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2020-07-16 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: July 16, 2020 Virtual Meeting 8:30 AM ****BY VIRTUAL TELECONFERENCE ONLY*** https://zoom.us/join Meeting ID: 970 9873 4671 Phone number: 1 669 900 6833 Pursuant to the provisions of California Governor’s Executive Order N-29-20, issued on March 17, 2020, to prevent the spread of Covid-19, this meeting will be held by virtual teleconference only, with no physical location. Members of the public may comment by sending an email to arb@cityofpaloalto.org or by attending the Zoom virtual meeting to give live comments. Instructions for the Zoom meeting can be found on the last page of this agenda. 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, 2) Tentative Future Agenda items and 3) Recent Project Decisions 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. 656 Lytton Avenue [19PLN-00040]: Recommendation on Applicant’s Request for Approval of a Minor Board Level Architectural Review to Allow for Revisions to the Facade of Existing Multi-Family _______________________ 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. Affordable Senior Housing Facilities and Other Minor Site Revisions. Environmental Assessment: Exempt From the Provisions of the California Environmental Quality Act (CEQA) in Accordance with CEQA Guidelines Section 15301. Zoning District: PC-2649 for Lytton Gardens I and PC-2698 for Lytton Gardens II (Planned Community). For More Information Contact the Project Planner Emily Foley at emily.foley@cityofpaloalto.org Board Member Questions, Comments or Announcements North of Ventura Coordinated Area Plan (NVCAP) Working Group Updates - Boardmember Lew 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 Peter Baltay Vice Chair Osma Thompson Boardmember David Hirsch Boardmember Grace Lee Boardmember Alex Lew Get Informed and Be Engaged! View online: http://midpenmedia.org/category/government/city-of-palo-alto/ or on Channel 26. Public comment is encouraged. Email the ARB at: arb@CityofPaloAlto.org. Material related to an item on this agenda submitted to the ARB after distribution of the agenda packet is available for public inspection at bit.ly/paloaltoARB. 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. _______________________ 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. Public Comment Instructions Members of the Public may provide public comments to teleconference meetings via email, teleconference, or by phone. 1. Written public comments may be submitted by email to arb@CityofPaloAlto.org 2. Spoken public comments using a computer will be accepted through the teleconference meeting. To address the Board, click on the link below for the appropriate meeting to access a Zoom-based meeting. Please read the following instructions carefully. A. You may download the Zoom client or connect to the meeting in-browser. If using your browser, make sure you are using a current, up-to-date browser: Chrome 30+, Firefox 27+, Microsoft Edge 12+, Safari 7+. Certain functionality may be disabled in older browsers including Internet Explorer. B. You will be asked to enter an email address and name. We request that you identify yourself by name as this will be visible online and will be used to notify you that it is your turn to speak. C. When you wish to speak on an agenda item, click on “raise hand”. The moderator will activate and unmute attendees in turn. Speakers will be notified shortly before they are called to speak. The Zoom application will prompt you to unmute your microphone when it is your turn to speak. D. When called, please limit your remarks to the time limit allotted. E. A timer will be shown on the computer to help keep track of your comments. 3. Spoken public comments using a smart phone will be accepted through the teleconference meeting. To address the Council, download the Zoom application onto your phone from the Apple App Store or Google Play Store and enter the Meeting ID below. Please follow instructions B-E above. 4. Spoken public comments using a phone use the telephone number listed below. When you wish to speak on an agenda item hit *9 on your phone so we know that you wish to speak. You will be asked to provide your first and last name before addressing the Board. You will be advised how long you have to speak. When called please limit your remarks to the agenda item and time limit allotted. https://zoom.us/join Meeting ID: 970 9873 4671 Phone number: 1 669 900 6833 (you may need to exclude the initial “1” depending on your phone service) Architectural Review Board Staff Report (ID # 11481) Report Type: City Official Reports Meeting Date: 7/16/2020 City of Palo Alto Planning & Development Services 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, 2) Tentative Future Agenda items and 3) Recent Project Decisions 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. Board level Architectural Review approvals can be found on the City’s webpage at http://bit.ly/PAapprovedprojects. 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 1 Packet Pg. 5 City of Palo Alto Planning & Development Services Department Page 2 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. Attachments: x Attachment A: ARB Meeting Schedule Assignments (DOCX) x Attachment B: Tentative Future Agendas (DOCX) 1 Packet Pg. 6 Architectural Review Board Meeting Schedule & Assignments 2020 Schedule Meeting Dates Time Location Status Planned Absences 1/2/2020 8:30 AM Council Chambers Cancelled 1/16/2020 8:30 AM Council Chambers Regular 1/30/2020 9:00 AM Palo Alto Art Center Retreat 2/6/2020 8:30 AM Council Chambers Regular 2/20/2020 8:30 AM Council Chambers Cancelled 3/5/2020 8:30 AM Council Chambers Regular 3/19/2020 8:30 AM Council Chambers Cancelled 4/2/2020 8:30 AM Council Chambers Cancelled 4/16/2020 8:30 AM Virtual Meeting Regular Lee excused 5/7/2020 8:30 AM Virtual Meeting Regular 5/21/2020 8:30 AM Virtual Meeting Regular 6/4/2020 8:30 AM Virtual Meeting Subcommittee 6/18/2020 8:30 AM Virtual Meeting Cancelled 7/2/2020 8:30 AM Virtual Meeting Regular 7/16/2020 8:30 AM Virtual Meeting Regular 8/6/2020 8:30 AM Virtual Meeting Cancelled 8/20/2020 8:30 AM Virtual Meeting Regular 9/3/2020 8:30 AM Virtual Meeting Regular 9/17/2020 8:30 AM Virtual Meeting Regular 10/1/2020 8:30 AM Virtual Meeting Regular 10/15/2020 8:30 AM Virtual