HomeMy WebLinkAbout2013-11-07 Architectural Review Board Agenda Packet
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=================MEETINGS ARE CABLECAST LIVE ON GOVERNMENT ACCESS CHANNEL 26======================
Thursday, November 7, 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:
Lee Lippert (Chair) Russ Reich, Senior Planner
Randy Popp (Vice Chair)
Alexander Lew Staff:
Clare Malone Prichard Diana Tamale, Administrative Associate
Robert Gooyer Amy French, Chief Planning Official
Elena Lee, Senior Planner
Clare Campbell, Planner
PROCEDURES FOR PUBLIC HEARINGS
Please be advised the normal order of public hearings of agenda items is as follows:
Announce agenda item
Open public hearing
Staff recommendation
Applicant presentation – Ten (10) minutes limitation or at the discretion of the Board.
Public comment – Five (5) minutes limitation per speaker or limitation to three (3)
minutes depending on large number of speakers per item.
Architectural Review Board questions of the applicant/staff, and comments
Applicant closing comments - Three (3) minutes
Close public hearing
Motions/recommendations by the Board
Final vote
ORAL COMMUNICATIONS. Members of the public may speak to any item not on the
agenda with a limitation of three (3) minutes per speaker. Those who desire to speak must
complete a speaker request card available from the secretary of the Board. The Architectural
Review Board reserves the right to limit the oral communications period to 15 minutes.
APPROVAL OF MINUTES.
October 17, 2013
ARCHITECTURAL REVIEW BOARD
AGENDA
City of Palo Alto Page 2
AGENDA CHANGES, ADDITIONS AND DELETIONS. The agenda may have additional
items added to it up until 72 hours prior to meeting time.
CONSENT CALENDAR:
1. 3445 Alma Street [13PLN-00421]: Request by MCG Architecture, on behalf of Alma Trestle
LLC, for Architectural Review (including 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).
CONTINUED BUSINESS:
Minor Review:
2. 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: Commercial Downtown –
Neighborhood and Pedestrian Combining District (CD-N(P)). Environmental Assessment:
Exempt from the provisions of the California Environmental quality Act (CEQA) per CEQA
Guidelines Section 15303.
NEW BUSINESS:
Preliminary Review:
3. 429 University [13PLN-00372]: Request by Hayes Group Architects, on behalf of
Kipling Post LP, for Preliminary Architectural Review of a proposal for a new four story
mixed use building with ground floor retail, two floors of office and one floor of
residential. Zone District: CD(C)(GF)(P).
BOARD ITEM:
4. Election of subcommittee members.
BOARD MEMBER BUSINESS AND ANNOUNCEMENTS.
REPORTS FROM OFFICIALS.
Subcommittee Members: Lee Lippert and Randy Popp
SUBCOMMITTEE:
5. 1400 Page Mill Road [13PLN-00188]: Request by Hanover Page Mill Associates for ARB
Subcommittee review of project details to address various conditions of approval for an
approved project for to allow the construction of one two-story 86,925 sf commercial building
with below- and at-grade parking on behalf of Leland Stanford University in the RP (Research
City of Palo Alto Page 3
Park) zone district. Environmental Assessment: A Mitigated Negative Declaration prepared in
accordance with the California Environmental Quality Act (CEQA) was adopted for this
project.
6. 135 Hamilton Avenue [11PLN-00463]: Request by Keenan Lovewell Ventures, on behalf of
Hamilton and High LLC, for ARB Subcommittee review of the garage door details, as specified
in the conditions of approval, for an approved project for a new four-story 28,146 square foot
mixed-use building on an existing vacant lot Zone: CD-C(P). Environmental Assessment: A
Negative Declaration prepared in accordance with the California Environmental Quality Act
(CEQA) was adopted for this project.
7. 1700 Embarcadero Road [09PLN-00175]: Staybridge Suites Hotel on Mings Site
On October 17, the full board reviewed multiple changes that had been submitted and continued
the review to November 21, 2013 for refinement. The applicant has scaled back the changes to
match the roof profile and other approved items on the Council approved set. The items to be
reviewed by subcommittee are (a) a revised stone sample and (b) emphases of main entry.
STAFF ARCHITECTURAL REVIEW:
Project Description: Re-facing of one existing monument sign and the replacement of one existing
monument sign
Applicant: Vivian Jones
Address: 3165 Porter Drive [13PLN-00362]
Approval Date: 10/15/13
Request for hearing deadline: 10/28/13
Project Description: Re-facing of two existing monument signs for the purposes of identifying the new
tenant
Applicant: Vivian Jones
Address: 3155 Porter Drive [13PLN-00363]
Approval Date: 10/15/13
Request for hearing deadline: 10/28/13
Project Description: Exterior façade modifications, new landscaping and parking re-configuration
Applicant: Silvia Lee
Address: 853 Middlefield Road [13PLN-00314]
Approval Date: 10/16/13
Request for hearing deadline: 10/29/13
Project Description: Re-facing of two existing monument signs, installation of two parking lot
directional signs and new wall sign for Lockheed Martin
Applicant: Bill Million
Address: 3251 Hanover Street [13PLN-00378]
Approval Date: 10/17/13
Request for hearing deadline: 10/30/13
Project Description: Installation of new awnings and installation of five wall signs for a new restaurant
Applicant: Julie Shenkman
City of Palo Alto Page 4
Address: 185 University Avenue [13PLN-00427]
Approval Date: 10/22/13
Request for hearing deadline: 11/4/13
Project Description: Installation of two non-illuminated 29 sq. ft. wall sings
Applicant: Steve Peterson
Address: 245 Lytton Avenue [13PLN-00402}
Approval Date: 10/30/13
Request for hearing deadline: 11/12/13
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.
