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HomeMy WebLinkAbout2018-11-01 Architectural Review Board Agenda Packet_______________________ 1.Spokespersons that are representing a group of five or more people who are identified as present at the meeting at the time of the spokesperson’s presentation will be allowed up to fifteen (15) minutes at the discretion of the Chair, provided that the non-speaking members agree not to speak individually. 2.The Chair may limit Oral Communications to 30 minutes for all combined speakers. 3.The Chair may reduce the allowed time to speak to two minutes or less to accommodate a larger number of speakers. Architectural Review Board Regular Meeting Agenda: November 1, 2018 Council Chambers 250 Hamilton Avenue 8:30 AM Call to Order / Roll Call Oral Communications The public may speak to any item not on the agenda. Three (3) minutes per speaker.1,2 Agenda Changes, Additions, and Deletions The Chair or Board majority may modify the agenda order to improve meeting management. City Official Reports 1.Transmittal of 1) the ARB Meeting Schedule and Attendance Record, and 2) Tentative Future Agenda items. Action Items Public Comment is Permitted. Applicants/Appellant Teams: Ten (10) minutes, plus ten (10) minutes rebuttal. All others: Three (3) minutes per speaker.1,3 2.PUBLIC HEARING / QUASI-JUDICIAL. 3128 El Camino Real [17PLN-00462]: Recommendation on Applicant's Request for Approval of a Minor Architectural Review to Allow the Remodel of an Existing 5,988 Square Foot McDonalds. Scope of Work Includes: Remodel of Exterior Facade, Landscaping, Signage, and Outdoor Seating. Environmental Assessment: Exempt From the Provisions of the California Environmental Quality Act (CEQA) in Accordance With Guideline Section 15301a (Existing Facilities) Zoning District: CS (Commercial Service). For More Information Contact the Project Planner Adam Petersen at apetersen@m-group.us 3.PUBLIC HEARING / QUASI-JUDICIAL. 744-748 San Antonio [18PLN-00347]: Recommendation on Applicant’s Request for Approval of Architectural Review to Allow Revisions to a Previously Approved Major Architectural Review for Two New Hotels. Scope of Revisions: Change in Façade Modulations, Decks, Rooftop Equipment Screening, Driveway, Parking, and Landscaping. Environmental Assessment: Covered by Previously Certified Environmental Impact Report. Zoning _______________________ 1. Spokespersons that are representing a group of five or more people who are identified as present at the meeting at the time of the spokesperson’s presentation will be allowed up to fifteen (15) minutes at the discretion of the Chair, provided that the non-speaking members agree not to speak individually. 2. The Chair may limit Oral Communications to 30 minutes for all combined speakers. 3. The Chair may reduce the allowed time to speak to two minutes or less to accommodate a larger number of speakers. District: CS (Commercial Service). For More Information Contact the Project Planner Sheldon S. Ah Sing at sahsing@m-group.us. Study Session Public Comment is Permitted. Three (3) minutes per speaker.1,3 4. Study Session on Ex-parte Communications Between Architectural Review Board Members and Applicants/Developers and Other Persons 5. Study Session to Discuss the Comprehensive Plan Goals, Policies and Programs as They Relate to the Architectural Review Board. Approval of Minutes Public Comment is Permitted. Three (3) minutes per speaker.1,3 6. Draft Architectural Review Board Meeting Minutes for September 6, 2018. Subcommittee Items Board Member Questions, Comments or Announcements Adjournment _______________________ 1. Spokespersons that are representing a group of five or more people who are identified as present at the meeting at the time of the spokesperson’s presentation will be allowed up to fifteen (15) minutes at the discretion of the Chair, provided that the non-speaking members agree not to speak individually. 2. The Chair may limit Oral Communications to 30 minutes for all combined speakers. 3. The Chair may reduce the allowed time to speak to two minutes or less to accommodate a larger number of speakers. Palo Alto Architectural Review Board Boardmember Biographies, Present and Archived Agendas and Reports are available online: http://www.cityofpaloalto.org/gov/boards/architectural/default.asp. The ARB Boardmembers are: Chair Wynne Furth Vice Chair Peter Baltay Boardmember Robert Gooyer Boardmember Alex Lew Boardmember Osma Thompson Get Informed and Be Engaged! View online: http://midpenmedia.org/category/government/city-of-palo-alto/ or on Channel 26. Show up and speak. Public comment is encouraged. Please complete a speaker request card located on the table at the entrance to the Council Chambers and deliver it to the Board Secretary prior to discussion of the item. Write to us. Email the ARB at: arb@cityofpaloalto.org. Letters can be delivered to the Planning & Community Environment Department, 5th floor, City Hall, 250 Hamilton Avenue, Palo Alto, CA 94301. Comments received by Noon two Wednesdays preceding the meeting date will be included in the agenda packet. Comments received afterward through 3:00 PM the day before the meeting will be presented to the Board at the dais. Material related to an item on this agenda submitted to the ARB after distribution of the agenda packet is available for public inspection at the address above. Americans with Disability Act (ADA) It is the policy of the City of Palo Alto to offer its public programs, services and meetings in a manner that is readily accessible to all. Persons with disabilities who require materials in an appropriate alternative format or who require auxiliary aids to access City meetings, programs, or services may contact the City’s ADA Coordinator at (650) 329-2550 (voice) or by emailing ada@cityofpaloalto.org. Requests for assistance or accommodations must be submitted at least 24 hours in advance of the meeting, program, or service. Architectural Review Board Staff Report (ID # 9762) Report Type: City Official Reports Meeting Date: 11/1/2018 City of Palo Alto Planning & Community Environment 250 Hamilton Avenue Palo Alto, CA 94301 (650) 329-2442 Summary Title: City Official Report Title: Transmittal of 1) the ARB Meeting Schedule and Attendance Record, and 2) Tentative Future Agenda items. From: Jonathan Lait Recommendation Staff recommends the Architectural Review Board (ARB) review and comment as appropriate. Background The attached documents are provided for informational purposes. The Board may review and comment as it deems appropriate. If individual Boardmembers anticipate being absent from a future meeting, it is requested that be brought to staff’s attention when considering this item. The first attachment provides a meeting and attendance schedule for the current calendar year. Also included are the subcommittee assignments, which are assigned by the ARB Chair. The second attachment is a Tentative Future Agenda that provides a summary of upcoming projects or discussion items. The hearing dates for these items are subject to change. Administrative staff-level Architectural Review approvals can be found on the City’s webpage at http://bit.ly/PAstaffapprovals. Any party, including the applicant, may request a hearing by the ARB on the proposed director's decision(s) by filing a written request with the planning division. There shall be no fee required for requesting such a hearing. However, pursuant to 18.77.070(b)(5) any project relating to the installation of cabinets containing communications service equipment or facilities, pursuant to any service subject to Palo Alto Municipal Code Chapter 2.11, Chapter 12.04, Chapter 12.08, Chapter 12.09, Chapter 12.10, or Chapter 12.13 is not eligible for a request for hearing by any party, including the applicant. No action is required by the ARB for this item. 1 Packet Pg. 4 City of Palo Alto Planning & Community Environment Department Page 2 Attachments:  Attachment A: ARB Meeting Schedule Assignments (DOCX)  Attachment B: Tentative Future Agendas (DOCX) 1 Packet Pg. 5 2018 Schedule Architectural Review Board Meeting Schedule & Assignments Meeting Dates Time Location Status Planned Absences 1/5/2018 8:30 AM Council Chambers Cancelled 1/18/2018 8:30 AM Council Chambers Regular 2/1/2018 8:30 AM Council Chambers Regular 2/15/2018 /17 8:30 AM Council Chambers Regular Baltay 3/1/2018 8:30 AM Council Chambers Regular 3/15/2018 8:30 AM Council Chambers Regular 4/5/2018 8:30 AM Council Chambers Regular 4/19/2018 8:30 AM Council Chambers Regular 5/3/2018 8:30 AM Council Chambers Regular 5/17/2018 8:30 AM Council Chambers Regular 6/7/2018 8:30 AM Council Chambers Regular 6/21/2018 8:30 AM Council Chambers Regular Thompson/Lew 7/5/2018 8:30 AM Council Chambers Regular 7/19/2018 8:30 AM Council Chambers Regular 8/2/2018 8:30 AM Council Chambers Regular 8/16/2018 8:30 AM Council Chambers Regular Furth 9/6/2018 8:30 AM Council Chambers Regular Baltay/Thompson 9/20/2018 8:30 AM Council Chambers Regular 10/4/2018 8:30 AM Council Chambers Regular 10/18/2018 8:30 AM Council Chambers Regular 11/1/2018 8:30 AM Council Chambers Regular Thompson 11/15/2018 8:30 AM Council Chambers Regular 12/6/2018 8:30 AM Council Chambers Regular 12/20/2018 8:30 AM Council Chambers Regular 2018 Subcommittee Assignments Assignments will be made by the ARB Chair on the day of the hearing January February March April May June 1/18 Baltay/Lew 5/3 Furth/Lew July August September October November December 9/6 Lew/Gooyer 10/4 & 10/18 Thompson/ Baltay 1.a Packet Pg. 6 Architectural Review Board 2018 Tentative Future Agenda The Following Items are Tentative and Subject to Change: Meeting Dates Topics November 15  4256 El Camino Real: New Hotel  2321 Wellesley: New RMD Home (2 Units) & Zone Change  Peninsula Corridor Electrification Project 1.b Packet Pg. 7 Architectural Review Board Staff Report (ID # 9663) Report Type: Action Items Meeting Date: 11/1/2018 City of Palo Alto Planning & Community Environment 250 Hamilton Avenue Palo Alto, CA 94301 (650) 329-2442 Summary Title: 3128 El Camino Real: Minor Board Level Review of Exterior Modifications (1st Formal) Title: PUBLIC HEARING / QUASI-JUDICIAL. 3128 El Camino Real [17PLN-00462]: Recommendation on Applicant's Request for Approval of a Minor Architectural Review to Allow the Remodel of an Existing 5,988 Square Foot McDonalds. Scope of Work Includes: Remodel of Exterior Facade, Landscaping, Signage, and Outdoor Seating. Environmental Assessment: Exempt From the Provisions of the California Environmental Quality Act (CEQA) in Accordance With Guideline Section 15301a (Existing Facilities) Zoning District: CS (Commercial Service). For More Information Contact the Project Planner Adam Petersen at apetersen@m-group.us From: Jonathan Lait Recommendation It is recommended that the Architectural Review Board (ARB) take the following action(s): 1. Recommend approval of the proposed project to the Director of Planning and Community Development based on findings and subject to conditions of approval. Report Summary The project proposes a remodel of an existing McDonald’s located at 3128 El Camino Real. These alterations include resurfacing the façade of the restaurant with tile and stucco. The project would also widen El Camino Real sidewalk to 12-feet in width, plant four new trees along El Camino Real, retain existing parking and the drive-through configuration. On balance, the project is consistent with the Comprehensive Plan, Palo Alto Municipal Code, and the South El Camino Real Design Guidelines. Background 2 Packet Pg. 8 City of Palo Alto Planning & Community Environment Department Page 2 Project Information Owner: Leland Stanford University Board of Trustees Architect: Stantec Architecture, Inc., James Shively Representative: Stantec Architecture, Inc., James Shively Legal Counsel: Not Applicable Property Information Address: 3128 El Camino Real Neighborhood: Ventura Lot Dimensions & Area: 276 ft. long by approximately 204 ft. wide; 56,694 sf Housing Inventory Site: Yes, 24 unit realistic capacity Located w/in a Plume: Yes, COE Plume Protected/Heritage Trees: Yes, street trees Historic Resource(s): Not Applicable Existing Improvement(s): The existing building area consists of a 5,988 sf structure with a drive through, outdoor dining, landscaping and 74 parking spaces. The structure was built in 1974 and consists of a one-story building with a basement. The height of the existing structure is 17-feet 10-inches. Existing Land Use(s): McDonald’s Restaurant with a drive through Adjacent Land Uses & Zoning: North: CS (vacant shopping center and gym) West: PC-4637 (parking lot and commercial banking center) East: CS (restaurant) South: RP (professional office) 2 Packet Pg. 9 City of Palo Alto Planning & Community Environment Department Page 3 Aerial View of Property: Source: Google Maps, 2018 Land Use Designation & Applicable Plans Zoning Designation: Service Commercial (CS) Comp. Plan Designation: Service Commercial (CS) Context-Based Design Criteria: Yes, as noted below Downtown Urban Design Guide: Not Applicable South of Forest Avenue Coordinated Area Plan: Not Applicable Baylands Master Plan: Not Applicable El Camino Real Design Guidelines (1976 / 2002): Yes, the project is located in the Ventura area Proximity to Residential Uses or Districts (150'): Not Applicable Located w/in the Airport Influence Area: Not Applicable Project Site El Camino 2 Packet Pg. 10 City of Palo Alto Planning & Community Environment Department Page 4 Prior City Reviews & Action City Council: None PTC: None HRB: None ARB: None Project Description The project includes exterior alterations to the existing McDonald’s restaurant. These alterations include resurfacing the façade of the restaurant with tile and stucco. The tile is proposed to be a black color located on the façade of the building facing El Camino Real, and the stucco is grey in color with a “frieze” texture. Brick banding would be retained at corner elements of the building and at the lower portion of the buildings elevations. The project would retain the configuration and location of all windows, but would reconfigure the entry facing El Camino Real that is setback from the front of the structure. The entry would be a single door, framed by the black tile and window to its right. The project would remove the existing roofline, replacing the curves and angles with a more linear roof. However, the project would retain two portions of the arched metal roof features facing El Camino Real. Around the front entry of the building, the project proposes a metal banding canopy that projects from the building. The project would also widen the El Camino Real sidewalk to 12-feet in width, plant four new trees along El Camino Real, retain parking, and the drive-through configuration. The applicant proposes to retain the exterior dining area at the front of the building, setback from El Camino Real, and include new exterior dining area located along the northwest side of the building, enclosed by a new metal railing. Figure 1 below provides a rendering of the project and Figure 2 provides the proposed site plan: Figure 1 – Northeast and Northwest Façades 2 Packet Pg. 11 City of Palo Alto Planning & Community Environment Department Page 5 The project includes new signage on the building and on the site. Four “welcome” signs would be located on the building, with two at the front entry facing El Camino Real and two located on the southeastern elevation. These signs are approximately 2.5 sf each, for a total of 10 sf. Two yellow ‘M’ signs would also be located on the front façade of the building and comprise 28 sf. The project would retain the existing monument sign fronting on El Camino Real. Other signage replaced on the building consists of a menu board and a pick up and pay here canopy signs on the drive-through. Figure 2 – Site Plan Requested Entitlements, Findings and Purview: The following discretionary applications are being requested:  Architectural Review – Major (AR): The process for evaluating this type of application is set forth in PAMC 18.77.070. AR applications are reviewed by the ARB and recommendations are forwarded to the Planning & Community Development Director for action within five business days of the Board’s recommendation. Action by the Director is appealable to the City Council if filed within 14 days of the decision. AR projects are evaluated against specific findings. All findings must be made in the affirmative to approve the project. Failure to make any one finding requires project 2 Packet Pg. 12 City of Palo Alto Planning & Community Environment Department Page 6 redesign or denial. The findings to approve an AR application are provided in Attachment B. Analysis1 Neighborhood Setting and Character The project is located in the Ventura neighborhood and is encompassed by predominantly auto oriented uses and structures. Adjacent commercial buildings are predominantly single story in nature and are comprised of a variety of materials and architectural styles. Dominant materials include stucco, tile, wood, metal, and glazed windows. Parking lots for these commercial and office structures tend to line the frontages of El Camino Real. As a result of these parking lots, setbacks for structures along El Camino Real vary with some buildings located along the street edge and others setback more than 200 feet from the street. The project would retain the existing development pattern in the area because it consists of an exterior remodel. As a result, the auto oriented design and position of the parking lots would reflect the development pattern found on adjacent properties. The project retains a similar height and form, which mirrors the rectangular and linear forms of the adjacent buildings. Similarly, the tile and stucco used in the structure reflects the tile and stucco found on other building along El Camino Real. Altering the roofline, by removing the angles and edges and instead incorporating a design that is comprised of linear edges contributes to a more contemporary theme that reflects other buildings surrounding the project. These design features enhance the buildings compatibility with the surrounding neighborhood setting and character Zoning Compliance2 A detailed review of the proposed project’s consistency with applicable zoning standards has been performed. A summary table is provided in Attachment D. The proposed project complies with all applicable codes, or is seeking through the requested permits permission to deviate from certain code standards, in a manner that is consistent with the Zoning Ordinance. Consistency with the Comprehensive Plan, Area Plans and Guidelines3 The Comprehensive Plan includes Goals, Policies, and Programs that guide the physical form of the City. The Comprehensive Plan provides the basis for the City’s development regulations and 1 The information provided in this section is based on analysis prepared by the report author prior to the public hearing. The Architectural Review Board in its review of the administrative record and based on public testimony may reach a different conclusion from that presented in this report and may choose to make alternative findings. A change to the findings may result in a final action that is different from the staff recommended action in this report. 2 The Palo Alto Zoning Code is available online: http://www.amlegal.com/codes/client/palo-alto_ca 3 The Palo Alto Comprehensive Plan is available online: http://www.cityofpaloalto.org/gov/topics/projects/landuse/compplan.asp 2 Packet Pg. 13 City of Palo Alto Planning & Community Environment Department Page 7 is used by City staff to regulate building and development and make recommendations on projects. Further, ARB Finding #1 requires that the design be consistent and compatible with applicable elements of the Palo Alto Comprehensive Plan. The Comprehensive Plan land use designation for the project site is Service Commercial (CS). The Comprehensive Plan notes that facilities on CS designated sites are intended to provide citywide and regional services and rely on customers arriving by car. These areas do not benefit from being in high volume pedestrian areas, and typical uses include motels, appliance stores and restaurants including fast service types. The maximum FAR for these site is 0.4, with no minimum FAR. On balance, the project is consistent with the policies in the Comprehensive Plan and therefore fulfills the goals of the Plan as well. A detailed review of the project’s consistency with the Comprehensive Plan is provided in Attachment B. Multi-Modal Access & Parking The project provides a black wave/ribbon style bicycle rack near the front of the building, facing El Camino Real. The Pedestrian and Bicycle Master Plan notes that a Class II bike lane is proposed along El Camino Real, fronting the project site. However, the project is not required to install the bike lane because of the size/scale of the project. South El Camino Real Design Guidelines The project is located in the Cal-Ventura area of the south El Camino Real Design Guidelines, which is subject to unique standards in the guidelines. The Cal Ventura area notes that development is likely to remain auto-oriented and that renovations should focus on enhancing the appearance with architectural and landscaping improvements. Buildings that are more auto-oriented should include landscape, site design and signage that improve the pedestrian connection to the street, define the public realm and improvement environmental quality for all users. Further, the Guidelines note that existing buildings undergoing renovations should follow the spirit of the Design Guidelines. The proposed changes to the project are consistent with the spirit of the Design Guidelines. On balance, the project is consistent with the South El Camino Real Design Guidelines given its location in the Cal-Ventura area. The project enhances the architecture and landscaping by remodeling a dated building with a new design and by providing additional trees lining El Camino Real. Further, the project is consistent with Design Guidelines 4.5 related to flat roofs, parapets that articulate the flat roofs and hide roof mounted equipment, as well as Guideline 4.5.4 which encourage roof lines and shapes consistent with the design of the structure. The new design of the structure is more modern, with horizontal lines and the roof reflects this design. Additional merits of consistency with the South El Camino Real Design Guidelines are provided in Attachment B. Section 6.4 of the South El Camino Real Design Guidelines provides guidance for buildings undergoing renovations. The project provides for articulation in the façade, complimentary 2 Packet Pg. 14 City of Palo Alto Planning & Community Environment Department Page 8 roofline, doors and windows facing El Camino Real, and decorative features in the form of the metal banding around the building. The project is in a building that is suitable for renovations and does not include parking lot alterations, and is therefore not subject to Guidelines 6.4.1 and 6.4.6. As a result of the projects consistency with Guidelines 6.4.2 through 6.4.5, it can be found in conformance with the South El Camino Real Design Guidelines. Architectural Review Findings, Standards and Criteria The project is subject to Architectural Review findings and Context-Based Design Criteria found in Attachment B and Performance Standards contained in Attachment E. This information is provided to help inform the ARB’s evaluation of the project relative to compatibility with the immediate environment of the site. Environmental Review The subject project has been assessed in accordance with the authority and criteria contained in the California Environmental Quality Act (CEQA), the State CEQA Guidelines, and the environmental regulations of the City. The project is exempt from CEQA pursuant to Section 15301(a) (Existing Facilities). The project consists of a proposal to remodel an existing restaurant building on a previously disturbed site in an urbanized area. Therefore, the project is consistent with the subject exemption. Public Notification, Outreach & Comments The Palo Alto Municipal Code requires notice of this public hearing be published in a local paper and mailed to owners and occupants of property within 600 feet of the subject property at least ten days in advance. Notice of a public hearing for this project was published in the Palo Alto Weekly October 19, 2018], which is 13 days in advance of the meeting. Postcard mailing October 22, 2018, which is 10 days in advance of the meeting. Public Comments As of the writing of this report, no project-related, public comments were received. Alternative Actions In addition to the recommended action, the Architectural Review Board may: 1. Approve the project with modified findings or conditions; 2. Continue the project to a date (un)certain; or 3. Recommend project denial based on revised findings. Report Author & Contact Information ARB4 Liaison & Contact Information Adam Petersen, Contract Planner Jodie Gerhardt, AICP, Planning Manager (408)340-5642 x 106 (650) 329-2575 apetersen@m-group.us jodie.gerhardt@cityofpaloalto.org 4 Emails may be sent directly to the ARB using the following address: arb@cityofpaloalto.org 2 Packet Pg. 15 City of Palo Alto Planning & Community Environment Department Page 9 Attachments:  Attachment A: Location Map (PDF)  Attachment B: Draft ARB Findings (DOCX)  Attachment C: Conditions of Approval (DOCX)  Attachment D: Zoning Comparison Table (DOCX)  Attachment E: Performance Criteria (DOCX)  Attachment F: Applicant Project Description (PDF)  Attachment G: Project Plans (DOCX) 2 Packet Pg. 16 2.a Packet Pg. 17 ATTACHMENT B ARB FINDINGS FOR APPROVAL 3128 El Camino Real 17PLN-00462 The design and architecture of the proposed improvements, as conditioned, complies with the Findings for Architectural Review as required in Chapter 18.76 of the PAMC. Finding #1: The design is consistent with applicable provisions of the Palo Alto Comprehensive Plan, Zoning Code, coordinated area plans (including compatibility requirements), and any relevant design guides. The project is consistent with Finding #1 because:  The project promotes the enhancement of the architectural and landscaping quality in the El Camino Real corridor.  