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HomeMy WebLinkAbout2013-09-19 Architectural Review Board Agenda Packet City of Palo Alto Page 1 =================MEETINGS ARE CABLECAST LIVE ON GOVERNMENT ACCESS CHANNEL 26====================== Thursday, September 19, 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 Robert Gooyer Amy French, Chief Planning Official Jodie Gerhardt, Senior Planner Clare Campbell, 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. Meeting Minutes of August 1, 15, and 29, 2013 ARCHITECTURAL REVIEW BOARD AGENDA City of Palo Alto Page 2 AGENDA CHANGES, ADDITIONS AND DELETIONS. The agenda may have additional items added to it up until 72 hours prior to meeting time. CONSENT CALENDAR. 1. 490 San Antonio Road [13PLN-00140]: Request by Starkweather Bondy Architecture on behalf of Gideon Hausner Jewish Day School for Architectural Review of items per conditions of June 25, 2013 Director’s approval following ARB formal hearings. Environmental Assessment: Exempt from the provisions of CEQA (15302). Zone District: Research, Office, and Limited Manufacturing (ROLM). CONTINUED BUSINESS. Major Projects: 2. 636 Waverley Street [13PLN-00262]: Request by Hayes Group Architects for Architectural Review of the demolition of a one-story, 1,406 sq. ft. office building and construction of a new, 10,328 sq. ft., four-story mixed use building with commercial uses on the first and second floors and two residential units on the third and fourth floors, on a property within the CD-C(P) zoning district. Environmental Assessment: Exempt from the provisions of the California Environmental Quality Act (CEQA) per CEQA Guidelines Section 15303. This item was continued from the ARB meeting of August 15, 2013. 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. NEW BUSINESS. 4. 395 Page Mill Road and 3045 Park Blvd. [11PLN-00374]: Request by Tom Gilman of DES Architects Engineers on behalf of Jay Paul Company for Preliminary Architectural Review of two four-story office buildings totaling 311,000 square feet, an approximately 44,500 square foot three-story Public Safety Building, and associated parking garages, site improvements and landscaping changes, as part of a requested Zone Change to a PC Zone. Zone District ROLM and GM. 5. 1400 Page Mill Road [13PLN-00188]: Request by Hanover Page Mill Associates for Architectural Review to allow the construction of one two-story 86,925 sf commercial building with below and at-grade parking, replacing the existing square footage of the two commercial buildings (no change in floor area), on behalf of Leland Stanford University in the RP (Research Park) zone district. Environmental Assessment: A Draft Mitigated Negative Declaration has been prepared for this project in accordance with the California Environmental Quality Act (CEQA). City of Palo Alto Page 3 STUDY SESSION. 6. Continued discussion following ARB-Council Joint Meeting: Discussion regarding (1) Council’s August 19, 2013 directive to develop specific recommendations to address concerns regarding sidewalk widths, and (2) modifications to the El Camino Real guidelines. BOARD MEMBER BUSINESS AND ANNOUNCEMENTS. 7. Architecture, style and compatibility: General discussion REPORTS FROM OFFICIALS. SUBCOMMITTEE. Subcommittee Members: Lee Lippert and Randy Popp STAFF ARCHITECTURAL REVIEW. Project Description: Replacement of awnings Applicant: David Ford Address: 301 University Avenue [13PLN-00275] Approval Date: 8/23/13 Request for hearing deadline: 9/5/13 Project Description: Reface an existing wall sign and an existing awning sign Applicant: Stephen Coulthard Sr. Address: 3200 El Camino Real [13PLN-00319] Approval Date: 9/4/13 Request for hearing deadline: 9/17/13 Project Description: Removal of eight (8) dispensers and the installation of four (4) dispensers Applicant: Jonathan Ramos Address: 840 San Antonio Road [13PLN-00308] Approval Date: 9/4/13 Request for hearing deadline: 9/17/13 Project Description: To allow the installation of one new externally illuminated wall sign with three lighting fixtures for a retail use Applicant: Cindy Somasunderam Address: 203 University Avenue [13PLN-00309] Approval Date: 9/6/13 Request for hearing deadline: 9/19/13 Project Description: Installation of two floor mounted interior signs to be visible through the windows Applicant: David Ford Address: 2180 W. Bayshore Road [13PLN-00278] Approval Date: 9/6/13 Request for hearing deadline: 9/19/13 City of Palo Alto Page 4 Project Description: Allow the placement of four public artworks (bear sculptures – mother bear with three cubs) within Hoover Park Applicant: Beth Nybeck Address: 2901 Cowper Street [13PLN-00320] Approval Date: 9/9/13 Request for hearing deadline: 9/23/13 Project Description: Façade improvements to an existing single-family home in the SOFA I DHS zone district Applicant: Sullivan Santos Address: 862 Waverley Street [13PLN-00306] Approval Date: 9/11/13 Request for hearing deadline: 9/24/13 ADA. The City of Palo Alto does not discriminate against individuals with disabilities. To request accommodations to access City facilities, services or programs, to participate at public meetings, or to learn more about the City’s compliance with the Americans with Disabilities Act of 1990 (ADA), please contact the City’s ADA Coordinator at 650.329.2550 (voice) or by e-mailing ada@cityofpaloalto.org. Posting of agenda. This agenda is posted in accordance with government code section 54954.2(a) or section 54956.Recordings. A videotape of the proceedings can be obtained/reviewed by contacting the City Clerk’s Office at (650) 329-2571. Materials related to an item on this agenda submitted to the Architectural Review Board after distribution of the agenda packet are available for public inspection in the Planning and Community Environment Department at 250 Hamilton Avenue, 5th floor, Palo Alto, CA. 94301 during normal business hours. @ w CI T Y OF A 0 A LT O Agenda Date: To: From: Subject: September 19, 2013 Architectural Review Board Russ Reich, Senior Planner Architectural Review Board Staff Report Department: Planning and Community Environment 490 San Antonio Road 13PLN-00140: Request by Starkweather Bondy Architecture on behalf of Gideon Hausner Jewish Day School for Architectural Review Board review of a new 35 foot tall, one-story gym and classroom building with 17,602 sq. ft. of floor area, proposed to replace two-story buildings (two structures totaling 43,340 sq. ft. in area). Environmental Assessment: Exempt from the provisions of the California Environmental Quality Act CEQA per CEQA Guidelines Section 15302. Zone District: Research, Office, and Limited Manufacturing (ROLM). RECOMMENDATION Staff recommends the Architectural Review Board (ARB) review and confirm that the three items submitted as per condition of approval number 48 satisfy this condition. BACKGROUND Previous ARB Review On June 6, 2013, the ARB conducted a formal review of the project application and recommended approval. The Director of Planning approved the project on June 25,2013 with condition #48 requiring the following three items return to the ARB on the consent calendar: 1. Reconsideration of the design of the wall facing San Antonio road; 2. Details of material changes, gates, etc.; and 3. Clarification of the landscape treatment on San Antonio Court. Project Description The formal project description is provided in the prior ARB staff report (Attachment C). The elements of this review are limited to the three items listed above. 13 PLN-OO 140 Page 1 of3 DISCUSSION Wall Design The ARB requested that the applicant reconsider the proposed design of the grape stake wall along San Antonio Road. There was discussion that the proposed extension of the existing wall, in front of the new portion of the project, did not have the same character as the older sections in that the new portion was not stepped in a sawtooth pattern along the street frontage, as the older sections are. The ARB did not react positively to the proposed long, straight, and solid wall. It was also suggested that the neW wall did not need to replicate the old wall and was possibly an opportunity to still provide physical security while providing views into the site. The ARB stated that eliminating the solid barrier would allow the site to be more open to the street and less closed off. The applicant has revised the proposed wall to be a hybrid of the ideas discussed. The revised design proposes to stagger the new portion of the wall in a sawtooth pattern that follows the existing grape stake wall design, but it would include open vertical metal slats at the returns that would match the existing and proposed metal gates. This would allow for continuity of the existing wall design along the entire property frontage and also provide some visual openness into the space beyond. A three dimensional view of the new wall and metal fence has been provided on sheet A3.21. Material and Gate Details The ARB had indicated a desire for more detail on the proposed fences and gates. The applicant has clarified that the new gates will match the existing gates. They have provided photos of the existing gates and a drawing of the proposed gates for reference on sheet A3.11. Cross sections of all the various walls around the property have also been provided. In addition to the fence and gate details, sheets A8.00, A8.1 0, and A8.11 have been added to provide additional details. Landscape Treatment at San Antonio Court The ARB had requested that the applicant consider an alternate landscape approach to the San Antonio Court frontage of the project. The original proposal was to retain the existing ivy planting in that location. The landscape treatment has been revised to include an alternating pattern of shrubs, including Berkeley Sedge, Chinese Fringe Flower and Blue Sedge. The new planting plan is provided on sheet L3.00 and the revised plant list is provided on sheet L3.03. ENVIRONMENTAL REVIEW Pursuant to the requirements of California Environmental Quality Act (CEQA), the project is categorically exempt from CEQA, per Section 15302. ATTACHMENTS Attachment A: Attachment B: Attachment C: Attachment D: Site Location Map Applicant's sheet index for the modifications to the plans* ARB Staff Report, June 6, 2013 Project Plans (Board Members Only)* * Prepared by Applicant; all other attachments prepared by Staff 13PLN-00140 Page 2 of3 COURTESY COPIES William Bondy AlA, 110 Linden Street, Oakland, CA 94607 Gideon Hausner Jewish Day School, 450 San Antonio Avenue, Palo Alto, CA 94306 Prepared By: Russ Reich, Senior Planner ~ Reviewed By: Amy French, AICP, Chief Planning Officia~ 13PLN-00140 Page 3 of3 .~ Attachment A Tbi$~.Il,P~~~fQduct .~Hh$ City.Of,P,IQ'\ltOGJS .... -.. .. 0'.. .., :IIW Attachment B Changes made to ARB submittal dated 06.06.2013 in response to ARB consent items Sheet Consent Item Response Reference AO.OO -Sheet List updated. Playfield fence along San Antonio Road A1.01 Playfield fence along San Antonio Rd. jogged per ARB comments. Metal fence panels added per ARB comments. A3.01 Exterior details Wall section and detail callouts added. A3.11 Playfield fence along San Antonio Rd. Drawings 1,5,6,7, & B added. Wall Section 1 moved to AB.OO. A3.21 Playfield fence along San Antonio Rd. Sheet added. 3D view of playfield fence along San Antonio Rd. added. AB.OO Exterior details Sheet added. Wall Section 2 added. Wall Section 1 updated. Details callouts added. AB.10 Exterior details Sheet added. Exterior details added. AB.11 Exterior details Sheet added. Exterior details added. Revised per arborist report for tree TPZ.OO -removal and protection notes and recommendations. Revised concrete paving in front of the L 1.00 Playfield fence along San Antonio Rd. trash enclosure and concrete path around the playfield fence. Modified parkway planting on San Antonio Planting along San Antonio Court. Road. Adjusted planting along the jogged L3.00 walls on San Antonio Road. Added a Playfield fence along San Antonio Rd. parkway planting along San Antonio Court. L3.03 Planting along San Antonio Court Revised plant list. Studio Bondy Architecture 9 Aug 2013 Page 1 of 1 Gideon Hausner Jewis Day School -Gym/Classroom Building ....... -... ~'J1"~~,."~J:iI$· I Attachment C ll,rebitectura18eviewB,oartl .• ~t~t,R~p.ft,t :~ep~,a:j,m~nt: .. ~blnll~·lgta!Jl ~CJ"Itl,J!~~i"··.F]l,l~"irp'lU~~t . ··~'~· •.•• ·~·~~··.A"t~nl~·.,It.~~(I,.·la~~N~O~140: ·.'ite~~~~~' •• ~r· ••• $t~kwe~J~~r:ljgu~y Are~uteg;tQr~·o~.·.behalfofc)id~Qn .. Ba~l$ner·~~wi~b .nay .S~boQl·· rQr &~~l1tt~ctpt~~ •• ~e~i~w;.~Q¥d ...... .......•... 'of'g,~~W •. ~?···.(o()ttaU~ .. QAe~$tol~l" ••• gy1l1 ~ail~J;lassro(jmbuildi~~~t~17 ....... ' ........ ··tl~:.· •• ~.~ •. o~ut)ar <~~ea~p,~~~s~d'~o .r~pt~C3¢ ~~~S~9?' ... ?~il~~n~~ ••.. ~~~~ .• · ••. ~~r~~t~e~ •..• t~taling··~3~.34.a.·~~~ .•. V.·· .• il1iat'~a)~ •.................. '. '. '.' . ·:~nyit~tmlental A~se~s~ent; .. '~~~~p~.fr~Ip. ~h~,~~~~~~~9ns .o:~t11e;.'~~li.f?tnia .~~VirQlnnell~~l .. ' . A~t' GEQA.per,C)BQA 'Gmd~1i~¢s$e0~i<:inlS3:G2. 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Site Information The project site is comprised of two parcels located on the south side of San Antonio Avenue between Nita Avenue and San Antonio Court. The site area of the two parcels, combined, is approxima~ely 179,203 square feet (s.f.). The site is located ,within the Research, Office and Limited Manufacturing (ROLM) Zone District. The combined site is currently occupiedby four, two-story buildings that were originally built as office buildings. In 2003; two of the buildings (450 and 470 San Antonio A venu~) were renovated fot occupancy by a private school, the Gideon Hausner Jewish Day School. The other two buildings, (490 and 560 San Antonio Avenue) are 'also owned by the school but have remained vacant. Adjacent to the south side of the property is a multifamily condominium development known as the Rose Walk. To the east (rear) of the property are single family homes within the City of Mountain View. ' Also to the east of the property, at ,the northern end, is the Palo Alto Gardens multifamily apartment complex, with a row of carports that abut the rear property line of the subject property. To the north (left) of the site is a private ·street known as San Antonio Court, with a multifamily condominium development across that street, known as San Antonio Village. Proj ect Description Th~ project proposal includes the merger of the' two separate parcels into one and the demolition of the two vacant buildings (490 and 560 San Antonio Avenue). A new 17,602 square foot gymIclassroom building would replace the demolished building at 490 San Antonio Avenue and a new turf playing field and parking lot would replace the office building at 560 San Antonio Avenue. The new gyinlclassroom building would be located in the approximate footprint of the building to . be demolished building at 490 San Antonio Avenue. The building would provide mUltiple program spaces, including spaces for a, gymnasium, theater, art roonl, music roonl, and a religious study and prayer space. It would be single story, with the taller gym portion of the building located closer to the street. The roofwould rise up at an angle and then break to slope back down facing San Antonio A venue to reduce the overall height of the building. The tall gym portion of the building is surrounded by lower elements to transition the building height a~d breakdown the perceived· height and mass of the building. The exterior of the building would primarily be a sand float finish cement plaster, with some areas having, a decorative, colored composite infill panel. Other areas would have green screens covering the walls. The windows and doors would be pre­ finished aluminum storefronts with 'lowe' glazing. Windows would be operable to allow for cross ventilation. Between the existing building and the new gymIclassroom building would be anew courtyard with trees and decorative boulders for seating, providing a new outdoor gathering space. On the . 560 San Antonio A venue parcel there would be a new turf playing field, and a new parking area. Much of the project frontage along San Antonio Avenue has an existing eight-foot-tall, concrete grape stake wall, painted a tan color. The proposal includes the extension of this wall along the San Antonio frontage. According to the current plan, the wall would extend down to San Antonio Court and wrap the comer. New landscape material is proposed in front of the wal~ that would coordinate with the new landscape material that the City planted in the median allcfat the stre=..et----·· ---... -.---- edge. ------------------------------------------------------------- 13PLN·00140 Page 2 of4 The floor area allowance for the property is 70,853 square feet; a Floor Area Ratio (FAR) of 0.4: 1. After project.completion, the total floor area on site would be 65,779 square feet. The parking requirement for the private school is two parking spaces for each teaching station. With appr~ximately 28 teaching stations, the parking requirement per the code would be 56 spaces. The applicant proposes to provide a total of 122 parking spaces on the site. DISCUSSION RoofFonn and Left Side Elevation The ARB had commented that the roof needed additional refinement. Some ARB members commented that it was disjointed, while others felt that mUltiple breaks may help. The applicant has revised the roof fonn by repositioning the roof break on the upper gym roof portion to coincide with the roof break of the lower roof.' The board also commented that the left side of the building needed additional articulation. The applicant has added new windows and blue rain screen panels leading up from the doorway below, to break up the continuous wall mass. Fences; walls, Gates, and Entries The ARB had indicated a desire for more detail on the proposed fences and gates. The applicant has clarified that the new gates will match the existing gates. While not in the project plans, the proposed fence around the new playing field would be a black vinyl coated chain link fence that would be four to six feet tall. On page A3.l1, cross sections of th~ different walls have been provided. It should be noted that the grape stake wall that spans the front of the project would only wrap the comer for a' few feet, then transitions to a lower CMU block wall on the San Antonio Court frontage. Staff reconnnends that the ARB detennine if it would be more 'appropriate to continue the grape stake wall along the San Ailtonio Court frontage, or perhaps extend the CMU wall from the comer rather than the current location. The ARB had also asked the applicfUlt 'to consider improving the way finding, to better identify and distinguish the vehicle and pedestrian entries into the property. At this time, the applicant has chosen to keep the entries as they are. Landscaping at San Antonio frontage At the Preliminary ARB Review the ARB had commented that the landscaping across the eXisting project frontage was in need of an update. They also agreed that the existing frontage and the new frontage should have a consistent and cohesive appearance. The proposed plans do indicate new plant material for the planter strip, as well as for the area between the sidewalk and the wall. The plant palette appears to be consistent across the entire frontage. Areas in front of buildings at 450 and 470 San Antonio would not include new plant material between the sidewalk and the walls. The applicant has stated that the existing plant material is doing well in these locations. The plans indicate that the plant material on the San Antonio Court side of the project will remain and will not be replaced to match the material proposed across the front. ENVIRONMENTAL REVIEW Pursuant to the requirements of California Envirofl!llen!al Quali~Act (CEQA), the PIQkctl==·S ___ --,,- categorically exempt from CEQA, per Section 15302. --------------------------------~-------------------------------- 13PLN·00140 Page 3 of4 ATTACHMENTS Attaclurient A: Draft ARB findings . Attachnlent B: Attachment C: Attachment D: Attachment E: Attachment F: Attachnlent G: . Attachment H: Draft Conditions of Approval Location Map Zoning compliance Table Conformance with Comprehensive Plan Policies Project Description Letter* ARB Preliminary Review Staff Report, March 7, 2013 Project Plans (Board Members Only)* * Prepared by Applicant; all other attachments prepared by Staff COURTESY COPIES William Bondy AlA, 110 Linden Street, Oakland, CA 94607 Gideon Hausner Jewish Day School, 450 San Antonio Avenue, Palo Alto, CA 94306 Prepared By: Reviewed By: Russ Reich, Senior Plaml.er t:U- Amy French, AICP, Chief Planning Official V 13PLN-00140 Page 4 of4 ( ATTACHMENT A DRAFT FINDINGS FOR APPROVAL ARCHITECTURAL REVIEW BOARD STANDARDS FOR REVIEW 490 San Antonio Road I File No. 13PLN-00140 The design and architecture of the proposed project, as conditioned, complies with the Findings for Architectural Review as required in P AMC Chapter 18.76. (1) The design is consistent and compatible with applicable elements of the Palo Alto Comprehensive Plan. This fmding can be made in the affirmative in that the project incorporates quality design that. ' (2) The design is compatible with the immediate environment of the site. This, finding can be ma4e in the affirmative in that, the proposed building is set away from the single family neighbors to the rear and provides for increased parking and improved vehicular and pedestrian circulatiol1~ (3) The design is appropriate to the function of the project. This finding can be made in the affirmative in that the new building enhances the types of facilities provided at the school in the form of a multipurpose space, improved class room spaces~ additional outdoor play space, outdoor class rooms, and increased parking. (4) In areas considered by the board as having a unified design character or historical character, the design is compatible with such character. This finding is not applicable to this project in that this area does not have a unified design or historic character. (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 maintains a similar height and massing on the site 'that had previously existed with the office building and the new building transitions the height of the building such that the l~w~r portion is closer to the single family neighbors and the taller portion of closer to San Antonio Road. (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 building's design is intended to relate to 'the existing classroom buH,dings while not trying to mimic their older architectural style and still be sensitive to its visibility from San Antonio Road. (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 placement of the new, building would facilitate internal circulation on the site allOwing vehicles to circulate around the new building and'the play space, keeping cars separate from the areas where children will be playing and will provide pedestrian access across (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 proposal provides a new outdoor courtyard, open play space, ~d outdoor classrooms. (9) Sufficient ancillary junctions are provided to support the main functions of the project and the same are compatible with the project's design concept. This fmding CCUl be made in the affirmative in that a new trash enclosure is proposed to be compatible With the new building. (10) Access to the property and circulation thereon are safe and convenient for pedestrians, cyclists and vehicles. This finding can be made in the affirmative in that the proposal provjdes appropriate on site vehicular circulation around the building and play spaces and provides pedestrian access across the site. (11) Natural features are appropriately preserved and integrated with the project. This finding can be made in the affirmative in that most of the existing on site trees will be preserved, while 50 new trees will be planted. (12) (13) (14) 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 in that proposal includes new landscape material for the project frontage that will blend with the new planting in the City right of way planted by the City. 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 fmding can be made in the affirmative in that the proposal includes native landscape materials that are used to screen and soften the appearance of the wall across the front of the project while also providing a pleasing color pallet. Plant material is suitable and adaptable to the site, capable of being properly maintained on the site, and is of a variety which would tend to be drought-resistant to reduce consumption of water in its installation and maintenance. This finding can be made in the affirmative in that the proposed landscape materials are well suited for the proposed environment. (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 follOWing considerations should be included in site and building design: ' • Optimize building orientation for heat gain, shading, daylighting, and natural ventilation,' • Design landscaping to create comfortable micro-climates and reduce heat island .eifocts,' • Design for easy pedestrian, bicycle and transit access; • Maximize on site storm water management through landscaping' and permeable paving; • Use sustainable building materials; ------..-D-I-IPes~il.9g::nn-+llighling;-plumbing-and-equipment-for-effiei~nt-e·nergy-and-water-use;L----- • Create healthy indoor environments; and • Use creativity and innovation to build more sustainable environments. This fmding can be made in the affrrmative in that the project would comply with the City's green building ordinance and parking lot trees are provided to reduce the Urban heat island effect. . (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 affrrmative in that the project design promotes visual environments that are of high aesthetic quality and variety. ATTACHMENTB DRAFT CONDITIONS OF APPROVAL 490 San Antonio Road 13PLN-000140 Planning and Environmental Division 1. The plans submitted for Building Permit shall be in substantial compliance with plans date­ stamped May 29, 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 applicable Development Impact Fees. 4. All noise producing equip;ment shall not exceed the allowances specified in Section 9.10 Noise of the Palo Alto Municipal Code. . 5. Any existing city street trees shall be maintained and protected during construction per City of Palo Alto standard requirements. . 6. All landscape material shall be well maintained and replaced ifit fails. Transportation Division 7. Prior to building permit issuance provide off-site parking management plan for . Transportation Division review. 8. Bike parking requirement = 1 bike parking space / 5 students, 100% short term, or 70 spaces (35 U racks). Prior to building permit issuance the building permit plans must be revised to provide the required bike parking. 9. Prior to building permit issuance the applicant nlust provide an Oil-site student drop-off and pick up plan, and include off-site improvenlents to improve existing conditions. Water Quality ART ROOM 10. If new art room includes clay and glazing work, please follow pollution prevention tips for pottery studios, available from Watershed Protection by calling 329-2421. 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 dis~harge. 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. 12. PAMe 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. ---JT-Afle-aFea-s-hall-be-aaequately-s-iz-ed-fer-all-waste-streams-and-designed-with-gr-ading-or-a b""'e'""'n ..... n--- --------------------------------------------------------490 San Antonio Road (13PLN-00140) Page 1 of7 system to prevent water runon and runoff from the area. 13. 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 s~ingles 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 prohibitio~. 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 exempti~n, 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 Archit~ctural Resources Report and Inventory. 14. 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 dwing 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 f~r all rainwater contacting the loading dock site. 15 .. PAMC 16.09.180(b)(5) Condensate from HVAC Condensate lines shall not be connected or allowed to drain to the storm drain system. 16. PAMC 16.09.205 Cooling Towers No person shall discharge or add to the sanitary sewer system or storm drain system, or add to a cooling system, pool, spa, fountain, boiler or heat exchanger, any substance that contains any of the following: (1) Copper in excess of2.0 mg/liter; (2) Any tri-butyl tin compound in excess of 0.10 mg/liter; (3) Chromium in excess of2.0 mg/liter. (4) Zinc in excess of2.0 mg/liter; or (5) Molybdenum in .excess of 2.0 mglliter. The above limits shall apply to "any of the above-listed substances prior to dilution with the cooling system, pool, spa or fountain water. A flow meter shall be installed to measure the volume of blow down water from the new cooling tower. Cooling systems discharging greater than 2,000 gallons ·per day are required to .meet a copper discharge limit of 0.25" milligrams per liter. 17. 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 ----ssh9ft-kmgt-hs-ef-asseGiat@d-Go1lIl@Gting-pip@s-wh@re-altemate-materials-are-not-praetieab-Thez:r-----'- -----------------------------------------------------490 San Antonio Road (13PLN-00140) Page 2 of7 plans nlust specify that copper piping will not be used for wastewater plumbing. 18.16.09.180(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 systenls, pools, spas, fountains boilers and heat exchangers to the storm drain system. 20. PAMC 16.09.l65(h) Storm Drain.Labeling Storm drain,inlets shall be clearly marked with the words "No dumping -Flows to Bay, t, or equivalent. Utilities Electric Water, Gas & Wastewater Division 21. 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 infomiationrequested 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.existillg (prior) loads, the new loads, and the combined/total loads (the new loads plus any existing loads to remain). 22. The applicant shall submit improvement plans for utility construction (sheet C-21) .. 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. . 23. The applicant must show on the site plan the existence of any auxiliary water supply, (Le. water well, gray water, recycled water, rain catchment, water storage tank, etc). 24. The applicant shall be responsible for installing and upgrading the existing utility mains and/or services as necessary to handle anticipated p'eak lpads. This responsibility includes all costs associated with the design and construction for the installation/upgrade of the utility mains and/or services. 25. For contractor installed water and wastewater mains or services, the applicant shall submit to the WfJW 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 w~ter and wastewater mains and services per Cit}{ 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 ~ 1 ... ----~C~n~y.~c.k~f~rurt~~~~r~~8.~----------------·--------------------_ .. _ .. _- --------------------------------------------------------------------490 San Antonio Road (13PLN-00140) Page 3 of7 I I I r ---------- ~ I! ,1 I il r. i 26. An approved reduced pressure principle assembly (RPP A backflow preventer device) is . required for the new water connections from Palo Alto Utilities as shown on sheet C-21. An approved reduced pressure detector assembly is required for the new water connection for the fire system as shown on sheet C-21. 27. All backflowpreventer 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. 28. 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. , 29. A separate water meter and backflow preventer is required to irrigate the approved landscape plan. . 30. All existing water and wastewater services that will not be reused shall be abandoned at the main per WOW utilties procedures. 31. 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 .. '1. 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. . 32. To install new gas service by directional boring, the applicant is required to have a sewer cleanout at the front of the building. This c1eanout is required so the sewer lateral can be.videoed for verification of no damage after the gas service is installed by directional boring._ 33. All utility installations shall be in accordance with the City of Palo Alto utility standards for water, gas & wastewater. Public Works Engineering 34. A Certificate of Compliance Application may be required for removal of a lot line between 490 and 560 San Antonio Road and for any lot line adjustments. For lot mergers and lot line adjustments, the parcels shall be under same ownership. The City approved certificate of compli~ce n~eds to be recorded with the County Clerk-Recorder's Office before a building permit can be issued. . . http://www.cityofpaloalto.org/gov/depts/pwd/permits.asp 35. As part of this project, the applicant, at minimum, will be required to repave (2-inch grind and pave) the half width of San Antonio A venue along the frontage of the project site, and install new public sidewalks, curbs, gutters, and driveway approaches in the public right-of-' way per the City Standards. The site plan must show the extent of the offsite improvement work and 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. 490 San Antonio Road (13PLN-00140) Page 4 of7 i l '36. The applicant may be required to replace existing and/or add new street trees in the public' right-of-way along the property's frontage. Call Public Works' arborist at 650-496-5953 to arrange a site visit so he can determine what street tree work will be required for this prOject. . The site or tree plan must show street tree work that the arborist has determined including the tree species, size, location, staking and irrigation requirements. Any removal, relocation or planting of street trees; or excavation, trenching or pavement within 10 feet of street trees must be approved by the Public Works' arborist. The plan must note that in order to do street. tree work, the applicant must fIrst obtain a Permit for. Street Tree Work in the Public Right­ of-Way ("Street Tree Permit") from Public Works' Urban Forestry. 37. 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 proj ects that are required to treat stonn water will need to treat the permit-specified amount of storm water runoff with the following low impact development methods: rainwater harvesting and reuse, infiltration, evapotranspiration, or biotreatment. However, biotreatment (filtering 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. Draft· criteria fordetermining infeasibility have been developed and are' being reviewed by Water Board staff (inquire with Public Works staff for the latest infonnation).