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HomeMy WebLinkAboutOrdinance 4432ORDINANCE NO. 44 3 a - 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 ZONE CLASSIFICATION OF A PORTION OF A NEW PARCEL TO BE CREATED BY THE REALIGNMENT OF PASTEUR DRIVE AT SAND HILL ROAD FROM PF(L) TO RM-40 The Council of the City of Palo Alto does ORDAIN as follows: SECTION 1. The City Council finds as follows: a. The Planning Commission, after duly noticed public hearing, has recommended that the Council amend Section 18.08.040 of the Palo Alto Municipal Code (the "Zoning Map") . b. After duly noticed public hearing, and upon consideration of said recommendation and of all testimony offered upon the matter, the Council finds that the public interest, health, safety and welfare of Palo .Alto and the surrounding region require the amendments to the Zoning Map 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 zone classification of a portion of that parcel to be created by the realignment of Pasteur Drive at Sand Hill Road from "PF(L)(Public Facilities, Landscape Combining)" to "RM-4©(High Density Multiple - family Residence) ", as shown on "Map 6," which is attached hereto and incorporated herein by this reference. SECTION 3. The City Council adopts this ordinance in accordance with the California Environmental Quality Act ("CEQA") findings adopted by Resolution No. 7685. // // // // // // // // // // // // // // // // 1 970703 lac 0031574 4. SET=ON 4. 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 referendlxn 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: ASSENT: ABSTENTIONS: ATTEST: City Clerk APPROVED AS FORM: Senior Asst, City Attorney 2 APPROVED: Mayor City Manager Director of Planning and Community Environment 970703 tae 0031374 .e!':t r The C i t y of Palo Alt© AMMiM6 DIYIIIO Chz n e from , RR1- Stanfor i ttii ors?t : ;' anap Map 6 Zone Map Amendments This map is a product of the tl or Palo Alto GIS 0 203' k E t• a s EXHIBIT "E• CONDITIONS OF APPROVAL a. Stanford West Apartments b. Stanford West Senior Housing c. Stanford Shopping Center Expansion d. Sand Hill Road Extension and Related Roadway Improvements e. Sand Hill Corridor Projects Tentative Map • • CONDITIONS THE STANFORD WEST APARTMENT HOUSING PROJECT 1000 SAND HILL ROAD The conditions of approval consist of: mitigation measures identified in the EIR, as herein modi- fied, rejected or adopted by reference without modification, and additional conditions imposed pursuant to the City's police powers. Ali of these conditions are included in the Mitigation Moni- toring 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 MN-IP arc intended to implement, not to modify, these condition` 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, Site and Design Application (94-D-5) 1. The approval of the Stanford West Apartment 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 W'r'est Apartment Housing 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. Visual Quality Mitigation 4.2-1(a), redesign to open additional view corridors to the creek, as illustrated in Figure 4.2-22 on page 4.2-47 of the EIR shall not be required to be implemented. July 14, 1997 Attachment 17: Conditions — Apartment Housing Page I of 16 Pages b. Visual Quality Mitigation 4.2-9, requires implementation of Mitigation (a-1). As noted in the bullet above, Mitigation 4.2-1(a) has been rejected for this project, and therefore, is rejected from this mitigation also. c. Cultural Resources Mitigation 4.3-2(b), preserve historical context of Gover- nor's Lane, as illustrated on Figure 4.3-2 on page 4.3-33 of the EIR. Bullets one and two, remove portions of apartment buildings and Main Street which intrude into Governor's Lane, shall not be required to be implemented. Bullets three and four, terminate parking lane at western edge of Governor's Lane corridor and use materials for path consistent with historical character of Governor's Lane, are required to be implemented. d. Cultural Resources Mitigation 4.3.1(a) requires the implementation of Mitiga- tion 4.3-2(b). As noted above, the following portion of Mitigation 4.3-2(b) has been rejected for this project, and therefore, is rejected for this mitigation also: bullets one and two. e. Noise Mitigation 4.6-3(d). 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 following 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. f. 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 Attachment 17: Conditions — Apartment Housing Page 2 of 16 Pages over and above payment of the development fee, shall not be required to be implemented. Transportation Mitigation 4.4-7(r 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 Cruz/Oak Avenue area, and should be included in the final construction phasing plan. (Refer please to Road Conditions lc and 12). h. 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 con- struct the improvements listed in the EIR, rather than making a no contribution, as the EIR currently states. Biological Resource Mitigation Measure 4.7-3(g): The City may require, as a condition of approval, the applicant to provide a performance bond or other form of financial security acceptable to the City Attorney to replant any replacement grasslands found not to be alive at the end of the require five=year maintenance period. The amount of the bond shall be sufficient to cover the City's cost to replant native grassland. A qualified biologist approved by the City shall, upon written request of the applicant at the end of the maintenance period, and in consultation with CDFG determine the health of the replacement grasslands and release the security, in the event that all replacement grasslands are alive. Transportation Mitigation 4.4-1(d): which requires the applicant to operate an on -call passenger shuttle service to and from the Senior Housing shall not be required to be implemented. k. 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. July 14, 1997 Attachment 17: Conditions — Apartment Housing Page 3 of 16 Pages • The E1R 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. 1. impact: Cultural Resources Impact 43-1, construction in the Level 1 archeo- logical sensitive area, as illustrated on Figure 4.3-2 on page 4.3-33 of the EJR. Recommenced Mitigation: Mitigation 4.3- l (b) and (c), data recovery program, shall be implemented rather than Mitigation 4.3-1 (a), avoidance of all construc- tion in the Level 1 sensitivity area. Impact: Public Services Impact 4.124, increased demand due to cumulative projects on Palo Alto Fire Department, Recommended Mitigation: Option two (the third bullet), City could provide additional resources to the PAFD from increased tax revenues generated by cumulative projects, is the preferred choice. n. Impact: Public Services Impact 4.12-5, increased demand due to cumulative projects on medical emergency service. Recommended Mitigation: Option two, City could provide additional rriedi-van resources to the PAFD 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. Recommended Mitigation: Option two (the third bullet). 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 improvements, 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 site, and the provision of public art, The applicant shall submit with the final plans a statement out- lining the specific plan details which respond to the artist/interpretative designer's input. July 14, 1997 Attachment 17: Conditions — Apartment Housing Page 4 of 16 Pages The final project plans shall take into account the following maintenance, security and safety provisions: a. 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 laadscape plans incorporate appropriate security recommendations. c. A signs 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 he reviewed by the Police Departrne.nt and approved by the ARB. d. Signs and landscaping shall meet the sight distance requirements of PAMC 18.883.080, 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. 4. 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 switchboards, and other required utilities, shall be shown on the iandscape 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 must also be approved by Utilities Engineering. 7. The following revisions shall be made to the project plans and included on the plans sub- mitted for final Architectural Review Board approval prior to submittal of a building permit application: a. As required by Mitigation Measure 4.4-1(b). Stanford's Marguerite shuttle shall service the project. More specifically, the Marguerite shall follow a route into the apartment project (as opposed to only stopping on Sand Hill Road). The site plan July 14, 1997 Attachment 17: Conditions — Apartment Housing Page 5 of 16 Pages shall be modified to include provisions for at least one, and possibly two. Margue- rite shuttle stops 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 auth- ority to allow the internal service routing to be discontinued. The applicant shall designate "Main" Street between its west and east ends at Sand Hill Road as a Class III "Bicycle Route", and the City will so designate this route on the City's official bicycle route map. Bicycle lanes shall not be provided on the "Entry" Street. c. The applicant shall construct and/or reconstruct the existing paved off -road path between the existing bike/pedestrian bridge at San Mateo Avenue and the new development(s) to Class 1 standards, with a 10 -foot paved width. Appropriate lighting fixtures, which meet the requirements of Mitigation Measures 4.2-7(a) and 4.2-13, shall be installed along these paths. d. The bicycle/pedestrian path serving the existing bicycle/pedestrian bridge at San. Mateo Avenue shall be rerouted to not pass through the Community Center park- ing lot, to have a minimum 20 -foot wide corridor (to include the i0 -foot path, the two -foot shoulders on each side and a minimum of 3 feet of landscaping on each side), and a clearly defined landing area where it intersects "Main" Street, and to intersect "Main" Street directly opposite the "Entry" Street, forming a fourth leg of the intersection. The path in this area shall be a Class 1 path with a 10 -foot paved width, 2 -foot graded shoulders on each side, and the remaining width of the corridor to be landscaped. e. The easterly branch of the bicycle/pedestrian path from the bridge at San Mateo Avenue that intersects the entry driveway of Children's Health Council (CHC) shall meet the CHC driveway at a right angle, with a minimum of 100 feet of sight distance in both directions. f. The children's play area shall be located so that it is not separated from the Com- munity Center building by the bicycle/pedestrian path (as generally shown on the current plans dated October 16, 1996). g. July 14, 1997 Subject to the approval of the ground lessee of the Oak Creek property, pedes- trian/bicycle pathway shall be provided between the Oak Creek Apartments and proposed Stanford West Apartment West Apartment project, which shall be designed to the satisfaction the Chief Transportation Official and the ARB. Attachment 17: Conditions — Apartment Housing Page 6 of 16 Pages The proposed 20 -foot width of Side Streets A, B and C shall be accompanied by 32 -foot curb radii at the intersections with Sand Hill Road, which is two feet more than the radii at these intersections when the street widths were proposed to be 24 feet. A double yellow centerline shall be placed on each side street for a distance of 50 feet back from Sand Hill Road. In order to meet the parking requirements of the Zoning Ordinance, the applicant shall prepare a plan which places up to 40 parking spaces in one or more land- scape reserve areas on the site. This landscape reserve plan shall be approved by the Architectural Review Board and the Director of Planning and Community Environment. For that portion of Main Street between the Sand Hill Road/Pasteur Drive inter- section and the first "E" type apartment building, the minimum street configura- tion shall be two 10 -foot lanes with 7 -foot parallel parking provided continuously on both sides of the street, or two 1 1 -foot lanes with 7 -foot parallel parking provided on only one side of the street The applicant shall further design the parking areas needed to serve the units located between the "Entry" Street and the Village Green in order to limit intrusions into the Governor's Lane and Village Green as much as possible. 1. If divided lights are used on the windows, they must be a form of true divided lights or an acceptable close approximation and a sample rnust be presented for final ARB approval. No false muntons shall be used. If divided lights are used, they do not need to he provided on every building, but within each building, window treatment must be consistent. m. 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. Inconsisten- cies to be eliminated include, but are not limited to, the following: a) all context landscape plans and sections, building type plans, elevations and tree removal plan shall be revised to reflect the removal of 40 units between Governor's Lane and the Village Green and their relocation into the other proposed apartment buildings; b) all street sections shall be revised to reflect several minor changes in the street and parking design. If the Stanford West Senior Housing project proposed for the adjacent site is not approved, or is not constructed simultaneously, then the applicant shall be required to July 14, 1997 Attachment 17: Conditions — Apartment Housing Page 7 of 16 Pages submit a revised site plan for off -site circulation, infrastructure and open space modifi- cations. in order to ensure safe and convenient bicycle, pedestrian and auto connections, infrastructure extensions and open space arrangement. Prier to Submitted of Building Permit Planning and Transportation 9. 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 frorn the applicant for the arborist', services shall 1. e agreed to by the applicant and the City in u Develop- ment Agreement. 10. An independent creek restoration specialist shall be retained by the City at the expense of the applicant. Ti -k- creel; restoration specialist will be under contract to the City to oversee implementation of'vt;ligation Measures 4.7-4(a), 4.7-4(b), 4.7 -7(a -e) and 4.7-9(a). The creek restoration specialist 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 creek restora- tion specialist's services shall be agreed to by the applicant and the City in a Develop- ment Agreement. 11. An independent archeologist/historian shall be retained by the City at the expense of the applicant. The archeolosgistlhistorian will be under contract to the City to oversee imple- mentation of Mitigation Measures 4.3-1 and 4,3-2. 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 con- struction is approved by the Inspection Services Division. The mechanism for obtaining payment from the applicant for the archeologist/historian's services shall be agreed to by the applicant and the City in a Development Agreement. 12. A contract senior level planner shall be retained by the City, at the expense of the appli- cant, to oversee the implementation of this project, including processing of the Final Map. The planner shall be retained, as needed, from 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 July 14, 1997 Attachment 17: Conditions — Apartment Housing Page 8 of 16 Pages contract planner's services shall be agreed to by the applicant and the City in a Develop- ment 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. 13. 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 Inspection Services 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_ 14. 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 phase of the project with City staff and for facilitating the applicant's role in receiving building per- mits and complying with conditions of approval before and during construction. 14A. The applicant shall prov=ide day care on the apartmen site, which will a) reduce car trips by parents, and b contribute to community -building among the residents of the projects. The specific provisions for chid care shall be sct forth in the Development Agreement. Utilities. 15. An electric utility engineer/inspector and a water/gas/wastewater 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 process- ing 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 Inspection Services Divi- sion. The mechanism for obtaining payment from the applicant for the engineer/inspec- tor's services shall be agreed to by the applicant and the City in a Development Agree- ment. 16. The applicant shall submit detailed improvement 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. July 14, 1997 Attachment 17: Conditions — Apartment Housing Page 9 of 16 Pages 17. 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. 18. 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 develop- ment projects being considered simultaneously (Stanford West Senior Housing and Stan- ford Shopping Center Expansion) during anticipated peak loads.. All 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 19. An engineer/inspector shall be retained by the Cite, 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 shah be retained, as needed, from the submittal of final project plans for review and approval by, the ARE until final construction is approved by the inspection Services Division. The mechanism for obtaining payrnent 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 a final grading and drainage plan for review and approval by Public Works Engineering. 21. 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. 22. A grading permit must be obtained from the Building Inspection Division if excavation exceeds 100 cubic yards. 