HomeMy WebLinkAbout2013-10-17 Architectural Review Board Agenda Packet
City of Palo Alto Page 1
=================MEETINGS ARE CABLECAST LIVE ON GOVERNMENT ACCESS CHANNEL 26======================
Thursday, October 17, 2013
REGULAR MEETING - 8:30 AM
City Council Chambers, Civic Center, 1st Floor
250 Hamilton Avenue
Palo Alto, CA 94301
ROLL CALL:
Board members: Staff Liaison:
Clare Malone Prichard (Chair) Russ Reich, Senior Planner
Lee Lippert (Vice Chair)
Alexander Lew Staff:
Randy Popp Diana Tamale, Administrative Associate
Robert Gooyer Amy French, Chief Planning Official
Elena Lee, Senior Planner
Jason Nortz, DS Planning Manager
Clare Campbell, Planner
Jodie Gerhardt, Senior Planner
PROCEDURES FOR PUBLIC HEARINGS
Please be advised the normal order of public hearings of agenda items is as follows:
Announce agenda item
Open public hearing
Staff recommendation
Applicant presentation – Ten (10) minutes limitation or at the discretion of the Board.
Public comment – Five (5) minutes limitation per speaker or limitation to three (3)
minutes depending on large number of speakers per item.
Architectural Review Board questions of the applicant/staff, and comments
Applicant closing comments - Three (3) minutes
Close public hearing
Motions/recommendations by the Board
Final vote
ORAL COMMUNICATIONS. Members of the public may speak to any item not on the
agenda with a limitation of three (3) minutes per speaker. Those who desire to speak must
complete a speaker request card available from the secretary of the Board. The Architectural
Review Board reserves the right to limit the oral communications period to 15 minutes.
ARCHITECTURAL REVIEW BOARD
AGENDA
City of Palo Alto Page 2
APPROVAL OF MINUTES.
October 3, 2013
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. 3445 Alma Street [13PLN-00421]: Request by MCG Architecture, on behalf of Alma Trestle
LLC, for Architectural Review and a Sign Exception, of the installation of two projecting signs
on a 50,500 sq. ft. two-story mixed use building at the Alma Village development. Zone
District PC-4956. Environmental Assessment: Exempt from the provisions of the California
Environmental quality Act (CEQA) per CEQA Guidelines Section 15301 (Existing Facilities).
2. 518-526 Bryant Street [13PLN-00225]: Request by VKK Signs, for Architectural Review of a
building sign program with Sign Exceptions to allow the installation of five projecting wall
signs for five commercial tenants in the CD-C(GF)(P) zone district. Environmental Assessment:
Exempt from the provisions of CEQA, 15301 (Existing Facilities).
CONTINUED BUSINESS:
Major Reviews:
3. 405 Curtner Avenue [13PLN-00098]: Request by Salvatore Caruso on behalf of Zhen Zhen Li
for Architectural Review of a new 7,425 sq. ft., three-story building with six residential
condominium units on a vacant, 12,375 sq. ft. site. Zone District: Residential Multiple-Family
(RM-30). Environmental Assessment: Exempt from the provisions of the California
Environmental quality Act (CEQA) per CEQA Guidelines Section 15303. This item was
continued from the ARB meeting of September 19, 2013.
4. 636 Waverley Street [13PLN-00262]: Request by Hayes Group Architects for a Major
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 September 19, 2013.
NEW BUSINESS:
Preliminary Review:
5. 3225 El Camino Real [13PLN-00344]: Request by the Hayes Group Architects on behalf of
De Anza Properties for preliminary Architectural Review of a new four story mixed use
building with one level of below grade parking on an approximately 29,962 square foot parcel.
Zone District: Service Commercial (CS).
City of Palo Alto Page 3
Minor Reviews:
6. 101 Lytton [11PLN-00045]: Request by Ted Korth of Korth, Sunseri, Hagey Architects for
Minor Architectural Review Board review for minor rooftop revisions to the previously
approved four story mixed use building. Zone District: PC 5158. Exempt from the provisions of
CEQA per 15301.
7. 301 High Street [13PLN-00219]: Request by Hayes Group Architects, on behalf of California
Skin Institute, for a Minor Architectural Review to allow exterior modifications and a 200 sq. ft.
addition to an existing 6,255 sq. ft. commercial building and grandfathered facility. The request
includes a Design Enhancement Exception to allow a 14-foot encroachment into the side yard
daylight plane for a new roof top equipment enclosure. 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.
8. 1700 Embarcadero Road [09PLN-00175]: Staybridge Suites Hotel on Mings Site and Design
Review plan revision. Application was approved by Council by Record of Land Use Action.
The Board had recommended approval of the project (4-0-1-0) with an additional condition to
return to the ARB Subcommittee to review revised plans. Revisions are minor but extensive.
BOARD MEMBER BUSINESS AND ANNOUNCEMENTS.
9. Election of Chair and Vice Chair.
REPORTS FROM OFFICIALS.
Subcommittee Members: Lee Lippert and Randy Popp
SUBCOMMITTEE:
10. 180 El Camino Real [12PLN-00382]: Request by Macy’s of behalf of the Board of Trustees
for the Leland Stanford Junior University for a second review of changes to the north and east
elevations, roof changes, and revised bicycle and bench placement for a previously approved
commercial project (Bloomingdale’s) in the Community Commercial (CC) zoning district.
STAFF ARCHITECTURAL REVIEW:
Project Description: Installation of one new carport within the existing site parking lot
Applicant: Catherine Capriles
Address: 2675 Hanover Street [13PLN-00380]
Approval Date: 9/17/13
Request for hearing deadline: 9/30/13
Project Description: Conditional Use Permit to allow wine and beer tasting at an existing retail store
(Ernie’s @Century Wine and Spirits)
Applicant: Antony Puthanpurayil
Address: 3163 Middlefield Road (Ernies at Century Wine and Liquor), [13PLN-00317]
Approval Date: 10/3/13
Request for hearing deadline: 10/16/13
City of Palo Alto Page 4
Project Description: Installation of one internally-illuminated individual channel letter “Body Kneads
Spa” wall sign
Applicant: Ningzhi Hu
Address: 810 San Antonio Road [13PLN-0034]
Approval Date: 10/3/13
Request for hearing deadline: 10/16/13
Project Description: Installation of two wall signs on the existing upper wall of the Tesla automobile
dealership
Applicant: David McVey
Address: 4180 El Camino Real [13PLN-00353]
Approval Date: 10/3/13
Request for hearing deadline: 10/16/13
Project Description: Re-facing of one existing monument
Applicant: Vivian Jones
Address: 1651 Page Mill Road [13PLN-00371]
Approval Date: 10/8/13
Request for hearing deadline: 10/21/13
Project Description: Replacement signage for an existing Arco gas station in the PC-1417 zone district
Applicant: Stantec Architecture
Address: 699 San Antonio Road [13PLN-00336]
Approval Date: 10/8/13
Request for hearing deadline: 10/21/13
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.
CITY OF
PA LO
ALT O
Architectural Review Board
Staff Report
Agenda Date: October 17,2013
To:
From:
Subject:
Architectural Review Board
Elena Lee, Senior Plan,ner Department: Planning and
Community Environment
3445 Alma Street lI3PLN-00421]: Request by MCG Architecture, on behalf of
Alma Trestle LLC, for Architectural Review and a Sign Exception, to allow to the
installation of two projecting signs and two wall signs on a 50,500 sq. ft. two-story
mixed use building at the Alma Village development. Zone District: PC-4956.
Environmental Assessment: Exempt from the provisions of, the California
Environmental quality Act (CEQA) per CEQA Guidelines Section 15301 (Existing
Facilities ).
RECOMMENDATION
Staff recommends the Architectural Review Board (ARB) recommend approval of the proposed
master sign program to the Director of Planning and Community Environment (Director), based
upon the ARB Approval Findings in Attachment A and as modified by the conditions of approval
in Attachment C.
BACKGROUND
Project Description
The applicant is requesting Architectural Review and Sign Exception approval for two internally
illuminated projecting signs for the large mixed use building (Building A) at Alma Village. The
application also includes two halo illuminated wall signs that are consistent with the master sign
program approved for this site. The applicant is requesting the Sign Exceptions for two projecting
signs per July 18,2013 ARB Subcomnlittee recommendations regarding the signage. The second
blade sign was incorporated into the application in direct response to ARB. Subcommittee
feedback. The signage would be, for the new tenant, Grocery Outlet, who will occupy the first
floor of the building, previously occupied by Miki's Market. The site's Planned Community
Zoning (PC 4956) requires that the first floor of the mixed use building be occupied by a grocery
store. The commercial component of the 4.21 acre site is developed with (1) Building A, the
50,500 square foot two story mixed use building which includes a 17,000 square foot first Hoor
for a grocery store, an 18,200 square foot basement/garage, a 1,757 square foot second floor
community room and 14 below market rate rental units on the second floor, (2) Building B, a
smaller 5,580 square foot two story retail/office building, and (3) a small park. The residential
component of the site is developed with 37 single family residential units at the rear of the site.
13PLN-00241 Page 1 of 4
Entitlement History
The City Council adopted Planned Community (PC) Ordinance (Ordinance 4956) on May 14,
2007 (effective July 19, 2007) to allow the redevelopment of Alma Plaza into a residential and
commercial mixed use project. PC 4956 set forth land use types, conunercial floor area, housing
density, and number and location of below market rate (BMR) units, public benefits, including an
approxin1ately 9,000 sq. ft. park, grocery store and the community living room. A Site and
Design Review application and Tentative Map application were approved by the City Council on
January 26, 2008, consistent with the PC ordinance.
'A master sign program was approved for the site on August 8, 2012 following a hearing by the
ARB for Buildings A and B. The sign program specifically included provisions for three wall
signs and a sign exception for a fabric blade sign for Building A. The non illuminated fabric
blade sign is located on the northwest comer of the Alma Street frontage identifying "Alma
Village". A sign exception was required for the 104 square foot fabric blade sign because it
exceeded the maximum size allowed by the sign code for proj ecting signs and extended over both
the sidewalk and the top of the building. A subsequent approval was granted on November 8,
2012 following an ARB hearing to allow the "Alma Village" banner to be replaced with a "Miki's
Market" banner. However, the second banner was never installed before the business was closed.
DISCUSSION
The Alma Village Master Sign Program was approved to provide design standards for all signage
on the subject site to follow and streamline the approval process. Signs that are consistent with
the master program would be permitted with a building permit, subject to planning review. Both
wall signs are consistent with the master sign program and would be approvable with a building
permit. However, they are being included with this application to provide context. A new Sign
Permit Ex<;eption is required for the two projecting signs because of the increase in the number of
projecting signs and changes to the materials and appearance.
Wall Signs
The applicant is proposing to replace existing wall signs on Building A on the east elevation
facing the interior parking lot and the south elevation that would be visible to drivers going
northbound on Alma Street. The applicant is proposing to remove the wall sign on the Alma
Street (west) frontage with no replacement. Sign A is a 47.1 square foot chartnelletter sign
proposed for the east elevation. Sign B is a larger 72.1 square foot channel letter sign that is
otherwise identical for the south elevation to ensure better visibility to motorists driving
northbound on Alma Street. The channel letters are to be constructed of a three inch deep
aluminum letters and spaced one inch from the face of the building to allow the halo illumination
with LED lights. Both signs would consist of two parts. The top part of the sign would read
"Grocery Outlet" painted in a dark red (#3630-73) and "bargain market" would be placed directly
below painted in golden yellow (#3630-125), matching the corporate identity of the market. The
signs are illuminated in a way so that they will appear black with a soft glow around the edges as
shown on page 1 of the plan set.
The master sign program would allow a variety of sizes for the building. All wall signs are
required to be halo illuminated. The table below shows what the sign code permits, the master
sign permit allows and what the applicant is proposing for Building A.
13PLN-00241 Page 2 of4
Wall size Sign Code Master Sign Proposed Sign Conforms
(sq. ft.) Max. (sq. ft.) Program Max (sq. ft.)
(sq. ft.)
East Elevation 6976 195 151 47.1 (Sign A) Yes
South 2937 110 95 72.1 (Sign B) Yes
Elevation
West 6976 195 151 None N/A
Elevation
As shown above, both proposed wall signs are consistent with the Alma Village Master Sign
Program and the sign code.
Projecting Signs
As discussed above, the application proposes two projecting signs (Signs C and D) that would
require sign exceptions. The Sign Code allows projecting signs provided that they meet the
following criteria:
Height:
• Shall not exceed a height of twelve (12) feet
• Shall not extend above the top level of the wall upon or in front of which it is placed
• Shall have a minimum clearance of seven (7) feet to the sidewalk helow.
Area:
• Shall not exceed three (3) square feet in area
Location:
• Shall not extend over or above any public sidewalk or place unless situated under a
covering structure, such as a porch.
Number:
• Shall be only one projecting sign per building face.
A Sign Exception for the existing non-illuminated 104 square foot fabric banner sign was
approved previously because it exceeded the maximum size and height and extended above the
sidewalk and roof the building. The "Alma Village" banner is a red fabric banner with white
letters mounted on the corner by metal brackets. The applicant is now requesting approval to
install two projecting signs, both measuring 76 square feet, replacing the existing fabric banner.
The signs will be approximately 16 inches deep and extend approximately ten feet above the
building. A Sign Exception is required for the two signs because there are two projecting signs
proposed for the Alma Street face, both are larger than three square feet in area, are taller than 12
feet in height and extend over the sidewalk and above the building.
The two signs are the same size and similar in appearance. Sign C would be placed where the
existing banner sign is located and the Sign D would be placed on the southwest comer of the
building in a parallel location. Both signs, to be constructed primarily of a dark red (#3630-73)
painted aluminum, would consist of three pieces. The sign would consist of a 66 square foot (2
feet 10 inches by 23 feet 6 inch) long rectangle above and a smaller 10 square foot (2 feet 6 inch
13PLN-00241 Page 3 of4
by 4 foot) rectangle below, separated by a thin black painted aluminum reveal. The signs would
be secured to the building by four aluminum brackets offset by approximately 14 inches from the
wall and trellis. Similar to the existing sign, the new projecting signs would each be 26 feet tall
and would extend above the building roof.
The signs differ in their copy. Sign C would include 14 inch tall, one inch thick clear acrylic push
through letters in white that read "Grocery Outlet" on the top portion and "bargain market" on the
smaller bottonl portion in golden yellow. Sign D would function as an identifier for the
development. The larger top component of the sign would include letters that read "Alma
Village" also with 14 inch tall 1 inch deep push through letters in white. There would not be any
copy on the smaller bottom rectangle. The signs are designed with push through letters and will
be conditioned so that only the letters are illuminated. Staff believes that the signs are compatible
with the building and provide additional interest to the Alma Street elevation. The signs would
serve to provide better identification to the center, as well as the business.
Comprehensive Plan
The project design, as conditioned, and project intent are in general conformance with the
Comprehensive Plan and supported by Policy L-50. Policy L-50 encourages high quality signage
that is attractive, appropriate for the location and balances visibility needs with aesthetic needs.
The ARB is requested to weigh in on the balance between the business visibility and aesthetics
during discussion of the requested sign exceptions. Policy L-48 promotes high quality, creative
design and site planning that is compatible with surrounding development and public spaces.
ENVIRONMENTAL REVIEW
Pursuant to the requirements of the California Environmental Quality Act (CEQA), the project is
categorically exempt from CEQA, per Section 15301.
ATTACHMENTS
Attachment A:
Attachment B:
Attachment C:
Attachment D:
ARB Findings
Conditions of Approval/Sign Exception Findings
Location Map
Development Plans (Board Members Only)*
* Prepared by Applicant; all other attachments prepared by Staff
COURTESY COPIES
John(a)McNellis.conl
Scan((_~unitcdsign.ct
Psahakangas(q1.m.cgarchitecture.com.
bnlarconett(a)ci"2:o. conl
Prepared By:
Manager Review:
Elena Lee, Senior Planner -rJ--'
Steven Turner, Planning Manage~
13PLN-00241 Page 4 of4
ATTACHMENT A
FINDINGS FOR APPROVAL
ARCHITECTURAL REVIEW BOARD STANDARDS FOR REVIEW
3445 Alma Street/Alma Village Grocery Outlet
File No. 13PLN-000421
Architectural Review Findings
The design and architecture of the proposed improvements, as conditioned, complies with the
Findings for Architectural Review as required in Chapter 18.76 of the PAMC.
(1) The design is consistent and compatible with applicable elements of the Palo Alto
Comprehensive Plan. The project is consistent with Policy L-50: Encourage high quality signage
that is attractive, appropriate for the location and balances visibility needs with aesthetic needs.
The design of the signs, materials, and colors are attractive and appropriate for the buildings and
the surrounding area.
(2) The design is compatible with the immediate environment of the site. The design and
placement of the signs are consistent with the existing architectural style of the building. The
colors and materials have been designed to be compatible with the building.
(3) The design is appropriate to the function of the project, in that the signs provide identification
for the business for customers and visitors who are pedestrians or drivers.
(16) The Design is consistent and compatible with the purpose of architectural review as set forth
in subsection (a) in that the proposed sign promotes a visual environment which is of high
aesthetic quality and variety and which, at the same time, is considerate of others.
Architectural Review findings 4 through 15 are not applicable to the project.
3445 Alma Street
SIGN CODE EXCEPTION
ARCHITECTURAL REVIEW BOARD STANDARDS FOR REVIEW
3445 Alma Street/Alma Village.-Grocery Outlet
File No. 13PLN-000421
The following findings have been made to support the sign exception request to exceed the
maximum signage, as modified by the ARB approval conditions. The specific exception that has
been requested is for the following standard:
• To exceed the maximum size of three (3) square feet for projecting signs.
• To allow projecting signs that are more than twelve (12) feet in height
• To allow projecting signs to be extend over a public sidewalk without being placed
under a covering.
• To allow more than one projecting sign on a building face
(1) There are exceptional or extraordinary circumstances or conditions applicable to the
property involved that do not apply generally to property in the sanle district in that the
mixed use building is located directly adjacent to the public sidewalk along a very busy
intersection. The site has been granted a special site specific zoning designation
recognizing the uniqueness of the property and its location. This property serves as one
of the few neighborhood shopping centers within the City.
(2) The granting of the application is necessary for the preservation and enjoyment of a
substantial property right of the applicant and to prevent unreasonable property loss or
unnecessary hardships in that the visibility of signage is important for a retail business to
be easily identifiable and to attract customers. Because the building is located directly
adjacent to the public sidewalk, along a very busy intersection, t}:lere is limited visibility
for typical signs. The proposed signs have been carefully designed for compatibility with
the buildings and were reviewed and found consistent with the Architectural Review
findings as required by the Municipal Code.
(3) The granting of the application will not be detrimental or injurious to property or
improvements in the vicinity and will not be detrimental to the public health, safety,
general welfare or convenience in that the placement and appearance of the projecting
signs do not pose safety hazards nor do they detract from the subject building or
surrounding properties. The signs will not be detrimental to public health, safety, general
welfare or convenience. They will be securely placed in a location that will not provide
any conflicts with pedestrians, drivers, occupants, visitors or employees.
3445 Alma Street
ATTACHMENTB
DRAFT CONDITIONS OF APPROVAL
3445 Alma Street/Alma Plaza Projecting Signs
File No. 13PLN-000421
Department of Planning and Community Environment
Planning Division
1. The plans submitted to obtain all permits through the Building Inspection Division
shall be in substantial conformance with the revised plans, project details and
materials received on October 10,2013, except as modified to incorporate these
conditions of approval.
2. All conditions of approval shall be printed on the cover sheet of the plan set
submitted to obtain any permit through the Building Inspection Division.
3. Construction details, colors, materials, and placement of the shopping center signs
shall be submitted to the Planning Division for review prior to submittal of the
building permit.
4. Wall signs shall consist of halo illuminated channel letters, except for logo signs.
5. Only the letters of the projecting signs shall be illuminated. The background shall
consist of an opaque material so that it is not illuminated.
Ongoing Condition
6. Each tenant shall conform to the provisions of the Master Sign Program, as
illustrated in the plans dated received July 26, 2012. Any variation from this
program would need to be approved via the Architectural Review process.
Public Works Engineering
7. The contractor is required to obtain an encroachment permit if the sidewalk/ROW
will be used for the installation of the signs
The City of
Palo Alto
Attacmnent C
Location Map
This map is a product of the
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C I T Y OF
PALO
A TO
Agenda Date:
To:
From:
Subject:
October 17, 2013
Architectural Review Board
Clare Campbell, Planner
Architectural Review Board
StaffRe ort
Department: Planning and
Community Environment
518-526 Bryant Street [13PLN-00225]: Request by VKK Signs, for
Architectural Review of a building sign program with Sign Exceptions to allow
the installation of five proj ecting wall signs for five commercial tenants in the CD
C(GF)(P) zone district. Environmental Assessment: Exempt from the provisions
of CEQ A, 15301 (Existing Facilities).
RECOMMENDATION
Staff recommends that the Architectural Review Board (ARB) recommend the Director of Planning
and Community Environment approve the proposed project based upon draft findings (Attachments
A & B) and subject to the conditions of approval (Attachment C).
BACKGROUND
Site Information
The project site is located in Downtown Palo Alto in the middle of the 500 block of Bryant Street.
The site is flanked by an existing one-story retail building to the left and a four-story retail and office
building to the right, separated by an alley. The existing building was constructed in the mid-193 0' s
and was considered potentially eligible for the California Register of Historic Resources in 1998.
The site is developed with four retail storefronts along Bryant Street and a restaurant at the rear of
the building that is accessed by the alley; the upstairs area provides office space.
Project Description
The proposed project would be a master sign program for five projecting signs for each of the
ground-floor tenants. All five of the proposed projecting signs are two squarefeet (13" x 19.25") and
would be mounted using a black powder-coated finish decorative bracket. The individual signs for
the current tenants are unique in their content, including color, fonts and layouts. The new signage
would not be illuminated.
Proj ect Review
Applications for the location and construction of signs are typically classified as minor architectural
review projects. Minor projects are usually reviewed at stafflevel without a public hearing, although
Page 1
any member of the public may request a hearing once a decision has been made. However, requests
for Sign Exceptions are required to be reviewed by the ARB,per Palo Alto Municipal Code (P AMC)
Section 16.20.040.
DISCUSSION
Compliance with Palo Alto's Sign Ordinance
The standards for a projecting sign, as specified in Palo Alto Municipal Code Section 16.20.140, are
listed below along with the proposed project's compliance.
(l) Area. No such sign shall exceed three square feet in area. Complies; the proposed signs are
two square feet.
(2) Height. No part of any projecting sign shall exceed a height of twelve feet, nor shall any part
of such sign extend above the top level of the wall upon or in front of which it is situated. Any such
sign over any public or private sidewalk or walkway shall have a minimum clearance below the sign
of eight feet. Complies; the top of the sign mounting bracket is 11 feet above grade.
(3) Location. No such sign shall be placed over or above any public sidewalk or other public
place unless the sign is situated under a marquee, porch, walkway covering or similar covering
structure. Does not comply; there is no covering structure.
(c) Number. Subject to the provisions of Section 16.20.170 there may be no more than one
projecting sign for each place of business for each building face. Complies; one sign is proposedfor
each of the five businesses.
(d) Multisided Projecting Signs. Projecting signs constructed back-to-back, with faces in
approximately parallel planes (such as on both sides of a single panel) shall count as only one sign
both as to number and area (i.e., only one side need be counted). Every other projecting sign having
multiple sides or faces, including a sign constructed in the form of a cylinder or sphere or similar
figure, shall be limited in total area to that set forth above. Complies.
Sign Exception Findings
In order to support the Sign Exception the three findings below must be made. The ARB is requested
to assist staff in making the required findings to support the project. Attachment B provides draft
sign exception findings that may be modified by the ARB.
(l) There are exceptional or extraordinary circumstances or conditions applicable to the property
involved that do not apply generally to property in the same district;
(2) The granting of the application is necessary for the preservation and enjoyment of a substantial
property right of the applicant and to prevent unreasonable property loss or unnecessary hardships;
and
Page 2
(3) The granting of the application will not be detrimental or injurious to property or improvements
in the vicinity and will not be detrimental to the public health, safety, general welfare or
convenIence.
Comprehensi ve Plan
The project design, as conditioned, and intent is in general conformance with the Comprehensive
Plan and is supported by Policy L-50, which encourages high quality signage that is attractive,
appropriate for the location and balances visibility needs with aesthetic needs.
ENVIRONMENTAL REVIEW
Pursuant to the requirements of the California Environmental Quality Act (CEQA), the Project is
categorically exempt from CEQA, per Section 15311.
ATTACHMENTS
Attachment A:
Attachment B:
Attachment C:
Attachment D:
Attachment E:
Attachment F:
ARB Findings
Draft Sign Exception Findings
Conditions of Approval
Images of Building
Project Letter*
Development Plans (Board Members Only)*
* Prepared by Applicant; all other attachments prepared by Staff
COITRTESY COPIES
Dan Kitzmiller, VKK Signs; dan@vkksigns.com
Dan Cloutier, dcloutier@kensonventures.com
Prepared By: Clare Campbell, Pl~
Manager Review: Amy French, AICP, Chief Planning Official ~
Page 3
ATTACHMENT A
DRAFT
FINDINGS FOR APPROV AL
ARCHITECTURAL REVIEW BOARD STANDARDS FOR REVIEW
518-526 Bryant Street [13PLN-00225]
The design and architecture of the proposed project, as conditioned, complies with the Findings
for Architectural Review as required in PAMC Chapter 18.76.
(1) The design is consistent and compatible with applicable elements of the Palo Alto
Comprehensive Plan. This finding can be made in the affirmative in that the project
incorporates quality design that conforms with Comprehensive Plan policies that
encourage high quality signage that is attractive, appropriate for the location and
balances visibility needs with aesthetic needs.
(2) The design is compatible with the immediate environment of the site. This finding can
be made in the affirmative in that the proposed design of the signs are appropriate for
the downtown retail/commercial setting.
(3) The design is appropriate to the function of the project. This finding can be made in, the
affirmative in that the signs are not excessive for the intended use.
(4) In areas considered by the board as having a unified design character or historical
character, the design is compatible with such character. This finding can be made in
the affirmative in that the project is generally consistent with the Downtown Urban
Design Guide and is pedestrian oriented.
(5) The design promotes harmonious transitions in scale and character in areas between
different designated land uses. This finding is not applicable to this project.
(6) The design is compatible with approved improvements both on and off the site. This
finding can be made in the affirmative in that the project, with its scale and design, is
compatible with the renovated building and the surrounding commercial sites.
(7) The planning and siting of the various functions and buildings on the site create an
internal sense of order and provide a desirable environment for occupants, visitors and
the general community. This finding is not applicable to this project.
(8) The amount and arrangement of open space are appropriate to the design and the
function of the structures. This finding is not applicable to this project.
(9) Sufficient ancillary functions are provided to support the main functions of the project
and the same are compatible with the project's design concept. This finding is not
applicable to this project.
(10) Access to the property and circulation thereon are safe and convenient for pedestrians,
cyclists and vehicles. This finding is not applicable to this project.
Page 1 of2
ATTACHMENT A
(11) Natural features are appropriately preserved and integrated with the project. This
finding is not applicable to this project.
(12) The materials, textures, colors and details of construction and plant material are
appropriate expression to the design and function. This finding can be made in the
affirmative, see Findings 2, 3, and 4 above.
(13) The landscape design concept for the site, as shown by the relationship of plant masses,
open space, scale, plant forms and foliage textures and colors create a desirable and
functional environment. This finding is not applicable to this project.
(14) Plant material is suitable and adaptable to the site, capable of being properly
maintained on the site, and is of a variety which would tend to be drought-resistant to
reduce consumption of water in its installation and maintenance. This finding is not
applicable to. this project.
(15) The project exhibits green building and sustainable design that is energy efficient,
water conserving, durable and nontoxic, with high-quality spaces and high recycled
content materials. This finding is not applicable to this project. The scope of the
project is small and there is limited opportunity to incorporate green building design
into the sign installations.
(16) The design is consistent and compatible with the purpose of architectural review as set
forth in subsection 18. 76.020(a). This finding can be made in the affirmative in that the
project design promotes visual environments that are of high aesthetic quality and
variety.
Page 2 of2
DRAFT
FINDINGS FOR APPROV AL
SIGN CODE EXCEPTION
518-526 Bryant Street [13PLN-00225]
ATTACHMENT B
The following findings have been made to support the sign exception request for five
projecting signs, as modified by the ARB approval conditions. The specific exceptions
that have been requested are for the following standards:
Projecting Signs:
• Placement of projecting signs where there is no awning/covering above.
(1) There are exceptional or extraordinary circumstances or conditions applicable to the
property involved that do not apply generally to property in the same district. The
original 1930's building, constructed by "master builder" Wells Goodenough, was
identified as el,igible for the California Register of Historic Resources in 1998 and is the
only Spanish colonial revival style building on the block. The Projecting blade signs are
inherently more compatible with historic preservation because they make less impact on
the building, as opposed to flat wall signs, and better preserves the integrity of the
building. The addition of canopies would be inconsistent with the original architecture
and potentially incompatible with the Secretary of Interior Standards for Rehabilitation of
historic structures.
(2) The granting of the application is necessary for the preservation and enjoyment of a
substantial property right of the applicant and to prevent unreasonable property loss or
unnecessary hardships. The original building design, circa 1930's, preceded the 1970's
rules regarding sign placement, and requiring the applicant to construct a historically
appropriate canopy in order to have projecting blade signs can be considered an
unnecessary hardship. The projecting blade signs will provide additional visibility from
the main thoroughfare, University Avenue, and will enhance the viability of the related
businesses.
(3) The granting of the application will not be detrimental or injurious to property or
improvements in the vicinity and will not be detrimental to the public health, safety,
general welfare or convenience. The project will be constructed in accordance with all
code requirements of the City of Palo Alto and will be neither detrimental nor injurious to
surrounding properties, public health, safety, general welfare, or convenience. The
uncovered projecting signs would have minimal impacts to the site as perceived by the
neighboring properties.
DRAFT
CONDITIONS OF APPROVAL
518-526 Bryant Street [13PLN-00225]
PLANNING & COMMUNITY ENVIRONMENT
ATTACHMENT C
On October 17, 2013 the Architectural Review Board (ARB) recommended approval of the
application referenced above, and the Director of Planning and Community Environment
(Director) approved the project on date.
Project Planner: Clare Campbell
Planning Division
1. The project shall be in substantial conformance with the approved plans and related
documents received September 23, 2013, except as modified to incorporate these
c~nditions of approval.
2. The Conditions of Approval document shall be printed on all plans submitted for building
permits related to this project.
3. All future blade signs shall conform with the approved dimensions (13" x 19.25") and
utilize the approved mounting brackets to maintain the approval of the master sign program
for the building.
4. Illumination is not approved for the sign program.
5. F or any future changes to the sign content, an Architectural Review application must be
filed for review and approval.
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.
Page 1 of 1
ATTACHMENT D
,518-526 Bryant: "Before" and "After" Images
Building Prior to Renovations
------------------------------~.
Proposed Sign Project
V{I{
September 26, 2013
City of Palo Alto Planning
Attn.: Clare Campbell I Planner
Subject: Projecting Blade Signs at 518 Bryant Street
Clare,
Attachment E
In response to your email dated August 29th, please find the following findings for exception along
with attached photos in support of approval.
Per Section 16.20.040 Exception procedure;
(1) There are exceptional or extraordinary circumstances or conditions applicable to the property
involved that do not apply generally to property in the same district. Our proposed projecting
decorative brackets and sign panels are in keeping with the historic tradition of the building and
neighborhood and in our opinion less obtrusive and more pedestrian friendly and more visual pleasing
than typical wall mounted tenant panels, cabinets or individually mounted letters or logos. There is
, currently an existing decorative bracket and panel on the same building (in the alleyway) which is
being matched in our porposed design.
(2) The granting of the application is necessary for the preservation and enjoyment of a substantial
property right of the applicant and to prevent unreasonable property loss or unnecessary hardships. Our
proposed projecting decorative brackets and sign panels are vital to the tenants success and financial
well being of the landlord and our client. All of the tenants rely heavily on pedestrian walk-in traffic and
not having these signs would definately be a hardship.
(3) The granting of the application will not be detrimental or injurious to property or improvements in
the vicinity and will not be detrimental to the public health, safety, general welfare or convenience. Our
proposed projecting decorative brackets and sign panels pose no threats to the buildings structural
integrity, and in our opinion "are not detrimental to the public health, safety, general welfare or
convenience.
In closing, we feel the proposed signs are understated, the correct porportions for the building and
surrounding neighborhodd and are completely in keeping with other blades signs in the neigborhood as
demonstrated in the following photos. "
Feel free to email or call if you want to discuss in further detail.
Regards,
Dan Kitzmiller
VKK Signmakers, Inc.
820 Sweeney Avenue
Redwood City, CA 94063
Office: 650 368 3688 ext 1
Cell: 6506706311
Web: http://www.vkksigns.com
VKK I SIGN MAKERS
INCORPORATED
820 Sweeney Ave.
Redwood City, CA 94063
T: 650.368.3688
F: 650.368,6388
/
8~ .. · ~ -.