Meeting Regular 11/5/2020 8:30 AM Virtual Meeting Regular 11/19/2020 8:30 AM Virtual Meeting Regular 12/3/2020 8:30 AM Virtual Meeting Regular 12/17/2020 8:30 AM Virtual Meeting Regular 2020 Subcommittee Assignments Assignments will be made by the ARB Chair on the day of the hearing January February March April May June 1/16 – Hirsch/Lew 2/6 – Baltay/Lew 3/5 – Baltay/Lew 4/16 – Hirsch/Lew 5/21 – Thompson/Lew 6/4 – Thompson/Hirsch July August September October November December 7/2 – Thompson/Hirsch /Lew 1.a Packet Pg. 7 Architectural Review Board 2020 Tentative Future Agenda The Following Items are Tentative and Subject to Change: Meeting Dates Topics August 6, 2020 x Canceled August 20, 2020 x 788-796 San Antonio: Housing project (3rd Formal) x 1310 Bryant, 1235 and 1263 Emerson: Castilleja School (1st Formal) x Objective Standards Review 1.b Packet Pg. 8 Architectural Review Board Staff Report (ID # 11438) Report Type: Action Items Meeting Date: 7/16/2020 City of Palo Alto Planning & Development Services 250 Hamilton Avenue Palo Alto, CA 94301 (650) 329-2442 Summary Title: 656 Lytton Avenue: Facade Modifications and Other Minor Site Revisions (1st Formal) Title: PUBLIC HEARING / QUASI-JUDICIAL. 656 Lytton Avenue [19PLN-00040]: Recommendation on Applicant’s Request for Approval of a Minor Board Level Architectural Review to Allow for Revisions to the Facade of Existing Multi-Family Affordable Senior Housing Facilities and Other Minor Site Revisions. Environmental Assessment: Exempt From the Provisions of the California Environmental Quality Act (CEQA) in Accordance with CEQA Guidelines Section 15301. Zoning District: PC-2649 for Lytton Gardens I and PC-2698 for Lytton Gardens II (Planned Community). For More Information Contact the Project Planner Emily Foley at emily.foley@cityofpaloalto.org From: Jonathan Lait Recommendation It is recommended that the Architectural Review Board (ARB) take the following action: 1. Recommend approval of the proposed renovations to the Director of Planning and Development Services based on findings and subject to conditions of approval. Report Summary The applicant proposes an exterior façade change and minor site improvements to a Planned Community, Lytton Gardens I. The exterior materials would be changed to fiber-cement siding in a neutral color scheme. Site improvements include new rooftop-mounted condensing units for air conditioning/heating, replacement of an existing emergency generator, reconfiguration of the drop-off zone, minor lighting changes, landscaping upgrades in various locations on site, ADA upgrades to units and parking spaces, and the addition of flood gates to the underground garage. 2 Packet Pg. 9 City of Palo Alto Planning & Development Services Department Page 2 Background Project Information Owner: Karim Sultan, Covia Architect: SGPA Architecture and Planning Representative: Justin Tholen Legal Counsel: Not Applicable Property Information Address: 656 Lytton Avenue Neighborhood: Downtown North Lot Dimensions & Area: APN 120-03-074: 97,137 sf (2.23 acres); frontages on Lytton Avenue, Middlefield Road, and University are 300 ft, 400 ft, and 175 ft, respectively APN 120-03-078: 1,634 sf (0.03 acres); 25 ft frontage on University APN 120-03-079: 33,125 sf (0.76 acres) 152 ft frontage on University APN 120-03-080: 1,229 (0.28 acres) no street frontage Housing Inventory Site: Not Applicable Located w/in a Plume: Not Applicable Protected/Heritage Trees: Street trees, to be protected Historic Resource(s): Not Applicable Existing Improvement(s): Lytton Gardens I: 130,831 sf; four stories plus one level below ground parking; 40 feet; 1975 Lytton Gardens II: 81,162 sf; four stories plus one level below ground parking; 40 feet; 1978 Existing Land Use(s): Multi-family residential Adjacent Land Uses & Zoning: North: Zoning R-1 (single family residential land uses) West: Zoning RM-30 and PC-3753 (multi-family land uses) East: Zoning R-1, RM-30, and RM-15 (single-family residential, and medium- and low-density multi-family land uses) South: Zoning RM-40 (high density multi-family land use) Aerial View of Properties: 2 Packet Pg. 10 City of Palo Alto Planning & Development Services Department Page 3 Source: City of Palo Alto Geographic Information Systems, Google Images Land Use Designation & Applicable Plans Zoning Designation: APN 120-03-074: Planned Community (PC 2649) APN 120-03-078, APN 120-03-079, APN 120-03-080: Planned Community (PC 2968) Comp. Plan Designation: Multi-family Context-Based Design Criteria: Not Applicable Downtown Urban Design Guide: Applicable, see discussion below 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'): Not Applicable Located w/in Airport Influence Area: Not Applicable 2 Packet Pg. 11 City of Palo Alto Planning & Development Services Department Page 4 Prior City Reviews & Action City Council: None PTC: None HRB: None ARB: The ARB held a hearing to provide early feedback on a preliminary review application for this project on August 16, 2018. The staff report for that hearing can be found at this link: https://www.cityofpaloalto.org/civicax/filebank/documents/66298 A video of the hearing can be found at this link: https://midpenmedia.org/architectural-review-board-74-2-3-2-2-2-2- 2-2-2-2-2/ Project Description The proposed project has been revised in scope to include changes only to Lytton Gardens I. The changes include: x replacement of existing wood shingle siding throughout the exterior with new fiber board siding; x installation of new rooftop mounted condensing units with in-unit mini-split units (which would not be visible from the exterior of the building) for conditioning/heating; x replacement of an existing emergency generator and other electrical upgrades; x minor lighting upgrades; x reconfiguration of the drop-off zone and landscaping in various locations on site; x ADA upgrades to units; x addition of Americans with Disabilities Act (ADA) compliant parking within the parking garage, resulting in the overall loss of two parking spaces; and x addition of flood gates to the underground garage to be in compliance with flood zone requirements. These changes are discussed in more detail below. There is no change to the use on either parcel or to the gross floor area, open space, or number of units on site (219 units). A location map (Attachment A) and project plans (Attachment