The design of the commercial use is consistent and compatible with applicable elements of the City’s Comprehensive Plan in that the site is designated Service Commercial and the Comprehensive Plan Table indicates compliance with the applicable policies. The proposed project is generally consistent with the following Comprehensive Plan, including the following goals and policies: Comp Plan Goals and Policies How project adheres or does not adhere to Comp Plan The Comprehensive Plan land use designation for the site is Service Commercial (CS). The project consists of architectural and site planning alterations to a commercial business on a parcel designed as Service Commercial (CS) which the Comp Plan states may be appropriate. Land Use and Community Design Goal L-1 A compact and resilient city providing residents and visitors with attractive neighborhoods, work places, shopping districts, public facilities and open spaces. The project retains the City’s compact nature because it occurs on a site that is infill and provides an attractive development consistent with the City’s design criteria. 2.b Packet Pg. 18 POLICY L-1.2: Limit future urban development to currently developed lands within the urban service area. The boundary of the urban service area is otherwise known as the urban growth boundary. Retain undeveloped land west of Foothill Expressway and Junipero Serra as open space, with allowances made for very low-intensity development consistent with the open space character of the area. Retain undeveloped land northeast of Highway 101 as open space. The project is an urban infill development proposal in the urban service area of the city. Because it proposes to remodel a structure on a commercially designated parcel while retaining the same square footage and building footprint, it preserves open space and other undeveloped areas. The project is compatible with the surrounding uses and the overall scale and character because it consists of a building that is one story in height, which is similar in height to the commercial structures located to the northeast and southeast of the project along El Camino Real. The project is consistent with the land use definition and Map L-6 because it provides a commercial use on a commercially designated property. POLICY L-1.3: Infill development in the urban service area should be compatible with its surroundings and the overall scale and character of the city to ensure a compact, efficient development pattern. POLICY L-1.5: Regulate land uses in Palo Alto according to the land use definitions in this Element and Map L-6. Goal L-2 An enhanced sense of “community” with development designed to foster public life, meet citywide needs and embrace the principles of sustainability. The proposed project is consistent with the policies that implement Goal L-2 thereby fostering public life, meeting city needs and embracing the principles of sustainability. As noted in Finding #6, the project implements numerous sustainable development techniques. POLICY L-2.9: Facilitate reuse of existing buildings. The project would reuse the existing McDonald’s building. Goal L-4: Inviting pedestrian scale centers that offer a variety of retail and commercial services and provide focal points and community gathering places for the city’s residential neighborhoods and employment districts. The project creates an inviting pedestrian scale through the use of a pedestrian path leading from the El Camino Real sidewalk to the business. Further, the project enhances the pedestrian scale by widening the sidewalk along El Camino Real to 12-feet. The project retains the local serving retail corridor along El Camino Real by maintaining a commercial use on the property. POLICY L-4.15: Recognize El Camino Real as both a local serving and regional serving corridor, defined by a mix of commercial uses and housing. 2.b Packet Pg. 19 Goal L-6: Well-designed buildings that create coherent development patterns and enhance city streets. The project as proposed is consistent with the South El Camino Real Design Guidelines. The project enhances the aesthetic appearance of buildings along El Camino by remodeling a dated commercial exterior. The project is consistent with the City’s Zoning Ordinance because it maintains building setbacks, height, parking standards, and signage requirements. Further, the project is subject to the City’s design review process, which ensures a high quality appearance. POLICY L-6.2: Use the Zoning Ordinance, design review process, design guidelines and Coordinated Area Plans to ensure high quality residential and commercial design and architectural compatibility. Natural Environment Element Goal N-2: A thriving urban forest that provides public health, ecological, economic, and aesthetic benefits for Palo Alto. The project is consistent with Goal N-2 because it preserves trees onsite, while planting new tree along El Camino Real consisting of two new street trees and two trees onsite, thereby contributing to the urban forest that promotes public health, ecological, economic and aesthetic benefits. POLICY N-2.7: 7 Strive toward the aspirational, long-term goal of achieving a 50 percent tree canopy cover across the city The project retains the trees onsite and proposes two new street trees along the El Camino Real frontage and two trees onsite The project has also been reviewed for conformance with the development standards in the zoning code and found to be in compliance with the intent and regulations contained therein. A comprehensive review of the project to applicable development standards is included in the administrative record. The project is subject to the South El Camino Real Design Guidelines. Specifically, the project is located in the Cal-Ventura area, which calls for renovations of existing buildings to focus on enhancing the appearance of the area with architectural and landscaping improvements. Buildings that are more auto-oriented should include landscape site design and signage that improve the pedestrian connection to the street, better define the public realm and improve the environmental quality of all users. The project is consistent with Cal-Ventura area vision because it enhances a dated stucco façade building with tile, metal banding, and a new modern roofline. The project is further consistent with the following applicable South El Camino Real Design Guidelines:  3.1.1 Effective Sidewalk Width. The project provides a 12-foot effect sidewalk width along El Camino Real.  3.1.6 Entries: The project provides two main entries from El Camino Real. 2.b Packet Pg. 20  3.1.7 Increase setback: The existing building has an increased setback which is used for outdoor seating.  3.3.1 Usable Amenities: The lawn and outdoor dining areas provide landscaping and hardscape features that function as open space amenities for the site that patrons are able to use.  3.3.4 Screening and 4.5.7: All mechanical equipment is screened from view from public right-of-ways.  3.4.2 Integrate into Project Design: The project includes lighting in the metal canopy surrounding the building.  4.2.1 Relation of Entries to the Street: The project has two entries that are directly accessible from El Camino Real via paved walkways.  4.4.5 Screening of Service, Trash and Utility Area: The project retains the trash and service areas, and screens these by locating the trash facility behind the building.  4.5.1 Flat Roofs and Parapets Encouraged: The project brings the building into compliance with this guideline. The project includes a flat roof and flat parapet.  4.5.2 Parapet Design: The project provides a parapet design that is articulated along the facades providing good visual bounce to the roofline of the building.  4.5.4 Roof lines Consistent with Building: The proposed roofline consists of linear features and dimension, which is reflective and consistent with the strong lines found in the linear nature of the windows, doors, tile, and metal eyebrow on the building.  4.8.1 Materials Integrity and Durability: The combination of stucco, tile, brick and metal consist of long lasting materials and convey quality.  4.8.2 Mix of Materials: The project uses a mixture of materials consisting of stucco, tile, brick and metal.  4.8.3 Materials Reflect Articulations of Building Elements: Entries to the building are framed in tile, while corner elements have brick wrapping them Finding #2: The project has a unified and coherent design, that: a. creates an internal sense of order and desirable environment for occupants, visitors, and the general community, b. preserves, respects and integrates existing natural features that contribute positively to the site and the historic character including historic resources of the area when relevant, c. is consistent with the context-based design criteria of the applicable zone district, d. provides harmonious transitions in scale, mass and character to adjacent land uses and land use designations, e. enhances living conditions on the site (if it includes residential uses) and in adjacent residential areas. The project is consistent with Finding #2 because: Identifiable elements, such as entrances, are positioned to be easily identified from El Camino Real. The project has two entrances facing El Camino Real, consisting of new glazing. The 2.b Packet Pg. 21 entrances lead to comfortable dining areas in the interior of the project. The attempt to provide simple yet nuanced order and environment allows for privacy and an open environment at the same time. The project preserves the existing trees on- and off-site along El Camino Real while retaining the open landscaped area. These natural features constitute identifiable features of this site. The trees have been preserved and integrated with the design and new trees have been added to enhance the urban canopy. Careful attention has been paid to appropriate scale, massing and material usage to meet the aspects of the zoning code and comments provided by various city departments and the architectural review board. The project is consistent with the massing requirements because it complies with the PAMC and the South El Camino Real Design Guidelines. Proper buffering from El Camino Real and placement of open space is intended to enhance the commercial dining experience. In addition, the El Camino Real façade is provided with deep recesses and other shielding to eliminate any undesirable effects of the street. These features enhance the conditions for visitors patronizing the site. Pursuant to PAMC 18.16.090(b), the following context-based design considerations and findings are applicable to this project. These context-based design criteria are intended to provide additional standards to be used in the design and evaluation of development in a commercial district. The purpose is to encourage development in a commercial district to be responsible to its context and compatibility with adjacent development as well as to promote the establishment of pedestrian oriented design. 1. Pedestrian and Bicycle Environment The design of new projects shall promote pedestrian walkability, a bicycle friendly environment, and connectivity through design elements The project promotes pedestrian walkability by providing the area necessary for a 12-foot wide walk along El Camino Real. This 12-foot wide sidewalk enhances the pedestrian environment and promotes walkability because there is adequate space and setbacks for pedestrians from El Camino Real. 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 project provides a strong relationship with the sidewalk by locating two entrances to the building setback from the 12-foot sidewalk along El Camino Real. Pedestrian activity is encouraged by providing sidewalks from El Camino Real to the building entrances and locating the primary access points at the front entrance to the building facing El Camino Real. 3. Massing and Setbacks Buildings shall be designed to minimize massing and conform to proper setbacks As demonstrated in Attachment D, the project conforms to the height, setback, and floor area requirements. Accordingly, its massing is minimized and conforms to the proper 2.b Packet Pg. 22 setbacks. 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 project does not directly abut a lower scale residential development. A parking lot and trees buffer the site from adjacent office and commercial uses. Therefore this context-based criteria is not applicable. 5. Project Open Space Private and public open space shall be provided so that it is usable for the residents and visitors of the site The open space is provided in the form of an existing large grass area at the front of the building. Public open space is also facilitated in the form of the wider sidewalk along El Camino Real. The project has forgone developable area by providing sidewalk width. 6. Parking Design Parking shall be accommodated but shall not be allowed to overwhelm the character of the project or detract from the pedestrian environment The project does not propose changes to the configuration of the parking lot, access or circulation around the site. Therefore this criteria is not applicable. 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 The project is not a large multi-acre site. Therefore this criteria is not applicable. 8. Sustainability and Green Building Design Project design and materials to achieve sustainability and green building design should be incorporated into the project The project is design and materials achieve sustainability and green building design. The project’s consistency with this criteria is noted in Finding #6. In accordance with the City’s Green Building Regulations, the building will satisfy the requirements for CALGreen Mandatory + Tier 2. Finding #3: The design is of high aesthetic quality, using high quality, integrated materials and appropriate construction techniques, and incorporating textures, colors, and other details that are compatible with and enhance the surrounding area. The project is consistent with Finding #3 because: 2.b Packet Pg. 23 The design is compatible with the immediate environment of the site in that the building is located in a service commercial zone district where other buildings of similar size and scale are common. The design is a reflection of its commercial use. Entries and detailed materials reinforce a pedestrian scale for both the commercial business entrance. The forms are modern reflecting the character of the buildings to the west and northwest along El Camino Real. The project employs high quality materials embodied in the use of tile, stucco, metal and brick. These features employ appropriate textures, colors, and details. The stucco is a Chelsea grey finish and tile is black with a charcoal grout color, which are not garish, and appropriate use of details in metal entrance awnings and railings enclosing the outside dining areas. The design is compatible with the sidewalks, roadway, utilities and other existing improvements. Further, the project as conditioned, is consistent with the South El Camino Real design guidelines, which ensures a high aesthetic quality. Finding #4: The design is functional, allowing for ease and safety of pedestrian and bicycle traffic and providing for elements that support the building’s necessary operations (e.g. convenient vehicle access to property and utilities, appropriate arrangement and amount of open space and integrated signage, if applicable, etc.). The project is consistent with Finding #4 because: All departments have vetted this design for safety and proper access to functional and utilitarian elements. There are no comments related to the layout of the project concerning the safety of pedestrian and bicycle traffic from the Office of Transportation or the Fire Department. The project provides bicycle parking spaces at a proposed rack which promotes the safe storage of bicycles. The parking design preserves the pedestrian environment because access to the parking is provided through existing curb cuts on the property and the project provides clear vision triangles for motorists exiting the parking area. Finding #5: The landscape design complements and enhances the building design and its surroundings, is appropriate to the site’s functions, and utilizes to the extent practical, regional indigenous drought resistant plant material capable of providing desirable habitat that can be appropriately maintained. The project is consistent with Finding #5 because: The size and location of the existing Japanese Maple is a dominant element in the landscape as are the magnolia and London Plane trees along El Camion Real. The landscape design uses retains the existing planting and proposes four new trees to create an urban oasis and promote increased wildlife habitat. The square and rectangular outdoor dining areas are designed to create a comfortable space within landscaping the urban environment. 2.b Packet Pg. 24 Finding #6: The project incorporates design principles that achieve sustainability in areas related to energy efficiency, water conservation, building materials, landscaping, and site planning. The project is consistent with Finding #6 because: The project retains several trees onsite, which contributes to shade and improves air quality through photosynthesis. The project consists of a remodel to an infill parcel and widens the El Camino Real sidewalk to 12-feet in width, which encourages walkability and thereby reduces automobile dependency and use of fossil fuels. The irrigation system incorporates a weather based controller with bubblers, and three-inches of mulch discourages weeds and evapotranspiration. The planting has been spaced to minimize any pruning and over growth in to paved spaces. These design features enhance water efficiency. Lastly, all plumbing equipment will meet California requirements for efficiency which are close to consistency with the majority of the LEED requirements. In accordance with the City’s Green Building Regulations, the building will satisfy the requirements for CALGreen Mandatory + Tier 2. 2.b Packet Pg. 25 ATTACHMENT C CONDITIONS OF APPROVAL 3128 El Camino Real 17PLN-00462 ________________________________________________________________________ PLANNING DIVISION 1. CONFORMANCE WITH PLANS. Construction and development shall conform to the approved plans entitled, "McDonald’s, 2017 Major Remodel Project, 3128 El Camino real, Palo Alto, California,” stamped as received by the City on October 5, 2018 on file with the Planning Department, 250 Hamilton Avenue, Palo Alto, California except as modified by these conditions of approval. 2. BUILDING PERMIT. Apply for a building permit and meet any and all conditions of the Planning, Fire, Public Works, and Building Departments. 3. BUILDING PERMIT PLAN SET. The Architectural Review (AR) approval letter including all Department conditions of approval for the project shall be printed on the plans submitted for building permit. a. Prior to issuance of building permit, the project shall demonstrate that all signage and other site improvements are located behind the 12-foot wide sidewalk along El Camino Real. 4. PROJECT MODIFICATIONS: All modifications to the approved project shall be submitted for review and approval prior to construction. If during the Building Permit review and construction phase, the project is modified by the applicant, it is the responsibility of the applicant to contact the Planning Division/project planner directly to obtain approval of the project modification. It is the applicant’s responsibility to highlight any proposed changes to the project and to bring it to the project planner’s attention. 5. BICYCLE PARKING. The project shall provide six long-term Class 1 bicycling parking spaces as described in PAMC Section 18.54.060 prior to issuance of building permits. 6. PROJECT EXPIRATION. The project approval shall automatically expire after one year from the original date of approval, if within such two year period, the proposed use of the site or the construction of buildings has not commenced pursuant to and in accordance with the provisions of the permit or approval. Application for a one year extension of this entitlement may be made prior to the expiration. (PAMC 18.77.090(a)) 7. INDEMNITY: To the extent permitted by law, the Applicant shall indemnify and hold harmless the City, its City Council, its officers, employees and agents (the “indemnified parties”) from and against any claim, action, or proceeding brought by a third party against the indemnified parties and the applicant to attack, set aside or void, any permit or approval authorized hereby for the Project, including (without limitation) reimbursing the City for its actual attorneys’ fees and costs 2.c Packet Pg. 26 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. 8. FINAL INSPECTION: 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, Adam Petersen apetersen@m-group.us to schedule this inspection. TRANSPORTATION DIVISION 11. BICYCLE PARKING: The proposed short-term bicycle parking facility is not a suitable fixture for meeting the performance standards described in Chapter 18.54 of the Palo Alto Municipal Code. Please substitute the “wave” rack with an inverted-u or similar style that provides two points of contact between the rack and a typical bicycle frame. Provide racks in the amount required by the existing conditional use permit. The location of the proposed bicycle parking meets all code requirements. Please keep the parking in this location and substitute the fixture with one which meets the requirements described above. 12. PAVEMENT MARKINGS: The outbound drive aisle shows right and left turn arrow pavement markings. Please substitute the left arrow with a right arrow as right turns are prohibited from the driveway due to the median. 13. BICYCLES & DRIVE-THRU SERVICE: According to the Conditional Use Permit associated with this property, bicyclists are to be permitted to receive service from the drive-thru lanes and signage shall be provided on signage advertising drive-through service. On plans, show the location of this signage and include a detail drawing of the sign panel(s) which shall clearly indicate bicyclists are permitted to use the drive-through lane. 14. DRIVEWAY APPROACH: If reconstruction of the driveway approach within the public right of way is required or proposed, it shall be rebuilt per City of Palo Alto Public Works Engineering Standard drawing #120. Street-grade driveways are not permitted. The ramped portion of the driveway shall not exceed 5-feet in lateral width. PUBLIC WORKS ENGINEERING PRIOR TO ISSUANCE OF EXCAVATION AND GRADING PERMIT: 15. SIDEWALK, CURB & GUTTER: As part of this project, the applicant must replace those portions of the existing sidewalks, curbs, gutters or driveway approaches in the public right-of-way along the frontage(s) of the property that are broken, badly cracked, displaced, or non-standard, and must remove any unpermitted pavement in the planter strip. Contact Public Works’ inspector at 650- 496-6929 to arrange a site visit so the inspector can determine the extent of replacement work. The site plan submitted with the building permit plan set must show the extent of the replacement 2.c Packet Pg. 27 work or include a note that Public Works’ inspector has determined no work is required. The plan must note that any work in the right-of-way must be done per Public Works’ standards by a licensed contractor who must first obtain a Street Work Permit from Public Works at the Development Center. 16. STREET TREES: The applicant may be required to replace existing and/or add new street trees in the public right-of-way along the property’s frontage(s). Call the Public Works’ arborist at 650-496- 5953 to arrange a site visit so he can determine what street tree work, if any, will be required for this project. The site plan submitted with the building permit plan set must show the street tree work that the arborist has determined, including the tree species, size, location, staking and irrigation requirements, or include a note that Public Works’ arborist has determined no street tree work is required. The plan must note that in order to do street tree work, the applicant must first obtain a Permit for Street Tree Work in the Public Right-of-Way from Public Works’ arborist (650- 496-5953). 17. GRADING PERMIT: The site plan must include an earthworks table showing cut and fill volumes. 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. 18. 