· 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) 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 RWloffPollution Prevention Program's (Program) list of qualified c9nsultants. (http://www.scvurppp-w2k.comlconsultants.htm) Any consultant or contractor hired to design/and/or construct a stonn water treatment system for the project cannot certify the proj ect as a third-party reviewer. . Within 45 days of the installation of the required storm water treatment measures and prior to the issuance of an occupancy permit for the building, third-party reviewer shall also submit to the City a certification for approval that the project'·s permanent measures were constructed and installed in accordance to the approved permit drawings,. The project must also enter into a maintenance agreement with the City to guarantee the ongoing maintenance of the permanent C.3 storm water discharge compliance measures. The maintenance agreement shall be executed prior to the first building occupanqy sign-off. 38. If the proposed development will disturb more than one acre of land, the applicant will be required to comply with the State of Cali fomi a's General Permit for Storm Water Discharges AssoCiated with Construction Activity. This entails fIling a Notice of Intent to Comply (NOI), paying a filing fee, and prep~ing and implementing a site specific storm water pollution prevention plan (SWPPP) that addresses both construction-stage 'and 'post- ---'-' -t:;IcOflStmGtif}n-RMP-+feF-Ste~water-qualit-y-pr0testi0n.----The-appl-isant-is-requi-fed-to-submit~-- 490 San Antonio Road (13PLNMOOI40) Page 5 of7 / two copies of the NOI and the draft SWPPP to PWE for review and approval prior to issuance of the building permit. The following comments are provided to assist the applicant at the building permit phase. You can obtain various plan set details, forms and guideli~es from Public Works at the City's Development Center (285 Hamilton Avenue) or on Public Works' website: http://www.cityofpaloalto.org/ depts/pwd/forms -permits. asp Include in plans submitted for a building permit: 39. Since more than 10,000 square feet of the land area on the project site is being disturbed" a Grading and Excavation Permit needs to be obtained from PWE at the Development Center before the building permit can be issued. Refer to the Public Works' website for "Excavation and Grading Permit Instructions." For the Grading and Excavation Permit application, various documents are required including a grading and drainage plan, 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;l/www~cityofpaloalto~org/civicax/filebank/documents/11697 ,r):' '.--'\ , Site grading, excavation, and other site imprQvenlents that disturb large soil areas may only be performed during the regular construction season (from April 16 through October 15th) of each year the permit is active. The site must be stabilized to prevent soil erosion during the wet season. The wet season is defined as the period from October 15 to April 15. MethOds of stabilization are to be identified within the Civil sheets of the improvement plans for approval. ' 40. 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 t~e 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. 41. New driveway approach and curb cut in public right of way between sidewalk and street shall be designed to city standard. See Driveway Approa~h Design & Construction Requirements for detailed information on driveway design standards in the public right of way. This form is available at the Development Center or on the city's website: http://www.city.palo-alto.ca.us/civicaxifilebankldocuments/2313 42. In order to address potential storm water quality impacts, the plan shall identify BMP's to be incorporated intothe Storm Water Pollution Prevention Plan (SWPPP) that will be required for the project. The SWPPP shall include permanent B~'s to be incorporated into the project to protect storm water quality. (Resources and handouts are available from PWE. Specific reference is made to Palo Alto's companion document to "Start at the Source", entitled "Planning Your Land 'Development Project"). The developer shall require its contractor to incorporate BMP's for storm water pollution preventio~ 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 --------------------------------------~--~-------------------490 San Antonio Road (l3PLN-00140) 'Page 6 of? , The applicant is required to paint the ''No Dumping/Flows to Adobe Creek" logo in blue c,olor 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 grad~g and drainage plan. Include maintenance of these logos hi the Hazardous Materials Management Plan, if such a plan is part of this project. 43. 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 applic~t must provide a site-specific storm water pollution control plan sheet in the plan set. http://www.cityofpaloalto.org/civicax/filebankldocuments/2732 44. 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;org/civicaX/filebankldocuments/2718 (1,,45:'If.any;'workis preposed.in the public right-of-way, such as sidewalk replacement; driveway "J'. 'iI'll:. "".,,,, , 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 comnlencement 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." -46. 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 contac~ notIcing of affected businesses, and schedule of work. The plan will be part of the building permit submittal. , http://www.cityofpaloalto .org/civicax/filebankl documentsl2719 47. 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. ~-------------------------------------_._-----,._-_.. -_." .. ""._- -----------------------------------~-------------~---------490 San Antonio Road (13PLN-00140) Page 7of7 T It eC I. t Y Qr Pal .o Alto ATTACHMENT D ZONING COMPLIANCE TABLE 490 San Antonio Avenue / File No. 13PLN-00140 DEVELOPMENT STANDARDS ZONE DISTRICT PROPOSED FOR ROLM ZONE DISTRICT STANDARD PROJECT Minb~um Building setbacks Front Yard 20" . 22' Rear Yard 20' Interior Side Yard (right) 20' na , Interior Side,:¥ard (left) , , <IQO~" c. ,na .' al Floor Area Ratio (FAR) . 0.4: 1 (70,853 sq. ft.) 0.37:1(65,630 sq. ft.) Maximum Site Coverage 30% (53,140 sq. ft.) 23% (41,619 sq. ft.) Maximum Height 35' 35' (within 150 feet of residential zone) Daylight Plane 10 feet up 45 degree complies angle Parking Requirement Approximately 28 122 spaces (2 parking spaces per teaching station) teaching stations = 56 spaces required CONFORMANCE conforms conforms conforms '<' .:' conforms!" ,".-;. " conforms conforms conforms conforms conforms ------------------------------------------------------------------ ATTACHMENT E APPLICABLE COMPREHENSIVE PLAN POLICIES 490 San Antonio Road ,12PLN-00140 Transportation Policy T-19:'Improve and add attractive, secure bicycle parking at both public and private facilities. Land Use and Community Design }Jol,icyL-5:, Maintain t~e scale and character of the CitY .. Avoid land uses that are overwhelming" " and unacceptable due' to their size and scale. Policy L-48: Promote high quality, creative design and site planning that is compatible with surrounding development and public spaces. Policy L-66: Maintain an aesthetically pleasing street network that 'helps frame and define the community while meeting the needs of pedestrians, bicycles, and motorists. Policy L-70: Enhance the appearance of streets and other public spaces by expanding and maintaining, Palo Alto's street tree system. Policy L-75: Minimize the negative physical impacts of parking lots. Policy L-76: require trees and other landscaping _______ .__ :wi..thin-p;.t;k; [IV lnt~ The project will be providing new bike parking. The project maintains the scale and character of 'the 'eXlstingdeveloprrient on' the site and is "., sensitive to adjacent single family uses by reducing the height relative to, those,uses. The proposed buildmg respects the single story residential neighborhood to the rear by reducing the height of the building relative to the rear property line where is abuts single family homes. The design also attempts to reduce the overall mass and scale of the building relative to the street facing fayade by breaking the roof to slope down as it faces San Antonio Road. The design will receive review by the .AR.:B to ensure quality of design. The project includes the re-Iandscaping of the entire frontage along San Antonio Road including the planter strips in the Puplic right-of-way. The proposal includes the replacement of four existing ~treet trees with four new' street trees. The trees to be removed are in poor health and the new trees will fill in a gap where street tree coverage is need to maintain a consistent tree canopy. The new parking lot will be located behind a decorative wall that is softened with new landscape material. The plan provides numerous trees and ample landscaping in the_parkinO"~--lll,nJtL.---, .. -,--.--... -----.------I--.. --, .. ---- Gideon Hausner Gym/Classroom Building , 490 San Antonio Road Project Description Attachment F The cU(rent Gideon Hausner Jewish Day School site consists of two renovated two story buildings at 450 and 470 San Aritonio Road and a third abandoned and partially demolished two story building at 490 San Antonio Road. The school owns the adjacent lot at 560 San Antonio, Road and intends to remove the common lot line to create a single parcel. ' The project scope includes the complete demolition of a partially demolished two story , 22,420 square foot office building at 490 San Antonio Road and a two story 20~920 square foot office building at 560 San Antonio Road. The 560 San Antonio Road portion of the s~te will be developed as a new playfield and a parking lot. The current eight foot high concrete grape ,stake fence along San Antonio will be extended for the full length of the site along San Antonio Road. Landscaping along the street frontage will be coordinated with City officials tobeiin keeping with the spirit of the newly installed' ", , up~ades to the median and street edge. The proposed Gym/Classroom Building is a single story 17,602 square foot struct~ sited generally on the existing footprint of the fonner office structure at 490 San Antonio Road., The massing, exterior palette, and fenestration are designed to temper the overall scale of the building and to create rooms with excellent'day lighting and easy access to 'the outdoors. Th~ taller roof of the Gym slopes down to create a lower profile to San Antonio Road and the lower mass of the classrooms and the support spaces surrounding the gym reduce the apparent scale of the building on all elevations. The larger south facing slope of the gym room will serve as a deck for a solar panel array with excellent solar orientation. The exterior materia~s include ceIl1~t plaster walls with a cool ,grey painted sand float fimsh and decorative infill panel siding of a blue-colored solid . , composite panel system. Windows and doors are dark bronze pre-finish~ aluminum storefronts with low-E glazing to match existing buildings. At severallqcations wong the ground level walls green screens are incorporated. Light shelves are provided at all classrooms to enhance daylight at the interior of the rooms. All rooms will have operable fenestration with cross ventilation. The building will meet or exceed all of the Palo Alto Green Building requirements. Because of the' single story character of the building no views into adjacent neighbors' yards will be, possible from the proposed project. The Gym/Classroom Building will consist offour primary program spaces; GymnasiumlTheater, Art Room, Music Room, and B.eit Tefillah (religious study and prayer space). The Gymnasium !Theater will have facilities for indoor physical education and sports, assemblies, and school perfonning arts productions. Motorized theatrical style seats are provided for quick conversion from athletic activities to asserrlbly uses. The Art Room and Music Room will open to the existing sports field with glass doors. The Beit Tefillah will be finished with a wanner palette of wood paneling, custom cabinetry, a sculptural ceiling and a sprung wood floor that will allow for other movement activities suclrnsib1kl1ancing or yoga. The Gym opens to both a small courtyard for community gathering and to the new playfield on the 560 San Antonio Site. This site will provide much needed outdoor play space and incorporate the school's traffic circulation pattern with a new parking lot. This lot provides for fire apparatus access and includes an entry only gate off of San Antonio for parents and staff who want to park and walk into the school without joining the pick~up drop~off queue. ' The site design for the Gideon H~usner Jewish Day School project ties into both the immediate and local context while prQviding a meaningful cultural link to the school's curriculum. The design proposes a parking lot with bio-swales to treat water run-off, a small playing field, coUrtyards and pathways to support a new multi-use building. In addition, there are several areas dedicated to outdoor education where planting, harvesting, and other activities explicitly supporting Gideon Hausner'.s outdoor science . curriculum will take place. The project incorporates site materials such as high SRI colored concrete and concrete pavers that complement the architectme of the existing and new buildings. Large, rectangular boulders of Jerusalem stone act as architectural elements in the courtyard, breaking tbe large area into smaller, 'more intimate gathering spaces while also providing seating. A trellis divides the courtyard from the more functional outdoor classrooms. There are three "rooms" within the garden classroom area: one is intended for educational curriculum and will serve as an "edible schoolyard"; a second, informal "room" under the canopy of large pine trees will serve as either a quiet contemplative space or as an outdoor classroom; the third space will.meet the. needs of the cultural curriculum by providing an area for growing sacred plants. The planting for the Gideon Hausner Jewish Day School project will both reflect the California landscape and provide an important cultural connection to the school's curriculum. Moreover, the plantings will reflect a commitment to drought tolerant landscaping with a corresponding irrigation system supporting water conservation as well. In addition to California native plantings, plant selections throughout the project will incorporate biblically saCred plants; these may include fig, pomegranate, wheat, citron, grapes, olives, myrtle, and date palm. The central courtyard will contain a mix of medium-scale deciduous or flowering trees to shade the space in the summer months. These plantings will include native California grasses as well as plantings with cultural significance. Selected walls of the new building will be planted with vines on a green-screen trellis. The site is divided into a series of outdoor classrooms, each of which will support the school's cultural and environmental curriculum. These spaces will be planted with a mix of fruiting trees, vegetables, and edible landscaping. Across the site, a mixture of columnar, deciduous, and evergreen trees will frame the building entrance, provide shade throughout the summer months, reduce reflected heat from the parking lot, and support the parking lot's bio-swale .... :, Arcbiteetural,iewBuatrd Sb1ff~.ppn Dep_~ntent;··PJa~ltiul .• na (;omm1l11itfJCllv~~n.';Qt, ·~~9,S~11.· .•. Jt.nt~~i~ •• A.~e~~~ ••• ~~~~~f018i.: ... '~~ue~br ··'Willimn· •.•• Bqnl\Y.··Oll l·~.~t(<+H<l~nnHaustl~t ... j~~sll •. ~~~.·'~~~ool ... fQr ... ~r~li~n~ •••. ~~ll.itet$tutar R~~~~~Qt·tlle·.a~mQUtio,~ .. ~t.·~\\'?.e~~ll~.·.·~Bfic~.·~Ui~di~~~ •• ana;···.~e­ CQQsttuctiQU Qianewgymnll$illftil¢I;t$srPQtn ~uilqing,anew playing filed , ........ '.. . ... ' ....... 0' a.~eWparldng·l()t,anqJlewlatt4sq~ping in theResearc;ll0ftl~eatldLinUted M~ufactqMg.(R01Nl)zonedi$mct :RmtOMMmNDAtlION 'Th¢~~l1ite¢tntalReYi(twB(jard (ARB) i$reqy~stedto CQuduct aPrelimil18JY Reviewof the pxoj(!c:tC()llCept.N()IOntla~actiQnmaybetQellPtapreliminaryreview;c()mmentsmadeat a preUtPi~revieware uotbindhlg on th,City Qrtbe applicant. BACKGROUND the,ppliijijJit~provided.al~t;terd~sctibingt~~p:rQP9sedpr()ject.(Attac.bnientA). Site Inf'ormation. 179,2~~s~~ .·.f~et~s.~) ........ 1'~~y~d ... fU"e ...•.. JocQ.t~p. ~it~n.the. R~~earcb, ..• 0f~c~an~~ilUi~ed ~ufac~~g ..• (Rt)u~.ZQ~e DisUict .. ' ... Th~ c~tll0m~ .. · .. ~iteisc~~t1roccu~i~b~ ..• f~llr,···two .. Sto~.··~qnti.ln~s.· .. ·~~ .... werr •• ·.·0~gbudl~ ••. bllilt· .• as··.·.~~c.! ..... ~~il~~g~ ....•....• ln ... ·200a .. ·.·t\V0 .••.. ()f.·~e.~uil~~~. (4S<t ~d .•.•• ·~70··.···S.~ ••.• Mt9~O ..... A!e~ue') .. · •.• were .... ~J1?vat~~ .•..• r()~ •.• ··Qcc~pPncr .... ~l' •. a··.r~~~te •...• s~hoo1, .tlJ.e •. Oideon Hausner .• 'ewishDay •.• Scltoo~~ ..... 17heother •• tw().b~ildings,.(490.an~ 56~~~1~tO~O ··.AvenUe) .. are alsQ.e>wued.·· by.·tl1e·.·.~1iQOl •.•. but .h~ye .xenmi~~~ ..• ·~ac~t .. · .. TQ·the$()utb •.. (rl~t •.. si~e} •• of·.~e .. prqper:ty····.are JttUltifanm~~nd()llliniUlns·.··1a1~wn.···~.·.tl1~Ro~eWmk~ ....... T?tbeeast~l"ea.r)ofthe.~Qpenrm-e.Sing1tL-__ ~ famil~· ..• h0me~.··.'¥ithi~ .• tlte •.• ~~~ •• ~f~~~~n ... ~iew~· .... AI~ .• to •• ·.fhe .. ··east ... {)r~~ .... l'~op~, .at ·tl1e •• nQrtbern enct,is ·.t* .. mtdtifamilyaparttJent .CQmplexmoWll.·as'Pwo .AltQ··Gar4enswith.arowQrcarpGl'ts··that abuttherearpropertyUne.Tothetl.otth (leftloftbf'siteis.aprivatestieetknoW11<aSSatlAntc>nio Prute 10f3 Court with a multifamily condominium development across the street known as San Antonio Village. Project Description The project propOsal includes the merger of the two separate parcels into one and the demoliti'on of the two vacant buildings (490 and 560 San Antonio Avenue). A new 17,751 square foot gym/classroom building would replace the dem.olished building at 490 San Antonio Avenue and a new turf playing field and parking lot would replace the office building at 560 San Antonio Avenue. The new gym/classroom building would be located in the appro~imate footprint of the demOlished building at 490 San Antonio Avenue. The building would provide multiple program spaces ~ncluding spaces for a gymnasium, theater, art room, music room, and a religious study and prayer space. It would be single story,. with the taller gym portion of the building located closer to the street. The roof would rise up at an angle and then breaks to slope back doWn facing San Antonio Avenue to reduce the overall height of the building. The tall gym portion of the building is su:rrounded bylower elements to transition the bUilding heightatl:d'b~akdown the perceived height and mass of the building. The exterior of the building would primarily be a sand float finish cem~nt plaster with some areas having a decorative colored c.omposite infill panel. Other. areas would have green screens covering the walls. The windows and doors would be prefinished aluminum storefronts with lowe glazing. Windows would be operable to allow for cross ventilation. Between the existing building and the new gym/classroom building would be a new courtyard with trees and decorative boulders for seating, providing a new outdoor gathering space. On the 560 San Antonio A venue parcel there would be a new turf playing filed and new' parking area. Much of the project frontage along San Antonio A venue has an existing eight foot tall concrete grape stake wall painted a tan color .. The proposal includes the extension of this wall along the. San Antonio frontage. According to the current plan, the wall woUld extend down to San Antonio Court and wrap the comer. New landscape material is proposed in front of the wall that would coordinate with the new landscape material that the City planted in the median and at the street edge. The floor area allowance for the property is 70,853 square feet. A Floor Area Ratio (FAR) of .4: 1. After project completion, the total floor area on site would be 65,779 square feet. The parking requirement for the private school is two parking spaces for each teaching station. With approximately 20 teaching stations the ,parking requirement per the code would be 40 spaces. The project proposes to provide a total of 122 parking spaces. DISCUSSION Privacy Concerns Adjacent neighbors to the reBU>f.J:he_sitfLha\!lLexpr.esse_d~nc_e~s __ in __ the-past_aho.uLnoise_and---.»._;. __ . privacy. The new gym/classroom building would be single story building such that it would not have second floor windows to. impact the privacy of the single family residences adjacent to the rear property line. The taller portion (gym area) of the building would set further away from the 12PLN-00511 Page 2 rear ne.ighbors, closer to San Antonio Avenue. The high point of the bui~ding would be 35 feet tall at the peak and the lower portion of the building surrounding the gym ranges in height from 12 , to 18 feet tall. The lower portion of the building would be 114 feet from the rear property line at its closest point. The taller (gym) portion of the building would be 184 feet from the rear property line. The new paying field would also be sited away from the ,single family homes and would be 142 feet from the rear property line at itS closest point,. Landscaping at San Antonio frontage The, propo'sal for' new landscape material in front of the proposed street facing wall has, not, yet, been specified in this preliminary review application.. The applicant has indicated that new planting would be coordinated with the ;new median and street edge plantings done by the City a few years ago.,' Based on the current plan, it appears that new planting is only proposed in, front of the new wall sections. Staff would recommend that the landscaping i,n front of the wall and in the ' planter strip for the entire property frontage be considered. This is recommended because the 'existing landscaping in front of the wall appears to need improvement. By reexamining the 'entire frontag.e, ,,it, provides the opportunity to "provide a,consistent landscape ,pallet. for,· the, whole property frontage rather than just the new portion. ENVIRONMENTAL REVIEW No environmental review is required for a Preliminary Review as it is not considered a project ' Wlder the California Environmental Quality Act (CEQA). ATTACHMENTS Attachment A: Attachment B: Attachment C: Attachinent D: Applicant's Project Description* Site Location Map Zoning Table Development Plans (Board Members Only)* , * Prepared by Applicant; all other attachments prepared by,Staff , COURTESY COPIES William Bondy AlA, 11 o Linden ~treet, Oakland, CA 94607 Gideon Hausner Jewish Day School, 450 San Antonio Avenue, Palo Alto, CA 94306 Prepared By: Russ Reich, Senior Planner Reviewed By: Amy French, AICP, Acting Assistant Planning Director --------------------------------------------------------------- 12PLN·OOSll Page 3 of3 ;1 Agenda Date: To: From: Subject: September 19, 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 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 Previous ARB Review On June 20,2013, the ARB conducted its first 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. On August 1, 2013 the ARB conducted its second formal hearing and provided additional comments. The item was continued to a date certain of August 15,2013. At the applicant's request, the item was postponed to September 19,2013. In the discussion section below, staff has summarized the comments provided by the ARB at the August 1, 2013 4earing and how the applicant responded to them. For additional background, the previous two ARB staff reports are attached (Attachments G and H). The ARB requested that the applicant review the following items: • Roof Forms; 13PLN-00098 Page 1 of5 • Location of the IPE siding (requested to see more of it); • Refinement of the elevations; • Refinement of the street facing elevation; • Clarification/correction of the PV on the roof; • Clarify window type in the plans; • Show native low water use planting under Oaks; • Refinement of the CMU wall; • Solar shade study for the south western elevation to determine that the bamboo will shade the large 2nd floor windows; • Provide a cement plaster sample; • Careful coordination of the drawings such that all sheets correspond with one another; • Review the solid panel AC screen at the 3rd floor on the north elevation; • Consider way finding device to assist in noting the front door locations; • Provide roof color; • Provide metal screen color. 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 Avenue 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 comnlercial 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 configuration. 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 prop~rty would be separated from the adjacent commercial property parking lot by a six foot tall, split-face cement block wall with bamboo, primarily planted on the project side of the wall, along the driveway. The rear and left side of the project would be enclosed by a seven foot tall decorative wood fence. 13PLN-00098 Page 2 of5 The building would have a smooth cement plaster finish combined with horizontal Ipe wood siding at the front and rear of the building and two sections on the right side of the bUilding. The garage doors would be of a brushed metal finish and the balcony railings, and window trims would be a dark metal finish. The new roof design features an inverted L shape that is repeated at the front and rear elevations as well as each side of the building. These elements would help to break up the building mass and provide a strong visual element. They also would serve as weather protection overhangs for the entries and balconies and provide for solar shading at the upper floor level. The electric and gas meters are proposed on the front face of the building and would be screened by a five foot tall stucco 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. This path is accentuated by two bollard light fixtures at the sidewalk. The front door of the street facing unit would face the street while the other entries would be located along the pedestrian path and around the rear of the building. 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 tree would be planted at the front of the project. DISCUSSION Roof Forms The ARB requested that the applicant take another look at the roof forms. There was concern that the proposed break in the center had awkward transitions and that it·was not successfully breaking up the mass of the building. The applicant has revised the roof by moving away from the broken slope roof form and has transitioned to a flat roof system with inverted L elements that break the roof and wall planes in multiple locations. These breaks help to improve the massing of the long narrow building. IPE siding The ARB appreciated the use of the IPE siding and requested to see more of it used in the design. The applicant has revised the plan to include it on the right side elevation as well as the front and rear. The forms that are clad in the horizontal IPE are elements that not only transition in material but also are building elements that pop out from the wall plane. Refinement of the elevations The ARB requested fui:1:her refinement of the elevations. The applicant has reworked the elevations making a multitude of changes and adding detail. The front elevation, which the ARB specifically commented on, has been revised to strengthen the front entry's appearance to the street. Clarification/correction of the PV on the roof The ARB had requested that the intent for the PV on the roof be clarified. With the new flat roof proposal, the applicant has shown the PV panels on the flat roof areas and has shown the height of the panels in the cross section. 13PLN-00098 Page 3 of5 Window type The ARB requested that the plans clarify the material and type of windows that are proposed. The revised elevations indicate the windows would be aluminum sliders. Planting under oaks Being that mature oak trees do not do well with intensive irrigation, previous plans indicated only mulch beneath the trees. The ARB requested that some landscape material, suitable under oaks be proposed. The applicant has proposed to add a combination of mulch and manzanita plantings beneath the mature oak trees. Staff would recommend a greater variety of planting beneath the oaks. Harmony manzanita is listed as a good plant to place beneath oaks but there are also many others that would work well. Staff would suggest a few different plants to add variety. Staff is also concerned about the proximity of the proposed patches of lawn in close proximity to the oak trees. The anlount of water needed for the lawn areas may be detrimental to the oaks. Staff would recommend that alternative plan material be selected for those areas. Refinement of the CMU wall Prior versions of the plan had a flat CMU wall facing the parking lot of the adjacent businesses. The CMU has been revised to a split face CMU that has more texture and is more decorative as well as being a deterrent to graffiti. Solar shade study The ARB was concerned about the solar heat gain of the glazing on the southwestern facing fayade of the building and asked to' see a solar study to show that the gazing would have some protection from the sun. Sheet A3.l-A3.4 show 3:00 pm in summer and A3.5 shows 6:00 pm in the summer. New roof and wall overhangs have been provided to increase the sun protection and balconies are now projecting over the large dining room windows. Other items The applicant was asked to provide a cement plaster sample. A cement plaster sample will be presented at the hearing. The ARB requested that there be careful coordination of the drawings such that all sheets correspond with one another. The applicant has gone through the revised set to ensure that each of the sheets is well coordinated. The ARB requested that the applicant review the solid panel AC screens at the 3rd floor on the north elevation. The plan has been revised such that the screens are now incorporated into the solid wall elements that rise up from the second floor rather than being an independent solid piece that feels out of place. The ARB asked the applicant to consider the addition of a way finding device to assist in noting the front door locations. The applicant has added two bollard light fixtures at the sidewalk on each side of the entry pathway to highlight the entrance to the property. 13PLN-00098 Page 4 of5 The ARB requested that a sample of the metal roof color be provided. With the revision of the sloped roof to a flat roof system the roof will no longer be visible and the metal roofs have been eliminated from the project. The ARB requested that the applicant provide the metal screen color. The metal screens have been eliminated for the proposal. 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: COURTESY COPIES Draft ARB and Context Based Design Findings Draft Conditions of Approval Applicant's Response Letter Zoning Compliance Table Comprehensive Plan Compliance Table Location Map . ARB Staff Report (without attachments), June 20,2013 ARB Staff Report (without Attachments), August 1, 2013 Development Plans (Board Members Only) 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 ()lI!-- Reviewed by: Amy French, AICP, Chief Planning Offici~ 13PLN-00098 Page 5 of5 ATTACHMENT A . FINDINGS FOR ARCIDTECTURAL REVIEW APPROV AL 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 P AMC Chapter 18.76. 1) . The design of the proposed six-unit multi-family development is c~nsistent 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 oaktrees; 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 buildjngsJnlhe-ar.ea;----.~.-...... -- 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 fayade 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 maintained on the site, and is of a variety, which would tend to be drought­ resistant and to reduce consumption of water in its installation and maintenance; 15) The project exhibits green building and sustainable design that is energy efficient, water conserving, durable and nontoxic, with high quality spaces. and high recycled content materials. The design is energy efficient and incorporates renewable energy design elements including, but not limited to: 1) Wood I-joists or Web Trusses for Flooring. 2) Water Efficient Fixtures. · _11 . Operable-Windows or Sk):lights_J;\re :ela~ed.toJnduc_e .. Cross._Y.en1ilation-in-·-_~_ .. at least one roonl in 80% of units. 4) LowlNo-VOCpaints & 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. ProIllote 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 18.13.060(b), in addition to the fmdings for Architectural Review contained in PAMC 18.76.020(d) 'Multiple Family Context-Based Design Criteria,' the following additional findings have been made in the affirmative: 1) Massing and Building Facades: Massing and building facades shall be designed to create a residential scale in keeping with Palo Alto neighborhoods, and to provid-; 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 abuttiD:g. 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 is 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 to overwhelm the character of the project or detract from the pedestrian environment. This finding can be made in the affirmative in that the parking. i; provided within privat~_g~~ges be~~~~!!J:~J!!~J'_<:!~~_~!!!l:!t_~. 5) Large (multi-acre) Sites. Large (in excess of one acre) sites shall be designed ~ that street, block, and building patterns are consistent with. those of the surrounding neighborhood. This finding is not applicable to this project since the site is 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 rowhousesltownhouses, and cottage clusters in order to achieve variety and crea~ 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 pemieable 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) Page2of2 Planning Division ATTACHMENT B CONDITIONS OF APPROV AL 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. Utilities Electric 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 CP AU's electric standard can be found at this linle 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 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 for Construction in : 405 Curtner Avenue (13PLN-00098) Pagelof13 Center . . 10. STREET TREES: The applicant may be required to replace existing and/or add new street trees in the public right-of-way along the property's frontage. Call City Public Worles' 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 fITSt 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 runoffflows 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 impact development (LID) methods: rainwater harvesting and reuse, infiltration, evapotranspiration, or biot(eatment. 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 e~~ple, t~E~C:>Y~_~~!!..~.