion of the base relative to the body and top. • Added metal spandrel panels to bottom of the 2nd floor windows to match panels at 3rd floor windows to provide consistent vertical rhythm to the body. • Introduced water table detail with trim approximately 4-feet above street level to emphasize the base. • Thickened the stair wall edge facing the P AMF property. • Added fabric awnings. • Lowered stone wall at dining terrace for better visual connection to the street. Sheets ASOS/AS09-El Camino Real looking Northeast perspective/ West elevation: • Created recesses at main level corners of EI Camino fayade for vines (Sheets L1.0l and L1.03). • Added stone trim detail at ground floor windows and doors. • Lowered height of wall trellis with vine planting to correspond with lowered height of stone wall (Sheet Ll.03) . . Sheets AS07/ AS1 0-Wells looking west perspective/East elevation: • Introduced reveals at northern end of east wall to match those at western end of south wall. • Introduced openings at stair landings to match the upper floor windows on other facades and to conceal roll-down fire doors required by code. • Turned comer of stair with band of cornice trim. The applicant has' also added and updated the design details where requested of the entrance canopy (A601), garage entry (A602), balcony (A604), and trellis (A604). The applicant has addressed the ARB concerns; therefore, Staff recommends approval of the project. ENVIRONMENTAL REVIEW An Initial Study Mitigated Negative Declaration (IS/MND) pursuant to the California Environmental Quality Act (CEQA) was prepared for the proposal. Based upon the ISIMND, it was determined that the project would not have a significant adverse impact on the environment. 13PLN-00017 Page 3 of4 The ISININD was available for public review beginning April 26, 2013 and the review period ended on May 26, 2013; the document is available on the city's website and was included as an attachment to the May 16, 2013 staff report, also available on the city's website. As of the preparation of this staff report, no comments have been received by City staff. Comments received through May 26, 2013 will be considered by the Director of Planning and Community Environment prior to rendering a decision on the ARB application. ATTACHMENTS Attachment A: Attachn1ent B: Attachment C: Attachment D: Attachment E: Attachment F: Attachment G: Attachment H: Attachment I: Attachment J: Findings for Approval Context Based Design Findings Conditions of Approval Applicant's revised project description dated June 17,2013 Zoning Compliance Table Comprehensive Plan Policies Table Trash enclosure detail Green building attributes Lighting Fixture Cut Sheet Plans dated June 13,2013 (Board Members Only) C01JRTESY COPIES Clement Chen, clement.chen@phmhotels.com Kara Hansen, khanson@~sinc.com Prepared By: Margaret Netto, Contract Planner Approved By: Amy French, AICP, Chief Planning Official ~ 13PLN-00017 Page 4 of4 ATTACHMENT A (Revised) FINDINGS FOR ARCHITECTURAL REVIEW APPROVAL 711 El Camino Real 13PLN-00017 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 ofthe< 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 El 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 acconlIDodates commercial use. An outdoor dining terrace, facing El Camino Real, is proposed to be surrounded by landscaping adj acent to the El Camino Real and Wells sidewalks. The dining area would be slightly elevated (3.5 feet) above El Camino Real. The terrace is setback still providing for a 6-foot wide landscape buffer and 12-foot wide sidewalk width 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 made in an affirmative. The project integrates the unified design character of the neighborhood into the project. 5) The design promotes harmonious transitions in scale and character in areas between different designated land uses. The project provides transition·with the commercial 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 ped~strianorientation are compatible with the existing context of the commerciallhotel El 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 building setback is generally 711 El Real (13PLN-00017) Page 1 of3 consistent with the other buildings on EI Camino Real and the project provides consistent landscaping and a 12'foot wide sidewalk. 8) The amount and arrangement of open space are appropriate to the design and the function of the structures. This finding can be nlade in the affirmative in that the project provides for landscaping and streetscape. The project provides open space on the roof deck, which would feature a small swimming pool, a whirlpool, a fire pit, an accessible restroom, and pool furniture. 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 affimlative in that the ancillary functions are consistent and compatible with the project's design concept. 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. The two fern pines are located within the interior of the site and are proposed to be removed as part of the project. Five of the six redwoods on the PAMF property would be retained and preserved while one of the redwoods, adjacent to the site, is proposed to be removed. This· is due to close proximity to the proposed building and underground parking structure. However, new streets trees are proposed along EI Camino Real and Wells Avenue along with landscaping. 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/hotel 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. 711 EI Camino Real (13PLN-00017) Page 2of3 ATTACHMENT B (2nd Attachment A Revised) CONTEXT-BASED DESIGN CONSIDERATIONSIFINDINGS 711 El Camino Real 13PLN-OOOI7 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 terraced dining 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 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 fa<;ade is generally consistent with nearby building facades and setbacks. The terraced dining area is setback providing for a 6-foot wide landscape buffer and 12-foot wide sidewalk width. The proposal would complement the surrounding buildings and provides a public benefit. 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 would not apply since the project is not located adjacent to 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 on El Camino Real and on Wells Avenue. The project provides open space on the roof deck, which would feature a small swimming pool, a whirlpool, a fire pit, an accessible restroom, and pool furniture. 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 below grade parking for the project which does not detract from the pedestrian environment. 711 EI Camino Real (13PLN-OOOI7) Page 1 of2 In conclusion, the proposed project at 711 EI Camino Real [13PLN-OOOI7] is consistent, with the Context-Based Design Criteria for all of the reasons and findings specified above. 711 (13PLN-00017) Page 2 of2 · ATTACHMENT C CONDITIONS OF APPROVAL 711 EI Camino Real 13PLN-000017 Planning and Community Environment Department Planning Division 1. The plans submitted for Building Permit shall be in substantial compliance with plans date stamped June 13,2013 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. Upon submittal of the application for a building permit, the project is required to comply with the City's Green Building Program (PAMC 16.l4). 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/pln!sustainablity green building building/application! default. asp. 4. This project is subject to payment of development impact fees, including Community Facilities Fees ($35,834.82 for Parks, Community Facilities, Libraries) and Citywide Transportation Impact Area Fees ($44,757), plus the fee described in condition 5, at the rates in effect at the time of building permit issuance. This is an estimate and the final total may change based on date of building permit submittal (fees are adjust annually in August). 5. This project is subject to Chapter 16.47 of the Municipal Code and payment of a housing in-lieu fee based on 19,757 square feet of net new commercial floor area will be required. The fee rate as of May 8, 2013 is $18.89 per net new square feet for a total estimated fee of $373,209.73. The total fee is due and payable in full at building permit issuance. The actual, final fee amount will be calculated based on the net increase in commercial square footage as shown on the final building permit plans and the fee rate in effect as of the date of building permit issuance. The fee rate is adjusted annually as of May 8th. 6. To the extent permitted by law, the Applicant shall indemnify and hold harmless the City, its City Council, its officers, employees and agents (the "indemnified parties")from and against any claim, action, or proceeding brought by a third party against the indemnified parties and the applicant to attack, set aside or void, any permit or approval authorized hereby for the Project, including (without limitation) reimbursing the City its actual attorneys fees and costs incurred in defense of the litigation. The City may, in its sole discretion, elect to defend any such action with attorneys of its own choice. 711 EI Camino Real (13PLN-00017) Page 1 of20 Transportation Division 7. The proposed ramp up and down to the garage does not comply with PAMC 18.54.070 (Figure 5). A five foot space at same grade as sidewalk is needed between transition slope (8%) and back of sidewalk. a. Adjust transitions to 11 % and provide as much buffer (same slope as sidewalk) as possible. b. Provide appropriate warning (audible and visible) for pedestrians. 8. The location of the monument sign will need to be adjusted to a location approximately 10 feet to the east, in order to provide adequate sight distance at the comer. This condition may be adjusted and further studied following review by Transportation staff of proposed off-site improvement plans, to be submitted prior to submittal of a building permit application, which plans shall show the revised sidewalk ramps, crosswalks, and pavement markings. Street trees shall be large enough at the time of installation so that the lowest branch is no lower than seven feet above the sidewalk surface, to maintain sight lines at the comer. Development Services Division 9. Based on the scope of work for this project the City of Palo Alto has the option to require the applicant to utilize a third party plan check firm to conduct the building code plan review. A list of plan check agencies approved by the City of Palo Alto is available at the Development Center. The City of Palo Alto Building plan check fees are reduced by 35% when a 3rd party plan check agency is utilized. 10. The Building Permit Plans shall be prepared by a licensed architect. When the plans are submitted for a building permit, be sure to include the full scope of work including all site developnlent, disabled access and exiting for the entire site, utility installations, architectural, structural, electrical, plumbing, mechanical work associated with the proposed project. The plans shall include the allowable floor area and entire building area calculations on the project data sheet and where there are multiple occupancies, provide unity calculations for either separated or non-separated uses. Public Works Department Environmental Services Division 11. 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 requirements 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 711 EI Camino Real (13PLN-00017) Page 2 of20 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 12. 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 minimuni capacity of 100 gallons, and to the sanitary sewer system 13. 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. 14. 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. 15. PAMC 16.09.175(k) (2) Loading Docks (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-onby berms and/or grading. Appropriate wastewater treatment approved by the Superintendent shall be provided for all rainwater contacting the loading dock site. 16. 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. 17. P AMC 16.09.180(b )(b) Copper Piping 711 El Camino Real (13PLN-OOOI7) Page 3 of20 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. 18. PAMC 16.09.180(12) Mercury Switches Mercury switches shall not be installed in sewer or storm drain sumps. 19. 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. 20. 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. 21. PAMC 16.09.180(b )(5) Copper Piping 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 following requirements must be met: Designated Food Service Establishment (FSE) Project: 22. Grease Control Device (GCD) Requirements, PAMC Section 16.09.075 & cited . Bldg/Plumbing Codes a. The plans shall specify the manufacturer details and installation details of all proposed GCDs. (CBC 1009.2) b. GCD( s) shall be sized in accordance with the 2007 California Plumbing Code. c. GCD(s) shall be installed with a minimum capacity of 500 gallons. d. GCD sizing calculations shall be included on the plans. See a sizing calculation example below. e. The size of all GCDs installed shall be equal to or larger than what is specified on the plans. f. GCDs larger than 50 gallons (100 pounds) shall not be installed in food preparation and storage areas. Santa Clara County Department of Environmental Health prefers GCDs to be installed outside. GCDs shall be installed such that all access points or manholes are readily accessible for inspection, cleaning and removal of all contents. GCDs located outdoors shall be installed in such a manner so as to exclude the entrance of surface and stormwater. (CPC 1009.5) g. All large, in-ground interceptors shall have a minimum of three manholes to allow visibility of each inlet piping, baffle (divider) wall, baffle piping and outlet piping. The 711 EI Camino Real (13PLN-00017) Page 4 of 20 plans shall clearly indicate the number of proposed manholes on the GCD. The Environmental Compliance Division of Public Works Department may authorize variances which allow GCDs with less than three manholes due to manufacture available options or adequate visibility. h. Sample boxes shall be installed downstream of all GCDs. i. All GCDs shall be fitted with reliefvent(s). (CPC 1002.2 & 1004) J. GCD(s) installed in vehicle traffic areas shall be rated and indicated on plans. 23. Drainage Fixture Requirements, PAMC Section 16.09.075 & cited BldglPlumbing Codes k. To ensure all FSE drainage fixtures are connected to the correct drain lines, each drainage fixture shall be clearly labeled on the plans. A list of all fixtures and their discharge connection, i.e. sanitary sewer or grease waste line, shall be included on the plans. 1. A list indicating all connections to each proposed GCD shall be included on the plans. This can be incorporated into the sizing calculation. m. All grease generating drainage fixtures shall connect to a GCD. These include but are not limited to: a. Pre-rinse (scullery) sinks b. Three compartment sinks (pot sinks) c. Drainage fixtures in dishwashing room except for dishwashers shall connect to a GCD d. Examples: trough drains (small drains prior to entering a dishwasher), small drains on busing counters adjacent to pre-rinse sinks or silverware soaking sinks e. Floor drains in dishwashing area and kitchens f. Prep sinks g. Mop Ganitor) sinks h. Outside areas designated for equipment washing shall be covered and any drains contained therein shall connect to a GCD. i. Drains in trash/recycling enclosures j. Wok stoves, rotisserie ovenslbroilers or other grease generating cooking equipment with drip lines k. Kettles and tilt/braising pans and associated floor drains/sinks n. The connection of any high temperature discharge lines and non-grease generating drainage fixtures to a GCD is prohibited. The following shall not be connected to a GCD: a. Dishwashers b. Steamers c. Pasta cookers d. Hot lines from buffet counters and kitchens e. Hand sinks f. Ice machine drip lines g. Soda machine drip lines h. Drainage lines in bar areas o. No garbage disposers (grinders) shall be installed in a FSE. (PAMC 16.09.075(d)). 711 EI Camino Real (13PLN-OOOI7) Page 5 of20 p. Plumbing lines shall not be installed above any cooking, food. preparation and storage areas. q. Each drainage fixture discharging into a GCD shall be individually trapped and vented. (CPC 1014.5) 24. Covered Dumpsters, Recycling and Tallow Bin Areas PAMC, 16.09.075(q)(2) r. Newly constructed and remodeled FSEs shall include a covered area for all dumpsters, bins, carts or container used for the collection of trash, recycling, food scraps and waste cooking fats, oils and grease (FOG) or tallow. s. The area shall be designed and shown on plans to prevent water run-on to the area and runoff from the area. t. Drains that are installed within the enclosure for recycle and waste bins, dumpsters and tallow bins serving FSEs are optional. Any such drain installed shall be connected to a GCD. u. If tallow is to be stored outside then an adequately sized, segregated space for a tallow bin shall be included in the covered area. v. These requirements shall apply to remodeled or converted fa9ilities to the extent that the portion of the facility being remodeled is related to the subject of the requirement. 25. Large Item Cleaning Sink, PAMC 16.09.075(m)(2)(B) w. FSEs shall have a sink or other area drain which is connected to a GCD and large enough for cleaning the largest kitchen equipment such as floor mats, containers, carts, etc. Recommendation: Generally, sinks or cleaning areas larger than a typical mop/janitor sink are more useful. 26. GCD sizing criteria and an example of a GCD sizing calculation (2007 CPC) Sizing Criteria: Drain Fixtures . (ga)!3(ns) Pre-nnse SI 3 compartment sink 2 compruiment sink Prep SInk . Mop/J anitorial sink Floor drain Floor sink 4 3 3 3 3 2 2 Quantity 1 1 2 1 1 711 EI Camino Real (13PLN-OOOI7) DFUs GCD Sizing: Total DFUs GCD Volume 8 500 21 750 35 1,000 90 1,250 172 1,500 216 2,000 Drainage Fixture & Item Number DFUs Total Pre-rinse sink, Item 1 4 4· 3 compartment sink, Item 2 3 3 Prep sinks, Item 3 & Floor sink, Item 3 6 4 Mop sink, Item 5 3 3 Floor trough, Item 6 & tilt skillet, 2 2 Item 7 Page 6 of20 ExampleGCD Sizing Calculation: Note: • All resubmitted plans to I I I l 1 I Floor trough, Item 6 & steam kettle, Item 8 1 Floor sink, Item 4 & wok stove, Item 9 4 Floor drains 1,000 gallon GCD minimum sized Building D~artment which include FSE project s shall be resubmItted to Water QualIty. 2 12 I 2 2 2 8 I Total: 30 • 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. Public Works Engineering Division 27. GRADING & DRAINAGE: The applicant shall meet with PWE prior to building permit submittal to verify the basic design parameters affecting grading, drainage and surface water infiltration. The applicant is required to submit a conceptual site grading and drainage plan. In order to address potential storm water quality impacts, the plan shall identify the Best Management Practices (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. The elements ofthePWE-approved conceptual grading and drainage plan shall be incorporated into the building permit plans. 28. SIDEWALK, CURB & GUTTER: As part of this project, the applicant must remove and replace the curb, gutter, and sidewalk along the project's frontages, and must remove any unpermitted pavement in the planter strip. The site plan submitted with the building permit plan set must show the extent of the replacement work. 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. 29. 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(s). Call the Public Works' arborist at 650-496-5953 to arrange a site visit so he can determine what street tree work, if any, will be required for this project. The site plan submitted with the building permit plan set must show the street tree work that the arborist has determined, including the tree species, size, location, staking and irrigation requirements, or include a note that Public Works' arborist has determined no street tree work is required. The plan must note that in 711 EI Camino Real (13PLN-00017) Page 7 of 20 order to do street tree work, the applicant must first obtain a Permit for Street Tree Work in the Public Right-of Way from Public Works' arborist (650-496-5953). 30. PUE: At minimum, a public access easement (P AE) is required along the El Camino Real and Wells Avenue frontages for the portion of sidewalk located within private property. This P AE shall be configured to ensure City standard width sidewalk is maintained along the project's frontages. The exact configuration shall be reviewed and approved by Public Works Engineering. 31. CURB & GUTTER ALIGNMENT: The proposed alignment change in the curb and gutter along Wells Avenue will affect the existing drainage pattern. A catch basin shall be installed along Wells Avenue just west of the proposed garage entrance. A new manhole shall be installed and connected to the existing 15 inch storm drain line in Wells A venue; the new catch basin shall be connected to the new manhole. 32. CURB RAMP: A curb ramp for the disabled will be required at the comer of El Camino Real and Wells and two others shall be required at the entrance to the underground parking garage to provide an accessible path of travel to the sidewalk beyond the project site. 33. STREET RESURFACING: The street surface along the Wells Avenue frontage of the development shall be removed and replaced (grind and overlay, full-width). 34. 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: www.cityofpaloalto.org/depts/pwd/forms---'permits. Include in plans submitted for a building permit: 35. BELOW -GRADE PARKING DRAINAGE: Due to high groundwater throughout much of the City and Public Works prohibiting the pumping and discharging of groundwater, perforated pipe drainage systems at the exterior of the basement walls or under the slab are not allowed for this site. A drainage system is, however, required for all exterior basement level spaces, such as lightwells, patios or stairwells. This system consists of a sump, a sump pump, a backflow preventer, and a closed pipe from the pump to a dissipation device onsite at least 10 feet from the property line, such as a bubbler box in a landscaped area, so that water can percolate into the soil and/or sheet flow across the site. The devicemust not allow stagnant water that could become mosquito habitat. Additionally, the plans must show that exterior basement-level spaces are at least 7-3/4" below any adjacent windowsills or doorsills to minimize the potential for flooding the basement. Public Works recommends a waterproofing consultant be retained to design and inspect the vapor barrier and waterproofing systems for the basement. 711 EI Camino Real (13PLN-00017) Page 8 of20 36. BASEMENT SHORING: Shoring for the basement excavation, including tiebacks, must not extend onto adjacent private property or into the City right-of-way without having first obtained written permission from the private property owners and/or an encroachment permit from Public Works. 37. DEWATERING: Basement excavations may require dewatering during construction. Public Works only allows groundwater drawdown well dewatering. Open pit groundwater dewatering is disallowed. Dewatering is only allowed from April through October due to inadequate capacity in our storm drain system. The geotechnical report for this site must list the highest anticipated groundwater level. We recommend a piezometer to be installed in the soil boring. The contractor must determine the depth to groundwater immediately prior to excavation by using the piezometer or by drilling an exploratory hole if the deepest excavation will be within 3 feet of the highest anticipated groundwater level. If groundwater is found within 2 feet of the deepest excavation, a drawdown well dewatering system must be used, or alternatively, the contractor can excavate for the basement and . hope not to hit groundwater, but if he does, he must immediately stop all work and install a drawdown well system before he continues to excavate. Public Works may require the water to be tested for contaminants prior to initial discharge and at intervals during dewatering. If testing is required, the contractor must retain an independent testing firm to test the discharge water for the contaminants Public Works specifies and submit the results to Public Works. 38. Public Works reviews and approves dewatering plans as part of a Street Work Permit. The applicant can include a dewatering plan in the building permit plan set in order to obtain approval of the plan during the building permit review, but the contractor will still be required to obtain a street work permit prior to dewatering. Alternatively, the applicant must include the above dewatering requirements in a note on the site plan. Public Works has a sample dewatering plan sheet and dewatering guidelines available at the Development Center and on our website. 39. 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. Adjacent grades must slope away from the structure a minimum of 2%. Downspouts and splashblocks should be shown on this plan, as well as any site drainage features such as swales. Grading will not be allowed that increases drainage onto, or blocks existing drainage from, neighboring properties. Public Works generally does not allow rainwater to be collected and discharged 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. See the Grading & Drainage Plan Guidelines for New Single Family Residences on our website. 40. GRADING & EXCAVATION PERMIT: An application for a grading & excavation permit must be submitted to Public Works when applying for a building permit. The application and guidelines are available at the Development Center and on our website. 711 EI Camino Real (13PLN-00017) Page 9 0[20 Any grading permit issued in conjunction with a phased project implementation plan will only authorize grading and storm drain improvements. Other site utilities may be shown on the grading plan for reference only, and should be so noted. No utility infrastructure should qe shown inside the building footprint. Installation of these other utilities will be approved as part of a subsequent Building Permit application. 41. STORM WATER POLLUTION PREVENTION: The City's full-sized "Pollution Prevention -It's Part of the Plan" sheet must be included in the plan set. Copies are available from Public Works at the Development Center or on our website. 42. STREET TREES: Show all existing street trees in the public right-of-way. Any removal, relocation or planting of street trees; or excavation, trenching or pavement within 10 feet of street trees must be approved by Public Works' arborist (phone: 650-496-5953). This approval shall appear on the plans. Show construction protection of the trees per City requirements. 43. STREET LIGHTS: The applicant is encouraged to investigate and incorporate the use of LED streetlights along the frontages of the proposed development in keeping with the "green" design. 44. DRIVEWAY: The applicant shall design the driveway leading to the below-grade parking garage per City of Palo Alto Standard Detail 123. The applicant shall install appropriate curb ramps where sidewalk exists and a trench drain across the driveway shall be installed. 45. GREASE INTERCEPTOR: The grease separator shall be installed and located within private property. In no case shall the City of Palo Alto allow the right-of-way (ROW) to be used to satisfy this requirement. 46. WORK IN THE RIGHT-OF-WAY: The plans must clearly indicate any work that is proposed in the public right-of-way, such as sidewalk replacement, driveway approach, or utility laterals. The plans must include notes that the work must be done per City standards and that the contractor performing this work must first obtain a Street Work Permit from Public Works at the Development Center. If a new driveway is in a different location than the existing driveway, then the sidewalk associated with the new driveway must be replaced with a thickened (6" thick instead of the standard 4" thick) section. Additionally, curb cuts and driveway approaches for abandoned driveways must be replaced with new curb, gutter and planter strip. 47. IMPERVIOUS SURFACE AREA: The project will be creating or replacing 500 square feet or more of impervious surface. Accordingly, the applicant shall provide calculations of the existing and proposed impervious surface areas with the building permit application. A Storm Drainage Fee adjustment on the applicant's monthly City utility bill will take place in the month following the final approval of the construction by the Building 711 El Camino Real (13PLN-00017) Page 10 of 20 Inspection Division. The Impervious Area Worksheet for Land Developments form and instructions are available at the Development Center or on our website. 48. STORM DRAIN: 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. 49. DUMPSTER: The project includes the construction of dumpster and recycling areas. City guidelines require that this area be covered. 50. STORM WATER TREATlVIENT: This project may trigger the California Regional Water Quality Control Board's revised provision C.3 for storm water regulations (incorporated into the Palo Alto Municipal Code, Section 16.11) that apply to land development projects that create or replace 10,000 square feet or more of impervious surface. The applicant shall provide a calculation of the amount of impervious surface area being created or replaced. If 10,000 sf of impervious surface area is created or replaced, then the City'S regulations require that the project incorporate a set of permanent site design measures, source controls, and treatment controls that serve to protect storm water quality. The applicant shall identify, size, design and incorporate permanent low impact development storm. water pollution prevention measures to treat the runoff from a "water quality storm" specified in P AMC Chapter 16.11 prior to discharge to the municipal storm drain system. In addition, the applicant shall designate a party to maintain the control measures for the life of the improvements and must enter into a maintenance agreement with the City prior to the first building occupancy sign-off. The City will inspect the treatment measures yearly and charge an inspection fee. There is currently a $360 C.3 plan check fee that will be collected upon submittal for a grading or building permit. Effective February 10, 2011, regulated projects, must contract with a qualified third-party reviewer during the building permit review process to certify that the proposed permanent storm water pollution prevention measures comply with the requirements of Palo Alto Municipal Code Chapter 16.11. The certification form, 2 copies of approved stormwater treatement plan, and a description of Maintenance Task and Schedule must be received by the City from the third-party reviewer prior to approval of the building permit by the Public Works department. For more information regarding these requirements, visit the Santa Clara Valley Urban Runoff Pollution Prevention Program website at http://www.scvurppp-w2k.comlDefault.htm. 51. SIDEWALK ENCROACHMENT: Add a note to the site plan that says, "The contractor using the city sidewalk to work on an adjacent private building must do so in a manner that is safe for pedestrians using the sidewalk. Pedestrian protection must be provided per the 2007 California Building Code Chapter 33 requirements. If the height of construction is 8 711 EI Camino Real (13PLN-OOOI7) Page 11 of20 feet or less, the contractor must place construction railings sufficient to direct pedestrians around construction areas. If the height of construction is more than 8 feet, the contractor must obtain an encroachment permit from Public Works at the Development Center in order to provide a barrier and covered walkway or to close the sidewalk." 52. CAL TRANS: Caltrans review and approval of this project is required. Caltrans right-of way across El Camino Real extends from back-of-walk to back-of-walk. The City has a maintenance agreenlent with Caltrans that requires the City to maintain the sidewalk and to issue Street Work Permits for work done on the sidewalks by private contractors. Caltrans has retained the right to review and permit new ingress/egress driveways off El Camino Real as well as the installation of Traffic control devices as part of this project. Evidence of permit approval shall be submitted to the Planning and Public Works Departments. 53. LOGISTICS PLAN: The contractor must submit a logistics plan to the Public Works Department prior to commencing work that addresses all impacts to the City's right-of way, including, but not limited to: pedestrian control, traffic control, truck routes, material deliveries, contractor's parking, concrete pours, crane lifts, work hours, noise control, dust control, storm water pollution prevention, contractor's contact, noticing of affected businesses, and schedule of work. The plan will be attached to a street work permit. Evidence of CAL TRANS permit will be required for any traffic control set-up along EI Camino Real. Public Works (Urban Forestry) Arborist 54. Establish new street trees as described in the site plan: Three new London Plane trees adjacent to El Camino Real and three new maple trees along Wells Avenue. 55. Provide a minimum soil volume (non-compacted and viable) of 1000 cubic feet for each London Plane trees and 600 cubic feet for each Maple trees. Suspended pavement, Silva cells, or similar structures may be employed. 56. Tree grates, if utilized, must be approved by the Public Works Director. Fire Department 57. Post street frontage on both sides of Wells -NO PARKING FIRE LANE 58. Provide direct plumbing from sprinkler main drain to collection sump in the garage to prevent surge in sanitary sewer during required annual main drain test. 59. Verify 24 x 84 inch gurney can be maneuvered from garage area into service elevator without lifting or tilting. 711 EI Camino Real (13PLN-OOOI7) Page 12 of20 60. At least 2 sleeping rooms shall be provided with visible fire alann and smoke alann notification. 61. Smoke alanns shall be dual sensor photoelectric/ionization type. 62. Fire sprinkler, kitchen protection, alann and standpipe systems as well as underground fire supply installations require separate pennits from the Fire Prevention Bureau. Utilities Department Electric Engineering Division 63. The applicant shall comply with all the Electric Utility Engineering Department service requirements noted during plan review. 64. The applicant shall be responsible for identification and location of all utilities, both public and private, within the work area. Prior to any excavation work at the site, the applicant shall contact Underground Service Alert (USA) at 1-800-227-2600, at least 48 hours prior to beginning work. 65. The applicant shall submit a request to disconnect all existing utility services andlor meters including a signed affidavit of vacancy, on the form provided by the Building Inspection Division. Utilities will be disconnected or removed within 10 working days after receipt of request. The demolition pennit will be issued after all utility services andlor meters have been disconnected and removed. THE FOLLOWING SHALL BE INCORPORATED INTO SUBMITTALS FOR ELECTRIC SERVICE 66. A completed Electric Load Sheet and a full set of plans must be included with all applications involving electrical work. The load sheet must be included with the preliminary submittal. 67. Industrial and large commercial customers must allow sufficient lead-time for Electric Utility Engineering and Operations (typically 8-12 weeks after advance engineering fees have been paid) to design and construct the electric service requested. 68. Only one electric service lateral is permitted per parcel. Utilities Rule & Regulation #18. 69. This project requires padmount transformers, the location of the transformers shall be shown on the site plan and approved by the Utilities Department and the Architectural Review Board. Utilities Rule & Regulations #3 & # 16 (see detail comments below). 711 El Camino Real (13PLN-00017) Page 13 of20 70. The developer/owner shall provide space for installing padmount equipment (i.e. transformers, switches, and interrupters) and associated substructure as required by the City. 71. The customer shall install all electrical substructures (conduits, boxes and pads) required_ from the service point to the customer's switchgear. The design and installation shall be according to the City standards and shown on plans. Utilities Rule & Regulations # 16 & #18. 72. Location of the electric panel/switchboard shall be shown on the site plan and approved by the Architectural Review Board and Utilities Department. 73. All utility meters, lines, transformers, backflow preventers, and any other required equipment shall be shown on the landscape and irrigation plans and shall show that no conflict will occur between the utilities and landscape materials. In addition, all aboveground equipment shall be screened in a manner that is consistent with the building design and setback requirements. 74. For services larger than 1600 amps, the customer will be required to provide a transition cabinet as the interconnection point between the utility's padmount transformer and the customer's main switchgear. The cabinet design drawings must be submitted to the Electric Utility Engineering Department for review and approval. 75. For underground services, no more than four (4) 750 MCM conductors per phase can be connected to the transformer secondary terminals; otherwise, bus duct must be used for connections to padmount transformers. If customer installs a bus duct directly between the transformer secondary terminals and the main switchgear, the installation of a transition cabinet will not be required. 76. The customer is responsible for sizing the service conductors and other required equipment according to the National Electric Code requirements and the City standards. Utilities Rule & Regulation #18. 77. If the customer's total load exceeds 2500 kVA, service shall be provided at the primary voltage of 12,470 volts and the customer shall provide the high voltage switchgear and transformers. 78. For primary services, the standard service protection is a padmount fault interrupter owned an maintained by the City, installed at the customer's expense. The customer must provide and install the pad and associated substructure required for the fault interrupter. 79. Any additional facilities and services requested by the Applicant that are beyond what the utility deems standard facilities will be subject to Special Facilities charges. The Special 711 El Camino Real (13PLN-OOOI7) Page 14 of 20 Facilities charges include the cost of installing the additional facilities as well as the cost of ownership. Utilities Rule & Regulation #20. 80. Projects that require the extension andlor relocation of high voltage primary distribution lines or reinforcement of offsite electric facilities will be at the customer's expense and must be coordinated with the Electric Utility. DURING CONSTRUCTION 81. Contractors and developers shall obtain permit from the Department of Public Works before digging in the street right-of-way. This includes sidewalks, driveways and planter strips. 82. At least 48 hours prior to starting any excavation, the customer must call Underground Service Alert (USA) at 1-800-227-2600 to have existing underground utilities located and marked. The areas to be check by USA shall he delineated with white paint. All USA markings shall be removed by the customer or contractor when construction is complete. 83. The customer is responsible for installing all on-site substructures (conduits, boxes and pads) required for the electric service. No more than 270 degrees of bends are allowed in a secondary conduit run. All conduits must be sized according to National Electric Code requirements and no 112 inch size conduits are permitted. All off-site substructure work will be constructed by the City at the customer's expense. Where mutually agreed upon by the City and the Applicant, all or part of the off-site substructure work may be constructed by the' Applicant. 84. All primary electric conduits·shall be concrete encased with the top of the encasement at the depth of30 inches. No more than 180 degrees of bends are allowed in a primary conduit run. Conduit runs over 500 feet in length require additional pull boxes. 85. All new underground conduits and substructures shall be installed per City standards and shall be inspected by the Electrical Underground Inspector before backfilling. 86. The customer is responsible for installing all underground electric service conductors, bus duct, transition cabinets, and other required equipment. The installation shall meet the National Electric Code and the City Standards. 87. Meter and switchboard requirements shall be in accordance with Electric Utility Service Equipment Requirements Committee (EUSERC) drawings accepted by Utility and CP A standards for meter installations. 88. Shop/factory drawings for switchboards (400A and greater) and associated hardware must be submitted for review and approval prior to installing the switch~ear to: 711 El Camino Real (13PLN-00017) Page 15 of 20 Gopal J agannath, P .E. Supervising Electric Project Engineer Utilities Engineering (Electrical) 1007 Elwell Court Palo Alto, CA 94303 89. Catalog cut sheets may not be substituted for factory drawing submittal. 90. All new underground electric services shall be inspected and approved by both the Building Inspection Division and the Electrical Underground Inspector before energizing. AFTER CONSTRUCTION & PRIOR TO FINALIZATION 91. The customer shall provide as-built drawings showing the location of all switchboards, conduits (number and size), conductors (nurrlber and size), splice boxes, vaults and switch/transformer pads. PRIOR TO ISSUANCE OF BUILDING OCCUPANCY PERMIT 92. The applicant shall secure a Public Utilities Easement for facilities installed on private property for City use. 93. All required inspections have been completed and approved by both the Building Inspection Division and the Electrical Underground Inspector. 94. All fees must be paid. 95. All Special Facilities contracts or other agreements need to be signed by the City and applicant. Comments regarding proximity to overhead lines: 96. Elevation plan for the new building shall show the proximity of the existing overhead electric facilities on El Camino Real. 97. The nlinimum horizontal clearance of the nearest conductor at rest from the new building is six feet (final construction). 98. Cal-OSHA Title 8 requires 11 feet minimum clearance between energized high voltage lines and the operation, erection, or handling of tools, machinery, apparatus, supplies or materials (during construction). 99. Trees planted under the utility lines shall be subject to trimming by the City. 100. Trees shall not be planted within 10 feet of existing electric underground utility facilities. 711 EI Camino Real (13PLN-OOOI7) Page 16 of20 101. Building proximity to overhead lines shall be arranged so as not to hamper or endanger workers and firefighters while performing their duties. Comments regarding the transformer: 102. Transformer shall be placed in a location which is accessible to the electric utility line truck. 103. For reasons of safety and operability, areas around CPAU padmount equipment shall be kept free and clear of obstructions as stated in the CP AU Electric Service Requirements Manual and CPAU Standard Number DT-CL-U-I031, Padmount Clearance Requirements. Typical clear space requirements are 8 feet from the edge of the concrete pad on all "operable" sides of equipment (typically the sides with doors) and 3 feet from the edge of the pad on "non-operable sides". Access to the equipment by personnel and city trucks must also be provided. 104. Applicant shall grant a Public Utility Easement for the transformer location. Easement requirements are based on the size of the transformer and shall be established after the Applicant has submitted an electric load application. Transformers up to 500 k V A require a 10 foot wide by 10 foot long easement, and transformers larger than 500 kVA require a 13 foot wide by 13 foot long easement. Utilities Department Water Gas Wastewater Division PRIOR TO ISSUANCE OF DEMOLITION PERMIT 105. Prior to demolition, the applicant shall submit the existing water/wastewater fixture unit loads (and building as-built plans to verify the existing loads) to 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. 106. The applicant shall subnlit a request to disconnect all utility services and/or meters including a signed affidavit of vacancy. Utilities will be disconnected or removed within 10 working days after receipt of request. The demolition permit will be issued by the building inspection division after all utility services and/or meters have been disconnected and removed. FOR BUILDING PERMIT 107. The applicant shall submit a completed water-gas-wastewater service connection application -load sheet for City of Palo Alto Utilities. The applicant must provide all the information requested for utility service demands (water in 711 EI Camino Real (13PLN-OOO 17) Page 17 of 20 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 loadsplus any existing loads to remain). 108. The applicant shall submit improvement plans for utility construction. The plans must show the size and location of all underground utilities within the development and the public right of way including meters, backflow preventers, fire service requirements, sewer mains, sewer cleanouts, sewer lift stations and any other required utilities. All Water, gas and wastewater services shall be provided off Wells Avenue. 109. 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). 110. 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. 111. 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 and wastewater mains. Calculations must be signed and stamped by a registered civil engineer. 112. F or contractor installed water and wastewater mains or services, the applicant shall submit to the WGW engineering section of the Utilities Department four copies of the installation of water and wastewater utilities off-site improvement plans in accordance with the utilities department design criteria. All utility work within the public 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, method of construction and the manufacture's literature on the materials to be used for approval by the utilities engineering section. The applicant's contractor will not be allowed to begin work until the improvement plan and other submittals have been approved by the water, gas and wastewater engineering section. After the work is complete but prior to sign off, the applicant shall provide record drawings (as-builts) of the contractor installed water and wastewater mains and services per City of Palo Alto Utilities record drawing procedures. For contractor installed services the contractor shall install 3M marker balls at each water or wastewater service tap to the main and at the City clean out for wastewater laterals. 113. An approved reduced pressure principle assembly (RPP A backflow preventer device) is required for all existing and new water connections from Palo Alto 711 EI Camino Real (13PLN-OOOI7) Page 18 of20 Utilities to comply with requirements of California administrative code, title 17, sections 7583 through 7605 inclusive. The RPPA shall be installed on the owner's property and directly behind the water meter within 5 feet of the property line. RPPA's for domestic service shall be lead free. Show the location of the RPPA on the plans. 114. 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. Reduced pressure detector assenlblies 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. 115. All backflow preventer devices shall be approved by the WOW engineering division. Inspection by the utilities cross connection inspector is required for the supply pipe between the meter and the assembly. 116. Existing wastewater laterals that are not plastic (ABS, PVC, or PE) shall be replaced at the applicant's expense. 117. 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. 118. 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. 119. A separate water meter and backflow pre venter 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. 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. 120. A new water service line installation for domestic usage is required. For service connections of 4-inch through 8-inch sizes, the applicant's contractor must provide and install a concrete vault with meter reading lid covers for water meter and other required control equipment in accordance with the utilities standard detail. Show the location of the new water service and meter on the plans. 121. A new gas service line installation is required. Show the new gas meter location on the plans. The gas meter location must conform with utilities standard details. 122. All existing water and wastewater services that will not be reused shall be abandoned at the main per WOW utilties procedures. 711 EI Camino Real (13PLN-00017) Page 19 of 20 123. Utility vaults, transformers, utility cabinets, concrete bases, or other structures can not be placed over existing water, gas or wastewater mains/services. Maintain l' horizontal clear separation from the vault/cabinet/concrete base to existing utilities as found in the field. If there is a conflict with existing utilities, Cabinets/vaultslbases shall be relocated from the plan location as needed to meet field conditions. Trees may not be planted within 10 feet of existing water, gas or wastewater mains/services or meters. New water, gas or wastewater services/meters may not be installed within 10' or existing trees. Maintain 10' between new trees and new water, gas and wastewater services/mains/meters. 124. 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. 125. All utility installations shall be in accordance with the City of Palo Alto utility standards for water, gas & wastewater. 126. The applicant shall obtain an encroachment permit from Caltrans for any utility work in the EI Camino Real right-of-way. The applicant must provide a copy of the permit to the WGW engineering section. 711 EI Camino Real (13PLN-00017) Page 20 of20 ATTACHMENT D HI(S HILL GLAZIER STUDIO DOUGLAS ATMORE, AlA ASSOCIATE PRINCIPAL AND SENIOR VICE PRESIDENT July 25, 2013 Ms. Margaret Netto Planning Department City of Palo Alto City Hall, 5th Floor 250 Hamilton Avenue Palo Alto, CA 94301 Re: 711 HI Camino Real The Clement Palo Alto Hotel Resubmittal for Architectural Review of proposed 23-key boutique concierge hotel HKS Project Number 11551 Dear Margaret: For referel1ce, the following is a summary of the comments from the May 16, 2013 Architectural Review Board (ARB) hearing for this project and the associated revisions incorporated into our recent resubmittal drawings. The ARB comments are taken from the ARB minutes issued by the City of Palo Alto following the hearing. 1. ARB comment: "Base element" a. Lowered overall height of stone / plaster base to improve vertical proportion of the base relative to the body and top. b. Added cap trim to top of stone / plaster base of building to define the base better. c. Added metal spandrel panels to bottom of 2nd floor windows to match panels at 3rd floor windows to provide consistent vertical rhythm of the body; this area was previously stone / plaster and visually used to appear to be part of the base. d. Introduced water table detail with trim approximately 4'-0" above street level to emphasize base. e. Refer to drawing sheets A501 -A510. 2. ARB comment: "Overall east elevation" a. Increased weight and presence of cornice trim to emphasize the top of the building. b. Lowered overall height of plaster base to improve vertical proportion of the base relative to the body and top. c. Added cap trim to top of plaster base of building to define the base better. d. Introduced water table detail with trim approximately 4'-0" above street level to emphasize base. e. Introduced reveals at northern end of east wall to match those at western end of south wall; reveal pattern follows patterning of guestroom windows. f. Introduced openings at stair landings to allow for natural light and to break up the fa~ade. Ms. Margaret Netto July 25, 2013 Page 4 c. Created recesses at main level corners of El Camino fat;ade for vines. See Ll.0l and Ll.03. The recesses correspond with window patterns at upper floors. Necessary structural shear walls preclude window openings at these locations. 20. ARB comment: ('Garage door openings also be studied" a. Revised design of garage door openings and louvers above including stone casing. b. Confirmed with tr4nsportation division that engineered profile of garage ramp does. not require revisions. (Refer to BKF's letter) 21. ARB comment: "Attachment A -#15 (Cal Green measures) to return with more details" a. Refer to updated summary submitted via e-mail on 7/19/13. 22. ARB comment: "Re-examine the planting palette" a. Planting palette has been furthf! clarified. Refer to drawing sheets Ll.0l -Ll.04. 23. ARB commetJt: "Resolve the plan and cut sheets on the lighting" a. Refer to updated and submitted lighting plans and fixture cut sheets. 24. ARB comment: "Consider adding more bike parking" a. Added an additional bike rack (2 spaces) along Wells Ave for a total of two racks (four spaces). Refer to drawing she~ts Al0l and A201. 25. ARB comment: "Show trellis and details and locations where different materials meet, also window, handrails, and balconies" a. Refer to details added to drawing sheets A601 -A604. Please call if you have any questions or wish to discuss further. Sincerely, oI§,lY Signed by Douglas Atmore . :US, E:datmore@hksinc.com, Douglas Atm SArchitacts, Inc.", uglas Atmore 2013.07.2512:29:5()'O7'OO' Douglas Atmore, AlA, LEED AP BD+C cc: Clement Chen -Pacific Hotel Developmen t Venture, L. P. Kress Fischer -Pacific Hotel Development Venture, L.P. John Hill-HKS Hill Glazier Studio Kara Hanson -HKS Hill Glazier Studio DEVELOPMENT STANDARDS FOR CS ZONE DISTRICT ! Maximum Site Coverage Maximum Floor Area Ratio (FAR) Build to-lines Built to setback Building setbacks Front (EI Camino Real) Interior Street side (Wells Avenue) 'Rear Building height Daylight Plane Parking Bicycle Parking ATTACHMENT E -ZONING TABLE 711 EI Camino Real-13PLN-00017 ZONE DISTRICT PROPOSED STANDARD PROJECT None required 67% (7,769 sq. ft.) 2:0:1 (Hotels only) 1.98 (22,957 sq. ft.) 50% of frontage 50% (53-feet) minimum 33% of street side minimum 0-10 feet to create an 6' effective 12' sidewalk i width None 10-16 feet None 5' None 3' -9" 50 feet * 63'-5". NA Conforms 1 parking space per 23 guest room III 0 guestrooms=2 2 711 EI ....., ................. 'V Real (13 PLN -00017) Page 1 1 CONFORMANCE Conforms Conforms Conforms Necessary to create a 12 foot wide sidewalk Conforms Conforms Conforms Mechanical equipment, to provide an elevator tower and an ADA accessible restroom Conforms Conforms Conforms ATTACHMENT F APPLICABLE COMPREHENSIVE PLAN POLICIES 711 El Camino Real 13PLN-00017 Land Use and Community Design Element The Comprehensive Plan land use designation for the site is Service Commercial Goal L-l: A well-designed, compact city, The proposed hotel is of an attractive design providing residents and visitors with attractive providing a level of accommodation not neighborhoods, work places, shopping district, typically found within the City. public facilities and open spaces. Policy L-5: Maintain the scale and character The proposed hotel would be of a similar of the City. Avoid land uses that are height and scale as the adjacent Westin Hotel overwhelming and unacceptable due their size and the Palo Alto Medical Foundation that and scale. flank the property on either side. Policy L-7: Evaluate changes in land use in The change in use from pet hospital/dog the context of regional needs, overall City kennel to a high end hotel is very appropriate welfare and objectives, as well as the desires to the site and the City's objectives. The prior of surrounding neighborhoods. use of the dog kennel was not a harmonious use with the adjacent Westin Hotel. The barking dogs would often disturb sleeping hotel guests. The new hotel would mesh well with the existing hotel uses that are adj acent and not interfere with the adjacent Medical Foundation use. The TOT would be a welcome benefit to the City as well as the potential for increased sales taxes that may result with a high end hotel being centrally located within close proximity to the City's three major retail areas. Goal L-6: Well-designed buildings that create The proposed architectural design of the new coherent development patterns and enhance hotel appears to be of a high quality and would city streets and public spaces. enhance the existing El Camino Real streetscape. Goal L-4: Inviting, pedestrian-scale centers The attractive design of the new hotel would that offer a variety of retail and commercial be inviting and would provide a needed high services and provide focal points and end lodging facility to accommodate a community gathering places for the City's multitude of guests such as business and residential neighborhoods and Employment tourist travelers. Districts. Policy L-22: Enhance the appearance of streets and sidewalks within all Centers though an aggressive maintenance, repair and cleaning program; street improvements; and the use of a variety of paving materials and landscaping. Goal L-9: Attractive, inviting public spaces and streets that enhance the image and character of the City. Transportation Element Goal T -3: Facilities, services and programs that encourage and promote walking and bicycling. Policy T -19: Improve and create additional, attractive, secure bicycle parking at both public and private facilities, including multi modal transit stations, on transit vehicles, in City parks, at public facilities, in new private developments, and other community destinations. Policy T -23: Encourage pedestrian-friendly design features such as sidewalks, street trees, on-site parking, public spaces, gardens, outdoor furniture, art, and interesting architectural details. While the project is not located within a retail center, it would be part of a greater hotel complex that is centrally located between three existing retail centers. The proposal includes the replacement of the city sidewalks in front of the project with the addition of decorative paving, new street trees, new landscaping, and softer turning radius at the intersection ofEI Camino Real and Wells Avenue. The proposed new wider sidewalk along EI Camino Real with new trees and new landscaping and terraced activity area would improve the character of the City Many of the proposed public benefits would facilitate pedestrian and bicycle access and way finding. These include new sidewalks to promote pedestrian access. The new hotel would exceed the code requirement for bike parking. The proposal for a new hotel would greatly enhance the existing street comer with the construction of a new building with ample pedestrian level fenestration and detail, new landscaping, street trees, and sidewalks, and an activated terrace area for pedestrian interest. ci ~ i I ,..-- (-..-. -.""~~ :>1 I "'0 ... '''''''' ~('MtJ ---.", """. I IIItTALl'»I!1.aXI' W:fM.SfIIm , ... ,m""",o",", I MAl<. PENlHOUSE/EOUI~MENT HEIGH~ $ """""""" , ~ +120.50 ----_. ------------- --------------------~~"'~L ' T.O. ~ECH. SCRE£~ $ \ .~m~ L--t -----~ +114.50' / -\ - - ----. ,--. TO~ OF PARAPET $ TRA'SHENCLOsuRERoomETAi ----\B . r~---ME~~EA-----L-I-· ----~---~.,:;:$ SCALE: 3/4" = r-o" I I : i i . / +102,00 HI(S Hill GIAZI~R STUDIO 'U.l."JlII11".lO.UIOCA"~~1 IU.IO.tl:.OJU ''''U~.III Cll1. 0183~ .. ItiIQarShld:lo"" :;~Bkf ~~'~~~:~S/SURV£YORS/PlANNERS 2!)!) SHOREUNE DR, STE. 200 REDWOOO CITY, CA 94065 650/482-6.300 650/482-6399 (FAX) lkayIonHuChe< I I ----/----~ / +92.16' I I -~-------:~ / +82.83" SCHEMATIC BUILDING SECTION NISHKIAN MENNINGER ~==!:,,::=~IU SC..ALE: 78" = 1'-011 J3~~R & .... "",.,, ... ,'" :...· •• ~() ... <.:,,·,.x A .. C.i·"'l.:,;1·: ..... 7. M .. \t,.~:<t $>;."'!V""t~~ ~: ~ >\..;)!It # ;)loI' =-~" <t:. <: ... )<,< -: :0...,' ( I I I I ".------------ fAlM'lOAlWINlIMW'Ntx)'II.'SANDOOORS.l i i" n'ftSHIDMATOiBEN}AllINNOOOE . . . ~ "BWtClEaC" ~ . l PAL"mI) M!T AI. PANEL :AF:;::.::~~-~ I I I ---\ . . IN ! _~.~m = ) '----- -~ GARAGE ENTRY DETAIL ~ ___ ~ARAG:~:~ $ SCALE : 3/4" = 11-0" ~ g a. o \ \. l~ /~_J KEYPLAN THE CLEMENT PALO ALTO Palo Alto, California June 26, 2013 A602 HI(S HILL GLAZIER STUDIO 711 EI Camino Real ARB Submittal Green Attributes Site Location and Architecture: Attachment H HotelJs proximity to transit hub providing access to CalTrainJ city busesJ and the Stanford University Marguerite Shuttle, as well as downtown Palo Alto shops and restaurants will greatly reduce car trips by guests and employees. Bike parking above and beyond what is required by code is provided to further encourage a decrease in the number of car trips made by hotel guests and employees. Employee lockers and showers provided for the convenience of employees walking or riding bikes to work. HotelJs proximity to two other hotels (The Sheraton and The Westin located directly across Wells Avenue) owned by the same entity allow for the sharing of existing facilities and equipment between the hotels such as laundry, storage, and food service, resulting in a reduced carbon footprint compared to a similarly size~ hotel requiring the construction and operation of its own separate facilities. The decorative planting bed along EI Camino Real serves as a. run-off retention basin for on-site storm water·fiItration. All guestroom windows are operable, allowing for natural ventilation and decreasing the requirement for mechanical ventilation and cooling. Window placement at back of house spaces provides direct and/or borrowed natural light at employee office and work area, reducing requirement for artificial lighting. MEP Systems: Energy efficient heat pumps that can heat the spaces without the use of supplemental electric resistance heaters. Guestroom thermostats with setback thermostats. VRV systems with increased efficiency over unitary systems under part load. Energy efficient gas fired domestic hot water heating system. Energy recovery heat wheel to transfer energy between the public and guestroom toilet roomJs exhaust and the code required outside ventilation air to the building. Energy efficient lighting. Mechanical ventilation to al Public and Back-of-House spaces. Occupant sensors to automatically turn off lights in areas not requiring to be lit 24 hours a day, guestrooms or corridors. Thermostatic controls for each interior and exterior zone. Building Management System to automatically shut-off and reset controls for space conditioning system. Domestic hot water pipe and duct insulation as required to meet the Energy Code. Non-toxic and water resistant sealants. Attachment I lighting design Lighting Fixture Cut Sheets ARB Submission The Clement ·Hotel 8 May 2013 Revised: 12 June 2013 new york I los iI"get~s I san francisco t boston 300 "rannan StrecH. Sui1fl112 San Franci.s(o CA 94107 dIS J48 8273 yoke 41S 348 8298 fllx t www.tIlRtighting.(om j,' Project: Project # CATALOG NUMBER LOGIC PROJECT:i TYPE: CATALOG NUMBER: LAMP(S): NOTES: D§J~GJDDDDDDc=J Example S • C02 • LED TR x21 SP -MAC -10/11 -D15INC -120 -AH Material Blank -Aluminum B -Brass S -Stainless Steel Faceplate C02 -Flange OptiLock® LED -'X' Module with Cold Phosphor Technology Housing TR -Integral Housing LED Type x21 -ISWLEOn700K x22 -, SWLED/3000K x23 -1 SWLED/4000K Optics SP -Spot (20') FL -Flood (40') WFL -Wide Flood (60,) Finish Aluminum & Brass Faceplates Powder COil Color Salin Wrinkle ASP Antique Brass Powder Bronze BZP BZW AMG Aleutian Mountain Granite Black' BLP BLW AQW Antique White White (Gloss) WHP WHW Stainless Faceplates SCM 81ack Chrome Aluminum SAP -SGE 8elge Verde -VER BPP Brown Patina Powder CAP Clear Anodized Powder Accessory Select up to 2. Requires Accessory Holder. 10 -Spread Lens Driver Type 11 -l:Ioneycomb Baffle 12 -Soft Focus Lens 015 -1SW Driver ("",,·rlimminq) '110Vonly D151NC -lSW Dimming Driver (for .... w/rh Incand .. ,,,,t Dimmtr)' Input Voltage Option 120 -120VAC Input (fa, Ulewlfh DISINC only} AH -Accessory Holder-{Acrommorimesup r01 M~dio} CPC -Concrete Pour Collar Furnished in ,opper fftt aluminum wirh blod finish. May be field installed piiol fo permanent insrallotion of sideconduil Con.MetolS. DRIVER ELECTRICAL DATA ' MT -120-277VAC Inpu, DG -Dome Glass Lens (Replaces Flat Glass. Not Dri.eo ... r Rated) GS -Glare Shield' HD -Half Dome' RG -Rock Guard' Premium Finish CMG CRI CRM HUG MDS NSP OCP Cascade Mountain Granite RMG Rocky Mountain Granite Cracked Ice SDS Sonora" Desen Sandstone Cream SMG Sierra Mountain Granite Hunter Green TXF Textured Forest Mojave Desert Sandstone WCP Weathered Coppe, Natural 8rass Powder WIR Weathered Iron Old Copper Also available in RAt Finishes See submittal SUB· 1439·00 13 -Rectilinear Lens RO -Rock Guard with Optical Opening' TC -TraCli9n Control Lens (ReplowFlotGlass) ·Furnished in copper f,tt oluminum. Finish to Match Faceplate. Dome It"' indudtd. J TYPE AC INPUT RANGE Frequency Hz DIMMING POWER FACTOR· THO OPER. AMBIENT TEMPERATURE DIMMER TYPE DIMMER RANGE 015 D1SINC LM79 DATA BKNo. . x21 x22 x23 t20-2n 120 CCT (Typ.) 2700K 3000K 4000K CRI 50/60 50/60 (Ra. Typ.) >80 >80 >80 NO YES Color Conalalancy :t40K :t5OK :t70K B-K LIGHTING The Clement 12151.00 >0.90 :!i020% -30'C -6O'C >0.90 -30'C-6O'C Incandescenl 10-tOQo-'o L70 DATA OPTICAL DATA Inpul Watta (Typ.) Minimum Ratad UI. (hrs.) 70% ollniliallumena (L70) 15 50.000 15 50.000 15 '50.000 40429 Brickyard Drive' Madera, .CA 93636 • USA 559.436.5800 • FAX 559.436.5900 www.bklighting.com·lnfo@bklighting.c:om Date: 12 June 2013 lamp color temp: 2700K Beam Type Angle Spot 20' Flood 40' Wide Flood 60' Type: E1 LIGHT FIXTURE CUT SHEET Note: This document is for informCition only. Refer to specifications for all catalog numbers, lamps, finishes, etc. Horton Lees Brogden Lighting Design 300 Brannan Street Suite 212 San Francisco, California 94107 tel 415.348.8273 www.hlblighting.com Project: Project # SIDE VIEW 1/2" (12mm) 141/2" (36Smm) SPECIFICATIONS GreenSourCIIlnitiative'" 71/2" Ola (191mm) 41/S" Oia. (103mm) 4"Oia. (102mm) Metal and packaging components ale made Irom recycled materials. Manulactured using renewable-solar energy. produced onsite. Returnable to manulacturer at end oIlile to ensure aadle-to-cradle handling. Packaging contains no chloronuorocarbons (CFe's). Use 01 this produd may qualify lor GreenSource efficacy and recyding rebate(s). Consult www.bklighting.com/greensource lor program requirements. . Fixture Houslng Corrosion.free composite. made Irom high strength. thermo-Iormed. sheet molded polyester compound. Glass reinlorced. Hame retardant and W stabilized. (2) bottom-entry. 3/4' NPT lemale conduit entries with knockout plugs and (4) side Hats lor 112' or 3/4" conduit adapters. Patented Stability Fllnge Corrosion-free composite nange projects Into installation sub-strate to reinlorce housing stability. Integral REBAR saddiessimplily installation onto concrete lorm. (4) Orthogonal bosses permit use 01 112' PCV conduit or EMTto simplify vertical position and leveling 01 housing. Pre set sell-tapping screws anchor housing at proper elevation. Aiming Dual axis OptiLock' stainless steei aiming bracket rotates 360' and provides vertical adjustment up to 1 S'lroni nadir. . Positive lock action ensuresoptkai orientation. BKSSl'" Integrated sorKf state system with 'K technology is scalable lor field upgrade. Modular deSign with electrical quick disconnects permit field maintenance. LM-BO certified. Minimum SO.OOO hour rated lile at 70%01 initial lumens (L70). 