D) are provided for clarification. Requested Entitlements, Findings and Purview: The following discretionary applications are requested: x 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 Environment Director for action within five business days of the ARB’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. Draft AR findings for the proposed project are provided in Attachment C. 2 Packet Pg. 12 City of Palo Alto Planning & Development Services Department Page 5 Analysis1 Below is staff’s analysis of the proposed project’s consistency with (a) the neighborhood setting and character, (b) relevant plans and codes, and (c) the findings for approval of the project. Neighborhood Setting and Character The project is located within the Downtown North neighborhood and the project site has frontages along University Avenue, Middlefield Road, and Lytton Avenue. The adjacent neighborhood includes a variety of two- to five- story multiple-family housing complexes, including other retirement communities, and one- to two- story medical offices. Lytton Gardens I and II are comprised of substantially large buildings, larger than those on other adjacent blocks. Consistency with the Comprehensive Plan, Area Plans and Guidelines2 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 designs to be consistent and compatible with applicable elements of the Palo Alto Comprehensive Plan. The Comprehensive Plan land use designation for the project site is Multiple-Family Residential, which prescribes a density range of eight to 40 dwelling units per acre. The project has a density of 14.85 dwelling units per acre, which complies with the intended multiple-family residential density. No change to the use or density is proposed. 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 C. Zoning Compliance3 The project is located on sites covered under Planned Community ordinances (PC-2649 and PC- 2968 for Lytton Gardens I and Lytton Gardens II, respectively). These ordinances set forth the specific zoning requirements for each of these sites. Staff performed a detailed review of the proposed project’s consistency with applicable zoning standards. A summary table is provided in Attachment B. The proposed project complies with all applicable codes. 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 Comprehensive Plan is available online: http://www.cityofpaloalto.org/gov/topics/projects/landuse/compplan.asp 3 The Palo Alto Zoning Code is available online: http://www.amlegal.com/codes/client/palo-alto_ca 2 Packet Pg. 13 City of Palo Alto Planning & Development Services Department Page 6 Downtown Design Guidelines The proposed exterior changes would not affect the pedestrian scale or character of these existing buildings. The entrance design, windows, floor levels, and other features would not be revised. The Downtown Design Guidelines (Guidelines) note that the gradual change from Downtown to the residential neighborhoods in this area is partly recognizable by the increased landscaping and tree cover of the residential areas. The proposed project would retain the existing trees along the street frontages of Middlefield, Lytton, and University Avenue. The project includes revisions to the landscaping at the corner of Middlefield Road and Lytton Avenue, to provide a revised pathway, benches, and bicycle parking. These changes would improve the pedestrian character, making the site more consistent with the Guidelines. Interior courtyard revisions would improve this outdoor area for residents, consistent with the Guidelines, which encourage outdoor amenities. Multi-Modal Access & Parking The project would not include any new curb cuts or changes to the circulation for underground parking. Minor revisions to the drop-off zone along Lytton Avenue are proposed. These changes would include the removal of two accessible parking spaces from this drop-off zone and two spaces from the underground parking garage; these spaces do not meet ADA requirements and currently restrict the use of the drop-off zone. This will improve access and circulation at the main entrance of the complex. Consistency with Application Findings The main item for the ARB to consider is the exterior materials changes. The change in material from wood shingles to fiber cement siding would change the character of the building. The existing building is large, and the shingles help reduce the visual impact of the massing. The new siding reduces visual massing by using three different colors of siding (a grayish taupe, beige, and a medium brown), plus two accent colors. The existing window trim will remain and be painted dark gray, which is similar to the existing green. There will be a red accent wall at the main entrance along Lytton Ave. This will improve the visibility of the main entrance from the street. 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. Specifically, the project is exempt from CEQA under Section 15301 Existing Facilities. 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 2 Packet Pg. 14 City of Palo Alto Planning & Development Services Department Page 7 on July 3, 2020, which is 13 days in advance of the meeting. Postcard mailing occurred on July 2, 2020, which is 14 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 Emily Foley, AICP, Associate Planner Jodie Gerhardt, AICP, Planning Manager (650) 617-3125 (650) 329-2575 emily.foley@cityofpaloalto.org jodie.gerhardt@cityofpaloalto.org Attachments: x Attachment A: Location Map (PDF) x Attachment B: Zoning Comparison Table (DOCX) x Attachment C: Draft ARB Findings (DOCX) x Attachment D: Conditions of Approval (DOCX) x Attachment E: Project Plans (DOCX) 4 Emails may be sent directly to the ARB using the following address: arb@cityofpaloalto.org 2 Packet Pg. 15 24 24 24 FirstU nit W ebsterHouse Healthcare Center W ebster H ouse Alain PinelR ea Lytton G ardens 100.0' 112.5' ' 125.0' 112.5' 100.0' 112.5' ' 100.0' 112.5' ' 100.0' 112.5' ' 100.0' 112.5' ' 100.0' 112.5' ' 100.0' 112.5' ' 100.0' 112.5' ' 100.0' 112.5' ' 100.0' 112.5' ' 100.0' 100.0' 250.0 112.5' 50.0' 112.5' 50.0' 112.5' 50.0' 112.5' 100.0'75.0' 100.0' 50.0' 100.0' 50.0'125.0' 8.0' 100.0' 12.5'25.0' 20.5' 125.0' 92.0'125.0' 92.0' 200.0' 152.5' 250.0' 52.5'50.0' 100.0' 11.8' 61.8' 27.4' 32.3' 15.6' 29.5' 19.3'3.0' 47.7' 25.2' 67.0' 22.2' 50.0' 112.5' 50.0' 112.5' 50.0' 112.5' 50.0' 112.5' 100.0' 