HomeMy WebLinkAbout2013-12-05 Architectural Review Board Agenda Packet
City of Palo Alto Page 1
=================MEETINGS ARE CABLECAST LIVE ON GOVERNMENT ACCESS CHANNEL 26======================
Thursday, December 5, 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
Jodie Gerhardt, Senior Planner
Clare Campbell, Planner
PROCEDURES FOR PUBLIC HEARINGS
Please be advised the normal order of public hearings of agenda items is as follows:
Announce agenda item
Open public hearing
Staff recommendation
Applicant presentation – Ten (10) minutes limitation or at the discretion of the Board.
Public comment – Five (5) minutes limitation per speaker or limitation to three (3)
minutes depending on large number of speakers per item.
Architectural Review Board questions of the applicant/staff, and comments
Applicant closing comments - Three (3) minutes
Close public hearing
Motions/recommendations by the Board
Final vote
ORAL COMMUNICATIONS. Members of the public may speak to any item not on the
agenda with a limitation of three (3) minutes per speaker. Those who desire to speak must
complete a speaker request card available from the secretary of the Board. The Architectural
Review Board reserves the right to limit the oral communications period to 15 minutes.
APPROVAL OF MINUTES.
November 21, 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.
NEW BUSINESS:
Minor Review:
1. 4190 El Camino Real [13PLN-00338]: Request by Kevin Stong for Architectural Review of a
new 3,024 sq. ft. service building for McLaren/Volvo in the Service Commercial Auto
Dealership ((CS)(AD)) zoning district. Environmental Assessment: Exempt from the provisions
of the California Environmental Quality Act (CEQA) per CEQA Guidelines Section 15303.
This is the first public hearing on this item. The item was advertised for but continued
from the regular meeting of November 21, 2013.
Major Review:
2. 500 University Avenue [13PLN-00391]: Request by Thoits Brothers Inc. for Architectural
Review of a new 26,806 sq. ft. three-story office and retail building in the CD-C (GF) (P) zone
district replacing a one-story 15,899 sq. ft. commercial building. The project includes a Design
Enhancement Exception (DEE) request to allow roof-top elements to exceed the 50 foot height
limit by a maximum of 11 feet. Environmental Assessment: Exempt from the provisions of the
California Environmental Quality Act (CEQA) per CEQA Guidelines Section 15332. This is
the first public hearing on the formal application. This item was advertised for but
continued from the regular meeting of November 21, 2013.
Preliminary Reviews:
3. 1050 Page Mill Road [13PLN-00423]: Request by 1050 Page Mill Road Property LLC for
Preliminary Architectural Review of four new two-story office buildings totaling 283,980 sq. ft.
of floor area, replacing two buildings having equal floor area, and associated site improvements
in the Research Park (RP) zoning district.
4. 385 Sherman [13PLN-00347]: Request by Daniel Minkoff, on behalf of MF Sherman LLC, for
a Preliminary Architectural Review of a new three story 55,566 square foot mixed use building,
with office and four dwelling units, in the Community Commercial (CC(2)) zone district.
BOARD MEMBER BUSINESS AND ANNOUNCEMENTS.
REPORTS FROM OFFICIALS.
Subcommittee Members: Alex Lew and Randy Popp
SUBCOMMITTEE: None.
City of Palo Alto Page 3
STAFF ARCHITECTURAL REVIEW:
Project Description: New awning sign and one new window sing for Chez Franc
Applicant: Vic Balushian
Address: 415 South California Avenue [13PLN-00347]
Approval Date: 11/20/13
Request for hearing deadline: 1/2/14
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.
4190 El Camino Real (13PLN-00338) Page 1 of 1
ATTACHMENT B
CONTEXT-BASED DESIGN CONSIDERATIONS/FINDINGS
4190 El Camino Real
13PLN-00338
Pursuant to PAMC 18.16.090(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 building is located at the rear of the property and will therefore not impact
the pedestrian environment. The overall project provides five short term bicycle spaces
to encourage alternative modes of transportation.
2) Street Building Facades. Street facades shall be designed to provide a strong relationship
with the sidewalk and the street (s), to create an environment that supports and
encourages pedestrian activity through design elements. The proposed building is located
at the rear of the property. The existing buildings facing El Camino Real use large
display windows to create an active pedestrian environment.
3) Massing and Setbacks. Buildings shall be designed to minimize massing and conform to
proper setbacks. The building design, massing and materials are in keeping with the other
buildings located on the site and will complement the adjacent residential uses as further
describe in Finding 4.
4) Low Density Residential Transitions. Where new projects are built abutting existing
lower scale residential development, care shall be taken to respect the scale and privacy
of neighboring properties. The building is a low rise two-story structure with no rear
facing windows on the second level. Therefore, the project would not impact the privacy
or scale of the adjacent residential properties.
5) Project Open Space: Private and public open space shall be provided so that it is usable
for the residents, visitors, and/or employees of the site. The project includes a 10 foot rear
setback area that will be landscaped and used as open space, in addition to other existing
open spaces areas on the site.
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
project provides parking in the rear which does not detract from the pedestrian
environment.
In conclusion, the proposed project at 4190 El Camino Real [13PLN-00338] is consistent with
the Context-Based Design Criteria for all of the reasons and findings specified above.
ATTACHMENT C
CONDITIONS OF APPROVAL
4190 El Camino Real
13PLN-00338
________________________________________________________________________
PLANNING DIVISION
1. The plans submitted for Building Permit shall be in substantial conformance with plans
received and date stamped November 26, 2013, except as modified to incorporate these
conditions of approval.
2. The ARB approval letter including all Department conditions of approval for the project
shall be printed on the plans submitted for building permit.
3. Any exterior changes to the building such as size, location, materials or signage are
subject to ARB review and approval prior to occupancy/installation.
4. Development impact fees, currently estimated at $87,089.36, shall be paid prior to the
issuance of the project’s building permit.
5. A Planning Division Final inspection will be required to determine substantial
compliance with the approved plans prior to the scheduling of a Building Division final.
Any revisions during the building process must be approved by Planning, including but
not limited to; materials, landscaping and hard surface locations. Contact your Project
Planner, Jodie Gerhardt at Jodie.gerhardt@cityofpaloalto.org to schedule this inspection.
TRANSPORTATION DIVISION
1. The new construction will require one bike parking space per 10 employees.
PUBLIC WORKS ENGINEERING
PRIOR TO SUBMITTAL FOR BUILDING PERMIT
1. GRADING & DRAINAGE PLAN: The plan set must include a grading & drainage plan
prepared by a licensed professional that includes existing and proposed spot elevations
and drainage flow arrows to demonstrate proper drainage of the site. Adjacent grades
must slope away from the house a minimum of 2%. Downspouts and splashblocks
should be shown on this plan, as well as any site drainage features such as swales.
Grading will not be allowed that increases drainage onto, or blocks existing drainage
from, neighboring properties. Public Works generally does not allow rainwater to be
collected and discharged into the street gutter, but encourages the developer to keep
rainwater onsite as much as feasible by directing runoff to landscaped and other pervious
areas of the site. See the Grading & Drainage Plan Guidelines for Residential
Developments on our website:
http://www.cityofpaloalto.org/civicax/filebank/documents/2717
2. GRADING PERMIT: The site plan must include a table providing the cubic yardage of
dirt being cut and filled outside of the building footprint. If the total is more than 100
cubic yards, a grading permit will be required. An application and plans for a grading
permit are submitted to Public Works separately from the building permit plan set. The
application and guidelines are available at the Development Center and on our website.
3. 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
4. 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.
5. 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.
6. 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
7. 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 special
land development projects such as parking lots, restaurants, and automobile service
facilities, 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, 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, subject to the approval of the Public Works Department. The applicant shall
identify, size, design and incorporate permanent storm water pollution prevention
measures to treat the runoff from a “water quality storm” specified in PAMC Chapter
16.11 prior to discharge to the municipal storm drain system. Effective February 10,
2011, regulated projects, must contract with a qualified third-party reviewer during
the building permit review process to certify that the proposed permanent storm
water pollution prevention measures comply with the requirements of Palo Alto
Municipal Code Chapter 16.11. The certification form, 2 copies of approved storm
water treatment plan, and a description of Maintenance Task and Schedule must be
received by the City from the third-party reviewer prior to approval of the building permit
by the Public Works department. Within 45 days of the installation of the required
storm water treatment measures and prior to the issuance of an occupancy permit
for the building, third-party reviewer shall also submit to the City a certification for
approval that the project’s permanent measures were constructed and installed in
accordance to the approved permit drawings.
8. STORMWATER MAINTENANCE AGREEMENT: The applicant shall designate a
party to maintain the control measures for the life of the improvements and must enter
into a maintenance agreement with the City to guarantee the ongoing maintenance of
the permanent C.3 storm water discharge compliance measures. The maintenance
agreement shall be executed prior to the first building occupancy sign-off. The City
will inspect the treatment measures yearly and charge an inspection fee. There is
currently a $350 C.3 plan check fee that will be collected upon submittal for a grading or
building permit.
9. CALTRANS: If new driveway approaches or utility laterals are proposed that require
excavation within the roadway on El Camino Real, Caltrans review and approval of this
project is required. Caltrans right-of-way across El Camino Real extends from back-of-
walk to back-of walk. The City has a maintenance agreement with Caltrans that requires
the City to maintain the sidewalk and to issue Street Work Permits for work done on the
sidewalks by private contractors. Caltrans has retained the right to review and permit
new or proposed abandonments of ingress/egress driveways off El Camino Real as well
as the installation of traffic control devices as part of this project. Please include a record
of Caltrans approval on the planset submitted for a building permit.
PUBLIC WORKS URBAN FORESTRY SECTION
PRIOR TO DEMOLITION, BUILDING OR GRADING PERMIT ISSUANCE
1. New 10 foot rear landscaped section to be prepared by landscape architect to reflect:
Two shade trees (Quercus frainetto, 'Schmidt', Italian Oak, 24" box size or similar)
located at least 4 feet from fenceline, planted per PWDetail #604 and ground cover or
shrubs (carpet rose or similar, planted on 3-foot centers) Irrigation bubblers, PWDetail
#513, connected to automatic irrigation timers.
PUBLIC WORKS ENVIRONMENTAL SERVICES
1. If car washing is to be conducted on site, an oil/water separator will need to be installed
and a Discharge Permit Application submitted to the City of Palo Alto’s Environmental
Services. The location of any such oil/water separator shall be shown in the plan set
prepared for the Building Division and well as associated connection lines.
UTILITILES - WATER,GAS,WASTEWATER
PRIOR TO SUBMITTAL FOR BUILDING PERMIT
1. The applicant shall submit completed water-gas-wastewater service connection
applications - load sheet for City of Palo Alto Utilities. The applicant must provide all the
information requested for utility service demands (water in fixture units/g.p.m., gas in
b.t.u.p.h, and sewer in fixture units/g.p.d.).
2. The applicant shall submit improvement plans for any utility construction. The plans
must show the size and location of all underground utilities within the development and
the public right of way including meters, backflow preventers, fire service requirements,
sewer mains, sewer cleanouts, sewer lift stations and any other required utilities. Plans for
new wastewater laterals need to include new wastewater pipe profiles showing existing
potentially conflicting utilities especially storm drain pipes, electric and communication
duct banks. Existing duct banks need to be daylighted by potholing to the bottom of
the ductbank to verify cross section prior to plan approval and starting lateral.
installation. Plans for new storm drain laterals need to include profiles showing existing
potential conflicts with sewer, water and gas.
3. The applicant must show on the site plan the existence of any auxiliary water supply, (i.e.
water well, gray water, recycled water, rain catchment, water storage tank, etc).
4. The applicant shall be responsible for installing and upgrading the existing utility mains
and/or services as necessary to handle anticipated peak loads. This responsibility includes
all costs associated with the design and construction for the installation/upgrade of the
utility mains and/or services.
5. An approved reduced pressure principle assembly (RPPA backflow preventer device) is
required for all existing and new water connections from Palo Alto Utilities to comply
with requirements of California administrative code, title 17, sections 7583 through 7605
inclusive. The RPPA shall be installed on the owner's property and directly behind the
water meter within 5 feet of the property line. RPPA’s for domestic service shall be lead
free. Show the location of the RPPA on the plans.
6. An approved reduced pressure detector assembly is required for the existing or new water
connection for the fire system to comply with requirements of California administrative
code, title 17, sections 7583 through 7605 inclusive (a double detector assembly may be
allowed for existing fire sprinkler systems upon the CPAU’s approval). reduced pressure
detector assemblies shall be installed on the owner's property adjacent to the property
line, within 5’ of the property line. Show the location of the reduced pressure detector
assembly on the plans.
7. All backflow preventer devices shall be approved by the WGW engineering division.
Inspection by the utilities cross connection inspector is required for the supply pipe
between the meter and the assembly.
8. The applicant shall pay the capacity fees and connection fees associated with new utility
service/s or added demand on existing services. The approved relocation of services,
meters, hydrants, or other facilities will be performed at the cost of the person/entity
requesting the relocation.
9. Flushing of the fire system to sanitary sewer shall not exceed 30 GPM. Higher flushing
rates shall be diverted to a detention tank to achieve the 30 GPM flow to sewer.
10. Sewage ejector pumps shall meet the following conditions:
The pump(s) shall be limited to a total 100 GPM capacity or
The sewage line changes to a 4” gravity flow line at least 20’ from the City clean out.
The tank and float is set up such that the pump run time not exceed 20 seconds each
cycle.
11. Utility vaults, transformers, utility cabinets, concrete bases, or other structures can not be
placed over existing water, gas or wastewater mains/services. Maintain 1’ horizontal
clear separation from the vault/cabinet/concrete base to existing utilities as found in the
field. If there is a conflict with existing utilities, Cabinets/vaults/bases shall be relocated
from the plan location as needed to meet field conditions. Trees may not be planted
within 10 feet of existing water, gas or wastewater mains/services or meters. New water,
gas or wastewater services/meters may not be installed within 10’ or existing trees.