8KSSL technology provides' long nle. signilicant energy reduction and exceptional thermal management 3/S" I (10mm) 10"Oia. (254mm) Patented Stability Flange PROJECT: TYPE: FACEPLATE I CPCOPTION 1/S" (3mm) C02 I BOTTOM VIEW I Patented Hydro-Lock"" Barrier Plate Assembly (AC\f'M) Color Management Corrected cold phosphor technology delivers near·perfect natural white light Long term phosphor rTIIintenance over ptoduct lile It/-SOK (cen). Exact color point conlormity exceeds ANSI 08.377 standard. Provides' unilorm beam with no color variation over angle. Module exceeds 80 CHI (RA>80. R9> 16). Optics Interchangeable OPTlKJT"" modules permit field changes to optical distribution. Installation For direct burial in soil or concrete. Consult Orainage Installation Guide lor In-Grade FiXllJres (Dl(j.m lor compliance with proper soil preparation and drainage requirements prior to installation. Driver IWenmly For use with (1) 700rnA. Class A. constant current driver. 120-277VAC (nominal) primary input voltage. SO/60Hz. >0.90 Power Factor. <1S.0A in-rush current. s20%THO (nominal at 120VAC lull load). Output over voltage. over-current and short circuit protectiortwith auto recovery. EM(: FCC47CFR Part IS Class B compliant. Dimming driver 101 use with standard incandescent dimmeB. II} 100% tange. Wiring I CClnnectors TeHon' coated wire. 18 gauge. 6OOV. 2SO'C rated and certified toUL16S9 standard. Features OptiLock' and gear tray quickdisconnects.Patented HydroLock" with anti-slphon valve (ASV"') wireway. (3) Water-Ttght connectOB supplied lor line connection. Maxlmum.!2) no & (1) Ml8. Minimum (1) 112&(1) 118. " 21/S" (54mm) All dimensions indiultd on this submllill are nominal. Contiel Technical Salts If yOU require more IIrlnqent specificllioni. Water Management Sell Evacuating Airtight Lamp Module (S.E.A.L "'I. IP-68 rated. vacuum sealed enclosure. Patented Anti{ondensation Valve (ACV"') eliminates condensation Irom opti~ai chamber. High tempera\Ure silico.ne 'CY Ring at laceplate. Patented HydroLock' technology provides lailsafe water barrier betWeen junction box and interior components. Anti-siphon valve (ASV"') prevents 'wicking' through conductor insulation. lens High heat. shock resistant tempered 1/4' borosilicate nat glass len~ Suitable lor walk-over and drive-over applications to 3S.000 lb!. Faceplate . Solid. lfl' machined 6061T6 aluminum with' (S) black oxide. captive. stainless steel mounting screw~ Faceplate options include solid. 112' machined brass and solid. 1/2' machined stainless steel. Firil5h StarGuard'. our exclusive RoHs compliant. 1 S stage chromate.free procell cleans and conveBion coats akJminum components prior to application 01 Class 'A' TGIC polyester powder coating. Brass components are available in powder coat or handcrafted metal fin~h. Stainless steel components are available in handcrafted metal fin~h. (Bnushed finish lor interior use only). Ustlng5 m Listed toANSllUL Standard IS98 and Certified toCANlCSA Standard C22.2 No 2SO.IP68 Rated. Made in the USA. tat\ iiI§ Illllii'mg R HS~ .~.~ (~O .' ·TtIlQn;s n "qlrr,ttd und',MIIc. of DuPon' (Olpomtion B-K LIGHTING 40429 Brickyard Drive ' Madera. CA 93636 ' USA 559.436.5800 • FAX 559.436.5900 www.bklighting.com·info@bklighting.com Precl,lon2" and lIS features are covered in whole or in part by U.s. Palent No,. 7.033.038; 6.254.258 81; 7.249.86782; 7370.98882; 7.553,042; 7.560.148; and 7.699.489 The Clement 12151.00 Date: 12 June 2013 lamp color temp: 2700K Type: E1 LIGHT FIXTURE CUTSHEET Note: This document is for information only, Refer to speCifications for all catalog numbers, lamps, finishes, etc, Horton Lees Brogden Lighting Design 300 Brannan Street Suite 212 San Francisco, California 94107 tei 415.348.8273 www.hlblighting.com Project: Project # • (~b!~tt! Plexineon White 2X Series www.ilight-tech.com PRODUCT SUMMARY . . • PRODUCT FEATURES ; ~, Color Temperatures (+/-10%) • Four Kelvin temperatures • Energy efficient • Long lifetime • Stable and consistent color temperature • Low voltage • Easy to install • Cool to the touch • For use as exterior or interior accent lighting, direct view or indirect view applications, coves, signage & more Power Supply • 2S000K • Class 2 24 VDC, 100 Watts -must be' supplied by iLight • 3S000K • Primary voltage: 120 or 120-277 depending on model • 4S000K • Secondary voltage: 24VDC 4.1 A Max • 6S000K • Maximum illumination length of a single 100W power supply: 20 feet (6.1 Om) Diffuser Color • Light amber hue (when not illuminated) Power Supply Tips • 20% overage for breaker for primary current draw Lengths Available • Do not plug multiple power supplies into one run of • 2',4',6',S' (610mm, 1219 mm, 1830 mm. Plexineon 243S mm) • All iLight power supplies should be on an independent circuit • 2' (61 Omm) field cuttable pieces • Recommend surge protection upstream from power supply • Illuminated outside corner pieces • Factory custom len~ths available to the nearest '//' (13mm) +/-0.2S" (6mm) • Verify correct voltage prior to wiring to non-switching power supplies Low Voltage Cable • Factory convex or concave bends to minimum inside radius of 12" (30Smm)' • Factory "easy bends" to 3/'6" (Smm)' radius Maximum distance of low voltage cable in any given run: • Gentle field bends to a 72" (IS30mm) radius2 • 14 AWG: 40 feet (12.19m) • 12 AWG: 60 feet (IS.29m) •. 10 AWG: 100 feet (30.48m) I. Drav.ring r.equired for production 2. Field bending allow~d only on fixtures without C-channel CLASS VOLTAGE CJ-~ ~Trim ~24V Specification sheets are subject to change without notice. For the most recent version. please ,."fer to www.llight-tech.com. ORDERING INFORMATION COLOR HOUSING LENGTH CHANNEL VERSION ~ )(28 " Wh"';X ; so:., '--2-F-="T2-Fe-'et 28000K 4F = 4 Feet SC"; Stainless ~. X35 = White 2X 6F = 6 Feet SteeJ Channel NC = No Channel 35000K 8F = 8 Feet X45 = White 2X CL = Custom Length 45000K TT = 2 Foot Cullable X65 = White 2X PC = Outside Corner 65000K BE = Bend -Easy BN = Bend -Convex BV = Bend -Concave MK-0809 iLight Technologies' 118 South Clinton, Suite 370 • Chicago, IL 60661 • T 312.876.8630 • F 312.876.8631 • www.ilight-tech.com The Clement 12151.00 Date: 12 June 2013 Type: lamp color temp: 2800K E2 LIGHT FIXTURE CUT SHEET Note: This document is for information only. Refer to specifications for all catalog numbers, lamps, finishes, etc. Horton Lees Brogden Lighting Design 300 Brannan Street Suite 212 San Francisco, California 94107 tel 415.348.8273 www.hlblighting.com \ 1 t I • (~b!~tt! Plexineon White 2X Series www.ilight-tech.com TECHNICAL INFORMATION Width & Height Housing Mounting • 0.55"( 14mrl)w x 1.35"(34mm)h with C·channel • Stainless steel spring mounted clips ....J • UVand impact resistant acrylic dIffuser • Clips to be 2" (51 mm) in from end of piece and no tS • UV resistant plastic channel more than 2' (61 Omm) maximum between clips • Stainless steel C·channel for mechanical Z support Power Supply Weight « :c • Electronic (Advance) Power Supply is 2 Ibs. (0.9 kg) (.) Minimum Piece Spacing • Outdoor MagnetiC Hybrid Power Supply is 9 Ibs. W ~ • linear (end to end) = !fa" (I Omm) (4 kg) • Parallel (edge to edge) = 1" (25mm) 'The minimum space for ventilation surrounding the Plexineon Power Supply Dimensions product Is 1.0'; This distance should be maintained on the • Electronic (Advance) = 9.50" x US" x 1.70" three sides, left and right of the product as well as in iront of (242mm X 30mm X 43mm) product. Other configurations subject to speciflc application testing. • Outdoor Magnetic Hybrid= 11.25" x 3.25" x 3.36" (2S6mm x 83mm X 85mm) Load Voltage DC Cable ....J 24V DC . 14 AWG. PVC/Nylon Type TC 600Volt power and (3 control cable or equivalent ex: Load Current • FT-4 fire rating I-180 mA/foot at 24VDC (591 mA/meter) • Class 2 wiring system C,) 4.32 watts/foot (14.17 watts/meter) • Connectors: Molex Splash proof • jlS 00203 S2 W ....J W Maximum Run Length Electrical Tips 20 feet (6.1 Om) with an iLight approved power • Only use ilight approved power supplies supply • Do not cut non·cuttable pieces ....J Operating Temperature Range Certification ~ .25"C to 40°C (.lrF to 104°F) • Plexineon is MetLabs listed. MetLabs is a Z Nationally Recognized Testing Laboriltory , w Storage Temperature Range :2 (NRTL): Complies with UL 1598 and CSA Z ·25"C to 75°C (.13°F to 167"F) c22.2 No. 250 in Luminaire. Wet location listed. 0 • Power Supplies are RU listed. RU stands for ex: 5> Recognized Components by Underwriters Z Laboratory. W 2 iUghtTechnologies • 118 South Clinton. Suite 370 • Chicago.IL 60661 • T 312.876.8630 • F 312.876.8631 • www.ilight-tech.com MK-0809 Project: Project # The Clement 12151.00 Date: 12 June 2013 lamp color temp: 2800K ! Type: E2 LIGHT FIXTURE CUT SHEET Note: This document is for information only. Refer to specifications for all catalog numbers, lamps, finishes, etc. Horton Lees Brogden L.ighting Design 300 Brannan Street Suite 212 San Francisco, California 94107 tel 415.348.8273 www.hlblighting.com Project: Project # • (l\c!~t\! Plexineon White 2X Series www.ilight-tech.com UJ ...J iI o c:: 0- Z o UJ Z X UJ -l a.. Cf) z o ~ UJ Cf) Cf) Cf) o a:: o z o. UJ z X UJ -l a.. TECHNICAL INFORMATION With C~Channel With C-Channel and Clip Without C-Channel Without C·Channel and with Clip r:Il 1.32'(34mm1 -I L ____ j 0.49' 112m.,) -L~ ~-I ·1.32"13-11\'1111 II 1.81'/46mm) . 1.50'136mrnl J -__ J __ 0.65'117mm) 1 ,50" Standard Clip 3" Vertical Joiner Clip 1,50" Vertical End Clip Straight Tab Specialty Clip L Tab Specialty Clip O.7S'I'11'nm1 Nole: Mounting Hole = 03116" iLight Technologies • 118 South Clinton. Suite 370 • Chicago. IL 6066/ • T 312.876.8630 • F 312.876.8631 • www.ilight-tech.com 3 MK-0809 The Clement 12151.00 Date: 12 June 2013 Type: lamp color temp: 2800K E2 LIGHT FIXTURE CUT SHEET Note: This document is for information only. Refer to specifications for all catalog numbers, lamps, finishes! etc. Horton Lees Brogden Lighting Design 300 Brannan Street Suite 212 San Francisco, California 94107 tel 415.348.8273 www.hlblighting.com • (~b!gtt! Plexineon 'White 2X Series www.ilight-tech.com 4 Project: Project # TECHNICAL INFORMATION Plexineon 'Power Supplies 1.18" 130mmj· /\ / ... -............ 3.25" [83mmj-Y ).(" /'--3.00" [76mmj ':-r-,,>( I '~ .- 11.25" [286mmj -I lO~'[l I~, 3.36" [85mmj-"'-...., /57 8.25" [210mm] /' 0 __ /. . '··-4.00" [102mmj \ 4# "-n=\ 0 / /' ", . '~')f'/''' 14.25" [362mm] I 4.50" [114mm)-", ADV100W24V Input: 120-277VAC 50/60Hz Output: 24VDC 4Amax RU listed for U.S. and Canada . Additional enclosure may be required ... :;;0 . .;;- 2lbs. (0.9kg)· ~ '111\\' PN10124DCR-3R Input: 120VAC 50/60Hz Output: 24 VDC 4Amax RU listed for U.S. Enclosed in NEMA 3R enclosure 9lbs. (4kg) PNC224024DCR-3R Input: 120VAC 60Hz Output: 24VDC 4Amax X 3 RU listed for U.S. Enclosed in NEMA 3R enclosure 251bs. (12kg) ilight Technologies· 118 South Clinton. Suite 370 • Chicago. IL 60661 • T 312.876.8630 • F 312.876.8631 • www.ilight-tech.com MK-0809 The Clement 12151.00 Date: 12 June 2013 lamp color temp: 2800K Type: E2 I_IGHT FIXTURE CUT SHEET Note: This document is for information only. Refer to specifications for all catalog numbers, lamps, finishes, etc. Horton Lees Brogden Lighting Design 300 Brannan Street Suite 212 San Francisco, California 94107 tel 415.348.8273 www.hlblighting.com 1 I ~ I Project: . Project # • (~k!gt!! www.ilight~tech.com Plexineon White 2X Series a: w z a: o () w Cl ~ :J o a: w z a: o () w o Ci5 ~ TECHNICAL INFORMATION ----::-9.79" [249mm) ----- 9.79" [249mm) iLightTechnologies • 118 South Clinton, Suite 370 • Chicago, IL 60661 • T 312.876.8630 • F312.876.8631 • www.ilight-tech.com MK·0809 The Clement 12151.00 Date: 12 June 2013 lamp c%r temp: 2800K 5 Type: E2 LIGHT FIXTURE CUT SHEET Note: This document is for information only. Refer to specifications for all catalog numbers, lamps, finishes, etc. Horton Lees Brogden Lighting Design 300 Brannan Street Suite 212 San Francisco, California 94107 tel 415.348.8273 www.hlblighting.com • (ILIGHT Plexineon White lX Series TECHNOLOGIES www.i1ight-tech.com TECHNICAL INFORMATION ~ ---~-------~~ --~ ---~ ~ ~ ----~ -~ -~ ---~ --------- <'? Ci z 25 z w co o ....J W u: z o w z X W ....J a.. (!) z 25 z w 0) it f2 u ,~ 6 z o w z X W ....J a.. Project: Project # 8'-0" [2438mmJ ''\ \ \ \ \ \ \ \ I Note I: Field bending shown in easy direction. Cannot field bend into convex or concave bends. Note 2: Easy direction refers to bend axis parallel to light direction. Note 3: Field bending allowed only on fixtures without C-channel. Min = R12.00· V Convex Easy Bend2 Min = R12.00" (R305mm)-\ ,~/ Concave fLight Technologies • I 18 South Clinton, Suite 370 • Chicago,lL 60661 • T 312.876.8630 • F 312.876.863 I • www.ilight-tech.com MK·0809 The Clement 12151.00 Date: 12 June 2013 lamp color temp': 2800K Type: E2 LIGHT FIXTURE CUT SHEET Note: This document is for Information only. Refer to speCifications for all catalog numbers, lamps, finishes, etc. HQrton Lees Brogden Lighting Design 300 Brannan Street Suite 212 San Francisco, California 94107 tel 415.348.8273 www.hllitighting.com Project: Job: ] Type: Notes:. I.....-----__ ~ Featuring CosmoPolis Electronic HID System 100 Line Page 1 of 3 101 Performance Sconce The Philips Gardco 101 Trapezoidal Wedge high performance sconce luminaires are designed to integrate naturally to wall surfaces. The 101 luminaires are available with three (3) different distribution patterns .Each luminaire is designed to accept HID sources up to 17SMH, and Compact Fluorescent up to (2) 42W. Housings are sealed throughout, completely excluding moisture, dust, insects and contaminants. ------r-t;;1J 101 luminaires installed in the normal downlight position and with a flat glass lens, provide full cutoff performance. PREFIX DISTRIBUTION WATTAGE VOLTAGE FINISH OPTIONS ~ __ ~H~ __ ~H~ __ ~H~ __ ~H~ ____ H~~~J fnter the'·order code into the appropriate box above. Note: Philips Gardco reserves the right to refuse a con~guratlon. Not all. combinations and conrgurotions are I ] valid. Refer to notes below (or exclusions and limnations. For questions or concerns, please consuh the factory. • L........,.-__ PREFIX DISTRIBUTION 101 Trapezoidal Wedge (Standard Lominaire) 101EM Emergency Sconce 101 EMC Emergency Sconce, Cold Temperature 101EMR Remote Emergency Sconce Re(er to con(iigurolion chart below (or available combinations. WATTAGE AND VOLTAGE lAMP IVOlTAGE CHART ·101 --.---r------.. -------.--------- Voltage HID· 110 208 240 177 ]47 480 60CMPE 100 • 277 .~. T 50MH 70MH 60CMPE 60 Wall CosmoPolis FT WT MT Forward Throw . Not Available with Fluorescent or LPS sources. Wide Throw Not Available with Fluorescent or LPS sources. Medium Throw CONFIGURATION CHART· 101 EM OR 101EMC' Distribution Voltage Fluorescent fT WT MT 120 208 240 277 347 480 226QF2. :/ ..... , .. , r~' . .",-.,- 32TRF .~ ~ , OJ . "t"\,b ~ 42TRF .1 100MH .. high performance electronic ceramic MI-I lamp alld bollast ~ystcm. ~. :{~I;"" , ! -"C 1S0MH 17SMH** SOCMHE' UNIV 70CMHE' UNIV· I. ..; :1 100CMHE' UNIV ~ ... : ]SHPS SOHPS . : ~ '. 70HPS 100HPS 150HPS . ,~ 18lPS Fluorescent 26QF' UNIV , , .-: .. '.~ 126QF' UNIV .. : 32TRF' UNIV 232TRF' UNIV 42TRF' UNIV 242T~_,-___ UNI~_. ___ . ____ ~ Combinations marked with a dot, shown wnh "'UNIV" or "'200-2 n " are available (or ordering. 1611 Clovis Barker Road, San Marcos,TX 78666 Available in FT,WT and MT Available 11.0V or 200V • 2 nv only. .. MH, CMHf and HPS types require medium based E 17 lamps. All MH HOW and below are pulse starr by design, induding CMHf types. ** 17 SMH not available (or sale In the United States. MH -Metal Halide CMHf • Ccramic Metal Halide with Electronic Ballast HPS -High Pressure Sodium LPS -low Press.urc SOdium TRF • Triple Tube Fluorescent QF . Quad Fluoresccnt (800) 227·0758 (512) 753-1000 FAX: (512) 753·7855 sitelighting.com © 2012 Koninklijkc Philips Electronics N.V. All Rights Reserved. Philips Gardco reserves the right to change materials or modify the design of ilS product without . notification as part of the company's continuing product improvement program. 79115·124/0512 CONFIGURATION CHART· 101EMR' -Distribution Voltage Fluorescent FT WT MT 120 208 240 277 347 480 226QF1•M -- ,''''' ~ ..... y: .• ' .•• ,~ \ r · :"..1;'1.' · 32TRF " . · · ~i~~?l -'--· :' .:'Jf 232TRF1.M -f.. .. ; _. · · ' ~ · '..I-.I~'<'~ -~~ .... 42TRF , · · ,.: · I' ."'" 242TRF1.4 ". · · .i!~ · . ~ I~' . '-- 1. Fillarescent and CMHE luminaires (eatllre electronic ballasts that accept 120V through 2nv, SOhz to 60hz, input. Specify "UNIV"vohage (or 120V through 2nv. 2. One (I) lomp is powered in emergency mode with EM, fMC and EMR types with the BB4CG optioll. 3. Available wnh ICE420 option, which powers two (2) lamps in emergency mode. 1(£420 option only available wit/l 226QF or 232TRF. CAUTION: Maximum battery pack input power (or EMR unns wnh ICE420 option is 100 wailS (.B3 amps) wilen heating clement is on. This is in addition to the normal Input power (or luminaire lamps and ballast 4.Avallable wit/I 1162 option. which powers two (2) lamps in emergency mode. lamps arc wired in parolle/. In emergency mode, should Me lamp become inaperoble, the remaining lamp will operate wnh a minimum total initial output o( 2,2S0 lumens. S. Re(er to "101 Emergency Scance Table"on page 3 (or additional information. . PHILIPS 0. GARDeO Date: 12 June 2013 Type: Project # The Clement 12151.00 lamp color temp: 2700K E3 LIGHT FIXTURE CUT SHEET Note: This document is for information only. Refer to specifications for all catalog numbers, lamps, finishes, etc. Horton Lees Brogden Lighting Design 300 Brannan Street Suite 212 San Francisco,California 94107 tel 415.348.8273 www.hlblighting.com Featuring CosmoPolis Electronic HID System Page lof 3 FINISH BRP BlP WP NP BGP OC SC Bronze Paint Black Paint White Paint Natural Aluminum Paint Beige Paint Optional Color Paint Specify Optional Color or . RAL ex: OGLGP or OC·RAL7024. Special Paint Specify. Must supply color chip. DIMENSIONS 161/4" 41.28 em OPTIONS F' Fusing Button Type Photocontrol Quartz Standby PCB' QS8 QST8 Q924' QT924' Quartz Standby -Timed Delay Quartz Emergency Quartz Emergency -Timed Delay Q12V,·20 Quartz 12V Emergency Q20MR,o.20 (2)MR16 12V Emergency -20 Watt Q35MR,o.20 (2)MR16 12V Emergency. 3S Watt ElED19,20 (2)LED 12V Emergency MOdules. 6.2 Watt Sl Solitee DiffUSing Lens S· Uptilt UT WlU" WS'2 WS/UT12 WGIl Wet Location Door for Inverted Mount Wall Mounted Box for Surface Conduit WS Option w/So Uptilt Wire Guard POly,l.,. Polycarbonate Sag Lens l6·8 Lumistep N Ballast. 6 hour l8,8 Lumistep N Ballast· 8 hour l10'8 Lumistep" Ballast -10 hour EMR lUMINAIRES ONLy'5 B84CG Bodine Remote Emergency Pack ICE420" IOTA Remote Emergency Battery Pack 226QFI 232TRF only. 116211 IOTA Remote Emergency Battery Pack 226QF / 232TRF / 242TRF only. 7" 17.78 em 9" 22.86 em 100 Line 101 Performance Sconce 6. 120V through 277V only. 7. Not avaUabie with 4BOV. B. HID only. Not available with CMHE Ballasts. FT Optics or in 4BOV. 100 wall Quartz maximum. 9. WT Optic only. ISOw HID maximum. l00w Quartz maximum. 10. WT Optic only. SOCMHE or 70CMHE only. Supplied with two (2) 20W MRI6 or twa' (2) 3SW MRI6 Flood (40· beam) lamps. II. Not available with WG or POLY options. Not available with EM. EMC or EMR types. 12. Rear entry permilted. 13: Not AVailable with WLU option. 14. 100 wall HID maximum. Polycarbonate lenses carry a 1 year warranty only. I S.AII Emergency Ballery Packs for EMR types MUST be ordered with luminaires and supplied by Philips Gardco. 16. CAUTION: Maximum ballery pack Input power (or EMR units with ICE420 option is 100 waIlS (.B3 amps) when heating element is on. This is ill addition to the normal input power (or luminoire lamps and ballast 17. Lamps are wired in parallel. In emergency mode. should one lamp become inoperable. the remaining lamp will operate with a minimum total initial output o( 2.2S0 lumens. lB. Available with CosmoPolis TV system only. See submittal"sheet GE200'()OS (or complete information on LumiStep ~ ballasts. 19. WT. Optic only. SOCMHE or 70CMHE only. Supplied with two (2) 6.2 wott. 300 lumen LEO modules. 20. Requires. a seperate source o( 12V power by others. Mounting Plate o I+-45/16" --"1 o 10.95 em 0-.. -~ I l~ 314" d;'~ 3" 4.4 om ) 7.62 om -cJ Mounting Bolt Pattern Note: Mounting plate center is located in the center of the luminaire width and 3.S"(8.89cm) above the luminaire bottom (lens down position). Splices must be made in the J-box (by others). Mounting plate must be secured by max. S/16" (.79cm) diameter bolts (by others) structurally to the wall. 1611 Clovis Barker Road, San Marcos,TX 78666 (800) 227·0758 (512) 753-1000 FAX: (512) 753·7855 sltellghting.com © 2012 Koninklijke Philips Electronics N.Y. Ail Rights Reserved. Philips Gardco reserves the right to change materials or modify the design of its product without notification as part of the company's continuing product Improvement program. 79115-124/0512 PHILIPS 0, GARDeO Project: The Clement 12151.00 Date: 12 June 2013 Type: Project # lamp color temp: 2700K E3 . LIGHT FIXTURE CUT SHEET Note: This document is for information only. Refer to specifications for all catalog numbers, lamps, finishes, etc. Horton Lees Brogden Lighting Design 300 Brannan Street Suite 212 San Francisco, California 94107 tel 415.348.8273 www.hlblightinq.com Project: Featuring CosmoPolis Electronic HID System Page 30f3 SPECIFICATIONS GENERAL: Each Philips Gardco 101 luminaire is a wall mounted cutoff iuminaire for high intensity discharge or compact fluorescent lamps. Internal components are totally enclosed in a rain-tight. dust-tight and corrosion resistant housing. The housing. back plate and door frame are die cast . aluminum. A choice of three (3) optical systems is available. Luminaires are suitable for wet locations (damp locations if inverted). HOUSING: Housings are die cast aluminum. A memory retentive gasket seals the housing to the door frame to exclude moisture. dust. insects and pollutants from the optical system. A black. die cast ribbed backplate dissipates heat for longer lamp and ballast life. DOOR FRAME: A Single-piece die cast aluminum door frame integrates to the housing form. The door frame is hinged closed and secured to the housing with two (2) captive stainless steel fasteners. The heat and impact resistant 1/8 (.32cm) tempered glass lens and one-piece gasket.are mechanically secured to the door frame with four (4) galvanized steel retainers. OPTICAL SYSTEMS: Reflectors are composed of specular extruded and faceted components. electropolished. anodized and sealed. Reflector segments are set in arc tube image duplicating patterns to achieve the wide throw. forward throw or medium throw downlight distributions. ELECTRICAL: STANDARD LUMINAIRES: Each high power factor HID core and coil ballast is the separate component type. For luminaires provided with CosmoPolis TM. each high power factor ballast is electronic. designed specifically for the CosmoPolis" high performance ceramic m!!tal halide electronic sytem. All HID ballasts are capable of providing reliable lamp starting down to -20°F/-29°C. Standard fluorescent units have a starting temperature of 0°F/~18°C. Standard fluorescent ballasts are high power factor electronic solid state. Component-to-component wiring within the luminaire will carry no more than 80% of rated current and is listed by UL for use at 600 VAC at 150°C or higher. Plug disconnects are listed by UL for use at 600VAC,15A or higher. LUMINAIRES FOR USE OUTSIDE NORTH AMERICA: Philips Gardco has capability to provide luminaires meeting requirements world wide. Consult the factory for specifications for projects outside North America. LUMINAIRES with Q924 I GUV I QMR20 I QMR35 1 ELED OPTIONS: Luminaires with the Q924 option require a separate source of nov power (by others.) Luminaires with Qnv. Q20MR. Q3SMR or ELED options require a, separate source of 12V power (by others.) EMERGENCY LUMINAIRES: All emergency luminaires feature an indicator light visible through the lens and a test switch accessible through the door assembly, Minimum battery pack ambient temperatures are as indicated in the 101 Emergency Sconce Table, In the event of a power interruption. emergency luminaires will power· compact fluorescent lamps as indicated in the 101 Emergency Sconce Table. at reduced light levels for a minimum of 90 minutes. 100 Line 101 Performance Sconce EMR LUMINAIRES include a 7.S'/2.29m. 12 wire. quick disconnect assembly for wiring through conduit (by others) to a B84CG, 1162 or ICE420 fluorescent emergency battery pack, The ~uorescent emergency battery pack MUST be supplied by Philips Gardeo. The. 884CG option. the 1162 option or the IC£420 Option is required on the order to the factory. CAUTION: Maximum battery pack input power for EMR units with ICE420 option is 100 watts (.83 amps) when heating element is on. This is in addition to the normal input power for luminaire lamps and ballast 101 Emergency Sconce Table21 . ,({t-~Pcr , ~I ;~ff~, ,~: -.-~ P~d'''' , .. , ".~.J·f~,!jW~.;· ·.·:P:. I •. •• '"' •• ~.t... • .• .,.,.. 'h ~';:Em,,·,,··· '''-~'' 101 EM (Integral) l2"F1 O°C 101EMC (Integral) -4°F 1-20"C (1) 26.(1) 32.or (1) 42 Watt Compact 101EMR (Remote) with 32" F/O·C Fluorescent Lamp BB4CG Option 101EMR (Remote) with (2) 26. (2) 32 or 1162 Option" 32' F/O'C (2) 42 Watt Compact Fluorescent Lamps 101EMR (Remote) with (2) 26. or (2) 32 Watt ICE420 Option" O'F 1-1S'C Compact Fluorescent L3mps Notes: 21. See Philips Gardco Emergency Ught Output In(ormation (79115.155) for emergency lumen output data, . 22, Lamps are wired in paralle!.ln emergency mode, should one lamp become Inoperable. the remaining lamp will operate with a minimum total initial OUtput of 2.250 lumens. 23. CAUTION: Maximum battery pack input power for EMR units with ICE420 Option is 100 watts (,B3 amps) when heating element is on, This is in addition to the normal input powel' for IUnlinaire lamps and ballast , $ LAMPHOLDER: Pulse rated medium base sockets are glazed porcelain with .nickel plated screw shell. Fluorescent sockets are high temperatUl'e (PST) with brass contacts. FINISH: Each standard color luminaire receives a fade and abrasion resista·nt. electrostatically applied, thermally cured. triglycidal. isocyanurate (TGIC) textured polyester powdercoat finish. Standard colors are as listed. ConSUlt factory for specs on custom colors. LABELS: All luminaires bear UL or CUL (where applicable) labels,except as noted. Lens down application is Wet Location and lens up is Damp Location. Emergency luminaires do not bear CUL label. WARRANTY: Philips Gardco luminaires feature a 5 year limited warranty. See Warranty Information on sitelighting.com for complete details and exclusions. Polycarbonate lenses carry a 1 year warranty only. FULL CUTOFF PERFORMANCE: Full cutoff performance means a luminaire distribution where zero candela Intensity occurs at an angle at or above 90' above nadir . Additionally. the candela per 1000 lamp lumens does not numerically exceed 100 (10 percent) at a vertical angle of SO° above nadir. This applies to all lateral angles around the luminairc. CUTOFF PERFORMANCE: Cutoff performance means a iuminaire distribution where the candela per 1000 lamp lumens does not numerically exceed 25 (2.5 percent) at an angle at or above 90· above nadir, and 100 (10 percent) at a vertical angle of SO· above nadir. This applies to a!llateral angles around the luminaire. 1611 Clovis Barker Road. San Marcos.TX 78666 (800) 227-0758 (512) 753-1000 FAX: (512) 753-7855 sitellghting.com © 2012 Koninklijke Philips electronics N.V, All Rights Reserved. Philips Gardco reserves the right to change materials or modify the design of its product Without notification as part of the company's continuing product improvement program. 79115·124/0512 PHILIPS .0, GARDeQ Date: 12 June 2013 Type: Project # The Clement 12151.00 lamp color temp: 2700K E3 LIGHT FIXTURE CUT SHEET Note: This document is for information only. Refer to specifications for all catalog numbers, lamps, finishes, etc, Horton Lees Brogden Lighting Design 300 Brannan Street Suite 212 San Francisco, California 94107 tel 415.348.8273 www.hlbJightinq.com Construction: Body, cap, and mount canopies machined from 6061-T6 ALUMINUM. Lens cut from tempered borosilicate glass for superior clarity and streng1h. Ceramic socket rated 250V, 12A, 7S0W with 18ga. SEW-1 250'( leads. Finishes: Available in 12 standard TGIC polyes1er powdercoat finishes. 'Custom powdetcoat finishes available (contact factory. for more information). Features: Field replaceable lens. Any combination of up to 3 lens accessories/color filter/shielding can be specified in any cap style and Ileld securely by a removable stainless steel clip ring. General: This fixture requires a 12V transformer to function properly. Transformer must be purchased separately (see Accessories section on our website). All lamps listed are 12V MR-16's unless noted. Fixture mounts to any nat surface and has provisions for 01/2" conduit entry. Does not include mounting screws. . 03-1/4" 2. 3. 4. S. 6. 7. 8. 9. Qty: __ SERIES IS= ISLAND o = LAMP BY OTHERS 130 = BBF120W124°MR·1610,OOO HR 10= ESX120W/1J." MR-16 131 = BAB120W/36"MR-1610,OOOHR 11 = BABI20W/36' MR·16 65 = FMV/3SW124° MR·1610.ooo HR LAMP 12 =fRB/3SW/12" MR·16 66 = FMW13SW/36° MR·1610,OOO HR 13 = FRA/3SW/2f MR·16 132 = 3SW/60° MR·1610.000 HR 14= FMW/3SW/36' MR·16 12V VOLTAGE 12V= 12 VOLT LO= NONE L2=LlNEAR L1 = PRISMATIC L3 = SOFTENING ACCESSORY LENS BKS = BLACK SMOOTH IVS = IVORY SMOOTH BKT = BLACK TEXTURED eHS = CHROME SMOOTH BRS = BRONZE SMOOTH NBS = NATURAL BRONZE SMOOTH BRT = BRONZE TEXTURED VET =VERDETEXTURED FINISH WHS = WHITE SMOOTH SAT = SAND TEXTURED WHT = WHIT£ TEXTURED ePF = CUSTOM FINISH SIS = SILVER SMOOTH FO =1I0NE FG = GREEN FM = MERCURY VAPOR FGD = GREEN DICHROIC FR =RED. FLB = LIGHT BLUE COLOR FILTER FRD = RED DICHROIC FMB =' MEDIUM BLUE FP =PINK FMBD = MEDIUM BLUE DICHROIC FA = AMBER SHO=NONE SHiElDING SH6 = HONEYCOMB LOUVER el = SHORT FLUSH C3 = 4 s· CUTOFF CAP STYLE C2 = LENS RECESSED e4 = LONG FLUSH STD = STANDARD SPEOAL. MOD = MODIFIED Modification Descriptions: (if needed) Note: Winoila lighting reserves the right to make design revisions without prior notice. Two·Part Mounting Canopy , +':n5~ :" ,~ '11 Mounting 5.25/32" Screws I (by other;) MR·16 tamp '~'m 5·I7/lT 7-19132" I ' UL Listed: Wet location Outdoor = 35W 02·1/4" ~ CAPCl WiD B D I 3760 westfourlh slree! ' winona. minnesota 55987 • 507·454·5113 • fax: 507·454· 1814 fTil'TTIi w.YW.winonalighUng.com M~Yrl:UICyBr.nis c",parJy Project: Project # The Clement 12151.00 , (35Wmax) CAPC2 CAPC3 CAPC4 Revised: 9·26: 11 Page 1 of 1 Date: 12 June 2013 Type: lamp color temp: 3000K E4 LIGHT FIXTURE CUT SHEET Note: This document Is for Information only. Refer to specifications for all catalog numbers, lamps, finishes, etc. Horton Lees Brogden Lighting Design 300 Brannan Street Suite 212 San Francisco, California 94107 tel 415.348.8273 www.hlblighting.com Project: Project # The Clement 12151.00 Date: 12 June 2013 Type: lamp color temp: 2700K E5A LIGHT FIXTURE CUT SHEET Note: This document is for information only. Refer to specifications for all catalog numbers, lamps, finishes, etc. Horton Lees Brogden Lighting Design 300 Brannan Str~et Suite 212 San Francisco, California 94107 tel 415.348.8273 www.hlblighting.com Project: BASE ADD ADD DIMENSIONS MODEL LAMP FINISH W H D MC NO. CODE CODE 0 14" 7" 7·1/2" 3·1/2" S9035 1N100 AB. AP. TC, VG. PT 2C26E 1C42T 18" 9" 9" 9" S9036 2N100 LJ 2C26E 2C42T 1H70 ~D-! 1M70 ORDERING INFORMATION Order as a Complete Unit: Model No. + Lamp Code + Finish Code + Option Code + Voltage TECHNICAL SPECIFICATIONS FINISHES OPTIONS Ballast: Mounting: High Power Factor 120/277 Mounts to Standard 4" Octagonal Electrical Box (by others) with a Universal Strap and Hardware Provided; Fixture Mounting Center [MC) Dimension is Measured from Top of Fixture to Center of Eleetrical Box. AB Antique Brass AP Antique PE~wter TC Tahoe Copper VG Verdigris PT Painted Finishes· (Specify Color Code from our Standard Finish Chart) EM Emergency Battery Pack with Fluorescent· Lighting (Remote) LAMPING FEATURES N100 C26E C42T H70 M70 100 Watt A 19 Incandescent 26 Watt Quad Tube Compact Fluorescent 4 Pin Electronic, G24Q·3 8ase 42 Watt Triple Tube Compact Fluorescent 4 Pin Electronic. GX24Q·4 Base 70 Watt Medium 8ase High Pressure Sodium 70 Watt Medium Base Metal Halide • Clear Tempered Glass Lens • Downlight Suitable for Wet Location • Llplight Suitable for Damp Location • UL Listed for Wet Location . 355 WAn DRIVE. FAIRFIELD, CA 94534 • TEl(707) 864-2172 • FAX (707) 864-2182 • WWW.SCOnARCHUGHTlNG.COM 331 Date: 12 June 2013 Type: Project # The Clement 12151.00 lamp color temp: 2700K E5A LIGHT FIXTURE CUT SHEET Note: This document is for information only. Refer to speCifications for all catalog numbers, lamps, finishes, etc. Horton Lees Brogden Lighting Design 300 Brannan Street Suite 212 San Francisco. California 94107 tel 415.348.8273 www.hlbliqhting.com Project: Project # DESCRIPTION 694-WP Classic Quarter Sphere features bronze construction and is available in two sizes. SPECIFICATION FEATURES Material Solid bronze with a 1/8" white acrylic diffuser for CFUlncandescent and clear tempered refractive glass for MH. Finish Natural bronze or two component 'polyurethane paint, 2.5 mil nominal thickness for superior protection against fade or wear. Standard: Natural Bronze (NBZ) [Sustainable Designj. Note: Bronze will weather to a dark bronze patina. Premium: Aluminum Paint (ALP), Black Paint (BK). Bronze Metallic Paint (BM), Dark Platinum Paint (DP), Gold Metallic Paint (GM), Graphite Metallic Paint (GRM), Grey Paint (GY), Verdigris (VG), White Paint (WH) or Custom Color (CC). Optics Refer to www.shaperlighting.com for complete photometrics. til' COOPER Lighting www.cooperJightlng.com Ballast Integral.electronic HPF, multi-volt 120/277V (347V Canada), thermally protected with end-of-life circuitry to accommodate the specified lamp wattage. Metal halide ballast are HPF core & coil type, mUlti-volt 120/277V for the specified lamp wattage. 347V ballast for metal halide -Contact factory. Lamp/Soc:ket 12": One (1) 26Wor 32W (GX24q-3) triple CFL lamp, or one (1) 75W A- 19 lamp. 16":Two (2) 26W or 32W (GX24q-3) triple CFL lamps, one (1) 50W ED- 17 metal halide lamp or two (2) 75W A-19 lamps. CFL socket injection molded plastic. MH socket ceramic pulse rated, 4KV. INC socket fired ceramic rated for 660W/250V. Lamps furnished by others. Installation Supplied with a mounting' back for a standard 4" J-box or stucco ring. Optional rear (through wall) feed conduit mounting. Options Rear (through wall) Feed Conduit Mounting (C), Quartz Restrike -MH only (QR). CiearTempered Glass for full cut-off (TGL) [Dark Sky Compliantj. Labels U.L. and C.U.L. listed for wet location. Modifications Shaper's'skilled craftspeople with their depth of experience offer the designer the flexibility to modify standard exterior wall luminaires for project specific solutions. Contact the factory regarding scale options, unique finishes, mounting, additional materials/colors, or decorative detailing. Specifications anddimansions subject to change wIthout notice. Consult ypur representative for additional options and finishes. The Clement 12151.00 D~te: 12 June 2013 lamp ,color temp: 2700K Shaper' sliaperiigh t inq.com 694-WP SERIES Exterior Wall LUminaire Classic Quarter Downlight I :~!~~~:~::~~~~~~~;'~!~~~~;~~~~:'~:~f.~:~f l Act (U1KO known us rho A"RA au," Amflrir.an Irnov1!tioni. iw ••.• _._ .• __ _ () DARK SKY AOS042815 2012'04·04 11 :32:38 Type: .E5AAlt LIGHT FIXTURE CUT SHEET Note: This document is for information only. Refer to specifications for all catalog numbers, lamps, finishes, etc. Horton Lees Brogden Lighting Design 300 Brannan Street Suite 212 San Francisco, California 94107 tel 415.348.8273 www.hlblighting.com Shaper" 894-WP SE.RIES EXTERIOR WAll )h~)pcdr9htin~:J.wrn ORDERING INFORMATION Sample Number: 694-16-WP-CFlI2I32·271V·GRM-C S'rl.. fl'. r-M-o-u-nt-In-g-T-YP-e--H-l-.-m-p------.r----' r---------,r----------, 694=Classic Quarter Sphere 12' WP = Exterior Wall CFU1/(2S/32W-Triple) 1 ShMId.rd 1S" CFU2/(26132W-Triple) Z NBZ = Natural Bronze Notes: 1 'A~ajI8bI8 in 12", 2 Available in 16". 3 CFL and MH only. 4 Available with eFl only. 5 Promium TGIC poly~te( powder coot paint, 2.6 mil nominal thickness for suporior protection agoinst fade snd weDI. e Bronze will weather to 8 dark bronze patina. 7 A.ailable with MH I~mpjng only. INC/InS 1 Premium INC/2n5 2 ALP = Aluminum Paint MH/I/50 Z BK. Black BM ,; Bronze Metallic Paint CC = Custom Color OP = Dark Platinum Paint GM = Gold Metallic Paint GRM = Graphite Metallic Paint GV= Grey B For CFL and INC lamping ITGL Is .,and.rd with MH lamping). VG = Verdigris WH=White MOUNTING TYPE (t5~"ml~ sID (20r'mL('~~ I I I-----l f--._----------.------._-j 12" (30.5 em) 6" 16" (40.6 em) 694-12-WP STANDARD COMPANION PRODUCTS 641-WP "" COOPER Lighting www.coop •• lIghting.com Project: Project # 694-16-WP STANDARD Specifications and dimensions subject to change without notice. Consult your representative for additional options and finishes. The Clement 12151.00 Date: 12 June 2013 lamp colortemp: 2700K QR=Quartz Restrike 7 TGl=Sandblasted Tempered Glass Lens 8 ·ID f---J 8" Type: ADSJ42815 2012·04·0411:32:38 E5AAIt LIGHT FIXTURE CUT SHEET Note: This document is for information only. Refer to specifications for all catalog numbers, lamps, finishes, etc. Horton Lees Brogden Lighting Design 300 Brannan Street Suite 212 San Francisco, California 94107 tel 415.348.8273 www.hlblighting.com Project: Project # ( Recessed wall luminaires . shielded . Housing: Die-cast atuminum with integral wiring comp3l1ment. Enclosure: One piece die-cast aluminum faceplate. 'N' thick. tempered glass; clear wi III white translucent ceramic coating. Faceplate is secured by four (4) socket head, stainless steel. captive screws threaded into stainless steel inserts in the housing casting. Conlinuous high temperature O-ring gasket for weather tight operation. Electrical: Compact fluorescent (26W, 32W, and 42W multiwatt socket) GX24q-3. GX24q-4 rotary lock lampholder rated 75 W. 600 V. Compact fluorescent ballasts'are .electronic universal voltage, 120V through 277V. Through Wiring: Maximum of four (4) No. 12 AWG conductors {plus ground) suitable for 75°C. Two 1fe" knockouts provided for 'h' conduit. Finish: Available in four standard BEGA colors: Black (BlK); WhitE) (WHD: Bronze (BRZ); Silver (SlV). To specify. add appropriate suffix to catalog number. Custom colors supplied on special order. UL lisied, suitable for wet locations and for installation within 3 feet of ground. Type non-IC. Protection class: IP65 . . c . _____ Lamp ___ . ____ ._ Lum~ ___ !_ ___ ~ ___ ._._£__ CPC' 2277P ~ 1 42W CFtriple-4p 3200 9'1. 9'/. 5% 524 'Optional Concrete Protection Cover Type: BEGA Product: Project: Voltage: Color: Options: Modified: BEGA-US 1000 BEGAWay, Carpinteria, CA 93013 (805)684-0533 FAX (805)566-9474 www.bega-us.com ©copyright SEGA-US 2010 Updated 7/10 The Clement 12151.00 Date: 12 June 2013 lamp color temp: 2700K Type: E6 LIGHT FIXTURE CUT SHEET Note: This document is for information only. Refer to specifications for all catalog numbers, lamps, finish~s, etc. Horton Lees Brogden Lighting D~slgn 300 Brannan Street Suite 212 San Francisco, California 94107 tel 415.348_8273 www.hIQJjghting.com· Project: Project # I-year. wal'rtmiy Application INTERiOR/EXTERIOR APPLlCAT!ONS m m ANSI and AD/\ Gornpiiant,luxrall is an indoorioutdo()r l .. ED-based t1an(irali tt,at (i(~!ivtlrs functional iilurninatior1. Three intensities may be specified: standard output. mid output. and high output. The ~,tand"trd light f)utput version dl'llivers illuminance levels c1ppropriaie for exterior applications (2 footcandles at grade) as weI! as for dark interior "n\lirol1rn'~l1ts with low ambient iIIuminaton levels (e.g., thernerj envii·or.rnents, theiltres and residentiai areas). The hiOh output version delivl,r;:, ii!wninance levels app!ic(lbIG 10 intHrior environrnonts _. provi(jing in excem; of 'to fcJotcandIEl(; along the path of egress (ANSi required for stuir treads). IrKJepenlient photometric tesi reports and IES Format delta are available <It www.iolighiing.com. luxnlirs standard handrail ~]rippin9 surfaces are drcu!ar in cross section andrneet2004 ADAAG (Americans with Dis(1biliiy Act ACCessibility Guideiines). Patented optical assernblies deliver 1{r, 25', and 55' beam 5preacl~. as well as iJ 90' asymmetric option. The 25' and 55' . beam patterns are most suitable for Illuminat.ing pathways, while the 10' beam spread offers accent lighting for optional ~llaSH or stalnlnss steel Gabi(., railing !nril~;. ReterenG() page S4 01' this catalog for inforrnation regarding infill options. Projected Hvemge rat€:() !ife is [iO,OOO hours at l C% of lamp lurnen output. Contact factory forlES LM-BO cornpnanGe. To ensure proper performance, architectural details should "now tor ventilation aM ail' flow around the fixture. Ambient temperature surrounding the lixture shall not exceed i22'F !5G'C). light Output nlre(~ luminous inien!lities are avaiinblf! for white liUt:i. Ai! valUHl. below mpr(~Hi:mt the initial mw lumens of the LED.IES fOlrnat photomdry of lighting F"C(s la[)(l!s repres(mll:\C1Uai Hgtlt oUi:putmoasumd In lumens and candle power. L.i~)hi output losses include optical, thermal and power suppiy inefficiencies. IES LM-7B iormat fBes may be obtained fTorn the fm:tory or downloaded frorn www.iolighting.com. F,esults are tYPical measurements. 2700K White: 30001{ White: 35001{ White: 40001{ White: 5000K White: Construction Standard Output 671mslft 11 Imsltt 761ms/n 761mslft B41mslft Mid Output 1811ms/ft 1931ms/ft 2051ms/rt 205/ms/H 2291mlllft High Output 2481ms/ft 2641ms/ft 2811msJrt 2811mslft 314 Imslft luxrail may he post mounted or wall mounted. io recommends installation be completec! by a qllaiified handrilil instaiiElr. f."lounting hardwme (post or wall) is iypica!!y required up to 5' O.C., depending on the handraii aiia)l. Fina! post and iNa:: braci<et spacing must be dt1tennined .by fl licensed architect 01' structural en9ineer. lux.rail is available in stainless steel and aiwninurn. Vandal rHsistani aCC(lSS ct)nmber ailOW~i units to t)(~ removed Tor rnaintenanc() purposes. All tlHll(jrail cornponent pmts are ElnginHGfOd tor quiG!< insta!iatioll. Field Wi'?iding or Guitln£J i(l typiGaiiy not mqulT!J(i. Ail parts are prefal}ricated to fieid dimonsions and am asserntJ!ed in the fi()ld with mechanical GonneGtion or epoxy. C()rr\<'Ct io Lightin>; for ·reGornrnended handrc1ii imitaiiers. The l.ED light lixture inside the capra!! is lit. Listed fm.wet locatiol1s. Handrail alloy optons indude stailliess steel and aluminum. Contact factory tor Illaintenance guidelines. Electrical luxrail twuses a I()w VOltl'I!]8 LFD··t)aS6d light tixiUfO ir1at is integrated into tt1~l un(i()[si!ie tTl the fUln(jraii. ~24 v()lt1 00 WC\t! power supp!i~Hl. am providHd as a standard. For (i6taiied information re9arding daisy ctmin iirnitatiol1s. remote di:5tance limitations. power supply optioris, Clnd dimming options consutt the io website (www.iolighting.com) or an io representative. Driver Remote Distance 7'_0" (2.1m) w/22 AWG 18'-0" (S.Sm) w/13 AWG 46'·0" (14.0ml wJ14 AWG 71'-0" (21.6m) wJ12 AWG Dlrmning modules must bH sptlcified separately. For (jotailed information downloaei thH POWt?r supply specification sile(~t from www.iolighting.com. Power Consumption Power consuHJPt!on do -.~ not include power supply Im;s~)s. Standard Output: 1.52 witt Mid Output: 3.81 wlft High Output: 5.59 wlft io Lighting HOO Busch Pkwy Buffalo Grove, IL 60089 T 847.77 7.3900 F 847.777.:1901 E infu:~iolighling.com wiuligi1ting.com The Clement 12151.00 Date: 12 June 2013 lamp color temp: 2700K Type: E7A LIGHT FIXTURE CUT SHEET Note: This document is for information only. Refer to specifications for all catalog numbers, lamps, finishes, etc. Horton Lees Brogden Lighting Design 300 Brannan Street Suite 212 San Francisco, California 94107 tel 415.348.8273 www.hlblighting.com III 'a 8 Ii; :'a S' Project: Project # BEAM SPREt\D OPTIONS 25' 55 ASYMMErmc 1±±± LIGHT OUTPUT -55 DEGREE WARM WHITE SO HO so HO .24 .42 .81 1.78 '5.5 25.0 8.1 3.71.9 1.1 .29.50 .902.02 5.1 23.09.24.12.31.3' 5' 4' 3' 2' l' ,. 2' 3' 4' 5' 5' 4' 3' 2'" l' 2' 3' 4' 5' 'r .qhni POST MOUNT APPLICATION Note:: l' til 5' lypi:':iN ViM (wall mount intermediatel o 06 io 1 1. PRODUCT FAMILY 5. INFILL Of; luxraH AC Stnjniess steel cablE t~ ~LLOY j FINISH 2. GL CI~ss (pro. 1.1 Gi C Custom SSS :,'1allllp,,;:; steel &11io NR Not '(!tlulred SSP St1iniessstee! poJlsiied CPA CIBaf 1lnodiwll'alumi!1WiI 6'. LIGHT DISTRIBUTION 3. SIZE 1(1 . 10 Degree 25 2[; Degrtm 1.u5'! 0.0. fl %11 pipe slzr.) (available in SS only) 55 55, Degree ASYt ... 1 Asymf1wlTIG 1.90" 0.0. (1 y," ~ip? size) (<wailab!n 1m' SS & eM) Nt Handrail nrl!Y {,not murnlnat(~q.! 7. LIGHT COLOR 4. ~OUNTING 27K Warm \\'hitc PMC Po.~: mount cont'rele .)1\ Warm WhitG'.a, PMW. Post rnou~t'wotld 35K W~rm White PMS Posl·mount stolle 4K Warm 'White WM Wall or guard mil mountr.G WALL MOUNT DETAILS' lu rair PC!wei wnl ~cr secomjilry femL \;':lirt: ~Fo!\I<.l~ as req\iin.lt! tur r(lmot~ tirivor Lo<:king Br;.*,ekm Mount • Wail mmmlBd Iuxrail :?2,\WG.:\O\iV poweri:f.oal iii:iy I)(! inO;):)~t:(j to new or P;-:i~t!~lD ~lu(lr(lraH (by ~iihr:js}. Pc;:;: <Inf.i wall brBck!)t RlMCi!)(~ m~;s:r be d(~wrrnin~llj by a iit:enS0(i arGhitGct ()r s:rtlC~U(31 ~:!)Qirlel~r io LighlinQ "0(:()inrrei1\j~: 3 qll(iii~il.~d 'lamln)il !nSltllli.~r b~l (X~ ~it!': rh.~·"!f~; Install LIGHT OUTPIJi CONVERSION TABLE Standard' ·MI~···: >o~~~" .. buiPu\ ·,o.uiP,ut::, 2700KWh~e 0.25"' 0.89''' 0.94"' 3000KWhtte 0.27"' 0.73(" 1.00"' 3500KWh~e 0.29'" 0.78"' 1.08"' 4000KWMe 0.29"' 0.78(1' 1.08(" 5000K Wh~e 0.32"' 0.87(" 1.19'" _. ___ 1..-_______ L_ i'JUff). ~:;.';,! ~'Vww.i(//iglJtiJ/g.com :.'f ~ an 10 :'t.'pn~s;".':;!~·;!i\'{' flY irS f.'.I!!;';iJ! r.'f'i'o!c1mmrir:g .. 6 !iK Coo! Wl1il(,'" 27KMO Warm Vhltr! 3KMO Warm Wilitr. ". :JSKM()' Warm .White .4KMO Warm ';\IMe 5KMO CooIWhite"" 271(\'10 Warm Whit~ 3KHO Warm White" . 35KIlO WarmWniu: AKHO WrtrmWhite 5Kfio tool Willie'" R ' Rno"; G Green1-<1 R 81l-m"); A AmbcI'" GC Custom Colo1'" 8. LENGTH ,,82 brab Bar 2' nomi!1a(" GB3 Grab Bar S' i1ominai~; GB4 Grail Bar '1' nomina~" GB~l Grab Bar. 51 nominaf.i: HR fiand'i1alllength In Feel! InGhf.s (provide (we:llii length bl Cachlt<lndralls!!ctioni";~ ·s. .10 9. VOLTAGEfDlMMING l' "120V 2 277v 3' . 120\lw!dlliL .. ... .. 4 .2.7},Y~iid!ln :, .>-" .'. .5" Ot!i~r:~hternatlo!)atvoltagel 10, ': M?te,':if n9!'~~ijt]f!f,i:(r9~!wi~;.~rj; <. Af): ... ~ $.li!}t)!,~:iJOO.;W{~tttM~;p(s; !.}~~~df~(ff~9~:~···$f!3p~v;~'P0;f(jC~tiO!~ .~'iJi>t fri!Jrlwww.liJ/ightl~g;cOI11' ." 11. CE io Lighting 1100 Busch Pkwy Buffalo Grove, IL r,0089 T 847.777.3900 F 847.177.39Cl E info<:~iolightil1g.com · wiolighting.com The Clement 12151.00 Date: 12 June 2013 lamp color temp: 2700K Type: E7A LIGHT FIXTURE CUT SHEET Note: This document is for information only. Refer to specifications for all catalog numbers, lamps, finishes, etc. Horton Lees Brogden Lighting Design 300 Brannan Street Suite 212 San Francisco, California 94107 tel 415.348.8273 www.hlblighting.com I Electrical luxrall ini(,gmtes f:t low vDltage LED-based linear iif)ht fixture witt1in thE) t1andmii. luxrail requir1'!s a power supply to tran~;f()rrn and regulate the voitage. This power suppiy is called <1 "driver," The luxrail requires that the 24v di'ivGr be rernnteiy iocate(J. The ciriver must be hous(!c! in all enclosur~:i that is rated for lise in both interior anI! extHrior applicatiDns, luxrail utilizes n compaGt eleytronic driver which is protected a~)ainsi open circuit, ~)hort cirelli!, overlb,,;d and <:lVerheating conditions, It is UL recognized and FCC Gornpiiant. ,. , Jriver,with'Enclr;s,lre h lwQuil l1st?lI~d'on r~nlps>stuirs or landings3P"aPbvefinisherJ fioor --:tis refen:ed, to as}" "guardrail." Handrails,provide guidance, , ~1\e.g1l3r'. ~ ent ~c'c!dent~I~~"S" <3\Jardralls iJave'bpening,lilnitations. Thernost common requirement is that 1')0 openingbeiargeeliough •• ,10 a Q4' re t9pass'lu;r.dlha~i:wo iniilloptions to address this reqUirement: stainiess steelcabie and glass. Stainless steel cable and Project: Project # ~ n:cl hatdWartiar.~,?YlJpH.l?d with~ystem. Forglass.infill 'optioll, pane! clips are supplied with system; glass is sLipplied by ot~ers, 1100 Busch Pkwy Buftalo Grove',ll5UU89 The Clement 12151'.00 GLASS IN FILL Pane!. Clips are USE)dJosuPPOIi Y," or',!:," tempE!rel:lgl~ss klfil! panels. G!ass is provided by others. T 847:777.3900 F 84'; .Tn.3901 E inlo@in!igilting.com wiolighting.colll Date: 12 June 2013 lamp color temp: 2700K Type: E7A LIGHT FIXTURE CUT SHEET Note: This document is for information only. Refer to specifications for all catalog numbers, lamps, finishes, etc. Horton Lees Brogden Lighting Design 300 Brannan Street Suite 212 San Francisco, California 94107 tel 415.348.8273 www.hlblighting.com Project: 200-:-Watt Driver 10.PART#: DR200AM t?.'.5mm) 1 ~ir i~v.J.9mm.i )EM~TE.~TANi:£ ___ ~ ____ ~IAMET~ __________ . __ 7' .. 0:1 (2.1rn) 18'-0" (5.5!))) 461,.0" (14.0rn) T'\'-O:t (~tl.f.)rn) v,,/22 r'\\,;VG (.{144irwn) vv!lB AVvC (1.02rnrn) w!14 AWe:. (1.63rnrn) v-l112.F\vVG (2.05 rnrn) 20-Watt Driver 10 PART#: DR20 0S (Hi.[;mm) 7'-".011 (2."lfn) 1C11-(y-(5,5I'nj 46'··Q" (14.0m). 71 !·.()~ (21.6rn) (5ti.ummJ 2.:!6'· {iii!.!!inmj \'1/22. A'vV(, (.644fnrnJ '1·.//1B !\VVG i1 .D2rnrn) w/l<1· NoNG (1.63mrn) w/"12 NNC (2.05 rnm) Key Features \X)!'l'W")UOUS iuns • ~)urt(jblf~~ 10r dry, dnrnp nnci i'()r ~:~d~~y In~:t "'rton • E:lu~it in Efvi! .P: f~ N r Specifications Location: We"l IP65 Output Volta~!l~: 24v DC Output Power: 200w (96 w/channel) Input V()!iag(:\ 90 to 264 VAC f'rt)(w,)rlcy: 47.to 63 HZ Arnt:;i,~nt ·!\C)rnp: -20'C to +SO"C V\!(!ight: 6.61 Ibs Dirwninq: Not Available Max Run leng.~t_hc..:.ln--,s_e.,:.r.i_e:s __ (lJ--,'l\,c...K-",.~"-9",,n.:.cLe,._ n_g:.....th--'~--'Jn:..... .. ~""a_r..:...a.t"""'I!!I' 200W Urie .7[5 .. SC) linH 015 -MO lin(1 .75 -HO and color line .75 -VHO lin,) 1.5 -MO line 1.5 -HO linC? 1.5 .: \lHO LE-:Dge·· SC) LEDgn· H\) !uxrail .. S() JUXta:! -HO and o)lm iin~; ~:.O -HO lint::; (~.O .. VHC) !int:; ~~.O -V2HO Key Features • L.igt·lt ,.;""J!"1!, iO'.:v prOTlie • Shprt circuit anej 6vt~rioad 50' (15.24171) 2:V (7.01171) 1S' (4. 57171} 1 l' (3.3Srn,l (4.57171)' (2.29~~_i) (; ~ (tB3tJ1j 41 0 .22!77) '-'3' (l.01n1) lfj! (4.57rn) 50! (15.24ii1) '1f:! (4.57171) 20' (6.'jO!n) 14' (4. 2 ?rn) 10' (3.0Srn) 6: (I.8Sm) 11 i' (:3S.83mj 501 (/5. 24rn) 34' (10. 36rnj (7. 62mJ (aa.8(lmj (.'(5.24",) (H);3fJmj (6:40m) 50' ('i S. 24m) 341 ('!G.:~6'nj 11.1 ' "(3{5,83!J}) 34' (10. 36m) 4EY (f4.02rn) 31' (a,45m) 151 (4.5?rn) 277 NOT AVAILABLE Specifications Location: Dry Output Voltao(~: 24v DC ()utput PO\f-it::r: 20w InPlli. Voita\J<-:: 120 to 240 VAC FI'Hquency· 50 to 60 HZ /vn[]il)nl T(;l'l1(:;: -20·C to +50·C VI/!'!l£Jht: .21 los Dimn;'nrr Yes w!25010XFDIM . --. 20W .. . M~x Run If}ijgtlflrt5.crilJ!I . MilxRun'Lengthsinpataliel . !kit=:1 ,7!.1-SO ;h~1 .7Ei .. tVi() line .7[i .. HO and Golor 1;:;",75·· \fHO iin(;)i 5··SG hnr::) ·i.!.) -vt .. ·!C) L.ED9D -:-He) ;uxraii -so· juxrai! .. HC)·f1nd Golor iina 2.0· SCi line 2.D·· VHO :1:\1.:: 2.0 ·· V21iO 11' (a.3Sm) ·1·! 51 ('f.52rnJ ~1' :3' (.g·lm) T c.. (61.mJ ~? . i. 1 (~i:;)5rrl) 51 ("I.S2mJ ~~' (9irni 3' 2' (.6!rrij.· ~? ' ;::.. (j.52rn) ~.)' 3' (91m) ,~ i 1 (8;:'>5rn), 11' 3.1 (g:lrn). L\, 4' (f,:.?2rn) Ilo 3' (g·'m) T 2' r(j'1rn) 2: 1 (.30m) ., 277 NOT AVAILABLE Date: 12 June 2013 (a. 35m) ("1.52m) (.91m) (6im) (a. 35m) (i.S2rn) (J)im) ((lIm) ("1.52171) (.9 /ln) t3:35rn) tf/t.:il) (1.22/"n) (Jim) (fiim) pOm) Project # The Clement 12151.00 lamp color temp: 2700K Type: E7A LIGHT FIXTURE CUT SHEET Note: This document is for information only. Refer to ~pecifications for all catalog numbers, lamps, finishes, e_tc. Horton Lees Brogden Lighting Design 300 Brannan Street Suite 212 San Francisco, California 94107 tel 415.348.8273 www.hlblighting.com Dimming Module 10 PART#: 25010XFDIM DMX Compatibility. Key Features • lJtilii7.HS pUlse v'.;'idit) rnoclllkl.tiOI·1 (PWtvi). :n cDntro! LED ~:"'ert()rlTla!'IG!3 • ()ption$ aV{lilHbj~:} iGf ~: ..... ~ ~J or DfviX ~)rotoc()L~.~ • DirnlT1inQ !'an~1{:1: D·· oj OO'~h • St)Oft circuit: oVHrio(3(j an(~ ()verheatin£~ prott~c:tlon /\ DMX to 0-1 OV converter win t.ypically t)e required to !nt(~rf[Jce Winl DMX controi systems. ETC ~1(:1S WSIG(j tho dirnrninq lYIOOuie Vvrth tho Unison Series Dimming F'ack. Tl18 Uni~,on FiouresC(:)fit Option Module wii! provide up "to (24) 0-10 siDnai~:; iron! d sil'lUie uni\' Th('~ cjimrning rnodU!f"i has also been tested with a 0-10 Gonvwt(;,!· frorn NOrii'liir;ht Syst(~:ns. Tested by OSRAM Specifications L.ocation: Dry inpu1 VoIl'::lun: 24v DC Max input Currsn!: 5.3A Control Vnitan<1: 0-10v DC F:requ(li1cy: 135 HZ '\ml)!(1!1! l'o:l'lp: ~20"C to +50"C WE:\!;jht: .165.lbs Pov..:er Consurnption: Up to 3W Wiring Diagram 8.77±.02" 172± 0.3 mm ~ ,~tEJ"-----8'46%---.. G T~ 164 % 0.3mm 1 a~-Watt Driver Key Features • UL C!am:; ~:~ Specifications L.GCdt!On: Damp IP66 ()utput Voiia9fl: 24v DC Output P()wor: 100w 10 PART#: 25010ADV100 Project: Project # ~EtJutI'E:()isrA~GE 7>0' (2.1m) li'I'~O" (5.5m) 46"··0" (14.0rn) l1"'~OOl (21.6nl) :iJIAMETER \Ni22 A'vVG (.64·~·nlm) wii a lW-.J() (1.02rmnj wi14 AWG (1 .63mrn) . wii2 AWC3 (2.05 rnm) • Ultra ;:;rna!i, CGfT1,J -.-"..~ s~;:e • Tir~ht!y r(-191.;il;ttGd output 1'~h l!n(~. 5<;'0 j(;r)rj • P~ ... ~ (J.'-:(1 .. f( l • Tota\ r'I(~rrrhX!iG (i!F'tortiOfl' 2(}t:'tl rf1t:\X • CUin:~nt cn~!:-:t ·r'ElGtor: ·1 ,t") rna)\. line .75 SO line ."7!) Me line .75 HO and coiDr line ,75 VHC lin~. '1.5-S~) '-\. ... line 1.6 ~·r00 'line-15 -HO line'L5~ VHO LEDge SO LEDge flO luxr;;lil .~, SO IUXl'iill 1-10 ami Coior line 2:0 SO line 2.0 1-10 line 2.0 VHO line 2.0 V2HO 50' 2~~' 1[)' 1'1' 1:::" .5' ~" ,) 4' ~~:r 1 ~~' ~:;O: Ei' ;'?O' 14t 10' ()I Input V.lit<,.\l';: 120 to 277 VAC "~fn:·,···;t 'Ti~lllP: -40"C to +50"C W0:~Flt: 1.41 Ibs . Din\nlin~1: RequIres 25010XFDIM (shown above) (15.2~hnj bo' (76,16rn) (!.O'irfl) 25' (i'.62m) (4.57'-::) 17' (5. ·t8rn) (3.3~):n) I:,:: (3,66rn) (4.57171) 55' (1f5.?t?rnj (2.2.9:n) 25' (7.·6~n~) (7.8817]) P ' (5!$m) ('I. 22m} 1{}' (~3.05~n) (l.O'irn) 25' (7. 62rn) (4. 57m) 1'1' (S.li3m) (75.24rn) (1~1' [i6.76m) (4. 57m) 171 (5. 'iBm) (B,'·'O:nj ~~', I (6.40(n) (4. 27,-n) '15' (4.57rn) (3.06:n) 1'0' (3.05m) (1.8.3jr~) 7' 12. 13rn) The Clement 12151.00 Date: 12 June 2013 lamp color temp: 2700K Type: E7A LIGHT FIXTURE CUT SHEET Note: This document is for information only. Refer to specifications for all catalog numbers, lamps, finishes, etc. Horton Lees Brogden Lighting Design 300 Brannan Street Suite 212 San Francisco, California 94107 tel 415.348.8273 www.hlblightinq.com Features • Tamper proof design. • ADA compliant. • Completely sealed optical compartment. • Clear, tempered glass lens, factory sealed. Available in Brass, see page 90. Two Cap Head ~::f:'~~i~~eel C~'/2" Mounting Screws o S' Dia. Machined ~. .Aluminumwall Plate MR16 Lamp ---1 . I' ~unlversal · Mounting Ring S' 2'/4' Dia. Note: Fixture may be Installed in the up-light position also. 84 Project: Project # The Clement 12151.00 is a beautiful up · or <:;:ci6wnlighting wall bracket. The entire fixture is machined from solid aluminum . and then finished in a rich polyester powder coat. There is a choice of two cap styles for different cutoff require- ments. The projection from the wall is 4" for ADA compliance~ • Machined aluminum construction with stainless steel hardware. • MR16 lamp holder with 250· C, 18 ga .• wire leads., @ & 0 .. Listed with MR16 lamps to 50 watts maximum. • For use with remote transformers. see page 97. Date: ·12 June 2013 lamp colortemp: 3000K Type: E8 LIGHT FIXTURE CUT SHEET Note: This document is for information only. Refer to specifications for all catalog numbers, lamps, finishes, etc. Horton Lees Brogden Lighting Design 300 Brannan Street Suite 212 San Francisco, California 94107 tel 415.348.8273 www.hlblighting.com Project: Project # The EI Dorado Serles™ is afully. rfi~~hinid · aluminum up/down architectLi~~F ' ~'r'all bracket. The fixture, arm and wall canopy ; are all machined ·from solid aluminum. Quality and strength are just two of the attributes of the EI Dorado Series. Available in two different cutoff styles and a choice of eight polyester powder coat finishes, the EI Dorado is as versatile as it is beautiful. It has a mere 4" projection from the wall so that it meets ADA requirements. Features • Tamper proof design. • ADA compliant. • Completely sealed optical compartment. • Clear, tempered glass lens. factory sealed. • Machined aluminum construction with stainless steel hardware. The Clement 12151.00 • MR16 lamp holder with 250· C. 18 ga .• wire leads. • Q & &. Listed with MR16 lamps to 50 watts maximum. Maximum wattage total up/down per fixture is 70 watts. • For use with remote transformers. see page 97. Available in Brass, .see page 90. Two Cap Head Black Oxide Stainless . Steel Mounting Screws 5" Oia. Machined Aluminum Wall Plale 'l....;.J:w:--MR16 Lamp --~l-r 10" J 85 Date: 12 June 2013 Type: lamp color temp: 3000K E8A LIGHT FIXTURE CUT SH.EET Note: This document is for information only. Refer to specifications for all catalog numbers; lamps, finishes, etc. Horton Lees B~ogdeli Lighting Design 300 Brannan Street Suite 212 San Francisco, California 94107 tel 415.348.8273 www.hlblightinq.com Project: Project # The Clement 12151.00 Date: 1-2 June 2013 Type: lamp color temp: 3000K E9 LIGHT FIXTURE CUT SHEET Note: This document is for information only. Refer to specifications for all catalog numbers, lamps, finishes, etc. Horton Lees Brogden Lighting Design 300 Brannan Street Suite 212 San Francisco, California 94107 tel 415.348.8273 www.hlblighting.com Project: Project # Catalog Number Logic Material Series Source Housing Lamp Finish •• .~ C • D I AR MR RM 15 BLW -. Material Blank -Aluminum B -Brass ~ Series AR -ArtiSlar'" C Source MR -MR16 ~. Housing RM -Requires Remote Transformer D Lamp 0 1 2 3 -By Others -ESX(20W). 12° Spot -BAB(20W). 40° Flood -FRB(35W). 12° Spot 17 -EYP(42W). 40° Flood 6 • EXT(50W). 13° Spot 7 -EXZ(50W). 26" N. Flood 8 -EXN(50W). 40° Flood 4 -FRA(35W). 23' N. Flood 9 -FNV(5OW). 60° W. Flood 5 -FMW(35W). 40° Flood 15 -EYR(42W). 12° Spot 16 -EYS(42W). 25° N. Flood Finish I Aluminum & Brass Finishes Brass Powder Coat Color Satin Bronze BZP Black BLP White (Gloss) WHP Aluminum SAP Verde Specifications GreenSourct Initiative- Metal and packaging components are made from recycled materials. Manufactured using renewable solar energy, produced onsite. Returnable to manufacturer at end ollife to ensure cradle-to-cradle handling. Packaging contains no chlorofluorocarbons ICFCs). Use of this product may qualify foi GreenSource efficacy and recycling rebate(s). Consult www.bklighting.colnlgreensource for program requirements. Materials Furnished in Copper-Free Aluminum (Type 6061-T6), Brass (Type 360). Body Fully machined from solid billet. Unibody design provides enclosed. water-proof wlreway and integral heat sink for maximum component life. Integral knuckle for maxi"",m mechanical strength. High temperature, silicone '0' Ring provides water-tight seal. Knudde 'Aim and lock' knuckle Is comprised of two components. The first is Integral to the body and features an Interior, machined taper. The second Is machined from solid billet and features a second, reverse angle taper. The resultant rnechanlcaltaper lock allows a full 180'vertical adjustment withourthe use of serrated teeth, which inherently limit aiming. High temperature, silicone '0 Ring provides water tight seal and compressive resistance to maintain fixture position. Design withstands 73 lb. static load prior ·to movement to ensure decades of optical alignment. Biaxial source control with 360' horizontal rotation In addition to vertical adjustment. II B-K LIGHTING Wrinkle BZW BLW WHW VER Machined I MAC Polished l POL Mitique'" I MIT See Pages 38-39 for additional finish choIces Cap . I I I Fully machined. Accommodates up to (2) lens or louver media. Choose from 45' cutoff fA' or '0'), 1" deep bezel with 90' cutoff ('B' or 'E'), flush lens I'C), or 90' cutoff with flush lens ('n cap styles. 'N and'S' caps include weep-hole for water and debris drainage. '0' and 'F caps exclude weep-hole and are for interior use only. Inslallallon Machined anchor base with 7/S"dia. slip conduit hole and [3) 3116" dia. anchor bolt holes Ihardware by others). Available in standard increments to facilitate flxture elevation above grade. Optional 18" Power PipeN .for direct burial Into soil or concrete. Power Pipe'" additionally features opilonal 6' diameter, molded stability flange, which'simplifles installation and projects Into substrate to reinforce housing stability. Optional 5" dia. machined canopy permits mounting to junction box (gasket by others). 6" maximum base height for canopy-mounted brass fixture. law Shock resistant, ·tempered, glass lens is factory adhered to fixture cap and provides hermetically sealed optical compartment. Sourte For use with 50 wall maximum, bi-pin MR16 lamps. Transformer For use with'12 volt remote transformer. Wiring .Teflon· coated wire, 18AWG, 6OOV, 2SO" C rated and certified to UL 1659 standard. The Clement 12151.00 Lens Shielding Cap Style Base Height C I ;; 10 11 B (J Lens 9 10 12 13 -Clear Lens (Standard) -Spread Lens -Soft Focus Lens -Rectilinear Lens Shielding 11 -Honeycomb Baffle ~ Cap Style • A-45° B. -90° C -Flush 12 D -45° less weep hole (for Interior Use Only) E -90° less weephole (for Interior Use Only) F -90° cutoff with flush lens • Base Height 3 -3" with Anchor Base (Standard) 6 -6" with Anchor Base 12 -12" with Anchor Base 18 -16" with Anchor Base 24 -24" with Anchor Base Option PP Power Pipe no option wHh 16" Stake SF -Stability Flange (for use with Power Pipe'") WM -Wall or Ceiling Mount with 5" dia. canopy' . 'Base height limited to G' max. with brass fixtures. Option • WM I For lamp ".". ..• information. see page 41. Hilrdware Tamper-resistant stainless steel hardware. Knuckle vertical aiming screw is additionally black oxide treated for add~ional corrosion resistance. Finish StarGuard· (Pal. Pend.), a .RoHs compliant 15 stage chromate-free process cleans and conversion coats aluminum components prior to application of Class 'A' TGIC polyester powder coating. Bra.ss components are available In powder coat or handcrafted metal finish. Warranty 5 year limited warranty. Uslings Ell Listed to ANSI/UL Standard 1598. Certified to CANlCSA Standard e22.2 No. 2S0. RoHs compliant. Suitable for indoor or outdoor use. Suitable for use in wet locations. Suitable for Installation within 4' of the ground Made in USA. "Tllflon Is a rrglsrtltd tradfmolk 01 DuPont (ofporotian STANDARD BASE· 5/8~ WALL MOUNT CANOPY -31/2·0.C "AlO-Cap • 4112-• ·31/0-.. 'B/E'Cap ·2318'_ --7/8' 'C'Cap .1 In'. "f"Cap -2'- POWER PIPE ArtP~StarTM 11 Date: 12 June 2013 Type: lamp color temp: 3000K E9 LIGHT FIXTURE CUT SHEET Note: This document is for information only. Refer to specifications for all catalog numbers, lamps, finishes, etc. Horton Lees Brogden Lighting Design 300 Brannan Street Suite 212 San Francisco, California 94107 tel 415.348.8273 www.hlblighting.com J: o 8' :::s r I OJ o ca a. C'D :s r cE' ~ :i" ca c C'D UI cE' :::s Co) o o OJ ji; :::s :s I» ::s ~ c; a UJ c f ~ ..., UJ I» ::s "T1 ji; ::s n ur n !' o !. ~ 3 ii' CD .... .... ~ [ J:>. ..... 0'1 W J:>. CD 0, '" ...... (.0.) =E ~ ~ 'g ;:r 5' n o 3 .... Ci =i "T1 ~ C ,., m o c -I UJ ~ m m -I z So ~ -I :r ii' a. o n c :I C'D a ii' 0-... ~ 3 ~ o ::s o ::s ~ ~ me UI 'g n :;; I 0' ii ~ == S 0" ca ::s c :I aC'D ~ iii' :I J :::: ::s ii' :r J ~ ~-"''l:'l:=--="===-~~=Z~~~~·'·''''-~·'''' d· ""1=',,--......,........ ... \...:.z::.-~=="""""".-."-",,.;,jj. t!!;;" ~"".."""''''''''''''''''=================~ __________________ _ "0 "0 (3 (3 'ai' 'ai' n n ........ =I:t:: •• --I N :::r -CD ~ (') C i' o 3 CD a me 3 D) -0 ~ 0 0 0' .., (i'-N 3 "R c.. C (.o)::::J OCD ON 00 A-w m ~ _0 m ~ ... -I "< " CD Cap St.yle: For Remote Transformers See Sheets TRSS Series, TR Series, Power Pipe, Power Pipe II or Power Canopy in Accessory Section, I;·~:··~~:h Machined Aluminum Body Locking O-Ring Compression Knuckle Specify Up to 72" 2 ~"-45. Specify Up to 46" Maximum I" Dia. Aluminum Staff Cast Aluminum Box with Pass Through Cover Concrete (By Others) ,I.,. Specify Up to 46" Maximum Power Pipe 'T' Oplion w/75VA Electronic Transformer and 'B' Cap 1 3/8" Concrete Collar (By Others) T§#iMAiiggJ 'EdiiiiiBi!iilg;;;g;;g Grade la" Power Pipe Stake ANCHOR BASE (STANDARD) Available up to 72" Overall Height (Remote Transformer) POWER PIPE 'T' "OPTION" BASE Available up to 48" Overall Height POWER PIPE "OPTION" BASE Available up to 48" Overall Height (Remote Transformer) (Integral Transformer) e~oo ~ 3tmS7 ETlUSTED CONFORMS TO ANSIJUL STANDARD 1838 AND Ul SUBJECT 8750 CfHTlflfD TO CAHICSA STANDARD 1:22.2 NO. 9 CATALOG NUMBER LOGIC EXAMPLE: SF -5 -WHP -9 -11 - A -48" C PP75-120 · · · r Series: ----l -.J I Lamp Type: . o -By Others (Not for use 1 -ESX{20W), 12· Spot 2 BAB(20Wl' 40" Flood 3 -FRB{35W , 12" Spot 4 FRA(35W , 23· N. Flood 5 FMW(35W), 40· Flood 15 EYR(42W), 12" Spot 16 -EYS(42W), 25· N. Flood 17 -EYP{42W~' 40· Flood 6 EXT 50W, 13" Spot 7 -EXZ 50W , 26" N. Flood 8 -EXN(50W), 40· Flood 9 FNV(50W), 60· W. Flood Finish: I' Powdercoat Satin Wrinkle Bronze BZP BZW Black BLP BLW White (Gloss) WHP WHW Aluminum SAP -- Verde --VER Lens Type: I ~ar {Standard} ~ead 1 Focus ~tilinear g 1~ Honeycomb Baffle Cap Style: --------------------~ A, B, or C Overall Height {Specif;y In Inches}: t;ec~oJ.ogy l/llllps) Specify Inches: 24", 30", 36", 42", 48", ·54", ·60", or ·72" ·(Standard Anchor Base Only) I Style:--------------------------------~ C -Straight Mount Base Option:----------------------------------~ PP Power Pi.pe w /18" Stake (Available Up To A Maximum of 48" 'Overall Height) PP75-120 Power Pipe 'T' Option wile" Stake (Available Up To A Maximum of 48" Overall Height)· PP75-277 -Power Pipe 'T' Option wile" Stake (Available Up To A Maximum of 48" Overall Height) STAFF STAR™STYLE 'c' B K LIGH NG ' Ie' '/ DRAWING NUMB£R ..; '. TI ,N. SUB-lISS-05 LEO Lirwar -linear lighhng solutions 1: • OLUMTM ATON2 I PEl7 10 Watt/meter 329 lumen/meter (lm/m) 45° adjustable IP67 . , ··AiJr:bau & Ma~e Assghlbly& l'1easurement Project: Project # """ 25.4 ~ 31 , Ip'Rarlnq: IP67 Oberfliiche: linodizt>d Ai"Siiver Finisl1: Anodized AI-Silver L :: N x 5'1.67 + 10; 1 < N < 72; LM•a :: 65; Ln;" " 3.946 Lenqtll (L) Tc-PUilf<t: Rllckscii'f; des Moduis Tc-point: Rear side of module ... 25.4 ~ , Leuchtenoberteii. 45° gt!dfeht Lighting head. 45° adjusted Elektriscile & Optische Betriebsdatr.n Electrical G Optical [Jata -...... ___ ~.AW7_:.l.""4>.:..:· • 15~2Q 4 tir:~ 3V3,tm(ll ~ . . L{~bn~sdauer Ufetim~ 90'.~.,,',' ,.1,"'" ~~ 30' o· ~'."""".'."', J"' t:~C=r O' 30' i. M 79 compliant LM 79 compliant LM SO compii,1nt LM 80 compliant XOOLUM'" llilnel1/n;et-~r I tarblel'!1f}~rdtllrf ' I\TCN 2 iP67 Orn/.mi ·' Coiol le.fT)ner tllure (K)' . wa22 274 .t'~ov;'W'I.Ioo .. :,,'\~tw" :V"l.! ... ," •• ::!.:'c.::.-! 279' 281 ,~,~ . 301 . j29 "': cdn,OOO lumen CO/Cl80 -C90/CZ70' , . Sicherheils-undMonlagehinweise: LED Linear HauptkataiOt), Saiety and assembly information: LEO Linear Hlain ccltalogue. The Clement 12151.00 Date: 12 June 2013 lamp color temp: 2500K Type: E12A, E128, E12C LIGHT FIXTURE CUT SHEET Note: This document is for information only. Refer to specifications for all catalog numbers, lamps, finishes, etc. Horton Lees Brogden Lighting Design 300 Brannan Street Suite 212 San Francisco, California 94107 tel 415.348.8273 www.hlblighting.com Project: ,; I AU55chn:~il:Jung~;t-exi' 5peciRcation Text XOOLUM1~' AlON 2 IP67 2'1 Ii, nimrntJdre, linean', vol! vergossene LED l.euchre mil. variilbiern l.euchtenobrrh'H. 450 arretierbar. [inseitiq 2 m sc!lwarws IP68 PU Kabel rnit iP6! SteckvNbir.der. Geeignet fijr (len Wandrini.lau und '(lufllau odeT ais PeM!:'l' leuchl.e. Idea! fUr den £insatz in Nassbereicl1en. OUdlitativ hOCilWcrtiqes und !lOmoqenes Licht uter die gesamte LichtaustrittsWiche. Japan!' sche LED, 10 iV/ill unci bis zu 329 Irnkn. Ha 85. Binning :) MAC {,dcl!1lS. UO von 50.000 h. MontagefrelJf1dliclies, durchi<onfektionierbares uno lang!ebiges l.euchlenrjeMuse mit qerin gem Quprsc/lnit.L (2~).4 rnm x 31 rnm/36 mrn) ilUS extrudierlem und cioxicrten A!uminiu!ni\orper mil aufgp.sci1rC.'1ubten M:EndkapPf'fl. Milde in Gt:rrniiilY. LED Lim'dr-linear liqhhng 50luhof1s XOOLUMThI ATON 21P67 24 V. dimmable linear fully encapsulated lighting fixture with 450 adjustable topside. 