100.0' 100.0' 100.0' 100.0' 25.0' 100.0' 25.0' 100.0' 50.0' 100.0' 50.0' 100.0' 50.0' 100.0' 50.0'130.0' 100.0' 59.0' 100.0' 59.0' 100.0' 66.0' 100.0' 66.0' 50.0' 125.0' 50.0' 125.0' 50.0 100.0 10100.0' 100.0' 50.0' 112.5' 50.0' 112.5' 10.0'2.5' 250.0' 147.5' 260.0' 150.0' 400.0' 174.7' 47.8' 3.0' 19.3'22.2' 133.0' 38.3' 11.7' 29.5' 15.6' 32.3' 172.6' 300.0' 140.0' 150.0' 140.0' 150.0' 150.0' 50.0' 10.0' 140.0' 50.0' 150.0' 60.0' 150.0' 0.0' 50.0' 112.5' 50.0' 112.5' 112.5' 125.0' 112.5' 112.5' 125.0' 112.5' 125.0' 112.5' 125.0' 112.5' 125.0' 112.5' 125.0' 112.5' 125.0' 112.5' 125.0' 112.5' 125.0' 112.5' 125.0' 112.5' 125.0' 112.5' 50.0' 112112.5 50.0' 0' 150.0' 75.0' 150.0' 75.0' 151.5' 75.0' 48.5' 7.0'1.5' 150.0' 50.0' 143.0' 75.0' 125.0' 75.0' 125.0' 48.5' 82.0' 48.5' 82.0' 35.0' 100.0' 35.0' 100.0' 40.0' 100.0' 40.0' 100.0' 35.0' 100.0' 35.0' 100.0' 57.5' 125.0' 57.5' 125.0' 67.5' 125.0' 67.5' 125.0' 90.0' 50.0' 90.0' 50.0' 50.0' 90.0' 50.0' 112.5' 50.0' 112.5' 50.0' 112.5' 50.0' 112.5' 50.0' 112.5' 50.0' 112.5' 50.0' 112.5' 50.0' 112.5' 150.0' 52.5' 150.0' 52.5' 50.0' 112.5' 50.0' 112.5' 50.0' 112.5' 150.0' 75.0' 150.0' 151.5' 75.0' 151.5' 75.0' 151.5' 75.0' 151.5' 75.0' 151.5' 75.0' 130.0' 130.0' 130.0' 130.0' 130.0' 130.0' 130.0' 130.0' 130.0' 130.0' 130.0' 130.0' 130.0' 130.0' 130.0' 130.0' 130.0' 130.0' 130.0' 130.0' 130.0' 130.0' 130.0' 130.0' 130.0' 130.0' 130.0' 130.0' 130.0' 130.0' 130.0' 130.0' 130.0' 130.0' 130.0' 130.0' 56 578 440-446 401 579 567 649 625523 518 610 600 616 624 630 511 517 500 680 55 581 420-438 437 656 3 725 478 499 489 435 428 422 416 732 724 425 415 405 675 352 344 328 336 43 434 359 351 645-651 665 667 482 4 360 35 409 419 630 515 526 720 519 EL D R O A D W EBSTER ST R EET L Y TT O N A V E N U E U NIV ERSIT YA V E N U E B Y R O N ST R EET FU LT O N ST R EET MID D LE FIEL D R O A D L Y T T O NA V E N U E W E BSTE RM-40 M-30 P C-2968 1 P C- 37 5 3 PC-2649 RM-20 PC- 3437 This map is a product of the City of Palo Alto GIS This document is a graphic representation only of best available sources. Legend Project Site Current Features 0' 69' Attachment A Location Map 656 Lytton CITY O F PALO A L TO IN C O R P O R ATE 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 The City of Palo Alto assumes no responsibility for any errors. ©1989 to 2016 City of Palo Alto efoley2, 2020-06-24 09:41:41Attachment A. Location Map (\\cc-maps\Encompass\Admin\Personal\Planning.mdb) 2.a Packet Pg. 16 ATTACHMENT B ZONING COMPARISON TABLE 656 Lytton Ave. 19PLN-00040 Table 1: COMPARISON WITH ORDINANCE 2649 (PC DISTRICT) Regulation Required Existing Proposed Max. Density 220 du 219 du 219 du (no change) Minimum Unit Size Studio apartments: 308 sf One-bedroom apartments: 518 sf Complies No changes proposed Entrance Designation The width of the walkway from University Ave. to the gate shall be such that it is clear that it is not a main entrance to the development and shall not be used as such. Complies The entrance to the courtyard area is widened at the connection to the public sidewalk, however the gate is not marked as an entrance. The entrance to the building is not emphasized by the façade improvements, whereas the main entrance on Lytton is being emphasized. Table 2: CONFORMANCE WITH ORDINCANCE 2649 for Off-Street Parking Type Required Existing Proposed Street Parking Three (3) parallel off-street parking spaces and turnout on Lytton Avenue. 3 non-complying sized spaces. Turnout on Lytton Ave. is not functional with parking spaces. 3 spaces to be removed. Turnout improved to prevent cars from encroaching on sidewalk. Underground Parking 65 underground parking spaces (no more than 35 shall be allotted to residents). 61 underground spaces, none ADA compliant. 59 underground spaces, 3 ADA compliant. 2.b Packet Pg. 17 ATTACHMENT B ARB FINDINGS FOR APPROVAL 656 Lytton Avenue 19PLN-00040 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 and requires no exceptions to the development standards. The proposed project is consistent with the following Comprehensive Plan, below is an analysis of the applicable 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 Multiple-Family Residential (MF). The project includes modifications to an existing multiple-family residential complex. Land Use and Community Design 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 affordability, particularly smaller housing types, such as studios, co-housing, cottages, clustered housing, accessory dwelling units and senior housing. The project will maintain and improve an existing senior housing facility. Goal L-3: Safe, attractive residential neighbor hoods, each with its own distinct character and within walking distance of shopping, services, schools, and/or other public gathering places. The existing residential project is located downtown, within walking distance of services and amenities. Policy L-3.1: Ensure that new or remodeled structures are compatible with the neighborhood and adjacent structures. The proposed project utilizes materials and a color scheme which is compatible with the neighborhood. 2.c Packet Pg. 18 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. The proposed project will enhance existing outdoor spaces and enhance the entries for a better relationship to the street. 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, 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 existing building footprint is not changing, and the existing building has a sufficient sense of internal order. The building is broken into multiple sections connected by pathways through the useable outdoor spaces. There is a main entrance for visitors, as well as secondary entrances for residents. It is generally setback from the street and has many large, mature trees, which helps seclude it from the rest of Downtown. These trees are significant to the site and will continue to be maintained and protected. This Planned Community project is not subject to context-based design criteria. The scale, mass, and character will not be significantly affected by the proposed façade changes. The landscaping and utility-related upgrades will enhance living conditions for all residents on the site, and some residents will benefit from the ADA upgrades. 