23. The applicant shall be required to file a notice of intent (N01) 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. 24. 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 July 14, 1997 Attachment 17: Conditions — Apartment Housing Page 10 of 16 Pages • • 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 25. A final subdivision map which subdivides the project site into three parcels shall be approved by the City of Palo Alto and filed with the Office of the County Recorder prior to the issuance of any grading or building permits. See also Conditions of Approval for Tentative Subdivision Map. The applicant shall agree to a program for providing Below Market Rate Units in fulfill- ment of Program 13 of the Housing Element of the Palo Alto Comprehensive Plan, as provided in the Letter of Agreement dated October 15, 1996 and included in the Condi- tions of Approval for the Tentative Subdivision Map covering this project (File No. 94 - SUB -6). 26A. The applicant shall enter in an agreement with the City, in a form acceptable to the City Attorney, guaranteeing that a tiered rental system for the project providing priority to Stanford employees and persons working on Stanford lands will be maintained. Utilities 27. 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. Construction of all improvements to the gas system will be completed 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 by the applicant as required by the City of Palo Alto Utilities Rules and Regulations. 28. 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. July 14, 1997 Attachment 17: Conditions — Apartment Housing Page 11 of 16 Pages s • 29. 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 Waste- water 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. 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 Apartment Phase 1 construction. 31. The applicant shall obtain a wastewater discharge permit from Utilities Water -Gas - Wastewater Engineering. 32. 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. 33. 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. 34. The contractor shall submit for approval by Utilities Engineering Division the manu- facturer's literature on the materials to be used. All new traffic signals and proposed modifications to existing traffic signals shall be per City of Palo Alto Traffic Signal Standards and costs shall be borne by the applicant. Separate approvals for signals located on El Camino Real must be obtained from Caltrans. Public Works Engineering 36. 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. 37. 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. 38. 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, in an amount determined by the Director of Public Works, as security for performance of this obligation. July 14, 1997 Attachment 17: Conditions -- Apartment Housing Page 12 of 16 Pages 1 • Public Works Water Quality Control 39. 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. Fire fkpartnsent 40. A hazardous Materials Management Plan shall be submitted to the Fire Department in accordance with State Law. 41. The applicant shall apply to the Fire Department for a Hazardous Materials Storage permit for the storage of any hazardous materials associated with the swimming pool, maintenance areas or common areas. and pay the required fee. 42. Any groundwater remediation or vapor extraction systems will require Fire Department permits and approvals. 43. The applicant shall submit plans to 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. Fire hydrants shall be placed throughout the site at a minimum spacing of 300 feet, Additional hydrants may, be necessary where parking lanes interface with the open space area at the rear of the site, as required by the Fire Marshal. A plan indicating all fire service features shall be provided for review and approval by the Fire Marshall, including fire hydrant placement, emergency vehicle access, fire sprinkler, water flow and alarm system calculations. 45. The Community Center building plans shall incorporate the following features: portable fire extinguishers; illuminated exits; emergency lighting; and panic hardware. 46. The Fire Department shall determine that plans satisfy emergency fire access require- ments, including turning radii throughout the site and a minimum 20 feet wide access on the one-way road around the internal "park" area, per PAMC Title 15, LTC Article 10 as generally shown on the site plan dated October 16, 1996). July 14, 1997 Attachment 17: Conditions — Apartment Housing Page 13 of 16 Pages During Construction: Utilities 47. The applicant shall provide meter protection for any gas meters that may be subject to vehicle damage. 48. 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. 49. All new underground electric services shall be inspected and approved by both the Build- ing Inspection Division and the Electrical Underground Inspector before energizing. 50. All new underground service conduits and substructures shall be insat?ected and approved before backfilling. 51. The applicant's contractor shall obtain a s,ree: opening permit from the Department of Public Works before digging in the street right -of --way. Pub is Works Engineering 52. Exposed earth surfaces shall be watered as necessary to reduce dust levels. Spillage resulting from hauling operations along or across any public or private property shall be removed immediately at the expense of the applicant. Dust nuisances originating from the applicant's contractors operations, either inside or outside of the right -of -v 9y shall be controlled at the applicant's expense. 53. The applicant must contact the Public Works Inspector prior to any work performed in the public right-of-way. 54. No storage of construction materials is permitted in the street or on the sidewalk without prior approval of Public Works Engineering. 55. All construction within City right-of-way, easements or other property under City's juris- diction shall conform to standard specifications of the Public Works and Utility Depart- ments, unless exceptions have been specifically granted through this or other entitlements related to this project. 56. The applicant shall require its contractors to incorporate best management practices (BMP's) for storm water pollution prevention in all construction operations, in conform- ance with the Santa Clara Valley Nonpoint Source Pollution Control Program. The Build- ing 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 July 14, 1997 Attachment 17: Conditions — Apartment Housing Page 14 of 16 Pages with respect to the applicant's construction activities on public property. 11 is unlawful to discharge, either accidentally or intentionally any construction debris (soil, asphalt, saw cut slurry, paint, chemicals, etc.) or other water materials into gutters or storm drains. Fire Department 57. In order to ensure fire safety, the fire service system shall be fully operational to the satisfaction of the Fire Marshal prior to any framing of buildings on the site. Police Department 58. 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 59. The applicant shall submit to the Planning Division, along with a request for inspection, 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 60. The Public Works Inspector shall sign off the building permit prior to finalization of this permit. Public Works Water Quality Control 61. 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 appli- cant shall present a plan for approval by the Water Quality Control Plant to prevent unlawful discharges by tenants of the project, July 14, 1997 Attachment 17: Conditions - Apartment Housing Page 15 of 16 Pages After Construction: Planning and Transportation 62. The resident -serving retail center would be provided on a trial basis for a period of two years, commencing no later than upon full occupancy. At the end of the two-year period, the applicant will review the economical feasibility of the facility. If the applicant determines the facility is not economically feasible, and does not wish to continue the operation, it will provide at least 90 days notice of its determination of economic infeasiblity and its intent to discontinue the operation to the Director of Planning and Community Environment, along with documentation to support its determination. Staff shall review the documentation and, within the 90 -day period, forward a report of its review to the City Council, with a copy to the applicant. The Council may, but need not, consider the matter. Upon receipt of the report, and upon the request of the Director or the Council, Stanford shall reconsider its intent to discontinue the operation. However, the applicant shall have the right to make the final decision. The applicant shall notify the Director of its decision. Utilities/Resource Conservation 63. Unpolluted water, from cooling or vacuum systems as an example, stay not be discharged 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 Utili- ties Department. E:\PROJECTS\PALOALTO\CM R1CM R30I 97\CONFORM D\CON DS WAH.CC6 July 14, 1997 Attachment 17: Conditions — Apartment Housing Page 16 of 16 Pages 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, 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 "Ali Projects" or to the "Stan- ford West Senior Housing 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 17 Pages over and above payment of the development fee, shall not be required to be implemented. 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-I(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 iri the Santa Cruz/Oak Avenue area. and should be included in the final construction phasing plan. (Refer please to Road Conditions lc and 12). e. Transportation Mitigation 4.4-7(e) is modified to read as follows: Should the City of Menlo Park within ten (1 0) years of the effective date of the Development Agreement desire to make improvements to the Middlefield/Willow intersection, to improve a LOS £ 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 e 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. 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 «• here the contribution from the projects is greater than 50% of the total impact.. These areas;..=e shown on Exhibit A. An acoustic study shall be performed bath 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 following 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 d13A, 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 Page3of17Pages • Jmpact: Cultural Resources Impact 4.3-3, 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. Furtherrnore, the gates shall be relocated per the requirements of condition 7e. 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. 1. Impact: Public Services Impact 4.12-2, the project would increase the number of emergency medical service calls to the Fire Department. Recommended Mitigation: Mitigation 4.12-2(b), the applicant shall pay fair share for the cost of 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. Impact: 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. n. 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 PAFD from increased tax revenues generated by cumulative projects, is the preferred choice. 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 artist/interpre- tative designer's input. The final project plans shall take into account the following maintenance. security and safety provisions: a. 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 fmal 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 progra i 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 4. 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. 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. 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 shuttle 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 implernentation 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. The applicant shall construct a Class I bicycle/pedestrian path, with a minimum 8 -foot paved width (I0 -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 more direct route that is not in the parking lot, nor directly in front of building entrances. Proper directional signage shalt be provided. The Stanford Convalescent Horne Gates shall be moved from their present location at the entry to the Ronald McDonald House, to the mair,, entry for the Senior Housing project at Arboretum Road. 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 thc provision of a Class 1 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 kdjacent 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 9. 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 ail utility services and/or meters including a signed affidavit of vacancy, on the form provided by the Budding Inspection Division. Utilities will be disconnected or reproved within 10 working days after receipt of request. The demolition permit will be issued after all utility services andlor meters have been disconnected and removed. Prior to Submittal of a Building Permit: Planning and Transportation 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 special' . t will be under contract to the City to oversee implementation 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 i 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 Development Agreement. 13. An independent archeologist/historian 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, to 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. 1S. 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 17. 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-UP-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/wastewater 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 improvement 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. 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. 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. 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 (NOI) 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 storrn 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 Housing Page 11 of 17 Pages • 29. 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 oft' -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 ne-cessary 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 connecion, 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. All utility maids shall he 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 • • 36. 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. 44. 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. 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 bike 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 to the Fire Department which show that all buildings comply with requirements for fire sprinklers, per PAMC, Section 15.G4.170(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. 5S, 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. 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. . 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 Departsrnents, 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 In order to ensure fire safety, the fire service system shall be 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 tinning 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 69. The Public Works Inspector shall sign off the building permit prior to finalization of this permit. Public Works Water Quality Co 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 cleanin$ 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 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 trust be reused or recirculated, unless no alternatives exist and is approved by the Utilities Department. S.\PLAN\PLADIV\\CMRiSANDHILLFIN,IL\UL T FitIATE!CON DS44S43.CCc July 14, 1997 Conditions - Senior Housing Page 17 of 17 Pages • e CONDITIONS OF APPROVAL STANFORD SHOPPING CENTER EXPANSION PROJECT ISO EL CAMIINO REAL The conditions of approval consist of: mitigation measures identih:d in the EIR, as herein modi- fied, rejected or adopted by reference without modification. and additional conditions imposed pursuant to the City's policy powers. All of these conditions are includ:d in the Mitigation Moni- toring Program (NIMP). 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 x‘orded differently in the MMP than in these conditions of approval, inciudine those mitigations r;e.;:ire, rdorteal by reference, these Nl a . i • d to conditions shall control. The Monitoring grit. i:cnortin� Pr;:�,��:;r_. !- t;�--_ \,:�I: are intended implement, not to modify, these conditions of approval, and the Prc :[.,: cs shall be interpreted accordingly, in a manner that does not diminish or add I\.'" the require%.':.ts imposed on the applicant. Architectural Review Application (94-ARI3-259) The approval of the Stanford Shopping Center expansion, is cc•)nditioced upon the appli- cant 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 pripr to the submittal of plans for a building permit: 2. The mitigation measures identified as applicable to either "Al! Projects" or to the "Stan- ford Shopping Center Expansion Project" in the Environmental Impact Report (EIR)'a;e 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. July 14, 1997 Attachment 26. Conditions - Shopping Center Expansion Page 1 of 16 Pages a. Visual Quality Mitigation 4.2-9, requires implementation of Mitigation 4.2-1(a- 1). As noted below, the following portion of Mitigation 4.2-1(a-1) has been rejected for this project, and therefore, is rejected from this mitigation also: Item (k). b. Visual Quality Mitigation 4.2.12, requires implementation of Mitigation Measure 4.2 -6(a -c). The following portion of Mitigation 4.2-6 has been rejected for the shopping center expansion project, and is therefore also rejected from this mitigation: option two of itern(a). c. 