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Ordinance 4426
• • ORDINANCE NO. 4 A(P 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 600 SAND HILL ROAD AND A PORTION OF 1000 SAND HILL ROAD FROM PF TO PC AND FROM RM-30 TO PC, RESPECTIVELY (STANFORD WEST SENIOR HOUSING) follows: The Council of the City of Palo Alto does ORDAIN as SECTION 1. (a) The Planning Commission, after duly noticed public hearing, and the Architectural Review Board, after duly noticed public hearing, have recommended that Section 18.08.040 (the Zoning Map) of the Palo Alto Municipal Code be amended as hereinafter set forth. (b) The City Council, after duly noticed public hearing, and upon due consideration of the recommendations and of all testimony offered upon the matter, 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 600 Sand Hill Road from "PF Public Facility" to "PC Planned Community," and by changing the zoning of a portion of that certain property known as 1000 Sand Hill Road from "RM-30 Multiple -family Residence" to "PC Planned Community." Both properties are referred to collectively as the "subject property." The subject property 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 use proposed for the site is of such a characteristic that the application of general districts or combining districts will not provide sufficient flexibility to allow the proposed development. The development includes a health care facility offering assisted living and skilled nursing care to the senior population residing at the community, a use not typically considered incidental to a multiple family permitted use. 1 970703 Ieo 0031584 (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 the regulations of general districts or combining districts. The senior residential community that will be built and operated on this underutilized, former hospital site, is a particularly beneficial reuse of this site, which will provide specialized housing and health services, for which there is an unmet need, thus enabling residents in need of this type of housing to remain in the community. In addition, the project will increase the network of pedestrian and bicycle paths and trails across the site and connecting with the larger network of paths and trails existing and proposed in the area, facilitating public access to the creek and across this site. This circulation network also provides safe and attractive connections between housing, the Shopping Center, the Stanford Medical Center, the Stanford Campus and nearby open spaces, including an adjacent. "Village Green" area to 'be developed as part of the Stanford West Apartment Housing project. (c) The use permitted and the site development regulations applicable within the district are consistent with the Palo Alto Comprehensive Plan, as detailed in the discussion beginning on page 6 of the Staff Report to the Planning Commission dated July 24, 1996. The permitted use and site development regulations are compatible with existing and potential uses on adjoining sites or in the general vicinity, as follows: 1) the site was planned and designed in conjunction with the apartment housing and the shopping center improvement projects proposed for approval on the adjacent sites, and the Children's Health Council project on another adjacent site; 2) the project as conditioned will have minimal noise and traffic impacts on the surrounding land uses; and, 3) the redevelopment of the former hospital site minimizes disturbance to the existing trees and landscaping in such a manner that visibility into the project site remains unchanged from many public vantage points. SECTION 4. Those certain plans entitled "Stanford West Senior Housing" prepared by The Steinberg Group, dated October 16, 1996, and approved by the Architectural Review Board on October 16, 1996, a copy of which is on file in the Planning Division office, 2 9707031w 0031584 • • e 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 the following facilities for seniors: independent living/condominium units; a health care center that includes assisted living units and a skilled nursing facility; and associated amenities to serve those facilities. (b) ,nditional Uses. No conditional uses shall be permitted. (c) development Development the Special Site Development Regulations. All improvements and shall be substantially in accordance with the approved Plan, which shall be amended as required to comply with Requirements set forth in subparagraph (e) . (d) Parking and Loading Requirements. The parking governing the subject property shall be in accordance with the Development Plan, which shall be amended as required to comply with the Special Requirements set forth in subparagraph (e). (e) Special Requirements. The Conditions of Approval adopted by the City Council in approving this ordinance, attached hereto as Exhibit "B" and incorporated herein by reference, are hereby approved as the special requirements of the PC zone established by this ordinance. To the extent of a conflict between the Development Plan and these special requirements, these special requirements shall apply. (f) Development Schedule. The development schedule shall be as specified in the Development Agreement referenced in Section 6. SECT/ON 5. The City Council adopts this ordinance in accordance with the California Environmental Quality Act ("CEQA") findings adopted by Resolution No. 7685. // // 1/ 1/ // // 970703 Lc 4031 4 3 SECTION 6. This ordinance shall be effective upon the thirty-first day after its adoption, but shall be suspended and inoperative unless and until the Ordinance Adopting the Development Agreement Between the City of Palo