2 In black IP68 PU cable with IP67 plug in . connector. Perfectuse.forrecessed. wall mounting or as pendailt in Wetlotations. High qualityandh9lnogeneous illumination. Japanese LEn: 10 W/rn aniJop to 329 Im/m. CRIS5. Binning 3 MACAdams. L70 of 50.000 Installation friendlY,epd to end . or incremental placinq witl10ul visibleliCjht scalloping between fixtures. Low profile (1" x 114") extruded and anodized aluminium housing with aluminium end caps. Made in Gei·many. Br.str.llnum!1lpr· OrTler [ode XLlULUM ATON 2 W83 S/L-NA-BS-IP67 We.iten! Konfeidions!n(iQlicllkeiten auf Aniraqf: Further cust.om options 011 request. Zubehoi' Accessories Color Rendering 'BO ........ Color Temperature 2.500 K .. 3.500 K 1;.100 K 4JOO K . 65001\ Leflqlh L,."" ~ 6~i; L,,,.=-3.946 Mounting Options Non adjustabi(' ... . (Hi)USidtliC ...................... . Cable Feed Bacl( Side. 2 r1t'tN front $i(lp. Z metp,. Ingress Protection W6? ~.t'mf' 1\l~;ti:'\J S·,·u~:~protokflll . ............ 8 . .... 22 . 3D ..... 35 ... 40 ....... 50 ..... 1?6? PEndant Pow~r controi systen1 Sictlerh(lit5" uno MO(lt~gt:hinwei$e: LED Linear Haupt!(atalog. Saf('ty and ass(llnbiy information: LED Linear I1lClin catalogul'. Date: 12 June 2013 Type: red dot design award winner 2012 177 Project # The Clement 12151~OO lamp color temp: 2500K E12A, E12B, E12C LIGHT FIXTURE CUT SHEET Note: This document is for information only. Refer to specifications for all catalog numbers, lamps, finishes, etc. Horton lees Brogden Lighting DeSign 300 Brann.an Street Suite 212 San Francisco, California 94107 tel 415.348.8273 www.hlblighting.com Project: Project # The Clement 12151.00 Date: 12 June 2013 Type: lamp color temp: 3000K E13 LIGHT FIXTURE CUT SHEET Note: This document is for information only. Refer to specifications for all catalog numbers, lamps, finishes, etc. Horton Lees BrOgden Lighting Design 300 Brannan Street Suite 212 San Francisco, California 94107 tel 415.348.8273 www.hlblightinq.com Project: Project # Catalog Number Logic Material Series Source Lamp Finish B ~ AR Material Blank -Aluminum B -Brass Series AR -ArtiStar'· ... Source C D I GU 162 MIT W GU -GU10 Une Voltage MR16 Lamp o -By Others 162 -(20W), 40° Flood 163 -(35W), 25° Narrow Flood 164 -(50W), 25° Narrow Flood 161 -(50W), 40· Flood Finish Aluminum & Brass Finishes .Powder Coat Color Satin Bronze BZP Black BLP White (Gloss) WHP Aluminum SAP Verde - Specifications GreenSolA'Ce In1tlilltivaN Metal and packaging components are made from recycled materlal.s. Manufactured osing renewable solar energy, produced on site. Returnable to manufacturer at end of life to ensure cradle-to-cradle handling. Packaging contains no chlorofluorocarbons (CFC's). Use of this product may qualify for GreenSource efficacy and recycling rebate(s). Consult www.bklighting.comlgreensource for program requirements. Materials Furnished In Copper-Free Aluminum (Type 6061-T6), Brass (Type 360). Body Fully machined from solid billet. Unibody design provides enclosed. water-proof wireway and integral heat sink for maximum component life. Integral knuckle for maximum mechanical strength. High temperatu<e, silicone '(1 Ring' provides water-tight seal. Knuckle 'Aim and Lock' knuckle is comprised of two components. The first is integral to the body and features an Interior. machined taper. The second is machined from solid billet and features a second. reverse angle taper. The resultant mechanical taper lock allows a full 180' vertical adjustment without the use of serrated. teeth. which Inherently limit aiming. High temperature, silicone '(J Ring provides water· tight seal and compressive resistance to maintain fixture position. Design withstands Bib. static load prior to movement to ensure decades of optical alignment. Biaxial source control with 360' horizontal rotati~n in addition to vertical adjustment. I B-K LIGHTING Wrinkle BZW BLW WHW - VER Cap See Pages 38·39 tor additional finish choices Fully machined. Accommodate,\ up to 121 lens or louver media. Choose from 45' cutoff ('A' or '0'), 1" deep bezel with 90' cutoff ca' or 'E'), flush lens ('C'). 01 90' cutoff with flush lens ('F') cap styles. 'A' and'S' caps Include weep-hole for water and debris drainage. 'D' and 'E' caps eXclude weep-hole and are for Interior use only. Installation Machined anchor base with 71S'dia. slip conduit hole and 13] 3116' dia. anchor bolt holes (hardware by others). Available In standard increments to facilitate fixture elevation above grade. Optional IS' Power Pipe-for direct burial into soli or concrete. Power Pipe~ additionally features optional 6' diameter. molded stability flange, which simplifies installation and projects into substrate to reinforce housing stability. Optional 5' dia. machined canopy permits mounting to junction .box (gasket by others). 6' maximum base height for canopy-mounted brass fixture. Lens Shock reSistant, tempered, glass lens is factory adhered to fixture cap and provides hermetically sealed optical compartment. Source For use with 50 watt maximum, GU10 base, line voltage MRl6lamps. Wiring Tenon" coated wire, 18AWG. 600V. 2S0~ C rated and certified to UL 1659 standard. The Clement 12151.00 Lens Shielding Cap Style Base Height (J I ;; 10 11 A 12 Lens 9 -Clear Lens (Standard) 10 -Spread Lens 12 -Soft Focus Lens 13 -Rectilinear Lens Shielding 11 -Honeycomb Baffle ~ CapStyJe • A-45° • B -90° C -Flush D -45· less weephole (for Interior Use Only) E -90· less weephole (for Interior Use Only) F -SOo cutoff wHh flush lens Base Height 3 -3" with Anchor Base (Standard) 6 -6" with Anchor BaSe 12 -12" with Anchor Base 18 -18" with Anchor Base 24 -24" with Anchor Base Option PP Power Pipe'" option with 18" Stake SF -Stability Flange (for use with Power Pipe"') WM -Wail or Ceiling Mount with 5" dla. canopy· "Bass haight fimitsd to 6" max. wHh brass fixtlirss. Option • pp I For lamp . • . .' information, see page 42. Hardware Tamp~r-resistant, stainless ste~1 hardware. Knuckle vertical aiming screw Is additionally black oxide treated for additional corrosion resistance. Finish StarGuard" (Pal Pend.). a RoHs compliant, 15 stage chromate-free process cleans and conversion coats aluminum components prior to application of Class 'A'TGIC polyester powder coating: Brass components are available In powder coat or handcrafted metal finish. Wlmnly 5 year limited warranty. Ustlngs Ell Usted to ANSI/UL Standard 1598. Certified to. CAN/CSA Standard (22.2 No. 250. RoHs compliant. SUitable for irldoor or outdoor use. Suitable for use in wet locations. Suitable for installation within 4' of the ground. Made in USA. . .@. ~ ~ USA "1',non is 0 r,g;stered rtOdemOlk of DuPont COIporotion 4 Ill" STANDAHD BASE ~J8· WALL MOUNT CANOPY S·Oia "AlD"Cap 41n· -}lIB' 'S/E'Cap ·23/8·. .. -1/8· 'C'Cap -HIl·_ 'F'Cap -2'- POWER PIPE Art;~StarfM 13 Date: 12 June 2013 . Type: lamp color temp: 3000K E13 LIGHT FIXTURE CUT SHEET Note: This document is for information only. Refer to specifications for all catalog numbers, lamps, finishes, etc. Horton Lees Brogden Lighting Design 300 Brannan Street Suite 212 San Francisco, California 94107 tel 415.348.8273 www.hlblighting.com Project: Proje.ct # . '1300 Industrial Road, Unit #19 San Carlos, CA 94010 FREE CALI 1 ·866·695·58117 US fr Ganada inio((!/llIma.C<1pa.colTl WWW.IUnlilSCnpe.com LUMASCAPE~ LS333~NS-LED Swimming Pool LumJnaire Underwater Ii o micro The lS333ANS-LEO is a swimming pool light and one of Lumascape's most popular luminaires. constructed entirely of 316 marine grade stainless steel. It has a special alignment feature to ensure the beam of light is perpendicular to the installation surface. even if the wet niche is not. The use of LEO allows for the introduction of color and improved . energy efficiency. Specifications Lamp Source . Approv~d Use Control Protocol (for details, consult factory} IP Rating Construction Impact Rating Standard Inclusions Ambient Operating Temperature Photometries 3 Wor 6 W LED White (4300 K typical) ,~, Warm white (2900 K typical) • Blue (470 nm) Other colors by request Swimming pools and fountains -wet niche Step Dim IP68 316 marine grade stainless steel IK10 with OptiClear'M lens Teflon coated cover screws MicroAntiLeach'M wire entry Thermal cutout 16.4' (5 m) underwater cord For extra cable length consult factory -40 OF to 122 OF (-40°C to +50 °C) Refer to www.lumascape.com ----~-----------------Any luminaire can become hot -take care with appropriate use and placement . www.ilJ!l1ascape.COIll The Clement 12151.00 LS333ANS·LED Pool Luminaire U orI3m~ •• "E' " -------" ~E. E C E ~ e ~ . ~ :::; -~ ~ ~, ----~ ~I 4.7" (120 mm) .3.1" 180 mmL C1676US .. 2012 Date: 12 June 2013 Type: lamp color temp: 2900K E14 LIGHT FIXTURE CUT SHEET Note: This document is for information only. Refer to specifications for all catalog numbers, lamps, finishes, etc. Horton Lees Brogden Lighting Design 300 Brannan Street Suite 212 San Francisco, California 94107 tel 415.348.8273 www.hlblighting.com Transformers and Power Supplies for LED Luminaires Technical Data When to use a Transformeror Power Supply with a submersible or Swimming Pool-rated LED Luminaire The following list of transformers and power supplies are for use with s.ubrilersible and/or pool rated luminaires specifically described as being compatible with either 12 V AC (wirewound only) transformers or with 12 V DC power supplies. Compatibility will be noted in the code specification matrix of the luminaire concerned. Compatibility with each transformer or power supply is indicated the value mentioned, representing the maximum number of luminaires that may be powered from each transformer or power supply. Please note, this does not take into consideration voltage drop which should be calculated according to load, wire gauge-and branch circuit length. For any assistance, please contact factory. . ~9~Ii~~~~~~~.IE~~~.~7t!~~~RBM LS·T·l()()'SL L8-T·300·SL LS· T ·SOO:SL Pool, Spa and Fountain Transformers· Stainless Steel Housing L8-TSS·l00·SL LS·TSS·3OQ·SL L8-TSS·500·SL Fountain Only LED Power Supplies L!lEO-1 'NfJ1N'lJ7 ... j20J Project: Project # 12V The Clement 12151.00 Date: 12 June 2013 lamp color temp: 2900K T~pe: E14 LIGHT FIXTURE CUT SHEET Note: This document is for information only. Refer to specifications for all catalog numbers, lamps,finishes, etc. Horton Lees Brogden Lighting Design 300 Brannan Street Suite 212 San Francisco, California ,94107 tel 415.348.8273 www.hll2!ighting.com LU M ASC A P E ~ LS-TSS-l00-SL lOOVA Transformer for Pool & Fountain Specifications .Input Output UL Classification Housing Fixture Compatibility 120V, SO/60Hz ' 100VA, 12/13/14V (selectable) Pool & Spa Rated Stainless Steel (mill finish) . NEMA 3R In order to determine the maximum number of fixtures a trans former or power supply will operate, please refer to the compatibil ity tables. These tables can be found in the back of the LED cata log and online. Indicative Dimensions In. (mm) Case width 3.S (89) Case Height 8.4 (213) Case Depth 4.83 (123) Weight (approx) 71b (3.2kg) Indicative Circuit Diagram Connections to be made .in parallel, in accordance with NEe and local wiring regulations. 1300 Industrial Road, Unit #1S San Carlo!';. CA 94070 Tel; 1-(650}-595-(5862) Fax; 1-{6~O)-595-5820 info@lumascape.com . Si30/2011 Project: Project # The Clement 12151.00 Date: 12 June 2013 Type: lamp color temp: 2900K E14 LIGHT FIXTURE CUT SHEET Note: This document is for information only. Refer to specifications f.or all catalog numbers, lamps, finishes, etc. Horton Lees Brogden Lighting Design 300 Brannan Street Suite 212 San Francisco, California 94107 tel 415.348.8273 www.hlblighting.com 4 LUMASCAPE us AI! IMPORTANT INSTRUCTIONS For Installation of fitting LS333/-\NS/I_S333ANS-LED Warning: The Luminaire should only be used complete lIJith its protective shield (cover) WARNING MODELS LS333ANS/LS333ANS-LED 12VAC Rated: IP68 at 2 m Lumascape USA Inc. 1300 Industrial Rd., Unit #19 San Carlos, CA 94070, USA T 1-(6S0)-S9S-LUMA(S862) ~ J~/:~~~~~~~~~~~com W www.lumascape.com Fr5" C,ji! 1-8G6·69S·LUMA(55G2) us &' Ca.naela DO NOT SHORTEN, INTERFERE OR DISCONNECT CABLE FROM FITTING. WARRANTY WILL BE VOID IF CABLE ASSEMBLY IS TAMPERED WITH. we INSTALLATION -WET NICHE "j 1. To aid installation of the cable the number of elbows and bends should be kept to a bare minimum. 2. Check cable length required taking into account voltage drop and distance to transformer. 3. Except when the fixture is installed in an area of the swimming pool that is not used for swimming and the lens is adequately guarded to keep any person from contacting it, the fixture shall be in installed in or on a wall of the pool, with the top of the lens opening not less than 18 in. below the normal water level of the pool. 4. Use only with rigid PVC conduit, Liquidtight flexable nonmetallic or equivalent . 5. Connect to a suitable 12 V AC pool and spa rated transformer. Follow NEC wiring rules for connection and location of transformer. Do not join cable underwater. Use in conjunction with an approved Transformer. 6. Fixture is only suitable for direct conduit entry to forming shell. 7. Locate niche in pool and wire to reinforcing bars. Ensure a good connection between earth stud on the back of the fixture and the reinforcing bars. The conduit entry should be at top of niche. Although ,some variatiori is acCommodated by the outer cover system on the fixture, care should be taken to position the niche level and to allow for,pool finishing materials (fig 1). Connect conduit to conduit entry with suitable conduit sealant. Run the conduit above water level, to site of 12 V AC transformer. 8. Fit fibreboard shield to opening of niche before concreting. Ensure no concrete enters niche. 9. Encase niche and conduit in concrete. Once in place, finish surface of pool flush with front of niche. 10.Feed cable into niche, allowing sufficient free cable in niche to allow the fitting to be placed on the poolside for servicing. A maximum of 4'3" of cable can be coiled Inside the niche. 11. Test the fJtting'for correct operation. 12. Install outer cover and Insert screws through seal. 13,Coil free cable inside niche and install fitting in niche by screwin~ long outer cover screws into niche brackets. Coil cable inside fitting with care. Do not double coils over, or fitting will be difficult to remove from.niche. IMPORTANT: DO NOT RUN ASSEMBLED FIXTURE DRY_ Pool should be full before lighting, Note: -Do not locate fitting near heat sources. -Connect to 12 V AC input. -Chlorine levels must be kept below 4 parts per million. Higher . levels may cause corrOSion to the fixture and void warranty. BOND TO GROUND I FIBREBOARD SHIELD FINISHED SURFACE REINFORCING BARS CONCRETE www.hlmascape.com Project: Project # The Clement 12151.00 I.IJoIASCAI'[WIHC r:,,·;, {:~i l·~:>: ~i ' I "IWJf\~UUA( ..... IIiO Date:' 12 June 2013 lamp color temp: 2900K Type: E14 LIGHT FIXTURE CUT SHEET Note: This docum~nt is for information only. Refer to specifications for all catalog numbers, lamps, finishes, etc. Horton Lees Brogden Lighting Design 300 Brannan Street Suite 212 San Francisco; California 94107 tel 415.348.8273 www.hlblightinq.com Project: Project # Recessed wall luminaires with unshielded light Housing: Constructed of die-cast aluminum with integral wiring compartment. Enclosure: One piece die-cast aluminum faceplate; %" thick, clear tempered glass, machined flush with faceplate surface with internal translucent white ceramic coating. Faceplate is secured by three (3) flush socket head stainless.steel captive screws threaded into stainless steel inserts in the housing casting. High temperature, one piece molded U-channel gasket for weather tight operation. Electrical: Fluorescent: G24q-2 (18W), 4-pin lampholder, rated 75 W, 600V. Ballast is electronic universal voltage (120 V through 277V). Maximum of four (4) 'No. 1,2 AWG conductors (plus ground) suitable for 90·C. Two \la" knockouts provided for W' conduit. Finish: Available in four standard BEGA colors: Black (BlK); White (WHD; Bronze (BRZ); Silver (SlV. To specify, add appropriate suffix to catalog number. Custom colors supplied on special order. UL listed, suitable for wet locations and for installation within 3 feet of ground. Type non-IC. Protection class: IP65. 1"'''''''11 ........................................ ;; - A - - B - Lamp Lumen A B CPC 3038P rim3 1 18W CFquad-4p 1250 9% 4% 623 CPC: Optional Concrete Protection Cover Type: BEGA Product: Project: Voltage: Color: Options: Modified: BEGA-US 1000 BEGAWay, Carpinteria, CA 93013 (805)684-0533 FAX (805)566-9474 www.bega-us.com ©Copyright BEGA-US 2010 Updated 6/10 The Clement 12151.00 Date: 12 June 2013 lamp color temp: 2700K Type: E17 LIGHT FIXTURE CUT SHEET Note: This document is for information only. Refer to specifications for all catalog numbers, lamps, finishes, etc. Horton Lees Brogden Lighting Design 300 Brannan Street Suite 212 San Francisco, California 94107 tel 415.348.8273 www.hlblightinq.com OW1290 ~nt L OW1292 D ~n4 MC L OW1294 D ~n4 MC L OW1296 D ~n4 Me OW1290 ~(l84mm) ,[ . E:e~ IICC~IBar.ooI End Cap OW1294 7·1/4" (l84mm) .--, ~mB.rJ EndClp DoorHeiQbl=7' CeifingHeigh\-9' Siill.uene Heig~t=6' 370 Project: Project # 24·7/8' 4' 12·1/2' 36·S/S' 4' 18-31S' 48·3/S" 4' 24-1/4' (632mm) (102mm) (31Smm) (930mm) (102mm) (467mm) (1229mm) (102mm) (616mm) OW1292 ,[ )·1/fll8!mm) r---, E:~ IItC811tBareJ EndClp OW1296 ~1184mm) lF39 2N40T1D lF40 1FSO - PTD 2FS14 2N4OT10 PTD BSS PSS 2F39 2FS21 2F40 2FSO 2FS28 L o Me F39 F40 FSO FS14 FS21 FS28 N40TlO PTD PTD length Depth (measured from wall to front of fixture) Mounting Center (measured from top of fixture to center of junction box) 39w long twin tube, 2G 11 base, FlR 40w long twin tube, 2Gll base, FlR SOw long twin tube, 2Gl1 base, FLR l4w T·S, mini bi.pin base, FlR 21w T·S, mini bi·pin base, FlR 28w T·S, mini bi.pin base, FlR 40w T·10, medium base, INC PTO BSS PSS PTD BSS PSS !MVOtl1 (MVOLl) (MVOLT; 347V) (MVOLl) (MVOLl) (MVOLl) (12OV) Spedfy Voltage or MVOLT MVOLT is a baUast 1IIit operates 120V dIrough mv PTD Painted· specify color code (ex. BRNZ for Bronze) BSS Brushed stainless steel PSS Polished stainless steel FUSE Ming, ~ 11':N 01 21'N HM Horizontal mount (vertical is standard) REM Remote emergency battery pack for fluorescent lamping, not available with 347V (rated for dry location, 32' F / O' C minimum) XPS Express 10 day shipping F-ll\ccentBar Frame landEndClp U Yn~th~!2,~.T!,~,~ 800-788-VISA www.visalighting.com FUSE HM REM XPS FUSE HM REM XPS FUSE HM REM XPS FUSE HM REM XPS Complete BIM (Buading Information Modefing) and photometric files for these models may be downloaded from www.visalighting.com IESRleNlltlar LERReportp!911 OWI2'1O-1F:W 32 OW1292·1F40 31 OWI294-2F39 35 08087 417 OW1291>-2F40 31 Se. repcf1 on indicated page for complete det.a Nt;. o.CI" 0 0 ~i 15 88 ll ' 45 337 ~; 75 494 gi 90 514 ' ~! 115 450 145 251 165 83 180 0 The Clement 12151~00 Date: 12 June 2013 Type: lamp color temp: 2700K E19 LIGHT FIXTURE CUT SHEET Note: This document is for information only. Refer to specifications for all catalog numbers, lamps, finishes, etc. Horton Lees Brogden Lighting Design 300 Brannan Street Suite 212 San Francisco, California 94107 tel 415.348.8273 www.hlblightinq.com Project: Project # U Yn~rl~,,~!.2~I!~.~ 800-788-VISA www.visalighting.com The Clement 12151.00 Date: 12 June 2013 lamp color temp: 2700K 371 Type: E19 LIGHT FIXTURE CUT SHEET Note: This document is for information only. Refer to specifications for all catalog numbers, lamps, finishes, etc. Horton Lees Brogden Lighting Design 300 Brannan Street Suite 212 San Francisco, California 94107 tel 415.348.8273 www.hlblighting.com @ w Agenda Date: To: From: Subject: August 1,2013 Architectural Review Board Clare Campbell, Planner 5 Architectural Review Board Staff Report Department: Planning and Community Environment 611 Cowper Street [13PLN-00~591:Request by Ken Hayes of The Hayes Group for Architectural Review to allow the construction of one 34,703 square foot four-story mixed used building (three floors commercial and one floor residential) with below grade parking. Zone District: 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 proj ect, based upon the required fmdings (Attachments A & B) and subject to the conditions of approval (Attachment C). BACKGROUND Site Information The project site, located in Downtown Palo Alto, is zoned Commercial Downtown -Community with Pedestrian Combining District (CD-C(P)), but is located outside the Parking Assessment District. The site is on the north side of Cowper Street between Hamilton and Forest A venues. It is bordered on the west by CD-C(P) zoned properties containing one-story commercial buildings, including 609 Cowper, which has zero building setback from the property line shared with 611- 619 Cowper. Abutting the rear of the project site is a ten foot wide alley, Lane 39, which abuts the side property line of the new three-story mixed use building site at 524 Hamilton, located opposite the rear property line of 611-619 Cowper. Also behind the site and abutting Lane 39 is the parking structure serving residents of The Marc Palo Alto, located adjacent to 451-487 Cowper. The Marc, a Planned Community (PC-2130) formerly known as Forest Towers (a building reaching a height of 152 feet), is located at 501 Forest Avenue and has a 45-foot building setback from Cowper Street. The zoning of the parcels on the south site of Cowper Street is also CD-C(P). 13PLN-00259 Page 1 of5 The project site has a single curb cut on Cowper Street to access the existing one-way driveway serving diagonal, surface parking spaces on the two parcels. Lane 39 is currently used for egress from the site. The site is 13,992 square feet (sf) in area, comprised of two parcels of land: 611 - 619 Cowper Street (APN 120-04-036) and 651-687 Cowper Street (APN 120-04-035). Each parcel has 6,996 sf of site area. 611-619 Cowper Street The structure at 611-619 Cowper was approved in 1989 via the ARB and Variance processes as two, one-story buildings, separated by a small courtyard, comprising a total of 2,208 sf of floor area with nine (9) associated parking spaces as required (8.8 spaces for office use at a ratio of one space per 250 square feet of office space) so that no deficit of parking was included in approved plans. The Variance was issued to allow a ten-foot front setback where a 45 foot setback was required based upon the 45-foot setback of the nearby Forest Towers PC. 651-687 Cowper Street A two-story building was constructed in 1953 at 651 Cowper Street, prior to the establishment of the ARB. In 1980, a second floor 1,270 sf, one-bedroom residential unit (687 Cowper), was approved via the ARB process. The residential unit was constructed in 1981 above and adjacent to the existing first and second floor office space, and was later converted to office space (date unknown). The applicant has stated that the existing building was developed with 6,053 sf of total floor area, which includes the converted residential unit. There are eight existing parking spaces associated with the uses on this site. Project Description The proposed project would demolish the existing structures on the two parcels, transfer floor area to each parcel using the Transferrable Development Rights (TDR) code provisions, and merge the lots to develop a four-story mixed use building with below grade parking. The 50-foot tall building provides three floors of commercial space, totaling 28,165 sf, and a 6,538 sf residential unit on the top floor. The two-level below grade parking garage is accessed from the rear alley, Lane 39, and includes several parking lifts to meet the parking requirements for the project. The garage has 60 vehicle spaces, which is possible through the use of parking 'lifts', five long-term bike parking spaces, two showering facilities, and the residential refuse area. The modem design of the building incorporates glazing for the majority of the front fa<;ade and, to a lesser extent, on the remaining three elevations. A tan colored sandblasted concrete is proposed on all sides of the building and on the prominent stair tower on the front left side of the building. The other significant treatment that is proposed on all elevations is a terra cotta cladding ("Adobe" finish) that assists in breaking up the mass of building. The building frontage includes a two-story, terra cotta sunshade screen that would add visual interest to the proj ect and provides a privacy screen for the office use on the second floor. The project iJ,1cludes outdoor patio and balcony elements on three of the four floors facing the street that would enhance the street connection; the second floor has a comer rear-facing balcony. The project includes landscaping elements along the front and rear elevations, as well as within the balcony/terrace areas of the building. The new landscaping includes hedges, shrubs, bamboo, 13PLN-00259 Page 2 of5 small trees and new street trees. Along with new street trees, four new bike racks would be added in the sidewalk. Additional details are provided on Sheets L.OO-L.05 of Attachment F. DISCUSSION Previous Review The ARB reviewed an earlier project concept on March 21, 2013 in a Preliminary Review. A repeated comment conveyed to the applicant was that the building had a lot of blank walls and needed more articulation and further development. Other comments were regarding wrapping the front screen element around the comer at the entrance, and adding more perforations and detail to the front stair tower. The submitted plans incorporate these modifications to the project. Zoning Compliance For this proj ect, there are two parcels involved, and since the existing buildings on these parcels are not historic, each parcel is considered an eligible receiver site to receive TDR floor area. Because the parcels are outside the Downtown Parking Assessment District, the TDR area transferred cannot result in buildings (or a building on. the combined site). with a greater. Floor Area Ratio (FAR) than 2.5:1. The combined site is 13,992 sf; a 2.0:1 FAR would be 27,984 sf, and a 2.5:1 FAR would be 34,980 sf(2.5:1). The project proposes the use ofTDR's to develop a ~4,703 sfproject, with an FAR of2.48:1. In addition to the TDR's, a "minor bonus floor area" may be available for any CD zoned building that is not listed as a Category 1 or 2 Historic resource on the City's inventory, nor in one of three seismic categories. If approved, the 200 square foot increase in floor area, as "bonus floor area", would not count toward the maximum FAR. This 200 sf "bonus floor area" may be approved for each parcel (a 400 sf bonus area for the combined parcels); such bonus area is considered exempt from the requirement of additional parking spaces on site. A table indicating the project's conformance with the Development Standards of the Commercial Downtown is provided as Attachment E. Parking The proposed project, with 28,165 sf of commercial FAR and one residential unit, requires a total of 115 parking spaces, and with the inclusion of specific credits and grandfathered conditions, the project qualifies for a reduction in the required on-site parking spaces. With these credits, the proposed project requires 62 on-site spaces and the plan provides for 60. The project will be required, through the conditions of approval, to either include two additional parking spaces (to be satisfied via the use of additional lifts), or reduce the FAR by 500 square feet to reduce the parking requirements by two spaces. The parking summary is provided in Attachment E. "Grandfathered" Facilities PAMC Chapter 18.18 describes grandfathered uses and facilities as those existing on August 28, 1986, and which, 'when conducted or built were a complying facility. These facilities can remodel, improve or replace site improvements as long as the improvements do not result in increased floor area, shifting of the building footprint, increase of the building envelope, height, length or other increase in degree of noncompliance. 13PLN-00259 Page 3 of5 Regarding 651-687 Cowper, uses, building floor area and facilities on this parcel may be considered "grandfathered" since they were constructed prior to 1986. The existing building, with the commercial area and converted residential unit, once had 1 0 parking spaces associated with it (two for the residential unit and eight for the commercial area). The two residential spaces were removed from the site to an off-site location and then deleted within the "grandfathered" period. The recognized commercial FAR is 4,783 sf; today, this would require 19 on-site parking spaces, using the one space/250 sf floor area calculation; the site only has eight on-site parking "Spaces associated with the existing commercial tloor area, and therefore the deficiency is 11 parking spaces. This deficit of 11 spaces is allowed to be grandfathered and brought forward for the replacement building. Regarding 611-619 Cowper, it was built after 1989 as a complying building and parking facility, with nine parking spaces provided for 2,208 sf of office space (where 8.8 spaces were required). This facility is not considered "grandfathered" as set forth in P AMC Chapter 18.18. Pedestrian Shopping Combining District The project site is within 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 concept plans include a glass front for the majority of the ground floor elevations, meeting the retail/display window requirements. The project site has 100 feet of street frontage, and therefore is required to provide 150 sf of covered recessed area for pedestrian use. The project-includes a covered patio, storefront windows, and landscaping, but the area is setback and is not accessible to the public. Staff requests feedback from the ARB with regard to this requirement. Downtown Urban Design Guide This project falls outside the boundaries of where The Downtown Urban Design Guide (Guide) is applicable. This Guide provides direction to the applicant, staff and ARB regarding development and design in the downtown area, and divides the downtown area into districts, each having a unique identity and design characteristics. The project site is half a block away from the Hamilton Avenue District, 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 instihltional buildings" while maintaining the "tree-lined pedestrian environment with complementary outdoor amenities to offset the urban intensity." Although the project does not fall within the Hamilton Avenue District boundaries, it does include new street trees and landscaping elements that are consistenfwith the Guide. 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 13PLN·00259 Page 4 of5 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 CEQA 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 Stephen Reller (sreller@randmproperties.com) Ken Hayes (khayes@thehayesgroup.com ) Prepared By: Clare Campbell, Pl~ Manager Review: Amy French, Chief Planning Official ~' 13PLN-00259 Page 5 of5 FINDINGS FOR APPROVAL 611 Cowper Street [13PLN-00259] Architectural Review Findings (P AMC 8.76.020) ATTACHMENT A (l) 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 conunercial areas are more competitive and better serve the community. (2) The design is compatible with the immediate environment of the site. This finding can be made in the affirmative in that the existing environment is comprised of buildings of various heights, and the proposed building, with its scale, massing, and architectural style, fits within this context. (3) The design is appropriate to the function of the project. This finding can be made in the affirmative in that the design of the new building is consistent with modem commercial buildings and creates an attractive new building for the site. (4) In areas considered by the board as having a unified design character or historical character, the design is compatible with such character. Due to the location of the site, this finding is not applicable, but the project is generally consistent with the Downtown Urban Design Guide. (5) The design promotes harmonious transitions in scale and character in areas between different designated land uses. This finding can be made in the affirmative in that the project, located on the periphery of the commercial area of the downtown, maintains an appropriate scale for this transition area. (6) The design is compatible with approved improvements both on and off the site. This finding can be made in the affirmative in that the project is compatible with the surrounding office and retail uses of the downtown commercial area and the adj acent high rise apartment building. (7) The planning and siting of the various functions and buildings on the site create an internal sense of order and provide a desirable environment for occupants, visitors and the general community. This finding can be made in the affirmative in that the building amenities (open space, parking, entry, etc.) are accessible and attractive to users. (8) The amount and arrangement of open space are appropriate to the design and the function of the structures. This finding can be made in the affirmative in that the project provides open space areas with patios and balconies for visitors and tenants that are 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 ih 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) Naturalfeatures 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 balconies 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 affirnlative 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 concrete structure with recycled product such as fly ash; terra cotta sun shade fins; terra cotta rain screen system; on-site storm water treatment planters, aluminum wall panels ; and compliance with CalGreen Tier 2. (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 pronl0tes visual environments that are of high aesthetic quality and variety. Page 2 of2 ATTACHMENT B FINDINGS FOR APPROVAL CONTEXT-BASED DESIGN CONSIDERATIONS AND FINDINGS 611 Cowper Street [13PLN-00259] Pursuant to P AMC 18.18.11 O(b), in addition to the findings for Architectural Review contained in PAMC 18.76.020(d), the following additional findings have been made in the affirmative: (1) Pedestrian and Bicycle Environment. The design of new projects shall promote pedestrian walkability, a bicycle friendly environment, and connectivity through design elements. This finding can be made in the affirmative in that 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 visual connection 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 patios and balconies 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 bu.ilding patterns are consistent with those of the surrounding neighborhood. This finding does not apply. (8) Sustain ability and Green Building Design. Project design and materials to achieve sustainability and green building design should be incorporated into the project. This ATTACHMENTB finding can be made in the affirmative in that the project intends to utilize concrete structure with recycled product such as fly ash; terra cotta sun shade fins; terra cotta rain screen system; on-site storm water treatment planters, aluminum wall panels ; and compliance with CalGreen Tier 2. DRAFT CONDITIONS OF APPROVAL 611 Cowper Street [13PLN-00259] PLANNING & COMMUNITY ENVIRONMENT ATTACHMENT C The Architectural Review Board (August 1, 2013) reconunended approval of the application referenced above, and the Director of Planning and Community Environment (Director) approved the project on date, 2013. Project Planner: Clare Campbell PLANNING DIVISION 1. The project shall be in substantial conformance with the approved plans and related documents received July 8, 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 current project is approved to use the one-time 200 square foot FAR bonus, as permitted per PAMC 18.l8.070(a)(1), for each recognized parcel prior to the lot merger for a total of 400 square feet, and cannot utilize this bonus again for any future development. This note shall be added to the Building Permit plan set along with the standard project data required. 4. New construction and alterations in the CD-C zoning district ground floor space shall be designed to accommodate retail use and shall comply with the provisions of the Pedestrian (P) combining district. 5. The proposed project requires 10,000 square feet of Transfer of Development Rights (TDR). Prior to building permit for construction 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. 6. Development Impact Fees, estimated at $893,264.45, shall be paid prior to the issuance of the project's building permit. 7. The project, as proposed, requires two additional parking spaces. These spaces shall be added to the project or the FAR shall be reduced by 500 square feet to bring the project into compliance. Page 1 of 16 ATTACHMENTC 8. All spaces using the proposed parking lifts shall accommodate large vehicles, such as minivans and sport utility vehicles. Transportation shall review and approve the proposed car lift prior to the building permit submittal. 9. The applicant shall provide a Lift Parking Management Plan that details standard operating procedures for the lift parking system including training elements, vehicle height/weight limitations, and emergency response procedures that include first-responder and operations contact information. This plan shall be submitted to and reviewed by the Director of Planning & Community Environment prior to the occupancy of the new building. 10. 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. 11. All future signage for this site shall be submitted for Architectural Review. 12. 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. 13. 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-DA Y PERIOD OR TO FOLLOW THE PROTEST PROCEDURES DESCRIBED IN GOVERNMENT CODE SECTION 66020, YOU WILL BE BARRED FROM CHALLENGING THE VALIDITY OR REASONABLENESS OF THE FEES, DEDICATIONS, RESERVATIONS, AND EXACTIONS. 14. 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. 15. 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 Page 2 of 16 ATTACHMENT C 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. PUBLIC WORKS ENGINEERING ------~---------------------------------- 1. OFFSITE IMPROVEMENTS: As part of this projectl the applicantl at minimuml will be required to repave (2-inch grind and pave) the full width of Cowper Street and install all new sidewalkl curbl gutterl 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. The plan must note that any work in the right-of-way must be done per Public Works' standards by a licensed contractor who must first obtain a Permit tor Construction in the Public Right-at-Way ("Street Work Permit'') from Public Works at the Development Center. 2. 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(s). Call the Public Works' arborist at 650-496-5953 to arrange a site visit so he can determine what street tree workl if anYI will be required for this project. The site plan submitted with the building permit plan set must show the street tree work that the arborist has determined, including the tree species, Size, location, staking and irrigation requirements, or include a note that Public Works' arborist has determined no street tree work is required. The plan must note that in order to do street tree work, the applicant must first obtain a Permit tor Street Tree Work in the Public Right-at-Way from Public Works' arborist (650-496-5953). . 3. SUBDIVISION: A parcel/condo map will be required if there are any units that are proposed "for sale". ,This map shall also be used for the merger of the two parcels and any creation or abandonment of easements. The developer will be required to provide a preliminary parcel map and a parcel map for city review and approval. The Grading/Excavation and Building permits will not be issued until the parcel map is recorded. 4. 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: www.cityofpaloalto.org/depts/pwd/forms_permits. 5. Include in plans submitted for a building permit: 6. BASEMENT DRAINAGE: Due to high groundwater throughout much of the City and Public Works prohibiting the pumping and discharging of groundwater, perforated pipe drainage systems at the exterior of the basement walls or under the slab are not allowed for this site. A drainage system is, however, required for all exterior basement-level spacesl such as lightwells, patiOS or stairwells. This system consists of a sump, a sump pumpi a backflow preventerl and a closed pipe from the pump to a dissipation device onsite at least 10 feet from the property linel such as a bubbler box in a landscaped areal so that water can percolate into the soil and/or sheet flow across the site. The device must not allow stagnant water that could become mosqUito habitat. AdditionallYI the plans must show that exterior basement-level spaces are at least 7-3/4" below any adjacent windowsills or doorsills to minimize the potential for flooding the basement. Public Works recommends a waterproofing consultant be retained to design and inspect the vapor barrier and waterproofing systems for the basement. Page 3 of 16 ATTACHMENT C 7. ~GARAGE/BASEMENT SHORING: Shoring for the basement excavation, including tiebacks, must not extend onto adjacent private property or into the City right-of-way without having first obtained written permission from the private property owners and/or an encroachment permit from Public Works. 8. DEWATERING: Basement excavations may require dewatering during construction. Public Works only allows groundwater drawdown well dewatering. Open pit groundwater dewatering is disallowed. Dewatering is only allowed from April through October due to inadequate capacity in our storm drain system. The geotechnical report for this site must list the highest anticipated groundwater level. We recommend a piezometer to be installed in tbe soil boring. The contractor must determine the depth to groundwater immediately prior to excavation by using the piezometer or by drilling an exploratory hole if th'e deepest excavation will be within 3 feet of the highest anticipated groundwater level. If groundwater is found within 2 feet of the deepest excavation, a drawdown well dewatering system must be used, or alternatively, the contractor can excavate for the basement and hope not to hit grou~dwater, but if he does, he must immediately stop all work and install a drawdown well system before he continues to excavate. Public Works may require the water to be tested for contaminants prior, to initial discharge and at intervals during dewatering. If testing is required, the contractor must retain an independent testing firm to test the discharge water for the contaminants Public Works specifies and submit the results to Public Works. 9. PubliC Works reviews and approves dewatering plans as part of a Street Work Permit. The applicant can include a dewatering plan in the building permit plan set in order to obtain approval of the plan during the building permit review, but the contractor will still be required to obtain a street work permit prior to dewatering. Alternatively, the applicant must include the above dewatering requirements in a note on the site plan. Public Works has a sample dewatering plan sheet and dewatering guidelines available at the Development Center and on our website. 10. 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. Adjacent grades must slope away from the house a minimum of 2%. Downspouts and splashblocks should be shown on this plan, as well as any site drainage features such as swales. Grading will not be allowed that increases drainage onto, or blocks existing drainage from, neighboring properties. Public Works generally does not allow rainwater to be collected and discharged 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. See the Grading & Drainage Plan Guidelines for New Single Family Residences on our website. 11. GRADING & EXCAVATION PERMIT: An application for a grading & excavation permit must be submitted to Public Works when applying for a building permit. The application and guid~lines are available at the Development Center and on our website. 12. STORM WATER POLLUTION PREVENTION: The City's full-Sized "Pollution Prevention - It's Part of the Plan" sheet must be included in the plan set. Copies are available from Public Works at the Development Center or on our website. 13. STREET TREES: Show all existing street trees in the public right-of-way. Any removal, relocation or planting of street trees; or excavation, trenching or pavement within 10 Page 4 of 16 ATTACHMENT C feet of street trees must be approved by Public Works' arborist (phone: 650-496-5953). This approval shall appear on the plans. Show construction protection of the trees per City requirements. 14. WORK IN THE RIGHT-OF-WAY: The plans must clearly indicate any work that is proposed in the public right-of-way, such as sidewalk replacement, driveway approach, or utility laterals. The plans must include notes that the work must be done per City standards and that the contractor performing this work must first obtain a Street Work Permit from Public Works at the Development Center. If a new driveway is in a different location than the existing driveway, then the sidewalk associated with the new driveway must be replaced with a thickened (6 11 thick instead of the standard 4" thick) section. Additionally, curb cuts and driveway approaches for abandoned driveways must be replaced with new curb, gutter and planter strip. 15. IMPERVIOUS SURFACE AREA: The project will be creating or replacipg 500 square feet or more of impervious surface. Accordingly, the applicant shall provide calculations of the existing and proposed impervious surface areas with the building permit application. The Impervious Area Worksheet for Land Developments form and instructions are available at the Development Center or on our website. 16. SIDEWALK ENCROACHMENT: Add a note to the site plan that says, "The contractor using the city sidewalk to work on an adjacent private building must do so in a manner that is safe for pedestrians using the sidewalk. Pedestrian protection must be provided per the 2010 California Building Code Chapter 33 requirements. If the height of construction is 8 feet or less, the contractor must place construction railings sufficient to direct pedestrians around construction areas. If the height of construction is more than 8 feet, the contractor must obtain an encroachment permit from Public Works at the Development Center in order to provide a barrier and covered walkway or to close the sidewalk.1I 17. STREET LIGHTS: The applicant is encouraged to investigate and incorporate the use of LED streetlights along the frontages of the proposed. 18. OIL/WATER SEPARATOR: Parking garage floor drains on interior levels shall be connected to an oil/water separator prior to discharging to the sanitary sewer system. 19. STORM DRAIN: 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. 20. STORM WATER TREATMENT: This project may trigger the California Regional Water Quality Control Board's revised provision C.3 for storm water regulations (incorporated into the Palo Alto Municipal Code, Section 16.11) that apply to land development projects that create or replace 10,000 square feet or more of impervious surface. The applicant shall provide a calculation of the amount of impervious surface area being created or replaced. If 10,000 sf of impervious surface are"a is created or replaced, then the City's regulations require that the project incorporate a set of permanent site design measures, source controls, and treatment controls that serve to protect storm water quality. The applicant shall identify, size, design and incorporate permanent low impact Page 5 of 16 ATTACHMENTC development storm water pollution prevention measures to treat the runoff from a "water quality storm" specified in PAMC Chapter 16.11 prior to discharge to the municipal storm drain system. In addition, the applicant shall designate a party to maintain the control measures for the life of the improvements and must enter into a maintenance agreement with the City prior to the first building occupancy sign-off. The City will inspect the treatment measures yearly and charge an inspection fee. Effective February 10, 2011, regulated projects, must contract with a qualified third-party reviewer during the building permit review process to certify that the proposed permanent storm water pollution prevention measures comply with the requirements of Palo Alto Municipal Code Chapter 16.11. The feasibility, certification form, 2 copies of approved stormwater treatment plan, and a description of Maintenance Task and Schedule must be received by the City from the third-party reviewer prior to approval of the building permit by the Public Works department. For more information regarding these requirements, visit the Santa Clara Valley Urban Runoff Pollution Prevention Program website at http://www.scvurppp-w2k.com/Default.htm. 21. Within 45 days of the installation of the required storm water treatment measures and prior to the issuance of an occupancy permit for the building, third-party reviewer shall also submit to the City a certification for approval that the project's permanent measures were constructed and installed in accordance to the approved permit drawings. 22. STORMWATER MAINTENANCE AGREEMENT: The applicant shall deSignate a party to maintain the control measures for the life of the improvements and must enter into a maintenance agreement with the City to guarantee the ongoing maintenance of the permanent C.3 storm water discharge compliance measures. The maintenance agreement shall be executed prior to the 'first building occupancy sign-off. The City will inspect the treatment measures yearly and charge an inspection fee. There is currently a $350 C.3 plan check fee that will be collected upon submittal for a grading or building permit. 23. LOGISTICS PLAN: The contractor must submit a logistics plan to the Public Works Department prior to commencing work, including demolition of the structure, that addresses all impacts to the City's right-of-way, including, but not limited to: pedestrian control, traffic control, truck routes, material deliveries, contractor1s parking, concrete pours, crane lifts, work hours, noise control, dust control, storm water pollution prevention, contractor's contact, noticing of affected buSinesses, and schedule of work. The plan will be attached to a street work permit. SOLID~ASTE _____________________________________________________________________________________________________________ _ The following issues must be addressed in building plans prior to final approval by this 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, Cornpostables 96-gallon cart. PAMC 18.23.020 Trash Disposal and Recycling Page 6 of 16 ATTACHMENTC (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 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 loc~ted, 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. 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 comnlon issues pertaining to new developments. Adequate space must be provided for vehicle access. 2. Weight limit for all drivable areas to be accessed by the solid waste vehicles (roads, driveways, pads) must be rated to 60,000 lbs. This includes areas where permeable pavement is used. 3. Containers must be within 25 feet of service area or charges will apply. 4. Carts and bins must be able to roll without obstacles or curbs to reach service areas "no jumping curbs" Garbage, Recycling, and Yard Waste/Compostables cart/bin location and sizing Office Building The proposed commercial development must follow the requirements for recycling container space l . 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. 1 In accordance with the California Public Resources Code, Chapter 18, Articles 1 and 2 Page 7 of 16 ATTACHMENT C • 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 calulot 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. 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 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 fronl 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 subject 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) Page 8 of 16 ATTACHMENT C 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. 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 requirements 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 system to prevent water runon and runoff from the area. PAMC 16.09.180(b)(14) Architectural Copper On and after January 1, 2003, copper metal 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 16 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. 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 nlust 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. BUILDING _____________ ~ ____________________________________ ___ 1. The entire project (including residential) to be designed based on CBC. 2. The entire building to be sprinklered per Section 903.3.1.1 ofCBC. 3. Non-Residential: The shell and the tenant improvement to comply with Cal Green Mandatory and Tier 2, per CPA Ordinance number 5107 (unless the developer chooses LEED Certification). 4. Residential: to comply with Build It Green requirements, per CPA Ordinance number 5107 (unless the developer chooses LEED Certification). 5. Sheet A2.1: Openings parallel to the property line and between gridlines A and Band 5 and 7, to comply with Section 705.8 of CBC 2010. 6. Sheet A2.1: Openings along the rear wall to comply with Section 705.8 ofCBC 2010. Use center line of Lane 39 to determine fire separation distance. 7. Sheet A2.2: See Note 3 above. 8. Sheet A2.2: See Note 4 above. 9. Sheet A2.2: Openings along the North wall (along grid line G) to comply with Section 705.8 ofCBC 2010. Page 10 of 16 ATTACHMENTC 10. Sheet A2.3: Openings along the North wall (along grid line G) to comply with Section 705.8 ofCBC 2010. 11. Sheet A2.3: See Note 4 above. 12. Sheet A2.4: See Note 4 above. 13. Sheet A2.6: Maintain 8'-2" vertical clearance from the entrance of the garage to the disable parking stalls. No plumbing works or appendages to be hanging below this height. UTILITIES -ELECTRICAL ENGINEERING _____________ _ GENERAL 1. The applicant shall comply with all the Electric Utility Engineering Department service requirements noted during plan review. 2. The applicant shall be responsible for identification and location of all utilities, both public and private, within the work area. Prior to any excavation work at the site, the applicant shall contact Underground Service Alert (USA) at 1-800-227-2600, at least 48 hours prior to beginning work. 3. The applicant shall submit a request to disconnect all existing utility services and/or meters including a signed affidavit of vacancy, on the form provided by the Building Inspection Division. Utilities will be disconnected or removed within 10 working days after receipt of request. The demolition permit will be issued after all utility services and/or meters have been disconnected and removed. THE FOLLOWING SHALL BE INCORPORATED IN SUBMITTALS FOR ELECTRIC SERVICE 1. A completed Electric Load Sheet and a full set of plans must be included with all applications involving electrical work. The load sheet must be included with the preliminary submittal. 2. Industrial and large commercial customers must allow sufficient lead-time for Electric Utility Engineering and Operations (typically 8-12 weeks after advance engineering fees have been paid) to design and construct the electric service requested. 3. Only one electric service lateral is permitted per parcel. Utilities Rule & Regulation #18. 4. This project requires a padmount transformers, the location of the transformers shall be shown on the site plan and approved by the Utilities Department and the Architectural Review Board. Utilities Rule & Regulations #3 & #16 (see detail comments below). 5. The developer/owner shall provide space for installing padmount equipment (i.e. transformers, switches, and interrupters) and associated substructure as required by the City. 6. The customer shall install all electrical substructures (conduits, boxes and pads) required from the service point to the customer's switchgear. The design and installation shall be according to the City standards and shown on plans. Utilities Rule & Regulations #16 & #18. 7. Location of the electric panel/switchboard shall be shown on the site plan and approved by the Architectural Review Board and Utilities Department. Page 11 of 16 ATTACHMENTC 8. All utility meters, lines, transformers, backflow preventers, and any other required equipment shall be shown on the landscape and irrigation plans and shall show that no conflict will occur between the utilities and landscape materials. In addition, all aboveground equipment shall be screened in a manner that is consistent with the building design and setback requirements. 9. F or services larger than 1600 amps, the customer will be required to provide a transition cabinet as the interconnection point between the utility's padmount transformer and the customer's main switchgear. The cabinet design drawings must be submitted to the Electric Utility Engineering Department for review and approval. 10. For underground services, no more than four (4) 750 MCM conductors per phase can be connected to the transformer secondary terminals; otherwise, bus duct must be used for connections to padmount transformers. If customer installs a bus duct directly between the transformer secondary terminals and the main switchgear, the installation of a transition cabinet will not be required. 11. The customer is responsible for sizing the service conductors and other required equipment according to the National Electric Code requirements and the City standards. Utilities Rule & Regulation # 18. 12. If the customer's total load exceeds 2500 kVA, service shall be provided at the primary voltage of 12,470 volts and the customer shall provide the high voltage switchgear and transformers. 13. For primary services, the standard service protection is a padmount fault interrupter owned an maintained by the City, installed at the customer's expense. The customer must provide and install the pad and associated substructure required for the fault interrupter. 14. Any additional facilities and services requested by the Applicant that are beyond what the utility deems standard facilities will be subject to Special Facilities charges. The Special Facilities charges include the cost of installing the additional facilities as well as the cost of ownership. Utilities Rule & Regulation #20. 15. Projects that require the extension of high voltage primary distribution lines or reinforcement of offsite electric facilities will be at the customer's expense and must be coordinated with the Electric Utility. DURING CONSTRUCTION 1. Contractors and developers shall obtain permit from the Department of Public Works before digging in the street right-of-way. This includes sidewalks, driveways and planter strips. 2. At least 48 hours prior to starting any excavation, the customer must call Underground Service Alert (USA) at 1-800-227-2600 to have existing underground utilities located and marked. The areas to be check by USA shall be delineated with white paint. All USA markings shall be removed by the customer or contractor when construction is complete. 3. The customer is responsible for installing all on-site substructures (conduits, boxes and pads) required for the electric service. No more than 270 degrees of bends are allowed in a secondary conduit run. All conduits must be sized according to National Electric Code requirements and no 1/2 -inch size conduits are permitted. All off-site substructure work will be constructed by Page 12 of 16 ATTACHMENT C the City at the customer's expense. Where mutually agreed upon by the City and the Applicant, all or part of the off-site substructure work may be constructed by the Applicant. 4. All primary electric conduits shall be concrete encased with the top of the encasement at the depth of30 inches. No more than 180 degrees of bends are allowed in a primary conduit run. Conduit runs over 500 feet in length require additional pull boxes. 5. All new underground conduits and substructures shall be installed per City standards and shall be inspected by the Electrical Underground Inspector before backfilling. 6. The customer is responsible for installing all underground electric service conductors, bus duct, transition cabinets, and other required equipment. The installation shall meet the National Electric Code and the City Standards. 7. Meter and switchboard requirements shall be in accordance with Electric Utility Service Equipment Requirements Committee (EUSERC) drawings accepted by Utility and CPA standards for meter installations. 8. Shop/factory drawings for switchboards (400A and greater) and associated hardware must be submitted for review and approval prior to installing the switchgear to: Gopal Jagannath, P .E. Supervising Electric Project Engineer Utilities Engineering (Electrical) 1007 Elwell Court Palo Alto, CA 94303 9. Catalog cut sheets may not be substituted for factory drawing submittal. 10. All new underground electric services· shall be inspected and approved by both the Building Inspection Division and the Electrical Underground Inspector before energizing. AFTER CONSTRUCTION & PRIOR TO FINALIZATION 1. The customer shall provide as-built drawings showing the location of all switchboards, conduits (number and size), conductors (number and size), splice boxes, vaults and switch/transformer pads. PRIOR TO ISSUANCE OF BUILDING OCCUPANCY PERMIT 1. The applicant shall secure a Public Utilities Easement for facilities installed on private property for City use. 2. All required inspections have been completed and approved by both the Building Inspection Division and the Electrical Underground Inspector. 3. All fees must be paid. All Special Facilities contracts or other agreements need to be signed by the City and applicant. Page 13 of 16 ATTACHMENT C WATER -GAS -WASTEWATER ENGINEERING __________ _ PRIOR TO ISSUANCE OF DEMOLITION PERMIT 1. Prior to demolition, the applicant shall submit the existing water/wastewater fixture unit loads (and building as-built plans to verify the existing loads) to 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 remove:d. FOR BUILDING PERMIT 3. The applicant shall submit a completed water-gas-wastewater service connection application - load sheet for City of Palo Alto Utilities (a separate application is required for each unit). The applicant must provide all the information requested for utility service demands (water in fixture units/g.p.m., gas in b.t.u.p.h, and sewer in fixture units/g.p.d.). The applicant shall provide the existing (prior) loads, the new loads, and the combined/total loads (the new loads plus any existing loads to remain). 4. The applicant shall submit improvement plans for utility construction. The plans must show the size and location of all underground utilities within the development and the public right of way including meters, backflow preventers, fire service requirements, sewer mains, sewer cleanouts, sewer lift stations and any other required utilities. 5. The wastewater main in Cowper St is only a 5.5" wastewater main so only a 4" wastewater lateral to this main can be allowed. 6. No new manholes on the Cowper St main are allowed. 7. 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). 8. 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. 9. 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. The applicant is required to perform, at hislher expense, a flow monitoring study of the existing sewer main to determine the remain.ing capacity. The report must include existing peak flows or depth of flow based on a minimum monitoring period of seven continuous days or as determined by the senior wastewater engineer. The study shall meet Page 14 of 16 ATTACHMENT C the requirements and the approval of the WGW engineering section. No downstream overloading of existing sewer main will be permitted. 10. For contractor installed water and wastewater mains or services, the applicant shall submit to the WGW engineering section of the Utilities Department four copies' of the installation of water and wastewater utilities off-site improvement plans in accordance with the utilities department design criteria. All utility work within the public 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, method of construction and the manufacture's literature on the materials to be used for approval by the utilities engineering section. The applicant's contractor will not be allowed to begin work until the improvement plan and other submittals have been approved by the water, gas and wastewater engineering section. After the work is complete but prior to sign off, the applicant shall provide record drawings (as-builts) of the contractor installed water and wastewater mains and services per City of Palo Alto Utilities record drawing procedures. For contractor installed services the contractor shall install 3M marker balls at each water or wastewater service tap to the main and at the City clean out for wastewater laterals. II. An approved reduced pressure principle assembly (RPP A backflow preventer device) is required for all existing and new water connections from Palo Alto Utilities to comply with requirements of California administrative code, title 17, sections 7583 through 7605 inclusive. The RPPA shall be installed on the owner's property and directly behind the water meter within 5 feet of the property line. RPPA's for domestic service shall be lead free. Show the location of the RPPA on the plans. 12. 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. 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. ~ 13. 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. 14. Existing wastewater laterals that are not plastic (ABS, PVC, or PE) shall be replaced at the applicant's expense. 15. Existing water services that are not a currently standard material shall be replaced at the applicant's expense. 16. 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. 17. 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. 18. A new gas service line installation is required. Show the new gas meter location on the plans. The gas meter location must conform with utilities standard details. Page 15 of 16 ATTACHMENT C 19. All existing water and wastewater services that will not be reused shall be abandoned at the main per WGW utilties procedures~ 20. Utility vaults, transformers, utility cabinets, concrete bases, or other structures can not be placed over existing water, gas or wastewater mains/services. Maintain l' horizontal clear separation from the vault/cabinet/concrete base to existing utilities as found in the field. If there is a conflict with existing utilities, Cabinets/vaults/bases shall be relocated from the plan location as needed to meet field conditions. Trees may not be planted within 10 feet of existing water, gas or wastewater mains/services or meters. New water, gas or wastewater services/meters may not be installed within 10' or existing trees. Maintain 10' between new trees and new water, gas and wastewater services/mains/meters. 21. To install new gas service by directional boring, the applicant is required to have a sewer c1eanout 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. 22. All utility installations shall be in accordance with the City of Palo Alto utility standards for water, gas & wastewater. Page 16 of 16 May 16th, 2013 City of Palo Alto Department of Planning & Community Environment 250 Hamilton Avenue, 5th floor Palo Alto, CA 94303 Attachment D HAY E S G R 0 UP ARCHI TECTS Re: 611-651 Cowper Street ARB Major Review Project Description To Planning Staff and ARB Members: Attached is Hayes Group Architect's submittal package for 611-651 Cowper Street for ARB major review. The project applicant is Hayes Group Architects on behalf of the owner, R&M Properties. This package includes 12 sets of half size drawings . and two full size drawings including the site survey, contextual photos, the proposed site plan, floor plans, elevations, sections, details, 3D views, civil and landscape drawings. Color rendering will be provided for the ARB major hearing. An ARB preliminary package was submitted on January 22nd 2013. The conceptual pr~~ect was generally supported by the ARB members during a hearing on March 21 s 2013 with comments. Changes have been made since the hearing that are explained below to address these comments. ." 