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 proposes to change from all-over shingles with green painted trim, to a mix of neutral-colored fiber cement siding, with dark gray painted trim. The proposed changes will modernize the building, while the proposed materials and colors are still compatible with other 2.c Packet Pg. 19 multiple-family and retirement residential buildings in the surrounding neighborhood. The dark red accent wall at the main entrance will help define the public entrance from the street and add visual interest. 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 existing building is substantially in conformance with this finding, there are multiple secondary egress points along University Ave. and Middlefield Rd. which are accessible by pedestrians. Vehicles may access the site by the garage entrance on Lytton Ave. or may use the drop-off area for short stops. There is no on-street parking along any of the adjacent streets. Existing signage on Lytton Ave. and University Ave. adequately identify the building. The site has three defined, shared courtyard areas for residential open space, and many but not all of the units have balconies or ground-level private outdoor space. Improvements are proposed for two of these courtyard areas. A patio with an existing gazebo will remain as-is. 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 project currently contains 116 trees, many of which are mature and are significant to the site’s character. All trees to remain on-site will be protected with Tree Protection Fencing. 15 non-protected trees are in decline and will be removed. New landscaping for the site will be low or medium water use and native species including manzanita, western redbud, and native groundcover plants. Removed trees will be replaced with Japanese maple and Pacific fire vine maple trees. 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 project will satisfy the requirements for CALGreen Mandatory + Tier 2. This is demonstrated on the GB sheets in the plan set. 2.c Packet Pg. 20 Performance Criteria 656 Lytton Avenue 19PLN-00040 Pursuant to PAMC 18.23, the following 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. Performance Criteria Project Consistency 18.23.020 Trash Disposal and Recycling 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. There is an enclosure for trash and recycling receptacles to the right of the driveway entrance to the building. No changes are proposed. 18.23.030 Lighting To minimize the visual impacts of lighting on abutting or nearby residential sites and from adjacent roadways. The project proposes to enhance lighting at the exterior entrances. Proposed fixtures have a hood to direct light downward and are proposed at high traffic locations, primarily away from the project’s residents. 18.23.040 Late Night Uses and Activities 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. Not Applicable - The project is residential and does not include late night uses or activities. 2.c Packet Pg. 21 Performance Criteria Project Consistency 18.23.050 Visual, Screening and Landscaping 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. New proposed equipment shall be screened or otherwise located away from public view. A combination of landscaping and existing fences provide privacy screening. The fences are residential in character, and appropriate for the building’s use as a supportive senior residence. 18.23.060 Noise and Vibration 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. Not Applicable - The project is located in a residential PC that does not abut an industrial or commercially zoned property. 18.23.070 Parking 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 is consistent with the stated performance criteria in that the existing parking is located below grade, and the current non- conforming parking spaces in the drop-off zone will be removed. 18.23.080 Vehicular, Pedestrian and Bicycle Site Access 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 The project is consistent with the stated performance criteria in that the proposed site places the driveway access at the edge of the property, with the rest of the 2.c Packet Pg. 22 Performance Criteria Project Consistency bicycle connections through and adjacent to the project site. property accessible only to pedestrians. 18.23.090 Air Quality The requirements for air quality are intended to buffer residential uses from potential sources of odor and/or toxic air contaminants. No proposed uses on the project site would produce odor or toxic air. 18.23.100 Hazardous Materials 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. Not Applicable 2.c Packet Pg. 23 ATTACHMENT D CONDITIONS OF APPROVAL 656 Lytton Avenue 19PLN-00040 ________________________________________________________________________ PLANNING DIVISION 1. CONFORMANCE WITH PLANS: Construction and development shall conform to the approved plans entitled, "Lytton Gardens I Renovation, Palo Alto, California,” stamped as received by the City on May 21, 2020 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: A copy of this cover letter and conditions of approval shall be printed on the second page of the plans submitted for building permit. 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. ENTITLEMENT EXPIRATION. The project approval shall be valid for a period of two years from the date of issuance of the entitlement. If within such one/two years period, the proposed use of the site or the construction of buildings has not commenced, the Planning entitlement shall expire. Application for a one year extension of this entitlement may be made prior to expiration. 6. LANDSCAPE PLAN. Plantings shall be installed in accordance with the approved plan set and shall be permanently maintained and replaced as necessary. 7. NOISE PRODUCING EQUIPMENT: All noise producing equipment shall be located outside of required setbacks, except they may project 6 feet into the required street side setbacks. In accordance with PAMC Section 9.10.030, No person shall produce, suffer or allow to be produced by any machine, animal or device, or any combination of same, on residential property, a noise level more than six dB above the local ambient at any point outside of the property plane. 8. GENERATOR. The generator shall meet the requirements of PAMC Section 9.10.030. Testing of emergency generators shall be limited to weekdays between the hours of 9:00 a.m. to 5:00 p.m. 