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. The sheet is available here: http://www.cityofpaloalto.org/civicax/filebank/documents/2732 19. SWPPP: The proposed development may disturb more than one acre of land. Accordingly, the applicant may be required to comply with the State of California’s General Permit for Storm Water Discharges Associated with Construction Activity. This entails filing a Notice of Intent to Comply (NOI), paying a filing fee, and preparing and implementing a site specific storm water pollution prevention plan (SWPPP) that addresses both construction-stage and post-construction BMP’s for storm water quality protection. The applicant may be required to submit two copies of the NOI and the draft SWPPP to the Public Works Department for review and approval prior to issuance of the building permit. 20. 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. 21. 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 2.c Packet Pg. 28 standard 4” thick) section. Additionally, curb cuts and driveway approaches for abandoned driveways must be replaced with new curb, gutter and planter strip. 22. 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. 23. LOGISTICS PLAN: The contractor must submit a logistics plan to the Public Works Department prior to commencing work that addresses all impacts to the City’s right-of-way, including, but not limited to: pedestrian control, traffic control, truck routes, material deliveries, contractor’s parking, concrete pours, crane lifts, work hours, noise control, dust control, storm water pollution prevention, contractor’s contact, noticing of affected businesses, and schedule of work. 24. CALTRANS: Caltrans review and approval of this project may be 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 ingress/egress driveways off El Camino Real as well as the installation of Traffic Control devices as part of this project. 25. This project triggers the California Regional Water Quality Control Board’s revised provision C.3 for storm water regulations (incorporated into the Palo Alto Municipal Code, Section 16.11) that apply to land development projects that create or replace between 2,500 and 10,000 square feet of impervious surface area. The applicant must implement one or more of the following site design measures on the grading and drainage plan:  Direct roof runoff into cisterns or rain barrels for reuse.  Direct roof runoff onto vegetated areas.  Direct runoff from sidewalks, walkways, and/or patios onto vegetated areas.  Direct runoff from driveways and/or uncovered parking lots onto vegetated areas.  Construct sidewalks, walkways, and/or patios with permeable surfaces.  Construct driveways, and/or uncovered parking lots with permeable surfaces PUBLIC WORKS URBAN FORESTRY SECTION PRIOR TO DEMOLITION, BUILDING OR GRADING PERMIT ISSUANCE 26. SITE PLAN REQUIREMENTS. The Site Plans will show Type I or Type II fencing around the Street Trees a bold dashed line enclosing the Tree Protection Zone as shown on Standard Dwg. #605, Sheet T-1, and the City Tree Technical Manual, Section 6.35-Site Plans; and/or Project Arborist direction for each tree. Plans with Public Trees shall show (a) full extension of Type II street tree fencing to enclose the entire planter strip or, (b) Type I protection to the outer branch dripline for rolled curb & sidewalk or no-sidewalk situations. Add a note: “Pruning Restrictions. No 2.c Packet Pg. 29 pruning or clearance cutting of branches is permitted. Contractor shall obtain a Public Tree Permit from Urban Forestry (650-496-5953) for any work on Public Trees” 27. SHEET T-1, BUILDING PERMIT. The building permit plan set will include the City’s full-sized, Sheet T-1 (Tree Protection-it's Part of the Plan!), available on the Development Center website at http://www.cityofpaloalto.org/civicax/filebank/documents/31783. The Applicant shall complete and sign the Tree Disclosure Statement and recognize all relevant Tree Activity Inspections that apply to this project. 28. TREE PROTECTION COMPLIANCE. The owner and contractor shall implement all protection and inspection schedule measures as a condition of the building permit, Sheet T-1, and is subject to code compliance action pursuant to PAMC 8.10.080. The required protective fencing shall remain in place until final landscaping and inspection of the project. The fencing shall contain required warning sign and remain in place until final inspection of the project. Tree fencing shall be adjusted after demolition if necessary to increase the tree protection zone as required by the project arborist. 29. TREE DAMAGE. Tree Damage, Injury Mitigation and Inspections apply to Contractor. Reporting, injury mitigation measures and arborist inspection schedule (1-5) apply pursuant to TTM, Section 2.20-2.30. Contractor shall be responsible for the repair or replacement of any publicly owned or protected trees that are damaged during the course of construction, pursuant to Title 8 of the Palo Alto Municipal Code, and city Tree Technical Manual, Section 2.25. 30. GENERAL. The following general tree preservation measures apply to all trees to be retained: No storage of material, topsoil, vehicles or equipment shall be permitted within the tree enclosure area. The ground under and around the tree canopy area shall not be altered. Trees to be retained shall be irrigated, aerated and maintained as necessary to ensure survival. BUILDING DIVISION 31. Comments and corrections from the “Pre-Comments Accessibility Inspection” report performed by Robert Dunbar, the CPA Accessibility Specialist Inspector will be addressed in the Building Permit submittal. 32. The review and approval of this project does not include any other items of construction other than those written in the ARB project review application included with the project plans and documents under this review. If the plans include items or elements of construction that are not included in the written description, it or they may not have been known to have been a part of the intended review and have not, unless otherwise specifically called out in the approval, been reviewed. 2.c Packet Pg. 30 Page 1 of 2 ATTACHMENT D ZONING COMPARISON TABLE 3128 El Camino Real 17PLN-00462 Table 1: COMPARISON WITH CHAPTER 18.18 (CS DISTRICT) Exclusively Non-residential Development Standards Regulation Required Existing Proposed Minimum Building Setback Front Yard 0 – 10 ft. to create an 8 ft. – 12 ft. effective sidewalk width 62 ft. 9 in. No change Rear Yard None Required 110 ft. No change Interior Side Yard None Required 61 ft. 4.25 in. No change Interior Side Yard None Required 80 ft. 2 in. No change Street Side Yard No requirement Not Applicable Not Applicable Maximum Site Coverage (building footprint) None Required 9 percent No change Maximum Height (w/in 150 ft. of an abutting residential zone) 50 ft. 17 ft. 10 in. 19 ft. 4 in. Maximum Floor Area Ratio (FAR) 0.4:1 FAR 0.09:1 FAR 6,253 sf No change 18.18.100 Performance Standards. In addition to the standards for development prescribed above, all development shall comply with the performance criteria outlined in Chapter 18.23 of the Zoning Ordinance. All mixed use development shall also comply with the provisions of Chapter 18.23 of the Zoning Ordinance. 18.18.110 Context-Based Design Criteria. As further described in a separate attachment, development in a commercial district shall be responsible to its context and compatible with adjacent development, and shall promote the establishment of pedestrian oriented design. 2.d Packet Pg. 31 Page 2 of 2 Table 2: CONFORMANCE WITH CHAPTER 18.52 (Off-Street Parking and Loading) For 5,988 sf eating and drinking establishment with drive-in Type Required Existing Proposed Vehicle Parking* 3 per 100 sf of gross floor area = 180 spaces 74 parking spaces 74 parking spaces (legal non-conforming) Bicycle Parking 3 per 400 sf = 45 Long Term: 40% = 18 Short Term: 60% = 27 13 short term spaces Long Term: Project conditioned to provide 6 long term bicycle parking spaces Short Term: 13 (legal non-conforming) Loading Space Zero Spaces for buildings 0 - 9,999 sf none none *Parking: The Palo Alto Municipal Code (PAMC) required three parking spaces per 100 gross square feet of gross floor area for an eating and drinking establishment with a drive-in. For a 5,988 sf restaurant, this would generate a need for 180 spaces. The site currently provides 74 parking spaces and accordingly is a non-conforming facility. A non-conforming facility is allowed to be altered provided such alterations do not increase the degree of noncompliance. Therefore, the amount of parking provided onsite is consistent with the PAMC. Signage: The project wall signage is consistent with the standards prescribed in PAMC section 16.20.130. The main façade of the building measures approximately 48 ft. by 19 ft., for a total area of 912 square feet (sf). Pursuant to Table 3 in the PAMC, the project is permitted a wall sign area of 58.8 sf. The “welcome” signs and “M” signs total 38 sf. The window panel signs for “pay here” and “pick-up here” total an area of five (5) sf, and the address sign is 3.6 sf. The total wall sign area is 46.6 sf which is less than the maximum permitted for one face of the building. The wall signs do not exceed a thickness of or projection of 10-inches, and the wall signs do not extend above the top level of the wall that the sign is mounted to. The project would retain the existing monument sign fronting the site, and proposes two menu board signs behind the building for drive through patrons. The monument sign measures approximately 43 sf and each menu board is 34 sf for a total area of approximately 68 sf. The PAMC permits the monument sign, and it is within the prescribed maximum area, and the two menu boards would replace two existing menu boards already on the site. 2.d Packet Pg. 32 ATTACHMENT E Performance Criteria 18.23 3128 El Camino Real 17PLN-00462 These performance criteria are intended to provide additional standards to be used in the design and evaluation of developments in the multi-family, commercial, and industrial zones. The purpose is to balance the needs of the uses within these zones with the need to minimize impacts to surrounding neighborhoods and businesses. The criteria are intended to make new developments and major architectural review projects compatible with nearby residential and business areas, and to enhance the desirability of the proposed developments for the site residents and users, and for abutting neighbors and businesses. 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. The project retains the original trash location, at the rear of the building. The project does not include modifications to the trash enclosure, and trash storage is fully enclosed by walls and a roof. The trash area is located more than 2,000 ft. from the closest residence. Therefore, the location of the trash enclosure is as far as reasonably possible from residences. To minimize the visual impacts of lighting on abutting or nearby residential sites and from adjacent roadways. The project photometric plan demonstrates that light will not spill off the site onto neighboring properties. The purpose is to restrict retail or service commercial businesses abutting (either directly or across the street) or within 50 feet of residentially zoned properties or properties with existing residential uses located within nonresidential zones, with operations or activities between the hours of 10:00 p.m. and 6:00 a.m. Operations subject to this code may include, but are not limited to, deliveries, parking lot and sidewalk cleaning, and/or clean up or set up operations, but does not include garbage pick-up. The project is not located within 50 feet of residentially zone properties or properties with residential uses. Future late night uses or activities would be subject to requirements when proposed. Privacy of abutting residential properties or properties with existing residential uses located within nonresidential zones (residential properties) should be protected by screening from public view all mechanical equipment and service areas. Landscaping should be used to integrate a project design into the surrounding neighborhood, and to provide privacy screening between properties where appropriate. The project has concealed all mechanical equipment behind the roof top parapet. The project retains landscaping along the perimeter of the site serving as a buffer between the parking lot and adjacent sites. There are no abutting residentially zoned properties or residential uses. 18.23.020 Trash Disposal and Recycling Project Consistency 18.23.030 Lighting 18.23.040 Late Night Uses and Activities 18.23.050 Visual, Screening and Landscaping 2.e Packet Pg. 33 The requirements and guidelines regarding noise and vibration impacts are intended to protect residentially zoned properties or properties with existing residential uses located within nonresidential zones (residential properties) from excessive and unnecessary noises and/or vibrations from any sources in abutting industrial or commercially zoned properties. Design of new projects should reduce noise from parking, loading, and refuse storage areas and from heating, ventilation, air conditioning apparatus, and other machinery on nearby residential properties. New equipment, whether mounted on the exterior of the building or located interior to a building, which requires only a building permit, shall also be subject to these requirements. The project proposes roof mounted HVAC equipment concealed by the building parapet. This is the same equipment that is currently on the building. Therefore, noise would not increase, and the project would not affect residentially zoned properties or properties with existing residential uses located in nonresidential zones because residential zones and uses are not abutting the project. The visual impact of parking shall be minimized on adjacent residentially zoned properties or properties with existing residential uses located within nonresidential zones. The project would not affect the existing parking configuration. The project would improve screening through planting trees along El Camino Real that would screen the parking area. Further, the project would not visually impact adjacent residentially zoned properties or properties with existing residential uses because it is not located adjacent to residentially zoned properties or properties with existing residential uses located in nonresidential zones. The guidelines regarding site access impacts are intended to minimize conflicts between residential vehicular, pedestrian, and bicycle uses and more intensive traffic associated with commercial and industrial districts, and to facilitate pedestrian and bicycle connections through and adjacent to the project site. The project proposes bicycle parking on-site for future uses and will maintain vehicular and pedestrian access through driveway aprons in existing curb cuts. The project includes widening of the sidewalk along El Camino Real to enhance the pedestrian environment. Further, improvements to the site will be required to conform to ADA requirements. Therefore, the project will enhance the vehicular, pedestrian and bicycle circulation. The requirements for air quality are intended to buffer residential uses from potential sources of odor and/or toxic air contaminants. The project will not produce odors or toxic air contaminants because it contains mechanical equipment that will conform to manufacturer requirements designed to protect human health. 18.23.060 Noise and Vibration Project Consistency 18.23.070 Parking 18.23.080 Vehicular, Pedestrian and Bicycle Site Access 18.23.090 Air Quality 2.e Packet Pg. 34 In accordance with Titles 15 and 17 of the Palo Alto Municipal Code, minimize the potential hazards of any use on a development site that will entail the storage, use or handling of hazardous materials (including hazardous wastes) on-site in excess of the exempt quantities prescribed in Health and Safety Code Division 20, Chapter 6.95, and Title 15 of this code. The project will not involve the storage, use or handling of hazardous materials because the project consists of an office remodel and occupation of the structure by an office use which is not associated with hazardous materials. 18.23.100 Hazardous Materials 2.e Packet Pg. 35 2.f Packet Pg. 36 Attachment G Project Plans Hardcopies of project plans are provided to Board members. These plans are available to the public online and/or by visiting the Planning and Community Environmental Department on the 5th floor of City Hall at 250 Hamilton Avenue. Directions to review Project plans online: 1.Go to: http://bit.ly/PaloAltoPlanningProjects 2.Scroll down the center of the page and click “View pending projects” 3.Scroll to find “3128 El Camino Real” and click the address link 4.On this project specific webpage you will find a link to the project plans and other important information Direct Link to Project Webpage: https://www.cityofpaloalto.org/news/displaynews.asp?NewsID=4244 2.g Packet Pg. 37 Architectural Review Board Staff Report (ID # 9738) Report Type: Action Items Meeting Date: 11/1/2018 City of Palo Alto Planning & Community Environment 250 Hamilton Avenue Palo Alto, CA 94301 (650) 329-2442 Summary Title: 744-748 San Antonio: Revisions to Previously Approved Hotel Project Title: PUBLIC HEARING / QUASI-JUDICIAL. 744-748 San Antonio [18PLN-00347]: Recommendation on Applicant’s Request for Approval of Architectural Review to Allow Revisions to a Previously Approved Major Architectural Review for Two New Hotels. Scope of Revisions: Change in Façade Modulations, Decks, Rooftop Equipment Screening, Driveway, Parking, and Landscaping. Environmental Assessment: Covered by Previously Certified Environmental Impact Report. Zoning District: CS (Commercial Service). For More Information Contact the Project Planner Sheldon S. Ah Sing at sahsing@m- group.us. From: Jonathan Lait Recommendation It is recommended that the Architectural Review Board (ARB) take the following action(s): 1. Recommend approval of the proposed project to the Director of Planning and Community Development based on findings and subject to conditions of approval. Report Summary The project proposes revisions to the previously approved Courtyard Marriott and AC Hotels located at 744-748 San Antonio. The project site received demolition and grading permits to remove previous structures and excavate a basement associated with the approved project. The applicant submitted building permit applications that included revisions to the previously approved project. These revisions include changes in façade modulations, fenestration placement, terraces, rooftop equipment screening, driveway arrangement, parking, and landscaping. It was determined in accordance with Palo Alto Municipal Code (PAMC) Section 18.76.020 that the proposed revisions require review by the Architectural Review Board. On 3 Packet Pg. 38 City of Palo Alto Planning & Community Environment Department Page 2 balance, the project is consistent with the Comprehensive Plan and the Palo Alto Municipal Code. Background Project Information Owner: T2 Development Architect: Gene Fong Associates Representative: Randy Popp Legal Counsel: Not Applicable Property Information Address: 744-748 San Antonio Neighborhood: Charleston Gardens Lot Dimensions & Area: 284’-4” along San Antonio, Rear: 345’-5” and north side is 250’-2” and south side is 287’-1” / 1.91 acres (83,440 square feet) Housing Inventory Site: Yes, 38 units of realistic capacity Located w/in a Plume: Yes, COE Plume as discussed in EIR Protected/Heritage Trees: Yes, six street trees adjacent to the site will be retained. Historic Resource(s): None Existing Improvement(s): Vacant property under construction Existing Land Use(s): None Adjacent Land Uses & Zoning: North: CS (Educational supply store—BACH Company) West: PC-2711 & CN (Multi-family residential and nursery) East: Industrial (City of Mountain View) South: CS (Commercial—Crossroads Foods) Aerial View of Property: 3 Packet Pg. 39 City of Palo Alto Planning & Community Environment Department Page 3 Source: Google Maps, 2018: Does not reflect current conditions on property Land Use Designation & Applicable Plans Zoning Designation: Service Commercial (CS) Comp. Plan Designation: Service Commercial (CS) Context-Based Design Criteria: Yes, as noted below Downtown Urban Design Guide: Not Applicable South of Forest Avenue Coordinated Area Plan: Not Applicable Baylands Master Plan: Not Applicable El Camino Real Design Guidelines (1976 / 2002): Not Applicable Proximity to Residential Uses or Districts (150'): Yes Located w/in the Airport Influence Area: Not Applicable Prior City Reviews & Action 3 Packet Pg. 40 City of Palo Alto Planning & Community Environment Department Page 4 City Council: June 12, 2017 Staff Report: http://www.cityofpaloalto.org/civicax/filebank/blobdload.aspx?BlobID=58203 Video: http://midpenmedia.org/city-council-131/ Adoption of the project with conditions of approval and certification of the Final Environmental Impact Report with Statements of Overriding Consideration and mitigation measures. PTC: None HRB: None ARB: Preliminary: June 4, 2015 Item Packet: https://www.cityofpaloalto.org/civicax/filebank/documents/47600 Formal #1: December 17, 2015 Item Packet: https://www.cityofpaloalto.org/civicax/filebank/documents/50284 Meeting Video: http://midpenmedia.org/architectural-review-board-35/ Scoping Meeting: March 3, 2016 Staff Report: https://www.cityofpaloalto.org/civicax/filebank/blobdload.aspx?BlobID=51265 Meeting Video: http://midpenmedia.org/architecturalreview-board-39/ Meeting Minutes: http://www.cityofpaloalto.org/civicax/filebank/blobdload.aspx?BlobID=51509 Formal #2: April 6, 2017 Staff Report: http://www.cityofpaloalto.org/civicax/filebank/blobdload.aspx?BlobID=56815 Video: http://midpenmedia.org/architectural-review-board-60/ Formal #3: June 1, 2017 Item Packet: https://www.cityofpaloalto.org/civicax/filebank/blobdload.aspx?BlobID=58033 Video: http://midpenmedia.org/architectural-review-board-63/ Recommendation to the City Council for approval. Project Description The project includes revisions to the previously approved Architectural Review application (File No. 15PLN-00314). The following describes the proposed changes to the site plan, landscaping, circulation, and elevations. The project now only includes one level of basement parking as conditioned by the original approval. The project provides the required amount of parking through valet, standard parking and mechanical parking lifts. The floor area and guestroom counts do not change. Site Plan Figures 1 and 2 illustrate the approved and proposed site plans. The primary change to the site plan is the driveway circulation and drop-off. While the central driveway remains, the circular drop-off is replaced with an oval drop-off providing additional curb space for drop-offs and facilitating the valet parking operations. To accommodate the changed driveway, the building footprints change and as a result fewer surface parking spaces are provided, a smaller 3 Packet Pg. 41 City of Palo Alto Planning & Community Environment Department Page 5 swimming pool is provided, and landscaping is modified. Other reasons cited for the revisions include the formal programming of the interior spaces and other design refinements. Semi-public seating areas remain a part of the project and are distributed differently on the podium level near the lobbies and swimming pool. Semi-public seating areas in front of the hotels along San Antonio are removed. Figure 1 – Approved Site Plan Source: Project Plans, Axis Architecture, 2018 3 Packet Pg. 42 City of Palo Alto Planning & Community Environment Department Page 6 Figure 2: Proposed Site Plan Source: Project Plans, Axis Architecture, 2018 Landscaping The change in the site plan results in the adjustment of the planting locations. Screening is still maintained along the perimeter of the property. Landscaping along San Antonio changes because a ramped walkway and bicycle parking are removed along the Courtyard Hotel. Elevations Sheets A-1.0 through A-4.0 provide comparisons between the approved and proposed. In addition to the change to the driveway arrangement, some of changes are due to the refinement of the design and differentiation between the two brands, implementing construction techniques and design, and formal planning of the interior spaces. 3 Packet Pg. 43 City of Palo Alto Planning & Community Environment Department Page 7 Figure 3: South Elevation Comparison (AC Hotel) Source: Project Plans, Axis Architecture, 2018 Changes at the first level reflect changes to the interior space. A lighter color is introduced on the first level. Other levels remain generally unchanged. Figure 4: North Elevation Comparison (Courtyard Hotel) Source: Project Plans, Axis Architecture, 2018 The first level fenestration placement and size are different because of the changes to the interior space. Figure 5: West Elevation Comparison (Both) Source: Project Plans, Axis Architecture, 2018 Minimal changes occur for the first and second levels. The fourth and fifth levels have more significant changes. According to the applicant, due to structural constraints of using concrete frame, the roof and some guestroom areas are proposed to be extended to be consistent with column and beam locations. The overall modulation of the elevation plane is maintained, and a roof overhang is maintained consistent with the approved project. Fenestration placement and size are different reflecting the changes to the interior spaces. 