1. EXISTING CONDITIONS The site is located at mid-block on the north side of Cowper Street between Hamilton and Forest Avenues. At the north side of the site is an alley, Lane 39. The project includes two rectangular parcels, 611 Cowper and 651 Cowper. Each parcel has a commercial building. The existing building at 611 Cowper is a one-story office ' building and is approximately 2,408 SF. This building is currently used as office and personal service space. The existing building at 651 Cowper is a two-story office building and is approximately 6,053 SF. A portion of the 651 Cowper building had a residential unit with an area of 1,270 SF according to city records. The commercial portion is 4,783 SF. The combined commercial area for the two existing buildings is 7,191 SF. The site is surrounded by commercial buildings. Four one-story commercial buildings are located to the west of the site. At the north side is a three-story mixed use commercial! residential building. At the south side of the site is a multi-story residential complex, the Marc, and parking structure. 2. PROPOSED PROJECT We propose to demolish the two existing buildings and build a new 34,951 SF, four story, commercial! residential mixed use condominium building with two levels of underground parking. The first, second and third floor will be entirely commercial. The entire fourth floor will be residential. The site will receive 14,000 SF of Transfer Development Rights floor area to achieve this area, in which 4,000 SF is parked on site. The letter, dated September 21, 2009, from Amy French, Chief Planning Official, attached to this application, confirms the site is eligible to receive Transfer Development-Rights exempt floor area under Palo Alto Municipal Code Section 18.18.080 (e) paragraphs 1 and 2. The design focuses on creating an open space 'fronting Cowper Street. This open space includes an outdoor space as a transition to the building entry as well as a terrace for the first floor commercial office tenant along the main fayade. Large windows open the interior space to Cowper Stre.et and engage the pedestrian environment within downtown Palo Alto. Upper commercial floors open onto large rooftop terrace with green roof planters. The top floor is perched above the commercial space and appears to float as an independent form . . Materials rnclude terra cotta sunshade and rain screen, cement plaster walls, exposed concrete, and metal panels. Clear dual-glazed painted aluminum storefront windows fill the openings. Structural storefront glass is used to enclose the ground floor lobby and other commercial spaces. The two parcels, 611 Cowper and 651 Cowper, will be merged with this application. 3. PARKING & BICYCLE SPACES The existing parcels are not within parking assessment district. Currently the site has 20 parking spaces, serving the existing building. In accordance to today's standards, one parking space is required for 250 SF of office space, one space is required for 200 SF of personal service space and 2 spaces for the former residential unit. For the existing buildings, 31.868 parking spaces are needed. This results in a parking deficit of 12 spaces. This parking deficit is grandfathered pursuant to PAMC 18.52.030 (c) and (d). The 14,000 SF TDR increase exempts 10,000 SF from parking per PAMC 18.18.080(f)(1). 4,000 SF TOR will require 16 parking spaces. See area and parking summary on the cover page of the drawings. Parking requirements per PAMC 18.52.040 require parking for the entire 34,951 SF area: • 28.76 spaces for existing 7,191 SF area • No space is needed for one time 400 SF bonus (18.18.070(a)(1), 200 SF for 611 Cowper, 200 SF for 651 Cowper • No space is'needed for 10,000 SF TOR area • 16 spaces required for 4,000 SF TOR area at 1/250 • 26.42 spaces required for 6,606 SF new 'floor area • Two spaces required for the residence • 12 spaces parking deficit grandfathered • 0.78 spaces deducted from trash and recycling enclosure 60 total parking spaces are required for this project. Per PAMC 18.52.050 table 4, a 2.8% parking reduction is requested (where 200/0 maximum reduction is allowed). The proposed parking for the project is 58 spaces. For bike parking, seven long-term and four short-term parking are required for commercial and one long-term is required for residential. 13 bike parking spaces are proposed. 4. TRASH/RECYCLING A new, covered trash and recycling facility will be constructed at the back of the site, and serviced from the alley. 5. GREEN BUILDING STANDARD In accordance with the city's Green Building Ordinance, the building will satisfy requirements for project Type 1, requiring LEEO Silver rating. The project will comply with the stricter 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 call me at (650)365-0600x15 if you have any questions. Sincerely, Ken Hayes, AlA Principal cc: Stephen Reller, R&M Properties ATTACHMENT E ZONING COMPLIANCE TABLE 611 Cowper Street [13PLN-00259] CD-CZONE DEVELOPMENT STANDARD PROPOSED STANDARDS PROJECT Minimum Building Setback Front Yard None Required none Rear Yard None Required Commercial: 7' -6" 10' for Residential Portion Residential: 10'-3" Interior Side Yard None Required 6" Maximum Site Coverage N one Required 11,461 sf(82%) (building footprint) Maximum Height 50' 50' Daylight Plane Same as abutting residential Not Applicable zones Floor Area Ratio (FAR) 27,984 sf (2:1 standard) 34,703 sf(2.48:1) 34,980 sf (2.5: 1 with TOR's) Commercial: 28,165 sf Residential: 6,538 sf Parking Requirement 115 spaces 60 spaces* 113 for 28,165 sf non-res 2 spaces for res unit Bicycle Parking 12 spaces 13 1 space/commercial 2,500 sf (8 short term; 5 long term) 1 space/res unit *Parking summary: Required spaces before ad.iustments 115 spaces Grandfathered Parking Deficit Condition -11 spaces ( 4,783 sf would require 19 spaces, but only 8 provided) Transfer of Development Rights (based on 5,000 sfx 2) -40 spaces One-time 200 sfbonus [18.18.070(a)(1)] x 2 -? spaces Required spaces after adjustments 62 spaces CONFORMS Yes Yes Yes Yes Yes Yes Yes Yes, with COA to add 2 more spaces for 62 total. Yes Page 1 of 1 0·'-. -' ~ C I T Y 0 F PALO AL 0 Agenda Date: To: From: Subject: August 1, 2013 Architectural Review Board Russ Reich, Senior 'Planner 6 Architectural Review Board Staff Report Department: Planning and Community Environment 3159 EI Camino Real [13PLN-00040): Request by Heather Young of Fergus Garber Young Architects on behalf of Portage A venue Portfolio, LLC for Site and Design Review of the proposal for the construction of a new four story, 55 feet tall, approximately 74,122 square foot mixed use building on a 1.6 acre site, with commercial and office uses and 48 residential apartment units. The project also includes Design Enhancement Exceptions (DEEs) for height and build to lines and a Conditional Use Permit. Zone District: Service Commercial (CS). Environmental . Assessment: A Mitigated Negative Declaration has been prepared for the project in accordance with CEQA. , RECOMMENDATION Staff and the Planning and Transportation Commission recommend that the Architectural Review Board recommend that the City Council approve the draft Record of Land Use Action (Attachment A) approving: (1) A Mitigated Negative Declaration, prepared in accordance with the California Environmental Quality Act (CEQA); (2) The Site and Design Review application for a new 67,506 s.f. mixed-use building (added to an existing 6,616 s.f. building) on a 1.6 acre site (resulting in a total 74,122 s.f. of floor ar.ea on a 69,503 s.f. site, and FAR of 1.06: 1) to provide 48 apartment units, including five Below Market Rate (BMR) units, and office and retail uses, with structured parking facilities (at surface and underground) providing 216 parking spaces (including 11 puzzle lifts for 196 cars), (3) Density Bonus concession permitting increased FAR for both residential and commercial components of the project in the total amount of 4, 619 square feet; and (4) A Conditional Use Permit (to allow 16,118 sq. ft. of office space on one parcel where the limit is 5,000 s.f.) (Reviewed by the Planning and Transportation Commission on July 10,2013). (5) DEEs for five feet of additional height and alleviation of the build to line by two and a half feet. File Number 13PLN-00040 Page 1 of8 BACKGROUND Process History On July 10, 2013 the project was heard by the Planning and Transportation Commission (Commission) for formal review and recommendation to the City Council. There were four public speakers. Two speakers voiced concerns over traffic and parking while the other two speakers spoke in favor of the project noting the benefits of higher density housing. The Commission voted 5-0-2-0 to approve the project and discussed the following items: • Parking lifts; • Parking requirements; • DEE for height; • State density bonus law. The Commission was supportive of the project and commented that it was real mixed Use and good urban design. The Commission agreed that the project implements the policies of the Comprehensive plan. There were questions about the parking lifts. They asked if they are able to charge electric vehicles, how much power the lifts used to operate, and if people would opt to use the other open parking spaces rather than their own dedicated space within the parking lift. The Commission expressed the desire for projects to be fully parked per the City's parking code despite the reductions permitted by the State when providing BMR units in a project. Much of the discussion was related to the requested DEE for height. Many agreed that the additional five feet in height, associated with the loft spaces, was an appropriate use of the DEE resulting in a more unified roof element that was no taller than the roof screens alone would have been. Due to the fact that habitable space would result within the loft spaces, one Con1missioner believed that the DEE process was not the appropriate process for the height exception. The State Density Bonus Law was also discussed. The Commission asked if the City was compelled to accept the BMR units and the associated concessions that go along with them or if the City could refuse the BMRs and eliminate the concessions. Site Location The project site, located south of Page Mill Road on State Route 82 (El Camino Real), is bounded by Portage Avenue to the southeast and Acacia Avenue to the northwest, and the developed site at 435 Acacia Avenue (Equinox Gym building). The site includes the 6,616 s.f. Equinox Gym annex at 3127 El Camino Real, the 900 s.f. "We Fix Macs" building at 3159 El Camino Real, the parking structure at 440 Portage and two surface parking lots. The lot located at the northwest comer of the site has 11 parking spaces, and the parking lot at the southwest comer of the site (near the El Camino Real and Portage Avenue intersection) has 44 parking spaces (on two separate parcels). The site has five curb cuts onto public rights of way: two curb cuts on Portage Avenue, one curb cut on the EI Camino Real, and two curb cuts on Acacia Avenue. To the north of Acacia Street is surface parking lot, across El Camino Real to the west are restaurants (McDonalds and Fish Market), across Portage Street to the south is a retail use (Footlocker) and office buildings, and across the alley to the east is a retail use (Fry's Electronics). The 1.6 acre project site (69,503 square feet) consists of four parcels to be merged under a separate application (preliminary parcel map process). The parcel is zoned CS (Service File Number 13PLN-00040 Page 2 of8 Commercial) and is regulated by requirements of Palo Alto Municipal Code (PAM C) Chapter 18.16. Mixed-use is a permitted land use in the CS zone district. The Comprehensive Plan designation for this site is also Service Commercial, which allows for facilities providing citywide and regional services and relies on customers arriving by car. Residential and mixed use projects may be appropriate in this land use category. Project Description The proposed project is 67,506 s.f. mixed use building which, when combined with the existing 6,616 s.f. Equinox gym annex located on the site, would result floor area to a total of 74,122 s.f .. The maximum height would be 55 feet above grade to allow for 10ft space in the fourth floor residential units, as well as to screen mechanical equipment. At the ground floor level, retail/restaurant/commercial recreation space is proposed, and the building setback on El Camino Real would allow an effective 12 foot sidewalk width. A total of 48 residential apartment units would be provided on four of the Hoors (second, third, fourth, and partial fifth floors). The proposed loft spaces, accessible internally from fourth floor residenti~l units, would have floors below the ceiling level of the fourth floor units. Office space would be provided on portions of the first, second, and third floors. Third and fourth floors are proposed above a portion of the existing Equinox building at 3127 El Camino Real. The first and· second floors would be separated across the site by the existing Equinox building walls and by a courtyard proposed between the gym and the new restaurant/retail space. The third and fourth floors across the site are mostly physically separated (using expansion joints) except for limited hallway access, but would be visually connected. The building is proposed to have a wide variety of colors, finish materials, and textures. These include board formed concrete, zinc shingles, precast concrete panels, stucco plaster, cement composite panels, wood conlposite panels, mate terra cotta rain screen panels, and grooved terra cotta rain screen panels. In addition there are metal sunscreens, terra cotta sunscreens, steel and aluminum windows, and painted steel guardrails. The project includes' surface and one level of underground parking facilities (13 feet below grade) for 216 parking spaces, including 11 puzzle parking lifts. The building would be constructed to displace one surface parking lot and reduce the size and cover another surface parking lot on the site. The subterranean garage would connect to the existing below grade garage on Portage Avenue (that serves tenants of 411-435 Acacia Avenue) at the south east comer of the site. The main, finished garage floor level would be located below the existing site grades, and three level car stackers would be installed in the garage. The lifts would extend approximately six to seven feet below the main garage floor. Vehicular access to the site would be provided exclusively on Portage A venue via two curb cuts; all other existing curb cuts (on El Camino Real and Acacia Avenue) would be rempved. The parking spaces would be provided in both the existing two-level garage on Portage A venue, and in the new underground garage that would be accessed from a below grade connection to the existing Portage Avenue garage. Fifteen (15) surface-level visitor parking spaces are proposed beneath the residential wing of the proposed building. Site improvements such as landscaping, walkways, courtyards, and an outdoor dining terrace are also included in the proposed project. The portico feature at the center of the project on El File Number 13PLN-00040 Page 3 of8 Camino Real leads into a large courtyard area located in the center of the project, allowing pedestrian nl0vement through the project and through to the Equinox main entrance behind the project and access to the surface level parking area at Portage Avenue. The courtyard area also provides access to the elevator and stair core that provides access to the offices and residential units above. The courtyard has a series of triangular shaped planters with Japanese maples and accent stones in gravel mulch. Some of the planters have cantilevered benches for seating and decorative screen walls that would be up lit at night. There is also a water feature with three bubbling fountains. A specimen ginkgo tree would be placed at the end of the courtyard close to the main equinox entry. Due to the fact that the entire project would sit above a parking structure, landscape opportunities are somewhat limited. In addition to the courtyard plantings the proposal does include some cast in place concrete planters as well as potted plants in various locations around the site. There would also be three new street trees on Acacia A venue and one new street tree on Portage A venue. The existing street trees around the perimeter of the project would remaIn. The proposal also includes five below market rate residential apartment units (10% of the total units), allowing a concession for greater floor area than the maximum allowable area, as well as fewer parking spaces than would otherwise be required. Two DEEs are requested which are within the purview of the ARB. One DEE is a request for the height of the residential loft spaces to exceed the 50 foot height limit by five additional feet. The second DEE requests a relaxation from the build-to requirement along the Portage Avenue frontage, resulting in a greater setback of seven feet six inches rather than a five foot setback. The DEEs are discussed in greater detail in the discussion section below. DISCUSSION Concessions for FAR Five of the proposed 48 rental apartment units will be provided as below market rate units. This is 10% of the total number of units. The floor area allowance in the CS zone district is 1: 1 or 69,503 square feet for this site. The maximum nonresidential floor area is 0.4: 1 of the site or 27,801 sq.ft., where the proposed nonresidential floor area is 31,262 sq.ft. (3,460 sq.ft. over the 0.4:1 nonresidential FAR). Of the nonresidential floor area, .15:1 FAR or 10,425 sq.ft. of floor area must be ground floor commercial area; the project includes 17,073 s.f. of ground floor commercial area, meeting the minimum standard. The maximum residential floor area is 0.6:1 or 41,701 sq.ft.where 42,860 sq.ft. is proposed (1,158 sq.ft. over the 0.6:1 residential FAR). To assist in providing the proposed' BMR units, the applicant has proposed to exceed the allowable 1: 1 FAR (69,503 sq.ft. of floor area) by 4,619 square feet for a total floor area of74, 122 square feet. State density bonus law allows for concessions when at least 10% of the housing units proposed are affordable units. The requested concession is an FAR of .06: lover the maximum allowable 1: 1 FAR. The housing component of this project is a good exanlple of the type of housing development envisioned by the new Housing Element. The sites were located on the City's inventory. The project combines smaller sized parcels to maximize density. The small units are designed to appeal to an urban commuter and they are located close to transit. The File Number 13PLN-00040 Page 4 of8 requested concession is also consistent with the Density Bonus recently recommended by the Commission. Parking Reductions The total number of parking spaces that would generally /be required for the project based on the city's zoning requirements is 247 parking spaces. State density bonus law (Government code Section 65915, also formerly known as SB 1818) provides the ability to use a lower number of parking spaces when a project provides a minimum of 10% BMR units in a project. The State law allows for a 31 space reduction in the number of parking spaces required in the project. While the project would provide 31 spaces fewer than the City's parking code requires, with the state incentives for parking reductions, the project will be otherwise zoning compliant for required parking. A breakdown of the parking regulations is provided in the zoning compliance table attachment C. DEE for Height The height limit for the CS zone is 50 feet. The applicant has proposed a DEE to exceed the 50 foot height limit by 5 feet, for a total height of 55 feet. This is requested so the height of the mechanical roof screens and the loft roofs could be integrated into one single cohesive roof element, rather than multiple roof screens randomly scattered across the top of the building. The draft DEE findings are provided in the draft Record of Land Use Action (Attachment A). DEE for Build to Line The CS zone district requires that 33% of the building be built up to the setback on the side streets (Acacia and Portage Avenues), and that 50% of the main building frontage (El Camino Real) be at the setback line of zero to ten feet to create a 12 foot effective sidewalk with (curb to building face). On the 150 foot long Acacia Avenue frontage, 39% or 59' of the building wall is proposed to be placed at the five foot setback, therefore the requirement is met. On the 458 foot long Portage Avenue frontage, the length of the building wall is approximately 149 feet long. To meet the 330/0 build to setback requirement, at least 49 linear feet of the building wall would need to be built up to the five foot required setback. To accommodate the extension of the residential balconies and the accessible ramp up to the elevated plaza, the building would be built with a minimum seven foot six inch setback, rather than up to the required five foot setback. This would be two and one half feet further back form the street than is required by the code for 33% of the wall length. This would result in a greater setback than the build to requirement allows, necessitating a DEE request. While the building wall is further from the setback than required, the residential balconies at the second, third, and fourth floors would extend out forward 11 inches beyond the property line. Site and Design Review The Site and Design Review combining district is intended to provide a process for review and approval of development in environmentally and ecologically sensitive areas, including established community areas which may be sensitive to negative aesthetic factors, excessive noise, increased traffic, or other disruptions, in order to assure that use and development will be harmonious with other uses in the general vicinity, will be compatible with environmental and ecological objectives, and will be in accord with the Palo Alto Comprehensive Plan. The property File Number 13PLN-00040 Page 5 of8 is not located within an ecologically sensitive area or within a Site and Design combining district. The code, however, does require that mixed use projects providing more than four residential dwelling units are subject to Site and Design Review. Because the application inclUdes 48 residential units, it is therefore subj ect to Site and Design Review which requires review by the Commission, the ARB and the City Council. The Comnlission and ARB will forward their recommendation to City Council for final approval of the proposed mixed use project. Since the CUP and the DEE's are part of the project proposal the final Council action will include these project elements as well. The Site and Design review findings are provided within the RLUA (Attachment A). Conditional Use Permit The CS zoning limits office uses to no more than 5,000 square feet per parcel. The zoning also contains a provision that allows the parcel to exceed the 5,000 s.f. office limit with a Conditional Use Permit. The limit is ultimately established by the Director. Since the four parcels will be combined into one parcel a Conditional Use permit to exceed the 5,000 s.f. limit of office space per parcel is included as part of the application. The total anl0unt of office space proposed within the project is 16,118 square feet. This is only 21.7% of the total floor area within the project. The amount of office square footage is similar to the amount of retail floor area, providing a balance between the two uses while being considerably less than the proposed residential floor area proposed within the project. The CUP findings are provided within the RLUA (Attachment A). Bike Parking The plans provided in this packet include a bulb out area at the EI Camino Real frontage to provide additional bike parking spaces. EI Camino Real is a State Highway and the California Department of Transportation (Cal Trans) has ultimate authority over modifications to the EI Camino Real public right-of-way. Transportation staff does not believe that Cal Trans will be supportive of the bulb out element into the roadway and has directed the applicant to find alternative locations for the bike parking. The applicant has stated that the plans will be revised to eliminate the bulb out element and also provide the required bike parking at grade and in secured bike cages in the below grade garage. EI Camino Real Development Three guidelines are applicable to this site: (1) EI Camino Real Design Guidelines (ECR Guidelines), (2) South EI Camino Real Guidelines, recomnlended by ARB in 2002 (South ECR Guidelines), and (3) EI Camino Real Master Schenlatic Design Plan, 2003 Draft (Design Plan). South ECR Guidelines: The project site is located within the Cal Ventura Area, a corridor area, as defined by the South EI Camino Real Design Guidelines (Guidelines). The Guidelines indicate new buildings should front EI Camino Real with prominent facades and entries should face EI Camino Real or clearly visible and easily accessible to pedestrians. • Guideline 3.1.2 states "the design of the sidewalk setback should create an urban character"; the buildings would be set back from EI Camino Real to provide a 12 foot wide effective sidewalk width (curb face to building, required by Zoning Code Section 18.16.060). A raised outdoor dining terrace is proposed, beginning at the 12 foot setback, facing EI Camino Real at the comer File Number 13PLN-00040 Page 6 of8 of Portage Avenue. The building would be setback an additional 24 feet from the 12 foot setback creating an open plaza at the comer. • 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." No landscape plans have been submitted to date, but will be required for the Architectural Review Board hearing of the project. The proposed design would 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." Two entries would be facing EI Camino Real. The proposed project would cover an entire EI Camino Real frontage block. Contextual streetscape views beyond the block were provided to allow for comparison of the project height and scale with development along the same side of EI Camino Real, mostly one-story buildings. The ARB would also evaluate the project pursuant to Guidelines 4.3.6, 4.5.4 and 4.5.5, which are: • Guideline 4.3.6: "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." • Guideline 4.5.4 and 4.5.5: "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 fa<;ade articulation and building massing, as opposed to a single-mass roof over an articulated fa<;ade." ECR Guidelines: The 1979 ECR guidelines are somewhat helpful with respect to street trees, signage, architecture and building colors. • Trees: ECR guidelines call for 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 ofEI Camino Real, plant~d 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 five existing London Plane trees on EI Camino Real are shown as to be retained; three new street trees are proposed along Acacia, and one street tree is proposed on Portage to supplement the existing Ash street tree. The Landscape Plan to be prepared for ARB review would provide further detail as to plantings and proposed tree speCIes. • Signage: There are a few relevant statements, such as -"Signs on ECR are limited to Yi to 2/3 the maximum 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 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." The project plans indicate one location for signage, at the intersection of EI Camino Real and Portage, a low wall sign. Further detail would be required for the staff and ARB review of signage placement. File Number 13PLN-00040 Page 7 of8 • Architecture: "In neighborhood commercial zones, the design should be pedestrian oriented; signs and details should not be primarily auto-oriented." Also, "when possible buildings should be set back from the front property line, with landscaping or a people-oriented plaza in front." The project provides for planter landscaping, new street trees where none currently exist, and some pedestrian oriented signage. An outdoor dining terrace, facing El Camino Real, with trelliage, is also proposed to activate the El Camino Real elevation. • Colors: "More than three colors on a structure will make it incompatible with the surroundings. U sing 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." Colors and materials board would be provided for the ARB review. ENVIRONMENTAL REVIEW An Initial Study and Mitigated Negative Declaration have been prepared for the project and the 30 day public review and comment period began on May 31,2013 and ended on July 1,2013. The environmental analysis notes there are a few potentially significant impacts that would require mitigation measures to reduce them to a less than significant level. These include mitigations for dust control during excavation, protection for nesting birds, building design for earthquake resistance, basement shoring, a Health and Safety Plan for construction workers, a Remedial Risk Management Plan, collection of additional soil samples, installation of a vapor barrier, vapor collection, and venting systen1, third party inspection of vapor barrier and venting system, a Groundwater Mitigation Plan, development of a Groundwater Extraction design, technical documents uploaded to the appropriate agencies, and the evaluation and implementation of signal cycle length optimization and reallocation of the green time. ATTACHMENTS A. Draft Record of Land Use Action B. Site Location Map C. Zoning Compliance Table D. Comprehensive Compliance Plan Table E. Applicant's Project Description Letter* F. Previous Staff Report, Planning and Transportation Con1mission, July 20,2013 G. Planning and Transportation Commission minutes, July 10,2013, H. Public Correspondence 1. Mitigated Negative Declaration and Initial Study J. Plans (ARB Members only)* * Prepared by Applicant; all other attachments prepared by Staff COURTESY COPIES Heather Young, applicant Portage Avenue Portfolio, owner Prepared By: Russ Reich, Senior Planner ~ g Manager Review: Amy French, Chief Planning Official~ File Number 13PLN-00040 Page 8of8 Attachment A ACTION NO. 2013-0X RECORD OF THE COUNCIL OF THE CITY OF PALO ALTO LAND USE APPROVAL FOR 3159 EL CAMINO REAL: SITE AND DESIGN REVIEW, DENSITY BONUS CONCESSION; DESIGN ENHANCEMENT EXCEPTION AND CONDITIONAL USE PERMIT APPROVAL (13PLN-00040) --On ???? x, 2013, the Council 0 City of Palo Alto approved the Site Design Enhancement Exceptions (DEE) c ' t application for a mixed use building in the Serv ice £ommerc~ (CS) zone district, making the following findings, d .=., inatio n-declarations: SECTION 1. Background. T--City Counci l--=-~. the City of Palo Alto ("City Council") f i~ _ de t eklBines, ;;-declares as follows: ~ ~ -- A. Fergus Garber - Portage Avenue Portfoli o, for the following items: (2) Site §.nd hi tects, on behalf of d the City's approval - in accordance a tion for a new 67,506 s.f. e ting 6,616 s.f. building) on r=..:=-oLa l 74, 122 s. f. of floor area and ~~R of 1.06:1) to provide 48 including five below market rate il uses, with structured parking providing 216 parking lifts for 196 cars), including (to be further described in ARB (3) A Conditional Use Permit (to allow 16,118 sq. ft. of office space on one parcel where the limit is 5,000 s.f.); (4) An FAR concession in the total amount of 4, 619 under the density bonus law; (5) A Parcel Map to merge into one parcel of land the following four parcels: 1 i) One parcel is occupied by a parking structure with one level of surface parking, one level of below grade parking and an existing elevated swimming pool. ii) The second parcel is occupied by a 6, 616 square foot annex to the Equinox Fitness facility which is a commercial recreation use (formerly The Pet Food Depot), with associated surface parking. iii) The third parcel is occupied by' ___ e 900 square foot We Fix Macs store and its ass oci s urface parking. - iv) The fourth parcel is a lot with a small attendant shack. These --=. -- on the and are B. The Planning and Tra -o rtatio -=-Commission (Commission) reviewed th __ Site a nd es -eview an-onditional Use Permi t applicatio -' --e nsi ty FAR conce ssion and Mitigated Negative Decla -----20 13, and recommended approval. C. The application f __ Exceptions on the MND -the has determined be required for the California The Public Notice period for and will conclude on July 1, 2013. 3 . Site and Design Review Findings ------...;....;;..-=-~;;:=== 1. The use · 11 be constructed and operated in a manner that will be orderly, harmonious, and compatible with existing or potential uses of adjoining or nearby sites. The proposed mixed use building would introduce compatible and harmonious uses in relation to adjacent and nearby uses in this diverse and eclectic neighborhood. The proposed building and uses would be sited such that they would not resul t in an impact on adj acent properties. The traffic and pa,rking for the proj ect have been reviewed and it has been determined that the 2 use would be adequately parked and that the traffic vol urnes would not result in an impact to local intersections or roadways. The proposal removes several existing curb cuts and widens the sidewalk on the EI Camino Real frontage, improving pedestrian safety. 2. The project is consistent wi th the goal of ensuring the desirabili ty of investment, or the conduct of business, research, or educa tional acti vi ties, or other author ized occupations, in the same or adjacent areas. The approval of the project wou ld ain the desirability of investment by providing a proj e c ----h a mix of uses that would assist in the reduction of .__ __ trips by providing small unit rental housing for wo rker-in c e proximity to jobs and transit and would assist ~proving -,-neighborhood by making use of a series of und~___ l ized parce ___ nd implementing the City's Guidelines in r t i onship t o Camino Real development. The proposal wou-e e -uted in ma nner that has the potential to imE:!:2ve the a----:c quali t y _ the area. Construction of all e me n ts be govern~d by the regulations of the c u--Zoning --d inance, the Uniform Building Code, and othe r a liea"..!--code 0 assure safety and a high quality of d~lopm ent . . , ---=--=... '-' 3. Sou _'"_ pr ~les S, --en==-mental design and ecological ba .ra:ii are serve . t he proj ect. ---~ = "'=--- -------osal ~ -us -=. fill project, is intended to ~~~~~~~ b--v-"ng new housing within the F:;;;;;~;;"; roes. Efficient use of space, and the reduction in the with the use of 11 levels of below grade deep overhangs and sunscreens t --ar gain. ----- 4. The ~ -2' 11 be in accord wi th the Palo Alto Comprehensive Pla n~ The proj ect is compliant wi th several comprehensive plan policies as noted in the Comprehensive Plan Compliance Table SECTION 4. Conditional Use Permit Findings 1. 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; 3 The proj ect, as condi tioned, would not result in detrimental or injurious impacts to property or improvements in the vicini ty. The proposal has no significant impacts that are not able to be mitigated and would improve the area by providing a mix of uses to better serve the needs of the community. The proposed office use is a reasonable amount of office space in comparison to the other uses proposed for the site. The proposed commercial area would be a total of 31,262 s.f. Approximately half of the commercial square footage (15,144 s. f. ) would be retail, commercial recreation (gym) , or restaurant uses. The 16,118 square f__ of office space is only slightly over half of the commerc' quare footage in the project. --.---2 . Be loca ted and c orW.u-ed - with the Palo Alto Comprehensiv~ an title (Zoning). The project is comp plan policies as noted _ in Table. in accord ...... purposes of this SECTION 5. ~xc eption Findings The use e hensive an-=-mpliance --=.. -=-. is 2) .1: design com 'ble wi th the immediate environment of the s i -in that -e proposed building is located wi thin a commercial -=.. € distr-where a mixture of uses is common. The building wou I ___ be ~~ a ted on a significant arterial roadway where larger -~i al buildings wi th mixed uses are encouraged; - 3) The design is appropriate to the function of the project in that the design appropriately accommodates all the proposed uses, providing access in the right places, elevating the residences off the street, improving pedestrian accessibility and safety, and addressing the street in such a way as to provide building mass close to the street wi thout overwhelming it; 4 4) In areas considered by the board as having a uni fied design character or historical character, the design is compatible with such character. Not applicable. The area does not have a unified design character. 5) The design promotes harmonious transitions in scale and land uses in in nature and rather than character in areas between different designated that the adj acent land uses are al so c.oIDme rcial the proposed project integrates them conflicting; -=--=- -6) The design is compatib i th approved ro vements both on and off the si te in that -€ proposed mix: _ u se building would be compatible with the oth---ses -the a r~ nd the uses ----within the building wo u.t.d be corn . with eac~ ther. For instance, one could liv ----work Wl t he project -as well as use the gym facility and--~ tauran--ervices without leaving the project site; 7 ) The ----------------~~-~~-f the -arious functions and i nternal sense of order and occupants, visitors and the design provides a large easy pedestrian access 8) an rrangement of open space are appropriate to the . th function of the structures in that ample open space i s in the form of private patio area,s for the residences a _. fi ce users, large dinning terrace that is both covered and uncovered, and the large central courtyard that would be open to all building occupants; 9) Sufficient ancillary functions are provided to support the main functions of the project in that the proposal includes sufficient parking and areas to accommodate trash and recycling needs of the development; 5 10) Access to the property and circulation thereon are safe and convenient for pedestrians, cyclists and vehicles in that adequate parking areas are proposed both at the surface and below grade, bicycle parking provided at various locations throu~hout the site, and safe pedestrian access through the project; 11) Natural features are appropriately preserved and integrated with the project in that the p m osal will ensure the preservation of all existing street tree~,---- 12) The materials, construction and plant ----- - - -color the design and function e building i details of of a mul ti tude of exterior finis li terials wi t h erent and textures providing a high vel -~ detaI --a nd visual interest; __ '-=...=' _ 13 ) the relations h i~~~~~ and foliage - si te, as shown by scale, plant forms a desirable and open 14) _ materi _ is su itable and adaptable to the site, capable o f eing pro -ly maintained on the site, and is of a variety, whic--uld -nd to be drought-resistant and to reduce consumption o f ---~ its installation and maintenance; 15) The project exhibits green building and sustainable design that is energy efficient, water conserving, durable and nontoxic, with high quality spaces and high recycled content materials. The design would comply 16) The design is consistent and compatible with the purpose of architectural review, which is to: 6 a. Promote orderly and harmonious development in the city; b. Enhance the desirabili ty of residence or investment in the city; c. Encourage the attainment of the most desirable use of land and improvements; d. Enhance the desirabili ty of li ving conditions upon the immediate site or in adjacent areas; and e. Promote visual environments which -r e of high aesthetic quality and variety and which, at t h e ----t ime, are considerate of each other. -- The requested Design Enhancement _c-ep tio -r e consistent with the following findings as stated AMC 1 8.", 50 (c). DEE Findings for limitation) ( 1) zone roof the v There district .-==- Height -- -- (fi ve -------- - --- the foot code circumstances or improvements in the same affirmative. The proposed resulting in an expansive screen areas to condition (2) The gran _g of application will enhance the appearance of the site 0 --e, or improve the neighborhood character _ of the pro je preserve an existing or proposed architectural sty "",I in a manner which would not otherwise be accomplished through striot application of the minimum requirements of this title (Zoning) and the architectural review findings set forth in Section 18.76.020(d). This finding can be made in the affirmative. The five feet in additional height would allow the loft roof spaces to pop up out of the roof allowing for the combination of these elements with the mechanical roof screen to create one seamless and cohesive 7 screening element that is archi tecturally compatible wi th the building and more visually attractive than multiple individual mechanical roof screens. (3) The exception is related to a minor architectural feature or si te improvement that will not be detrimental or inj urious to property or improvements in the vicinity and will not be detrimental to the public heal th, safety, general welfare or convenience. This finding can be made in the aff' x in that the proposed height exception for the individu -Oft s~s would not result in additional height beyond t h. --lght o f -.....:.,..permitted height of the mechanical roof screens:=-fie loft and r-screen element would also be set back 14 feet ' ___ the face of fo urth floor and 39 feet back from the front --E:...e __ he buil-reducing its visibility from the ~eet . -=-...=-_ zone Avenue corn~. that access sidewalk. -----------------=-'ld i rement by 2.5 feet ---------~~~traord~ary circumstances or -or site improvements to property in the same - - be--de i---he affirmative. The project site is Portage tate accessibility requirements dictate lower at the El Camino Real and ovi -to the elevated dinning terrace from the -------------- (2) The granting of the application 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 this title (Zoning) and the architectural review findings set forth in Section 18.76.020(d). 8 This finding can be made in the affirmative. The 2.5 foot additional setback from the required build to line of five feet would allow for an accessible ramp from the sidewalk to the dinning terrace/corner plaza and would move the building slightly further from the street, providing a little extra breathing room in that location. (3) The exception is related to a minor itectural feature or si te improvement that will not be de ental or -inj urious to property or improvements in the ----'ty and will not be detrimental to the public heal th , general welfare or convenience. This finding can be made in additional setback of 2.§ feet of five feet is very mi-- detrimental visual impact ~ for appr 7 . n Approval. in tha he proposed ~required --..J.d to line '-'~::::;;::=d~ would not resul t in a a n d Condi tional to conditions of The 'tted for Building Permit shall be in substantial with those plans prepared by FGY Architects, cons ' ___ 9 of 39 pages, dated July 25, 2013, and received July except as modified to incorporate the conditions of approval in Section Seven. A copy of these plans is on file in the Department of Planning and Community Environment. This document, including the conditions of approval in Section 'eight, shall be printed on the cover sheet of the plan set submitted with the Building Permit application. 9 SECTION 8. Conditions of Approval. Department of Planning and Community Environment 1. The plans submit ted for Building Permit shall be in substantial conformance with plans received on July 25, 2013, except as modified to incorporate the following conditions of approval and any additional conditions placed on the project by the Planning Commission, Architectural ~view Board, or City Council. The following conditions of a -;val shall be printed on the cover sheet of the plan set s ~t ed with the Building Permit application. 2. All noise allowances specified Municipal Code. 3. Any existing protected during requirements. in 4 . All lands.cape replaced if i t -5. Any require shall signs.~~~~~~ ---------~~ ~ .=. --pment exceed the Palo Alto -9 .10 Noise --------------------------- be ma '~~ained and Palo Al to standard rna . ~al -=~-.e ll maintained and t he building or property This includes any new The effects of construction i eased dustfall and locally elevated articula _ ma t ~ downwind of construction activity. Construct _ dust ha _t he po tential for creating a nuisance at nearby pro -ties . This impact· is considered potentially significant D norm mitigable by implementing the following control measur e ~.=- During demoli existing structures: Water active demolition areas to control dust generation during demolition and pavement break-up. Cover all trucks hauling demolition debris from the site. Use dust-proof chutes to load debris into trucks whenever feasible. During all construction phases: 10 Pave, apply water 3x/daily, or apply (non-toxic) stabilizers on all unpaved access roads, parking areas, staging areas at construction sites. soil and Hydroseed or apply (non-toxic) construction areas '(previously ten days or more) . soil stabilizers to inactive graded areas inactive for Enclose, cover, water 2x/daily, or apply (non-toxic) soil binders to exposed stockpiles (dirt, sand, etc.). Limit traffic speeds on unpaved roa ~o 15 miles per hour. Install sandbags or other prevent silt runoff to publ ic r " control measures to Replant vegetation in d ' ,b ed possible. as quickly as The above measures construction emissi Q.fl s sites. According ~.~~~ for construction i - would reduce const ru --'o -=~~~ than signifi~ level 7. Mit -w' ~...- all provision Game Code and rat published_i_n the -§~~e~~~~~ 2005 ) . .:§§§§~ ::; Lens i b l e -ea s ures for --"_'""'-_ -.-. -.,.-. the BAA-for large ~~~hreshold o f gnificance of the measures to a less ~~~~,~l icant shall abide by -of the State Fish and of 1918 (MBTA) as 70, No. 49; March 15, Al th' on the proj ect si te that may ...J..e may be nesting birds in existing vege tati __ ab uttin g _ e p-osed proj ect si te. To protect any nesting s , t he -=-oposed proj ect may avoid construction during t he IT .ting p od. Al ternati vely, a qualified wildlife biologist (to -_ hir -by the applicant) shall conduct a survey for nesting b i are covered by the MBTA and/or Sections 3503 and 3503.5 e State Fish and Game Code in the vicinity of the proj ect si te. This survey shall cover all areas that would be disturbed as a resul t of construction-related activities during the nesting period, and shall include a "buffer zone" (an area of potenti~l sensitivity, beyond th~ bounds of the proposed project 'construction area) which shall be determined by the biologist based on his or her professional judgment and experience. This buffer zone may include off-si te habitat. 11 This biological survey shall be conducted no more than 14 days prior to the commencement of construction activities. The wildlife biologist shall provide a report to the City promptly detailing the findings of the survey. No construction shall be conducted until this report has been provided to the Ci ty and the Ci ty has authorized in writing the commencement of construction activities in accord with the biologist's findings. 8. Mi tigation Measures F-1: The design of all buildings shall be designed in accordance wi th current earthquake resistant standards, including the 200 -CBC guidelines and design recommendations regarding t he for localized liquefaction presented in the G Investigation provided by Murray Engineers. --9. Mitigation Measure Prior building permit approval, the applicant · shal ~':M"hmit a we-_e signed shoring system for the basement excava n to be de s ig-' by a licensed engineer subject to review appra val b y ub l ic Works --=..,.=. .-. Department. ~ ~ -==- ~~ Plan futur 10. and excavation and understand on site during H-3: Additional collection of four soil 'ould be completed after the base fee _ g s is achieved. This soil-gas collection will veri fy __ the ,=o val of the clay cap has resulted in a reduction of ---i soil gas below the residential ESLs. Current PCE a nd -on centrations in soil-gas are one or two orders of magni t ---greater that what would be expected to accumulate based on current groundwater concentrations of PCE and TCE, and would not be likely to reach the current concentrations in the future if the reduction of groundwater contaminants continues as it is expected to. 13. Mitigation Measures H-4: If soil-gas concentrations collected following the initial base excavation phase have not. resulted in significant decrease, a sub slab passive vapor collection and passive vapor collection and passive venting system designed full vapor barrier would be implemented to 12 mitigate against the identified VOC soil-vapor intrusion (see Mitigation Measure H-5 for vapor intrusion mitigation system) . 14. Mitigation Measure H-5: Prior to issuance of the occupancy p~rmit the applicant shall file documentation from an independent consul tant specializing in vapor mi tigation system design and installation for final approval by a third party inspection service reporting to the City financed by the applicant confirming that each component (collection pipes, transmission pipes, inlets, risers, vents, etc.) of the vapor intrusion mitigation system (VIMS ) has:.. been installed in accordance with recommendations of the --or Mitigation System and Moni toring Plan, and includes t nstallation of a full vapor barrier, which shall be a 6:! =-t hick, spray applied membrane below elevator shafts, pipe chases, and entire floor slab, as part of or collection and venting system ·(i.e., driven f a n a t the effluent end of the VMS entering through inlet vents) mitigate potential soil vapor intr»s i on. 15. shall be groundwater. groundwater installed - - Mi tigation Plan number of pumps to be p _ eter throughout the proj ect ~~~~~~e~p re-r ed and submitted for final € or--Department prior to issuance -=- 16. tigation __ easure H-7: A detailed groundwater extracti on .. ign sh be developed including a staging plans for dewaterin yste -including all required chemical testing, dewatering s ys ~~out, well depths, well screen lengths, dewatering pump " ions, pipe sizes and capacities, grades, filter sand gr a ations, surface water disposal method, permitting and location. This design shall be prepared and submitted for final approval by the City's Public Works Department prior to issuance of City permits. 17. Mitigation Measure H-8: This and future technical reports should be uploaded (as required) to the appropriate regulatory agencies-including uploads to the SCCDEH's ftp system and the State Geo Tracker system. 13 18. Mitigation Measures T-1: The applicant shall conduct an evaluation and implementation of signal cycle length optimization and reallocation of the green time at the intersection of EI Camino Real and West Charleston Road. Water Gas Wastewater utilities Department 19. Prior to demoli tion, the applicant shall submit the existing water/wastewater fixture unit Laads (and building as built plans to verify the existing ---d s) and verify the existing water meters and sizes of -s e rvices to determine the capacity fee credit for the e --l oad. The properties 440 Portage (existing 6" fire se r~Ce and-_ 1" water meters), 3159 EI Camino Real (existing ,-~-5/8" wa-meter), 3111 EI Camino Real (existing one 5/8 ' t er meter) a 3127 EI Camino Real (existing 6" fire servic e, e 5/8" wat er n re:t.er and one 1- 1/2" water meter) are being cambi ~o~e new b · i ng. 20. to shal F" submi t a request to and/or meters including a will be disconnected or ~s after receipt of request. The i -. d by the building .~~~rvices and/or meters have been of loads, n e loads plus any completed water-gas- new remain) . 22. The applicant shall submit improvement plans for utility construction. The plans must show the size and location of all underground utilities within the development and the public right of way including meters, backflow preventers, fire service requirements, sewer mains, sewer cleanouts, sewer lift stations and any other required utilities. 14 23. New water, gas or wastewater utilities shall be connected to Portage or Acacia Ave. No new utilities are allowed from El Camino Real. 24. The applicant must show on the site plan the existence of any auxiliary water supply, (i. e. water well, gray wa ter, recycled water, rain catchment, water storage tank, etc.). 25. 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 wi th the ign and construction for the installation/upgrade of t~t ility mains and/or services. 26. sect i be domestic, needed to mains fire .;;...fl ows , submit flow tha t the on-site services will d wastewater adjacent d testing days or as study shall engineering existing sewer main will t aIled water and wastewater mains or submit to the WGW engineering four copies of the wastewater utilities off-site improvement p I ~ ccordance with the utili ties department design criteria. =utility work within the public right-of-way shall be clearly §'hown on the plans that are prepared, signed and stamped by a registered civil engineer. The contractor shall also submit a complete schedule of work, method of construction and the manufacture's literature on the materials to be used for approval by the utili ties engineering section. The applicant's contractor will not be allowed to begin work until the improvement plan and other submittals have been approved by the water, gas and wastewater engineering section. After the work is complete but prior to sign off, the applicant shall provide record drawings (as-builts) of the contractor 15 installed water and wastewater mains · and services per City of Palo Alto Utilities record drawing procedures. For contractor installed services the contractor shall install 3M marker balls at each water or wastewater service tap to the main and at the City clean out for wastewater laterals. 28. 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 7 605 inclusive . ..:... The RPPA shall be installed on the owner's property a nd --#tly behind the water meter within 5 feet of the propert y RPPA's for domestic service shall be lead free. Show the 'on of the RPPA on the plans. -_ - 29. An code, 30. the WGW engine _. g di connection in spe ---=ij~~~~~ mete r a -ae asS' . - de -e;- --- assembly is for the fire dministrative (a· double -------_ ha ll be approved by by the utilities cross supply pipe between the are not plastic Utilities standards. ~~ll pay the capacity fees and on services, performed relocation. new utility service/s or added The approved relocation of other facilities will be person/entity requesting the 33. 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. 34. A separate water meter and backflow preventer is required to irrigate the approved landsca~e 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 16 will be billed on the account. The irrigation and lands cape plans submitted with the application for a grading or building permit shall conform to the City of Palo Alto water efficiency standards. 35. A new gas service line installation is required. Show the new gas meter location on the plans. The gas meter location must conform with utilities standard details. 36. All existing water and wastew services that will not be reused shall be abandoned a t t --a i n per WGW utili ties procedures. 37. Utility vaults, concrete bases, or other gas 10' cabinets, placed over Maintain l' trees and new the 39. uti l i t -n stallations shall be in accordance wi th the Ci ty o r :10 -===: 0 utili ty standards for water, gas & wastewater. ------- 40. The app nt shall obtain an encroachment permit from Cal trans for all utili ty work in the El Camino Real right-of way. The applicant must provide a copy of the permit to the WGW engineering section. 17 Environmental Services Division General Comments: 41. Consider providing separate service for residential and commercial units Service Levels: Commercial: Garbage -4-yard bin, Re_cycling -3-yard bin, Compostables -2-yard bin. --Residential: Garbage -I-yard b~'~.~~ec ycling -2-yard bin, Compostables -96-gallon c "=,,, 42. PAMe 18.23.020 Trash 0' _ ~l and _ cling .=' (A) Assure that accessible interior a the storage appropriate recycling are residences Requirements: sha ll _. ecessib- su~~~ board, that board to Section Rec discouraged. and for in masonry or shall be access link structures be with the design of the construction and and enclosures shall architectural review 43. PAMe 5.20.120 Recycling storage design requirements 44. The design of any new, substantially remodel~d, or expanded building or other facili ty shall provide for proper storage, handling, and accessibili ty which will accommodate the 18 solid waste which will design shall 18.22.100, 18.41.080, 18.60.080, and recyclable materials loading anticipated and allow for the efficient and safe collection. The comply with the applicable provisions of Sect ions 18.24.100, 18.26.100, 18.32.080, 18.37.080, 18.43.080, 18.45.080, 18.49.140, 18.55.080, and 18.68.170 of Title 18 of this code. All Services: ---- 45. Collection vehicle access -----' c al clearance, street width and turnaround space) and str p ___ ng are common issues pertaining to new developments. ~rrate s~ce must be provided for vehicle access. .. __ 46. Weight limit for all- the solid waste vehicles (roads, to 60, 000 Ibs. This incJ:udes area used. -- 47. Containers mus t charges will apply~ 48. or curbs to r -- 49 . _G_ar ba ge , ~[~R~~~~~ __ nd. cart /b~'~~~~~o~n ___ aE ~ ---o Buildin - - vement is service area or 011 without obstacles Yard Waste/Compostables 50. The commercial development must follow the i ng container space. Project plans must show the placemen-:-f 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. 51. Enclosure and access should access to all three waste streams compostables. 19 be designed for equal garbage, recycling, and 52. Collection cannot be performed in underground. Underground bins locations require a minimum of 77" of vertical clearance. Pullout 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. 53. All service areas must have a clearance height of 20' for bin service. 55. For questions compostables collection (650) 493-4894. recycling, and aste of Palo Alto -:~ ~ Restaurants and food servi---s tabli~hmen ts w y: 56. Please to maximize the areas and customer area s .- 57. products, 496-5910. 58. ---------------For more info rma pleas ~ ct Ci- - Mul ti ~ly ~ 60. Enclosure and access should access to all three waste streams compostables. ) 493-4894 in food p reparation food service Waste at (650) must follow the All residential be designed for equal garbage, recycling, and 61. Collection cannot be performed in underground. Underground bins locations require a minimum of 77" of vertical clearance. Pullout 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 20 responsible for placing solid waste containers in an accessible location for collection. 62. All service areas must have a clearance height of 20' for bin service. 63. New enclosures should consider rubber bumpers to reduce wear and tear on walls. 64. For questions regarding garbage, recycling, and compostables collection issues, contact Green Waste of Palo Alto ( 65 0 ) 4 93 - 4 8 9 4. PAMC 16.09.180(b) (10) Dumpst e r -r New and Remodeled Facilities -----------. ----=----='" 65. New buildings and re ~--n ti al de pments providing centralized solid waste collec i , except fo "'=--: ngle-family and -.' -----duplex residences, shall p --' de covere -area for a bin/dumpster. The area shall be-qua sized l!' all waste streams (garbage, recyc ---a ste/comp o bles) and designed with grading erm sy t o prevent water runon --and runoff from the are a.~ Covered Dumpst -, PAMC, -0 75(q)~ ~ng Tallow Bin Areas 66. The prevent -er - ------r e "el e d Food Service for all a ste cooking fats, oils and designed and shown on plans to ea and runoff from the area. 68 . Dr s recycle and tha -=:are installed wi thin the enclosure' for b'~ dumpsters and tallow bins serving FSEs are optional. Grease Contro l De drain installed shall be connected to a (GCD) . - 69. If tallow is to be stored outside then an adequately sized, segregated space for a tallow bin shall be included in the covered area. 70. These requirements converted facilities to the facility being remodeled is requirement. shall extent related 21 apply to that the to the remodeled portion of subject of or the the 71. next size discharge cleaning. available reinforced It is frequently to the FSE's advantage to install the larger GCD to allow for more efficient grease prevention and may allow for longer times between There are many manufacturers of GCDs which are in different shapes, sizes and materials (plastic, fiberglass, reinforced concrete and metal) . 72. 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 Muni cipa l..=:£ode. The ordinances include requirements -for GCDs, GCD ~intenance, drainage fixtures, record keeping and construct'~rojects. ----PAMC 5.24.030 Construction ..a~ e mo 'ti on Debris (COD) -=-~ --=.. --- 73. Covered projects sha --comply wi~ construction and demolition debris diversion --at es and ot requirements established in Chapter 16.14 ('§' forni a. Green -::-'ld ing Code). In addition, all debris generate ~ a ~,red p ro must haul 100 percent of the debr ' --ot salv--,-r reuse to~ approved facility as set forth i n-----chapte r~ ---=-~ --=-74. Contact the Ci---Green Building construction and Coordinator demolition where to conv VEM - ng information on Department 7 SI DEWALK, URB-UTTER: As part of this project, the applican-'·-u st rep l~ee t he ~isting sidewalks, curbs, gutters or driveway a " roaches -, n tne public right-of-way along the frontages 0 e pr rty on all streets. Contact the Public Works' inspec at -496-6929 to arrange a site visit so the inspector e the extent of replacement work. The site plan the extent of the replacement work or include a note that Public Works' inspector has determined no work is required. The plan must note that any work in the right-of-way must be done per Public Works' standards by a licensed contractor who must first obtain a Permit ,for Construction in the Public Right-of-Way ("Street Work Permit") from PWE at the Development Center. Additional review from Caltrans may be required. Please see the "Caltrans" note on page 5 . 22 76. STREET RESURFACING: The full width of the street shall be resurfaced (grind and overlay) along the frontages of the project on Portage Avenue and Acacia Avenue. 77 . PEDESTRIAN & STREETSCAPE IMPROVEMENTS: Directional curb ramps, median refuges, or other improvements to the pedestrian crossing at EI Camino Real and Portage Avenue will be considered in accordance with input from the Planning and Transportation Division . Additional streetscape design elements such as bike racks, trash cans, and decorative street lights will be considered and placed in the pub l::i::c sidewalk per design guidelines outlined in the EI Camino Re aster Planning Study and future input from the Architectura Board. 78. VTA BUS STOP: The Westbound direction on the ne a Camino Real intersection is su~~~~ the location offset in and the EI 79. may be required to treet trees in the public ontage. Call Public Works' ar:;r;:a nge a si te visi t so he can dete rm , what s et . e work will be required for this proj ect . he site -=. tre-~an must show street tree work that the arb or }; has de-mined-including the tree species, size, location , S' __ ing a -irrigation requirements. Any removal, relocation or nti ---o f street trees; or excavation, trenching or pavement wi f eet of street trees must be approved by the Public Works' brist. The plan must note that in order to do street tree wor, the applicant must first obtain a Permi t for Street Tree Work in the Public Right-of-Way ("Street Tree Permit") from Public Works' Urban Forestry. 8 o. CALTRANS: Cal trans review and approval of this proj ect is required. Cal trans right-of-way across EI Camino Real extends from back-of-walk to back-of walk. The City has a maintenance agreement with Cal trans that requires the Ci ty to maintain the sidewalk and to issue Street Work Permits for work done on the sidewalks by private contractors. Caltrans has 23 retained the right to review and permit new or proposed abandonments of ingress/egress driveways off El Camino Real as well as the installation of traffic c,ontrol devices as part of this proj ect. Please include a record of Cal trans approval on the planset submitted for a building permit. 81. PARCEL MAP: This project is merging several properties under planning application '12PLN-00468. Prior to building permit issuance, the Parcel Map shall be approved by the City of Palo Alto and recorded by Santa Clara County. 82. PUBLIC ACCESS EASEMENTS: Publ ~ccess agreements are required for the additional sidewal k -ace between the building edge and the property line. 83. STORM WATER impact development infiltration, biotreatment TREATMENT · -h-is must meet (SRWQCB) the C.3 reuse, ea tment. However, . ~~~~u~gh getation and soils A s t em ) will be allowed reus ~ infiltration and proj ect site. Vaul t- d as a stand-alone treatment 'ng and reuse, infiltration, or ati---are ~ Ie, vault-based treatment LS may be--ed -_serie s ,.' th biotreatment, for example, trash 0 -her a:rge solids. -=- Refer~ Palo t o M~cipal Code Section 16.11.030(c) The applican '_ orporate permanent storm water pollution prevention mea& s -t treat storm water runoff that are site specific. The ------en tion measures shall be reviewed by a qualified third-p y reviewer who needs to certify that it complies wi th the Palo Alto Municipal Code requirements. Thi s is required prior to the issuance of a building permit. The third-party reviewer shall be acquired by the applicant and needs to be on the Santa Clara Valley Urban Runoff Pollution Prevention Program's list of qualified consultants. (http://www.scvurppp-w2k.com/consultants2012.htm) Any consultant or contractor hired to design/and/or construct a storm water treatment system for the project cannot certify the project as a third-party reviewer. 24 Within 45 days of the installation of the required storm water treatment measures and prior to the issuance of an occupancy permit for the building, third-party reviewer shall also submit to the Ci ty a certification for approval that the proj ect' s permanent measures were constructed and installed in accordance to the approved permi t . drawings. The proj ect must also enter into a maintenance agreement with the City to guarantee the ongoing maintenance of the permanent C. 3 storm water discharge compliance measures. The maint enanc -=-agreement shall be executed prior to permit issuance. .. -------. - ---:-' -=-The applicant is required to p. t the Dumping/Flows to Matadero Creek" logo in blue o l or on a-ite background, adj acent to all storm drain --":ets. Stenci ls-the logo are available from the Public k s Compliance which may be A deposit 84. required to In order to plan ~S~h~~~~~ Wate r "':: for • to Include grading in the part of The developer shall require the contractor to incorporate BMP's for storm water pollution prevention in all construction operations, in conformance with the SWPPP prepared for the project. It is unlawful to discharge any construction debris (soil, asphalt, sawcut slurry, paint, chemicals, etc.) or other waste materials into gutters or storm drains. (PAMC Chapter 16.09) . 25 85. PARKING STRUCTURE DRAINS: Drains wi thin the covered floors of the parking structures shall be connected to oil-water separators and sanitary sewer lines. Stormwater runoff from any exposed surface or roof parking areas wi thout canopies need to be treated per C.3 requirements. 