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C IT Y OF
PALO
ALTO
Agenda Date:
To:
From:
Noventber 7, 2013
Architectural Review Board
Elena Lee, Senior Planner
Architectural Review Board
Staff Report
Department: Planning and
Community Environment
Subject: 3445 Alma Street [13PLN-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
Architectural Review and Sign Exception for Option 1 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 new signage at
the Alma Village shopping center. The applicant requested a Sign Exception to allow the
installation of two internally illuminated proj ecting signs for the large mixed . use building
(Building A). The applicant requested the Sign Exceptions for two projecting signs per july 18,
2013 ARB Subcommittee 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.
DISCUSSION
Previous ARB Hearing
The project was initially reviewed as a consent calendar item at the October 17, 2013
Architectural Review Board hearing, but was pulled to be discussed. The ARB was supportive of
the proposed wall signs but had concerns regarding the two blade signs. The ARB was concerned
13PLN-00421 PageJ of3
that the quality of the design of the blade signs did not warrant a Sign Exception. The ARB was
also concerned about the removal of the existing "Miki's" wall sign along the Alma Street
frontage. The previous wall sign broke up the massing along Alma Street and brought additional
visual interest. The ARB expressed concerns about the existing window decals. Staff will
provide a separate memo regarding that issue. The ARB voted to continue the proj ect to
November 7, 2013 consent calendar agenda (by a vote of 5-0-0-0) to allow the applicant to
address a few issues and to revise the submittal package. The following items summarize the
comments requiring follow up expressed by the board members present at the hearing and the
applicant's response. The applicant is proposing three options that incorporate a combination of
the two responses described below to address the ARB's comments. Option 1 proposes one blade
sign and ,one new wall sign. Option 2 proposes two blade signs, similar to what was originally
proposed. Option 3 proposes two blade signs and one wall sign.
1. Modify the blade signs to create more architectural interest:
The applicant has considered the ARB's feedback and preference for the original projecting sign.
In response, the applicant has redesigned the blade sign to incorporate the "belly" curve to
decrease the utilitarian appearance of the originally proposed sign. The curve would extend out
farthest at the center of the sign and taper off at each end. The sign would still be approximately
26 feet tall but would range between 30 and 42 inches in width. The "Grocery Outlet" projecting
sign would include a ten square foot component at the bottom of the sign to include "bargain
market" as originally proposed. The second projecting sign which would identify "Alma Village"
would be very similar to the "Grocery Outlet" sign with the exception of the smaller "bargain
market" rectangle at the bottom. There is no copy to include in that rectangle so the applicant
has removed it from that sign. If the ARB supports both projecting signs and for both to be
identical, a condition of approval can be added requiring that both projecting signs incorporate
that secondary piece.
2. Consider options to bring more visual interest to the Alma Street facade:
Staff has consulted with the applicant regarding the addition of visual interest. The applicant has
agreed to work with staff to identify opportunities to incorporate color or landscaping material to
bring greater visual interest to the Alma Street fayade. One option would be to paint the
rectangular columns along Alma Street a darker color, similar to the color of the round columns
on the south elevation. A condition of approval has been added requiring the applicant to work
with staff for a solution within the next three months.
The applicant is also proposing a new wall sign identifying "Alma Village" for the west elevation,
similar to the "Miki's Farm Fresh Market" sign that exists currently. The "Alma Village" sign
would be a halo illuminated channel letter sign that would be placed where the "Farm Fresh"
portion of the current sign, over the center bank of windows. The new sign would be
approximately 51.4 square feet in size, which would be consistent with the master sign program.
Three Options and Staff Recommendation
In response to the Board feedback, the applicant has provided three options that incorporate the
changes discussed above. Option 1 proposes one blade sign ("Grocery Outlet") and one new wall
sign ("Alma Village") along Alma Street. Option 2 proposes two blade signs ("Grocery Outlet"
13PLN-00421 Page 2 of3
and "Alma Village"). The third option is a combination that proposes two blade signs and one
wall sign. Staff recommends approval of the first option as it provides the blade sign that the
applicant originally requested and a wall sign that would provide visual interest that was lost with
the removal of the original "Miki' s" wall sign. The wall sign is consistent with the site's master
sign program and would be approvable with a building permit. As discussed below, there are
already existing street signs that identify the center. The wall sign would provide more effective
visual interest and having only one blade sign would reduce the degree of the sign exception
requested. It would also reduce the nurrlber of internally illuminated boxed signs for the center,
which the City does not typically support in this type of area. The property owner is also most
supportive of Option 1.
The ARB has expressed a concern about the lack of identifying signage for the center. One
element that already exists that would address this concern is the set of street signs installed with
the new traffic signal on Alma Street. The new signal was installed approximately 600 feet north
of the previously existing Alma Street and East Meadow Drive traffic signal, near the northern
driveway entrance for the site. As part of that project, the City also installed one northbound sign
and one southbound sign, both illuminated, identifying "Alma Village". These signs clearly
identify the center and would be easily visible to drivers and passengers on Alma Street. As
discussed above, the property owner, John McNellis, has also agreed to work with staff to study
opportunities to improve the Alma Street elevation. Condition of approval number 7 requires the
applicant to work with staff to implement treatment in the form of paint or landscaping prior to
January 30,2014.
ENVIRONMENTAL REVIEW
. Pursuant to the requirements of the California Environmental Quality Act (CEQA), the project is
categorically exempt from CEQ A, per Section 15301.
ATTACHMENTS
Attachment A:
Attachment B:
Attachment C:
Attachment D:
ARB Findings
Sign Exception Findings
Conditions of Approval
Developnlent Plans (Board Members Only)*
* Prepared by Applicant; all other attachments prepared by Staff
COURTESY COPIES
J ohn(ii)McN ellis. com
Sean(f~unitedsign.et
Psahakangas@mcgarchitecture.com
pnlarconett(Q2cfgo.COll1
Prepared By: Elena Lee, Senior Planner '0-
Manager Review: Amy French, Chief Planning Offici$
13PLN-00421 Page 3 of3
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 ~f 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 imnlediate 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
ATTACHMENT B
SIGN CODE EXCEPTION
ARCIDTECTURAL 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
(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 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, there 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 subj ect 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
ATTACHMENT C
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, proj.ect details and
materials received on October 29, 2013, except as modified to incorporate these
conditions of approval.