Maintain 10’ between new trees and new water, gas and wastewater
services/mains/meters.
12. Any utility installations shall be in accordance with the City of Palo Alto utility standards
for water, gas & wastewater.
13. The applicant shall obtain an encroachment permit from Caltrans for any utility work in
the El Camino Real right-of-way. The applicant must provide a copy of the permit to the
WGW engineering section.
FIRE DEPARTMENT
1. Install a monitored NFPA 13 fire sprinkler system under separate permit.
2. Fire sprinkler system monitoring is required
3. Fire Department access must be maintained during construction.
4. Contractor to notify Fire Dispatch when the fire sprinkler system is out of service,
650.329.2413
5. Fire extinguishers are required per the California Fire Code
13PLN-00391 Page 1 of 6
Architectural Review Board
Staff Report
Agenda Date: December 5, 2013
To: Architectural Review Board
From: Clare Campbell, Planner Department: Planning and
Community Environment
Subject: 500 University Avenue [13PLN-00391]: Request by Thoits Brothers Inc.
for Major Architectural Review to allow the construction of a new 26,806
sq. ft. three-story office and retail building in the CD-C (GF) (P) zone
district replacing the one-story 15,899 sq. ft. commercial building. The
project includes a Design Enhancement Exception (DEE) request to allow
roof-top elements to exceed the 50 foot height limit by a maximum of 11
feet. Environmental Assessment: Exempt from the provisions of the
California Environmental Quality Act (CEQA) per CEQA Guidelines
Section 15332.
RECOMMENDATION
Staff recommends that the Architectural Review Board (ARB) recommend the Director of
Planning and Community Environment approve the proposed project, based upon the required
findings (Attachments A & B) and subject to the conditions of approval (Attachment C).
BACKGROUND
Site Information
The 16,606 square foot corner project site has an existing one-story retail building, built in the
late 1950’s. The site is located close to the northerly edge of the downtown Palo Alto commercial
area and is within the Downtown Parking Assessment District. The buildings along University
Avenue, moving away from downtown, are predominantly low one-story structures. On Cowper
Street the site is separated from the neighboring three-story building by the access driveway to the
five-story public parking garage (Webster Cowper Garage). Running along the back of the site,
parallel to University, is a public walkway providing connections to the businesses and the
garage. Across the streets, on the other three corners of the intersection, are taller buildings
ranging from three to fifteen stories. The corner with the Hotel President, 488 University Ave,
provides ground floor commercial use and six stories of residential apartments above; the
remaining two corners have retail on the ground floor and office uses above. The existing
13PLN-00391 Page 2 of 6
development does not provide on-site parking and was assessed for 64 spaces associated with the
existing 15,899 sq. ft. building.
Project Description
The proposed project includes the demolition of the existing one-story building and the
construction of a new three-story, 26,806 square foot commercial building with ground floor
retail, two floors of office, roof-top terrace, and a below grade garage providing 42 65 parking
spaces. The new building would have a reduced footprint, as compared to the existing condition,
to provide new open space areas such as a new 20 foot wide pedestrian access alley from
University Avenue to the public parking structure, wider sidewalks, and an open plaza space.
The “warm modern” design of the building predominantly uses stone, glass and metal in earth-
tone colors as the finish materials for the project. Smooth stone is used on the columns around the
building and on the north (University Avenue) and the south elevations. This stone is also used on
the armature element that brings emphasis to the corner of the building. The project incorporates
vertical glass shade fins and bronze metal sun shades for solar protection. On the ground floor, all
sides of the building incorporate covered pedestrian walkways.
The new landscaping palette includes a variety of new plant material and includes 13 36-inch box
Little Leaf Linden trees (for shade), three 36-inch box Southern Live Oaks, and one 60-inch box
Coast Live Oak on the street-side of the plaza. The project removes seven existing street trees and
retains the mature Sycamore trees at the street corner and on University Avenue. Outdoor seat
walls are provided within the plaza and in the new pedestrian alley to support gathering places.
The plans show some additional elements such as the outdoor furniture and signage; these are for
reference only and the final details of which will return for separate Architectural Review. The
one sign element that is included for review and action is the 28 square foot “500” address
number proposed at the primary corner of the building, as shown on Sheet SP2.1 of Attachment F.
Please refer to the applicant’s project description and plans for additional project details
(Attachment D and F).
DISCUSSION
Zoning Compliance
The proposed project, with the approval of the Design Enhancement Exception, is in compliance
with development standards for the Commercial Downtown Zone District (CD-C). A summary
indicating the project’s conformance with the development standards is provided as Attachment
E. The Floor Area Ratio (FAR) standard for development of a 100% commercial project in the
CD-C zone district is a 1.0:1 FAR (16,606 sq. ft.). Additional floor area for commercial use is
allowed with the use of Transferrable Development Rights (TDRs) up to an additional 10,000 sq.
ft. and with the 200 sq. ft. bonus (which is not exempt from parking). The project’s proposed FAR
(26,806 sq. ft.) would be the maximum allowed utilizing TDRs and the 200 sq. ft. bonus.
Parking figure
corrected
1/27/14
13PLN-00391 Page 3 of 6
The project includes a few elements that exceed the 50 foot height limit for the CD-C zone
district. The applicant is requesting consideration of a Design Enhancement Exception (DEE) in
order to exceed the height limit; the DEE details are discussed below.
In addition, the applicant has interest in potentially providing ground-floor office space. Because
this site is within the GF (Ground Floor) Overlay zoning, office use is restricted to a maximum of
twenty-five percent of the ground floor area that is not fronting on a street. Sheet A2.1 of the
project plans, Attachment F, indicates the area that could feasibly be used as office; it is not street
facing and would be no larger than 25% of the ground floor area (1,575 sq. ft.). Staff has
determined that this location for office space would be compliant with the GF requirements.
Pedestrian Shopping Combining District
The project is required to comply with the Pedestrian Shopping Combining District (P), which
requires new construction and building alterations to include design features intended to create
pedestrian or shopper interest, to provide weather protection for pedestrians, and to preclude
inappropriate or inharmonious building design and siting. The required features include:
1. Display windows, or retail display areas;
2. Pedestrian arcades, recessed entryways, or covered recessed areas designed for pedestrian use
with an area not less than the length of the adjoining frontage times 1.5 feet; and
3. Landscaping or architectural design features intended to preclude blank walls or building
faces.
The project includes large windows for the majority of the ground floor elevations, meeting the
retail/display window requirements. The project has 264 linear feet of street frontage, and is
therefore required to provide 396 sq. ft. of covered recessed area for pedestrian use. The project
exceeds this requirement and provides recessed arcades along all four sides of the building. The
project also creates wider sidewalks, a plaza gathering space, and new landscaping throughout, all
of which enhance the pedestrian friendly qualities of the project.
Context-Based Design Considerations and Findings
In addition to Zoning Compliance and Architectural Review approval findings, Context-Based
Design Considerations and Findings found in PAMC Chapter 18.18 are applicable to projects in
the downtown commercial zone district. The following findings appear relevant to this project are
listed for discussion purposes:
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.
13PLN-00391 Page 4 of 6
5. 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.
The project has incorporated project elements that address the Context-Based Design
requirements and the findings are discussed in Attachment B.
Downtown Urban Design Guide
The Downtown Urban Design Guide (Guide) provides direction to the applicant, staff and ARB
regarding development and design in the downtown area. The Guide divides the downtown area
into districts, each having a unique identity and design characteristics. The project site is in the
Cowper Center District, which is centered around the intersection of Cowper Street and
University Avenue. The Guide identifies the project site as one to be developed with “strong
building volumes,” and the current proposal appears to be consistent with this goal. Development
within the Cowper Center District should help define the eastern end of the downtown area and
promote active destination points. The project’s building design, ground floor retail uses, and
amenities (e.g. new walkway and plaza) are consistent with the Guide.
Design Enhancement Exception
The purpose of a Design Enhancement Exception (DEE) is to permit a minor exception to zoning
regulations when doing so will enhance the design of a proposed project without altering the
function or use of the site, or its impact on surrounding properties. A DEE may be requested for
the following circumstances (PAMC Section 18.76.050(b)):
(1) Design enhancement exceptions may be granted to the site development and parking and
loading requirements otherwise applicable under Title 18, as part of the architectural review
process, when such exceptions will enhance the appearance and design of commercial and
multiple-family development and other development subject to architectural review.
(2) Items for which design enhancement exceptions may be granted include, but are not limited
to, dormers, eave lines, roof design, bay windows, cornices, parapets, columns, arcades,
fountains, art, ornamentation, atriums, balconies, trellises, moldings, balustrades, stairs,
entry features, and other minor architectural elements and design features.
(3) Generally, design enhancement exceptions are limited to minor changes to the setback,
daylight plane, height, lot coverage limitations, parking lot design and landscaping
configuration, and additional flexibility in the required proportion between private and
common open space.
(4) No design enhancement exception shall be granted under this section that would increase
floor area, decrease the number of required parking spaces, decrease the amount of required
on-site landscaping, or decrease the required open space.
The proposed project requires a DEE for the following building elements that exceed the 50 foot
height limit:
Stone armature: exceeds the height limit by 4’-5”;
Roof-top trellis: exceeds the height limit by 3’-6”;
13PLN-00391 Page 5 of 6
Elevator and overrun: exceeds the height limit by 10’-4”; and
Two enclosed stairwells: exceeds the height limit 4’-0”.
Please see Sheet A1.2 of the plans (Attachment F) for details on the DEE elements. The requested
DEE to exceed the height limit is consistent with the types of allowable exceptions cited above.
Staff supports the proposed DEE, and the findings for approval are provided in Attachment A.
Parking
The proposed project, with 26,806 sq. ft. of FAR, requires a total of 107 parking spaces, and with
the inclusion of specific adjustments, the project qualifies for a reduction in the required on-site
parking spaces. The on-site parking spaces required for this project is 23 and the proposed plan
includes 42 spaces within the below grade garage, exceeding the code requirements for on-site
parking. A detailed breakdown of the parking is provided below in Table 1.
Table 1. Parking Summary
Required spaces before adjustment 107 spaces
Credits
Assessed spaces (based on 15,899 sf) - 64 spaces
Transfer of Development Rights (based on 5,000 sf) -20 spaces
Required spaces after credits 23 spaces
Spaces provided 42 65 spaces
ENVIRONMENTAL REVIEW
Pursuant to California Environmental Quality act (CEQA), this project is Categorically Exempt
under CEQA Guidelines Section 15332 (In-fill Development Projects). This exemption is
intended to promote infill development within urbanized areas and consists of environmentally
benign projects which are consistent with local general plan and zoning requirements. The
proposed project meets the following five thresholds for a project to qualify for this exemption:
(1) The project is consistent with the applicable general plan designation and all applicable
general plan policies as well as with applicable zoning designation and regulations; (2) The
proposed development occurs within city limits on a project site of no more than five acres
substantially surrounded by urban uses; (3) The project site has no value as habitat for
endangered, rare or threatened species; (4) Approval of the project would not result in any
significant effects relating to traffic, noise, air quality, or water quality; and (5) The site can be
adequately served by all required utilities and public services.
ATTACHMENTS
Attachment A: Draft ARB and DEE Findings
Attachment B: Draft Context-Based Design Findings
Attachment C: Draft Conditions of Approval
Attachment D: Project Description*
Attachment E: Zoning Compliance Table
Parking figure
corrected 1/27/14
Attachment F: Development Plans (Board Members Only)*
* Prepared by Applicant; all other attachments prepared by Staff
COURTESY COPIES
John Shenk: jshenk@mac.com
Robert Giannini: bgiannini@form4inc.com
Prepared By: Clare Campbell, Pl~
Manager Review: Amy French, Chief Planning Offici~-
13PLN-00391 Page 60f6
ATTACHMENT A
DRAFT
FINDINGS FOR APPROVAL
500 University Avenue [13PLN-00391]
Architectural Review Findings (P AMC 8.76.020)
1 . The design is consistent and compatible with applicable elements of the Palo Alto
Comprehensive Plan.
This finding can be made in the affirmative in that the project incorporates quality design that
recognizes the importance of the area as described in the Comprehensive Plan. The project is
also consistent with The Palo Alto Comprehensive Plan policies related to business and
econonlics. The Conlprehensive Plan encourages owners to upgrade or replace existing
commercial properties so that these commercial areas are more competitive and better serve the
community. The proposed project is also consistent with the following Comprehensive Goals
and Policies: Program L-ll: Promote increased compatibility, interdependence, and support
between commercial and mixed us centers and the surrounding residential neighborhoods; and
Policy L-23: Maintain and enhance the University AvenuelDowntown area as the central
business district of the City, with a mix of commercial, civic, cultural, recreational and
residential uses; promote quality design that recognizes the regional and historical importance of
the area and reinforces its pedestrian character.
2. The design is compatible with the immediate environment of the site.
This finding can be made in the affirmative in that the existing environment is comprised of
multi-story commercial buildings with various building styles. The proposed design of the three
story project is compatible with the urban context of the commercial development along
University Avenue.
3. The design is appropriate to the function of the project.
This finding can be made in the affirmative in that the design of the new building is consistent
with modem commercial buildings in the higher intensity downtown area and includes
pedestrian arcades and open plaza feature that enhance the users' experience of the building.
4. In areas considered by the board as having a unified design character or historical
character, the design is compatible with such character. This finding is not applicable.
5. The design promotes harmonious transitions in scale and character in areas between
different designated land uses. This finding is not applicable; the site is surrounded by the
Comprehensive Plan land use Community Commercial designation and is not between different
land uses.
6. The design is compatible with approved improvements both on and off the site.
Page 1 of 4
ATTACHMENT A
This finding can be made in the affirmative in that the project is compatible in terms of height,
massing, and design with the neighboring buildings and the overall surrounding office and retail
uses of the downtown commercial area.