Alto and the Board of Trustees of the Leland Stanford Junior University has been approved by the City Council and, if submitted to a referendum by the City Council on its own motion or by a certified sufficient petition of the electorate, pursuant to the Article VI, section 3 of the Charter of the City of Palo Alto, until approved by the voters. INTRODUCED: PASSED: AYES- NOES: ABSTENTIONS: ABSENT: ATTEST: APPROVED: City Clerk Mayor APPROVED AS TO FORM Senior Asst. City Attorney City Manager Director of Planning and Community Environment 4 970703 Ise 0031514 • hangs iro Rtsi -30 to M -30(D) T k c Ci ty c Palo A • ?roposct1 r.evi propert). i=nc Change from PF to RM _3: r; 0 LAPPING D I IQP hang c tst:-1 PF to PC rgc from NI -30 to PF Map 2 Zone Map Amendments RcmaiOn PF 0 0 0 " ?arigi • 'ro Change from Chanr: from' RM-3© to PC to R.M -30 tnap is a proCcct of the • City of Palo Alto GIS a• 02* • • CONDITIONS OF APPROVAL FOR THE STANFORD WEST SENIOR HOUSING PROJECT 600 SAND HILL ROAD The conditions of approval consist of: mitigation measures identified in the EIR, as herein modified, rejected or adopted by reference without modification. and additional conditions imposed pursuant to the City's police powers. All of these conditions are included in the Mitigation Monitoring Program (MMP). The recitation of the mitigation measures in the Mitigation Monitoring Program is intended to be the same as in the EIR, as adopted or revised by these conditions of approval. In the event a mitigation measure or condition is worded differently in the MMP than in these conditions of approval, including those mitigation measures adopted by reference, these conditions shall control. The Monitoring and Reporting Procedures in the MMP are intended to implement, not to modify, these conditions of approval, and the Procedures shall be interpreted accordingly, in a manner that does not diminish or add to the requirements imposed on the applicant. Zone Changes (94-ZC-17) The approval of the Senior Housing Project is conditioned upon the applicant receiving approval for the set of road improvements (commonly known as Sand Hill Road Widening and Extension and Related Roadway Improvements), or some portion of those improvements as may be determined by the Palo Alto City Council. The following shall return to the ARB for final review and approval prior to the submittal of plans for a building permit: 2. The mitigation measures identified as applicable to either "All Projects" or to the "Stan- ford West Senior 1 -lousing Project" in the Environmental Impact Report (EIR) are incorporated hereby as conditions of project approval, except as noted below. The Project Plans shall be revised to comply with all required mitigation measures and shall return to the ARB for final review and approval. Please refer to prior staff reports for analysis regarding the rejected and preferred mitigation measures listed below. a. Public Services Mitigation 4.12-14. City of Palo Alto could adopt a policy encouraging future developers to contribute their fair share for school impacts July 14, 1997 Conditions - Senior Housing Page 1 of 7 Pt • • over and above payment of the development fee, shall not be required to be implemented. b. Public Services Mitigation 4.12-16. City of Palo Alto could implement public or private financing mechanisms for obtaining additional park lands and/or for rehabilitating existing parks in a way that expands their usefulness, shall not be required to be implemented. c. Transportation Mitigation 4.4-1(d): which requires the applicant to operate an on -call passenger shuttle service to and from Senior Housing shall not be required to be implemented. d. Transportation Mitigation 4.4-7(c and d) is modified to read as follows: The applicant should pay the full cost of implementing Mitigation Measures 4.4- 7(c and d), which require improvements to the Sand Hill Road/Santa Cruz Avenue and the Junipero Serra Boulevard/Alpine Road/Santa Cruz Avenue intersections, These improvements should be constructed during the same time frame of the remainder of the proposed road improvements in the Santa CruziOak Avenue area, and should be included in the final construction phasing plan. (Refer please to Road Conditions lc and 12). Transportation Mitigation 4.4-7(e) is modified to read as follows: Should the City of Menlo Park within ten (10) years of the effective date of the Development Agreement desire to make improvements to the Middlefield/Willow intersection, to improve a LOS E or worse condition, the applicant shall be required to contribute its fair (proportionate) share of the cost either to make signal timing improvements sufficient to return the intersection to LOS D or, if it is not possible to achieve a LOS D through signal timing modifications, to construct the improvements listed in the EIR, rather than making a no contribution, as the EIR currently states. Cultural Resources Mitigation 4.3-4(a) is modified to read as follows: The Old Carriage House shall be protected in place. Fencing or other appropriate protection should be installed prior to construction to avoid impact to this important historic resource. The applicant shall submit to the City a plan for protection of the Old Carriage House, that shall include the parties responsible for long-term protection, and the specific protection requirements (from structural stabilization to funding, for example). The City of Palo Alto July 14, 1997 Conditions - Senior Housing Page 2 of 17 Pages shall approve the Carriage House protection plan prior to issuance of a demolition permit for the Stanford West Senior housing project. The project applicant shall post a bond