3 Packet Pg. 44 City of Palo Alto Planning & Community Environment Department Page 8 Figure 6: East Elevation Comparisons (Both) Source: Project Plans, Axis Architecture, 2018 The parapet was raised to serve as a mechanical equipment screen. A lighter color along the wall of the internal circulation stairway of the AC Hotel is proposed. Roof Top/Parapet and Mechanical Screening The placement of rooftop equipment was not fully refined during the initial planning phase of the project. For the building plan check phase, these locations were determined, which necessitated screening as required by the PAMC. As shown on Sheets A-5.0 and A-6.0, the project complies with the 50-foot height requirement and screens the rooftop equipment. Portions of the parapet on the interior of the project facing the courtyard between the buildings are above the height limit, however, the purpose of these parapets are to screen the equipment are allowed to exceed the height limit by 15 feet in accordance with PAMC 18.23 (B)(iv). Condition of Approval Regarding Terrace Design In the initial project approved, condition number 7 stated: The applicant shall return to the Architectural Review Board subcommittee for approval of terraces landscaping. Any additional screening structures on the terraces shall return to the Architectural Review Board. Given other changes are now being made to the building. The applicant requests the full Board’s review of details to address this condition. The applicant includes on Sheets A-9.0/A- 10.0, the details for the terraces. The project includes Callistemon viminalis (dwarf bottlebrush) (non-native & drought tolerant) and Acacia cognata (non-native & drought tolerant). Requested Entitlements, Findings and Purview: The following discretionary applications are being requested:  Architectural Review – Major (AR): The process for evaluating this type of application is set forth in PAMC 18.77.070. AR applications are reviewed by the ARB and recommendations are forwarded to the Planning & Community Development Director for action within five business days of the Board’s recommendation. Action by the Director is appealable to the City Council if filed within 14 days of the decision. AR projects are evaluated against specific findings. All findings must be made in the affirmative to approve the project. Failure to make any one finding requires project redesign or denial. The findings to approve an AR application are provided in Attachment B. 3 Packet Pg. 45 City of Palo Alto Planning & Community Environment Department Page 9 Analysis1 Neighborhood Setting and Character The project is located in the Charleston Gardens neighborhood and surrounded by one-story structures that include service and light-industrial uses to the north. To the east, in the City of Mountain View, there are one-story office and light-industrial structures. A single-story specialty grocery store is located to the south. Taller structures are located to the west, across San Antonio Road, where there are three-story multifamily residential structures. The project vicinity is characterized by primarily low-intensity, single-story buildings and associated surface parking lots. These structures have primarily stucco facades with varying setbacks from San Antonio Road. These low-rise structures and parking lots dominate the view corridor. The most similar development in mass and height as the proposed project is at the intersection of San Antonio Road and East Charleston Road (Taube Koret Campus), about a quarter of a mile away. Residential uses in the vicinity are located approximately 150 feet west of the project site (across San Antonio Road). This three-story multi-family residential complex is separated from the site by four traffic lanes and a landscaped median planted with trees, perennial plants and groundcover. The buildings within the complex are setback from the road by approximately 75 feet. Mature landscaping and trees, a six-foot wall, and a private internal roadway separate the units from San Antonio Road. The exteriors of the residential structures are composed of tan stucco with dark brown trim elements. The existing site is vacant because of demolition, grading and excavation activities to construct the hotel project. The revisions to the project improve the vehicular entry to the site alleviating potential spillover onto San Antonio Road because the oval driveway facilitates more efficient valet parking operations. As conditioned, the project would maintain good pedestrian access to the site. Zoning Compliance2 A detailed review of the proposed project’s consistency with applicable zoning standards has been performed. The projects includes a slight change in the square footage and height of the proposed building. A summary table is provided in Attachment D. The proposed project complies with all applicable codes and conditions of approval. Consistency with the Comprehensive Plan, Area Plans and Guidelines3 1 The information provided in this section is based on analysis prepared by the report author prior to the public hearing. The Architectural Review Board in its review of the administrative record and based on public testimony may reach a different conclusion from that presented in this report and may choose to make alternative findings. A change to the findings may result in a final action that is different from the staff recommended action in this report. 2 The Palo Alto Zoning Code is available online: http://www.amlegal.com/codes/client/palo-alto_ca 3 Packet Pg. 46 City of Palo Alto Planning & Community Environment Department Page 10 The Comprehensive Plan includes Goals, Policies, and Programs that guide the physical form of the City. The Comprehensive Plan provides the basis for the City’s development regulations and is used by City staff to regulate building and development and make recommendations on projects. Further, ARB Finding #1 requires that the design be consistent and compatible with applicable elements of the Palo Alto Comprehensive Plan. The Comprehensive Plan land use designation for the project site is Service Commercial (CS). The Comprehensive Plan notes that facilities on CS designated sites are intended to provide citywide and regional services and rely on customers arriving by car. These areas do not benefit from being in high volume pedestrian areas, and typical uses include motels, appliance stores and restaurants including fast service types. The maximum FAR for this site is 2.0 for hotels, with no minimum FAR. On balance, the project is consistent with the policies in the Comprehensive Plan and therefore fulfills the goals of the Plan as well. A detailed review of the project’s consistency with the Comprehensive Plan is provided in Attachment B. Multi-Modal Access & Parking Vehicular Access Vehicle and bicycle access to the site would occur from northbound San Antonio Road. A single driveway access would allow travel through the shared center courtyard within the project site to the proposed surface parking lot and below-grade parking garage. The driveway configuration would allow only right turns into and out of the property and would loop through the center courtyard to facilitate the pick-up and drop-off guests. The oval configuration is more conducive to valet parking operations allowing for more stacking in the courtyard area. This should also alleviate a concern that cars may spillover onto San Antonio Road and limit vehicle conflicts. This central driveway would also allow access to loading areas within the center of the site and additional parking at the rear of the site. The proposed below- grade parking garage would be accessed via the single driveway leading to a ramp at the center of the project site. Parking The project provides the required number of parking spaces with standard, accessible, valet and mechanical lifts. Electrical vehicle parking requirements are met consistent with the City’s codes. Most of the spaces are in the basement; however, some standard and accessible spaces are provided at the surface level. The project is consistent with the approved project with regarding to parking. The applicant indicates in their project narrative (Attachment F) that they would seek a parking reduction at a future date. Pedestrian Access 3 The Palo Alto Comprehensive Plan is available online: http://www.cityofpaloalto.org/gov/topics/projects/landuse/compplan.asp 3 Packet Pg. 47 City of Palo Alto Planning & Community Environment Department Page 11 Pedestrians would access the property from San Antonio Road. The previously approved project included two access points from the street sidewalk to the property via ramps adjacent to the driveway on both sides. The proposed plan removes these ramps and provides a single access point on the south side of the driveway in front of the AC Hotel with a ramp. While the Building Code may require only one ramp, the Board should consider a ramp in front of the Courtyard Hotel also. Staff recommends as a condition of approval that the ramp at the north end be maintained to provide efficient access to the site (Attachment C). Architectural Review Findings, Standards and Criteria The project is subject to Architectural Review findings and Context-Based Design Criteria found in Attachment B and Performance Standards contained in Attachment E. This information is provided to help inform the ARB’s evaluation of the project relative to compatibility with the immediate environment of the site. Environmental Review The subject project has been assessed in accordance with the authority and criteria contained in the California Environmental Quality Act (CEQA), the State CEQA Guidelines, and the environmental regulations of the City. The project has a certified Environmental Impact Report (EIR) that included mitigation measures and statements of overriding considerations. The project does not meet the criteria in section 15163 of the CEQA Guidelines to warrant a supplemental EIR, nor does the project meet the thresholds for an addendum under section 15164 of the CEQA guidelines. The proposed changes implement the project described in the EIR. Public Notification, Outreach & Comments The Palo Alto Municipal Code requires notice of this public hearing be published in a local paper and mailed to owners and occupants of property within 600 feet of the subject property at least ten days in advance. Notice of a public hearing for this project was published in the Daily Post on October 19, 2018, which is 12 days in advance of the meeting. Postcard mailing occurred on October 16, 2018, which is 16 days in advance of the meeting. Public Comments As of the writing of this report, no project-related, public comments were received. Alternative Actions In addition to the recommended action, the Architectural Review Board may: 1. Approve the project with modified findings or conditions; 2. Continue the project to a date (un)certain; or 3. Recommend project denial based on revised findings. Report Author & Contact Information ARB4 Liaison & Contact Information 4 Emails may be sent directly to the ARB using the following address: arb@cityofpaloalto.org 3 Packet Pg. 48 City of Palo Alto Planning & Community Environment Department Page 12 Sheldon S. Ah Sing, AICP, Contract Planner Jodie Gerhardt, AICP, Planning Manager (408)340-5642 x 109 (650) 329-2575 sahsing@m-group.us jodie.gerhardt@cityofpaloalto.org Attachments:  Attachment A: Location Map (PDF)  Attachment B: ARB Findings (DOCX)  Attachment C: Draft Conditions of Approval (DOCX)  Attachment D: Zoning Comparison Table (DOCX)  Attachment E: Performance Criteria (DOCX)  Attachment F: Applicant Letter (PDF)  Attachment G: Project Plans (DOCX) 3 Packet Pg. 49 Green dell Site Bu ilding 5 Building 3 Building 8 Building 9 Building 2 Buildin g 10 B uilding 10 Building 4 Build ing 7 Building 7 Building 12 Buildin g 11 Building 8 Building 6 Building 9 Building 6 Building 5 Building 13 Building 5 Building 2 Building 14 Building 2 Building 4 Building 3 Building 4 Building 15 Building 1 Building 1 Building 3 CS CS(AD) RM-15 CS CS(AD) PF PC-2711 CS PC-2640 RM-15 PC-1417 PC-4843 RM-15 R-2 CN SAN ANTONIO AVENUE FE RN E AVENUE MIDDLEFIELD ROA D SUT HE RLAND DRIVE SAN ANTONIO AVENUE KEATS COURT MIDDLEFIELD ROAD SA N ANTON IO AVENUE BYRO N STREET E WOOD PLACE VE FABIAN STREET S E M IN O L E W A Y MONTROSE AVENUE SAN ANTONIO AVENUE LEGHORN STREET SAN ANTO NIO C OURT (Pvt.) MAP LEWOOD AVENUE 80 0 4171 4183 4195 486 488 481 465 4 82 490 451 485 479 473 467 461 455 452 4 476 474 464 462 460 478 443 449 525 491 495 4190418041704160 690 490 560 670 4152 4120 408140734061 4080 4088 407240644056 57 725 717 40614049 4073 711 737 625 627 62 3 6 2 1 622 7 50 75 6 762 7 6 8 7 6 9 76375 7 7 517 4 5 7 5 9 740 7 44 7 7 9 765 733 4123 4133 4118 4134 4126 4154 639 637633 633 629 631 620 62 4 62 6 628 630 634 632 638 636 642 640 416041584154 4157 6994147 4145 4149 4151 4153 4155 4 148 4150 4150 719 744 738 732 726 720 714 702 4109 4117 4125 4103 4113 41104102 708 749 707 713 725 731 737 743 712 718 726 708 704 700 4099 4096 765 4171 4185 750 744 748 720 716 4201 4225 4233 710 725 705 4151 760 7 9 4 7 96 792 790 786 780 774 768 762 756 750 7 75 7 74 779 785 788 780 796 770 773 767772 764 761 750 755 734 777 4017 015 4057 4055 825 4080 4074 406240304020 795 797 799 801 821 815 809 762 780 840 0 824 816 814 810808 802 800 796B 796A 788 630 6 642 644 646 648 650 4077 41564152 521 660 790 792 812 817 598 708 569 2565 This map is a product of the City of Palo Alto GIS Legend Zone Districts 744-748 San Antonio Ave (Project Site) City Jurisdictional Limits abc Zone District Labels 350'0' 744-748 San Antonio Avenue withZoning Districts Area Map CITY O F PALO A L TO I N C O R P O RATE D C ALIFOR N IA P a l o A l t oT h e C i t y o f A P RIL 16 1894 This document is a graphic representation only of best available sources. The City of Palo Alto assumes no responsibility for any errors ©1989 to 2018 City of Palo Alto 3.a Packet Pg. 50 ATTACHMENT B ARB FINDINGS FOR APPROVAL 744 San Antonio Road 18PLN-00347 The design and architecture of the proposed improvements, as conditioned, complies with the Findings for Architectural Review as required in Chapter 18.76 of the PAMC. Finding #1: The design is consistent with applicable provisions of the Palo Alto Comprehensive Plan, Zoning Code, coordinated area plans (including compatibility requirements), and any relevant design guides. The project is consistent with Finding #1 because: The proposed project complies with the zoning code. The project is not located within a coordinated area plan and not subject to any relevant design guidelines. There are several comprehensive plan policies that relate to this project which are summarized below: The proposed project is generally consistent with the following Comprehensive Plan, including the following goals and policies: Comp Plan Goals and Policies How project adheres or does not adhere to Comp Plan The Comprehensive Plan land use designation for the site is Service Commercial (CS). The project consists of architectural and site planning alterations to an approved project that is allowed in the Service Commercial (CS) which the Comp Plan states may be appropriate. Land Use and Community Design Goal L-1 A compact and resilient city providing residents and visitors with attractive neighborhoods, work places, shopping districts, public facilities and open spaces. The project retains the City’s compact nature because it occurs on a site that is infill and provides an attractive development that is consistent with the City’s design criteria. POLICY L-1.3: Infill development in the urban service area should be compatible with its surroundings and the overall scale and character of the city to ensure a compact, efficient development pattern. The project is an urban infill development proposal in the urban service area of the City. The revisions are in keeping with the overall original design. The square footage is similar, and the footprint is varied in a minor way. The 3.b Packet Pg. 51 POLICY L-1.5: Regulate land uses in Palo Alto according to the land use definitions in this Element and Map L-6. project is contained within the height limit allowed in the zoning district and is appropriate for hotel development. The project is consistent with the land use definition and Map L-6 because it provides a commercial use on a commercially designated property. Goal L-2 An enhanced sense of “community” with development designed to foster public life, meet citywide needs and embrace the principles of sustainability. The proposed project is consistent with the policies that implement Goal L-2 thereby fostering public life, meeting the City’s need for additional hotel space and embracing the principles of sustainability. As noted in Finding #6, the project implements numerous sustainable development techniques. Goal L-6: Well-designed buildings that create coherent development patterns and enhance city streets. The project is keeping with the originally approved project. The project is consistent with the City’s Zoning Ordinance because it maintains building setbacks, height, parking standards. Further, the project is subject to the City’s design review process, which ensures a high-quality appearance. POLICY L-6.2: Use the Zoning Ordinance, design review process, design guidelines and Coordinated Area Plans to ensure high quality residential and commercial design and architectural compatibility. Natural Environment Element Goal N-2: A thriving urban forest that provides public health, ecological, economic, and aesthetic benefits for Palo Alto. The project is consistent with Goal N-2 because it provides screening at the perimeter of the property and trees within the courtyard area of the project site. The project has also been reviewed for conformance with the development standards in the zoning code and found to be in compliance with the intent and regulations contained therein. A comprehensive review of the project to applicable development standards is included in the administrative record. Finding #2: The project has a unified and coherent design, that: a. creates an internal sense of order and desirable environment for occupants, visitors, and the general community, b. preserves, respects and integrates existing natural features that contribute positively to the site and the historic character including historic resources of the area when relevant, c. is consistent with the context-based design criteria of the applicable zone district, 3.b Packet Pg. 52 d. provides harmonious transitions in scale, mass and character to adjacent land uses and land use designations, e. enhances living conditions on the site (if it includes residential uses) and in adjacent residential areas. The project is consistent with Finding #2 because: The area is comprised of various commercial buildings of differing heights and size. Generally, the buildings range between one and three stories. The project proposes to construct a building that is taller than the immediate surrounding, although a block away, there are buildings of similar mass and height. Consistent with the approved the project, the proposal is consistent in design, in that it provides high quality materials and finishes and the color palette is muted and appropriate for the area. The structure is one of the taller buildings in the area, which has not seen a significant amount of redevelopment. While surrounding properties have a maximum floor area ratio of 0.4, hotels are permitted to have a floor area ratio of 2.0. This difference in permitted floor areas necessarily creates a challenge when designing a project to be consistent with the neighborhood character and achieve context design solutions. However, this project addresses these challenges with building articulation and upper level setbacks as well as landscaping where visible from San Antonio Road. The revisions provide modulations consistent in variety of those of the approved project. Pursuant to PAMC 18.16.090(b), the following context-based design considerations and findings are applicable to this project. These context-based design criteria are intended to provide additional standards to be used in the design and evaluation of development in a commercial district. The purpose is to encourage development in a commercial district to be responsible to its context and compatibility with adjacent development as well as to promote the establishment of pedestrian oriented design. 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 bike racks near the front of the buildings as well bike lockers in the garage to support the bicycle environment. The project has a single driveway on San Antonio Road, thus reducing conflicts with pedestrians and cyclists. Color and texture pavement is used internally to help with slowing vehicles down and enhancing safety for pedestrians. 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.b Packet Pg. 53 This finding can be made in the affirmative in that project maintains the streetscape by maintaining the 24-foot special setback, provides bicycle parking at the front and provides step-backs for the buildings along San Antonio Road to reduce its mass. 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 proposed project complies with the CS zoning development standards. In addition, massing is reduced in the front because the project steps back the upper floors and the sides of the buildings includes some variation in the facades. 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 project does not directly abut a lower scale residential development. Therefore, this context-based criteria is not applicable. 5. Project Open Space Private and public open space shall be provided so that it is usable for the residents and visitors of the site This finding can be made in the affirmative in that the project provides on-site amenities areas and outdoor plaza areas for guests. 6. Parking Design Parking shall be accommodated but shall not be allowed to overwhelm the character of the project or detract from the pedestrian environment This finding can be made in the affirmative in that the project provides some surface parking and most the parking below grade. The revised driveway allows for efficient space for the valet parking operations. Adequate areas are included for on-site circulation for those with disabilities, services including solid waste pick-up, emergency equipment and the project provides adequate areas for loading. The site includes one driveway from San Antonio Road to serve the site. 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 Much of the immediately adjacent structures are lower profile in design. A residential development across the street reaches two to three stories in height, with significant setbacks from San Antonio. In addition, there is a large development nearby at the corner of San Antonio Road and East Charleston Road, which is similar in height and massing. In addition, the project conforms to the development standards for the area, which is in transition. 3.b Packet Pg. 54 8. Sustainability 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 in that the project is subject to the California Green Building Code (CalGreen, Tier 2). These measures include some of the following: • Building orientation to optimization to provide daylight to hotel interiors • High performance, low-emissivity glazing • A cool, solar-ready roof, and roof insulation beyond building code minimums • Use of energy-efficient LED lighting • Low-flow plumbing and shower fixtures • Harvesting of collected rainwater for irrigation • Dual-plumbing systems for future use of greywater in toilets and other areas (in anticipation of future availability of greywater in the project vicinity Finding #3: The design is of high aesthetic quality, using high quality, integrated materials and appropriate construction techniques, and incorporating textures, colors, and other details that are compatible with and enhance the surrounding area. The project is consistent with Finding #3 because: The project is consistent with the original approved project with respect to this finding. The project proposes a contemporary style that is compatible with recent development within the vicinity, however, not particularly with the existing development adjacent to the project site. The project does use materials such as wood laminate, stucco plaster surfaces, and metal paneling. As conditioned, the stucco surfaces will be a smooth finish texture. The proposed colors are muted and are compatible with surrounding color schemes. Finding #4: The design is functional, allowing for ease and safety of pedestrian and bicycle traffic and providing for elements that support the building’s necessary operations (e.g. convenient vehicle access to property and utilities, appropriate arrangement and amount of open space and integrated signage, if applicable, etc.). The project is consistent with Finding #4 because: The design of the new buildings will provide connectivity throughout the property and will result in fewer driveway cuts, which will reduce the amount of potential conflicts with pedestrians and cyclists. The project provides most of its parking below grade with a single ramp down. The project provides different colors and textures for the pedestrian areas and this alerts those in vehicles to slow down in the presence of pedestrians. Finding #5: The landscape design complements and enhances the building design and its surroundings, is appropriate to the site’s functions, and utilizes to the extent practical, 3.b Packet Pg. 55 regional indigenous drought resistant plant material capable of providing desirable habitat that can be appropriately maintained. The project is consistent with Finding #5 because: The project will provide a variety of drought-tolerant planting. Some of the plantings were selected from a California native palette. The selected varieties of trees would provide appropriate habitat for wildlife as a part of a bigger neighborhood and community wide system. Additional landscaping is provided on the terraces of the buildings along the front elevation. Additional density of trees is located along the San Antonio Road frontage providing a larger buffer. The Architectural Review Board Subcommittee reviewed the plant varieties of the originally approved project. The proposed project maintains the plant varieties. Finding #6: The project incorporates design principles that achieve sustainability in areas related to energy efficiency, water conservation, building materials, landscaping, and site planning. The project is consistent with Finding #6 because: In accordance with the City’s Green Building Regulations, the building will satisfy the requirements for CALGreen Mandatory + Tier 2. Several green building measures are included in the design and construction including: • Building orientation to optimization to provide daylight to hotel interiors • High performance, low-emissivity glazing • A cool, solar-ready roof, and roof insulation beyond building code minimums • Use of energy-efficient LED lighting • Low-flow plumbing and shower fixtures • Harvesting of collected rainwater for irrigation • Dual-plumbing systems for future use of greywater in toilets and other areas (in anticipation of future availability of greywater in the project vicinity) 3.b Packet Pg. 56 ATTACHMENT C CONDITIONS OF APPROVAL 744 San Antonio Road 18PLN-00347 ________________________________________________________________________ PLANNING DIVISION 1.CONFORMANCE WITH PRIOR APPROVAL. This approval is subject to Record of Land Use Action No. 2017-8 except as modified by these conditions of approval. 