86. GREASE/OIL REMOVAL DEVICE: If there will be a kitchen and food serving area in the new building, any drains in the food service facilities shall be connected to a grease removal device and located on private property. 87. LOADING DOCK: Any loading doc '="eas shall be covered and graded so that no storm water en -a nd flows through the space. Any runoff from the loadi area shall be kept isolated from the storm drai na~'-=-yst _ If the loading area/dock contains a drain,. . -hall 15 c onnected to the sanitary sewer through a manua l ----p erated fa i --a fe valve. =--=- 88. CENTRALIZED the project. If restaurant, please recycling areas for roofed or covered; recycling enc los ~~ The the Include -- -=-~ ----------------- to assist ed for a building permit: for the 89. GRAD! CAVATION PERMIT: Since more than 10, 000 square feet __ area on the project site is being disturbed, a Grading and Excavation Permit needs to be obtained from PWE at the Development Center before the building permi t can be issued. Refer to the Public Works' website for "Excavation and Grading Permi t Instructions." For the Grading and Excavation Permi t 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 Heal th (DOSH) excavation permi t. Refer to our website for 26 "Grading and Excavation Permit Application" and guidelines. Except for the soils report and the DOSH permi t, include the required documents and drawings in the building permit set drawings. Indicate the amount of soil to be cut and filled for the project. 90. 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 g ra _' _g plan for reference only, and should be so noted. No uti l' nfrastructure should be shown inside the building footpr i I nstallation of these other utilities will be approve ___ of a subsequent Building Permit application. Site grading, excavation, a n 91. prepared submitte grade __ ~_.~l~~~~~i e .....,!ing ------ is 15. Methods of e Civil sheets of undertaken to withstand pressures. No pumping of general, PWE recommends that such a way that they do not ground water levels. 92. DEWATER I Excavation for sub-grade structures may require dewatering. PWE only· allows groundwater drawdown well dewatering. Open pit groundwater dewatering is not allowed. If dewatering is required, the dewatering plan must be submitted to Public Works as part of a Street Work Permit. Dewatering is only allowed from April through October due to inadequate capacity in our storm drain system. The geotechnical report for this site must list the highest anticipated groundwater level. If the deepest excavation is expected to be within 3 feet of the highest anticipated groundwater level, the contractor can determine the actual groundwater depth immediately prior to 27 excavation by installing piezometers or by drilling exploratory holes. Al ternati vely, the contractor can excavate and hope not to hi t groundwater, but if he does, he must immediately stop excavation and submit a dewatering plan to PWE for approval and install a drawdown well system before he continues to excavate. Public Works may require the water to be tested for contaminants prior to ini tial discharge and at intervals during dewater ing. 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. 93. BASEMENT DRAINAGE: Due to hi oundwater throughout much of the City, PWE prohibiting t h e ~ing and discharging of groundwater. Sub-grade drainage sy ms c h as perforated pipe drainage systems at the exterior Qt---e b aseme nt walls or under the slabs are not allowed. PWE ~ mmends- consul tant be retained to des ' and waterproofing systems fo~ - 94. BASEMENT 95. than one with the copies approval a isSttaflce of the building permit. ------ water both storm water submit two review and 96. STORM POLLUTION PREVENTION: The Ci ty' s full- sized "Pollution Pre vention -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. 97. creating surface, existing IMPERVIOUS SURFACE AREA: Since the proj ect will be or replacing 500 square feet or more of impervious the applicant shall provide calculations of the and proposed impervious surface areas. The 28 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 wi th the building permit application. 98. 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 wi thin the city --.:o f-way must have an approved Permit for Construction i e -l i c Street prior to commencement of this work. THE P..aeEORMANC -THIS WORK IS NOT AUTHORIZED BY THE BUILDING P ~ ISSUANCE UT SHOWN ON THE BUILDING PERMIT FOR INFORMATIO 99. LOGISTICS PLAN: logistics plan to PWE all impacts the C1:~~s::'" limited to: Th-submit a addresses but not _F sU--_ PERMIT: The Public Works Insp _ t he b uilding permi t prior to the fina li erm All off-site improvements shall be finishe d 519 -;ff. Similarly, all as-builts, on- site grad r--drain ~ and post-developments BMP's shall be complete d pr~ ___ to si~off. ---------------------------- Water Quality 101. PAMC 16.09.170, 16.09.040 Discharge of Groundwater The project groundwater (VOCs). If include the is located in an area of suspected or known contamination with Volatile Organic Compounds groundwater is encountered then the plans must following procedure for construction dewatering: 102. Prior dewatering, the to discharge water shall of be any water tested for from construction volatile organic 29 compounds (VOCs) using EPA Method 601/602 or Method 624. The analytical resul ts 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 the RWQCP prior to discharge to the sani tary sewer If the VOC concentrations exceed the toxic discharge limits contained in the Palo Alto Munic ipa ____ de (16.09.040(m)) treatment system for removal of voc s~~~~: to discharge to the sanitary sewe discharged to the sani tary sewer -ys must be free of sediment. 103. PAMC 16. 09 . 180 (b) (11 ) ash ---------New Mul ti-family resid '1 projects with 25 or mor occupants 'to wash their ~ _ capture all vehicle wa sh -ter-- oil/water se pa~r~~§~~ system. The 0 _' __ of at least --ce separators --10 4 . 16 .09 .-0 (b) ffi Covered Parking as to prevent i ng garage floor drains must be connected -r ator with a minimum capacity of 100 ~Ja~S$flni tary sewer system - 105. 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 30 designed with grading or a berm system to prevent water rUI10n and runoff from the area. 106. 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 uilding for which a building permit is required. Copper fla s --for use under tiles or slates and small copper ornamen ----exempt from this prohibition. Replacement roofing, and downspouts on historic structures are exempt, _ t hat the i 'oofing material used shall be prepati factory. For the ---purposes of this exemption, t efini tion ~ "hi storic" shall be limi ted to structures desi ___ e d as catego ~_ or Category 2 buildings in the current edi tio-the £0.10 Al t 'istorical and Architectural Resources Report ---~¥. --- ------ 107. PAMC 16.09.17 5 (k~2 ading ---s (i) be or non dock grease, or used within the a drain to the storm drain system ced. A drain to the sani tary sewer em may _e if equipped wi th a fail-safe valent device that is kept closed during season and during periods of loading J~~~~~~n . The area in which the drain is located shall b e _bvered 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. 1 0 8. PAM C 16. 0 9 . 18 0 (b) (5 ) Conde n sat e from HVAC Condensate lines shall not be connected or allowed to drain to the storm drain system. 31 109. 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. 110. PAMC 16.09.205 Cooling Towers No person shall discharge or add to the sanitary system or storm drain system, or add to a~cooling system, spa, fountain, boiler or heat exc hang _ any substance contains any of the following: -----.. ------~ (1) Copper in of 2 .0 sewer pool, that (2) Any tri-bu mg/liter; t in com.f0und 1: xcess of 0.10 (3 ) exce 2 .0 mg/lite . (4 ) Zinc . 2 . ~/liter; or ~5 l=-MOIYbde ..;".n;;.~~~~;;s~o -=-0 mg / Ii ter. 111. The l.i.L-t s listed s u pool , ~~~~ any of the the cooling above system, . A to measure the volume of _new cooling tower. Cooling systems g reate r -_an 2 _ 0 gallons per day are required to limit of 0.25 milligrams per liter. 113. PAM ~~n (b) (b) Copper Piping Copper, copper as, lead and lead alloys, including brass, shall not be used In sewer lines, connectors, or seals coming in contact wi th 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. 114. PAMC 16.09.220(c) (1) Dental Facilities That Remove or Place Amalgam Fillings 32 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. Nei ther 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 test methodology, a non-certified separator will be accepted, provided that smaller uni ts from t he sa manufacturer and of the same technology are ISO-certified. 115. PAMC 16.09.175(a) Floor D -~ Interior (indoor) floor drains t not be placed in areas wastes, industrial wastes, fluids, vehicle fluids or are used or stored, unle~s all such materials and --. ment ---- 116. 16.09.180(12) M--~_~=~ Mercury switches sha ll -ot drain sumps. 117 . ='fAMC 1-~--- -------- _ng -,s ~ -=- - ---sewer system may ___ ials, hazardous in r, lubricating wastewater ovided for sewer or storm Systems, Pools, Spas, ul dis charge water from cooling systems, s b---r s and heat exchangers to the storm 11 8. p~ 16 .09 . (h) Storm Drain Labeling --Storm drain i n ~:::;~;:_l l be clearly marked wi th the words "No dumping -Flows t: " or equivalent. Undesignated Retail Space: 119. PAMC 16.09 Newly constructed or improved buildings with all or a portion of the space wi th 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 33 becomes a food service facility the following requirements must be met: Designated Food Service Establishment (FSE) Project: 120. A. Grease Control Device (GCD) Requirements, PAMC Section 16.09.075 & cited Bldg/Plumbing Codes 121. The plans shall specify the manufacturer details and installation details of all proposed GCDs. (CBC 1009.2) 122. GCD(s) shall be California Plumbing Code. sized i n ~ance with the 2007 123. GCD(s) shall be installe~~~L minimum capacity of 500 gallons. -- 124. GCD sizing calcula shall b e---~n cluded on the plans. See a sizing calculatio xa mple below. -----125. The size of a I_I GCDs larger than what is spe ·~ . d on shall b e~ ual to or entr an~~~~~ of c a nner so as ~~~ffi~~teL (CPC 1009.5) -=- shall not be Santa Clara GCDs to be for inspection, located outdoors to exclude the have a minimum manufacture available options or 128. Sample boxes shall be installed downstream of all GCDs. 129. All GCDs shall be fi tted wi th relief vent (s) . (CPC 1002.2 & 1004) 130. GCD (s) installed in vehicle traffic areas shall be rated and indicated on plans. 34 131. B. Drainage Fixture Requirements, PAMC Section 16.09.075 & cited Bldg/Plumbing Codes 132. To ensure all FSE drainage fixtures are connected to the correct drain lines, each drainage fixture shall be clearly labeled on the plans. A list of all fixtures and their discharge connection, i.e. sanitary sewer or grease waste line, shall be included on the plans. 133. A list indicating all connections to each proposed GCD shall be included on the plans. Th is ca' be incorporated into the sizing calculation. - 134. All grease generating to a GCD. These include but are not ...::.. ~ Pre-rinse (scullery) sinks ' Three compartment sinks (p Drainage fixtures _ in dishwashers shall c~nact to Examples: trough dr _ ... _ S"-:::;{!~'Frla dishwasher), small d pre-rin s e inks) --- Floor dr ------washi---a Prep sin ks ~~~~~~ shall connect -- for 'J3ide cO', ed and washing shall be therein shall connect to a GC D.-=-. Drains -trash/= ycling enclosures --------- Wok st o ve l s serie ovens/broilers or other grease generating c o _~ng equipment wi th drip lines Kettles and tilt/braising pans and associated floor drains/sinks 135. The connection of any high temperature discharge lines and non-grease generating drainage fixtures to a GCD is prohibited. The following shall not be connected to a GCD: Dishwashers Steamers 35 Pasta cookers Hot lines from buffet counters and kitchens Hand sinks Ice machine drip lines Soda machine drip lines Drainage lines in bar areas 136. No garbage disposers (gri ndek all be installed in a F S E . ( PAM C 16. 0 9 . 07 5 (d) ) . --- 137. Plumbing lines cooking, food preparation shall llo-=-be-st alled above any areas . . --138. Each drainage fixtu ischarging i n--GCD shall be individually trapped and vented. CPC 10L4.5) 139. C. Covered 16.09.075(q) (2) and Tal l--Bin Areas PAMC, Newly constructed and area for all dum collection of li1~~2~ fats, oils an , ---. -----------1 include a waste covered for the cooking 140. The prevent w.ca::l=e.r be de' gned and shown on plans ~~~~~~rea --runoff from the area. to ---enclosure for FSEs sized, segreg' _ s the covered a r e ~ ~ stored outside then an adequately for a tallow bin shall be included in 143. These r e qu irements . converted facilities to the facility being remodeled is requirement. shall apply to remodeled extent that the portion of related to the subject of or the the 144. D. Large Item Cleaning Sink, PAMC 16.09.075 (m). (2) (8) FSEs shall have a sink or other area drain which is connected to a GCD and large enough for cleaning the largest kitchen equipment such as floor mats, containers, carts, etc. 36 Recommendation: Generally, sinks or cleaning areas larger than a typical mop/janitor sink are more useful. SECTION 9. Term of Approval. Site and Design Approval. In the event actual construction of the project is not commenced within two years of the date of council approval, the approval shall expire and be of no further force or effect, pur s uant bo Palo Alto Municipal Code Section 18.30(G) .080. SECTION 10. Term o ~~~~al. -Conditional Use Permit oval . the event act ual construction of the project i s ----commenced~ hi n one year of the date of council approval,---approval sha---expire and be of no further force or effect, ~ suant -0 Palo ~ 0 Municipal Code Section 18.77.090(a)__ ~~ _ SECTION 11. A. the site plan, floor any additional information by the Applicant during the <" g process leading to the approval of whether oral or written, which indicat e d.-tb e pr -~~~~~~~ctur o r manner of operation, are deemed - __ B . u se ~nd /or construction are subj ect to, an hall com wi a ll applicable Ci ty ordinances and laws and ulations otn _ governmental agencies. ~ -=. C.-=-alifo =. a Government Code Section 66020 provides that a proj e ap ___ ant who desires to protest the fees, dedications, re ions, or other exactions imposed on a development proj e--must ini tiate the protest at the time the development project is approved or conditionally approved or wi thin 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 FOLLOW THE PROTEST PROCEDURES DESCRIBED IN GOVERNMENT CODE SECTION 66020, YOU WILL BE BARRED FROM CHALLENGING THE VALIDITY OR 37 REASONABLENESS OF THE FEES, EXACTIONS. DEDICATIONS, RESERVATIONS, AND D. This matter is subj ect to the California Code of Civil Procedures (CCP) judicial review must be 1094.6. Section sought 1094.5; the is governed time by which by CCP Section E. To the extent permitted by law, the Applicant shall indemnify and hold harmless the City , its City Council, its officers, employees and agents (the '. ndemnified parties") from and against any claim, action, or -c eeding brought by a third party against the indemnified p ----s and the applicant to attack, set aside or void, any p .---.:. approval authorized hereby for the Project, i n~ ng -·'t hout limitation) reimbursing the City for its a attorn fees and costs incurred in defense of the l ' ga tion. The-· -. ty may, in its sole discretion, elect to defe---_a ny such act io i th attorneys --of its own choice. ~~ PASSED: AYES: NOES: ABSENT~: ;~~~ ATTE APPROVED AS TO F~~ --- ----------------------------- --------------- -- AP PROVED: - Director of Planning and Community Environment Senior Asst. City Attorney 38 PLANS AND DRAWINGS REFERENCED: 1. Those plans prepared by Heather Camino Real", consisting of 19 pages, received on June 12, 2013. Young dated ------------------------------ - - ---------- 39 entitled "3159 El June 12, 2013, and ---. ,-"", "', ... ~ 5" " ?:.,~. "'- ". The City of Palo Alto ,,"IcII, 2013-06-17 18;01:43 (\\ce.mop.lQII$loIslodmnlml,"\vIow.mdb) ./" /.,,": ................. " .............. ··· .. ·-:F··.~.;,·.~·· ..... , .... ·\. .. ;;;~··t1 ... ..... -~ .. \ ...•. -...... . (~.:~ 'Ilo ~. ~ . . / / Attachment B :rhlS map Is a product of the City of Palo Alto GIS 3159 El Camino Real ---366' • III'tttNo1a" .... 1on."." .n'Olleveil.bI. _ •. Th. cfty or PaloMo IUUIIIII no , .. pClllllb~f« InyttlOlf.OliB81o 2013 City or Palo Mo Minimum setbacks Front yard (ft.) Rear yard (ft.) Street side yard (right, Portage) Street side yard (left, Acacia) Build to Lines (required % of wall to be built up to the required setback line) I Permitted setback encroachments Maximum Site Coverage Minimum Landscape Open Space Usable Open Space Residential Density Maximum Height AttachmentC Zoning Compliance Table 3159 EI Camino Real 13PLN-00040 CS Proposed 0' -10' to create an 4 feet (provides 12 wide effective 8'-12' effective sidewalk) effective sidewalk width 10' for residential 0' 10' minimum at for commercial portion residential 5' 7' -6" 5" 5' 50% of frontage built .55% at EI Camino Real to setback 33% of side street built 39% at Acacia Ave. to setback 0% at Portage Ave. 6 feet for balconies 5 feet 11 inches at Portage Ave. for balconies 50% 34,752 s.f. 27,432 s.f. 30% = 20,851 s.f. 27,785 s.f; 150 s.f. per unit 9209 s.f. private 9,526 s.f. common 30 dwelling units per 48 units acre = 48 units 50 feet 55 feet Compliance conforms conforms conforms conforms conforms Conforms DEE (exceeds by 2 feet 6 inches) conforms conforms conforms conforms conforms DEE (exceeds by 5 feet) Floor Area Maximum Residential Floor Area Ratio (FAR) Allowable Commercial Floor Area Ratio (FAR) Total Mixed Use Floor Area Ratio (FAR) Vehicle Parking Existing commercial recreation New commercial recreation Restaurant (public service area) Restaurant (back of house) Retail Office Residential Studio units Attachment C Zoning Compliance Table 3159 El Camino Real 13PLN-00040 0 .. 6:1 = 41,702 s.f. 42,860 s.f. 0.4: 1 = 27,801 s.f. 31 '262 s.f. 1.0: 1 = 69,503 s.f. 74,122 s.f. 1 per each 4 person 33 spaces provided capacity( 6,616 s.f.) = 33 spaces 1 per each 4 person 11 spaces provided capacity (2,447) = 11 spaces 1 space for each 60 41 spaces provided gross s.f. 2,483/60 = 41 spaces 1 space for each 200 13 spaces provided gross s.f. 2,598/200 = 13 spaces 1 space for each 200 5 spaces provided gross s.f. 1,000/200 = 5 spaces 1 space for each 250 64 spaces provided gross s.f. 16,118/250 = 64 spaces 1.25 spaces per unit 33 spaces 33 units x 1.25 =41.25 (8.25 fewer spaces due spaces to state code reductions in parking requirements) FAR concession (1,158 over) FAR concession (3,461 over) FAR concession (4,619 over) One bedroom units Two bedroom units Guest Spaces Total Spaces Required (per PAMC) Bicycle Parking Commercial Recreation Restaurant (Public Service Area) Restaurant (back of house areas) Retail Attachment C Zoning Compliance Table 3159 El Camino Real 13PLN-00040 1 ; 5 spaces per unit 14 spaces 14 units x 1.5 = 21 (7 spaces fewer due to spaces state code parking reductions) 2 spaces per unit 2 spaces 1 unit x 2 = s spaces 33% of units 16 spaces o spaces 247 spaces 216 spaces provided With state code 216 spaces provided reductions for residential parking, the total parking requirement is = 216 spaces 1 space /16 occupants 20% LT 80%ST 44/4=11 2 LT + 9 ST spaces 11 spaces 1 space/600 dross s.f. 40%L T, 60%ST 2,483/600 =4 2LT+2ST 4 spaces 1 space/2000 gross s.f. 40%L T, 60%ST 2,017/2000 = 1 ST 1 space 1 space/2000 gross s.f. 20%L T, 80%ST 1,000/2,000 = 1 ST 1 space 31 spaces less thanPAMC conforms ! I Ij ~ I I Office Residential Total Bike Spaces Attachment C Zoning Compliance Table 3159 EI Camino Real 13PLN-00040 1 space/2,500 gross s.f. 80%LT,20%ST 16,1189/2500 5LT + 1ST 6 spaces 1 space/unit L T = 48L T 48 spaces 57 Long term (L T) and 61 LT and 30 ST 14 short term (ST) conforms ATTACHMENTD APPLICABLE COMPREHENSIVE PLAN POLICIES 3159 EI Camino Real 13PLN-00140 Land Use and Community Desil(n Element The Comprehensive Plan land use designation for the site is Service Commercial Goal L-l: A well-designed, compact city, [rhe proposed mixed use building is of an ~roviding residents and visitors with attractive attractive design providing a diverse nlix of uses ~eighborhoods, work places, shopping district, [within a single project providing retail, office public facilities and open spaces. and residential uses. Policy L-5: Maintain the scale and character of The proposed mixed use building follows the he City. A void land uses that are overwhelming city's guidelines providing an urban edge along and unacceptable due their size and scale. EI Camino Real. Portions of the building's first and second floor are at the setback while the hird and fourth floors are· set further back such .. hat the height of the building does not overwhelm the street. !policy L-7: Evaluate changes in land use in the The redevelopment of the site with the proposed context of regional needs, overall City welfare mixed use project is an appropriate land use and objectives, as well as the desires of change for the site. It places a mixture of uses surrounding neighborhoods. along a transit corridor, including small rental iUnits, where increased densities are encouraged. Goal L-6: Well-designed buildings that create [rhe proposed architectural design of the new coherent development patterns and enhance city mixed use builditig appears to be of a high streets and public spaces. ~uality and would enhance the existing EI Camino Real streetscape. The proposal ~liminates all existing curb cuts along EI Camino lReal, itpproving pedestrian safety and provides a ~aised plaza at the comer ofEI Camino and 1P0rtage A venue. A covered pedestrian arcade is also proposed at the retail space fronting EI Camino Real. Goal L-4: Inviting, pedestrian-scale centers that [rhe attractive design of the new mixed use offer a variety of retail and commercial services building would be inviting and would provide a and provide focal points and community multitude of uses to benefit the conlmunity. The gathering places for the City's residential ground floor spaces include a possible restaurant, neighborhoods and Employment Districts. ~etail spaces, a fitness facility, office space and at grade parking. The facility is designed with a large central portico that invites pedestrians into he space and facilitates increased mobility hrough the project. 1P0licy L-31: Develop the Cal-Ventura area as a rrhe proposed mixed use project fulfills this ~ell-designed mixed use district with diverse policy that encourages mixed use development in land uses,· two-to three-story buildings, and a he Cal-Ventura area. network of pedestrian oriented streets providing links to California A venue. Goal L-9: Attractive, inviting public spaces and The proposed new wider sidewalk, consistent streets that enhance the image and character of along the entire block frontage at El Camino I,he City. Real, with an elevated plaza area, would improve L-he character of the City Policy L-48: Promote high quality, creative The proposed mixed use project is a quality, design and site planning that is compatible with ~ creatively designed project. The modem design he surrounding development and public spaces. is of a character that would be consistent with the surrounding eclectic architecture. !policy L-49: Design buildings to revit~lize [rhe mixed use project would revitalize the area streets and public spaces and to enhance a sense ~hat is currently underutilized with a vacant pf community and personal safety. Provide an rarce1 and structures that do not maximize the ordered variety of entries, porches, windows, sites land use potential. The project would pays, and balconies along public ways where it is ~nhance the street and improve personal safety consistent with neighborhood character; avoid !With wider sidewalks and elimination of curb solid walls at street level; and include human-puts. The building would have many balconies scale details and massing. ~hat overlook the street, ample window fenestration, bays, courtyards, porches, arcades, and doorways that would activate the public right of way. Policy L-75: Minimize the negative impacts of ~ll new parking is located behind and under the parking lots. Locate parking behind buildings or pUilding or located underground such that no underground wherever possible. ppen parking lots are visible form El Camino Real. !policy L-77: encourage alternatives to surface Most of the parking associate with the project is rarking lots to minimize the amount of land that proposed below grade such that it is not visible. Imust be devoted to parking, provided that ~conomic and traffic safety goals can still be achieved. !Policy L-78 Encourage development that This project proposes multiple uses that have a preatively integrates parking into the project by combination of dedicated and shared parking providing for shared use of parking areas. facilities to maximize the use of available parking and a large number of parking lifts to maximize the amount of parking provided while minimizing the area devoted to parking. Transportation Element Goal T -3: Facilities, services and programs that The mixed use nature of the project enhances the ~ncourage and promote walking and bicycling. ability for people to live and work in the same location. The wider sidewalks with the elimination of curb cuts improve pedestrian access. The provision of at grade and secured bicycle parking along with shower facilities would assist in encouraging bicycle ridership. !policy T -19: Improve and create additional, attractive, secure bicycle parking at both public and private facilities, including multi-modal "ransit stations, on transit vehicles, in City parks, at public facilities, in new private developments, and other community destinations, The new project would provide both at grade and secured bicycle parking, Policy T -23: Encourage pedestrian-friendly The proposal for a new mixed use building d ' c, tu h 'd Ik t t t would greatly enhance the existing street with eSIgn lea res suc as SI ewa s, s ree rees, ' '" 't k' bl' d td .. he constructIOn of a new buIldIng wIth ample on-Sl e par mg, pU IC spaces, gar ens,ou oor, , , fu 't rt d' t t' h't tu I d t 'I pedestrIan level fenestratIOn and detaIl, rnl ure a ,an meres lng arc 1 ec ra e al s,' . . , preservatIon of large mature street trees, WIder sidewalks, and an activated plaza area for pedestrian interest. Policy H-2: Identify and implement a variety of The proposal increases housing density and strategies to increase housing density and provides studio and one bedroom units that are diversity in appropriate locations, Emphasize small and more affordable than the larger and encourage the development of affordable and residential units typically proposed within the attainable housing, City. folicy H-3: Continue to support the re-The proposal redevelops underutilized land for ~esignation of suitable vacant of under utilized mixed use, including housing. lands for housing and mixed uses containing ~ousing, !policy H-4: Encourage mixed use projects as a means of increasing the housing supply while ipromoting diversity and neighborhood vitality. The proposed mixed use project increases the housing supply by providing small rental housing units that are not typically seen in new developments while also adding new retail and commercial uses to the site to promote diversity and neighborhood vitality, June 12, 2013 Russ Reich, Senior Planner City of Palo Alto Planning and Community Environment Department 250 Hamilton Avenue Palo Alto~ CA 94301 RE: 3159 Ef Camino Real Site and Design Review Submittal Russ, Summary Attachment E The project we propose for 3159 EI Camino Real Is an addition to the existing building currently OCCupied by Equinox Fitness. The project proposal requests no exception or variance to the underlying CS zoning requlr.ements; the proposed project meets the CS zoning requirement by right. Because 10% of the apartment units will be made available to lower income renters, the project Is entitled to one zoning concession as per the Density Bonus Law. Additional FAR has been selected as the project's concession. The cilscretionary action that we are asking the City for Is to allow two Design Enhancement Exceptions to take advantage of site specific opportunities, and for the pirector to approve a Conditional Use Permit to allow more than 5/000 square feet of office on a single lot. These actions are discussed further below. Please note that a separate application was submitted In November 2012 to merge the underlying ,properties of this project into a single lot. The City's action on this proposal has no bearing on the merger application. ' . Discussion The subject property is located In the CS zone, and extends along the east side of EI Camino Real from Acacia Avenue on the north to Portage Avenue on the south, continuing along Portage Avenue in an "L" shape to encompass the existing parking facility on Portage, adjacent to Equinox. We a~e pleased to bring forwa~d a mixed use project to this Increasingly diverse area. The development's commercial recreation, restaurant and retail spaces on the first floor, office space on the first through third floors and residential apartments on the second through fourth floors support the vibrant growth that is occurring In this part of town. The apartments will be for-rent units; no condominium map Is being requested. The overwhelming majority of the apartments will be either studio or. one bedroom units designed for an urban lifestyle. The proposal includes the removal of the existing building at the corner of EI Camino and Portage that currently houses We Fix Macs. A total of five curb cuts will also be removed: two along EI Camino, two on Acacia and one on Portage,providing enhanced pedestrian safety and additional on-street parking. Fergus Garber Group 81 Enclna Avenue \ Palo Alto CA 94301 phone 650/473·0400 fal( 650/473·0410 June 12, 2013 The primary building masses along EI Camino are located at the "build-to" line to meet the EI Camino Guidellnes, providing a strong street edge and a 12 foot sidewalk width free of driveway curb cuts. The front elevation features a gracious pedestrian portal that leads to the main stair tower and interior 'courtyard. The upper floors step back from the fir'st floor to allow for generous deck spaces, enUvening the fa~ade and courtyard. The intent is to provide an Inviting pedestrian environment along EI Camino Real. The new structure places a glassy first floor retail/restaurant element that anchors the corner of EI Camine:> and Portage with an elevated corner plaza Intended to serve as an outdoor gathering space. The contemporary design ofthe architecture Is intended to complement the utilitarian arid ,Industrial character of the neighborhood with simple concrete and steel materials and forms. Parking and Bicycles The proposed project is fully parked. Vehicular parking Is provided In the existing two-level garage on Po'rtage Avenue, supplemented by a new underground garage that will be accessed from the below grade portlo,n of the existing garage. In addition, convenient on-grade visitor parking is tucked beneath the residential wing of the building at Portage Avenue. Machine parking for tenants and residents will be employed In the new portion of the underground garage, while conventional spaces are provided for customers and visitors. Ample bicycle parking Is provided throughout the project. Short term racks are provided at the ground floor near primary building entrances; long term bicycle storage Is prOVided In specialized individual apartment storage"closets supplemented with at-grade and below-grade secure bicycle stor~ge rooms. In addition, we are proposing an area for a future bike share station on Portage Avenue. Comprehensive Plan Conformance This proposal satisfies Comprehensive Plan policies and the South EI Camino Design Guidelines in a number of ways, Improving underutllized land to proVide dense rental housing In a mixed use development that promotes diversity and neighborhood vitality (Comp. Plan Policies H-3 and H-4). The building is designed to reinforce the street, with parking concealed behind and beneath the structure in accordance with the Design Guidelines and Camp. Plan Policy L-75. Density Bonus Law 10% of the apartment units will be made available to lower income renters. In accorda,nce with Density Bonus Law (Government Code 65915), the affordable units entitle the project to one zoning conces'slon. An additi9nal4}619 square feet of FAR is requested. In addition, the parking required for the residential portion of the project has been designed to meet the ratios specified in Government Code 65915. Design Enhancement Exceptions ' Two Design Enhancement Exceptions are requested as a part of this application. The first Design Enhancement Exception requested Is for a relaxation of the "bulld to" requirement along Portage to allow a 7 foot 6 inch setback In lieu of a 5 foot setback. While the walls of the building itself will be located two and a half feet from the setback line, 94 linear feet of new raised planters and site walls are proposed along the property finel corresponding to 53% of the building's width. We believe the necessary findings can be made as follows: Fer gus Gar b erG r 0 U P 8 1 Ene ina A v e n U ePa loA Ito CA 9 4 3 0 1 phone 650/473-0400 fax 650/473-0410 June 12, 2013 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. The property is unique In that an existing parking structure occupies 62% of the frontage along Portage Avenue. In addition/ there Is an existing ground elevation change of approximately three feet from, the corner of Acacia and EI Camino to the ground level at the edge of the existing parking structure. 2. The granting of the application 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 architectural review findings set forth in SectIon 18. 76.020(d). The proposed ground floor levels have been set to allow atcesslblllty across the site as well as at the EI Camino Real entry points. This result$ in an elevated plaza area at the corner of EI Camino and Portag~, which serves both to mark the corner and to provide a distinct sense of destination for vislt,?rs. Access to the elevated plaza will be provided via a stairway at the corner and a ramp along Portage at the face of the building. A seven foot six inch setbaCk at this location will allow space for the ramp in addition to.a landscape buffer strip. , . 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. Far from being detrimental or injurious, the two foot six Inch exception would afford enhanced aesthetics while providing easy accessibility. The second Design Enhancement Exception requested is to allow rooftop lig~t monitors that align with the proposed 5 foot 6 inch high mechanical roof screen, with a top elevation of 55'.011• The monitors will provide natural lighting to the Interior of the fourth floor residential units. In the absence of the roof monitors, the rooftop would be populated by a series of Individual roof screens. We believe that the findings can be made to support this exception as follows: 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. This project is unique in that It Is a mixed use development that provides much-needed residential density on EI Camino Real while providing ground floor retail space. . 2. The granting of the application 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 architectural review findings set forth In Section 18. 76.020(d). Inserting the light monitors between the required roof screens provides a consistent horizontal element at the rooftop where an assortment of Individual mechanical screens would otherwise be located, resulting In a more· streamlined profile. The Introduct'ion of glazing in this location breaks up the scale of the roof screen and creates visual Interest. The quality and design of the light monitor/roof screen walls Is much higher than that of typical roof screens. 3. The exception is related to a mInor architectural feature or sIte Improvement that will not be detrimental Dr injurious to property or improvements ;n the vicinity and will not be detrimental to the public health safety, general welfare or convenience. The height of the monitors will Fergus Garber Group 81 Enclna Avenue Palo Alto CA 94301 P h 0 I'l e 6 5 0 147 3 -0400 fax 6 50/4" 3 . 0 4 1 0 June 12, 2013 align with roof screens,that comply with the zoning regulatlons~ therefore the overall visible height of the building will not Increase. Conditional Use Permit Weare also requesting that the Director approve a Conditional Use Permit to allow more than 5,000 square feet of office space on a single lot. The property previously comprised six lots, but was reduced to four in November of 2011, when three of the original lots were merged. Each of the original six lots would have ,been eligible for up to 5,000 square feet of 6fflceuse, for a total of 30,000 square feet. As mentioned above, an application to merge these lots into a s,lngle lot Is in process. The proposed project includes ~p to 16,118 square feet of office space, the majority of which will be located on the third floor. We beiieve that the findings for 'a Conditional Use Permit can be made as follows: The granting of the application will: 1. Not be detrimental or injurious to property or Improvements In the vicinity, and will not be detrimental to the public health, safetYI general welfarel or convenience. The m Ix of uses proposed on the site will enhance the sense of community in the immediate vicinity, enhancing neighboring property values and providing a more walkable streetscape. The proposed uses are compatible with other uses In the vicinity, and the building mass will knit together the streetscape that Is currently marred by surface parking lots. 2. Be located and conducted in a manner In accord with the Palo Alto Comprehensive Plan and the purposes of this title (Zoning). The proposed mixed use project is d~slgned to conform to the requirements of the CS zone, providing ample retail ~nd commercial uses on the ground floor along EI Camino, 48 units of rental apartments, and office space on the first and second floors at Acacia and at the third floor along EI Camino Real. This Is a true mixed use project. ' The project supports Comprehensive Plan Policy 8-25: "Strengthen the commercia I viability of businesses along EI Camino Real. Encourage the development of pedestrian-oriented neighborhood retail and office centers along the EI Camino Real corridor," while also providing much needed rental apartment units. Program L-30 of the Comprehensive Plan includes a diagram of the Cal-Ventura area recommending retail and professional offices along this section of EI Camino Real. Thank you for your assistance with this application. Please feel free to contact me with any questions. , Sincerely, Fergus Garber Young Architects ~Jtd Heather Young ~-;I'~ cc: John Tarlton, Tarlton Properties Inc. Fergus Garber Group 81 Enclna Avenue Palo Alto CA 94301 phone 650/473-0400 fax 650/473-0410 Attachment F o CI TY 0;:-City of Palo Alto (10 # 3919) PALO ALTO Planning & Transportation Commission Staff Report Report Type: Meeting Date: 7/10/2013 Summary Title: 3159 EI Camino Real Title: Request by Heather Young on behalf of Portage Avenue Portfolio, LLC, for Site and Design Review of a five story, 55 foot tall, 75,042 s.f. building, replacing an existing 900 s.f. commercial building to establish 48 residential apartment units, and commercial and retail uses on a 1.6 acre site. The proposal includes retention of 6,661 s.f. of floor area (3127 EI Camino Real) and the existing parking structure at 440 Portage Avenue. Parking spaces provided for 223 vehicles would include mechanical parking lifts. Environmental Assessment: An Initial Study and Mitigated N'egative Declaration have been prepared. Zone District: Service Commercial (CS). From: Russ Reich, Senior Planner Lead Department: Planning & Transportation Commission Recommendation Staff recommends that the Planning and Transportation Commission (Commission) recommend City Council approval of the draft Record of Land Use Action (Attachment A) approving: (1) A Mitigated Negative Declaration, prepared in accordance with the California Environmental Quality Act (CEQA); (2) The Site and Design Review application for a new 67,506 s.f. mixed-use building (added to an existing 6,616 s.f. building) on a 1.6 acre site (resulting in a total 74,122 s.f. of floor area on a 69,503 s.f. site, and FAR of 1.06:1) to provide 48 apartment units, including five below market rate units, and office and retail uses, with structured parking facilities (at surface and underground) providing 216 parking spaces (including 11 puzzle lifts for 196 cars), (3) Density Bonus concession permitting increased FAR for both residential and commercial components of the project in the total amount of 4, 619 square feet; and (4) A Conditional Use Permit (to allow 16,118 sq. ft. of office space on one parcel where the limit is 5,000 sJ.). City of Palo Alto Page 1 1 I I Background Site Location The project site, located south of Page Mill Road on State Route 82 (EI Camino Real), is bounded by Portage Avenue to the southeast and Acacia Avenue to the northwest, and the developed site at 435 Acacia Avenue (Equinox Gym building). The site includes the 6,616 s.f. Equinox Gym annex at 3127 EI Camino Real, the 900 s.f. "We Fix Macs" building at 3159 EI Camino Real, the parking structure at 440 Portage and two surface parking lots. The lot located at the northwest corner of the site has 11 parking spaces, and the parking lot at the southwest corner of the site (near the EI Camino Real and Portage Avenue intersection) has 44 parking spaces (on two separate parcels). The site has five curb cuts onto public rights of way: two curb cuts on Portage Avenue, one curb cut on the EI Camino Real, and two curb cuts on Acacia Avenue. To the north of Acacia Street is surface parking lot, across EI Camino Real to the west are restaurants (McDonalds and Fish Market), across Portage Street to the south is a retail use (Footlocker) and office buildings, and across the alley to the east is a retail use (Fry's Electronics). The 1.6 acre project site (69,503 square feet) consists of four parcels to be merged under a separate application (preliminary parcel map process). The parcel is zoned CS (Service Commercial) and is regulated by requirements of Palo Alto Municipal Code (PAMC) Chapter 18.16. Mixed-use is a permitted land use in the CS zone district. The Comprehensive Plan designation for this site is also Service Commercial, which allows for facilities providing citywide and regional services and relies on customers arriving by car. Residential and mixed use projects may be appropriate in this land use category. Project Description The proposed project is 67,506 s.f. mixed use building which, when combined with the existing 6,616 s.f. Equinox gym annex located on the site, would result floor area to a total of 74,122 s.f. The maximum height would be 55 feet above grade to allow for loft space in the fourth floor residential units, as well as to screen mechanical equipment. At the ground floor level, retail/restaurant/commercial recreation space is proposed, and the building setback on EI Camino Real would allow an effective 12 foot sidewalk width. A total of 48 residential apartment units would be provided on four of the floors (second, third, fourth, and partial fifth floors). The proposed loft spaces, accessible internally from fourth floor residential units would have floors below the ceiling level of the fourth floor units. Office space would be provided on portions of the first, second, and third floors. Third and fourth floors are proposed above a portion of the existing Equinox building at 3127 EI Camino Real. The first and second floors would be separated across the site by the existing Equinox building walls and by a courtyard proposed between the gym and the new restaurant/retail space. The third and fourth floors across the site are mostly physically separated (using expansion joints) except for limited hallway access, but would be visually connected. City of Palo Alto Page 2 The project includes surface and one level of underground parking facilities (13 feet below grade) for 216 parking spaces, including 11 puzzle parking lifts. The building would be constructed to displace one surface parking lot and reduce the size and cover another surface parking lot on the site. The subterranean garage would connect to the existing below grade garage on Portage Avenue (that serves tenants of 411-435 Acacia Avenue) at the south east corner of the site. The main, finished garage floor level would be located below the existing site grades, and three level car stackers would be installed in the garage. The lifts would extend approximately six to seven feet below the main garage floor. Vehicular access to the site would be provided exclusively on Portage Avenue via two curb cuts; all other existing curb cuts (on EI Camino Real and Acacia Avenue) would be removed. The parking spaces would be provided in both the existing two- level garages on Portage Avenue, and in the new underground garage that would be accessed from a below grade connection to the existing Portage Avenue garage. Fifteen (15) surface level visitor parking spaces are proposed beneath the residential wing of the proposed building. Site improvements such as landscaping, walkways and an outdoor dining terrace are also included in the proposed project. Plans also reflect a new concrete pad projecting at the level of the EI Camino Real sidewalk into EI Camino Real right of way to provide a corral for 18 bike pa rki ng spaces. Other project aspects include a Conditional Use Permit (CUP), Design Enhancement Exceptions (DEEs), Floor Area Ratio (FAR) Concession, and parking reduction incentives. A CUP is requested to permit the proposed office floor area to exceed the 5,000 square feet per parcel limit (by 11,118 s.f.). Two DEEs are requested and would be reviewed by the Architectural Review Board. One DEE is a request for the height of the residential loft spaces to exceed the 50 foot height limit by five additional feet. The second DEE requests a relaxation from the build-to requirement along the Portage Avenue frontage, resulting in a greater setback of seven feet six inches rather than a five foot setback. The proposal also includes five below market rate residential apartment units (10% of the total units), allowing a concession for greater floor area than the maximum allowable area, as well as fewer parking spaces than would otherwise be required. Summary of Land Use Action Commission Purview The Commission reviews and recommends the Mitigated Negative Declaration, Site and Design Review, density bonus concession and Use Permit applications. The recommendations will be forwarded to Council following hearing and recommendation by the ARB on the Site and Design Review and Design Enhancement Exception requests. The ARB hearing will be another public City of Palo Alto Page 3 comment opportunity on the environmental document and project as a whole, but the ARB focus is on the ARB findings to ensure good site design, landscaping and building design, and the sustainability of the project. The Commission's focus is on the environmental document, land use and Site and Design Review findings. The Council will receive both recommendations and minutes of the public hearings in the staff report and presentation to Council. Summary of Key Issues Concessions for FAR Five of the proposed 48 rental apartment units will be provided as below market rate units. This is 10% of the total number of units. The floor area allowance in the CS zone district is 1:1 or 69,503 square feet for this site. The maximum nonresidential floor area is 0.4:1 of the site or 27,801 sq.ft., where the proposed nonresidential floor area is 31,262 sq.ft. (3,460 sq.ft. over the 0.4:1 nonresidential FAR). Of the nonresidential floor area, .15:1 FAR or 10,425 sqJt. of floor area must be ground floor commercial area; the project includes 17,073 sJ. of ground floor commercial area, meeting the minimum standard. The maximum residential floor area is 0.6:1 or 41,701 sq.ft. where 42,860 sq.ft. is proposed (1,158 sq.ft. over the 0.6:1 residential FAR). To assist in providing the proposed BM R units, the applicant has proposed to exceed the allowable 1:1 FAR (69,503 sq.ft. of floor area) by 4,619 square feet for a total floor area of 74,122 square feet. State density bonus law allows for concessions when at least 10% of the housing units proposed are affordable units. The requested concession is an FAR of .06:1 over the maximum allowable 1:1 FAR. The housing component of this project is a good example of the type of housing development envisioned by the new Housing Element. The sites were located on the City's inventory. The project combines smaller sized parcels to maximize density. The small units are designed to appeal to an urban commuter and they are located close to transit. The requested concession is also consistent with the Density Bonus recently recommended by the Commission. Parking Reductions The total number of parking spaces that would generally be required for the project based on the city's zoning requirements is 247 parking spaces. State density bonus law (Government code Section 65915, also formerly known as SB 1818) provides the ability to use a lower number of parking spaces when a project provides a minimum of 10% BMR units in a project. The differences between the City's residential parking requirements and the residential parking requirements under the State law are provided in the table below. City 0/ Palo Alto Page 4 Parking Table Residential City Standard Number State Incentives Number unit type (# of units X spaces of Spaces (# of units x spaces of spaces per unit required) per PAMC per unit required) per State Studio 33 x 1.25 41.25 33x 1 33 1 bedroom 14 x 1.5 21 14x 1 14 2 bedroom lx2 2 lx2 2 Guest Parking 33% 16 0% 0 Total Parking 80 49 Spaces The State law allows for a 31 space reduction in the number of parking spaces required in the project. While the project would provide 31 spaces fewer than the City's parking code requires, with the state incentives for parking reductions, the project will be otherwise zoning compliant for required parking. A breakdown of the parking regulations is provided in the zoning compliance table attachment C. DEE for Height The height limit for the CS zone is 50 feet. The applicant has proposed a DEE to exceed the 50 foot height limit by 5 feet, for a total height of 55 feet. This is requested so the height of the mechanical roof screens and the loft roofs could be integrated into one single cohesive roof element, rather than multiple roof screens randomly scattered across the top of the building. The DEE findings are provided in the draft Record of Land Use Action (Attachment A). DEE for Build to Line The CS zone district requires that 33% of the building be built up to the setback on the side 'streets (Acacia and Portage Avenues), and that 50% of the main building frontage (EI Camino Real) be at the setback line of zero to ten feet to create a 12 foot effective sidewalk with (curb to building face). On the 150 foot long Acacia Avenue frontage, 39% or 59' of the building wall is proposed to ,be placed at the five foot setback, therefore the requirement is met. On the 458 foot long Portage Avenue frontage, the length of the building wall is approximately 149 feet long. To meet the 33% build to setback requirement, at least 49 linear feet of the building wall would need to be built up to the five foot required setback. To accommodate the extension of the residential balconies and the accessible ramp up to the elevated plaza, the building would be built with a minimum seven foot six inch setback, rather than up to the required five foot setback. This would be two and one half feet further back from the street than is required by City 0/ Palo Alto Page 5 the code for 33% of the wall length. This would result in a greater setback than the build to requirement allows, necessitating a DEE request. While the building wall is further from the setback than required, the residential balconies at the second, third, and fourth floors would extend out forward 11 inches beyond the property line. Site and Design Review The Site and Design Review combining district is intended to provide a process for review and approval of development in environmentally and ecologically sensitive areas, including established community areas which may be sensitive to negative aesthetic factors, excessive noise, increased traffic, or other disruptions, in order to assure that use and development will be harmonious with other uses in the general vicinity, will be compatible with environmental and ecological objectives, and will be in accord with the Palo Alto Comprehensive Plan. The property is not located within an ecologically sensitive area or within a Site and DeSign combining district. The code, however, does require that mixed use projects providing more than four residential dwelling units are subject to Site and Design Review. Because the application includes 48 residential units, it is therefore subject to Site and Design Review which requires review by the Commission, the ARB and the City Council. The Commission and ARB will forward their recommendation to City Council for final approval of the proposed mixed use project. Since the CUP and the DEE's are part of the project proposal the final Council action will include these project elements as well. The Site and Design review findings are provided within the RLUA (Attachment A). Conditional Use Permit The CS zoning limits office uses to no more than 5,000 square feet per parcel. The zoning also contains a provision that allows the parcel to exceed the 5,000 s.f. office limit with a Conditional Use Permit. The limit is ultimately established by the Director. Since the four parcels will be combined into one parcel a Conditional Use permit to exceed the 5,000 s.f. limit of office space per parcel is included as part of the application. The total amount of office space proposed within the project is 16,118 square feet. This is only 21.7% of the total floor area within the project. The amount of office square footage is similar to the amount of retail floor area, providing a balance between the two uses while being considerably less than the proposed residential floor area proposed within the project. The CUP findings are provided within the RLUA (Attachment A). Bike Parking The plans provided in this packet includes a bulb out area at the EI Camino Real frontage to provide additional bike parking spaces. EI Camino Real is a State Highway and the California City of Palo Alto Page 6 Department of Transportation (Cal Trans) has ultimate authority over modifications to the EI Camino Real public right-of-way. Transportation staff does not believe that Cal Trans will be supportive of the bulb out element into the roadway and has directed the applicant to find alternative locations for the bike parking. The applicant has stated that the plans will be revised to eliminate the bulb out element and also provide the required bike parking at grade and in secured bike cages in the below grade garage. EI Camino Real Development Three guidelines are applicable to this site: (1) EI Camino Real Design Guidelines (ECR Guidelines), (2) South EI Camino Real Guidelines, recommended by ARB in 2002 (South ECR Guidelines), and (3) EI Camino Real Master Schematic Design Plan, 2003 Draft (Design Plan). South feR Guidelines: The project site is located within the Cal Ventura Area, a corridor area, as defined by the South EI Camino Real Design Guidelines (Guidelines). The Guidelines indicate new buildings should front EI Camino Real with prominent facades and entries should face EI Camino Real or clearly visible and easily accessible to pedestrians. • Guideline 3.1.2 states lithe design of the sidewalk setback should create an urban character"; the buildings would be set back from EI Camino Real to provide a 12 foot wide effective sidewalk width (curb face to building, required by Zoning Code Section 18.16.060). A raised outdoor dining terrace is proposed, facing EI Camino Real at the corner of Portage Avenue. • Guideline 3.1.8 notes IInew buildings should relate to and compliment surrounding buildings and street frontages" and IIprojects should relate to adjacent buildings with complimentary building orientations and compatible landscaping." No landscape plans have been submitted to date, but will be required for the Architectural Review Board hearing of the project. The proposed design would meet Guideline 4.1.6, which states, IIbuildings facing EI Camino Real should be oriented parallel to the ECR right of way to create a cohesive well-defined street." Two entries would be facing EI Camino Real. The proposed project would cover an entire EI Camino Real frontage block. Contextual streetscape views beyond the block were provided to allow for comparison of the project height and scale with development along the same side of EI Camino Real, mostly one-story buildings. The ARB would also evaluate the project pursuant to Guidelines 4.3.6, 4.5.4 and 4.5.5, which are: • Guideline 4.3.6: "AII exposed sides of a building should be deSigned with the same level City 0/ Palo Alto Page 7 of care and integrityll and "Buildings should be attractive and visually engaging from all sides, unless in a zero lot-line condition." • Guideline 4.5.4 and 4.5.5: "rooflines and roof shapes should be consistent with the design and structure of the building itself as well as with roof lines of adjacent build ings" and "roof forms should reflect the fa~ade articulation and building massing, as opposed to a single-mass roof over an articulated fa~ade." feR Guidelines: The 1979 ECR guidelines are somewhat helpful with respect to street trees, signage, architecture and building colors. • Trees: ECR guidelines call for 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 bustraffic. The five existing london Plane trees on EI Camino Real are shown as to be retained; three new street trees are proposed alon'g Acacia, and one street tree is proposed on Portage to supplement the existing Ash street tree. The landscape Plan to be prepared for ARB review would provide further detail as to plantings and proposed tree species. • Signage: There are a few relevant statements, such as -"Signs on ECR are limited to Yz to 2/3 the maximum 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 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." The project plans indicate one location for signage, at the intersection of EI Camino Real and Portage, a low wall sign. Further detail would be required for the staff and ARB review of signage placement. • Architecture: "In neighborhood commercial zones, the design should be pedestrian oriented; signs and details should not be primarily auto-oriented." Also, IIwhen possible buildings should be set back from the front property line, with landscaping or a people oriented plaza in front." The project provides for planter landscaping, new street trees where none currently exist, and some pedestrian oriented signage. An outdoor dining terrace, facing EI Camino Real, with trelliage, is also proposed to activate the EI Camino Real elevation. • Colors: "More than three colors on a structure will m9ke it incompatible with the City of Palo Alto Page 8 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." Colors and materials board would be provided for the ARB review. Policy Implications Many of the City's policies are reflected in the project's design. The South EI Camino Real Guidelines, the Context-Based Design Criteria, and Comprehensive Plan policies are implemented by this proposal. The project has pieced together smaller parcels to form a large enough parcel that is able to realize the elements of the various City Guidelines. The building provides a strong street edge along EI Camino Real while providing a wide 12 foot sidewalk, at minimum, and various other pedestrian amenties. The building would have four floors but the uper floors would be set back to reduce the apparent height and mass of the building on the street. The' building would have an elevated corner plaza at the intersection of Portage Avenue and EI Camino Real for outdoor seating, storefront entries that face the street, an arcade providing pedestrian weather protection, and residential balconies that relate to the street. The building fa~ade is well articulated with ample fenestration and a multitude of design elements including a corner glass element with sunshades, balconies at the residential floors, a wide opening to an interior courtyard and stair tower, and multiple transitions in building materials with numerous colors and textures. The project would replace surface parking lots, visible from EI Camino Real, with underground parking and surface parking that is at grade behind and beneath the new building. All curb cuts along EI Camino Real would be removed, resulting in improved pedestrian safety. Many of the project elements work together to improve pedestrian access and serve to implement the vision of a.more pedestrian-oriented EI Camino Real. In addition to the physical elements, the proposed uses within the project also serve to reduce auto usage and encourage pedestrian activity. This is a true mixed use project with a high number of small rental residential units not typically seen in mixed use projects of the recent past. This is a housing project that is not commonly built in Palo Alto and would be a welcome addition to the City's rental housing stock. The housing development is consistent with the City's recently adopted Housing Element and also consistent with the pending Density Bonus ordinance (scheduled for Council review in August). In adition to the residential uses, the proposal also includes a reasonable balance of office and retail spaces. Timeline Application submittal: Mitigated Negative Declaration available for Public comment: Planning and Transportation Commission Review: Architectural Review Board Review: City oj Palo Alto January 29, 2013 May 31,2013 July 10, 2013 TBD Page 9 City Council Review: TBD Environmental Review An Initial Study and Mitigated Negative Declaration have been prepared for the project and the 30 day public review and comment period began on May 31, 2013. The environmental analysis notes there are a few potentially significant impacts that would require mitigation measures to reduce them to a less than Significant level. These include mitigations for dust constrol during excavation, protection for nesting birds, building design for earthquake resistance, basement· shoring, a Health and Safety Plan for construction workers, a Remedial Risk Management Plan, collection of additional soil samples, installation of a vapor barrier, vapor collection, and venting system, third party inspection of vapor barrier and. venting system, a Groundwater Mitigation Plan, development of a Groundwater Extraction deSign, technical documents uploaded to the appropriate agencies, and the addition of a southbound West Charleston Road right turn overlap signal phase. Courtesy Copies Fergus Garber Young Architects Portage Avenue Portfolio, LLC Attachments: • Attachment A: Draft Record of Land Use Action (PDF) • Attachment B: Site location map (PDF) • Attachment C: Zoning Compliance Table (PDF) • Attachment D: Comprehensive Plan Compliance Table (PDF) • Attachment E: Applicant letter (PDF) • Attachment F: Initial Studay and Draft Mitigated Negative Declaration (PDF) • Attachment G: Project Plans (P&TC and Libraries only) (PDF) • Attachment H: Letter of Support (PDF) City 0/ Palo Alto Page 10 1 Planning and Transportation Commission 1 Draft Verbatim Minutes 2 July 10, 2013 3 4 EXCERPT 5 6 Public Hearing 7 8 3159 El Camino Real [13PLN-00040]: Request by Heather Young on behalf of Portage Avenue 9 Portfolio, LLC, for Site and Design Review and request for concessions under Density Bonus law of a five 10 story, 55 foot tall, 75,042 s.f. building, replacing an existing 900 s.f. commercial building to establish 48 11 residential apartment units, and commercial and retail uses on a 1.6 acre site. The proposal includes 12 retention of 6,661 s.f. of floor area (3127 El Camino Real) and the existing parking structure at 440 13 Portage Avenue. Parking spaces provided for 223 vehicles would include mechanical parking lifts. 14 Environmental Assessment: An Initial Study and Mitigated Negative Declaration have been prepared. 15 Zone District: Service Commercial (CS). *Quasi-Judicial (Continued from June 26, 2013) 16 17 Chair Martinez: And that’s consideration of an application for Site and Design Review and environmental 18 review and recommendation on the record of land use action on 3159 El Camino. Staff? 19 20 Aaron Aknin, Interim Director – Planning: Thank you and good evening Honorable Chair and Planning 21 Commission. Aaron Aknin, Interim Planning Director. Staff is here to give, Russ Reich our Senior Planner 22 will be giving a short presentation, but we also have Transportation staff here to answer any questions 23 you may have as well as our traffic transportation consultant who prepared the transportation portion of 24 the environmental review. I’ll turn it over to Russ at this time. 25 26 Russ Reich, Senior Planner: Thank you. Good evening Chair Martinez and Commissioners. The proposed 27 project is a 67,506 square foot mixed-use building which combined with the existing 6,616 square foot 28 Equinox Gym Annex located on the same site would result in a floor area of 74,122 square feet. The 29 proposed height of the building would be 55 feet above grade. At the ground level retail, restaurant, and 30 commercial recreation spaces are proposed. The building setback on El Camino would allow for an 31 effective 12 foot sidewalk. A total of 48 residential apartment units would be provided on the second, 32 third, and fourth floors of the building. 33 34 The project includes surface and one level of below grade parking facilities for 216 parking spaces 35 including 11 puzzle parking lifts. The subterranean garage would connect to the existing below grade 36 garage on Portage Avenue at the southeast corner of the site. Three level car stackers or puzzle lifts 37 would be installed in the garage. The applicant will provide a short video that demonstrates how these 38 work. Vehicular access to the site would be provided exclusively on Portage Avenue via two curb cuts. 39 All other existing curb cuts on El Camino and Acacia would be removed. The parking spaces would be 40 provided in both the existing two level garage on Portage Avenue and in the new underground garage 41 that would be accessed from a below grade connection to the existing Portage Garage. Fifteen surface 42 level visitor parking spaces are proposed beneath the residential wing of the building. Site improvements 43 such as landscaping, walkways, and other outdoor, and an outdoor dining terrace are also included in the 44 proposed project. 45 46 I’d like to touch on some of the key issues that are detailed within the staff report. Because the project 47 will provide ten percent or 5 of the 48 residential units as Below Market Rate (BMR) units also known as 48 BMR’s the applicant is entitled to request one concession to the City’s zoning requirements. The 49 concession the applicant has requested is for floor area. They’ve requested a total of 4,619 square feet. 50 This amount is consistent with the draft Density Bonus Ordinance that is likely to move forward to the 51 City Council next month. When providing BMR units projects are entitled by right to use the State’s 52 calculation for required parking for the residential units. This is not a concession. The State’s formula 53 results in 31 fewer spaces than the City’s formula. A breakdown of the City’s parking ratio versus the 54 State’s is provided in the parking table at the top of Page 5 of the staff report. 