2. Option 1 shall be the approved plan, consisting of one wall sign ("Alma Village") and
one proj ecting sign ("Grocery Outlet").
3. 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.
4. 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.
5. Wall signs shall consist of halo illuminated channel letters, except for logo signs.
6. Only the letters of the projecting signs shall be illuminated. The background shall
consist of an opaque material so that it is not illuminated.
7. The applicant shall submit for the approval by the Planning Division additional
treatment along the Alma Street elevation to provide greater visual interest.
Treatment may consist of either paint or landscaping. The treatment, as approved by
Planning, shall be implemented by January 30, 2014.
Ongoing Condition
8. 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
9. The contractor is required to obtain an encroachment permit if the sidewalk/ROW
will be used for the installation of the signs
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Agenda Date:
To:
From:
Subject:
November 7, 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) recommend 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
Avenue. The site has a zoning designation of Downtown Comnlercial -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. The site is located on the edge
of downtown Palo Alto, but outside of the University Avenue Parking Assessment District.
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 Avenue 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.
13PLN-00219 Page 1 of3
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DISCUSSION
Previous ARB Hearing
The project was initially reviewed as a formal application at the October 17, 2013 Architectural
Review Board hearing. Two members of the public spoke on this project. One area resident
representing a home owner's association expressed concerns about parking. A second resident
who owns the adjacent honle on High Street expressed concern about shade impacts. The ARB
was generally supportive of the remodel, but had concerns about 1) the encroachment of the roof
mounted equipment enclosure into the daylight plane and resulting shade impact and 2) location
of the roof mounted equipment and noise impacts to the adjacent residence on High Street. The
ARB voted to continue the project to November 7, 2013 (by a vote of 5-0-0-0) to allow the
applicant to address a few issues and to revise the submittal package if deemed necessary. The
following items summarize the comments requiring follow up expressed by the board members
present at the hearing and the applicant's response:
1. Study and confirm potential shade impact of new roof mounted equipment enclosure on
adjar:ent residence on High Stree.t:
2.
As discussed at the October 1 i h hearing, the applicant provided solar studies to both the
City and the neighbor, showing the impact of the new equipment enclosure on the adjacent
residence located at 317 High Street. The solar studies show the maximum shade impact
with and without the roof addition at four time periods to show the range of the potential
impact. The dates analyzed are March 21 st at 5 pm, June 21 st at 5 pm, September 21 st at 5
pm and December 21 st at 4 pm. The studies show that the addition of the roof enclosure
would not change the site conditions in regards to shade impacts. The applicant has met
with the neighbor and the neighbor has agreed that there would not be any additional
impact due to the enclosure. The neighbor has confirmed with staff that she no longer
objects to the enclosure.
Confirm that the roof mounted equipment will comply with the noise ordinance and will
not negatively impact the adjacent residence on High Street. If there is an issue, study
alternative locations away from the residence:
The applicant has provided an acoustical report to analyze potential noise impacts due to
the new roof mounted equipment. The study concludes that the noise requirements will be
met in accordance with the City of Palo Alto Noise Ordinance at all of the property lines.
The maximum decibel that would be heard at the property lines by residents would be
46dBA, well below the typical ambient noise level. The applicant and noise consultant,
Rosen Goldber Der & Lewitz, Inc., also spoke with the High Street neighbor via a
conference call to discuss their noise concerns. The neighbor has confirmed that their
concerns have been addressed. However, a condition of approval has been incorporated
requiring a noise study to show that the installed equipment will continue to nleet noise
requirements prior to occupancy. Should concern be raised in the future regarding noise,
the neighbor will be able to work with Code Enforcement staff and the property owner to
address the concern.
13PLN-00219 Page 2 of3
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Because the solar and noise studies addressed both of the concerns raised at the previous ARB
hearing, the applicant is requesting approval of the project as originally proposed. The applicant
has studied placing the roof mounted equipment in other locations and believes that the existing
proposed location is the best location. Alternative locations would push the equipment up against
the building face or in an area that would create further shade impacts on the neighboring
properties. The applicant has also provided a letter (Attachment E), dated October 23, 2013 to
respond to the ARB's requests and concerns. All of the Architectural Review Findings have been
updated accordingly.
ENVIRONMENTAL REVIEW
The project would be an alteration to an existing facility and new co~struction 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:
Attachment C:
Attachment D:
Attachment E:
Attachment F:
Drafi,ARB Findings.
Draft Context Based Design Findings
Draft DEE Findings
Draft Conditions of Approval
Applicant's Response Letter
Development PlaIis (Board Members Only)
COURTESY COPIES
Ken Hayes, Khayes@thehayesgroup.com
Greg Morganroth, greg@morganroth.com
Prepared by: Elena Lee, Senior Planner
Reviewed by: Amy French, Chief Planning OffiCi~
13PLN-00219 Page 3 of3
ATTACHMENT A
FINDINGS FOR APPROVAL
ARCHITECTURAL REVIEW BOARD'STANDARDS FOR REVIEW
301 High Street / File N o. 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 comer,
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 entryway 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. The project as designed promotes harmonious transitions
in scale and character between the subject site and the adjacent residential uses. It is
maintaining a commercial use and the existing footprint and is generally compliant with
the zoning code requirements. It is not creating any new impacts on the adjacent uses.
(6) The design is compatible with approved improvements both on and off the site. The
building and its pedestrian orientation are conlpatible 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 entryway 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 ancf, 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 with 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. 020(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,
maintain the existing setbacks, addition of bicycle racks, and create a recessed entry
way, creating a more inviting pedestrian enviropment.
(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 corner 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
301 High Street/File No. 13PLN-00219
The requested Design Enhancement Exceptions (DEEs) are consistent with the findings as stated
in Palo Alto Municipal Code (PAM C) 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 corner 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.