2.CONFORMANCE WITH PLANS. Construction and development shall conform to the approved plans entitled, "Courtyard by Marriott & AC by Marriott, 744-748 San Antonio Road, Palo Alto, California,” stamped as received by the City on October 12, 2018 on file with the Planning Department, 250 Hamilton Ave, Palo Alto, CA except as modified by these conditions of approval. 3.BUILDING PERMIT. Apply for a building permit and meet any and all conditions of the Planning, Fire, Public Works, and Building Departments. 4.BUILDING PERMIT PLAN SET. The Architectural Review (AR) approval letter including all Department conditions of approval for the project shall be printed on the plans submitted for building permit. Project plans submitted for Building permits shall incorporate the following changes: a.The project shall incorporate the required 30 long term bike parking spaces in a convenient location as determined by Transportation and the Director of Planning. 5.PROJECT MODIFICATIONS: All modifications to the approved project shall be submitted for review and approval prior to construction. If during the Building Permit review and construction phase, the project is modified by the applicant, it is the responsibility of the applicant to contact the Planning Division/project planner directly to obtain approval of the project modification. It is the applicant’s responsibility to highlight any proposed changes to the project and to bring it to the project planner’s attention. 6.PEDESTRIAN ACCESS: The owner or designee prior to issuance of building permits demonstrate that direct pedestrian access is provided from the San Antonio Road sidewalk to the Courtyard Hotel (north building). A separate accessible ramp is required unless a more centralized ramp is provided to serve both hotels that is closer to the central driveway. 7.PROJECT EXPIRATION. The project approval shall automatically expire after two years from the original date of approval, if within such two-year period, the proposed use of the site or the construction of buildings has not commenced pursuant to and in accordance with the provisions of the permit or approval. Application for a one year extension of this entitlement may be made prior to the expiration. (PAMC 18.77.090(a)) 3.c Packet Pg. 57 8. INDEMNITY: To the extent permitted by law, the Applicant shall indemnify and hold harmless the City, its City Council, its officers, employees and agents (the “indemnified parties”) from and against any claim, action, or proceeding brought by a third party against the indemnified parties and the applicant to attack, set aside or void, any permit or approval authorized hereby for the Project, including (without limitation) reimbursing the City for its actual attorneys’ fees and costs incurred in defense of the litigation. The City may, in its sole discretion, elect to defend any such action with attorneys of its own choice. 9. FINAL INSPECTION: 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, Sheldon Ah Sing at sahsing@m-group.us to schedule this inspection. 3.c Packet Pg. 58 ATTACHMENT D ZONING COMPARISON TABLE 744-748 San Antonio Road, 18PLN-00347 Table 1: COMPARISON WITH CHAPTER 18.16 (CS DISTRICT) Non-residential Development Standards Regulation Required Approved Proposed Minimum Site Area, width and depth None 1.91 acres (83,440.93 sf) 1.91 acres (83,440.93 sf) Minimum Front Yard 0 - 10' to create an 8' - 12' effective sidewalk width (1), (2), (8) 24 feet No change Rear Yard None 10 feet No change Interior Side Yard (if abutting residential zone district None 10 feet No change Street Side Yard None Not Applicable Not Applicable Build-to-lines 50% of frontage built to setback on El Camino Real 33% of side street built to setback (7) 186 feet (77%) No Street side yard 178 feet (63%) Special Setback 24 feet – see Chapter 20.08 & zoning maps 24 feet No change Max. Site Coverage None 39.63% (33,075 sf) No change Max. Building Height 50 ft or 35 ft within 150 ft. of a residential district (other than an RM-40 or PC zone) abutting or located within 50 feet of the site 49’-4” 50 feet Max. Floor Area Ratio (FAR) Hotel: 2.0:1(166,882 sf) 166,065 (1.99:1) 166,878 (1.99:1) (1) No parking or loading space, whether required or optional, shall be located in the first 10 feet adjoining the street property line of any required yard. (2) Any minimum front, street side, or interior yard shall be planted and maintained as a landscaped screen excluding areas required for access to the site. A solid wall or fence between 5 and 8 feet in height shall be constructed along any common interior lot line.. (7) 25 foot driveway access permitted regardless of frontage, build-to requirement does not apply to CC district. (8) A 12 foot sidewalk width is required along El Camino Real frontage 18.16.080 Performance Standards. All development in the CS district shall comply with the performance criteria outlined in Chapter 18.23 of the Zoning Ordinance, including all mixed use development 18.16.090 Context-Based Design Criteria. As further described in a separate attachment, development in a commercial district shall be responsible to its context and compatible with adjacent development, and shall promote the establishment of pedestrian oriented design. 3.d Packet Pg. 59 Table 2: CONFORMANCE WITH CHAPTER 18.52 (Off-Street Parking and Loading) for Hotels* Type Required Approved Proposed Vehicle Parking 1 space per guestroom 294 rooms = 294 parking spaces 294 spaces Condition of approval to eliminate second basement level 294 spaces, includes 101 standard spaces, 7 accessible spaces, 128 mechanical lift spaces and 58 valet spaces Bicycle Parking 1 space per 10 guestrooms (100% LT) 30 required 30 provided 30 Spaces Condition of approval to ensure design to be for Long-term Loading Space 2 loading spaces for 30,000 - 69,999 sf 2 spaces No change 3.d Packet Pg. 60 ATTACHMENT E Performance Criteria 18.23 744 San Antonio Road 18PLN-00347 These performance criteria are intended to provide additional standards to be used in the design and evaluation of developments in the multi-family, commercial, and industrial zones. The purpose is to balance the needs of the uses within these zones with the need to minimize impacts to surrounding neighborhoods and businesses. The criteria are intended to make new developments and major architectural review projects compatible with nearby residential and business areas, and to enhance the desirability of the proposed developments for the site residents and users, and for abutting neighbors and businesses. 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. The trash enclosures are in the rear of the property, opposite from the residential areas across San Antonio Road. Noise associated with the servicing of the solid waste facilities would be shielded by the new buildings. To minimize the visual impacts of lighting on abutting or nearby residential sites and from adjacent roadways. The proposed exterior lighting is sufficient to provide safe circulation and is directed downward to reduce glare and impacts to the neighboring residents. Outside lighting on the proposed building would be limited, focused at the ground floor level, and comparable in brightness to the ambient lighting in the surrounding area. Landscape or architectural accent lighting that is aimed upward, would contain glare control, louvers or be shielded from direct vertical uplight, consistent with this PAMC Section. The purpose is to restrict retail or service commercial businesses abutting (either directly or across the street) or within 50 feet of residentially zoned properties or properties with existing residential uses located within nonresidential zones, with operations or activities between the hours of 10:00 p.m. and 6:00 a.m. Operations subject to this code may include, but are not limited to, deliveries, parking lot and sidewalk cleaning, and/or clean up or set up operations, but does not include garbage pick-up. The hotel includes ancillary uses that are associated with guest services and not open to the public. Any loading would occur in the rear of the property. All uses are more than 50 feet from residentially zones or residentially used properties. 18.23.020 Trash Disposal and Recycling Project Consistency 18.23.030 Lighting 18.23.040 Late Night Uses and Activities 3.e Packet Pg. 61 Privacy of abutting residential properties or properties with existing residential uses located within nonresidential zones (residential properties) should be protected by screening from public view all mechanical equipment and service areas. Landscaping should be used to integrate a project design into the surrounding neighborhood, and to provide privacy screening between properties where appropriate. The project provides the required setback and includes vegetation and tree plantings within the setback and open spaces. Mechanical equipment areas are screened appropriately . 18.23.050 Visual, Screening and Landscaping 3.e Packet Pg. 62 The requirements and guidelines regarding noise and vibration impacts are intended to protect residentially zoned properties or properties with existing residential uses located within nonresidential zones (residential properties) from excessive and unnecessary noises and/or vibrations from any sources in abutting industrial or commercially zoned properties. Design of new projects should reduce noise from parking, loading, and refuse storage areas and from heating, ventilation, air conditioning apparatus, and other machinery on nearby residential properties. New equipment, whether mounted on the exterior of the building or located interior to a building, which requires only a building permit, shall also be subject to these requirements. The project will comply with the City’s noise ordinance. The trash enclosures are in the rear of the property. The visual impact of parking shall be minimized on adjacent residentially zoned properties or properties with existing residential uses located within nonresidential zones. The project provides most of its parking below grade. The parking that is located at-grade is shielded by the new buildings and not visible from San Antonio Road. The guidelines regarding site access impacts are intended to minimize conflicts between residential vehicular, pedestrian, and bicycle uses and more intensive traffic associated with commercial and industrial districts, and to facilitate pedestrian and bicycle connections through and adjacent to the project site. The site circulation facilitates access for all modes of transportation. The project includes short-term and long-term bike parking. On-site vehicular parking is valet and most of the parking is below ground. Pedestrian areas include colored and textured pavement that would enhance safety. The requirements for air quality are intended to buffer residential uses from potential sources of odor and/or toxic air contaminants. The project will not produce odors or toxic air contaminants because it contains mechanical equipment that will conform to manufacturer requirements designed to protect human health. In accordance with Titles 15 and 17 of the Palo Alto Municipal Code, minimize the potential hazards of any use on a development site that will entail the storage, use or handling of hazardous materials (including hazardous wastes) on-site in excess of the exempt quantities prescribed in Health and Safety Code Division 20, Chapter 6.95, and Title 15 of this code. This is not applicable to the proposed uses associated with the project. 18.23.060 Noise and Vibration Project Consistency 18.23.070 Parking 18.23.080 Vehicular, Pedestrian and Bicycle Site Access 18.23.090 Air Quality 18.23.100 Hazardous Materials 3.e Packet Pg. 63 Randolph B. Popp A R C H I T E C T 2 1 0 H i g h S t r e e t P a l o A l t o , C A 9 4 3 0 1 6 5 0 . 4 2 7 . 0 0 2 6 i n f o @ r p -a r c h . c o m P a g e | 1 of 3 17 November 2018 Mr. Jonathan Lait City of Palo Alto Planning Division 250 Hamilton Ave. Palo Alto, CA 94301 Re: 744-750 San Antonio Road Application 15PLN-00314 Project Design Revisions – Minor ARB Application Mr. Lait: We are hereby requesting a Minor ARB Review for design changes we are proposing from the approved application. Materials describing the changes have been prepared and are included with this submittal. Changed to the elevations primarily have been made to reflect refinement of the interior organization of space within the building. We will share some updated colors we hope will be acceptable. Materials and placement remains in general conformance with the approved design. To help understand the changes more easily, we offer the following: Courtyard by Marriott: North Elevation •At all levels, the plan profile of the building is generally unchanged. •First level window placement and size has been adjusted to reflect the interior reorganization of space. •Upper level window placement and size is generally unchanged •Building materials West Elevation •At the first level, the plan profile of the building is generally unchanged. •2nd and 3rd level plan profile of the building has improved with an added recess at the central full height glazing to increase shadow and provide more interest. •4th and 5th level – due to structural constraints imposed because of the concrete frame, the roof and some room areas have been extended to be consistent with column or beam locations. We have maintained the overall articulation of the wall plane and overhang of the roof which is consistent with the approach taken in the approved plan. The plan profile of the building is generally unchanged. •First through 3rd level window placement and size has remained generally unchanged but has been adjusted to reflect the interior reorganization of space. •4th and 5th level window placement and size has been refined to be more consistent with the room types they reflect and overall pattern. 3.f Packet Pg. 64 P a g e | 2 of 3 East Elevation • At all levels, the plan profile has improved with greater articulation expressing the end of the internal hallway. • A mechanical exhaust for the garage and laundry has been added to help break up the portion of the building which does not have other fenestration. Marriott AC: South Elevation • At the first level, the plan profile has improved with greater articulation, particularly in the area of the guest rooms. Additional material placement changes have been to be consistent with the overall pattern and style. • First level window placement and size has been adjusted to reflect the interior reorganization of space. • 2nd through 5th level, the plan profile of the building is generally unchanged. West Elevation • At the first level, the plan profile of the building is generally unchanged. • 2nd and 3rd level plan profile of the building has improved with an added recess at the building corner closest to the entrance to increase shadow and provide more interest. • 4th and 5th level – due to structural constraints imposed because of the concrete frame, the roof and room areas have been extended to be consistent with column or beam locations. We have maintained the overall articulation of the wall plane and overhang of the roof which is consistent with the approach taken in the approved plan. • First level window placement has been adjusted to reflect the interior reorganization of space. • 2nd through 5th level window placement and size has remained generally unchanged. East Elevation • At all levels, the plan profile has improved with greater recess at the end of the internal hallway which will increase shadow and add interest. • Material color has been adjusted here to be more consistent with the architectural concept we have for the design. We prefer the contrast this creates and helps to differentiate the two brands in an area where there is no signage planned. Overall Site Plan at Grade/Podium Level We have updated the central shared drive, lengthening it as was encouraged by the Board. We have moved the building entry points further back to improve stacking for vehicular circulation and to limit pedestrian and vehicular interaction. Revisions to the Landscape, resulting from the changes, are included as well. We have increased the plant density and overall character of the frontage by removing the duplicate pathways. Quantity of bike parking is coordinated with the requirements and is distributed to both the front (guest and shared bike use) and the rear (staff use). A greater number of gathering areas have been created with a variety of fire tables, ‘picnic’ spaces, and casual seating. Open COA Item We have included detail for the terrace design on Sheets A-9.0/A-10.0 as part of this package. While furniture decisions have not been finalized, the condition asked for us to identify the planters and plant material palette. We believe what is proposed will be attractive and easy to maintain for longevity. The plants are drought tolerant, compatible with container planting , colors which will complement the architecture, and texture that will be interesting. 3.f Packet Pg. 65 P a g e | 3 of 3 Roof Parapet and Mechanical Screen Elements We have now fully designed the building mechanical systems and as a result, have adjusted the placement and extent of the mechanical screening elements. We have also addressed the placement and height of the elevator penthouse and roof access stair elements. We have reviewed these changes, with Planning Staff and have confirmed these changes do not exceed the interpretation of building height. Future Items We plan to return to the Board in the near future for review of overall building signage and a request for a Parking Reduction. In closing, we believe the changes we have proposed represent thoughtful and appropriate refinement of the design, aligned with the approved proposal, and consistent with the goals and direction articulated by the ARB during their review. Thank you, Randy B. Popp, Architect 3.f Packet Pg. 66 Attachment G Project Plans Hardcopies of project plans are provided to Board members. These plans are available to the public online and/or by visiting the Planning and Community Environmental Department on the 5th floor of City Hall at 250 Hamilton Avenue. Directions to review Project plans online: 1.Go to: bit.ly/PApendingprojects 2.Scroll down to find “744 San Antonio Road” and click the address link 3.On this project specific webpage you will find a link to the project plans and other important information Direct Link to Project Webpage: https://www.cityofpaloalto.org/news/displaynews.asp?NewsID=4394&TargetID=319 3.g Packet Pg. 67 Architectural Review Board Staff Report (ID # 9765) Report Type: Study Session Meeting Date: 11/1/2018 City of Palo Alto Planning & Community Environment 250 Hamilton Avenue Palo Alto, CA 94301 (650) 329-2442 Summary Title: Ex-parte Communications: Study Session Title: Study Session on Ex-parte Communications Between Architectural Review Board Members and Applicants/Developers and Other Persons From: Jonathan Lait Recommendation Staff recommends the Architectural Review Board (ARB): 1.Discuss ex parte communications Background The ARB Chair recently requested a study session to discuss ex parte communications regarding when it is best to have discussions with applicants/developers/architects and gain a common understanding from the City Attorney’s Office on any requirements that should be followed. Ex parte is a Latin phrase that literally means “from one party”. Generally speaking, an ex parte communication is any material or substantive oral or written communication with a decision maker that is relevant to the merits of an adjudicatory or quasi-judicial decision making matters, and which takes place outside of a noticed proceeding open to all parties to the matter. The ARB’s current practice is for individual board members to be open to meeting with applicants/neighbors before the first public hearing. In this way, the ARB is able to better understand the proposed project before deliberations begin. While this is a long standing practice, the regulations as stated in the ARB’s Procedural Rules Section III are limited. The Procedural Rules state that Board member “will refrain from any contacts pertaining to the item, other than clarifying questions directed to City staff” following closure of the hearing and prior to a final decision. As many of the ARB’s items are continued, this leaves room for communications with the applicant and/or public after the first hearing. For this reason, the ARB may wish to update the Procedural Rules. The ARB’s By-laws and Procedural Rules can be found on the City’s webpage at http://bit.ly/paloaltoARB and in Attachment A and B. 4 Packet Pg. 68 City of Palo Alto Planning & Community Environment Department Page 2 The procedural rules also require ARB members to track their ex parte contacts and disclose their occurrence and the substance of the information conveyed. Disclosures should be made in writing or orally as early in the proceeding as possible. ARB1 Liaison & Report Author City Attorney’s Office Jodie Gerhardt, AICP, Planning Manager Sandra Lee, Assistant City Attorney (650) 329-2575 jodie.gerhardt@cityofpaloalto.org (650) 329-2171 sandra.lee@cityofpaloalto.org Attachments:  Attachment A: ARB By-laws (PDF)  Attachment B: ARB Procedural Rules (PDF) 1 Emails may be sent directly to the ARB using the following address: arb@cityofpaloalto.org 4 Packet Pg. 69 011415 cs 0131301 1 Rev. February 5, 2015  RULES AND REGULATIONS AND BY-LAWS OF THE PALO ALTO ARCHITECTURAL REVIEW BOARD ARTICLE I NAME Section 1.0 The name of this board shall be the PALO ALTO ARCHITECTURAL REVIEW BOARD (ARB) ARTICLE II Section 2.0 This board shall perform any duties imposed upon it by Ordinances of the City of Palo Alto and by applicable State and Federal law, or as requested by the City Council of the City of Palo Alto. ARTICLE III Officers Section 3.0 The officers of the Board Shall consist of a Chairperson, a Vice Chairperson, and a Secretary who shall be a non-voting member. Section 3.1 The offices of Chairperson and Vice Chairperson shall be elected from among the appointed members of the Board, and the person so elected shall serve for a term of one year or until a successor is elected. Elections shall be held at the first organizational meeting of the Board in 1973, and at the first meeting in October of each subsequent year. Section 3.2 The Director of Planning and Community Environment of the City of Palo Alto or his/her designated representative shall be the Secretary of the Board. Section 3.3 The duties of the offices of the ARB shall be as follows: Section 3.31 It shall be the duty of the Chairperson to preside over all meeting of the Board, to appoint committees and to serve as an ex-officio member of the committees so appointed, to call special meetings of the Board and to designate the time and place of such meeting, to set the date and time for the public hearing held by the Board, to sign documents and correspondence in the name of the Board, and to represent the Board before the City Council, its commissions and committees, and such other groups and organizations as may be appropriate. The Chairperson may designate the Vice Chair, or in the Vice Chairperson’s absence, another member of the Board to act in his/her stead. Section 3.32 It shall be the duty of the Vice Chairperson to assist the Chairperson and to act in his/her stead during his/her absence. 