7. The' planning and siting of the various functions and buildings on the site create an
inten1,al sense of order and provide a desirable environment for occupants, visitors and the
general community.
This finding can be made in the affirmative in that the building amenities (open space, entries,
parking, etc.) are accessible and attractive to users.
8. The amount and arrangement of open space are appropriate to the design and the
function of the structures.
This finding can be made in the ~ffirmative in that the project provides open space areas by
creating larger sidewalks, establishing a new landscaped pedestrian connection from University
Avenue and installing a landscaped public plaza for all to use.
9. Sufficient ancillary functions are provided to support the main functions of the project
and the same 'are compatible with the project's design concept.
This finding can be made in the affirmative in that the open space, parking, and refuse areas are
conlpatible with the project'sdesign.
10. Access to the property and circulation thereon are safe and convenient for pedestrians,
cyclists and vehicles.
This finding can be made in the affirmative in that the building is easily approachable by all
modes of transportation and the automobile circulation is safe and does not introduce any
significant changes to the adj acent street and sidewalk system.
11. Natural features are appropriately preserved and integrated with the project.
This finding can be made in the affirmative in that the mature Sycamore street trees at the street
comer and along University Avenue are being preserved.
12. The materials, textures, colors and details of construction and plant material are
appropriate expression to the design and function.
This finding can be' made in the affirmative in that the proposed design with the use of smooth
stone, glazing, metal and glass solar shading, and earth-tone colors are compatible elements for a
modern commercial development in the Downtown environp1ent. Landscaping is discussed in
Finding 13.
13. The landscape design concept for the site, as shown by the relationship of plant masses,
open space, scale, plant forms and foliage textures and colors create a desirable and functional
environment.
Page 2 of4
ATTACHMENT A
This finding can be made in the affirmative in that the project introduces a significant amount of
new landscaping to the site and includes 13 36-inch box Little Leaf Linden trees (for shade),
three 36-inch box Southern Live Oaks, and one 60-inch box Coast Live Oak on the street-side of
the plaza. The project removes seven existing street trees and retains the mature Sycamore trees
at the street comer and on University Avenue. Outdoor seat walls are provided within the plaza
and in the new pedestrian alley to support gathering places. The design and placement of these
outdoor features are complimentary to the project and enhance the site.
14. Plant material is suitable and adaptable to the site, capable of being properly maintained
on the site, and is of a variety which would tend to be drought-resistant to reduce consumption
of water in its installation and maintenance.
This finding can be made in the affirmative in that the selected landscaping is relatively low
maintenance and drought tolerant.
15. The project exhibits green building and sustainable design that is energy efficient, water
conserving, durable and nontoxic, with high-quality spaces and high recycled content materials.
This finding can be made in the affirmative. The project, for example, incorporates high
efficiency glazing, low-flow plumbing fixtures, drought tolerant planting, bike parking and
showering facilities, and a highly efficient V A V system.
16. The design is consistent and compatible with the purpose of architectural review as set
forth in subsection 18. 76.020(a).
This finding can be made in the affirmative in that the proj ect design promotes visual
environments that are of high aesthetic quality and variety.
Design Enhancement Exception Findings (fAMe 18.76.050)
The requested Design Enhancement Exception (DEE) is to allow the following building elements
that exceed the 50 foot height limit:
• Stone armature: to exceed the height limit by 4' -5";
• Roof-top trellis: to exceed the height limit by 3' -6";
• Elevator and overrun: to exceed the height limit by 10' -4"; and
• Two enclosed stairwells: to exceed the height limit 4' -0".
1. There are exceptional or extraordinary circumstances or conditions applicable to the
property or site improvements involved that do not apply generally to property in the same zone
district.
This finding can be made in the affirmative in that the site is located on a prominent comer of the
downtown core and development on this comer should have "strong building volumes" as
indicated in the Downtown Urban Design Guide. The additional height requested brings
Page 3 of4
ATTACHMENT A
emphasis to the building and the eastern edge of the downtown area and implements the goals of
the Downtown Urban Design Guide.
2. The granting of the application will enhance the appearance of the site or structure, or
. improve the neighborhood character of the project and preserve an existing or proposed
architectural style, in a manner which would not otherwise be accomplished through strict
application of the minimum requirements of this title (Zoning) and the architectural review
findings setforth in Sec(ion 18. 76.020(d).
This finding can be made in the affirmative in that the roof-top elements support the active use of
the roof-top terrace and enhance the connection to the street. The elevator and stair access to the
roof-top are code required elements that if not provided, would eliminate the use of the roof-top
open space. The trellis and stone armature bring architectural interest to the building and enhance
the overall design.
3. The exception is related to a minor architectural feature or site improvement that will not
be detrimental or injurious to property or improvements in the vicinity and will not be
detrimental to the public health, safety, general welfare or convenience.
This finding can be made in the affirmative in that the project will be constructed in accordance
with all code requirements of the City of Palo Alto and will be neither detrimental nor injurious
to surrounding properties, public health, safety, general welfare, or convenience. The proposed
roof-top elements will enhance the use of the site and the overall building design and adds value
to the site and immediate vicinity.
Page 4 of 4
ATTACHMENT B
FINDINGS FOR APPROVAL
CONTEXT -BASED DESIGN CONSIDERATIONS AND FINDINGS
500 University Avenue [13PLN-00391]
Pursuant to P AMC 18.18.11 O(b), in addition to the findings for Architectural Review contained
in PAMC 18. 76.020( d), the following additional findings have been made in the affirmative:
(1) Pedestrian and Bicycle Environment. The design of new projects shall promote
pedestrian walkability, a bicycle friendly environment, and connectivity through design
elements. This finding can be made in the affirmative in that the project provides
pedestrian arcades, a pathway connection between University Avenue and the public
parking garage, in addition to bike racks near the building entrances. The proj ect also
includes bike lockers and showering facilities in the garage to support the bicycle
environment.
(2) Street Building Facades. Street facades shall be designed to provide a strong relationship
with the sidewalk and the street(s), to create an environment that supports,and encourages.
pedestrian activity through design elements. This finding can be made in the affirmative in
that the facade includes glazing and a pedestrian arcade around the building creating a
visual connection to the sidewalk and street.
(3) Massing and Setbacks. Buildings shall be designed to minimize massing and conform to
proper setbacks. This finding can be made in the affirmative in that the project has
incorporated articulation that facilitates the appearance of reducing the mass of the bUilding.
(4) Low-Density Residential Transitions. Where new projects are built abutting existing
lower scale residential development, care shall be taken to respect the scale and privacy of
neighboring properties. This finding does not apply.
(5) Project Open Space. Private and public open space shall be provided so that it is usable
for residents, visitors, and/or employees of the site. This finding can be made in the
affirmative in that the project provides open space with wider sidewalks, a public plaza,
balconies, and a roof-top terrace.
(6) Parking Design. Parking needs shall be accommodated but shall not be allowed to
overwhelm the character of the project or detract from the pedestrian environment. This
finding does not apply. This finding can be made in the affirmative in that the project's
parking is located within the below-grade garage and does not detract from the above grade
development or conditions.
(7) Large (Multi-Acre) Sites. Large sites (over one acre) shall be designed so that street,
block, and building patterns are consistent with those of the surrounding neighborhood
This finding does not apply.
ATTACHMENTB
(7) Sustain ability and Green Building Design. Project design and materials to achieve
sustainability and green building design should be incorporated into the project. This
finding can be made in the affirmative. The project, for example, incorporates high
efficiency glazing, low-flow plumbing fixtures, drought tolerant planting, bike parking
and showering facilities, and a highly efficient V A V system.
DRAFT
CONDITIONS OF APPROV AL
500 University Avenue [13PLN-00391]
PLANNING & COMMUNITY ENVIRONMENT
ATTACHMENTC
The Architectural Review Board (December 5, 2013) recommended approval of the application
referenced above, and the Director of Planning and Community Environment (Director)
approved the project on date.
Project Planner: Clare Campbell
PLANNING DIVISION
1. The project shall be in substantial conformance with the approved plans and related
documents received November 19, 2013, except as modified to incorporate these
conditions of approvaL
2. The Conditions of Approval document shall be printed on all plans submitted for building
permits related to this project.
3. The proposed project requires 10,000 square feet of Transfer ,of Development Rights
(TDR). Prior to issuance of building permit for construction submittal, the applicant shall
provide sufficient information so that the Director of Planning and Community
Environment can issue written confirmation of the transfer, which identifies both the sender
and receiver sites and the amount ofTDRs which have been transferred. This confirmation
shall be recorded in the office of the county recorder prior to the issuance of building
permits and shall include the written consent or assignment by the owner(s) bf the TDRs
where such owner( s) are other than the applicant.
4. The current project is approved to use the one-time 200 square foot FAR bonus, as
permitted per PAMC 18.18.070(a)(1), and cannot utilize this bonus again for any future
development. This note shall be added to the Building Permit plan set along with the
standard project data required.
5. New construction and alterations in the CD-C zoning district ground floor space shall be
designed to accommodate retail use and shall comply with the provisions of the Pedestrian
(P) combining district.
6. Development Inlpact Fees, estimated at $283,682.09 shall be paid prior to the issuance of
the project's building permit. These fees are adjusted annually in August. Fees shall be
calculated at the rate in effect at the time of permit issuance.
7. The applicant shall be required to submit a Transportation Demand Management plan to be
approved by the Director of Planning and Community Environment prior to the issuance of
building permits for the site. The plan shall include provisions such as passes or subsidies
Page 1 of 19
ATTACHMENT C
for all employees of the commercial space for using public transit, in addition to car
sharing, bike facilities, transportation information kiosks, and the designation of a
transportation demand coordinator for the building.
8. The current FAR proposed, 28,606 sq. ft., is the maxinlunl size at which this site can be
developed; no additional FAR can be introduced to the site without a Variance approval.
9. All future signage and outdoor furniture for this site shall be submitted for Architectural
Review.
10. The project approval shall be valid for a period of one year from the original date of
approval. In the event a building permit(s), if applicable, is not secured for the project
within the time limit specified above, the ARB approval shall expire and be of no further
force or effect. Application for extension of this entitlement may be made prior to the one
year expiration.
11. Government Code Section 66020 provides that project applicant who desires to protest the
fees, dedications, reservations, or other exactions imposed on a development project must
initiate the protest at the time the development project is approved or conditionally
approved or within ninety (90) days after the date that fees, dedications, reservations or
exactions are imposed on the project. Additionally, procedural requirements for protesting
these development fees, dedications, reservations and exactions are set forth in Government
Code Section 66020. IF YOU FAIL TO INITIATE A PROTEST WITHIN THE 90-DA Y
PERIOD OR TO FOLLOW THE PROTEST PROCEDURES DESCRIBED IN
GOVERNMENT CODE SECTION 66020, YOU WILL BE BARRED FROM
CHALLENGING THE VALIDITY OR REASONABLENESS OF THE FEES,
DEDICATIONS, RESERVATIONS, AND EXACTIONS.
12. This matter is subject to the Code of Civil Procedures (CCP) Section 1094.5, and the time
by which judicial review must be sought is governed by CCP Section 1094.6.
13. 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) reitpbursing the City its actual
attorney's fees and costs incurred in defense of the litigation. The City may, in its sole
discretion, elect to defend any such action with attorneys of its own choice.
PUBLIC WORKS ENGINEERING ________________ _
1. The following items shall be provided PRIOR TO BUILDING OR GRADING AND
EXCAVATION PERMIT SUBMITTAL ADJACENT NEIGHBORS: For any improvements
that extend beyond the property lines such as tie-backs provide signed copies of the original
agreements with the adjacent property owners. The agreements shall indicate that the
adjacent property owners have reviewed and approved the proposed improvements (such as
Page 2 of 19
ATTACHMENTC'
soldier beams, tiebacks) that extend into their respective properties. Applicant is responsible
for coordinating with the entities who have entitlements through easement, such as Pacific
Bell or benefactor of trash enclosure. The access to these facilities shall not be interrupted
during construction.
2. PRELIMINARY GRADING AND EXCAVATION: A preliminary Grading and Drainage
Plah, prepared by a licensed engineer shall include the property boundary, existing grades,
proposed ground elevations, daylight lines, foundation elevation, top and toe of banks,
setback from adjacent properties, shoring for existing structures (if any) and public
improvements to remain, earthwork quantities, existing grades along the conforms. Plan shall
also indicate limit of work, grading is to be phased, staging and storage areas. Note staging
and storage area shall be located not encroach into the public road right-of-way. Refer to
PAMC Section 16.28.110 Site Plan and Grading Plan.
3. FINAL GRADING AND EXCAVATION: A Final Grading and Drainage Plan prepared by a
licensed engineer shall include property boundary, existing and proposed spot elevations,
high and low point elevations, contours. Plan shall not modify existing drainage patterns.
4. 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.
5. STORM DRAIN: The existing municipal storm drain system in the area is unable to convey
the peak runoff fronl the project site. The applicant will be required to provide storm water
detention on-site to lessen the project's impact on the City's storm drains. The applicant's
engineer shall provide storm drain flow and detention calculations, including pre-project and
post-project conditions. The calculations must be signed and stamped by a registered civil
engineer.
6. DEWATERING: Add a note on the plans to indicate dewatering is only allowed between
April and October. If the applicant intends to proceed with a grading permit that would
extend beyond October 31, applicant shall provide a preliminary logistics plans to indicate
how substantial grading will be completed.
7. BUILDING FACE: See sheet MP2.4 it appears that the building face encroaches into Public
Right-of-Way. Building face shall be located within the project site.
8. CLEAR SIGHT DISTANCE: Applicant shall verify that the clear sight distance from the
proposed driveway meets City standards.
9. PEDESTRIAN & STREETSCAPE IMPROVEMENTS: Streetscape design elements and
amenities such as bike racks, trash cans, shall be placed in the public sidewalk.
Page 3 of 19
ATTACHMENTC
10. FEMA FLOOD ZONE: Provide a note on plans to indicate site is located within Flood Zone
X.