~~~ ._._ ...... . Reference: Palo Alto Municipal Code Section l6.ll.030( c) http://www.scvurppp-w2k.comlpermit_c3_docslc3_handbook _20121 Appendix _1- 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 (I3PLN-00098) Page 2 of 13 may only use the LID treatment reduction credit allowed under one of the categories. http://vvwvv.scvurppp-w2k.comlpermit c3 docs/c3 handbook 2012/Appendix J­ Special_Projects _20 12: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 fust 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.org/depts/pwdlforms -permits.asp Include in plans submitted for a building permit: 14. GRADING & EXCAVATION PERMIT: For disturbing greater than 10,000 SF o(land area, a Grading and Excavation Permit needs to be obtained from PWE at the Development Center before the building permit can be issued. Refer to "the Public Works' website for "Excavation and Grading Permit Instructions." For the Grading and Excavation Permit application, various docliments 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. II~ic~~ ~e~-~--------~-~------------""~------~-----,--. http://www.cityofpaloalto.org/civicax/filebankJdocuments/11695 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. InstallatiQn of these other utilities will be approved as part of a subsequent Building Permit application. 405 Curtner Avenue (13PLN-00098) Page 3 of 13 "'r" Site grading, excavation, and other site improvements that disturb large soil areas may only be performed during the regular construction season (from April 16 through October 15th) of each year the permit is active. The site must be stabilized to prevent soil erosion during the wet season. The wet season is defined as the period from October 15 to April 15. Methods of stabilization are to be identified within the Civil sheets of the improvement plans for approval. 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 Storin Water Pollution Prevention Plan (SWPPP) that will be required for the project. The SWPPP shall include permanent BMP's to be incorporated into the proje~tto protect storm water quality. (Resources and handouts are available from PWE. Specific reference is made to Palo Alto's companion document to "Start at the Source", entitled "Planning Your. Land Development Project"). The elements of the PWE-approved conceptual grading and drainage plan shall be incorporated into the building permit plans. The developer shall require its contractor to incorporate BMP's for storm water pollution prevention in all construction operations, in conformance with the 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. (PAM C Chapter 16.09). The applicant is required to paint the "No DumpingIFlows 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.orglCivicax1fi1e15anK7aocun:ienlsI2732' 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 Developmen~ Center or on our website, then submitted with the building permit application. http://www.cityofpaloalto.orglcivicaxlfilebankldocuments/2718 405 Curtner Avenue (13PLN-00098) Page 4 ofl3 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 cotnmencingwork that addresses all impacts to-the City's right-of-way, including, but not limited to: pedestrian control,traffic control, truck routes, material deliveries, contractor's parking, concrete pours, crane lifts, work hours, noise control, dust control, storm water pollution prevention, contractor's contact, noticing of affected businesses, and schedule of work. The plan will be part of the building permit submittal. http://www.cityofpaloalto.org!civicaxlfilebankldocuments/2719 21. FINALIZATION OF BUILDING PERMIT: The Public Works Inspector shall sign off the building permit prior to the finalization of this permit. All off-site improvements shall be finished prior to this sign-off. Similarly, all as-builts, on-site grading, drainage and post­ developments BMP's shall be completed prior to sign-off. Public Works Tree Specialist PRIOR TO DEMOLITION, BUILDING OR GRADING PERMIT ISSUANCE 22. BUILDING PERMIT SUBMITTAL REVIEW. Prior to submittal for staff,review, the plans submitted for building permit shall be reviewed by the project site arborist to verify that ·all the arborist's recommendations have been incorporated into the final plan set. The submittal set shall be accompanied by the project site arborist's certification letter that the plans have incorporated the following information: a. Final Tree Protection Report (TPR) design changes and preservation measures. b. Palo Alto Tree Technical Manual Standards, Section 2.00 and PAMC 8.10.080. c. Outstanding items. Itemized list and which plan sheet the measures ·are to be located. d. Landscape and irrigation plans are consistent with CP A Tree Technical Manual, ---Section 5.45 ana AppendlxL~anascaping~ili1aefNitive-OaKs-and-P-AMC"'-n.o __ 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 -I_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 (l3PLN-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 T-l (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 T-l,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, wateririg and construction scheduling shall be implemented in full by owner and contractor, as stated in the Tree Protection Report on Sheet T-l 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 T -1 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 & ArborisfInspection Schedule (Sheet T-1, 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 proj ect site arborist and consistent with the City Tree Technical Manual, Addendum 5, Landscaping under Native Oaks. 405 Curtner Avenue (l3PLN-00098) Page 6ofl3 b. c. 1. ii. iii. IV. v. vi. vii. viii. IX. X. d. i. 11. Walkway layout, grading and materials shall be approved by the project site arborist, and direct construction supervision by same is required. Provide a detailed landscape and irrigation plan encompassing on-and off-site plan table 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: All existing trees· identified both to be retained and removed including street trees. Complete plant list indicating tree and plant species, quantity, size, and locations. Irrigation schedule and plan. Fence locations. Lighting plan with photometric data. Trees to be retained shall be irrigated, aerated and maintained as necessary to ensure survival. 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. 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. 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. 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). Planting notes to include the following mandatory criteria:· 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. Note a turf-free zone around trees 36" diameter (18" radius) for best tree performance . . --~ -e-. -~Mr-an-d"-a-'-to-r-y"L-~an----d"-s-ca----pe-· Arcrutect (LA) InSpeCfioii-Venncation·to-tlie-{~fiy.The LA 1. ii. 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: A percolation & drainage check have been performed and is acceptable. 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 iii. Tree and Shrub Planting Specifications, including delivered stock, meets Standards in the CPA Tree Technical Manual, Section 3.30-3~SO. 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 remain in place until final inspection of the project. DURING CONSTRUCTION 27. EXCAVATION RESTRICTIONS APPLY (TIM, 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 I.S 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 fiilal 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 (I-S) apply pursuant to. ITM, Section 2.2U-=2.30. Contriictor~shall be responSIble fOr~ilie-repalr'or"--'-" replacement of any publicly owp.ed 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 2.2S. 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 ofB 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 s~l 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 fmal 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 601/602 or Method 624. The analytical results of the V OC 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 navlgaOle-waters may riofbe-dfscnarged to tlieu .--•• _".- storm drain system or creeks. If the concentrations of pollutants exceed the applicable limits for discharge to the storm drain system then an Exceptional Discharge Permit must be obtained from the RWQCP prior to discharge to the sanitary sewer system. If the VOC concentrations exceed the toxic organics discharge limits contained in the Palo Alto Municipal Code (16.09.040(m)) a treatment system for removal ofVOCs will also be required prior to discharge to the sanitary sewer. Additionally, any water discharged to the sanitary sewer system or storm drain system must be free of sediment. ------------------------------------------------------------405 Curtner Avenue (l3PLN-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 forall 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 roofmg, gutters and downspouts on historic structures are exempt, provided that the roofing material used shall be prepatinated at the factory. For the purposes of this exemption,the defmition 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 pip~g 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 tire infonnatron--requested.-for--utiltty-·seI'Vice--aen:l.8ilds---(wafef-iif--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 must show the size and location of all underground utilities within the development and the public-right of way including meters, backflow preventers, frre service requirements , sewer mains, sewer cleanouts, sewer lift stations and any other required utilities. 405 Curtner Avenue (13PLN-00098) Page 10 of 13 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 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. 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 manufacturets 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 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. RPP A'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 assembly' may be allowed for existing fIre sprinkler systems upon the CP·AU's approval). reduced pressure detector assemblies shall be installed on the owner's property adjacent to the. prop~ ----t!l-f-<rin'h3e;··within 5' of the}rroperty1tne.slfow tntf'locattoir of111e-redliCed-pressure-aetector-­ assembly on the plans. . 50. 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. 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 of13 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 9f 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 tliere IS a conflict With exlstiiig"'ufiIities~--Cablnets7vaunS7b-ases-sliarr6e 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 1 0' 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 (13PLN-00098) Page 12 of 13 video~d for verification of no damage after th~ 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 (13PLN-00098) Page 13 of13 ~ ,. II SALVATORE CARUSO DESIGN CORPORATION 405 Curtner Ave. ARB. Response Date: Tuesday, September 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 (September 19th, 2013) Comments by ARB on August 1 st, 2013 1. Roof forms. Attachment C Architectural roof and wall projections are integrated into the architecture to screen the fenestrati0r'. 2. Location of the IPE siding material (they would like to see more of it). Ipe siding has been integrated into the overall design. 3. Refinement of the elevations. Elevations have been refined to include integrated screening elements into the architecture. 4. Refinement of the street facing elevation .. The street elevation has been refined to reduce massing of the entry element and increase a stronger entry statement. 5. Clarification/correction of PV on roof. Solar panels are lo~ated on the r~(2lpJ!![1. ___ ._ .. _. ___ . ___ .... _ .. ___ ... __ ...... __ ..... __ ._ .. _ ... ________ ..... _ .......... _ 6. Clarify window type in the plans. New elevations show door and window .fypel and direction of operation. 7. Show native low water use planting under oaks. California Manzanita plants are proposed under and near oak trees. 8. Refinement of the CM U wall. Split face CMU wall proposed. 9ID:' €8IDino Real, Suite 200, Santa Clara, CA 95050 -.. IKJ!llEi:{408} 998:4Q87AFACSIMILE (408) 998-4088 9. Solar shade study for the south western elevation to demonstrate that the bamboo will shade the large 2nd floor windows. The design has been refined to include rood and side panel elements projecting 6'-5" intergrated on the 3,d floor and 4'·0" on the 2nd floor. Per elevation and section study on sheets A3.1·A3.4 @ 3:00pm summersun andA3.5 showing 6:00 pm summer sun. 10. Provide a cement plaster material sample. Cement plaster material sample included. " 11. Careful coordination of the drawings such they all sheets correspond with one another. Eliminate the conflicts in the plans. All sheets have been coordinated. 12. Look at the solid panel (AC screen) at the 3rd floor on north elevation (recess or change materia!). Screening changed to solid screen jor AC. 13. Way finding structure to assist in noting the front door locations. Two newbollards (with lights) called out at main entry, location for way finding. 14. Roof color. New single ply flat roof proposed no visible colors to the public. More modern design used. 15. Metal screen color. Metal roof removed. ,980 EI Camino Real, Suite 200, Santa Clara, CA 95050 "FlSLEPHONE (408) 998~4087AFACSIMILE (408) 998-4088 DEVELOPMENT STANDARDS FOR RM .. 30 ZONE DISTRICT Maximum Residential Density (units per acre) Maximinn Site Coverage (building footprint) Maximum Floor Area Ratio (FAR) Minimum Site Open Space 30%(percent) Minimum Usable Open Space ( 150 sq. ft. per unit) Minimum Common Open Space . (15 sq. ft.~er 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 ATTACHMENTD 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 ... 33% of6 units = 2 2 guest spaces spaces 1 space per unit 6 spaces in garage 6 units X 1 = 6 spaces 405 Curtner Avenue (13PLN-00098) Page 1 of 1 CONFORMANCE conforms conforms conforms conforms conforms conforms conforms conforms conforms conforms conforms conforms conforms conforms conforms / conforms conforms .. n ATTACHMENTE COMPREHENSIVE PLAN TABLE 405 Curtner Avenue 13PLN-00098 COMPREHENSIVE PLAN. POLICY Policy L-ll: Preserve the character of residential neighborhoods by encouraging new or remodeled structures to be compatible with the neighborhood and adjacent structures. Policy L-14: Design and arrange new multifamily buildings, including entries and outdoor spaces, so that each unit has a clear relationship to a public street. Policy L-4S·: 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 narrowness. of the lot 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 ofl 405 Curtner Avenue The City of Palo Alto This map is a product of tt City of Palo Alto GIS 0' 1S( @ w CITY OF ~genda Date: To: From: Subject: June 20, 2011 Architectural Review Board Russ Reich, Senior Planner Attachment G 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 UIiit, 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 fmdingscontained 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 J?rqp!~y-,---Thr~~ of th~ __ tr~~S_J~I.e _Yall~Qaks~and_onejs--aJatge-G&ast~--· . 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 Avenue. 13PLN-00098 Page 1 of 4 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 nlust be reviewed by the PHmning 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 penneable 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 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. 13PLN-00098 Page 20f4 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. Some 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 accommodated within each garage. The proposal includes a six foot tall cement block wall on the property line, separating the project from the adjacent commercial 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 h~ve 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 atotal of six new residential units, it is categorically exempt from the provisions of the Califonlia Environmental Quality Act (CEQA) per CEQA Guidelines Section 15303. ATTACHMENTS Attachment A: Attachment B: Attachment C: Attachment D: Attachment E: AttachmentF: 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 EI Camino Real, Suite 200, Santa Clara, CA 95050 Zhen Zhen Li, 18801 Bellgrove Circle, Saratoga, CA 95070 Prepared by: Russ Reich, Senior Planner CfZ-. Reviewed by: Amy French, Atcp~ Chlef PlatinirlgOfflclaf- --------------------------------------------------------------- 13PLN-00098 Page 4 of4 A. :'.' W CITY 0 F ALO AL 0 Agenda Date: To: From: Subject: . August 1, 2013 Architectural Review Board Russ Reich, Senior Planner Attachment H 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 recommends the Architectural Review Board (ARB) recommend approval of the proposed .. _r1 project based upon the findings contained in Attachment 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 Iesponded-to-thenr:------'-·-----------.-.. -.---.---.. -... -.--------.. -... --- 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 southwest, 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 fodt 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 C~uncil. 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 cemmercial 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 fmish 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 metal 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 parce]J...ollI.-of1hese...1rees-would-beremo¥ed.-andlhe.six-remainingtreeswoold .. be-locateQ~ng 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 improve the mass~ng 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 ColorlMaterials The ARB was not suppo:rtive 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 .~--~~llal-building-sect.i.ons..-T-he-appl:ic~pro.vided--additiGnal-building-seet-iens-and-detai-ls~ West Side Property Boundary The ARB felt that the driveway side of the project needed sonle 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 flat, 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 tliere 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: Draft ARB and Context Based Design Findings Attachment B: Draft Conditions of Approval Attachment C: Applicant's Project Description Letter Attachment D: Zoning Compliance Table Attachment E: Comprehensive Plan Compliance Table Attachment F: Location Map Attachment G: Public Comment Attachment H: ARB staff report (without attachments), June 20,2013 __ Attachmentl: --___ ApplicanCs-r-esponseJetter.irom .. tbe-June . .20,-201.3.ARa-hear-ing. Attachment J: 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 0lJZ Reviewed by: Amy French, AICP, Chief Planning Official 13PLN-00098 Page 4 of4 @ w C I TY OF A 0 A T 4 Architectural Review Board Staff Report Agenda Date: September 19, 2013 To: From: Subject: Architectural Review Board Jodie Gerhardt, Senior Planner Department: Planning and Comnlunity Environment 395 Page Mill Road and 3045 Park Blvd [13PLN-00245]: Request by Tom Gilman of DES Architects on behalf of Ray Paul of the Jay Paul Conlpany for Preliminary Architectural Review of construction of 1) two four-story R&D/Office buildings totaling 311,000 square feet of floor area at 395 Page Mill Road, and 2) an approximately 44,500 square foot Public Safety Building and a parking structure providing 388 off-street parking spaces, with associated site improvements and landscaping changes. Zone District: Research," Office, and Light Manufacturing (ROLM) and General Manufacturing (GM). RECOMMENDATION Staff requests the Architectural Review Board (ARB) conduct a preliminary review of the proposed project and provide conlments on the conceptual site design and elevations to staff and the applicant. No formal action may be taken ata preliminary review; comments made at a preliminary review are not binding on the City or the applicant. BACKGROUND To date, the project concept has been reviewed by the City Council at a Prescreening Hearing, by the Planning and Transportation Commission (PTe) for Initiation of the Planned Community (PC) Rezoning and Scoping of the Environmental Review for the project, and by the Infrastructure Committee to discuss the Public Safety Building component of the project. Staff Reports and available minutes for these meetings can be found on the City's Project webpage at http://www.cityofpaloalto.org/news/displaynews.asp?NewsID=2269&TargetID=319. Over the course of several public hearings, the Council and PTC members agreed the public safety building was a significant public benefit, but had some concern that the proposed development was too much for the area. They emphasized the importance of environmental review and the associated traffic and parking analysis that would be a part of this review. Given Page 1 of9 the sites proximity to transit, a well thought out transportation demand management (TDM) program may be able to reduce the need for additional parking. Council and PTC were also evenly split over the need to reduce the height of the buildings, while most expressed the need for additional setbacks from any residential uses. Because the Planned Community Rezoning has been initiated, the proj ect may proceed to formal Architectural Review. The applicant has submitted for Preliminary Architectural Review to receive ARB comments prior to preparation and circulation of the environmental document and formal proj ect plans. Project Description After receiving direction at the Council prescreening and PTC initiation and scoping public hearings, the applicant has revised the development concept and public benefit proposal. The . project as currently proposed is described below: 395 Page Mill Road The components of this project include: • Construction of two four-story R&D/Office buildings totaling 311,000 square feet of floor area; • Retention of the existing three-story 219,37Tsquare feet of R&D/Office (AOL) building; • 1,329 on-site parking spaces provided on three levels, including a basement level and one above grade parking deck. A total of388 parking spaces for the R&D/Office uses would be provided off-site at 3045 Park Boulevard; • Building setbacks of up to a 100 feet along Ash Street; • Stepping the 3rd and 4th stories back 10 feet from the stories below; and • Significant setback along Olive Avenue for storm water retention and useable open space. The applicant is proposing to provide the following enhanced public benefit(s): 3045 Park Blvd • Complete construction of an approximately 44,500 square foot Public Safety Building with 191 dedicated parking spaces. The Public Safety Building would be located on the southern portion of the site and a 388 space parking structure in six above grade levels for 395 Page Mill Road tenants would be located on the northern portion of the site. The two structures would be connected by two levels of underground parking. The City would only be responsible for the cost of furniture and IT equipment/cabling. SUMMARY Site Information The proposed project is comprised of two parcels located at 395 Page Mill Road (9.86 acres) and 3045 Park Blvd (1.41 acres). The site is bounded by Page Mill Road to the north, Caltrain tracks tothe east, Olive Street to the south and Ash Street to the west. The property is also bisected by Park Blvd. Page 2 of9 The 395 Page Mill Road site is currently zoned as ROLM (Research, Office and Limited Manufacturing). This site is currently developed with an office building, a parking deck located on the comer of Park Blvd and Olive Street, and surface parking for a total of 680 parking spaces. The original approval included a 20 perc,ent parking reduction with the impiementation of a commute alternatives program. The existing office building is three-stories tall, 47 feet in height with an additional 13 foot mechanical screen, and 219,377 square feet in area. The easterly portion of the site, along Olive Street, is comprised of an approximately 70 foot wide by 450 foot long landscaped storm water retention area. The proposed project would retain the existing office building and storm water retention area, while demolishing the parking deck and surface parking. The landscaped storm water retention area would be retained. Existing driveway entries to the site are from Page Mill Road and Park Boulevard. There are currently no driveways from Ash Street. Building setbacks from the property line are 25 feet, at minimum. The 3045 Park Boulevard site is zoned as GM (General Manufacturing) with an auto dealership overlay. It currently houses a two story office building, some car repair facilities and surface parking area. These facilities would be renloved as a part of the project. Land uses adjacent to the two parcels are mostly residential developments, including single­ family homes at Olive Street and Ash Street, mUltiple family residential development on Ash Street, some multi-family Planned Community developments to the north of Page Mill Road, and an approved, multiple family residential with ground floor commercial use project in development at 195 Page Mill Road (aka Park Plaza). There are a few one to two-story office buildings/uses along the Caltrain railway track and the area is currently zoned for GM (including the 3045 Park Boulevard site. Further east, there are large retail and industrial/offices uses along Portage Avenue (RM-30 zone). The California A venue business district and the California Avenue Caltrain station are four blocks to the north of the sites. The subject properties are located within the Pedestrian and Transit Oriented Development (PTOD) zoning boundaries. While, the development may meet the City's desire for additional development near transit, both sites would need a Comprehensive Plan Amendment in order to accommodate the proposed mix of uses and building floor area. Planned CommunitY Zone Change and Comprehensive Plan Amendment Processes The rezoning process to a Planned Community (PC) district was initiated by the PTC on May 29, 2013 and at the same time the PTC initiated an amendment to the site's Comprehensive Plan land use designation. Given completion of the initiation, the applicant has opted to bring forward the development plan, site plan, landscape plan and design plans to the Architectural Review Board (ARB) for preliminary review prior to the formal review process. An Environmental Impact Report (ErR) is being prepared and will be circulated prior to formal ARB consideration. Page 3 of9 Neighborhood Compatibility Both subject properties have a development height limitation of 35 feet, and a lower height limit (25 feet) for structures within 40 feet of a residential zone. There are also special height and daylight plane requirenlents for PC zoned sites that abut residential property. Given the subject parcels do not share a property line with any residentially zoned parcels and the project is more than 40 feet from a residential zone (Palo Alto Municipal Code (PAMC) 18.38.150), the more restrictive daylight plane and 25 foot height limit do not apply. The height of the two proposed buildings located at 395 Page Mill Road would be 58 feet above grade, with an allowed 13 feet additional height for mechanical equipment. The maximum height proposed for the public safety building and parking garage at 3045 Park Blvd is 60.5 feet. Given the proposed buildings are over 35 feet in height, height exceptions are being requested. The City Attorney has previously stated that these types of exceptions may be granted as a part of a PC Ordinance, rather than requiring a variance, and such actions are within the authority of the Council. Therefore, the issue is more of a policy decision, regarding establishing precedents and the extent of the requested exceptions. Staff notes again that the exceptions are for minor compatibility purposes and do not adversely impact the adjacent properties, and findings to that extent are noted in the proposed PC ordinance. Staff believes that, if the request were for a height in excess of 50 feet for building areas comprising commercial floor area, an undesirable precedent could be set through a PC process, though again the Council may have discretion to make such a determination. Because the 395 Page Mill Road site is opposite residential zoned districts, separated by Ash and Olive Streets, a minimum 10 foot wide yard/setback is required, to be planted and maintained as a landscaped screen per P AMC Section 18.38.150( d). DISCUSSION The proposed project can be broken down into two components, the Office Development (395 Page Mill Road) and the Public Safety Building/Parking Garage Development (3045 Park Blvd). Office Development at 395 Page Mill Road Site Design and Circulation The project proposes two four-story R&D/Office buildings totaling 311,000 square feet of floor area and retention of the existing three-story 219,377 square feet of R&D/Office (AOL) building. As shown on Sheet B3, the building would have setbacks and landscaping that range from 30 feet to 90 feet. The facades would be staggered so that the building elevations are broken down into shorter facades and set back incrementally from the streets. Additionally, the 3rd and 4th stories would be stepped back 10 feet from the stories below. Building One would be closer to the street, in line with the existing AOL building, to create a greater presence on Page Mill Road and pull the massing away from more residential areas. Page 4 of9 There are no proposed changes to the existing driveway entrances or public right of ways. A total of 1,329 on-site parking spaces would be provided on three levels, including a basement level and one above grade parking deck. A total of 388 parking spaces for the R&D/Office uses would be provided off-site at 3045 Park Boulevard. The area along Olive Avenue will have a significant setback to accommodate storm water retention and useable open space. Compliance with PTOD The project site is located within the Pedestrian and Transit oriented Development Combining District (PTOD). The project will be designed to be consistent with the intent of the PTOD design guidelines. Landscaped walkways are included around the site which link to the pedestrian path connection to the Caltrain Station on California Avenue. The project would promote pedestrian walkability with the inclusion of connecting walkways on the site, such as the existing pedestrian corridor pathway along Park Boulevard and Page Mill Road. In addition, bike amenities would be provided along. with a continuation of the bike boulevard on Park Boulevard. Building Design Much like the existing building, the intent is for the new office buildings to provide space for growing technology companies, from the start-up phase through the development of a mature company. The new office buildings would reflect a modern, sustainable design approach. The north and south facades of Building One would be approximately 195 feet in length, while the . east and west elevation would be approximately 290 feet in length. The north and south facades of Building Two would be approximately 320 feet in length, while the east and west elevation would be approximately 160 feet in length. The height of the proposed buildings would be 57 feet in height with an additional 14 foot mechanical screen. The proposed setbacks range from 25 feet to 90 feet, as further described in Attachment A. As shown on Sheets B9 -B17, north-facing facades would be very glassy and transparent while the rest of the buildings would have a combination of opaque materials, glazing and sun-shades. Use of materials and finishes would be focused on complementing the existing architecture on site. Energy-efficient mechanical systems and other design measures would be utilized to meet LEED Gold building standards. TrafficlParking The subject properties are located along Park Boulevard, which is designated a Bicycle Boulevard in the City's Bicycle and Pedestrian Transportation Plan. The project will need to ensure any safety concerns along this bicycle route are addressed and any circulation hazards are minimized. Staff is currently working with the applicant's traffic consultant on a Traffic Inlpact Analysis (TIA) and a parking analysis to evaluate these potential safety issues and to ensure the City's standard parking ratio is appropriate to this project with its proposed mix of uses. The office portion of the project would include a total of 1,717 parking spaces on two parcels. The Zoning Code requires a parking ratio of 1 space per 300 square feet of gross floor area for Administrative Offices, Research and Development, Manufacturing and Warehousing uses, for a Page 50f9 total of 1,768 required parking spaces. The project is therefore short 51 parking spaces (3 percent). However, all of the subject sites are within 2,000 feet of a CalTrain station; therefore, the project is eligible for a parking adjustment (up to 20 percent reduction) if deemed appropriate by the Director of Planning and Community Environment and, in this case, the City Council. Trees/Landscape As this is a preliminary review, limited information regarding trees and landscaping has been provided by the applicant. As part of the Environmental Impact Report (EIR) an assessment of the impact on existing trees will be conducted, due to intensity of development and the provision· of a below grade parking. Achievement of urban forestry goals on a densely designed site of this nature will require creative and technological considerations in order to save as much· of the mature perimeter landscaping as possible. Staff will work with the applicant to explore urban and pedestrian design features that will help improve the site connections to CalTrain and create a greater sense of place for this area. The project would be required to conform to the City parking design standards contain in Chapter 18.54 of the Municipal Code. Signage All signage for the land uses would be subject to the City's Sign Ordinance and would be brought forward for ARB review once these elements are designed. Public Safety Building and Parking Garage at 3045 Park Blvd Design Criteria for Public Safety Building Staffhas been working closely with the applicant to address issues related to the design of the proposed Public Safety Building (PSB). The City has identified five core building design priorities to ensure the proposed project's provision of a public safety building as a public benefit is viable. The City's architect, RossDrulisCusenbery Architecture (RDC), and the applicant (Jay Paul Company) have agreed that the proposed site can meet these criteria: 1. An essential facility, complete with a Communications Center and Emergency Operations Center (EOC), that is designed and constructed to meet essential services standards for seisnlic resiliency and allow for "immediate occupancy" in the event of a major earthquake or other catastrophic event. Immediate occupancy is essential for the Police Department to respond in an emergency. 