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, Emily Foley at emily.foley@cityofpaloalto.org to schedule this inspection. 2.d Packet Pg. 24 10. SIGN APPROVAL NEEDED. No signs are approved at this time. All signs shall conform to the requirements of Title 16.20 of the Palo Alto Municipal Code (Sign Code) and shall be subject to approval by the Director of Planning. 11. 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. PUBLIC WORKS ENGINEERING 12. A flood barrier system shall be installed at the entrance to the underground garage. The flood barrier shall be watertight up to at least one foot above the base flood elevation (BFE). 13. A flood barrier system shall be installed at each door and at each window where the bottom of the opening is below the base flood elevation. The barrier shall be watertight up to at least one foot above the BFE. 14. If there are any entrances to the buildings below the BFE, then a waterproof coating shall be applied to the exterior of the buildings up to at least one foot above the base flood elevation. Otherwise, a waterproof coating is required for the exterior of the building up to the BFE. 15. In May 2009, FEMA changed the vertical datum of the flood zones. You must use the new vertical datum (NAVD88) on plans submitted for a building permit. Provide a note on the Site Plan and Grading and Drainage Plan that includes the FIRM panel number, flood zone designation, BFE elevation and the North American Vertical Datum (NAVD). You may access project specific information on Public Works Stormwater website. See Flood Zone Lookup under the attached link. http://www.cityofpaloalto.org/gov/depts/pwd/stormwater/floodzones.asp 16. PUBLIC WORKS STANDARD CONDITIONS: The City’s full-sized Standard Conditions sheet must be included in the plan set. The conditions noted on the sheet shall be adhered to for the full project duration until completion. Copies are available on the Public Works website: https://www.cityofpaloalto.org/civicax/filebank/blobdload.aspx?t=67175.06&BlobID=66261 17. EXCAVATION & 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. Applicant shall prepare and submit an excavation and grading permit to Public Works separately from the building permit set and prior to building permit issuance. The permit application and instructions are available at the Development Center and on our website. https://cityofpaloalto.org/gov/depts/pwd/forms_and_permits/default.asp#ExcavationandGrading 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 2.d Packet Pg. 25 19. IMPERVIOUS SURFACE AREA: If this project creates or replaces 500 square feet or more of impervious area, the applicant is required to fill out the impervious area worksheet and submit it with the building permit application. The Impervious Area Worksheet for Land Developments form and instructions are available at the Development Center or on our website. http://cityofpaloalto.org/civicax/filebank/documents/2718 20. SIDEWALK ENCROACHMENT: Add a note to the building permit plan set that says, “Any work must be done in a manner that is safe for pedestrians using the public sidewalk. The work area must be coned or taped off while still leaving at least 4 feet of sidewalk for pedestrian use. If less than 4 feet of sidewalk is available for pedestrians, the contractor must obtain an encroachment permit from Public Works to close the sidewalk.” 21. RESIDENTIAL & SMALL PROJECTS STORM WATER TREATMENT: The applicant shall provide a calculation of the amount of impervious surface area being created or replaced. If this project creates or replaces between 2,500 and 10,000 square feet of impervious area, it 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) and the applicant must implement one or more of the following site design measures: x Direct roof runoff into cisterns or rain barrels for reuse. x Direct roof runoff onto vegetated areas. x Direct runoff from sidewalks, walkways, and/or patios onto vegetated areas. x Direct runoff from driveways and/or uncovered parking lots onto vegetated areas. x Construct sidewalks, walkways, and/or patios with permeable surfaces. x Construct driveways, and/or uncovered parking lots with permeable surfaces. 22. The owner shall obtain an Encroachment Permit for locating the existing transformer vault in the public right-of-way. 23. The proposed new transformer pad and the proposed new primary box shall be located within the property lines. PRIOR TO BUILDING PERMIT ISSUANCE: 13. Submit draft Flood Emergency Operation Plan for review prior to Public Works Building Permit approval. The plan shall address the installation of the flood barriers before a flood incident and removal of the flood barriers after a flood incident. PRIOR TO BUILDING PERMIT FINAL: 14. Submit final Flood Emergency Operation Plan prior to Public Works final inspection. PUBLIC WORKS URBAN FORESTRY SECTION 15. TREE PROTECTION COMPLIANCE. The owner and contractor shall implement all protection and inspection schedule measures, design recommendations and construction scheduling as stated in the TPR & 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. Project arborist approval must be obtained and documented in the monthly activity report sent to the City. The mandatory Contractor and Arborist Monthly Tree Activity Report shall be sent monthly to the City (pwps@cityofpaloalto.org) beginning with the initial verification approval, using the template in the Tree Technical Manual, Addendum 11. 2.d Packet Pg. 26 16. PLAN CHANGES. Revisions and/or changes to plans before or during construction shall be reviewed and responded to by the (a) project site arborist, or (b) landscape architect with written letter of acceptance before submitting the revision to the Building Department for review by Planning, PW or Urban Forestry. 17. TREE DAMAGE. Tree Damage, Injury Mitigation and Inspections apply to Contractor. Reporting, injury mitigation measures and arborist inspection schedule (1-5) apply pursuant to TTM, Section 2.20-2.30. Contractor shall be responsible for the repair or replacement of any publicly owned or protected trees that are damaged during the course of construction, pursuant to Title 8 of the Palo Alto Municipal Code, and city Tree Technical Manual, Section 2.25. 