CITY 0 F
PALO
A TO
Agenda Date:
To:
From:
SUbject:
October 17, 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
The application has been before the ARB on three prior occasions. The.meetings took place on
June 20, 2013, August 1,2013 and September 19,2013. In the discussion section below, staffhas
summarized the comments provided by the ARB at the last hearing held on September 19, 2013.
For additional background, the previous three ARB staff reports are attached (Attachments G, H,
and I). The ARB requested that the applicant review the following items:
• Light.fixture types (concern over light source visibility);
• Restrictions for storage on balconies;
• Material at the underside of the soffits;
• Condition for trash ,storage to remain in garage;
13PLN-00098 Page 1 of 5
• West elevation canopy design (length of the canopy extension)/ transom windows over
doors;
• Clarify wing wall details for overall height;
• Clarify downspout detail at balconies;
• Clarify materials in narrow spaces such as between windows and doors;
• 'Consider adding clearstory windows to units B, D, and E;
• Refine the colors to have greater differentiation from one another;
• Hand rail at entry elements;
• Extension of wing walls down to grade on west elevation;
• Increase window sizes and corrlbinations;
• Review the single support at the north elevation at units C and D and E and F.
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 commercial properties that line El Camino, the
neighborhood is an eclectic mix of one and two story multifamily buildings on both sides of
Curtner Avenue.
PROJECT DESCRIPTION
The applicant has proposed to construct a new 35 foot tall three-story building ·to house six
residential condominium units. A tentative map and final map will be processed to establish the
six condominium units. Because there are more than four units, the map must be reviewed by the
Planning and Transportation Commission and the City Council. Each of the units would be
1,237.5 square feet in area, resulting in a total building floor area of 7,425 square feet. Each unit
would have three bedrooms, three bathrooms, a two car garage, multiple balconies and a ground
level patio. Five of the garages would provide for side by side spaces and one would be a tandem
garage 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 property 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.
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
13PLN·00098 Page 2 of5
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
The applicant has revised the drawings to address each of the ARB's comments as described
below:
• Light fixture types (concern over light source visibility);
The fixture has been revised such that it directs light downward to comply with the city's
lighting standards.
• Restrictions for storage on balconies;
Conditions of approval will require that the balconies not be used for storage. This shall
be required to be included in the CC and R's
• Material at the underside of the soffits;
The undersides of eaves will be T &G pine except at the invexted L's.
• Condition for trash storage to remain in garage;
The trash bins will be required to be located within the garages and not stored outside.
This shall be required to be included in the CC and R's.
• West elevation canopy design (length of the canopy extension)/ transom windows over
doors;
The length and the height of the canopy have been reduced, eliminating the transom
windows over the entry doors and adding a niche for building address. On the street
fa9ade new window openings have been added at top of the entry tower.
• Clarify wing wall details for overall height;
The overall height dimensions .have been corrected, and the inverted L elements have been
reduced by two feet.
• Clarify downspout detail at balconies;
13PLN-00098 Page 3 of5
The solid wall balconies now. have a floor drain and no longer have a gutter and
downspout. The open railing balconies have a concealed slot gutter as shown on page
A4.3. The other gutters have also been modified to a hidden gutter system as shown on
page A4.1.
• Clarify materials in narrow spaces such as between windows and doors;
The windows and doors that were close together have been milled as suggested.
• Consider adding clearstory windows to units B, D, and E;
Rather than adding clearstory windows at units B, D, and E, the large window at the third
floor on the south elevation has been raised to coincide with a taller interior ceiling.
• Refine the colors to have greater differentiation from one another;
New color selections will be provided at the hearing for ARB approval.
• Hand rail at entry elenlents;
Hand rails have been added to the four interior units as well as the addition of the inverted
L element at the entries.
• Extension of wing walls down to grade on south elevation;
The wing walls have been revised to come all the way to the ground on the south and north
elevations.
• Increase window sizes and combinations;
The fenestration has been refined in size, shape, and location.
• Review the single support at the north elevation at units C and D and E and F.
The inverted L element has been expressed on the north elevation as well and is also taken
all the way down to the ground.
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:
13PLN~00098
Draft ARB and Context Based Design Findings
Draft Conditions of Approval
Applicant's Response Letter, dated October 7, 2013
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
Page 4 of5
Attachnlent I:
Attachment J:
COURrESY COPIES
ARB Staff Report (without Attachments, September 19,2013
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 $Z-
Reviewed by: Amy French, AICP, Chief Planning Offici~'f
13PLN·00098 Page 5 of5
ATTACHMENT A
FINDINGS FOR ARCmTECTURAL REVIEW APPROVAL
405 Curtner Avenue
13PLN-000098
The design and architecture of the proposed improvements, as conditioned, complies with
the FiD:dings for Architectural Review as specified in PAMC Chapter 18.76.
1) 'The design of the proposed six-unit multi-family development is cQnsistent and
compatible with applicable elements of the City's Comprehensive Plan in that the
site is designated Multiple Family Residential and the Comprehensive Plan Table
indicates compliance with applicable policies. '
2) The design is compatible with the immediate environment of the site in that the ,
proposed building is locat~d within a multifamily zone' district where other
multifamily buildings are common;
3) The design is appropriate to the function of the project in that the design makes
the most functional use possible given the narrow. constraints of the 75~foot wide
lot and the location of the existing protected oak·trees;
4) In areas considered by the board as having a unified design character or historical
character, the design is compatible with such character. Not applicable. The area
do'es 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 wifl? the other
'R . *.t: • ~ _____ mu1ii.L8D1j)y build1ngs inJhe-area;-----------p -" -.,--.... ----
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, parkins 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 fimctions 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 propefly
maintained on the site, and is of a variety, which would tend to be cb'ought
resistant and to reduce consumption of water in its installation and maintenance;
15) The project exhibits green building and sustainable design that is energy efficient,
water conserving, durable and nontoxic, with high quality spaces and high
recycled content materials. The design is energy efficient and incorporates
renewable energy design elements including, but not limited to:
1) Wood I-joists or Web Trusses for Flooring.
2) Water Efficient Fixtures. ·
_______ 3-L..) _Q'perable· Windows or SkylightsJmt1!laced~toJnduce._Crass.-Yentilation.in-... ____ .. _
at least one room in 80% of units.
4) LowlNo .. VOC paints & coating.
5) Reduced formaldehyde in interior finish.
6) Permeable pavers in driveway
16) The design is consistent and compatible with the purpose of architectural review,
which is to:
a. Promote orderly and harmonious development in the city;
145 Hawthorne Avenue (l2PLN-00072) Page 2of3
b. Enhance the desirability of residence or investment in the city;
c. Encourage the attaimnent of the most desirable use of land and
improvements;
d. Enhance the desirability of living conditions upon the immediate site or in .
. adjacent areas; and
e. Promote visual environments which.are of high, aesthetic quality and variety
arid 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 CONSIDERATIONSIFINDINGS
405 Curtner Avenue
13PLN-00098
Pursuant to PAMC 18.13.060(b), in addition to the findings for Architectural Review
contained in PAMC 18.76.020(d) 'Multiple Family Context-Based Design Criteria,' the
following additional findings have been made in the affirmative:
1) Massing and Building Facades: Massing and building facades shall be designed t.Q
create a residential scale in kee.ping with Palo Alto neighborhoods, and to provide
a relationship with streets. This finding can be made in the affirinative in that th~
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 abuttiqg,
. existing lower-scale residential development. care shall be taken to respect ~
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
affmnative 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 pedestri;
envrronment. This finding can be made in the affrrmative in that· the parking. is
provided wi~ priv~t~_.~~~~~s b~ne~~ ~~.l!rop<?~~ ~~s.
5) Large (multi-acre) Sites. Large (in excess .of one acre) sites shall be designed so
that street. block, and building patterns are consistent with those of the
surrounding neighborhood. This finding is not applicable to this project since the
site is 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 ~ariety and create
405 Curtner Avenue (13PLN-00098) Page 1 of2
. transitions to adjacent existing development. The project is consistent with this
. finding in that the six, three bedroom condominium units are not typical of the
predominant type of housing within the l1:eighborhood.
7) Sustainability and Green Building Design. Th~ project incorporates several items
. in the Build It Green Multifamily Green Point Checklist such as permeable 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
fmdings specified above.' .
405 Curtner Avenue (13PLN-00098) Page 2 of2
Planning Division
ATTACHMENT B
CONDITIONS OF APPROVAL
405 Curtner Avenue
13PLN-00098
1. The plans submitted for Building Permit shall be in substantial compliance with plans date
stamped received on October 3, 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.
4. Except as expressly specified herein, the site plan, floor plans, building elevations and any
additional information or representations, submitted by the Applicant during the Staff review
and public hearing process leading to the approval of this entitlement, whether oral or
written, which indicated the proposed structure or manner of operation, are deemed
conditions of approval.
5. The approved use andlor construction are subject to, and shall comply with, all applicable
City ordinances and laws and regulations of other governmental agencies.
6. California Government Code Section 66020 provides that a project applicant who desires to
protest the fees, dedications, reservations, or other exactions imposed on a development
project must initiate the protest at the time the development project is approved or
conditionally approved or within ninety (90) days after the date that fees, dedications,
. reservations or exactions are imposed on the Project. Additionally, procedural requirements
for protesting these development fees, dedications, reservations and exactions are set forth in
Government Code Section 66020. IF YOU FAIL TO INITIATE A PROTEST WITHIN THE
90-DA Y PERIOD OR FOLLOW THE PROTEST PROCEDURES DESCRIBED IN
GOVERNMENT CODE SECTION 66020, YOU WILL BE BARRED FROM
CHALLENGING THE VALIDITY OR REASONABLENESS OF THE FEES,
DEDICATIONS, RESERVATIONS, AND EXACTIONS.
If these requirements constitute fees, taxes, assessments, dedications, reservations, or other
exactions as specified in Government Code Sections 66020(a) or 66021, this is to provide
notification that, as of the date of this notice, the 90-day period has begun in which you may
protest these requirements.
7. This matter is subject to the California Code of Civil Procedures (CCP) Section 1094.5; the
time by which judicial review must be sought is governed by CCP Section 1094.6.
405 Curtner Avenue (l3PLN-00098) Page 1 of 14
8. To the extent permitted by law, the Applicant shall indenmify and hold harmless the City, its
City Council, its officers, employees and agents (the "indemnified parties") fromand 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 for its actual attorneys' fees and
costs incurred in defense of the litigation. The City may, in its sole discretion, elect to defend
any such action with attorneys of its own choice.
9. A Below Market Rate agreement, consistent with Program 3.1.2 of the Housing Element,
shall be executed and recorded prior to final map approval.
Utilities Electric
10. All electric meters shall be at one location.
11. 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 link:
www.cityofpaloalto.org/ElectricServiceRequirements
Fire Department
12. Driveway shall be posted ':NO PARKING-
13. HOA shall enforce towing of parked vehicles blocking driveway.
Public Works Engineering
14. SUBDIVISION APPLICATION: The applicant needs to file for a Major Subdivision
Application with the Planning Department for creating five (5) or more condominium units.
15. 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 A venue 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 andlor as instructed by the Public Works
Inspector. The plan must note that any work in the right-of-way must be done per Public
Works' standards by a licensed contractor who must first obtain a Permit for Construction in
the Public Right-of-Way ("Street Work Permit") from Public Works at the Development
Center.
16. STREET TREES: The applicant may be required to replace existing andlor add new street
trees in the public right-of-way along the property's frontage. Call City Public Works'
arborist at 650-496-5953 to arrange a site visit so he can determine what street tree work will
be required for this project. The site or tree plan must show street tree work that the arborist
has determined including the tree species, size, location, staking and irrigation requirements.
405 Curtner Avenue (13PLN-00098) Page 2 of 14
Any renloval, relocation or planting of street trees; or excavation, trenching or pavement
within 10 feet of street trees must be approved by the Public Works' arborist. The plan must
note that in order to do street tree work, the applicant must first obtain a Permit for Street
Tree Work in the Public Right-of-Way ("Street Tree Permit") from Public Works' Urban
Forestry.
17. STORM WATER RUNOFF SYNOPSIS: Provide a synopsis of pre and post-development
storm water runoff flows and drainage systems. Summarize existing stoml water drainage
patterns such as where the existing site runoff drains to. Explain the increase in the site storm
water runoff flow for post-development. Show justification that the existing City storm water
drainage system has the capacity to handle the increase in the flow.
18. DRAINS 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.
19. 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
biotreatment. However, biotreatment (filtering storm water through vegetation and soils
before discharging to the storm drain system) will be allowed only where harvesting and
reuse, infiltration and evapotranspiration are infeasible at the project site. Complete the
InfiltrationlHarvesting and Use Feasibility Screening Worksheet (Santa Clara Valley Urban
Runoff Pollution Prevention Program C.3 Stormwater Handbook -Appendix I). Vault-based
treatment will not be allowed as a stand-alone treatment measure. Where storm water
harvesting and reuse, infiltration, or evapotranspiration are infeasible, vault-based treatment
measures may be used in series with biotreatment, for example, to remove trash or other
large solids.
Reference: Palo Alto Municipal Code Section 16.l1.030(c)
http://www.scvurppp-w2k.comipermit_c3_docs/c3_handbook_ 2012/ Appendix _1-
Feasibility _2012.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
may only use the LID treatment reduction credit allowed under one of the categories.
http://www.scvurppp-w2k.comipennit c3 docs/c3 handbook 20l2/Appendix J
Special_Projects_2012.pdf).
The applicant must incorporate permanent storm water pollution prevention measures that
treat storm water runoff prior to discharge. The prevention measures shall be reviewed by a
qualified third-party reviewer who needs to certiry that it complies with the Palo Alto
Page 3 of 14
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. Arty 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.com/consultants2012.htm?zoom_highlight=consultants
Within 45 days of the installation of the required storm water treatnlent 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 ~hall be executed prior to the first building occupancy sign-off.
The following comments are provided to assist the applicant at the building permit phase.
You can obtain various plan set details, forms and guidelines from Public Works at the City'S
Development Center (285 Hamilton Avenue) or on Public Works' website:
http://www.cityofpaloalto.org/depts/pwd/fomls ~ermits.asp
Include in plans submitted for a building permit:
20. GRADING & EXCAVATION PERMIT: For disturbing greater than 10,000 SF of land area,
a Grading and Excavation Permit needs to be obtained from PWE at the Development Center
before the building pemlit can be issued. Refer to the Public Works' website for "Excavation
and Grading Permit Instructions." For the Grading and Excavation Permit application,
various documents are required including a grading and drainage plan, soils report, Interim
and Final erosion and sediment control, and storm water pollution prevention plan (SWPPP).
Refer to our website for "Grading and Excavation Permit Application" and guidelines.
Indicate the amount of soil to be cut and filled for the project.
http://www.cityofpaloalto.org/civicax/filebankldocumentsI11695
21. GRADING AND DRAINAGE PLAN: The plan set must include a grading and drainage
plan prepared by a licensed professional that includes existing and proposed spot elevations
and showing drainage flows to demonstrate proper drainage of the site. Other site utilities
may be shown on the grading plan for reference only, and should be so noted. No utility
infrastructure should be shown inside the building footprint. Installation of these other
utilities will be approved as part of a subsequent Building Permit application.
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 inlprovement plans for
approval.
405 Curtner Avenue (13PLN-00098) Page 4 of 14
22. BEST MANAGEMENT PRACTICES (BMP's): The applicant is required to submit a
conceptual site grading and drainage plan that conveys site runoff to the nearest adequate
municipal storm drainage system. In order to address potential storm water quality impacts,
the plan shall identify BMP's to be incorporated into the Storm Water Pollution Prevention
Plan (SWPPP) that will be required for the project. The SWPPP shall include permanent
BMP's to be incorporated into the project to protect storm water quality. (Resources and
handouts are available from PWE. Specific reference is made to Palo Alto's companion
document to "Start at the Source", entitled "Planning Your Land Development Project").
The elements of the PWE-approved conceptual grading and drainage plan shall be
incorporated into the building permit plans.
The developer shall require its contractor to incorporate BMP's for storm water pollution
prevention in all construction operations, in conformance with the SWPPP prepared for the
project. It is unlawful to discharge any construction debris (soil, asphalt, sawcut slurry, paint,
chemicals, etc.) or other waste materials into gutters or storm drains. (P AMC Chapter
16.09).
The applicant is required to paint the "No Dumping/Flows 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 proj ect.
23. STORM WATER POLLUTION PREVENTION: The City'S full-sized "Pollution Prevention
-It's Part of the Plan" sheet must be included in the plan set. Copies are available from
Development Center or on our website. Also, the applicant must provide a site-specific
storm water pollution control plan sheet in the plan set.
http://www.cityofpaloalto.org/civicax/filebankJdocuments/2732
24. IMPERVIOUS SURFACE AREA: Since the project will be creating or replacing 500 square
feet or more of impervious surface, the applicant shall provide calculations of the existing
and proposed impervious surface areas. The calculations need to be filled out in the
Impervious Area Worksheet for Land Developments form which is available at the
Development Center or on our website, then submitted with the building permit application.
http://www.cityofpaloalto.org/civicax/filebankldocuments/2718
25. WORK IN THE RIGHT-OF-WAY -If any work is proposed in the public right-of-way, such
as sidewalk replacement, driveway approach, curb inlet, storm water connections or utility
laterals, the following note shall be included on the Site Plan next to the proposed work:
"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 AlTTHORIZED BY THE BUILDING
405 Curtner Avenue (13PLN-00098) Page 5 of 14
PERMIT ISSUANCE BUT SHOWN ON THE BUILDING PERMIT FOR INFORMATION
ONLY."
26. LOGISTICS PLAN: The contractor nlust 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, stonn water
pollution prevention, contractor's c<;>ntact, noticing of affected businesses, and schedule of
work. The plan will be part of the building permit submittal.
http://www.cityofpaloalto.org/ civicax/filebankl documents/2719
27. FINALIZATION OF BUILDING PERMIT: The Public Works Inspector shall sign off the
building permit prior to the finalization of this permit. All off-site improvements shall be
finished prior to this sign-off. Similarly, all as-builts, on-site grading, drainage and post
developments BMP's shall be completed prior to sign-off.
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 CPA Tree Technical Manual,
Section 5.45 and Appendix L, Landscaping under Native Oaks and PAMC
18.40.130.
23. PLAN SET REQUIREMENTS. The final Plans submitted for building permit shall
include the following information and notes on the relevant plan sheets:
a. Sheet T-1 Tree Protection-it's Part of the Plan
(http://www.cityofpaloalto.org/environment/urbancanopy.asp ), Applicant shall
complete the Tree Disclosure Statement. Inspections and monthly reporting by the
project arborist are mandatory. (All projects: check #1; with tree preservation
report: check #2-6; with landscape plan: check #7.)
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-1 (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.
405 Curtner Avenue (13PLN-00098) Page 6 of 14
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 Protected/Designated trees as a bold dashed line enclosing the Tree
Protection Zone (per the approved Tree Preservation Report) per instructions on
Detail #605, Sheet T -1, and the City Tree Technical Manual, Section 6.35-Site
. Plans.
d. Site Plan Notes. Note #1. Apply to the site plan stating, "All tree protection and
inspection schedule measures, design recommendations, watering and
construction scheduling shall be implemented in full by owner and contractor, as
stated in the Tre~ Protection Report on Sheet T -1 and the approved plans". Note
#2. All civil plans, grading plans, irrigation plans, site plans and utility plans and
relevant sheets shall include a note applying to the trees to be protected, including
neighboring trees stating: "Regulated Tree--before working in this area contact
the 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 & Arborist Inspection 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 project site arborist and
consistent with the City Tree Technical Manual, Addendum 5, Landscaping under
Native Oaks.
b. Walkway layout, grading and materials shall be approved by the project site
arborist, and direct construction supervision by same is required.
c. Provide a detailed landscape and irrigation plan encompassing on-and off-site
plantable areas out to the curb shall be approved by the Architectural Review
Board. A Landscape Water Use statement, water use calculations and a statement
of design intent shall be submitted for the project. A licensed landscape architect
and qualified irrigation consultant will prepare these plans, to include:
1. All existing trees identified both to be retained 'and removed including street trees.
405 Curtner Avenue (13PLN-00098) Page 7 of 14
11. Complete plant list indicating tree and plant species, quantity, size, and locations.
111. Irrigation schedule and plan.
IV. Fence locations.
v. Lighting plan with photometric data.
VI. Trees to be retained shall be irrigated, aerated and maintained as necessary to
ensure survival.
Vll. 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.
Vlll. Landscape plan shall include planting preparation details for trees specifying
digging the soil to at least 30-inches deep, backfilled with a quality topsoil and
dressing with 2-inches of wood or bark mulch on top of the root ball keeping clear
of the trunk by I-inch.
IX. Automatic irrigation shall be provided to all trees. For trees, PW Detail #513
shall be included on the irrigation plans and show two bubbler heads mounted on
flexible tubing placed at the edge of the root ball. Bubblers shall not be mounted
inside' an aeration tube. The tree irrigation system shall be connected to a separate
valve from other shrubbery and ground cover, pursuant to the City's Landscape
Water Efficiency Standards. Irrigation in the right-of-way requires a street work
permit per CPA Public Works standards.
x. Landscape Plan shall ensure the backflow device is adequately obscured with the
appropriate screening to minimize visibility (planted shrubbery is preferred,
painted dark green, decorative boulder covering acceptable; wire cages are
discouraged) .
d. Planting notes to include the following mandatory criteria:
. 1. Prior to any planting, all plantable areas shall be tilled to 12" depth, and all
construction rubble and stones over 1" or larger shall be removed from the site.
11. Note a turf-free zone around trees 36" diameter (18" radius) for best tree
performance.
e. Mandatory Landscape Architect (LA) Inspection Verification to the City. The LA
of record shall verify the performance measurements are achieved with a separate
letter of verification to City Planning staff, in addition to owner's representative
for each of the following:
1. A percolation & drainage check have been performed and is acceptable.
11. Fine grading inspection of all plantable areas has been personally inspected for
tilling depth, rubble removal, soil test amendments are mixed and irrigation
trenching will not cut through any tree roots.
111. Tree and Shrub Planting Specifications, including delivered stock, meets
Standards in the CPA Tree Technical Manual, Section 3.30-3.50. Girdling roots
and previously topped trees are subject to rejection.
26. TREE PROTECTION VERIFICATION. Prior to demolition, grading or building permit
issuance, a written verification from the contractor that the required protective fencing is
in place shall be submitted to the Building Inspections Division. The fencing shall
contain required warning sign and remain in place until final inspection of the project.
405 Curtner Avenue (13PLN-00098) Page 8 of 14
DURING CONSTRUCTION
27. EXCAVATION RESTRICTIONS APPLY (TTM, Sec. 2.20 C & D). Any approved
grading, digging or trenching beneath a tree canopy shall be performed using 'air-spade'
method as a preference, with manual hand shovel as a backup. For utility trenching,
including sewer line, roots exposed with diameter of 1.5 inches and greater shall remain
intact and not be damaged. If directional boring method is used to tunnel beneath roots,
then Table 2-1, Trenching and Tunneling Distance, shall be printed on the final plans.
28. PLAN CHANGES. Revisions andlor 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
P AMC 8.10.080. The required protective fencing shall remain in place until final
landscaping and inspection of the project. Project arborist approval must be obtained and
documented in the monthly activity report sent to the City. A mandatory Monthly Tree
Activity Report shall be sent monthly to the City beginning with the initial verification
approval, using the template in the Tree Technical Manual, Addendum 11.
31. TREE DAMAGE. Tree Damage, Injury Mitigation and Inspections apply to Contractor.
Reporting, injury mitigation measures and arborist inspection schedule (1-5) apply
pursuant to TTM, Section 2.20-2.30. Contractor shall be responsible for the repair or
replacement of any publicly owned or protected trees that are damaged during the course
of construction, pursuant to Title 8 of the Palo Alto Municipal Code, and city Tree
Technical Manual, Section 2.25.
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
altered. Trees to be retained shall be irrigated, aerated and maintained as necessary to
ensure survival.
PRIOR TO OCCUPANCY
33. LANDSCAPE INSPECTION. The Planning Department shall be in receipt of written
verification that the Landscape Architect has inspected all trees, shrubs, planting and
irrigation and that they are installed and functioning as specified in the approved plans.
405 Curtner Avenue (13PLN-00098) Page 9 of 14
34. TREE INSPECTION. The contractor shall call for an inspection by the Project Site
Arborist to evaluate all trees to be retained and protected, as indicated in the approved
plans, the activity, health, welfare, mitigation remedies for injury, if any, and for the long
term care of the trees for the new owner. The report shall provide written verification to
the Planning Department that all trees, shrubs, planting and irrigation are installed and
functioning as specified in the approved plans. A final Tree Activity Report describing
the state of the tree health with photographs shall be provided to the Planning Department
prior to written request for temporary or final occupancy. If applicable, the final report
may be used to navigate the security guarantee return process.
POST CONSTRUCTION
35. MAINTENANCE. All landscape and trees shall be maintained, watered, fertilized, and
pruned according to Best Management Practices-Pruning (ANSI A300-2001 or current
version). Any vegetation that dies shall be replaced or failed automatic irrigation
repaired by the current property owner within 30 days of discovery.
Water Quality Control Plant
36. 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:
37. Prior to discharge of any water from construction dewatering, the water shall be tested for
volatile organic compounds (VOCs) using EPA Method 6011602 or Method 624. The
analytical results of the VOC testing shall be transmitted to the Regional Water Quality
Control Plant (RWQCP) 650-329-2598. Contaminated ground water that exceeds state or
federal requirements for discharge to navigable waters may not be discharged to the
storm drain system or creeks. If the concentrations of pollutants exceed the applicable
limits for discharge to the storm drain system then an Exceptional Discharge Permit must
be obtained fronl the RWQCP prior to discharge to the sanitary sewer system. If the
VOC concentrations exceed the toxic organics discharge limits contained in the Palo Alto
Municipal Code (16.09.040(m)) a treatment system for removal ofVOCs will also be
required prior to discharge to the sanitary sewer. Additionally, any water discharged to
the sanitary sewer system or storm drain system must be free of sediment.
38. PAMC 16.09.180(b)(10) Dumpsters for New and Remodeled Facilities
New buildings and residential developments providing centralized solid waste collection,
except for single-family and duplex residences, shall provide a covered area for a
dumpster. The area shall be adequately sized for all waste streams and designed with
.grading or a berm system to prevent water runon and runoff from the area.
39. PAMC 16.09. 180(b)(14) Architectural Copper
405 Curtner Avenue (13PLN-00098) Page 10 of 14
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 II 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 nlust specify that copper piping will not be used for wastewater
plumbing.
41. PAMC 16.09.205(a) Cooling Systems, Pools, Spas, Fountains, Boilers and Heat
Exchangers It shall be unlawful to discharge water from cooling systems, pools, spas,
fountains boilers and heat exchangers to the storm drain system.
42. PAMC 16.09.165(h) Storm Drain Labeling
Storm drain inlets shall be clearly marked with the words "No dumping -Flows to Bay,"
or equivalent.
Water, Gas & Wastewater Division
43. The applicant shall submit a completed water-gas-wastewater service COIIDection
application -load sheet for each unit for City of Palo Alto Utilities. The applicant must
provide all the information requested for utility service demands (water in fixture
units/g.p.m., gas in b.t.u.p.h, and sewer in fixture units/g.p.d.). The applicant shall
provide the existing (prior) loads, the new loads, and the combinedltotalloads (the new
loads plus any existing loads to remain).
44. The applicant shall submit improvement plans for utility construction. The plans must
show the size and location of all underground utilities within the development and the
public right of way including meters, backflow preventers, fire service requirements,
sewer mains, sewer cleanouts, sewer lift stations and any other required utilities.
45. 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.
Page 11 of 14
47. For contractor installed water and wastewater nlains or services, the applicant shall
submit to the WOW engineering section of the Utilities Department four copies of the
installation of water and wastewater utilities off-site improvement plans in accordance
. with the utilities department design criteria. All utility work within the public right-of
way shall be clearly shown on the plans that are prepared, signed and stamped by a
registered civil engineer. The contractor shall also submit a complete schedule of work,
method of construction and the manufacture's literature on the materials to be used for
approval by the utilities engineering section. The applicant's contractor will not be
allowed to begin work until the improvement plan and other submittals have been
approved by the water, gas and wastewater engineering section. After the work is
complete but prior to sign off, the applicant shall provide record drawings (as-builts) of
the contractor installed water and wastewater mains and services per City of Palo Alto
Utilities record drawing procedures. For contractor installed services the contractor shall
install 3M marker balls at each water or wastewater service tap to the main and at the
City clean out for wastewater laterals.
48. An approved reduced pressure principle 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 assenlbly nlay be
allowed for existing fire sprinkler systems upon the CPAU's approval). reduced pressure
detector assemblies shall be installed on the owner's property adjacent to the property
line, within 5' of the property line. Show the location of the reduced pressure detector
assembly on the plans.
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,
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
405 Curtner Avenue (13PLN-00098) Page 12 of 14
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 WGW 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 n1eter location on the
plans. The gas meter location shall be above ground towards the front of the building or
property and must conform with utilities standard details.
66. A new sewer lateral installation is required. Show the location of the new sewer lateral
on the plans. One 6" sewer lateral shall serve the entire project.
67. The applicant shall secure a public utilities easement for facilities installed in private
property (the gas line). The applicant's engineer shall obtain, prepare, record with the
county of Santa Clara, and provide the utilities engineering section with copies of the
public utilities easement across the adjacent parcels as is necessary to serve the
development.
68. Utility vaults, transformers, utility cabinets, concrete bases, or other structures can not be
placed over existing water, gas or wastewater mains/services. Maintain l' horizontal
clear separation from the vault/cabinet/concrete base to existing utilities as found in the
field. If there is a conflict with existing utilities,· Cabinets/vaultslbases shall be relocated
from the plan location as needed to meet field conditions. Trees may not be planted
within 10 feet of existing water, gas or wastewater mains/services or meters. New water,
gas or wastewater services/meters may not be installed within 10' or existing trees.
Maintain 10' between new trees and new water, gas and wastewater
services/mains/meters.
69. To install new gas service by directional boring, the applicant is required to have a sewer
cleanout at the front of the building. This cleanout is required so the sewer lateral can be
videoed for verification of no damage after the gas service is installed by directional
boring.
70. All utility installations shall be in accordance with the City of Palo Alto utility standards
for water, gas & wastewater.
405 Curtner Avenue (13PLN-00098) Page 13 of14
405 Curtner Avenue (13PLN-00098) Page 14 of 14
II
SALVATORE CARUSO
DESIGN CORPORATION
Attachment C
Date:
For:
From:
405 Curtner Ave. ARB Response
Monday, October 07, 2013
405 Curtner Ave.
Salvatore Caruso, AlA.
Attention:
Salvatore Caruso Design Corporation
Russ Reich
Senior Planner, City of Palo Alto
ARB Response
ARB Review for 405 Curtner (October 19th , 2013)
Comments by ARB on September 19th, 2013
1. Concern on newly selected light fixture, will it meet Night Sky requirement.
We've selected our initial light fixture proposal, which are directed downwards.
2. Conditional Use at Balcony.
Limited use at balcony will be included in conditions of ownership.
3. T&G Pine Soffit Throughout.
All underside of eaves and overhangs will be T&G pine expect at inverted ilL".
4. Restriction for Trash Storage.
Storage of trash bins will be limited to inside the garage; will be included in conditions
of ownership.
5. Entry Design.
a. Refine Canopy: Reduced overall height. Side overhang at unit A & F are limited
to 12".
b. Refine Transom: Removed transom design, incorporated niche for address
number. Refinement of middle four units to incorporated inverted "L" design.
c. Upper level Windows: Street front and rear elevations refined, relocated
fenestration to create balance and proposed new openings at top of entry
tower.
d. Inverted ((l" Detaili,ng: Overall massing reduced by 2 feet. Proposed concealed
gutters at main roof elements.
6. Wing Wall Section.
Overall height dimensions corrected. Overall massing is reduced by 2 feet.
980 EI Camino Real, Suite 200, Santa Clara, CA 95050
TELEPHONE (408) 998-4087AFACSIMILE (408) 998-4088
II
7. Milling at Closet Proximity with Doors and Windows.
Refined overall fenestration, window and doors that are close in proximity are milled
as suggested.
8. Clerestory @ Units B, 0 and E.
Refined overall fenestration at all locations, includes high ceiling at units B, D and E.
9. Refine Colors.
Still working on the color selection. Please note, colors in rendering are NOT accurate.
We will submit new colors shortly.
10. Update Civil Plan.
Civil Plan has not been updated, still in progress.
1) Add Hand Rails at Entry in Middle Four Units.
Handrails added in middle four units, includes refinement of middle four units entry to
incorporated inverted "L" design.
11. Extend Wing Wall down to Grade.
Inverted "L" wall extended to grade.
12. Window and Door Size.
Refined overall fenestration in size, shape and location.
13. Single Support Redesign.
Redesign of north elevation to incorporate Inverted "L". This reduced the massing of
the second and third floor and assist in the refinement of each individual units.