2. A public safety building design that maximizes police, fire and public safety operational efficiencies in order to best serve the community and staff, concentrating on police patrol operations, a community room, lobby interactions, prisoner processing, evidence storage, the emergency operations center (EO C), and E-911 communication functions -and offers the appropriate levels of redundancy and survivability to support these functions. 3. A defensible building that is both inviting and attractive to the public and provides modern day security and threatlhazard vulnerability risk mitigation measures, including but not limited to: building setbacks, optimal space planning and building layout configuration, appropriate structural and building envelope design, ballistic shielding, site Page 6 of9 design is to provide a place to gather and a cohesive landscape that unifies Park Boulevard with the building facades, while providing pedestrian level amenities. Parking and Circulation There are two major parking components proposed to be located at 3045 Park Blvd. The six above grade levels with 388 parking spaces will be for use by the 395 Page Mill Road office tenants, while the two basement levels with 191 parking spaces will be for use by the Public Safety Building employees. Three proposed driveways are located along Park Boulevard, which is designated a Bicycle Boulevard. These include, a secure two way ramp on the southside of the building designated for primary patrol vehicle ingress and egress, a secure north side two way ramp for PSB staff, will also function as the emergency patrol vehicle ramp should the primary southside ramp be unavailable. Office tenants and PSB visitors will be accommodated in the adjacent parking structure at 3045 Park Blvd and utilize the n10st northerly of the three ramps along Park Blvd. The project will need to ensure any safety concerns along this bicycle route are addressed and any circulation hazards are minimized. Concerns about pedestrian safety and the speed of emergency vehicles have also been brought up by residents in the area. Lighting/Security The project applicant is seeking to develop a defensible building that is both inviting and attractive to the public and provides modern day security and threatlhazard vulnerability risk mitigation measures. The PSB will be a 24/7/365 facility. The lobby will be a softly lit "lantern" during the evening hours indicating readiness and a location of public safety and community service. This and other features will be carefully design to ensure light pollution be kept to a minimum. New security camera technology has the ability to work in low light areas, alleviating any concerns about the need for excessive lighting. Lighting from the top level of parking structure would most likely be provided by down casting, parapet mounted fixtures. Potential light from parking structure openings would be controlled by fayade panels and/or applied screening/filtering on the lights themselves. Staff will continue to work with the applicant to ensure the PSB is lit in a way the feels inviting, while minimizing spillover onto other sites. Utility and Specialized Communications Equipment The PSB requires specialized equipment and communication technologies. To ensure the PSB is operational in the event of a major earthquake or other catastrophic event, additional specialized equipment will need to be present on the site. At this preliminary stage, it is thought this equipment would include but not be limited to: emergency generators and fuel storage, emergency water storage tanks, and an 80 foot communications monopole (or 30 feet monopole on the roof of the building) with attached whip and dish antennas. Many of these communication antennas are currently located on the City Hall bpilding. Relocation of the PSB will likely necessitate relocation of at least some of these antennas. The Police Department has already contracted with TEA to explore other possible antenna options in further detail. Page 8 of9 Sustainable Design A primary goal for the project is a LEED Gold certification. All aspects of the design would include green design strategies. Some of the factors that would contribute to the sustainability goals are: • Site selected is an infill site that is designated as a brownfield with adjacency to transit. • Control of stormwater and light pollution will be addressed with the site design • Water efficient landscaping, water use reduction with the installation of low flow fixtures • Building energy systems will be designed for maximum energy perfamance along with the building's natural daylighting and ventilation • Photovoltaic cells are being considered to provide renewable energy and as a shading device for parking • Use of construction materials with recyclable content • Indoor material will include low volatile organic compounds ENVIRONMENTAL REVIEW While the City is currently working on an Environmental Impact Report for this proposed project, no environmental review is required for this Preliminary Review application, as it is not considered a project under the California Environmental Quality Act (CEQA). NEXT STEPS The project requires a Comprehensive Plan Amendment, and Zone Change. The following is a sunlll1ary of the key milestone dates: July 10, 2013 August 2013 Sept -Nov 2013 May 2014 July 2014 August 2014 September 2014 ATTACHMENTS Attachment A: Attachment B: Attachment C: Attachment D: EIR Scoping Hearing ARB Preliminary Review Draft traffic and economic reports to City Council Issuance of Draft EIR for public review (45-day review) ARB Hearing PTC Hearing CC Hearing Applicant's Project Description* Project Location Map Zoning Table Development Plans (Board Members Only) * COURTESY COPIES Ray Paul, Jay Paul Co Tom Gilman, DES Architects Prepared By: Jodie Gerhardt, AICP, Senior Planner Manager Review: Amy French, AICP, Chief Planning Official Page 9 of9 ATTACHMENT A III Attachment 1 • Project Description Proposed Planned Community District at 395 Page Mill Road and 3045 Park Boulevard This application is for the creation of a new Planned Community Zone at 395 Page Mill Road and 3045 Park Boulevard, Palo Alto. Existing Sites. Neighborhood and Zoning The existing 395 Page Mill Road site is at 9.86 acres and is currently zoned as ROLM (Research, Office and Limited Manufacturing). The site is developed with a 3-story office building, 1 parking deck and surface parking lot and a stretch of storm water retention (-75' x 450') to the east of the site .. There are currently 680 parking stalls at the surface parking lot and the parking deck. Existing driveway entries to the site are from Page MtII Road and Park Boulevard. The site is fully landscaped with pathways connecting the building entries to Ash and Olive Streets, as well as, the parking deck. Building setback and landscaped buffer at parking lot are at 25' min. The existing office building, which houses the offices of AOL and various technology start-ups, is at 50' tall to the roof slab and 60' to the top of the mechanical penthouse. The 3045 Park Boulevard site is at 1.41 acres (gross site area) and is zoned as GM (General Manufacturing) with auto dealership overlay. It currently houses a two story office building, some car repair facilities and surface parking area. The site is bounded by a vacant site to the west and the Caltrain railway track to the north. There are some landscaping and an employee patio by the street. Adjacent to the two parcels are mostly residential developments, including single-family homes at Olive and Ash Street areas (R1, GM and Planned Community zones) and some multi-family developments to the west of Page Mill Road (RM-45 and Planned Community zones). There are a few one to two-story office buildings/uses along the Caltrain railway track and the area is currently zoned for GM (including the 3045 Park Boulevard site. Further east, there are large retail and industrial/offices uses along Portage Avenue (RM-30 zone). The California Avenue (a major retail/service and public transportation corridor) and the Caltrain station are four blocks to the west of the sites. Based on the City of Palo Alto Comprehensive Plan, both parcels are parts of the California Avenue Concept Plan study area. Proposed Planned Community -Use and Character of Development The proposed planned community has a combined site area of 11.27 acres. It will consist of -----f)Fi·FAaFily-effiGe-tlse&-aRG-sGme-st.r-8st-r-staU-aIORg-I2ar-k-BGl:J.levar-d,as-well-as-par:king-facilities-f0F--- 399 Bradford Street Redwood City, California 94063 Tel 650-364-6453 Fax 650-364-2618 'l/J1UW.des-ae.com II 395 Page Mill Road and 3045 Park Boulevard August 26, 2011, r~vised August 10,2012, revised September 4, 2012 Page 2 of4 the employees and visitors. The applicant proposes to construct 2 four-story office buildings on top of 2 levels of basement garages at 395 Page Mill sit~ (along Olive and Ash Streets). In addition there will be a one-level parking deck. The existing parking deck and a large portion of the surface parking lot will be demolished. There will also be a multi-level parking structure at 3045 Park Blvd site, with space provided for a Public Safety Building. The new office buildings will add 311,000 sf of office spaces to the existing development. Each of the new buildings will be 56' tall with a 15' mechanical screen or penthouse. Some portion of these buildings will be 2-story high when within the 150' diameter sphere of the R1 and RM-30 zone. The proposed planned community will comprise 530!377 sf of space. FAR is 1.08, based on the combined parcel areas. In addition, the proposed Public Safety Building will be approximately 44,420 sf. Much like the existing building, the new office buildings will provide space for growing technology companies, such as social media companies, from the start-up phase through the development of a mature company. The existing building is currently subleased to AOL which, in turn, subleases one floor to, Playdom, a Disney Interactive subsidiary, part of another to Medallia, a customer experience management company, and is using some of the remaining space to seed high technology startup companies in which it invests. AOL has even devoted some space to Stanford students to work on various projects which have yet to be commercialized. The proposed planned community seeks to extend this proven concept to create a dynamic center of innovation. The typical floor plate size of the new buildings is roughly 40,000 sf and has a rectangular shape for ease of sub-dividing the space. The new buildings will be designed using a modern, sustainable design approach. North-facing facades will be very glassy and transparent whilst the rest of the buildings will have an appropriate combination of opaque materials, glazing and sun­ shades. Use of materials and finishes will also help to complement the existing architecture on site. Energy-efficient mechanical systems and other design measures will be utilized to meet LEED Gold building standards. 1718 parking spaces will be provided in the basements (2-level), parking garage, parking podium and the surface lots. Parking ratios will be 1/300 sf for the new office use. The new Parking Garage at 3045 Park Boulevard will have a basement and 5 elevated levels above grade. Building height is at 60'-6" to the top of parapet measured from grade. The garage will have a pedestrian friendly design (scale and look) and includes a potential Public Safety Building space facing a 10' landscaped sidewalk along Park Boulevard. The PSB will have an additional 147 parking spaces within the 3045 garage. The new PSB will be located on 3 levels facing Park Blvd. At 395 Page Mill road site, an L-shaped 2 level basement garage will be constructed. Two ramp ------Aaeeesses-ar-e-leearee-ne*t-te-tMe-Aew-effiee-euildings-. ------------------.----._------.... ---.. ---.-.------ DES Architects + Engineers, Inc. ©2011 II 395 Page Mill Road and 3045 Park Boulevard August 26,2011, revised August 10, 2012, revised September 4,2012 Page 30/4 Existing landscape buffer and building setbacks will be respected. The campus will have ample new landscaping, pathways and patios that connect the buildings and parking areas. Drought­ tolerant landscaping materials will be used. A new public park (-15,000 sf) will also be created at the south-eastern corner as part of the proposed planned community zone. It will be an amenity to both the office campus and the adjacent residential communities. Proposed Planned Community-Summary of Development Program Site Area 395 Page Mill Road -9.86 acres 3045 Park Boulevard -1.41 acres (I i) Total-11.27 acres (Gross) Proposed uses R&D and Office -530,377 sf (existing and 2 new buildings) Public Safety Building-44,420 sf Proposed FAR 1.08 Max -1.08 is for office, 1.17 if PSB is included. (395 Page Mill & 3045 Park Blvd combined) Building Height New R&D/Office buildings: 56' to roof slab, 71' to top of mechanical screen New Parking Podium: 15' to top of parapet New Parking Garage: 60'-6" to top of parapet Building setback 395 Page Mill Road -20' setback min. on all sides 3045 Park Boulevard -10' at interior property line, 10' at railway track 3045 Park Boulevard -10' min at Park Boulevard. The building setback varies from 10' to 26'. Upper floors of the garage overhang into the setback at one area. List of Public Benefits • The Jay Paul Company will provide the land, structure and exterior skin for a new Public Safety Building (PSB) to be incorporated into the 3045 Park Blvd. parking structure. The city will be responsible for their own interior improvements and storage, as well as the cost of the required parking for that use. The parking cost will be established on a pro-rata basis based on the overall parking garage cost. • The Jay Paul Company will purchase 1 city owned parking lot at 450 Sherman Ave at market rate cost. The proceeds may be used for development of a new public park (a 1.2 million turn-key park) at Sherman/Birch and construction of a new parking structure at Sherman/Park to replace 3 city owned parking lots (250, 350 and 35Q Sherman Ave). The parking structure will also include 6,600 sf commercial condo space and 125 new additional parking spaces The Jay Paul Company would purchase the commercial condo space. In DES Architects + Engineers, Inc. ©2011 II 395 Page Mill Road and 3045 Park Boulevard August 26, 2011, revised August 10, 2012, revised September 4, 2012 Page 40/4 exchange, the company will develop new multi-family housing at the existing Sherman/Ash lot • • The project provides much-needed space for growing technology companies such as social media companies • Provides a new working population as a client-base for the retail, business, and service sectors at California Avenue providing the critical mass necessary to stimulate businesses which, in turn, will provide the City with a larger tax base. • Provides a state-of-art "green" campus that appeals to innovative technology companies, allowing them to grow organically within the City beyond their initial startup phase. The project will be built to LEED Gold standards. • Creates a high-profile transit-oriented development • Promotes and encourages new mixed-use development in the California Avenue Concept Plan area e.g. live-work projects for the younger working population$ • Provides new public amenities, including a -15,000 sf ( private open space) park at the south-eastern corner of the 395 Page Mill site and retail spaces along Birch street The park would be a privately maintained and publically accessible open space park. • Provides charging stations for electric vehicles DES Architects + Engineers, Inc. ©2011 co I­ Z UJ ~ :c u <:( ~ This City ~ ::E t:: o .~ ta u o ~ is a product of the Palo Alto GIS ~ 248' ATTACHMENT C ZONING COMPARISON TABLES 395 Page Mill Road 11PLN-00374 Table 1: COMPARISON WITH CHAPTER 18.20 (ROLM DISTRICT) FOR 395 PAGE MILL ROAD SITE r e olaf Pr.:o,posed E . ti g j QLM (Resear b, Qffice ~ and Limited _Manufacturing}· Minimum Site Area 9.86 acres 9.86 acres 1 acre Min. Front Setback 25 ft 25 ft 50 ft from Page Mill Road, (Page Mill Road) 20 ft, same if abutting or opposite residential zone Rear Yard Setback Varies from 60 31 ft 20 ft, same if abutting or (Olive Street) to 90 ft opposite residential zone Min. Street Side Setback Varies from 30 300 ft / 25 ft 20 ft, same if abutting or (Ash StlPark Blvd) to 100 ft on Ash Street, and 25 ft opposite residential zone on Park Blvd Max. Site Coverage 36% 25% 30% (156,700 sf) (105,389 sf) Max. Total Floor Area 1.23:1 0.51:1 0.4:1 Ratio (530,377 sf) (219,377 sf) Max. Building Height 58 ft max., 32 ft 50 ft 35ft, 25 ft within 40 ft of for all two-story (with additional residential zone (with elements 10 ft for additional 15 ft for (with additional mechanical) mechanical) 13 ft for mech.) Table 1: CONFORMANCE WITH CHAPTER 18.52 (Off-Street Parking and Loading) tJ ·re Con Co a ce Admin Offices, 1 per 300 sf of gross floor area Non-conforming- R&D, (1,768 spaces)* 490 off-site parking Manufacturing spaces needed to -, and Warehousin conform (see below) r------II.....---------::*~1-;-41:-;5:-s-pa-c-es-w-O-Ul~d-;-b~e ~re~qu"";'ir~e"";"d ~if;=;;'th=e=m=a=;xi~m=um'=,;;:2~Oo/ci'To=re=jd=uc::::;=iti:=on=i;=sl::::gl;=v=en=;IDr:;=or=p=ro~x::;=lm=;l::;=ty~to~tr;,.;,.abns==:=itL-----.- Table 2: COMPARISON WITH CHAPTER 18.20 (GM(AD) DISTRICT) FOR 3045 PARK BLVD SITE --R~mI'atjo . tin GM (AD) General l'o}1o cd I" \ ...... ~. , MaDura to ing ( I~· II to obil I' '" J)eaLer~p) Minimum Site Area 1.41 acres 1.41 acres none Min. Front Setback 10ft for parking 30 ft 10ft if abutting or opposite garage, residential zone 20 ft for PSB Rear Yard Setback o ft for parking 50 ft none garage, 5 ft for PSB Interior Yard Setback 7 ft for parking 30 ft min. none garage, 16 ft for PSB Max. Total Floor Area 3.40:1 0.29:1 0.5:1 Ratio (44,450 sf (17,957 sf) building, 164,500 sf off-site parking) Max. Site Coverage 72% 29% none (44,100 sf) {17,957 sfl Max. Building Height 57 ft for parking Approx. 25 ft 35 ft within 150 ft of garage, residential zone, 25 ft within 47 ft for PSB 40 ft of residential zone (with additional 13 ft for mech.) Table 2: CO~FORMANCE WITH CHAPTER 18.52 (Off-Street Parking and Loading) , ... ~.--.. - ~~e Reguired Proj)os-ed Conformance Admin Offices 1 per 300 sf of gross floor area 630 spaces Conforming -191 (149 spaces)* (191 spaces spaces dedicated to dedicated for Public Safety Bldg., public safety) 439 spaces available for off-site parking * In accordance WIth the Pubhc Safety BUIldmg (PSB) Program, prepared for the CIty by RossDruhsCusenbery, Architecture Inc. in 2007, the PSB requires 191 parking spaces. , @ w C IT Y OF . A 0 ALT Agenda Date: To: From: SUbject: September 19, 2013 Architectural Review Board Clare Campbell, Planner s Architectural Review Board StaffRe ort Department: Planning and Community Environment 1400 Page Mill Road [13PLN-OOI88]: Request by Hanover Page Mill Associates for Major Architectural Review to allow the construction of one two-story 86,925 sf commercial building with below- and at-grade parking, replacing the existing square footage of the two commercial buildings (no change in floor area), on behalf of Leland Stanford University in the RP (Research Park) zone district. Environmental Assessment: A Draft Mitigated Negative Declaration has been prepared for this project in accordance with the California Environmental Q~ality Act (CEQA). RECOMMENDATION Staff recommends that the Architectural Review Board (ARB) recommend the Director of Planning and Community Environment approve the proposed project, based upon the required findings (Attachment A) and subject to the conditions of approval (Attachment C). BACKGROUND Site Infornlation The 4.59 acre project site is located within the Stanford Research Park, on the westerly comer of the intersection of Hanover Street and Page Mill Road. The project site is currently laid out as two independent parcels, each having one two-story office building and at-grade parking. The L-shaped project site has the Stanford Channel dividing the comer portion of the site from the deeper and narrower interior portion. The total floor area of the existing buildings is 86,925 square feet (sf) and the buildings are currently occupied by Mercedes Benz and Robotex. The project site is surrounded by existing Research and Development uses, with the exception of the Mayfield Fire Station that is across Hanover Street. The parcel (1082 California A venue) that backs up to the project site, along with two others, will be developed with 180 market-rate housing units by Stanford, in accordance with the Mayfield Agreement. On June 20, 2013, an overview of the 2005 Mayfield Agreement for provision of 250 residential units was the topic of an ARB study session. On July 18,2013, the ARB conducted a preliminary review of 180 of these residential units proposed at 1601 California Avenue; the project includes the demolition of approximately 290,000 square feet of existing R&D/office space and development of 68 detached single family homes and 112 multi-family units. Project Description The proposed project includes demolition of the two commercial b1l:ildings and rebuilding of one two­ story building containing the same amount of floor area (86,925 sf) as the demolished floor area. The new structure would also include a below grade garage providing 120 automobile spaces, bike storage and showers. The proposal shows the new office building located on the comer portion of the lot and the surface parking located on the interior portion of the lot; the Stanford Channel separates the new building from the parking lot. The surface parking lot, providing 170 spaces, would be landscaped and planted with numerous trees, and include photo voltaic (PV) solar panel canopies to function as additional shade cover, in addition to producing clean energy for the site. The design of the building includes a center courtyard that would provide the primary circulation connection between the building and the adj acent surface parking lot. In addition to a pedestrian bridge, a vehicle bridge is proposed over the channel providing secondary vehicle access to the site. The project includes an extensive new landscape plan with plantings of new trees, drought tolerant landscape materials, and bio-swales for storm water retention. The proposed design includes a precast masonry base with nletal and glass elevations with deep-set windows. The materials proposed include warm toned glass fiber reinforced concrete (GFRC), Champagne aronze metal skin, spandrels and metal sunshades. The proposed facades incorporate the use otclear glass window panels, etched glass fins and fritted clear glass, as shown on the elevations. The applicant intends to exceed the Cal Green Tier 2 standards, with a LEED Platinum project and significant on-site production of electricity with the use of PV panels. Additional information has been provided by the applicant for reference in Attachment D. The plans submitted indicate locations for a monument sign on the comer and on the Page Mill Road frontage, but details have not been provided at this time. The project includes a condition of approval that requires the applicant to provide the sign details for review and approval. Plans 'can be found on the city's website at the following uri: http://Vvww.cityofpaloalto.org/news/displaynev{s.asp?NewsID=2293&TargetID=319 DISCUSSION Previous Review The ARB reviewed the conceptual design of the proj ect in a Preliminary Review on March 7, 2013. The two public speakers for this item both expressed concerns about the traffic impacts of the future construction activities related to the Mayfield Development and of the proposed project on the adjacent residential neighborhood. The primary comments that were repeated by multiple ARB members focused on landscape improvements and refinement of the building facades, especially the wall that would face Hanover Street. The following link provides access to the online video of the ,March 7, 2013 ARB public hearing preliminary review: http://nlidpenlnedia.org/,vatch/paccvvebcastiMarch/PAARB030713.html [1 3PLN-OO 1 88] Page 2 Zoning Compliance The proposed project complies with the RP development standards. Although the new project exceeds the allowable floor are ratio (F AR) by 6,949 sf, the replacement of the non-complying FAR is permitted. The proposed project intends to utilize the same amount offloor area that currently exists today for the two commercial buildings. The existing floor area exceeds what would be permitted to be constructed today, but is allowed, based upon Palo Alto Municipal Code (PAMC) Section 18.70.100(c): "A noncomplying facility in the commercial CS, CN and CC zones and the industrial MOR, ROLM, RP and GM districts, except for those areas designated as special study areas, existing on August 1, 1989, which when built was a complying facility, shall be permitted to be remodeled, improved or replaced in accordance with applicable site development regulations other than floor area ratio, provided that any such remodeling, improvement or replacement shall not result in increased floor area." Please refer to Attachment E for the project's zoning compliance summary. Landscape The project includes the removal of most of the existing landscaping, including 104 trees. The new landscape plan provides an extensive replanting of the site that includes 168 trees throughout the site as well as shrubs, groundcover, and decorative paving and accents. Within the courtyard space and the Hanover terrace, outdoor funliture would be provided to support the use of the outdoor space. A unique design element included in the project is the treatment of the pedestrian bridge. The design of the bridge includes plantable areas along the length of the overpass on both sides, which significantly enhances the pedestrian bridge. Performance Criteria The project is subject to meeting the Performance Criteria found in Palo Alto Municipal Code (P AM C) Section 18.23. These criteria are intended to provide additional standards to be used in the design and evaluation of developments in multi -family, commercial and industrial zones. The criteria are intended to make new developments and major architectural review projects compatible with nearby residential and business areas and to enhance the desirability of the proposed developments .. There are nine specific design elements that are applicable to approval of RP zoned projects, in addition to the required ARB findings. For this project, the Performance Criteria are applicable to the rear portion of the surface parking lot that backs up to the future residential development associated with the Mayfield Agreement. The four design elements applicable to this project include: (1) Lighting, (2) Visual, Screening and Landscaping, (3) Parking, and (4) Vehicular, Pedestrian, and Bicycle Site Access. Attachment B provides the complete list of Performance Criteria for reference. ENVIRONMENTAL REVIEW A Mitigated Negative Declaration (MND) has been prepared for the project in accordance with the California Environnlental Quality Act (CEQA). The public comment period for the MND ran from August 5 through September 3,2013 and staff did not receive any comments on the draft document. The required mitigations for the project focus on potential biological impacts to nesting birds and roosting bats, see Attachment F for additional details. ATTACHMENTS Attachment A: Draft ARB Findings Attachment B: Performance Criteria (PAMC 18.23) 1400 Page Mill Road [13PLN-00188] Page 3 Attachment C: Draft Conditions of Approval Attachment D: Project Description* Attachment E: Zoning Compliance Table Attachment F: Draft Mitigated Negative Declaration and Initial study Attachment G: Development Plans (Board Members Only)* * Prepared by Applicant; all other attachments prepared by Staff Prepared By: Clare Campbell, Pla~ Manager Review: Amy French, AlCP, Chief Planning OffiC~ COURTESY COPIES Laura Billings, laura@sagegreendevelopnlent.conl 1400 Page Road [13PLN-00188] Page 4 FINDINGS FOR APPROV AL 1400 Page Mill Road [13PLN-00188] Architectural Review Findings (PAMC 8.76.020) ATTACHMENT A (1) The design is consistent and compatible with applicable elements of the Palo Alto Comprehensive Plan. This finding can be made in the affirmative in that the project incorporates quality design that recognizes the importance of the area as described in the Comprehensive Plan. The project is also consistent with the Palo Alto Comprehensive Plan policies related to business and economics. The Comprehensive Plan encourages owners to upgrade or replace existing commercial properties so that these commercial areas are more competitive and better serve the community. (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 large office developnlents consistent with the Research Park, and the new project with its updated design and landscaping, enhances the immediate proj ect area. (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 office building is consistent with modem commercial buildings in Palo Alto and the Research Park. ( 4) In areas considered by the board as having a unified design character or historical character, the design is compatible with such character. This finding is not applicable. (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 is sited such that the surface parking would be adjacent to the future residential development, making little to no impact to the new development. (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 research and development office uses and the future residential project. (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 junction of the structures. This finding can be made in the affirmative in that the project provides open space areas with a large courtyard, terrace, and pathways within the landscaped areas 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 in that the open space is compatible with the project's design. (10) Access to the property and circulation thereon are safe and convenient for pedestrians, cyclists and vehicles. This finding can be made in the affirmative in that the building is easily approachable by all modes of transportation and the circulation is safe. (11) 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. (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 landscaped street frontages, central courtyard, and parking lot that enhance the site's aesthetic qualities and function. (14) Plant material is suitable and adaptable to the site, capable of being properly maintained on the site, and is of a variety which would tend to be drought-resistant to reduce consumption of water in its installation and maintenance. This finding can be made in the affirmative in that the selected landscaping 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 incorporates the sustainable design, such as the following: solar shading of the glass through horizontal and vertical sunshades; photovoltaics, targeting net zero electric; low flow plumbing fixtures; drought tolerant plants; bike parking and shower facilities for all tenants; and, highly efficient variable air volume (V A V) system which maximizes thermal comfort with minimal maintenance. (16) The design is consistent and compatible with the purpose of architectural review as set forth in subsection 18.76. 020(a). This finding can be made in the affirmative in that the project design promotes visual environments that are of high aesthetic quality and variety. Page20f2 ATTACHMENT B Chapter 18.23: PERFORMANCE CRITERIA FOR MULTIPLE FAMILY, COMMERCIAL, MANUFACTURING AND PLANNED COMMUNITY DISTRICTS Design element regulations that are identified as requirements shall be included in the design of the project. The recommended guidelines should be included in the design of the project. At the submittal of the project to the architectural review board or for a building permit, if these guidelines are not included, it shall be necessary for the applicant to demonstrate how the project meets the design objectives set forth in this section. 18.23.020 Trash Disposal and Recycling (A) Purpose Assure that development provides adequate and accessible interior areas or exterior enclosures for the storage of trash and recyclable m-aterials in appropriate containers, and that trash disposal and recycling areas are located as far from abutting residences as is reasonably possible. (B) Requirements (i) Trash disposal and recyclable areas shall be accessible to all residents or users of the property. (ii) Recycling facilities shall be located, sized, and designed to encourage and facilitate convenient use. (iii) Trash disposal and recyclable areas shall be screened from public view by masonry or other opaque and durable material, and shall be enclosed and covered. Gates or other controlled access shall be provided where feasible. Chain link enclosures are strongly discouraged. (iv) Trash disposal and recycling structures shall be architecturally compatible with the design of the project. (v) The design, construction and accessibility of recycling areas and enclosures shall be subject to approval by the architectural review board, in accordance with design guidelines adopted by that board and approved by the city council pursuant to Section 18.76.020. 18.23.030 lighting (A) Purpose To minimize the visual impacts of lighting on abutting or nearby residential sites and from adjacent roadways. (B) Requirements (i) Exterior lighting in parking areas, pathways and common open space shall be designed to achieve the following: (1) provide for safe and secure access on the site, (2) achieve maximum energy efficiency, and (3) reduce impacts or visual intrusions on abutting or nearby properties from spillover and architectural lighting that projects upward. (ii) The use of high pressure sodium and metal halide are permitted light sources. Low pressure sodium is not allowed. (iii) Exterior lighting fixtures shall be mounted less than or equal to 15 feet from grade to top of fixture in low activity or residential parking lots and 20 feet in medium or high activity parking lots. (iv) Where the light source is visible from outside the property boundaries, such lighting shall not exceed 0.5 foot-candle as measured at the abutting residential property line. Performance Criteria 1 ATTACHMENT B (v) Interior lighting shall be designed to minimize nighttime glow visible from and/or intruding into nearby properties and shall be shielded to eliminate glare and light spillover beyond the perimeter property line of the development. (vi) Light fixtures shall not be located next to driveways or intersections, which obstruct clear sight distance triangles. (vii) Lighting of the building exterior, parking areas and pedestrian ways should be of the lowest intensity and energy use adequate for its purpose, and be designed to focus illumination downward to avoid excessive illumination above the light fixture. (viii) Pedestrian and security lighting fixtures should be directed downward. Architectural lighting that projects upward from the ground as used in landscaping, courtyards, or building accent should be directed so as not to affect abutting land uses. (C) Guidelines (i) Unnecessary continued illumination, such as illuminated signs or back-lit awnings, should be avoided. Internal illumination ·of signs, where allowed, should be limited to letters and graphic elements, with the surrounding background opaque. Illumination should be by low intensity lamps. (ii) Timing devices should be considered for exterior and interior lights in order to minimize light glare at night without jeopardizing security of employees. At the time of project approval the project applicant must demonstrate how interior and exterior lighting sources will be reduced after operating hours or when the use of the facility is reduced. 