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HomeMy WebLinkAbout1997-09-22 Ordinance 4448ORDINANCE NO. 4448 ORDINANCE OF THE COUNCIL OF THE CITY OF PALO ALTO AMENDING SECTION 18.08.040 OF THE PALO ALTO MUNICIPAL CODE (THE ZONING MAP) TO CHANGE THE CLASSIFICATION OF PROPERTY KNOWN AS 4290 EL CAMINO REAL FROM PC -PLANNED COMMUNITY (ORD. NO. 2006) TO PC- PLANNED COMMUNITY The Council of the City of Palo Alto does ORDAIN as follows: $SCTIQN 1. (a) The Planning Commission, after a duly noticed public hearing held J21y 9, 1997, and the Architectural Review Board, upon consideration at its meeting of June 19, 1997, have recommended that Section 18.08.040 (the Zoning Map) of the Palo Alto Municipal Code be amended as hereinafter set forth. (b' The Council, after due consideration of the recommendations, finds that the proposed amendment is in the public interest and will promote the public health, safety and welfare, as hereinafter set forth. SECTION 2. Section 18.08.040 of the Palo Alto Municipal Code, the "Zoning Map," is hereby amended by changing the zoning of certain property known as 4290 El Camino Real (the "subject property") from "PC Planned Community District (Ord. No. 2006)" to 'PC Planned Community.' The subject property, consisting of approximately 6.82 acres, is shown on the map labeled Exhibit "A," attached hereto and incorporated herein by reference. SECTION 3. The City Council hereby finds with respect to the subject property that: (a) The site is so situated, and the hotel uses and improvements proposed for the subject property are of such characteristics that the application of general districts or combining districts will not provide sufficient flexibility to allow the proposed development, in that the existing improvements were constructed under a PC -Planned Community District. Most of the major improvements, including the hotel tower, are to remain. While the subject property could be rezoned to either the CC(H)or CS(H) Districts, application of the standards for these traditional districts would not be appropriate given the uniqueness of the existing hotel land use and property improvements, the uniqueness of the site location and size, and proximity of the site to existing residences. With the exception of parking requirements and height limitations, the other required site development 1 971006 Wa01 539 standards and allowed uses under these districts would be more permissive than is the subject PC district. This would potentially result in a development that would be less compatible with the adjacent residential uses. Therefore, application of a new PC District is appropriate given the existing zoning and the pre- existing use of the property and improvements. (b) Development of the site under the provisions of the PC Planned Community District will result in public benefits not otherwise attainable by application of general districts or combining districts, as follows: (i) The project as developed under the PC Planned Community District will provide desirable street improvements along El Camino Real, These improvements include the installation of a minimum of two new pedestrian -scale street light standards to be located on the east and west sides of the Adobe Creek bridge (El Camino Real creek over crossing). (iii The project as developed under this PC Planned Ccu;munity District will provide 'gateway" improvements, consisting of substantial landscaping and monument -type entry signage at the southeast corner of the property. (c) The uses permitted and the site development regulations applicable within the district are consistent with the Palo Alto Comprehensive Plan, and with the mix of residential and commercial uses which presently exist in the surrounding neighborhood. Specifically, the project would be consistent with the Palo Alto Comprehensive Plan "Service Commercial" Land use Designation for this site in that it would continue to permit a hotel land use, which is acceptable under this designation. The proposed project would be consistent and compatible with the development pattern and intensity allowable for commercial lands in the south El Camino Real area. Finally, while Policy 10 of the Open Space Element and Policy 4 of the Schools and Parks Element encourage public access along creeks, this Council finds that, in this case, public access along this portion of the creek is not feasible or recommended due to: 1) the constraints of the hotel parcel and the location of present improvements as they relate to the location of the creek banks, and 2) the potential of creating an access which could introduce unacceptable use of neighboring residential streets for overflow hotel parking. (d) The parading and loading plan for the project, which includes 284 vehicular parking spaces, and 20 bicycle parking spaces is feasible and adequate given the restrictions and conditions on the permitted uses for the site, and justifies modification of the requirements of Chapter 18.83 with respect to number of parking spaces. Relevant