980 EI Camino Real, Suite 200, Santa Clara, CA 95050
TELEPHONE (408) 998-408'lAF ACSIMILE (408) 998-4088
DEVELOPMENT STANDARDS
FOR RM-30 ZONE DISTRICT
Maximum Residential Density
(units p_er acre)
MaximUm Site Coverage (building -
footprint)
Maximum Floor Area Ratio (F ARl
Minimum Site Open Space
_ 30%(percent)
Minimum Usable Open Space
( 150 sq. ft. per unit)
Minimum-Common Open Space
-(75 sq. ft. per uniO
Minimum Private Open Space
(50 sq. ft. per unit)
Building setbacks
Front
Rear
Right Side
Left Side
Building height I ~
Daylight Plane
BMR units
Parking (spaces per ynit) _
_ ...... -
Guest Parking 33%
Bike parking
ATTACHMENT D
ZONING TABLE
405 Curtner Avenue -i 3PLN-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.l unit
20 feet 20 feet
10 feet 13 feet 6 inches
10 feet 25 feet 2 inches
iO feet 10 feet
35 feet 35 feet
none na
15% of 6 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 (l3PLN-00098) Page 1 of 1
CONFORMANCE
conforms
conforms
conforms
conforms
conforms
conforms
conforms
conforms
conforms
conforms
conforms
conforms
conforms
conforms
conforms
--_ .•....... _ ......... ".' .... __ ... __ .-.' .. '-•.... . .........
conforms
conforms -
r. i i I [
"
I
--.~.
..
n
-;j~
ATTACBMENTE
COMPREHENS~PLANTABLE
405 Curtner Avenue
13PLN-00098
COMPREHENSIVE PLAN. POLICY CONSISTENCY REVIEW
Policy L-12:' Preserve the character 'of The proposed project provides a transition between the
residential neighborhoods by encouraging new commercial properties to the west and the lower scale
or remodeled structures to be compatible with residential properties to the east
. the neighborhood and adjacent structures.
Policy L-14:Design and arrange new Due to the nattown~~~ of the ~'?t it is.not pract~ca1 that
multifamily buildings, including entries and all the units are oriented to the public street but the
outdoor spaces, so that each unit has a clear proposal does have a pedestrian walkway leading from
relationship to a public street. the sidewa~, through a landscaped garden to the front
doors of each of the units.
PolicyL-48: Promote high quality, creative The proposed development reflects modem architecture
design and site planning that is compatible which wiould be compatible with the various styles of
with surrounding development and public the neighboring buildings.
spaces.
Policy L-70: Ehhance 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 l3PLN-00098) Page 1 ofl
-
-
405 Curtner Avenue
The City of
Palo Alto
This map is a product of tt
City of Palo Alto GIS
1S[
CITY OF
PALO
A.genda Date:
To:
From:
Subject:
June 20, 2013
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 utiit, 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 01 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 v~cant parcel. The site is relatively flat with 10 trees. Most of the trees are located
along the left siae of ~~ __ P.rQP_~_. ____ Jbr~~ __ ofJJl~.Jre~_$_.ate.Yal1e.y:_Oaks_and_onejs--aJarge ·Geast_u
'--. 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 EI Camino Real. It is the' fIrst residential parcel on Curtner behind the office and oil change
shop that front on EI Camino. Beyond the commercial properties that line EI Camino, the
neighborhood is an eclectic mix of one and two story multifamily buildings on both sides of
Curtner Avenue.
13PLN-00098 Page 1 of4
PROJECT DESCRIPTION
The applicant has proposed to construct a new 35 foot tall three-story building to -house six
residential 'condominium units. A tentative map and final map Will be pro~ssedto 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. E.ach of the units would be
1,237.5 square feet in area, resulting in a total building f100r area of 7,425 square feet. Each unit
-would have three bedrooms, three bathrooms, a two car garage, multiple balconies and a ground
level patio. Fiv~ of the garages would provide for side by side spaces and one would be a tandem
garage. The garages would be accessed by a long driveway at the right side of the property. The
driveway would be paved with permeable pavers and would exten~ 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 fmish on the side facing
the project. The side of the wall facing the commercial parking lot would be a painted fmish 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 scrc;ens 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 landsca~d garden area, and around the
back of the bf.lding to connect up with the driveway. The ten trees existing on the property are
located on the left side of the parcel. Four of these trees would be removed and the six remaining
trees would be located along the garden pathway. A new Elm street would be planted at the front
of the project.
DISCUSSION ,
----Trees
As stated previously, four of the 10 trees on the property are proposed to be removed. The
remaining ,six trees will be protected during the projects construction. Four of the remaining six
trees are oak trees, one of which is a large Coast Live Oak. There are mUltiple conditions of
approval related to the retention and preservation of these trees. The canopy of the large oak will
need significant pruning to accommodate the new building but the project arboriSt and the City's
arborist have reviewed the proposal and have determined that the amount of pruning will not be a
detriment to the tree.
13PLN·00098 Page 20f4
Context-Based De~ign Criteria
The proposed building has a significant amount of fenestration and a multitude of interesting
exterior features such as balconies an4 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 ~e~ 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 fayade .
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 incorpomte 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 iParks 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
tenn 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 teclmics 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) Low/No-VOC paints & coating.
S) Reduced formaldehyde in interior finish.
6) Penn-eable pavers in driveway
ENVIRONMENTAL REVIEW
Since the project is within an existirig urbanized area ~d only proposes a total of six new
residential units, it is categorically ·exempt from the provisions of the Califoniia Environmental
QualityAct (CEQA) per CEQA Guidelines Section 15303.
ATTACHMENTS
Attachment A:
Attachment B:
Attachnient 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 CarlfO 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:
13PLN~00098 Page 4 of4 ----
@
¥
Agenda Date:
To:
From:
Subject:
August 1,2013
Architectural Review Board
Rus~ Reich, Senior Planner
Attachment H
. Architectural Review Boa·rd
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 co~plex. 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 .. /1
project based upon the findings contained in Attachment A and conditions of approval contained
in Attachment B.
BACKGROJiw
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, 201l In the discussion section below, staffhas summarized the comments provided
try the ARB and how the applicant lespondedto-them:-·------'-·---·· -... _-.--........ _ .......... :.----.----.---.. ---
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 of4
to El Camino Real. It is the first residential parcel on Curtner behind the office and oil change
shop that· front on El Camino. Beyond the commercial properties that line El Camino, the
neighborhood is an eclectic mix of one and two story multifamily buildings on both sides of
Curtner Avenue.
PROJECT DESCRIPTION
The applicant has proposed to construct a new 35 foot tall three-story building to house six
residential condominium units. A tentative map and final map will be processed to establish the
six condominium units. Because there are more than four units, the map must be reviewed by the
Planning and, Transportation Commission and the City Council. Each of the units would be
1,237.5 square feet in area, resulting in a total building floor area of 7,425 .. square feet. Each unit
would have three bedrooms, three bathrooms, a two car garage, multiple balconies and a ground
level patio. Five of the garages would provide for side by side spaces and one would be a tandem
garage. The garages would be accessed by a long driveway at the right side of the property. The .
driveway wouldbe';paved with permeable pavers and would extend from the street all the way to
. the rear of the lot, terminating at the rear of the parcel. The· property would be separated from the
adjacent commercial property parking lot by a six foot tall cement block wall. The wall would
have a decorative cap and a smooth stucco finish on the side facing the project. The side of the
wall facing the commercial parking lot would bea painted finish only. The rear and left side of
the project would be enclosed by a seven foot tall decorative redwood fence.
The building would have a smooth cement plaster finish combined with horizontal Ipe wood
siding at the front and rear. It would be accented by two large metal screens on the westside 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 t~l stucco fmish 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 st~eet. The ten trees existing on the property are located on the . left side of the
~.-.. --Pat".ceL.F...o\Jr of these...trees...:woul.d-he-r.enlOlled.and.the--six..xemaining .trees.w.ould-.be-looated:..akmg ..
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 mod~fied 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 be~n 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 massing of the
building. Another commented that employing texture, color, or material changes at the different
floor levels may help to break down the. perceived height of the building. The applicant has
revised the roof such that, in the center ,the roof slopes in the opposite direction,· providing an
additional level of detail that breaks down the scale of the building. A contextual site plan has
been' provided to show how the height· of the proposed building would relate to the existing
adjacent structures.
Building ColorlMaterials
The ARB was not supportive of the initial color scheme and was concerned that the laminate
wood panels would appear too shiny. The applicant has revised the color and material palette and
has replaced the stone veneer at the base with a lavender colored stucco finish. The laminate
wood panels ha~e 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.
De~i.ls for i~e~ ~suc~ as gutters, ~ownspouts, ~d eave. ~offits ~e~e requ~sted along with
-------additional-buildi.Dg-sect-lOOSr--'T-he . .appltcant-has--provlded-·addltl{mal-bul-ldmg--seettefls--and·details~
West Side Property Boundary
The ARB felt that the driveway side of the project needed some additional landscape treatment.
The plan has been revised to include black bamboo on both sides of the wall along the property
boundary. Only one of the two neighboring commercial properties would agree to allow the
bamboo planting on their property.
Canted windows
The ARB did not view the canted dining room windows as a positive design aspect and
encouraged the applicant to reconsider them. The applicant has revised the proposal to eliminate
----------------------~------------------------------------------
13PLN-00098 Page 3 of4
the canted windows, so the dining rooms now have 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 there are additional measures
that should be employed to further reduce the solar heat gain on the west elevation. The large
floor to ceiling bay windows still have little to no shading.
Parking
The trash enclosure has been removed to provide additional room to aid in the maneuverability of
the vehicles accessing the guest parking spaces at the end of the driveway. Trash storage has been
moved to the interior of the individual garages.
Solar PV on the roof
The ARB noted that the large expansive roof area would provide a good opportunity for Photo
Voltaic (PV) panels. The applicant has revised the plan to include PV panels on the roof ..
ENVIRONMENTAL REVIEW
Since the project is within an existing urbanized area and only proposes a total of six new
residential units, it is categorically exempt from the provisions of the California Environmental
Quality Act (CEQA) per CEQA Guidelines Section 15303.
ATTACHMENTS
Attachment A: Draft ARB and Context Based Design Findings
Attachment B: praft Conditions of Approval
Attachment C: Applicant's Project Description Letter
Attachment D: 1· Zoning Compliance Table
Attachment E: Comprehensive Plan Compliance Table
Attachmellt F: Location Map
Attachment G: Public Comment
Attachment H: .1 ARB staff report (without attachments), June 20, 2013
. ·.--Attachmentl..--' -~~ApplicanCs.r.esponseJetter .. fr.om.the-.June .. 20,.-2013 ... ARRheating.
Attachment J: 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 dlfl
Reviewed by: Amy French, AICP, Chief Planning Offici
13 PLN-00098 Page 4 of4
Agenda Date:
To:
From:
Subject:
September 19, 2013
Architectural Review Board
Russ Reich, Senior Planner
Attachment I
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 tq 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, staffhas 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 I 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 CompadresRestaurant 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 EI Camino Real. It is the first residential parcel on Curtner behind the office and oil change
shop that front on EI Camino. Beyond the commercial properties that line EI 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 nlust 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 proPt?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 further 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
. i . I
\
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 ofplanting 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 amount 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 eMU wall
Prior versions of the plan had a flat ~MU 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 SUD. Sheet A3.1-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 sUD 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 proj ect.
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 ~ 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 rJIf--
Reviewed by: Amy French, AICP, Chief Planning Offici~
13PLN-00098 Page 5 of5
Agenda Date:
To:
From:
Subject:
~4
Architectural Review Board
Staff Report
~~============================~====~========~======
October 17,2013
Architectural Review Board
Clare Campbell, Planner Department: Planning and
Community Environment
636 Waverley Street [13PLN-00262]: Request by Hayes Group Architects
for a Major Architectural Review of the demolition of a one story, 1,406
sq; ft. office building and construction of a four-story, 10,278 sq. ft.
mixed-use building with commercial uses on the first and second floors and
two residential units on the third and fourth floors on a 5,278 sq. ft. site in
the CD-C(P) zoning district. Environnlental Assessment: Exempt from the
provisions of the California Environmental Quality Act (CEQA) per
Section 15303.
RECOMMENDATION
Staff recommends that the Architectural Review Board (ARB) recommend the Director of
PlaJ.uling and Comnlunity Environment approve the proposed proj ect, based upon the required
findings (Attachments A & B) and subject to the conditions of approval (Attachment C).
BACKGROUND
Previous Review
The project was reviewed by the ARB on August 15 and September 19, 2013 and was continued
at both meetings to a date certain to provide tinle for the applicant to address the ARB's
comments. The primary concerns cited at the last meeting were related to the building'S massing
and landscaping. Additional project background information and discussion is included in the
previous staff reports, Attachments D and E.
In addition, there were four members of the public that spoke at the last meeting; three expressed
concerns about the project's design and the neighborhood compatibility and one expressed
concern about the project having inadequate parking.
Proj ect Description
The project includes the demolition of the existing 1,406 sf structure and construction of a new
four-story 10,278 sf mixed-use building with two floors, approximately 4,800 sf of commercial
use (office proposed), and one ~1, 700 sf two-bedroom and one ~2,600 sf three-bedroom
residential unit, each with large open terraces, including one on the roof. The required vehicle
parking spaces are to be provided in a below grade parking facility, accessed through a proposed
controlled driveway on Waverley Street. The project utilizes parking lifts to meet the project's
13PLN-00262 Page 1 of2
parking requirements. Additional information is provided in the applicant's project description
and plans, Attachments E and J, and in the previous staffreports (Attachment D and E).
Modifications to Proj ect
In response to the ARB's comnlents with regards to reducing the building mass, the roof
overhang was further refined and pulled back. The ARB also wanted to see more landscaping
added to the project, and the applicant has added a planting strip within the public sidewalk. The
attached project plans include a revision list that provides the plan modifications for easy
reference. '
DISCUSSION
640 Waverley Street Development Concept
As requested by the ARB, staff has included as an attachment the concept plan for the adjacent
property at 640 Waverley Street (Attachment I). These plans are included for the ARB's reference
only, in order to provide a general context of what is being proposed next door. The project at 640
Waverley will be brought to the ARB in the near future for a Preliminary Review; staff has not
yet evaluated the proj ect concept.
ENVIRONMENTAL REVIEW
Pursuant to California Environmental Quality act (CEQA), this project is Categorically Exempt
under CEQA Guidelines Section 15332 (In-fill Development Projects). The proposed project
would not result in any new significant effects relating to traffic, noise, air quality or water
quality.
ATTACHMENTS
Attachment A: Draft ARB Findings
Attachment B: Draft Context-Based Design Findings
Attachment C: Draft Conditions of Approval
Attachment D: ARB Staff Report without Attachments, 08/15/2013
Attachment E: ARB Staff Report without Attachments, 09/19/2013
Attachment F: Project Description*
Attachment G: Revised 636 Waverley Street Parking Evaluation, 09/18/2013 *
Attachment H: Zoning Conlpliance Table
Attachnlent I: Concept Plans for 640 Waverley Street (Board Members Only)*
Attachment J: Development Plans (Board Members Only)*
* Prepared by Applicant; all other attachments prepared by Staff
COURTESY COPIES
David Kleiman [dkleiman@d2realty .com]
Ken Hayes [khayes@thehayesgroup.conl]
Prepared By: Clare Campbell, Pl~
, Manager Review: Steven Turner, Advance Planning Manag~
13PLN-00262 Page 2 of2
DRAFT
FINDINGS FOR APPROVAL
636 Waverley Street [13PLN-00262]
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. The additional housing units proposed are
also encouraged by the Comprehensive Plan.
(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 eclectic buildings
of various architectural styles and building heights and the proposed building, with its
scale, massing, and architectural style, fits within this mixed context. The majority of the
existing development on the block has two-story or more massing, with three of the comer
buildings four to five stories high. The proposed four story project, replacing one of the
two single-story structures on the block, would be compatible with the existing mix of
building heights and styles within the block.
(3) The design is appropriate to the function of the' project. This finding can be made in the
affirmative in that the design of the new building is consistent with modem commercial
buildings in the higher intensity downtown area and the large balconies and decks provide
outdoot usable space for the residents, and add to the enlivening of the street.
( 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 is not applicable; the site is surrounded by the
Community Commercial land use designation and is not between different land uses.
(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 proj ect is compatible in terms of height,
massing, and design with the neighboring eclectic buildings and the overall surrounding
office and retail uses of the downtown commercial area.
(7) The planning and siting of the various functions and buildings on the site create an
infernal sense of order and provide a desirable environment for occupants, visitors and the
general community. This finding can be made in the affirmative in that the building
amenities (open space, parking, entry, etc.) are accessible and attractive to users.
Page 1 of2
ATTACHMENT A
(8) The amount and arrangement of open space are appropriate to the design and the function
of the structures. This finding can be made in the affirmative in that the project provides
open space areas with patios and balconies for visitors and tenants that are functional and
desirable. ~
(9) Sufficient ancillary functions are provided to support the main functions of the project and
the same are compatible with the project's design concept. This finding can be made in
the affirmative in that the open space, parking, and refuse areas are compatible with the
proj ect' 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 autonlobile circulation is safe
and does not introduce any significant changes to the adjacent street and sidewalk system.
(11) Natural features are appropriately preserved and integrated with the project. This finding
can be made in the affirmative in that the proposed tree removals are supported by the city
staff and are not considered significant as to require retention.
(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 in that the proposed design with concrete forms, glazing, and neutral colors are
compatible elements for a mixed-use building in the Downtown environment. Landscaping
is discussed in Finding 13.
(13) The landscape design concept for the site, as shown by the relationship of plant masses,
. open space, scale, plant forms and foliage textures and colors create a desirable and
functional environment. This finding can be made in the affirmative in that the project
includes a landscaped street frontage and planter strips within the sidewalk, and provides
planters on the roof-top terrace to enhance the building.
(14) Plant material is suitable and adaptable to the site, capable of being properly maintained
on the site, and is of a variety which would tend to be drought-resistant to reduce
consumption of water in its installation and maintenance. This finding can be made in the
affirmative in that the selected landscaping (planters and frontage area) is relatively low
maintenance and drought tolerant.
(15) The project exhibits green building and sustainable design that is energy efficient, water
conserving, durable and nontoxic, with high-quality spaces and high recycled content
materials. This finding can be made in the affirmative in that the project intends to utilize
photovoltaic panels, high efficiency mechanical systems, and natural light; project is
required to meet CalGreen Tier 2 requirements.
(16) The design is consistent and compatible with the purpose of architectural review as set
forth in subsection 18.76. 020(a). This finding can be made in the affirmative in that the
project design promotes visual environments that are of high aesthetic quality and variety.
Page 2 of2
ATTACHMENTB
FINDINGS FOR APPROV AL
CONTEXT-BASED DESIGN CONSIDERATIONS AND FINDINGS
636 Waverley Street [13PLN-00262]
Pursuant to P AMC 18.18.11 O(b), in addition to the findings for Architectural Review contained
in PAMC 18.76.020(d), the following additional findings have been made in the affirmative:
(1) Pedestrian and Bicycle Environment. The design of new projects shall promote
pedestrian walkability, a bicycle friendly environment, and connectivity through design
elements. This finding can be made in the affirmative in that a bike rack is provided near
the building entrance. The project also includes bike lockers in the garage to support the
bicycle environment.
(2) Street Building Facades. Street facades shall be designed to provide a strong relationship
with the sidewalk and the' street(s}, to create an environment that supports and encourages
pedestrian activity through design elements. This finding can be made in the affirmative in
that the facade includes glazing and a covered area along the street frontage creating a
visual connection to the sidewalk and street.
(3) Massing and Setbacks. Buildings shall be designed to minimize massing and conform to
proper setbacks. This finding can be made in the affirmative in that the project has
incorporated articulation that facilitates the appearance of reducing the mass of the building.
(4) Low-Density Residential Transitions. Where new projects are built abutting eXisting
lower scale residential development, care shall be taken to respect the scale and privacy of
neighboring properties. This finding does not apply.
(5) Project Open Space. Private and public open space shall be provided so that it is usable
for residents, visitors, and/or employees of the site. This finding can be made in the
affirmative in that the project provides open space with balconies for tenants and visitors that is
functional and desirable.
(6) Parking Design. Parking needs shall be accommodated but shall not be allowed to
overwhelm the character of the project or detract from the pedestrian environment. This
finding does not apply. This finding can be made in the affirmative in that the project's
parking is located within the below-grade garage and does not detract from the above grade
development or conditions.
(7) Large (Multi-Acre) Sites. Large sites (over one acre) shall be designed so that street,
block, and building patterns are consistent with those of the surrounding neighborhood.
This finding does not apply.
(8) Sustainability and Green Building Design. Project design and materials to achieve
sustainability and green building design should be incorporated into the project. This
ATTACHMENT B
finding can be made in the affinnative in that the project intends to utilize photovoltaic
panels, high efficiency mechanical systems, and natural light; project is required to meet
Cal Green Tier 2 requirements.
DRAFT
CONDITIONS OF APPROVAL
636 Waverley Street [13PLN-00262]
PLANNING & COMMUNITY ENVIRONMENT
ATTACHMENT C
The Architectural Review Board' (October 17, 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 30, 2013, except as modified to incorporate these
conditions of approval.
2. The Conditions of Approval document shall be printed on all plans submitted for building
permits related to this project.
3. The current project is approved to use the one-time 200 square foot FAR bonus, as
permitted per PAMC 18.18.070(a)(1), and calnl0t utilize this bonus again for any future
development. This note shall be added to the Building Permit plan set along with the
standard project data required.
4. New construction and alterations in the CD-C zoning district ground floor space shall be
designed to accommodate retail use and shall comply with the provisions of the Pedestrian
(P) combining district.
5. Development Impact Fees, estimated at $225,342 shall be paid prior to the issuance of the
project's building permit.
6. The property owner shall be responsible for the regular maintenance and upkeep of the one
non-standard bike racks placed within the city right of way.
7. All spaces using the proposed parking lifts shall accommodate large vehicles, such as
minivans and sport utility vehicles. Transportation staff shall review and approve the
proposed car lift prior to the building permit submittal.
8. AU 20 parking spaces shall be available to both the residents and office tenants at any time
(Le. no reserved parking).
9. The applicant shall provide a Lift Parking Management Plan that details standard operating
procedures for the lift parking system including training elements, vehicle height/weight
limitations, and emergency response procedures that include first-responder and operations
Page 1 of 17
ATTACHMENTC
contact information. This plan shall be submitted to and reviewed by the Director of
Planning & Community Environment prior to the occupancy of the new building.
10. The applicant·shall be required to submit a Transportation Demand Management plan to be
approved by the Director of Planning and Community Environment prior to the issuance of
building permits for the site. The plan shall include provisions such as passes or subsidies
for all employees of the commercial space for using public transit, in addition to car
sharing, bike facilities, transportation information kiosks, and the designation of a
transportation demand coordinator for the building. .
11. The final layout and landscape design for the new planting strips within the public right-of
way shall be submitted to Planning staff and Public Works Engineering for review and
approval prior to the issuance of the project's Building permit.
12. The existing street tree well located in front of 628 Waverley shall be enlarged to support
additional landscaping within the right-of-way. The design of the planting area shall be
reviewed in conjunction with the proposed sidewalk improvements in front on 636
Waverley by Planning staff and Public Works Engineering prior to the issuance of the
project's Building permit.
13. All future signage for this site shall be submitted for Architectural Review.
14. The project approval shall be valid for a period of one year from the original date of
approval. In the event a building permit(s), if applicable, is not secured for the project
within the time limit specified above, the ARB approval shall expire and be of no further
force or effect. Application for extension of this entitlement may be made prior to the one
year expiration.
15. Government Code Section 66020 provides that project applicant who desires to protest the
fees, dedications, reservations, or other exactions imposed on a development project must
initiate the protest at the time the development project is approved or conditionally
approved or within ninety (90) days after the date that fees, dedications, reservations or
exactions are imposed on the project. Additionally, procedural requirements for protesting
these development fees, dedications, reservations and exactions are set forth in Government
Code Section 66020. IF YOU FAIL TO INITIATE A PROTEST WITHIN THE 90-DAY
PERIOD OR TO FOLLOW THE PROTEST PROCEDURES DESCRIBED IN
GOVERNMENT CODE SECTION 66020, YOU WILL BE BARRED FROM
CHALLENGING THE VALIDITY OR REASONABLENESS OF THE FEES,
DEDICATIONS, RESERVATIONS, AND EXACTIONS.
16. 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.
17. 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
Page 2 of17
ATTACHMENTC
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 WORKS ENGINEERING ________________ _
SITE SPECIFIC COMMENTS
1. The trench drain in the garage ramp shall be directed to the storm drain system and not
the sanitary sewer system.
2. The project shall provide the parking required by the parking assessment formula.
Residential properties are not assessed, however, the commercial portions are and
therefore shall be fully parked for assessment purposes to avoid paying parking impact or
"in-lieu" fees. For parking assessment purposes I do not believe there can be a reduction
or modification to the assessment formula. .
3. The applicant shall clarify the note "Original right of way line of Waverley" shown on
the plans.
4. Sheet A.2 -it appears that there are truncated domes being placed in the ROW sidewalk
on either side of the proposed driveway. Please clarify.
5. A 'Tree Care Permit' shall be obtained from the Urban Forestry division prior to any
work on any tree or the removal of any tree.
6. The applicant shall remove and replace all curb, gutter, and sidewalk along the length of
the project's Waverley frontage. The applicant shall grind and overlay (min. 2") the
width of Waverley along the project's frontage.
STANDARD CONDITIONS
PRIOR TO FINAL PLANNING/ARB REVIEW
1. Conceptual grading, drainage and SWPPP plan: To verify the project adequately
addresses grading, drainage and surface water infiltration, the applicant is required to
submit a conceptual site grading and drainage plan to Public Works Engineering (PWE)
prior to the final ARB submittal. The plan must demonstrate that site runoff is conveyed
to the nearest adequate municipal storm drain system and that drainage is not increased
onto, nor blocked from, neighboring properties. The plan must also include a conceptual
Storm Water Pollution Prevention Plan (SWPPP), including the permanent best
management practices (BMP' s) to protect storm water quality and control runoff,
particularly if the "C.3" provisions of the City'S Storm Water Pollution Ordinance apply
(see C.3 below). Resources and handouts are available from PWE, including "Planning
Your Land Development Project". The elements of the PWE-approved conceptual
grading and drainage plan shall be incorporated into the building permit plans.
MAP REQUIREMENTS
2. Parcel Map: A Preliminary Parcel Map and a Parcel Map are required for the proposed
Page 3 of 17
ATTACHMENT C
development. The applicant shall submit an application for a minor subdivision with the
Planning· Division. Public Works' Tentative Maps and Preliminary Parcel Maps
checklist must accompany the completed app lication. All existing and proposed
dedications and easements must be shown on the submitted map. No grading or building
permits will be issued until the Parcel Map is recorded with the County Recorder. A
digital copy of the Parcel Map, in AutoCAD format, shall be submitted to Public Works
Engineering and shall conform to North American Datum 1983 State Plane Zone 3 for
horizontal survey controls and NGVD88 for vertical survey controls.
PRIOR TO SUBMITTAL OF MAP
3. Developer's project manager: The subdivision includes significant complexity
involving coordination of infrastructure design and construction. Developer shall appoint
a Proj ect Manager to coordinate with Planning, Public Works and Utility Department
staff. Public Works will have regular conlmunication with the Project Manager in order
to facilitate timely review and approval of design and construction.
INCLUDE IN SUBMITTAL FOR BUILDING PERMIT
4. Grading & excavationperntit: A Grading and Excavation Permit is required for the
project if the total quantity of cut andlor fill outside of the building(s) footprint exceeds
100 cubic yards or if the disturbed area is 10,000 sq.ft. or greater. A grading permit only
authorizes grading and storm drain improvements, therefore, the following note shall be
included on each grading permit plan sheet: "This grading permit will only authorize
general grading and installation of the storm drain system. Other building and utility
improvements are shown for reference infomlation only and are subject to separate
building permit approval." No utility infrastructure should be shoWn inside the building
footprints.
5. Survey datum: Plans shall be prepared using North American Datum 1983 State Plane
Zone 3 for horizontal survey controls and NGVD 1988 for vertical survey controls
throughout the design process.
6. Final grading & drainage plan: The plans shall include a final grading and drainage
plan prepared by a licensed professional. This plan shall show existing and proposed
spot elevations or contours of the site and demonstrate the proper conveyance of storm
water to the nearest adequate municipal storm drainage system. Existing drainage
patterns, including accommodation of runoff from adjacent properties, shall be
maintained. Downspouts and splashblocks should be shown on this plan. Public Works
encourages the developer to keep rainwater onsite as much as feasible by directing runoff
to landscaped and other pervious areas of the site. See the Grading & Drainage Plan
Guidelines for New Single Family Residences on our website:
VV\vvv.cityof'paloalto.org/public-works/cng-documents.html.
7. Impervious surface area: The proposed development will result in a change in the
impervious area of the property. The applicant shall provide calculations of the existing
and proposed impervious surface areas with the building permit application. For non
residential properties, a Storm Drainage Fee adjustment on the applicant's monthly City
utility bill will take place in the month following the final approval of the construction by
Page 4 of 17
ATTACHMENTC
the Building Inspection Division. The impervious area calculation sheets and instructions
. are available from Public Works Engineering at the Development Center and on the
Division's website: wvvw.cityofpaloalto.org/public-works/eng-documents.html.
8. Stormwater sheet: The City's full-sized "Pollution Prevention -It's Part of the Plan"
sheet must be included in the plan set. Copies are available from Public Works at the
Development Center or on our website: \\'\Nw.cityofpaloalto.org/public-works/eng
docunlents.html.
9. Basement drainage: Due to high groundwater throughout much of the City and Public
Works prohibiting the pumping and discharging of groundwater, perforated pipe drainage
systems at the exterior of the basement walls or under the slab are not allowed for this
site. A drainage system is, however, required for all exterior basement-level spaces, such
as lightwells, patios or stairwells. This system consists of a sump, a sump pump, a
backflow preventer, and a closed pipe from the pump to a dissipation device onsite at
least 10 feet from the property line, such as a bubbler box in a landscaped area, so that
water can percolate into the soil and/or sheet flow across the site. The device must not
allow water to accumulate or stagnate. Additionally, the plans must show that exterior
basement-level spaces are at least 7 3/4" below any adjacent windowsills or doorsills to
minimize the potential for flooding the basement. Public Works recommends a
waterproofing consultant be retained to design and inspect the vapor barrier and
waterproofing systems for the basement.
10. Basement Shoring: Shoring for the basement excavation, including tiebacks, must not
extend onto adjacent private property or into the City right-of-way without having first
obtained written permission from the private property owners and/or an encroachment
permit from Public Works. .
11. Basenlent light/stairwells: All exterior basement-level spaces, such as lightwells, patios
or stairwells, are required to have a drainage system separate (up to the sump) from the
basement wall/slab drainage system. Also, 8" of freeboard is required between the floors
of the exterior basement-level spaces and any adjacent windowsills or doorsills.
12. Dewatering: Basement excavations may require dewatering during construction. Public
Works only allows groundwater drawdown well dewatering. Open pit groundwater
dewatering is disallowed. Dewatering is only allowed fronl April 15th through October
31 st due to inadequate capacity in our storm drain system. The geotechnical report for
this site must list the highest anticipated groundwater level. We recommend a piezometer
to be ;nstalled in the soil boring. The contractor must determine the depth to groundwater
immediately prior to excavation by using the piezometer or by drilling an exploratory
hole if the deepest excavation will be within 3 feet of the highest anticipated groundwater
level. If groundwater is found within 2 feet of the deepest excavation, a drawdown well
dewatering system must be used, or alternatively, the contractor can excavate for the
basement and hope not to hit groundwater, but if he does, he must immediately stop all
work and install a drawdown well system before he continues to excavate. Public Works
may require the water to be tested for contaminants prior to initial discharge and at
intervals during dewatering. If testing is required, the contractor must retain an
independent testing firm to test the discharge water for the contaminants Public Works
specifies and submit the results to Public Works.
Public Works reviews and approves dewatering plans as part of a Street Work Permit.
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ATTACHMENTC
The applicant can include a dewatering plan in the building permit plan set in order to
obtain approval of the plan during the building permit review, but the contractor will still
be required to obtain a street work permit prior to dewatering. Alternatively, the
applicant must include the above dewatering requirements in a note on the site plan.
Public Works has a sample dewatering plan sheet and dewatering guidelines available at
the Development Center and on our website.
13. Work in the right-of-way: The plans must clearly indicate any work that is to be
conducted in the public right-of-way, such as sidewalk, driveway approach, curb, gutter
or utility lateral work. The plans must include notes that the work must be done per
Public Works' standards and that the contractor performing this work must first obtain a
Permit for Construction in the Public Street from Public Works at the Development
Center.
14. Street trees: Show all street trees in the public right-of-way or state that there are none.
Include street tree protection details in the plans. Any removal, relocation or planting of
street trees; or excavation, trenching or pavement installation within 10 feet of a street
tree, must be approved by Public Works' arborist.
PRIOR TO CONSTRUCTION
15. Streetwork permit: A Permit for Construction in the Public Street ("streetwork
permit'')'is required from all contractors performing work in the public right-of-way. All
construction within the right-of-way, easements or other property under City jurisdiction
shall confornl to the standard specifications and details of the Public Works and Utility
Departments.