18.23.040 Late Night Uses and Activities (A) Purpose The purpose is to restrict retail or service commercial businesses abutting (either directly or across the street) or within 50 feet of residentially zoned properties or properties with existing residential uses located within nonresidential zones, with operations or activities between the hours of 10:00 p.m. and 6:00 a.m. Operations subject to this code may include, but are not limited to, deliveries, parking lot and sidewalk cleaning, and/or clean up or set up operations, but does not include garbage pick up. (B) Requirements (i) Retail (including restaurants) or service commercial businesses abutting or within 50 feet of residentially zoned properties or properties with existing residential uses located within nonresidential zones, that are open or with operations or activities between the hours of 10:00 p.m. and 6:00 a.m. shall be operated in a manner to protect residential properties from excessive noise, odors, lighting or other nuisances from any sources during those hours. (ii) Where planning or building permits are required or for a change in use that results in any such commercial business in the CN or CS zone districts, operating or with activities between the hours of 10:00 p.m. and 6:00 a.m., a conditional use permit shall be obtained and conditions of approval shall be applied as deemed necessary to ensure the operation is compatible with the abutting (or within 50 feet of) residential property. Said use permit shall be limited to operations or activities occurring between 10:00 p.m. and 6:00 a.m. 18.23.050 Visual, Screening and Landscaping (A) Purpose Privacy of abutting residential properties or properties with existing residential uses located within nonresidential zones (residential properties) should be protected by screening from public view all mechanical Performance Criteria 2 ATTACHMENT B equipment and service areas. Landscaping should be used to integrate a project design into the surrounding neighborhood, and to provide privacy screening between properties where appropriate. (B) Requirements (i) Walls facing residential properties shall incorporate architectural design features and landscaping in order to reduce apparent mass and bulk. (ii) Loading docks and exterior storage of materials or equipment shall be screened from view from residential properties by fencing, walls or landscape buffers. (iii) All required interior yards (setbacks) abutting residential properties shall be planted and maintained as a landscaped screen. (iv) Rooftop equipment or rooftop equipment enclosures shall not extend above a height of 15 feet above the roof, and any enclosed rooftop equipment nearest residential property shall be set back at least 20 feet from the building edge closest to the residential property or a minimum of 100 feet from the residential property line, whichever is closer. Roof vents, flues and other protrusions through the roof of any building or structure shall be obscured from public view by a roof screen or proper placement. (v) For sites abutting residential properties, a solid wall or fence between five and eight feet in height shall be constructed and maintained along the residential property line where privacy or visual impacts are an issue. (vi) A minimum 10-foot planting and screening strip shall be provided abutting a low density residential district (R-l, R-2, or RMD). (vii) All exterior mechanical and other types of equipment, whether installed on the ground or attached to a building roof or walls, shall be screened from public and, if visible and feasible, from overhead view. (viii) For landscape buffers to provide a visual screen, trees and shrubs in the buffer area shall be installed in a manner that provides maximum visual separation of residential uses from the commercial or industrial use, taking into consideration topography and sight lines from residences. Ox) Size and density of plant materials shall be in proportion to the size of planting areas and the mass of the structure. (x) Plant material selection shall take into consideration solar orientation, drought tolerance, maintenance requirements and privacy screening. (xi) Plant material species and container sizes shall allow for a mature appearance within five years. (C) Guidelines (i) Roof vents, flues and other protrusions through the roof of any building or structure should be clustered where feasible and where visual impacts would thereby be minimized. (ii) Windows, balconies or similar openings above the first story should be offset so as not to have a direct line-of-sight into the interior living areas of adjacent units within the project or into units on abutting residential property. (iii) Building elevations facing residential property should not have highly reflective surfaces, such as reflective metal skin and highly reflective glazing. The paint colors should be in subdued hues. (iv) Increased setbacks or more restrictive daylight planes may be proposed by the applicant, or recommended by the architectural review board, as mitigation for the visual impacts of massive buildings. (v) Appropriate landscaping should be used to aid in privacy screening. (vi) Planting strips and street trees should be included in the project. Performance Criteria 3 ATTACHMENT B (vii) Textured and permeable paving materials should be used, where feasible, in pedestrian, driveway and parking areas in order to visually reduce paved areas and to allow for retention and/or infiltration of storm water to reduce pollutants in site runoff. (viii) Landscaping material associated with screening should have adequate room to grow and be protected from damage by cars and pedestrian traffic. (ix) Where rooftops are visible from offsite, they should be treated to minimize aesthetic impacts, including the use of rooftop gardens or other green spaces, where feasible. 18.23.060 (A) Noise and Vibration Purpose The requirements and guidelines regarding noise and vibration impacts are intended to protect residentially zoned properties or properties with existing residential uses located within nonresidential zones (residential properties) from excessive and unnecessary noises and/or vibrations from any sources in abutting industrial or J commercially zoned properties. Design of new projects should reduce noise from parking, loading, and refuse storage areas and from heating, ventilation, air conditioning apparatus, and other machinery on nearby residential properties. New equipment, whether mounted on the exterior of the building or located interior to a building, which requires only a building permit, shall also be subject to these requirements. (B) Requirements (i) All projects shall comply with Chapter 9.10 of the Palo Alto Municipal Code (the Noise Ordinance). (ii) Noise-prodUcing equipment, including but not limited to generators, pumps, and air conditioning compressors, shall be located out of setbacks where abutting or within 50 feet of residential properties, and shall be screened from view from the residential property. (iii) At the time of building permit issuance for new construction or for installation of any such interior or exterior mechanical equipment, the applicant shall submit an acoustical analysis by an acoustical engineer demonstrating projected compliance with the Noise Ordinance. The analysis shall be based on acoustical readings, equipment specifications and any proposed sound reduction measures, such as equipment enclosures or insulation, which demonstrate a sufficient degree of sound attenuation to assure that the prescribed noise levels will not be exceeded. (iv) Upon completion of construction or installation, the city shall, where the acoustical analysis projected noise levels at or within 5 dB less than the Noise Ordinance limits, require demonstration of the installed equipment and certification that it complies with the anticipated noise levels and the Noise Ordinance prior to final building inspection approval. (C) Guidelines (i) Projects adjacent to major arterials, railroad tracks and more intensive land uses should include, but not be limited to, the following: sound walls, solid board fencing, and additional landscaping where appropriate to reduce noise impacts on usable open space. (ii) Parking areas, driveways, loading docks, mechanical equipment, trash enclosures, on-site recreation areas and si,milar noise generating elements should be sited as far away from residential property as is reasonably possible. When conditions require noise generating elements to be sited within close proximity to residential property, noise mitigation measures should be implemented as deemed suitable by staff or the architectural review board. These measures may include the following: Performance Criteria 4 ATTACHMENT B (a) Placement of building mass, and/or concrete or masonry walls at the residential property line or around the noise generating element; (b) Elimination of site access close to residential sites where other access is available; \ (c) Installation of an earth berm and landscape buffers where appropriate; (d) Discouragement of the use of open air loudspeakers and compliance with the city's loudspeakers ordinance ( Chapter 9.12 of the Palo Alto Municipal Code). (iii) Auxiliary power sources should be included and used at loading docks so that there is no needless engine idling of delivery trucks with refrigerator or other engine-powered equipment. These sources should be shown on drawings submitted for building permits. (iv) All uses within 150 feet of a residential property should be operated as not to generate vibration discernible without instruments at or beyond the lot line upon which the source is located or within adjoining enclosed space if more than one establishment occupies a structure. Vibration caused by motor vehicles, trains, and temporary construction or demolition work is exempted from this standard. 18.23.070 Parking (A) Purpose The visual impact of parking shall be minimized on adjacent residentially zoned properties or properties with existing residential uses located within nonresidential zones. (B) Requirements (i) Surface parking areas shall be located so that garages or carports are not predominantly faCing the street, and parking locations behind the building(s) ,are preferable. (ii) Carport structures shall be architecturally compatible with the main structures in the project and should utilize substantial support posts. Landscaping material associated with the carport shall have adequate room to grow and be protected from damage by cars and pedestrian traffic. (iii) Required residential parking spaces in the RM-40 zoning district shall be underground, semi­ depressed, enclosed or concealed for projects of six units or more, and encouraged for projects of fewer than six units. (C) Guidelines (i) Where feasible, parking shall be broken into smaller groupings of spaces to avoid large expanses of parking and to provide for more opportunities to intercept and filter drainage from the parking areas. (ii) Proximity of underground parking garages to reSidentially zoned properties should take into consideration the need for landscaping along the perimeter of the site. In instances where substantial planting is necessary, the placement of parking garages should be adequately setback from the property line to provide for the landscaping. 18.23.080 (A) Vehicular, Pedestrian and Bicycle Site Access Purpose The guidelines regarding site access impacts are intended to minimize conflicts between residential vehicular, pedestrian, and bicycle uses and more intensive traffic associated with commercial and industrial districts, and to facilitate pedestrian and bicycle connections through and adjacent to the project site. (B) Requirements Performance Criteria 5 ATTACHMENT B (i) Truck deliveries shall not occur before 6:00 a.m. or after 10:00 p.m., except pursuant to the provisions of a conditional use permit. (ii) Site design shall assure that connections to adjacent existing or planned bicycle or pedestrian facilities (sidewalks, bike paths or lanes, etc.) allow for ready access for residents and other users of the site. (C) Guidelines (i) The location of driveways, shipping and receiving areas, and loading docks should be sited as far away from residentially zoned properties or properties with existing residential uses located within nonresidential zones as is reasonably feasible while recognizing site constraints and traffic safety issues. (ii) Employee ingress and egress to a site should be located to avoid the use of residential streets wherever feasible. (iii) Late hour and early morning truck traffic to a site located in or near a residential area should be discouraged. (iv) (v) Vehicular access points should not conflict with pedestrian and bicycle walkways and facilities. Pedestrian and bicycle facilities (sidewalks, bike paths, etc.) should, where feasible, be provided through sites to provide connections to other pedestrian and bicycle routes and to allow for safe access to schools, recreation facilities and services. 18.23.090 Air Quality (A) Purpose The requirements for air quality are intended to buffer residential uses from potential sources of odor and/or toxic air contaminants. (B) Requirements (i) Cooking odors, smoke and other similar air contaminants shall be controlled and prevented from leaving the property or becoming a nuisance to neighboring properties. (ii) For all commercial and industrial uses that may be objectionable by reason of the production of emissions of odor, smoke, dust, or other similar air contaminants, the applicant shall provide information showing proposed methods to minimize those contaminants. Such provisions may include such means as regular watering to minimize dust or air scrubbers to minimize smoke. 18.23.100 Hazardous Materials (A) Purpose In accordance with Titles 15 and 17 of the Palo Alto Municipal Code, minimize the potential hazards of any use on a ,development site that will entail the storage, use or handling of hazardous materials (including hazardous wastes) on-site in excess of the exempt quantities prescribed in Health and Safety Code Division 20, Chapter 6.95, and Title 15 of this code. (B) Requirements (i) The project shall be designed to comply with all safety, fire and building codes for the storage, use and handling of the hazardous materials involved. (ii) Any new structure that is designated an "H" occupancy (storage, use and handling of specified types and quantities of hazardous materials), or any existing structure that is converted to an "H" occupancy, as specified by the California Building Code, shall be designed in accordance with the currently adopted California Building Code and Fire Code. Performance Criteria 6 ATTACHMENTB (iii) Where a building or area used for such storage, use and/or handling is located within 150 feet of a residential zoning district or of properties with existing residential uses located within nonresidential zones (residential propertiesL the business owner shall provide a report to the fire department addressing the adequacy of the emergency contingency plan, which addresses safety of the nearby residential area, including but not limited to, procedures for accidental releases or other emergencies, and other protective measures as required by Health and Safety Code Division 20, Chapter 6.95, upon: (a) A change in the types of hazardous materials stored, used or handled on the site in quantities above the reporting threshold established in California Health and Safety Code Division 20, Chapter 6.95; and/or (b) A 100% or greater increase in the quantities of a previously disclosed hazardous material stored, used or handled on the site above the reporting threshold established in California Health and Safety Code Division 20, Chapter 6.95; and/or (c) Release/threatened release incidents. (iv) For any such facility outlined in (iii) above, upon application for any building permit for improvements that would result in a change in the types of hazardous materials stored, used or handled on the site or an increase in the quantities of hazardous materials stored, used or handled on the site, the city shall provide written notice to the owners and residents of all residential property within 150 feet from the property line, not later than ten days after issuance of the building permit. The notice shall inform the property owners that an application has been received, the nature of the request (such as the type of materialsL that the fire department and building department have determined the project to be in compliance with relevant hazardous materials regulations, and that the application and details are on file with the fire department and/or building department. (v) If an applicant proposes a new structure or a modification of an existing structure on a development site that will entail hazardous materials stored, used or handled in excess of the threshold limits of regulated substances listed in Tables 1 -3 of Section 2770.5 of Title 19 of the California Code of Regulations - Chapter 4.5 Public Safety, or proposes to increase the amounts of hazardous materials on-site above Title 19 threshold limits (including hazardous wastes), notification shall be provided to "affected residents" (and property owners) advising them that the proposed risk management plan (RMP) is available for public review with the Santa Clara County department of environmental health. Notification from the city shall be mailed not later than 10 days after receipt of the information by the fire department (the county allows for a comment period of at least 45 days). Comments may be submitted to the SCCDEH, which shall review the RMP and any comments received. Any user or operator of hazardous materials above Title 19 threshold limits in Palo Alto shall submit a copy to the Palo Alto fire department of the RMP they are required to prepare under Title 19 and file with the Santa Clara County department of environmental health (SCCDEH). No building or fire department permit shall be issued prior to the submittal of the RMP to the SCCDEH and the fire department and the completion of the required public review period. The applicant is required to identify in the RMP the zone where potential serious offsite consequences would occur from an accidental release of the largest quantity of a regulated substance. This zone extends from the proposed place of usage or storage to a distance where a toxic vapor cloud, heat from a fire, or blast waves from an explosion resulting from an accident at the usage or storage point would travel before dissipating to the level at which serious injuries from short-term exposures will no longer occur. "Affected residents" are those who reside or own residential property within this zone. Performance Criteria 7 ATTACHMENTB (vi) Notwithstanding the provisions above, no new "HII Occupancy portion of a facility (building or area) designated for storage, use or handling of hazardous materials above Title 19 threshold limits, and no conversion or reconstruction of~m existing facility designated for storage, use or handling of hazardous materials above Title 19 threshold limits shall be allowed except upon approval by the city council of a conditional use permit, and in no event shall such facility be located closer than 300 feet to a residentially zoned property or a property with existing residential uses in a nonresidential zone. These provisions shall also apply to facilities that propose (a) to increase the quantity of allowable hazardous materials that previously were below Title 19 threshold limits to levels that exceed Title 19 threshold limits, or (b) to increase the quantity of hazardous materials that already exceed Title 19 threshold limits to a quantity in excess of ten percent (10%) above amounts allowed by an RNiP in effect as of November 1, 2006. (vii) Any facility that is no longer subject to the applicability requirements of Title 19 as described above and for which de-registration of the RMP is submitted by the owner or operator shall not re-establish the use, storage,or handling of hazardous materials in excess of Title 19 threshold limits, except in compliance with the notice and setback requirements outlined above. (viii) No facility proposing the use of BioSafety Level 4 etiological agents shall be permitted in the city of Palo Alto. Performance Criteria 8 DRAFT CONDITIONS OF APPROV AL 1400 Page Mill Road [13PLN-00188] PLANNING & COMMUNITY ENVIRONMENT ATTACHMENT C The Architectural Review Board (September 19,2013) recommended approval of the application referenced above, and the Director of Planning and Community Environment (Director) approved the project on xxx, 2013. Project Planner: Clare Campbell PLANNING DIVISION 1. The project shall be in substantial conformance with the approved plans and related documents received September 3, 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 pemlits related to this proj ect. 3. The details of the PV canopies for the parking lot shall be submitted to staff for review and approval prior to the submittal of the related building permit. 4. All future signage for this site shall be submitted for Architectural Review. 5. The project's CEQA mitigations shall be following and completed as detailed in the Mitigated Negative Declaration and related MMRP. 6. 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 lin lit 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. 7. Government Code Section 66020 provides that proj ect 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 developnlent 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 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. Page 1 of22 ATTACHMENT C 8. 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. 9. To the extent permitted by law, the Applicant shall indemnify and hold harmless the City, its City Council, its officers, employees and agents (the "indemnified parties") from and against any claim, action, or proceeding brought by a third party against the indemnified parties and the applicant to attack, set aside or void, any permit or approval authorized hereby for the Project, including (without limitation) reimbursing the City its actual attorney's fees and costs incurred in defense of the litigation. The City may, in its sole discretion, elect to defend any such action with attorneys of its own choice. PUBLIC~ORKSENGlNEERING ________________________________ ___ OFFSITE IMPROVEMENTS: SIDEWALK, CURB & GUTTER: As part of this project, the applicant must replace the existing sidewalks, curbs, gutters or driveway approaches in the public right-of-way along the frontages of the property that are damaged or non-standard. Contact the Public Works' inspector at 650-496-6929 to arrange a site visit so the inspector can determine the extent of replacement work. The site plan must show the extent of the replacement work or include a note that Public Works' inspector has determined no work is required. The plan must note that any work in the right-of-way must be done per Public Works' standards by a licensed contractor who must first obtain a Permit for Construction in the Public Right-of-Way ("Street Work Permit") from PWE at the Development Center. STREET RESURFACING: The full width of the street shall be resurfaced (grind and overlay) along the frontage of the proj ect on Hanover Street. The applicant may work with Public Works Inspection prior to building permit sign-off to determine the extent of resurfacing. LED STREETLIGHTS: LED streetlights installed per city standards shall be provided on all public streets that front the site. PEDESTRIAN SITE ACCESS: Work with the Architectural Review Board to identify potential alternatives for direct pedestrian site access from sidewalks in the public right of way on Page Mill Road and/or Hanover Street. STREET TREES: The applicant may be required to replace existing and/or add new street trees in the public right-of-way along the property's frontage. Call Public Works' arborist at 650-496- 5953 to arrange a site visit so he can determine what street tree work will be required for this project. The site or tree plan must show street tree work that the arborist has determined including the tree species, size, location, staking and irrigation requirements. Any removal, relocation or planting of street trees; or excavation, trenching or pavement within 10 feet of street trees must be approved by the Public Works' arborist. The plan must note that in order to do Page 2 of22 ATTACHMENT C 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. 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 conlpliance. All projects that are required to treat stormwater will need to treat the permit­ specified amount of storm water runoff with the following low impact development methods: rainwater harvesting and reuse, infiltration, evapotranspiration, or biotreatment. However, biotreatment (filtering stormwater through vegetation and soils before discharging to the storm drain system) will be allowed only where harvesting and reuse, infiltration and evapotranspiration are infeasible at the project site. Vault-based treatment will not be allowed as a stand-alone treatment measure. Where stormwater harvesting and reuse, infiltration, or evapotranspiration are infeasible, vault-based treatment measures may be used in series with biotreatment, for example, to remove trash or other large solids. Reference: Palo Alto Municipal Code Section 16. 11. 03 o (c) The applicant must incorporate permanent storm water pollution prevention measures that treat storm water runoff that are site specific. The prevention measures shall be reviewed by a qualified third-party reviewer who needs to certify that it complies with the Palo Alto Municipal Code requirements. This is required prior to the issuance of a building permit. The third -party reviewer shall be acquired by the applicant and needs to be on the Santa Clara Valley Urban Runoff Pollution Prevention Program's (Program) list of qualified consultants. (http://www.scvurpppw2k.com/consultants2012.htm?zoom highlight=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. Within 45 days of the installation of the required storm water treatment measures and prior to the issuance of an occupancy permit for the building, third-party reviewer shall also submit to the City a certification for approval that the project's permanent measures were constructed and installed in accordance to the approved permit drawings. The project must also enter into a maintenance agreement with the City to guarantee the ongoing maintenance of the permanent C.3 storm water discharge compliance measures. The maintenance agreement shall be executed prior to permit issuance. The applicant is required to paint the "No Dumping/Flows to Matadero Creek" logo in blue color on a white background, adjacent to all storm drain inlets. Stencils of the logo are available from the Public Works Environmental Compliance Division, which may be contacted at (650) 329- 2598. A deposit may be required to secure the return of the stencil. Include the instruction to paint the logos on the construction grading and drainage plan. Include maintenance of these logos in the Hazardous Materials Management Plan, if such a plan is part of this project. BEST MANAGEMENT PRACTICES (BMP's): The applicant is required to submit a conceptual site grading and drainage plan. In order to address potential storm water quality impacts, the plan shall identify BMP' s to be incorporated into the Storm Water Pollution Prevention Plan (SWPPP) that will be required for the project. The SWPPP shall include Page 3 of22 ATTACHMENTC permanent BMP's to be incorporated into the project to protect storm water quality. (Resources and handouts are available from PWE. Specific reference is made to Palo Alto's companion document to "Start at the Source", entitled "Planning Your Land Development Project"). The elements of the PWE-approved conceptual grading and drainage plan shall be incorporated into the building permit plans. The developer shall require the contractor to incorporate BMP's for storm water pollution prevention in all construction operations, in conformance with the SWPPP prepared for the project. It is unlawful to discharge any construction debris (soil, asphalt, sawcut slurry, paint, chemicals, etc.) or other waste materials into gutters or storm drains. (PAMC Chapter 16.09). PARKING STRUCTURE DRAINS: Drains within the covered floors of the parking structures shall be connected to oil-water separators and sanitary sewer lines. Stormwater runoff from any . exposed surface or roof parking areas without canopies need to be treated per C.3 requirements. GREASE/OIL REMOVAL DEVICE: If there will be a kitchen and food serving area in the new building, any drains in the food service facilities shall be connected to a grease removal device and located on private property. LOADING DOCK: Any loading dock areas shall be covered and graded so that no storm water enters and flows through the space. Any runoff from the loading dock area shall be kept isolated from the storm drainage system. If the loading area/dock contains a drain, it shall be connected to the sanitary sewer through a manually operated fail-safe valve. SANTA CLARA VALLEY WATER DISTRICT: The proposed project is within 50 feet of a creek or channel which the Santa Clara Valley Water District (SCVWD) has jurisdiction. Prior to the issuance of a building permit, the SCVWD must review the plans and the applicant shall obtain the required permits. Please include relevant pemlit forms on the plan sheets submitted for a building permit. STREAM CORRIDOR PROTECTION: Due to the channel that runs through the site "Stream Corridor Protection" measures apply to this project (18.40.140 City of Palo Alto Municipal Code). Structures or parking lots many not be placed within 20' of the stream bank or a 2:1 slope (horizontal:vertical) from the toe of bank. An exception to this requirement may be possible as the channel is lined with concrete: Exceptions to this requirement may be granted by the director of public works where the 'applicant provides a geotechnical slope stability analysis, demonstrating that the proposed development would not threaten the stability of the stream bank slope, require introduction of hardscape in order to maintain the stream bank slope, or be at risk of damage from future bank stability or erosion, and demonstrating how maintenance and repair of the stream could be provided with the proposed development in place, subject to compliance with requirements (b) through (i) below and with all applicable zoning setbacks. Page 4 of22 ATTACHMENTC (b) New fences shall be constructed a minimum offivefeet landwardfrom the top of bank. (c) All native riparian vegetation within 100 feet from the top of bank shall be retaine,d unless its removal is approved by the director of planning and community environment. Replacement planting shall be required when native riparian vegetation is approved for removal. (d) Planting of non-native invasive plant species 'is not permitted. Prohibited plant material is listed in the Santa Clara Valley Water Resources Protection Collaborative's User ManualGuidelines and Standards for Land Uses Near Streams. (e) Only native riparian vegetation shall be planted between the top of the banks of a stream. (f) Loading docks, trash enclosures, chemical storage areas, and stationary noise­ producing mechanical equipment shall be located a minimum of 5 0 feet from the top of bank of a stream, provided that the director may allow noise-producing equipment closer than 50 feet where site conditions and/or other setback requirements make compliance impractical. (g) Nighttime lighting shall be directed away from the riparian corridor of a stream. (h) Irrigation systems shall be designed such that they do not cause soil erosion. (i) All permitted improvements shall be constructed in a manner consistent with the current version of the Santa Clara Valley Water Resources Protection Collaborative User Manual Guidelines and Standards for Land Uses Near Streams. SANTA CLARA COUNTY ROADS AND AIRPORTS: Page Mill Road falls under the jurisdiction of Santa Clara County and any work done in the county right of way requires a permit from the Santa Clara County Roads and Airports. PUBLIC ACCESS EASEMENTS: The sidewalk at the comer of Page Mill Road and Hanover Street deviates onto private property. A public access easement will be required for the section of sidewalk that overlaps onto private property. Additionally, if the bike share station and shuttle/bus shelter area are to be provided adjacent to the sidewalk on Hanover Street, these areas shall have public access easements. The following comments are provided to assist the applicant at the building permit phase. You can obtain various plan set details, forms and guidelines from Public Works at the City'S Development Center (285 Hamilton Avenue) or on Public Works' website: http://v-lww.cityofpaloalto.org/gov/depts/pwd/permits.asp Include in plans submitted for a building permit: Page 5 of22 ATTACHMENT C GRADING & EXCAVATION PERMIT: Since more than 10,000 square feet of the land area on the project site is being disturbed, a Grading and Excavation Permit needs to be obtained from PWE at the Development Center before the building permit can be issued. Refer to the Public Works' website for "Excavation and Grading Permit Instructions." For the Grading and Excavation Permit application, various documents are required including a grading and drainage plan, soils report, Interim and Final erosion and sediment control, storm water pollution prevention plan (SWPPP), engineer-stamped and signed shoring plan, and a copy of the Division of Occupational Safety and Health (DOSH) excavation permit. Refer to our website for "Grading and Excavation Permit Application" and guidelines. Except for the soils report and the DOSH permit, include the required documents and drawings in the building permit set drawings. Indicate the amount of soil to be cut and filled for the project. GRADING AND DRAINAGE PLAN: The plan set must include a grading and