or other form of financial security acceptable to the City Attorney during the demolition and construction phases to ensure retention of the Carriage House. g. Noise Mitigation 4.6-3(d) shall be modified as follows: This mitigation requires the applicant to monitor interior noise levels of properties identified as being potentially impacted by increased noise attributable to the projects. Compensation to these owners to provide acoustical upgrades is required under certain conditions, as described in the Mitigation. This mitigation shall only be required to be implemented for those areas where the contribution from the projects is greater than 50% of the total impact. These areas are shown on Exhibit A. An acoustic study shall be performed both before and after construction of all projects, at the applicant's cost. The study shall document pre -project interior noise levels for all sensitive receptors identified on Exhibit A immediately follov,ing project approval. Post -construction noise levels shall be established immediately following completion of all approved projects or following December 31, 2000, whichever comes later. For those receptors where the post - construction interior noise levels are higher than pre -construction levels and exceed 45 dBA, the study shall identify measures and costs necessary to: i) return noise levels to pre -construction levels; and ii) achieve a 45 dBA interior noise standards. The project applicant shall be required to pay the cost identified to return the interior noise levels to pre -construction levels or to 45 dBA, whichever is higher. If there is a difference in costs between options i and ii, the property owner may elect to make up the difference in cost to implement option ii. It is possible, and likely, that there will not be a difference in cost between option i and ii. The EIR also identifies alternative mitigation measures for the impacts listed below. The preferred mitigation measure for each of these impacts (as listed in the EIR) is also identified below. These mitigation measures are incorporated hereby as conditions of project approval. Impact: Cultural Resources Impact 4.3-1, avoid construction in the Level 1 archeological sensitive area, as illustrated on Figure 4.3-2 on page 4.3-33. Recommended Mitigation: Mitigation 4.3-1(b) and (c), data recovery program, shall be implemented rather than Mitigation 4.3-1(a), avoidance of all construction in the Level 1 sensitivity area. July 14, 1997 Conditions — Senior Housing Page 3 of 17 Pages • IIDgar1: Cultural Resources Impact 43-3, possible damaging effects on Leland Stanford. Jr. monument. Recommended Mitigation: Mitigation Measure 4.3-3(b), relocation of the monument on the site to a location open to public viewing, shall be implemented rather than Mitigation 4.3-3(a), in -place preservation. k. Impact: Cultural Resources impact 4.3-5, possible damaging effects on. the Stanford Convalescent Home Gates. Furthermore, the gates shall be relocated per the requirements of condition le. Recommended Mitigation: Mitigation Measure 4.3-5(b), incorporate the gates into the projects landscape plan, shall be implemented rather than Mitigation Measure 4.3-5(a). in -place preservation. Impact Public Services Impact 4.12-2, the project would increase the number of emergency .medicai service calls to the Fire Department. Re`omrzerkied Mitigation: Mitigation 4.12-2(b), the applicant shall pay fair share for the cost cif a new paramedic unit, shall be implemented rather than mitigation 4.12-2(a), applicant shall provide private ambulance service (refer to Condition 45 for additional information regarding payment of fair share costs), m. Jrnpact: Public Services Impact 4.12-4, increased demand due to cumulative projects on Palo Alto Fire Department. Recommended Mitigation: Option three, City could provide additional resources to the PAFD from increased tax revenues generated by cumulative projects, is the preferred choice. Impact: Public Services Impact 4.12-5, increased demand due to cumulative project on medical emergency service. Recommended Mitigation: Option two, City could provide additional medi-van resources to the PAFJ) from increased tax revenues generated by cumulative projects, is the preferred choice. o. Impact: Public Services impact 4.12-10, increased demand due to cumulative projects on Palo Alto Police Department, July 14, 1997 Conditions - Senior Housing Page 4 of 17 Pages Recommended Mitigation: Option three, City could provide additional resources to the PAPD from increased tax revenues generated by cumulative projects, is the preferred choice. 3. The final design, colors and materials of all project buildings shall return to the ARB for review and approval. Final landscape plans, lighting, design of public improve- ments, walls and fences and all other similar improvements shall return to the ARB for review and approval. An artist and interpretative designer shall be retained by the applicant to provide input and assistance for the design of the final project details, particularly those related to the environmental, recreational and cultural public assets on the sites, and the provision of public art. The applicant shall submit with the final plans a statement outlining the specific plan details which respond to the artistfinterpre- tative designer's input. The final project plans shall take into account the following maintenance, security and safety provisions: Approval of any nonstandard paving materials shall be coordinated with Public Works Engineering prior to any final approval by the ARB, and is subject to approval of a maintenance agreement which requires the applicant to