55 2 1 The applicant has requested two Design Enhancement Exceptions (DEE). One is for five feet in additional 2 height to allow for the height of the proposed loft spaces to be at the same height as the mechanical roof 3 screens to integrate them into one single rooftop element. The second Design Enhancement Exception 4 would allow the building to be setback two and a half feet further from the required setback on Portage 5 Avenue resulting in a seven and a half foot setback rather than a five foot setback. 6 7 Upon further analysis of the traffic study the applicant has modified the traffic report. At places you have 8 revised language of the proposed traffic mitigation and the traffic consultant’s letter explaining the 9 change. Also at places are questions from Commissioner Keller and staff responses along with a table 10 indicating the parking distribution of the various properties associated with the new project and the 11 existing parking structure at 440 Portage Avenue. 12 13 Staff has recommended that the Planning and Transportation Commission (PTC) recommend approval of 14 the proposed project. Staff and the applicant are here to answer any questions that you may have. 15 Thank you. 16 17 Chair Martinez: Thank you. Before we go forward the Vice-Chair has reminded me that this is quasi-18 judicial item and therefore Members of the Commission are asked to disclose any ex-parte 19 communications with the public or the applicant. Anyone? I see none. Ok. Is there additional members 20 of the staff that care to speak? City Attorney? 21 22 Mr. Aknin: No. If there’s any questions we’re available. 23 24 Chair Martinez: And the applicant is not going to? 25 26 Mr. Aknin: The applicant is here. 27 28 Mr. Reich: The applicant is here and prepared to make a presentation. 29 30 Chair Martinez; Ok. So if you’re ready to go forward with that. Before you do that we are going to open 31 the public hearing and if there are members of the public that care to speak to this, I don’t think that we 32 have any speaker cards yet. One comment. Ok. We invite more than one. And you’ll have 10 minutes. 33 Is that right? Fifteen minutes. Thank you. 34 35 Heather Young, Fergus Garber Young Architects: Good evening Commissioners, my name is Heather 36 Young and I’m with Fergus Garber Young Architects. We’re representing the project team. The project 37 we are bringing before you tonight is a mixed-use project. And it’s unusual in Palo Alto because it is a, 38 what I call a true mixed-use project. It doesn’t have a little bit of retail, a lot of commercial office, and a 39 little bit of residential. It’s very balanced in its distribution of nonresidential commercial office and 40 residential. As you can see from the perspective it is a multi-story structure. 41 42 The zoning for the project as you know is the CS, Commercial Service Zone, which has a 1.0 Floor Area 43 Ratio (FAR). That FAR is divided 0.6 for residential and 0.4 for nonresidential. We believe that the 44 project is supporting the goals of the Comprehensive Plan and the El Camino Real design guidelines and 45 we’d like to walk you through some of the ways that we believe it does that. Just to orient you, here’s El 46 Camino, Oregon, and Alma. We’re at 3159. You can see the property outlined here in the red dashed 47 line. There currently is Equinox’s extension on El Camino in this area, a surface parking lot with a small 48 structure to support a used car dealership that has not been in operation for several years, there’s some 49 additional surface parking to support Equinox, and surface parking and a small structure for We Fix Macs, 50 a retail establishment. The remainder of the site is an existing parking garage with surface parking and 51 below grade parking. The below grade parking is accessed off of Portage and goes under an elevated 52 pool structure that supports the Equinox gym. 53 54 Some other things in the neighborhood you’ll be familiar with: Fry’s store is further down Portage, there’s 55 a McDonald’s and the Fish Market, a local restaurant, an empty surface parking lot, Mike’s Bikes, Foot 56 3 Locker in a surface parking lot situation, and then as you go down Portage some older industrial style 1 buildings that have some been recently converted. And these are just some images of those structures: 2 the Fish Market, nearby is Palo Alto Square, We Fix Macs, Showcase Luxury Cars, Equinox in these three 3 images. And this building at 435 Portage are actually buildings that we’ve recently provided design 4 services for and those are the only buildings that have been modified in the recent past. 5 6 The existing site again you’ve got the expansion for Equinox that fronts El Camino Real, the parking lots, 7 We Fix Macs, and the other surface parking lots. This is the main component of Equinox’s gym and these 8 are General Motors (GM) offices. From the traffic you can see a number of curb cuts going in and out of 9 the site from Portage, El Camino, and Acacia. This again is the entrance to the below grade lot and the 10 surface lot. There are some primary entries and exits along this sidewalk. Only exits onto Acacia and 11 exits here. We Fix Macs is a tiny little entrance, nothing of significance. All of the structures have 12 rooftop mechanical equipment and obviously El Camino is a source of noise generation. 13 14 The proposed project would complete the block from Acacia to Portage. Part of the goals of the 15 Comprehensive Plan it would maintain the existing structure at Equinox and add a new structure at the 16 corner of El Camino and Acacia and another structure at Portage. There would be a small surface 17 parking lot here to complement the existing parking and a pedestrian portal connecting El Camino and 18 the courtyard. The curb cuts on Acacia and El Camino would be removed. One of the curb cuts along 19 Portage would be removed. These orange areas here indicate locations for bicycle parking and a 20 proposed bike share location for the project that’s being rolled out now in San Francisco and along the 21 Peninsula. We would propose to have primary entrances into the building off of El Camino and also off of 22 the pedestrian portal and another primary entrance to the restaurant space off of the surface parking in 23 this area. There would also be a grade connection between this internal courtyard and the existing 24 parking. 25 26 This is just going to walk very quickly how the different uses of the site are composed. So this view from 27 Portage and El Camino you can see the existing Equinox structure and We Fix Macs. Excuse me, once 28 that’s removed the first addition would be a double height retail space, a double height restaurant space, 29 another double height space that’s either retail or commercial recreation, a little bit of commercial office 30 on the ground here, and some support spaces. The second floor some support spaces and residential 31 units, a small area of office. On the third floor along El Camino, commercial office space, more 32 residential on the two side streets, and then the fourth floor all residential, and then the roof screens and 33 lofts and the vertical circulation areas. 34 35 What you can see highlighted in this slide is the development of the urban plaza on the corner of Portage 36 and El Camino and a strengthening of the pedestrian experience along El Camino between Acacia and 37 Portage. As you probably know, we’re required to build up to 12 feet from the curb to create a maximum 38 12 foot sidewalk effective width for at least fifty percent of the frontage on El Camino. We have no 39 choice. However, we’re very sympathetic to some of the conversations that have been between City 40 Council and the community recently about the desire to have a greater sidewalk width. And so we’ve 41 gone intentionally to create this urban plaza in this area and also are developing this frontage as a 42 pedestrian arcade, a dining arcade to support the restaurant behind it and developing the pedestrian 43 portal to allow again for the pedestrian connection between El Camino and the interior courtyard. And 44 here you can see it built out with additional balconies, terraces, other opportunities for pedestrian and 45 occupant engagement with the street. 46 47 If we look at it from the Acacia corner again this is the existing structure to be removed and the double 48 height commercial recreation or retail space, office, the double height restaurant, the double height retail, 49 and some support with that small parking area. The second floor commercial office and residential. The 50 third floor across El Camino with commercial office, residential on the two flanking corners and then 51 again residential along the fourth floor. We’ve worked very hard to maintain this existing structure so 52 that it’s an infill project that goes adjacent to, above, and under that existing structure. We’ve also 53 worked aggressively to provide for that safety and welfare of the occupants of that structure during 54 construction such that the design for the seismic improvements that we’re executed last year on this 55 building allow for the shoring to occur, it’s already in place, the shoring for the building is already in place 56 4 and will have safe exits for any of the occupants in the building. There’s also a small pet friendly park in 1 this area I should just mention. And here you can see again that built out with additional terraces, 2 balconies, the fourth floor has been setback considerably from the street to have a lower mass developed 3 along El Camino so that we’re able to reinforce the pedestrian experience, but then set back for a more 4 private residential experience. 5 6 You can see we’ve highlighted some of the programs and policies from the Comprehensive Plan that we 7 believe the project is supporting and one of them is to consider a variety of strategies to address housing 8 density. And what we’ve done to address housing density in addition to maxing out this with 48 9 residential units, which is the most that we’re allowed. The units are studios, one bedrooms, and I 10 believe there’s 1 two bedroom unit. So it’s a dense housing opportunity. They are for rental only; they 11 are not condominiums at all. And we realized early on in the project that there would be a roof screen 12 that would be required for the mechanical equipment and that there was potentially an opportunity to 13 maximize the usable square footage within the same mass that would occur because of the roof screen. 14 And that’s the little lofts that you’ve seen referenced in the discussion and also in your package, the little 15 sectional drawings. So it’s just a small little bonus room for some of those residential units to make them 16 more usable. 17 18 And parking I’m sure is a very, a very sensitive topic. As you saw in the report there have been 19 calculations for all of the parking requirements for the different uses: the retail, the commercial 20 recreation, the restaurant, the office, and the residential. And all of those are being met with the parking 21 that’s being provided. We have 15 additional sites, parking spots here at grade and then when you go 22 below grade again through the ramp to go down to the lower level these gray toned areas are the puzzle 23 lifts that Russ referred to a moment ago. They are car stacking machines and those would be dedicated 24 reserved spaces for the residents and the commercial office users, not just in this building, but in the 25 other structures that are served by the Portage garage, this existing garage. So by reassigning for 26 instance GM office people a reserved spot in the puzzle lifts, the spot that their car may have taken all 27 day now becomes available for intermittent users who are visitors to the site either to the retail or to the 28 restaurant or to Equinox. You won’t have a condition where office workers for instance or residents are 29 parking in the surface spaces all day long. Those will be high turnover spaces. 30 31 And if you come to look at this you will see this is an example of how the puzzle lifts work. When a 32 vehicle approaches it the occupant gets out. They use a fob that recognizes their car and the platform 33 that is reserved for their car moves into position. They get out of the car, hit the fob again and the gate 34 closes. Their car is relocated to its designated spot. If you go to retrieve your car it’s a similar activity. 35 You use the fob to call your car. The puzzle lifts move the car to the correct location, the gate opens, 36 you’re able to retrieve your car and then you close the gate again. 37 38 These photos off to the left are of a trip that was taken to an installation of this type of car stacking 39 machine here in Oakland. And we were very fortunate Amy French, Rafael Ruiz, and Jaime Rodriguez 40 from City staff were able to go and see the lifts in operation for themselves. And it is an unusual thing, 41 but I think for all of us seeing how they worked and how easily they worked gave us a great deal of 42 confidence to move forward with this proposal. Also you should know that the operators of this system 43 have installations throughout the Bay Area. Not all of them as large as the installation we’re proposing, 44 but I believe it’s 200 different locations throughout the Bay Area that they are utilizing products 45 manufactured by this company. 46 47 And we have some additional images of the project they’re probably better viewed on your screen. 48 Sorry, I’ll just close up. As you go through here you just see the different elevations and I hope you’ll 49 see the attention to detail that we’re bringing to the project with the change in scale between the 50 commercial and retail spaces versus the residential spaces with the private balconies. We’ve been 51 working to develop an interior courtyard space that would connect the upper and lower surface parking 52 lots that would provide a great deal of bicycle parking and open views between the site to help to 53 integrate it and take what had previously been a number of individual parcels, again some of them 54 parking or underuse parcels to turn it into one coherent project. And if you have any questions we’d be 55 more than happy to try and address them. Thank you very much for your time. 56 5 1 Chair Martinez: Thank you very much. Aaron, what’s next? Are there other members of the applicant’s 2 team to speak on this or they just here questions? 3 4 Mr. Aknin: I believe that was just it so we’re here to answer questions or the applicant can answer 5 questions as well. 6 7 Chair Martinez: Ok, then we’re going to open the public hearing. Members of the public we have three 8 members of the public who wish to speak on this. Each will be given three minutes to speak. 9 10 Vice-Chair Michael: So, excuse me, the first speaker will be Arthur Liberman to be followed by Bob Moss. 11 12 Arthur Liberman: Good evening Commissioners. Again I live on Chimalus in Barron Park. We are a 13 neighborhood in Barron Park of over 1,500 residences just across and down a few blocks from 3159 El 14 Camino. I wanted to say that I’m pleased that I met the representative of the proponents of the 15 representative of this project. Their application I understand was submitted in January. I wish that we 16 had the opportunity to discuss the scope and impact of the project with members of our community 17 beforehand. The first that I heard about it was in the agenda packet for this meeting. And I would like 18 to suggest to the Planning Department and Commissioners that you really use your persuasive legal 19 powers, whatever you can do to encourage developers to meet with neighborhood association groups at 20 an early stage of the project formulation, not just before it comes before a commission for a hearing. 21 22 So we are some of the folks in Barron Park who might be walking down the street to dine at one of the 23 restaurants in your project. We also are some of the folks who will be affected by the traffic generated 24 by the project. And as was said in Oral Communications by Mr. Buchanan traffic is a common issue that 25 a number of the associations and parking is another issue a number of the associations are focusing on 26 because it’s a common issue. At a PAN meeting when Mayor Scharff came he asked each of the 27 members of the association of this representative what’s the principle issue that you’re concerned with? 28 Traffic, parking, parking, traffic, traffic and parking, parking, traffic. So you get the picture. This is kind 29 of the common issue that many of us are hearing from our members of our associations. 30 31 So I would just like to, you mentioned traffic does extend beyond the nearby streets. One of the 32 mitigated issues for that was mentioned in the draft Mitigated Negative Declaration (MND), can’t 33 remember all the words, was a significant impact on Arastradero and West Charleston. That’s a mile and 34 a half away from this. So traffic does really go and extend beyond just the local area. and I wanted to 35 urge the Commission to try to focus on getting a comprehensive traffic study for the California Avenue 36 that actually I think had been begun, but it’s been parked into the Comprehensive Plan and it’s been 37 pushed down and down and at one, at some point it’s going to become irrelevant because all these 38 developments will happen before the plan is actually developed. 39 40 You really need to have a plan in place to know what the capacities are of the traffic infrastructure. The 41 Santa Clara Valley Transportation Authority (VTA) for example has a LOS methodology where they rate 42 the intersections. A lot of the intersections are already F. You can’t get below the F. That’s the bottom 43 line. How bad are we going to go? Without traffic study, a comprehensive traffic study to say what 44 really we can accept in our neighborhoods before people start using neighborhood streets and cause that 45 kind of problem you really need to have a comprehensive study. So that’s my suggestion for the 46 Commission. Thank you very much. 47 48 Chair Martinez: Thank you. Before the next speaker staff can you comment on neighborhood outreach 49 for this? What’s been happening? 50 51 Mr. Aknin: Yeah we typically encourage developers to do broader neighborhood outreach. In this case 52 the developer you could speak to, but in this case the only outreach that staff did was the standard 53 noticing of the 600 foot notice legal requirement. But I do agree with the speaker in common practice it 54 is good to have greater neighborhood outreach than less neighborhood outreach. 55 56 6 Chair Martinez: And the applicant? Can you speak to neighborhood outreach on this? 1 2 Ms. Young: Actually we did a good bit of outreach with the immediate adjacent neighbors, but did not 3 contact Barron Park folks. 4 5 Chair Martinez: Ok. Thank you. 6 7 Vice-Chair Michael: So the next speaker is Bob Moss to be followed by Mark Sabin. 8 9 Robert Moss: Thank you Chairman Martinez and Commissioners. To follow up on the outreach issue and 10 the problem a project of this scope definitely should have talked to the neighborhood associations, made 11 sure Barron Park, Charleston Meadows because this is going to have a horrendous impact on traffic. If 12 you’re familiar with that area if you’re driving north on El Camino between eight and ten o’ clock in the 13 morning traffic backs up bumper to bumper from Cambridge past Portage, sometimes several blocks past 14 Portage. In the evening rush hour it’s basically bumper to bumper from Page Mill all the way down past 15 Charleston and Arastradero. This project is not going to help that. It’s going to make it much worse. 16 And as Art said we’re going to have a risk of people ducking off El Camino and going through the 17 neighborhood. We’ve already had a significant increase in traffic on some of the neighborhood streets 18 because of the narrowing of Arastradero and blocking El Camino with more traffic isn’t going to make it 19 any better it’s going to make it worse. 20 21 There are a couple of other problems with this project. The first one is I think it looks much too massive 22 along El Camino. As you may recall the City Council wanted to have buildings setback and scale down 23 along El Camino so they didn’t just present a wall basically at the sidewalk. And that’s essentially what 24 this does. Having a little niche in the corner, let’s call it a semi architectural benefit doesn’t do it because 25 when you go down El Camino you just still see the wall. And if you want to see a really disastrous 26 mistake which emulates this, drive to Alma Plaza where the former Miki’s store was, I can’t tell you how 27 many people have told me how disgusted they are at that type of architecture and that lack of setback. 28 29 The second problem is I don’t see any reason why the 50 foot height limit should be exceeded. You have 30 a 50 foot height limit. If they can’t build as much interior space within 50 feet, cut it back. It’ll also help 31 the traffic. But we don’t want to have massive buildings creating major problems for traffic and 32 pedestrians and potential cut through traffic in neighborhoods just because somebody says, “Well I can 33 get away with it.” That’s not a good way of doing things and the traffic and the scale of the building I 34 think are going to be excessive. 35 36 Chair Martinez: Thank you. 37 38 Vice-Chair Michael: Next speaker is Mark Sabin to be followed by and I may have problems with your last 39 name, Richard Tevempler. 40 41 Mark Sabin: Good evening. A few weeks ago I was looking at Palo Alto Online and there was one piece 42 of information there. It said that the average house in Palo Alto was built in 1958. What I assume by 43 that is half the housing was built on or before 1958 and half was built after 1958. If that’s the case than 44 I don’t think anybody thinks that half the housing in Palo Alto should be demolished because it’s 50 years 45 old. I bring that up because anything that’s built now we should expect it to last more than 50 years. 46 And in less than 40 years we come up against maybe thirty-two mandates where carbon dioxide 47 production has to be 80 percent below what they were in 1990. So anything that gets built now is going 48 to factor in whether we’re going to meet that mandate gracefully or we have to do something drastically 49 be able to do it. 50 51 That’s why I think it’s important for developments like this to move forward because with more density 52 that’s closer to transit and also closer to commercial and services and all that sort of thing like this is you 53 have a development that I believe is more energy appropriate to what the realities are going to be in the 54 future. And so I think we’re going to be needing to look creatively at things like this more now and in the 55 future than we are in simply looking at traffic impacts and that sort of thing. Down the road traffic 56 7 impacts may be the least of our problems. While they are important, it’s really important I think to be 1 creative and give projects like this a serious look because we can either start planning for that or start 2 getting done for it if we’re not being aggressive about meeting those mandates that are becoming down 3 the road. Thank you. 4 5 Chair Martinez: Thank you. 6 7 Vice-Chair Michael: Next speaker is Richard Tevempler. 8 9 Richard Tevempler: Good evening and thank you for your time. I’m Richard Tevempler and I’m the 10 Director of Development for the Sobrato Organization and we are owners of 311 El Camino and 200 11 through 370 Portage Avenue. And we’re here tonight or I’m here tonight to support the project that’s 12 before you. I think it’s a good design and a good project along the El Camino. Thank you. 13 14 Chair Martinez: Thank you very much. That was our last speaker. We’re going to keep the public 15 hearing open for a time. Before we, it comes to the Commission City Attorney do you have something 16 you want to add? 17 18 Cara Silver, Senior Assistant City Attorney: Yes, you may want to offer the applicant some rebuttal time. 19 It’s customary in a quasi-judicial application to allow for that. 20 21 Chair Martinez: I will, but first I thought we might want to hear comments from the traffic consultants 22 that might be here because there were some significant issues raised about traffic impacts. 23 24 Mr. Aknin: He’s on his way up. 25 26 Jim Daiso, Traffic Engineer, Kimley-Horn and Associates: Good evening Commissioners, I’m Jim Daiso 27 with Kimley-Horn and Associates. I don’t have a formal presentation on the traffic study, but if you have 28 any questions I’d be happy to answer those. If not I can walk you through what we did in general, but I 29 think there might be some questions you would like answered. 30 31 Chair Martinez: Well members of the public raised some issues about the level of service along El Camino 32 and I thought you might want to address that in terms of the additional impacts if any of the proposed 33 project. 34 35 Mr. Daiso: Well the level of service element of the traffic study follows the Santa Clara VTA congestion 36 management program methodologies. Just about any project in Santa Clara County follows those 37 guidelines that are put out by Santa Clara VTA. And what it states is if it’s on the CMP network, the 38 Congestion Management Network or network of streets, highways, and intersections then there are 39 standards for level of service established for those. And the level of service established for most of those 40 intersections, if not all of them, is level of service E, which is in traffic engineering denoted by amount of 41 delays that an average driver would experience during the peak hour at a particular intersection. So to 42 determine impacts of a project on an intersection you measure how much additional delay that the 43 project would add to the intersection plus you look at how it might change the volume to capacity ratio, 44 which is another fancy term for how much of the capacity does the project take away from the general 45 motoring public. So you look at these two terms, these two calculations essentially. 46 47 We studied three fairly large or major intersections on either side of the project. And because it, the 48 project did not in our estimates of its traffic generation did not generate more than 100 trips in any given 49 period, which is the VTA’s CMP threshold for doing a major traffic study we looked at these three 50 intersections that were fairly major and potentially impacted so that the criteria we go by once we 51 generate, we estimate the traffic, we assign it to the roadways and based on existing patterns of travel 52 and then we look at, we use software and we calculate the delay and we look at the volume to capacity 53 ratio. Criteria states that if the project adds four seconds of delay or more plus and this is an and takes 54 away one percent of the intersection’s capacity for other people to use then it’s considered a significant 55 impact and requires mitigation. 56 8 1 So we found that of the three intersections we were studying the one I think is in most question is 2 Charleston and El Camino Real that it was operating at a level of service F, which is not meeting CMP 3 standards today. And we add a few seconds of delay to it over four and we in essence we did trigger an 4 impact so we were required to mitigate that impact. We barely went over the criteria requirements, but 5 it was easily mitigated by looking at the signal timing and optimizing the signal timing, which is clearly 6 stated in the VTA guidelines as a legitimate mitigation measure. So while we looked at the study we’re 7 doing a Mitigated Negative Declaration by definition we needed to mitigate the impacts. We had that one 8 impact; we mitigated it and brought it down to just slightly below where it was before without the 9 project. The issue is this impact occurs in the year 2025. So it doesn’t occur today, it doesn’t occur in 10 2015. It occurs in 2025. So implementation of the mitigation measure really doesn’t need to happen for 11 a long time and I think we’ll work with staff on how that gest implemented. I think it’s more likely 12 contribute to a fund or something for a future signal system upgrade of the El Camino Real corridor. In 13 general not aside from the comments we heard that’s in essence the summary of the project and its 14 impacts and mitigation. 15 16 Chair Martinez: Great, thank you. That was helpful. Commissioners any questions before he 17 (interrupted) 18 19 Mr. Aknin: Chair? 20 21 Chair Martinez: Yes. 22 23 Mr. Aknin: Just to reiterate one thing that the Traffic Engineer just touched on. The level of service at 24 Charleston and El Camino right now operates at a level D. It does not operate at a level F right now. 25 That’s projecting out to (interrupted) 26 27 Mr. Daiso: I’m sorry, that’s the future level of service. 28 29 Mr. Aknin: Future, not the current. 30 31 Chair Martinez: Ok. So things will get worse not better. Great feature. Ok. Commissioners, questions 32 or comments? Commissioner Panelli. Please. 33 34 Commissioner Panelli: Thank you Mr. Chair. I’m going to ask staff some questions. Senior Planner Reich, 35 I want to, what I’m trying to understand is what in this project is absolutely by right versus what is being 36 asked for above and beyond by right? From what I understand and correct me if I’m wrong the density 37 bonus concession is a right, but we have discretion as to whether that’s the concession they get or can 38 you just give us a little more color and clarity there? 39 40 Mr. Reich: I’ll defer, thank you Commissioner Panelli, I’ll defer to the City Attorney to explain the 41 Commission’s purview over the concession. 42 43 Ms. Silver: Thank you. Cara Silver, Senior Assistant City Attorney. We’re in a bit of a limbo situation here 44 because we have not yet passed our Density Bonus Ordinance. So as you know the Planning Commission 45 has made a recommendation on the Density Bonus Ordinance and it will be going to the Council in 46 probably August for approval. But right now it has not been passed and so we must rely on the State 47 Density Bonus Law. So under State Density Bonus Law they are required or entitled to one concession 48 given the affordability restrictions of this particular project and that is by right in light of that fact that the 49 City does not have its own ordinance in place at this point. 50 51 Mr. Reich: And I just wanted to point out that the proposed concession of the 4,619 square feet that is 52 consistent with the proposed Density Bonus Ordinance that we’re proposing. So in the menu of items 53 that one can request for a concession in our proposed ordinance it specifies that an applicant can request 54 up to 50 percent additional FAR beyond what’s allowed in the code or up to the square footage of the 55 size of the additional restricted units. And so if you look at five units plus the associated area that is 56 9 needed in order to access them like the stairwells and the hallways and things like that it basically comes 1 up to that amount. So the request that they made would be consistent with what we’re considering 2 adopting in our ordinance. 3 4 Chair Martinez: Can I ask a follow up on that Russ? But aren’t they applying it to the commercial spaces? 5 6 Mr. Reich: The, our ordinance that’s in draft doesn’t specify how the square footage is allocated. It just 7 says, it just specifies what the potential limits that the City is looking at placing on them. Yes they are 8 diversifying the square footage; a portion of that for the residential and a portion for commercial. The 9 benefit though of using some of the square footage commercial though is that they have to fully park the 10 commercial where as if in the residential units under the State Density Bonus allowances they actually, 11 it’s a different parking calculation which results in fewer parking spaces. 12 13 Commissioner Panelli: Alright so let me just, just so it’s absolutely clear to me, the rest of my fellow 14 Commissioners, and all the public, members of the public the only way this would be not by right is if we 15 had a Density Bonus policy that was something different than what we’re proposing that would be more 16 restrictive than what we’re proposing? Would that be a fair way to characterize it? 17 18 Ms. Silver: Well first of all you’re of course only talking about the residential concession portion of this 19 project and the way our Density Bonus Ordinance is structured is that there are certain concessions on 20 the menu of concessions that are prioritized and an applicant is directed to those in the ordinance. If the 21 applicant wants to select a concession that’s not on the preferred menu they need to under the proposed 22 ordinance show economic justification for that. So they still theoretically could be entitled to additional 23 concessions, but there would be more scrutiny and it would come to this body and the Council for 24 approval. 25 26 Commissioner Panelli: Thank you for the clarification. Ok, so now that my understanding has been 27 validated and clarified further I’d like to understand this 5,000 square foot per parcel limit on office floor 28 area. And specifically I’m trying to understand why it’s a fixed number limit rather than a percentage of 29 FAR or percentage of… it sort of doesn’t make sense to me because as I understand it the applicant is in 30 the process of actually merging four lots. So theoretically by right for four smaller lots they could have 31 more office square footage than one larger lot of the exact same aggregate square footage. This makes 32 no sense to me and I really want staff to take a closer look at this and come up with a policy that’s more 33 sensible. Otherwise you could see some really weird behavior like trying to… first of all as I understand it 34 for this project they don’t need to merge these lots. They could just leave these as separate APN’s in 35 perpetuity, right? 36 37 Mr. Reich: They wouldn’t be able to build the project though because you can’t construct buildings over 38 property lines. So it really would hinder what you can do with the properties if they’re left individual. 39 40 Commissioner Panelli: You could make, well, ok. Fair enough. I’m thinking you can make them zero lot 41 lines buildings, but I understand. The point I’m trying to say is you could effectively build a similar 42 project. It might be a little goofy, but it’s, I just really wish that we could take a closer look at this and 43 come up with something that was more sensible. I’ve taken up enough time. I’m going to let my fellow 44 Commissioners chat and hopefully we’ll have another round. Thanks. 45 46 Chair Martinez: Thank you Commissioner. Commissioner King. 47 48 Commissioner King: Thank you. So just to go back to confirm on the existing entitlements. So restating 49 this, so as things sit right now before the City Density Bonus the things that are not within existing 50 entitlements are the FAR, now at 1.06 when the standard FAR would be 1.0. Is that accurate? 51 52 Mr. Aknin: Correct. 53 54 Commissioner King: And please explain on that 50 foot height limit so where are we, I know there’s been 55 precedent I know I think the JCC, Lytton Gardens there were exceptions for either mechanical or other 56 10 reasons beyond the 50 foot limit. So I’m unclear on who gets to, if it is a breach of our ordinance who 1 gets to decide that we go over 50 feet and what is commonly done in the case of particularly mechanical 2 equipment? 3 4 Amy French, Chief Planning Official: I’ll answer that. Amy French, Chief Planning Official. The 5 Architectural Review Board (ARB) is the, designated in our code is the board to consider exceptions to 6 height above the maximum height limit in any district. And so there’s a menu of things that they have 7 that are in the code for criteria for consideration of a Design Enhancement Exception for being over 50 8 feet. Now there is provisions in the code that allow mechanical screens to go 15 feet above the height 9 limit. So you could have without an exception just by right. So they can have their mechanical screen go 10 15 feet above the height limit. They’re doing 5 feet above the height limit for the mechanical screen and 11 that’s allowed. It’s the areas between those (interrupted) 12 13 Commissioner King: The loft areas (interrupted) 14 15 Ms. French: Yes. 16 17 Commissioner King: That are outside of the existing entitlement (interrupted) 18 19 Ms. French: Yes. 20 21 Commissioner King: Without any exception. Ok. 22 23 Ms. French: Yes. 24 25 Commissioner King: Yeah. 26 27 Chair Martinez: As a follow-up on that? Ms. City Attorney, is that entirely correct that it is the 28 Architectural Review Board that has purview over deciding height when it’s something expressed in our 29 Comprehensive Plan? I find that odd. 30 31 Ms. Silver; The Architectural Review Board has purview over the Design Enhancement Exception. And 32 typically we have implemented height variances through a Design Enhancement Exception administered 33 by the ARB. There’s also certainly a policy discussion in our Comprehensive Plan about the 50 foot height 34 limit, but the code does envision that there will be some modifications administered by the ARB. 35 36 Ms. French: I might add that in the case of a Site and Design Review, which is ultimately it’s not the 37 Director’s approval as would be a standard ARB decision. So in this case for this project the Design 38 Enhancement Exception is a Council decision. 39 40 Chair Martinez: Thank you for that. Sorry. 41 42 Commissioner King: Thank you. And so the next, my question is regarding the traffic impacts. So at 43 what point do traffic impacts impede then the users or owners’ rights to the existing entitlements? In 44 which case there would be some reason for us to deny them building out existing entitlements. 45 46 Mr. Aknin: I think if you were in the situation where there was an impact that could not be mitigated and 47 you, so then an Environmental Impact Report (EIR) would have to be considered and there would 48 potentially have to be something called a Statement of Overriding Considerations that the Planning 49 Commission and Council would have to adopt. And a Statement of Overriding Considerations would say 50 some, you know, could range a thing but it would basically say there’s benefits that outweigh this impact 51 that cannot be mitigated and in that case you might say that that hey, it doesn’t outweigh it. I don’t 52 think we should approve this project. But in this case there is a mitigation measure that could mitigate 53 the impact. 54 55 11 The other thing I’d like to add and we touched on this somewhat in the previous hearing on the golf 1 course and this is kind of a Planning 101 thing is that even though these are all categorized as net new 2 trips I think the idea of putting this type of housing near employment that is in reality they are potentially 3 not all net new trips; that you’re actually bringing the workforce closer to the jobs. So in many cases you 4 have people commuting far away, commuting in impacting intersections at a greater radius, but I think 5 the overall goal of cities up and down the El Camino Real is to put housing on El Camino so that you are 6 closer to jobs so that people could walk to work or commute shorter distances to work. 7 8 Commissioner King: Ok, thank you. And by the way so it sounds like through technology that mitigation 9 is sort of getting something for nothing through a change to a timing of the light. Do we believe that 10 that’s inarguable, that by doing that those, that is mitigated? 11 12 Mr. Aknin: Yeah I think for this potential project, yes. I think as we go on as a City and we take a 13 comprehensive look at things I think there could be greater things that we do both to intersections and to 14 reducing our overall workforce and the amount of people that commute by car. So I think it’s going to be 15 a more comprehensive approach and there’s other things we could do. But for this particular impact 16 doing better, synchronizing the intersection better will mitigate that potential impact. 17 18 Commissioner King: Ok. Thank you. And then my other concern, my next question is really regarding 19 parking. So let’s see, where to start. So one question is regarding that puzzle lifts I guess my questions 20 are, are the other locations in which those are apparently successfully implemented are those in a similar 21 location where there is overflow parking? And maybe staff could address where overflow parking might 22 go here, which I believe would probably be along El Camino Real, along the surface streets. So I guess 23 my concern is if those were in downtown San Francisco or downtown Oakland where there really is no 24 other parking nearby I would expect that the users of those lifts would be quite happy to use them 25 because there is no other parking. Here there’s parking quite nearby and so my concern is how long do 26 those things take? Are people going to say, “Well I’m going to be there for four hours instead of using 27 the lifts I’m going to park on the street.” 28 29 And the following to that is particularly with the State parking requirements, which are one parking space 30 for a one bedroom apartment there’s just no way there aren’t going to be two people with two cars. It’s 31 very unlikely that there aren’t going to be some people. So in my mind we’re building in some level of 32 under parking and so my concern is where does that overflow parking go? 33 34 And then lastly regarding the lifts how much energy do they use? Are we looking at that? And does that 35 impact, is that factored into the Silver Leadership in Energy & Environmental Design (LEED) designation? 36 Do they look at the fact that there’s some amount of energy being used every time someone parks a car? 37 Thank you. 38 39 Mr. Aknin: I will pass most of those technical questions about the amount of wait time and electrical 40 usage to the applicant. Perhaps they can answer that because they know more details about that. In 41 terms of LEED designation yes it does take a look at overall energy use. So that would be calculated into 42 that. 43 44 Ms. Young: Thank you. Yes, the project is anticipated as a LEED Silver project. 45 46 Chair Martinez: Excuse me Ms. Young. Identify yourself please. 47 48 Ms. Young: Heather Young. 49 50 Chair Martinez: Thank you. 51 52 Ms. Young: The project is anticipated as a LEED Silver project and as you know LEED projects are not all 53 or nothing. There’s a balance of means that you use to achieve that level of sustainability. We have 54 been working with our Electrical Engineer on the electrical requirements and a base level is going to 55 require us to beat California Title 24, which is already higher than the national standard for a base 56 12 electrical usage. We are actually hoping, we’re planning that seven of the parking spaces in the puzzle 1 lift system will be electric vehicle charging stations. So we’re excited that we actually have that 2 opportunity sort of built in to using them. 3 4 Regarding the time that it takes to actually access your vehicle, for the largest of the machines and the 5 machines can handle anywhere between 5 and 29 cars depending on how they’re configured. For the 6 largest machine it takes a minute or less to put your car in or retrieve your car. And we think that 7 contrasted with circling around and looking for a parking space knowing I have a spot I can get in and 8 out that there won’t be a temptation to put your car in a non, in another spot as opposed to using your 9 designated spot. 10 11 Commissioner King: And can you address, do you know how much energy each time that cycle occurs 12 how much energy that uses? 13 14 Ms. Young: I don’t. I know that each machine has a 30 amp dedicated circuit for it. So it’s not as much 15 as you’d think. It’s a fairly standard geared system. So it’s more of a machine than you might think. We 16 can get that answer for you at a later date if you don’t mind. 17 18 Commissioner King: Well I would be curious; I mean I think it’s important (interrupted) 19 20 Ms. Young: Sure. 21 22 Commissioner King: If we’re saying because that’s, I think that’s about somewhere around 2,500 watts or 23 something. So it would be like burning a 2,500 watt light bulbs obviously for a very short period of time. 24 25 Ms. Young: Short period of time. 26 27 Commissioner King: 30 amps is not insignificant. So ok, thank you. And then I guess I could address 28 this one to you while we’re, on the bike parking. So I note references to bike parking and I hope that to 29 staff that we start looking at bike parking requirements for new residences as well. I believe that’s 30 important particularly when they’re small residences, studios, one bedrooms where there often isn’t a lot 31 of space. I see references to adequate bicycle parking and ample bicycle parking, but no actual metrics 32 unless I missed them in here. 33 34 Ms. Young: We actually did put them in our drawing package. I don’t know if you received that. 35 36 Commissioner King: Oh yeah, this one? 37 38 Ms. Young: Yes, thank you. It should be right (interrupted) 39 40 Commissioner King: So if they’re in here, that’s fine. I’ll address them (interrupted) 41 42 Ms. Young: And it includes both short term and long term bicycle parking. And as to your comment 43 about bicycle parking for the residences, many of the residences have a designated bike parking spot in 44 the unit. And we did that specifically because so many of the residents might have a more expensive 45 bicycle that they would not be excited about leaving out of their responsible control. And that’s part of 46 the unit design is to have a long term bike parking for them. 47 48 Commissioner King: Great, thank you. And then just to finish back to the other part of the question on 49 have we studied where if people do not park, if the building is under parked as I mentioned based on the 50 State requirements I can’t see how it won’t be at least somewhat under parked, the residences, where 51 people will park? 52 53 Mr. Aknin: No we haven’t taken a look at specifically where they would park, but I think there’s two 54 answers to that. I think the first is that I don’t believe, I don’t think it’s necessarily true that it’s under 55 parked. I think you have a lot of smaller units there and you have people who are in close proximity to 56 13 major employment centers. So there’s not as much of a drive for every single person to own a car. And 1 then the second thing I would say is that there is commercial parking there, that surface parking that’s 2 probably not going to be used during the peak time that’s necessary for residential. So I could see a 3 situation where if there is to someone or a guest or someone that needs to park is visiting the residence 4 that they could use that commercial parking, that surface lot, because it’s not going to be in use as much 5 during the peak residential parking crunch. 6 7 Commissioner King: Ok, thanks. And then lastly in the numbers for parking it shows we would be 80.25 8 spots would be the City’s parking requirement. And this is somewhat trivial, but I think it’s important to 9 understand. And so then we rounded down when we say there’s a 31 based on the State requirements, 10 that’s 31 less than our requirements, but really it’s 32 if we were to be at 81. So do we round down? Is 11 that what we do if it’s, if the parking requirement is 80.25 we round to 80? 12 13 Mr. Aknin: It’s 0.5 we round up, 0.49 we round down. 14 15 Commissioner King: Ok, thank you. Thank you. 16 17 Chair Martinez: Commissioner Tanaka. 18 19 Commissioner Tanaka: Yes. I actually had some questions around parking as well. So I think this 20 project’s kind of unique because it has, it’s truly mixed-use right? It has all types of uses on this 21 property. And because of that I think sometimes for instance the office may be parked during the day 22 and residential may not be parked because the person that lives there is driving somewhere else. Has 23 there been, is there any guidance on, because you don’t see too many projects like this where they have 24 truly a lot of different uses where I think, I guess what I’m trying to get at is that there is like non-25 overlapping periods of parking in terms of, not all the office people are going to be there when the 26 residential people are going to be there, right? And vice-versa. And I guess is there anything that 27 factors that into this project? All of the parking mandates are kind of assuming it’s all one type of 28 property, right? And so everyone’s going to be parking at the same time. Like all during the day or all at 29 night. 30 31 Mr. Reich: There’s actually reductions that an applicant can request from the City when they’re doing 32 mixed-used because there is the understanding that there will be that potential overlap in parking. Office 33 use might be more intensive during the day and residential less and vice-a-versa, but this applicant’s not 34 asking for any reduction related to the mixed-use. So there’s a benefit of that interaction will definitely 35 take place in a project like this where the parking would be reciprocal in that nature, but they’re not 36 asking for a reduction for it. 37 38 Commissioner Tanaka: I see, ok. And then the other thing is so if the office is 250 square feet for each 39 space, right? And then for the residential so I guess it’s depending on what size unit it is, but I guess 40 what I’m interested in knowing is for the residential studio units how much, how big are each unit? Do 41 you know? I’m just trying to figure out which is more parking. The studio? I mean if it was actually 42 used for office. 43 44 Mr. Reich: The square footage of the units vary. I could defer to the applicant to specify the actual 45 square footage, but the parking requirement is, changes depending on the number of bedrooms. So for 46 a studio it’s one parking space required. For a one bedroom it’s 1 space, but when you have a two 47 bedroom unit it actually moves up to 2 parking spaces per unit. 48 49 Commissioner Tanaka: Ok. 50 51 Mr. Reich: But there’s only one 2 bedroom unit within the development. 52 53 Commissioner Tanaka: Ok. And then right now some of the properties aren’t being used right now where 54 the project is not used or not fully used. Was the traffic study done in such a way that it’s anticipating 55 that those are in full use? I guess what I’m trying to figure out is there’s the current condition today, 56 14 which is kind of maybe below normal because some of the properties are vacant, are simply not being 1 used. And so I guess I’m trying to understand the delta like from if the traffic study was done now or is 2 projected forward after this project’s built and it’s fully used compared to a project which a lot of the 3 property is vacant. So I’m trying to see the delta between like not just what it is today, but what it would 4 have been today had it been fully used versus what it will be when this project’s built and being fully 5 used. 6 7 Mr. Aknin: Correct, so and the Traffic Engineers could correct me if I’m wrong, but there was an existing, 8 they basically used three different measures: existing, a background analysis, as well as a cumulative 9 analysis. So they take a look at how are the current intersections working under existing conditions with 10 current counts; then they build on this project that you’re adding this many more people to the site and 11 then they’re also projecting growth out through the year 2025 doing two major things, taking into 12 consideration major projects. For instance, if the 395 Page Mill project is built plus putting in a 1.1 13 percent growth factor overall with the City and having that compound over the years up until the year 14 2025. 15 16 Commissioner Tanaka: I see. Ok. And then the loft on the top floor is that part of the residential Floor 17 Area Ratio or is that excluded? 18 19 Mr. Reich: It’s included in the square footage. 20 21 Commissioner Tanaka: Ok. And then in terms of our purview for tonight’s meeting this is not a Planned 22 Community (PC) so we can’t just make arbitrary recommendation I would assume, but maybe, I don’t 23 know, maybe we could hear a little bit about what kind of recommendations can we make and what is, 24 kind of what is our scope and purview given this type of project? 25 26 Mr. Aknin: There would have to be some nexus requirement, but I mean if there’s something that you 27 want to consider I mean that’s always said you have something specific that you would like to consider 28 related to the project I mean we could help think through that and whether or not there’s a nexus of that 29 condition. 30 31 Commissioner Tanaka: Ok. 32 33 Ms. French: Amy French. I might just add we certainly have provided the Site and Design Review 34 findings and Conditional Use Permit (CUP) findings. Those are both in your area to look at those findings 35 and consider how you’re looking at those. 36 37 Commissioner Tanaka: Ok. Thank you. 38 39 Chair Martinez: Vice-Chair Michael. 40 41 Vice-Chair Michael: So I want to thank my colleagues for asking the easy questions about the height limit 42 and traffic and parking. So all that’s left is the easy stuff. So I recall when I applied for a vacancy on the 43 Planning Commission and interviewed by Council at one point I was asked what I thought would be an 44 important issue for the City. And I think my answer was mixed-use and California Avenue area and I’m 45 not sure why I said that, but this project seems to fit that expectation. And Council Member Burt said 46 just wait till you see the California Avenue Concept Plan, and I think we’re still waiting for that, but… 47 48 So I’ve got a number of questions in the order of importance. You’ve got bike parking and maybe this is 49 a question for the City staff. I’ve ridden my bike sort of along there and it’s kind of scary. Is there sort 50 of a bike lane under consideration or some short of a share the road? I mean I had to go from Mike’s 51 Bikes to the California Avenue area to make a purchase and I was taking my life in my hands. So what’s 52 up with that? 53 54 Mr. Aknin: Are you speaking on El Camino or? 55 56 15 Vice-Chair Michael: Yeah. 1 2 Mr. Aknin: Yeah, Rafael Rius is coming up from our Transportation Division. I think I’d give a general 3 question about El Camino. It is a scary place to ride a bike. I think that’s all the way from South San 4 Francisco to San Jose and Palo Alto is one of nineteen different jurisdictions that’s working on grand 5 boulevard improvements now through the next 20 years, 30 years and I think making the El Camino 6 pedestrian as well as safe for bicycles is one of the key goals, but it’s something that’s going to happen 7 incrementally. And I agree with you right now it’s not a safe place to ride a bike. 8 9 Rafael Rius, Traffic Engineer – Transportation: Hi, Rafael Rius, a Traffic Engineer with the City staff. 10 Aaron’s correct, there’s incremental studies. There’s not currently a proposal for bike lanes on El Camino 11 at the moment. We are trying to make efforts to improve the bike boulevard along Park and access to 12 and from Park Boulevard. That’s currently the City’s busiest bike route and we do want to do emphasis 13 on and improvements along that route, which is not too far from this project site. 14 15 Vice-Chair Michael: Ok. So my next question and this is all pretty random, so we have a Housing 16 Element and it’s gone, it’s been approved by the Council it’s not yet been certified by the State. We’ve 17 got a target to add some number of housing units to the City. This project would add some housing 18 units. Can you bring up to date on how this contributes to the City’s targets? 19 20 Ms. French: Well the Housing Element looked at this site as, with all three sites together as 32 units; a 21 reasonable number. Of course with the Density Bonus it goes above that and the smaller units so looking 22 at the minimum number of units was 32. And then is that true for or does that add to is? So it was 30 23 units for three of the addresses. The fourth address I guess has another 8. It wasn’t included in the 24 Housing Element. So I guess that would bring it to 40 units under the current Housing Element that’s 25 been approved by the City. 26 27 Vice-Chair Michael: And it’s 40 out of how many? What’s our total that we? 28 29 Ms. French: The total for this project is 48. 30 31 Vice-Chair Michael: But for the City? What’s the City’s total? 32 33 Ms. French: About 2,800 for the entire. 2,860. 34 35 Vice-Chair Michael: Ok. We had a project at Lytton Gateway that was going to have some Below Market 36 Rate units and then it wasn’t going to have Below Market Rate units and this is going to have BMR units 37 and that looks to be a new thing, but in the prior discussion there was a lot of questions about what were 38 the details? I mean is this forever or maybe the applicant can explain how’s the Below Market program 39 work? How many units are these studio units, one bedroom units? What’s the allocation and is this 40 forever and ever or is it for 10 years or what’s, any details that are relevant? 41 42 Mr. Aknin: The applicant could give an explanation of which units are there. It’s a minimum, we’ll take a 43 look, but it’s a minimum of 30 years for the affordability. But why doesn’t the applicant explain more of 44 the details of how the units will be dispersed around the development? 45 46 Ms. Young: As you saw in the massing diagrams we’ve got residential on the second, third, and fourth 47 floors on Portage, Acacia, and El Camino. There are studio, one bedroom, and then the single two 48 bedroom unit. Our goal is to have a diversity of unit types and locations that are the five designated 49 units. And we’ll be working with the City staff to make sure it’s a good representation. The units have 50 slightly different sizes and qualities and our goal is to have the five units be a reasonable representation 51 of the overall project. 52 53 Vice-Chair Michael: Ok, that’s good. Thank you. And the next question relates to the sidewalk and in our 54 packet that we got in the staff report there was a discussion of the build to setback requirement, which 55 basically I believe means you have to make sort of a narrow sidewalk in order to build to the setback, yet 56 16 we have a civic kind of objective of widening the sidewalks. Can you explain to me exactly how we strike 1 the balance here between the build to setback requirement and the sidewalk width? 2 3 Ms. French: Amy French. I’ll add to that or start with that. That is what you’re seeing here is a request 4 to not be at the build to line. The build to line is for, is to say put 75 percent of your building wall at the 5 build to line along El Camino. I believe it’s 75 percent. Is it 50? Ok. Because we don’t want to see 6 parking lots basically. The old model of El Camino was to have parking lots in the front and the buildings 7 push way back. So the El Camino guidelines, the context base guidelines, and the zoning code now are 8 geared up towards having buildings forward on the street towards the sidewalk and having more building 9 up at that level rather than pushed back. Now striking the balance is providing the terraces that they’re 10 providing, looking for landscaping. We are going to be coming back to the Planning and Transportation 11 Commission as well as the ARB in a joint meeting at the end of this month to talk about some possibilities 12 for going forward with some different standards. But currently the standard is 12 foot effective sidewalk 13 from curb face to building and then what our current regulations and guidelines say is to bring most of 14 the building forward. We’re trying to see that loosened up with pedestrian amenities like the terrace for 15 dining along the pedestrian right of way there. 16 17 Vice-Chair Michael: Ok. And then I guess maybe unlike Alma Plaza there’s a little bit of fenestration here. 18 I mean the building mass is a little bit more attractive than… ok. That wasn’t a question. On the 19 commercial occupancy and the traffic impact is there going to be a Traffic Demand Management (TDM) 20 aspect to this? Caltrain passes or some sort of encouragement for people who work in the commercial 21 space to utilize transit? 22 23 Mr. Reich: Because the project is complaint with parking for all intents and purposes and there was no 24 significant impacts that need to be mitigated other than the one there was no proposal for TDM program 25 for the project. 26 27 Vice-Chair Michael: Is that something that could be done voluntarily because it’s a good thing to do? 28 29 Mr. Reich: Certainly. 30 31 Vice-Chair Michael: Ok. That’s it. 32 33 Chair Martinez: Rather than voluntarily can we make that as a recommendation that has a little bit of 34 strength to it? Someone? 35 36 Ms. Silver: Cara Silver, Senior Assistant City Attorney. You might want to discuss certain refinements to 37 the project that would encourage TDM measures. I know that there’s currently some bike parking, which 38 is certainly an aspect of TDM. So we’d have to see what you have in mind and we can work with you 39 and I’m sure the applicant will also work with the Commission to come up with some TDM programs. 40 41 Chair Martinez: Well there is a recommendation in our Comprehensive Plan. I don’t know whether it’s in 42 the amended one yet to be adopted that there be TDM as sort of general policy throughout downtown 43 and El Camino. So it’s not sort of out of our realm of desiring this to be something that goes forth with 44 every project. So this is a good place to start. 45 46 Speaking of which I’m going to be Chair for at least another 30 days and I am going to declare a 47 moratorium on saying “The El Camino Real,” Interim Planning Director, ok? I’m from Los Angeles (LA) so 48 we say things like “The 101” and “The 405,” but we don’t say “The El Camino.” 49 50 Ms. City Attorney, do we have to accept BMR’s. I know that’s kind of nutty to ask that, but do we have 51 to accept it when an applicant says they want to do this? 52 53 Ms. Silver: Was the question do we have to accept BMR’s? 54 55 Chair Martinez: Yes. 56 17 1 Ms. Silver: Yes under the State Density Bonus Law it is a requirement. 2 3 Chair Martinez: So if any applicant comes forward and they want to build one or ten or whatever the 4 number that works in their development we’re required to say yes? But what, I’m sorry, I didn’t give you 5 a chance there. 6 7 Ms. Silver: Yes, that’s correct. You do have some discretion in certain instances on the overall density. If 8 they’re seeking more density than is allowed under the zoning code of course that’s where discretion 9 comes into play. But if the density complies with the existing zoning code and they want to dedicate a 10 certain number of those units as BMR’s in order to take advantage of the State Density Bonus law they 11 are entitled to do that by right. 12 13 Chair Martinez: Well that’s good to know. And what is our BMR benefit that we’re receiving? I mean 14 what is the difference between a Market Rate (MR) studio rent and a BMR studio rent? Do we know for 15 this project? Any speculation or? 16 17 Ms. Silver: I don’t know and I don’t know that we have landed on the mixture of units. It might be some 18 low, very low, and moderate income dispersed in this project. There certainly is a considerable difference 19 in Market Rate between Market Rate housing and BMR housing in this area and in the Peninsula in 20 general. 21 22 Chair Martinez: Well Below Market in this area can be much higher than other areas. So I’m just 23 wondering whether there really is a substantial benefit that we’re receiving for the impacts we’re also 24 receiving. Do we know? 25 26 Mr. Aknin: I don’t know, we don’t know the exact rents, but that’s something we could report back to the 27 Commission on. 28 29 Chair Martinez: Ok. 30 31 Mr. Aknin: Overall obviously and the Commission knows this but the public may not, it’s tied to the 32 median income. So you take the median income. It has to be affordable depending on what type of 33 moderate income unit has to be affordable to someone who earns 80 percent of the median income. A 34 low has to be affordable to someone who earns 60 percent of the median income. I believe an extremely 35 low is 30 or 40 percent of the median income. So it depends on what rate of affordability as well as what 36 the median income is at the time. But given where rents are right now from what I’ve seen there is a 37 pretty big discrepancy between Market Rate and affordable units. 38 39 Chair Martinez: Alright, that’s good to know. So we may get some very low in this offering by the 40 applicant. Is that true or we don’t know? Yes, please. 41 42 Mr. Aknin: You could ask the applicant. 43 44 Ms. Young: We’ve had preliminary discussions with the Palo Alto Housing Corporation (PAHC) and our 45 initial discussions with them indicated that the project would be for low income housing. That there are 46 substantial waiting lists for all levels of housing and that with the quantity that we have and the overall 47 project that low income housing is a good approach. 48 49 Chair Martinez: Yeah, that sounds good but that means it’s their discretion to decide if it’s very low. 50 51 Ms. Young: I don’t think it’s wholly at their discretion. I think it’s, we work with them to identify the units 52 and to set that, but our understanding is that they would be looking to this project for low income units. 53 54 Chair Martinez: Ok. Since you’re there Ms. Young I’m going to switch gears. In the reduced parking 55 that’s allotted I read in the chart in the staff report that 16 spaces are being eliminated for guest parking. 56 18 Does that, and zero guest parking spaces are required. Does that mean there’s not going to be any 1 guest parking available for housing units? 2 3 Ms. Young: It means that guest parking is not required for the housing units as per the government 4 code. The parking facility as I mentioned before has a mix of the puzzle lifts as well as the surface 5 spaces and there are, I’m going to get the number wrong… over 200, sorry? 6 7 Mr. Reich: Well in the Portage garage there’s 192 spaces. 8 9 Ms. Young: Correct. And then the new project has additional non puzzle spaces which are available for 10 parking. And I think it was also pointed out earlier that with the mixed-use occupancy of the site there is 11 a much larger likelihood that in the evening hours when the 48 residential units are occupied that the 12 office and the commercial recreation and the retail functions would not be occupied so there should be 13 ample parking for guests at that time. 14 15 Chair Martinez: But so there will be guest parking but you still are receiving a reduced parking, which 16 means that those added or available guest parking spaces will be counted by taking away from 17 residential parking or from the office parking? 18 19 Ms. Young: No I’m just saying that because it’s a mixed-use project that the time that the parking spaces 20 are utilized is truly a 24 hour cycle, not focused on a 10 hour workday. And (interrupted) 21 22 Chair Martinez; But not the lift parking, that (interrupted) 23 24 Ms. Young: The lift parking is 24 hour reserved spots. Those are your spot is your spot is your spot. 25 26 Chair Martinez: Right, yeah. I can’t see how that could be used for you know if it’s available somebody 27 could use it. 28 29 Ms. Young: Correct and it’s the non-lift spots, which are more than 50 percent of the overall spots in the 30 Portage and the El Camino garage that are used by first come first served. 