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). d. 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 contribu- tion, as the EIR currently states. e. Noise Mitigation 4.6-3(d). 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 July 14, 1997 Attachment 26: Conditions — Shopping Center Expansion Page 2 of 16 Pages • • 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 following 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. Air Quality Mitigation 4.5-2(a) and (b) requires implementation of Mitigation 4.4-2(a) which does not apply to this project, and therefore, is rejected as to this. project. €• Visual Quality Mitigation 4.2-1(g) shall be modified to require that the density and frequency of street tree planting in the center median and southern road edge of Sand Hill Road shall be extended to run continuously along the Sand Hill Road extension to achieve eventual canopy closure between trees. h. 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 over and above payment of the development fee, shall not be required to be implemented. i. Transportation Mitigation 4.4-1(d): which requires the applicant to operate an on -call passenger shuttle service to and from the Senior Housing shall not be required to be implemented. 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. July 14, 1997 Attachment 26: Conditions — Shopping Center Expansion Page 3 of 16 Pages The Draft EER also identifies alternative mitigation for the impacts listed below. The preferred mitigation for each of these impacts (as listed in the EIR) is also identified below. These mitiga- tion measures are incorporated hereby as conditions of project approval. k. Impact: Visual Quality Impact 4.2-1, major visual changes within the Sand Hill Road corridor. Recommended Mitigation: Mitigation 4.2-1(1), the proposed Sand Hill Road and Quarry/Arboretum parking structures shall be consolidated on the Quarry Road side of the shopping center shall be implemented rather than Mitigation 4.2-1(k), redesign Quarry/Arboretum parking structure. The revised shopping center plans dated October 16, 1996, which were approved by the ARB, incorporated this alternative. (Refer to Condition 4 for further requirements related to this alterna- tive parking stricture). iunn.,; t: Visual Quality Impact 4.2-4, alter the character of the existing setting in the vicinity of Arboretum Road and Quarry Road. Recommended Mitigation: Mitigation 4.2-1(1), the proposed Sand Hill Road an.d Quarry/Arboretum parking structures shall be consolidated on the Quarry Road site of the shopping center shall be implemented rather than Mitigation 4.2-4(b) and (c). (Refer also to Conditions 2k and 4). rn. impact: Visual Quality Impact 4.2-6(a), diminish the visual quality of El Carnino Real frontage. Recommended Mitigation: Option one, implement design controls for the retail building to be located at the corner of Quarry Road and El Carnino Real, shall be implemented, rather than Option two, eliminate the building. n. Impact: 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. July 14, 1997 Attachment 26: Conditions -- Shopping Center Expansion Page 4 of 16 Pages • • jcommencied Mitigation: Option two, City could provide additional medi-van resources to the PAFD from increased tax revenues generated by cumulative projects, is the preferred choice. P. Impact: Public Services impact 4.12-10, increased demand duc to cumulative projects on Palo Alto Police Department. Recommeqed Mitigation: Option three, City could provide additional resources to the PAPD front increased tax revenues generated by cumulative projects, is the preferred choice. The pedestrian -only walkway from the retail building at the corner of Quarry Road and El Camino Real to the main shopping center shall not cross any parking lot circulation aisles or roads, except for one crossing of the perimeter road immediately next to the shopping center buildings. A feature of the landscape plan shalt include protection from the ele- ments, as much as feasible (e.g., a vine ccvcred arbor or closely spaced trees providing an overhead canopy`, along the pedestrian walkway. 4. itl.itigation Measure 4.2-1.(l), .which requires consoii— ation of the MO proposed parking structures into three connected structures on the Quarry Road frontage of the shopping renter, was incorporated in the revised plans dated October 16. 1996. The plans shall be further revised to show a single new parking structure no taller than 24 feet 10 inches to the top of the railing, to accommodate approximately 1,535 cars, in addition to the exist- ing parking structure. The details of the new parking structure design shall be submitted to the ARB for final approval prior to submittal of a building permit. The final design of the facade shall be designed to reduce the visual length and potential monolithic quality. A cohesive and attractive sign prograrn, or other method of providing direction to the shopping center interior shall also be subrrtitted and approved by the ARB. 5. 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 publit improvements, 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 thole related to the environmental, recreational and cultural public assets on the site, and the provision of public art. The applicant shall submit with the final plans a statement out- lining the specific plan details which respond to the artist/interpretative designer's input. The final project plans shall take into account the following maintenance, security and safety provisions: July 14, 1997 Attachment 26: Conditions — Shopping Center Expansion Page 5 of 16 Pages 1 • a. 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 fan! project plans to ensure lighting and landscape plans incorporate appropriate security recommendations. c. A parking garage security and lighting plan, which includes such possible meas- ures as installation of emergency "blue phones" similar to those being placed at other Stanford facilities, shall be submitted for review and approval by the Police Department. d. Signs and landscaping shall meet the sight distance requirements of PANIC 18,83.0S0, applicable to project frontages where drive. ays are present, and in parking lots. Landscaping shall be specifically identified in the landscape plan as meeting these height requirements. 5A. Applicant shall further modify its playas to show the single new. parking structure, as per Condition 4, additional floor area not to exceed 80,000 square feet with building locations consistent with the October 16, 1996 ARB approved plan set for the 160,000 square feet. 6. 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. 7. 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. All utility meters, lines, transformers, backflow preventers, electric panel switchboards, 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. 9. The project plans submitted for final ARB review and approval shall be revised to comply with the following requirements related to provision of bicycle parking spaces. a. The number of spaces to be provided shall be equal to 10% of the number of parking spaces required for the new square footage to be added (for a 80,000 - July 14, 1997 Attachment 26: Conditions — Shopping Center Expansion Page 6 of 16 Pages 1 square foot addition, a total of 29 bicycle spaces are required). Of the spaces required, 40% shall be Class I, 30% shall be Class II and 30% shall be Class ID. b. The plans shall show the number and class of all bike parking spaces existing and proposed in the shopping center, as well as locations of store entrances. c. The plans shall ensure that bicycle parking is balanced around the center (i.e., parking is provided at many locations and with the number of spaces proposed for each location reasonable related to the amount of retail space located adjacent), and located conveniently near to retail entrances. 10. As required by Mitigation Measure 4.4-1(b), Marguerite service shall be provided at a level at least comparable to, and improved if possible, to that existing today. The service is not required to enter the shopping center site. The site plan shall indicate provision of Marguerite stops on, the roads surrounding the shopping center. In regard to the alternative parking structure design for the Quarry Road frontage sub- mitted for review by the ARB at their 10/16/96 meeting, 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 building permit application: a. The pedestrian crossing at the two major entrance driveways to the new parking structure and parking lots shall be reduced in width and curb radii reduced by incorporating one or more of the following, or some other measures: 1) pull the driveway medians back away from Quarry Road to permit entering trucks to turn into opposing lanes; 2) reduce the two inbound lanes to one at the intersection. If an additional lane is deemed necessary for parking structure access, it may be possible to widen the driveway to two inbound lanes just past the intersection. b. Provide further details of the ramps and stall configuration for the new parking structure. ,t c. The plan for the new and existing parking structures must be reconciled with the transit stop and layover plan required by Mitigation Measure 4.4-1(a), in order to resolve any conflicts between access points to the structures and where bus lay- overs may be planned. 12. The revised plans shall show no more than 80,000 additional square feet of floor area, for a maximum Shopping Center floor area of 1,412,362 square feet, as specified in Section 18.43.050 of the Palo Alto Municipal Code. July 14, 1997 Attachment 26: Conditions — Shopping Center Expansion Page 7 of 16 Pages • • 13. When the plans return to the ARB for final design detail approval, improved design development for the following specific items shall be presented and the plans presented to the ARB must be at a larger scale, more conducive to reading the details of the design: a. Any second floor retail bridge connections. The facade of the two-story retail building 6. Of specific concern is the flat facade. Prior to Issuance of a Demolition Permit: Utilities 14. Where necessary, the Applicant shall be responsible for identification and location of all utilities, both public and private, within the work area. Prior to any excavation work at the site, the Applicant shall contact Underground Service Alert @ (800) 642-2444, at least 48 hours prior to beginning work. 15, :Where necessary, the Applicant shall sumii a request to disconnect all utility services and/or meters including a signed affidavit of vacancy, on the form provided by the Build- ing 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 Permit: Planning and Transporiaon 16. 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 Develop- ment Agreement. 17. An independent archeologist/historian shall be retained by the City at the expense of the applicant. The archeologist/historian will be under contract to the City to oversee imple- mentation of Mitigation Measures 4.3-1 and 4.3-2. The archeologist/historian will be July 14, 1997 Attachment 26: Conditions — Shopping Center Expansion Page 8 of 16 Pages 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 obtain- ing payment from the applicant for the archeologist/historian's services shall be agreed to by the applicant and the City in a Development Agreement. 18. A contract senior level planner shall be retained by the City, at the expense of the appli- cant, to oversee the implementation of this project. 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 appli- cant shall continue to pay for planner services under the Planning Division's Cost Recover- Program until such time as the contract planner is hired. 19. A Contract wilding 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 asso- ciated wih 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. 20. 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 coordination with City staff and for facilitat- ing the applicant's role in receiving building permits and complying with conditions of approval before and during construction. Utilities. 21. An electric utility engineer/inspector and a water/gas/wastewater 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. 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 inspection Services Division. The mechanism for obtain- ing payment from the applicant for the engineer/inspector's services shall be agreed to by the applicant and the City prior to the applicant commencing rneetings with the Utilities Department to finalize needed improvement plans. July 14, 1997 Attachment 26: Conditions - Shopping Center Expansion Page 9 of 16 Pages 22. The applicant shall submit detailed improvement 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 Utili- ties Department, and subject to the approval of the Utilities Engineering Division. 23. 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 develop- ment projects being considered simultaneously (Stanford West Senior Housing and Stan- ford Shopping Center Expansion) during anticipated peak loads. All 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 24. An engineer/inspector shill be retained by the C. ty, at the expense of the applicant, to perform all necessary project management. plan check and inspection work associated with this project. The e.. ireer!inspcctor shall be retained, '.Is needed, from the submittal of final project plans for review and approval by the AR:13 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, 25. The applicant shall submit a final grading and drainage plan for review and approval by Public Works Engineering. 26. The applicant shall obtain an encroachment permit or temporary lease from Public Works Engineering for the proposed constnuction which will impact the use of sidewalk or street or on property in which the City holds an interest. 27. A grading permit must be obtained from the Building Inspection Division if excavation exceeds 100 cubic yards. 28. The applicant shall be required to file a notice of intent (NOI) for coverage under the State Water Resources Control Board's General Permit for storm water discharges associ- ated with construction and post construction activity. The applicant shall provide an additional copy to Public Works Engineering Division of the NO1 when applying for a grading/building permit. July 14, 1997 Attachment 26: Conditions — Shopping Center Expansion Page 10 of 16 Pages Prior to Issuance of a Building Permit: Planning and Transportation 29. This project is subject to a housing in -lieu fee based on the building square footage shown on the building permit plans. The fee is adjusted annually in the spring and the fee in effect at the time of building permit issuance is the fee required Utilities 30. The applicant shalt 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 upgrad- ing 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, 31. 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, The expenses incurred due to upgrad- ing the existing Shopping Center 4 kV system to 12 kV will be borne by the City. The applicant will be required to provide easements at the shopping center for all electric utility equipment required for the expansion, and for the 4kV to 12 kV conversion. All connection, on -site and off -site fees and credit if any will be based on Utilities Rules and Regulations. 32. 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 Waste- water 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. 33. A waste water discharge permit to be obtained from Utilities Water -Gas -Wastewater Engineering is required. 34. 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. July 14, 1997 Attachment 26: Conditions — Shopping Center Expansion Page 1 1 of 16 Pages • • 35. 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 I gallon per flush or less. 36. The applicant shall obtain an Encroachment Permit from Caltrans for all utility work in the El Camino Real right-of-way. The applicant must provide a copy of the permit to Water -Gas -Wastewater Engineering, Public Works Engineering and Transportation. Public Works Engineering 37. 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. 38. 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, and shall post a bond or other acceptable security, in an amount determined by the Director of Public Works, as security for performance of this obligation. Public Works Water Quality Control 39. 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. 40. 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. Fire Department 41. A hazardous Materials Management Plan is required to be submitted•Xo the Fire Depart- ment in accordance with State Law. 42. Any groundwater remediation or vapor extraction systems will require Fire Department permits and approvals. 43. The applicant shall submit plans to the Fire Department which show that all buildings, including parking structures, 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. July 14, 1997 Attachment 26: Conditions — Shopping Center Expansion Page 12 of 16 Pages 44. Building plans shall incorporate the following features: for two-story buildings, elevator access for a minimum gurney size of 84 inches by 24 inches and two emergency person- nel; for two-story buildings, floor control valves, including basement; emergency lighting and illuminated exit signs; panic hardware and portable fire extinguishers; wet hose cabinets in the parking structure. 45. The Fire Department shall deterniine that plans satisfy emergency fire access require- ments, including turning radii throughout the site, per PAMC Title 15, UFC Article 10. 46. 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. 