16. Logistics plan: A construction logistics plan shall be provided addressing all impacts to
the public and including, at a minimum: work hours, noticing of' affected businesses,
construction signage, dust control, noise control, storm water pollution prevention, job
trailer, contractors' parking, truck routes, staging, concrete pours, crane lifts, scaffolding,
materials storage, pedestrian safety, and traffic control. All truck routes shall conform to '
, the City of Palo Alto's Trucks and Truck Route Ordinance, Chapter 10.48, and the route
map, which outlines truck routes available throughout the City of Palo Alto. A handout
describing these and other requirements for a construction logistics plan is available from
Public Works Engineering at the Development Center or online at:
http://vvvvvv.citvofpaloalto.org/public-works/documentsleng
LogisticsPlanPreparationGuidelines.pdt~ Typically, the construction logistics plan IS
attached to an encroachment permit or a Permit for Construction in the Public Street.
DURING CONSTRUCTION
17. Inspection: The contractor must contact Public Works' Inspector at (650) 496-6929 prior
to any work performed in the public right-of-way.
PRIOR TO PUBLIC WORKS ACCEPTANCE
18. Storm drain logo: The applicant is required to paint "No Dumping/Flows to San
Francisquito Creek" in blue on a white background adjacent to all onsite storm drain
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ATTACHMENTC
inlets. The name of the creek to which the proposed development drains can be obtained
from Public Works Engineering. Stencils of the· logo are available from the Public
Works Environmental Compliance Division, which may be contacted at (650) 329-2598.
Include the instruction to paint the logos on the construction grading and drainage plan.
19. Indefinite encroachment permit: An approved indefinite encroachment permit will be
required for private infrastructure constructed in the public right-of-way, easement or on
property in which the City holds an interest, but that was not authorized by a building
permit.
Additional comments and/or conditions may apply as the project is revised.
SOLIDWASTE ________________________________________________________________________________________ ~
The following issues must be addressed in building plans prior to final approval by this
department:
General Conlments:
• The size of the residential enclosure should accommodate a 64-gallon garbage cart, a 96-
gallon recycling cart, and a 32-gallon green cart. The commercial enclosure can be
reduced in size by replacing the 2-yard recycling bin with two 96-gallon recycling carts.
• Push service may be required to deliver bins and carts to the curb for pick up
P AMC 18.23.020 Trash Disposal and Recycling
(A) Assure that development provides adequate and accessible interior areas or exterior
enclosures for the storage of trash and recyclable materials in appropriate containers, and that
trash disposal and recycling areas are located as far from abutting residences as is reasonably
possible. (B) Requirements: (i) Trash disposal and recyclable areas shall be accessible to all
residents or users of the property. (ii) Recycling facilities shall be located, sized, and designed to
encourage and facilitate convenient use. (iii) Trash disposal and recyclable areas shall be
screened from public view by masonry or other opaque and durable material, and shall be
enclosed and covered. Gates or other controlled access shall be provided where feasible. Chain
link enclosures are strongly discouraged. (iv) Trash disposal and recycling structures shall be
architecturally compatible with the design of the project. (v) The design, construction and
accessibility of recycling areas and enclosures shall be subject to approval by the architectural
review board, in accordance with design guidelines adopted by that board and approved by the
city council pursuant to Section 18.76.020.
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.
Page 7 of 17
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All Services:
1. Collection vehicle access (vertical clearance, street width and turnaround space) and street
parking are common issues pertaining to new developments. Adequate space must be
provided for vehicle access.
2. Weight limit for all drivable areas to be accessed by the solid waste vehicles (roads,
driveways, pads) must be rated to 60,000 lbs. This includes areas where permeable pavement
is used.
3. Containers must be within 25 feet of service area or charges will apply.
4. Carts and bins must be able to roll without obstacles or curbs to reach service areas "no
jumping curbs"
Garbage, Recycling, and Yard Waste/Compostables cart/bin location and sizing
Office Building
The proposed con1mercial development must follow the requirements for recycling container
spacel . Project plans must show the placement of recycling containers, for example, within the
details of the solid waste enclosures. Collection space should be provided for built-in recycling
containers/storage on each floor/office or alcoves for the placement of recycling containers.
• Enclosure and access should be designed for equal access to all three waste streams
garbage, recycling, and compostables.
• Collection cannot be performed in underground. Underground bins locations require a
minimum of 77" of vertical clearance. Pull out charges will apply. In instances where
push services are not available (e.g., hauler driver cannot push containers up or down
ramps), the property owner will be responsible for placing solid waste containers in an
accessible location for collection.
• All service areas must have a clearance height of20' for bin service.
• New enclosures should consider rubber bumpers to reduce ware and tear?n walls.
F or 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 mnon and
runoff from the area.
Covered Dumpsters, Recycling and Tallow Bin Areas PAMC, 16.09.075( q)(2)
1 In accordance with the California Public Resources Code, Chapter 18, Articles 1 and 2
Page 8 of17
ATTACHMENT C
1. Newly constructed and remodeled Food Service Establishments (FSEs) shall include a
covered area for all dumpsters, bins, carts or container used for the collection of trash,
recycling, food scraps and waste cooking fats, oils and grease (FOG) or tallow.
. 2. The area shall be designed and shown on plans to prevent water run-on to the area and
runoff from the area.
3. Drains that are installed within the enclosure for recycle and waste bins, dumpsters and
tallow bins serving FSEs are optional. Any such drain installed shall be connected to a
Grease Control Device (GCD).
4. If tallow is to be stored outside then an adequately sized, segregated space fot a tallow
bin shall be included in the covered area.
S. 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 demolition debris diversion rates and other
requirements established in Chapter 16.14 (California Green Building Code). In addition, all
debris generated by a covered project must haul 100 percent of the debris not salvaged for reuse
to an approved facility as set forth in this chapter.
Contact the City of Palo Alto's Green Building Coordinator for assistance on how to recycle
construction and demolition debris from the project, including information on where to
conveniently recycle the material.
ENVIRONMENTALSERVICES __________________________________________________________________________________ _____
Please note the following issues must be addressed in building plans prior to final approval
by this department:
PAMC 16.09.170, 16.09.040 Discharge of Groundwater
Prior approval shall be obtained from the city engineer or designee to discharge water pumped
from construction sites to the storm drain. The city engineer or designee may require gravity
settling and filtration upon a determination that either or both would improve the water quality of
the discharge. Contaminated ground water or water that exceeds state or federal requirements for
discharge to navigable waters may not be discharged to the storm drain. Such water may be
discharged to the sewer, provided that the discharge limits contained in Palo Alto Municipal
Code (16.09.040(m)) are not exceeded and the approval of the superintendent is obtained prior to
Page 9 of 17
ATTACHMENTC
discharge. The City shall be compensated for any costs it incurs in authorizing such discharge, at
the rate set forth in the Municipal Fee Schedule.
PAMC 16.09.180(b)(9) Covered Parking
Drain plumbing for parking garage floor drains must be connected to an oil/water separator with
a minimum capacity of 100 gallons, and to the sanitary sewer system
PAMC 16.09.180(b)(10) Dumpsters for New and Remodeled Facilities
New buildings and residential developments providing centralized solid waste collection, except
for single-family and duplex residences, shall provide a covered area for a dumpster. The area
shall be adequately sized for all waste streams and designed with grading or a berm system to
prevent water runon and runoff from the area.
PAMC 16.09.180(b)(14) Architectural Copper
On and after January 1, 2003, copper metal roofing, copper metal gutters, copper metal down
spouts, and copper granule containing asphalt shingles shall not be permitted for use on any
residential, commercial or industrial building for which a building permit is required. Copper
flashing for use under tiles or slates and small copper ornaments are exempt from this
prohibition. Replacement roofing, gutters and downspouts on historic structures are exempt,
provided that the roofing material used shall be prepatinated at the factory. For the purposes of
this exemption, the definition of "historic" shall be limited to structures designated as Category 1
or Category 2 buildings in the current edition of the Palo Alto Historical and Architectural
Resources Report and Inventory.
PAMC 16.09.175(k) (2) Loading Docks
(i) Loading dock drains to the storm drain system may be allowed if equipped with a
fail-safe valve or equivalent device that is kept closed during the non-rainy season and during
periods of loading dock operation.
(ii) Where chemicals, hazardous materials, grease, oil, or waste products are handled
or used within the loading dock area, a drain to the stornl drain system shall not be allowed. A
drain to the sanitary sewer system may be allowed if equipped with a fail-safe valve or
equivalent device that is kept closed during the non-rainy season and during periods of loading
dock operation. The area in which the drain is located shall be covered or protected from
rainwater run-on by berms and/or grading. Appropriate wastewater treatment approved by the
Superintendent shall be provided for all rainwater contacting the loading dock site.
PAMC 16.09.180(b )(5) Condensate from HV AC
Condensate lines shall not be connected or allowed to drain to the storm drain system.
PAMC 16.09.180(b)(b) Copper Piping
Copper, copper alloys, lead and lead alloys, including brass, shall not be used in sewer lines,
connectors, or seals coming in contact with sewage except for domestic waste sink traps and
short lengths of associated connecting pipes where alternate materials are not practical. The plans
must specify that copper piping will not be used for wastewater plumbing.
Undesignated Retail Space:
Page 10 of 17
ATTACHMENT C
PAMC 16.09
Newly constructed or improved buildings with all or a portion of the space with undesignated
tenants or future use will need to nleet all requirements that would have been applicable during
design and construction.
BUILDING ________________________________________________ ___
1. Sheet A2.1 (dated 7-17-2013): The exit passageway (Stair #3) along Grid Line(GL) A is
currently opening at a location slightly passed GL 4. This is still being in the garage which is
exit access component of means of egress. The exit passageway needs to continue further and
open at exit discharge (GL 2) ..
2. Sheets A2.l, A2.3, A2A (dated 7-17-2013): Openings along GL G have only 5 feet fire
separation distance. The need to be addressed in accordance with Section 705 of CBC.
3. Sheets A2.l, A2.2, A2.3, A2A (dated 7-17-2013): Openings along GL A and GL B need to
be addressed in accordance with Section 705 of CBC.
4. Sheet L 1.0 (Roofplan): It is not clear who will have access to this roof. If this will be
available to office staff on the second floor, then it may be treated as assembly area.
Currently Stair # 2 is giving that access to all the levels below.
5. Sheet A2.3: Bedroom located on the comer of GL G and GL 6 is located somehow that is not
complying with Section 1029
6. Sheets A2.1 through A2A: Exterior wall openings facing GL 7 need to be addressed in
accordance with Section 705 of CBC.
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 wlll 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.
Page 11 of 17
ATTACHMENTC
THE FOLLOWING SHALL BE INCORPORATED IN SUBMITTALS FOR ELECTRIC
SERVICE
1. A completed Electric Load Sheet and a full set of plans must be included with all
applications involving electrical work. The load sheet must be included with the
preliminary submittal.
2. Industrial and large commercial customers must allow sufficient lead-time for Electric
Utility Engineering and Operations (typically 8-12 weeks after advance engineering fees
have been paid) to design and construct the electric service requested.
3. Only one electric service lateral is permitted per parcel. Utilities Rule & Regulation #18.
4. This project requires a padmount transformer. The location of the transformer shall be
shown on the site plan and approved by the Utilities Department and the Architectural
Review Board. Utilities Rule & Regulations #3 & #16 (see detail comments below).
5. The developer/owner shall provide space for installing padmount equipment (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.
Page 12 of 17
ATTACHMENT C
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 q padmount fault interrupter
owned an maintained by the City, installed at the custonler's expense. The custonler
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.
Page 13 of 17
ATTACHMENTC
5. All new underground conduits and substructures shall be installed per City standards and
shall be insp..~cted 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 CP A
standards for meter installations.
8. Shop/factory drawings for switchboards (400A and greater) and associated hardware
must be submitted for review and approval prior to installing the switchgear to:
Gopal Jagannath, P.E.
Supervising Electric Project Engineer
Utilities Engineering (Electrical)
1007 Elwell Court
Palo Alto, CA 94303
9. Catalog cut sheets may not be substituted for factory drawing submittal.
10. All new underground electric services shall be inspected and approved by both the
Building Inspection Division and the Electrical Underground Inspector before
energizing.
AFTER CONSTRUCTION & PRIOR TO FINALIZATION
1. The customer shall provide as-built drawings showing the location of all switchboards,
conduits (number and size), conductors (number and size), splice boxes, vaults and
switch/transformer pads.
PRIOR TO ISSUANCE OF BUILDING OCCUPANCY PERMIT
1. The applicant shall secure a Public Utilities Easement for facilities installed on private
property for City use.
2. All required inspections have been completed and approved by both the Building
Inspection Division and the Electrical Underground Inspector.
3. All fees must be paid.
4. All Special Facilities contracts or other agreements need to be signed by the City and
applicant.
WATER -GAS -WASTEWATER ENGINEERING -----------------------------------------
. Page 14 of 17
ATTACHMENTC
PRIOR TO ISSUANCE OF DEMOLITION PERMIT
1. The applicant shall submit a request to disconnect all utility services and/or meters
including a signed affidavit of vacancy. Utilities will be disconnected or removed within 10
working days after receipt of request. The demolition permit will be issued by the building
inspection division after all utility services and/or meters have been disconnected and
removed.
FOR BUILDING PERMIT
1 The applicant shall submit completed water-gas-wastewater service connection
applications -load sheets for City of Palo Alto Utilities for each unit or place of business. The
applicant must provide all the information requested for utility service demands (water in fixture
units/g.p.nl., 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 comb.ined/totalloads (the new loads plus any
existing loads to remain).
2 The applicant shall submit improvement plans for utility construction. The plans must
show the size and location of all underground utilities within the development and the public
right of way including meters, backflow preventers, fire service requirements, sewer mains,
sewer cleanouts, sewer lift stations and any other required utilities. Plans for new wastewater
laterals and mains need to include new wastewater pipe profiles showing existing potentially
conflicting utilities especially storm drain pipes, electric and communication duct banks.
Existing duct banks need to be daylighted by potholing to the bottom of the ductbank to
verify cross section prior to plan approval and starting lateral. installation. Plans for new
stonn drain mains and laterals need to include profiles showing existing potential conflicts with
sewer, water and gas.
WaterlFirelIrrigation services are limited to 2",4", and 6" (don't use 1 or 1-1/2"
services). Water meters are limited to 5/8", I", 1-1/2" and 2" (no Y2" meters).
4. 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).
5. 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.
6. 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
public water, gas and wastewater utilities improvement plans (the portion to be owned and
maintained by the City) 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
Page 15 of 17
ATTACHMENTC
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 (see last
. condition). For projects that take nlore than one month to complete, the applicant shall provide
progress record drawings of work completed on a monthly basis.
7. An approved reduced pressure principle assembly (RPP A backflow pre venter device) is
required for all existing and new water connections from Palo Alto Utilities to comply with
requirements of California administrative code, title 17, sections 7583 through 7605 inclusive.
The RPP A shall be installed on the owner's property and directly behind the water meter within 5
feet of the property line. RPPA's for domestic service shall be lead free. Show the location of
the RPP A on the plans.
8. An approved reduced pressure detector asserrlbly is required for the existing or new water
connection for the fire system to comply with requirements of California administrative code,
title 17, sections 7583 through 7605 inclusive (a double detector assembly may be allowed for
existing fire sprinkler systems upon the CPAU's approval).
reduced pressure detector assemblies shall be installed on the owner's property adj acent to the
property line, within 5' of the property line. Show the location of the reduced pressure
detector assembly on the plans.
9. 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.
10. Existing wastewater laterals that are not plastic (ABS, PVC, or PE) shall be replaced at the
applicant's expense.
11. Existing water services (including fire services) that are not a currently standard material
shall be replaced at the applicant's expense.
12. 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.
13. 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.
14. A separate water meter and backflow preventer is required to irrigate the approved landscape
for landscaping areas in excess of 1,500 SF (including tree canopies). 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.
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ATTACHMENTC
15. The gas meter location must meet the WGW Utility Standards. The City of Palo Alto normal
service pressure is 7" WC (.25 PSI). Increased pressure must be requested in writing and is only
provided if the houseline size calculates out at greater than 2" diameter for domestic (note:
domestic can only be increased to 14" WC max.) and greater than 4" diameter for conunercial at
standard houseline pressure (7"! WC) or the appliance requires increased pressure at the inlet.
Further, due to meter limitations there must a minimum of 800 CFH demand for pressures
greater than 14" WC. The only available pressure increments above 7" WC are 14" WC (1/2
psi), 1 #, 2# and 5# after approval. Pressures in excess of 14" WC, will require testing the house
piping at not less than 60 psig for not less than 30 minutes per the California Plumbing Code
section 1204.3.2, witnessed by Palo Alto Building Inspection. The City of Palo Alto will not
provide increased pressure just to save contractor money on the houseline construction. Requests
to increase the pressure. will be evaluated with the following submittals: The manufacturer's
literature for the equipment requiring i~creased pressure; the specific pressure you are
requesting; the gas load; and the length of house gas piping from the gas meter to where the gas
houseline starts branching off.
16. All existing water and wastewater services that will not be reused shall be abandoned at the
main per WGW utilties procedures.
17. 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.
18. Sewage ejector pumps shall meet the following conditions:
• The pump(s) shall be limited to a total 100 GPM capacity or
• The sewage line changes to a 4" gravity flow line at least 20' from the City clean out.
• The tank and float is set up such that the pump run time not exceed 20 seconds each
cycle.
19. Utility vaults, transformers, utility cabinets, concrete bases, or other structures can not be
placed over existing water, gas or wastewater mains/services. Maintain l' horizontal clear
separation from the vault/cabinet/concrete base to existing utilities as found in the field. If there
is a conflict with existing utilities, Cabinets/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.
20. All utility installations shall be in accordance with the City of Palo Alto utility standards for
water, gas & wastewater.
Page 17 of 17
'To:
Attachn1ent D
D~,artmIDt:PllltPbg':'Jld
'C6m'mllnity"E.DVirQrtlBent ~ t "., .". '
6~~~a;v~Jey ·~tr~et'r~3;eLN~'O~lfiZJ:i~~~1l¢$t bJI-{ayes,,(hvup ~1lil~et$
for a Mt}jQtAxchitecmtal Rf}viJw(jf tbe,d~molition·Qf!l.ol1e ~tory:, .. 1',406
sq'. it~Qmte, b¢ldlnSMd(?Q1lSttu(}tipl1otafour"'$tpcrx~ 1();?28s,q. '1l'~,
mix~~use :buiidin;g.With;'~(Ulmlerci~','~CfS' ;on·the· fti'st:an,4se~nn~ "tloQrs :aaQ:
tw()t~1d,en1fal "UJ1ilS .ott"th~.:'thitd ~,t6~h .flo()tspn"a ,5:;21,$ ,sq} '11.,,~ite·Jn
tbe'€D ... C(p}~~tdng:;disttict. Bnvit()uweutil ,As.sessment:,.l!xempt fr~m the
provis.iQU,' df;t)1,e' :C,~lfo~~ 'I~:nvitQnmejlUd QUiUt¥A¢t (CeQA) pet
$ecuoi11;530~.
REC{)MMENJ)AlION
~raft,re~nune~d$thatthe ~c.b.itectuml jae.~i~W'~~~'~~)'teCQlt1tn~~dthe;Djrec:t~r :of
J;1I~g@:<lCdmrolJ.UjtY 13i)vi,ro~~~t ,ijl'ptoye ·,'tl1~'iPrQPi>,~~',ptoje~t,. bMed,upon' the,~~¢q\lire,d
fmdh;lgs,(Attachtnent& ;A8"D)and:sij~j~~t totlle,0011ditlQJlsofaPPtQval (Attac.hnlent C): .
Site: Infotmation The, ,5",2*8:'~qUare,:foot (sf) .pl()J~Ot '$itehas ,all.. ex1.st£ng,oae~,stQt:y~, '[~4(}6,Sfc~Dllnetcia11y'uaed
building ,eoA8in~lydev~lopedas ate:~d,~~ce1' lij~tlt~d,itl ,:O(}~tQwn P,alQAtt~ "WitlUn the
Do:wntoWll p-S AssessmetitDistriet~rl1e ~ftejsbQrd~tedbr'a0Qe;~,stoty,~9~e!cial' bUilqing
on ·the left, ,an4,'a:,~o-~rY' :ap~en~'~uibting~n;.'U1~,tiSl1t\f~4~~),>ana 0bapks·up ;~P~:l>ublJc'
par1dn,8,JQtf·as.sn()~ 'i'n,)\tt~Q~e~tzG~-At:the '~l1d 'o-f;the',lIl~~k~': ;thlnJi!lg£Fote$tAye~je,'"the'+w~,
cQm~r,p~Qels;tlre,' aeve1~ped··wilU\lesiaen~~·.,anP;mi~!drll~e.'~lli(<tmp,mat.'~',n~e,·.~tQrl~S'fap,! 'anti
:~eater.· ,than ,five, stories«The Pt~jeet :~ite'l$ap~ox~ateJY'Qd"',,3b~ 'aba1fblo~ksawaYfrot1l
Uni~ersitr , 'Avenue' 'and ,prov:{de~, •. five,· vehiQ)e,"&paces,'at'tne;rea~' 'ofthe',lotj ,t11Q\1B.~' .the',sitew.
l,lever assessed. as ,having ~parlOn8' 'SP~i There'isone,existi~8c:ity street treear()ng<tb.~ft()n~e;a
QingKQttee.
Project Desctiption
The project includes the demolition of the existing 1,406 sf structure and construction of a new
four-story, 10,528 sf mixed-use building with two floors of commercial use (office proposed),
approximately 5,050 sf, and two three-bedroom residential units (3,021 srand 2,123 sf) with large
open terraces above, including one on the roof. The required vehicle: parking spaces are to be
provide'd in a below grade parking facility, accessed through a proposed gate-controlled driveway
on Waverley Street. The project utilizes parking lifts to meet the project's parking requirements.
The design of the building, as described in the applicant's letter, "creates a dramatic modem
form" with ''vertical and horizontal zigzags of the concrete structural frame." The project features
a fully glazed front fayade and the prominent use of glazing on the remaining three elevations. '
The proposed materials include grey-toned, smooth integral color concrete, structural glazed
window systems with aluminum frames; the glazing would be clear, insulated low-e glass. Grey
corrugated metal panels are proposed for the roof screen element.
The outdoor treatments include concrete pavers, for the garage ramp 'and the side walkway, one
non-standard bike rack in front of the building, and landscaping elements, including a new 24-
inch box Ginkgo street tree; the existing Ginkgo street tree will be, removed due to the new
driveway placement. The roof-top terrace would be furnished with landscape planters and outdoor
seating. For each above-grade level, substantial open space is provided with outdoor terraces.
Additional information is provided in the applicant's project description and plans, Attachments'
DandG.
DISCUSSION
Zoning Compliance
A table indicating the project's conformance with the Development Standards of the Commercial
Downtown is provided as Attachment F. The standard for development of a mixed-use project in
the CD-C zone district is limited to a maximum of 2:1 for the floor area ratio (FAR), limited to
1: 1 FAR for commercial and 1: 1 FAR for residential. The project generally complies with the
CD-C development standards. '
Open Space 'Requirements
Mixed-use development in the CD-C zone is required, to provide 20% Landscape Open Space
(1,055 sf) in,addition to 200 sf of Usable Open Space per residential unit. "Usable" open space
can be private or conlmon, but must have a minimum dimension of. six feet to be, considered
usable. The project provides private balconies for each of the residential units providing more
area than the required usable open space area. The project includes landscaping at grade and on
the roof-top terrace.
Pedestrian Shopping Combining District
The project site is within the Pedestrian Shopping Combin:ing District (P), which requires new
construction and ,building alteratioris to provide design features intended to create pedestrian or
sp.opper interest, to provide weather protection for pedestrians, and to preclude inappropriate or
inharmonious building design and siting. The required features include: (1) Display windows, or
13PLN-00262 Page2of4
retail display areas; (2) Pedestrian arcades, recessed. entryways, or covered recessed areas
designed for pedestrian use with an area not less than the length ·of the adjoining frontage tImes
1.5 feet; and (3) Landscaping or architectural design. features intended to preclude blank. walls or
building faces.
The project includes a glass front for the ground floor elevation, meeting the retail/display
window require~ents. The project has 50 feet of street frontage,and therefore is required to'
provide 75 sf of covered recessed area for pedestrian use. The plans indicate a 100 sf covered area,
along the building front to comply with this requirement.
Parking
The required parking for this project, without any credits or exemptions, is 24 spaces; four for the
residential units and 21 for, the commercial space. The Zoning Code does allow the Planning
Director to approve a, Shared Parking Facilities reduction, for up to 20% of the required spaces
(PAMC 18.52.080), based on the impacts of the project. The City's Transportation'Division
reviewed a parking analysis (Attachment E) for this project, prepared by TJKM Transportation '~
Consultants, which made the detemiination that the project requires 21 parking spaces, and staff
concurred with this finding. Based on this analysis, an 11 % reduction in the parking requirements
. would be supported. With this reduction applied to the project, the required parking would be a
total of 21 spaces. The project provides these spaces in a below grade parking facility and utilizes
five four-stacker parking lifts.
Downtown Urban Design Gui~e
The ,Downtown Urban Design Guide (Guide) provides direction to the applicant, staff and ARB
regarding development and design in the downtown area. The Guide divides the downtown area '
into districts, each having a unique identity and design characteristics. The project site is in the
Hamilton Avenue District (Hamilton Avenue), which extends from Alma Street to Middlefield
Road. The, Guide recommends promoting this area as "an active mixed use district which
comfortably accommodates larger scale commercial office, civic, and institutional buildings"
while 'maintaining the ''tree-lined pedestrian environment with complementary outdoor amenities
to offset the urban 'intensity." The project imple~ents the goal stated in the Guide about massing
along Hamilton Avenue, since the Guide indicates a preference for two to four story buildings "to
complement the existing streetscape and enhance' the building wall of Hamilton A v~nue." The
ARB is requested to provide, comments on additional options for ground floor pedestrian
amenities for the project.
Context-Based Design Considerations and Findings
In addition to Zoning Compliance and Architectural Review approval findings, Context~Based
Design Considerations and Findings found in P AMC Chapter 18.18 are applicable to projects in
the downtown commercial zone district. The applicable findings are provided in Attachment B,
Draft Context Based Design Findings.
(1) M~ssing and Setbacks. Buildings shall be designed to minimize massing and conform to
proper setbacks. This finding can be made in the affirmative in that the project 4as
incorporated articu1ation that facilitates the appearance of reducing the mass of the building.
--------------------------------------------------------------------
I3PLN-00262 Page 3 of4
ENVIRONMENTAL REVIEW
Pursuant to, California Environmental Quality act (CEQA), this project is Categorically Exempt
under CEQA Guidelines Section 15332 (In-fill Developmen~ Projects). The proposed project
would not result in any new significant effects relating . to traffic, noise, air quality or water
quality.
ATTACHMENTS
Attachment A: Draft' ARB Findings
Attacluhent B: Draft Context-Based Design Findings
Attachment C: Draft Conditions of Approval
Attachment D: Project Description *
Attachment E: 636 Waverley Street Parking Evaluation, 05/21113
Attachment F: Zoning Compliance Table
Attachment G: Development Plans (Board Members Only)*
* Prepared by Applicant; all other attachments prepared by Staff
COURTESY COPIES
David Kleiman [dkleiman@d2realty . com]
Ken Hayes [khayes@thehayesgroup.com]
Prepare,d By: Clare Campbell, Planner
Manager Review: Amy French, Chief Planning OffiCi®
---------------------------------------------------------------
13PLN-00262 Page 4 of4
A w
CITY OF
ALO
ALTO
Agenda Date:
To:
From:
Subject:
September 19, 2013
Architectural Review Board
Clare Campbell, Planner
Attachnlent E
Architectural Review Board
Staff Report
Department: Planning and
Community Environment
636 Waverley Street [13PLN-00262]: Request by Hayes Group Architects
for a Major Architectural Review of the demolition of a one story, 1,406
sq. ft. office building and construction of a four-story, 10,278 sq. ft.
mixed-use building with commercial uses on the first and second floors and
two residential units on the third and fourth floors on a 5,278 sq. ft. site in
the CD-C(P) zoning district. Environmental Assessment: Exempt from the
provisions of the California Environmental Quality Act (CEQA) per
Section 15303.
RECOMMENDATION
Staff recommends that the Architectural Review Board (ARB) recommend the Director of
Planning and Community Environment approve the proposed project, based upon the required
findings (Attachments A & B) and subject to the conditions of approval (Attachment C).
BACKGROUND
Previous Review
At the meeting on August 15,2013, the ARB voted to continue the review of the project to a date
certain to provide time for the applicant to address the ARB ' s comments. The primary concerns
cited were related to building's substantial massing, lack of landscaping, needed refinement of the
rear favade, spillover lighting, and the design of the gate for the garage. Additional project
background information and discussion is included in the previous staff report, Attachment D.
Project Description
The project includes the demolition of the existing 1,406 sf structure and construction of a new
four-story 10,278 sf mixed-use building with two floors, approximately 4,800 sf, of commercial
use (office proposed), and one ~1,700 sf two-bedroom and one ~2,600 sf three-bedroom
residential unit, each with large open terraces, including one on the roof. The required vehicle
. parking spaces are to be provided in a below grade parking facility, accessed through a proposed
13PLN-00262 Page 1 of3
controlled driveway on Waverley Street. The project utilizes parking lifts to meet the project's
parking requirements.
Additional information is provided in the applicant's project description and plans, Attachments E
and H, and in the previous staff report (Attachment D).
Modifications to Proj ect
In response to the ARB's comments, and to further address the parking requirements, the project
was modified in the following ways:
• The commercial floor area ratio (F AR) on the second floor has been reduced by 250 sf in
order to address the parking layout issues in the garage; see parking discussion below for
more details. The second floor area is pulled back from the rear property line and the terrace
has been removed.
• The above mentioned change creates an increased ceiling height in the parking garage that
provides access to all parking lift spaces at all times.
• Modifications made to address building mass: The front stair tower has been reduced three
feet, and openings have been made in the roof overhang and terrace floor to draw light down
into the deck areas.
• Refinement of rear elevation: The concrete zigzag lines that are on the. front elevation have
been carried over to the rear elevation, and windows facing the interior of the property have
been added to the stair tower. The second floor terrace has been removed, simplifying the
design of the rear elevation.
• Garage ramp gate: The gate has been eliminated and two retractable bollards have been added
for traffic control purposes.
• Landscaping: Additional vines and planters have been added to the project.
• Lighting: The recessed LED down-lights have been changed to a wide lens to reduce light
levels along Waverley frontage.
DISCUSSION
Parking
The required parking for this proj ect, without any credits or exemptions, is 23 spaces; four for the
residential units and 19 for the commercial space. The Zoning Code allows the Planning Director
to approve a Shared Parking Facilities reduction, for up to 20% of the required spaces (P AMC
18.52.080), based on the impacts of the project. The City's Transportation Division reviewed a
parking analysis (Attachment F) for this project, prepared by TJKM Transportation Consultants,
which made the determination that the project requires 20 parking spaces, and staff concurred
with this finding. Based on this analysis, a 13% reduction in the parking requirement would be
supported. With this reduction applied to the project, the required parking would be a total of 20
spaces. The project provides these spaces in a below grade parking facility and utilizes parking
lifts.
The ceiling height of garage has been raised to allow all lift spaces to be accessible at all times;
the previous layout required the top lift space to be vacated in order to access the lowest space on
each of the lifts. This garage modification reduced the commercial FAR on the second floor by
13PLN-00262 Page 2 of3
250 sf, which in tum eliminated the need for one vehicle space. The four lifts along the rear of the
garage accommodate four spaces in each and the lift next to the accessible space has been reduced
to a three-car lift.
ENVIRONMENTAL REVIEW
Pursuant to California Environmental Quality act (CEQA), this project is Categorically Exempt
under CEQA Guidelines Section 15332 (In-fill Development Projects). The proposed project
would not result in any new significant effects relating to traffic, noise, air quality or water
quality.
ATTACHMENTS
Attachment A: Draft ARB Findings
Attachment B: Draft Context-Based Design Findings
Attachment C: Draft Conditions of Approval
Attachment D: ARB Staff Report without Attachments, 08115/2013
Attachment E: Project Description*
Attachment F: Revised 636 Waverley Street Parking Evaluation, 05/21/2013*
Attachment G: Zoning Compliance Table
Attachment H: Development Plans (Board Members Only)*
* Prepared by Applicant; all other attachments prepared by Staff
COURTESY COPIES
David Kleiman [dkleiman@d2realty .com]
Ken Hayes [khayes@thehayesgroup.com]
Prepared By: Clare Campbell, Pl~
Manager Review: Amy French, Chief Planning OffiCi~
13PLN-00262 Page 3 of3
August 30th, 2013
Attachment F HAYES
GROUP
ARCH!
T E C T S
Clare Campbell
Planning Department
City of Palo Alto
Re: Major ARB Submission
636 Waverley Street
13PLN-00261
Ms. Campbell,
An itemized list of responses to the August 15th ARB comments and the August 22nd 'Parking Requirements' memo
is below. All changes to the drawings have been clouded and marked 'Delta 3'.