provide all maintenance for such ,materials; b. The applicant shall confer with the Police Department prior to submitting final project plans to ensure lighting and landscape plans incorporate appropriate security recommendations. All lighting plans shall be in conformance with Mitigation Measures 4.2-7(a) and 4.2-13. c. A sign program for the site, including signs to be posted on private streets (such as no parking, private street, tow away zones, public access points, etc.), and an address numbering program, shall be reviewed by the Police Department and approved by the ARB. d. Signs and landscaping shall meet the sight distance requirements of PAMC 18.83.080, applicable to project frontages where driveways are present, and in parking lots. Landscaping shall be specifically identified in the landscape plan as meeting these height requirements. e. The proposed materials for the independent living building base shall be revised to be of a more durable nature that can withstand sustained use over time without showing damage. July 14, 1997 Conditions - Senior Housing Page 5 of 17 Pages The final landscape plan shall include an indication that all species of trees to be used as street trees have been approved by the City Arborist. A significant percentage of these trees shall be deciduous. 5. Any changes to the project plans in regard to location and size of recycling and trash facilities shall be subject to the approval of the Public Works Operations Division. 6. All utility meters, lines, transformers, backflow preventers, electric panel switch- boards, and other required utilities, shall be shown on the landscape and irrigation plans and shall show that no conflict will occur between the utilities and landscape materials and shall be screened in a manner which respects the building design and setback requirements. These locations shall also be approved by Utilities Engineering. 7. The following revisions shall be made to the project plans and included on the plans submitted for final Architectural Review Board approval prior to submittal of a build- ing permit application: As required by Mitigation Measure 4.4-1(b), Stanford's Marguerite shunle shall service the project. More specifically, the Marguerite shall follow a route into the Senior Housing project (as opposed to only stopping on Sand Hill Road). The site plan shall be modified to include provisions for at least one Marguerite shuttle stop internal to the project. If, at any time following implementation of the service, it is determined by the City and Stanford that the routing of the Marguerite Service into the project site is no longer desirable due to negative effects on overall service, the Chief Transportation Official shall have the authority to allow the internal service routing to be discontinued. b. The applicant shall construct a Class I bicycle/pedestrian path, with a minimum 8 -foot paved width (10 -foot paved width preferred) and a 2 -foot unpaved graded shoulder on each side, between the easterly end of "Main" Street (where it crosses Sand Hill Road to become Vineyard Lane) and the signalized entrance to Ronald McDonald House, which shall be a combined sidewalk and bicycle path adjacent to Sand Hill Road (generally as shown on the current plan set dated 10/16/96). The path shall be sited to avoid damaging existing trees. If* necessary in order to avoid damaging any existing trees, the width of the unpaved shoulders may be less than 2 feet. In order to promote intersection crossing safety in the confined area between the Senior Housing Project and Sand Hill Road, this path shall be routed across the two signalized driveways at the normal location for a pedestrian crosswalk. If necessary to protect trees near the Sand Hill Road/Arboretum Road intersection, the path may be routed away from the signalized intersection (into the site) as far as possible before the path July 14, 1997 Conditions - Senior Housing Page 6 of 17 Pages crosses the driveway. The west end of this path shall have two branches: 1) intersecting "Main" Street at the crosswalk across the north leg of "Main" Street at the Main Street/Sand Hill Road/Vineyard Lane intersection; and, 2) intersecting Main Street at the corner of its intersection with the driveway of the Senior Housing project (in the same place the sidewalk intersects the corner). Design of the intersections and crossings shall meet with the approval of the Chief Transportation Official. c. In the vicinity of the Children's Health Council, the recreational path shall be located to pass through the "Village Green" area, around the perimeter of the parking lot, and shall be so signed (as generally shown on the current plan set dated 10/16/96). It shall intersect the CHC driveway opposite the paved path from the bicycle/pedestrian bridge. d. Between the Ronald McDonald House and the Health Care building, the recre- ational path shall be relocated, if feasible, to provide a rnore direct route that is not in the parking lot, nor directly in front of building entrances. Proper directional signage shall be provided, e. The Stanford Convalescent Home Gates shall be moved from their present location at the entry to the Ronald McDonald House, to the main entry for the Senior Housing project at Arboretum Road. f. A minimum of 20 feet of space shall be provided between the front access road and the edge of pavement of Sand Hill Road, to allow adequate room for land- scaping and the provision of a Class I bicycle/pedestrian path. g. No parking shall be allowed along the access road at the rear of the Health Care or Independent living Buildings. The 24 spaces shown on the revised plans dated October 