ATTACHMENTD
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 permits 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 pennit 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 Maple
tree, per the approval of the City's arborist, within the planting strip between the
building and driveway.
3) A note shall be added as item number 4 on sheet L 1.2, the Tree Disposition Plan
as follows: Public Tree Removal Permitrequired. 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 Municipal Code.
S. Prior to occupancy, the applicant shall provide a noise study to the satisfaction of the
Planning Director demonstrating that the roof mounted equipment comply with the City's
Noise Ordinance.
6. Prior to the submittal of a building permit, the applicant shall provide revised site plan that
shows that the project will comply with parking requirements with the addition of one
space.
7. Upon submittal of an application for a building permit, the project is required to comply
with the City's Green Building Program (PAMC 16.l4). 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 WW\v.cityofpaloalto.org/depts/planisustainability green building/green building/
applications/default.asp and all questions concerning the City's Green Building Program
should be directed to City staff at (650) 329-2189.
8. 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 nlay, in its sole
discretion, elect to defend any such action with attorneys of its own choice.
Public Works Arborist
Aesthetic Tree Resources
9. Site Plan Requirements. (Reference: CPA Tree Technical Manual, Section 6.35).
Applicable to all projects. The site plans nlust include the minimum information required in
the submittal checklist, tree disclosure statement (TDS) and the City Tree Technical
Manua] (TTM), Section 6.30 and 6.35. One or more of the following elements is not
provided for staffreview. 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 plan that includes existing and proposed
contours @ 2-foot intervals. Show any excavation proposed in the tree protection zone of
regulated tree including neighboring trees overhanging the site. Drainage grading shall
be directed away from any oak.
• Show plan notes for any excavation or activity proposed in the TPZ any regulated tree.
Indicate on plans the area and details for removal of existing concrete, grading, new lawn
and irrigation system over tree roots with the 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 50% surface parking
shading. Provide a landscape shading plan using the city provided handout template or
other qualified method (Handout: insert website)
10. Tree Protection Report (TPR) (Reference: CPA Tree Technical Manual, Section 6.30).
Prepare an updated TPR for any construction activity in the dripline (10-times diameter
of a tr~) 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://vv\vw.citvofpaloalto.org/enviromnent/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 denlolition
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 implenlentation 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 CP A Tree Technical Manual, Section
5.45 and Appendix L, Landscaping under Native Oaks.
11. 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 andlor 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.
12. Building Permit Review Submittals. Prior to submittal for staff review, the plans submitted
for building permit shall be reviewed by the project site arborist to verify that all the
arborist's recommendations have been incorporated into the final plan set. The submittal set
shall be accompanied by the project site arborist's certification letter that the plans have
incorporated the following information:
• Final Tree Protection Report (TPR) design changes and preservation measures.
• Palo Alto Tree Technical Manual Standards, Section 2.00 and PAMC 8.10.080.
• Outstanding items. Itemized list and which plan sheet the measures are to be located.
• Landscape and irrigation plans are consistent with CPA Tree Technical Manual, Section
5.45 and Appendix L, Landscaping under Native Oaks and PAMC 18.40.130.
13. 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 Part of the Plan
(http://www.cityofpaloalto.org/environment/urbancanopy.asp), Applicant shall complete
the Tree Disclosure Statement. Inspections and monthly reporting by the project arborist
are mandatory. (All projects: check #1; with tree preservation report: check #2-6; with
landscape plan: check #7.)
• The Tree Preservation Report (TPR). All sheets of the TPR approved by the City,
(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 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.
• Site Plan Notes. Note #1. Apply to the site plan stating, "All tree protection and
inspection schedule measures, design recommendations, watering and construction
scheduling shall be implemented in full by owner and contractor, as stated in the Tree
Protection Report on Sheet T-1 and the approved plans". Note #2. All civil plans,
grading plans, irrigation pJan~, 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); "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."
14. 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
15. Plan Changes. Revisions andlor 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.
16. Tree Preservation Compliance. The owner an<;l 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.
17. 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.
18. 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 tlle 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
19. 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.
20. 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.
21. 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
22. 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
23. 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.
24. 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 Avenue.
25. 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 remove any unpermitted pavement in the planter strip. Contact
Public Works' inspector at 650-496-6929 to arrange a site visit so the inspector can
detemline the extent of replacement work. The site plan submitted with the building permit
plan set must show the extent of the replacement work or include a note that Public Works'
inspector has determined no work is required. The plan must note that any work in the
right-of-way must be done per Public Works' standards by a licensed contractor who must
first obtain a Street Work Permit from Public Works at the Development Center.
26. STREET TREES: The applicant will need to replace the 2 existing trees along High Street
with two new 24" box size Pyrus calleryana 'Holmford', New Bradford Pear trees and the
four existing trees nearest the Everett and High intersection with new 24" box size
Aesculus Camea 'Briotii', Briotii Red Horse chestnut 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
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 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 Hanlilton Avenue) or on Public Works' website:
http://www.cityofpaloalto.org/gov/depts/pwd/default.asp.
Include in plans submitted for a building permit:
27. STORM WATER POLLUTION PREVENTION: The City's full-sized Pollution
Prevention -It's Part of the Plan sheet must be included in the plan set. Copies are
available from Public Works at the Development Center or on our website:
http://www.cityofpaloalto.org/civicax/filebank/documents/2732
28. 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.
29. 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.
30. 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/filebank/documents/2718
31. 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 treatment 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 biosw~les, 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.
32. STORMWATER MAINTENANCE AGREEMENT: If the project requires Storm Water
Treatment 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 improvements and must enter into a
maintenance agreement with the City to guarantee the ongoing maintenance of the
pemlanent 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.
33. LOGISTICS PLAN: The contractor must submit a logistics plan to the Public Works
Department prior to commencing work that addresses all impacts to the City,'s right-of-way,
including, but not limited to: pedestrian control, traffic control, truck routes, material
deliveries, contractor's parking, concrete pours, crane lifts, work hours, noise control, dust
control, storm water pollution prevention, contractor's contact, noticing of affected
businesses, and schedule of work. The plan will be attached to a street work permit.