If you have any questions or comments, please contact the Hayes Group.
Regards,
Ken Hayes
Hayes Group Architects
08.15.13 ARB Presentation
Comment # Comment I
Sheet Ref. Response
1 Modify the Waverley Street elevation to reduce the apparent height and bulk of the structure.
A3.1, The height of the stair tower has been reduced by 3'-0".
A4.1 Openings have been cut into the roof overhang and into the fourth floor deck to bring light to
areas below and reduce the bulk of these elements.
2 Develop the design of the rear elevation to incorporate the delicate elements present in the
Waverley Street elevation.
A3.2, A4.1 The design of the rear elevation has been refined. Thin concrete slabs define the edges of the
third and fourth floors. A narrow window breaks down the bulk of the stair tower.
The change to the parking lifts (see comment below) resulted in removing the second floor
terrace, which simplifies the rear elevation and puts focus on the residential floors.
3 Remove the swinging gate at the top of the garage ramp. Replace with retractable bollards.
A2.1, A3.1 The swinging gate has been replaced with retractable bollards.
4 Provide additional landscaping on the residential balconies and at the street level.
L 1.0, L 1.1 The landscape drawings show increased plant material in the planter at the Waverley entry,
and added trellis with vines on the eastern side of driveway entry.
Concrete planters are added to 3rd and 4th floor terrace decks. North facing terraces include
shade tolerant planting. New shade tolerant plants species added to project: Liriope muscari
'Majestic' .
5 Revise the lighting design so that the street level at Waverley St., as shown on the photometric
diagram, does not have 'hot spots' of 25 foot candles.
A2.6 Diffuse wide-spread optics have been added to the down-lights, reducing the light levels at
Waverley Street so there are no more 'hot spots'.
2657 Spring Street, Redwood City, CA 94063 Phone 650.365.0600 Fax 650.365.0670 thehayesgroup.com Architecture and Interiors
08.22.13 'Parking Requirements' Memo
1 The proposed lift operation can not be supported by Palo Alto planning department staff, as the
top spaces must be vacated in order to access the lowest space in the lift. Access to these
five parking spaces is required.
AO.1, To address the staff comments, the following changes have been made:
A2.1, A3.3
The head height above the four 'quad lifts' at the rear of the site (between gridline 6 and 7) has
been increased to allow 24'~0" clear from garage floor to structure above. This allows the top
car of the four~car rack to remain while the lowest car is accessed. This clear height projects
above the second floor level, resulting in the loss of the second floor terrace and second floor
commercial space. An intermediate concrete platform roofs over the parking rack, transferring
lateral load to the shear wall at the rear property line and keeping rain out of the garage.
As noted above, 250 square feet of second floor commercial space is removed by increasing
the clearance of the garage parking racks. This reduces the required parking count for the
project by one. See the edited traffic analysis included. The one space reduction allows the
final parking lift (between gridlines 4 and 5) to change from a four-space to a three-spate lift
This size lift will allow the top car to remain while the lowest car is accessed.
END
2657 Spring Street, Redwood City, CA 94063 Phone 650.365.0600 Fax 650.365.0670 thehayesgroup.com Architecture and Interiors
Received
JUl 29 2013
& ~artme.nt of Planning
_ mUnlty Environment
July 26th, 2013
City of Palo Alto
Department of Planning & Community Environment
2S0 Hamilton Avenue, Sth floor
Palo Alto, CA 94303
Re: 636 Waverley Street ARB Major Review Project Description
06.29.13 Permit Resubmittal
To Planning Staff and ARB Members:
HAYES
GROUP
ARCH
TECTS
Attached is Hayes Group Architect's submittal package for 636 Waverley Street for ARB major
review. The project applicant is Hayes Group-Architects on behalf of the owner,Waverley
. Residential LLC. This package includes 12 sets of half size drawings and two full size drawings
including the site survey, contextual photos, the proposed site plan, floor plans, elevations, sections,
details, 3D views, civil and landscape drawings. A color rendering will be provided for the ARB major
hearing. An ARB preliminary package was submitted on November 7th, 2012. ARBrnembers
generally supported the conceptual project during a hearing on November 1Sth 2012 with comments.
Changes made since the hea~ng to address these comments are explained below . -.
1. EXISTING CONDITIONS
The site is located at mid-block on the southwest side of Waverley Street between Hamilton and
Forest Avenues. The existing building at 636 Waverley is a one-story office building and is
approximately 1,406 SF. This building is currently used as office and personal service space.
The site is surrounded by commercial and residential buildings. A one-story commercial building is to
the south of the site. At the north side is a two-story residential-building. To the west side of the site
is city owned parking lot.
2. PROPOSED PROJECT
We propose to demolish the existing building and build a new 10,S28 SF, four-story, commercial!
residential mixed-use building with tuck-under parking. The first and second floor will be entirely
commercial. The entire third and fourth floors will be residential.
The design creates a dramatic, modern form expressing the program and circulation elements of the
building. The building's program is expressed by the vertical and horizontal zigzag of the concrete
structural frame as it rises to the roof. Within the structure on the first and second floors, large
structural glazed windows open the interior commercial space to Cowper Street and engage the
pedestrian environment. As the form continues to draw one's attention higher, the large, third and
fourth floor residential roof terraces are defined by the concrete structural frame. Finally, at the roof,
the structural frame is revealed as a floating horizontal plane providing protection for the roof terrace
below.
2657 Spring Street, Redwood City, CA 94063 Phone 650.365.0600 Fax 650.365.0670 thehayesgroup.com Architecture and Interior;
II.
, The entrance to thegrollndfloorlobby is shaped by another concrete structural ,frame that rises to
',the roof to' ,enclose the vertical circulation.' Clear glass Within the frame of the 'structure 'reveals the ' stair Inside~'" , ' , , , ' '
. .' . . -. .. . ,'. --I, . _ '. _. •
The roof is covered with photovoltaic panels and a roofgard~n for the, upper residential unit
Mcitierialsinclude smooth exposed concrete,structural glazed windowsystems~withanodized:
, 'aluminum frames. and clear glass guardrails withstairiless steel rails. All glazing is clear insulated,
, low-e ,glass.
'~., PARKING & BICYCLE SPACES
, ' , . ..,.
The par<?el is within the downt()wn' parking, assessment district. Currently the site has f!ve parking
spaces serving the existing'1 A06SF building,. In accordance withtheassessmerit district, '
requirements, one parking space is 'required for 250 SF of new commercial area and 2 spaces' for
each residential unit. A total, 'Of 21: parking spaces, are being provided, In parking,lifts in 'a partially
,underground g'8rage. Pursuant to PAMC 18.52.050 table 4; we are using a 'mixed-use pa(killQ
reduction 'allowed by the director of 1.6 spaces for our parking analysis. F>LlrSuant to 'the 'director's
request, we have included another parking analYSis by T JKM TransportationConsultantsJo confirm'
then3qUested reduction. Their letteralso,calculates'21 pa,rkklgspacesrequired for the mixed-use
, project. ,See the Area and Parking Calculations on the cover page of the draWings and the letter from,
TJ,KM Transportation' Consultants. '
, ,Bicycle' parking is 'provided for both the residential, and commercial areas and consists of two long-, '
'term andoneshort ... termspaces for,the residentiahmit$'and one long-term and one short':'term'
spaces for the commercial portion.
4. TRASH/RECYCLING
. ," ."
A'new,covered trash and recycling facility willb~ constructed within the tuck-under parking garage,
accessed,from the Waverley Street driveway ramp.
5. GREEN BUILDING STANDARD
In accordan'ce with the city's Green Building Ordinanoe; the blJilding will satisfy requirem~nts for
project Type 1, requiring tEED Silver rating. The project will comply with the stricter Tier II
requlrements~ the, reside.ntial portion' shall ,comply with multi' family Build~it ... Green requirements.
.. . .
Key elements of the building include photovoltaic panels, ,a large a~ea ,of. planted green roof, a high
efficiency mechanical system,and extensive natural light through 'all interior spaces. The owner also
plansto'reuse asubstantial,portion of the 'redwood fi'omthe existi,ng buildirig Into the, new, residential
,units. ' '"
. . -' . . .
W(i'look forward to a staff review and scheduling of an ARB hearing so that we can proceed With the
development of. th is, project. '
Please call' meat (650)365-0600x15 if you have any questions.
Sincerely"
'~-c-
Ken Hayes, AlA
Principal
cc: David Kleiman, ,Waverly Residential LLC
Transportation
Consultants
Vision That. Mewes Your Community
September 18, 2013
Mr. David Kleiman, Manager
Waverley Residential LLC
333 High Street
Palo Alto, CA 9430 I
Email:dkleiman@d2realty.com (sent through email only)
Subject: 636 Waverley Street Parking Evaluation
Dear David,
Attachment G
The purpose of the letter report is to present the findings of a parking evaluation for the proposed
636 Waverley Street project in Palo Alto. The proposed project would replace the existing building
with 4,800 square feet of office space and two residential dwelling units.
Parking Analysis
Based on conversation with City staff,' TJKM has completed the estimate of peak parking
generation for the proposed site based on the Palo Alto's Municipal Code with time of day
information from the Parking Generation, Fourth Edition, published by the Institute of Transportation
Engineers (ITE). According to the City code, office use should provide one parking space per 250
square feet and residential units (3 bedroom units) should provide 2 spaces per unit. This would
mean parking requirement for the proposed office is 19.2 spaces (4,800 sf/250sf) and four spaces
for the two residential.
However, it was noted in ITE that office and residential land use peak at different times of the day.
The ITE information showed that office use peak at 10 a.m. which also showed that the residential
land use at that time with parking occupancy of 32 percent. The different peak parking demand for
the two land uses provide opportunities for shared parking. The resulting parking demand is
approximately 20 spaces as shown in Table I. Note that use of share'd parking concept generally
precludes reservation of parking spaces for residential land use. The ITE parking time of day
information are contained in Appendix A.
Table I -Estimated Parking Generation
Parking Total
Land Use Types Proposed Units Parking Rates Re quired
Office 4,800 square feet 250 19.20
Dwelling Units 2 dwelling unit 0.64 1.28
Total 20.48
In addition, due to its close proximity to transit and the Caltrain Station, there is some opportunity
for trip reductions. The Valley Transportation Authority (YT A) Transportation Impact Analyses
guideline states opportunity for up to nine percent trip reduction.
Conclusion
Since the project proposes to provide 20 parking spaces, the projected parking demand would be
, accommodated adequately.
I Rius, Rafael May 16, 2013
Mr. David Kleiman
September 18, 2013
Page 2
If there are any questions about this report,. please contact me at (925) 463-061 I or email at
cthnay@tjkm.com.
Very truly yours,
~
Christopher Thnay, PE, AICP
Director of Planning & Complete Streets
\\PI4\projects\jURISDICTION\P\Palo Alto\042-041 636 Waverly Parking\Report\LR 091813 636 Waver/ey.docx
L
Appendix A
-ITE Time of Day Parking Information
......... _._----
Land Use: 701
Office Building
As noted, peak parking demand rates were different between sites located in suburban settings and
those located in urban settings for the independent variable 1,000 sq. ft. GFA. The individual site surveys
did not enable a quantitative explanation of the factors that caused the difference. One potential
explanation may relate to differences in the availability of alternative modes (for example, transit, bike and
pedestrian) available at the urban sites. Of the studies with data on transit availability and presence of a
transportation demand management (TOM) program, the suburban sites reported about 55 percent with
available transit services and 20 percent with TOM programs. The urban sites reported almost 100
percent with available transit and 63 percent with TDM programs of some form.
Weekend parking demand data were available at two study sites. At one site, the Saturday peak demand
was less than 10 percent of peak weekday demand at the same site. At the other site, the Saturday and
Sunday demand approached 90 percent of the weekday peak demand for the same site. It was not
possible to derive reliable weekend parking demand rates due to lack of information on the nature of work
conducted during the weekend at the two sites.
The following table presents the time-of-day distributions of parking demand variation for suburban and
urban sites. The only sites included in the table data were those that submitted at least four consecutive
hours of parking demand observations. (Note: the majority of the parking demand data in the overall
database consisted of one or two hourly observations.)
",aased on Veli~cles per ~ I' ~IL t Weekday Suburban Weekday Urba~ t .PDD SQ .. ft. GFA I ... ..,
~our ,Begblnir,g Percent gf Peak _ Numb~r o.f Qat~ Perean, Qf Peak . I~ N~mber of ~ta .
~ ._ .-or. -•.•• p~nod ... Points· . ' p,eriod ' -poll)ts· ' '
12:00-4:00 a.m. -0 -0
5:00 a.m. -0 -0
6:00 a.m. -0 -0
7:00 a.m. 59 1 19 2
8:00 a.m. 79 10 64 4
9:00 a.m. 95 12 91 5
10:00 a.m. 100 12 99 5
11:00 a.m~ 98 12 99 5
12:00 p.m. 90 12 98 5
1:00 p.m. 77 7 96 5
2:00 p.m. 84 7 100 5
3:00 p.m. 81 6 99 5
4:00 p.m. 72 6 90 5
5:00 p.m. 46 6 58 3
6:00 p.m. 25 1 -0
7:00 p.m. -0 -o ..
8:00 p.m. -0 -0
9:00 p.m. -0 -0
10:00 p.m. -0 -0
11:00 p.m. -0 -0
* Subset of database
Parking Generation, 4th Edition
Description
Land Use: 224
Rental Townhouse
Rental townhouses are townhouse developments with rented rather than owned units and a minimum of
two attached units per building structure. Units are not stacked on top of one another.
Database Description
• Average parking supply ratio: 1.7 parking spaces per dwelling unit (three study sites).
For one of the study sites, parking demand was compiled for 24 consecutive hours on a weekday,
Saturday and Sunday. The following table presents the time-of-day distribution of parking demand at the
site.
Bas~{Jf)n . ~ -'" u .\' , .'f A.-
Vehicle. per
'f
We,e1cday , '$at r€lay " Sunday
II J!)wefllnll Unit ~ ...
\ Percent of
o! :~I\,'~~~~g'fh¥!+ : Percent-'of ~.tImber of PerCent of " :Numtler of . H Hour Beginning . ,: \ . \ Pe.aKPf;irIQd Peak Period Data Points" Peak Pe(iod . Data' PQlots" . .' ., ......... ..,. " , ,.-.-,.,,-:-.~: ... -......
12:00-4:00 a.m. 98 1 95 1 93 1
5:00 a.m. 100 1 100 1 99 1
6:00 a.m. 84 1 98 1 98 1
7:00 a.m. 62 1 94 1 96 1
8:00 a.m. 41 1 89 1 94 1
9:00 a.m. 34 1 59 1 89 1
10:00 a.m. 32 1 71 1 85 1
11:00 a.m. 31 1 67 1 78 1
12:00 p.m. 30 1 66 1 72 1
1:00 p.m. 31 1 64 1 73 1
2:00 p.m. 33 1 64 1 72 1
3:00 p.m. 37 1 69 1 73 1
4:00 p.m. 45 1 73 1 75 1
5:00 p.m. 61 1 78 1 83 1
6:00 p.m. 69 1 80 1 89 1
7:00 ~m. 72 1 83 1 93 1
8:00 p.m. 80 1 84 1 95 1
9:00 p.m. 89 1 87 1 100 1
10:00 p.m. 92 1 89 1 98 1
11:00 p.m. 94 1 95 1 ·100 1
* Subset of database
Study SitesN ears
Canada:
Brooks, AB (1998)
United States:
Howard County, MD (1989); Middletown, NJ (2001); New Brunswick, NJ (2001)
4th Editi()n Source Number
1114
Parking Generation, 4th Edition
ATTACHMENT H
ZONING COMPLIANCE TABLE
636 Waverley Street [13PLN-00262]
CD-CZONE
I DEVELOPMENT STANDARD PROPOSED
iSTANDARDS PROJECT
Lot Size None 5,278 sf
Minimum Building Setback
Front Yard N one Required None
Rear Yard 10' for residential portion 10'-1"
Interior Side Yards N one Required 6"
Maximum Site Coverage N one Required 4,752 sf (90%)
(building footprint)
Maximum Height 50' 50'
Daylight Plane Same as abutting residential Not Applicable
zones
:F'loor Area Ratio (FAR) 2.0:1 10,556 sf Residential: 5,478 sf
Commercial: 4,800 sf
1.9:1
Landscape Open Space 20% > 1,055 sf
1,055 sf
i Usable Open Space 200 sf/living unit > 200 sf/unit
Parking Requirement 23 spaces 20 spaces
(within the Downtown Parking 1 space1250 sf commercial area
Assessment District) 2 spaces/living unit
Bicycle Parking 4 spaces Long Term: 4
1 space/commercial 2,500 sf= 2 Short Term: 2
1 spacelliving unit = 2
*Parking summary:
Required spaces before ad.justments 23 spaces
Shared Parking Facilities Reduction 11 % ** -2.52
Required spaces after ad.iustments 20 spaces
** Allowed adjustment based upon TJKM Parking Evaluation, 09/18/2013
CONFORMS
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes*
Yes
Page 1 of 1
A.". W
C ITY 0 F
PALO
ALTO
Agenda Date:
To:
From:
Subject:
October 17, 2013
Architectural Review Board
Russ Reich, Senior Planner
Architectural Review Board
Staff Report
Department: Planning and
Community Environment
3225 EI Camino Real 13PLN-00344: Request by The Hayes Group, on
behalf of Presidio Development Partners, LLC, for Preliminary
Architectural Review of a new mixed use project consisting of one four
story retail/residential building and one two-story retail/office building
totaling approximately 28,000 sq. ft. in the Service Commercial (CS) Zone
District.
RECOMMENDATION
The Architectural Review Board (ARB) is requested to conduct a Prelinlinary Review of the
project concept. No formal acti~n may be taken at a preliminary review; comments made at a
preliminary review are not binding on the City nor the applicant.
BACKGROUND
The applicant has provided a letter describing the existing site conditions, context and the design
intent for the proposed project. (Attachnlent A).
Site Information
The project site located at the south east comer of the intersection of El Camino Real and Portage
Avenue. The lot area is approximately 29,828 square feet (s.f.) and is located within the Service
Commercial Zone District (CS). The site is currently occupied by an approximately 7,000 s.f. one
story retail building, built in 1959, and is currently occupied by Foot Locker. To the north west of
the property across Portage A venue is the We Fix Macs store and the parking structure for
Equinox Gym where a new four story mixed use project has been proposed. To the south east is a
three-story mixed use building. To the north east of the site is a single story office building and
across El Camino Real to the south west is a motel. I
Project Description
The project concept is the redevelopment of the Foot Locker site and includes the demolition of
the existing single story retail building and the construction of two new buildings over one level
13PLN-00344 Page 1 of8
5
of below grade parking. One of the buildings would be four stories with 7,364 sq. ft. of retail use
at the ground floor and eight residential units on the three upper floors consisting of 16,229 sq. ft.
Four, two bedroom units would occupy the second floor while four additional four bedroom units,
that are each two levels, would occupy the third and fourth floors of the building. The second
building would be two-stories and have 1,997 sq. ft. of retail or office uses on the ground floor
and 1,997 sq. ft. of office uses on the second floor. The two buildings would be separated by a
pedestrian entry court that would connect the at grade parking at the rear of the property to the EI
Camino Real frontage. A second floor bridge would provide an internal connection between the
two buildings.
The project would provide a total of 77 vehicle parking spaces in a combination of at grade and
below grade spaces. Vehicular access to the site is proposed via three separate curb cuts, one on
EI Camino Real and two along Portage A venue. The parking entrance for the below grade garage
would be a separate entry point from the street than the surface level parking. Bicycle parking
would be provided both at grade level in front of the building and in the below grade garage.
DISCUSSION
Mixed Use
Policy L-31 of the Palo Alto Comprehensive Plan calls for the Cal-Ventura Area to be developed
with a mixture of diverse land uses. With a mixture of uses including retail, office, and
residential, the project is yonsistent with this policy. The site is located within an area that
continues to redevelop with office, commercial recreation, retail and residential uses. There is a
redevelopment proposal for the property across Portage Avenue as well as other retievelopment
opportunities nearby. The proposed mix of uses is appropriate for this EI Camino Reallocation.
Curb Cuts
The proposal includes three curb cuts for vehicular access to the property. Staffbelieves that the
project does not require multiple vehicular access points. This number should be reduced. The
elimination of curb cuts improves pedestrian safety, reduces traffic backups, and increases the
number of on street parking spaces. The proposed driveway cut on EI Camino Real is in conflict
with an existing crosswalk and must be relocated or eliminated. Staff believes there are
opportunities to have the below grade parking spaces accessed from the surface parking lot to
avoid the additional curb cut caused by separating them. Staff believes that the vehicular access
needs of the project can be served with a single curb cut and encourage the applicant to further
explore this option.
Site Planning
Staff is concerned with the site planning and building massing approach for this project. There
are a multitude of Context Based Design Considerations and Findings as well as City Guidelines
that are not met in this current design proposal. Too much of the building mass has been
concentrated in one of the two buildings, resulting in a building height and massing that is not
necessary given the opportunity to spread the massing over more of the site. The height and
massing of building # 1 is inconsistent with that of building #2 as well as the height and massing
of adjacent buildings on the block. Much of the parcel has is underutilized. This could serve to
reduce the height of building # 1. Building #2 is much shorter and is set back further from EI
Camino Real where the Guidelines call for the building mass to provide a continuous.edge, except
for pedestrian amenities. Parking spaces have been proposed adjacent to the street where the
13PLN-00344 Page 2 of8
Guidelines call for pedestrian amenity space or building mass. The spaces could be readily
relocated to the rear of the building.
The following is a list of the Context Based Design Considerations and Findings that staff has
determined the project is in conflict with: (they are numbered as they appear in Section 18.16.090
of the Palo Alto Municipal code)
(2) Street Building Facades
Street facades shall be designed to provide a strong relationship with the sidewalk and the
street(s), to create an environment that supports and encourages pedestrian activity through design
elements such as:
B. Facades that include projecting eaves and overhangs, porches, and other architectural
• elements that provide human scale and help break up the building mass.
The building massing has ample articulation but the issue related to this finding is the human
scale component. The features of this building accentuate the verticality and height of the
building much more than the pedestrian street level elements.
C. Entries that are clearly defined features of the front facades, and that have a scale that is in
proportion to the size and type of·the building and number of units being accessed; larger
buildings should have a more prominent building entrance, while maintaining a pedestrian scale.
The building's main entries are perpendicular to the street and are not prominent features on the
front facades.
G. Reinforcing the definition and importance of the street with building mass.
The massing of the building/s does not reinforce the street. The height and setback of building #2
are too short and too far back in comparison with building # 1.
H Upper floors set back to fit with the context of the neighborhood.
The proposal emphasizes the height of the building where the finding calls for the upper floors to
be set back in relation to the context. The EI Camino Real context is extremely varied but tall
four story buildings are not typical. The mixed use project proposed along EI Camino Real across
the" street on Portage Avenue would also be four stories but the upper floors of that project are set
back to reduce the perceived height and massing of the building.
(3) Massing and Setbacks
Building shall be designed to minimize massing and conform to proper setbacks through elements
such as:
B. Design with articulation, setbacks, and materials that minimize massing, break down the scale
of buildings, and provide visual interest.
The design of building # 1 concentrates the height and mass of the building in one location rather
13PLN-00344 Page 3 of8
than breaking it down. There are opportunities to use the site much more affectively to reduce the
height and massing of the building rather than accentuating it.
F. A majority of the buildingfrontage located at the setback line.
While the proposed building width of 71 feet nearly nleets the requirement for half the building to
be built to the setback line, the proposal does not meet with the intent of maintaining a continuous
street favade along the street frontage. Openings, gaps, and recesses are all encouraged for
pedestrian amenities but the second building does not hold the street nor is it setback to create a
pedestrian amenity space.
(6) Parking Design
Parking needs shall be accommodated but shall not be allowed to overwhelm the character of the
project or detract from the pedestrian environment, such that:
A. Parking is located behind buildings, below grade, or, where these options are not feasible,
screened by landscaping, low walls, etc.
The location of the two parking spaces proposed at the front of the project should be revaluated.
They push the building away from the sidewalk and limit opportunities for pedestrian amenities.
1 Parking is accessedfrom side streets or alleys when possible.
The curb cut on El Camino Real should be eliminated such that the project is only accessed from
the side street. This will improve pedestrian safety and provide greater opportunity for the
building mass to be spread across the property frontage.
South El Camino Real Design Guidelines
The project site is located within the Cal Ventura Corridor area identified in the SouthBI Camino
Real Design Guidelines. These Guidelines are intended to provide design principles for new
development on El Camino Real. Staff has identified the following list of Guideline elements
where opportunities for compliance remain unfulfilled:
1.4 Guiding Principles
The South El Camino Real Guidelines provide direction for enhancing the quality of El
Camino Real. While the guidelines address issues and details ranging from lot coverage
and site planning to the treatment of parking lots and favade details, there are several
overriding design principles which provide franlework for new projects:
3. Bring Buildings up to the sidewalk to reinforce the definition and importance of the street
The current proposal for building #2 to be setback behind parking spaces does not follow
this guiding principle. The parking should be relocated and the building should come
forward to reinforce the street.
4. Public amenities such as wider sidewalks, outdoor seating or outdoor dining are
encouraged where appropriate.
13PLN-00344 Page 4 of8
The proposal meets the code requirement for the 12 foot wide sidewalk but the guiding
principles encourages that more be done to activate the street and provide a pedestrian
friendly experience.
6. All buildings should be oriented toward the street with entries facing El Camino Real.
The entries in the current proposal are oriented perpendicular to the street. There are no
dominant entry elements oriented to the street as is specified in the guiding principles.
7. Corners should be addressed with special features such as prominent entries, massing, and
architectural elements.
The simple placement of the building at the comer does not meet this guiding principle.
The guideline encourages that the comer of the building be treated differently than the rest
of the building.
10. Frontages along El Camino Real should have a scale and presence proportional to the
scale and importance of the thoroughfare.
Building # 1 appears to be over scaled for the street while building #2 is under scaled. The
two buildings do not appear to relate well to the street or to each other.
3.1 Street Frontage
3.1.3 Build-To Lines
Buildings should be built up to the sidewalk to reinforce the definition and importance of the
street. It is recommended that buildings be designed with "built-to 11 lines, where the bUilding
masslfafade is built up to the setback line continuously, except for articulation such as
. doorways, recessed window bays, small plazas, driveways, and small parking areas to the
sides of buildings. Where the fafade is setback from the built-to line, low walls and hedges
are encouraged to maintain the continuity of the streetscape.
The guideline encourages the buildings to be built up to the sidewalk, except for pedestrian
amenity space. Building # 1 is a stark contrast to building #2 in how they respond to this
guideline. Building # 1 tightly holds the built-to line with little pedestrian articulation while
building #2 is set back too far from the sidewalk, behind parking spaces, not engaging the
street at all.
3.1.6 Entries
All buildings should have entries facing El Camino Real. Recessed entries that provide
seating and gathering spaces are encouraged
The entries for this project do not face the street as encouraged by the guideline.
3.1. 7 Increased Setback
Increased setbacks are permitted only if the additional setback provides a public amenity such
13PLN-00344 Page 5 of8
4.1. 7 Corners
Corners should be addressed with special features such as prominent entries, massing and
architectural elements.
Building #1 is placed at the corner of the property but the corner of the building has not been
designed in conformance with the guideline. There is no pronlinent entry, massing or
architectural elements at the corner of the building that set the comer of the building apart
from the rest of it.
4.2 Entrance Design
4.2.2 Architectural Expression of the Building
Entries should be marked by architectural features that emphasize their importance. Features
such as tall building features, projecting overhangs, special lighting, awnings and signage
can signify the location and importance of the entry.
While it is understood that this is a preliminary review and a high level of detail is not
expected at this point is the process, but it does not appear that entries facing El Camino Real
would be well defined or have prominence as encouraged by the guideline.
4.3 Fa~ade Design
4.3.10 Street Frontage Character
The street frontage should have continuous ground floor commercial uses characterized by
display windows, recessed entries, and amenities such as arcades, awnings and seating areas.
Grade-level and subgrade parking should be fronted with habitable building space such as
storefront and building lobbies.
A greater amount of ground floor articulation and pedestrian features are encouraged.
ENVIRONMENTAL REVIEW
No environmental review is required for a Preliminary Review as it is not considered a project
under the California Environmental Quality Act (CEQA).
ATTACHMENTS
Attachrilent A:
Attachment B:
Attachment C:
Attachment D:
Applicant's Project Descriptio,n*
Site Location Map
Zoning Compliance Table
Development Plans (Board Members Only)*
* Prepared by Applicant; all other attachments prepared by Staff
13PLN-00344 Page 7 of8
COURTESY COPIES
Ken Hayes, the Hayes group, 2657 Spring Street, Redwood City, CA 94063
De Anza Properties, 960 N. San Antonio road, Suite 114, Los Altos, CA 94022
Prepared By: Russ Reich, Senior Planner ~
Reviewed By: Amy French, AICP, Chief Planning Official
13PLN-00344 Page 8 of8
October 2, 2013
City of Palo Alto
Department of Planning & Community Environment
250 Hamilton Avenue, 5th floor
Palo Alto, CA 94303
Re: 3225 EI Camino Real ARB Preliminary Review Project Description
To Planning Staff and ARB Members:
Attachment A
Attached is Hayes Group Architect's submittal package for 3225 EI Camino for ARB preliminary review.
The project applicant is Hayes Group Architects on behalf of our client, De Anza Properties. This
package includes eight sets of half size drawings and eight full size drawings, including the site survey,
contextual photos, the proposed site plan, floor plans, elevations, sections, and perspectives.
1. EXISTING CONDITIONS
The site is located at the southeast corner of EI Camino Real and Portage Avenue. To the south is a
small hotel, to the east is a warehouse-like commercial building. A new mixed-use development is
proposed across the street on the opposite corner of Portage Avenue. Currently, there is a commercial
retail building, Footlocker, consisting of approximately 7,000 SF of commercial floor area. The remainder
of the site is an asphalt parking lot. The site area is 29,962 SF and it is zoned CS.
2. PROPOSED PROJECT
We propose to demolish the existing commercial building and construct a new four-story, mixed-use
building with commercial condominium office uses on first and second floors, and residential
condominium use on the second, third and fourth floors. Gross floor area of the building is 28,021 SF not
including the underground parking garage.
There will be eight residential condominiums. Four units will have two bedrooms and four will be four
bedroom. The total residential floor area is 16,229 SF where 17,977 is permitted. The total commercial
floor area is 11,793 SF where 11,985 SF is permitted.
The front setback from face of curb is 12 feet along the EI Camino Real frontage and there is a five-foat
setback from the property line for mixed-use projects along Portage Avenue frontage. The building is fifty
feet tall.
The site plan concept divides the program into two buildings. A two-story, commercial building provides a
transition to the small hotel to the south and a terminus of the Hansen Way intersection across EI Camino
Real. An entry court is created in front of the commercial building, extending between the two buildings,
2657 Spring Street, Redwood City, CA 94063 Phone 650.365.0600 Fax 650.365.0670 thehayesgroup.com Architecture and Interiors
connecting the rear parking area to the main entry court and providing visual access into the retail
building.
A four-story, mixed-use building reinforces the corner with the increased height, nearly equal to the height
of the proposed buiJding across Portage Way, and setbacks on the 50% build-to line along EI Camino '
Real and the setback along Portage. While the general mass of the building reinforces the corner, the
building itself is broken down by large cut-outs and recesses that define the individual residential units. A
courtyard at the second floor extending to the sky separates the units and creates exterior circulation,
enhancing the residents experience and connection to the outdoors. A sloping canopy with photovoltaic
panels caps the building's courtyard. Mechanicalequipment will be in the underground garage, leaving
most of the roof-scape open.
Sun-shading devices" similar in appearance to the building to the north provide the necessary shading for
these south-facing units. The units on the second floor are flats while the upper units are two-story
townhouses. The ground floor replaces the existing retail of the Footlocker store.
Materials include cement plaster walls, metal panels and sunshades. Clear dual-glazed anodized
aluminum windows fill the openings. Frameless glass is used to enclose the ground floor spaces.
3. PARKING & BICYCLE SPACES
Parking for the mixed-use project makes no request for parking concessions and is fully parked in
accordance with PAMC 18.52. Please refer to page A 1.3 for the parking calculation summary at the
bottom of the page.
Fifteen spaces are provided at grade for convenience to the commercial retail space while the remaining
spaces are in a new underground garage accessed from Portage Avenue. Seventy-seven spaces are
provided and only seventy-five spaces are required by the calculation indicated.
Bicycle parking will be provided in front of the building at the courtyard area and long term parking will be
provided in the garage.
4. TRASH/RECYCLING
A new covered trash and recycling facility is proposed in a new covered facility at the rear of the site.
5. GREEN BUILDING STANDARD
In accordance with the city's Green Building Ordinance, the building will satisfy requirements for Cal
Green Tier II. The residential portion shall comply with Build-it-Green requirements.
We look forward to a staff review and scheduling of an ARB hearing so that we can proceed with the
development of this project.
2657 Spring Street, RedwQod City, CA 94063 Phone 650.365.0600 Fax 650.365.0670 thehayesgroup.com Architecture and Interiors
Please call me at (650)365-0600x15 if you have any questions.