11. PAVEMENT RESTORATION: Applicant shall be responsible for resurfacing the Cowper
Street, University Avenue and the adjacent alley along the project frontage. Limits of
pavement resurfacing may vary based on utility laterals locations and deterioration of surface
conditions caused by construction traffic or equipment. .
12. STORM WATER POLLUTION PREVENTION: The City's full-sized "Pollution Prevention
-It's Part of the Plan" sheet must be included in the plan set. Copies are available from Public
Works at the Development Center or on our website. .
13. STORM WATER TREATMENT: This project shall comply with the storm water regulations
contained in provision C.3 of the NPDES municipal storm water discharge permit issued by
the San Francisco Bay Regional Water Quality Control Board (and incorporated into Palo
Alto Municipal Code Chapter 16.11). These regulations apply to land development projects
that create or replace 10,000 square feet or more of impervious surface. In order to address
the potential permanent impacts of the project on storm water quality, the applicant shall
incorporate into the project a set of permanent site design measures, source controls, and
treatment controls that serve to protect storm water quality, subject to the approval of the
Public Works Department. The applicant shall identify, size, design and incorporate
permanent storm water pollution prevention measures (preferably landscape-based treatment
controls such as bioswales, filter strips, and permeable pavement rather than mechanical
devices that require long-term maintenance) to treat the runoff from a "water quality storm"
specified in PAMC Chapter 16.11 prior to discharge to the nlunicipal storm drain system.
Effective February 10,2011, regulated projects, must contract with a qualified third
party reviewer during the building permit review process to certify that the proposed
permanent storm water pollution prevention measures comply with the requirements of
Palo Alto Municipal Code Chapter 16.11. The certification form, 2 copies of approved
storm water treatment plan, and a description of Maintenance Task and Sch~dule must be
received by the City from the third-party reviewer prior to approval of the building permit by
the Public Works department. Within 45 days of the installation of the required storm
water treatment measures and prior to the issuance of an occupancy permit for the
building, third-party reviewer shall also submit to the City a certification for approval
that the project's permanent measures were constructed and installed in accordance to
the approved permit drawings.
14. STORMW ATER MAINTENANCE AGREEMENT: The applicant shall designate a party to
maintain the control measures for the life of the improvements and must enter into a
maintenance agreement with the City to guarantee the ongoing maintenance of the
permanent C.3 storm water discharge compliance measures. The maintenance agreement
shall be executed prior to the first building occupancy sign-off. The City will inspect the
treatment measures yearly and charge an inspection fee. There is currently a $350 C.3 plan
check fee that will be collected upon submittal for a grading or building permit.
Page 4 of 19
ATTACHMENTC
15. STORM DRAIN IMPROVEMENTS: Note that this project is required to comply with C3
and therefore shall retain or reduce the overall surface runoff. The City storm drain system
was originally sized to handle the street runoff a direct connection from the roof downspouts
is not allowed.
16. NO DUMPING/FLOWS TO: The applicant is required to paint the "No Dumping/Flows to
San Francisquito Creek" logo in blue color on a white background, adjacent to all on-site
storm drain inlets or a medallion for off-site storm drain inlet. Stencils of the logo are
available from the Public Works Environmental Compliance Division, which may be
contacted at (650) 329-2598. A deposit may be required to secure the return of the stencil.
Include the instruction to paint the logos on the construction grading and drainage plan.
Include maintenance of these logos in the Hazardous Materials Management Plan, if such a
plan is part of this project.
17. 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. The site plan submitted with the building permit
plan set must show the extent of the replacement work. The plan must note that any work in
the right-of-way must be done per Public Works' standards by a licensed contractor who
must first obtain a Street Work Permit from Public Works at the Development Center. The
new ramp (s) shall include a detectable warning surface in compliance with City standards
and State and Federal Requirements. Contractor shall contact the City to determine the color
of the detectable warning surface prior to ordering the material.
18. 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: provisions for pedestrian and bicyclist, 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.
All truck routes shall conform to the City of Palo Alto's Trucks and Truck and Truck Route
per PAMC 10.48. The following items shall be provided PRIOR TO FINAL OF BUILDING
PERMIT INSPECTION
1. Applicant shall contact Public Works' inspector at 650-496-6929 to arrange a site visit.
The inspector can discuss the extent of replacement work along the Park Boulevard and
Grant Avenue.
Additional comments and/or conditions may apply as the project is revised.
SOLIDVVASTE ______________________________________________ __
The following issues must be addressed in building plans prior to final approval by this
department:
General Comments:
• Service Levels: 3-yard garbage, a 4-yard recycling, and a 2-yard compost.
Page 5 of 19
ATTACHMENT C
PAMC 18.23.020 Trash Disposal and Recycling
(A) Assure that development provides adequate and accessible interior areas or exterior
enclosures for the storage of trash and recyclable materials in appropriate containers, and that
trash disposal and recycling areas are located as far from abutting residences as is reasonably
possible. (B) Requirements: (i) Trash disposal and recyclable areas shall be accessible to all
residents or users of the property. (ii) Recycling facilities shall be located, sized, and designed to
encourage and facilitate convenient use. (iii) Trash disposal and recyclable areas shall be
screened from public view by masonry or other opaque and durable material, and shall be
enclosed and covered. Gates or other controlled access shall be provided where feasible. Chain
link enclosures are strongly discouraged. (iv) Trash disposal and recycling structures shall be
architecturally compatible with the design of the project. (v) The design, construction and
accessibility of recycling areas and enclosures shall be subject to approval by the architectural
review board, in accordance with design guidelines adopted by that board and approved by the
city council pursuant to Section 18.76.020.
P AMC 5.20.120 Recycling storage design requirements
The design of any new, substantially remodeled, or expanded building or other facility shall
provide for proper storage, handling, and accessibility which will accommodate the solid waste
and recyclable materials loading anticipated and which will allow for the efficient and safe
collection. The design shall comply with the applicable provisions of Sections 18.22.100,
18.24.1 00, 18.26.1 00, 18.32.080, 18.37.080, 18.41.080, 18.43.080, 18.45.080, 18.49.140,
18.55.080, 18.60.080, and 18.68.170 of Title 18 of this code.
All Services:
1. Collection vehicle access (vertical clearance, street width and turnaround space) and street
parking are common issues pertaining to new developments. Adequate space must be
provided for vehicle access.
2. Weight limit for all drivable areas to be accessed by the solid waste vehicles (roads,
driveways, pads) must be rated to 60,000 lbs. This includes areas where permeable pavement
is used.
3. Containers must be within 25 feet of service area or charges will apply.
4. Carts and bins must be able to roll without obstacles or curbs to reach service areas "no
junlping curbs"
Garbage, Recycling, and Yard Waste/Compostables cart/bin location and sizing
Office Building
The proposed commercial development must follow the requirements for recycling container
spacel. Project plans must show the placement of recycling containers, for example, within the
details of the solid waste enclosures. Collection space should be provided for built-in recycling
containers/storage on each floor/office or alcoves for the placement of recycling containers.
1 In accordance with the California Public Resources Code, Chapter 18, Articles 1 and 2
Page 6 of 19
ATTACHMENT C
• Enclosure and access should be designed for equal access to all three waste streams
garbage, recycling, and compostables.
• Collection cannot be performed in underground. Underground bins locations require a
minimum of 77" of vertical clearance. Pull out charges will apply. In instances where
push services are not available (e.g., hauler driver cannot push containers up or down
ramps), the property owner will be responsible for placing solid waste containers in an
accessible location for collection.
• All service areas must have a clearance height of 20' for bin service.
• New enclosures should consider rubber bumpers to reduce ware and tear on walls.
F or questions regarding garbage, recycling, and compostables collection issues, contact Green
Waste of Palo Alto (650) 493-4894.
PAMC 16.09.180(b)(10) Dumpsters for New and Remodeled Facilities
New buildings and residential developments providing centralized solid waste collection, except
for single-family and duplex residences, shall provide a covered area for a bin/dumpster. The
area shall be adequately sized for all waste streams (garbage, recycling, and yard
waste/compostables) and designed with grading or a berm system to prevent water runon and
runoff from the area.
Covered Dumpsters, Recycling and Tallow Bin Areas P AMC, 16.09.075( q)(2)
1. Newly constructed and remodeled Food Service Establishments (FSEs) shall include a
covered area for all dumpsters, bins, carts or container used for the collection of trash,
recycling, food scraps and waste cooking fats, oils and grease (FOG) or tallow.
2. The area shall be designed and shown on plans to prevent water run-on to the area and
runoff from the area.
3. Drains that are installed within the enclosure for recycle and waste bins, dumpsters and
tallow bins serving FSEs are optional. Any such drain installed shall be connected to a
Grease Control Device (GCD).
4. If tallow is to be stored outside then an adequately sized, segregated space for a tallow
bin shall be included in the covered area.
5. These requirements shall apply to remodeled or converted facilities to the extent that the
portion of the facility being remodeled is related to the subject of the requirement.
It is frequently to the FSE's advantage to install the next size larger GCD to allow for more
efficient grease discharge prevention and may allow for longer times between cleaning.
There are many manufacturers of GCDs which are available in different shapes, sizes and
materials (plastic, reinforced fiberglass, reinforced concrete and metal).
The requirements will assist FSEs with FOG discharge prevention to the sanitary sewer and
storm drain pollution prevention. The FSE at all times shall comply with the Sewer Use
Ordinance of the Palo Alto Municipal Code. The ordinances include requirements for GCDs,
GCD maintenance, drainage fixtures, record keeping and construction projects.
Page 7 of 19
ATTACHMENTC
P AMC 5.24.030 Construction and Demolition Debris (CDD)
Covered projects shall comply with construction and demolition debris diversion rates and other
requirements established in Chapter 16.14 (California Green Building Code). In addition, all
debris generated by a covered project must haul 100 percent of the debris not salvaged for reuse
to an approved facility as set forth in this chapter.
Contact the City of Palo Alto's Green Building Coordinator for assistance on how to recycle
construction and demolition debris from the project, including information on where to
conveniently recycle the material.
ENVIRONMENTALSERVICES __________________________________ _
PAMC 16.09.170, 16.09.040 Discharge of Groundwater
Prior approval shall be obtained from the city engineer or designee to discharge water pumped
from construction sites to the storm drain. The city engineer or designee may require gravity
settling and filtration upon a determination that either or both would improve the water quality of
the discharge. Contanlinated ground water or water that exceeds state or federal requirements for
discharge to navigable waters may not be discharged to the storm drain. Such water may be
discharged to the sewer, provided that the discharge limits contained in Palo Alto Municipal
Code (16.09.040(m)) are not exceeded and the approval of the superintendent is obtained prior to
discharge. The City shall be compensated for any costs it incurs in authorizing such discharge, at
the rate set forth in the Municipal Fee Schedule.
PAMC 16.09.055 Unpolluted Water
Unpolluted water shall not be discharged through direct or indirect connection to the sanitary
sewer system (e.g. uncovered ramp to garage area).
PAMC 16.09.180(b )(9) Covered Parking
If installed, drain plumbing for parking garage floor drains must be connected to an oil/water
separator with a minimum capacity of 100 gallons, and to the sanitary sewer system
PAMC 16.09.180(b)(10) Dumpsters for New and Remodeled Facilities
New buildings and residential developments providing centralized solid waste collection, except
for single-family and duplex residences, shall provide a covered area for a dumpster. The area
shall be adequately sized for all waste streams and designed with grading or a berm system to
prevent water runon and runoff from the area.
PAMC 16.09.180(b)(14) Architectural Copper
On and after January 1,2003, copper metal roofing, copper metal gutters, copper metal down
spouts, and copper granule containing asphalt shingles shall not be permitted for use on any
residential, commercial or industrial building for which a building permit is required. Copper
flashing for use under tiles or slates and small copper ornaments are exempt from this
prohibition. Replacement roofing, gutters and downspouts on historic structures are exempt,
provided that the roofing material used shall be prepatinated at the factory. For the purposes of
this exemption, the definition of "historic" shall be limited to structures designated as Category 1
or Category 2 buildings in the current edition of the Palo Alto Historical and Architectural
Resources Report and Inventory.
Page 8 of 19
ATTACHMENT C
PAMC 16.09.175(k) (2) Loading Docks
(i) Loading dock drains to the storm drain system may be allowed if equipped with a
fail-safe valve or equivalent device that is kept closed during the non-rainy season and during
periods of loading dock operation.
(ii) Where chemicals, hazardous materials, grease, oil, or waste products are handled
or used within the loading dock area, a drain to the storm drain system shall not be allowed. A
drain to the sanitary sewer system may be allowed if equipped with a fail-safe valve or /
equivalent device that is kept closed during the non-rainy season and during periods of loading
dock operation. The area in which the drain is located shall be covered or protected from
rainwater run-on by berms and/or grading. Appropriate wastewater treatment approved by the
Superintendent shall be provided for all rainwater contacting the loading dock site.
PAMC 16.09.180(b)(5) Condensate from HVAC
Condensate lines shall not be connected or allowed to drain to the storm drain system.
16.09.215 Silver Processing (e.g. photoprocessing retail)
Facilities conducting silver processing (photographic or X-ray films) shall either submit a
treatment application or waste hauler certification for all spent silver bearing solutions. 650-329-
2421.
PAMC 16.09.180(b)(b) Copper Piping
Copper, copper alloys, lead and lead alloys, including brass, shall not be used in sewer lines,
connectors, or seals coming in contact with sewage except for domestic waste sink traps and
short lengths of associated connecting pipes where alternate materials are not practical. The plans
must specify that copper piping will not be used for wastewater plumbing.