18. GENERAL. The following general tree preservation measures apply to all trees to be retained: No storage of material, topsoil, vehicles or equipment shall be permitted within the tree enclosure area. The ground under and around the tree canopy area shall not be altered. Trees to be retained shall be irrigated, aerated and maintained as necessary to ensure survival. 19. TREE PROTECTION VERIFICATION. Prior to any site work verification from the contractor that the required protective fencing is in place shall be submitted to the Urban Forestry Section. The fencing shall contain required warning sign and remain in place until final inspection of the project. 20. EXCAVATION RESTRICTIONS APPLY (TTM, Sec. 2.20 C & D). Any approved grading, digging or trenching beneath a tree canopy shall be performed using ‘air-spade’ method as a preference, with manual hand shovel as a backup. For utility trenching, including sewer line, roots exposed with diameter of 1.5 inches and greater shall remain intact and not be damaged. If directional boring method is used to tunnel beneath roots, then Table 2-1, Trenching and Tunneling Distance, shall be printed on the final plans to be implemented by Contractor. 21. PLAN SET REQUIREMENTS. The final Plans submitted for building permit shall include the following information and notes on relevant plan sheets: a. 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 the Project Arborist Tree Activity Inspection Schedule. Monthly reporting to Urban Forestry/Contractor is mandatory. (Insp. #1: applies to all projects; with tree preservation report: Insp. #1-7 applies) b. The Tree Preservation Report (TPR). All sheets of the Applicant’s TPR approved by the City for full implementation by Contractor, shall be printed on numbered Sheet T-1 (T-2, T-3, etc) and added to the sheet index. c. Plans to show protective tree fencing. The Plan Set (esp. site, demolition, grading & drainage, foundation, irrigation, tree disposition, utility sheets, etc.) must delineate/show the correct configuration of Type I, Type II or Type III fencing around each Regulated Tree, using a bold dashed line enclosing the Tree Protection Zone (Standard Dwg. #605, Sheet T-1; City Tree Technical Manual, Section 6.35-Site Plans); or by using the Project Arborist’s unique diagram for each Tree Protection Zone enclosure. UTILITILES - WATER, GAS, WASTEWATER 22. The applicant shall submit a completed water-gas-wastewater service connection application - loadsheet for City of Palo Alto Utilities. The applicant must provide all the information requested for utility service 2.d Packet Pg. 27 demands (water in fixture units/g.p.m., gas in b.t.u.p.h, fire system load* in gpm, and sewer in fixture units/g.p.d.). The applicant shall provide the new total loads. (*Fire system load is required for new fire systems or if fire system changes are to occur; deferred fire systems are required to provided fire system load, although a complete hydraulic design & analysis is deferred.) 23. The applicant shall submit improvement plans for utility construction. The plans must show the size and location of all underground utilities within the development and the public right of way. 24. The applicant shall submit improvement plans for utility construction. The plans must show the size and location of all underground utilities within the development and the public right of way including meters, backflow preventers, fire service requirements, sewer mains, sewer cleanouts, sewer lift stations and any other required utilities. Plans for new wastewater lateral need to include new wastewater pipe profiles showing existing potentially conflicting utilities especially storm drain pipes electric and communication duct banks. Existing duct banks need to be daylighted by potholing to the bottom of the ductbank to verify cross section prior to plan approval and starting lateral installation. Plans for new storm drain mains and laterals need to include profiles showing existing potential conflicts with sewer, water and gas. 25. The applicant shall be responsible for upgrading the existing utility mains and/or services as necessary to handle anticipated peak loads. This responsibility includes all costs associated with the design and construction for the installation/upgrade of the utility mains and/or services. 26. Installations parallel to new or existing WGW utilities to remain shall maintain 5ft minimum horizontal separation, unless specified otherwise by WGW Engineering . Crossings shall maintain minimum of 1 ft clear of any obstruction to WGW utilities. 27. An approved reduced pressure principle assembly (RPPA backflow preventer device) is required for all existing and new water connections from Palo Alto Utilities to comply with requirements of California administrative code, title 17, sections 7583 through 7605 inclusive. The RPPA shall be installed on the owner's property and directly behind the water meter within 5 feet of the property line. RPPA’s for domestic service shall be lead free. Show the location of the RPPA on the plans with required drainage. 28. An approved reduced pressure detector assembly is required for the new water connection for the fire system to comply with requirements of California administrative code, title 17, sections 7583 through 7605 inclusive. Reduced pressure detector assemblies shall be installed on the owner's property adjacent to the property line, within 5’ of the property line. Show the location of the reduced pressure detector assembly on the plans with required drainage. 29. The applicant shall pay the capacity fees and connection fees associated with new utility service/s or added demand on existing services. The approved relocation of services, meters, hydrants, or other facilities will be performed at the cost of the person/entity requesting the upgrade or relocation. 30. Each unit or place of business shall have its own water and gas meter shown on the plans. Each parcel shall have its own water service, gas service and sewer lateral connection shown on the plans. 31. All existing water and wastewater services that will not be reused shall be abandoned at the main per WGW utilities procedures. 32. Utility vaults, transformers, utility cabinets, concrete bases, or other structures cannot be placed over 2.d Packet Pg. 28 existing water, gas or wastewater mains/services. Maintain 1’ horizontal clear separation from the vault/cabinet/concrete base to existing utilities as found in the field. If there is a conflict with existing utilities, Cabinets/vaults/bases shall be relocated from the plan location as needed to meet field conditions. 