16, 1996 shall be removed from the area presently shown on the plans. This parking may either be eliminated entirely, or relocated to acceptable areas of the site subject to the approval of the ARB. h. Inconsistencies between the site and conceptual landscape plans illustrating revisions made by the applicant during the ARB public review process (dated October 16, 1996), and the elevations and supporting detailed plans provided with the original submittal plans (dated April 1, 1996), shall be corrected. Inconsistencies to be eliminated include, but are not limited to, the following: all building floor plans, unit plans, conceptual site sections and building sections, and the tree removal plan, shall be revised to reflect changes made to the site plan July 14, 1997 Conditions - Senior Housing Page 7 of 17 Pages • including the significant redesign of the health care center building and the minor redesign of the independent living building. 8. If the Stanford West Apartment Housing project proposed for the adjacent site is not approved or is not constructed simultaneously with this project, then the applicant shall be required to submit a revised site plan for off -site circulation, infrastructure and open space modifications in order to ensure safe and convenient bicycle, pedestrian and auto connections. infrastructure extensions and open space arrangements. Prior to issuance of a Demolition Permit: Utilities The Contractor shall be responsible for identification and location of all utilities, both public and private, within the work area, Prior to any excavation work at the site, the Contractor shall contact Underground Service Alert @ (800) 642-2444, at least 48 hours prior to beginning work. 10: The Applicant shall submit a request to disconnect all 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. Prior to Submittal of a Building Pe Planting and TYansportatio 11. An independent arborist shall be retained by the City at the expense of the applicant. The arborist will be under contract to the City to oversee implementation of Mitigation Measure 4.7-1. The arborist will be retained, as needed to perform the work related to this project as specified in Mitigation 4.7-1, from the time the applicant submits final project plans for review and approval by the ARB until final construction is approved by the Inspection Services Division. The mechanism for obtaining payment from the applicant for the arborist's services shall be agreed to by the applicant and the City in a Development Agreement. 12. An independent creek restoration specialist shall be retained by the City at the expense of the applicant. The creek restoration specialist will be under contract to the City to oversee irnplementation of Mitigation Measures 4.7-4(a), 4.7-4(b), 4.7 -7(a -e) and 4.7 - July 14, 1997 Conditions - Senior Housing Page 8 of 17 Pages 9(a). The creek restoration specialist will be retained, as needed to oversee implementa- tion of the above mitigations, from the time the applicant submits final project plans for review and approval by the ARB until final construction is approved by the Inspection Services Division. The mechanism for obtaining payment from the applicant for the creek restoration specialist's services shall be agreed to by the applicant and the City in a Dc _apment Agreement. 13. An independent archeologistfhistorian shall be retained by the City at the expense of the applicant. The archeologist/historian will be under contract to the City to oversee implementation of Mitigation Measures 4.3-1, 4.3-2, 4.3-3, 4.3-4, and 4.3-5. The archeologist) historian will be retained, as needed to oversee implementation of the above mitigations, from the time the applicant submits final project plans for review and approval by the ARB until final construction is approved by the Inspection Services Division, The mechanism for obtaining payment from the applicant for the archeolo- gist'historian's services shall be agreed to by the applicant and the City in a Develop- ment Agreement. 14. A contract senior level planner shall be retained by the City, at the expense of the applicant. ;o oversee the implementation of this project, including processing of the Final Map. The planner shall be retained, as needed, from the time the applicant submits final project plans for review and approval by the ARB until final construction is approved by the Inspection Services Division. The mechanism for obtaining payment from the applicant for the contract planner's services shall be agreed to by the applicant and the City in a Development Agreement. The applicant shall continue to pay for planner services under the Planning Division's Cost Recovery Program until such time as the contract planner is hired. 15. A contract building plan checker and inspector shall be retained by the City,at the expense of the applicant, to perform all necessary plan check and inspection work associated with this project. The plan checker and inspector shall be retained, as needed, from the time the applicant submits plans for a building permit until final construction is approved by the Building Inspection Division. The mechanism for obtaining payment from the applicant for the plan checker and inspector's services shall be agreed to by the applicant and the City in a Development Agreement. 