PAMC 16.09.220(c)(1) Dental Facilities That Remove or Place Amalgam Fillings
An ISO 11143 certified amalgam separator device shall be installed for each dental vacuum
suction system. The installed device must be ISO 11143 certified as capable of removing a
minimum of 95 percent of amalgam. The amalgam separator system shall be certified at flow
rates comparable to the flow rate of the actual vacuum suction systenl operation. Neither the
separator device nor the related plumbing shall include an automatic flow bypass. For facilities
that require an amalgam separator that exceeds the practical capacity of ISO 11143 test
methodology, a non-certified separator will be accepted, provided that smaller units from the
same manufacturer and of the same technology are ISO-certified.
16.09.180(12) Mercury Switches
Mercury switches shall not be installed in sewer or storm drain sumps.
PAMC 16.09.205(a) Cooling Systems, Pools, Spas, Fountains, Boilers and Heat Exchangers
It shall be unlawful to discharge water from cooling systems, pools, spas, fountains boilers and
heat exchangers to the storm drain system.
PAMC 16.09.165(h) Storm Drain Labeling
Page 9 of 19
ATTACHMENT C
Stonn drain inlets shall be clearly marked with the words "No dumping -Flows to Bay," or
equivalent.
Undesignated Retail Space:
PAMC 16.09
Newly constructed or improved buildings with all or a portion of the space with undesignated
tenants or future use will need to meet all requirements that would have been applicable during
design and construction. If such undesignated retail space becomes a food service facility the
following requirements must be met:
Designated Food Service Establishment (FSE) Project:
A. Grease Control Device (GCD) Requirements, PAMC Section 16.09.075 & cited
Bldg/Plumbing Codes
6. The plans shall specify the manufacturer details and installation details of all proposed
GCDs. (CBC 1009.2)
7. GCD(s) shall be sized in accordance with the 2007 California Plumbing Code.
8. GCD( s) shall be installed with a minimum capacity of 500 gallons.
9. GCD sizing calculations shall be included on the plans. See a sizing calculation example
below.
10. The size of all GCDs installed shall be equal tp or larger than what is specified on the
plans.
11. GCDs larger than 50 gallons (100 pounds) shall not be installed in food preparation and
storage areas. Santa Clara County Department of Environmental Health prefers GCDs to
be installed outside. GCDs shall be installed such that all access points or manholes are
readily accessible for inspection, cleaning and removal of all contents. GCDs located
outdoors shall be installed in such a manner so as to exclude the entrance of surface and
stornlwater. (CPC 1009.5)
12. All large, in-ground interceptors shall have a minimum of three manholes to allow
visibility of each inlet piping, baffle (divider) wall, baffle piping and outlet piping. The
plans shall clearly indicate the number of proposed manholes on the GCD. The
Environmental Compliance Division of Public Works Department may authorize
variances which allow GCDs with less than three manholes due to manufacture available
options or adequate visibility.
13. Sample boxes shall be installed downstream of all GCDs.
14. All GCDs shall be fitted with reliefvent(s). (CPC 1002.2 & 1004)
15. GCD(s) installed in vehicle traffic areas shall be rated and indicated on plans.
B. Drainage Fixture Requirements, PAMC Section 16.09.075 & cited Bldg/Plumbing
Codes
16. To ensure all FSE drainage fixtures are connected to the correct drain lines, each drainage
fixture shall be clearly labeled on the plans. A list of all fixtures and their discharge
connection, i.e. sanitary sewer or grease waste line, shall be included on the plans.
17. A list indicating all connections to each proposed GCD shall be included on the plans.
This can be incorporated into the sizing calculation.
Page 10 of 19
ATTACHMENTC
18. All grease generating drainage fixtures shall connect to a OCD. These include but are not
limited to:
a. Pre-rinse ( scullery) sinks
b. Three compartment sinks (pot sinks)
c. Drainage fixtures in dishwashing room except for dishwashers shall connect to a
OCD
d. Examples: trough drains (small drains prior to entering a dishwasher), small
drains on busing counters adjacent to pre-rinse sinks or silverware soaking sinks
e. Floor drains in dishwashing area and kitchens
f. Prep sinks
g. Mop Ganitor) sinks
h. Outside areas designated for equipment washing shall be covered and any drains
contained therein shall connect to a OCD.
i. Drains in trash/recycling enclosures
J. Wok stoves, rotisserie ovens/broilers or other grease generating cooking
equipment with drip lines
k. Kettles and tilt/braising pans and associated floor drains/sinks
19. The connection of any high temperature discharge lines and non-grease generating
drainage fixtures to a OCD is prohibited. The following shall not be connected to a
OCD:
a. Dishwashers
b. Steamers
c. Pasta cookers
d. Hot lines from buffet counters and kitchens
e. Hand sinks
f. Ice machine drip lines
g. Soda machine drip lines
h. Drainage lines in bar areas
20. No garbage disposers (grinders) shall be installed in a FSE. (PAMC 16.09.075(d)).
21. Plumbing lines shall not be installed above any cooking, food preparation and storage
areas.
22. Each drainage fixture discharging into a OCD shall be individually trapped and vented.
(CPC 1014.5)
C. Covered Dumpsters, Recycling and Tallow Bin Areas PAMC, 16.09.075(q)(2)
23. Newly constructed and remodeled FSEs shall include a covered area for all dumpsters,
bins, carts or container used for the collection of trash, recycling, food scraps and waste
cooking fats, oils and grease (FOO) or tallow.
24. The area shall be designed and shown on plans to prevent water run-on to the area and
runoff from the area.
25. Drains that are installed within the enclosure for recycle and waste bins, dumpsters and
tallow bins serving FSEs are optional. Any such drain installed shall be connected to a
OCD.
26.-If tallow is to be stored outside then an adequately sized, segregated space for a tallow
bin shall be included in the covered area.
Page 11 of 19
ATTACHMENTC
27. These requirements shall apply to remodeled or converted facilities to the extent that the
portion of the facility being remodeled is related to the subject of the requirement.
D. Large Item Cleaning Sink, PAMC 16.09.075(m)(2)(B)
28. FSEs shall have a sink or other area drain which is connected to a GCD and large enough
for cleaning the largest kitchen equipment such as floor mats, containers, carts, etc.
Recommendation: Generally, sinks or cleaning areas larger than a typical mop/janitor
sink are more useful.
E. GCD sizing criteria and an example of a GCD sizing calculation (2007 CPC)
Sizing Criteria: GCD Sizing; Drain Fixtures DFUs Total DFUs GCD Volume . (gallons)
Pre-nnse SInk
3 compartment sink
2 compartment sink
Prep SInk
Mop/Janitorial sink
Floor drain
Floor sink
ExampleGCD
Sizing
Calculation:
Note:
• All resubmitted plans to Building Department
which include FSE
proj ects shall be
resubmitted to Water
Quality.
4 3
3
3
3
2
2
. Quantity
! 1
I 1
2
1
1
1
1
4
8
21
35 90
172
216
500
750
1,000
1,250
1.,500
2:000
Drainage Fixture & Itenl Number
Pre-rinse sink, Item 1
3 compartment sink, Item 2
Prep sinks, Item 3 & Floor sink, Item
4
Mop sink, Item 5
Floor trough, Item 6 & tilt skillet,
Item 7
Floor trough, Item 6 & steam kettle,
Item 8
Floor sink, Item 4 & wok stove, Item
9
Floor drains
1,000 gallon GCD minimum sized
DFUs Total
4 4
3 3
3 6
3 3
2 2
2 2
2 2
2 8
Total: 30
• It is frequently to the FSE's advantage to
install the next size
larger GCD to allow for
more efficient grease
discharge preventIon and may allow for longer times between cleaning. There are many
manufacturers of GCDs which are available in different shapes, sizes ana materials (plastic,
reinforced fiberglass, reinforced concrete and metal)
• The requirements will assist FSEs with FOG discharge prevention to the sanitary sewer and
storm drain pollution prevention. The FSE at all times shall conlply with the Sewer Use
Ordinance of the Palo Alto Municipal Code. The ordinances include requirements for GCDs,
GCD maintenance, drainage fixtures, record keeping and construction proj ects.
FIRE ________________________________________________________ __
Page 12 of 19
ATTACHMENT C
1. Fire sprinklers, fire standpipe and fire alarm systems required in accordance with NFP A' 13,
NFPAI4, NFPA 24, NFPA 72 and State and local standards. Sprinkler, standpipe, fire alarm
and underground fire supply installations require separate submittal to the Fire Prevention
Bureau.
2. Sprinkler main drain nlust be coordinated with plumbing design so that the 200 gpm can be
flowed for annual main drain testing for 90 seconds without overflowing the collection sump,
and the Utilities Department approved ejector pumps will be the maximum flow rate to
sanitary sewer.
3. Applicant shall work with Utilities Department to provide acceptable backflow prevention
configuration.
4. Low-E glass and underground parking areas can interfere with portable radios used by
emergency responders. Please provide an RF Engineering analysis to determine if additional
devices or equipment will be needed to maintain operability of emergency responder portable
radios throughout 97% of the building in accordance with the Fire Code Appendix J as
adopted by the City of Palo Alto. A written report to the Fire Marshal shall be provided prior
to final inspection.
5. All floor levels must be served by an elevator capable of accommodating a 24 x 84 inch
gurney without lifting or manipulating the gurney. Elevator configuration shown will not
likely meet this requirement. This can be addressed during the Building Permit application
process.
UTILITIES -ELECTRICAL ENGINEERING _____________ _
GENERAL
1. The applicant shall comply with all the Electric Utility Engineering Department service
requirements noted during plan review.
2. The applicant shall be responsible for identification and location of all utilities, both
public and private, within the work area. Prior to any excavation work at the site, the
applicant shall contact Underground Service Alert (USA) at 1-800-227-2600, at least 48
hours prior to beginning work.
3. The applicant shall submit a request to disconnect all existing utility services andlor
meters including a signed affidavit of vacancy, on the form provided by the Building
Inspection Division. Utilities will be disconnected or removed within 10 working days
after receipt of request. The demolition permit will be issued after all utility services
andlor meters have been disconnected and removed.
Page 13 of 19
ATTACHMENT C
THE FOLLOWING SHALL BE INCORPORATED IN SUBMITTALS FOR ELECTRIC
SERVICE
1. A completed Electric Load Sheet and a full set of plans must be included with all
applications involving electrical work. The load sheet must be included with the
preliminary submittal.
2. Industrial and large commercial customers must allow sufficient lead-time for Electric
Utility Engineering and Operations (typically 8-12 weeks after advance engineering fees
have been paid) to design and construct the electric service requested.
3. Only one electric service lateral is permitted per parcel. Utilities Rule & Regulation #18.
4. The location of the transformers shall be shown on the site plan and approved by the
Utilities Department and the Architectural Review Board. Utilities Rule & Regulations
#3 & #16 (see detail comments below).
5. The developer/owner shall provide space for installing padmount equipment
(transformer) and associated substructure as required by the City.
6. The customer shall install all electrical substructures (conduits, boxes and pads) required
from the service point to the customer's switchgear. The design and installation shall be
according to the City standards and shown on plans. Utilities Rule & Regulations # 16 &
#18.
7. Location of the electric panel/switchboard shall be shown on the site plan and approved
by the Architectural Review Board and Utilities Department.
8. All utility meters, lines, transformers, backflow preventers, and any other required
equipment shall be shown on the landscape and irrigation plans and shall show that no
conflict will occur between the utilities and landscape materials. In addition, all
aboveground equipment shall be ,screened in a manner that is consistent with the building
design and setback requirements.
9. F or services larger than 1600 amps, the customer will be required to provide a transition
cabinet as the interconnection point between the utility's padmount transformer and the
customer's main switchgear. The cabinet design drawings must be submitted to the
Electric Utility Engineering Department for review and approval.
10. For underground services, no more than four (4) 750 MCM conductors per phase can be
connected to the transformer secondary terminals; otherwise, bus duct must be used for
connections to padmount transformers. If customer installs a bus duct directly between
the transformer secondary terminals and the main switchgear, the installation of a
transition cabinet will not be required.
Page 14 of 19
ATTACHMENT C
11. The customer is responsible for sizing the service conductors and other required
equipment according to the National Electric Code requirements and the City standards.
Utilities Rule & Regulation #18.
12. 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.
13. Projects that require the extension of high voltage primary distribution lines or
reinforcement of offsite electric facilities will be at the customer's expense and must be
coordinated with the Electric Utility.
DURING CONSTRUCTION
1. Contractors and developers shall obtain permit from the Department of Public Works
before digging in the street right-of-way. This includes sidewalks, driveways and
planter strips.
2. At least 48 hours prior to starting any excavation, the custonler must call Underground
Service Alert (USA) at 1-800-227-2600 to have existing underground utilities located
and nlarked. The areas to be check by USA shall be delineated with white paint. All
USA markings shall be removed by the customer or contractor when construction is
complete.
3. The customer is responsible for installing all on-site substructures (conduits, boxes and
pads) required for the electric service. No more than 270 degrees of bends are allowed
in a secondary conduit run. All conduits must be sized according to National Electric
Code requirements and no 1/2 -inch size conduits are permitted. All off-site
substructure work will be constructed by the City at the customer's expense. Where
mutually agreed upon by the City and the Applicant, all or part of the off-site
substructure work may be constructed by the Applicant.
4. All primary electric conduits shall be concrete encased with the top of the encasement at
the depth of30 inches. No more than 180 degrees of bends are allowed in a primary
conduit run. Conduit runs over 500 feet in length require additional pull boxes.
5. All new underground conduits and substructures shall be installed per City standards and
shall be inspected by the Electrical Underground Inspector before backfilling.
6. The customer is responsible for installing all underground electric service conductors,
bus duct, transition cabinets, and other required equipment. The installation shall meet
the National Electric Code and the City Standards. ),
Page 15 of 19
ATTACHMENTC
7. Meter and switchboard requirements shall be in accordance with Electric Utility Service
Equipment Requirements Committee (EUSERC) drawings accepted by Utility and CP A
standards for meter installations.
8. Shop/factory drawings for switchboards (400A and greater) and associated hardware
must be submitted for review and approval prior to installing the switchgear to:
Gopal Jagannath, P.E.