4.a Packet Pg. 70 011415 cs 0131301 2 Rev. February 5, 2015  Section 3.33 It shall be the duty of the Secretary to keep a record of all meeting of the Board, to accept in the name of the Board documents and correspondence addressed to it, to present such correspondence to the Board, and perform other staff functions as deemed necessary by the Board. The Secretary will determine the agenda for all public meeting of the Board, based upon an assessment of the applications made to the City requiring architectural review, and based also upon the desirability of hearing such other matters as may be deemed, by the Chairperson or by the Secretary, to be of concern to the Board. ARTICLE IV Committees Section 4.0 The Chairperson shall appoint special committees as they be desired or required. ARCTICLE V Quorums and Voting Section 5.0 Three members of the Board shall constitute a quorum for the purposes of conducting business. Section 5.1 All actions taken must be by affirmative vote of majority of those Board members present, except to adjourn or continue for lack of a quorum. A tie vote constitutes a denial of an item, except that a member of the Board may then move that the item be reconsidered or continued to another meeting. A majority of the Board may then vote to reconsider or continue the item to another meeting ARTICLE VI Meetings Section 6.0 Regular meetings of the ARB shall be held not less than twice a month. The Chairperson shall establish the dates of the meetings. Meetings shall be held on Thursday at 8:30 A.M. in the Palo Alto City Hall. Regular meetings may be adjourned and reconvened upon a majority vote of the members present. Section 6.1 Special meetings may be called at any time by the Chairperson, or at the request of three members, by a written or oral notice given to each member at least 48 hours before the time specified for the proposed meeting. 4.a Packet Pg. 71 011415 cs 0131301 3 Rev. February 5, 2015  ARTICLE VII Rules Section 7.0 All meetings of the Board shall be conducted in accordance with a modified Robert’s Rules of Order. ARTICLE VIII Design Awards Section 8.0 Design Awards for outstanding built projects may be awarded every five years beginning in 2005. Award-winning projects shall be selected from those reviewed by the ARB, and completed since the last awards were made. Section 8.1 Criteria and number of awards shall be determined by the awarding board. Section 8.2 Winning projects may be displayed in the City Hall lobby for one month following the presentation of awards. The ARB shall request that the Mayor of the City of Palo Alto issue an appropriate proclamation. THE FOREGOING BY-LAWS WERE ADOPTED BY A MAJORITY VOTE OF THE PALO ALTO ARCHITECTURAL REVIEW BOARD THE 28TH DAY OF JUNE, 1973. Amended: July 3, 1974 May 19, 1977 August 4, 2005 February 5, 2015   4.a Packet Pg. 72 ARCHITECTURAL REVIEW BOARD PROCEDURAL RULES Introduction & Contents These Procedural Rules supplement the Bylaws of the Architectural Review Board (“Board”) and are to be construed consistent with those Bylaws. In the event of any conflict between these Rules and the Bylaws, the Bylaws shall prevail. These rules are organized in three sections: I. Public Participation in Board Meetings This section explains the basic rules for speaking to the Board. The Board follows a modified Roberts’ Rules of Order. II. Motions, Debate & Voting This section explains the simplified rules of parliamentary procedure the Board follows (like Roberts’ Rules of Order, but simpler!). III. Quasi-Judicial Proceedings This section explains the special way the Board handles hearings that raise constitutional due process concerns. These are usually hearings that seriously impact someone’s life, liberty or property. 011215 cs 0131300 1 February 5, 2015 4.b Packet Pg. 73 Architectural Review Board Staff Report (ID # 9455) Report Type: Meeting Date: 11/1/2018 City of Palo Alto Planning & Community Environment 250 Hamilton Avenue Palo Alto, CA 94301 (650) 329-2442 Summary Title: Comprehensive Plan Policies: Study Session Title: Study Session to Discuss the Comprehensive Plan Goals, Policies and Programs as They Relate to the Architectural Review Board. From: Jonathan Lait Recommendation Staff recommends the Architectural Review Board (ARB): 1. Discuss the City’s Comprehensive Plan Background The purpose of this staff report is to provide a general overview of the 2030 Palo Alto Comprehensive Plan (Comp Plan), with a focus on the changes that were made with the update. The Comp Plan, also known in other jurisdictions as a General Plan, contains the City’s official policies on land use and community design, transportation, housing, the natural environment, business and economics, community services, and governance. Its policies apply to both public and private properties, with a focus on the physical form of the City. The current Comp Plan was adopted in November 2017, along with a programmatic Environmental Impact Report. The Comp Plan is used by the City Council, the Planning and Transportation Commission, along with the various boards/committees, including the Architectural Review Board, to evaluate land use changes and to inform funding and budget decisions. It is used by City Staff to regulate building and development and to make recommendations on projects. It is used by citizens and neighborhood groups to understand the City’s long-range plans and proposals for different geographic areas. The Plan provides the basis for the City’s Zoning Code, development regulations and the foundation for its capital improvements program. The Comp Plan is required to comply with State law regarding General Plans and must be comprehensive and internally consistent. The entire Comprehensive Plan can be found on the City’s website at: bit.ly/PACompPlan2030 The Comp Plan has eight major themes that are reflected throughout the document: 5 Packet Pg. 89 City of Palo Alto Planning & Community Environment Department Page 2 1. Building Community and Neighborhoods 2. Maintaining and Enhancing Community Character 3. Reducing Reliance on the Automobile 4. Meeting Housing Supply Challenges 5. Protecting and Sustaining the Natural Environment 6. Keeping Palo Alto Prepared 7. Meeting Residential and Commercial Needs 8. Providing Responsive Governance and Regional Leadership Palo Alto’s Comp Plan consists of seven elements and two chapters. The seven elements include the Housing Element, which is updated on a separate schedule and a Land Use Designation Map, which identifies the land use designations for all properties within the City of Palo Alto. The components consist of: 1. Land Use & Community Design Element 2. Transportation Element 3. Housing Element (adopted 2015) 4. Natural Environment Element 5. Safety Element 6. Business & Economics Element 7. Community Services & Facilities Element 8. Governance Chapter 9. Implementation Chapter The Elements of the Comp Plan share a common format, with background information and a vision statement. Each element then contains the overarching goals, policies to support the goals and programs for implementation to achieve specific objectives. The recent Comp Plan adoption was intended to be an update as much of the previous Comp Plan adopted in 1998 was still highly valued and considered relevant. The majority of goals, policies and programs were retained, but reorganized. New concepts and key issues were introduced, reflecting recent trends and priorities. The Comp Plan included new policies on supporting startups, fighting climate change, the use of LOS and VMT to analyze traffic impacts, ridesharing, autonomous vehicles, and the importance of the urban forest as green infrastructure. An emphasis was placed on transparency and public participation. The biggest changes were made to the Land Use & Community Design and Transportation Elements and a new Safety Element was created. Land Use Element Changes The key changes to Land Use Element focused on new growth management policies and programs, greater support for affordable housing and stronger protection for potential historic resources. Specifically, the new growth management policies limit office and research & development only. The previous Comp Plan included a cap on all new commercial uses. The Comp Plan, reflecting a Council motion approved on July 30, 2018, now includes Policy L1.10, 5 Packet Pg. 90 City of Palo Alto Planning & Community Environment Department Page 3 limiting new office and R&D square footage to a cap of 850,000 through the horizon year of 2030. A copy of the ordinance with the motion is provided as Attachment B. This change was prompted by a Citizen initiative that was originally scheduled to be voted on in the November 2018 elections. This development cap has also been incorporated into the Municipal Code. The other changes to the Land Use & Community Design Element include the following:  Eight community metrics to evaluate livability  Greater support for housing construction  Retention of housing that is more affordable  Regular coordination with PAUSD.  Strong support for retail  Additional protection for potential historic resources  Palo Alto Airport goals, policies and programs move from Transportation Element to Land Use Element Transportation Element Changes The Transportation Element was also the subject to new policies and programs, although much of the focus has not changed much. For example, one of the goals continues to be to reduce reliance on the single occupancy vehicle.  Formalize TDM/TMA requirements with specific measures for reductions (Policy T-1.2)  Reduce GHG  Enhance rail and bus  Shuttle service, ride sharing and first/last mile  Promote bicycling and walking  Monitor progress  Pursue funding and update the Traffic Impact Fee  Use motor vehicle LOS, in addition to VMT per CEQA  Promote complete streets  Plan use of roadway for all users  Prioritize traffic calming for safety over congestion management  Manage parking demand without on-street parking.  Decrease parking requirements only when it is demonstrated that demand is decreasing. Safety Element The previous Comp Plan included policies on natural hazards, such as flooding, in the Natural Environment Element. The 2030 Comp Plan created a new stand-alone Safety Element. This element includes goals, policies and programs for three categories: Community Safety, natural hazards and human caused threats. There are specific policies and programs for flood hazards and mitigation, along with updated maps. One key policy, S-2.10, prohibits new habitable 5 Packet Pg. 91 City of Palo Alto Planning & Community Environment Department Page 4 basements in single family homes within the 100-year flood zone. Other new issues include cybersecurity and emergency management. Land Use & Community Design Element and ARB The element most relevant to the Architectural Review Board is the Land Use and Community Design Element. There are connections to other elements, such as Transportation and Community Services and Facilities elements. However, this element provides the support for the Zoning Code and design guidelines for development projects. The vision for this element states: Palo Alto’s land use decisions shall balance our future growth needs with the preservation of our neighborhoods, address climate protection priorities through sustainable development near neighborhood services and enhance the quality of life of all neighborhoods. The Land Use and Transportation Elements were the subjects of the greatest amount of discussion throughout the process. The Land Use Element defines the land use designations and includes the land use designation map and includes goals, policies and programs to guide land use distribution in the City. The element’s goals, policies and programs identify the priorities for the distribution of land uses, as well as the design of structures, as well as public and private spaces. The following table lists all ten goals of the Land Use Element for reference. Goal L-1: Growth Management A compact and resilient city providing residents and visitors with attractive neighborhoods, work places, shopping districts, public facilities and open spaces. Goal L-2: A Sustainable Community An enhanced sense of “community” with development designed to foster public life, meet citywide needs and embrace the principles of sustainability. Goal L-3: Distinct Neighborhoods Safe, attractive residential neighborhoods, each with its own distinct character and within walking distance of shopping, services, schools, and/or other public gathering places. Goal L-4: Commercial Centers Inviting pedestrian scale centers that offer a variety of retail and commercial services and provide focal points and community gathering places for the city’s residential neighborhoods and employment districts. Goal L-5: Employment Districts High quality employment districts, each with their own distinctive character and each contributing to the character of the city as a whole. Goal L-6: Design of Buildings and Public Space Well-designed buildings that create coherent development patterns and enhance city streets and public spaces. Goal L-7: Historic Resources Conservation and preservation of Palo Alto’s historic buildings, sites and districts. Goal L-8: Parks and Gathering Places Attractive and safe parks, civic and cultural facilities provided in all neighborhoods and maintained and used in ways that foster and enrich public life. 5 Packet Pg. 92 City of Palo Alto Planning & Community Environment Department Page 5 Goal L-9: Public Streets and Public Spaces Attractive, inviting public spaces and streets that enhance the image and character of the city. Goal L-10: Palo Alto Airport Maintain an economically viable local airport with minimal environmental impacts. Goal L-6 Design of Buildings and Public Space While all of the goals are important for the evaluation of proposed projects, Goal L-6 has strong relevance for the Architectural Review Board. The policies state that high-quality and compatible design and site planning are important. In particular, Policy L-6.1 states: Promote high-quality design and site planning that is compatible with surrounding development and public spaces. This section includes policies to encourage the use of the City’s process, including the architectural review process to ensure high quality residential and commercial design and architectural compatibility. Standards should also address scale, density, safety, transitions, as well as signage. Environmental Review In accordance with the California Environmental Quality Act (CEQA), this subject is not a project. Report Author & Contact Information ARB1 Liaison & Contact Information Elena Lee, Senior Planner Jodie Gerhardt, AICP, Planning Manager (650) 617-3196 (650) 329-2575 elena.lee@cityofpaloalto.org jodie.gerhardt@cityofpaloalto.org Attachments:  Attachment A: Goals and Policies for Land Use and Community Design (PDF)  Attachment B: Ordinance #5446 Amending the Comprehensive Plan (PDF) 1 Emails may be sent directly to the ARB using the following address: arb@cityofpaloalto.org 5 Packet Pg. 93 PALO ALTO COMPREHENSIVE PLAN LAND USE AND COMMUNITY DESIGN ELEMENT 1 GOALS, POLICIES AND PROGRAMS GROWTH MANAGEMENT GOAL L‐1 A compact and resilient city providing residents and visitors with attractive neighborhoods, work places, shopping districts, public facilities and open spaces. CONCENTRATING DEVELOPMENT WITHIN THE URBAN SERVICE AREA Policy L-1.1 Maintain and prioritize Palo Alto’s varied residential neighborhoods while sustaining the vitality of its commercial areas and public facilities. Policy L-1.2 Limit future urban development to currently developed lands within the urban service area. The boundary of the urban service area is otherwise known as the urban growth boundary. Retain undeveloped land west of Foothill Expressway and Junipero Serra as open space, with allowances made for very low-intensity development consistent with the open space character of the area. Retain undeveloped land northeast of Highway 101 as open space. Policy L-1.3 Infill development in the urban service area should be compatible with its surroundings and the overall scale and character of the city to ensure a compact, efficient development pattern. Policy L-1.4 Commit to creating an inventory of below market rate housing for purchase and rental. Work with neighbors, neighborhood associations, property owners and developers to identify barriers to infill development of below market rate and more affordable market rate housing and to remove these barriers, as appropriate. Work with these same stakeholders to identify sites and facilitate opportunities for below market rate housing and housing that is affordable. REGULATING LAND USE Policy L-1.5 Regulate land uses in Palo Alto according to the land use definitions in this Element and Map L-6. Policy L-1.6 Encourage land uses that address the needs of the community and manage change and development to benefit the community. Program L1.6.1 Review regulatory tools available to the City and identify actions to enhance and preserve the livability of residential neighborhoods and the vitality of commercial and employment districts, including improved code enforcement practices. Policy L-1.7 Use coordinated area plans to guide development, such as to create or enhance cohesive neighborhoods in areas of Palo Alto where significant change is foreseeable. Address both land use and transportation, define the desired character and urban design traits of the areas, identify opportunities for public open space, parks and 5.a Packet Pg. 94 PALO ALTO COMPREHENSIVE PLAN LAND USE AND COMMUNITY DESIGN ELEMENT recreational opportunities, address connectivity to and compatibility with adjacent residential areas; and include broad community involvement in the planning process. REGIONAL COOPERATION Policy L-1.8 Maintain an active engagement with Santa Clara County, San Mateo County, neighboring cities, other public agencies including school districts and Stanford University regarding land use and transportation issues. Program L1.8.1 Maintain and update as appropriate the 1985 Land Use Policies Agreement that sets forth the land use policies of the City, Santa Clara County and Stanford University with regard to Stanford unincorporated lands. Policy L-1.9 Participate in regional strategies to address the interaction of jobs, housing balance and transportation issues. GROWTH MANAGEMENT AND MONITORING Policy L-1.10 Maintain a citywide cap of 1.7 million new square feet of office/R&D development, exempting medical office uses in the Stanford University Medical Center (SUMC) vicinity. Use January 1, 2015 as the baseline and monitor development towards the cap on an annual basis. Require annual monitoring to assess the effectiveness of development requirements and determine whether the cap and the development requirements should be adjusted. Continue to exempt medical, governmental and institutional uses from the cap on office/R&D development. Program L1.10.1 Reevaluate the cumulative cap when the amount of new office/R&D square footage entitled since January 1, 2015 reaches 67 percent of the allowed square footage, or 1,139,000 square feet. Concurrently consider removal or potential changes to the cap and/or to the amount of additional development permitted by the City’s zoning ordinance. Policy L-1.11 Hold new development to the highest development standards in order to maintain Palo Alto’s livability and achieve the highest quality development with the least impacts. Policy L-1.12 The City will monitor key community indicators on a regular basis to determine whether the policies of this plan and the efforts of Palo Alto residents and businesses are effective at promoting livability. Suggested indicators and monitoring frequency are listed in Table L-1. TABLE L-1 COMMUNITY METRICS Measure Metric Recommended Monitoring Frequency 5.a Packet Pg. 95 PALO ALTO COMPREHENSIVE PLAN LAND USE AND COMMUNITY DESIGN ELEMENT 3 TABLE L-1 COMMUNITY METRICS Measure Metric Recommended Monitoring Frequency Greenhouse Gas Emissions 80% below 1990 emissions by 2030 (S/CAP goal) Annually as part of Earth Day Report Vehicle Miles Traveled (VMT) per Capita Decrease year over year Annually as part of Earth Day Report Jobs/Housing Balance (Expressed as a Ratio of Jobs to Employed Residents) Ratio of jobs to employed residents Every 4 years Below Market Rate (BMR) Units Number of units Annually as part of report to California Department of Housing and Community Development (HCD) Progress toward Housing Element Goals Annual Report to State Housing and Community Development Department Annually as part of report to HCD Traffic Volumes on City Streets Change in PM peak hour traffic volumes at 10 representative local intersections Every 2 years Availability of Parks Percent of residents who live within ½-mile of a city park Every 4 years PAUSD School Enrollments Changes in student enrollment at public elementary, middle and high schools Annually A SUSTAINABLE COMMUNITY GOAL L‐2 An enhanced sense of “community” with development designed to foster public life, meet citywide needs and embrace the principles of sustainability. Policy L-2.1 Maintain a citywide structure of Residential Neighborhoods, Centers and Employment Districts. Integrate these areas with the City’s and the region’s transit and street system. Policy L-2.2 Enhance connections between commercial and mixed use centers and the surrounding residential neighborhoods by promoting walkable and bikeable connections and a diverse range of retail and services that caters to the daily needs of residents. Program L2.2.1 Explore whether there are appropriate locations to allow small- scale neighborhood-serving retail facilities such as coffee shops and corner stores in residential areas. Policy L-2.3 As a key component of a diverse, inclusive community, allow and encourage a mix of housing types and sizes, integrated into neighborhoods and designed for greater 5.a Packet Pg. 96 PALO ALTO COMPREHENSIVE PLAN LAND USE AND COMMUNITY DESIGN ELEMENT affordability, particularly smaller housing types, such as studios, co-housing, cottages, clustered housing, accessory dwelling units and senior housing. Policy L-2.4 Use a variety of strategies to stimulate housing, near retail, employment, and transit, in a way that connects to and enhances existing neighborhoods. Program L2.4.1 Amend the Housing Element to eliminate housing sites along San Antonio Road and increase residential densities in Downtown and the California Avenue area to replace potential units from the sites eliminated. Program L2.4.2 Allow housing at Stanford Shopping Center, provided that adequate parking and vibrant retail is maintained and no reduction of retail square footage results from the new housing. Program L2.4.3 Allow housing on the El Camino Real frontage of the Stanford Research Park. Explore multi-family housing elsewhere in the Stanford Research Park and near Stanford University Medical Center (SUMC). Program L2.4.4 Assess non-residential development potential in the Community Commercial, Service Commercial and Downtown Commercial Districts (CC, CS and CD) and the Neighborhood Commercial District (CN), and convert non-retail commercial FAR to residential FAR, where appropriate. Conversion to residential capacity should not be considered in Town and Country Village. Program L2.4.5 Update the municipal code to include zoning changes that allow a mix of retail and residential uses but no office uses. The intent of these changes would be to encourage a mix of land uses that contributes to the vitality and walkability of commercial centers and transit corridors. Program L2.4.6 Explore changing the Transfer of Development Rights (TDR) ordinances for both buildings of historic significance and for seismic retrofits so that transferred development rights may be used for residential capacity. Program L2.4.7 Explore mechanisms for increasing multi-family housing density near multimodal transit centers. Program L2.4.8 Identify development opportunities for BMR and more affordable market rate housing on publicly owned properties in a way that is integrated with and enhances existing neighborhoods. Policy L-2.5 Support the creation of affordable housing units for middle to lower income level earners, such as City and school district employees, as feasible. Program L2.5.1 Collaborate with PAUSD in exploring opportunities to build housing that is affordable to school district employees. 5.a Packet Pg. 97 PALO ALTO COMPREHENSIVE PLAN LAND USE AND COMMUNITY DESIGN ELEMENT 5 Policy L-2.6 Create opportunities for new mixed use development consisting of housing and retail.  