34. 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 requirenlents. If the height of construction is 8
feet or les~, 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
35. Separate permit submittals to Fire Prevention Bureau required fior sprinklers, fire supply
line, and fire alarm installations.
Utilities Department Electrical Engineering
General
36. The applicant shall comply with all the Electric Utility Engineering Department service
requirements noted during plan review.
37. 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.
38. 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 and/or meters have
been disconnected and removed.
The Following Shall Be Incorporated In Submittals For Electric Service
39. 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
40. 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.
41. Only one electric service lateral is permitted per parcel. Utilities Rule & Regulation #18.
42. 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).
43. The developer/owner shall provide space for installing padmount equipment (i.e.
transformers, switches, and interrupters) and associated substructure as required by the
City.
44. 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.
45. Location of the electric panel/switchboard shall be shown on the site plan and approved by
the Architectural Review Board and Utilities Department.
46. 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.
47. For services larger than 1600 amps, the customer will be required to provide a transition
cabinet as the intercom1ection 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.
48. The customer is responsible for sizing the service conductors and other required equipment
according to the National Electric Code requirements and the ~ity standards. Utilities Rule
& Regulation #18.
49. 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. '
50. Projects that require the extension of high voltage primary distribution lines or
reinforcement of offsite electric facilities will be atthe customer's expense and must be
coordinated with the electric Utility Department.
During Construction
51. 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.
52. 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.
53. 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.
54. All primary electric conduits shall be concrete encased with the top of the encasen1ent at the
depth of 30 inches. No more than 180 degrees of bends are allowed in a primary conduit
run. Conduit runs over 500 feet in length require additional pull boxes.
55. All new underground conduits and substructures shall be installed per City standards and
shall be inspected by the Electrical Underground Inspector before backfilling.
56. Meter and switchboard requirements shall be in accordance with Electric Utility Service
57. Equipment Requirements Committee (EUSERC) drawings accepted by Utility and CPA
standards for meter installations.
58. Shop/factory drawings for switchboards (400A and greater) and associated hardware must
be subnlitted 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
59. Catalog cut sheets may not be substituted for factory drawing submittal.
60. 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
61. 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
62. The applicant shall secure a Public Utilities Easement for facilities installed on private
property for City use.
63. All required inspections have been completed and approved by both the Building
Inspection Division and the Electrical Underground Inspector.
64. All fees must be paid.
65. All Special Facilities contracts or other agreements need to be signed by the City and
applicant.
Additional Comments
66. 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-I031 for
more details.
October 23,2013
City of Palo Alto Plannin~ Department
250 Hamilton Avenue, 51 floor
Palo Alto, CA 94301
Attn: Elena Lee
Subject: 301 High St, ARB comments
To Elena Lee,
Attachment E
HAYES
GROUP
ARCHI
TECTS
Below please find summary of action taken regarding the shadow and noise concern brought up by the
neighbor at 317-323 High Street and the follow up action requested by the ARB board during the hearing
on Wednesday, October 17th, 2013.
Concern was brought up by the neighbor regarding shadow being cast onto the backyard garden area of
the adjacent 317 High Street residential property. Landlord of stated property, Vicki Vaughn, who raised
the original concern met with Hayes Group Architects at 4pm on Wednesday, October 1 ih, 2013, to
review the computer generated shadow study. A copy of the study is attached. The basis of the study
was conducted during the worst-case shadow scenario during each season, with winter solstice being
one-hour early due to the lack of daylight. Mrs. Vaughn, was given the opportunity to select any time and
day of the year for analysis. Per follow-up email sent by Mrs. Vaughn on Tuesday, October 22nd, 2013,
she agreed there is no negative impact on the daylight plane by having the addition on the roof.
Subsequently, a conference call was conducted between Mrs. Vaughn, her husband, JV Vaughn, Hayes
Group Architects, and RGDL Acoustical & Audiovisual on Monday, October 21st, 2013. RGDL provided
the acoustic analysis of the roof-top mechanical units for the project. During the conference call, RGDL
explained the noise level generated by the unit is within requirements of the Palo Alto Municipal Code.
RGDL also discuss the predicted noise level calculated at various area of the adjacent 317 High Street
property that is immediately adjacent to the project. Mrs. Vaughn and her husband were given full
opportunity to ask any question they had regarding the unit, the predicted noise level, and verification of
noise level after full build-out of the project. The email by Mrs. Vaughn on Tuesday, October 22nd, 2013
again stated that they find the sound level generated by the roof top mechanical units acceptable.
Regarding the location of the mechanical unit, there is an existing setback on High Street, Everett
Avenue, and an interior side setback adjacent to 317 High. The building today is existing permitted non
conforming. We do not wish to locate the units in those setback areas on the roof. Hayes Group believes
it is undesirable aesthetically to have units and roof screen located at these locations as it is up-against
the building face. The only locations left on the roof are the area facing the parking lot and the area
where the units are shown on the plan. Locating the units and associated roof screen toward the parking
lot area will create additional shadow that further impacts the neighbor's backyard garden. Current
configuration as shown will not add to the shadow line. Hayes Group believes the location indicated on
the drawing is the most logical.
2657 Spring Street, Redwood City, CA 94063 Phone 650.365.0600 Fax 650.365.0670 thehayesgroup.com Architecture and Interiors
To conclude, Hayes Group Architects followed recommendation by the ARB board to review the above
issues with the neighbor. To the best of our understanding, Mrs. Vaughn's and her husband's concerns
have been satisfactorily addressed.
Please call if you have questions.