47. The Fire Department shall determine that plans satisfy emergency fire access require- ments per PAMC Title 15, UFC Article 10. 48. On -site fire hydrants are required wherever any portion of a new structure is greater than 150 feet from an existing hydrant, per the specifications of the Fire Department, PAMC Title 15, UPC Article 10. During Construction: Utilities 49. The applicant shalt submit for approval by Utilities Engineering Division the manu- facturer's literature on the materials to be used. 50. The applicant shall provide meter protection for any gas meters that may be subject to vehicle damage. 51. 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. 52. All new traffic signals and proposed modifications to existing traffic signals shall be per City of Palo Alto Traffic Signal Standards and costs shall be borne by the applicant. Approvals for signals located at El Camino Real must be obtained from Caltrans. Appli- cant shall reimburse the City for one -quarter of the annual costs of maintenance of the traffic signals installed at the intersections of Sand Hill and Stock Farm Roads and of Quarry and Palo Roads. July 14, 1997 Attachment 26: Conditions — Shopping Center Expansion Page 13 of 16 Pages 53, MI new underground electric services shall be inspected and approved by both the Build- ing Inspection Division and the Electrical Underground Inspector before energizing. All new underground service conduits and substructures shall be inspected before backfilling. 55. 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 56. 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 applicant. Dust nuisances originating from the applicant's operations, either inside or outside of the right-of-way s ..:l: i . controller; at the applicant's expense. 57. The appltcan; must contact the Public Works Inspector prior to any work performed in the public right-of-way. 53. No storaT.e of construction materials is permitted in the street or on the sidewalk without prior approval of Public Works Engineering. All construction within City right-of-way, easements or other property under City's juris- diction shall conform to standard specifications of the Public Works and Utility Depart- ments, unless exceptions have been specifically granted through this or other entitlements related to this project. The applicant shall require its contractors to incorporate best management practices (BMP's) for storm water pollution prevention in all construction operations, in conform- ance with the Santa Clara Valley Nonpoint Source Pollution Control Prograrn. The Inspection Services Division shall monitor BMP's with respect to the Applicant's con- struction 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. July 14, 1997 Attachment 26: Conditions — Shopping Center Expansion Page 14 of 16 Pages Police Department • 61. 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 8:00 p.m. Monday through Friday 9:00 a.m. to 8:00 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 62. The applicant shall submit to the Pl:,r,r n, D vision, along ?g with r p.e L:r ��i h a request for i �s ction, written certification signed by a landcape architect that the landscaping has been installed in accordance with all aspect, of the approved landscape plans, that the irriga- tion has been installed and tested for timing and function, and that all plants, including street trees, are health)" and have a reasonable chance for ?:-irvivai. Public Works Engineering 63. The Public Works Inspector shall sign off the building. permit, for each phase if needed, prior to finalization of this permit. All. off -site improvements shall be finished prior to this sign -off. Public Works Water Quality Control 64. The project shall be designed so that no wastewater (including equipment cleaning wash water, vehicle wash water, cooling water, air conditioner condensates and floor cleaning wash water) can be discharged to the storm drain system, the street or gutter. The appli- cant shall present a plan for approval by the Water Quality Control Plant to prevent unlawful discharges by tenants of the project. Utilities/Resource Conservation 65. Unpolluted water, from cooling or vacuum systems as an example, may not be discharged 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 Utili- ties Department. July 14, 1997 Attachment 26: Conditions —Shopping Center Expansion Page 15 of 16 Pages , After Construction: Planning 66. To the extent allowed under current leases, the Shopping Center shall require employees of its tenants to park in locations which are, in general, least proximate to retail tenants. E:IPROJECTSTALOA LT NC,MR1Ch1R304971CONFORMt31CONDSSC.CC6 July 14, 1997 Attachment 26: Conditions — Shopping Ce ,.er Expansion Page 16 of 16 Pages • • CONDITIONS OF APPROVAL SAND HILL ROAD EXTENSION, WIDENING AND RELATED ROAD IMPROVEMENTS PROJECT The conditions of approval consist of: mitigation measures identified in the EIR, as herein modi- fied, 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 Mon- itoring 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. ARCHITECTURAL REVIEW APPLICATION The following shall return to the ARB for final review and approval prior to the submittal of plans for a building permit: 1. The mitigation measures identified as applicable to either "All Projects" or to the " Sand Hill Road Extension, Widening and Related Road Improvements Project" in the Environ- mental 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. Visual Quality Mitigation 4.2-1(i), the requirement to realign the bike path/ pedestrian path near the San Francisquito Creek crossing shall not be imple- mented. b. Visual Mitigation 4.2-1(j): Road improvements could be narrowed to fewer lanes at the bridge crossing. Center median should be revised to permit additional July 14, 1997 Attachment 30: Conditions — Road Improvements Page 1 of 22 Pages • • planting in this area and in the area east of Santa Cruz Avenue, shall not be required to be implemented. 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 Cruz/Oak Avenue area, and should be included in the final construction phasing plan. (Refer please to Condition 12). d. Visual Quality Mitigation 4.2-9, requires implementation of Mitigation 4.2- 1(a-1). As noted above, the following portions of Mitigation 4.2-1 have been rejected for this project, and therefore, are rejected from this mitigation also: Item (i) and item (.y). e. Cultural Resources Mitigation 4.3-1(a): which requires that the project be redesigned to avoid cultural resources including: the Sand Hill Road bridge widening shall be limited to the existing road surface, shall not be required to be implemented. f. 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 con- struct the improvements listed in the EIR, rather than making a no contribution, as the EIR currently states. g. July 14, 1997 Noise Mitigation 4.6-3(d) is modified to read 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 Attachment 30: Conditions — Road Improvements Page 2 of 22 Pages 2. The E)R also identifies alternative mitigation for the impacts listed below. The preferred mitigation for each of these impacts (as listed in the EJR) is also identified below. These mitigation measures are incorporated hereby as conditions of project approval. a. !maw: 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 construc- tion in the Level 1 sensitivity area. Impact: Public Services Impact 4.I2-4, 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.. Jrnpac(: Public Services Impact 4,12-10, increased demand due to cumulative projects on Palo Alto Police Department. Recommend 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 following mitigation measures are subject to the decision making authority of the City of Menlo Park. If the City of Menlo Park decides not to implement any of these mitigation treasures, the City of Palo Alto will not require them to be fulfilled in order for the applicant to proceed with the portions of the projects within the City of Palo Alto (mitigation language presented below is paraphrased): Visual Quality Mitigation 4.2-7(b): Construct a raised berm separating the proposed frontage road between Santa Cruz Avenue and Oak Avenue from the realigned Sand Hill Road. Transportation Mitigation 4.4-7(c): As modified by Conditions of Approval 1.c. and 12, this mitigation requires the applicant to pay the full cost of improvements to the Sand Hill Road/Santa Cruz Avenue intersection. July 14, 1997 Attachment 30: Conditions - Road Improvements Page 4 of 22 Pages 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 following project approval. Past-constraction 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 select 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. h. Visual Quality Mitigation 4.2-6(a) requires design guidelines or control for development of the retail building at El Camino Real and Quarry Road. The alternative, to remove the structure from the site plan, is rejected. Public Services Mitigation 4.12-14. City of Palo Alto could adopt a policy encouraging future develope s to contribute their fair share for school impacts over and above payment of the development fee, shall not be required to be implemented. j• Cultural Resources Mitigation 43-5(a), which requires redesign of the entry gate to the Senior Housing project and Ronald McDonald House, shall not be required to be implemented. k. Transportation Mitigation 4.4-1(d), provide on -call passenger shuttle service to and from the Senior Housing, shall not be required to be implemented. 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. July 14, I997 Attachment 30: Conditions — Road Improvements Page 3 of 22 Pages • 1 Cultural Resources Mitigations 4.3-I(b), (c), (0, (g), (h), and (k): Establishes methods and protocols for retrieving data from important cultural resources. Transportation Mitigation 4.4-2(b): Requites appropriate pedestrian and bicycle cross- ing devices and markings at all signalized interaction installed or modified as pan of project. Transportation Mitigation 4A -2(c): Implement appropriate pedestrian and bicycle crossing devices and markings at all signalized intersections modified or reconstructed as par of the project. Transportation Mitigation 4.4-8(a): Provide adequate off-street parking for all con- struction -related vehicles throughout construction period. Transportation Mitigation 4.4-8(b) and (c): Limitations on restriction of auto, pedes- trian and bicycle movements during construction. Transportation Mitigation 4.4-8(€): Use established truck routes for delivery of con- struction materials. Transportation Mitigation 4.4-8(g): Repair any structural damage to public roadways as a result of project construction. Transportation Mitigations 4.4-8(h): Applicant is prohibited from limiting access to public transit without prior approval. Transportation Mitigation 4.4-8(i): A detailed construction impact mitigation plan may be submitted in -lieu of Mitigation Measures 4.4-8(a) through (h). Air Quality Mitigation 4.5-1: Establishes construction protocols to reduce construction related air quality impacts. Noise Mitigations 4.6-1(a), (b) and (c): Establishes construction hours and other protocols to reduce noise impacts during construction. Noise Mitigation 4.6-3(d): Applicant shall pay fair share of noise attenuation modifica- tions to sensitive receptors identified in the EIR. Condition of Approval 1.e. modifies mitigations requirements and the definition of fair share for areas identified on Exhibit A of the Conditions. Only one of the areas identified on the Exhibit is located in Menlo Park. July 14, 1997 Attachment 30: Conditions — Road Improvements Page 6 of 22 Pages Biological Resources Mitigations 4.7-1(a), (b), (c) and (e): Specifies native and non- native tree replacement ratios, requires hiring of arborist to oversee final project design and construction and specifies tree protection measures. Biological Resources Mitigation 4.7-1(g): Replace native riparian trees removed for bridge construction. Biological Resources Mitigation 4.7-2(a) and (b): Tree removal timing in regard to nesting raptors. Biological Resources Mitigation 4.7-4(a) and (b): Specifies methods for minimizing removal of riparian vegetation, and for replacement when removal is necessary. Biological Resources Mitigation 4.7-7(a), (b), (c) and (d): Establishes protocols for bridge construction to protect creek wildlife. Geology, Soils and Seismicity Mitigation 4.8.1(a): Requires documented site -specific soil suitability analysis, soil stabilization procedures, and design criteria recommendations. Geology, Soils and Seismicity Mitigation 4.8-1 (b): Requires on -site participation by a registered soils engineer. Hydrology and Water Quality Mitigation 4.9-1(b): A SWPPP shall be prepared by an erosion control professional. Hydrology and Water Quality Mitigations 4.9-3(a) and (b): Prepare hydraulic analysis of proposed bridge extension. Utilities, Energy and Infrastructure Mitigation 4.11-3: Incorporate measures to maximize efficient use of water and minimize total water consumption, including for all landscape designs. Public Services and Schools Mitigation 4.12-3(a): Prepare a construction vehicle , management plan. Public Services and Schools Mitigation 4.12-3(b): Prepare an emergency response plan for the construction period. 5. The final landscape plans, lighting and design of all public improvements shall return to the ARB for final review and approval. An artist and interpretative designer shall be July 14, 1997 Attachment 30: Conditions — Road Improvements Page 7 of 22 Pages • 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, 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 artist/interpretative designer's input. Approval of any nonstandard paving materials shall be coordinated with Public Works Engineering prior to any approval by the ARB, and is subject to approval of a maintenance agreement which requires applicant to provide all maintenance of such materials. 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. The appli- cant shall also revise its plans to reflect the two-lane configuration of the Sand Hill Road extension, as required by Condition 5(f). Inconsistencies to be elimi- nated and changes to be made include, but are not limited to, the following: a) the intersection of Sand Hill Road at the entry to the Senior Health Care Center and Ronald McDonald House shall be relocated as shown on the revised Senior Hous- ing site plan; b) the Sand Hill Road extension and the Sand Hill Road/EI Camino Real intersection shall be shown realigned to be approximately 40 feet closer to the Shopping Center, as shown on the revised Shopping Center site plan; c) all context plans, conceptual utility plans, Key Maps, street sections, illustrative sections and construction phasing plans shall be updated to reflect the revised site plans for ;he Shopping Center, the Senior Housing and the Apartment Housing. 6. 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. 7. All utility meters, lines, transformers, backfow preventers, electric panel switchboards, 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. 