Policy L-2.7 Support efforts to retain housing that is more affordable in existing neighborhoods, including a range of smaller housing types. Program L2.7.1 Review development standards to discourage the net loss of housing units. Policy L-2.8 When considering infill redevelopment, work to minimize displacement of existing residents. Program L2.8.1 Conduct a study to evaluate various possible tools for preventing displacement of existing residents. Program L2.8.2 Develop and implement a system to inventory the characteristics of existing housing units and track changes in those characteristics on a regular basis. Make the information publicly available. Policy L-2.9 Facilitate reuse of existing buildings. Policy L-2.10 Ensure regular coordination between the City and PAUSD on land development activities and trends in Palo Alto, as well as planning for school facilities and programs. Under State law, impacts on school facilities cannot be the basis for requiring mitigation beyond the payment of school fees or for denying development projects or legislative changes that could result in additional housing units. The City will, however, assess the reasonably foreseeable environmental impacts of development projects that result in new school construction or enrollment. Program L2.10.1 Collaborate with PAUSD to plan for space to accommodate future school expansions or new school sites, and evaluate zoning space to accommodate new schools. Policy L-2.11 Encourage new development and redevelopment to incorporate greenery and natural features such as green rooftops, pocket parks, plazas and rain gardens. Policy L-2.12 Ensure that future development addresses potential risks from climate change and sea level rise. DISTINCT NEIGHBORHOODS GOAL L‐3 Safe, attractive residential neighborhoods, each with its own distinct character and within walking distance of shopping, services, schools and/or other public gathering places. NEIGHBORHOOD COMPATIBILITY Policy L-3.1 Ensure that new or remodeled structures are compatible with the neighborhood and adjacent structures. 5.a Packet Pg. 98 PALO ALTO COMPREHENSIVE PLAN LAND USE AND COMMUNITY DESIGN ELEMENT Policy L-3.2 Preserve residential uses from conversion to office or short-term rentals. Program L3.2.1 Evaluate and implement strategies to prevent conversion of residential and neighborhood-serving retail space to office or short-term vacation rentals. Policy L-3.3 Recognize the contribution of cottage cluster housing to the character of Palo Alto and retain and encourage this type of development. RESIDENTIAL DESIGN Policy L-3.4 Ensure that new multi-family buildings, entries and outdoor spaces are designed and arranged so that each development has a clear relationship to a public street. Policy L-3.5 Avoid negative impacts of basement construction for single-family homes on adjacent properties, public resources, and the natural environment. Program L3.5.1 Develop a program to assess and manage both the positive and negative impacts of basement construction in single family homes on the community and the environment, including:  Impacts to the natural environment, such as potential impacts to the tree canopy, groundwater supply or quality and soil compaction.  Safety issues such as increased surface flooding increased groundwater intrusion with sea level rise, emergency access and egress, or sewage backflows. COMMERCIAL CENTERS GOAL L‐4 Inviting pedestrian scale centers that offer a variety of retail and commercial services and provide focal points and community gathering places for the city’s residential neighborhoods and employment districts. COMMERCIAL CENTERS AND MIXED USE AREAS Policy L-4.1 Encourage the upgrading and revitalization of selected Centers in a manner that is compatible with the character of surrounding neighborhoods, without loss of retail and existing small, local businesses. Policy L-4.2 Preserve ground-floor retail, limit the displacement of existing retail from neighborhood centers and explore opportunities to expand retail. Program L4.2.1 Study the overall viability of ground-floor retail requirements in preserving retail space and creating an active street environment, including the types of locations where such requirements are most effective. 5.a Packet Pg. 99 PALO ALTO COMPREHENSIVE PLAN LAND USE AND COMMUNITY DESIGN ELEMENT 7 Program L4.2.2 Evaluate the effectiveness of formula retail limits adopted for California Avenue. Develop incentives for local small businesses where warranted. Program L4.2.3 Explore and potentially support new, creative and innovative retail in Palo Alto. Policy L-4.3 Encourage street frontages that contribute to retail vitality in all Centers. Reinforce street corners in a way that enhances the pedestrian realm or that form corner plazas. Include trees and landscaping. Policy L-4.4 Ensure all Regional Centers and Multi-Neighborhood Centers provide centrally located gathering spaces that create a sense of identity and encourage economic revitalization. Encourage public amenities such as benches, street trees, kiosks, restrooms and public art. Program L4.4.1 Study the feasibility of using public and private funds to provide and maintain landscaping and public spaces such as parks, plazas, sidewalks and public art within commercial areas. Program L4.4.2 Through public/private cooperation provide well-signed, clean and accessible restrooms. Program L4.4.3 Collaborate with merchants to enhance the appearance of streets and sidewalks within all Centers. Encourage the formation of business improvement districts and undertake a proactive program of maintenance, repair, landscaping and enhancement. Program L4.4.4 Identify priority street improvements that could make a substantial contribution to the character of Centers, such as widening sidewalks, narrowing travel lanes, creating medians, restriping to allow diagonal parking and planting trees. Policy L-4.5 Support local-serving retail, recognizing that it provides opportunities for local employment, reduced commute times, stronger community connections and neighborhood orientation. Program L4.5.1 Revise zoning and other regulations as needed to encourage the preservation of space to accommodate small businesses, start-ups and other services. Program L4.5.2 Consider planning, regulatory, or other incentives to encourage property owners to include smaller office spaces in their buildings to serve small businesses, non-profit organizations, and independent professionals. 5.a Packet Pg. 100 PALO ALTO COMPREHENSIVE PLAN LAND USE AND COMMUNITY DESIGN ELEMENT HOTELS Policy L-4.6 Sites within or adjacent to existing commercial areas and corridors are suitable for hotels. Give preference to housing versus hotel use on sites adjacent to predominantly single-family neighborhoods. Program L4.6.1 Explore increasing hotel FAR from 2.0 to 3.0 in the University Avenue/Downtown area and 2.5 in areas outside of Downtown. REGIONAL CENTERS University Avenue/Downtown Policy L-4.7 Maintain and enhance the University Avenue/Downtown area as a major commercial center 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.  Policy L-4.8 Ensure that University Avenue/Downtown is pedestrian-friendly and supports bicycle use. Use public art, trees, bicycle racks and other amenities to create an environment that is inviting to pedestrians and bicyclists. Program L4.8.1 Prepare a Coordinated Area Plan for Downtown. Program L4.8.2 Study the feasibility of converting parts of University Avenue to a pedestrian zone. Stanford Shopping Center Policy L-4.9 Maintain Stanford Shopping Center as one of the Bay Area’s premiere regional shopping centers. Promote bicycle and pedestrian use and encourage any new development at the Center to occur through infill. Program L4.9.1 While preserving adequate parking to meet demand, identify strategies to reuse surface parking lots. Program L4.9.2 Explore adding additional Floor Area Ratio (FAR) for retail at Stanford Shopping Center. MULTI-NEIGHBORHOOD CENTERS California Avenue Policy L-4.10 Maintain the existing scale, character and function of the California Avenue business district as a shopping, service and office center intermediate in function and scale between Downtown and the smaller neighborhood business areas. Program L4.10.1 Prepare a coordinated area plan for the North Ventura area and surrounding California Avenue area. The plan should describe a vision for the future of the North Ventura area as a walkable neighborhood with 5.a Packet Pg. 101 PALO ALTO COMPREHENSIVE PLAN LAND USE AND COMMUNITY DESIGN ELEMENT 9 multi‐family housing, ground floor retail, a public park, creek improvements and an interconnected street grid. It should guide the development of the California Avenue area as a well-designed mixed use district with diverse land uses and a network of pedestrian-oriented streets. Program L4.10.2 Create regulations for the California Avenue area that encourage the retention or rehabilitation of smaller buildings to provide spaces for existing retail, particularly local, small businesses. Policy L-4.11 Improve the transition between the California-Cambridge area and the single family residential neighborhood of Evergreen Park. Avoid abrupt changes in scale and density between the two areas. Town and Country Village Policy L-4.12 Recognize and preserve Town and Country Village as an attractive retail center serving Palo Altans and residents of the wider region. Future development at this site should preserve its existing amenities, pedestrian scale and architectural character while also improving safe access for bicyclists and pedestrians and increasing the amount of bicycle parking. Policy L-4.13 In Town and Country Village, encourage a vibrant retail environment and urban greening. Policy L-4.14 In Town and Country Village, encourage improvement of pedestrian, bicycle and auto circulation and landscaping improvements, including maintenance of existing oak trees and planting additional trees. El Camino Real Policy L-4.15 Recognize El Camino Real as both a local serving and regional serving corridor, defined by a mix of commercial uses and housing. NEIGHBORHOOD CENTERS Policy L-4.16 Improve the local-serving focus, and provide safe pedestrian, bicycle and multimodal access to all three Palo Alto Neighborhood Centers – Charleston Shopping Center, Edgewood Plaza and Midtown Shopping Center. Support their continued improvement and vitality. Program L4.16.1 Maintain distinct neighborhood shopping areas that are attractive, accessible and convenient to nearby residents. Policy L-4.17 Encourage maximum use of Neighborhood Centers by ensuring that the publicly maintained areas are clean, well-lit and attractively landscaped. Policy L-4.18 Maintain Midtown Shopping Center as an attractive, pedestrian-oriented, one- to two- story Neighborhood Center with diverse local-serving uses and adequate parking, and a 5.a Packet Pg. 102 PALO ALTO COMPREHENSIVE PLAN LAND USE AND COMMUNITY DESIGN ELEMENT network of pedestrian-oriented streets, ways and gathering places. Encourage retention of Midtown’s grocery store and a variety of neighborhood retail shops and services. EMPLOYMENT DISTRICTS GOAL L‐5 High quality employment districts, each with their own distinctive character and each contributing to the character of the city as a whole. Policy L-5.1 Foster compact Employment Districts developed in a way that facilitates transit, pedestrian and bicycle travel. Provide mixed uses to reduce the number of auto trips. Program L5.1.1 Explore with Stanford University various development options for adding to the Stanford Research Park a diverse mix of uses, including residential, commercial hotel, conference center, commercial space for small businesses and start-ups, retail, transit hub and other community- supporting services that are compatible with the existing uses, to create a vibrant innovation-oriented community. Policy L-5.2 Provide landscaping, trees, sidewalks, pedestrian path and connections to the citywide bikeway system within Employment Districts. Pursue opportunities to include sidewalks, paths, low water use landscaping, recycled water and trees and remove grass turf in renovation and expansion projects. Policy L-5.3 Design paths and sidewalks to be attractive and comfortable and consistent with the character of the area where they are located. Policy L-5.4 Maintain the East Bayshore and San Antonio Road/Bayshore Corridor areas as diverse business and light industrial districts. GOAL L‐6 Well-designed buildings that create coherent development patterns and enhance city streets and public spaces. DESIGN OF BUILDINGS AND PUBLIC SPACE Policy L-6.1 Promote high-quality design and site planning that is compatible with surrounding development and public spaces. Program L6.1.1 Promote awards programs and other forms of public recognition for projects of architectural merit that contribute positively to the community. Policy L-6.2 Use the Zoning Ordinance, design review process, design guidelines and Coordinated Area Plans to ensure high quality residential and commercial design and architectural compatibility. Policy L-6.3 Encourage bird-friendly design. 5.a Packet Pg. 103 PALO ALTO COMPREHENSIVE PLAN LAND USE AND COMMUNITY DESIGN ELEMENT 11 Program L6.3.1 Develop guidelines for bird-friendly building design that minimizes hazards for birds and reduces the potential for collisions. Policy L-6.4 In areas of the City having a historic or consistent design character, encourage the design of new development to maintain and support the existing character. Policy L-6.5 Guide development to respect views of the foothills and East Bay hills along public street corridors in the developed portions of the City. Policy L-6.6 Design buildings to complement streets and public spaces; to promote personal safety, public health and well-being; and to enhance a sense of community safety.  Program L6.6.1 Modify design standards to ensure that mixed use development promotes a pedestrian-friendly relationship to the street, including elements such as screened parking or underground parking, street- facing windows and entries, and porches, windows, bays and balconies along public ways, and landscaping, and trees along the street. Avoid blank or solid walls at street level. Policy L-6.7 Where possible, avoid abrupt changes in scale and density between residential and non-residential areas and between residential areas of different densities. To promote compatibility and gradual transitions between land uses, place zoning district boundaries at mid-block locations rather than along streets wherever possible. Program L6.7.1 Implement architectural standards to assure they effectively address land use transitions. Policy L-6.8 Support existing regulations that preserve exposure to natural light for single-family residences. Policy L-6.9 Discourage the use of fences that obscure the view of the front of houses from the street. Policy L-6.10 Encourage high quality signage that is attractive, energy-efficient, and appropriate for the location, and balances visibility needs with aesthetic needs. GOAL L‐7 Conservation and preservation of Palo Alto’s historic buildings, sites and districts. HISTORIC RESOURCES Policy L-7.1 Encourage public and private upkeep and preservation of resources that have historic merit, including residences listed in the City’s Historic Resource Inventory, the California Register of Historical Resources, or the National Register of Historic Places. Program L7.1.1 Update and maintain the City’s Historic Resource Inventory to include historic resources that are eligible for local, State, or federal 5.a Packet Pg. 104 PALO ALTO COMPREHENSIVE PLAN LAND USE AND COMMUNITY DESIGN ELEMENT listing. Historic resources may consist of a single building or structure or a district. Program L7.1.2 Reasse ss the Historic Preservation Ordinance to ensure its effectiveness in the maintenance and preservation of historic resources, particularly in the University Avenue/Downtown area. Policy L-7.2 If a proposed project would substantially affect the exterior of a potential historic resource that has not been evaluated for inclusion into the City’s Historic Resources Inventory, City staff shall consider whether it is eligible for inclusion in State or federal registers prior to the issuance of a demolition or alterations permit. Minor exterior improvements that do not affect the architectural integrity of potentially historic buildings shall be exempt from consideration. Examples of minor improvements may include repair or replacement of features in kind, or other changes that do not alter character- defining features of the building. Policy L-7.3 Actively seek state and federal funding for the preservation of buildings of historical merit and consider public/private partnerships for capital and program improvements. Policy L-7.4 Relocation may be considered as a preservation strategy when consistent with State and national standards regarding the relocation of historic resources. Policy L-7.5 To reinforce the scale and character of University Avenue/Downtown, promote the preservation of significant historic buildings. Policy L-7.6 Promote awards programs and other forms of public recognition for exemplary Historic Preservation projects. Policy L-7.7 Streamline, to the maximum extent feasible, any future processes for design review of historic structures to eliminate unnecessary delay and uncertainty for the applicant and to encourage historic preservation. REHABILITATION AND REUSE Policy L-7.8 Promote adaptive reuse of old buildings. Program L7.8.1 Promote and expand available incentives for the retention and rehabilitation of buildings with historic merit in all zones and revise existing zoning and permit regulations to minimize constraints to adaptive reuse. Program L7.8.2 Create incentives to encourage salvage and reuse of discarded historic building materials. Program L7.8.3 Seek additional innovative ways to apply current codes and ordinances to older buildings. Use the State Historical Building Code for designated historic buildings. 5.a Packet Pg. 105 PALO ALTO COMPREHENSIVE PLAN LAND USE AND COMMUNITY DESIGN ELEMENT 13 Policy L-7.9 Allow compatible nonconforming uses for the life of historic buildings. Policy L-7.10 Ensure the preservation of significant historic resources owned by the City of Palo Alto. Allow such resources to be altered to meet contemporary needs consistent with the Secretary of the Interior Standards for Rehabilitation. Policy L-7.11 For proposed exterior alterations or additions to designated Historic Landmarks, require design review findings that the proposed changes are in compliance with the Secretary of the Interior Standards for Rehabilitation. Policy L-7.12 Maintain the historic integrity of building exteriors. Consider parking exceptions for historic buildings to encourage rehabilitation. Program L7.12.1 Review parking exceptions for historic buildings in the Zoning Code to determine if there is an effective balance between historic preservation and meeting parking needs. Policy L-7.13 Encourage and assist owners of historically significant buildings in finding ways to adapt and rehabilitate these buildings, including participation in state and federal tax relief programs. Policy L-7.14 Continue to use a TDR Ordinance to allow the transfer of development rights from designated buildings of historic significance in the Commercial Downtown (CD) zone to non-historic receiver sites in the CD zone. Consider revising the TDR Ordinance so that transferred development rights may be used only for residential development on the receiver sites. ARCHAEOLOGICAL RESOURCES Policy L-7.15 Protect Palo Alto’s archaeological resources, including natural land formations, sacred sites, the historical landscape, historic habitats and remains of settlements here before the founding of Palo Alto in the 19th century. Policy L-7.16 Continue to consult with tribes as required by California Government Code Section 65352.3. In doing so, use appropriate procedures to accommodate tribal concerns when a tribe has a religious prohibition against revealing precise information about the location or previous practice at a particular sacred site. Policy L-7.17 Assess the need for archaeological surveys and mitigation plans on a project-by-project basis, consistent with the California Environmental Quality Act and the National Historic Preservation Act. Policy L-7.18 Require project proponents to meet State codes and regulations regarding the identification and protection of archaeological and paleontological deposits, and unique geologic features. 5.a Packet Pg. 106 PALO ALTO COMPREHENSIVE PLAN LAND USE AND COMMUNITY DESIGN ELEMENT PARKS AND GATHERING PLACES GOAL L‐8 Attractive and safe parks, civic and cultural facilities provided in all neighborhoods and maintained and used in ways that foster and enrich public life. Policy L-8.1 Facilitate creation of new parkland to serve Palo Alto's residential neighborhoods, as consistent with the Parks, Trails, Open Space and Recreation Master Plan. Policy L-8.2 Provide comfortable seating areas and plazas with places for public art adjacent to library and community center entrances. Policy L-8.3 Encourage small-scale local-serving retail services, such as small cafes, delicatessens and coffee carts, in civic centers: Mitchell Park, Rinconada Library and Cubberly Community Center. Policy L-8.4 Create facilities for civic and intellectual life, such as better urban public spaces for civic programs and speakers, cultural, musical and artistic events. Policy L-8.5 Recognize public art and cultural facilities as a community benefit. Encourage the development of new and the enhancement of existing public and private art and cultural facilities throughout Palo Alto. Ensure that such projects are compatible with the character and identity of the surrounding neighborhood. Policy L-8.6 Seek potential new sites for art and cultural facilities, public spaces, open space and community gardens. Policy L-8.7 Encourage religious and private institutions to collaborate with the community and the surrounding neighborhood. PUBLIC STREETS AND PUBLIC SPACES GOAL L‐9 Attractive, inviting public spaces and streets that enhance the image and character of the city. STREETS AND PARKING Policy L-9.1 Recognize Sand Hill Road, University Avenue between Middlefield Road and San Francisquito Creek, Embarcadero Road, Page Mill Road, Oregon Expressway, Interstate 280, Arastradero Road (west of Foothill Expressway), Junipero Serra Boulevard/Foothill Expressway and Skyline Boulevard as scenic routes and preserve their scenic qualities. Program L9.1.1 Evaluate existing zoning code setback requirements to ensure they are appropriate for scenic routes. 5.a Packet Pg. 107 PALO ALTO COMPREHENSIVE PLAN LAND USE AND COMMUNITY DESIGN ELEMENT 15 Policy L-9.2 Encourage development that creatively integrates parking into the project, including by locating it behind buildings or underground wherever possible, or by providing for shared use of parking areas. Encourage other alternatives to surface parking lots that minimize the amount of land devoted to parking while still maintaining safe streets, street trees, a vibrant local economy and sufficient parking to meet demand. Policy L-9.3 Treat residential streets as both public ways and neighborhood amenities. Provide and maintain continuous sidewalks, healthy street trees, benches and other amenities that promote walking and “active” transportation. Program L9.3.1 Review standards for streets and signage and update as needed to foster natural, tree-lined streets with a minimum of signage. PUBLIC SPACES Policy L-9.4 Maintain and enhance existing public gathering places and open spaces and integrate new public spaces at a variety of scales. Policy L-9.5 Encourage use of data-driven, innovative design methods and tactics and use data to understand to evaluate how different community members use public space. Policy L-9.6 Create, preserve and enhance parks and publicly accessible, shared outdoor gathering spaces within walking and biking distance of residential neighborhoods. Program L9.6.1 Analyze existing neighborhoods and determine where publicly- accessible shared, outdoor gathering spaces are below the citywide standard. Create new public spaces, including public squares, parks and informal gathering spaces in these neighborhoods. GATEWAYS Policy L-9.7 Strengthen the identity of important community-wide gateways, including the entrances to the City at Highway 101, El Camino Real and Middlefield Road; the Caltrain stations; entries to commercial districts; Embarcadero Road at El Camino Real and between Palo Alto and Stanford. Program L9.7.1 Develop a strategy to enhance gateway sites with special landscaping, art, public spaces and/or public buildings. Emphasize the creek bridges and riparian settings at the entrances to the City over Adobe Creek and San Francisquito Creek. URBAN FOREST Policy L-9.8 Incorporate the goals of the Urban Forest Master Plan, as periodically amended, into the Comprehensive Plan by reference in order to assure that new land uses recognize the many benefits of trees in the urban context and foster a healthy and robust tree canopy throughout the City. 5.a Packet Pg. 108 PALO ALTO COMPREHENSIVE PLAN LAND USE AND COMMUNITY DESIGN ELEMENT Program L9.8.1 Establish incentives to encourage native trees and low water use plantings in new development throughout the city. Policy L-9.9 Involve the Urban Forester, or appropriate City staff, in development review. UTILITIES AND INFRASTRUCTURE Policy L-9.10 Design public infrastructure, including paving, signs, utility structures, parking garages and parking lots to meet high-quality urban design standards and embrace technological advances. Look for opportunities to use art and artists in the design of public infrastructure. Remove or mitigate elements of existing infrastructure that are unsightly or visually disruptive. Program L9.10.1 Continue the citywide undergrounding of utility wires. Minimize the impacts of undergrounding on street tree root systems and planting areas. Program L9.10.2 Encourage the use of compact and well-designed utility elements, such as transformers, switching devices, backflow preventers and telecommunications infrastructure. Place these elements in locations that will minimize their visual intrusion. Policy L-9.11 Provide utilities and service systems to serve all urbanized areas of Palo Alto and plan infrastructure maintenance and improvements to adequately serve existing and planned development. Program L9.11.1 Implement the findings of the City’s Infrastructure Blue Ribbon Committee and its emphasis for rebuilding our civic spaces. Program L9.11.2 Identify City-owned properties where combinations of wireless facilities can be co-located, assuming appropriate lease agreements are in place. Policy L-9.12 Recognize the importance of regional infrastructure, such as the Regional Water Utility Infrastructure owned by the San Francisco Public Utilities Commission (SFPUC). Program L9.12.1 Coordinate with regional utility providers on activities that would impact their infrastructure and right-of-way. GOAL L‐10 Maintain an economically viable local airport with minimal environmental impacts. PALO ALTO AIRPORT Policy L-10.1 Operate Palo Alto Airport (PAO) as a vital and efficient facility at its current level of operation without intruding into open space areas. PAO should remain limited to a single runway and minor expansion shall only be allowed in order to meet federal and State airport design and safety standards. 