Thank you
Sincerely,
Jacob Kwan
Hayes Group Architects
2657 Spring Street, Redwood City, CA 94063 Phone 650.365.0600 Fax 650.365.0670 thehayesgroup.com Architecture and interiors
@ w
CITY O F
PALO o
. Agenda Date:
To:
From:
Subject:
November 7, 2013
Architectural Review Board
Elena Lee, Senior Planner
Architectural Review Board
Staff Report
Department: Planning and
Community Environment
429 University [13PLN-00372]: Request by Hayes Group Architects, on behalf of
Kipling Post LP, for Preliminary Architectural Review of a proposal for a new four
story mixed use building with ground floor retail, two floors of office and one floqr
of residential. Zone District: CD-C(GF)(P).
RECOMMENDATION
Staff requests the Architectural Review Board (ARB) conduct a preliminary review of the
proposed project and provide comments on the design to staff and the applicant. No formal action
may be taken at a preliminary review; comments made at a preliminary review are not binding on
the City or the applicant.
BACKGROUND
Site Information
The · subject site is located on an 8,250 square foot (sq. ft.) site on the southwest comer of
University Avenue and Kipling Street. The property is developed with a 7,208 sq. ft. one-story
commercial building. The building has been designated with the addresses of 429-447 University
A venue. The property is located within the central portion of the downtown area and is within the
Downtown Parking Assessment District. The property is bounded by University Avenue to the
east and Kipling Street to the north. The site is surrounded by commercial uses to the north, south
and east. A mix of commercial and residential uses is located to the west. Parking and service or
loading spaces are provided at the rear of the site via Lane 20, a 20 foot wide alley.
Project Description
The applicant's preliminary plans include the demolition of the existing one-story building. The
applicant has submitted a historic report that concludes that the building is not historically
significant. The assessment of the site's historic significance will be analyzed as part of the
environmental clearance prepared for the project in compliance with the California Environmental
Quality Act (CEQA). The applicant proposes to replace the building with a new four story 24,750
sq. ft. mixed use building. The building would include two levels of underground parking, retail
use on the first floor, office use on the second floor, a residential.unit on the third floor and shared
residential and commercial uses on the fourth floor. The fourth floor would also include a large
rooftop terrace for both the residential and commercial tenants. The garage would be accessed by
a driveway from the rear alley on the southwest comer of the building. The applicant submitted
Page 1 of 5
two conceptual designs featuring frameless storefront glass, cast-in-place concrete, metal
overhangs, metal panels and spandrel railings.
The applicant has purchased 8,830 sq. ft. of Transfer of Development Rights (TDR) for use on
this property to increase the floor area to 3.0: 1. The property does not have a historic designation
and is not eligible for seismic floor area bonus. This TDR square footage is still eligible to be
exempt from parking requirements.
The conceptual plans provide context in site plan, floor plans, three dimensional renderings,
elevations and building sections to assist the ARB review. The formal application for the project
will be subject to the California Environmental Quality Act (CEQA) and Architectural Review
Board review. Comments from City department staff have been forwarded to the applicant for
consideration. The ARB's feedback will be used to inform the applicant and staff on what is
expected for reviews of the formal applications and other miscellaneous permits, in accordance
with the requirement of the Municipal Code.
DISCUSSION
Zoning Compliance
The proposed placement of the building would meet the minimum setbacks. The site has a zoning
designation of CD-C(GF)(P), or Downtown Commercial -Community with Ground Floor and
Pedestrian Combining Districts. The development standards for this zoning designation do not
include required setbacks from property lines, with the exception of the ten foot rear setback for
the residential component of the building. The project appears to meet the setback requirements
for the commercial component. Although the enclosed residential portion is set back at least ten
foot, the open terrace/balcony on the third floor is within ten feet of the rear property line. In
addition, the fourth floor terrace shared by the residential and conlmercial tenants is also located
within ten feet of the rear setback line. The building appears to meet the 50 foot height limit. The
Zoning Code does allow utility or m.echanical features to exceed the height limit by not more than
fifteen feet, which this project does include.
The Floor Area Ratio (FAR) standard for development of a mixed use project in the CD-C zone
district is a 2.0:1 FAR (16,500 sq. ft.), with a maximum of 1.0:1 for the residential component and
1.0: 1 for the commercial component. Mixes uses are allowed additional floor area with the use of
Transferrable Development Rights (TDRs) for a total of 3.0: 1. Properties not on the City's
Seismic list nor Historic Category 1 or 2 are also allowed to request a one-time 200 sq. ft. bonus
[PAMC 18.l8.070(a)(1)], but the total floor area on the site cannot exceed the 3.0:1 FAR
maximum. An 8,250 sq. ft. site would be allowed a maximum FAR of 24,750. Accordingly, the
site would be eligible for a maximum of 8,250 sq. ft. via a TDR bonus. The project's proposed
FAR (24,750 sq. ft.) would be the maxinlum allowed utilizing TDRs and the 200 sq. ft. bonus.
However, the applicant's distribution of square footage is problematic. As stated above, the
property is linlited to a TDR bonus of 8,250 sq. ft. and 5,000 sq. ft. is proposed to be provided
from two properties on Homer Avenue. A remaining 3,830 sq. ft. is proposed to be provided from
340 University Avenue, for a total of 8,830 sq. ft., exceeding the 8,250 sq. ft. maximum. Because
the residential component is at 0.91 FAR, below the maximum of 1.0, the applicant is proposing
to apply the remaining residential FAR to the commercial component to keep the overall FAR to
Page 2 of5
3.0. However, transfer of square footage would not be allowed. The TDR bonus is limited to
8,250 sq. ft. and the commercial component must be reduced to, 16,500 sq. ft.
The floor area ratio could also be impacted by two additional issues. The Zoning Code excludes
underground parking facilities from gross floor area. The floor plan for the first underground
parking level shows a shower facility. Because it is not a parking facility, it should be counted
towards the floor area. The roof top terrace includes three distinct roof top forms that Cover the
otherwise open terrace. Per the Zoning Code, permanently roofed balconies or porches (or similar
feature) located above the ground floor and substantially enclosed by exterior walls could count
towards floor area. The design of the roof top forms appears to create areas that feel more
enclosed. However, detailed plans, including a roof plan, were not submitted and would require
further study during the formal review process. The site is also subject to the Ground Floor (GF)
COlTlbining District Zoning designation, which would prohibit office uses on the first floor.