33. Trees may not be planted within 10 feet of existing water, gas or wastewater mains/services or meters; lesser distances require a permanent impermeable root-barrier a minimum of 3ft horizontal from water, gas and wastewater services/mains/meters . 34. All utility installations shall be in accordance with the City of Palo Alto current utility standards for water, gas & wastewater. UTILITIES – ELECTRICAL 35. Industrial and large commercial customers must allow sufficient lead-time for Electric Utility Engineering and Operations (typically 8-12 weeks after advance engineering fees have been paid) to design and construct the electric service requested. 36. A completed Utility Service Application and a full set of plans must be included with all applications involving electrical work. The Application must be included with the preliminary submittal. 37. The applicant shall submit a request to disconnect all existing utility services and/or meters including a signed affidavit of vacancy, on the form provided by the Building Inspection Division. Utilities will be disconnected or removed within 10 working days after receipt of request. The demolition permit will be issued after all utility services and/or meters have been disconnected and removed. 38. All utility meters, lines, transformers, backflow preventers, and any other required equipment shall be shown on the landscape and irrigation plans and shall show that no conflict will occur between the utilities and landscape materials. In addition, all aboveground equipment shall be screened in a manner that is consistent with the building design and setback requirements. 39. Contractors and developers shall obtain permit from the Department of Public Works before digging in the street right-of-way. This includes sidewalks, driveways and planter strips. 40. At least 48 hours prior to starting any excavation, the customer must call Underground Service Alert (USA) at 1-800-227-2600 to have existing underground utilities located and marked. The areas to be checked for underground facility marking shall be delineated with white paint. All USA markings shall be removed by the customer or contractor when construction is complete. 41. The customer is responsible for installing all on-site substructures (conduits, boxes and pads) required for the electric service. No more than 270 degrees of bends are allowed in a secondary conduit run. All conduits must be sized according to California Electric Code requirements and no 1/2 – inch size conduits are permitted. All off-site substructure work will be constructed by the City at the customer’s expense. Where mutually agreed upon by the City and the Applicant, all or part of the off-site substructure work may be constructed by the Applicant. 42. All primary electric conduits shall be concrete encased with the top of the encasement at the depth of 30 inches. No more than 180 degrees of bends are allowed in a primary conduit run. Conduit runs over 500 feet in length require additional pull boxes. 2.d Packet Pg. 29 43. All new underground conduits and substructures shall be installed per City standards and shall be inspected by the Electrical Underground Inspector before backfilling. 44. For services larger than 1600 amps, a transition cabinet as the interconnection point between the utility’s padmount transformer and the customer’s main switchgear may be required. See City of Palo Alto Utilities Standard Drawing SR-XF-E-1020. The cabinet design drawings must be submitted to the Electric Utility Engineering Division for review and approval. 45. For underground services, no more than four (4) 750 MCM conductors per phase can be connected to the transformer secondary terminals; otherwise, bus duct or x-flex cable must be used for connections to padmount transformers. If customer installs a bus duct directly between the transformer secondary terminals and the main switchgear, the installation of a transition cabinet will not be required. 46. The customer is responsible for installing all underground electric service conductors, bus duct, transition cabinets, and other required equipment. The installation shall meet the California Electric Code and the City Standards. 47. Meter and switchboard requirements shall be in accordance with Electric Utility Service Equipment Requirements Committee (EUSERC) drawings accepted by Utility and CPA standards for meter installations. 48. Shop/factory drawings for switchboards (400A and greater) and associated hardware must be submitted for review and approval prior to installing the switchgear to: Jim Thompson, PE, Senior Electrical Engineer Utilities Engineering (Electrical) 1007 Elwell Court, Palo Alto, CA 94303 49. For 400A switchboards only, catalog cut sheets may be substituted in place of factory drawings. 50. All new underground electric services shall be inspected and approved by both the Building Inspection Division and the Electrical Underground Inspector before energizing. 51. The customer shall provide as-built drawings showing the location of all switchboards, conduits (number and size), conductors (number and size), splice boxes, vaults and switch/transformer pads. 52. The follow must be completed before Utilities will make the connection to the utility system and energize the service: x All fees must be paid. x All required inspections have been completed and approved by both the Building Inspection Division and the Electrical Underground Inspector. x All Special Facilities contracts or other agreements need to be signed by the City and applicant. x Easement documents must be completed. FIRE 53. Lytton I & II is required to have an evaluation for 2016 CFC section 510 Emergency Responder Radio System coverage. 2.d Packet Pg. 30 Attachment E Project Plans During Shelter-in-Place, project plans are only available online. Directions to review Project plans online: 1. Go to: bit.ly/PApendingprojects 2. Scroll down to find “656 Lytton Avenue” 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=4334 Materials Boards: During Shelter-in-Place, color and material boards will be available to view in the display case outside of City Hall, on the exterior elevator near the corner of Hamilton Ave. and Bryant St. 2.e Packet Pg. 31