5.a Packet Pg. 109 PALO ALTO COMPREHENSIVE PLAN LAND USE AND COMMUNITY DESIGN ELEMENT 17 Program L10.1.1 Relocate the terminal building away from the Runway 31 clear zone and closer to the hangars, allowing for construction of a replacement terminal. Program L10.1.2 Update the Airport Layout Plan in accordance with Federal Aviation Administration requirements, as needed, while ensuring conformance with the Baylands Master Plan to the maximum extent feasible. Program L10.1.3 Identify and pursue funding to address maintenance, safety and security improvements needed at PAO. Policy L-10.2 Regulate land uses in the Airport Influence Area to ensure consistency with the Palo Alto Airport Comprehensive Land Use Plan and the Baylands Master Plan. Policy L-10.3 Minimize the environmental impacts associated with PAO operations, including adverse effects on the character of surrounding open space, noise levels and the quality of life in residential areas, as required by federal and State requirements. Program L10.3.1 Establish and implement a system for processing, tracking and reporting noise complaints regarding local airport operations on an annual basis. Program L10.3.2 Work with the airport to pursue opportunities to enhance the open space and habitat value of the airport. These include:  Maintaining native grasses;  Reconstructing levees to protect the airport from sea level rise while enhancing public access and habitat conservation; and  Evaluating the introduction of burrowing owl habitat. This program is subject to federal wildlife hazard requirements and guidelines for airports. Policy L-10.4 Provide public access to the Airport for bicyclists and pedestrians. Program L10.4.1 Continue to provide a bicycle/pedestrian path adjacent to Embarcadero Road, consistent with the Baylands Master Plan and open space character of the baylands subject to federal and State airport regulations. Policy L-10.5 Address the potential impacts of future sea level rise through reconstruction of the Bayfront levee in a manner that provides protection for the Airport and greater habitat along the San Francisco Bay frontage. Policy L-10.6 Encourage the use of alternatives to leaded fuel in aircraft operating in and out of Palo Alto Airport. 5.a Packet Pg. 110 DocuSign Envelope ID: 15E8405E-72C2-4428-9BOO-OB6FD3DD5B41 Ordinance No. 5446 Ordinance of the Council of the City of Palo Alto Adopting the Provisions of an Initiative Measure Amending the Comprehensive Plan 2030 and Title 18 (Zoning) of the Palo Alto Municipal Code to Reduce the Maximum Allowable New Office and R&D Development Citywide from 1.7 Million Square Feet to 850,000 Square Feet, Subject to Specified Exemptions RECITALS A. On May 22, 2018, the proponents of the initiative to reduce the citywide cumulative office/R&D development cap by fifty percent from 1.7 million square feet to 850,000 square feet submitted petition signatures to the Office of the City Clerk, which signatures the City Clerk transmitted to the County of Santa Clara Registrar of Voters for verification in accordance with Elections Code Section 9115. B. On June 3, 2018, the Registrar of Voters certified that the initiative petition qualified with the sufficient number of valid signatures with a total of 2,430 which is greater than 6% of the registered voters in the City of Palo Alto at the last general municipal election for the City. C. On June 11, 2018, the City Council accepted the Certificate of Sufficiency of the Initiative Petition issued by the Registrar of Voters and directed staff to provide a report on the potential effects of the initiative. D. On July 30, 2018, the City Council accepted the report. E. The Palo Alto City Charter, Article VI, Section 2 authorizes the City Council to adopt without alteration the proposed initiative ordinance to amend the Comprehensive Plan and Title 18 of the Palo Alto Municipal Code. NOW, THEREFORE, the Council of the City of Palo Alto ORDAINS as follows: SECTION 1. The text of the proposed initiative ordinance amending the Comprehensive Plan and Title 18 of the Palo Alto Municipal Code to reduce the cap on the maximum allowable new office/R&D development citywide by fifty percent from 1.7 million square feet to 850,000 square feet, subject to specified exemptions, is set forth in full in Exhibit A attached hereto and incorporated herein by this reference. II II SL/2018 Elections/Office Cap Initiative/ORD Adopting Office Cap Initiative July 2018 5.b Packet Pg. 111 DocuSign Envelope ID: 15E8405E-72C2-4428-9BOO-OB6FD3DD5B41 Exhibit A PALO ALTO REDUCED OFFICEIR&D DEVELOPMENT CAP INITIATIVE The people of the City of Palo Alto do ordain as follows: SECTION 1: PURPOSE, EFFECT, AND FINDINGS A. Purpose: The purpose of the Palo Alto Reduced Office/R&D Development Cap Initiative ("Initiative") is to return office/R&D growth throughout the City to its long-tenn historical trend, by (1) reducing the current cap on new office and R&D (research and development) development by fifty percent, with specified exemptions, and (2) requiring voter approval to increase the Initiative's cap or to add further exemptions to the cap. The Initiative is essential to preserve livability, an innovative economy, and the quality of life in the City of Palo Alto. B. Effect: This Initiative amends the City of Palo Alto Comprehensive Plan 2030 (the '12030 Comprehensive Plan") to reduce the citywide cap of 1. 7 million new square feet of office/R.&D development by fifty percent to 850,000 square feet. Medical office uses in the Stanford University Medical Center vicinity, and other medical, governmental, and institutional uses, continue to be exempted from the cap; no other exemptions ere allowed. The cap does not apply to new housing in the City. · ·This Initiative also amends the Palo Alto Municipal Code to include the same requirement of en 8501000 square-foot cap. The Charter of the City of Palo Alto provides that any ordinance adopted by the electors cannot be repealed or amended, except by a vote of the people, unless the ordinance provides otherwise. Consistent with the City Charter, this Initiative specifics that (1) through December 31, 2030, voter approval is required to increase the Initiative's cap or to add further exemptions to the cap, but (2) the City Council may reduce the Initiative's cap without a vote of the people. C. Fiodlnas: The people of the City of Palo Alto find that this Initiative promotes and protects the health, safety, welfare, and quality oflife of City re!!idents, based on the following specific findings: Page 1 of8 5.b Packet Pg. 113 DocuSign Envelope ID: 15E8405E-72C2-4428-9BOO-OB6FD3005B41 1. Palo Alto '1 Current Cap on New Office/R&D Development Is Excessive: From 1989 to 2014, Palo Alto added approximately l.S million square feet of non-residential development. as monitored by the City. The recently adopted 2030 Comprehensive Plan, which is the primary tool to guide future development in the CityJ would allow an additional 1. 7 million square feet of office/Rc'{dl development. This Initiative reduces that amount by setting a new eumulative cap on new office/R&D development that could occur in tJ;u: City. The Initiative's cumulative cap of850,000 new square feet is in line with the average annual square feet of non-residential development that has occurred since th~ City's monitoring began. Importantly, the Initiative does not prevent the City from adopting or enforcing annual caps on new office/R&D development-provided that the cumulative total cap is not exceeded. 2. Palo Alto Cannot Tolerate More Traffic: According to the City's own study, there are already about three jobs in the City for every employed resident As a result, the City has one of the highest commuter ratios in the nation for cities with populations of more than fifty thousand. Excessive new oftice/R.&D development in Palo Alto-as the recently adopted 2030 Comprehensive Plan allows-will lead to even more jobs. and thus exacerbate traffic congestion and parking shortages in the City. Two-thirds of City residents cite these issues as major concerns. 3. Housing Prices Are AJready Too lligh: Lack of affordable housing is another major concern for City residents. And one of the primary causes of rising home prices is rapid business expansion with the associated escalation of land prices. Palo Alto cannot stand to have its affordable housing crisis deepened by the rapid growth in officelR.&D development and jobs that could occur under the recently adopted 2030 Comprehensive Plan. 4. Economic Prosperity Could Be Threatened by Excessive Growth. One marker of Palo Alto's success as a center of Silicon Valley's innovation economy has been the extraordinary mobility of its professional workers. The 2030 Comprehensive Plan recognizes that "employers, businesses and neighborhoods share many values and concerns, including traffic and puking issues and preserving ~alo Alto's livability." Placipg a modeta!e cumulative limit on office/R&D growth will support the City's unique mobility oflocal businesses and workers, while at the same time allowing a reasonable amount of growth over the period of the 2030 Comprehensive Plan. SECTION 2: CITY OF PALO ALTO 2030 COMPREHENSIVE PLAN AMENDMENTS This Initiative hereby emends the Land Use and Community Design Element of die 2030 Comprehensive Plan, as emended through April 20, 2018 (''Submittal Date"). Text to be inserted in the 2030 Comprehensive Plan is indicated in bold type, and text to be deleted is indicated in llk=iketmeugll type. Noo-bolded text cwrently appears in the 2030 Comprehensive Plan. Except as expressly provided below, the language adopted and readopted in the following amendments may be repealed or emended (as by, for example., increasing the cap or by adding Pagel of8 5.b Packet Pg. 114 DocuSign Envelope ID: 15E8405E-72C2-4428-9BOO-OB6FD3005841 additional exemptions) only by a vote of the people through December 311 2030. A. Policy L-1.10 on page 371 under the heading "GROWTH MANAGEMENT AND MONITORING," is hereby readopted with the following changes: Maialais a eity¥.•ide ea:p ef 1.7 ~ea Cap new square feet of oftice/R&D development citywide at 850,000 square feet, exempting medical office uses in the Stanford University Medical Center (SUMC) vicinity. Use January 11 2015 as the baseline and monitor development towards the cap on an annual basis. &.fllihe IHlB&8l me&HeriBg ta assess the effeaaveaess ef develepmeet HEtuiAHMB!s IHHl delel'IBie.e whether the aa:p asd the d&Velepmeat fftfYiNmeats shellld he adjusted. Continue to exempt medical, governmental and institutional uses from the cap on office/R&D development; no other exemptions are allowed. Through December 31, 2030, this Policy L-1.10 may not be amended or repealed except by a vote of the peqple, provided, however, that the Palo Alto City Council may reduce the citywide cap of 850,000 new square feet of office/R&D development without a vote of the people. B. Program Ll.10.l on page 37, following Policy L-1.10, is deleted in its entirety as follows: R:ee\~ the e\llB\llatWe aap whee the B:IBBUS:t ef aew effie~ &sP SEJU&fe feet&ge emitted sitlee Ieuary 11 2QU N&ehes (;:J pereeftl efthe &llerw·ed sttH&fe feet&ge1 er 11139.(IQQ &EJU&Fe flat Casellff8e~ eeesidenemeval er petealial eh&Rges te die eap ellter te die ameHBt ef additiee&I develepmeBf petmited hy lfte City's menisg eAlinanee. SECTION 3~ 2030 COMPREHENSIVE PLAN CONFORMING AMENDMENTS In light of the 2030 Comprehensive Plan amendments set forth above in Secti~n 2 of this Initiative, the 2030 Comprehensive Plan is hereby further amended as set forth below in order to promote internal consistency among the ~ous provisions of the 2030 Comprehensive Plan. Text to be inserted in the 2030 Comprehensive Plan is indicated in bold type. and text to be deleted is indicated in alftlEetlnagh type. Noo.-bolded text cuaently appears in the 2030 Comprehensive Plan and is not changed or readopted by this Initiitfve. The language adopted in the following amendments may be further amended as appropriate without a vote of the people, during the course of further updates and revisions to the 2030 Comprehensive PIBDt provided that such amendments do not conflict with Policy L-1.10. A. The text on page 20, under the heading .. OROwrH MANAGEMENT," is amended as follows: The pace of non-residential growth and developm~t in Palo ,Alto has been moderated by a citywide cap on non-residential dCvelopmcnt first acjopted by the Cicy Council in 1989. Base& ea the rlemell&tlaletl and eeatimtewl atrength efihe ·~·a 111eaelB:)', Bl!ld Neeat ehaeges iathe appreaea te gmwtll maeagemeat tlueYg1leet 6.iilemia; t'this Plan p~ents an updated cumulative growth management and monitoring system, as approved by the voters in the Pala A.Ila Ruuced OJJicUR.&D DeHlapnrent Cap Pagel of8 5.b Packet Pg. 115 DocuSign Envelope ID: 15E8405E-72C2-4428-9BOO-OB6FD3DDSB41 Initiatl11e. This system moderates the overall amount of new office/R&D development &Rd meeitefS if5 impaee en to enhance Palo Alto's livability. This updated approach uses 2015 as the baseline froqi which to monito~ncw development and establishes a cumulative, citywide cap on office/R~ uses, including conversions of exi!tigg square footage to officO'R.&D space. k else esmt.lishes elear pidaeee te address r;.i.ftat the Ci~ sheuld de as the eap is appRHlehetl B. Program B 1.1. l on page 196 is amended as follows: Implement and periodically amend an Economic Development Policy to guide business development in the City In a manner consistent with Polley L-1.10. > • C. Program B7.2. l on page 200 is amended as follows: Review policies and regulations guiding development at Stanford Research Parle and revise them as needed to allow improved responsiveness to changing market conditions in a manner consistent with PoUcyL-1.10. D. The following rows of the Implementation Table on pages 214, 266, and 268 are amended as follows: Program# Program Text Lead Priority Anticipated Department Level of or Agency (SIM!UrP/R)' Effort (S/SS/SSS) ~I.IQ.I Keerraluafe the etHBYla&r1e eap Planeieg& M ' whee lite ameum et:aew GelBIBllRity effieea<B i!!D &E(Ullfe feetage ieYif8emem emklecl aiaee iJ1m1my I, ~QI§ Depal4meet R1Beltee 6~ 1n1RJeBt e~ the alle\\1ed 5'l1l8fe feemge; eF I, U9,QOO &E(Ullfe feet:i Geeet:HHHll)' eeft5ideF reme111&1 e• peleetill eh&Bges te dte eap BR~f te d\e 111&9~ ef adclilieaal dewlepmem peRBilted hy '1le Si~s eenieg efdieanee. B.1.1 Implement and periodically amend Office of R $ an Economic Development Policy Economic to guide bas~ess development in Development the City In a manner consistent with Polley L-1.10. - Page4 of8 I 5.b Packet Pg. 116 DocuSign Envelope ID: 15E8405E-72C2-4428-9BOO-OB6FD3DD5B41 B7.2.l Review policies and regulations Planning& M SS guiding development at Stanford Community Research Parle and revise them as EnvirOnmcnt needed to allow improved Department responsiveness to changing market conditions In a manner consistent ' with Polley L-1.10. I - SECTION 4: PALO ALTO MUNICIPAL CODE AMENDMENTS This Initiative hereby amends the Palo Alto Municipal Code ("Municipal Code"). Text to be inserted in the Municipal Code is indicated in bold type. Except as expressly provided below, the language adopted in the following amendments may be repealed or amended only by a vote of the people through December 31, 2030. A. A new Section 18.40.200 (Growth Management) is added to Chapter 18.40 (General Standards) ofTitle 18 (Zoning) of the Municipal Code to read as follows: 18.40.200 Growth Mana1ement This 11eclion 18.40.200 adopts the citywide cap on office/R&D development that appears In Polley L-1.10 of the City of Palo Alto Comprehensive Plan 2030 pursuant to the Palo .Alto Red11ced Office/R.&D Dnelap•nent Cap lnitiatirle: Cap new square feet of office/R&D development citywide at 850,000 square feet, exempting medical office uses In the Stanford University Medical Center (SUMC) vicinity. Use January 1, 2015 as the baseUae and monitor development towards the cap on an. annual basis. Continue to exempt medical, governmental and Institutional uses from the cap on office/R&D development; no other exemptions are allowed. Notwithstanding anything in this Municipal Code or any other City ordinance or resolution to the contrary, the City shall not approve any non-exempt offlce/R&D development that would exceed this cap, or add further exemptions to the cap, except to the extent permitted by the Palo Alto Red11ced Ofjice/R&D Development Cap Inltialive. Through December 31, 2030, thJs Section 18.40.200 may not be amended or repealed except by a vote of the people, provided, however, that the Palo Alto City Coundl may reduce the citywide cap of 850,000 new square feet of offtce/R&D development without a vote of the peo_ple. SECTIONS: EXEMPTIONS FOR CERTAIN PROJECTS A. This Initiatiye shall not apply to or prohl'bit any development project or ongoing activity that bas obtained, as of the Effective Date of this Initiative. a vested right pursuant to State law. Page5of8 5.b Packet Pg. 117 DocuSign Envelope ID: 15E8405E-72C2-4428-9800-086FD3DD5841 B. The provisions of this Initiative shall not apply to the~ but only to the extent, that they would violate the Constitution or laws of the United States or the State of California. C. The City Council is authorized to grant exceptions to the voter approval requirements in Policy L-1.10 when: necessary to comply with state or federal law governing the provision of housing, including but not limited to affordable housing reciuirements. This exception applies only if the City Council first makes each of the following findings based on substantial evidence in the record with respect to a proposm mixed-use housing project including officeJR&D uses that are subject to the cap set by this Palo Alto Reduced Office/R&D Development Cap lnitiatiye: (1) a specific provision of state or federal law n;quires the City to accommod~te the housing ~at will be permitted by the exception; (2) the exception permits no more office/R&D development than that necessary to comply with the specific provision of state or federal law; and (3) it is not feasible for the City to require modifications to the office/R&D component of the proposed project in a way that would allow the City to satisfy the specific state or federal law without exceeding the cap set by this Palo Alto Reduced Office/R.&D Development Cap Jnjtiative. SECTION 6: IMPLEMENTATION A. Effective Date: ''Effective Date" means the date that the Palo Alto Reduced Office/R&D Development Cap Initiative became effective. Upon the Effective Date of this Initiative, the provisions of Section 4 are hereby inserted in the City of Palo Alto Municipal Code as an amendment thereof, and the provisions of Sections 2 and 3 arc hereby inserted in the City of Palo Alto Comprehensive Plan 2030, as an amendment thereof; except that if state or local law limits the number of CompR:hcnsive Plan amendments in any given year and those amendments have already been utilized in the year in which the Initiative becomes effective, this 2030 Compxehensive Plan amendment shall be the first amendment inserted in the City of Palo Alto Comprehensive Plan 2030 on January 1 of the following year. Upon the Effective Date of this Initiative, any provisions of the City of Palo Alto Zoning Code or any other City of Palo Alto ordiDance or resolution that are inconsistent with the 2030 Comprehensive Plan and Municipal Code amendments adopted by this Initiative shall not be enforced in a manner inconsistent with this Initiative. B. Interim Amendments: The City of Palo Alto Comprehensive Plan 2030 in effect on the Submittal Date and the 2030 Comprehensive Plan as amended by this Initiative comprise an integrated, internally consistent, and compatible statement of policies for the City of Palo Alto. To C1lSUR that nothing in this Initiative. would prevent the 2030 Comprehensive Plan from being an integrated, interna11y consistent. and compatible statement of the policies of the City, and to ensure that the actions of the voters in enacting this Initiative are given effect, any amendment to the 2030 Comprehensive Plan that is adopted between the SubmittaJ Date and the date that the 2030 Comprehensive Plan is amended by this Initiative shall. to the extent that such interim-enacted provision is inconsistent with the 2030 Comprehcosive Plan provisions readopted and amended by this Initiative, be imend~ as soon as possible to ensure consistency between the Page 6 ofl 5.b Packet Pg. 118 DocuSign Envelope ID: 15E8405E-72C2-4428-9BOO-OB6FD3DD5B41 • provisions readopted and amended by ~s Initiative and othet; proyisions of the 2030 Comprehensive Plan. Likewise, any amendment to the Palo Alto Municipal Code that is adopted between the Submittal Date and the date that the Mwilcipal Code is amended by this Initiative shall, to the extent that such interim-enacted provision "is inconsistent with the Municipal Code provision adopted by this Initiative, be amended as soon as possible to ensure consistency between the! p~ions adopted by this Initiative and other provisions of the Municipal Code. . C. Other City Plan, Ordinances, and Polides: The City of Palo Alto is hereby authorized and directed to am~ the City of Palo Alto Comprehensive Plan 2030, all area plans, specific plans, the City of Palo Alto Zoning Code, Land Use Map, and Zoning Map, and other ordinances and policies affected by this Initiative as soon as possible as necessary to ensure consistency between the provisions adopted in this Initiative and other sections of the 2030 Comprehensive Plan. all area plans, specific plans, the Zoning Code, the Zon.inj Map, ana other City ordinances and policies. D. Reorganization: The 2030 Comprehensive Plan and the Municipal Code may be reorganized or readopted in different format, and individual provisions may be renumbered or reordered, in the course of ongoing updates of the 2030 Comprehensive Plan and the Municipal Code, provided that the provisions of Section 2 of this Initiative shall remain in the 2030 Comprehensive Plan and the provisions of Section 4 of this Initiative shall remain in the Municipal Code, unless earlier repealed or amended by the voters of the City. E. Implementing Ordinances: The City Council is authorized, after a duly noticed public hearing, to adopt implementing ordinances, guidelines, rules, and/or regulations. as necessary, to further the purposes ofthis Initiative. F. Enforcement and Defense of Initiative: The City Council shall take all steps,reasonably necess&I)' to enforce this Initiative and to defend it against any challenge to its validity. SECTION 7: EFFECT OF COMPETING OR ALTERNATIVE MEAsURE ON THE SAME BALLOT This Initiative sets a citywide cap of 850,000 new square feet of office/R&D development using January 1, 201 S as the baseline, with specified exemptions, and requires voter approval to increase or repeal the cap or add further exemptions to the cap through December 311 2030. By voting for this Initiative, the voters expressly declare their intent that any other measure that appears on the s~e ballot as this Initiative and addresses a citywide cap on offi~D development, shall be deemed to conflict with this Initiative. Because of this conflict, if this Initiative and any such other City of Palo Alto measure receive a majority of votes by the voters voting thereon at the same election, then, to the extent allowed by state law and any legally yalid provisions of the City's City Charter, the measure receiving the most votes in favor shall prevail and no provision of the other measure shall take effect. For the purposes of this Section 7, any other voter-Sponsored measure that appeal's on the same ballot as this Initiative and pwpQrts to amend any provision of this Initiative shall be deemed to directly conflict with this entize Initiative. Pagc:7 of8 5.b Packet Pg. 119