8. The following modifications and refinements shall be incorporated into the final road improvement plans: a. The applicant and the City shall develop a written agreement to specify the details of an annual monitoring program for evaluation and possible establishment of left turn pockets and protected left turn phasing, to include locations, parameters, and July 14, 1997 Attachment 30: Conditions — Road Improvements Page 8 of 22 Pages • triggering thresholds for new left turn pockets. The program shall continue for 5 years from the time of project completion. At a minimum, the following intersec- tions shall be included in this monitoring program: • Sand Hill RoadNineyard Lane/Main Street (east and west bound • Sand Hill Road/Apartment Entry Street (east bound) • Quarry Road/Palo Road/Shopping Center Entrance (east and west bound) • Arboretum Road/Shopping Center Entrance (north and south bound) • Arboretum Road/Quarry Road (.north and south bound) At these locations, the proposed project shall be designed such that left turn pockets could be installed in the future, while maintaining at least 5 feet of median width at the intersection. At the intersection of Arboretum Road and Quarry Road. the monitoring program shall determine if 8 -phase signal operation is needed. which would be accomplished by construction of a south bound left turn pocket and removal of the shared north bound left turn. The applicant shall be responsible for funding and constructing any change resulting from this monitor - ,.g program. b. Prior to submittal of the final road design plans, the following revisions related to left Turn pockets and protected left turn phases shall be evaluated to the satisfac- tion of the Chief Transportation Official: a) add left -turn pockets and protected left turn phasing on east and westbound Sand Hill Road at the Vineyard Lane/ Main Street intersection; and, b) eliminate the left -turn pocket and any protected left turn phasing on eastbound Quarry Road at Palo Road. Minimum outside lane widths of D4 feet are required, with 15 feet preferred, along the portion of El Camino Real in the project area, including the northbound on - ramp at Quarry Road and the adjacent outside north bound through lane. d. Left turns from Palo Road to Palm Drive shall only be allowed if additional information submitted by the applicant's traffic engineer, and approved by the Chief Transportation Official, indicate that adequate gaps exist for the projected volume. e. As required by Mitigation Measure 4.4-2(d), a bicycle and pedestrian actuated crossing phase shall be added to the Sand Hill Road/El Camino Real intersection. In addition to the requirements of the mitigation, the applicant shall provide the same configuration for the northbound El Camino Real right turn lane as currently existing, unless the need for a longer lane is demonstrated by information pro - July 14, 1997 Attachment 30: Conditions — Road Improvements Page 9 of 22 Pages • • vided by the applicant's traffic engineer, to the satisfaction of the Chief Transpor- tation Official. f. The Sand Hill Road extension shall be redesigned to be a divided two-lane road with landscaped median and bicycle lanes from Arboretum Road to El Camino Real et a width of 72 feet; provided, that its approach to El Camino Real, for a distance as shall be approved by the Chief Transportation Official. it shall be designed to include two left -turn lanes and one right -turn lane. for a right-of-way width of 83 feet (see Exhibit 13). g. Mitigation Measures 4.2-5(a) and 4.7-4(c), which require the alignment of the extension of Sand Hill Road as it approaches El Camino Real to be realigned to more closely coincide with the bounds of the existing shopping center parking lot shall be implemented, as generally shown in Figure 4.2-34 on page 4.2-79 of the Draft EIR (requires road to be moved approximately 38 to 40 feet south). Addi- tional landscaping shall be provided a' specified in Mitigation Mitigation Measure 4.2-6(b), which requires the re -configuration of the Quarry Road/ El Canino Real intersection shall be implemented, as generally shown in Figure 4.2-37 on page 4.2-87 of the Draft EIR. The redesign shall specifically include the following changes: Reprove one El Cam., no Real northbound through lane on each side of Quarry Road; • Remove the southbound El C. Real right turn lane; Move the northbound and southbound bus stops on El Camino Real closer to the north edge of Quarry Road; and, Change the traffic assignment of the middle lane of the Quarry Road approach to a shared leftiright, i:. The landscape plan shall be revised to include landscaping improvements and cleanup in the City's gateway area between San Francisquito Creek and the new Sand Hill Road extension to El Camino Real. The intent of the landscaping should be to be improve the appearance of a natural wooded gateway to the City as an extension of the riparian vegetation associated with San Francisquito Creek. July 14, 1997 Attachment 30: Conditions - Road Improvements Page 10 of 22 Pages • The plans shall include any necessary circulation and parking improvements at the interface of the Stanford Barn parking lot and Vineyard Lane. to the satisfaction of the Chief Transportation Official. k. The first southbound access point (south of the Vineyard/Sand Hill intersection) into the Nordstrom parking lot from Vineyard Lane shall be moved farther south, in order to prevent cars turning into the lot from having to wait for the northbound queue to clear (from Vineyard to Sand Hill Road), thus causing queuing north back to and onto Sand Hill Road. The bicycle lanes along the entire length of Sand Hill Road shall be a minimum of 7 feet wide. This width may include up to 2 feet of concrete gutter or V -drain. Where a curb and gutter or V -drain is provided, the asphalt section of the bicycle lane shall be no less than 5 feet wide. Where no formal edge treatment may be approved (please refer to Condition 28 for related information regarding the drainage plan for Sand Hill Road), the clear width of the asphalt in the bicycle lane shall be 7 feet. m. The portion of the "Searsville" bike/pedestrian path which is designated "pedes-. trian only" (the left fork where the path makes a Y near Sand Hill Road) and which leads to steps down to Sand Hill Road near the San Francisquito Creek bridge crossing shall be removed from the project plans. All bicycle and pedes- trian travel on the "Searsville" path shall be directed to the signalized intersection at Sand Hill Road and the Oak Creek Apartments. This change is generally illustrated in the attached Exhibit C. n. At intersections that have right -turn -only lanes, bike lanes must be placed to the left of that lane. o. The crosswalk on Vineyard Lane between Nordstrom and the Welch Road properties shall be realigned to form a direct pedestrian connection from the Medical Center area to the Shopping Center. Relocation of the crosswalk will prevent pedestrians from crossing where there is no crosswalk in order to maintain the most direct walking route between the shopping and medical centers, P. In the area between the Ronald McDonald House signalized intersection and EI Camino Real (adjacent to the extension of Sand Hill Road), the 1Q -foot wide unpaved recreational trail shall be moved as close to the creek as possible, but in conformance with the requirements of Mitigation Measure 4.7-9(a), and be narrowed to a 3-5 foot wide unpaved walking only trail, The design of the adjacent paved bicycle/pedestrian path may incorporate up to a maximum of three July 14, 1997 Attachment 30: Conditions — Road Improvements Page 11 of 22 Pages moderate meanders in its alignment, in order to improve aesthetics and avoid trees. This adjacent path shall be constructed to Class I standards, with a paved width of ten feet. q. The applicant shall construct a small "bicycle jughandle" at the "Entry" Street/ Sand Hill Road intersection so that eastbound bicyclists can exit the eastbound bicycle lane approximately- 100 feet before the intersection, and approach the intersection in the northbound direction as a fourth kg. Design speed shall be 15 mph. The jughandle shall be provided with a bicycie detector loop to provide a green signal indication across Sand Hill Road. Subject to the approval of the ground lessee of the Oak Creek property, ped- estrian/bicycle pathway shall be provided between the Oak Creek Apartments and proposed Stanford West Apartment West Apartment project, which shall be designed to the satisfaction the Chief Transportation Official and the ARB. s, The landscape plan for the area adjacent to San Francisquito Creek shall include the planting of several significant sized trees, to the satisfaction of the ARB, to help mitigate the removal of the existing monumental trees for construction of the bridge and road widening. 9. As required by Mitigation Measures 4.4-1(a and c), the applicant shall prepare a final Transit and Marguerite Plan for transit service within the project area. In addition to the specifications of these mitigations, the Transit Plan shall identify the location and dimensions of bus stops, bus layover areas, the number of individual buses and the number of each bus line to be acconunodated at each location. The Transit Plan shall ensure that facilities for all existing transit services are provided within the project area in convenient and accessible locations for transit riders and meet ADA requirements. 10. Installation and maintenance of bus shelters at the main high use bus stops on Quarry, Arboretum and Sand Hill Roads adjacent to the Shopping Center, as -recommended by the Chief Transportation Official in coordination with the Santa Clara County Transportation Authority and SamTrans, shall be provided. 11. Should either of the two housing projects proposed by Stanford (Stanford West Senior Housing and Stanford West Apartment Housing) not be approved by the City, then the applicant shall be required to submit revised plans indicating how intersection configur- ations and locations along Sand Hill Road would be redesigned to compensate for the lack of new or revised development on those sites. The revised plan shall be approved by the Palo Mw City Council. July 14, 1997 Attachment 30: Conditions — Road Improvements Page 12 of 22 Pages • • Prior to Issuance of a Demolition Permit: Planning and Transportation 12. a. Within 5 days of delivering to the City of Palo Alto improvement plans for the Sand Hill Road improvements as required by Condition 8, the applicant shall deliver to the City of Menlo Park and the County of San Mateo a full set of the plans and drawings prepared to show the proposed improvements of Sand Hill Road and related physical mitigations to intersections in the recipient's jurisdic- tion, together with its written offer, in a form acceptable to the Palo Alto City Attorney to fund the construction of those improvements in accordance with this condition.' The referenced intersections are Santa Cruz/Sand Hill and Junipero Serra/Alpine/Santa Cruz. The proposed improvements to Sand Hill Road and the intersections are those shown in the proposed plans as modified and approved as 96-ARB-92. (See Roadway Improvement Condition 1(c).) b. Applicant shall pay its fair share (as set forth in the EIR) of the costs of the road and intersection improvements constracted within the City of Menlo Park and the County of San Mateo as follows. Applicant shall fund the total cost of the improvements in the City of Menlo Park if that City offers to enter into an agree- ment to reimburse applicant for the portion of the costs, including an amount attributable to interest, in excess of the applicant's fair share. Applicant shall fund the total cost of the improvements in San Mateo County if the County offers to enter into such a reimbursement agreement. if there is no reimbursement agree- ment, applicant shall pay its fair share of the total cost. The total cost of such improvements shall not exceed the amount of an engineer's estimate based on the plans and drawing described in paragraph (a). The engineer's estimate shall be done to the satisfaction and approval of the City of Palo Alto Director of Public Works and shall include an annual inflation adjustment. c, This condition shall apply until the end of the tenth full year€ollowing final approval of 96-ARB92. The specific process by which the proposed road improvements would be formally considered by the City of Menlo Park is unclear. Nonetheless, the intent of this condition is w place the burden on the applicant to do whatever is necessary (a) to communicate that it is required by this condition to fund those improvements and to offer to do so, and (b) to facilitate that funding in a timely and prompt manner whenever that City decides to proceed with construction. July 14, 1997 Attachment 30: Conditions —Road Improvements Page 13 of 22 Pages • Utilities 13. All utility lines located in the current Pasteur Drive right-of-way shall be relocated to the new proposed Pasteur Drive alignment, including electric, water, wastewater and gas lines, but not including the storm drain line. This relocation shall take place simultaneous with, or prior to, the installation of the new Pasteur Drive surface improvements. 14. Where necessary, the Applicant shall be responsible for identification and location of all utilities, both public and private, within the work area. Prior to any excavation work at the site, the Applicant shall contact Underground Service Alert @ (800) 642-2444, at least 48 hours prior to beginning work. 15. Where necessary, the Applicant shall submit a request to disconnect all utility services and/or meters on the form provided by the Inspection Services 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 Grading, Encroachment or Street Opening Permit: Planning and Transportation 16. 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 Develop- ment Agreement. 17. 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 implementation of Mitigation Measures 4.7-4(a), 4.7-4(b), 4,7 -7(a -e) and 4.7-9(a). The creek restoration specialist 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 creek restor- ation specialist's services shall be agreed to by the applicant and the City in a Develop- ment Agreement. July 14, 1997 Attachment 30: Conditions — Road Improvements Page 14 of 22 Pages 18. An independent archeologist/historian shall be retained by the City at the expense of the applicant. The archeologist/historian will be under contract to the City to oversee imple- mentation of Mitigation Measures 4.3-1 and 4.3-2. 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 obtain- ing payment from the applicant for the archeologist/historian's services shall be agreed to by the applicant and the City in a Development Agreement. 19. A contract senior level planner shall be retained by the City, at the expense of the appli- cant, to 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 the planner's services under the Planning Division's Cost Recovery Program until such time as the contract planner is hired. 20. 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 Inspection Services 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. 21. 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 coordination with Cit''staff and for facili- tating the applicant's role in receiving building permits and complying with conditions of approval before and during construction. 22. The applicant shall prepare all necessary materials, including plans and documents, that are required for the City to seek and obtain Caltrans approval and necessary permits for roadway and intersection layouts and construction on and along El Camino Real, includ- ing its intersections with Quarry Road, Sand Hill Road, Alma Street, University Avenue/ Palm Drive, and Stanford Shopping Center access roads. July 14, 1997 Attachment 30: Conditions — Road Improvements Page 15 of 22 Pages Utilities. 23. An electric utility engineer/inspector and a water/gas/wastewater utility engineer/ inspector shall be retained by the City, at the expense of the applicant, to perform all neces ary 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 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 detailed improvement 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 utility easements. All final design details shall be subject to the approval of the Utilities Engineering Division. '15, The applicant shell 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 develop- ment projects being considered simultaneously (Stanford West Senior Housing and Stanford Shopping Center Expansion) during anticipated peak loads. All field testing required to determine current capacities of existing utilities shall be performed by the applicant's engineer at theii expense. Calculations must be stamped by a registered civil engineer. Public Works Engineering 26. An independent hydrologist with expertise in biotechnical remediation shall be retained by the City at the expense of the applicant. The hydrologist will be under contract to the City to oversee the implementation of Mitigation Measures 4.9-3(a)Ind (b). The hydrol- ogist 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 mech- anism for obtaining payment from the applicant for the hydrologist's services shall be agreed to by the applicant and the City in a Development Agreement. 27. 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 July 14, 1997 Attachment 30: Conditions -- Road Improvements Page 16 of 22 Pages 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 specialist's services shall be agreed to by the applicant and the City in a Development Agreement. 28. The applicant shall submit a final grading and drainage plan for review and approval by Public Works Engineering. The grading and drainage plan for the Sand Hill Road Improvements shall indicate drainage improvements of curb and gutter or concrete V - drain in locations subject to the final approval of the Public Works Director. Earthen swales may be provided in some locations in -lieu of concrete V -drains, subject to approval of the Public Works Director and subject to approval of a maintenance agree- ment specifying that Stanford will be responsible for maintenance of the earthen swales. The shoulder area of Sand Hill Road shall incorporate the requirement for a bike lane, to be 5 feet in width when adjacent to curb and gutter or V -drain and 7 feet in width when adjacent to pavement edge (should any earthen swales be approved). 29. The applicant shall obtain an cncroachmem permit Engineering for the proposed construction which w or on property in which the City holds an interest. r to ary lease from Public Works act. the use of sidewalk or street A grading permit must be obtained from the Building Inspection Division if excavation exceeds 100 cubic yards. 31, The applicant shall be required to t►ie a notice of intent (NOI) 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 for the NOI when applying for a grading/building permit. Prior to Issuance of Grading, Encroachment and Street Opening Permits: Planning and Transportation 32. A final subdivision map, covering the easements and dedications related to Sand Hill Road, Pasteur Drive, Vineyard Lane and Arboretum Road, shall be submitted to 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. July 14, 1997 Attachment 30: Conditions — Road Improvements Page 17 of 22 Pages • 33. The public utilities and storm drain easements and dedications related to Quarry Road and Palo Road shall be provided via a separate reap or other instrument in recordable form acceptable to the City Attorney and the City's Real Property Manager. Utilities 34. 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 upgrad- ing 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. 35. 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. 36. The final design of the required relocation of the overhead electric utility line along Quarry Road shall be approved by Electric Utilities Engineering Division, Planning Division and Public Works Engineering Division. 37. The applicant shall submit for review and approval by Utilities Engineering a plan demonstrating that adequate utility vehicle access to, and clearance around, the utility substation on Quarry Road has been provided. 38. 