drainage plan prepared by a licensed professional that includes existing and proposed spot elevations and showing drainage flows to demonstrate proper drainage of the site. Other site utilities may be shown on the grading plan for reference only, and should be so noted. No utility infrastructure should be shown inside the building footprint. Installation of these other utilities will be approved as part of a subsequent Building Permit application. Site grading, excavation, and other site improvements that disturb large soil areas may only be performed during the regular construction season (from April 16 through October 15th) of each year the permit is active. The site must be stabilized to prevent soil erosion during the wet season. The wet season is defined as the period from October 15 to April 15. Methods of stabilization are to be identified within the Civil sheets of the improvement plans for approval. SOILS REPORT: A detailed site-specific soil report prepared by a licensed soils or geo-technical engineer must be submitted which includes information on water table and sub-grade construction issues. Measures must be undertaken to render the basement waterproof and able to withstand all projected hydrostatic and soil pressures. No pumping of groundwater is allowed. In general, PWE recommends that structures be constructed in such a way that they do not penetrate existing or projected ground water levels. DEWATERING: Excavation for sub-grade structures may require dewatering. PWE only allows groundwater drawdown well dewatering. Open pit groundwater dewatering is not allowed. If dewatering is required, the dewatering plan must be submitted to Public Works as part of a Street Work Permit. Dewatering is only allowed from April through October due to inadequate capacity in our storm drain system. The geotechnical report for this site must list the highest anticipated groundwater level. If the deepest excavation is expected to be within 3 feet of the highest anticipated groundwater level, the contractor can determine the actual groundwater depth immediately prior to excavation by installing piezometers or by drilling exploratory holes. Alternatively, the contractor can excavate and hope not to hit groundwater, but if he does, he must immediately stop excavation and submit a dewatering plan to PWE for approval and install a drawdown well system before he continues to excavate. Public Works may require the water to be tested for contaminants prior to initial discharge and at intervals during dewatering. If testing is required, the contractor must retain an independent testing firm to test the discharge water for the contaminants as specified by Public Works. Page 6 of22 ATTACHMENT C BASEMENT DRAINAGE: Due to high groundwater throughout much of the City, PWE prohibits the ongoing pumping and discharge of groundwater. Sub-grade drainage systems such as perforated pipe drainage systems at the exterior of the basement walls or under the slabs are not allowed. PWE recommends that a waterproofing consultant be retained to design and inspect the vapor barrier and waterproofing systems for the basement. BASEMENT SHORING: Shoring for the basement excavation, including tiebacks, must not extend onto adjacent private property or into the City right-of-way without having first obtained written permission from the private property owners and/or an encroachment permit from PWE at the Development Center. SWPPP: If the proposed development will disturb more than one acre of land, the applicant will be required to comply with the State of California's General Permit for Storm Water Discharges Associated with Construction Activity. This entails filing a Notice of Intent to Comply (NOI), paying a filing fee, and preparing and implementing a site specific storn1 water pollution prevention plan (SWPPP) that addresses both construction-stage and post-construction BMP's for storm water quality protection. The applicant is required to submit two copies of the NOI and the draft SWPPP to PWE for review and approval prior to issuance of the building permit. STORM WATER POLLUTION PREVENTION: The City's full-sized "Pollution Prevention - It's Part of the Plan" sheet must be included in the plan set. Copies, are available from Development Center or on our website. Also, the applicant must provide a site-specific storm water pollution control plan sheet in the plan set. ' IMPERVIOUS SURFACE AREA: Since the project will be creating or replacing 500 square feet or more of impervious surface, the applicant shall provide calculations of the existing and proposed impervious surface areas. The calculations need to be filled out in the Impervious Area Worksheet for Land Developments form which is available at the Development Center or on our website, then submitted with the building permit application. WORK IN THE RIGHT-OF-WAY -If any work is proposed in the public right-of-way, such as sidewalk replacement, driveway approach, curb inlet, storm water connections or utility laterals, the following note shall be included on the Site Plan next to the proposed work: "Any construction within the city right-of-way must have an approved Permit for Construction in the Public Street prior to commencement of this work. THE PERFORMANCE OF THIS WORK IS NOT AUTHORIZED BY THE BUILDING PERMIT ISSUANCE BUT SHOWN ON THE BUILDING-PERMIT FOR INFORMATION ONLY." LOGISTICS 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 attached to a street work permit. Page 7 of22 ATTACHMENTC LEASE LINE ADJUSTMENT: According to City of Palo Alto records, multiple leased lots exist within the footprint of the proposed project. Copies of documents associated with the lease line adjustment must shall be completed and attached to the planset prior to issuance of a building permit. I EASEMENTS: Please clarify which easements are to be abandoned and remain as part of the project. Note that buildings, trees, and stormwater treatment features may not be placed in utilities easements. FINALIZATION OF BUILDING PERMIT: The Public Works Inspector shall sign off the building permit prior to the finalization of this permit. All off-site improvements shall be finished prior to this sign-off. Similarly, all as-builts, on-site grading, drainage and post­ developments BMP's shall be completed prior to sign-off. SOLIDVVASTE ____________________________________________________________________________________________________ _____ The following issues must be addressed in building plans prior to final approval by this department: P AMC 18.23.020 Trash Disposal and Recycling (A) Assure that development provides adequate and accessible interior areas or exterior enclosures for the storage of trash and recyclable materials in appropriate containers, and that trash disposal and recycling areas are located as far from abutting residences as is reasonably possible. (B) Requirements: (i) Trash disposal and recyclable areas shall be accessible to all residents or users of the property. (ii) Recycling facilities shall be located, sized, and designed to encourage and facilitate convenient use. (iii) Trash disposal and recyclable areas shall be screened from public view by masonry or other opaque and durable n1aterial, 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: Page 8 of22 ATTACHMENT C 1. Collection vehicle access (vertical clearance, street width and turnaround space) and street parking are common issues pertaining to new developments. Adequate space must be provided for vehicle access. 2. Weight limit for all drivable. areas to be accessed by the solid waste vehicles (roads, driveways, pads) must be rated to 60,000 lbs. This includes areas where permeable pavement is used. 3. Containers must be within 25 feet of service area or charges will apply. 4. Carts and bins must be able to roll without obstacles or curbs to reach service areas "no jumping curbs" Garbage, Recycling, and Yard Waste/Compostables cart/bin location and sizing The proposed commercial development must follow the requirements for recycling container space!. Project plans must show the placement of recycling containers, for example, within the details of the solid waste enclosures. Collection space should be provided for built-in recycling containers/storage on each floor/office or alcoves for the placement of recycling containers. • Enclosure and access should be designed for equal access to all three waste streams garbage, recycling, and compostables. • Collection cannot be performed in underground. Underground bins locations require a minimum of 77" of vertical clearance. Pull out charges will apply. In instances where push services are not available (e.g., hauler driver cannot push containers up or down ramps), the property owner will be responsible for placing solid waste containers in an accessible location for collection. • All service areas must have a clearance height of 20' for bin service. • New enclosures should consider rubber bumpers to reduce ware and tear on walls. For questions regarding garbage, recycling, and compostables collection issues, contact Green Waste of Palo Alto (650) 493-4894. 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 from the area. 1 In accordance with the California Public Resources Code, Chapter 18, Articles 1 and 2 Page 9 of22 ATTACHMENTC 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. P AMC 5.24.030 Construction and Demolition Debris (CDD) Covered projects shall comply with construction and denlolition 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. ENVIRONMENTAL SERVICES -------------------------------------------- Please note the following issues must be addressed ill building plans prior to final approval by this department: P AMC 16.09.170, 16.09.040 Discharge of Groundwater The project is located in an area of suspected or known groundwater contamination with Volatile Organic Compounds (VOCs). If groundwater is encountered then the plans must include the following procedure for construction dewatering: Prior to discharge of any water from construction dewatering, the water shall be tested for volatile organic compounds (VOCs) using EPA Method 601/602 or Method 624. The analytical results of the VOC testing shall be transmitted to the Regional Water Quality Control Plant (RWQCP) 650-329-2598. Contaminated ground water that exceeds state or federal requirements for discharge to navigable waters may not be discharged to the storm drain system or creeks. If the concentrations of pollutants exceed the applicable limits for discharge to the storm drain system then an Exceptional Discharge Permit must be obtained from the RWQCP prior to discharge to the sanitary sewer system. If the VOC concentrations exceed the toxic organics discharge limits contained in the Palo Alto Municipal Code (16.09.040(m)) a treatment system Page 10 of22 ATTACHMENT C 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. P AMC 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 16.09.180(b )(5) Condensate from BV AC Condensate lines shall not be connected or allowed to drain to the storm drain system. PAMC 16.09.205 Cooling Towers No person shall discharge or add to the sanitary sewer system or storm drain system, or add to a cooling system, pool, spa, fountain, boiler or heat exchanger, any substance that contains any of the following: (1) Copper in excess of2.0 mg/liter; (2) Any tri-butyl tin compound in excess of 0.1 0 mg/liter; (3) Chronliunl in excess of 2.0 mg/liter. (4) Zinc in excess of 2.0 mg/liter; or (5) Molybdenum in excess of 2.0 mg/liter. The above limits shall apply to any of the above-listed substances prior to dilution with the cooling system, pool, spa or fountain water. A flow meter shall be installed to measure the volume of blowdown water from the new cooling tower. Cooling systems discharging greater than 2,000 gallons per day are required to meet a copper discharge limit of 0.25 milligrams per liter. Page 11 of22 ATTACHMENT C 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. 16.09.180(12) Mercury Switches Mercury switches shall not be installed in sewer or storm drain sumps. PAMC 16.09.205(a) Cooling Systems, Pools, Spas, Fountains, Boilers and Heat Exchangers It shall be unlawful to discharge water from cooling systems, pools, spas, fountains boilers and heat exchangers to the storm drain system. 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. Un designated Retail Space: PAMC 16.09 Newly constructed or improved buildings with all or a portion of the spa~e 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 (if cafeteria is planned): A. Grease Control Device (GCD) Requirements, PAMC Section 16.09.075 & cited BldgIPlumbing Codes 6. The plans shall specify the manufacturer details and installation details of all proposed GCDs. (CBC 1009.2) 7. GCD( s) shall be sized in accordance with the 2007 California Plumbing Code. 8. GCD(s) shall be installed with a minimum capacity of 500 gallons. 9. GCD sizing calculations shall be included on the plans. See a sizing calculation example below. 10. The size of all GCDs installed shall be equal to or larger than what is specified on the plans. 11. GCDs larger than 50 gallons (1 00 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) 12. All large, in-ground interceptors shall have a minimum of three manholes to allow visibility of each inlet piping, baffle (divider) wall, baffle piping and outlet piping. The plans shall clearly indicate the number of proposed manholes on the GCD. The Page 12 of22 ATTACHMENT C Environmental Compliance Division of Public Works Department may authorize variances which allow OCDs with less than three manholes due to manufacture available options or adequate visibility. 13. Sample boxes shall be installed downstrean1 of all OCDs. 14. All OCDs shall be fitted with reliefvent(s). (CPC 1002.2 & 1004) 15. OCD(s) installed in vehicle traffic areas shall be rated and indicated on plans. B. Drainage Fixture Requirements, PAMC Section 16.09.075 & cited Bldg/plumhing Codes 16. 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. 17. A list indicating all connections to each proposed OCD shall be included on the plans. This can be incorporated into the sizing calculation. 18. All grease generating drainage fixtures shall connect to a OCD. 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 OCD 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 G anitor) sinks h. Outside areas designated for equipment washing shall be covered and any drains contained therein shall connect to a OCD. 1. Drains in trash/recycling enclosures J . Wok stoves, rotisserie ovens/broilers or other grease generating cooking equipment with drip lines k. Kettles and tilt/braising pans and associated floor drains/sinks 19. The connection of any high temperature discharge lines and non-grease generating drainage fixtures to a OCD is prohibited. The following shall not be connected to a OCD: 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 20. No garbage disposers (grinders) shall be installed in a FSE. (PAMC 16.09.075(d». 21. Plumbing lines shall not be installed above any cooking, food preparation and storage areas. Page 13 of22 ATTACHMENT C 22. Each drainage fixture discharging into a GeD shall be individually trapped and vented. (epe 1014.5) c. Covered Dumpsters, Recycling and Tallow Bin Areas PAMC, 16.09.075(q)(2) 23. 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. 24. The area shall be designed and shown on plans to prevent water run-on to the area and runoff from the area. 25. 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 GeD. 26. If tallow is to be stored outside then an adequately sized, segregated space for a tallow bin shall be included in the covered area. 27. 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. D. Large Item Cleaning Sink, P AMC 16.09.075(m)(2)(B) 28. FSEs shall have a sink or other area drain which is connected to a GeD and large enough for cleaning the largest kitchen equipment such as floor mats, containers, carts, etc. Recommendation: Generally, sinks or cleaning areas larger than a typical mop/janitor sink are more useful. E. GCD sizing criteria and an example of a GCD sizing calculation (2007 CPC) Sizing Criteria: GCD Sizing: Drain Fixtures DFUs Total DFUs GCD Volume (gal,!&ns). Pre-rinse S1 4 8 500 3 compartment sink 3 21 750 2 compartment sink 3 35 1,000 Prep SInk 3 90 1,250 Mop/Janitorial sink 3 172 1,500 Floor drain 2 216 2,000 Floor sink 2 Quantity Drainage Fixture & Item Number DFUs Total 1 Pre-rinse sink, Item 1 4 4 1 3 compartment sink, Item 2 3 3 2 Prep sinks, Item 3 & Floor sink, Item 3 6 4 1 Mop sink, Item 5 3 3 1 Floor trough, Item 6 & tilt skillet, 2 2 Item 7 1 Floor trough, Item 6 & steam kettle, 2 2 Item 8 1 Floor sink, Item 4 & wok stove, Item 2 2 9 4 Floor drains 2 8 Page 14 of22 ExampleGCD Sizing Calculation: Note: ATTACHMENT C 1,000 gallon GCD minimum sized I Total: 30 • All resubmitted plans to Building Department which include FSE projects shall be resubmitted to Wa!er Quality. • It is frequently to the FSE's advantage to install the next size larger GCD to allow for more efficient grease discharge prevention and may allow for longer times between cleaning. There are many manufacturers of GCDs which are available in different shapes, sizes and materials (PlastIC, reinforced fiberglass, reinforced concrete and metal) The requirements will assist FSEs with FOG discharge prevention to the sanitary sewer and storm drain pollution prevention. The FSE at all times shall comply with the Sewer Use Ordinance of the Palo Alto Municipal Code. The ordinances include requirements for GCDs, GCD maintenance, drainage fixtures, record keeping and construction projects. 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. Page 15 of22 ATTACHMENTC 3. Only one electric service lateral is permitted per parcel. Utilities Rule & Regulation #18. 4. If 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). 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. 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. 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. 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 Page 16 of22 ATTACHMENTC 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 112 -inch size conduits are permitted. All off-site substructure work will be constructed by the City at the customer's expense. Where mutually agreed upon by the City and the Applicant, all or part of the off-site substructure work may be constructed by the Applicant. 4. All primary electric conduits shall be concrete encased with the top of the encasement at the depth 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. Page 17 of22 ATTACHMENT C 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 J agannath, 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 (nunlber 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. 4. All Special Facilities contracts or other agreements need to be signed by the City and applicant. WATER-GAS -WASTEWATER ENGINEERING --------------------------- PRIOR TO ISSUANCE OF DEMOLITION PERMIT 1. Prior to ciemolition, 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 andlor 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 andlor meters have been disconnected and removed. Page 18 of22 ATTACHMENT C FOR BUILDING PERMIT 3. The applicant shall submit a completed water-gas-wastewater service connection application - load sheet for City of Palo Alto Utilities. The applicant must provide all the information requested for utility service demands (water 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 water, gas and sanitary sewer connections shall be to the mains Hanover Street. The plans must show the size and location of all underground utilities within the development and the public right of way including meters, backflow preventers, fire service requirements, sewer mains, sewer cleanouts, sewer lift stations and any other required utilities. 5. The applicant must show on the site plan the existence of any auxiliary water supply, (i.e. water well, gray water, recycled water, rain catchment, water storage tank, etc). 6. The applicant shall be responsible for installing and upgrading the existing utility mains and/or services as necessary to handle anticipated peak loads. This responsibility includes all costs associated with the design and construction for the installation/upgrade of the utility mains and/or services. 7. The applicant's engineer shall submit flow calculations and system capacity study showing that the on-site and off-site water and sanitary sewer mains and services will provide the domestic, irrigation, fire flows, and wastewater capacity needed to service the development and adjacent properties during anticipated peak flow demands. Field testing nlay be required to determined current flows and water pressures on existing water main. Calculations must be signed m:td stamped by a registered civil engineer. Depending on final load, the applicant may be required to perform, at his/her expense, a flow monitoring study of the existing sewer main to determine the remaining capacity. The report must include existing peak flows or depth of flow based on a minimum monitoring period of seven continuous days or as determined by the senior wastewater engineer. The study shall meet the requirenlents and the approval of the WGW engineering section. No downstream overloading of existing sewer main will be permitted. 8. 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 Page 19 of22 ATTACHMENT C marker balls at each water or wastewater service tap to the main and at the City clean out for wastewater laterals. 9. An approved reduced pressure principle assembly (RPP A backflow preventer device) is required for all existing and new water connections from Palo Alto Utilities to comply with requirements of California administrative code, title 17, sections 7583 through 7605 inclusive. The RPP A shall be installed on the owner's property and directly behind the water meter within 5 feet of the property line. RPP A's for domestic service shall be lead free. 'Show the location of the RPP A on the plans. 10. An approved reduced pressure detector assembly is required for the existing or new water connection for the fire system to comply with requirements of California administrative code, title 17, sections 7583 through 7605 inclusive (a double detector assembly may be allowed for existing fire sprinkler systems upon the CP AU's approval). reduced pressure detector assemblies shall be installed on the owner's property adjacent to the property line, within 5' of the property line. Show the location of the reduced pressure detector assembly on the plans. 11. Flushing of the fire system to sanitary sewer shall not exceed 30 GPM. Higher flushing rates shall be diverted to a detention tank to achieve the 30 GPM flow to sewer. 12. Sewage ejector pumps shall meet the following conditions: 1. The pump(s) shall be limited to a total 100 GPM capacity or 2. The sewage line changes to a 4" gravity flow line at least 20' from the City cleanout. 3. The tank and float is set up such that the pump run time not exceed 20 seconds each cycle. 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 or abandoned at the applicant's expense. 15. Existing water services that are not a currently standard material shall be replaced or abandoned 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 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 Page 20 of 22 ATTACHMENTC 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. 19. 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. 20. All existing water and wastewater services that will not be reused shall be abandoned at the main per WGW utilties procedures. 21. 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. 22. To install new gas service by directional boring, the applicant is required to have a sewer cleanout at the front of the building for each sewer pipe leaving the building. This cleanout is required so the sewer lateral can be vide oed for verification of no damage after the gas service is installed by directional boring. 23. All utility installations shall be in accordance with the City of Palo Alto utility standards for water, gas & wastewater. 24. The applicant shall obtain an encroachment permit from Santa Clara county department of transportation for all utility work in the county road right-of-way. The applicant must provide a copy of the permit to the WGW engineering section. FIRE --------------------------------------------------------------~--- 1. Provide Fire Department access road 20 feet in width with 13' 6" vertical clearance. Road to meet weight access requirements of the fire truck (79,000 lbs) and shall be all-weather. 2. Site address to be posted on the fence next to the gate access to the property. 3. Building exterior to be provided with key box. 4. Hydrants shall be spaced at intervals not to exceed 300 feet in both directions of travel around the building following the route of travel of a fire engine. 5. Elevator car shall be sized for Fire Department gurney access requirements based on gurney dimensions of 24" x 84" plus a minimum of two enlergency response personnel. Page 21 of22 ATTACHMENT C 6. Sprinkler main drain shall be directed to an approved landscape location or full flow shall be attenuated after discharge from the 2 inch orifice to an acceptable flow rate prior to discharge to the sanitary sewer. Please contact the Water Gas Wastewater section of the Utilities Department for additional information. PUBLIC WORKS URBAN FORESTRY DIVISION Site and Improvement Plans. Please design a trench for the roots to access/connect and share the landscape area behind the sidewalk with the RoW planter strip area. This is required for a large replacement tree (x2) to be successful. Design 2 bubbler heads PW Detail #513), 15 gal size Columbia London Plane, (PW Detail #604) planted and may be flanked by white carpet rose ground cover. Page 22 of22 HANOVER PAGE MILL - 1400 Page Mill Road, Palo Alto PRO J E C TIN FOR MAT ION: Attachment D Project Narrative -Formal ARB April 30, 2013 Hanover Page Mill Associates, LP is the sponsor of this application for a new 86,925 square foot energy efficient Class-A office building to replace existing, obsolete buildings on the project site. The site, at the southwest corner of Page Mill Road and Hanover Street, is a prominent gateway location within the Stanford Research Park. The site is approximately 4.6 acres and carries the Research Park (RP) zoning designation. It currently contains two 2-story office buildings and surface parking. The existing building at 1400 Page Mill Road is currently occupied by two tenants, Mercedes Benz and Robotex. The other existing building on the project site is 2670-2680-2690 Hanover Street, which is currently occupied by Stanford Hospitals and Clinics. The proposed new 86,925 square foot building will contain the same total floor area as the two existing buildings together. The proposed single-building design allows for a more efficient use of the site and substantially more landscaped area than exists on the site currently. The building will be two stories above grade with a single level subterranean parking garage. The entrance to the parking garage will be along a secondary entry drive from Hanover Street. The main entry to the property will be from Page Mill Road. The building will utilize high-quality materials, high performance design parameters, and an extremely energy efficient envelope. As a result, it will present an outstanding example for future buildings within the Park. The project will significantly exceed the required CALGreen Tier 2 standards, with objectives of LEED Platinum certification and a substantial portion of electricity produced onsite with photovoltaic panels. The building will provide excellent indoor air quality, abundant natural daylighting without glare, and excellent thermal comfort for occupants. Each elevation of the proposed building is designed and engineered based on solar aspect to minimize solar heat gain and solar glare on the interior spaces. Horizontal and vertical architectural sunshades are used in multiple compositions to respond to the specific solar orientation of each fa9ade. This advanced design philosophy will create a building that will be a high performance, energy efficient workplace with substantially reduced energy consumption and increased occupant comfort, compared to current standard Class A office designs. The site slopes down towards the north from approximately 50' at the highest point along the southern boundary to approximately 42' at Hanover Street. There is an eXisting exposed Santa Clara Valley Water District drainage channel traversing the site west to east that must remain in place. The new building will be adjacent to the Water District easement, and set back 50' from both the Page Mill and Hanover right of ways. Parking will be provided on the site at a ratio of 3.3 per 1,OOOsf, for a total of 289 spaces. 120 stalls will be within the below grade parking garage with the remaining 169 provided in a landscaped surface parking lot. We propose to cover a portion of the surface parking with canopies of photovoltaic panels for shade and clean power generation. The primary entry to the site will be from Page Mill Road. The entry drive and visitor parking area will be wit~lin the grove of trees described above, which marks a transition from busy Page Form4 Architecture, Inc. 126 Post Street, 3rd floor, San Francisco, CA 94108 415775-8748 fax 415775-8752 HAN 0 V E R P AGE MIL L -Project Narrative 1400 Page Mill Road, Palo Alto April 30, 2013 Mill Road to the calm landscaped setting of the proposed new building. From the entry parking area there will be filtered views of the prominent lobby within the central courtyard. The courtyard will be a landscaped gathering space that embodies the "working in the garden" theme that has been the design guidepost for this building. This courtyard is temporal in its function as it provides both building access and gathering spaces for people throughout the day. 2 The landscape design proposes to use a palette of drought tolerant and California adapted plants that will decrease water consumption and decrease use of harsh landscape chemicals. Storm water retention areas are incorporated into the landscape design as visual and aesthetic features to illustrate the sustainable connection between our local climate, plant communities and the cycle of water through ecosystems. The landscape design seeks to capture themes we see in the local environment such as grasslands, woodlands, and flowering plants that are attractive to native butterflies and birds. We look forward to feedback from the Architectural Review Board·and the City of Palo Alto on this proposed redevelopment project. Architectural Design Narrative T H R E EGO A L S: At the Preliminary ARB review we introduced the three primary goals of the project: 1) Contextual -Become part of and enrich the fabric of Palo Alto, Page Mill Road & the Research Park 2) Highly Energy Efficient -with Onsite Solar Energy 3) Extraordinary Comfort for Building Occupants Abundant Natural Daylight and an experience of IIWorking in a Garden" The project continues to embrace these goals, and remains on track with its ambitious sustainability agenda. With this Formal ARB submittal we show the development of the design, and we address the key aspects of the project that were discussed in the Preliminary ARB hearing which include the following: a) Contextual -Demonstrate how the proposed design works with its neighbors b) Minimize the aesthetic impact of the existing drainage channel c) Add Variety to the two street elevations d) Make the Hanover elevation more "people-scaled" Form4 Architecture, Inc. 126 Post Street, 3rd floor, San Francisco, CA 94108 415 775-8748 fax 415 775-8752 HAN 0 V E R P AGE MIL L -Project Narrative 1400 Page Mill Road, PaloAlto April 30, 2013 .. Context: The horizontal lines of the proposed design match the scale and character of the surrounding buildings. Following are our street elevations, and images of all of the surrounding buildings. We also note that our proposed building works well with the new HP complex across Page Mill through the use of metal panels and tailored detailing. Hanover Elevation Page Mill Elevation Surrounding Buildings Form4 Architecture, Inc. 126 Post Street, 3rd floor, San Francisco, CA 94108 415 775-8748 fax 415 775-8752 3 HAN 0 V E R P AGE MIL L -Project Narrative 1400 Page Mill Road, Palo Alto April 30, 2013 + The Drainage Channel; Street Elevation Variety, Interest & People Scale 4 One of the project's Project Goals, Working in a Garden, became the catalyst in resolving these three related concerns. By embracing this goal completely the solution unfolded. No matter how one arrives at the site, either on foot or by car, one transitions from outside to inside through a garden. Proposed Master Plan The garden is a collection of many unique spaces. Following is a description of how these spaces contribute to a complete design solution: The 50' wide street frontages: These zones have been developed into expansive natural California garden areas. The placement of trees, bioswales, stone walls, decks, trellises and people gathering spaces are thought of as an integral part of the building composition. As the spaces were programmed and developed they informed changes to the architecture needed to reinforce them. We believe the end result achieves the goal of variety and interest for the street elevations. Please see the following images for detail: Form4 Architecture, Inc. 126 Post Street, 3rd floor, San Francisco, CA 94108 415 775-8748 fax 415 775-8752 HAN 0 V E R P AGE MIL L -Project Narrative 1400 Page Mill Road, Palo Alto April 30, 2013 Hanover Elevation AFTER Hanover Elevation BEFORE Form4 Architecture, Inc. 126 Post Street, 3rd floor, San Francisco, CA 94108 415 775-8748 fax 415 775-8752 5 HAN 0 V E R P AGE MIL L -Project Narrative 1400 Page Mill Road, Palo Alto April 30, 2013 6 The Hanover elevation is unique in that it is on the quieter street, and it faces north. Previously we had shown the center section as a two story glass curtain wall. The backdrop now has been changed from plain curtain wall, and broken with an aluminum belt line between floors that aligns with the new trellis lintel beyond. We expressed the spine of the building by creating a two story projection on the north wall that matches the character of the lobby projection. This feature becomes the entry to the new terrace. A stone wall projects out into the landscape to define and enclose the space. At a break that aligns with the lobby, a wood deck projects out from that. To make the terrace an inviting place to be, it is enclosed with the wall and an aluminum trellis. This new "people space" works together with the originally proposed corner balcony on the second floor to activate the entire street elevation. The