16. The applicant shall appoint a project manager knowledgeable of building permitting and construction processes for the duration of the project permitting and construction period. The Project Manager shall be responsible for coordinating the construction process with City staff and for facilitating the applicant's role in receiving building permits and complying with conditions of approval before and during construction. July 14, 1997 Conditions - Senior Housing Page 9 of 17 Pages The applicant shall provide an access and maintenance easement to the Santa Clara Valley Water District, and shall provide to the City an easement for bicycle and pedestrian access, along San Francisquito Creek on the proposed senior housing parcels. The easement shall consist of a strip 22 feet wide coincident with the rear access road. The easement shall be shown on the face of the final map to the satisfac- tion of the Water District and the City Public Works Department. 18. As property owner, the applicant shall file with the City, on behalf of the Children's Health Council, an application requesting modification of Architectural Review Board Approval File No. 94-ARB-202 and Use Permit File No.94-CIP-21 to receive final approval of the CHC parking lot and landscaping site plan revisions necessary to implement changes to the boundaries between the CHC and the senior housing. Utilities. 19. An electric utility engineer/inspector and a water gas`. astewater utility engineer/ inspector shall be retained by the City. at the expense of the applicant, to perform all necessary plan check and inspection work associated with this project, including processing of the Final Map. The engineer/inspectors shall be retained, as needed, from just prior to the applicant commencing meetings with the Utilities Department to finalize needed improvement plans until final construction is approved by the Inspec- tion Services Division. The mechanism for obtaining payment from the applicant for the engineer! inspector's services shall be agreed to by the applicant and the City in a Development Agreement. 20. The applicant shall submit detailed itnprovernent plans and specifications for all utility construction. The plans must show the final alignment and sizing of electric, water, gas, and wastewater services within the development and within the utility easements. All final design details shall be in accordance with the published specifications of the Utilities Department, and subject to the approval of the Utilities Engineering Division. 21. The applicant shall meet and confer with the WGW Utilities Engineering staff, and then submit a plan, prepared in accordance with the published specifications of the Utilities Department, for final approval, indicating the final configuration of the water distribution system to be implemented. 22. The applicant shall submit flow calculations which shall show that the off -site and on - site water and sewer mains are sized adequately to provide the domestic water, fire flows and sewer capacity needed to serve this project in conjunction with any of the other development projects being considered simultaneously (Stanford West Senior Housing and Stanford Shopping Center Expansion) during anticipated peak loads. All July 14, 1997 Conditions - Senior Housing Page 10 of 17 Pages • field testing required to determine current capacities of existing utilities shall be performed by the applicant's engineer at their expense. Calculations must be stamped by a registered civil engineer. Public Works Engineering 23. An engineer/inspector shall be retained by the City, at the expense of the applicant, to perform all necessary project management, plan check and inspection work associated with this project, including processing of the Final Map. The engineer/inspector shall be retained, as needed, from the submittal of final project plans for review and approval by the ARB until final construction is approved by the Inspection Services Division. The mechanism for obtaining payment from the applicant for the engineer/ inspector's services shall be agreed to by the applicant and the City in a Development Agreement. 24. The applicant shall submit a final grading and drainage plan for review and approval by Public Works Engineering. 25. The applicant shall obtain an encroachment permit or temporary lease from Public Works Engineering for the proposed construction which will impact the use of sidewalk or street or on property in which the City holds an interest. 26. A grading permit must be obtained from the Building Inspection Division if excavation exceeds 100 cubic yards. 27. The applicant shall be required to file a notice of intent (NCI) for coverage under the State Water Resources Control Board's General Permit for storm water discharges associated with construction and post construction activity. The applicant shall provide an additional copy to Public Works Engineering Division of the NOI when applying for a grading/building permit. 28. The proposed development will result in a change in the impervious area of the site. The applicant shall provide calculations showing the adjusted impervious area with the building permit application. A storm drainage fee adjustment will take place in the month following the final approval of the construction by the Inspection Services Division. Prior to Issuance of a Building Permit: Planning and Transportation July 14, 1997 Conditions - Senior Housi ig Page 11 of 17 Pages • • A final subdivision map, which subdivides the project site into parcels, one with 388 airspace condominiums, and provides for adjustments between this project site and the adjacent Stanford West Apartment Housing and Children's Health Council sites, shall be approved by the City of Palo Alto and recorded at the Office of the County Recorder prior to issuance of any grading or building permits. See also the Conditions of Approval for the Tentative Subdivision Map. 30. The applicant shall agree to a program for providing Below Market Rate