Parking
Commercial floor area of 16,500 sq. ft. requires 66 spaces. Two spaces are required for one
residential unit. If there were no assessnlents or transferred area associated with parking
exceptions for the site, a total of 68 spaces would be required for the project under the current
Zoning Ordinance. The site has been assessed for 21 parking spaces not provided on the site
(parking equivalent to a total square footage of 5,250 sq. ft. at 21 spaces times 250 sq. ft. per
space). However, the applicant states 7,208 sq. ft. exists on the site, of which 1,958 sq. ft. was
parked via eight spaces on site. The new project would not have to provide 21 assessed spaces but
the eight spaces associated with the 1,958 sq. ft. remainder area would still need to be provided.
The Zoning Code exempts parking requirements for up to 5,000 sq. ft. provided via TDRs,
provided the TDRs were recorded to allow the exception. While the square footage provided for
the TDRs purchased from the Homer Avenue properties did qualify for the exemption, the TDRs
from the 340 University (3,830 sq. ft.) did not include the exemption. Parking spaces would be
required for the 3,830 square feet. But as stated above, the applicant would be linlited to a
maximvm of 8,250 sq. ft. for the TDR bonus. With these exenlptions, the site would have to
provide a total of 27 parking spaces on site (66 commercial spaces required minus 21 spaces
already assessed nlinus 20 spaces exempt via TDR equals 25 spaces plus 2 spaces for residential).
The applicant currently proposes to provide 29 parking spaces on site, two more spaces than
required given the transferred bonus area and assessed area. The applicant will also be required to
provide adequate bicycle parking for both short and long term spaces.
Pedestrian Shopping Combining District
The site is subject to the Pedestrian Shopping Combining District (P), which requires projects to
incorporate design features that foster a lively pedestrian environment and an economically
healthy retail district. Projects with this designation must incorporate the following features:
(1) display windows, or retail display areas;
(2) pedestrian arcades, recessed entryways, or covered recessed areas designed for pedestrian
use with an area not less than the length of the adjoining frontage times 1.5 feet; and
(3) landscaping or architectural design features intended to preclude blank walls or building
faces.
Page 3 of 5
The plans do show a substantial amount of store front glass, which meets the retail/display
window requirements and serves to create more interest for pedestrians. The three pedestrian
entry points along University Avenue and Kipling Street are recessed and covered by metal
overhangs. The applicant proposes two additional planting areas along University Avenue and
slightly wider sidewalks to enhance the pedestrian environment.
Option A and B Design
The applicant has proposed two options for the ARB's feedback. Both have a ground floor of
frameless glass for the retail use and feature large balconies and an open terrace on the third and
fourth floors. Option A is differentiated by the use of metal panels to break up the fa~ade, starting
at the roof terrace with metal overhangs and extending to the second floor. Option B relies more
on cast in place concrete to provide visual interest. The panels that cover a portion of the roof,
similar to Option A, are conlprised of cast-in-place concrete and are limited to the fourth floor.
Cast-in-place concrete is also used to frame more of the second floor office fa~ade. Attachment A
provides the applicant's description of the design proposal. Staff has concerns about the proposed
design, both for Option A and B, especially the roof forms proposed over the terrace.
Downtown Urban Design Guide
The site is also subject to the Downtown Urban Design Guide (Guide), which was developed to
provide guidelines regarding development and design in the downtown area. The Guide divides
the downtown area into seven districts, with each having a unique identity and design
characteristics. The project site is located in University Avenue District. The Guide reinforces
University Avenue as the retail core and identifiable center of the downtown area. This area
should maintain a strong concentration of ground floor retail and provide a focal point as an
exciting outdoor/pedestrian environment with vibrant architecture and other amenities. The
applicant proposes to generally comply with these goals by designing a building with a defined
ground floor retail environment with large storefront glass and recessed entries.
Context-Based Design Considerations, Findings and Comprehensive Plan Conformance
Developments within the CD-C Zoning District are also required to comply with the Context
Based Design Considerations and Findings found in PAMC Chapter 18.18. Projects are required
to be responsible to the context and promote pedestrian oriented design. Six of the findings
shown below are particularly applicable to the site. The ARB is requested to consider how well
the preliminary design addresses these findings. During review of a formal application, staff will
provide an analysis of the project with respect to the findings and to applicable Comprehensive
Plan Policies. A list of applicable Comprehensive Plan policies will be provided to the ARB at
places.
1. Pedestrian and Bicycle Environment: The design of new projects shall promote pedestrian
walkability, a bicycle friendly environment, and connectivity through design elements.
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.
3. Massing and Setbacks: Buildings shall be designed to minimize massing and conform to
proper setbacks.
4. Project Open Space: Private and public open space shall be provided so that it is usable for
the residents, visitors, and! or employees of a site.
Page 4 of5
5. Parking Design: Parking needs shall be accomnlodated but shall not be allowed to overwhelm
the character of the project or detract from the pedestrian environment.
6. Sustainability and Green Building Design: Project design and materials to achieve
sustainability and green building design should be incorporated into the project. Green
building design considers the environment during design and construction.
City Department Comments
The plans were routed to other City departments for review and the written comments provided
are included in Attachment C. Based on the preliminary plans provided to staff, the most
significant concern was provided by the Transportation Division. The primary concern was safety
of vehicles exiting the driveway ramp and pedestrian visibility in the alley. This may require the
building be set back farther to increase visibility.