31 32 Chair Martinez: Ok. As long as you’re still here the lofts (interrupted) 33 34 Ms. Young: Yes. 35 36 Chair Martinez: That takes you up to 55 feet. Can you do it without asking for, maybe this is a staff 37 question, but I think you’re familiar with architectural review. Can you do it without asking for a DEE? 38 39 Ms. Young: Our understanding is that you do need a DEE, a Design Enhancement Exception, to allow for 40 the occupied use in that additional five feet. The five feet as you know is a required roof screen element 41 because we have rooftop mechanical equipment. We’re required to put a roof screen on all sides of the 42 building to screen it visually. And our concept was that the mass of that roof screen was already part of 43 the project and that this was an opportunity as I pointed out to find a creative way to improve and 44 enhance the housing stock by adding just that little bit, that five feet allow us to tuck in an extra little bit 45 of housing. I hope that answered the question. 46 47 Chair Martinez: Well no I get it, but I’m still not that happy with it. I think it works architecturally 48 because you’re stepping back from the street. It’s not entirely, it’s visible if you’re walking in front of the 49 building. You’ll never see it. El Camino Real, the El Camino Real is really wide so it’s in scale to 50 everything and it’s not very much. It’s just five feet. 51 52 Ms. Young: So you love it? 53 54 Chair Martinez: I love it a lot, but not as a DEE. It just seems that the design enhancements were meant 55 for architectural elements that weren’t part of your FAR. 56 19 1 Ms. Young: So let me try it this way. The roof screen could have been an inexpensive corrugated clotting 2 material, but because we are utilizing it for the lofts we’re actually improving the quality of that exterior 3 wall material and we’re unifying the look of the roof screen across the top of the building. So we actually 4 do feel that we are achieving those nice things that you said as well as aesthetically improving what 5 would have been a rational roof screen. 6 7 Chair Martinez: But you’re adding building height and you’re adding FAR. So why don’t we (interrupted) 8 9 Ms. Young: We are entitled, yes. We are. 10 11 Chair Martinez: So I’m just looking at zoning and just trying to make it work and not… well, and respect 12 zoning as you would want to as well. I just staff… anyone? Commissioners? Commissioner Panelli any 13 ideas on this? 14 15 Commissioner Panelli: Well, maybe this is another way to tackle it. I’d like to ask our staff if we didn’t 16 allow that extra five feet for the loft space would not the applicant have the right to instead of have a 17 fourth floor that’s stepped back build right up so that we have a monolith, four story monolith kind of like 18 what we ended up with on Charleston and San Antonio? 19 20 Ms. French: Yeah. The displaced loft area could be placed elsewhere in the massing including forward of 21 the fourth floor building mass, including in the interior of the site for a more blockish appearance. 22 23 Commissioner Panelli: So I would propose, I would suggest that what the applicant has proposed here is 24 even though it violates the 50 foot height limit it’s actually better than what they would be allowed to do 25 by right. 26 27 Chair Martinez: Well that doesn’t help. I’ve already agreed with that. What I’m trying to do is respect 28 zoning and not call it something that it isn’t because it in creating this form it surpasses what zoning 29 allows without these exceptions in two areas that are important to the City and especially the height limit. 30 So staff is there any kind of ideas about how this can be achieved without calling it a Design 31 Enhancement that makes it a little more acceptable to us? To me. 32 33 Mr. Aknin: So the City Attorney and I were just discussing you could potentially ask for another Density 34 Bonus Concession to allow to the height. It would get you to the same place as doing a Design 35 Enhancement Exception so we just, it would be just going a different route with the same outcome. 36 37 Chair Martinez: And that’s permitted under the State law or are we kind of stretching that too? 38 39 Ms. Silver: An enhancement in excess of 50 feet would be allowed under State Density Bonus law. Again, 40 it would not however be consistent with the pending Ordinance, which does state that the menu of 41 concessions shall not include height increases above 50 feet. It may be possible for them to receive that 42 type of enhancement though upon a showing of economic need under the City’s proposed ordinance. 43 44 Chair Martinez: Vice-Chair Michael, help me out. 45 46 Vice-Chair Michael: So I’m very sympathetic to Chair Martinez wrestling with the implications of 47 respecting the zoning ordinance, but let me just kind of put out a personal and maybe somewhat 48 contrary opinion and that is that I’ve often wondered not as an architect, not as a Planning Commissioner 49 the mechanical structures on top of roofs with the screening always seemed to me to be pretty 50 unattractive. I mean I think they’re eyesores. Every time I’ve seen that I’ve had a very visceral negative 51 reaction to is this necessary? Is there any other way? So I think that the approach here to do something 52 functional and also kind of improve the visual aspect of what would otherwise be allowed in terms of the 53 screening of the mechanical elements I think is interesting. It may be something that’s actually properly 54 in front of the ARB in one way or another rather than a land use question for the Planning Commission, 55 but I think that the height limit itself is obviously a big issue in Palo Alto and the opinions differ on that. 56 20 But I think this is a pretty practical and aesthetic attempt to do, to combine what you’re allowed to do 1 with something which would actually be beneficial for this particular project. 2 3 Chair Martinez: You still want to add something Commissioner Panelli? 4 5 Commissioner Panelli: Well I hate to follow up something so beautiful and eloquent as Commissioner 6 Michael or Vice-Chair Michael just suggested, but getting back to tactics and simply trying to assuage 7 your conscious I’m going to try one more time to convince you it can be a DEE. If there’s going to be a 8 five foot mechanical screen without that FAR for those lofts at least in this case that screen is effectively 9 broken up by a series of windows or skylights, right? Which to me breaks up that monotony of a five 10 foot screen that would be effectively what is that? Two hundred and something, two hundred feet 11 maybe? So I’ll see if that one passes your muster. 12 13 Chair Martinez: Well we’re all arguing that it’s attractive, but I think you’re both missing the point. The 14 point is if we establish this precedent of a DEE being allowed for livable building height then the next 15 project we get will have the same thing. And I think it’s fine if the City Council decides to change the 16 building, it’s their decision to raise the building height because there’s some practicalities. As an architect 17 I know that building a four story building to 50 feet is really hard and it’s kind of a press of space. So I 18 understand why there should be some flexibility, but unless it’s addressed directly that it can be 19 permitted calling it a DEE is really an aberration of zoning. So I’ll just leave it at that. You can all decide 20 for yourselves how you want to proceed on that. 21 22 Couple other questions. On this rendering you have from Portage what is that dark space on the corner 23 again? 24 25 Ms. Young: This area is a double height retail space and on the third floor is part of the office space that 26 extends along the El Camino frontage. Is this what you’re referring to? 27 28 Chair Martinez: Right. 29 30 Ms. Young: I apologize. It is a technical glitch in our model. It’s actually something that’s happening 31 interior. It won’t be a part of the exterior façade. I apologize. 32 33 Chair Martinez: Ok, good. Ok, I’m going to just say a couple of things. I think as an example of good 34 urban design this is a great project. I think what’s happening on the streetscape is wonderful. The small 35 but important corner that we’re looking at now I think we should find a way to incorporate more ideas 36 like that. If you look at some of the old urban design in Palo Alto and other good downtowns there’s a 37 lot of these corners that are open like that. And I think it’s a very attractive building. 38 39 I’m not excited about the traffic. Parking I think we really need to find a way that every major project 40 that comes before us parks itself without concessions. I know that’s difficult given the mandate of the 41 State, but I think there’s some overriding considerations. We’ve heard it from the neighbors. We hear it 42 every time. We see it in every project including the next one we’re going to hear that it’s parking, 43 parking, parking. I want to thank you Ms. Young. I think you and your firm did a great job and I’ll bring 44 it back to the Commissioner for a Motion and further discussion and questions. Yes, Commissioner King. 45 46 Commissioner King: Yeah so this is for Senior Assistant Attorney. Regarding the BMR and the 30 year 47 period I think in my mind it’s insane or criminal that the entitlements, the upgraded entitlements go for 48 perpetuity and the BMR lasts a very finite period of time. But my recollection is when we had this 49 discussion before regarding the 30 years before it reverts to market is that we really can’t do anything 50 about that. Correct? That it’s the… yes, that’s my question. 51 52 Ms. Silver: Yes, Cara Silver, Senior Assistant City Attorney. That’s correct the State Density Bonus Law 53 does specify that the applicant only needs to deed restrict the affordable units for 30 years in certain 54 situations and I believe it’s 50 years for moderate income units. And the City you’re correct cannot do 55 anything about that. 56 21 1 Commissioner King: And that would include there’s no legal way that we could do any sort of additional 2 benefits so we would say well if you agree to this in perpetuity we’ll give you some additional benefits? 3 4 Ms. Silver: That would be perhaps applicable to a Planned Community zone or a development agreement. 5 6 Commissioner King: Thank you. And then lastly regarding timing so my sense is and my observation is 7 that we get these projects and it’s natural for a developer to want to max things out and sometimes 8 they’ll come in a bit over. You rarely get one coming in a bit under their maximum entitlements. And so 9 in this case we’re talking about the 1.06 FAR, which and in general I like the project I think it’s positive, 10 but I don’t like when things are over. But now we’re saying however under the, if the City Council passes 11 the new Density Bonus, the City Density Bonus that that would be within those future, that future 12 Ordinance. My concern is now we’re being asked to approve it; in my mind if that didn’t pass then I 13 would not want to support this. So my question is we’re being asked to support this based on what 14 might happen or that’s part of the equation. Do you have any advice on that? 15 16 Ms. Silver: The applicant is permitted a concession by right under State Law regardless of whether the 17 City has an ordinance in place or not. The City’s Ordinance once it is adopted simply specifies which 18 options will be given priority so that they can be approved essentially administratively without further 19 approval by the Planning Commission and City Council. And if the applicant chooses from those preferred 20 menu of options they, there’s no further review. If the applicant wants additional concessions they do 21 need to show some type, some economic finding in front of this Commission and the City Council. 22 23 Commissioner King: So I’m, I may be missing this. So you’re saying that as the project sits now by State 24 law it’s within, this is within the entitlements regardless of what the City law is currently, this is within… 25 the State entitlements override ours? 26 27 Ms. Silver: Yes, that’s correct. The State Density Bonus Law in the area of requested concessions for 28 developing housing that is deed restricted by affordability provides that the applicant is entitled legally to 29 at least one concession as requested by the applicant if they deed restrict at least 10 percent of the units. 30 31 Commissioner King: Ok and that 1.06 FAR is the one item? 32 33 Ms. Silver: Yes, that’s the one item that the applicant has requested and therefore they are entitled to 34 that under State law. 35 36 Commissioner King: Ok, thank you. 37 38 Chair Martinez: Anyone else? Commissioner Tanaka. 39 40 Commissioner Tanaka: This is kind of going back to the purview question I was asking earlier. I wanted 41 to know if as part of our recommendation we can suggest whether a certain portion of units be office 42 versus residential? Is that within our purview at all? 43 44 Mr. Aknin: Clarify a little bit? 45 46 Commissioner Tanaka: Let’s say we thought that certain units shouldn’t be maybe, should be have office 47 use instead of residential or maybe have, could be either use. Is that within our purview to make a 48 recommendation towards? 49 50 Mr. Aknin: So in this case you would be recommending that something that’s residential right now 51 become office? 52 53 Commissioner Tanaka: Or perhaps be (interrupted) 54 55 Mr. Aknin: Swapped? 56 22 1 Commissioner Tanaka: Either use perhaps. 2 3 Mr. Aknin: Yeah, I mean that would be, I haven’t heard that one before. That would be a little bit 4 unusual. I don’t know if the nexus would be there or not. I would think you would probably have to 5 explain what about this project necessitates for that switch to happen. I mean it could always be 6 something that you recommend and something for the applicant to consider. I haven’t seen that applied 7 as a condition of approval before requesting the specific uses be something else. 8 9 Mr. Reich: It would also, Russ Reich, Senior Planner. It would also impact the parking calculation and so 10 it wouldn’t be very easy to switch from residential to office because the parking requirement would be 11 higher and the parking spaces wouldn’t be there. 12 13 Commissioner Tanaka: Yeah, where this is coming from is I think while I understand the aesthetics and 14 the mechanics of the DEE and I fully respect that issue I think to me the biggest issue with this project is 15 really the parking and traffic considerations. But I think what’s really neat about this project is it’s truly 16 mixed-use and because it’s mixed-use you, it’s kind of like one my first earlier comments is that because 17 it’s mixed-use you don’t have the same kind of intensity. Maybe overall it’s the same intensity, but 18 because the uses are non-overlapping the traffic’s not as bad, the parking’s not as bad even though as a 19 whole maybe it looks from the straight addition but because there’s this kind of non-overlapping use 20 that’s kind of a neat aspect of it. But where I was just thinking of was on the second floor. Right now on 21 Acacia they have office on the other side. And on the Portage side, which is actually a much busier street 22 and it’s actually a lot busier traffic. I think one thing that would make this project perhaps more, would 23 perhaps lessen the traffic and parking impact in terms of this non-overlapping use of the structure would 24 be if let’s say the units facing Portage, which is actually a very busy street. It’s only second level. For 25 residential having a lot of traffic on there is not usually a good thing, but for office it actually is a good 26 thing would be perhaps somewhere all of those units on that second floor facing Portage be office. Or 27 perhaps be allowed to be residential or office. 28 29 Mr. Reich: You’re suggesting that they potentially switch the office with the residential in the current 30 design? 31 32 Commissioner Tanaka: Yeah, exactly. 33 34 Mr. Reich: To make it more sensitive to the residential to be off the busy street. 35 36 Commissioner Tanaka: Not just that, but if there was perhaps more office use on the second level 37 instead of residential on the Portage side that also would I think contribute to a, more of the non-38 overlapping use of the parking and traffic that would be impacting the area. The other thing I was 39 thinking about it during our Cal Ave Concept Plan discussions we thought about having some sort of 40 incubator space in that area. If it could swing either way where it’s residential or office use on that 41 second floor perhaps that’s a way to make that happen. And even if, so let’s say I think there’s five units 42 right now facing Portage, which is a much busier street than Acacia on the other side, if that was let’s say 43 that switched to office or is mixed-use that would still, the project would still be over the allocation in the 44 Housing Element originally that we set before. 45 46 Chair Martinez: Commissioner I think I’m going to give Ms. Young her rebuttal time right now. Go ahead. 47 48 Ms. Young: Thank you. No rebuttal, but I may have something to help you. As you know, Palo Alto 49 allows for home office use. So anyone who lives in Palo Alto is entitled to have their home office there, 50 to work out of their home, them and their immediate spouse. So it’s a maximum of two person. And I 51 don’t know of any reason why the units that you’re proposing could not be used as a home office use, 52 again with that limit of the tenant and their spouse or partner. Does that help you in (interrupted) 53 54 Commissioner Tanaka: It does, I was just thinking about ways to lessen the impact of traffic and parking. 55 Because you, I think by the design of this project itself it’s actually kind of clever because it does 56 23 minimize it already because of the fact you don’t have, it’s not all residential, it’s not all office, it’s not all 1 one thing so you don’t have anyone colliding for parking or colliding for traffic, right? So already it’s kind 2 of neat. I was just thinking in this one area because I notice you put office on the other side on Acacia, 3 which is not that busy actually, but Portage is maybe two, three times the volume, I would imagine of 4 traffic you put residential against that. If I was the designer of this project, which I’m not and we’re not 5 here to design it, I would have had that office. But that’s certainly in your prerogative to do whatever 6 you feel is correct. That was just my recommendation. 7 8 Ms. Young: Thank you. 9 10 Chair Martinez: Ms. Young you are allowed your time for rebuttal if you choose to take it or to make your 11 final statement. 12 13 Ms. Young: Just thank you for your time and your consideration and if you do have follow up questions 14 please feel free to forward them to us or to staff and then they can forward them to us. Thank you. 15 16 Chair Martinez: Wait, there’s one question for you. Go ahead Commissioner King. 17 18 Commissioner King: One of the things I think is attractive about this or desirable is we’re looking at 19 studios and one bedrooms predominantly with the goal of minimizing, one of the benefits of minimizing 20 impacts on our schools. The loft units, those look like, how, and this may be regardless of whether in loft 21 format or square footage on the same floor it may have the same end result. But how likely are those to 22 be used as a second bedroom and therefore potentially impact, have kids that might impact the schools? 23 24 Ms. Young: Pretty minimal. Many of those units on the fourth floor that have lofts are true studio spaces 25 in the main space and so the little loft area is right at the size of an allowable room, which is 70 square 26 feet. And some of them are a little bit larger at 90 or 100 square feet, but the number of studios, one 27 bedrooms, and then the two bedroom is accurate from the list that you have. I don’t see we’re going to 28 get families of four or five moving into these units. It’s… 29 30 Commissioner King: Yeah, it may not be families; even just one kid. I think the ideal is we’re trying to 31 meet our housing requirements and get not add any more ideally zero net growth to the schools. 32 33 Ms. Young: Well to the point they’re designed for urban professionals. There is a very small pet friendly 34 park. There’s no playground. There’s no lawn, green space for, to support a childhood activity. The 35 ground floor with Equinox, the gym is intended to be symbiotic with that urban professional life as is the 36 intended restaurant. We’re actually hoping for parking and traffic that a lot of traffic trips are reduced or 37 eliminated because you’re able to walk downstairs or walk to the gym or walk to Mollie Stone’s or one of 38 the other local restaurants. So we’re actually hoping that the design of the project and the integration 39 with the local existing infrastructure will reduce traffic and increase pedestrian activity in many locations. 40 41 Commissioner King: Thank you. 42 43 Chair Martinez: Great, thanks. Ok. Let’s close the public hearing and Commissioners we need some 44 movement on a Motion. Anyone? Ok, Commissioner King. 45 46 MOTION 47 48 Commissioner King: There we go. I recommend that City Council approve the draft record of land use 49 action approving Items 1, 2, 3, and 4 per the agenda. 50 51 Chair Martinez: Is that sufficient Ms. City Attorney or do you want it to be more explicit as a Motion? 52 53 Ms. Silver: I assume that that incorporates the language in the recommendation on Page 1 of the staff 54 report. 55 56 24 Commissioner King: Correct. 1 2 SECOND 3 4 Chair Martinez: Ok. We have a legitimate Motion. Do I have a second? Motion by Commissioner King 5 and second by Commissioner Tanaka. Discussion? Really? Ok. Yes, Vice-Chair Michael. 6 7 Vice-Chair Michael: So when I saw the staff report on this project I was very intrigued about the true 8 mixed-use character. I also was interested that it is a project that seems to be very sensitive to the 9 Comprehensive Plan and important details to the what will be emerging in the California Avenue Concept 10 Plan, the El Camino Grand Boulevard, and perhaps that’s fitting for an architectural firm that includes 11 partners that have chaired the Architectural Review Board and the Planning Commission in the past and 12 have a deep understanding of the City’s objectives and ideals in this regard. So I’m also impressed that 13 the real mixed-used characteristic of the project seems to be excellent. The whole notion of having 14 commercial, retail, residential, a gym, a restaurant, proximity to transit, proximity to a vibrant California 15 Avenue, proximity to jobs all of this seems to be something that is important to the City as it goes 16 forward and I think that the concerns about traffic and parking are appropriate and inevitable. I think 17 that’s going to be a struggle on every single project that we see and I hope the community continues to 18 express their concerns which are legitimate and important. And with that I think this is the kind of 19 project that will enhance this block and El Camino and the California Avenue area and I think it’s an 20 excellent proposal. 21 22 Chair Martinez: Thank you. I asked staff to look at our newly adopted Housing Element and provide us 23 some excerpts from that that support this project. I’d like that to go into the record if you would please. 24 25 Mr. Aknin: We will and we will incorporate that into the reports as they go on to the Council. 26 27 Chair Martinez: No I think for if you haven’t had time to do that now I understand, but I wanted the 28 public to understand the sort of how the Housing Element is being supported through projects like that. 29 So if you’ve done it, please; if not I understand because this was a last minute request. 30 31 Mr. Aknin: Yeah we don’t have the policies in front of us know, but that’s something that we can put 32 together both post on our website and include in the report to Council. 33 34 Chair Martinez: Ok, I appreciate that. I also just want to add to what the Vice-Chair Michael has said. I 35 think we’re starting to get this right in terms of higher density housing along El Camino and in terms of 36 the kinds of mixed-uses and the kind of downtown and urban living that supports our workforce. So 37 along with other Commissioners I completely support the project. 38 39 So let’s call for the vote. All those in favor of the Motion signal, say aye (Aye). The Motion passes 40 unanimously with Commissioner Alcheck and Commissioner Keller absent. Thank you very much. We’re 41 going to take a 10 minute break. 42 43 MOTION PASSED (5-0-2, Commissioners Keller and Alcheck absent) 44 45 Commission Action: Commission approved staff recommendation for Site and Design Review and 46 request for concessions under Density Bonus law. Motion by Commissioner King, second by 47 Commissioner Tanaka (5-0-2, Commissioner Keller and Commissioner Alcheck absent) 48 June21, 2013 Mr. RU$~R~jch Senior Planner 260 Hamilton A\I~nue PaloAlfo, CA 9;citS01 D~atMr .j:qeioh, Attachment H S201ASfLSTA£Ef PAj;.OALTO, CAUFORN.IA 9430$ ($SO) 493-<531Q; {G~b) 403-770-S,FAX The two ·biggest chaflenges In .developmenttodayareparkingandtrafflcflow, and this,sub .. area of Palo Alto is no exception. We feetthattheappHCanl hassuffidently addres~edthese fssuesby 1} maxim ltingth.e number of r~ntal housihg. oositeto.lncentivize n~atbytena'n'tstoliveand worklt1 2J providi.ng. adequate part<lhgon-site throqgh thieuseofparking lifts. We strongly encourage the Planning CommIssion to approve the proposed proje.ctas it h~sbeen presented. Department of Planning and Transportation C/O Mr. Curtis Willia ms 250 Hamilton Avenue Palo Alto CA 94301 650.329-2321 Dear Folks, 24 September 2013 I am writing in support of Tarlton Properties proposed development for 3159 EI Camino Real, Palo Alto, CA. This project appears to very closely follow the City of Palo Alto's vision for the EI Camino Real corridor. It is positioned to take advantage of many public transportation options and the architecture is sure to attract a viable group of occupants likely to participate in the technological think tank that this neighborhood has become. We own several nearby properties, the first I acquired in 1973. For many years I have been suggesting that this area would benefit from development similar to this proposal. We are.excited by Tarlton's architectural design. It is dynamic, uplifting, and evokes cutting edge style with its bold texture and generous setbacks. It will enhance the EI Camino / Page Mill Road node which has become a hive of technological innovative pioneered here by Hewlet and Packard. My wife, children and I have gained an intimate knowledge of this neighborhood during my forty years of living and working here. Over the years our neighborhood appears to have lost its zest. Projects such as this Tarlton's is likely to help us regain our spark. The nearby transportation options here are exceptional which this project is sure to take full advantage of. We observe many pedestrians and bicyclists passing by on a daily basis, often walk to California Avenue, Barron Park, or along EI Camino Real to shop, dine, or visit with friends, and bike to Stanford University, the Palo Alto Medical Foundation, and to University Avenue. Caltrain is our preferred method to connect with the SFO or SJO airport and the 8 minute walk to the 'train station allows us to leave our vehicle parked at home. Santa Clara County transit, the Dumbarton Express, and a plethora of private and company van pools also serve this area. Tarlton Properties 3159 EI Camino Real project is in step with the times and we enthusi~S1:ically support. it. . . .' . . _.... ./ # './-I) h ' A, II '. Peter & Sandy Lockhart r ~ ~ Peter and Sandy Lockhart 405 Olive Avenue Palo Alto CA 94306 650.321-2226 • Attachment I ENVIRONMENTAL CHECKLIST FORM City of Palo Alto Department of Planning and Community Environment PROJECT DESCRIPTION: Request for Site and Design Review of the demolition of two existing commercial buildings (at 3111 and 3159 Camino Real, comprising 6,616 s.f.) and the construction of a 69,503 s.f. building (net gain of 62,887 square feet of new floor area) to establish a 49-6" foot tall, 4- story, 46-unit apartment building, with commercial, office and retail uses with underground parking providing 223 parking spaces including parking lifts on a 1.6 acre site located at 3159 EI Camino Real. Zone District: Service Commercial 1. PROJECT TITLE 3159 EI Camino Real Palo Alto, California 94306 2. LEAD AGENCY NAME AND ADDRESS City of Palo Alto Department of Planning and Community Environment 250 Hamilton Ave. Palo Alto, CA 94303 3. CONTACT PERSON AND PHONE NUMBER Margaret Netto Contract Planner, City of Palo Alto 650.-617-3137 4. PROJECT SPONSOR'S NAME AND ADDRESS Heather Young 81 Encina Avenue Palo Alto, CA 94402 5. APPLICATION NUMBER 13 -PLN -00040 6. PROJECT LOCATION 3111-3159 Camino Real Palo Alto Parcel Numbers: 132-38-32, 35, 65 and 66 3159 EI Camino Real 13PLN-00040 Page 1 Mitigated Negative Declaration The project site is located in the northern section of the City of Palo Alto, in the northern part of Santa Clara County, west of U.S. Highway 101 and east of Interstate 280. The project site has frontage on State Route 82 (EI Camino Real), Portage Avenue to the southeast, Acacia Avenue to the ,northwest and a developed commercial property to the northeast. To the north of the site is surface parking, across EI Camino Real to the east are restaurants (McDonalds and Fish Market), across Portage Street to the south is a retail (Footlocker) and office building, and across the alley to the east is retail (Fry's Electronics). 4' ""' I I t I' ' 'l ~. ~ 'or, .f 1/ l.'\". 414 ~ CHAit UTOH I ;,.....', \ G "'AGOW ~ f't ./ UIIIION \.. ~$ " '-PAttI( ".. ~ ~ __ .~ ',. .. Figure 2: Vicinity Map 3159 EI Camino Real 13PLN-00040 Page 2 Mitigated Negative Declaration 7. GENERAL PLAN DESIGNATION: The General Plan designation for this site is Service Commercial, per the Palo Alto 1998 -2010 Comprehensive Plan. The Service Commercial land use designation allows for facilities providing citywide and regional services and relies on 'customers arriving by car. Typical uses encouraged in this district include auto services and dealerships, motels, appliance stores and restaurants. Within some locations, residential and mixed use projects may be appropriate in this land use category. The proposed mixed-use development within this section of the City is consistent with the Comprehensive Plan goal to provide residential and mixed-use. 8. ZONING The project site consists of four parcels having approximately 1.6 acres (69,696 square feet) which will be merged under a separate application. The parc~l is zoned CS (Service Commercial) and is regulated by the Palo Alto Municipal Code (PAMC) Chapter 18.16. Commercial development on the project site is subject to the development standards, review process, and context based design criteria established for mixed use developments within P AMC Chapter 18.16. The specific regulations of this chapter and the additional regulations and procedures established by other relevant chapters of the Zoning Code apply. Mixed-use is a permitted land use in the service commercial (CS) district. 9. PROJECT DESCRIPTION The proposed project at 3159 EI Camino Real is the demolition of two existing commercial buildings (at 3111 and 3159 EI Camino Real), totaling 6,616sJ., and the construction of a 49-6" foot tall, 4-story, 46-unit apartment building, with commercial, office and retail uses totaling 62,887 square feet of new floor area. The project" includes underground parking facilities (13 feet below grade) providing 223 parking spaces including parking lifts. The four story building would be constructed over a portion of the below grade garage footprint in the southwest comer of the site, near EI Camino Real and Portage Avenue intersection. Third and fourth story additions are also proposed above the central portion of the existing building (3127 EI Camino Real-Equinox Fitness Gym) at the site. A second four-story building would be constructed over the below-grade garage in the northwest comer of the site. The upper two floors of the three buildings would be connected. The building would be occupied by residential apartments on the second through fourth floors, office space on the third, and recreational, restaurant, retail spaces on the ground level. A single level of below-grade parking garage would be constructed beneath the majority of the site. The subterranean garage would connect to the existing below grade garage on Portage Avenue at the south east comer of the site. The main finished garage floor elevation would be below the existing site grades, and car lifts would be installed on the southeastern half of the garage, which would extend approximately 6 to 7 feet below the main garage floor. 3159 EI Camino Real 13PLN-00040 Page 3 Mitigated Negative Declaration Primary access to the site would be provided from Portage Avenue with secondary access from Acacia Avenue. Vehicular parking is provided in the existing two-level garage on Portage Avenue, to be supplemented by a new underground garage that would be accessed from the below-grade portion of the existing garage. Surface visitor parking is proposed beneath the residential wings of the building accessed from Portage Avenue and Acacia Avenue. Site improvements related to the mixed use project, such as site landscaping, driveways, at-grade parking spaces, and walkways, would be constructed as part of the proposed project. 10. SURROUNDING LAND USES AND SETTING The project site is located on the south frontage of El Camino Real~ one block south of the El Camino Real and Acacia Avenue intersection and one block north of the El Camino Real and Lambert Avenue intersection. The property is located across El Camino Real from two restaurants (McDonalds and Fish Market). To the north, across Acacia Avenue is surface parking, to the south across Portage Avenue is retail (Footlocker) and office use and east is retail (Fry's Electronics). 11. OTHER PUBLIC AGENCIES California Department of Transportation, Santa Clara Valley Transportation Authority, Santa Clara Valley Water District (SCVWD), the San Francisco Bay Regional Water Quality Control Board (RWQCB) and the Office of the County Clerk-Recorder. ENVIRONMENTAL CHECKLIST AND DISCUSSION OF IMP ACTS EVALUATION OF ENVIRONMENTAL IMP ACTS 1) A brief explanation is required for all answers except "No Impact" answers that are adequately supported by the information sources a lead agency cites in the parentheses following each question. [A "No Impact" answer is adequately supported if the referenced information sources show that the impact simply. does not apply to projects like the one involved (e. g. the project falls outside a fault rupture zone). A "No Impact" answer should be explained where it is based on project-specific factors as well as general standards (e. g. the project will not expose sensitive receptors to pollutants, based on a project-specific screening analysis).] 2) All answers must take account of the whole action involved, including off-site as well as on-site, cumulative as well as project-level, indirect as well as direct, and construction as well as operational impacts. 3) Once the lead agency has determined that a particular physical impact may occur, then the checklist answers must indicate whether the impact is potentially significant, less than significant with mitigation, or less than significant. Potentially Significant Impact" is appropriate if there is substantial evidence that an effect may be significant. If there are one or more "Potentially Significant Impact" entries when the determination is made, an EIR is required. . 3159EI Camino Real 13PLN-00040 Page 4 Mitigated Negative Declaration 4) "(Mitigated) Negative Declaration: Less Than Significant With Mitigation Incorporated" applies where the incorporation of mitigation measures has reduced an effect fronl "Potentially Significant Impact" to a "Less than Significant Impact." The lead agency must describe the mitigation measures, and briefly explain how they reduce the effect to a less than significant level (mitigation measures from Section 17, "Earlier Analysis," may be cross-referenced). 5) Earlier analysis may be used where, pursuant to the tiering, program EIR, or other CEQ A process, an effect has been adequately analyzed in an earlier EIR or negative declaration. Section 15063 (C)(3) (D). In this case, a brief discussion should identify the following: a) Earlier Analysis Used. Identify and state where they are available for review. b) Impacts Adequately Addressed. Identify which effects from the above checklist were within the scope of and adequately analyzed in an earlier document pursuant to applicable legal standards, and state whether such effects were addressed by mitigation measures based on the earlier analysis. c) Mitigation Measures. F or effects that are "Less than Significant with Mitigation Measures Incorporated," describe the mitigation measures which were incorporated or refined from the earlier document and the extent to which they address site-specific conditions for the project. 6) Lead agencies are encouraged to incorporate into the checklist references to information Sources for potential inlpacts (e.g. general plans, zoning ordinances). Reference to a previously prepared or outside document should, where appropriate, include a reference to the page or pages where the statement is substantiated. 7) Supporting Information Sources: A source list should be attached, and other sources used or individuals contacted should be cited in the discussion. 8) The explanation of each issue should identify: a) the significance criteria or threshold, if any, used to evaluate each question; and b) the mitigation measure identified, if any, to reduce the impact to less than significance. DISCUSSION OF IMP ACTS The following Environmental Checklist was used to identify environmental impacts, which could occur if the proposed project is implemented. The left-hand column in the checklist lists the source(s) for the answer to each question. The sources cited are identified at the end of the checklist. Discussions of the basis for each answer and a discussion of mitigation measures that are proposed to reduce potential significant impacts are included. A. AESTHETICS , Issues and Supporting Information Sources Potentially Potentially Less Than No Resources Significant Significant Significant Impact Issues Unless Impact Would the project: Mitigation Incorporated a) Substantially degrade the existing visual character or quality of the site and its surroundings? 1,2,6 x 3159 EI Camino Real 13PLN-00040 Page 5 Mitigated Negative Declaration Issues and Supporting Information Sources Potentially Potentially Less Than No Resources Significant Significant Significant Impact Issues Unless Impact Would the project: Mitigation Incorporated b) Have a substantial adverse effect on a public view or view corridor? 1,2,3,5,6 X c) Substantially damage scenic resources, including, but not limited to, trees, rock outcroppings, and historic buildings within 1,2-X a state scenic highway? Map L4,6 d) Violate existing Comprehensive Plan 1,2,6 X policies regarding visual resources? e) Create a new source of substantial light or glare which would adversely affect day or 1,5,6, X nighttime views in the area? f) Substantially shadow public open space 1,5, X (other than public streets and adjacent sidewalks) between 9:00 a.m. and 3:00 p.m. from September 21 to March 21 ? DISCUSSION: The project site is not located within a major view shed. The project would not substantially damage scenic resources within a state scenic highway and does not violate any existing Comprehensive Plan policies regarding visual resources. The project is subject to review by the Planning and Transportation Commission (P&TC), Architectural Review Board (ARB) and City Council approval; the Site and Design Review approval findings and ARB approval criteria and findings are designed to ensure an appropriate site layout and architectural design, including landscaping that is aesthetically pleasing and compatible with its surroundings. The mixed-use project is designed to meet development standards (PAMC 18.16.060), Context Based Design Criteria (PAMC 18.16.090), and observe the concepts set forth in the EI Camino Real Design Guidelines. The guidelines and context based design criteria in the zoning code are currently under Council consideration as to whether the building setbacks and sidewalk widths specified in the zoning code and guidelines are desirable going forward, given the Grand Boulevard Initiative document advising 18 feet of sidewalk width along EI Camino Real. The height of the development is 49-6" feet, measured to the top of the parapet meeting the 50-foot maximum allowable height limit for the CS zone district. The proposed rooftop light monitors and mechanical roof screen would exceed the 50-foot height limit, none would be taller than 63'-5" these projections above 50-feet are monitors that would provide lighting to the interior of the fourth floor residential units. Inserting the light monitors between the required roof screens provides a consistent horizontal element at the roof top where an assortment of mechanical screens would be located, resulting in a streamlined profile. Section 18.40.090 of the Palo Alto Municipal Code permits this type of height exception so long as it does not extend IS-feet above the 50-foot maximum height limit. However, these are considered habitable floor areas and would require a Design Enhancement Exception (DEE). The roof screens and light monitors enhance the overall aesthetics of the building. 3159 EI Camino Real 13PLN-00040 Page 6 Mitigated Negative Declaration The mixed-use design incorporates an articulated building base, body and roof. The exterior finish materials would be simple forms of concrete and steel to evocate the industrial character of the neighborhood. The color scheme employs medium neutral tones as a base, with deeply saturated accent colors to highlight certain areas. The redevelopment of the site may result in a negligible increase in light and glare generated from the additional lighting of the site and glazing on the building. With the City's standard conditions of approval, the light and glare impacts of the project would not be significant. The conditions of approval would require the shielding of lighting such that the light does not extend beyond the site, is directional, and that the source of light is not directly visible. With the required site and design review process, which includes the architectural review process, and proj ect compliance with the applicable zoning standards, context based criteria and design guidelines, the proposed project will not substantially degrade the existing visual character or quality of the site or its surroundings, therefore no mitigation is required. Mitigation Measure: None B. AGRICULTURAL RESOURCES Issues and Supporting Information Resources Sources Potentially Potentially Less Than No Significant Significant Significant Impact Would the project: Issues Unless Impact Mitigation Incorporated a) Convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance (Farmland), as shown on the maps prepared pursuant to the Farmland Mapping and 1,2,3,5 Monitoring Program of the California X Resources Agency, to non-agricultural use? b) Conflict with existing zoning for agricultural 1,2-Map L- c) use, or a Williamson Act contract? 9,3,5 X Involve other changes in the existing environment which, due to their location or 1,2-MapL- nature, could result in conversion of 9,3,6 X Farmland, to non-agricultural use? DISCUSSION: The site is not located in a "Prime Farmland", "Unique Farmland", or "Farmland of Statewide Importance" area, as shown on the maps prepared for the Farmland Mapping and Monitoring Program of the California Resources Agency. The site is not zoned for agricultural use, and is not regulated by the Williamson Act. Consequently, the proposed project would have no impact on agricultural resources. Mitigation Measures: 3159 EI Camino Real 13PLN-00040 Page 7 Mitigated Negative Declaration None c. AIR QUALITY Issues and Supporting Information Resources Sources Potentially Potentially Less Than No Significant Significant Significant Impact Would the project: Issues Unless Impact Mitigation Incorporated a) Conflict with or obstruct with implementation X of the applicable air quality plan (1982 Bay 1,2,5,6 Area Air Quality Plan & 2000 Clean Air Plan)? b) Violate any air quality standard or contribute X substantially to an existing or projected air 1,2,5,6 quality violation indicated by the following: i. Direct and/or indirect operational 1,2,5,6 X emissions that exceed the Bay Area Air Quality Management District (BAAQMD) criteria air pollutants of 80 pounds per day and/or 15 tons per year for nitrogen oxides (NO), reactive organic gases (ROG), and fine particulate matter of less than 10 microns in diameter (PMlO); ii. Contribute to carbon monoxide (CO) 1,2,5,6 X concentrations exceeding the State Ambient Air Quality Standard of nine parts per million (ppm) averaged over eight hours or 20 ppm for one hour (as demonstrated by CALINE4 modeling, which would be performed when a) project CO emissions exceed 550 pounds per day or 100 tons per year; or b) project traffic would impact intersections or roadway . links operating at Level of Service (LOS) D, E or F or would cause LOS to decline to D, E or F; or c) project would increase traffic volumes on nearby roadways by 100/0 or more)? c) Result in a cumulatively considerable net 1,2,5,6 X increase of any criteria pollutant for which the project region is non-attainment under an applicable federal or state ambient air quality standard (including releasing emissions which exceed quantitative thresholds for ozone precursors)? d) Expose sensitive receptors to substantial levels 1 of toxic air contaminants? X i. Probability of contracting cancer for the 1 Maximally Exposed Individual (MEl) X exceeds 10 in one million ii. Ground-level concentrations of non-1 carcinogenic T ACs would result in a hazard index greater than one (1) for the 3159 EI Camino Real 13PLN·00040 Page 8 Mitigated Negative Declaration Issues and Supporting Information Resources Sources Potentially Potentially Less Than No Significant Significant Significan t Impact Would the project: Issues Unless Impact Mitigation Incorporated MEl e) Create objectionable odors affecting a 1 X substantial number of people? g) Not implement all applicable construction 1 emission control measures recommended in the X Bay Area Air Quality Management District CEQA Guidelines? DISCUSSION: The project is not expected to result in a significant impact on air quality. The project may result in temporary dust emissions due to construction activity. The City of Palo Alto uses the Bay Area Air Quality Management District's (BAAQMD) thresholds of significance for air quality impacts, as follows: Long Term Impacts: Long-term project emissions primarily stem from motor vehicles associated with the proposed project. As discussed in the Transportation/Traffic section of this Initial Study, the project would generate additional vehicle trips and one intersection would be impacted but can be mitigated to less than significant. However, the change of land use will not have an impact on the surrounding area because of the anticipated increase in the volume of traffic that is expected within the project area regardless of the project being built or not. The mixed-use development is a permitted use for the site and will not affect a substantial number of people which would be limited to other commercial uses and pedestrians in the immediate vicinity. Long-term air-quality impacts are expected to be less than significant. Sensitive receptors are defined as children, elderly, or ill people who can be more adversely affected by air quality problems. The proposed project will be located in a mixed area consisting of retail, residential, and commercial uses. Although sensitive receptors are in the immediate vicinity of the project, the construction impacts would be addressed as standard approval conditions, resulting in a less than significant impact to sensitive receptors. On-site Impacts As described in the Hazards and Hazardous Materials section, a Phase I and Phase II was prepared which indicates that the project site is in an area where there is known contamination of the soil and groundwater with volatile organic compounds (VOCs). Because of this contamination, the proposed proj ect, which includes residential uses, would be at potential risk for vapor intrusion to the building. VOCs can disperse easily into small air spaces in soil and underneath structures, such as through foundation cracks, holes in concrete floors, and small gaps around pipes and utility lines. Some vapors, such as VOCs, may enter structures at low contamination levels, and building ventilation systems are used to prevent harmful vapor buildUp. VOCs mayor may not have a noticeable odor and may be present at levels posing acute or chronic health risks. 3159 EI Camino Real 13PLN-00040 Page 9 Mitigated Negative Declaration According to the EPA, steps can be taken before site redevelopment to prevent vapor intrusion. 1 Some examples of prevention include ensuring that VOC contamination is removed from the site (and sent to a proper treatment and disposal facility); preventing upward contaminant migration with an impermeable barrier such as a clay cap; and venting soil gas to outdoor air before it can reach indoor spaces. At sites where the source of contamination cannot be completely eliminated through removal, other solutions to vapor intrusion problems can be implemented. Building techniques that serve to provide a vapor barrier between interior spaces and soil (or groundwater) can be combined with structures that provide an escape route for soil vapor to vent to the atmosphere rather than into indoor air. Some ventilation systems operate effectively without the use of energy (passive systems), while others may need connection to a power supply (active systems). It should be noted for indoor air quality monitoring that the presence of VOCs in indoor air may not necessarily be a result of vapor intrusion because there often is a background or pre-existing level ofVOC contamination present from chemical use in the building or from ambient air. As such, it is often difficult to distinguish between contamination attributable to vapor intrusi~n and contamination from background levels. As noted in Section VII, Hazards and Hazardous Materials, of this Initial Study, the proposed project would implement Mitigation Measure H-5, which would require the inclusion of a full vapor barrier and the installation of an active vapor collection and venting system underneath the building to mitigate potential soil vapor intrusion, and a monitoring plan to verify positive air flow and monitor for VOCs. Implementation of Mitigation Measure H-5 would reduce the potential for on-site impacts from VOCs to on-site residential and commercial uses to less than significant. The project would be subject to the following City's standard conditions of approval: The following controls shall be implemented for the duration of project construction to minimize dust related construction impacts: • All active construction areas shall be watered at least twice daily. • All trucks hauling soil, sand, and loose materials shall be covered or shall retain at least two feet of freeboard. • All paved access roads, parking· areas, and staging areas at the construction site shall be swept and watered daily. • Submit a plan for the recovery/recycling of demolition waste and debris before the issuance of a demolition permit. • Sweep streets daily if visible soil. material is carried onto adjacent public streets. Mitigation Measures C-l: The effects of construction activities would be increased dustfall and locally elevated levels of particulate matter downwind of construction activity. Construction dust has the potential for creating a nuisance at nearby properties. This impact is considered potentially significant but normally mitigable by implementing the following control measures: During demolition of existing structures: Environmental Protection Agency "Design Solutions for Vapor Intrusion and Indoor Air Quality," on-line at http://www.epa.gov/ swerosps/bflfacts!vapor _intrusion. pdf (accessed December 12, 2008) 3159 EI Camino Real 13PLN-00040 Page 10 Mitigated Negative Declaration II Water active demolition areas to control dust generation during demolition and pavement break up. .. Cover all trucks hauling demolition debris from the site. III Use dust-proof chutes to load debris into trucks whenever feasible. II During all construction phases: ,. Pave, apply water 3x/daily, or apply (non-toxic) soil stabilizers on all unpaved access roads, parking areas, and staging areas at construction sites. II Hydroseed or apply (non-toxic) soil stabilizers to inactive construction areas (previously graded areas inactive for ten days or more). III Enclose, cover, water 2x/daily, or apply (non-toxic) soil binders to exposed stockpiles (dirt, sand, etc.). ,. Limit traffic speeds on unpaved roads to 15 miles per hour. III Install sandbags or other erosion control measures to prevent silt runoff to public roadways. III Replant vegetation in disturbed areas as quickly as possible. The above measures include feasible measures for construction emissions identified by the BAAQMD for large sites. According to the District threshold of significance for construction impacts, implementation of the measures would reduce construction impacts of the project to a less than significant level. Mitigation Measures: See H-5 under Section VII, Hazards and Hazardous Materials D. BIOLOGICAL RESOURCES Issues and Supporting Information Resources Sources Potentially Potentially Less Than No Significant Significant Significant Impact Would the project: Issues Unless Impact Mitigation Incorporated a) Have a substantial adverse effect, either directly or through habitat modifications, on any species identified as a candidate, sensitive, or special status species in local or regional 1,2-X plans, policies, or regulations, or by the MapNl, 5 California Department of Fish and Game or U.S. Fish and Wildlife Service? b) Have a substantial adverse effect on any riparian habitat or other sensitive natural community identified in local or regional p~ans, 1,2- policies, regulations, including federally MapNl, 5 X protected wetlands as defmed by Section 404 of the Clean Water Act (including, but not limited to, marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means? c) Interfere substantially with the movement of any native resident or migratory fish or wildlife species or with established native resident or 1,2-X migratory wildlife corridors, or impede the use MapNl, 5 of native wildlife nursery sites? 3159 EI Camino Real 13PLN-00040 Page 11 Mitigated Negative Declaration Issues and Supporting Information Resources Sources Potentially Potentially Less Than No Significant Significant Significant Impact Would the project: Issues Unless Impact Mitigation Incorporated d) Conflict with any local policies or ordinances e) protecting biological resources, such as a tree preservation policy or as defined by the City of 1,2,3,5, x Palo Alto's Tree Preservation Ordinance 7,8 (Municipal Code Section 8.IO)? Conflict with any applicable Habitat Conservation Plan, Natural Community Conservation Plan, or other approved local, 1,2,3,6, x regional, or state habitat conservation plan? 7,8, DISCUSSION: The project site is located in an established urban area with no riparian or tree habitat for the candidate, sensitive, or special status species in the area. No endangered, threatened, or rare animals, insects and plant species have been identified at this site. The project site is located in an established commercial urban setting. The Comprehensive Plan includes policies, programs and implementing actions to ensure the preservation of biological tree resources. The following policies and programs are relevant to the proposed Project: II Policy N-14: Protect, revitalize, and expand Palo Alto's urban forest. II Policy N-15: Require new commercial, multi-unit, and single family housing projects to provide street trees and related irrigation systems. iii Program N-16: Require replacement of trees, including street trees lost to new development. III Program N-17: Develop and implement a plan for maintenance, irrigation, and replacenlent of trees. Palo Alto's Regulated Trees The City of Palo Alto Municipal Code regulates specific types of trees on public and private property for the purpose of avoiding their removal or disfigurement without first being reviewed and permitted by the City'S Planning or Public Works Departments. Three categories within the status of regulated trees include protected trees (PAMC 8.10), public trees (PAMC 8.04.020) and designated trees (PAMe 18.76, when so provisioned to be saved and protected by a discretionary approval.) Palo Alto Municipal Code Tree Preservation Ordinance Chapter 8.10 of the Municipal Code (the Tree Preservation Ordinance) protects a category of Regulated Trees, on public or private property from removal or disfigurement. The Regulated Tree category includes: 3159 EI Camino Real 13PLN-00040 Page 12 Mitigated Negative Declaration • III Protected Trees. Includes all coast live oak (Quercus agrifolia) and valley oak trees 11.5 inches or greater in dianleter, coast redwood trees 18 inches or greater in diameter, and heritage trees designated by the City Council according to any of the following provisions: it is an outstanding specimen of a desirable species; it is one of the largest or oldest trees in Palo Alto; or it possesses distinctive form, size, age, location, and/or historical significance. III Street Trees. Also protected are City-owned street trees (all trees growing within the street right of-way, outside of private property) !III Designated Trees. Designated trees are established by the City when a project is subject to discretionary design review process by the Architecture Review Board that under Municipal Code Chapter 18.76.020(d)(11) includes as part of the findings of review, "whether natural features are appropriately preserved and integrated with. the project." Outstanding tree specimens contributing to the existing site, neighborhood or commun.ity, and that have a rating of "High" Suitability for Preservation as reflected in Table 3.6-1 would constitute a typical designated tree. Palo Alto Tree Preservation Guidelines For all development projects within the City of Palo Alto, discretionary or ministerial, a Tree Disclosure Statement (TDS) is part of the submittal checklist to establish and verify trees that exist on the site, trees that overhang the site originating on an adj acent property, and trees that are growing in a City easement, parkway, or publicly owned land. The TDS stipulates that a Tree Survey is required (for mUltiple trees), when a Tree Preservation Report is required (development within the dripline of a Regulated Tree), and who nlay prepare these documents. The City of Palo Alto Tree Technical Manual2 (Tree Technical Manual) describes acceptable procedures and standards to preserve Regulated Trees, including: .. The protection of trees during construction; III If allowed to be removed, the acceptable replacement strategy; III Maintenance of protected trees (such as pruning guidelines); II Format and procedures for tree reports; and 1M Criteria for determining whether a tree is a hazard. There are six street trees that would be impacted by the proposed underground parking. Some of the trees will likely need to be cut for the underground parking to be installed. The arborist report identifies protection measures to be incorporated in the plans to reduce the potential impact on public trees. These include root removal during the winter, protective fencing, mulching, irrigation, and guidelines for tree protection zone setback clearances for buildings and grading, above ground measures for walkways, structures, landscaping and t1atwork. City of Palo Alto, City of Palo Alto Tree Technical Manual, June 2001. Provided on line at http://www .cityofpaloalto .org/environment/urban canopy.asp 3159 EI Camino Real 13PLN-00040 Page 13 Mitigated Negative Declaration Nonetheless, the proposed project could result in disturbances .to nesting birds in these trees. Nesting birds, their nests, and eggs are fully protected by the State Fish and Ganle Code (Sections 3503, 3503.5) and the Migratory Bird Treaty Act of 1918 (MBT A). Destruction of a nest would be a violation of these regulations, and would be a significant impact. The magnitude of impact would depend on the species affected. Mitigation Measures B-1: The applicant shall abide by all provisions of Sections 3503 and 3503.5 of the State Fish and Game Code and Migratory Bird Treaty Act of 1918 (MBTA) as published in the Federal Register (Vol. 70, No. 49; March 15,2005). Although there is no vegetation on the project site that may contain nesting birds, there may be nesting birds in existing vegetation abutting the proposed project site. To protect any nesting birds, the proposed project may avoid construction during the nesting period. Alternatively, a qualified wildlife biologist (to be hired by the applicant) shall conduct a survey for nesting birds that are covered by the MBTA and/or Sections 3503 and 3503.5 of the State Fish and Game Code in the vicinity of the project site. This survey shall cover all areas that would be disturbed as a result of construction-related activities during the nesting period, and shall include a "buffer zone" (an area of potential sensitivity, beyond the bounds of the proposed project construction area) which shall be determined by the biologist based on his or her professional judgment and experience. This buffer zone may include off-site habitat. This biological survey shall be conducted no more than 14 days prior' to the commencement of construction activities. The wildlife biologist shall provide a report to the City promptly detailing the findings of the survey. No construction shall be conducted until this report has been provided to the City and the City has authorized in writing the commencement of construction activities in accord with the biologist's findings. E. CUL TURAL RESOURCES Issues and Supporting Information Resources I Sources Potentially Potentially Less Than No Significant Significant Significant Impact Would the project: Issues Unless Impact Mitigation Incorporated a) Directly or indirectly destroy a local cultural 1,2- resource that is recognized by City Council MapL-7 X resolution? b) Cause a substantial adverse change in the significance of an archaeological resource 1,2-X pursuant to 15064.5? MapLS c) Directly or indirectly destroy a unique paleontological resource or site or unique 1,2-X 3159 EI Camino Real 13PLN-00040 Page 14 Mitigated Negative Declaration Issues and Supporting Information Resources Sources Potentially Potentially Less Than No Significant Significant Significant Impact Would the project: Issues Unless Impact Mitigation Incorporated geologic feature? MapLS d) Disturb any human remains, including those 1,2- interred outside of formal cemeteries? MapLS X e) Adversely affect a historic resource listed or f) eligible for listing on the National and/or X California Register, or listed on the City's 1,2- Historic Inventory? MapL7 Eliminate important examples of major periods 1 of California history or prehistory? X DISCUSSION: The Comprehensive Plan indicates that the site is in a moderate archaeological resource sensitivity zone. Most of the City area east of Interstate 280 is designated in this zone. Although existing and historic development has altered the native landscape, the potential exists that now-buried Native American sites could be uncovered in future planning area construction. The project would entail excavation of one level of parking to'a depth of 15 to 22 feet below grade. The project site is to be developed with underground parking. If archaeological materials are discovered the applicant would be required to perform additional testing and produce an Archaeological Monitoring and Data recovery Plan (AMDRP) to be approved prior to the start of construction. The City's standard conditions of approval will address this potentiality. Mitig~tion Measures: None F. GEOLOGY, SOILS AND SEISMICITY Issues and Supporting Information Resources Sources Potentially Potentially Less Than No Significant Significant Significant Impact Would the project: Issues Unless Impact Mitigation Incorporated a) Expose people or structures to potential substantial adverse effects, including the risk of See below loss, injury, or death involving: i) Rupture of a known earthquake fault, as delineated on the most recent Alquist-X Priolo Earthquake Fault Zoning Map issued by the State Geologist for the area 2-MapN- or based on other substantial evidence of a 5,5 known fault? Refer to Division of Mines and Geology Special Publication 42. 3159 EI Camino Real 13PLN-00040 Page 15 Mitigated Negative Declaration ii) Strong seismic ground shaking? 2-M 10,5, X iii) Seismic-related ground failure, including liquefaction? ~-MapN-x 5,5,9 iv) Landslides? 2-MapN- 5,5,9 x b) Result in substantial soil erosion or the loss of topsoil? 1,2,5,9 x c) Result in substantial siltation? 1,2,5,9 x d) Be located on a geologic unit or soil that is unstable, or that would become unstable as a result of the project, and potentially result in on-or off-site landslide, lateral spreading, 2-MapN-X subsidence, liquefaction or collapse? 5,5,9 e) Be located on expansive soil, as defmed in Table 18-1-B of the Uniform Building Code (1994), creating substantial risks to life or 2-MapN-x property? 5,5,9 t) Have soils incapable of adequately supporting the use of septic tanks or alternative waste water disposal systems where sewers are not 1,5,9 available for the disposal of waste water? X g) Expose people or property to major geologic hazards that cannot be mitigated through the 1,4,5,9 X use of standard engineering design and seismic safety techniques? DISCUSSION: The entire state of California is in a seismically active area. According to the Palo Alto Comprehensive Plan the project site is not in an area that is subject to very strong ground shaking in the event of an earthquake or in an area subject to expansive soils, surface rupture, liquefaction, or earthquake induced landslides. Based on the engineering analysis in the Geotechnical Investigation prepared by Murray Engineers Inc, the site is not located in an area considered susceptible to earthquake liquefaction. There are no active or potentially active faults across the property, therefore no fault rupture would occur on site. Since the subsurface condition is not susceptible to liquefaction because the soil is not silty sand saturated by groundwater. The site would not be subject to lateral spreading and or seismic settlement if the recommendations provided by the Geotechnical Engineering Investigation prepared by Murray Engineers Inc. are followed. Development of the proposed project would be required to conform to all requirements in the Uniform Building Code, which includes provisions to ensure that the design and construction of all buildings includes provisions to resist damage from earthquakes to the extent feasible and acceptable. The primary geotechnical constraints to the development are the presence of moderately shallow groundwater (relative to the planned basement excavation depths), the highly expansive nature of the near-surface soils, the site's seismic setting, and the City's guidelines eliminating the use of subsurface drainage in relation to all basement construction. 