Sincerely,
Ken Hayes, AlA
Principal
cc: Kathy Smyrniotis, De Anza Properties
HAVES
GROUP
ARCH I
T Ee T S
2657 Spring Street, Redwood City, CA 94063 Phone 650.365.0600 Fax 650.365.0670 thehayesgroup,com Architecture and Interiors
3225 EI Camino Real
The City of
Palo Alto
This map is a product of tt
City of Palo Alto GIS
--l8(
Minimum setbacks
Front yard (ft.)
Rear yard (ft.)
Street side yard (left,
Portage)
Side yard (right)
Build to Lines
(required % of wall to be
built up to the required
setback line)
Permitted setback
encroachments
! Maximum Site Coverage
Minimum Landscape
Open Space
U sable Open Space
Residential Density
Maximum Height
Floor Area
Maximum Residential
Attachment C
Zoning Compliance Table
3225 EI Camino Real
13PLN;.00344
CS Proposed
0' -10' to create an ? feet (provides 12 wide
effective 8'-12' effective sidewalk)
effective sidewalk
width
10' for residential 0' 83 feet
for commercial portion
5 feet 5 feet
none 25' -6"
50% of frontage built 44% at EI Camino Real
to setback =74.5' 65' -4"
mInImum
56% at Portage Ave.
33% of side street built 113'
I to setback =66'
mInImum
6 feet for balconies No encroachments
50% = 14,914 s.f. 33% = 9,887 s.f.
30% 8,948 s.f. ? s.f.
150 s.f. per unit ? s.f. private
? s.f. common
30 dwelling units per 8 units
acre = 20.5 units
50 feet 50 feet
0.6: 1 = 17,897 s.f. 16,229 s.f.
Compliance
conforms
conforms
conforms
conforms
Does not comply
conforms
confomls
conforms
?
conforms
conforms
conforms
conforms
,/
Bicycle Parking
Commercial Recreation
Restaurant
(Public Service Area)
Restaurant
(back of house areas)
Retail
Office
Residential
Total Bike Spaces
Attachment C
Zoning Compliance Table
3225 EI Camino Real
13PLN-00344
1 space /16 occupants
20% LT 80%ST
44/4=11
2 LT + 9 ST spaces 11 spaces
1 space/600 dross s.f.
40%LT,60%ST
2,483/600 =4
2LT+2ST 4 spaces
1 space/2000 gross s.f.
40%L T, 60%ST
2,017/2000 = 1 ST 1 space
1 space/2000 gross s.f.
20%LT,80%ST
1,000/2,000 = 1 ST 1 space
1 space/2,500 gross s.f.
80%L T, 20%ST
16,1189/2500 =6
5LT + 1ST 6 spaces
1 space/unit LT = 48LT 48 spaces
57 Long term (L T) and 61 LT and 30 ST
14 short term (ST)
31 spaces less
thanPAMC
conforms
conforms
t@
\Wi
CITY OF
PAL
LT
Agenda Date:
To:
From:
SUbject:
October 17,2013
Architectural Review Board
Jason Nortz, Sr. Planner
6
Architectural Review Board
Staff Report
Department: Planning and
Community Environment
101 Lytton [11PLN-00045]: Request by Ted Korth on behalf of Lytton
Gateway LLC fo.r Mi,no~ Ar~hitectural Review Board review for minor rooftop
revisions to the previously approved Planned Community (PC) zone district
project at 101 Lytton Avenue. Zone District: PC 5158. Environmental
Assessment: Categorically exempt per section 15301.
RECOMMENDATION
Staff recommends that the Architectural Review Board (ARB) recommend approval of the proposed
project revisions to the Director of Planning and Community Environment (Director).
BACKGROUND
On June 11,2012 the City Council adopted Ordinance No. 5158 (Ordinance) approving the new
PC zone district at 335-355 Alma Street (also known as 101 Lytton Avenue) for a four-story, 50-
foot tall (with a 70-foot comer tower feature) building containing office and retail uses at the
comer of Alma Street and Lytton Avenue. The City Council further approved exceptions to Palo
Alto Municipal Code Section 18.38.150 allowing height in excess of35 feet within 150 feet of a
residential zone and allowing encroachment into the daylight plane. The Ordinance also included
the approval of common open space area on the roof of the building of approximately 4,500
square feet for the exclusive use of the office tenants of the building.
Per Section 4 (e) of the Ordinance "Modifications to the Developn1ent Plan and Site Development
Regulations" :
"Subsequent to construction of the Project consistent with the approved Development Plan, any
modifications to the exterior design of the Development Plan or any new construction not
specifically permitted by the Development Plan or the site development regulations contained in
Section 4(a) (c) of the Ordinance shall require an amendment to this Planned Community zone,
unless the modification is a minor change as described in PAMC 18.76.020 (b) (3) (e), in which
case the modification may be approved through the Minor Architectural Review process. Any use
not specifically permitted by this Ordinance shall require an amendment to the PC Ordinance. "
Staff has determined the proposed rooftop revisions to be a minor change and therefore require
review through the Minor ARB review process.
Additional background information is provided in the June 11,2012 Ordinance and City's
Managers staff report provided as Attachment C and available at:
http://archive.cityofpaloalto.org/civica/filebank/blobclload.asp?BlobID=31646
and meeting webcast at:
http://www.communitymediacenter.netlwatch/pacc webcastiJunelP ACC 061112.html
DISCUSSION
Project Revisions
The project plans (Attachment D) include details of the revised rooftop plan. The revisions include an
updated roof deck layout to make the space more comfortable for the tenant (Survey Monkey). In
addition, the revisions include planter pots in-lieu of built-in planter beds, the elimination of rooftop
pole lighting in exchange for shielded step lighting and uplighting (below the tower roof only) in
combination with the originally proposed bollard lighting. A tentative furniture layout is shown
including built-in seating at the comer tower. The planter bed in the center of the Lytton Avenue roof
area would be replaced with more usable lounge seating including a small raised area, offset by the
reduction of usable area towards the interior of the roof which is less desirable. The total occupied
roof area remains unchanged.
ENVIRONMENTAL REVIEW
An initial study and mitigated negative declaration were prepared under the provisions of the
California Environmental Quality Act (CEQA) as part of the previously approved project,
application # IIPLN-00045. No additional significant impacts have been identified and no
additional mitigation measures are required as part of this.
ATTACHMENTS
A. ARB Findings
B. Conditions of Approval
C. ~ June 11, 2012 City Manager's Staff Report
D. Plans (ARB members only)*
E. Location Map
* Submitted by applicant ,
COURTESY COPIES:
Ted Korth, Applicant
Lund Smith, Owner
PREPARED BY:
REVIEWED BY:
I1PLN-00045
Jason Nortz, Senior Planner 1(/
Steven Turner, Acting Chie(Janning Offici3t
Page 2
ATTACHMENT A
DRAFT FINDINGS FOR APPROVAL
101 Lytton Avenue
11PLN-00000-00045
The design and architecture of the proposed improvements, as conditioned, complies with
the Findings for Architectural Review as required in Chapter 18.76 of the PAMC.
(1) The design is consistent and compatible with applicable elements of the City's
Comprehensive Plan in that the associated Comprehensive Plan Land Use
designations are Neighborhood Commercial and Regional/Community Commercial.
The previously approved Planned Community (PC) zone district #5158 resulted in
Comprehensive Plan amendment for a land use designation of Regional/Community
Commercial for the entire site. The PC district is intended to accommodate
developments for residential, commercial, professional, research, adnlinistrative,
industrial, or other activities, including combinations of uses appropriately requiring
flexibility under controlled conditions not otherwise attainable under other districts.
The proposed project is a minor rooftop revision to the previously approved PC
zone #5158 for a new mixed office and retail building. The mixed use project is
compatible with the land use designation and revision to the roof deck does not
conflict with goals of the Regional/Community Commercial designation. The
project is also consistent with The Palo Alto Comprehensive Plan policies related to
business and economics. The Comprehensive Plan encourages owners to upgrade or
replace existing commercial properties so that these commercial areas are more
competitive and better serve the community. The rooftop revision allows for the
roof deck to be more usable by the office tenants;
(2) The design is compatible with the immediate environment of the site in that the
mixed office and retail building is located within an area of downtown that is
identified along the Alma St. frontage, adjacent to similar commercial uses and
zoning. The proposed rooftop revision is consistent with the previously approved
project that included usable open space on the roof of the building. The revision
creates a more functional/usable common area for the office tenants of the building;
(3) The design is appropriate to the function of the project in that the project makes a
minor rooftop revision to the previously approved mixed use project that included
common open space area on the roof deck. The proposed plan provides an updated
roof deck layout that creates a more functional/inviting open space area for the
office tenants;
(4) In areas considered by the board as having a unified design character or historical
character, the design is compatible with such character. The overall design is
consistent with the Downtown Urban Design Guide guidelines in the following
ways:
1
• Encourage roof gardens and use of roof space, where feasible, so that they are
attractive when viewed from above and below, and provide added outdoor use
opportunities and amenities;
(5) The. design promotes harmonious transitions in scale and character in areas between
different designated land uses. The proposed rooftop revision is consistent with the
previously approved mixed office and retail project that is located in an area of the
City that is within a v.. of fixed transit station adds to the goal of creating a more
dynamic and attractive mixed use environment that is compatible with the goals of
the City's Comprehensive Plan and Downtown Urban Design Guide;
(6) The design is compatible with approved improvements both on and off the site in
that the proposed building, as conditioned, includes improvements necessary for the
new mixed office and retail development;
(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 is compatible with the
applicable design guidelines, development standards and performance criteria and
Comprehensive Plan;
(8) The amount and arrangement of open space are appropriate to the design and the
function of the structures in that the revised roof deck layout provides the exact
same amount of open space area that the previously approved PC zone project
(#5158) provided but with a redesigned, more functional/usable area for the
building tenants;
(9) Sufficient ancillary functions are provided to support the main functions of the
project in that the proposal includes a redesigned rooftop deck that provides
. sufficient outdoor seating and activity areas for the tenants of the building;
(10) Access to the property and circulation thereon are safe and convenient for
pedestrians, cyclists and vehicles. This finding is not applicable;
(11) Natural features are appropriately preserved and integrated with the project. This
finding is not applicable. The project was previously occupied by an automobile
service station;
(12) The materials, textures, colors and details of construction and plant material are
appropriate expressions of the design and function in that the proposed design
concept creates an effective open space area located on the roof of the building that
is consistent with the context based design criteria, Downtown Urban Design Guide
and green buildings guidelines;
(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
2
desirable and functional environment in that the rooftop landscaping helps softens
the appearance of the building and creates an effective outdoor activity area for the
tenants of the office space;
(14) Plant material is suitable and adaptable to the site, capable of being properly
maintained on the site, and is of a variety which would tend to be drought-resistant
and to reduce consumption of water in its installation and maintenance in that
appropriate plant materials are proposed;
(15) The project exhibits green building and sustainable design that is energy efficient,
water conserving, durable and nontoxic, with high-quality spaces and high recycled
content materials. The following considerations should be utilized in determining
sustainable site and building design:
(A) Optimize building orientation for heat gain, shading, day lighting, and
natural ventilation;
(B) Design of landscaping to create comfortable micro-climates and reduce
heat island effects;
(C) Designfor easy pedestrian, bicycle and transit access;
(D) Maximize on site stormwater management through landscaping and
permeable paving;
(E) Use sustainable building materials;
(F) Design lighting, plumbing and equipment for efficient energy and water
use;
(G) Create healthy indoor environments; and
(H) Use creativity and innovation to build more sustainable environments.
Green building features will be incorporated to achieve Cal Green Tier 2 standards
for the commercial portion and Green Point Rated standards for the residential
portion. In addition to this the project would be required to submit a checklist for
Leadership in Energy and Environmental Design for Neighborhood Development
(LEED-ND);
(16) The design is consistent and compatible with the purpose of architectural review,
which is to:
(1) Promote orderly and harmonious development in the city;
(2) Enhance the desirability 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 each other.
The design is consistent for all of the reasons and findings enumerated above.
3
ATTACHMENT B
DRAFT CONDITIONS OF APPROVAL
101 Lytton.
11 PLN -00000-00045
PLANNING DIVISION
1. The plans submitted for Building Permit shall be in substantial conformance with
plans received and date stamped September 15, 2013, except as modified to
incorporate these conditions of approval.
2. All conditions. of approval associated with previously approved Planned
Community (PC) zone #5158 are still applicable.
3. The ARB approval letter including all Department conditions of approval for the
project shall be printed on the plans submitted for building permit.
4. Any exterior changes to the building such as size, location and exterior materials
are subject to ARB review.
5. The project is subject to meeting all the requirements of Palo Alto Municipal
Code Chapter 18.44, the City's Green Building Ordinance.
6. An Affordable Housing agreement must be executed prior to City Council Action
on the PC Zone Change and Comprehensive Plan Amendment.
7. A valid Use & Occupancy Permit is required for the new office tenant.
•::"'., ·t. "'!
.. :. , , . . . .
~ir..1.:A'~: City of Palo Alto If Co Att,:a~~ " City Council Staff Report
Report Type: Meeting Date: 6/11/2012
ATTACHMENT C
(10 # 2896)
Summary TI,tle: Sec~nd Reading for Lytto~ Gateway PC Zone Re,quest
Title: 2nd Readiog: Adoption of an Ordinance of the Council of the City of Palo
Alto Amending Section 18.08.040 of the Palo Alto Municipal Code (The Zoni~g
M~p) to Change the, Classification of Property Located at 335 and 355 Alma
Street from CD .. C(P) and CN-N(P} to PC Planned Community Zone (PC '. )
for a,Mlxed Office and Retail, Four .. Story, 50 Foot Tall Building·(and a 70 Foot Tall
Corner Tower Feature) on the Former Shell Station Site. The project Includes
Exceptions to the Daylight Plane and 35' Foot Height Limit Within 150 Feet of
Residential Property. (First Reading MaV 14, 2012 -Passed 7-2) (Continued from
June 4, 2012)
Fr~m: City Manager
Lead Department: Planning and Community Environment
Attached is the Planned Community Ordinance for the Lytton Gateway project,
reflecting the changes made by Council on May 14, 2012. The Council also
approved the Initial Study and Mitigated Negative Declaration for the
development and adopted a Resolution amending the Comprehensive Plan'
designation for a portion of the site (335 Alma)''from Neighborhood Commercial
to Regional/Community Commerdal on M.arch 12, '2012. .1,.
The Council action on May 14,2012, included th'e following changes to the PC
, Ordinance (P~ Ordinance 5150):
'1. Under Section 4 (f) Public Benefits (1) Financial contribution of $625,000 to'
the City of Palo Alto's Affordable Housing Program (in addition to the
required $850;000 commercial housing in~lieu fee).
'\'.
2. Under Section 4 (f) Publ,ic Benefits (2) Financial contribution of $625,000 to
the City's Parking Fund and payment of $l,476,200to cover the cost of 22
June 11, 2012
(ID# 2896)
Page 1 of 3
hi-lieu parking spaces (at $67;100 per space).
3. Under Section 4(f) Public Benefits (3) Inclusion· of 3/807 square feet'of
.. ground floor retail and eating and drinking service area proximate to the
train station (deleting allowances for ~(personal s'ervices" and "financial
services).
. .
4. Under S'ection 4(f) Public Benefits (5) Provision of two Electrical Vehicle
Charg'ihg .Stations available to the public, installed by 'the Applicant on Alma
' .. Street adjacent to the Project-subject to standards, to·be developed by the .
. City· to the satisfaction of the Director of Planning and Community
. Environment. There will be no charge to members 9f the public making Use
of the Alma Street EV Charging Stations. At least one of the EV Charging
':Stationson Alma Street sh~1I bea level 3 Charger and the 'remaining . " '
charging ,stations will 'be level 2 Chargers.
5. Under Section 4(f) Public Benefits (14) Provision of CalTrain Go-Passes} Eco
Passes or the equivalent} as part of the Transportation Demand
Management Program, for all employees of the commercial spaces for'the
life of the project. ...
The Council act,io.n on ,M:ay 14,2012, a,dded the,foliowing changes to the PC
Ordinance and the Conditions of Approval:
Under Sect jon 4(d). Parking and Loading -Requirements and, under Transportation
Oivision.Conditlon of Approval #3 include the additionallang~age: Additional/y,
an agreement forcompliance with targ.eted reductions (miniinum 20% parking
reduction) shall be developed between the owners and the City specifying a
penalty scheduleJor non.-compliance, graduated over the initial five years of the
project and then for every five years thereafter, and. ,tied to equivalent fees for in
lieu parking. The agreement shall be in effect prior to building occupancy and
shallb~ recorded to apply. to supsequent owners .. as well. '
The approval conditions have been incorporated into Exhibit B (Conditions 9f
Approval), attached to the PC Ordinance. Staff has assured that all other
provisions of the P.C ordinance and the conditions have been revised where
necessary to be consistent with the CouncWs changes. The PC Ordinance, Exhibit
June 11/ 2012
(ID # 2g96)
Page 2 of3
B (Conditions of Approval), and' Exhibit A (Location Map) are attached to this
report.. Language revised since the ordinance introductio'n is shown in a redlined
format. Staff requests that the Council approve the PC Ordinance, as amended,' on
second reading. '
Attachments:
• Attachment A: Revised Ordinance (PDF.,
Prepared By:
Department Head:
City Manager Approval:
June 11, 2012
(lD # 2896)
Jason Nortz, Planner
Curtis Williams, Director
Page 30f3
Ordinance No. 5158
Ordinance of the Council of the City of Palo Alto Amending
Section 18'.08.040 of the p.alo Alto Municipal Code. (The Zpning
Map) to Change the Classification of· Property Lo'cated at 335 .
Alma Street from CD-N(P)· Downtown Neighborhood
; 'G~~ercial ~d j'S5 Altria Street-from CD .. C(p) Downtown
Cominunity Commercial to PC Plaiined" Commuriity· Zqne., (pC-
5158) for a Four Story, 50 Foot Tall (and an 70 Foot Tall Comer'
Tower Feature), , Mixed;,·. .::, Office.. and Retail Project
Containing 52,163 Square Feet of Floor Area
The Council of the City of Palo Alto does ORDAIN as follows:
. SECTION 1.
(a) .'; ;.Ly.tton . Gateway LLC, (lithe Applicant") app,ied on January 21,
2011 to the City, for approval of a rezoning application (the nProjectll) for a n~w
. Planned CommunitY (PC) district for a property located at 335 'apd 355
A~ma Street (the "Subject Property") to accommodate the uses set forth below.
','
(b) . The Planning and Transportation Commission, at its meeting of
March 16, 2011, advanced the Project with an "initiation to consider a Planned
Community Zone: process for the establishment of Planned Community Zone
District.'
(c) , The Architectural Review Board, at its meeting of November
3, 2011, reviewed the Project design and recommended the City Council
approve the project .with associated draft conditions of approval 'Exhibit B.'
(d) The Planning anc;l' . Transportation. , Commission, after a· . duly
noticed public .hearing held February 22, 2012, reviewed, considered, and
recommended 'approval of the draft Mitigated Negative DeclaratiC?n and an .earlier
draft ordinance, and recommended that Section 18.08.040 (the Zoning Map) of the
Palo Alto Mu~icipal Code be amended to rezone the Subject Property to a new·
.. Planned . CommunitY, zone to permit construction' of a five-story, mixed use project,
corisisteni with conditions, included in the 'Planned Community zone related to
allow~ble land useS and required dev~lopment· standards, and subject to provision
of the public benefits outlined in the draft ordinance to· be considered by 'Council on
March 12, :2012~.Th~ Com~ission also recommended ~pproval of a Comprehensive
PI.an resoluti9n t? design.~te a portion of the site to Regional Commercial.
( e) The Palo Alto City Council, after a dUly noticed public hearing held on
March 12, 2012, adopted the Mitigated Negative Declaration and approved the
resolution revising the Comprehensive Plan, lan4 use designation. The Council
120606 dm 0120537 1
continued its review of the project to allow for revisions by the applicant pursuant
, to Council'direction. '
(t). 'The Palo, .t\lto,: ,City Council, after' due consideration of the
revised project, depicted on 'Exliibit At (the Project), the analysis of the City
Staff, and the conditions recommended ,by, the Planning and Transportation
Commission snd the Architectural Review Board, finds that the proposed Ordinance .
is in the public ,interest and will promote the public, health, safety and welfare, as
. h~reinafter ,s,et forth. . . , .
(g) The, Council fmds that (l}the Subject-Property is SQ situated, and
the use or uses proposed for the' site are of such characteristics that the application
of general districts or combining districts will not provide sufficient flexibility
to allow for the Project; (2) development of the Subject Property under the
provisions of the PC Planned Community District will ,result in public benefits,not
otherwise attainable by appUc,ation of the regulations of general districts or
combining districts, as set. forth i1J, S,ection (4)( c) hereof; and (3) the use 'or \lses
permitted, and the site development regulations appli'cable within the proposed
district are' consistent with the Palo Alto Comprehensive Plan' (Goals, Policies, and
proposed designation of Mixed Use for the Subject Property) and are compatible
with, ex;isting and potential uses on adjoining sites or within the general vicinity.
(h) The Co~nci1 further approves exceptions to Section 18.38.150
allowing height in excess of '35 feet within 150 feet of a, residential zone and
allowing, encroachment into the daylight p.lane. The Council finds that these
exceptions do not result in, incompatibility with the adjacent residential· uses and
do not allow for floor area increases above 50 feet. These determinations are
made consistent with the ftndings of (g) above.
: ..
, .
-SECTION ,2.
, ,
. Section 18.08.040 of the Palo Alto Municipal Code, the "Zoning Map," is hereby
amended by,cJtanging the zoning of Subject Property from CD-N(P) and CDC(P) to
"PC Planned Community 515SIt•
SECTION 3.
:". ,.
" Th~ Gity Council hereby finds wjth r~spect to the Subject ~roperty ~at the
Project compri&es" th~ f~llowing uses included in this ord~ance for' a lPlxed. ~ffice
and retai~ ~evelopment, depicted on the Development Plans dated Apri118, 2012,
incorporated by ref~rence, il)Qluding the following components:' '.. ,.
" '~'(a)'" ':, A':four-story ~ixed OffiCe ,at)d Retail Building ~t a height of 50 feet
for the enclosed 'floor' area and 70 feet for the unenciosed corner tower featUre, with
a tQtal ofapproximately 52,163 t9ta1 square feet of floor area.
, .
120606 dm 0120537 2
«b) Floors 2~4 of approximately 43;341 square feet consisting of three
fl06rs of office use. Flodr 2 will be' approximately 13,511 square feet and floors 3 and
4 will be approximately14,915 each. The height to the top of the fourth floor will be 501.
(c) A Grbund Floor of approximately' 8,822 square feet consisting of3,807
square feet of ret~l'use and 3,375 square feet of lobby area and elevator and
. 'stairWens tp ,upper floors. The Lytton Avenue side commercial use includes
approximately 1,640 square feet of space, for lease to, ,a Palo Alto based non-profit
organization' at below' market rent. The Alma Street fronting
commercial use includes retail services and eating and drinking services ,only.
. " , (d), , " Commo~ Open Space area on t~e, roof of the .Building of app~oximately
4,500 'square feet for the exclusive use of the office tenalfts of the building. .
, '
, .
:., (e) .. :, A,two and-one-half level underground garage with a minimum of 126
, parkin~ sta1~s, with, an. entrance from the surface parking ~ea of the Subject Property.
SECTION 4.
Development Plan for the Subject Property dated December 8, 2011, and any
approved ,su'pple~enta1 material§ f9r the Subject Property, as submitted by the
applioant pursuant to Palo Alto Municipal Code Section (p AMC) 18.38.090, shall
be 'subject to ,the follQwing permitted and 'conditional land uses and special
limitations-on land uses, 'development standards, parking and loading
requirements, l'n;9~ifications to the development plans and provisions of public
'benefi~s outlined be19w, and condition.a 9f project approval attached and
incp1pQrated as ~IExhibit BU. ' ,
(a) . Pennitted, Conditionally Permitted land uses shall be allowed and
limjted as' follows: Permitted Uses (subject to the limitations below under Section
4(b»: ' '.
(1) Professional ,and p:eneral Bu,~ine$s Oftic'es (~xcluding me,~caroffices and
adminjstrative office uS,es)
, (2) Retail Services (excluding liquor stores) .
, (3) Eating and ,Drinking Services (excluding drive-hi and take-out services)
Conditionally Permitted Uses:
"(I) Private Educ~tional Facility
(2) Conun~rcial Recreation
(3) Coriv~lescent Facilities >
, (4) Private Clubs, Lodges, and Fraternal Organizations.
(b) Special limitations on land uses include the following:
(1) The office uses within the project on floors 2~4 shall not exceed a total
floor area· of 43,341 square feet;
120606 dm 0120537
. .·j2),Approximately 1,~40 squa:r;e ~eet of floor. area on: the ground floor shall be
. 'lease4 to a ,P~10, Alto .. based non .. profit for . rents not to exceed 25% of market rates for
the life of the ~jectl
(3) ~o ~edical office use shall ~e permitted within the development;
~' . .
(4) No~dministrative office use shall be permitted within the developm~nt;
I
.' (5) The '~Retail't spa~e tilting Alma Street as identified on the Development
P1m.t sh~ll be occupied by retail us~s 'and e~ting and drinking·services only. '.
(c) 'Development Standards:
. Development Standards for the site shall comply 'with the standards prescribed
for ~e Planned Community '(PC) zone district (pAMC Chapter 18.38) and as
described in S.ection Three and Section Four herein and in the Approved Development
Plans. The·Council further approves exceptions to· Section 18.38.150 allowing height
in excess of 35 feet within 150 feet of a residential:zone and allowing. encroachment
into the daylight plane. These determinations are made consistent with the findings
of Section (1 )(~) above.
(d) . Parking and Loading Requirements: '
. In addition tQ'the parking and loading requirements specified. in PAMe 18.$,2
and 18.54,·8 Tran~portation De~and Management Plan (TD¥) Program shall' be
developed for the Project in .accor~ce with P AMC 18.S2.0S0(d) ~or employees of the
Project; The TDM plan sha.ll, 'at a minimum, includ~ bicy~le, pedestrian and pUblic
transpo#ation functions and an'atten4tmt parking program. The TDM plan shall be
approved by. the Director of Planning and Community Environment· prio'r to
issuance of building permits for the site and shall include, at a . minimum, transit
passes or subsidies for all employees and tenants of the buUding, cat: sharing, bike
facilities, transportation information kio~ks,.· and the designation of a transportation
demand cO.ordinator for· ,the' building. Th~ ·TDM. program shall include monitoring
reports, which shall be submitted to the Director not later than two years after building
occupancy and again not later than five years after building occupancy, noting the
effecti:venes~ of, the proposed meas"!Jfes as c.o~pared t.o the' initial
performance' targets,' ' and' suggestions 'for ,'. modifications if
necessary to enhan~e parking andlor ~ip reductions. Where' the monitoring reports
·indicate that perf.ormance measures are not· 'met,the director may require further
proSJ;am .mo.difications. '.,
Additionally, an agreement for compliance with targete4 reduc~i~ns. (minimum
20% single occupant vehicle trip reduction) shall be develop'e4 between tlle oWn~rs and
the City specifying a penalty schedule for non-compliance graduated over' 'the initial five
yea;rs .of the project and then for every five years thereafter and tied to eqwv81ent fees
for in·lieu parking. The agreement shall be in effect pribr to building occupancy and
shall be recorded to apply to subsequent owners as well.
" .
120606 dm 0120S31 4
· .. (e)"" Modifications to the Develop~erit Plan and Site Development
Regulations: .
Subsequent ~o co~struction of the Project· Qonsistent with the approved
Development Plan, any modifications to the exte;rior design of the Development Plan
or any new construction not specifically permitted by the D~velopment Plan ot the
site 'development regula~ons contained in Section 4 (a) (0) a:bove shall require an
amen4m~iJ.t to this Planned Community zone, unless ~ modificatiQn is a minor change as
d~cribed'in PAMC J8.76.050' (b) (3) (e), i~. which c~~e. the modifi~ation may be
'approved through the Minor Archit~ctural Review' process. Any use not specifically
permitted by thi~ or4inance. shall require .~ ~yndment to the PC ordinance.
(f) Public Benefits:
Development of the site under the provisions of the PC Plant)ed G.ommunity
District will result in public benefits not otherwise 'attainable by application .of Jhe
regulations' Qf g~neral districts ,or, combining :dlstricts., The ,Project includes the
follo~ing publi~t benefits that are propo.~ed (or the Project and in exces~ of 'those
required by, Ci~y zoning districts. "
(1) Financial contribution of $625,000 to the City of Palo Alto's
Affordable Housing Prograni (in additional to the .required $850,000 commercial in ..
lieu housing fe.e). " .."
, . . (2)' Financial contribution of $62~,000 to the City's Parking In-Lieu F~d
and payment of $1,476,200' to cover the cost of 22 in-lieu fee parking spaces (at
$67,100 per space).. . . '
(3) Inclusion of 3,807 squar~ feet of ~round floor retail uses and eating and
dri~ing servic.e area proximate to the trai:q. station. ,
, (4) ,Inclusion Qf 1,640 square feet of subsidized non-:Qrofit office space to
be leased 'to a Palo,·Alto .. based non .. profit at rent not to exceed 25% of market rates
for the life of the project.
: (5). "Provision of two (2) ele~tric vehicle (EV) charging stations at off-site
par~ing ~paces directly adjacent to the site along Alma, Street (one level.3 and one
level 2 charging station), with the applicant responsible for all costs of installing the
BV stations. 'fh:ere".wi11 be no charge to the members" of the public for using the EV
charging s~tions on Alma Street.
(6) 'PrQvision of'two additional ievel,'2 EV charging. stations in the below-grade -.. p~fipg g~age~' " , ' "
(1) Provision of ,one Zip Car' rental unit to be located in a designated space
within the surface parking lot behind the building that is open'to the public
". (8)' . Con~ribution 9f $250,000 to 'the City for N'eighborhood Parking
Preservation Projects or ,Programs. "," .
(9) Contribution of $60,000 in funding tQ support City efforts to initiate a
parking analysis for Downto'Wll parking improvements.
f20606 dm 0120537 5
I
(10) Provisi.on of 8 surface parking spaces as available to the public at all
hours daily (retail spaces), and 16 UndergroUnd spaces available to the public on nights and
weekends.
(11) 'Development· of' 'an' extensive Alma ~treet tree canopy with the
addition of 13·new street trees 'on ,the west side (Cal Train parking lot sid~) of Alma
Street betw~en Lytton and Bvere!i. . " .
; !.
'. (12) 'Installation: of pedestrian and urban design' features,· including widened
sidewalks, and' crosswalks, .to enhance pedestrian safety and connectiv~ty ~: : ' " , . . \. '.
(13) Installation of street and vehicUlar iritproveme~ts, including:
, a. upgraded traffic signals at the intersection of Lytton. and Alma, and
high'v~sibility orosswalk striping; .
. , b. soutQbotuld left'furn lane and as.sociated striping and improvements at the Al~a and University ramp' (north ramp) to facilitate southbound left turns from .Alma~'
to westbound'University;
I ,.C., striped median and improvements on Alma between University and
L~on;
d. upgraded bike lanes and markings~ northbound bike lane on Alma
betWe~~ University,arid .Lyttoh; westbound bike lane and "bike.box" on Lytton at the
Alma intersection, and southbound bike lane on Alma approaching Lytton;
e. pedestrian' bulb-out along projeCt frontage at the Lytton and Alma
comer~ to shorten pedestrian crossing distances 'and walk times while improving safety;
, . ~.: new left tum lane 'frQm southbound Alma onto eastbound Everett (no
change to hours of permitted toms proposed);
. . g .. expanded side~alk and curb (four feet wider) along Lytton project
frontage to enhance pedestrian environment; .
h. relocated, street trees wong Alm~ from existing sidewalk planting
. strips to new planters (with new trees)'located within parking lane~ to increase the
usabl~ . ~idewalJ.< . w~dth from 8t3 II to app~oxin:tately 1 ~t311; i .. , ten new post-top
streetlights' along Alma and Lytton . at approximately 28,-foot
spacing, to provide, safe and attractive lighting (replacing two" existing
streetlights); .
j ... str~et furnishings, including a bench for pedestrian seating on
Alina and trash and recycling receptacles along entire project frontage. . .
120606 dm 0120537 6
(14) Provisibn ~f CalTrain Go~Passes; Beo Passes or the equivalent, as part 'of
the 1;'ransportatiori Demand Management . program, for all, employees . of the .
commercial spaces for the life of the proj ect.
(g) Development Schedule:
, "The, project is required to includ~ a Development Schedule pursuant to
PAMC 18.38.100. the approved Development Schedule is set forth be~ow: '
Construction of the Project shall commence on or before January 2013,
unless a change in the development schedule is approved by the Dir~ctor of
'Planning and' Community Environment, not to exceed a one year extension in time,
with only one such 'extension permitted without a ,hearing, pursuant to PAMe
, Section 18.38J30. The total time for the project consttu~tion and occup~ncy. of
tenant spaces is ,expected to be 16 months, or by Apri12014, unless extended by the
Director for up ,to one additional ,year. . '
Indemnification. To the extent permitted by law, the Applicant shall
indemnify and hold harmless the City, its City Coun~i1, its officers; employees
and agents (the tfjndemnified partiestl) 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 this ordinance or any pennit or approval
authorized hereby for the project, including (without limitation) reimbursing the
City its actual attorneys fees and costs incurred in defense of the litigation. The
City may, in its sole discretiorit. elect to defend any such action with attorneys ofl its'
choice'. .' . .