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. 39. The applicant shall obtain an Encroachment Permit from CALTRANS for all utility work in the El Camino Real right-of-way and an Encroachment Permit from Santa Clara County Department of Transportation for all utility work in any County Road right-of- way. The applicant must provide a copy of the permit to the Water -Gas -Wastewater Engineering, Public Works Engineering and Transportation. July 14, 1997 Attachment 30: Conditions — Road Improvements Page 18 of 22 Pages 40. A waste water discharge permit to be obtained from Utilities Water, Gas, Wastewater Engineering is required. 4L 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. Public Works Engineering 42. 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. 43. 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, includ- ing public utilities as well as any areas 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. During Construction: Utilities 44. The applicant shall submit for approval by Utilities Engineering Division the manu- facturer's literature on the materials to be used. 45. The applicant shall provide meter protection for any gas meters that may be subject to vehicle damage. 46. All customer piping shall be inspected and approved by the Building Inspection Division before gas service is instituted. Gas meters will be installed three working days after the building piping final inspection. 47. All new traffic signals and proposed modifications to existing traffic signals, except those located on El Camino Real, shall be per City of Palo Alto Traffic Signal Standards and costs shall be borne by the applicant. Signals located on El Camino Real shall be per Caltrans standards. 48. All new underground electric services shall be inspected and approved by both the Build- ing Inspection Division and the Electrical Underground Inspector before energizing. July 14, 1997 Attachment 30: Conditions — Road Improvements Page 19 of 22 Pages • • 49. All new underground service conduits and substructures shall be inspected before backfilling. 50. 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 51. Exposed earth surfaces shall be watered as necessary to reduce dust levels. Spillage resulting from hauling operations along or across any public or private property shall be removed immediately at the expense of the applicant. Dust nuisances originating from the applicant's contractors operations, either inside or outside of the right-of-way shall be controlled at the applicants expense. 52. The applicant must contact the Public Works Inspector prior to any work performed in the public right-of-way. 53. No storage of construction materials is permitted in the street or on the sidewalk without prior approval of Public Works Engineering. 54. 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 Departments, unless exceptions have been specifically granted through this or other entitlements related to this project. 55. The applicant shall require its contractors to incorporate best management practices (BMP's) for storm water pollution prevention in all construction operations, in conform- ance with the Santa Clara Valley Nonpoint Source Pollution Control Program. The Inspection Services Division shall monitor BMP's with respect to the Applicant's con- struction 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, chem- icals, etc.) or other water materials into gutters or storm drains. Police Department 56. 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: July 14, 1997 Attachment 30: Conditions — Road Improvements Page 20 of 22 Pages • • 8:00 a.m. to 6:00 p.rn. 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 Permits: Planning and Transportation 57. The applicant shall submit to the Planning Division, along with a request for inspection, 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 irriga- tion 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 58. The Public Works Inspector shall sign off the building per necessary, prior to finalization of this permit. Following Project Completion Planning and Transportation fo ach phase if 59. The applicant shall retain and fund an independent consultant to complete an evaluation study of the pedestrian and bicycle components of the entire Stanford Sand Hill Road Corridor project area. The purpose of the study is to do a post completion evaluation of how well the pedestrian and bicycle components of the project are serving the needs of the users and general public, and to identify improvements or enhancements that could be considered for future implementation. The scope of work should include usage patterns and counts, operational features and characteristics, an assessment of what is working well and what is not, development of recommended actions for improvement or enhance- ment for future consideration. The scope of work for the study and the consultant selected to perform the study shall he reviewed and approved by the Chief Transportation Official. The study is to be conducted within two to three years of the completion of most of the components of the project. July 14, 1997 Attachment 30: Conditions - Road Improvements Page 21 of 22 Pages The applicant shall provide assistance to the City as needed to accomplish all annexation proceedings required to implement the proposed road improvements. Such assistance shall include, but not be limited to preparation of all required map exhibits, provision of information related to the application required of LAFCO and attendance at any LAFCO hearings. Attach rents: Exhibit A: Illustration of Noise Impact Areas to be Mitigated Exhibit B: Road map Exhibit C: Illustration of Portion of "Se e" Path to be Removed £:WROJECTS`,FALOALTOECN1R'C MR3`1i9?,CC?\'FORN1MCO DS!1R.CC4 July 14, 1997 Attachment 30: Conditions - Road Improvements Page 22 of 22 Pages CONDITIONS OF APPROVAL FOR TENTATIVE SUBDIVISION MAP COVERING THE STANFORD WEST APARTMENT HOUSING, THE STANFORD WEST SENIOR HOUSING AND THE SAND HILL ROAD EXTENSION, WIDENING AND RELATED ROADWAY IMPROVEMENTS PROJECTS (94 -SUB -6) 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 EAR, as adopted or revised by these conditions of approval. In the event a mitigation measure or condition n 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. Prior to Approval of Final Map: I. All utility lines located in the current Pasteur Drive right-of-way shall be relocated to the new proposed Pasteur Drive alignment, including electric, water and gas lines, but not including the storm drain line. This relocation shall take place simultaneous with, or prior to, the installation of the new Pasteur Drive surface improvements, 2. A Public Access Easement for the trail located along the creek on the Apartment Housing parcels shall be shown on the final map. 3. The open space area between the creek and the apartment buildings on the apartment site shall be shown on the final map and shall be protected from future development in a manner acceptable to the City Attorney, and such protection shall be recorded on the final map. Uses allowed in the open space area shall generally be restricted to recreational trails/bicycle paths as shown on the tentative roap, view points, interpretive signs and displays, and archaeologic resources protection and study. July 14, 1997 Conditions - Tentative Map Page 1 of 3 Pages air • 4. The applicant shall provide an access and maintenance easement to the Santa Clara Valley Water District, and a general public access easement, along San Francisquito Creek on the proposed senior housing parcel. The easement shall consist of a strip a minimum of 22 feet wide coincident with the rear access road. The easement shall be shown on the face of the final map to the satisfaction of the Water District and the City Public Works Department. 5. Any public utility easements necessary for the provision of gas and electric mains shall be placed on the final map to the satisfaction of the Utilities Department. 6. The maps shall be revised to show the existing public right-of-way, which shall not be vacated along the Sand Hill Road frontage along the length of the Oak Creek Apartments. 7 The map shall be revised to show a narrower right-of-way of, approximately 72 feet, for the Sand Hill Road extension between Arboretum Road and El Camino Real, to accommodate two travel lanes with landscaped median; except at the approach to and, intersection of El Camino Real, the road shall be widened to approximately 83 feet. include a right -turn lane and two left -turn lanes. 8. The applicant's appointed Project Manager shall arrange a meeting with Public Works Engineering, Utilities Engineering, Planning, Fire, and Transportation Departments after approval of this map and prior to submitting the improvement plans. The purpose of the meeting is to review all conditions of approval and to discuss the standards for design of all off -site improvements including the street and all required utilities. These improvement plans must be completed and approved by the City prior to submittal of a parcel or final map. 9. 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 Departments, unless exceptions have been specifically granted through this or other entitlement related to this project. 10. The subdivider shall dedicate the proposed rights -of -way and all necessary public utility, storm drain, and public access easements as shown on the approved tentative subdivision map, or as modified by conditions of approval or the final design detail plans to be approved by the Architectural Review Board. These dedications shall be shown on the face of the final map. There shall be no public access easement on Palo Road and Stock Farm Road, which are private streets not within the city limits. July 14, 1997 Conditions - Tentative Map Page 2 of 3 Pages 1 11. The subdivider shall enter into a subdivision agreement with the City of Palo Alto. The agreement shall be recorded with the approved final map at the Office of the Santa Clara County Recorder and shall include the following agreements: a? The subdivider shall submit improvement plans for the design of the improve- ments proposed for all public rights -of -way and all improvements within any area subject to public access requirements and all public utilities. These improvements shall be installed by the subdivider, at the subdivider's expense and shall be secured by a bond or other form of financial security acceptable to the City Attorney. All public improvements shall be constructed by a licensed contractor and shall conform to the City's standard specifications, except as otherwise modified by the project conditions of approval. 12. A maintenance agreement, in a form satisfactory to the City Attorney, shall be executed between the City and subdivider, establishing continual maintenance by the applicant of the following improvements: • All publicly accessible improvements located on private property within any area subject to a public access requirement, such as sidewalks and landscaping; All landscaping within public rights of way (including median strips) for Sand Hill Road, El Camino Real, Quarry Road and Arboretum Road and installed pur- suant to project plans and conditions of approval of the Sand Hill Road projects; • Special paving located on public streets, such as Sand Hill Road, or within any Utility Access Easement; Any other improvements as may be agreed to by the City of Palo Alto and Stanford University. • City shall reimburse Stanford an amount equal to the cost that would be incurred by the City to maintain the median landscaping along Sand Hill Road from the intersection with Arboretum to the City limits at San Francisquito Creek. Requirements for a public access easement or for a "PAE" may be satisfied by dedication of an easement or its equivalent by dedication on the map or by separate instrument, at the discretion and to the satisfaction of the City Attorney. July 14, 1997 Conditions - Tentative Map Page 3 of 3 Pages EXHIBIT "G" • Ci of PaloAlto October 15, 1996 Mr. Curtis Feeny Executive Vice President Real Estate Stanford Management Company 2770 Sand Hill Road inspection Services PLannir^ Menlo Park, CA 94025 Tra.-Lrpc tabs l Department ofPia►rnutgand Community Environment Subject: Below Market Rate (BMR) Agreement for Stanford West Apartments, Senior Condominium Project and Assisted Living Facility Dear Curtis: This letter summarizes the agreement reached between you and Planning Division staff regarding satisfaction of the provisions of the City of Palo Alto Below Market Rate (BMR) Program for the proposed Stanford housing projects on Sand Hill Road in Palo Alto. The requirements for a BMR component in a residential project are contained in Program 13 of the City of Palo Alto Housing Element. Program 13 is further supplemented for rental housing developments by the "Amended Below Market Rate Rental (BMR) Guidelines", as adopted by the City Council ©n September 8, 1986 (copy attached). The AD -cement and The Project: This Letter of AgreemenC'(the "Agreement") relates to the proposed 628 -unit Stanford West Apartment Project ("the Apartments"), the 388 - unit "for sale" Stanford West Senior Condominium ("Senior Condominiums") Project and the 62 -unit Assisted Living Facility rental housing project. The three components are combined into one Agreement as only one subdivision map•application will be filed, and because all of the units provided in satisfaction of the BMR program for all three components will be located in the Apartments. For purposes of this Agreement, the three components collectively are defined as "the Project." The rioject is located on the north and west sides of Sand Hill Road on Stanford -owned land near the Stanford Shopping Center and the Stanford Medical Center. The proposed 46 -room Skilled Nursing Facility qualifies as a convalescent facility under the City's Zoning Ordinance, and as such, is a medical facility exempted from 250 HamiltonAvenue P.O.Box 1i o Palo Alto,CA91300 415.329.240.1 415.329.M40 Fax • Mr. Curtis Feeny October 15, 1996 Page 2 the below market program requirement. as well as from the commercial housing mitigation fees levied on commercial -industrial projects under Chapter 16.47 of the Palo Alto Municipal Code (PAMC). It should be noted that the proposed commercial expansion of the Stanford Shopping Center is not included in this Agreement, although that project must pay commercial housing mitigation fees in accordance with PAMC Chapter 16.47. Subdivision Map Required: You intend to obtain City Council approval of a final subdivision map for the Project. The terms of this Agreement will be incorporated into the Subdivision: Agreement, which must be completed and signed prior to the final subdivision map being considered by the City Council, This Agreement is based on statements in the project description submitted to the City by Stanford that the 628 -unit apartment component will be developed as a rental housing development and will aol . have an underlying condominium map. Duration of Agreement: This Agreement shall be in effect for 59 years from the date the first shell building permit is issued for any portion of the Project. The date of the first shell building permit is referred to in this Agreement as the "Start Date," Number. Type and Distribution of BMR Units: Under this Agreement, all BMR units provided in satisfaction of the BMR program requirements for the Project will be located within the Apartments. The proportionate number of each unit type rented at BMR rates shall be comparable to the ratio of studio, 1 -bedroom, 2 -bedroom. and 3 - bedroom units in the Apartments, except that no 2 -bedroom townhouse units are required to be rented as BMR units. Based on the unit mix in the Apartments proposed by Stanford, the distribution of BMR units among the unit types shall conform to the following percentages: Per Cent of Total Required BMR Units Unit Type 9.2% Studio units 25.O% 1 -bedroom units 55.9% 2 -bedroom units 9.9% 3 -bedroom townhome units A11996tiLTBMRSW.FtN Page 2 of 10 • • Mr. Curtis Feeny October 15, 1996 Page 3 Should the mix of units in the Apartments be modified during the approval and construction process, the percentage mix of BMR units shall be recalculated as agreed to by Stanford Management Company and the City. Phase -in of Required Number of BMR U: The required number of BMR units is to be phased in beginning with the Start Date. In addition to the number of units required to satisfy the BMR requirement for the Apartments, additional units shall be rented at BMR rents to eligible households to satisfy the BMR requirements of the Senior Condominiums and the Assisted Living Facility. The percentage of units for each component of the Project shall be phased as follows: The Apartments: During the ten calendar years from the Start Date to the 10th anniversary of the Start Date, 10 percent (10%) of all units available for rent shall be rented at BMR rents, as defined herein, to eligible households. For the five calendar years from the lath anniversary of the Start Date to the 15th anniversary of the Start Date, twelve and a halt percent (12.5%) of all units available for rent shall be rented at BMR rents to eligible households. From the 15th anniversary of the Start Date through the remainder of the 59 year regulatory period, fifteen percent (15%) of all units shall be rented at BMR rents to eligible households. For example, assuming the total number of Apai tziient units is 628, the maximum required BMR units after the 15th anniversary of the Start Date is 94 units to satisfy the BMR requirement for only the Aparumen s. Senior Condominiums: Additional BMR rental units at the Apartments shall be made available to eligible households on the