3159 EI Camino Real 13PLN-00040 Page 16 Mitigated Negative Declaration The excavation for the 13 to 20-foot deep (to floor elevation) below grade garage would likely extend to depths on the order of 15 to 22-feet below existing site grades, in sonle cases near or immediately adj acent to existing buildings and street sidewalks. Therefore, to mitigate the issue of differential settlement and potential impacts on these structures, the basement excavation would need a well designed shoring system to be designed. The groundwater level is expected to be typically in order of 17 to IS-feet below existing grades. Therefore, because at least portions of the basement excavation would extend below the estimated ground level, dewatering by the contractor will likely be necessary to control groundwater during construction. Based on Murray Engineers Inc. investigation, the site appears to be blanketed by stiff to hard and medium dense to very dense alluvial soils to the depth explores at 46.5 feet. The alluvial soils should provide adequate support for the new foundation proposed. Substantial or permanent changes to the site topography are not expected. Standard conditions of approval require submittal of a final grading and drainage plan for the project for approval by the Public Works Department prior to the issuance of a building permit. The application of standard grading, drainage, and erosion control measures as a part of the approved grading and drainage plan is expected to avoid any grading-related impacts. All earthwork and site drainage, including foundation and basement excavations, retaining wall backfill, preparation of the sub grade beneath hardscape, placement and compaction of engineered fill, and surface drainage should be performed in accordance with the Geotechnical Report prepared by Murray Engineers, Inc., dated March 12, 2013. Mitigation Measures F -1: The design of all buildings shall be designed in accordance with current earthquake resistant standards, including the 2007 CBC guidelines and design reconlmendations regarding the potential for localized liquefaction presented in the Geotechnical Investigation provided by Murray Engineers. Mitigation Measure F-2: Prior to building permit approval, the applicant shall submit a well-designed shoring system for the basement excavation to be designed by a licensed engineer subject to review and approval by Public Works Department. G. HAZARDS AND HAZARDOUS MATERIALS Issues and Supporting Information Resources Sources Potentially Potentially Less Than No Significant Significant Significant Impact Would the project: Issues Unless Impact Mitigation Incorporated a) Create a significant hazard to the public or the environment through the routing transport, use, X or disposal of hazardous materials? 1,5,16 b) Create a significant hazard to the public or the environment through reasonably foreseeable upset and accident conditions involving the X release of hazardous materials into the 1,5,16 environment? 3159 EI Camino Real 13PLN-00040 Page 17 Mitigated Negative Declaration c) Emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or X waste within one-quarter mile of an existing or 1,5,16 proposed school? d) Construct a school on a property that is subject X to hazards from hazardous materials 1,5,16 contamination, emissions or accidental release? d) Be located on a site which is included on a list of hazardous materials sites compiled pursuant X to Government Code Section 65962.5 and, as a 1,2- result, would it create a significant hazard to MapN-9, the public or the environment? 5 e) For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or X public use airport, would the project result in a safety hazard for people residing or working in 1,2 the project area? f) For a project within the vicinity of a private airstrip, would the project result in a safety hazard for people residing or working the 1,2 X project area? g) Impair implementation of or physically interfere with an adopted emergency response 1,2-X plan or emergency evacuation plan? MapN-7 h) Expose people or structures to a significant risk i) of loss, injury, or death involving wildland fires, including where wildlands are adjacent to X urbanized areas or where residences are 2-MapN-7 intermixed with wildlands? Create a significant hazard to the public or the environment from existing hazardous materials 1,5,11,16 X contamination by exposing future occupants or users of the site to contamination in excess of soil and ground water cleanup goals developed for the site? DISCUSSION: The proposed project would not involve the handling, transportation, use, disposal, or emISSIon of hazardous materials. The project is not expected to pose airport-related safety hazards. The proposed project would not interfere with either emergency response or evacuation. The project site is not located in a designated fire hazard area. The new construction and site design shall be required to comply with the City's building permit approval standards and fire equipment and fire protection coverage standards as conditions of project approval prior to the issuance of a building permit. The property is not currently listed on any commercially available database, or on the Santa Clara Yalley Water District or Water Board databases, as having a release of hazardous materials or documented contaminants. Several vicinity properties are listed as having reported releases of hazardous materials or documented environmental contamination. Based on the location, it is likely that a groundwater plume underlays the property. The site is documented to be contaminated by YOCs, primarily trichloroethene (TCE). The groundwater contamination is referred to the California-Olive- 3159 EI Camino Real 13PLN-00040 Page 18 Mitigated Negative Declaration Emerson plume (COE) based on the city streets that bound it. The COE Study Area has a long (since 1981) of investigation and remediation by the responsible parties (HP and Varian). Both HP and Varian agreed to accept financial responsibility to investigate and remediate the plume, and the Water Board is providing regulatory oversight of the monitoring and cleanup action. Stellar Environmental Solutions, Inc. conducted a Phase 1 of the subject site. During the course of this assessment, Stellar Environmental identified several potential environmental concerns with the development of the site: 1) Ensuring that the excavated soils are appropriately disposed of based on soil sampling and profiling; 2) Evaluating the impact of dewatering during the deeper car lift machine excavation areas that will require construction phase discharge of groundwater; and 3) Assessing the potential for soil-vapor intrusion through the collection of site specific soil gas data collected at the base of the area [ above groundwater] of the excavation. Soil samples results show minimal concentrations of any environmental concern and those that were reported appear to be naturally occurring or de-minimus. No VOCs were detracted in any of the 12 soil composite samples collected. Diesel and oil range petroleum hydrocarbons detected in soil composite samples collected for this investigation are at non-hazardous concentrations, with only chromium and lead (Pb) in one sample that showed concentrations above the 50 mg/kg requiring a Waste Extraction Test (WET). The WET analysis showed no soluble concentration of concern, confirming the non hazardous nature. Stellar Environmental concludes the soil shows no contamination of environmental concern and can be disposed of offsite as non-hazardous to a regulated landfill placed on the dirt reuse market if an infill area accepts the analytical profiling completed to date. The detected VOC contamination in the groundwater shows TCE concentrations at the de-minimus levels consistent with the distal area of the HP plume. The soil-gas is the one media showing significant concentration variations in the four samples with one of the four samples showing a concentration of TCE and PCE above regulatory guidance. The elevated TCE and PCE soil-gas can be mitigated during the excavation phase because the base excavation depth is below the clay-rich cap that traps the soil-gas. Mitigation Measures H-l: A project specific Health and Safety Plan (HASP) and a Site Mitigation Plan (SMP), would be implemented, and adhered to during construction and excavation activities. All workers on site should be read and understand the HASP and SMP, and copies should be maintained on site during construction and excavation at all times. Mitigation Measures H-2: A Remedial Risk Management Plan (RRMP) should be developed and followed by current and future owners, tenants, and operators. The plan will include the implementation of the described remedies and engineering design. Mitigation Measures H-3: Additional collection of four soil samples at the site should be completed after the base excavation to 14 feet bgs is achieved. This soil-gas collection will verify if the removal of the clay cap has resulted in a reduction of residual soil gas below the residential ESLs. Current PCE and TCE concentrations in soil-gas are one or two orders of magnitude greater that what would be expected to accumulate based on current groundwater concentrations of PCE and TCE, and would not be likely to reach the current concentrations in the future if the reduction of groundwater contaminants continues as it is expected to. 3159 EI Camino Real 13PLN-00040 Page 19 Mitigated Negative Declaration I Mitigation Measures H-4: If soil-gas concentrations collected following the initial base excavation phase have not resulted in significant decrease, a sub slab passive vapor collection and passive vapor collection and passive venting system designed full vapor barrier would be implemented to mitigate against the identified VOC soil-vapor intrusion (see Mitigation Measure R-5 for vapor intrusion mitigation system). Mitigation Measure H-5: Prior to issuance of the occupancy permit the applicant shall file documentation from an independent consultant specializing in vapor mitigation system design and installation for final approval by a third party inspection service reporting to the City financed by the applicant confirming that each component (collection pipes, transmission pipes, inlets, risers, vents, etc.) of the vapor intrusion mitigation system (VIMS) has been installed in accordance with recommendations of the Vapor Mitigation System and Monitoring Plan, and includes the installation of a full vapor barrier, which shall be a 60-mil thick, spray applied membrane below elevator shafts, stairwells, pipe chases, and entire floor slab, as part of the active vapor collection and venting system (Le., driven by electric fans at the effluent end of the VMS riser pipes enhanced by outside air entering through inlet vents) to be installed in the building to mitigate potential soil vapor intrusion. Mitigation Measure H-6: A Groundwater Mitigation Plan shall be provided for lowering ground water levels during the excavation phase that may reach depths to 22-feet bgs which is about 4-feet below the expected level of first encountered groundwater. The mitigation plan shall specify the number of groundwater dewatering wells with dedicated pumps to be installed around the site perimeter throughout the project duration. This plan shall be prepared and submitted for final approval by the City's Public Works Department prior to issuance of City permits. Mitigation Measure H-7: A detailed groundwater extraction design shall be developed including a staging plans for dewatering system, including all required chemical testing, dewatering systems layout, well depths, well screen lengths, dewatering pump locations, pipe sizes and capacities, grades, filter sand gradations, surface water disposal method, permitting and location. This design shall be prepared and submitted for final approval by the City's Public Works Department prior to issuance of City permits Mitigation Measure H-8: This and future technical reports should be uploaded (as required) to the appropriate regulatory agencies-including uploads to the SCCDER's ftp systenl and the State Geo Tracker system. H. HYDROLOGY AND WATER QUALITY Issues and Supporting Information Resources Sources Potentially Potentially Less Than No Significant Significant Significant Impact Would the project: Issues Unless Impact Mitigation Incorporated a) Violate any water quality standards or waste discharge requirements? 1,2,5 X b) Substantially deplete groundwater supplies or interfere substantially with groundwater recharge such that there would be a net deficit 3159 EI Camino Real 13PLN-00040 Page 20 Mitigated Negative Declaration in aquifer volume or a lowering of the local groundwater table level (e.g., the production 2-MapN2 rate of pre-existing nearby wells would drop to a level which would not support existing land uses or planned uses for which permits have X been granted)? c) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river, in a manner which would result in substantial X erosion or siltation on-or off-site? 1,2,5 d) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river, or substantially increase the rate or amount of surface runoff in a manner which would result 1,2,5 X in flooding on-or off-site? e) Create or contribute runoff water which would exceed the capacity of existing or planned stormwater drainage systems or provide substantial additional sources of polluted 1,2,5 X runoff? 1) Otherwise substantially degrade water quality? 1,2 X g) Place housing within a 100-year flood hazard area as mapped on a federal Flood Hazard Boundary or Flood Insurance Rate Map or other flood hazard delineation map? 1,2-Map X N-6,5 h) Place within a 100-year flood hazard area structures which would impede or redirect 2-MapN6 X flood flows? i) Expose people or structures to a significant risk of loss, injury or death involve flooding, X including flooding as a result of the failure ofa 2-MapN6 levee or dam or being located within a 100-year N8 flood hazard area? j) Inundation by seiche, tsunami, or mudflow? 2-MapN6, X N8 k) Result in stream bank instability? 1,2-X MapN6,9 DISCUSSION: Construction of the proposed building and related site improvements would not result in an increase in the amount of impervious surface area on the site. The site is entirely paved with asphalt. Storm water runoff is currently conveyed from the site via curb street gutters to the paved parking areas, where it runs to the street and ultimately discharges into the San Francisco Bay. As previously referred to in the Geology, Soils and Seismicity section of this study layers of moderately to highly plastic fine-grained alluvium and medium dense to very dense coarse-grained alluvium. The project site is not located in an area of groundwater recharge and will not deplete the groundwater supplies. The project site is located outside of the 100-year flood hazard area and would not impede or redirect flood flows. The project site is not in an area that is subject to seiche, tsunami or mudflow. With the City's required conditions of approval the water impacts of the project will not be significant. 3159 EI Camino Real 13PLN-00040 Page 21 Mitigated Negative Declaration Water quality standards and waste discharge requirements that are applicable to the proposed proj ect are established in the Water Quality Control Plan for San Francisco Bay (Basin Plan) prepared by the RWQCB in compliance with the federal CWA and the State Porter-Cologne Water Quality Control Act, and the NPDES permits issued by the RWQCB in accordance with the Clean' Water Act, which incorporates Basin Plan objectives. All point and non-point discharges (including urban runoff) must comply with the identified water quality objectives and the concentrations of contaminants in the discharges must be controlled, either through NPDES permits or waste discharge requirements. Two components of the proposed project are subject to separate NPDES requirements: construction and operation. Although the RWQCB is ultimately responsible for ensuring discharges from development in the City comply with conditions in the permits, which are summarized below, the City of Palo Alto is required by the terms of its NPDES Municipal Permit to review and regulate stormwater discharges from development sites. During demolition, grading and construction, storm water pollution could result. Standard conditions of architectural review approval would require the incorporation of Best Managenlent Practices (BMPs) for storm water pollution prevention in all construction operations, in conformance with the Santa Clara Valley Non-Point Source Pollution Control Program, and submittal of a stormwater pollution prevention plan (SWPPP) in conjunction with building permit plans to address potential water quality impacts. The City requires the Storm Water Pollution Prevention Plan (SWPPP) required by the NPDES Construction General Permit be reviewed by the Public Works Department prior to issuance of a grading permit. Overseeing conformance to the SWPPP is the responsibility of the Public Works Department, or a third party hired by the Public works Department, at the owner's expense, that specializes in the monitoring of activities related to water quality and water discharge requirements. If contaminated soils were found, the soils would be managed appropriately by segregating them into separate piles in a designated area onsite and covering the piles with plastic sheeting until additional testing was completed. The stockpiles would be managed in accordance with the SWPPP and the SMP. This would reduce the potential for soils (regardless of whether contaminants are present or not) to be washed into storm drains and enter the creek. To prevent cross-contamination, construction equipment and transportation vehicles that contact exposed native soils would be decontaminated prior to leaving the site. Wash water from decontamination would be collected and nlanaged in accordance with applicable laws and regulations and monitored by trained personnel. The stored water would be sampled for chemicals, the results.ofwhich would determine how the water should be disposed. The water used for on-site dust control would have to meet NPDES permit requirements for such use and for any subsequent discharge to the storm dniin. If the water were found not to meet the permit requirements, it would either be treated on-site or removed. In either case, no discharges to the storm drain exceeding adopted standards would be permitted. This measure would reduce the potential for contaminants to be transported off-site and possibly enter runoff from roadways, and would ensure proper disposal. 3159 EI Camino Real 13PLN-00040 Page 22 Mitigated Negative Declaration Implementation of the required NPDES SWPP as monitored and enforced during construction would be compliance with storm water quality standards. City development standards and standard conditions of project approval would reduce potential negative impacts of the project to less than significant. Mitigation Measure: None I. LAND USE AND PLANNING Issues and Supporting Information Resources Sources Potentially Potentially Less Than No Significant Significant Significant Impact Would the project: Issues Unless Impact Mitigation Incorporated a) Physically divide an established community? 1,2 X b) Conflict with any applicable land use plan, policy, or regulation of an agency with jurisdiction over the project (including, but not limited to the general plan, specific plan, local X coastal program, or zoning ordinance) adopted for the purpose of avoiding or mitigating an 1,2,3,6,11 environmental effect? c) Conflict with any applicable habitat conservation plan or natural community 1,2 X conservation plan? d) Substantially adversely change the type or 1,2,6,11 intensity of existing or planned land use in the X area? e) Be incompatible with adjacent land uses or with 1,2,3,6,11 the general character of the surrounding area, X including density and building height? t) Conflict with established residential, 1,2,6,11 recreational, educational, religious, or scientific X uses of an area? g) Convert prime farmland, unique farmland, or 1,2,6 farmland of statewide importance (farmland) to X non-agricultural use? DISCUSSION: The proposed project at 3159 EI Camino Real is the demolition of the two existing commercial buildings (at 3111 and 3159 EI Camino Real) for the construction of 62,887 square feet of new floor area to establish a 49-6" foot tall, 4-story, 46-unit apartment building, with commercial, office and retail uses with underground parking facilities (13 feet below grade) providing 223 automobile spaces including parking lifts. The project is subject to review by the Planning and Transportation Commission (P&TC), Architectural Review Board (ARB) and City Council approval; the Site and Design Review approval findings and ARB approval criteria and findings ary designed to ensure an appropriate site layout and architectural design, including landscaping that is aesthetically pleasing and compatible with its surroundings. The site development complies with the land use designation as described below. Compliance with parking regulations is addressed in Section 0 below. 3159 EI Camino Real 13PLN-00040 Page 23 Mitigated Negative Declaration The Service Commercial land use designation allows for facilities providing citywide and regional services and relies on customers arriving by car. Typical uses encouraged in this district include auto services and dealerships, motels, appliance stores and restaurants. The proposed hotel development within this section of the City is consistent with the Comprehensive Plan goal to provide citywide and regional services. The proposed mixed use is an allowed use within the CS Zone District. The project complies with the Floor Area Ratio (FAR) allowed under the CS zone district. The CS zone allows for an FAR of 1.0: 1 for a total mixed use floor area ratio. The total building area is 69,503 square feet (1 :0: 1 FAR). Three DEEs are requested as part of this application. The first DEE is to exceed the maximum height limit in the CS zone district. The height of the development is 49-6" feet, measured to the top of the parapet meeting the 50-foot maximum allowable height limit for the CS zone district. The proposed rooftop light monitors and mechanical roof screen would exceed the 50-foot height limit; none would be taller than 63'-5" -these projections above 50-feet are monitors that would provide lighting to the interior of the fourth floor residential units. The monitors would provide lighting to the interior of the fourth floor residential units. Inserting the light monitors between the required roof screens provides a consistent horizontal element at the roof top where an assortment of me~hanical screens would be located, resulting in a streamlined profile. The second DEE request is for a reduction in the required setback from 5-feet to 2-feet along Acacia A venue. The proj ect is unique in that it encompasses an entire block face of EI Camino Real and serves to anchor the entire frontage with a strong building mass that reinforces the street edge. The area available for ground floor retail/recreation space at the comer of EI Camino Real and Acacia Avenue is constrained in width by the existing structures that will remain at 3127 EI Camino Real. The reduced setback allows a better proportional building elenlent at the intersection of EI Camino Real and Acacia A venue, with a strong comer presence at the street level that steps back at the upper level as it transitions to the residential element along Acacia Avenue. The third requested DEE is to allow for an increase of the "build to" line requirement along Portage Avenue to allow a 7-foot setback in lieu of a 5 -foot setback. The proposed ground floor levels have been set to allow accessibility across the site as well as at the EI Camino Realentry points. This results in an elevated plaza area at the comer of EI Camino Real and Portage Avenue, which serves both to mark the comer and to provide a distinct sense of destination for plaza visitors. Access to the elevated plaza would be provided via a stairway at the comer and a ramp along Portage Avenue at the face of the building. A 7-foot setback at this location would allow access space for the ramp in addition to a landscape buffer strip. The two-foot exception would afford enhanced aesthetics while providing easy site accessibility. The commercial area would be set back from EI Camino Real to provide a 12-foot wide effective sidewalk width (curb face to building, required by Zoning Code Section 18.16.060). The front setback is 4-feet from the back of sidewalk. The rear setback is 10-feet at the residential portion which is consistent with the CS zone. The project site is located within the Cal-Ventura Mixed Use Area, identified in the Comprehensive Plan, a mixed use area adjacent to the California Avenue business district. It is also served by the California Avenue Multi-model Transit Station. Cal-Ventura offers opportunities for new transit- 3159 EI Camino Real 13PLN-00040 Page 24 Mitigated Negative Declaration oriented development, as it includes several underutilized properties likely to redevelop in the near future. New housing in this area could provide the momentum for new pedestrian amenities and shuttle bus connections to nearby Stanford Research Park. The project is consistent with the Comprehensive Plan. The project site is located within the Cal-Ventura corridor area, as defined by the South El Camino Real Design Guidelines (Guidelines). It is not considered a strategic site within the Cal-Ventura Area. The area is characterized by mixed-use as well as auto-oriented retail commercial uses. Although presently pedestrian activity is light, the Guidelines look toward accommodating such activity. With that in mind the Guidelines indicate new buildings should front El Camino Real with entries fronting the street or clearly visible from the street providing recognizable and easily accessible entries for both pedestrians and vehicular arrivals. The project proposal complies with many of the specific Guidelines for the mixed-use area relative to site planning and design. The Guidelines indicate that all buildings should have entries facing El Camino Real. The proposed commercial entry faces on El Camino Real adjacent to the Portage Avenue comer. The project is requesting three DEEs that would provide for enhanced aesthetics and stronger pedestrian oriented entry on El Camino Real. Consequently, the project would have a less than significant impact with respect to land use and zoning designation. The site is not located in a "Prime Farmland", "Unique Farmland", or "Farmland of Statewide Importance" area, as shown on the maps prepared for the Farmland Mapping and Monitoring Program of the California Resources Agency. The site is not zoned for agricultural use, and is not regulated by the Williamson Act. Mitigation Measures: None. J. MINERAL RESOURCES Issues and Supporting Information Resources Sources Potentially Potentially Less Than No Significant Significant Significant Impact Would the project: Issues Unless Impact Mitigation Incorporated a) Result in the loss of availability of a known mineral resource that would be of value to the region and the residents of the state? 1,2 X b) Result in the loss of availability of a locally- important mineral resource recovery site delineated on a local general plan, specific plan 1,2 X or other land use plan? DISCUSSION: The City of Palo Alto has been classified by the California Department of Conservation (DOC), Division of Mines and Geology (DMG) as a Mineral Resource Zone 1 (MRZ-l). This designation signifies that there are no aggregate resources in the area. The DMG has not classified the City for other 3159 EI Camino Real 13PLN-00040 Page 25 Mitigated Negative Declaration resources. There is no indication in the 2010 Comprehensive Plan that there are locally or regionally valuable mineral resources within the City of Palo Alto. Mitigation Measures: None. K. NOISE Issues and Supporting Information Resources Sources Potentially Potentially Less Than No Significant Significant Significant Impact Would the project: Issues Unless Impact Mitigation Incorporated a) Exposure of persons to or generation of noise X levels in excess of standards established in the local general plan or noise ordinance, or 1,2,13 applicable standards of other agencies? b) Exposure of persons to or generation of excessive ground borne vibrations or ground 1,2,13 X borne noise levels? c) A substantial permanent increase in ambient X noise levels in the project vicinity above levels 1,2,13 existing without the project? d) A substantial temporary or periodic increase in X ambient noise levels in the project vicinity above levels existing without the project? 1,2,13 e) For a proj ect located within an airport land use X plan or, where such a plan has not been adopted, would the project expose people residing or working in the project area to 1,2 excessive noise levels? f) For a project within the vicinity of a private X airstrip, would the project expose people residing or working In the project area to 1,2 excessive noise levels? g) Cause the average 24 hour noise level (Ldn) to 1,2,13 increase by 5.0 decibels (dB) or more in an X existing residential area, even if the Ldn would remain below 60 dB? h) Cause the Ldn to increase by 3.0 dB or more in 1,2,13 an existing residential area, thereby causing the X Ldn in the area to exceed 60 dB? i) Cause an increase of3.0 dB or more in an 1,2,13 existing residential area where the Ldn X currently exceeds 60 dB? I j) Result in indoor noise levels for residential 1,2,13 X development to exceed an Ldn of 45 dB? k) Result in instantaneous noise levels of greater 1,2,13 X X than 50 dB in bedrooms or 55 dB in other rooms in areas with an exterior Ldn of 60 dB or greater? 1) Generate construction noise exceeding the 1,2,5,13 X 3159 EI Camino Real 13PLN-00040 Page 26 Mitigated Negative Declaration Issues and Supporting Information Resources Sources Potentially Potentially Less Than No Significant Significant Significant Impact Would the project: Issues Unless Impact Mitigation Incorporated daytime background Leq at sensitive receptors by 10 dBA or more? DISCUSSION-: The project site is located in an area with an existing noise level ranging between 67-74 Ldn. Vehicular traffic along El Camino Real provides the dominate source of "steady-state" environmental noise at the site. The typical events inclUde cars and trucks as well as regularly scheduled buses. This noise level is typical for commercial districts. Grading and construction activities will result in temporary increases in local ambient noise levels. Typical noise sources would include mechanical equipment associated with excavation, grading and construction, which will be short term in duration. Standard approval conditions would require the project to comply with the City's Noise Ordinance (PAMC Chapter 9.10), which restricts the timing and overall noise levels associated with construction activity. Short-term construction that complies with the Noise Ordinance would result in impacts that are expected to be less than significant. Based on acoustical measurements performed by Charles Salter and Associates, the future noise levels at the proposed setback of the apartment units would range from DNL 74dB to 67dB. Facades facing El Camino Real receive the highest noise levels, DNL 74dB. Facades along Acacia Avenue and Portage Avenue receive noise levels to 67dB. Project noise levels exceed 65dB threshold for CalGreen. Therefore, the commercial and retail spaces require acoustical treatment. All of these measured noise levels would be considered "normal to conditionally acceptable" for commercial space and "conditionally acceptable" for residential per the City's noise goals. Therefore, noise reducing measures would be required to comply with City's noise standards. Where the DNL exceeds 65dBA, the project must incorporate mitigation measures into the building design to reduce interior noise levels from exterior sources to DNL 45dBA or less. To meet the indoor noise level criteria, sound-rated exterior facades will be necessary for some units. Recommendations for sound rated construction will depend on the size and type of rooms, window and exterior facades, and nlust be determined during the design phase. In addition to the background noise affecting the project, the project will generate noise that would increase the ambient noise levels. Equipment such as roof top air conditioning and exhaust fans as well as emergency engine generators crates noise that must comply with the City of Palo Alto Noise Ordinance. The ordinance requires that mechanical equipment noise not exceed 6dB above the local ambient at residential property lines or 8 dB at commercial property lines with a maximum daytime exception of 70 dB when measures at 25 feet. To mitigate the potential noise impacts of the mechanical equipment it is recommended that the project incorporate mitigations measures as outlined in the Palo Alto Noise Ordinance which include equipment selection, equipment location, and equipment enclosures. The underground parking will require an exhaust system. Any noise from this system will be attenuated. 3159 EI Camino Real 13PLN-00040 Page 27 Mitigated Negative Declaration The City's standard conditions of approval will be applied to the project to ensure the construction noise and rooftop mechanical equipment noise impacts will be reduced to a level of insignificance. The proj ect site is not located within an airport land use plan or within the vicinity of a private airstrip. Mitigation Measures: None L. POPULATION AND HOUSING Issues and Supporting Information Resources Sources Potentially Potentially Less Than No Significant Significant Significant Impact Would the project: Issues Unless Impact Mitigation Incorporated a) Induce substantial population growth in an area, either directly (for example, by proposing X new homes and businesses) or indirectly (for 1,2,5,6 example, through extension of roads or other infrastructure)? b) Displace substantial numbers of existing housing, necessitating the construction of X replacement housing elsewhere? 1,5,6 c) Displace substantial numbers of people, necessitating the construction of replacement X housing elsewhere? 1,5,6 d) Create a substantial imbalance between 1,2,6 X e) employed residents and jobs? Cumulatively exceed regional or local 1,2,6, population proiections? X DISCUSSION: The project is the redevelopment of a 1.6 acre site to construct 62,887 square feet of new floor area to establish a 49-6" foot tall, 4-story, 46-unit apartment building, with commercial, office and retail uses. This mixed-use project will not impact the City'S jobs-housing (im) balance. Population in Palo Alto's sphere of influence in 1996, according to Palo Alto Comprehensive Plan was 58,000 people. This is projected by the City'S Comprehensive Plan to increase to 62,880 by 2010. By adding 46 units to the housing stock, the proposed project would contribute to population growth in the area. With an average household size of 2.24 persons the proposed project would generate a population increase of approximately 103 people; however, the project is included as Housing Opportunity site in the Housing Element, and the population increase has been anticipated. This incremental increase in population generated by the proposed project would be less than significant. Mitigation Measures: None. M. PUBLIC SERVICES 3159 EI Camino Real 13PLN-00040 Page 28 Mitigated Negative Declaration Issues and Supporting Information Resources Sources Potentially Potentially Less Than No Impact a) Significant Significant Significant Would the project: Issues Unless Impact Mitigation Incorporated Would the project result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives for any of the public services: 1,2 X Fire protection? 1,2 X Police protection? 1,2 X Schools? 1,2 X Parks? X 1,2 Other public facilities? DISCUSSION: Fire The site is presently served by the Palo Alto Fire Department. The proposed changes will not impact present Fire District service to the site or area. The project would, as a condition of approval, be required to comply with all Fire Department requirements for fire safety. Police The site is located within the jurisdiction of the Palo Alto Police Department. The proposed changes will not result in the need for additional police officers, equipment or facilities . . Schools The Palo Alto Unified School District (PAUSD) serves the City of Palo Alto and portions of the City of Los Altos Hills. PAUSD includes 12 elementary schools (kindergarten through grade five), 3 intermediate schools (grades six through eight), and 2 high schools (grades nine through twelve). Other schools and programs in the PAUSD include a pre-school program, a self-supporting adult school, a school for the hearing impaired, the Children's Hospital School at the Lucille Packard Children's Hospital, and a summer school. 3 In 2006, P AUSD employed approximately 646 teachers, providing a ratio of one teacher for every 17.5 students.4 Palo Alto Unified School District, http://pausd.orglparents/schools_sites/index.shtml, accessed December 12,2008 The staffing ratio is calculated based on 2006 student enrollment of 11,329 as reported by the. Palo Alto Unified School District, Agenda, Regular Meeting, September 23,2008 3159 EI Camino Real 13PLN-00040 Page 29 Mitigated Negative Declaration Enrollment in the PAUSD is approaching capacity. According to the City of Palo Alto's Board of Education, in the 2008-2009 school year, elementary schools have room for an additional 123 students, middle schools have room . for 95 students, and high schools have room for 239 students. Therefore, PAUSD schools' classroom capacity can accommodate approximately 457 additional students. Based on the PAUSD student generation rates (Lapkoff & Gobalet Demographic Research, Inc. (Lapkoff Forecast page 20), an apartment unit yields 0.15 student, a stacked condominium yields 0.25 student, and a BMR multifamily residential unit yields 0.7 student. With 46 apartments at a 0.15 yield factor, a total of 6.6 students are estimated to be generated from the development. Student enrollment associated with the proposed project would be within existing capacity. Consequently, the impact of the proposed project on schools would be less than significant. Parks The City of Palo Alto follows the National Recreation and Park Association (NRP A) Standards as guidelines for determining parkland needs. These standards recommend that a city of the size and density of Palo Alto should provide 2 acres of parkland for every 1,000 residents. The proposed project would generate 103 additional residents at the project site and would generate additional workers at the project site. Based on the NRP A Standards, the addition of 103 residents to the project site would generate a demand for 0.10 acres of parkland. Impact fees to address impacts on parks were adopted by the Palo Alto City Council in March of 2002. As a condition of approval and prior to receiving a building permit, the project applicant will be required to pay a one-time development impact fee for parks. The City's park-in-lieu fee and park facility fee will be used to offset impacts on park facilities as a result of this proj ect. Therefore, the proj ect would result in a less than significant impact. Other Public Facilities Impact fees to address impacts on community centers and libraries were adopted by the Palo Alto City Council in March of 2002. Prior to receiving a building permit, the project applicant will be required to pay a one time development impact fee for community centers and libraries. The fee will be used to offset impacts on community centers and library facilities as a result of this project. Therefore, the project would result in a less than significant impact. Mitigation Measures: None N. RECREATION Issues and Supporting Information Resources Sources Potentially Potentially Less Than No Impact Significant Significant Significant Would the project: Issues Unless Impact Mitigation Incorporated a) Would the project increase the use of existing neighborhood and regional parks or X other recreational facilities such that substantial physical deterioration of the 1,5,6 facility would occur or be accelerated? 3159 EI Camino Real 13PLN-00040 Page 30 Mitigated Negative Declaration Issues and Supporting Information Resources Sources Potentially Potentially Less Than No Impact Significant Significant Significant Would the project: Issues Unless' Impact Mitigation Incorporated b) Does the project include recreational facilities or require the construction or expansion of recreational facilities which X might have an adverse physical effect on the 1,5,6 environment? DISCUSSION: This project is subject to payment of impact fees for parks, libraries and community facilities. The project would not have any significant impact on existing parks, nor include or require construction of recreational facilities. No mitigation is required. There would not be a significant change to the demand of recreation services as a result of the proposed project. Mitigation Measures: None O. TRANSPORTATION AND TRAFFIC Issues and Supporting Information Resources Sources Potentially Potentially Less Than No Impact Significant Significan t Significant Would the project: Issues Unless Impact Mitigation Incorporated a) Cause an increase in traffic which is substantial in relation to the existing traffic X load and capacity of the street system (Le., 1,5,14,20 result in a substantial increase in either the number of vehicle trips, the volume to capacity ratio on roads, or congestion at intersections)? b) Exceed, either individually or cumulatively, a level of service standard established by the X county congestion management agency for 1,5,14, designated roads or highways? c) Result in change in air traffic patterns, including either an increase in traffic levels X or a change in location that results in 1 substantial safety risks? d) Substantially increase hazards due to a design feature (e.g., sharp curves or X dangerous intersections) or incompatible 1,6,14 uses (e.g., farm equipment)? 3159 EI Camino Real 13PLN-00040 Page 31 Mitigated Negative Declaration Issues and Supporting Information Resources I Sources Potentially Potentially Less Than No Impact Significant Significant Significant Would the project: Issues Unless Impact Mitigation i Incorporated ! e) Result in inadequate emergency access? 1,2,5 X f) Result in inadequate parking capacity? 1,2,5,14, X g) Conflict with adopted policies, plans, or programs supporting alternative X transportation (e.g., pedestrian, transit & 1,2,5,6,14 bicycle facilities)? h) Cause a local (City of Palo Alto) intersection 1,2,5,14 to deteriorate below Level of Service (LOS) X D and cause an increase in the average stopped delay for the critical movements by four seconds or more and the critical volume/capacity ratio (V /C) value to increase by 0.01 or more? i) Cause a local intersection already operating at 1,2,5,14 LOS E or F to deteriorate in the average X stopped delay for the critical movements by four seconds or more? j) Cause a regional intersection to deteriorate 1,2,5,14 from an LOS E or better to LOS F or cause X critical movement delay at such an intersection already operating at LOS F to increase by four seconds or more and the critical VIC value to increase by 0.01 or more? i k) Cause a freeway segment to operate at LOS F 1,2,5,14 or contribute traffic in excess of 1 % of X segment capacity to a freeway segment already operating at LOS F? 1) Cause any change in traffic that would 1,2,5,14,20 X increase the Traffic Infusion on Residential Environment (TIRE) index by 0.1 ot more? m) Cause queuing impacts based on a 1,2,5,14 comparative analysis between the design X queue length and the available queue storage capacity? Queuing impacts include, but are not limited to, spillback queues at project access locations; queues at turn lanes at intersections that block through traffic; queues at lane drops; queues at one intersection that extend back to impact other intersections, and spillback queues on ramps. n) Impede the development or function of 1,2,5,14 X planned pedestrian or bicycle facilities? 0) Impede the operation of a transit system as a 1,2,5,14 X result of congestion? p) Create an operational safety hazard? 1,5,14 X DISCUSSION: 3159 EI Camino Real 13PLN-00040 Page 32 Mitigated Negative Declaration A Transportation Impact Analysis & Neighborhood Traffic Study provided by Kimley-Hom analyzed the potential impacts to the transportation system as a result of the redevelopment of the project site. The existing facilities at the project site include the operation health/fitness club (Equinox) and operational retail building (We Fix Macs). The existing operational specialty building would be displaced and its square footage incorpo~ated into the proposed. Significant findings of the study concluded: • The proposed project is estimated to generate 893 total new daily trips, 89 trips occurring during the AM peak-hours, 58 new trips occurring during the PM peak-hour. • As defined by Santa Clara Valley Transportation Authority (VTA), the addition of the proposed project to the Cumulative (2035) scenario significantly worsen operating conditions at the Canlino intersection with West Charleston Road/ Arastradero Road. This impact can be mitigated to less than significant. • The addition of the proposed project adds nominal additional queuing to several of the study locations. Specifically, the project contributes at least one car length (25-feet) to the eastbound El Camino Real left-turn queen at the Portage Avenue/Hansen Way intersection. The significant impact at the El Camino West Charleston Road! Arastradero Road intersection can be mitigated with the addition of a southbound West Charleston Road right-turn overlap signal phase. Access/Circulation Primary access to the site will be provided from Portage Avenue with secondary access from Acacia Avenue. Pedestrian and bicycle access to the site will also be provided via El Camino Real and Portage Avenue. Parking Spaces Vehicular parking is provided in the existing two-level garage on Portage Avenue, supplemented by a new underground garage that will be accessed from the below-grade portion of the existing garage. In addition, on-grade visitor parking is tucked beneath the residential wings of the building accessed from Portage Avenue and Acacia Avenue. According to the Palo Alto Municipal Code, Section 18.52.040, the project is required to provide 235 parking spaces. The project proposes 223 parking spaces, 5% (12 parking spaces). The par~ing provided is a joint facility serving a variety of uses, 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, 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 20% reduction). The applicant is requesting a 5% reduction in the required number of stalls. Car lifts for tenants will be employed in the new portion of the underground garage, while conventional spaces are provided for customers and visitors. Transit Service Inlpacts Existing bus service is provided on El Camino Real. The project is estimated to have a less than significant impact to transit service. Pedestrian and Bicycle Impacts 3159 EI Camino Real 13PLN-00040 Page 33 Mitigated Negative Declaration The' project includes adequate bicycle parking as well as pedestrian access to and from the site. The project is estimated to have a less than significant impact to bicycle and pedestrian impacts. The project has been reviewed by the City Fire Department and Transportation Division and does not contain design features that will substantially increase hazards or result in inadequate emergency access. The project will not result in a change to air traffic patterns. Impact Fees . The property is subject to citywide traffic impact fees. Mitigation Measures T -1: The applicant shall conduct an evaluation and implementation of signal cycle length optimization and reallocation of the green time at the intersection of EI Camino Real and West Charleston Road. P. UTILITIES AND SERVICE SYSTEMS Issues and Supporting Information Resources Sources Potentially Potentially Less Than No Impact Significant Significant Significant Would the project: Issues Unless Impact Mitigation Incorporated a) Exceed wastewater treatment requirements of the applicable Regional Water Quality Control Board? 1,2 X b) Require or result in the construction of new water or wastewater treatment facilities or expansion of existing facilities, the X construction of which could cause significant 1,2 environmental effects? c) Require or result in the construction of new storm water drainage facilities or expansion of existing facilities, the construction of X which could cause significant environmental 1,2 effects? d) Have sufficient water supplies available to serve the project from existing entitlements and resources, or are new or expanded 1,2 X entitlements needed? e) Result in a determination by the wastewater treatment provider which serves or may serve the project that it has inadequate X capacity to serve the project's projected demand in addition to the provider's existing 1 commitments? f) Be served by a landfill with sufficient permitted capacity to accommodate the project's solid waste disposal needs? 1 X g) Comply with federal, state, and local statutes and regulations related to solid waste? 1 X h) Result in a substantial physical deterioration 1 3159 EI Camino Real 13PLN-00040 Page 34 Mitigated Negative Declaration • Issues and Su:pporting Information Resources Sources Potentially Potentially Less Than No Impact Significant Significant Significant Would the project: Issues Unless Impact Mitigation Incorporated of a public facility due to increased use as a result of the project? X DISCUSSION: The proposed project would not significantly increase the demand on existing utilities and service systems, or use resources in a wasteful or inefficient manner. Standard conditions of approval require the applicant to submit calculations by a registered civil engineer to show that the on-site and off site water, sewer and fire systems are capable of serving the needs of the development and adjacent properties during peak flow demands. Trash and recycling facilities are proposed in the project to accommodate the expected waste and recycling streams that would be generated by the expected uses within the building. The project is subject to all conditions of approval provided by all applicable city departments. Mitigation Measures: None Q. MANDATORY FINDINGS OF SIGNIFICANCE Issues and Supporting Information Resources Sources Potentially Potentially Less Than No Impact Significant Significant Significant Would the project: Issues Unless Impact Mitigation Incorporated a) Does the project have the potential to degrade the quality of the environment, X substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self-sustaining 1,2-Map levels, threaten to eliminate a plant or animal L4,5 community, reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory? b) Does the project have impacts that are individually limited, but cumulatively X considerable? ("Cumulatively considerable" means that the incremental effects of a project are considerable when viewed in connection with the effects of past projects, 1,2,5 the effects of other current projects, and the effects of probable future projects)? c) Does the project have environmental effects which will cause substantial adverse effects X on human beings, either directly or 1,5,9,10,13, indirectly? 3159 EI Camino Real 13PLN·00040 Page 35 Mitigated Negative Declaration DISCUSSION: The project would not have an impact on fish or wildlife habitat, nor would it impact cultural or historic resources. The uses are appropriate for the site and the development would not result in an adverse visual impact. There is nothing in the nature of the proposed development and property improvements that would have a substantial adverse effect on human beings, or other life or environmental impacts once mitigation is implemented to reduce potential impacts to the users of the new mixed use project in the area of biological resources, noise, seismicity and air quality. Global Climate Change Impacts Global climate change is the alteration of the Earth's weather including its temperature, precipitation, and wind patterns. Global temperatures are affected by naturally occurring and anthropogenic generated atmospheric gases, such as carbon dioxide, methane, and nitrous oxide. These gases allow sunlight into the Earth's atmosphere, but prevent radiative heat from escaping into outer space, which is known as the "greenhouse" effect. The world's leading climate scientists have reached consensus that global climate change is underway and is very likely caused by humans. Twenty agencies at the international, national, state, and local levels are considering strategies to control emissions of gases that contribute to global warming. There is no comprehensive strategy that is being implemented on a global scale that addresses climate change; however, in California a multi agency "Climate Action Team", has identified a range of strategies and the Air Resources Board, under Assembly Bill (AB) 32, has been designated to adopt the main plan for reducing California's GHG emissions by January 1, 2009, and regulations and other initiatives for reducing GHG emissions by January 1, 2011. AB 32 requires achievement by 2020 of a statewide greenhouse gas emissions limit equivalent to 1990 emissions, and the adoption of rules and regulations to achieve the maximum technologically feasible and cost-effective greenhouse gas emissions reductions. By 2050, the state plans to reduce emissions to 80 percent below 1990 levels. While the state of California has established programs to reduce greenhouse gas emissions, there are no established standards for gauging the significance of greenhouse gas emissions. Neither CEQA nor the CEQA Guidelines provide any methodology for analysis of greenhouse gases. Given the "global" scope of global climate change, the challenge under CEQA is for a Lead Agency to translate the issue down to the level of a CEQA document for a specific project in a way that is meaningful to the decision making process. Under CEQA, the essential questions are whether a project creates or contributes to an environmental impact or is subject to impacts from the environment in which it would occur, and what mitigation measures are available to avoid or reduce impacts. The project would generate greenhouse gases primarily through electricity generation/use and generation of vehicle trips. Efforts to reduce the project's greenhouse gas emissions by reducing electricity demand and reducing vehicle trips and miles, therefore, should be implemented-. The land use is changing from general business service and to a larger mixed use development consisting of retail, commercial and residential. The proposed project would conform to the City's Comprehensive Plan and other policies to reduce vehicle trips and miles traveled, and encourage automobile-alternative modes of transportation (e.g., public transit, walking, and bicycling), as described in detail in Section 0, Transportation of this Initial Study. 3159 EI Camino Real 13PLN-00040 Page 36 Mitigated Negative Declaration Given the overwhelming scope of global climate change, it is not anticipated that a single development project would have an individually discenlable effect on global climate change (e.g., that any increase in global temperature or rise in sea level could be attributed to the emissions resulting from one single development project). Rather, it is more appropriate to conclude that the greenhouse gas emissions generated by the proposed project would combine with emissions across the state, nation, and globe to cumulatively contribute to global climate change. Declaring an impact significant or not implies some knowledge of incremental effects that is several years away, at best. To determine whether the proposed project would have a significant impact on global climate change is speculative, particularly given the fact that there are no existing numerical thresholds to determine an impact. However, in an effort to make a good faith effort at disclosing environm~mtal impacts and to conform with the CEQA Guidelines [§16064(b)], it is the City's position that, based on the nature and size of this project, its location within an established urban area served by existing infrastructure (rather than a greenfield site) and the project's location in an area served by local and regional shuttle and transit systems, the proposed project would not impede the state's ability to reach the emission reduction limits/standards set forth by the State of California by Executive Order S- 3-05 and AB 32. For these reasons, this project would not make a cumulatively considerable contribution to global climate change associated with greenhouse gas emissions. The measures to reduce energy use have not been specifically identified. Final measures to reduce energy use and emissions would be prepared during the building permit process. The project includes components that will offset the project's potential minor incremental contribution to global climate change. These include: • Cal Green Tier 2 compliance • Incorporate low-and zero-VOC products • Interior design will incorporate sustainability harvested, recyclable and renewable materials • Location in proximity of existing public transportation network • Incorporating materials and finishes to protect indoor air quality • Indoor water reduction • Energy Star equipment and appliances SOURCE REFERENCES 1. Project Planner's knowledge of the site and the proposed project 2. Palo Alto Comprehensive Plan, 1998-2010 (list specific policy and map references) 3. Palo Alto Municipal Code, Title 18 .:.-Zoning Ordinance 4. Required compliance with the Uniform Building Code (UBC) Standards for Seismic Safety and Windload 5. Project Plans, Architectural Dimensions, received May 22,2013 6. Project Description, Architectural Dimensions, received March 4,2013 and April 5, 2013 7. Arborist Report, Urban Tree Management, received March 4,2013 8. Palo Alto Tree Technical Manual, Municipal Code Chapter 8.10.030, June 2001 9. Geotechnical Engineering Investigation, Murray Engineers, Inc., March 2013 10. City of Palo Alto South EI Camino Real Design Guidelines, June 2002 3159 EI Camino Real 13PLN-00040 Page 37 Mitigated Negative Declaration . 11. Phase I and Phase II Environmental Site Assessment, Steller Environmental Solutions, April 2013, March 2013 12. Transportation Analysis, Kimley-Hom and Associates, February 21,2013 13. Environmental Noise Assessment, Charles M. Salter, February 27, 2013 DETERMINATION On the basis of this initial evaluation: I find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared . I find that although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because revisions in x the project have been made by or agreed to by the project proponent. A MITIGATED NEGATIVE DECLARATION will be prepared. I find that the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMP ACT REPORT is required. I find that the proposed project MAY have a "potentially significant impact" or "potentially significant unless mitigated" impact on the environment, but at least one effect: 1) has been adequately analyzed in an earlier document pursuant to applicable legal standards, and 2) has been addressed by mitigation measures based on the earlier analysis as described on attached sheets. An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed. I find that although the proposed project could have a significant effect on the environment, because all potentially significant effects (a) have been analyzed adequately in an earlier EIR or NEGATIVE DECLARATION pursuant to applicable standards, and (b) have been avoided or mitigated pursuant to that earlier EIR or NEGATIVE DECLARATION, including revisions or mitigation measures that are imposed upon the proposed project, nothing further is required. Project Planner Director of Planning and Community Environment 3159 EI Camino Real 13PLN-00040 Page 38 Date Date Mitigated Negative Declaration 3159 EI Camino Real 13PLN-00040 Page 39 Mitigated Negative Declaration City of Palo Alto Department of Planning and Community Environment California Environmental Quality Act DRAFT MITIGATED NEGATIVE DECLARATION I. DESCRIPTION OF PROJECT Date: May 31, 2012 Application No: 13PLN-00040 Address of Project: 3159 EI Camino Real Assessor's Parcel Numbers: 132-38-032, 035, 065, and 066 Applicant: Heather Young of Fergus Garber Young Architects Owner: Portage Avenue Portfolio, LLC Public Review Period: May 31, 2013 -July 1,2013 Project Description and Location: Request for Site and Design Review of the demolition of two existing commercial buildings (at 3111 and 3159 EI Camino Real, comprising 6,616 s.f.) and the construction ofa 69,503 s.f. building (net gain of 62,887 square feet of new floor area) to establish a 49-6" foot tall, 4-story, 46-unit apartment building, with commercial, office and retail uses with underground parking providing 223 parking spaces including parking lifts on a 1.6 acre site located at 3159 EI Camino Real. Zone District: Service Commercial (CS). The project site is located in the northern section of the City of Palo Alto, in the northern part of Santa C lara County, west of U. S. Highway 101 and east of Interstate 280. The proj ect site has frontage on State Route 82 (EI Camino Real), Portage A venue to the southeast, Acacia A venue to the northwest and a developed commercial property to the northeast. To the north of the site is surface parking, across EI Camino Real to the east are restaurants (McDonalds and Fish Market), across Portage Street to the south is a retail (Footlocker) and office building, and across the alley to the east is retail (Fry's Electronics). II. DETERMINATION In accordance with the City of Palo Alto's procedures for compliance with the California Environmental Quality Act (CEQA), the City has conducted an Initial Study to determine whether the proposed project located at 3159 El Camino Real could have a significant effect on the environment. On the basis of that study, the City makes the following determination: x The proposed project COULD NOT have a significant effect on the environment, and a NEGA TIVE DECLARATION is hereby adopted. Although the project, as proposed, could have a significant effect on the environment, there will not be a significant effect on the environment in this case because mitigation measures have been added to the project and, therefore, a MITIGATED NEGATIVE DECLARATION is hereby adopted. The initial study prepared for this project described above incorporates all relevant information regarding the potential environmental effects of the project and confirms the determination that an EIR is not required for the project. In addition, the following Mitigations have been incorporated into the project: Mitigation Measures C-l: The effects of construction activities would be increased dustfall and locally elevated levels of particulate matter downwind of construction activity. Construction dust has the potential for creating a nuisance at nearby properties. This impact is considered potentially significant but normally mitigateable by implementing the following control measures: During demolition of existing structures: D Water active demolition areas to control dust generation during demolition and pavement break- up. D Cover all trucks hauling demolition debris from the site. D Use dust-proof chutes to load debris into trucks whenever feasible. D During all construction phases: D Pave, apply water 3x/daily, or apply (non-toxic) soil stabilizers on all unpaved access roads, parking areas, and staging areas at construction sites. D Hydroseed or apply (non-toxic) soil stabilizers to inactive construction areas (previously graded areas inactive for ten days or more). D Enclose, cover, water 2x/daily, or apply (non-toxic) soil binders to exposed stockpiles (dirt, sand, etc.). D Limit traffic speeds on unpaved roads to 15 miles per hour. D Install sandbags or other erosion control measures to prevent silt runoff to public roadways. D Replant vegetation in disturbed areas as quickly as possible. The above measures include feasible measures for construction emissions identified by the BAAQMD for large sites. According to the District threshold of significance for construction'impacts, implementation of the measures would reduce construction impacts of the project to a less than significant level. Mitigation Measures B-1: The applicant shall abide by all provisions of Sections 3503 and 3503.5 of the State Fish and Game Code and Migratory Bird Treaty Act of 1918 (MBTA) as published in the Federal Register (Vol. 70, No. 49; March 15,2005). Although there is no vegetation on the project site that may contain nesting birds, there may be nesting birds in existing vegetation abutting the proposed project site. To protect any nesting birds, the proposed project may avoid construction during the nesting period. Alternatively, a qualified wildlife biologist (to be hired by the applicant) shall conduct a survey for nesting birds that are covered by the MBT A and/or Sections 3503 and 3503.5 of the State Fish and Game Code in the vicinity of the project site. This survey shall cover all areas that would be disturbed as a result of construction-related activities during the nesting period, and shall include a "buffer zone" (an area of potential sensitivity, beyond the bounds of the proposed project construction area) which shall be determined by the biologist based on his or her professional judgment and experience. This buffer zone may include off-site habitat. This biological survey shall be conducted no more than 14 days prior to the commencement of construction activities. The wildlife biologist shall provide a report to the City promptly detailing the findings of the survey. No construction shall be conducted until this report has been provided to the City and the City has authorized in writing the commencement of construction activities in accord with the biologist's findings. Mitigation Measures F-l: The design of all buildings shall be designed in accordance with current earthquake resistant standards, including the 2007 CBC guidelines and design recommendations regarding the potential for localized liquefaction presented in the Geotechnical Investigation provided by Murray Engineers. Mitigation Measure F-2: Prior to building permit approval, the applicant shall submit a well-designed shoring system for the basement excavation to be designed by a licensed engineer subject to review and approval by Public Works Department. Mitigation Measures H-l: A project specific Health and Safety Plan (HASP) and a Site Mitigation Plan (SMP), would be implemented, and adhered to during construction and excavation activities. All workers on site should be read and understand the HASP and SMP, and copies should be maintained on site during construction and excavation at all times. Mitigation Measures H-2: A Remedial Risk Management Plan (RRMP) should be developed and followed by current and future owners, tenants, and operators. The plan will include the implementation of the. described remedies and engineering design. Mitigation Measures H-3: Additional collection of four soil samples at the site should be completed after the base excavation to 14 feet bgs is achieved. This soil-gas collection will verify if the removal of the clay cap has resulted in a reduction of residual soil gas below the residential ESLs. CurrentPCE and TCE concentrations in soil-gas are one or two orders of magnitude greater that what would be expected to accumulate based on current groundwater concentrations of PCE and TCE, and would not be likely to reach the current concentrations in the future if the reduction of groundwater contaminants continues as it is expected to. Mitigation Measures H-4: If soil-gas concentrations collected following the initial base excavation phase have not resulted in significant decrease, a sub slab passive vapor collection and passive vapor collection and passive venting system designed full vapor barrier would be implemented to mitigate against the identified VOC soil-vapor intrusion (see Mitigation Measure H-5 for vapor intrusion mitigation system).