Supervising Electric Project Engineer
Utilities Engineering (Electrical)
1007 Elwell Court
Palo Alto, CA 94303
9. Catalog cut sheets may not be substituted for factory drawing submittal.
10. All new underground electric services shall be inspected and approved by both the
Building Inspection Division and the Electrical Undergrollild Inspector before
energIzIng.
11. Electric/switchboard room shall be located at a convenient location that is easily
accessible for the meter readers
AFTER CONSTRUCTION & PRIOR TO FINALIZATION
1. The customer shall provide as-built drawings showing the location of all switchboards,
conduits (number and size), conductors (number and size), splice boxes, vaults and
switch/transformer pads.
PRIOR TO ISSUANCE OF BUILDING OCCUPANCY PERMIT
1·. The applicant shall secure a Public Utilities Easement for facilities installed on private
property for City use.
2. All required inspections have been completed and approved by both the Building
Inspection Division and the Electrical Underground Inspector.
3. All fees must be paid.
4. All Special Facilities contracts or other agreements need to be signed by the City and
applicant.
WATER -GAS -WASTEWATER ENGINEERING ------------------------------------------------
PRIOR TO ISSUANCE OF DEMOLITION PERMIT
1. The applicant shall submit a request to disconnect all utility services andlor meters
including a signed affidavit of vacancy. Utilities will be disconnected or removed within 10
working days after receipt of request. The demolition permit will be issued by the building
inspection division after all utility services andlor meters have been disconnected and
Page 16 of 19
ATTACHMENT C
removed.
FOR BUILDING PERMIT
1 The applicant shall submit completed water-gas-wastewater service connection
applications -load sheets for City of Palo Alto Utilities for each unit or place of business. The
applicant must provide all the information requested for utility service demaJ;lds (water in fixture
units/g.p.m., gas in b.t.u.p.h, and sewer in fixture units/g.p.d.). The applicant shall provide the
existing (prior) loads, the new loads, and the combined/total loads (the new loads plus any
existing loads to remain).
2 The applicant shall submit improvement plans for utility construction. The plans must
show the size and location of all underground utilities within the development and the public
right of way including meters, backflow preventers, fire service requirements, sewer mains, .
sewer cleanouts, sewer lift stations and any other required utilities. Plans for new wastewater
laterals and mains need to include new wastewater pipe profiles showing existing potentially
conflicting utilities especially storm drain pipes, electric and communication duct banks.
Existing duct banks need to be day lighted by potholing to the bottom of the ductbank to
verify cross section prior to plan approval and starting lateral. installation. Plans for new
storm drain mains and laterals need to include profiles showing existing potential conflicts with
sewer, water and gas.
Water/Fire/Irrigation services are limited to 2", 4", and 6" (don't use 1 or 1-1/2"
services). Water meters are limited to 5/8", I", 1-1/2" and 2" (no Vi" meters).
4. The applicant must show on the site plan the existence of any auxiliary water supply, (i.e.
water well, gray water, recycled water, rain catchment, water storage tank, etc).
5. The applicant shall be responsible for installing and upgrading the existing utility mains and/or
services as necessary to handle anticipated peak loads. This responsibility includes all costs
associated with the design and construction for the installation/upgrade of the utility mains
andlor services.
6. For contractor installed water and wastewater mains or services, the applicant shall submit to
the WGW engineering section of the Utilities Department four copies of the installation of
public water, gas and wastewater utilities improvement plans (the portion to be owned and
maintained by the City) in accordance with the utilities department design criteria. All utility
work within the public right-of-way shall be clearly shown on the plans that are prepared, signed
and stamped by a registered civil engineer. The contractor shall also submit a complete schedule
of work, method of construction and the manufacture's literature on the materials to be used for
approval by the utilities engineering section. The applicant's contractor will not be allowed to
begin work until the improvenlent plan and other submittals have been approved by the water,
gas and wastewater engineering section. After the work is complete but prior to sign off, the
applicant shall provide record drawings (as-builts) of the contractor installed water and
wastewater mains and services per City of Palo Alto Utilities record drawing procedures (see last
Page 17 of 19
ATTACHMENT C
condition). For projects that take more than one month to complete, the applicant shall provide
progress record drawings of work completed on a monthly basis.
7. An approved reduced pressure principle assembly (RPP A backflow preventer device) is
required for all existing and new water connections from Palo Alto Utilities to comply with
requirements of California administrative code, title 17, sections 7583 through 7605 inclusive.
The RPP A shall be installed on the owner's property and directly behind the water meter within 5
feet of the property line. RPP A's for domestic service shall be lead free. Show the location of
the RPP A on the plans.
8. An approved reduced pressure detector assembly is required for the existing or new water
connection for the fire system to comply with requirements of California administrative code,
title 17, sections 7583 through 7605 inclusive (a double detector asselnbly may be allowed for
existing fire sprinkler systems upon the GPAU's approval). Reduced pr.essure detector
assemblies shall be installed on the owner's property adjacent to the property line, within 5' of
the property line. Show the location of the reduced pressure detector assembly on the plans.
9. All backflow preventer devices shall be approved by the WGW engineering division.
Inspection by the utilities cross connection inspector is required for the supply pipe between the
meter and the assembly.
10. Existing wastewater laterals that are not plastic (ABS, PVC, or PE) shall be replaced at the
applicant's expense.
11. Existing water services (including fire services) that are not a currently standard material
shall be replaced at the applicant's expense.
12. The applicant shall pay the capacity fees and connection fees associated with new utility
service/s or added demand on existing services. The approved relocation of services, meters,
hydrants, or other facilities will be performed at the cost of the person/entity requesting the
relocation.
13. Each unit or place of business shall have its own water and gas meter shown on the plans.
Each parcel shall have its own· water service, gas service and sewer lateral connection shown on
the plans.
14. A separate water meter and backflow preventer is required to irrigate the approved landscape
for landscaping areas in excess of 1,500 SF (including tree canopies). Show the location of the
irrigation meter on the plans. This meter shall be designated as an irrigation account an no other
water service will be billed on the account. The irrigation and landscape plans submitted with the
application for a grading or building permit shall conform to the City of Palo Alto water
efficiency standards.
15. The gas meter location must meet the WGW Utility Standards. The City of Palo Alto nornlal
service pressure is 7" WC (.25 PSI). Increased pressure must be requested in writing and is only
provided if the house line size calculates out at greater than 2" diameter for domestic (note:
domestic can only be increased to 14" WC max.) and greater than 4" diameter for commercial at
standard house line pressure (7" WC) or the appliance requires increased pressure at the inlet.
Page 18 of 19
ATTACHMENT C
Further, due to meter limitations there must a minimum of 800 CFH demand for pressures
greater than 14" WC. The only available pressure increments above 7" WC are 14" WC (1/2
psi), 1 #, 2# and 5# after approval. Pressures in excess of 14" WC, will require testing the house
piping at not less than 60 psig for not less than 30 minutes per the California Plumbing Code
section 1204.3.2, witnessed by Palo Alto Building Inspection. The City of Palo Alto will not
provide increased pressure just to save contractor money on the house line construction. Requests
to increase the pressure will be evaluated with the following submittals: The manufacturer's
literature for the equipment requiring increased pressure; the specific pressure you are
requesting; the gas load; and the length of house gas piping from the gas meter to where the gas
houseline starts branching off.
16. All existing water and wastewater services that will not be reused shall be abandoned at the
main per WGW utilties procedures.
17. Flushing of the fire system to sanitary sewer shall not exceed 30 GPM. Higher flushing rates
shall be diverted to a detention tank to achieve the 30 GPM flow to sewer.
18. Sewage ejector pumps shall meet the following conditions:
• The pump(s) shall be limited to a total 100 GPM capacity or
• The sewage line changes to a 4" gravity flow line at least 20' from the City clean out.
• The tank and float is set up such that the pump run time not exceed 20 seconds each
cycle.
19. Utility vaults, transformers, utility cabinets, concrete bases, or other structures can not be
placed over existing water, gas or wastewater mains/services. Maintain l' horizontal clear
separation from the vault/cabinet/concrete base to existing utilities as found in the field. If there
is a conflict with existing utilities, Cabinets/vaultslbases shall be relocated from the plan location
as needed to meet field conditions. Trees may not be planted within 10 feet of existing water, gas
or wastewater mains/services or meters. New water, gas or wastewater services/meters may not
be installed within 10' or existing trees. Maintain 10' between new trees and new water, gas and
wastewater services/mains/meters.
20. All utility installations shall be in accordance with the City of Palo Alto utility standards for
water, gas & wastewater.
Page 19 of 19
PROJECT NARRATIVE
500 UNIVERSITY AVENUE
Palo Alto
To: City of Palo Alto Planning Division
Architectural Review Board Members
From: John R. Shenk, Thoits Bros., Inc., Owner, Applicant
Robert Giannini, Architect
Subject: 500-526 University Avenue, Palo Alto
Preliminary Architectural Review Board Review
Attachment D
September 24, 2013
updated November 27, 2013
We have benefited from two previous hearings before City's DRC and the ARB (a study session and
a Preliminary hearing) on this project and are pleased to submit this application for your approval.
We have listened to your valuable comments, worked with staff and our neighbors, and have modified
the design and architecture in response. We are excited to take this meaningful step and have
intentionally stayed within the City's guidelines (Zoning and Design Guidelines) for development of
this property so as to respect the community and thereby smooth the process.
The Thoits family has been a part Palo Alto for over 130 years. We have been an integral part of the
downtown fabric and strongly support all that makes it special. This redevelopment will anchor
Downtown's northern gateway, significantly invigorate and enhance the University/Cowper
neighborhood, and provide much needed first class retail and office spaces -all of which will activate
the area.
The guiding objective for this project is to provide a meaningful benefit to the neighbors and to those
who visit this part of Palo Alto. You will see that we have thoughtfully accomplished this goal through
the land plan and building design. Importantly, our plan provides a new pedestrian alley directly
between University Avenue and the City's largest public parking garage, substantial underground
parking, and a plaza/gathering place is created to benefit all. The building design pays homage to the
Thoits' history through its incorporation of stone and is emphasized through the stone armature that
anchors the building to symbolize our longstanding and stability. The courtyard, landscaping,
balconies, clear glass, high ceilings, 'first class signage, and retail arcade all make this building
perfect for the powerful corners it addresses.
The plan meaningfully reduces the building footprint and lot coverage creating open spaces~ By
doing this we are able to free areas for valuable purposes. The new pedestrian alley between
University Avenue and the Webster/Cowper garage will be a pleasant and efficient connection for the
public supporting our local retailers. The site plan also allows us to create a wonderful gathering
place. The space created on the backside of the building is south-facing and will be enhanced with a
specimen tree to again anchor the building with substance. The landscaped courtyard is a great
place to meet a colleague or friend or to just enjoy the outdoors.
The University facing ground floor retail has a strong comer, three sides of glass, meaningful signage
opportunities, and ceiling heights to attract any type of retail establishment. The upper floors are
accessed from all sides of the building with main access from Cowper.
We request the Board approve this class A project.
Form4 Architecture, Inc.
500 UN I V E R SIT Y A V EN U E -Project Narrative
Palo Alto, California
September 24,2013
PRO J E C TIN FOR MAT ION:
BUILDING
Project Description
APN:
Zoning:
Construction Type:
Building Codes:
Fire Sprinklers:
Area Calculations:
Land Area:
Existing Building Area:
Incremental Area Allowed
to be 1:1 FAR
TOR (per 18.18.080f(2»:
TOR (per 18.18.080f(2»:
One time 200 sf Bonus:
Total Proposed Building Area:
New three story building over a two level below grade
parking garage.
120-03-030
CD-C (GF) (P)
Type III
2010 CBC, 2010 Green Building Standards
Fully Sprinklered, Monitored
Existing Lot Coverage: 15,899 sf
Proposed Lot Coverage: 6,975 sf
Existing Floor Area: 15,899 sf
Proposed Floor Area: 26,806 sf
8L.L.CWEIJ 8BE8 (SE) E?8BKI~G BECUIBEIJ
16,606 sf
15,899 sf '*
707 sf 3 spaces
5,000 sf '*'*
5,000 sf 20 spaces
200 sf '***
26,806 sf 23 spaces
Existing area is exempt from the parking requirement per Palo Alto Municipal Code
Section 18. 18.090(b)(4) since this property is a part of the Assessment District and has
paid its assessments since inception.
** Per Palo Alto Municipal Code Section 18. 18.080(g) the first 5,000 sf of floor area
transferred to a receiver site shall be exempt from the parking requirements.
Per Palo Alto Municipal Code Section 18.18. 070(a)(1) a minor bonus for buildings not
eligible for historic or seismic bonuses of 200 sf is allowed.
Form4 Architecture, Inc.
126 Post Street, J'd floor, San FranCiSCO, CA 94108 415775-8748 fax 415775-8752
2
50 0 UN I V E R SIT Y A V E N U E -Project Narrative
Palo Alto, California
September 24, 2013
FLOOR AREA RATIO:
Max. lot FAR 2:1
Proposed FAR:
PAR KIN G:
Construction Type:
Occupancy:
Required On-Site Parking:
Proposed On-Site Parking:
parking level 1 :
parking level 2:
2.00
1.61
Type I
S-2
23 stalls (see previous analysis)
65 spaces
35 spaces
30 spaces
Parking in Excess of Code Requirements:
81 KES:
Required:
Provided:
Form4 Architecture, Inc.
42 spaces
Per Palo Alto Zoning Ordinance
Chapter 18.52.040 Table 1.
Retail: 2 spaces, Office: 8 spaces required.
Distribution short term / long term: Retail 20% long,
80% short; Office: 60% long term, 40% short term.