Units in ful- fillment of Program 13 of the Housing Element of the Palo Alto Comprehensive Plan, as provided in the Letter of Agreement dated October 15, 1996. Utilities 31. The applicant shall be responsible for installing and upgrading on -site and off -site water and wastewater utilities as necessary to handle peak loads. The applicant shall pay all costs associated with required improvements to on -site and off -site gas mains and services, All improvements to the gas system will be by the City of Palo Alto or the City's contractor. The approved relocation of service, meters, hydrants, or other facilities will be performed at the applicant's expense. All installation of new utilities and upgrading of existing utilities necessary for the proposed project shall be constructed and paid for as required by City of Palo Alto Utilities Rules and Regulations. 32. All new electric service shall be underground. The applicant shall be responsible for all electric substructure installation required for extending the electric distribution system. The City, upon acceptance of the facilities will furnish and install all cables, switches and other equipment required for the system extension. All connection, on -site and off - site fees and credit if any will be based on Utilities Rules and Regulations. 33. The applicant shall not be allowed to begin work until the utility improvement plans, project specifications, and load sheets have been approved by the Water, Gas and Wastewater Engineering Division and the City's Cross Connection Control Inspector. Utility connection charges must be paid prior to the scheduling of any work performed by the City of Palo Alto or the applicant. 34. All utility mains shall be installed, to the satisfaction of the Utilities Engineering, in Sand Hill Road and "Main" Street, and other areas as necessary to facilitate these installations, prior to commencement of Senior Housing Phase I construction. 35 A. waste water discharge permit to be obtained from Utilities Water -Gas -Wastewater Engineering is required. July 14, 1997 Conditions - Senior Housing Page 12 of 17 Pages A separate water meter shall be installed to irrigate the approved landscape plan. This meter shall be designated as an irrigation account and no other water service will be billed on the account. 37. Ultra low flush toilets are required. All tank and valve toilets must be specified as using 1.6 gallons per flush or less. All urinals must be specified as using 1 gallon per flush or less. Public Works Engineering 38. The project is within the jurisdiction of the Santa Clara Valley Water District (SCVWD). A permit must be obtained from SCVWD and a copy provided to the City. 39. The applicant shall obtain a Permit for Construction in a Public Street from Public Works Engineering for construction proposed in the City of right-of-way, 40. The applicant shall enter into an agreement with the City in a form approved by the City Attorney which guarantees the completion of the required public improvements as well as any area subject to public access requirements, and shall post a bond or other form of financial security acceptable to the City Attorney, in an amount determined by the Director of Public Works, as security for performance of this obligation. Public Works Water Quality Control 41. Food service facilities shall install one or more grease interceptors on sewer lines servicing sinks, dishwashers, and floor drains. The size of such interceptors shall be in conformance with the Uniform Plumbing Code provision of the California Building Standard Code (24 CCR). 42. Laboratory areas shall have sinks and any floor drains plumbed separately from bath- rooms and these sewer lines shall have discharge sampling ports constructed on them. No shelves which could be used for chemical storage shall be constructed above sinks. 43. Discharge of contaminated groundwater to the sanitary sewer shall only be allowed if reuse options have been studied and determined to be impractical by the Director of the City's Water Quality Control Plant. Discharge of swimming pool water to the storm drain system, street or gutter is not permitted. Therefore, a sanitary sewer clean -out shall be located such that a hose can be used to convey overflow swimming pool water to the sanitary sewer. July 14, 1997 Conditions - Senior Housing Page 13 of 17 Pages Fire Department 45. The applicant shall pay $ 36,960 to the City as its fair share costs for the acquisition of a paramedic van. 46. A hazardous Materials Management Plan is required to be submitted to the Fire Department in accordance with State Law. 47. The applicant shall apply to the Fire Department for a Hazardous Materials Storage permit fee for the storage of any hazardous materials associated with the health center, swimming pool, maintenance areas or common areas, and pay the required fee. 48. Groundwater remediation or vapor extraction systems will require Fire Department permits and approvals. 49. The all-weather, combination access road pedestrian and hike path at the rear of the site shall have a minimum paved width of 20 feet in order to comply with emergency vehicle access requirements. 50. Fire hydrants shall be placed throughout the site at a minimum spacing of 300 feet. Along the rear of the buildings facing the creek, wharf hydrants shall be placed in locations to be approved by the Fire Marshal. A plan indicating all fire service features shall be provided for review and approval by the Fire Marshal, including fire hydrant placement, emergency vehicle access, fire sprinkler, water flow and alarm system calculations. 