studies, prepared by an 2 471006 La 0030339 engineer qualified in traffic and circulation, have been submitted by the project applicant to support a modification to the minimum on -site parking apace requirement. These studies are further supported by a hotel parking and occupancy survey completed by the Department of Planning and Community Environment (included in Environmental Assessment 96-EIA-321. Similar hotel projects located in the Bay Area were surveyed for parking demand, and based on this information it has been concluded that the project's proposed parking, with implementation of a parking performance plan as set forth in Section 4 of this ordinance, will be adequate to serve a hotel facility of the size permitted under this ordinance. In addition, the provisions of this ordinance will allow the City to require changes in the parking performance plan and/or the allowed uses in the district, in the event that overflow parking is experienced and the performance plan measure are not effective. SECTION 4. Those certain plans entitled "Cabana --Palo Alto Hotel, PC Zone Change" prepared by Carrasco and Associates, dated December 19, 1996, inclusive of revisions dated March 25, 1997, May 5, 1997, May 12, 1997, May 23, 1997, and June 19, 1997, and resubmitted and approved by the Architectural Review Board on June 19, 1997, copy on file in the Planning Division office, and to which copy reference is hereby made, are hereby approved as the Development Plan for the subject property, pursuant to Palo Alto Municipal Code Section 18.68.120. Said Development Plan is approved for the following uses, and subject to the following conditions: (a) Permitted Uses. The permitted uses shall be limited to a hotel and ancillary uses incidental thereto, as described herein and with the following limitations: (i) Operation of up to 200 guest rooms; (ii) Operation of dining room restaurant, and bar/lounge; (iii) Ancillary uses including but not limited to lobby area, swimming pool and similar recreation facilities, kitchen, administrative office and storage; (iv) Use of conference and meeting rooms; and (v) Until March 1, 1999: Use of the large banquet and meeting room area depicted as the "Banquet Rooms and Conference" area on sheet A2.0.1 of the plans entitled "Cabana --Palo Alto, Ground Floor Reference Plan" and dated May 5, 1997, and sheet A2.2 of plans entitle "Cabana --Palo Alto Hotel, Second Floor Plan: Phase II" dated May 5, 1997. 3 971006 lac 0080539 (b) Conditional Uses. The following uses shall be permitted in this District after March 1, 1999, only upon issuance of a conditional use permit: Use of the large banquet and meeting room area depicted as the "Banquet Rooms and Conference" area sheet A2.0.1 of the plans entitled "Cabana --Palo Alto, Ground Floor Reference Plan" and dated May 5, 1997, and sheet A2.2 of plans entitle "Cabana --Palo Alto Hotel, Second Floor Plan: Phase II" dated May 5, 1997. (c) $ie Development Regulations. All improvements and development shall be substantially in accordance with the approved Development Plan and the Conditions of Project Approval adopted by the Council in conjunction with approval of this ordinance. The following are site development regulations which establish rules for modifications or additions to any building, accessory structure or landscaping on the subject property. Definitions of terms used shall be in accordance with Chapter 18.04 (Definitions) of Title 18 (Zoning; of the Palo Alto Municipal Code. (i) Final plans, including materials and colors, complete lighting and photometric plans, detailed landscaping and irrigation plans encompassing on- and off -site plantable areas, and. signs shall be reviewed and approved by the Architectural Review Board ("ARB") prior to issuance of building permits. All utility meters, lines, transformers, backflow preventers, electric panel switchboards, and any other required utilities shall be shown on the final plans and shall show that no conflict will occur between the utilities and landscape materials and shall be screened in a manner which respect the building design and setback requirements. (ii) Any other exterior changes to the buildings or any new construction not specifically permitted by the Development Plan or by these site development regulations shall require an amendment to this Planned Community Zone or, if eligible, approval under Chapter 18.99 of the Municipal Code. (iii) The approved Development Plan permits some tree removal and requires the preservation and protection of a number of mature trees within the development. No future development or improvement proposed for the subject property following initial construction authorized by Architectural Review Approval 96-ARB-168 shall result in the removal or destruction of trees without the approval of the City of Palo Alto in accordance with applicable procedures. Any trees permitted to be removed be replaced at a ratio of 2:1; replacement trees shall be planted in a fifty-fifty ratio of 24 -inch and 36 -inch box size trees, or