Minimum City Requirement therefore:
6 Long Term
4 Short Term
10 Total
Per CalGreen:
5% of total parking capacity short term
5% of total parking capacity long term
5% of 65 spaces provided = 4 spaces
Minimum CalGreen Requirement therefore:
4 Long Term
4 Short Term
8 Total
6 -Long Term (located in garage)
10 -Racks on grade
16 total
126 Post Street, 3rrl floor, San Frandsco, CA 94108 415 775-8748 fax 415 775-8752
3
500 UN I V £ R SIT Y A V £ N U £ -Project Narrative
Palo Alto, California
September 24, 2013
Architectural Design Narrative
It is a pleasure to provide this design application for 500 University. The project has evolved from an
abstracted historicist design into its present "warm modern" incarnation which we reviewed with the
ARB at our August 15, 2013 Study Session. It was a stimulating assignment to blend the old world
charm that appeals to so many in a building that is also true to its time. Thank you for that
opportunity, and we appreciated your comments.
Several elements of the design were identified for further refinement and study, and the intention of
this presentation is to demonstrate how we have addressed each item:
4
a) Continue to develop the landscape design in a way that serves both building occupants and the public,
celebrate bicycle parking, and adjust the landing of the armature so that it doesn't block the entry to the
retail arcade;
b) Develop the breezeway connection between University and the public garage;
c) Proportions: Consider adjusting, and lowering, the floor to floor heights;
d) Study the way the building turns the University / Cowper corner and continue to refine material
transitions.
e) Develop the proposed roof deck;
f)
g)
h)
Consider changing the proposed rustic stone of the armature to smooth;
Refine the "tree brackets" on the end elevations so they appear "effortless;"
Develop the basic sign program.
SIT E PLAN:
The following two images show the master plan concept, and then the current design. Please also note that
the project now proposes two levels of below grade parking -42 spaces in excess of code requirements.
Major Intersection University Ave.
,-._.====-:--'-------'" ................ __ ._--.. ,.,,,,':;: ...... . /" . ,._ .... ----' ...... .
Form4 Architecture, Inc.
126 Post Street, 3rr1 floor, San Francisco, CA 94108 415775-8748 fax 415775-8752
50 0 U N I V E R SIT Y A V E N U E -Project Narrative
Palo Alto, California
September 24, 2013
a) The "armature" leg has been pulled back to open the retail arcade on both ends .. There is 6' clear
between the back of the column and face of retail glass. Please see Sheet A2.1.
Form4 Architecture, Inc.
126 Post Street, 3rr1 floor, San Frandsco, CA 94108 415775-8748 fax 415775-8752
5
500 U N I V E R SIT Y A V E N U E -Project Narrative
Palo Alto, California
September 24, 2013
6
b) Retail Arcade: To ground the building, and make the retail arcade warm and inviting we propose
transitioning the standard public sidewalk concrete with a dark grey band to land the columns, and then
a medium grey paver in the arcade. This pallet of pavers is used throughout the project. The aluminum
sunshade flight shelf is also the signage support. Please refer to sign program pages for those images.
r-
c) Breezeway: The breezeway has been made wider (20' from property line at the upper levels as before,
and now 28' at the ground level). It is divided into a retail zone at University, and a more landscaped
zone as you make your way to the garage. This helps moderate the length of the connector into nicely
scaled parts. Bike parking has been well distributed with racks on the surface, and "long term" located
in the garage. The trash enclosure will be rebuilt, and remains generally in it's current location at the
alley for easy trash pick up. It has been sized for this project and its neighbors.
Form4 Architecture, Inc.
126 Post Street, 3rr1 floor, San Franc/sco, CA 94108 415 775-8748 fax 415 775-8752
500 UN I V E R SIT Y A V E N U E -Project Narrative
Palo Alto, California
September 24, 2013
The breezeway between University and the Cowper garage is generous, and is activated by retail
shopfronts.
d) Cowper: The office entry creates a demarcation between the University and alley sides of the project.
. University is a "hub of activity;" with the open retail arcade, lobby entry and bike racks. The outdoor
space in front of the "kiosk" is more cozy, and will be contained by the lobby, armature leg and what is
proposed as a signature oak tree.
Form4 Architecture, Inc.
126 Post Street, yd floor, San Francisco, CA 94108 415775-8748 fax 415 775-8752
7
1 ;
11
I ~ !I
I I
500 UN I V E R SIT Y A V EN U E -Project Narrative
Palo Alto, California
September 24, 2013
8
d) Alley: The landscape concept for the Alley side of the project is now more contained. A bosque of six
trees centers on the building that faces the alley, and can be entered from both the building or alley. It is
bounded by seating areas set in decomposed 'granite paving. The centerpiece is a rectangle of
sculptural planting. A vertical "greenwall" closes down the space from the garage ramp. This
arrangement of space will be able to accommodate a variety of uses as they change over the years.
0::: w a.. ~ o (.)
PRO P 0 R T ION, T RAN SIT ION & D ETA I L:
a) During our Study Session it was noted that the floor to floor heights seemed tall. We have now reduced
them to 16', 14' and 14'. Besides improving proportions, this dropped the overall building height by 3'.
b) There was also concern that the proposed rustic stone on the armature seemed odd in this application.
We now propose smooth stone for both the "armature," and what had formerly been the GFRC wall
panels. Sample of proposed stone shown below.
Form4 Architecture, Inc.
126 Post Street, 3rr1 floor, San Francisco, CA 94108 415775-8748 fax 415775-8752
500 UN I V E R SIT Y A V E N U E -Project Narrative
Palo Alto, California
September 24, 2013
9
c) We have resolved the way the building turns the comer in several ways. We changed the slightly
vertical proportions of the University elevation to be more horizontal like Cowper. Balconies that carry
the strong horizontal have been added on both the University and Alley sides. Several other details and
lines in the buildings have been brought around.
Form4 Architecture, Inc.
126 Post Street, 3rd floor, San Francisco, CA 94108 415 775-8748 fax 415 775-8752
50 0 UN I V E R SIT Y A V E N U E -Project Narrative
Palo Alto, California
September 24, 2013
d) The tree brackets have changed significantly. They had been heavy, paired metal members trying·to
mimic wood. Now they are treated as steel and are lighter and more delicate, and have been recalled
on the breezeway side of the building as well.
Form4 Architecture, Inc.
126 Post Street, 3rd floor, San Francisco, CA 94108 415775-8748 fax 415 775-8752
10
/
500 UN I V E R SIT Y A V E N U E -Project Narrative
Palo Alto, California
September 24,2013
e) The roof deck has been developed as shown in this view taken from a high vantage point on the
President's Hotel across Cowper. The deck is zoned into an open area facing south, and a more
sheltered zone through the armature's arcade and trellis.
SIGNAGE
11
a) The sunshade flight shelf along University and been redesigned to integrate the building signage. We
have also indicated. proposed locations for office tenant signs in various location. Please refer to the full
package for signage program detail.
Form4 Architecture, Inc.
126 Post Street, 3'd floor, San Francisco, CA 94108 415775-8748 fax 415 775-8752
50 0 U N I V E R SIT Y A V E N U E -Project Narrative
Palo Alto, California
September 24, 2013
DESIGN ENHANCEMENT EXEMPTION
12
We are requesting a DEE for the stone armature, the elevator overrun, the stair enclosures that provide
ADA access to the roof deck and roof trellis. Please note that the majority of elements extending above 50'
are mechanical spaces not requiring a DEE.
The request is to extend the trellis to 54' -6" and is needed for the following reasons:
a) Roof decks are being recognized as a significant enhancement to Palo Alto's downtown buildings. To
make those space delightful and sheltered they need some level of enclosure and verticality. This gives
them people scale and helps ensure they will be used to their full potential.
b) We have lowered the height of the building to what the market considers a minimum in order to make
the added height needed for the armature/trellis as modest as possible.
c) It is our goal for this building to have personality, character, and an interesting skyline. The stone
armature is a primary asset in achieving that objective, and its proportions are important.
.~~ ~ . 50'-0" i :"""P============: (._.! --------------~---~-~-~-----------~--~--------HEIGHT LIMIT ········,~c · ............. -... -.~.--.-... -. . .......................... , :
UHLH. L . . "0; 0" ~M ~ .J. ... ___ ---.. ~ .... ~ ...... ~ .... ~-~ .. ~. ; .. ' .' . . .. ~:-: HEIGHT LIMIT
Thanks very much for your review of the various design aspects of this project!
Form4 Architecture, Inc.
1261'ost Street, 3rr1 floor, San Francisco, CA 94108 415775-8748 fax 415775-8752
500 University
SUSTAINABILITY STRATEGY
The Building Envelope is arguably the most important part of the overall sustainability strategy. If done
effectively the benefits to daylighting, and reduction in heat load leading to smaller mechanical systems is
significant.
500 University implements window shading tuned to each elevation (see samPlf w~ions below).
Going beyond LEED, window shading also enhances occupant comfort in that e0ne'MOrk am i1cf!!HaNI-
free environment without needing to pull blinds down. \JC' V ~u
In addition the proposed building includes:
High efficiency glazing (Solarban 70 or similar)
All low flow plumbing fixtures
Drought tolerant plants
Bike parking and shower facilities
NOV 062013
Departme.nt of PI~nning
& Community £invironment
Highly efficient VAV system with enhanced thermal comfort controls suggested for tenant fit out
(thermafuser system)
Storm water all treated
Thermally broken skin elements
All parking is below grade to avoid surface parking and heat island effect.
Generous IJse of. balconies and roof deck enhance indoor outdoor connection.
Enlarged Elevation
Section 2 at South Facing Wall
Section 1 at North Facing Wall
Enlarged Elevation
ATTACHMENT E
Page 1 of 1
ZONING COMPLIANCE TABLE
500 University Avenue / File No. 13PLN-00391
CD-C ZONE
DEVELOPMENT
STANDARDS STANDARD PROPOSED
PROJECT
CONFORMS
Lot Size 16,606 sf
Minimum Building Setback
Front (Cowper St) None Required None Yes
Rear (walkway side)
None Required ± 20’ Yes
Interior Side (driveway side)
None Required ± 15’ Yes
Street Side (University Ave) None Required None Yes
Maximum Site Coverage
(building footprint)
None Required 11,014 sf / 66% Yes
Maximum Height 50’ 60’ - 4” Yes with DEE
Daylight Plane
Same as abutting residential
zones
Not Applicable Not Applicable
Floor Area Ratio (FAR)
16,606 sf (1:1) 26,806 sf Yes using TDRs
and 200 sf Bonus
Parking Requirement
(within the Downtown Parking
Assessment District)
107 spaces
1 space/250 sf commercial area
65 spaces Yes*
Bicycle Parking 11 spaces
1 space/commercial 2,500 sf
Long Term: 10
Short Term: 10
Yes
*Parking summary:
Required spaces before adjustment 107 spaces
Credits
Assessed spaces (based on 15,899 sf) - 64 spaces
Transfer of Development Rights (based on 5,000 sf) -20 spaces
Required Spaces after credits 23 spaces
~ w
CITY O F
Agenda Date:
To:
From:
Subject:
December 5, 2013
Architectural Review Board
Jodie Gerhardt, Senior Planner
Architectural Review Board
Staff Report
Department: Planning and
Community Environment
1050 Page Mill Road (13PLN-00423): Request by 1050 Page Mill Road
Property LLC for preliminary architectural review for four new two-story
office buildings totaling 283,980 square feet and associated site
improvement. Zoning District: Research Park (RP)
RECOMMENDATION
The Architectural Review Board (ARB) is requested to conduct a Preliminary Review of the
project concept and provide comments on the conceptual site design, and elevations 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 project site, located at 1650 Page Mill Road, has an area of approximately 587,363 square
feet. There are currently two structures on the site, including a two-story 142,306 square foot
office building that faces Page Mill Road and a second, two-story 141,674 square foot office
building that is internal to the site. The total existing building square footage is 283,980 square
feet; it is unclear as to what percentage of the existing floor area is employee amenity area (and
therefore not included in floor area ratio or parking requirements). A total of 564 parking spaces
are provided on the site currently; if all floor area were included as office area, the parking ratio is
currently one parking space per 503 square feet of floor area where one parking space per 300
square feet of gross floor area is required.
The site has a Comprehensive Plan land use designation of Research/Office Park and a zoning
designation of Research Park (RP) district. The Research/Office Park land use designation allows
office, research, and manufacturing establishments whose operations are buffered from adjacent
residential uses. The RP zoning district allows a limited group of research and manufacturing
13PLN-00423 Page 1 of 4
uses that may have unusual requirements for space, light, and air, and desire sites in a research
park environment. The maximum Floor Area Ratio in the RP district is 0.4: 1; the existing FAR
on the site is 0.48:1 assuming no employee amenity area.
All of the surrounding properties are zoned RP and contain similar research and manufactUring
uses, with the abutting site of Fire Station #2 located to the south along Hanover Street. Across
Page Mill Road to east are additional research and manufacturing uses.
Project Description
The applicant is proposing to demolish two existing buildings totaling 283,980 square feet and
redevelop the site with construction of four two-story buildings totaling 283,980 square feet with
associated site improvements. It is unclear from plans whether the amount of floor area used for
office space and amenity space will be unchanged from existing.
The first and second floor building elevations reflect a light and glassy aesthetic, with vertical fins
and a sunshade to provide horizontal banding. The conceptual plans include building elevations
to assist the ARB review. A full landscaping plan has not been provided and would be submitted
and fully evaluated during the formal 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 staffhave been forwarded to the applicant for
consideration. The applicant further describes the proposed project in their project narrative
(Attachment A).
DISCUSSION
Zoning Compliance
The RP zoning district has a required 20 foot requirement for front, rear, side yard setbacks, and a
height limit of 35 feet. The site must also abide by a special setback of 50 feet along Page Mill
Road. The maximum lot coverage is 30% with a 40% nlaximunl floor area ratio (FAR). The
applicant has stated that the existing FAR for the subject property is 48.35 percent. It is likely that
a portion of the building is for employee amenities which do not count toward FAR. It is also
possible that per Section 18.70.100 of the Municipal Code, the existing FAR is considered legal
non-conforming. Staff will continue to work through this issue with the applicant prior to
submittal of the formal ARB application.