same phase -in schedule as given. above for the Apartments; that is, during the ten calendar years from the Start Date to the 10th anniversary of the Start Date, one BMR unit shall be made available to eligible households for every tenth Senior Condominium sold. For example, assuming the total number of Senior Condominium units is 388, the maximum required additional BMR units in the Apartments to satisfy the BMR requirements for the Senior Condominiums, will be 58 after the 15th anniversary of the Start Date. A:119961LTBMRSW.FIN Page 3 of 10 Mr. Curtis •Feeny October 15, 1996 Page 4 Assisted Living Facility: Upon issuance of an occupancy permit for any portion of the Assisted Living Facility, 3 additional units at the Apartments shall be rented at BMR rents to eligible households in effect as of the date of issuance of the occupancy permit. On the 10th anniversary of the Start Date, one additional unit shall be rented to eligible households in the Apartments at BMR rents for a total of 4 additional rental BMR units. No additional requirement is included. in our discussions, we determined and agreed that the BMR requirement appropriate for the Assisted Living Facility should account for the facts that the residential living units are much smaller than in other comparable rental units, that more extensive common spaces and facilities will be included than are generally associated with rental housing and additional services are provided not associated with typical BMR housing. The BMR requirement was thus based on a calculation of the square footage of residential space at 400 square feet per unit multiplied by the total of 62 units times the 15% BMR requirement or a total of 3.720 square feet. 3,720 square feet is the combined approximate area of four average units in the Apartments. Physical Location: The BMR units shall be distributed throughout the Apartments and shall be comparable in all aspects to all other units including, but not limited to construction quality, floor area, appearance, finish, amenities and access to facilities. To the extent feasible, a proportionate share of the total number of required BMR units shall be located in each building and on each floor level of the buildings in the Apartments. BMR Rents.: BMR Rents are total monthly charges for rental of BMR units which comply with this Agreement. Base BMR Rents: Base rents are established as those equal to the HUD Section 8, Or successor program, Fair Market Rents (FMRs) for that unit type in effect in February 1996. Those are: Studio Units = $641 1 -bedroom units = $731 2 -bedroom units = $903 3 -bedroom townhome units = $1,238 A:'s19961LTBMRSW.FIN Page 4 of 10 Mr. Curtis .Peery October 15, 1996 Page 5 Annual Rent Adjustments: As of the Start Date, the Base BMR Rents shall be adjusted by one-third of the increase in the Consumer Price Index for All Urban Consumers, Rent Residential, San Francisco -Oakland area (CPI) from the base CPI for February 1996 of 171.7, to the latest index available on the Start Date. Thereafter, on each anniversary of the Start Date, the BMR Rents for each unit type, may be adjusted by one-third of the increase in CPI using the latest index available prior to the anniversary of the Start Date. The calculation of the rent adjustment is made only once a year and is to be effective as of the Start Date anniversary. The resulting BMR rents are the maximum applicable as leases expire or new tenants ;move -in to the BMR units over the 12 month period following the Start Date anniversary. No cap is placed on the amount of the annual adjustment and no negative adjustments are required. Stanford shall submit new proposed rents to City for approval at least 90 days prior to the effective date. If the City does not approve or disapprove proposed rents within 30 days of receipt by City, the proposed rents shall be considered approved, This will allow for • 60 day minimum notification to tenants of rent changes. Rents less than the maximum allowed by this Agreement may be charged. Rents for BMR tenants may not be increased more than once in any 12 month period regardless of whether the tenant is renting under a month -to -month rental agreement or an annual lease. All applicable State and local laws and ordinances affecting the operation of rental housing apply to the operation of the BMR units at the Project. Annual Lease Required: Notwithstanding any language to the contrary in Section 9.68.020(d) of the PAMC, the provisions of PAMC Chapter 9.68, including the requirement to offer tenants a one year lease, shall apply to all the units in the. Apartments, including the BMR units. Eligible fig zs ..oldS.: To be eligible for rental of a BMR unit, a household must have a certified gross household income below 80 per cent of the then current HUD median income for Santa Clara County, adjusted for family size. Priority for Occupancy: Current City of Palo Alto Council adopted BMR Guidelines provide an occupancy preference for persons who live or work within the City limits of Palo Alto when they apply for BMR occupancy. We have agreed to a modification of this preference for the purposes of this Agreement because of the unique contribution of employer -developed housing and the common objective of encouraging occupancy in the Apartments by persons working on Stanford lands in order to reduce auto trips generated by the Project. Priorities for initial occupancy, in order of preference, for all BMR units will be: A:1189MT8MRSW. F IN Page 5 of 10 Mr. Curtis .Feeny October 15, 1996 Page 6 lstprjority: Eligible households of which at least one adult member is employed by Stanford University for a minimum of 30 hours per week at or above minimum wage. 2nd. Priority: Eligible households of which at least one adult member is employed for a minimum of 30 hours per week at or above minimum wage on lands owned by Stanford, including but not limited to Stanford Medical Center, Children's Hospital, Stanford Shopping Center, Stanford Linear Accelerator and the Stanford Research Park. 3rd. Priority: Eligible households of which at least one adult member lives or is employed within the City limits of Palo Alto or Menlo Park. 4th Priorit': All other eligible households who do not meet the criteria for priorities one, two or three. Income Certification: Each BMR tenant's household income shall be certified prior to initial occupancy and recertified on an annual basis according to the procedures of the HUD Section 8 or successor program. BMR tenants whose incomes upon recertification exceed the then -current median incomes (100 percent) for Santa Clara County, adjusted for family size, will no longer qualify for BMR rent. At that time the following provisions shall apply to each tenant who has failed to qualify for BMR rent. 'Unless an exception is granted as provided below, within a reasonable time after receiving notice that a tenant has failed, at recertification, to, qualify for BMR rent, Stanford must give each such tenant (a) written notice advising the tenant of the results of the recertification and that the BMR tenancy will terminate on the first of the month following the expiration of sixty days from the mailing of the notice to the tenant's address at the Apartments; and, (b) a written offer to enter into a market rate rental agreement of the unit occupied by the tenant. A "market rate rental agreement " is an agreement not subject to control under the terms of this Agreement and containing terms and provisions, including rent, as are offered to public generally by Stanford at the time the offer is made. Stanford shall not discriminate against the tenant because of the tenant's former status as a BMR tenant or for any other reason prohibited by law. If the former BMR tenant chooses to vacate the unit after receiving the notice, and after a reasonable time for cleaning and/or renovation and marketing, A\19961LTBURSW.FIN Page 6 of 10 Mr. Curtis •Feeny October 15, 1996 Page 7 Stanford must rent the unit or. at Stanford's discretion, a unit of comparable tyre (e.g., studio, 1 -bedroom. ect.) To a qualified BMR tenant in accordance with this Agreement. If the former BMR tenant chooses to enter into a market rate rental agreement, then no later than three months after commencement of the new tenancy, Stanford must designate the first available unit of comparable type and rent it to a qualified BMR tenant in accordance with this Agreement; provided however. if the former BMR tenant does not perform the tenant's obligations under the terms of the rental agreement. Stanford may file an unlawful detainer proceeding and if it does, its obligation to rem another unit shall he postponed until it recovers possession of the former BMR unit plus a reasonable time to clean and/or renovate and market the unit. Exceptions to the provision of this Agreement requiring termination of the BMR. tenancy upon failure to qualify' at recertification may he granted at the discretion of the Director of Planning and Community Environment upon application by Stanford and a showing of extraordinary circumstances. If an exception is granted, the tenant may continue in possession for a term determined by the Director of Planning and Corru;tunity Environment at BMR rent and the unit will continue to qualify as a BMR unit for all purposes. Actual Report: Stanford shall prepare and submit to the City an annual report on the status of the BMR units and compliance with the requirements of the BMR program and this Agreement. While Stanford may delegate the responsibility. for managing the BMR units to a third party, Stanford, as the property owner, shall be responsible for compliance with this Agreement. Guidelines Required: Prior to occupancy of any unit in the Project, Stanford shall prepare and obtain City approval of "Stanford West BMR Procedures and Guidelines" that shall describe the administration, monitoring and reporting for the BMR units at the Project. The "Stanford West BMR Procedures and Guidelines" shall reflect the terms of this Agreement and City policies as contained in the most recently adopted "Below Market Rate Program Rental Guidelines." The "Stanford West BMR Procedures and Guidelines" shall not be inconsistent with this Agreement. The "Stanford West BMR Procedures and Guidelines" shall describe in more detail procedures for the selection of tenants, the rental of BMR units, and the implementation of the BMR rental program. At a minunum Stanford shall be A:1i 99611ii3MR$W.FIN Page 7 of 10 • • Mr. Curtis .Feeny October 15, 1996 Page 8 responsible for the following activities, which shall be addressed in the `Stanford West BMR Procedures and Guidelines:" • Periodic outreach and information to eligible households by priority for occupancy, as required; • Provision of information to interested BMR applicants; • Maintenance of waiting list for BMR units by priority; • Verification of eligibility for occupancy of BMR units, including verification of income, employment, location of job site, household composition, etc. and annual re -certification of each BMR household's eligibility: • Determination of BMR rents and rental of BMR units at rents which comply with this Agreement; • Selection of BMR tenants from qualified applicants; • Training of personnel, both on -site contract staff and Stanford staff in BMR rules, administration and procedures; • Inclusion, and enforcement of BMR provisions in the tenant's rental agreements and leases in order to maintain ongoing compliance with this Agreement; • Inclusion of a rent transition agreement in BMR lease; • Providing the correct number, location and unit type of required BMR units; • Periodic reporting to City regarding compliance with this Agreement; • Maintenance of records to adequately demonstrate compliance with this Agreement; • Cooperation with the City, and its designees, in the periodic monitoring, review and auditing of records, reports and other information to confirm, compliance with this Agreement; • Termination of ineligible BMR tenants from the program and provision of the next similar sized vacant unit in the Project at BMR rents to eligible households; and • Implementation of a periodic administration / monitoring fee to pay the cost of City review of tenant eligibility prior to occupancy, if required by audit as discussed below under remedies. Remedies for Non -Compliance: The City reserves the right to monitor and audit the implementation of the BMR rental program at any time. If non-compliance is evident, Stanford shall be given in writing an appropriate period of time to remedy any areas of non-compliance. If compliance or evidence indicating appropriate action toward compliance cannot be obtained within six months to the satisfaction of the City, City A:11996`,LTRMRSW.FIN Page 8 of 10 1 • Mr. Curtis.Feeny October 15, 1996 Page 9 reserves the right to perform, review or monitor any of the activities necessary to implement this Agreement with Stanford to pay the actual cost for. City's time and overhead plus a 50% penalty for as long as City must assume responsibility. City may contract with a third party for these tasks. Alternatives: Should the number of units or the mix of unit types be modified in any portion of the Project during the approval and construction process, new calculations, based on the methodology in this Agreement, shall be prepared and enforced subject to review and approval by City. This Agreement has assumed that all three components of the Project will be built, that the Apartments will not have a condominium map and that the Senior Condominiums will be sold. Should the Senior Condominiums not be constructed, the BMR requirement for the remaining two portions of the Project shall remain as in this Agreement. Should the Assisted Living Facility not be constructed, the BMR requirement for the remaining two portions of the Project shall remain as in . this Agreement. Any other change not anticipated by this Agreement shall require a renegotiation of the BMR requirements consistent with the City BMR program at that time. Please sign this Agreement where shown below and return to me, indicating that we have reached agreement regarding your BMR contribution. Thank you for your cooperation during the discussions of the BMR program compliance. Sincerely, KENNETH KENNETH R. SCHREIBER Director of Planning and Community Environment Attachment: City of Palo Alto BMR Rental Guidelines cc: Marlene Prendergast, Palo Alto Housing Corporation Affordable Housing Action June Fleming, City Manager Sue Case, Senior Assistant City Attorney Jim Gilliland, Assistant Planning Official Lori Topley, Senior Planner Cathy Siegel, Housing Coordinator A:11996V.TBMRSW.FIN Page 9 of 10 1 agree to provide a Below Market rate component to the Stanford West Apartments, Stanford West Senior Condominiums and Assisted Living Facility as described in this Letter of Agreement dated October 15, 1996. • CITY OF PALO ALTO BELOW MARKET RATE (BMR) RENTAL GUIDELINES As Amended and Adopted by City Council on September 8, 1986 BACKGROUND Progratr: 12 of the 1985-2000 Housing Element of the Palo Alto Comprehensive Plan establishes the Below Market Race (BMR) Program. The Program requires that, in housing developments of ten or more units, not less than 10 percent of the units should be provided at rates affordable to low and moderate income households. This requirement applies to ownership and rental housing. Until 1985, all housing projects providing BMR units have been ownership developments, for which the City has established policies and procedures. In order to respond to the development of rental units, the BMR Rental Guidelines were developed by a cosnrnittee of the Palo Alto Housing Corporation and City staff, and adopted by the City Council on August 12, 1985. Amendments were made by the City Council on September 8, 1986. 1. INCOME AND RENT STANDARDS (Refer to attached Table I) 1. income Limits upon Occupancy of BMR Rental Units: Only households having gross income below 80 percent of the then -current 1 -IUD median income for Santa Clara County, adjusted for family size,, are eligible to occupy BMR rental units, either upon initial rent -up or upon filling any subsequent vacancy. 2. 