landscape on Hanover is designed to create a buffer between the street and the terrace so that it is clearly a private outdoor space for building occupants. At the same time, however, it allows the building to be open and extroverted, contributing to the life of the street. We believe the enhancements along Hanover add interest and human scale. We expect the spaces to work as planned because of the enclosure provided, the amenities that will exist on the terrace including benches, seating, SSQ and Japanese Maples, taken together with the fact that one is on the street and part of the action. Page Mill offers a different set of parameters. It is a fast street and the building wants to better define the edge. Page Mill Elevation with landscape layered into the overall composition Form4 Architecture, Inc. 126 Post Street, 3rd floor, San Francisco, CA 94108 415 775-8748 fax 415 775-8752 HAN 0 V E R P AGE MIL L -Project Narrative 1400 Page Mill Road, PaloAlto April 30, 2013 Detail at Page Mill elevation at site entry Landscape walls, boulders, and many of the features developed elsewhere on the project are included in the Page Mill elevation. We maintained the horizontal massing of the walls and sun shades, and used these landscape elements to create visual interest. Page Mill / Hanover Intersection The Drainage Channel & Bridges: The concept for upgrades to the drainage channel to minimize the aesthetic impact include a replanting program for the channel easement consisting of a staggered rhythm of native shrubs alternating with vignettes of naturalized accent plants. These pockets of accent plants offer interest both as viewed from office spaces as well as viewed from parking. This sequence allows for pockets of planting along top of channel slope for cascading plant species to soften the channel character. Form4 Architecture, Inc. 126 Post Street, 3rd floor, San Francisco, CA 94108 415 775-8748 fax 415 775-8752 7 HAN a v E R P AGE MIL L -Project Narrative 1400 Page Mill Road, Palo Alto April 30, 2013 8 The bridge crossing is envisioned as a wide pedestrian structure, light in appearance w/ tapered cantilevered edges serving as seating wings. Floating translucent (or fritted) polycarbonate rail panels maximize opacity without adding weight to the bridge appearance. Materiality integrates bridge rail panels with lobby/building glass detailing, emphasizing play of light and shadow on bridge deck surface w/o revealing the view down the channel. Emphasis on views are north/south to adjacent landscape improvements where bridge touches down. Vehicular and pedestrian bridges with solid rails to block the views into the channel Section through pedestrian bridge Alternating clusters of trailing plants at the channel Wood decks extend the pattern from the main courtyard across the channel and also screen the channel Form4 Architecture, Inc. 126 Post Street, 3rd floor, San Francisco, CA 94108 415 775-8748 fax 415 775-8752 HAN a v E R P AGE MIL L -Project Narrative 1400 Page Mill Road, Palo Alto April 30, 2013 9 The Main Courtyard: The south-facing main courtyard is a project within a project. A strong promenade of alternating bands on Ipe wood and pavers starts in the parking lot, crosses the bridge and extends all the way into the lobby and out the other side in the Hanover Terrace. Two Canary Island Palms are proposed to act as markers for the promenade. We felt it was important to intro~uce a tree that was something other than a canopy tree to help orient the space. Form4 Architecture, Inc. 126 Post Street, 3rd floor, San Francisco, CA 94108 415 775-8748 fax 415 775-8752 HAN 0 V E R P AGE MIL L -Project Narrative 1400 Page Mill Road, Palo Alto April 30, 2013 To the side of the promenade are seating areas. There is an open table area against the building at the lobby, a "living room" seating area in front of that, and a cozy "den" seating area at the end of that. Please see enlarged plan next page. Sentinel palms mark the promenade The character of the outdoor seating areas adjacent to the promenade -the "Living Room II Form4 Architecture, Inc. 126 Post Street, 3rd floor, San Francisco, CA 94108 415 775-8748 fax 415 775-8752 10 HAN 0 V E R P AGE MIL L -Project Narrative 11 1400 Page Mill Road, Palo Alto Apri/30,2013 Form4 Architecture, Inc. 126 Post Street, 3rd floor, San Francisco, CA 94108 415 775-8748 fax 415 775-8752 HAN 0 V E R P AGE MIL L -Project Narrative 1400·Page Mill Road, PaloAlto April 30, 2013 The Hanover Entry: Special attention is also given to the Hanover entry. Bicyclists and pedestrians can access the building via the path visible in the image below which leads to the bike storage area, showers and garage elevator lobby. Hanover entry with projecting wood deck at terrace beyond We thank the Architectural Review Board for their comments during the Preliminary hearing which helped inform the design as it developed., Form4 Architecture, Inc. 126 Post Street, 3rd floor, San Francisco, CA 94108 415 775-8748 fax 415 775-8752 12 DEVELOPMENT STANDARDS Lot Size Minimum Building Setback Front -Hanover Street Special Setback Street Side -Page Mill Road Special Setback Rear Yard Interior Side Yards Maximum Site Coverage (building footprint) Maximum Height Daylight Plane Floor Area Ratio (FAR) Parking Requirement Bicycle Parking ATTACHMENTE ZONING COMPLIANCE TABLE 1400 Page Mill Road [13PLN-00188] RPZONE STANDARD PROPOSED PROJECT None 199,940 sf 50' 50' 50' 50' 20' >20' 20' >20' 30% 24.5% (54,134 sf) (44,332 sf) 35' 29'-11" Not Applicable Not Applicable 0.4:1 79,976 sf 0.43:1 86,925 sf 290 spaces 290 spaces 1 space/300 sf commercial area 29 spaces Long Term: 23 1 space/3, 000 sf Short Term: 15 CONFORMS Yes Yes Yes Yes Yes Yes* Yes Yes Yes** Yes* Yes * The proposed PV carport structures are excluded from the lot coverage calculation per the "lot coverage" definition that exempts resource conservation facilities, such as "thermal storage facilities," from being counted, with the Planning Director's approval. * * The existing floor area (86,925 sf) exceeds what would be pemlitted to be constructed today, but is allowed, based upon PAMC 18.70.l00(c): "A noncomplying facility in the commercial CS, CN and CC zones and the industrial MOR, ROLM, RP and OM districts, except for those areas designated as special 'Study areas, existing on August 1, 1989, which when built was a complying facility, shall be permitted to be remodeled, improved or replaced in accordance with applicable site development regulations other than floor area ratio, provided that any such remodeling, improvement or replacement shall not result in increased floor area." Page 1 of 1 DRAFT ADOPTED ON: ____ _ Attachment F City of Palo Alto Department of Planning and Community Environment , California Environmental Quality Act DRAFT MITIGATED NEGATIVE DECLARATION I. DESCRIPTION OF PROJECT Date: August 1, 2013 Project Name: 1400 Page Mill ,Road Office Project Project Location: 1400 Page Mill Road; 2670-2680-2690 Hanover Street Palo Alto, CA Project Proponent: Christopher WuthmalU1 Stanford Real Estate 650-724-4981 City Contact: Clare Campbell, PlalU1er City of Palo Alto Project Description: 250 Hamilton Avenue Palo Alto, CA 94301 The proposed project site involves three parcels [142-19-014 (1400 Page Mill Road), 142-19-011 and '142-19-012 (2670-2680-2690 Hanover Street)] that would be cOlnbined into one 199,940 square foot site. The proposed proj ect includes the demolition of two existing office buildings and the development of one 86,925 square foot two-story office building with both below and at­ grade parking; the square footage for the new building does not exceed the existing area of the two office building. The project site has the Stanford Channel, a concrete channelized waterway, rUlU1ing through it, which will remain undisturbed. The project includes the removal of approximately 100 trees and the installation of approximately 150 new trees and additional landscaping on the site. For the surface parking lot, photo-voltaic panels would be installed and utilized for shaded parking. The proposed project, with a 0.43: 1 floor area ratio (FAR), exceeds the standard development in the RP zone district, which is limited toa maximum of 0.4: 1 for the FAR. As permitted by Palo Alto Municipal Code (PAM C) Section 18.70.100 (c), a noncomplying facility in the RP district, except for those areas designated as special study areas, existing on August 1, 1989, which When built was a complying facility, shall be permitted to be remodeled, improved or replaced in accordance with applicable site development regulations other than floor area ratio, provided that any such remodeling, improvement or replacement shall not result in increased floor area. 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 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 NEGATIVE 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 attached initial study incorporates all relevant information regarding the potential environmental effects of the proj ect and confirms the determination that an EIR is not required for the project ~. __________ a. __ ~ _________________________________ WW=-t. ___ "~W IIllJ! In addition, the following mitigation measures have been incorporated into the project: Mitigation Measure BIO-1: If demolition starts during the bird nesting season (February 1- August 31}, removal of vegetation or buildings, or construction in close proximity to such vegetation, could impact birds protected under the MBT A. If feasible, the vegetation on the project site shall be removed outside of the bird nesting season, or exclusion measures ~hall be installed under the direction of an expert in order to prevent birds from establishing nests onsite prior to demolition. If the start of vegetation or building removal is started between February 1 and August 31st, a pre-construction survey for nesting birds protected under the MBT A shall be conducted by a qualified biologist to identify the location of nests in active use that were established prior to the start of demolition activities. The preconstruction survey shall take place no more than 7 days prior to initiation of construction. All trees and shrubs on the site shall be surveyed, with particular attention to any trees or shrubs that will be removed or directly disturbed. If an active nest of an MBTA-protected bird is found on site, the biologist, shall, in consultation with the California Department of Fish and Wildlife (CDFW), determine an appropriate construction-free buffer zone around the nest to remain in place until the young have fledged. This measure is only . for the initial demolition work on the site; if birds establish nests during construction activities it is assumed that the construction activities are not a deterrent to nesting. Effectiveness: Will prevent violation of the MBTA or CDFG code, and would reduce a potentially significant impact to less than significant levels by avoiding impacts to protected birds. Implementation: Measure shall be a condition of project approval and shall be implemented by the Applicant. Timing: Vegetation removal andlor building demolition shall start between September 1 and January 31 if feasible. If a pre-construction survey for nesting birds is required because Page 2 of3 vegetation removal and/or building demolition will start between February 1 and August 31, the survey shall be conducted within 7 days prior to vegetation removal and/or building demolition. Monitoring: If a nesting bird survey is conducted, the results of the survey shall be submitted to the City prior to vegetation removal and/or building demolition. A qualified biologist shall monitor any needed buffer zone( s) to ensure that they remain in place until the young have fledged. Mitigation Measure BIO-2: Demolition of the existing building at 1400 Page Mill Road could result ih the removal or disturbance of roosting bats protected under California Fish and Game Code. A preconstruction survey for roosting bats shall be conlpleted by a qualified biologist within 14 days prior to. demolition of the building at 1400 Page Mill· Road, with particular ·attention to the corrugated roofing. If bat roosts are detected the corrugated metal roofing in the roost area shall be removed by hand late in the day to allow any roosting bats to escape at' a time of day that will help their survival. Due to restrictions of the California Health Department, direct contact by workers with any bat is not allowed. Effectiveness: Will reduce a potentially significant impact to less than significant levels by allowing roosting bats to escape prior to building demolition. Implementation: Measure shall be a condition of proj ect approval and shall be implemented by the Applicant. . Timing: The pre-construction survey shall be completed within 14 days prior to the demolition of the building at 1400 Page Mill Road. If necessary the corrugated roofing to be removed shall be removed in the late afternoon, evening or at night to allow bats to escape at a time when they are normally foraging and less likely to succumb to exhaustion or predators. Monitoring: The Applicant shall provide the results of the pre-construction bat survey to the City. Prepared by Project Planner Adopted by Director of Planning and Community Environment Signed after the Mitigated Negative Declaration has been approved (98 :O'-2.0\~ Date Date WE, THE 'UNDERSIGNED, HEREBY ATTEST THAT WE HAVE REVIEWED THE INITIAL STUDY AND DRAFT MITIGATED NEGATIVE DECLARATION FOR THE PROJECT DESCRIBED ABOVE AND AGREE TO IMPLEMENT ALL MITIGATION MEASURES CONTAINED THEREIN. Project Applicant's Signature Date Page 3 of3 1400 Page Mill Road . 1400 PageMilJ Road Office Project Office Project Initial Study C I TV 0 F PALO ALT O August 1, 2013 Page 1 Initial Study ENVIRONMENTAL CHECKLIST City of Palo Alto Department of Planning and Community Environment TABLE OF CONTENTS I. PROJECT DESCRIPTION ............................................................................................. 3 II. ENVIRONMENTAL CHECKLIST AND DISCUSSION OF IMPACTS .................... 6 A. AESTHETICS ......................................................................................................... 7 B. AGRICULTURAL AND FOREST RESOURCES ..................................... ~ .......... 8 C. AIR QUALITY ............................................ ~ .................................................... ~ ...... 9 D. BIOLOGICAL RESOlTRCES .............................................................................. 11 E. CULTURAL RESOURCES ................................................................................. 13 F. GEOLOGY, SOILS AND SEISMICITY ............................................ : ................ 14 G. GREENHOUSE GAS EMISSIONS ...................................................................... 16 H. HAZARDS AND HAZARDOUS MATERIALS ..... : .......................................... 17 1. HYDROLOGY AND WATER QUALITy .................. : ...................................... 19 J. LAND USE AND PLANNING ............................................................................ 20 K. MINERAL RESOURCES .................................................................................... 21 L. NOISE ................................................................................................................... 21 M. POPULATION AND HOUSING ......................................................................... 22 N. PlTBLIC SERVICES ............................................................................................. 23 O. RECREATION .......................................................................................... : .......... 23 P. TRANSPORTATION AND TRAFFIC ................................................................ 24 Q. UTILITIES AND SERVICE SYSTEMS ............................................................. 26 R. MANDATORY FINDINGS OF SIGNIFICANCE .............................................. 28 III. SOURCE REFERENCES .............................................................................................. 29 IV. DETERMINATION~ ..................................................................................................... 30 1400 Page Mill Road Office Project Page 2 Initial Study - ENVIRONMENTAL CHECKLIST Department of Planning and Community Environment PROJECT DESCRIPTION 1. PROJECT TITLE 1400 Page Mill Road Office Project 2. LEAD AGENCY NAME AND ADDRESS City of Palo Alto Department of Planning and Community Environment 250 Hamilton Ave. Palo Alto, CA 94301 3. CONTACT PERSON AND PHONE NUMBER Clare Campbell, Planner City of Palo Alto 650-617-3191' 4. PROJECT SPONSOR'S NAME AND ADDRESS 'Christopher Wuthmann Stanford Real Estate 650-724-4981 5. APPLICATION NUMBER 13PLN-00188 6. PROJECT LOCATION The project site is comprised of three parcels ',(142-19-014, 142-19-011 and 142-19-012) located on the westerly comer of the intersection of Page Mill Road and Hanover Street in Palo Alto, in the northern part of Santa Clara County, east of Interstate Highway 280 and west of State Route 82 (EI Camino Real), as shown on Figure 1, Regional Map. 1400 Page Mill Road Office Project Page 3 Initial Study Figure 1: Regional Map Figure 2: Vicinity Map 7. GENERAL PLAN DESIGNATION The proposed project, based on the Comprehensive Plan, has a land use designation of Research/Office Park. This land use is defined as: Office, research, and manufacturing establishments whose operations are buffered from adjacent residential uses. Stanford Research Park is an example. Other uses that may be included are educational institutions and child care facilities. Compatible commercial service uses such as banks and restaurants, and residential or mixed uses that would benefit from the proximity to employment centers, will also be allowed. 1400 Page Mill Road Office Project Page 4 Initial Study Additiona~ uses, including retail services, restaurants, commercial recreation, churches, and private clubs may also be located in Research/Office Park areas, but only if they are found to be compatible with the surrounding area through the conditional use permit process. Maximum allowable floor area ratio ranges from 0.3 to 0.5, depending on site conditions. The proposed project is consistent with its Comprehensive Plan designation. 8. ZONING The project site is located in the Research Park District [RP] zone. The RP district provides for a limited group of research and manufacturing uses that may have unusual requirements for space, light, and air, and desire sites in a research park environment. Premium research and development facilities should be encouraged in the RP district. Support office uses should be limited and should exist primarily to serve the primary research and manufacturing uses. The RP district is intended for application to land designated for research and office park use in the Palo Alto Comprehensive Plan on sites that are west of El Camino Real and held in large parcels, which mayor nlay not also be subject to ground leases. The proposed project is generally consistent with the allowed uses and district purposes outlined for the RP zone. 9. PROJECT DESCRIPTION The proposed project site involves three parcels [142-19-014 (1400 Page Min Road), 142-19- 011 and 142-19-012 (2670-2680-2690 Hanover Street)] that would be combined into one 199,940 square foot site. The proposed project includes the demolition of two existing office buildings and the development of one 86,925 square foot two-story office building with both below and at-grade parking; the square footage for the new building does not exceed the existing area of the two office building. The project site has the Stanford Channel, a concrete channelized waterway, running through it, which will remain undisturbed. The project includes the removal of approximately 100 trees and the installation of approximately 150 new trees and additional landscaping on the site. For the surface parking lot, photo-voltaic panels .would be installed and utilized for shaded parking. The proposed project, with a 0.43: 1 floor area ratio (FAR), exceeds the standard development in the RP zone district, which is limited to a maximum of 0.4: 1 for the FAR. As permitted by Palo Alto Municipal Code (PAMC) Section 18.70.100 (c), a noncomplying facility in the RP district, except for those areas designated as special study areas, existing on August 1, 1989, which when built was a complying facility, shall be permitted to be remodeled, improved or replaced in accordance with applicable site development regulations other than floor area ratio , provided that any such remodeling, inlprovement or replacement shall not result in increased floor area. Review Process The project is required to undergo Architectural Review for the Planning entitlement and shall obtain appropriate development permits from Public Works department for construction activities in the city right-of-way, as well as the standard required building permits. The project is required to comply with the Palo Alto Municipal Code (P AMC). In addition, the project 1400 Page Mill Road Office Project Page 5 Initial Study requires approval from the Santa Clara Valley Water District (SCVWD) and Santa Clara County Roads and Airports. 10. SURROUNDING LAND USES AND SETTING The project area is located in the research park and is surrounded by large office campuses. 11. OTHER PUBLIC AGENCY APPROVALS REQUIRED • Santa Clara Valley Water District • Santa Clara County Roads and Airports ENVIRONMENTAL CHECKLIST AND DISCUSSION OF IMPACTS EVALUATION OF ENVIRONMENTAL IMPACTS 1) A brief explanation is required for all answers except UNo 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. 4) "(Mitigated) Negative Declaration: Less Than Significant With Mitigation Incorporated" applies where the incorporation of mitigation measures has reduced an effect from "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 S~ction 17, "Earlier Analysis," may be cross-referenced). 5) Earlier analysis may be used where, pursuant to the tiering, program EIR, or other CEQA process, an effect has been adequately analyzed in an earlier EIR or negative declaration. Section 15063 (C)(3) (0). 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. 1400 Page Mill Road Office Project Page 6 Initia~ Study c) Mitigation Measures. For 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 impacts (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 IMPACTS 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 1,2,3,5 X character or quality of the site and its surroundings? b) Have a substantial adverse effect on a 1, 2-Map L4, X public view or view corridor? 5 c) Substantially damage scenic resources, 1, 2-Map L4, X including, but not limited to, trees, rock 5 outcroppings, and historic buildings within a state scenic highway? d) Violate existing Comprehensive Plan 1,2,5 X policies regarding visual resources? e) Create a new source of substantial light or 1,5 X glare which would adversely affect day or 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: 1400 Page Mill Road Office Project Page 7 Initial Study The proposed project is located along Page Mill Road, which is recognized by Comprehensive Plan Policy L-69 as a scenic route. The project is subject to design review and approval by the City through the Architectural Review process. The purpose of Architectural Review is to: (1) Promote orderly and harmonious development in the city; (2) Enhance the desirahility of residence or investment in the city; (3) Encourage the attainment of the most desirable use of land and improvements; (4) Enhance the desirability of living conditions upon the immediate site or in adjacent areas; and (5) Promote visual environments which are of high aesthetic quality and variety and which, at the same time, are considerate of ea:ch other. The proposed project is consistent with the development standards for the RP zone district, and through the Architectural Review process the approved project, although visually different than the existing conditions, the aesthetic review and the project's impacts will be critically reviewed so the project will have less than significant visual impacts. State Route 35, Skyline Boulevard, is the only designated state scenic highway within ~alo Alto; this project is not located in the vicinity of this road. Mitigation Measures: None Required B. AGRICULTURAL AND FOREST RESOlTRCES In determining whether impacts to agricultural resources are significant environmental effects, lead agencies may refer to the California Agricultural· Land Evaluation and Site Assessment Model (.1997) prepared by the California Dept. of Conservation as an optional model to use in assessing impacts on agriculture and farmland. In determining whether impacts to forest resources, including timberland, are significant environmental effects, lead agencies may refer to information compiled by the California Department of Forestry and Fire Protection regarding the state's inventory of forest land, including the Forest and Range Assessment Project and the Forest Legacy Assessment project; and. the forest carbon measurement methodology provided in the Forest Protocols adopted by the California Air Resources Board. 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, 1 X or Farmland of Statewide Importance '\ (Farmland), as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, to non-agricultural use? b) Conflict with existing zoning for agricultural 1,2-MapL9 X c) use, or a Williamson Act contract? Conflict ~ith existing zoning for, or cause rezoning of, forest land (as defined in Public 1 X Resources Code section 12220(gy) or 1 PRe 12220(g): "Porest land" is land that can support 1 O-percent native tree cover of any 'species, including hardwoods, under natural conditions, and that allows for management of one or more forest resources, including timber, aesthetics, fish and wildlife, biodiversity, water quality, recreation, and other public benefits. 1400 Page Mill Road Office Project Page 8 Initial Study --- Issues and Supporting Information Resources Sources Potentially Potentially Less Than No Significant Significant Significant Impact Would the project: Issues Unless Impact Mitigation Incorporated timberland (as defined'in Public Resources Code section 45262)? d) Result in the loss of forest land or conversion 1 X of forest land to nonMforest use? e) Involve other changes in the existing 1 X environment which, due to their location or nature, could result in conversion of Farmland, to nonMagricultural use or conversion of forest land to nonMforest use? DISCUSSION: The project area 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. The project area is within a fully developed urban area and has no impacts on forest or timberland. Mitigation Measures: None Required c. AIR QUALITY Issues and Supporting Information Resources Would the project: a) Conflict with or obstruct with implementation 1,5 of the applicable air quality? b) Violate ,any air quality standard or contribute substantially to an existing or projected air uality violation indicated b the followin : i. Direct and/or indirect operational emissions that exceed the Bay Area Air Quality Management District (BAAQMD) criteria air pollutants of 80 pounds per day and/or ,5 tons per year for nitrogen oxides (NO), reactive organic gases (ROG), and fine particulate matter of less than 10 microns in diameter PMlO ; 11. Contribute to carbon monoxide (CO) 1,5 Sources Potentially Significant Issues Potentially Significant Unless Mitigation Incor orated Less Than Significant Impact X X No Impact . 2 PRe 4526: "Timberland" means land, other than land owned by the federal government and land designated by the board as experimental forest land, which is available for, &nd, caPC:lble of, grOWing a crop of trees of any commercial species used to produce lumber and other forest products, including Christmas trees. Commercial species shall be determined by the board on a district basis after consultation with the district committees and others. 1400 Page Mill Road Office Project Page 9 Initial Study Issues and Supporting Information Resources Sources Potentially Potentially Less Than No Significant Significant Significant Impact Would the project: Issues Unless Impact Mitigation Incorporated 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 10% or more)? c) Result in a cumulatively considerable net 1,5 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 thre~holds for ozone precursors)? d) Expose sensitive receptors to substantial levels I,2-MapCI, X of toxic air contaminants? 5 i. Probability of contracting cancer for the 1 X Maximally Exposed Individual (MEl) exceeds lOin one million ii. Ground-level concentrations of non-1 X carcinogenic TACs would result in a hazard index greater than one (1) for the MEl e) Create objectionable odors affecting a 1 X f) substantial number of people? Not implement all applicable construction 1 X emission control measures recommended in the Bay Area Air Quality Management District CEQA Guidelines? DISCUSSION: The project site is located in the Santa Clara Valley, which is part of the San Francisco Bay Area Air Basin. The Bay Area Air Quality Management District (BAAQMD) has the primary responsibility for ensuring that the Santa Clara Valley Air Basin attains and maintains compliance with federal" and state ambient air quality standards. This regional. agency regulates air quality through its permit authority over most types of stationary emission sources and through its planning and review process. Ambient air quality standards are set to protect public health. There are currently both Federal and State ambient air quality standards by USEP A and state air quality agencies, CALEP A for California. California air quality standards are generally more stringent that federal standards. Continuous air monitoring by these agencies and BAAQMD ensure that air quality standards are being met. and improved. 1400 Page Mill Road Office Project Page 10 Initial Study It is anticipated that during construction activities that there may be temporary air quality impacts. The project's construction related activities are required to comply with BAAQMD and Palo Alto's regulations and therefore will not conflict with any applicable air quality plans, expose any sensitive receptors to substantial pollutants, nor add any objectionable odors to the neighborhood~ . Mitigation Measures: None Required D. BIOLOGICAL RESOURCES Issues and Supporting Information Resources Sources Potentially Potentially Less Than No Significant Significant Significant Impact Would the project: Issues Unless Impact MitigatiQn Incorporated a) Have a substantial adverse effect, either 1,2-MapN1, X directly or through habitat modifications, on 5,8 any species identified as a candidate, sensitive, or special status species in local or regional plans, policies, or regulations, or by the California Department of Fish and Game or U.S. Fish and Wildlife Service? b) Have a substantial adverse effect on any 1,2-MapN1, X riparian habi~t or other sensitive natural 5, 8 community identified in local or regional plans, policies, regulations or by the California Department ofFish and Game or US Fish and Wildlife Service? c) Have a substantial adverse effect on federally 1,2-MapN1, X protected wetlands as defrned by Section 404 5,8 of the Clean Water Act (including, but not limited to, marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means? d) Interfere substantially with the movement of 1,8-MapN1, X any native resident or migratory fish or wildlife 5,8 species or with established native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites? e) Conflict with any local policies or ordinances 1,2,3,4,5,8 X protecting biological resources, such as a tree preservation policy or as defined by the City of Palo Alto's Tree Preservation Ordinance (Municipal Code Section 8.1 O)? f) Conflict with the provisions of an adopted 1,5,8 X Habitat Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or state habitat conservation plan? DISCUSSION: The responses provided below as based on the report titled "Biological Assessment for the Page Mill Hanover Site" dated June 19,2013 and prepared by TRA Environmental Science, Inc. 1400 Page Mill Road Office Project Page 11 Initial Study The project site does not provide habitat for species listed by the state or federal governments. Impacts to birds that are protected by the Migratory Bird Treaty Act and California Fish and Game Code would be mitigated by Mitigation Measure BIO-l. Impacts to bats protected by State Fish and Game Code would be mitigated by Mitigation Measure BIO-2. Implementation of these measures would reduce impacts to sensitive biological resources to less than significant levels. There is no riparian habitat on the site or federally protected wetlands on the site. . " The project site is not within an established wildlife corridor and does not contain a wildlife nursery site. The project requires the removal of approximately 100 trees, and is required to obtain approval from the City of Palo _ Alto through the Architectural Review process. In addition, a report by Arbor Resources (professional consulting arborists and tree care) for the project provides design guidelines to ensure that any trees that are retained are protected through site design. The City also has specific tree protection measures that are required to be in place during construction. Completing the Architectural Review process win assure that the project will not conflict with the tree City's tree regulations. The project is located within Management Zone 4 of the Stanford University Habitat Conservation Plan (RCP). Zone 4 (approximately 3,187 acres) consists of urbanized areas that do not provide any habitat value for any of the Covered Species in the HCP. The Covered Species are the California red­ legged frog, steelhead, Western pond turtle, California tiger salamander and San Francisco garter snake. The Incidental Take Permits authorize the take of Covered Species in Zone 4, primarily by al,lthorizing Stanford to relocate any species that wander into the urbanized areas to an appropriate habitat area. However, there is no habitat in Zone 4, so development ap.d ongoing urban activities in Zone 4 are not Covered Activities. The project does not conflict with the provisions of the S~ford University Habitat Conservation Plan. Mitigation Measures: Required Mitigation Measure BIO-1: If demolition starts during the bird nesting season (February 1-August 31), removal of vegetation or buildings, or constru9tion in close proximity to such vegetation, could impact birds protected under the MBTA. If feasible, the vegetation on the project site shall be removed outside of the bird nesting season, or exclusion measures shall be installed under the direction of an expert in order to prevent birds from establishing nests onsite prior to demolition. If the start of vegetation or building removal is started between February 1 and August 31st, a pre­ construction survey for -nesting birds protected under the MBTA shall be conducted by a qualified biologist to Jdentify the location of n~sts in active use that were established prior to the start of demolition activities. The preconstruction survey shall take place no more than 7 days prior to initiation of construction. All trees and shrubs on the site shall be surveyed, with particular attention to any trees or shrubs that will be removed or directly disturbed. If an active nest of an MBTA-protected bird is found on site, the biologist, shall, in consultation with the California Department of Fish and Wildlife (CDFW), determine an appropriate construction-free buffer zone around the nest to remain in place until the young have fledged. This measure is only for the initial demolition work on the site' if , birds establish nests during construction activities it is assumed that the construction activities are not a deterrent to nesting. 