Site Design and Circulation
The project includes four two-story buildings, meeting the minimum 50 foot front setback and
providing approximately 90 foot side and rear setbacks. The existing large building facing Page
Mill Road creates a visual barrier whereas the proposal would break the same square footage into
four buildings and provide greater visibility into the site while maintaining a presence on Page
Mill Road.
The concept plans indicate the square footage would be dispensed across the entire site. The
impervious footprint of the development would be reduced by approximately 8 percent with the
inclusion of below grading parking under the proposed structures. These parking facil~ties, along
with trash facilities, would be dispersed around the site to allow for efficient circulation.
Building Design
As shown on sheet 4.0 thru 5.6, the main portion of the proposed building would consist of a clear
glass envelope with glass vertical fins for shading. Visual interest and additional shading would
be provided by the playful use of an aluminum horizontal sunshade. The applicant is currently
targeting LEED Platinum for the project with the inclusion of photovoltaics covering all roofs.
The applicant and staff would like direction from the Architectural Review Board on the proposed
elevations, particularly the Page Mill Road facades.
Parking
Per the Palo Alto Municipal Code, 283,980 square foot project would require a minimum of one
space per 300 gross square feet or 947 total spaces. The site current has 564 parking spaces, well
below the current requirement assuming no employee amenity area exists on site currently. Given
the project is currently proposing 937 parking spaces, just 10 spaces short of the requirement were
the entire floor area to be devoted to office space, and given an assumption that some employee
amenity space would be provided to address issues were it not to be provided, staff is confident
the applicant will be able to bring the proposed project into conformance with the current Zoning
Code regulations.
Landscaping
Landscaping details are not provided at this time; however, the project would be required to
conform to the City parking design standards contain in Chapter 18.54 of the Municipal Code and
preserve mature trees as possible. The County of Santa Clara has jurisdiction over Page Mill
Road as it is a Country expressway. The County typically does not permit trees to be vvithin seven
feet of the roadway for safety and road maintenance concerns. The City's Arborist, Dave Dockter,
will continuing working with the applicant to ensure the survival of existing mature trees and to
enhance the front setback to create a less formal and more pedestrian friendly environment. Staff
is also requesting comments from the ARB on this aspect of the project.
Neighbor Concerns
Staff had preliminary discussions with neighborhood leaders who expressed concerns about
connectivity in the area including the desire to provide alternative transportation routes for
businesses located along California Avenue. The neighborhood leaders would like to see a mid
block driveway/street that would help to reduce traffic along California Avenue. While such a
driveway/street is not reflected in the City's Comprehensive Plan, and not viewed as desirable by
the applicant, it was brought up years ago during several project reviews, such as the project at
2475 Hanover, approved via the ARB process and appeal to Council, and the project was
designed so as not to preclude a future vehicular access road through the site to form a future
"spine road" if it were to become a reality. Staff has alerted the applicant to this and will continue
to work with the applicant to explore, at minimum, the creation of bicycle and pedestrian access
through the site.
ENVIRONMENTAL REVIEW
No environmental review is required for this Preliminary Review application, as it is not
considered a project under the California Environmental Quality Act (CEQA).
ATTACHMENTS
Attachment A:
Attachment B:
Attachment C:
Attachment D:
Applicant's Project Description*
Site Location Map
Zoning Comparison Table
Development Plans (Board Members Only) *
* Prepared by Applicant; all other attachments prepared by Staff
COURTESY COPIES
Bob Giannini, AlA, Form4 Architecture, Inc., 126 Post Street, 3rd floor, San Francisco, Ca. 94108
Prepared By:
Reviewed By:
Jodie Gerhardt, AICP, Senior Planner ~ JY1
Amy French, AICP, Chief Planning Official /{/
1 0 5 0 P age Mil I R 0 a d, P a loA Ito
Project Narrative
To: City of Palo Alto Planning Division
Architectural Review Board Members
From: 1050 Page Mill Road Property, LLC -Applicant
Robert Giannini, Architect
Subject: 1050 Page Mill Road, Palo Alto
Preliminary Architectural Review Board Review
Attachment A
October 10, 2013
November 25,2013 revised
1 050 P~ge Mill Road Property, LLC is the sponsor of this application for a new +/-
284,000 square foot, four building energy efficient Class-A office project to replace
existing, obsolete buildings on the project site. The site, on the north side of Page Mill
Road at Hansen Way, has a magnificent and expansive frontage. The site is +/-13.48
acres and is zoned Research Park (RP). It currently contains two buildings; the front
building facing Page Mill is a 2-story office building, and the rear building, internal to the
site is primarily high bay one-story with a two-story portion at its south end.
The proposed new buildings will contain the same total floor area as the two existing
buildings together, and the precise replacement area will be refined with staff.
The site is currently 100% surface parked, and is, in fact, under-parked by current zoning
standards. This proposal would bring the site to current parking standards. In order to
maximize the open area, the project proposes parking under each buildings resulting in
roughly half the parking on grade, and half below grade. Parking will be provided on the
site at a ratio of 3.3 per 1 ,000sf, for a total of +/-941 spaces (dependent on final
replacement area calculation).
We look forward to feedback from the Architectural Review Board and the City of Palo
Alto on this proposed redevelopment project.
Form4 Architecture, Inc.
1 0 5 0 P AGE MIL L R 0 A 0 -Project Narrative
Palo Alto, California
October 10,2013, revised November 25,2013
PRO J E C TIN FOR MAT ION:
BUILDING
2
Project Description Four new two-story buildings over one level below grade
parking garage.
APN:
Zoning:
Construction Type:
Occupancy:
Building Codes:
Fire Sprinklers:
Land Area:
Existing Building Area (FAR):
Proposed Floor Area (FAR):
Existing Lot Coverage:
Proposed Lot Coverage:
Parking Required @ 3.3/1000:
Parking Provided Surface:
Parking Provided Garage:
Total Parking Provided:
Garage Construction Type:
Garage Occupancy:
142-20-091
RP
Type IIIB
B
2010 CBC, 2010 Green Building Standards
Fully Sprinklered, Monitored
13..484 acres or 587,363 sf
+/-283,980 sf (48.35%)
+/-283,980 sf (48.35%)
+/-193,011 sf (32.86%)
+/-143,990 sf (24.51 %)
+/-937 spaces
+/-454 spaces
+/-432 spaces
+/-937 spaces
TypelB
S2
Architectural Design Narrative
It is a pleasure to provide this design application for 1050 Page Mill Road.
This project has the opportunity to redevelop the site in two important ways. It will replace buildings
that are no longer well suited to today's users, located on an under-parked site. It also has the ability
to change what has been an introverted neighbor into one that is open and welcoming.
SITE PLAN:
Form4 Architecture, Inc.
126 Post Street, 3rr1 floor, San Francisco, CA 94108 415775-8748 fax 415 775-8752
1 0 5 0 P AGE MIL L R 0 A 0 -Project Narrative
Palo Alto, California
October 10, 2013, revised November 25,2013
The existing buildings on the site create a wall to the community.
The proposed master plan concept opens to the community and visually invites you in. Two-sided,
through lobbies, connect the public side of the building to the project's generous backyard.
The buildings are used to define an extensive central open space -free of cars thanks to
underground parking.
Form4 Architecture, Inc.
126 Post Street, 3rd floor, San Francisco, CA 94108 415775-8748 fax 415775-8752
3
1 0 5 0 P AGE MIL L R 0 A 0 -Project Narrative
Palo Alto, California
October 10, 2013, revised November 25,2013
Proposed illustrative Master Plan
4
The central open campus would be developed with a variety of connected spaces that add interest as
well as places to meet, think and collaborate.
PROJECT GOALS
Projects along Page Mill have a history of serving for 50 years or more. The sustainability principal of
creating adaptive, flexible space that can evolve over time is important. Following is that, and the
other primary design goals for the project:
a) Create a Visual Link with the Community
b) Create a flexible and adaptive space
c) Create a fun and playful work environment
d) Connect the interior & exterior environment
e) Be highly sustainable
f) Create intuitive way-finding
g) Create aspirational places -balconies & terraces
h) Hide a signific,ant amount of parking underground
ARCHITECTURE & SUSTAINABILITY
The design of the building was inspired by a happy integration of two thoughts. The first was to
create a flexible building that will function well over time and will be highly energy efficient. The
second was to recognize and celebrate the innovate entrepreneurial spirit that is the essence of the
research park.
While it is early in the process, at this time the team is targeting LEED Platinum for the project
including photovoltaics covering all roofs.
The following diagram breaks apart the envelope shading strategy -conceived of in a lyrical way
using a form evocative of the innovate entrepreneurial spirit. To make sure the building is a
comfortable as it can be our team includes the daylighting expert firm of Loisos + Ubbelohde
Associates, http://www.coolshadow.com:
Form4 Architecture, Inc.
126 Post Street, 3rd floor, San Francisco, CA 94108 415775-8748 fax 415 775-8752
1 0 5 0 P AGE MIL L R a A 0 -Project Narrative
Palo Alto, California
October 10, 2013, revised November 25,2013
Form4 Architecture, Inc.
126 Post Street, 3rr1 floor, San Francisco, CA 94108 415775-8748 fax 415775-8752
5
1 0 5 0 P AGE MIL L R a A D -Project Narrative
Palo Alto, California
October 10, 2013, revised November 25,2013
The evolution of Innovation
In an effort to let the energy model allow more exterior glass, deep horizontal sunshades were
needed. The sensuous mid-level horizontal component of that shading element arguably follows the
shape of the classic R&D timeline; from creative spark, though trail and tribulation, to welcome
success.
Glass fin verticals and a deep roof overhang complete the shading strategy. The clear glass
envelope with glass shading fins create a crystalline form that evokes a sense of lightness and spirit.
Form4 Architecture, Inc.
126 Post Street, 3rri floor, San Francisco, CA 94108 415775-8748 fax 415 775-8752
6
1 0 5 0 P AGE MIL L R a A D -Project Narrative
Palo Alto, California
October 10, 2013, revised November 25,2013
While one may not recognize the inspirational allusion of "Innovation," without coaching, the
composition of buildings uses it to good end and a feeling IS created.
The view above is taken at the entry to the campus from Page Mill. Following the metaphor, one
enters between the gates of success, looking back to the spark of creativity. Hopefully one will
indeed feel the free nature of the buildings at the entry, and be intrigued by the arch shapes in the
distance.
Form4 Architecture, Inc.
126 Post Street, 3rri floor, San Francisco, CA 94108 415775-8748 fax 415775-8752
7
1 050 P AGE MIL L R 0 A 0 -Project Narrative
Palo Alto, California
October 10, 2013, revised November 25,2013
PEOPLE SCALE
8
Terraces will break down the scale of the building along the inner campus to create places for people
to work or meet thereby helping to activate the space.
MATERIALS & TRANSITIONS
Images on the following page show the intention for the detailing of this building. The goal is to have
very few materials that intertwine with each other in a graceful way. Glass is clear, or clear with a frit
pattern and shadowbox back to provide desired privacy as well as hiding structure.
The curvaceous sunshade is aluminum that transitions to glass where it crosses vision glass.
Form4 Architecture, Inc.
126 Post Street, 3rrf floor, San Francisco, CA 94108 415775-8748 fax 415 775-8752
1 0 5 0 P AGE MIL L R 0 A D -Project Narrative
Palo Alto, California
October 10, 2013, revised November 25,2013
Form4 Architecture, Inc.
126 Post Street, 3rd floor, San Francisco, CA 94108 415775-8748 fax 415775-8752
9
1 0 5 0 P AGE MIL L R 0 A 0 -Project Narrative
Palo Alto, California
October 10, 2013, revised November 25,2013
To create warmth and interest at the entry the glass with shift color and include glass horizontal sun
shades. The entry itself has an offset to create a welcoming form. Balconies will flank both sides to
create that human scale anchor and indoor / outdoor connection. Metal louvers will create the sides
of the entry, and will be a brown color to evoke wood.
INTEGRATED BIOSWALES
The entry path will be a land bridge of sorts with the ground carved away on both sides into a
bioswale used for storm water control.
Thanks very much for your review of the various design aspects of this project!
Form4 Architecture, Inc.
126 Post Street, 3rd floor, San Francisco, CA 94108 415 775-8748 fax 415 775-8752
10
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jgortlar, 2013-11-2715:57:48
Parcel Report with zoningdi61ricl& (llco-mapo;lgio$lgisladminIPersonaJIPlanning.mdb)
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The City of
Palo Alto
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This map is a product of the
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The City of Palo Aim assumes no responsibility for any erro". C1989 to 2013 Crty of Palo Atto
ATTACHMENT C
ZONING COMPARISON TABLES
1050 Page Mill Road
13PLN-00423
Table 1: COMPARISON WITH CHAPTER 18.20 (RP DISTRICT)
~
Rc ation P op,O ed xi tiug (Re earch Park~
j l
Minimum Site Area 13.48 acres 13.48 acres 1 acre
Min. Front Setback 50 feet 57.7 feet 50 feet special setback along
Page Mill Road
Rear Yard Setback 90 feet +/-29.4 feet 20 feet
Min. Side Setback 90 feet +/-70 feet +/-20 feet
Max. Site Coverage 24.51% 32.86% 30% (176,208 sf)
(143,990 sf) (193,011 sf)
Max. Total Floor Area 48.35% 48.35% 40% (234,945 sf)
Ratio (283,980 sf) (283,980 sf)
Max. Building Height 33 feet +/-34 feet +/-35 feet
(mech. will be (with additional (with additional 15 feet for
less than 15 ft) mech. screen) mechanical)
Table 1: CONFORMANCE WITH CHAPTER 18.52 (Off-Street Parking and Loading)
Use Required Pro'po'sed Conformance
Admin Offices, 1 per 300 sf of gross floor area 937 spaces Non-conforming -
R&D, (947 spaces) deficient by 10
Manufacturing spaces (0.01 %)
and Warehousing
I
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