SECTION 6.
Monitoririg, of Condit~ontl and Public Benefits. 'Not later tha~ three (3)
years following the.approval of bUilding occupancy by the City and everY three
(3)' years thereafter (except where a shorter timeframe is required . in the
, conditions of approval), the applicant or successor owner . shal~ request that
the City review the 'project to assure that conditions ~f appr()v~l and pUblic
benefits remain in effect as provided in the original approval. The appli~~t shall
provide adequat~ funding to reimburse the City for these costs. If 'cofidi:tions or
benefits are. found, deficient by staff, the applicant shall correct such conditions
in not more than 90 days from notice by the City. If correction is not made within
the prescribed timeframe, the Director of Planning and Community Environment
will 'schedule review of the project before the Planning and Transportation
Commission and Counci.1 to determine appropriate remedies, fines or other
action~.
SECTION 7.
A mitigated negative declaration (MND) for this project was prepared 'in
accordance with the California Environmental Qua~ity Act and circulated for public
120606 dm 0120537 7
revi.ew for: .a.;20~~ay period beginning Octob~r 17, 2011. The City C~uncil
approved the ~. and Mitigation MonitoriD;g Program at its meeting of March 1"2, 2012. .' .
SECTION 8.
. ". . Thi:s . ordin~ce .shall be effective on ~e 'thirty-fitst day after the date of its
~~.~tion (second readi~g):" .. ·
llfJ'RODUCED:
PASSED:
MAY 14,2012
JUNE 11,2012
AYES: BURT, ESPINOSA, KLEIN, PRICE, SCHARFF,. SCHMID,·
SHEPHERD,YBH
'NOES:
ABSTENTIONS:
, ABSENT:
HOLMAN -
. ~iy A~mey ~ . "." tK1~
Director of.Planning ap.d
CominUnity Environment
' •. ' '0
120606 dm 0120537 8
The City of
Palo Alto
jnortz.2013-1(){)716:13:35
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ATIACHMENT E
101 Lytton Avenue
This map is a product of the
City of Palo Alto GIS
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The Cily of Palo Alto assumes no ,.,eponsibility lor any .fn)n"~989tD 2013 Cily of Palo AI1D
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I
C I TY 0 F
PALO
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Agenda Date:
To:
From:
Subject:
October 17, 2013
Architectural Review Board
Elena Lee, Senior Planner
Architectural Review Board
Staff Report
Department: Planning and
Community Environment
301 High St. [13PLN-00219]: Request by Hayes Group Architects, on behalf of
California Skin Institute, for a Minor Architectural Review to allow exterior
modifications and a 200 sq. ft. addition to an existing 6,255 sq. ft. commercial
building and grandfathered facility. The request includes a Design
Enhancement Exception to allow a 14-:-foot encroachment into the side yard
daylight plane for a new roof top equipment enclosure. Zone District:
Downtown Commercial Neighborhood and Pedestrian Combining District (CD
N) (P). Environmental Assessment: Exempt from the provisions of CEQA,
15303 (New Construction).
RECOMMENDATION
Staff recommends the Architectural Review Board (ARB) recomnlend approval of the proposed
project based upon the findings contained in Attachment A, Band C and conditions of approval
contained in Attachment D.
BACKGROUND
The 8,438 square feet (sq. ft.) site is located on the northeast comer of High Street and Everett
A venue. The site has a zoning designation of Downtown Conlmercial -Neighborhood and
Pedestrian Combining District (CD-N)(P). The property is currently developed with a two-story,
6,255 sq. ft. commercial building and a parking lot with 14 spaces. In accordance with the Palo
Alto Municipal Code (PAMC) chapter 18.18.120, the wood frame stone face veneer building is
recognized as a grandfathered facility. The building is legal nonconforming in terms of floor area,
setbacks and parking. The building also features a roof overhang that extends approximately eight
feet beyond the building wall along the building's north fayade, facing the parking lot. The
overhang is anchored by a post on the left side and a wing wall on the right side. The area below
was used as a display area. The site is located on the edge of downtown Palo Alto, but outside of
the University Avenue Parking Assessment District.
The building, constructed in 1964, at less than 50 years in age, has no historic designation and is
therefore deemed not historic. The building was most recently occupied by Stanford Electric, a
13PLN-00219 Page 1 of6
retail use. Directly adjacent on the east and the north of the site are residential uses. The
residential property directly to the east has been designated eligible for the National Registry of
Historic Places in the City's 1998 survey, but has no formal designation. Across High Street to
the south is Palo Alto Fire Station # 1 and across Everett A venue to the west is a one story
commercial building. The building was originally constructed as a general commercial building
with an office component. It was occupied by Stanford Electric from 1964 through 2012 with
retail on the ground floor and supporting office and storage uses on the second floor.
While the applicant has not designated specific tenants, the plans indicate that the proposal is for a
mix of office and retail! personal service use. Personal service uses are permitted in this zoning
district. However, there is a restriction on office uses. PAMC Chapter 18.18.060(f) states that
new office uses are not allowed on the ground floor. Permitted office uses can occupy up to 5,000
sq. ft. of a building otherwise. P AMC Chapter 18.18.060(g) also limits floor area for specific
uses, including personal service for a maximum of 2,500 square feet and retail services (except for
grocery stores) for a maximum of 15,000 square feet. A conditional use permit is required to
exceed those square footages. The P Combining District is intended to foster the continuity of
retail stores and display windows and to avoid a monotonous pedestrian environment. The
Comprehensive Plan Land Use designation is Neighborhood Commercial, 'which also allows the
proposed commercial uses. Per the plans, the building would have a maximum of 5,000 square
feet of office use.
PROJECT DESCRIPTION
Building Addition and Changes
The applicant is proposing a substantial remodel and minor addition to the building. All of the
additions would comply with the Zoning Code with allowed exemptions (discussed below), with
the exception of a daylight plane encroachment for which th~ applicant is requesting a Design
Enhancement Exception. The refinished building would consist of aluminum storefront glass,
clerestory glass at the center of the building, cement plaster walls, horizontal metal panels,
standing seam metal roof, and aluminum awnings and solar louvers.
The applicant is proposing to demolish approximately 50% of the exterior walls, 100% of the
floor and the roof. On the first floor the applicant is proposing to remove existing enclosed floor
area along the building's southwest comer along High Street and Everett Avenue and to create a
new 280 sq. ft. recessed covered entry and landscaped area to lead into a new lobby. Also
proposed is a small 80 sq. ft. addition on the first floor of the northeast comer to house trash and
recycling containers. The applicant is proposing a 450 sq. ft. addition along the northern perimeter
of the second floor, enlarging the second floor and accommodating accessibility requirements.
The new second floor would extend above the first floor along the north elevation by about ten
feet. Although this is new square footage, because of allowed floor area exemptions within the
Municipal Code, this addition would not count towards the gross floor area maximum. Therefore
the addition would comply with requirements for grandfathered facilities. A detailed discussion
regarding floor area exceptions will follow.
The second floor also includes new clerestory windows and skylights in the center of the building
to provide additional light. While the parapet of the building would be at 20 feet in' height, the
13 PLN -00219 Page 2 of6
same as the existing building, the highest point of the new clerestory element would be at 27 feet.
Per the Municipal Code, height is defined as the average height of the highest gable of a pitched
roof. In this case, the average height would be at 25 feet and consistent with the Municipal Code.
The new lobby on the west side of the building would include entrances along both Everett
Avenue and High Street, as well as the parking lot to the rear of the site. Aluminum storefront
glass is proposed along the High Street (south) fa9ade helping to foster a pedestrian orientation in
conformance to the Pedestrian Combining District requirements. Along the north parking lot
elevation, the new design features a nearly floor to ceiling glass feature in the lobby. A row of
large windows is also proposed along this elevation on the first floor, while the second floor
extends over. The wall that is to remain along the eastern property line is proposed without any
glass or articulation.
Parking Lot and Landscape Changes
The existing parking lot would continue to provide 14 parking spaces and would incorporate a
small perimeter landscape strip (decorative cobble mulch and vine planting), which is an
improvement to the existing parking lot. The project would include bike racks for two bikes and
one bike locker all adjacent to the primary building entrances. The driveway would remain on
Everett Avenue. The project would add new five-foot wide landscape strips on either side of the
driveway along Everett Avenue. A two-foot wide portion of the landscape strip would be added
within the public right of way, increasing the size of the landscape strip to seven feet effectively.
A two foot wide landscape strip is also proposed between the new lobby and the Everett sidewalk.
A large planter is proposed within the new covered entryway. The landscape strips and planters
would be planted with various drought tolerant shrubs and ground cover, including Mexican
Snowball for ground cover, Fortnight Lily, Texas Needle Grass, White Nancy Dead Nettle and
Western Sword Fern.
Street Trees
The applicant is proposing to remove five street trees and one tree located onsite. The trees are
proposed to be removed because of poor condition and maintenance. concerns. The street trees
consist of five camphor trees between 18 and 26 inches in diameter and one 14-inch diameter
flowering pear tree. A 23-inch Siberian Elm Tree located in the northwest corner is also proposed
to be removed due to its poor condition. The elm tree would be replaced by a 24-inch box
Japanese Maple to be planted within the new covered entry. The Urban Forestry Section however
is recommending that all those trees be removed, as well as the street tree located at the left side
property line on Everett Avenue, and replaced with new trees that are better suited for this area.
The applicant had originally requested to remove all the street trees. The requirement would be to
replace the street trees with four new 24" box size Aesculus carnea 'Briotii', Briotii Red Horse
chestnut trees on Everett Avenue and two 24 inch box Pyrus calleryana 'Homford', New Bradford
Pear trees along High Street. An existing Coast Live Oak tree on the property to the north would
be protected during construction. Condition of approval number 24 identifies this requirement.
Staff is also recommending that a 36-inch box Japanese Maple "Bloodgood" tree be planted
within the planting strip between the building an4 driveway, as shown in condition of approval
number 3.
13PLN-00219 Page 3 of6
DISCUSSION
Context-Based Design Considerations and Findings
The site is subject to both Architectural Review approval and Context-Based Design
Considerations and Findings pursuant to Palo Alto Municipal Code (PAMC) 18.18.1I0(h). To
facilitate ARB discussion, the Architectural Review findings are provided as Attachment A and
the context-based design considerations are provided as Attachment B. Staff requests ARB
feedback on the proposed design, materials and its relationship to the adjacent single family
residentIal use on High Street. Although the 50% of the existing walls are to remain, the project
does propose new finishes, such as aluminum, other metals and cement plaster, and new elements,
including new roof mounted equipnlent enclosures and the clerestory window/skylights. These
elements significantly enhance the building but are more modem in appearance than the original
wood and stone veneer building and wood framed surrounding buildings.
Pedestrian Combining District
The Pedestrian Combining District is intended to foster the continuity of retail stores and display
windows and to avoid a monotonous pedestrian environment in order to establish and maintain an
economically healthy retail district. Palo Alto Municipal Code (PAMC) Chapter 18.30 charges
the ARB to ensure compliance with the regulations. Proposals nlust include design features
intended to create pedestrian or shopper interest, to provide weather protection for pedestrians,
and to preclude inappropriate or inharmonious building design and siting. The three design
features include: (l) large display windows (2) pedestrian arcades, recessed entryways, or covered
recessed areas designed for pedestrian use and (3) landscaping or architectural design features
intended to preclude blank walls or building faces. The applicant proposes large windows along
both the High Street and Everett Avenue frontages. The project includes a 280 sq. ft. recessed
. entryway at the corner of High and Everett. The project also includes planters and artwork along
the walls to provide more interest at the pedestrian level.
Zoning Compliance -Floor Area
PAMC Chapter 18.18.120 states that remodeling, replacement or improvement of a grandfathered
building would be allowed provided that the addition would not result in an increased floor area,
shift the building foot print or increase the degree of non-compliance. The maximum floor area in
this zoning district for this site would be 0040:1 or a total of 3,375.2 sq. ft. The floor area for the
existing building is 6,445 square feet or a floor area ratio of 0.74:1. Minor additions that would
not be defined as floor area would be allowed as long as they would not otherwise increase the
degree of non-compliance. As discussed above, the subject building is legal non-conforming in
terms of floor area and setbacks. The addition would be consistent with the current development
standards of the CD-N (P) zoning designation for setbacks and height. It would not shift the
building foot print or increase the floor area.
Currently, the Municipal Code allows several exemptions for floor area within the Downtown
Commercial Zoning Districts. PAMC Chapter 18.18.070(a)(1) allows a one-time 200 square foot
bonus that would not count against floor area for buildings that do not have historic or seismic
designations. The applicant is also requesting an exemption per PAMC Chapter 18.18.060(c)
which states:
13PLN·00219 Page 4 of6
When a building is being expanded, square footage which, in the judgement of the
chief building official, does not increase the usable floor area, and is either
necessary to conform the building to Title 24 of the California Building Code of
Regulations, regarding handicapped access, or is necessary to implement the
historic rehabilitation of the building, shall not be counted as floor area.
Plan sheet A1.2 details the areas that the applicant is requesting the exemption apply to. The
City'S acting Chief Building Official has agreed with the applicant's requests for all but one of the
areas. The exemption can clearly be applied to areas that provide access into the building, such as
an elevator and any exits/entries. The one area that was not accepted for the exemption is the 9
sq. ft. elevator equipment room on the second floor, next to the storage room. A condition of
approval (number 3) has been added into the permit requiring that prior to the submittal of a
building permit that the applicant submit revised plans that remove the nine square feet. Because
it is such a minor square footage, staff is proposing to address this' issue as a condition of
approval. If the exemptions were approved as discussed above, a total of 442 square feet would
be removed from the total floor area. The resulting floor area, as defined by the Municipal Code,
would be 6,255 sq. ft., which is the existing square footage. All of the additions comply with
height and setback requirements, as shown in the attached Zoning Compliance Table (Attachment
E). However, as discussed below, the applicant is requesting a Design Enhancement Exception
(DEE) to encroac4 into the side yard daylight plane along the right side property line.
Zoning Compliance -Design Enhancement Encroachment
Chapter 18.18.060 establishes a daylight plane for any lot lines abutting one or more residential
zone districts. The daylight plane is measured at an initial height of 10 feet with a slope of 1 :2.
The applicant is requesting a Design Enhancement Encroachment (DEE) to allow an
encroachment into the side daylight plane along the eastern property line because it is adjacent to
a residential use and the RM-30 zoning district. Because the building is built along this property
line, the building already encroaches into this daylight plane. However, the addition of a roof
mounted equipment enclosure would encroach further into the daylight plane. Accordingly, the
applicant is requesting a DEE for the new encroachment. This new 23 ft. wide addition would
encroach approximately five feet into the daylight plane. The building conforms to the daylight
plane requirement along the northern perimeter that is also adjacent to a property with an RM-30
zoning designation. The applicant is requesting the exception because of site constraints and
modem building requirements. As set forth in Attachment C, the required findings can be made
for the proposed exceptions. The granting of the DEE would assist in the retention and
enhancement of this existing building.
ENVIRONMENTAL REVIEW
The project would be an alteration to an existing facility and new construction not exceeding
10,000 square feet, qualifying for a Class 3 Categorical exemption per section 15303 of the
California Environmental Quality Act.
ATTACHMENTS
Attachment A:
Attachment B:
13PLN-00219
Draft ARB Findings
Draft DEE Findings
Page 50f6
Attachment C:
Attachment D:
Attachment E:
Attachment F:
Attachment G:
Attachment H:
Draft Context Based Design Findings
Draft Conditions of Approval
Applicant's Project Description Letter
Zoning Compliance Table
Location Map
Developnlent Plans (Board Members Only)
COURTESY COPIES
Ken Hayes, Khaves{f.Uthehayesgroup.com
Greg Morganroth, greg(mmorganroth.com
Prepared by:
Reviewed by:
13 PLN -00219
Elena Lee, Senior Planner S
Steven Turner, Planning Manage?i
Page 6 of6
ATTACHMENT A
FINDINGS FOR APPROVAL
ARCHITECTURAL REVIEW BOARD STANDARDS FOR REVIEW
301 High Street I File No. 13PLN-00219
The design and architecture of the proposed project, as conditioned, complies with the Findings
for Architectural Review as required in PAMC Chapter 18.76.
(1) The design is consistent and compatible with applicable elements of the Palo Alto
Comprehensive Plan. This finding can be made in the affirmative in that the project, as
conditioned, incorporates quality design that recognizes the regional importance of the
area as described in the Comprehensive Plan and reinforces its pedestrian character. The
site has a Comprehensive Plan Land Use Designation of Neighborhood Commercial
and the use is consistent with the designation as a commercial building.
(2) The design is compatible with the immediate environment of the site. The project, as
conditioned, is designed to be compatible with the downtown area, address the corner,
. and to be compatible with the adjacent buildings. The proposal is consistent with the
commercial zoning designation and will encourage pedestrian vitality. The additions
are minor and would be placed at the rear of the building.
(3) The design is appropriate to the function of the project.. The design would
accommodate the proposed commercial use. The proposed building would have ample
storefront glass, signage, and a recessed entry way to create an inviting commercial and
pedestrian environment.
(4) In areas considered by the board as having a unified design character or historical
character, the design is compatible with such character. This finding is not applicable
to this project in that this area with mixed uses and does not have a unified design or
historical character.
(5) The design promotes harmonious transitions in scale and character in areas between
different designated land uses. This finding is not applicable in that this project is not
situated in a transition area between different designated land uses.
(6) The design is compatible with approved improvements both on and off the site. The
building and its pedestrian orientation are compatible with the existing context of the
mixed use environment.
(7) The planning and siting of the various functions and buildings on the site create an
internal sense of order and provide a desirable environment for occupants, visitors and
the general community. There would be no change to the existing setbacks. The
property has existing legal nonconforming setbacks along the south, east and west
property lines. The recessed entry way and storefront glass would provide a desirable
environment and allow for ample pedestrian circulation to the recessed entry. The
existing driveway and parking lot are being maintained.
(8) The amount and arrangement of open space are appropriate to the design and the
function of the structures. This finding is not applicable to this project in that there
would be no changes to the building footprint and there would not be any new open
spaces. There would be no changes to the building that would require open space. The
minor additions would comply with all setback requirements.
(9) Sufficient ancillary functions are provided to support the main functions of the project
and the same are compatible with the project's design concept. This finding is not
applicable to this project in that no changes are expected to the existing ancillary
functions of the building.
(10) Access to the property and circulation thereon are safe and convenient for pedestrians,
cyclists and vehicles. This finding can be made in the affirmative in that the project has
been designed to encourage pedestrian activity and commercial vitality. The building
would include a new recessed entryway for pedestrians. The site would maintain the
existing driveway and parking lot.
(11) Natural features are appropriately preserved and integrated with the project. The site is
completely developed in an urbanized area of the City. However, the project proposes
to increase the amount of landscaping on the site. Six new street trees would be planted
to replace existing trees that are either in poor condition or are not appropriate for the
site.
(12) The materials, textures, colors and details of construction and plant material are
appropriate expression to the design and function. The· proposed colors and materials
would add interest and are generally compatible ~ith the commercial environment.
(13) The landscape design concept for the site, as shown by the relationship of plant masses,
open space, scale, plant forms and foliage textures and colors create a desirable and
functional environment. There are planters proposed to create a more welcoming
environment within the entry areas. Planters are also proposed between the building,
sidewalk and parking lot to create a more desirable environment..
(14) Plant material is suitable and adaptable to the site, capable of being properly
maintained on the site, and is of a variety which would tend to be drought-resistant to
reduce consumption of water in its installation and maintenance. Drought tolerant and
lower water using plant materials are proposed. Trees that require higher maintenance
are proposed to be replaced with more appropriate trees that would require less
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 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
effects;
• Design for easy pedestrian, bicycle and transit access;
• Maximize on site stormwater management through landscaping and permeable paving;
• Use sustainable building materials,'
• Design lighting, plumbing and equipment for efficient energy and water use;
• Create healthy indoor environments; and
• Use creativity and innovation to build more sustainable environments.
The project would be required to comply with the City's Green Building ordinance.
(16) The design is consistent and compatible with the purpose of architectural review as set
forth in subsection 18. 76. 02 0 (a). The project design, as conditioned, would promote an
environment that is of high design quality and variety.
ATTACHMENTB
FINDINGS FOR APPROVAL
CONTEXT-BASED DESIGN CONSIDERATIONS AND FINDINGS
301 High Street / File # 13PLN-00219
Pursuant to P AMC 18.18.11 O(b), in addition to the findings for Architectural Review contained
in PAMC 18.76.020(d), the following additional findings have been made in the affirmative:
. (1) Pedestrian and Bicycle Environment. The design of new projects shall promote
pedestrian walkability, a bicycle friendly environment, and connectivity through design
elements. The proposed building changes would increase the amount of storefront glass,
nlaintain the existing setbacks, addition of bicycle racks, and create a recessed entry
way, creating a more inviting pedestrian environment.
(2) Street Building Facades. Street facades shall be designed to provide a strong
relationship with the sidewalk and the street(s), to create an environment that supports
and encourages pedestrian activity through design elements. The overall design intent
is to update and modernize the building's exterior materials. The proposed project
would upgrade and improve the building's appearance, accommodating a new business
that would contribute to a pedestrian oriented area.
(3) Massing and Setbacks. Buildings shall be designed to minimize massing and conform
to proper setbacks. The building setbacks are not proposed to be changed. The building
has legal nonconforming setbacks along High Street, Everett Avenue and the interior
side yard. The general building massing is being maintained and all additions are
proposed outside of the setbacks. The proposal would not alter the existing location or
massing of the building as it appears from the street.
(4) Low;.Density Residential Transitions. Where new projects are built abutting existing
lower scale residential development, care shall be taken to respect the scale and
privacy of neighboring properties. The site is directly adjacent to residential
development along the northern and eastern property boundaries. The building would
maintain the required setback from the northern property boundary. A parking lot
would still continue to separate the subject building from the residential use to the
north, providing a buffer. The building is currently built on the property line to the east.
However, all additions would be placed outside all setbacks. The new addition would
not create additional impacts to the privacy or scale of residential properties.
(5) Project Open Space. Private and public open space shall be provided so that it is
usable for residents, visitors, and/or employees of the site. The project would not
reduce pedestrian access to and from the site and would maintain the existing sidewalk
width. A new recessed entry is proposed at the comer of High Street and Everett
Avenue, providing open space that is accessible to residents, visitors and/or employees.
(6) Parking Design. Parking needs shall be accommodated but shall not be allowed to
overwhelm the character of the project or detract from the pedestrian environment.
The site is legal nonconforming in regards to parking. However, the project is not
required to provide any additional parking as no new floor area would be added to the
existing building. The parking is being retained behind the building and will not detract
from the pedestrian environment along High Street.
ATTACHMENT C
DRAFT DESIGN ENHANCEMENT EXCEPTIONS FINDING
310 High StreetlFile No. 13PLN-00219
The requested Design Enhancement Exceptions (DEEs) are consistent with the findings as stated
in Palo Alto Municipal Code (PAMC) Chapter 18.76.050 (c). The Design Enhancement
Exception is being requested to allow four foot maximum encroachment into the side yard
daylight plane.
1. There are exceptional or extraordinary circumstances or conditions applicable to the
property or site improvements involved that do not apply generally to property in the same
zone district, in that:
The site is uniquely constrained in that it is a comer lot with residential uses directly
adjacent to the north and the east and is an already developed site.
2. The granting of these Exceptions will enhance the appearance of the site or structure, or .
improve the neighborhood character of the project and preserve an existing or proposed
architectural style in a manner which would not otherwise be accomplished through strict
application of the minimum requirements of Title 18 and the standards for review set
forth in this Chapter, in that:
Granting the DEE to allow encroachment into the side yard daylight plane would allow the
addition to be in placed above the existing building and allow installation of equipment
necessary for the upgrade of the existing building. Placement of the structure on the roof
would allow additional landscaping instead of additional equipment.
3. The Exception is related to a site improvement that will not be detrimental or injurious to
property or improvement in the site vicinity, and will not be detrimental to the public
health, safety, general welfare or convenience, in that:
The requested DEEs will not be detrimental or injurious to property or improvement in the
site vicinity as the exception is very minor in scope. The addition would be placed above
the existing second floor and would be outside all required setbacks. The DEE would allow
the existing building footprint to be maintained, while allowing an aging building to be
updated and become more functional.
ATTACHMENT D
DRAFT CONDITIONS OF APPROVAL
301 High Street / File No. 13PLN-00219
DEPARTMENT OF PLANNING AND COMMUNITY ENVIRONMENT
Planning Division
1. The plans submitted to obtain all pem1its through the Building Inspection Division shall be
in substantial conformance with the revised plans, project details and materials received ·on
October 8, 2013, except as modified to incorporate these conditions of approval.
2. All conditions of approval shall be printed on the cover sheet of the plan set submitted to
obtain any pem1it through the Building Inspection Division.
3. Prior to the· issuance of a building permit, the applicant shall submit revised plans show to
the satisfaction of the Planning Director the following:
1) Revised site plan, elevations, floor plans, and other related sheets that reduce the
building by nine square feet so that the project shall not increase the existing gross
floor area.
2) Revised landscaping, planting and irrigation plans that add one 36 inch box
Japanese Maple "Bloodgood" tree within the pianting strip between the building
and driveway.
3) A note shall be added as item number 4 on sheet L1.2, the Tree Disposition Plan
as follows: Public Tree Removal Permit required. Contact
Dorothv.Dale@cityofpaloalto.org for permit to remove trees (#F-1 through F-6).
A PDF of this sheet shall be provided to the City Arborist.
4) Revised site plan and all related sheets shall be adjusted so that the curb around
the landscape strips on both sides of the driveway on Everett Avenue are located
within private property. Landscaping shall remain as proposed within the public
right of way.
4. All noise producing equipment and light fixtures shall comply with the Munic,ipal Code
5. Upon submittal of an application for a building permit, the project is required to comply
with the City's Green Building Program (P AMC 16.14). The project is required to
complete a green building application, and implement the programs requirements in
building plans and throughout construction. More information and the application can be
found at www.cityofpaloalto.org/depts/plan/sustainabiiity green building/green building[
applications/default.asp and all questions concerning the City's Green Building Program
should be directed to Dionne Early at (650) 329-2189.
6. To the extent permitted by law, the applicant shall indemnify and hold harmless the City,
its City Council, its officers, employees and agents (the "indemnified parties") from and
against any claim, action, or proceeding brought by a third party against the indemnified
parties and the applicant to attack, set aside or void, any permit or approval authorized
hereby for the project, including (without limitation) reimbursing the City its actual
attorneys' fees and costs incurred in defense of the litigation. The City may, in its sole
discretion, elect to defend any such action with attorneys of its own choice.
Public Works Arborist
Aesthetic Tree Resources
7. Site Plan Requirements. (Reference: CPA Tree Technical Manual, Section 6.35).
Applicable to all projects. The site plans must include the minimum information required in
the submittal checklist, tree disclosure statement (TDS) and the City Tree Technicnl
1\1anual (TTM), Section 6.30 and 6.35. One or more of the following elements is not
provided for staff review. If the activity is within the dripline, then a tree protection report
(TPR) is required for city review. The TPR will review potential impacts and recommend
design changes and/or viable mitigation measures. To prepare the report, the architect or
engineer shall provide the most recent plans to the project site arborist preparing the TPR
and indicate the extent of grading, drainage excavation, below ground utility trenching;
foundation and form work; identify the tree protection zone (TPZ) for each tree, restriction
areas for access andlor travel over sensitive root areas, irrigation, trenching, landscaping
and any other activity or improvements beneath the Regulated Trees. Correct the plan
submittal to include:
• Show all existing conditions of the site, curb cuts, utilities and trees.
• Preliminary grading and drainage. Provide a pl~n that includes existing and proposed
contours @ 2-foot intervals. Show any excavation proposed in the tree protection zone of
regulated tree including neighboring trees overhanging the site. Drainage grading shall
be directed away from any oak.
• Show plan notes for any excavation or activity proposed in the TPZ any regulated tree.
Indicate on plans the area and details for removal of existing concrete, grading, new lawn
and irrigation system over tree roots with the drip line area, consistent with TTM,
Sec.2.40.
• Show the accurate TPZ fencing placement and specify Type I around the protected trees
and Type II fencing around the public street trees, as noted in the tree surveyor tree
preservation report.
• Show all existing and proposed utility, telecommunication, driveway construction,
transformer and pad size, above and below ground locations within the drip line of any
regulated tree. Avoid any reference to utilities within 10 feet of public trees on either
side of the sidewalk.
• Parking Area Shading. PAMe, chapter 18.40.130 (e) requires 500/0 surface parking
shading. Provide a landscape shading plan using the city provided handout template or
other qualified method (Handout: insert website)
8. Tree Protection Report (TPR) (Reference: CPA Tree Technical Manual, Section 6.30).
Prepare an updated TPR for any construction activity in the drip line (lO-times diameter
of a trunk) of a regulated tree. The TPR shall specifically describe foreseeable impacts and
recommend design adjustments or alternatives needed to reduce or eliminate impacts of
retained trees. Applicant and arborist shall used the criteria set forth in the tree preservation
ordinance, PAMC 8.10.0301080, and the CPA Tree Technical Manual, Section 3.00, 4.00
/
and 6.30, available at:
(http://w-ww.citvofpaloalto.org/environment/urban canopy.asp). Unless otherwise approved
by the Director on the basis of a final TPR, all development activity shall be located outside
the dripline of a protected tree, including any grading, foundation, excavation, fill, etc. An
approved TPR will provide information for the following critical areas:
• Tree Protection Zone (TPZ). List the precise recommended TPZ fencing
placement for each tree, specify Type I around protected trees and Type II around
street trees to be enclosed. Specify fence placement changes after demolition
occurs.
• Design review and changes. The TPR shall propose adequate soil area and
conditions needed for optimum tree health and retention, and recommend
mitigation measures or design changes for drainage, grading, underground
trenching, foundations, cut, fill, compaction, exclusion area from irrigation, etc.
Water drainage shall be directed away from oaks.
• Inspections during construction. The TPR will outline a proposed site arborist
inspection and reporting schedule to be followed. Site inspections shall be
conditional to the implementation and success of the TPR. See Sheet T-l
Checklist.
• To avoid improvements that may be detrimental to the regulated tree health, the
TPR may need to review a basic landscape plan submitted by the applicant to
ensure the new landscape is consistent with CPA Tree Technical Manual, Section
5.45 and Appendix Landscaping under Native Oaks.
9. Street Trees (Reference: PAMC 8.04.070): If a publicly owned tree is proposed to be
removed, findings will be subject to Public Works depending upon the number and
condition of existing street trees in the public right-of-way along the property frontage. The
applicant may be required to replace existing and/or add new street trees per the direction of
Public Works' arborist. Call Dorothy Dale at 650-496-5953 to arrange a site visit so staff
can determine what street tree work, if any, will be required for this project.
10. Building Permit Review Submittals. Prior to submittal for staff review, the plans submitted
for building permit shall be reviewed by the project site arborist to verify that all the
arborist's recommendations have been incorporated into the final plan set. The submittal set
shall be accompanied by the project site arborist's certification letter that the plans have
incorporated the following information:
• Final Tree Protection Report (TPR) design changes and preservation measures.
• Palo Alto Tree Technical Manual Standards, Section 2.00 and PAMe 8.10.080.
• Outstanding items. Itemized list and which plan sheet the measures are to be located.
• Landscape and irrigation plans are consistent with ePA Tree Technical Manual, Section
5.45 and Appendix L, Landscaping under Native Oaks and PAMe 18.40.130.
11. Site Plan Requirements. The final Plans submitted for building permit shall include the
following information and notes on the relevant plan sheets:
• Sheet T -1 Tree Protection-it's Partof the Plan
(http://www.cityofpaloalto.org/environment/urbancanopy.asp), Applicant shall complete
the Tree Disclosure Statement. Inspections and monthly reporting by the project arborist
are mandatory. (All projects: check #1; with tree preservation report: check #2-6; with
landscape plan: check #7.)
• The Tree Preservation Report (TPR). All sheets of the TPR approved by the City,
(prepared by Arbor Resources) shall be printed on numbered Sheet T-1 (T-2, T-3, etc)
and added to the sheet index.
• Protective Tree Fencing Type. Delineate on grading plans, irrigation plans, site plans and
utility plans, Type II fencing around Street Trees and Type I fencing
around 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-1, and the City Tree Technical Manual, Section 6.35-Site Plans.