as determined by the Planning Arborist. (iv) Total hotel building area square footage shall not exceed 180,000 square feet. Total area for conference meeting 4 971006 lac 0060539 rooms and banquet facilities shall not exceed 12,000 square feet. Any square footage proposed to exceed these limits shall require an amendment to this PC District unless the Director determines the change is minor and therefore eligible for approval under Chapter 18.99 of the Municipal Code. (v) Maximum building height shall be not exceed 100 feet, inclusive of rooftop mechanical equipment enclosures. (vi) Screened planting setbacks are required and shall be maintained around the perimeter of the subject property. A ten (10) foot wide landscape screen area and solid fence of 5' 8" in height are required and shall be maintained along the northern and western property boundaries. A landscape screen planting area shall be maintained along the southern (Adobe Creek frontage) border of the site. Ali landscaping and fencing shall be installed and maintained in accordance with the final approved landscape plans. (d) parking and Loading Requirements. The parking for the subject property shall be in accordance with the Development Plan. Pursuant `-o PAMC section 18.68.110(d) and the findings set forth above, the requirements of Chapter 18.83 are hereby modified for this project to allow reduction in the required number of vehicular parking spaces and the development and operation of a special on -site parking and circulation plan for the proposed hotel and ancillary uses. The parking plan shall be as depicted in the Development Plan prepared by Carrasco & Associates, dated December 19, 1996, revised June 19, 1997, and on file with the Department of Planning and Community Environment. The Development Plan approves and requires the provision on 284 on -site vehicular parking spaces, subject to the following conditions: (i) Of the 284 total spaces, 207 shall be self - park spaces, 58 shall be for valet parking, and 19 spaces shall be reserved for employees only. Minor modifications in the parking mix can be authorized by the Director of Planning and Community Environment. In addition, a minimum of 20 bicycle parking spaces, of which 12 (racks/lockers) shall be provided and maintained at the northern (employee/loading area) entrance to the hotel. The 20 bicycle spaces represent 75 percent of the spaces required by the PAMC. This ordinance acknowledges and permits the 25 percent reduction as acceptable given the nature of the property use. (ii) The hotel operator shall implement a Parking Performance Plan which is designed and intended to manage on -site parking and to ensure parking adequacy during peak seasons/period of hotel facility use. The Parking Performance Plan shall be approved by the Director of Planning and Community Environment prior to removal of any existing parking spaces on the subject 5 971006 lac 0080539 property, and shall include the following measures, as set forth in the plan prepared by DKS Associates, dated April 9, 1997, on file with the Department of Planning and Community Environment: aa. No parking shall be permitted in any of the fire and travel lanes at any time. bb. No hotel parking shall be permitted on nearby residential streets at any time. cc. No hotel parking shall be permitted on any of the private parking lots of nearby commercial uses unless approved by the City in accordance with applicable procedures. dd. Events and activities shall be scheduled so that there is no overlap of full conference/meeting room: use during the peak periods of hotel room occupancy. ee. A year-round van/shuttle service for hotel guests shall be provided and operated. ff. Valet parking shall be provided on a daily basis during peak hours. Extended hours of valet parking shall be implemented during the peak season of February through Novenmbe r . gg. A TDM program for employee The program shall address modes of transportation used employees (e.g., single -occupancy vehicle, carpooling transit, bicycling). Independent of the required schedule review of parking performance plan, the TDM program reviewed by the City on an annual basis. parking. by hotel , public for City shall be hh. Following completion of construction and commencement of full operation of the hotel facilities, a status report on the success of the Parking Performance Plan shall be submitted by the hotel operator to the Director of Planning and Commanunity Environment. The report shall be submitted no later than twelve (12) months after adoption of this ordinance, or six (6) months after approval of the final subdivision map for 96 -SUB -5, whichever date is later. The report shall be prepared by a licensed traffic engineer and shall analyze parking occupancy and vacancy an the subject property, including separate analysis of employee and visitor/guest parking. The report shall include information on the modes of transportation utilized by employees and data regarding parking demand and occupancy based on surveys taken during peak hours as determined by the Director. 