51. The applicant shall submit plans w the Fire Department which show that all buildings comply with requirements for fire sprinklers, per PAMC, Section 15.04.170(dd), and fire alarms (including graphic annunciator), with Central Station supervision for both. 52, Building plans shall incorporate the following features: elevator access for a minimum gurney size of 84 inches by 24 inches and two emergency personnel; floor control valves; rated corridors; emergency lighting and illuminated exit signs; panic hardware and portable fire extinguishers. 53. The Fire Department shall determine that plans satisfy emergency fire access requirements, including turning radii throughout the site, per PAMC Title 15, UFC Article 10. During Construction: July 14, 1997 Conditions - Senior Housing Page 14 of 17 Pages Utilities 54. The contractor shall submit for approval by Utilities Engineering Division the manufacturer's literature on the materials to be used. 55. The applicant shall provide meter protection for any gas meters that may be subject to vehicle damage. 56. All customer piping shall be inspected and approved by the Building Inspection Division before gas service is instituted. Gas meters will be installed at least three working days after the building piping final inspection. 57. All new traffic signals and proposed modifications to existing traffic shall be per City of Palo Alto Traffic Signal Standards and costs shall be borne by the applicant. 58. All new underground electric services shall be inspected and approved by both the Building Inspection Division and the Electrical Underground inspector before energizing. 59. All new underground service conduits and substructures shall be inspected before backfilling. 60. The applicant's contractor shall obtain a street opening permit from the Department of Public Works before digging in the street right-of-way. Public Works Engineering 61. To reduce dust levels, it shall be required that exposed earth surfaces be watered as necessary. Spillage resulting from hauling operations along or across any public or private property shall be removed immediately and paid for by the.contractor. Dust nuisances originating from the contractor's operations, either inside or outside of the right-of-way shall be controlled at the contractor's expense. 62. The contractor must contact the Public Works Inspector prior to any work performed in the public right-of-way, 63. No storage of construction materials is permitted in the street or on the sidewalk without prior approval of Public Works Engineering. 64. All construction within City right-of-way, easements or other property under City's jurisdiction shall conform to standard specifications of the Public Works and Utility July 14, 1997 Conditions - Senior Housing Page 15 of 17 Pages Departments, unless exceptions have been specifically granted through this or other entitlements related to this project. 65. The applicant shall require its contractors to incorporate best management practices (BMP's) for storm water pollution prevention in all construction operations, in conformance with the Santa Clara Valley Nonpoint Source Pollution Control Program. The Building Inspection Division shall monitor BMP's with respect to the Applicant's construction activities on private property; and the Public Works Department shall monitor BMP's with respect to the applicant's construction activities on public property. It is unlawful to discharge any construction debris (soil, asphalt, saw cut slurry, paint, chemicals, etc.) or other water materials into gutters or storm drains. Fire Department 66. In order to ensure fire safety, the fire service system shall he fully operational to the satisfaction of the Fire Marshal prior to any framing of buildings on the site. Police Department 67. All construction activities shall be subject to the requirements of the City's Noise Ordinance, Chapter 9.10 PAMC, which requires, among other things, that a sign be posted and that construction times be limited as follows: 8:00 a.m. to 6:00 p.m. Monday through Friday 9:00 a.m. to 6:00 p.m. Saturday 10:00 a.m. to 6:00 p.m. Sunday Prior to Final Inspection of Work Performed under the Building Permit: Planning and Transportation 68. The applicant shall submit to the Planning Division, along with a request for inspec- tion, written certification signed by a landscape architect that the landscaping has been installed in accordance with all aspects of the approved landscape plans, that the irrigation has been installed and tested for timing and function, and that all plants, including street trees, are healthy and have a reasonable chance for survival. Public Works Engineering July 14, 1997 Conditions - Senior Housing Page 16 of 17 Pages • The Public Works Inspector shall sign off the building permit prior to finalization of this permit. Public Works Water Quality Control 70. The project shall be designed so that no wastewater (including equipment cleaning wash water, vehicle wash water, cooling water, air conditioner condensate, and floor cleaning wash water) can be discharged to the storm drain system, the street or gutter. The applicant shall present a plan for approval by the Water Quality Control Plant to prevent unlawful discharges by occupants of the project. Utilities/Resource Conservation 71. Unpolluted water, from cooling or vacuum systems as an example, may not be dis- charged through direct or indirect connection to a city sewer without a city permit. Such water must be reused or recirculated, unless no alternatives exist and is approved by the Utilities Department. S:\PLAN\PLADIV\CMR\SANDHILL\FINAL\ULTIMATE\CONDSWSH.CC6 July 14, 1997 Conditions - Senior Housing Page 17 of 17 Pages