• Site Plan Notes. Apply to the site plan stating, "All tree protection and
inspection schedule measures, design recomme'ndations, watering and construction
scheduling shall be implemented in full by owner and contractor, as stated in the Tree
Protection Report on Sheet T-1 and the approved plans". Note #2. All civil plans,
grading plans, irrigation plans, site plans and utility plans and relevant sheets shall
include a note applying to the trees to be protected, including neighboring trees stating:
"Regulated Tree--before working in this area contact the Project Site Arborist at ( David
Babby, 650 654-3351); Note #3. "Basement foundation plan. Soils Report and
Excavation for basement construction within the TPZ of a protected tree shall specify a
vertical cut (stitch piers may be necessary) in order to avoid over-excavating into the tree
root zone. Any variance from this procedure requires City Arborist approval, please call
(650) 329-2441." Note #4. Utility plan sheets shall include the following note: "Utility
trenching shall not occur within the TPZ of the protected tree. Contractor shall be
responsible for ensuring that no trenching occurs within the TPZ of the protected tree by
contractors, City crews or final landscape workers. See sheet T -1 for instructions."
12. 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
13. Plan Changes. Revisions and/or changes to plans before or during construction shall be
reviewed and responded to by the project site arborist, with written letter of acceptance
before SUbmitting the revision to the city for review.
14. Tree Preservation Compliance. The owner and contractor shall implement all protection
and Contractor and Arborist Inspection Schedule measures, design recommendations and
construction scheduling as, stated in the TPR, and is subject to code compliance action
pursuant to 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.
15. Tree Damage. Tree Damage, Injury Mitigation arid Inspections apply to Contractor.
Reporting, injury mitigation measures and arborist inspection schedule (1-5) apply pursuant
to TTM, Section 2.20-2.30. Contractor shall be responsible for the repair or replacement of
any publicly owned or protected trees that are damaged during the course of construction,
pursuant to Title 8 of the Palo Alto Municipal Code, and city Tree Technical Manual,
Section 2.25.
16. General. The following general tree preservation measures apply to all trees to be retained:
No storage of material, topsoil, vehicles or equipment shall be permitted within the tree
enclosure area. The ground under and around the tree canopy area shall not be altered.
Trees to be retained shall be irrigated, aerated and maintained as necessary to ensure
survival.
PRIOR TO OCCUPANCY
17. Landscape Inspection. The Planning Department shall be in receipt of written verification
that the Landscape Architect has inspected all trees, shrubs, planting and irrigation and that
they are installed and functioning as specified in the approved plans.
18. TREE INSPECTION. The contractor shall call for an inspection by the Project Arborist. A
final inspection and report by the project arborist shall evaluate all trees to be retained and
protected, as indicated in the approved plans, the activity, health, welfare, mitigation
remedies for injury, 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. The
final arborist report shall be provided to the Planning Department prior to written request
for temporary or final occupancy. The final report may be used to navigate the security
guarantee return process, when applicable.
19. PLANNING INSPECTION. Prior to final sign off, contractor or owner shall contact the
city planner (650-329-2441) to inspect and verify Special Conditions relating to the
conditions for structures, fixtures, colors and site plan accessories.
Post Construction
20. Maintenance. All landscape and trees shall be maintained, watered, fertilized, and pruned
according to Best Management Practices-Pruning (ANSI A300-2001 or current version).
Any vegetation that dies shall be replaced or failed automatic irrigation repaired by the
current property owner within 30 days of discovery.
Public,Works Engineering
21. The proposed curb at the back of sidewalk around the landscape strip on both sides of the
driveway on Everett Avenue shall be adjusted so that it is located completely on private
property. The proposed landscaping within the right of way is to be retained. However, the
curb proposed around the landscape strip shall be placed within private property only.
22. The Water and Fire Service lines need to be designed such that they will provide 10' of
clearance from any Street Tree (existing or proposed) including the street tree on the left
side property line along Everett A venue.
23. SIDEWALK, CURB & GUTTER: As part of this project, the applicant must replace those
portions of the existing sidewalks, curbs, gutters or driveway approaches in the public
right-of-way along the frontage(s) of the property that are broken, badly cracked, displaced,
or non-standard, and must r~move any unpermitted pavement in the planter strip. Contact
Public Works' inspector at 650-496-6929 to arrange a site visit so the inspector can
determine the extent of replacement work. The site plan submitted with the building permit
plan set nlust 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 Street Work Permit from Public Works at the Development Center.
24. STREET TREES: The applicant will need to replace the 2 existing trees along High Street
with two new 24" box size Aesculus camea 'Briotii', Briotii Red Horse chestnut trees and
the four existing trees nearest the Everett and High intersection with new 24" box size
Pyrus calleryana 'Holmford', New Bradford Pear trees. The site plan submitted with the
building permit plan set must show the street tree work that the arborist has determined,
including the tree species, size, location, staking and irrigation requirements. The plan
nlust 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 from Public Works' arborist (650-496-5953).
The following comments are provided to assist the applicant at the building permit phase. You
can obtain various plan set details, forms and guidelines from Public Works at the City's
Development Center (285 Hamilton Avenue) or on Public Works' website:
http://www.cityofpaloalto.org/gov/depts/pwdldefault.asp.
Include in plans submitted for a building permit:
25. STORM WATER POLLlTTION PREVENTION: The City's full-sized Pollution
Prevention -It's Part of the Plan sheet must be included in the plan set. Copies are
available from Public Works at the Development Center or on our website:
http://www.cityofpaloalto.org/civicax/filebankldocunlents/2732
26. STREET TREES: Show all existing street trees in the public right-of-way. Any removal,
relocation or planting of street trees; or excavation, trenching or pavement within 10 feet of
street trees must be approved by Public Works' arborist (phone: 650-496-5953). This
approval shall appear on the plans. Show construction protection of the trees per City
requirements.
27. WORK IN THE RIGHT-OF-WAY: The plans must clearly indicate any work that is
proposed in the public right-of-way, such as sidewalk replacement, driveway approach, or
utility laterals. The plans must include notes that the work must be done per City standards
and that the contractor performing this work must first obtain a Street Work Permit from
Public Works at the Development Center. If a new driveway is in a different location than
the existing driveway, then the sidewalk associated with the new driveway must be
replaced with a thickened (6" thick instead of the standard 4" thick) section. Additionally,
curb cuts and driveway approaches for abandoned driveways must be replaced with new
curb, gutter and planter strip.
28. IMPERVIOUS SURFACE AREA: The project will be creating or replacing 500 square
feet or more of impervious surface. Accordingly, the applicant shall provide calculations of
the existing and proposed impervious surface areas with the building permit application.
The Impervious Area Worksheet for Land Developments form and instructions are available
at the DeVelopment Center or on our website:
http://www.cityofpaloalto.org/civicax/filebankldocuments/2718
29. STORM WATER TREATMENT: This project may trigger the California Regional Water
Quality Control Board's revised provision C.3 for storm water regulations (incorporated
into the Palo Alto Municipal Code, Section 16.11) that apply to High Impact Projects that
create or replace 5,000 square feet or more of impervious surface. The applicant shall
provide a calculation of the amount of impervious surface area being created or replaced. If
5,000 sf of impervious surface area is created or replaced within the uncovered parking lot,
then the City's regulations require that the project incorporate a set of permanent site design
measures, source controls, and treatnlent controls that serve to protect storm water quality.
The applicant will be required to identify, size, design and incorporate permanent storm
water pollution prevention measures (such as bioswales, filter strips, and permeable pavers)
to treat the runoff from a specified "water quality storm" prior to discharge to the municipal
storm drain system. The applicant must designate a party to maintain the control measures
for the life of the improvements and must enter into a maintenance agreement with the City.
The City will inspect the treatment measures yearly and charge an inspection fee. There is
currently an $350 C.3 plan check fee that will be collected upon submittal for a grading or
building permit.
30. STORMWATER MAINTENANCE AGREEMENT: If the project requires Storm Water
Treatnlent as described in the P AMC, section 16.11, the applicant shall designate a party to
maintain the control measures for the life of the inlprovements and must enter into a
maintenance agreement with the City to guarantee the ongoing maintenance of the
permanent C.3 storm water discharge compliance measures. The maintenance agreement
shall be executed prior to the first building occupancy sign-off. The City will inspect the
treatment measures yearly and charge an inspection fee. There is currently a $350 C.3 plan
check fee that will be collected upon submittal for a grading or building permit.
31. LOGISTI CS PLAN: The contractor must submit a logistics plan to the Public Works
Department prior to commencing work that addresses all impacts to the City's right-of-way,
including, but not limited to: pedestrian control, traffic control, truck routes, material
deliveries, contractor's parking, concrete pours, crane lifts, work hours, noise control, dust
control, storm water pollution prevention, contractor's contact, noticing of affected
businesses, and schedule of work. The plan will be attached to a street work permit.
32. SIDEW ALK ENCROACHMENT: Add a note to the site plan that says, "The contractor
using the city sidewalk to work on an adjacent private building must do so in a manner that
is safe for pedestrians using the sidewalk. Pedestrian protection must be provided per the
2010 California Building Code Chapter 33 requirements. If the height of construction is 8
feet or less, the contractor must place construction railings sufficient to direct pedestrians
around construction areas. If the height of construction is more than 8 feet, the contractor
must obtain an encroachment permit from Public Works at the Development Center in
order to provide a barrier and covered walkway or to close the sidewalk."
Fire Department
33. Separate permit submittals to Fire Prevention Bureau required fior sprinklers, fire supply
line, and fire alarm installations.
Utilities Department Electrical Engineering
General
34. The applicant shall comply with all the Electric Utility Engineering Department service
requirements noted during plan review.
35. 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.
36. 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 service es andlor meters have
been disconnected and removed.
The Following Shall Be Incorporated In Submittals For Electric Service
37. 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.
38. 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.
39. Only one electric service lateral is permitted per parcel. Utilities Rule & Regulation #18.
40. 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).
41. The developer/owner shall provide space for installing padmount equipment (i.e.
transformers, switches, and interrupters) and associated substructure as required by the
City.
42. 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.
43. Location of the electric panel/switchboard shall be shown on the site plan and approved by
the Architectural Review Board and Utilities Department.
44. 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.
45. 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.
46. The customer is respons~.ble for sizing the service conductors and other required equipment
according to the National Electric Code requirements and the City standards. Utilities Rule
& Regulation #18.
47. 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.
48. 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 Department.
During Construction
49. 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.
50. 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.
51. 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 custonler'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.
52. All primary electric conduits shall be concrete encased with the top of the encasement at the
depth of 30 inches. No nl0re than 180 degrees of bends are allowed in a primary conduit
run. Conduit runs over 500 feet in length require additional pull boxes.
53. All new underground conduits and substructures shall be installed per City standards and
shall be inspected by the Electrical Underground Inspector before backfilling.
54. Meter and switchboard requirements shall be in accordance with Electric Utility Service
55. Equipment Requirements Committee (EUSERC) drawings accepted by Utility and CPA
standards for meter installations.
56. 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
57. Catalog cut sheets may not be substituted for factory drawing submittal.
58. 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
59. The customer shall provide as-built drawings showing the location of all switchboards,
conduits (nunlber and size), conductors (number and size), splice boxes, vaults and
switch/transformer pads.
Prior To Issuance Of Building Occupancy Permit
60. The applicant shall secure a Public Utilities Easement for facilities installed on private
property for City use.
61. All required inspections have been completed and approved by both the Building
Inspection Division and the Electrical Underground Inspector.
62. All fees must be paid.
63. All Special Facilities contracts or other agreements need to be signed by the City and
applicant.
Additional Comments
64. The padmount transformer shall have 3ft minimum clearance from non-operable
sides and 8ft clearance in front of all equipment doors and 30ft minimum vertical
clearance for 3 phase pad mount equipment. Please see standard DT-CL-U-l031 for
more details.
May 20,2013
City of Palo Alto
Department of Planning & Community Environment
250 Hamilton Avenue, 5th floor
Palo Alto, CA 94303
Re: 301 High Street ARB Minor Review Project Description
To Planning Staff and ARB Members:
Attachment E
HAVES
GROUP
ARCH
TECTS
Attached is Hayes Group Architect's submittal package for 301 High Street for ARB
Minor review. The project applicant is Hayes Group Architects on behalf of California
Skin Institute. This package includes fourteen sets of half size drawings and two sets of
full size drawings containing the site survey, contextual photos, the proposed site plan,
floor plans, elevations, and perspectives.
1. EXISTING CONDITIONS
The site is located at the corner of High Street and Everett Avenue, in the CD-N zone
with (P) overlay. The existing site is occupied by a two-story lighting retail store and
parking facility. The northeastern property line faces a two-story apartment building,
while the southeastern property line faces a residence. A Palo Alto firehouse sits across
High Street. Across Everett Avenue is a parking lot serving a single story commercial
office building. As confirmed by the city's planning department, in their letter dated,
September 14, 2012, the existing building is nonconforming, has a floor area of 6,255
square feet and may be eligible for floor area bonuses. There is a grandfathered parking
deficit for the existing use with a requirement of 1/200 square feet. The new uses
medical office and personal services require 1/250 square feet and 1/200 square feet
respectively. Thus the new uses have less demand on the required parking.
2657 Spring Street, Redwood City, CA 94063 Phone 650.365.0600 Fax 650.365.0670 thehayesgroup.com Architecture and Interiors
2. PROPOSED PROJECT
The project proposes to demolish a portion of the exterior walls and all of the existing
outdated floor and roof. A new coat of smooth cement plaster dresses the existing,
dated, stone-face veneer wall. The smooth finish serves as the backdrop for the palette
of horizontal metal panels, aluminum storefronts, and elongated solar louvers that
alternate between the solid walls and openings. This modern palette wraps around the
building corner on High Street and Everett Ave. emphasizing the main pedestrian entry
for the project.
Vehicular access is provided at the northern end of the property where articulated
landscape planters and a proposed glass stair enclosure greet visitors as they arrive at
the building. The modern palette of metal panels and aluminum storefronts is again
recited along this fa<;ade to complete the building.
A new elevator is proposed to comply with current accessibility requirements. Clerestory
windows and skylight affords the interior with spatial volume and daylight in an otherwise
lower than average 10' floor-to-floor height. In line with the practice of sustainable
architecture, the abundance of natural light introduced provides for a welcoming,
healthy, interior environment and at the same time reduced energy use.
3. D.E.E. REQUEST
Day Light Plane: A D.E.E. is requested for the roof screen that encroaches into 1 to 2
day-light-plane projected from the interior side property line commencing at 10ft. above
grade plane. Both functionally and aesthetically, the screen conceals the mechanical
equipment that is necessary for a project of this size. Impact to the adjacent property is
minimal since the existing building already exceeds the daylight plane at a height lower
than the new roof screen.
4. PARKING & BICYCLE SPACES
For vehicular parking requirement, please refer to the letter from the planning
department on the cover of drawing sheet AO.1.
Based on the new building square footage, a personal service tenant on the ground floor
and a professional and or medical office on the second floor will require a total of three
bicycle parking: two short term, one long term. Short-term parking is distributed along
High Street and Everett Avenue. The long-term parking space is located at the rear of
the building.
5. TRASH/RECYCLING
A new, covered, trash and recycling facility will be located at the back of the property.
6. GREEN BUILDING STANDARD
In accordance with the city's Green Building Ordinance, this project will comply with
California Green Building Code (CaIGreen, Tier 2) with Local Amendments.
We look forward to a staff review and scheduling of a Minor ARB hearing so that we can
proceed with the development of this project.
Please call me at (650) 365-0600 x15 if you have any questions.
Sincerely,
Ken Hayes, AlA
Principal
cc: Dr. Greg Morganroth, California Skin Institute
• J .--
301 HIGH STREET
PALO ALTO, CALIFORNIA
Date: May 16, 2013
Job No: V1319
Regarding: Landscape Design Description
VAN DORN ABED
LANDSCAPE ARCHITECTS, INC.
589 Howard Street, Suite 3
San Francisco, CA 941 05 -3 03 3
P: 415.979.9918 F: 415.979.9908
Email: mail@valainc.com
The planting design utilizes a variety of plants to create layers of color and texture to
compliment the architecture. Shade tolerant plants will be utilized on the North
facing sides of the project and in covered spaces. The plants will be selected
utilizing the State of California's Model Water Efficient Landscape Ordinance plant list
and ET Calc water management computer software.
The irrigation system will be a fully automatic, low gallon use drip system. This
system will be designed to connect to the city's recycled water supply, when
available. The low, medium and high water use hydrozones will be on separate valve
circuits. All new trees will have separate drip or bubbler circuits. The remote control
valves will have integral pressure regulators to prevent fluctuations and ensure
constant application rates to minimize over or under watering. The electronic
irrigation controller will be weather based and make automatic adjustments based on
current climate along with mUltiple programs and application cycles/start times. A
rain switch will be installed to prevent irrigation during rainy periods. A flow sensor
and master valve will be connected to the controller to allow automatic shut off of
any valve circuit or main line in the event of a pipe brake to prevent water waste.
I DEVELOPMENT
STANDARDS
Minimum Building
Setback
Front Yard
(High Street)
Rear Yard
Interior Side Yard
Street Side Yard
I
Maximum Site
Coverage (building
footprint)
Maximum Height
Daylight Plane
Floor Area Ratio
(FAR)
Parking
Req uirement
Attachment F '.
ZONING COMPLIANCE TABLE
301 High Street / File No. 13PLN-00219
CD-NZONE
(For Exclusively Non-Residential Use)
STANDARD EXISTING PROPOSED
BUILDING PROJECT
10 ft. 0 o for existing
10ft. because 59 ft. 59 ft.
adjacent to RM-30
district
10ft. because 0 o for existing
adjacent to RM-30 10ft. for addition
district
20 ft. 0 o for existing
20 ft. for addition
50% 39.2% 45%
25 ft. 20 ft. 25 ft. (at midpoint)
10ft. at initial Does not comply New roof mounted
height and slope equipment enclosure
ofl:2 encroaches further
3,375.2 sq. ft. 6,255 sq. ft. 6,255 gross floor area
(451 sq. ft. exempt)
18 spaces if 14 spaces 14 spaces
extensive retail
(1:350)
31 spaces if
personal service
(1:200)
CONFORMS
Yes, existing legal
nonconforming
Yes
Yes, existing legal
nonconforming for
existing portion and
conforms for
addition
Yes, existing legal
nonconforming for
existing portion "and
conforms for
addition
Yes
Yes
No, DEE requested
Yes, existing legal
nonconforming
Yes, existing legal
nonconforming
No new floor area
and therefore no
new parking
required
Page 1 of 1
I
The City of
Palo Alto
Attachment G
Location Map
This map is a Productofthe
City of Palo Alto GIS
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8
CITY 0 F Architectural Review Board
Staff Report
Agenda Date: October 17,2013
To: Architectural Review Board
From:
Subject:
Amy French Department: Planning and
Community Environment
1700 Embarcadero Road [09PLN-001751: Revisions to approved Site and Design
Review plans for Staybridge Suites Hotel on Mings Site. The Site and Design
Review application was approved by Council by Record of Land Use Action, with a
condition to return to the ARB subcommittee.
RECOMMENDATION
Staff recommends that the Architectural Review Board (ARB) review the submittal and decide
whether the revisions meet the intent of the approval condition contained in the Record of Land Use
Action, or whether additional subcommittee review is needed. The revisions are described in the
applicant's letter (Attachment C) and plans (Attachment D, ARB members only).
BACKGROUND
On November 12, 2010, City Council approved the Site and Design Review and Variance
applications submitted July 29,2009. A request for extension was filed January 14,2013, to extend
the Site and Design Review Approval for an additional, final year, in accordance with Ordinance
5061. The Request for Extension of the Variance to "build-to" requirements was granted in
accordance with Ordinance 5061. The Council extended the Site and Design Review approval on
April 8, 2013.
On February 4,2010 the ARB had recommended approval of the project (4-0-1-0) with a condition
to return to the ARB Subcommittee to review revised plans. Attachment A provides the February 4,
2010 ARB minutes reflecting the items that were to come back to ARB subcommittee.
Upon receiving the plans, a member of the ARB subcommittee requested that staff provide plan sets
(Attachment D) to the full board for review, due to the extent of the minor revisions. In order to
allow the applicant to present the revisions to the" board, staff placed the item on the agenda as a
minor public hearing item. Should the ARB be in support of the revisions, the approval condition
will be deemed to have been satisfied with the submittal. The ARB may delegate followup items to
the subcommittee to finalize the approval. '
PROJECT DESCRIPTION
The approved project is a four-story hotel and restaurant with one level of underground parking and
Page 1
associated surface parking and landscaping, replacing the existing Ming's restaurant building at 1700
Embarcadero Road. Attachment B provides a site location map. Revisions to the project plans are
described in the applicant's letter (Attachment C) and shown on the plans (Attachment D).
DISCUSSION
Site and Design Approval Findings
The following Site and Design Approval Findings were. adopted by Council for the prior and
extended approval of this proj ect:
1. To ensure construction and operation of the use in a manner that will be orderly, harmonious, and
compatible with existing or potential uses of adjoining or nearby sites.
The proj ect is designed for a hotel and related uses and incorporates a site layout that is comparable
to the existing building and compatible with surrounding uses: Specifically, the hotel would be
located on Embarcadero Road, adjacent to office and automobile sales facilities and the proposed
building is situated on the site in a similar manner. City standards and regulations will help to ensure
that the use, or operation, of the site would be conducted in a manner that is compatible with the
existing uses located in the immediate area. During construction, it is expected that there would be
temporary impacts to the area in terms of construction-related noise, dust/debris and traffic. These
impacts would be addressed by applicable City construction standards, such as restrictions on hours
of construction, the City's noise ordinance, and the mitigation measures found in the draft Negative
Declaration.
2. To ensure the desirability of investment, or the conduct of business, research, or educational
activities, or other authorized occupations, in the same or adjacent areas.
This site is designated for Service Commercial land use in the Comprehensive Plan, and is proposed
to be rezoned to the Service Commercial zone district. It is surrounded by one and two-story office
buildings. The replacement of an existing single story restaurant building with a new four story hotel
and restaurant should not reduce the overall functionality of the immediate area. Hotel and
restaurant uses are expressly permitted in the Palo Alto Municipal Code and are consistent with the
Comprehensive Plan land use designation and help to support employment uses and revenue
generation in the City. The proposed hotel location also provides easy access from State Highway
101.
3. To ensure that sound principles of environmental design and ecological balance shall be observed.
The proj ect would replace a disturbed area on the site, which is currently developed with a restaurant
and surface parking lot areas. The project would increase the number of trees on the site and provide
for enhanced landscaping and open space and comply with the.requirements in the Baylands Master
Plan for compatibility with the Palo Alto Baylands. Green building features would be incorporated
to achieve LEED Silver compliance. This application was subject to an 'environmental impact
assessment (EIA), and it was determined that, as detailed in the Negative Declaration, there will be
no significant environmental impacts associated with the proposed development.
Page 2
4. To ensure that the use will be in accord with the Palo Alto Comprehensive Plan.
The Comprehensive Plan designation is Service Commercial per the Palo Alto 1998 -2010
Comprehensive Plan. The proposed proj ect for rezoning from Planned Community to Service
Commercial, and construction of a new hotel and restaurant is consistent with the land use
designation. The project is also consistent with The Palo Alto Comprehensive Plan policies related
to business and economics. The Comprehensive Plan encourages owners to upgrade or replace
existing commercial properties so that these commercial areas are more competitive and better serve
the community. The commercial properties could be redesigned to be more attractive and inviting for
pedestrians. The applicable Comprehensive Plan policies are incorporated into the Draft Record of
Land Use Action.
ENVIRONMENTAL REVIEW
The project was subject to environmental review under provisions of the California Environmental
Quality Act (CEQA). An Initial Study was completed, a Draft Negative Declaration was prepared
and circulated for this project in accordance with the CEQA requirements, and a Notice of
Determination was filed at the County of Santa Clara following Council action on the project
applications. Topics discussed in the review included aesthetics, air quality, noise, and traffic, and
expected impacts were noted as less than significant with implementation of standard conditions of
approval and state and local requirements.
ATTACHMENTS
A. February 4, 2010 ARB Minutes
B. Site Location Map
C. Applicant letter September 19, 2013
D. Project Plans (Board members only)
COURTESY COPIES
Viking Sign Installations
Simon Property Group
Prepared by: Amy French, AICP, Chief Planning OffiCialO
Page 3
ARCHITECTURAL REVIEW
BOARD MINUTES
==== MEETINGS ARE CABLECAST LIVE ON GOVERNMENT ACCESS CHANNEL 26---
Thursday February 4, 2010
REGULAR MEETING -8:30 AM
City Council Chambers, Civic Center, 1st Floor
250 Hamilton Avenue
Palo Alto, CA 94301
ROLLCALL:
Board members:
Alexander Lew (Chair)
Clare Malone Prichard (Vice Chair)
Grace Lee
Judith Wasserman
Heather Young
Staff Liaison:
Russ Reich, Senior Planner
Staff:
Amy French, Planning Manager
Elena Lee, Senior Planner
Jennifer Cutler, Planner
Steven Turner, Senior Planner
Shahla Yazdy, transportation Engineer
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
Attachment A
• 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.
Minutes of January 7,2010 and September 3,2009 were approved.
AGENDA CHANGES, ADDITIONS AND DELETIONS. The agenda may have additional
items added to it up until 72 hours prior to meeting time.
NEW BUSINESS:
1. 1700 Embarcadero Road [09PLN-00175]: Request by Stoecker & Northway Architects, Inc.,
on behalf of Wu-chung Hsiang & Vicky Ching, for rezoning to Service Commercial with a Site
and Design Review Combining District (CS(D)), approval of a variance, and approval of site and
design review for demolition of an existing restaurant, and construction of a four-story hotel and
restaurant. Environmental Assessment: An Initial Study /Negative Declaration has been prepared
in compliance with the California Environmental Quality Act (CEQA) requirements.
Staff Recommendation:
Staff recommends that the Architectural Review Board (ARB) recommend the City Council adopt the
Negative Declaration and approve the proposed project, based upon the draft conditions of approval
in the Record of Land Use Action (Attachment A) and the draft ARB findings in Attachment B.
Public Testimony:
Dick Perry, Palo Alto: Stated his was the owner of a neighboring property and had concerns
regarding the noise, traffic, and parking.
Architectural Review Board Action:
The Board recommended approval of the project, (4-0-1-0, Board member Wasserman moved,
seconded by Board member Lee, Board member Malone Prichard absent due to conflict of interest)
with an additional condition to return to the ARB Subcommittee to review revised plans addressing
the following:
A. Colors shall be refined to address grayness, and lack of contrast;
B. Consider a modest increase in emphasis at the main entry to the hotel;
C. Review design integrity of the signage such that the new signs will better integrate with the
building and each other;
D. Provide some modulation of the east elevation of the building;
E. Refine how trash and service entrance will be dealt with; and
F. Move bike lockers away from the front entry.
The City of
Palo Alto
jcutler, 2009-11-0909:36:39
(\1cc-maps';jis$\gis'admlnIPersonallPlanning .mdb)
1900
Attachment B
1700 Embarcadero Rd
This map is a product of the
City of Palo Alto GIS
-. 0' 296'
This document is a §r!.pMc 1I!pl'e&etIfa IOn only of best available sources.
The City of Palo Alto assumes no responsibility for any errors.@1989to 2009 City of Palo Alto
ARCHITECTS
Staybridge Suites hotel -1700 Embarcadero Road
September 19, 2013
Attachment C
List of Design Changes from Planning Approved Design, revised 9/26/13
The applicant initially retained RYS Architects, at the suggestion of the hotel brand, to assist the
design architect, Stoecker & Northway, in completing the programming and space layout of the
hotel interiors. Early in the planning review process, RYS' involvement ceased, short of
providing a more thorough coordination of the interior to the exterior design. No official hotel
brand design review was made during that time for adherence to the brand standards and for
any adjustments that would typically be requested of the applicant. Upon planning approval of
the project, RYS was retained by the applicant as Architect of Record for the duration of the
project. The items listed below are primarily the result of more recent design refinement as
requested by the hotel brand, as required by the building code and as good design practice to
accommodate the various building systems required of a hotel building.
1. Windows: Some window stacks were moved a few inches to allow for required furniture
placement or to correct their locations due to several wall adjustments. Where moving the
window stacks was not possible, the window width was reduced. The window proportions
were also modified to comply with the minimum building code requirements for openings in
a residential type occupancy. Since the original design called for a relatively consistent
window dimensions, window changes in a few rooms suggested changing all the windows
within the stack, and where appropriate, at all similar bays in the same elevation.
Revision: Additional openings on the north elevation show mechanical louvers & flues.
2. Floor-to-floor heights: The original design showed equal floor heights -approximately 10'-8"
-at all stories. Generally, hotels require a higher floor height at the ground floor to
accommodate larger public spaces, ducted mechanical systems and deeper structural
beams. The proposed change sets the second floor height at 11'-6" and then 10'-3"
thereafter. This generally yields a 9'-0" guestroom ceiling height and complies with the
brand requirements for public space ceiling heights. The total overall building height did not
change.
3. Exterior guestroom walls. upper story: There are several bays of guestroom exterior walls
on the third and fourth floor where, due to brand minimum room sizes and structural
efficiency, the exterior wall moved outwards about 12 inches. These "pop-outs" are
indicated by the "Parex Limestone" material. Several rooms on these floors are not able to
fit two beds without moving these walls. An added benefit is the alignment of upper story
walls with the lower floor structural wall (the lower two floor exterior walls has an outer "skin"
& a structural inner wall). Originally, there is a 1 '-9" step just above the third floor; we are
proposing to reduce this step to about 9". The "heaviness" of the stone veneer wall as
suggested by this step is still perceptible.
4. Hotel entrance canopy. facade & door: The extended-stay hotel segment generally follows
the idea of attracting customers by its home-like environment. Staybridge Suites does this
by welcoming their customer with a more human scaled canopy rather than a much larger
ROBERT Y. SAUVAGEAU, AlA, PRESIDENT, RYS ARCHITECTS, iNC.
10 MONTEREY BOULEVARD SAN FRANCISCO CALIFORNIA 9413 1 1.1 415.841 .9090 415.841.9089 r-AX WWW.RYSARCHITECTS.COM
porte-cochere (usually 14 feet high) -it does not cantilever over the driveway. The brand
identity is further enhanced by its signature stylized, truss-like gable that is usually
supported by well-proportioned columns. The limited sidewalk dictates a modest 7 -foot
deep cantilevered canopy from the door and is 9 feet above the grade~
To bring some color and lightness, we are proposing to extend the storefront beyond the
immediate boundary of the door into the whole recessed fa~ade that encompasses the
entire arrival frontage. A Mondrian-like composition of the same glass types at the
southwest corner of the building is used here. We are exploring the use of back-lighting to
enhance the customer arrival experience at night. This will move the hotel signage farther
out onto the adjacent stone veneer portion of the wall. The permanent planters will be
eliminated by this change -occasional multi-sized pots may be used.
The hotel brand also requires an automatic sliding door entrance to accommodate peak
hour foot traffic and ease of use by customers with disabilities and luggage-carrying
customers.
5. Roof cornice overhang: We believe that the design architect under estimated the structural
requirement of this massively scaled element. Enormous amount of wind pressure creates
large overturning moments about the roof edge that would require far more roof thickness
and more robust structural supports that would be hard to achieve in the approved building
height. The original design required over 14 feet of cantilever with the front fascia being 7'-
8" beyond the upper exterior walls. We propose a modest reduction of this by placing the
fascia at 4' from the exterior wall and reducing the cantilever to about 9'. The grandness of
the cantilever is not lost as shown in the attached renderings.
6. Curtain walls at Restaurant & Great Room: The original design drawings show conflicts
between the west & south faces of the restaurant (elevations & rendering). The enormous
area of glass necessitates additional canopies to help reduce heat gain. It may also require
some of the intermediate height glass panels be spandrel type to help the building's thermal
performance.
At the great room, there are conflicts where glass and solid walls are located between the
elevation & the floor plan. We believe the proposed elevation provides the best combination
of composition and structural rationale.
7. Location of northeast stair tower: The original design showed the stair tower exiting towards
the interior courtyard, creating both a potential life safety issue for the customers and less
choice for emergency personnel to enter the building should fire occur in the courtyard. By
eliminating the courtyard exit path from the stairs, the restaurant gains flexibility in opening
up the south side to outdoor dining. Relocating the stair tower exit towards the exterior
northeast corner is desirable for emergency personnel & achieves flexibility in the courtyard.
8. Planter & signage at southwest corner: This corner is structurally complicated due to the
proximity of the garage entrance on the south side and the skewing of two walls at the west
side. The modest revision reduces the amount of structural steel in this corner by more than
half & simplifies the foundation. This modification moves the planter slightly north and
shortens it a bit.
9. Seismic joint at north elevation: Differences in floor level configuration and ground floor
treatment of post-tension slab at the restaurant space & courtyard entrances required that a
seismic joint be placed where the restaurant meets the hotel space. The joint cover can be
seen on the north elevation and the south elevation of the restaurant facing the courtyard. It
will be painted to match the stone & plaster as closely as possible.
10. Exterior shower at pool: Code required accessible shower stall is added.
11. Service entrance/exit at restaurant: Hotel brand does not allow a connection between the
hotel and the restaurant tenant. The separate service entrance on the east side will double
as an alternate emergency exit for the restaurant.
Revision: Landscape drawing sheet 4 added BaY/ands bird sign age images. While not shown
previous/v, this feature was a/ways intended to remain in the design.