6 97100d1r:00t0539 The City may require peer review of the report by an independent traffic engineer, retained by City at the expense of the hotel operator. A second parking status report shall be submitted to the Director within twelve (12) months after the initial report. Should the Director, based upon review of the reports and any other pertinent information, determine that during peak hotel operation periods overflow parking is experienced, the Director may require modifications to the Parking Performance Plan to ensure the provision of adequate hotel parking and implementation of the changes. The modifications may include but shall not be limited to: (1) increase in shuttle availability; (2) provision of off - site parking for use by employees and/or for overflow parking accessible by valet or hotel patrons; (3) restrictions on use of certain hotel facilities during times of highest parking demand. (e) Special Conditions. (i) Street Lights. The project includes installation of new street light standards to be located on the east and west sides of the Adobe Creek bridge (El Camino Real creek overcrossing) . These improvements shall include a minimum of two light standards (actual number and designed to be as determined by the Architectural Review Board). The lighting standards shall be selected based on consultation with Public Works Engineering, Planning Division, and Utilities Engineering and shall be approved by the Architectural Review Board. These improvements shall be installed no later than May 15, 1999. (ii) Median Landscaping/Irrigation Improvements. The project includes installation of landscaping improvements to the El Camino Real center median located immediately north of the Adobe Creek Bridge. These improvements shall include installation of four new trees, planted at minimum 24 -inch box size, installation and replacement of existing shrubs and ground cover (as determined by the Community Services Department and the Planning Arborist) and repair of the existing irrigation system (including replacement of backflow preventers and update of control system) . These improvements shall be depicted on a detailed plan prepared by at licensed architect or landscape architect. This plan shall be submitted for approval by the Architectural Review Board prior to the issuance of a building permit for the hotel improvements subject to ARB approval 96-ARB-168 or the approval of at final subdivision map (96 -SUB -5), whichever date first occurs. These improvements shall be installed no later than May 15, 1999. (iii) Gateway Feature. The project includes installation of substantial landscaping and monument -style entry signage to Palo Alto at the southeast corner of the property. 9710061w 0080539 • • These improvements shall be designed and installed in accordance with City specifications, generally as depicted on Sheet L-1, prepared by Royston, Hanamoto, Alley and Abey, Dated December 19, 1996, and on file with the Department of Planning and Community Environment. These improvements shall be completed by May 15, 1999. (f) Development Schedule. Construction of the project shall commence on or before June 1, 1998, and shall be completed and ready for occupancy on or before May 15, 1999. (g) Mitigation Measures. All mitigation measures described in the Negative Declaration for the project shall be implemented as conditions of project approval, and the Mitigation Reporting and Monitoring Program shall be implemented. SECTION 5. The Council finds that this project, as mitigated, will not have a significant environmental effect. SECTION 6. This ordinance shall be effective on the thirty-first day after the date of its adoption. INTRODUCED: PASSED: AYES: NOES: SEPTEMBER 8, 1997 SEPTEMBER 22, 1997 EAKINS, FAZZINO, HUBER, KNISS, MCCOWN, C4-11. DER, WHEELER ANDERSEN ABSTENTIONS: NOT PARTICIPATING: ROSENBAUM ABSENT: ST: Cit Clerk APP OVED AS T Senior Asst. City Attorney THIS DOCUMENT IS CERTIFIED TO BE AN ORDINANCE DULY PASSED BY THE COUNCIL OF THE CITY OF PALO ALTO AND THEREAT TER POSTED )N TH COUNCIL CHAM2ER; ON 4V30 7 (WITHIN TS DAYS OF ITS PASSAGE) "I certify tor declare) under penalty at perjury that tho tore g is true and correct." to li err% & "MA 006 lac 0030539 She 8 Director of Planning and Community Environment Project: 4290 El Camino Real 1. Zone change of 6.82 acres from Planned Community (PC) to Planned Community (PC) for Hotel land use. ALTOS Project: 4290 El Carrrino Rea, 2.Comprehensive Plan Amendment from Service Commercial to Single - Family Residential and Zone Change from Planned Community (PC) to Single -Family Residential (R-1) of 3.24 acres. Project: 4290 El Camino Real T. Zone change of 6.82 acres from Planned Community (PC) to Planned Community (PC) for Hotel Land use 2 Comprehensive Plan Amendment from Service Commercial to Single -Family Residential and Zone Change from Planned Community (PC) to Single - Family Residential (R-1) of 3.24 acres. File Nos: 96 -CPA 4; 96-ZC-13 ( pate:? ? 9a North