1400 Page Mill Road Office Project Page 12 Initial Study - Effectiveness: Will prevent violation of the MBTA or CDFG code, and would reduce a potentially significant impact to less than significant levels by avoiding impacts to protected birds. Implementation: Measure shall be a condition of project approval and shall be implemented by the Applicant. Timing: Vegetation removal and/or building demolition shall start between September 1 and January 31 if feasible. If a pre-construction survey for nesting birds is required because vegetation removal and/or building demolition will start between February ,1 and August 31, the survey shall be conducted within 7 days prior to vegetation removal and/or building demolition. Monitoring: If a nesting bird survey is conducted, the results of the survey shall be submitted to the City prior to vegetation removal and/or building demolition. A qualified biologist shall monitor any needed buffer zone(s) to ensure that they remain in place until the young have· fledged. Mitigation Measure BIO-2: Demolition of the existing building at 1400 Page Mill Road could result in the removal or disturbance of roosting bats protected under California Fish and Game Code. A preconstruction survey for roosting bats shall be completed by a qualified biologist within 14 days prior to demolition of the building at 1400 Page Mill Road, with particular attention to. the corrugated roofing. If bat roosts are detected the corrugated metal roofing in the roost area shall be removed by hand late in the day to allow any roosting bats to escape at a tinle of day that will help their survival. Due to restrictions of the California Health Department, direct contact by workers with any bat is not allowed. Effectiveness: Will reduce a potentially significant impact to less than significant levels by allowing roosting bats to escape prior to building demolition. Implementation: Measure shall be a condition of project approval ~nd shall be implemented by the Applicant. Timing: The pre-construction survey shall be completed within 14 days prior to the denlolition of the building at 1400 Page Mill Road. If necessary the corrugated roofing to be removed shall be removed in the late afternoon, evening or at night to allow bats to escape at a time When . they are normally foraging and less likely to succumb to exhaustion or predators. Monitoring: The Applicant shall provide the results of the pre-construction bat survey to the City. E. CULTURAL 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) Directly or indirectly destroy a local cultural resource that is recognized by City Coun~il 1,10 X resolution? b) Cause a substantial adverse change in the 1,2-MapLS X significance of an archaeological resource 1400 Page Mill Road Office Project Page 13 Initial Study Issues and Supporting Information Resources Sources Potentially Potentially Less Than No Significant Significant Significant Impact Would the project: Issues Unless Impact Mitigation Incorporated pursuant to 15064.5? c) Directly or indirectly destroy a unique 1,2-MapLS X paleontological resource or site or unique geologic feature? d) Disturb any human remains, including those 1,2-MapLS X interred outside of formal cemeteries? e) Adversely affect a historic resource listed or 1,2-MapL7, X f) eligible for listing on the National and/or 10 California Register, or listed on the City's Historic Inventory? Eliminate important examples of major periods 1 X of California history orprehistory? DISCUSSION: The project is located in an area ,designated as having Moderate Sensitivity for having Archaeological Resources .. The proposed project involves construction activities within a fully developed and previously disturbed site, but would include grading for a new below-grade garage. The proposed project is not anticipated to create any cultural impacts in the affected area. For all projects, if during grading and construction activities, any archaeological or human remains are encountered, construction shall cease and a qualified archaeologist shall visit the site to address the find. The Santa Clara County Medical Examiner's office shall be notified to provide proper direction on how to proceed. If any Native American resources are encountered during construction, construction shall cease immediately until a Native American descendant, appointed by the Native American Heritage Commission of the State of California, is able to evaluate the site and make further recommendations and be involved in mitigation planning. Mitigation Measures: None Required F. GEOLOGY, SOILS AND SEISMICITY Issues and Supporting Information Resources Sources Potentially Significant Issues Less Than Significant Impact No Impact Would the project: a) Expose people or structures to potential substantial adverse effects, including the risk of loss, in'u ,or death involvin : i) Rupture of a known earthquake fault, as delineated on the most recent Alquist-Priolo Earthquake Fault Zoning Map issued by the State Geologist for the area or based on other substantial evidence of a known fault? Refer to Division of Mines and 1400 Page Mill Road Office Project x Page 14 Initial Study Geology Special Publication 42. ii) Strong seismic ground shaking? 2-MapN10 X iii) Seismic-related ground failure, 2-MapNS X including liquefaction? iv) Landslides? 2-MapNS X b) Result in substantial soil erosion or the loss 1,5 X I of topsoil? c) Result in substantial siltation? 1, 5 X d) Be located on a geologic unit or soil that is 2-MapNS, X unstable, or that would become unstable as 5 a result of the project, and potentially result in on-or off-site landslide, lateral spreading, subsidence, liquefaction or collapse? e) Be located on expansive soil, as defined in 2-MapNS, X Table l'S-l-B of the Uniform Building 5 Code (1994), creating substantial risks to life or property? f) Have ~oils incapable of adequately 1, 5 X supporting the use of septic tanks or alternative waste water disposal systems where sewers are not available for the disposal of waste water? g) Expose people or property to major 1, 5 X geologic hazards that cannot be mitigated through the use of standard engineering design and seismic safety. techniques? DISCUSSION: Generally, the City of Palo Alto would experience a range from weak to very violent shaking in the event of a major earthquake along the San Andreas or Hayward fault. Although hazards exist, development would not expose people or property to major geologic hazards that cannot be addressed through the use of standard engineering design and seismic safety techniques, as required by bUilding codes. With proper engineering new development is not expected to result in any significant adverse short or long-term impacts related to geology, soils or seismicity. The project site is partially (rear section of surface parking lot) located in an area with expansive soils, and fully within an area with weak seismic ground shaking. In addition, the site has a high potential for surface rupture along fault traces and potential for earthquake induced landslides where the site is sloped. The new building is required to be constructed to meet the current building code standards and the project is not anticipated to create any new geology, soils and seismicity impacts. Mitigation Measures: None Required 1400 Page Mill Road Office Project Page 15 Initial Study - G ' GREENHOUSE GAS EMISSIONS . Issues and Supporting Information Resources Sources Potentially Potentially Less Than No Significant Significant Significant Impact Would the project: Issues Unless Impact Mitigation Incorporated a) Generate greenhouse gas emissions, either 1,5,9 X directly or indirectly, that may have a significant impact on the environment? b) Conflict with any applicable plan, policy or 1,5,9 X regulation of an agency adopted for the purpose of reducing the emissions of greenhouse gases? DISCUSSION: The San Francisco Bay Area Air Basin (SFBAAB) is currently designated as a nonattainment area for state and 'national ozone standards and national particulate matter ambient air quality standards. SFBAAB's nonattainment status js attributed to the region's development history. Past, present and future development projects contribute to the region's adverse air quality impacts on a cumulative basis. By its very nature, air pollution is largely a cumulative impact No single project is sufficient in size to, by itself, result in nonattainment of ambient air quality standards. Instead, a project's individual emissions contribute to existing cumulatively significant adverse air quality impacts. If a project's contribution to the cumulative impact is considerable, then the project's impact on air quality would be considered significant. The Bay Area Air Quality Management District's (BAAQMD) approach to developing a Threshold of Significance for Green House Gas (GHG) emissions is to identify the emissions level for which a project would not be expected to substantially conflict with existing California legislation adopted to reduce statewide GHG emissions needed to move us towards climate stabilization. If a project would generate GHG emissions above the threshold level, it would be considered to contribute substantially to a cumulative impact, and would be considered significant. The Thresholds of Significance for operational-related GHG emissions are: • For land use development projects, the threshold is compliance with a qualified GHG reduction Strategy; or annual emissions less than 1,100 metric tons per year (MT/yr) of C02e; or 4.6 MT C02e/SP/yr (residents + employees). Land use development projects include residential, commercial, industrial, and public land uses and facilities. • For stationary-source projects, the threshold is 10,000 metric tons per year (MT/yr) of C02e. Stationary-source projects include land uses that would accommodate processes and equipment that emit GHG emissions and would require an Air District permit to operate. If annual emissions of operational-related GHGs exceed these levels, the proposed project would result in a cumulatively considerable contribution of GHG emissions and a cumulatively significant impact to global climate change. The BAAQMD has established project level screening criteria to assist in the evaluation of impacts. If a project meets the screening criteria and is consistent with the methodology used to develop the screening criteria, then the project's air quality inlpacts may be considered less than significant. Below are some screening level examples taken from the BAAQMD CEQA Air Quality Guidel~nes, 06/2010 (Table 3-1, Operational-Related Criteria Air Pollutant and Precursor Screening Level Sizes). 1400 Page Mill Road Office Project Page 16 Initial Study Land Use Type Operational GHG Screening Size ** Single-family 56 du Apartment, low-rise 78 du Apartment, mid-rise 87du Condo/townhouse, general 78 du City park 600 acres Day-care c~nter 11,000 sf General office building 53,000 sf Medical office building 22,000 sf Office park SO,OOO sf Quality restaurant 9,000 sf * *If project size is => screening size, then it is considered significant. The proposed project replaces the existing square footage of the two existing buildings which is consolidated into one new building. The replacement project is anticipated to have the same or better GHG emissions as the existing conditions. Because the replacement project is the same square footage and use as the existing condition, no new vehicle trips beyond the existing conditions are expected. During the construction phase of the project there would be a temporary increase in emissions; this discussion is provided in the Air Quality section of this report. Mitigation Measures: None Required H. HAZARDS AND HAZARDOUS MATERIALS Note: Some of the thresholds can also be dealt with under a topic heading of Public Health and SafelJ! if the primary issues are related to a subject other than hazardous material use. 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 1,5 X environment through the routing transport, use, or disposal of hazardous materials? b) Create a significant hazard to the public or the 1,5 X environment through reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment? c) Emit hazardous emissions or handle hazardous 1,5 ·X or acutely hazardous materials, substances, or waste within one-quarter mile of an existing or proposed school? d) Construct a school on a property that is subject 1,5 X to hazards from hazardous materials contamination, emissions or accidental release? 1400 Page Mill Road Office Project Page 17 Initial Study e) Be located on a site which is included on a list 1,2-MapN9 X of hazardous materials sites compiled pursuant ,14 to Government Code Section 65962.5 and, as a result, would it create a significant hazard to the public or the environment? f) For a project located within an airport land use 1 X plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project result in a safety hazard for people residing or working in the prQject area? g) For a project within the vicinity of a private 1 X airstrip, would the project result in a safety hazard for people residing or working the project area? h) Impair implementation of or physically 1,2-MapN7 X i) j) interfere with an adopted ,emergency response plan or emergency evacuation plan? Expose people or structures to a significant risk 1,2-MapN7 X of loss, injury, or death involving wildland fires, including where wildlands are adjacent to urbanized areas or where residences are intermixed with wildlands? Create a significant hazard to the public or the 1,5,14 X environment from existing hazardous materials 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: Based on the information provided in the Phase ~ Enviromnental Assessment Update, the project site was originally used for farming related activities until the 1950s. The Hanover site was constructed in the 1960s and has been used primarily for office type uses. The 1400 Page Mill parcel was originally developed as a paved parking lot in the 1960s, and in the early 1980s was developed with the current office building. The conclusion of the assessment revealed no significant .recognized environmental conditions. The proposed project does not involve the use or creation of hazardous materials; all demolition and construction activities require' proper handling of all recognized hazardous material per . City development requirements. The project site is located along a primary evacuation route, and during the construction activities the developer will be required to comply ~ith construction logistics plan specific to the project. This plan is required for all maj or development projects that may impact public rights of ways during the construction phase of the project. The site is not located within or near the wildland fire danger area. The proposed project would have less than significant impacts with regard to public safety, hazards and hazardous materials. ' Mitigation Measures: None Required 1400 Page Mill Road Office Project Page 18 Initial Study I. 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 wasle 1,2,5 X discharge requirements? b) Substantially deplete groundwater supplies or 2-MapN2 X interfere substantially with groundwater recharge such that there would be a net deficit in aquifer volume or a lowering of the local groundwater table level (e.g., the production 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 been granted)? c) Substantially alter the existing drainage pattern 1,5 X 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 erosion or siltation on-, or off-site? d) Substantially alter the existing drainage pattern 1,5 X 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 in flooding on-or off-site? e) Create or contribute runoff water which would 1,5 X exceed the capacity of existing or planned stormwater drainage systems or provide substantial additional sources of polluted runoff? t) Otherwise substantially degrade water quality? 1,5 X g) Place housing within a 100-year flood hazard 2-MapN6 X area as mapped ona federal Flood Hazard Boundary or Flood Insurance Rate Map or other flood hazard delineation map? h) Place within a lOO-year flood hazard area 2-MapN6 X structures which would impede or redirect flood flows? i) Expose people or structures to a significant risk 2-MapNS X of loss, injury or death involve flooding, including flooding as a result of the failure of a levee or dam or being located within a lOO-year flood hazard area? j) Inundation by seiche, tsunami, or mudflow? 2-MapN6 X k) Result in stream bank instability? 1,5 X DISCUSSION: All development is required to comply with building codes that address flood safety issues. Development projects are required to implement Best Management Practices. (BMPs) for construction 1400 Page Mill Road Office Project Page 19 Initial Study activities as specified by the California Storm Water Best Management Practices Handbook (CASQA, 2003) and/or the Manual of Standards for Erosion and Sediment Control Measures (ABAG, 1995). All projects are required to comply with The BMPs include measures guiding the management and operation of construction sites to control and minimize the potential contribution of pollutants to storm runoff from these areas. These nleasures address procedures for controlling erosion and sedimentation and managing all aspects of the construction process to ensure control of potential water pollution sources. All development projects must comply with all City, State and Federal standards pertaining to storm water run-off and water quality. . Mitigation Measures: None Required J. 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? 1,5 X b) Conflict with any applicable land use plan, 1,2,3,4,5 X policy, or regulation of an agency with jurisdiction over the project (including, but not limited to the general plan, specific plan, local coastal program, or zoning ordinance) adopted for the purpose of avoiding or mitigating an environmental effect? c) Conflict with any applicable habitat 1,2 X conservation plan or natural community conservation plan? d) Substantially adversely change the type or 1,5 X intensity of existing or planned land use in the area? e) Be incompatible with adjacent land uses or with 1,5 X the general character of the surrounding area, including density and building height? f) Conflict with established residential, 1,5 X recreational, educational, religious, or scientific uses of an area? g) Convert prime farmland, unique farmland, or 1,2,3 X farmland of statewide importance (farmland) to non-agricultural use? DISCUSSION: The proposed commercial project, replacing the existing buildings with the same commercial uses , would not create any new compatibility issues with the existing office land uses in the immediate vicinity. The site improvements are intended to compliment and enhance the existing conditions and are not anticipated to create any land use impacts. Mitigation Measures: None Required 1400 Page Mill Road Office Project Page 20 Initial Study K. MINERAL RESOURCES Issues and Supporting Information Resources Sources Potentially Potentially Less Than No Impact Significant Significant Significant Would the project: Issues Unless Impact Mitigation Incorporated a) ,)Result in the loss of availability of a known 1,2 mineral resource that would be of value to the region and the residents of the state? b) Result in the loss of availabHity of a locally-1,2 important mineral resource recovery site delineated on a local general plan, specific plan 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 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 Required. L. NOISE X X Issues and Supporting Information Resources Sources Potentially Potentially Less Than No Impact Significant Significant Significant Would the project: Issues Unless Impact Mitigation Incorporated a) Exposure of persons to or generation of noise 1,2,12 X levels in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies? b) Exposure of persons to or generation of 1,2,12 X excessive ground borne vibrations or gr<?und borne noise levels? c) A substantial permanent increase in ambient 1,2,12 X noise levels in the project vicinity above levels existing without the project? d) A substantial temp'orary or periodic increase in 1,2,12 X ambient noise levels in the project vicinity above levels existing without the project? e) For a project located within an airport land use 1 X plan or, where such a plan has not been adopted, would the project expose people residing or working in the project area to excessive noise levels? f) For a project within the vicinity of a private 1 X airstrip, would the project expose people residing or working in the project area to excessive noise levels? g) Cause the average 24 hour noise level (Ldn) to 1 X 1400 Page Mill Road Office Project Page 21 Initial Study Issues and Supporting Informati()n Resources Sources Potentially Potentially Less Than No Impact Significant· Significant Significant Would the project: Issues Unless Impact Mitigation Incorporated increase by 5.0 decibels (dB) or more in an 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 X an existing residential area, thereby causing the Ldn in the area to exceed 60 dB? i) Cause an increase of 3.0 dB or more in an 1 X existing residential area where the Ldn currently exceeds 60 dB? j) Result in indoor noise levels for residential 1 X development to exceed an Ldn of 45 dB? k) Result in instantaneous noise levels of greater 1 X l) than 50 dB in bedrooms or 55 dB in other rooms in areas with an exterior Ldn of 60 dB or greater? Generate construction noise exceeding the 1,12 X daytime background Leq at sensitive receptors by 10 dBA or more? DISCUSSION: All development, including construction activities, must comply with the City's Noise Ordinance (P AMC Chapter 9.10), which restricts the timing and overall noise levels associated with construction activity. Short-term temporary construction noise that complies with the Noise Ordinance would result in impacts that are expected to be less than significant. The proposed commercial project, replacing the existing buildings with the same commercial uses, would not create any new significant noise impacts. Mitigation Measures: None Required M. POPULATION AND HOUSING Issues and Supporting Information Resources Sources Potentially Potentially Less Than No Impact Significant Significant Significant Would the project: Issues Unless Impact Mitigation Incorporated a) Induce substantial population growth in an 1 X area, either directly (for example, by proposing new homes and businesses) or indirectly (for example, through extension of roads or other infrastructure)? b) Displace substantial numbers of existing 1, 5 X housing, necessitating the construction of replacement housing elsewhere? c) Displace substantial numbers of people, 1, 5 X necessitating the construction of replacement housing elsewhere? d) Create a substantial imbalance between 1, 5 X employed residents and jobs? e) Cumulatively exceed regional or local 1 X 1400 Page Mill Road Office Project Page 22. Initial Study '. Issues and Supporting Information Resources Sources Potentially Significant Potentially Less Than No Impact Significant Significant Would the project: Issues Unless Impact Mitigation Incorporated population projections? DISCUSSION: The proposed commercial project, replacing the existing buildings with the same commercial uses and at the same square footage, is not anticipated to have any impacts on the city population and housing. Mitigation Measures: None Required N. PUBLIC SERVICES Issues and Supporting Information Resources Sources Potentially Potentially Less Than No Impact 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 environinental impacts, in order to maintain acceptable service ratios, response times or other performance objectives for any of the public services: a) Fire protection? 1 X b) Police protection? 1 X c) Schools? J X d) Parks? 1 X e) Other public facilities? 1 X DISCUSSION: The proposed project is located within a fully developed and already serviced area. The project's needs can be accommodated by the existing services and does not require any expansion of facilities and services. The project is anticipated to have no significant impacts upon the existing public services of the City. Mitigation Measures: None Required o. 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 1 X 1400 Page Mill Road Office Project Page 23 Initial Study Issues and Supporting Information Resources Sources Potentially I Potentially Less Than No Impact Significant Significant Significant Would the project: Issues Unless Impact Mitigation Incorporated existing neighborhood and regional parks or other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated? b) Does the project include recreational 1 X a) b) c) d) facilities or require the construction or expansion of recreational facilities which might have an adverse physical effect on the environment? DISCUSSION: The proposed commercial project, replacing the existing buildings with the same commercial uses and at the same square footage, is not anticipated to generate a significant number of new users so as to create impacts to the existing City recreational facilities. Mitigation Measures: None Required P. TRANSPORTATION AND TRAFFIC Issues and Supporting Information Sources Potentially Potentially Less Than No Impact Resources Significant Significant Significant Issues Unless Impact Would the project: Mitigation Incorporated Exceed the capacity of the existing 1,5,6 X circulation system,.based on an applicable measure of effectiveness (as designated in a general plan policy, ordinance, etc.), taking into account all relevant components of the circulation system, including but not limited to intersections, streets, highways and freeways, pedestrian and bicycle paths, and mass transit? Conflict with an applicable congestion 1,5,6 X management program, including but not limited to level of service standards and travel demand measures, or other standards established by the county congestion management agency for designated roads or highways? Result in change in air traffic patterns, 1;5 X including either an increase in traffic levels or a change in location that results in substantial safety risks? Substantially increase hazards due to a 1,5 X design feature (e.g., sharp curves or dangerous intersec~ions) or incompatible 1400 Page Mill Road Office Project Page 24 Initial Study Issues and Supporting Information Sources Potentially Potentially Less Than No Impact Resources Significant Significant Significant Issues Unless Impact Would the project: Mitigation Incorporated uses (e.g., farm equipment)? e) Result in inadequate emergency access? 1,5 'X f) Result in inadequate parking capacity that 1,5,6 X impacts traffic circulation and air quality? g) Conflict with adopted policies, plans, or 1,2,5,6 X programs supporting alternative transportation (e.g., pedestrian, transit & bicycle facilities)? h) Cause a local (City of Palo Alto) 1,5,6 ' X intersection to deteriorate below Level of Service (LOS) 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 1,5,6 X at LOS E or F to deteriorate in the average stopped delay for the critical movements by four seconds or more? j) Cause a regional intersection to deteriorate 1,5,6 X from an LOS E or better to LOS F or cause 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? k) Cause a freeway segment to operate at LOS 1,5,6 X F or contribute traffic in excess of 1 % of segment capacity to a freeway segment already operating at LOS F? 1) Cause any change in traffic that would increase the Traffic Infusion on Residential 1,5,6 X Environment (TIRE) index by 0.1 or more? m) Cause queuing impacts based on a 1,5,6 X comparative analysis between the design queue length and the available queue storage capacity? Queuing impacts include, but are not limited to, spiUback queues at project access locations; queues at tum 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 1,5,6 X planned pedestrian or bicycle facilities? 0) Impede the operation of a transit system as 1,5,6 X a result of congestion? p) Create an operational safety hazard? 1,5 X 1400 Page Mill Road Office Project Page 25 Initial Study DISCUSSION: The proposed project replaces the existing two office buildings with the same type of office Use and floor area. The replacement project is not anticipated to create any new vehicle trips would not create any new impacts to the surrounding traffic patterns. The project would be fully parked on-site and provides bike parking and showering facilities to encourage alternative modes of transportation. The project includes a pedestrian path connecting the building with the Page Mill Road sidewalk that would facilitate quicker access to and from the building for those taking the bus and shuttle that stops on Hanover Street. The proposed project does not encourage growth and development and is not anticipated to create significant traffic and transportation impacts. . Mitigation: None Required Q. 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 1,5 X the applicable Regional Water Quality Control Board? b) Require or result in the construction of new 1,5 X water or wastewater treatment facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? c) Require or result in the construction of new 1,5 X storm water drainage facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? d) Have sufficient water supplies available to 1,5 i X serve the project from existing entitlements and resources, or are new or expanded entitlements needed? e) Result in a determination by the wastewater 1,5 X treatment provider which Serves or may serve the project that it has inadequate capacity to serve the project'sprojected demand in addition to the provider's existing commitments? t) Be served by a landfill with sufficient 1,5 X pennitted capacity to accommodate the project's solid waste disposal needs? g) Comply with federal, state, and local statutes 1,5 X and regulations related to solid waste? h) Result in a substantial physical deterioration 1,5 X of a public facility due to increased use as a 1400 Page Mill Road Office Project Page 26 Initial Study - Issues and Supporting Information Resources Sources Potentially Potentially Less Than No Impact Significant Significant Significant Would the project: Issues Unless Impact Mitigation Incorporated result of the project? DISCUSSION: The proposed project is located within a fully developed and already servic'ed area. The utility related n~~ds of the replacement commercial building can be accommodated by the existing infrastructure and does not require any expansion of facilities and services. The project is anticipated to have no significant increase in the demand on existing utilities and service systems or impacts to these services. Mitigation Measures: None Required 1400 Page Mill RoadOfflce Project Page 27 Initial Study R.· 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 1,2,3,4,5,10 X degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or H;nimal community, reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples ofthe major periods of California history or prehistory? b) Does the project have impacts that are 1 X c) individually limited, but cumulatively considerable? ("Cumulatively considerable" means that the incremental effects of a project are considerable when viewed in connection with the effects of past projects, the effects of other current projects, and. the effects of probable future projects)? . Does the project have environmental eff~cts 1,5" X which will cause substantial adverse effects on human beings, either directly or indirectly? DISCUSSION: The proposed project in not anticipated to create environmental impacts that would result in negative impacts to human beings. As discussed in the Biological Resources section, this project may have' impacts to nesting birds and roosting bats, but mitigation has been provided to avoid significant impacts. The project's cumulative impacts are limited to the GHG emissions. A project of this Scope is not anticipated to create cumulatively considerable impacts of any other nature. S~e the Greenhouse' Gas Emissions section for further discussion. " 1400 Page Mill Road Office Project Page 28 Initial Study SOURCE REFERENCES 1. Project Planner's knowledge of the site and the proposed project 2. Palo Alto Comprehensive Plan, 1998-2010 3. Palo Alto Municipal Code, Title 18 -Zoning Ordinance 4. Palo Alto Tree Technical Manual; Municipal Code Chapter 8.10.030, June 2001 5. Project Plans, June 25, 2013 (Received July 3, 2013) 6. Transportation Circulation and Site Plan Evaluation for 1400 Page Mill Road, June 18, 2013, prepared by Fehrs & Peers 7. NotUsed 8. Biological Resources Assessment for the 'Page Mill Hanover Site, June 19, 2013, prepared by TRA Environmental Services, Inc. 9. California Environmental Qualiti Act Air Quality Guidelines, June 2010 10. Palo Alto Historic Resources Inventory 11. Alquist-Priolo Earthquake Fa~lt Zoning Map 12. Palo Alto Municipal Code, Section 9. 1 O-Noise Ordinance 13. Tree Survey Report, February 8, 2013, prepared by Arbor Resources 14. Phase I Environmental Site Assessment Update, April 29, 2013, prepared by Cornerstone Earth Group 1400 Page Mill Road Office Project Page 29 Initial Study 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 the project have been made by or agreed to by the project proponent. A MITIGATED X NEGATIVE DECLARATION will be prepared. I find that the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT 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 a:dequately 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 DECLAR,ATION, including revisions or mitigation measures that are imposed upon the proposed project, nothing further is required. Date 1400 Page Mill Road Office Project Page 30 Initial Study