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
Attachment A: Project Description*
Attachment B: Zoning Compliance Table
Attachment C: Development Plans (Board Members Only)*
* Prepared by Applicant; all other attachments prepared by Staff
COURTESY COPIES
Ken Hayes:. Khayes@thehayesgroup.com
Kipling Post LP: elizabethwong2009@gmail.com
Prepared By: Elena Lee, Senior Planner~
Manager Review: Amy French, Chief Planning OffiCi~
Page 5 of5
September 12th, 2013
City of Palo Alto
Department of Planning & Community Environment
250 Hamilton Avenue, 5th floor
Palo Alto, CA 94303
Re: 429 University ARB Preliminary Review Project Description
To Planning Staff and ARB Members:
Attachment A
Attached is Hayes Group Architect's submittal package for 429 University for ARB
preliminary review. The project applicant is Hayes Group Architects on behalf of
the owner, Kipling Post LP. This package includes 8 sets of half size drawings and
8 full size drawings including the site survey, contextual photos, the proposed site
plan, floor plans, elevations and 3D options.
1. EXISTING CONDITIONS
The site is located at northwest corner of University Avenue and Kipling Street. The
existing, 7,208 SF, one-story commercial/retail building is served by a 20 foot wide
alley, Lane 30, at the rear of the site.
The building is surrounded by commercial buildings on all street frontages including
the alley. Across University Avenue is the Varsity Theater, a local historic resource~
2. PROPOSED PROJECT
We propose to demolish the existing building and construct a new 24,750 SF, four
story, commercial/ residential mixed use condominium building with two levels of
underground parking. The first floor will be retail use while the second floor and part
650,365.0600 Fax 5S0.3(:5.CS70 thr::hayesgr::;up.com interfors
of fourth floor will be office use. The third floor and part of fourth floor will be
residential use. A rooftop terrace will serve both the commercial and residential
uses.
The site will receive 8,830 SF of Transfer Development Rights to achieve this area;
5,000 SF of TOR is exempt from parking while the balance is parked on site at
1/250 GSF. The site is eligible to receive Transfer Development Rights exempt floor
area under Palo Alto Municipal Code Section 18.18.080 (e) paragraphs 1 and 2.
As this is a preliminary review, we have developed two options for your comment.
Option A focuses on unifying the upper stories and roof terrace into one form that
floats above the ground floor retail frameless glass. The upper form is broken apart
into smaller segments that create syncopation along Kipling Street and that reveals
its profile at the University Avenue frontage where it is infilled with either the roof
terrace railing, the residential balcony or the second floor office glazing. The profile
of the upper fdrm serves to create a framework that holds these disparate program
elements together. The form on University Avenue also is more expressive of the
block face scale of the main street.
Option B, like Option A, has a ground floor of frameless glass for the retail use;
however, the upper floors are each represented as layers. The uppermost layer
consists of a repeating framework of forms that reveal their profile to University
Avenue and serve to create a perch for the roof terrace. The office 'Hoor is a
similarly solid framework that floats above the ground floor. Openings in the
second floor form are filled with window systems that project from the openings
giving the building depth and shadow.
Both options have the office and residential entry off of Kipling while retail entries
are along the University and Kipling frontages. The entry to the underground
parking garage is . located off of the rear alley.
Materials include cement plaster walls, exposed, highly-finished, smooth, concrete
and metal panels and railings. Clear dual-glazed anodized aluminum storefront
windows fill the openings. Frameless glass is used to enclose the ground floor retail
space.
3. PARKING & BICYCLE SPACES
The existing parcels are within parking assessment district. Currently the site has 8
parking spaces serving the existing building. Per Palo Alto Parking Assessment
Roll, 29 parking spaces are needed. 8 parking spaces are provided on site, and 21
parking spaces are provided through the downtown parking assessment district.
5,000 SF of TOR is exempt from parking per PAMC 18.18.080(f)(1). 3,830 SF of
TOR will require 15.32 parking spaces. See area and parking summary on the
cover page of the drawings.
Below is a summary of parking requirements:
• 8 spaces for existing 7,208 SF area
• No space is needed for one time 200 SF bonus (18.18.070(a)(1»
• No space is needed for 5,000 SF TOR area OJ(
• 15.32 spaces required for 3,830 SF TOR area at 1/250
• 4.17 spaces required for 1 ,042 SF new floor area
• Two spaces required for the residence
29 total parking spaces are required for this project. 29 parking spaces will be
provided in the underground garage.
t
For bike parking, three long-term and four short-term parking are required for
commercial and one long-term is required for residential. Eight bike parking spaces
are proposed.
4. TRASH/RECYCLING
A new, covered trash and recycling facility will be constructed at the back of the
site, and serviced from the alley.
5. GREEN BUILDING STANDARD
In accordance with the city's Green Building Ordinance, the building will comply
with the CalGreen Tier 2 requirements. The residential portion shall comply with
Build-it-Green requirements.
We look forward to a staff review and scheduling of an ARB hearing so that we can
proceed with the development of this project.
Please call me at (650)365-0600x15 if you have any questions.
Sincerely,
~-c-
Ken Hayes, AlA
Principal
cc: Elizabeth Wong, Kipling Post LP
Attachment B
onln~ o e ompJlance a Z . CdC r T hI e
DEVELOPMENT STANDARDS STANDARD PROPOSED CONFORMS
I FOR CN ZONE DISTRICT PROJECT
Site coverage (building footprint) No Requirement 7,888 (95%) Project Complies
Floor area (gross floor area) 2.0 FAR or 3.0 FAR or Project Complies
16,500 sq. ft. 24,750 sq. ft. with TDR
Building setbacks
Front (University Avenue) No Requirement Oft. Project Complies
Rear No Requirement o ft. for building Commercial-Yes.
for commercial Residential-
component. 10 Terrace/Balcony
feet for residential within 10 feet
I Street Side (Kipling Street) No Requirement Oft. Project Complies
Interior Side No Requirement 8 inches Project Complies
Building Height 50 feet 50 feet Project Complies
Parking Spaces Required per Proposed Conformance
PAMC 18.52 Project
Vehicle spaces 1 space per 250 29 spaces 27 spaces with
sq. ft. 16,500
commercial sq. ft.
Project Complies