3MJ . Refit: BMR units may be rented for monthly amounts not exceeding those allowed under the then -current }IUD Section 8 Existing Housing Fair Market Rents (FMRs) or successor program, subject to the terms of any lease under paragraph I1.3. As of February 21, 1996, the FMRs in Palo Alto are as follows: Studio 1 Bedroom 2 Bedroom 3 Bedroom 4 Bedroom S 641 S 731 S 903 S 1,238 S 1,391 p:\dtamale\vict\housing\bmrguide Page 1 of 5 The rent that may be charged to households holding a Section 8 Certificate or Voucher under paragraph I1.2, shall be as established by the Housing Authority of the County of Santa Clara, and may differ from the then -current FMRs. 3. Rent Adjustment: BMR rents for occupied units shall be adjusted as of any annual anniversary date of the lease by application of the appropriate Section 8 annual adjustment factor most recently published by HUD. II. TENANT SELECTION AND CERTIFICATION PROCEDURES 1. Allowable Family Size: Occupancy of BMR rental units shall be limited to the following: 1 bedroom: 1 - 2 persons 2 bedroom: 2 - 4 persons 3 bedroom: 3 - 6 persons 4 bedroom: 4 - 8 persons 2. BMR Tenant Selection: Priority for occupancy of all BMR rental units shall be given to those eligible household, a member of which either lives or works in the City of Palo Alto. During the 30 -day period following the date the City and the Palo Alto Housing Corporation (PAHC) receive notification from the owner (or owner's agent) of an impending availability or vacancy in a BMR rental unit, priority for occupancy of that unit shall be given to eligible households holding a Section 8 Certificate or Voucher issued by the Housing Authority of the County of Santa Clara, or other similar rental assistance document. The rental -assisted family • selected shall be allowed up to 15 days to move into the unit after it is ready for occupancy. If no qualified rental -assisted family is available to occupy the vacated unit, the owner shall be free to rent the BMR unit to any other eligible BMR tenant. The qualifications of BMR rental tenants will be independently verified by the City or its designee (Santa Clara County Housing Authority of Palo Alto Housing Corporation). One -Year Lease Offer: Each BMR tenant shall be offered the opportunity to enter into a lease which has a minimum term of one year, consistent with Section 9.68.030 of the Palo Alto Municipal Code, even if the rental units.are in a condominium project. Such offer must be made in writing. If the tenant rejects the offer, such rejection must also be in writing. A lease may be renewed upon the mutual agreement of both parties. p;\dtamale\vict\housing\borguide Page 2 of 5 • • 4. Annual Income Re -Certification: Each BMR tenant's household income shall be re- certified on an annual basis according to the procedures of Section 8 or successor program. The City of Palo Alto or its designee will independently verify such income. BMR tenants whose incomes rise to levels above the then -current HUD median incomes (100 percent) for Santa Clara County, adjusted for family size, will no longer qualify for BMR rent (refer to Table I). The owner must then give such tenant 30 -days written notification to that effect, advising said tenant that the rent thereafter will be at market rate as determined by the owner, but not to exceed the rates for comparable market -rate units in the complex. The owner must then provide to the BMR. program a substitute unit of comparable quality as soon as one becomes available, and rent it to a qualified BMR tenant in accordance with these guidelines. III. SIZE AND LOCATION OF BMR RENTAL UNITS BMR rental units shall generally be of the same size (number of bedrooms and square footage) as the market -rate units. The BMR units should be distributed throughout the rental complex, and should be indistinguishable from the exterior, BMR units shall contain standard appliances common to new rental units, but need not have luxury accessories. IV. IN LIEU PAYMENT OF BMR RENTAL UNITS The main objective of the BMR Program is to create a permanent stock of affordable housing units, but in special cases it is recognized that it may not be possible or practical to provide units at the site or elsewhere. In lieu of providing units on site, one of the following alternatives, listed in priority order, may be used, provided that approval of such alternative by the Director of Planning and Community Environment must occur at the time of initial project approval or be the subject of a subsequent action by the City Council: Off -Site BMR Units: The developer may provide an equal number of ownership or rental units elsewhere in the City. These units may be new or existing, and are subject to the same conditions of price and rental rate as on - site BMR units. Such units must be approved by the City; based on considerations such as size, location, amenities and condition. 2. Lump Sum Cash Payment: The developer may, upon approval by the Director of Planning and Community Environment, pay to the City, prior to the issuance of an occupancy certificate, a Iump-sum, cash amount calculated at 5 percent of the market value of the completed project. The market value shall be based on an appropriate appraisal by an appraiser agreed upon by the City and the developer and paid for by the developer. If a condominium map has been placed on the project, the basis for such appraisal(s) shall be as condominium ownership units rather than as rentals. p:\dtamale\vict\housing\bmrguide Page 3 of 5 • • V. PROCEDURES -WHEN BMR RENTAL UNITS ARE SOLD AS CONDOMINIUMS Price Determination: Projects with condominium subdivision maps that will rent BMR units for an indefinite period (which, in the case of housing units financed with mortgage revenue bonds, shall be at least as long as required by the terms of the bond agreements) shall have basic sales prices established at the outset for such BMR units, in accordance with the BMR Ownership Program. Such initial sales values shall he increased by an amount equal to one-third (113) of any increase of the Consumer Price Index; all Urban Consumers for the San Francisco/Oakland area during the period between the month of issuance of the Occupancy Permit for the BMR units and the month of notification of intent to sell the units, with further adjustments for improvements and deterioration per the BMR Ownership Program. 2. Buyer Selection: When units are sold as BMR condominiums, buyers shall be selected in accordance with the "BMR Waiting List" maintained by the Palo AIto Housing Corporation. At the time the landlord notifies the City of intent to sell, the landlord shall also notify BMR tenants in such units of the pending sale and non -renewal of lease. Conversion to Condotninium: Rental projects with no condominium subdivision map must comply with the Condominium Conversion Ordinance. VI. TIME LIMIT FOR BMR UNITS All BMR rental units must remain under the'BMR restrictions for a period of 59 years. If the BMR rental units are sold as BMR condominiums, they shall be subjectto the City's deed restrictions. p:\dtamale\vict\housing\bmrguide Page 4 of 5 TABLE 1 BMR RENT GUIDELINES: Income & Rents February, 1996 (A) Unit Size (B) Number of Occupants (C) Fair Market Rents (FMRs) (D) 80% of Median Income (E) HUD 1996 Median Income Studio 1 641 37,750 47,200 1 -Bedroom 1 731 37,750 47,200 2 43,150 53,900 2 -Bedroom 2 903 43,150 53,9a0 3 48,550 60,650 4 53,900 67,400 3 -Bedroom 3 1,238 • 48,550 60,650 4 53,900 67,400 5 58,250. 72,800 6 62,550 78,200 4 -Bedroom 4 1,391 53,900 , 67,400 5 58,250 72,800 6 62,550 78,200 7 66,850 83,600 8 71,150 88,950 (C) Fair Market Rents (FMR's) established by HUD February 21, 1996 (0) Calculations are based on 80% of the 1996 Median Income for Santa Clara County of 567,400 issued by HUD on 12114195. p:\dtamale\vice\housing\bmrguide Page 5 of 5 9► EXHIBIT H-1 APARTMENT RENTAL MANAGEMENT PLAN STANFORD WEST APARTMENT PROJECT In renting the apartments in the Stanford West Apartment Project, Stanford shall give priority to applicants as follows:: 1st priority: Households of which at least one adult member is employed by Stanfo-d University for a minimum of 30 hours per week at or above the minimum wage. • 2nd Priority: Households of which at !east one adult member is employed for a minimum of 30 hours per week at or above the minimum wage on lands owned by Stanford, including but not limited to, Stanford Medical Center, Children's Hospital, Stanford Shopping Center, Stanford Linear Accelerator and the Stanford Research Park. • 3d Priciriry: 'Households in which at least one adult member is employed within the City limits of Palo Alto or Menlo Park, and households in which at least one member is age 62 or older, and lives in either of those cities. a 4th Priority: All other households who do not meet the criteria for priorities one, two or three. Initial Leasing Program: Stanford will publicize the availability of the apartments to priorities 1 and 2 by direct communication with its employees, by communications to its tenants requesting that they inform their employees, and by newspaper advertisements. For the first 60 days that a unit is available for leasing, Stanford will rent apartments only to persons who provide documentation, satisfactory to Stanford, of priority 1 or 2 employment. ` During that time, Stanford may maintain a waiting list for persons in priorities 3 and 4. 'At the end of 60 days, Stanford may rent apartments to persons in priorities 3 and 4. Hat any time the number of persons seeking to rent exceeds the supply of apartments available, Stanford shall rent based on the priorities set out above. This program shall remain in effect until all apartments have been rented at least once, at +vhich time the Subsequent Leasing Program shall take effect. If the Project is completed in phases. this Program shall be applied to each phase. Subsequent Leasing Program. Stanford shall iaintain a waiting list of persons in priorities 1, 2 and 3 who desire to rent an apartment and may maintain a list of persons in priority 4. The lists may be segregated by apartment type and, if so, a person may be on more than one list. Persons seeking to be placed on a list shall complete a registration form and shall supply proof of status (employment or residency as applicable) satisfactory to Stanford. Upon receipt of a completed form and proof, Stanford's agent shall mark the date and time of receipt on the face of the form. The names of the persons submitting registration forms shall be placed on the appropriate lists in the order received. CA97008Q.0231 W 67 8.O2O 07!02197 03:19 PM t • When Stanford is prepared to rent an apartment, Stanford shall notify the first person on the applicable priority 1 list who shall have seven (7) days after receipt of notice to execute Stanford's standard form lease. (Notice shall be deemed to have been received two days after mailing to the address shown on the waiting list.) The lease shall commence at the earlier of (a) a date acceptable to the tenant and Stanford, or (b) 30 days after execution of the agreement. If the person does not enter into a lease, the person's name shall be removed from the list; provided the person may sign a new registration form, provide proof of status and be placed at the bottom of the list. The apartment shall be offered in turn to the persons on the priority 1 list and, if no one on that list executes a lease, then to those on the priority 2 list and, if no one on either list executes a lease, then to those on the priorit4 3 list. lf the apartment is not rented to a person on the priority 1.2 or 3 lists, Stanford may rent the apartment to any person. BMIR UNITS. This Plan covers the leasing of market rate units only. Below Market Rate (WAR) units are subject to a different management plan. to be prepared in accordance with the RMR Agreement between Stanford and the City of Palo Alto. RECERTIFICATION OF TENANTS. The term •ot'the leases shall not exceed one year. Annually, Stanford shall confirm that persons in priority 1 remain employed by the University. Annually, tenants in priorities 2 and 3 shall submit proof satisfactory to Stanford that they remain eligible for priority Annually or upon expiration of a lease for less than one year, tenants shall be given the opportunity to submit documentation to establish that they qualify for a higher priority. lithe tenants in priorities 1 and 2 constitute less than 50% of the total tenants in the Project and if there are persons on the priority 1 or 2 waiting lists, Stanford shall refuse to extend or renew the leases of priority 4 tenants; and, if after doing so, the tenants in priorities 1 and 2 still constitute less than 50% of the total, Stanford shall refuse to extend or renew the leases of priority 3 tenants until the 50% standard is achieved. Vacancies created by refusal to extend or renew shall be filled pursuant to the Subsequent Leasing Program. If a tenant's lease is not renewed or extended by Stanford, the tenant may extend the Lease for one year. The one year extension will be terminable by the tenant at any time, upon 30 days written notice to. Stanford. 2 CA970000.©27 • • EXHIBIT "H-2" (page 1 of 4 LEGAL DESCRIPTION D TO CQU'NIY TRANSIT BEGINNING at a point in the southwesterly line of the Palo Alto Station Grounds, as said Station Grounds is described in that certain easement of Leland Stanford to the Southern Pacific Railroad Company, dated November 23, 1892, and recorded October 28, 1915, in Volume 435 of Deeds at Page 244, Santa Clara County Records, said point being distant thereon North 51° 28' 00" West 112.084 feet from the intersection of said Station Grounds line and the center line of University Avenue; THENCE northeasterly, from a tangent that bears North 600 26' 57" East, on a curve to the right, having a radius of 300.00 feet through a central angle of 11' 55' 52" and an arc distance of 62.471 feet; THENCE. easterly from a tangent that bears South 77' 29' 26" East. on a QIITVC to the right, having a radius of 189.00 feet through a central angle of 100 41' Ol" and an arc distance of 35.242 feet to a point distant 50 feet northwesterly at right ankles from the southerly production of the center line of University Avenue; THENCE North 38° 32' 00" East a distance of 2.464 feet: THENCE North 51° 28' 00" West a distance of 847.30 feet; THENCE South 38° 32' 00" West a distance of 70.00 feet; THENCE South 16° 59' 58" East a distance of 143.126 feet; THENCE South 51° 28' 00" East a distance of421.365 feet; THENCE Easterly, along a curve to the left, the radius of which is 13.635 feet, the arc distance of which is 21.418 feet for a distance of 19.283 feet to a point of reverse curve; THENCE Easterly, along a curve to the right, the radius of which is 13.635 feet, the arc distance of which is 21.418 feet for a distance of 19.283 feet; THENCE South 51° 28' 00" East a distance of 202.609 feet; THENCE Northeasterly, along a curve to the right, the radius of which is 300.00 feet, the arc distance of which is 56.136 feet to the Point of Beginning, containing an area of 2.504 acres more or less. CA971710.OSS(04678-ago 411111111, O8/2347 44:17 PIA • EXHIBIT "H-2 LEGAL DESCRIPTION PARCEL 1B Southerly Parking Annex C Palo Alto S.P. Depot (page 2 of 4) Commencing at a point of intersection between the center line of University Avenue in the City of Palo Alto and the Southwesterly line of the Palo Alto Station Grounds, said Station Ground line being a common boundary between said Station Grounds as described in that certain easement of Leland Stanford to the Southern Pacific Railroad Company, dated Nov. 23, 1892, and recorded Oct. 28, 1915, in Vol. 435 of Deeds at page 244, Santa Clara County Records in which the bearing of said line is called S. 510 28' E. and lands described in that certain lease of The Board of Trustees of Leland Stanford Junior University to the City of Palo Alto, dated June 10, 1915 and recorded Sept. 23, 1915, in Vol. P of Leases at page 333 et seq., Santa Clara County Records in which the bearing of said line is called N. 51° 45' W.; thence S. 51 28' 00" E. along said Northwesterly line a distance of 113.68 feet to the true point of beginning; thence along a line that bears S. 51° 28' 00" E. a distance of 161.50 feet, said line being the Northeasterly boundary line of Parcel 2 of Lot 38 as shown on the certain map entitled "Survey of Lots 37 and 38 Stanford University Lands Palo Alto, California", dated August 1955, sheet 2 of 2 sheets; thence N. 38° 32' 00" E. a distance of 76.00 feet; thence N. 51° 28' 00" W. a distance of 94.50 feet; thence S. 38° 32' 60" W. a distance of 26.00 feet; thence N. 51° 28' 00" W. a distance of 87.45 feet; thence Southwesterly, from a tangent that bears S. 3° 06' 41" W. on a curve to the left having a radius of 380.00 feet, a central angle of 8009' 06", and an arc length of 54.06 feet back to the true point of beginning. Containing an area of 0 .26 acres, more or less. 2 CA971710.055 • EXHIBIT "H--" (page 3 of 4 ) Reserving unto LESSOR the right of public ingress and egress, and parking in common, over those roadways, excluding exclusive bus lanes, and parking areas sho‘‘n on the plans for construction on said parcels approved by the City of Palo Alto and The Board of Trustees of the Leland Stanford Jr. University in accordance kith the May 29, 1981 Master Agreement University Avenue Southern Pacific Depot filed in the office of the Palo Alto City Clerk as • Contract #41I0 subject to any requirements of the California Public Utilities Commission for Railroad Commuter parking. Further reserving unto LESSOR the right to construct a parking structure over Parcel 1B so long as said future construction shall not interfere with the utility of the surface parking. VW71710.055 M � obit -H-2 . (page 4 of 4) Stanford Sand Hill Corridor Projects Development Agreement toll Camino Par* ,.case .4r LEGEND CU RREN T (1 CAMINO PAR R L EA SE (=,1,260 A. I. SOOLEASE OOU MOARl(3 100 0 800 iW 100 400 .100 Legend Park dedicated land - retained by City with the lease extended to 2033. r t sr!, if•._ .:. K:3 '( 't It iY r} -['b j t'Y ► .tyY. :. _. .. �.ir'l ti "1�.,•{�)a4i5;4 �i11s.}3'►t . �. LOr, P. NOSO' '.04.14.0v441 1 4 Transit Depot Sublcasc arca - retained 6y Ibe City to 2033 Sublease areas returned to Stanford University 1 1 AL MA J st EM arrt raAy ,1 v0%.1 A:t tZV ! ymrrir ri rf-r T►fIf 01,a EXIST. LEASES/SUBLEASES EL GAMINO PARK AS OF 7-1-82 CITY OF PALO ALTO CALIFORNIA Stith HO. OF Silt CIS UNTIL 2020 RECREATION & ACADEMIC FIELDS ASSOCIATED SUPPORT USES FACULTY / STAFF / STUDENT H OUSING ALSO ALLOWED IN CROSS HAT CHED AREA SPECIAL CONDITION AREA '8" BOUNDARY s, £-x„ czar}1x2 EXHIBIT "I' PHASING SCHEDUL Page 3-16 and pages 3-21 through 3-30 of Volume 2, Chapter 3 of the Stanford Sand Hill Road Corridor Projects • 1 3. Project Description A number of local storm drain improvements would be necessary to serve the propcsed projects (see Figure 3-9). The improvements are site specific, each tying into the storm drain interceptor under Sand Hill Road. This facility was designed and constructed in the late 1980's based on plans that included full development of the proposed projects sites. More detailed maps of storm drainage improvements proposed at the Stanford West Apartments and Stanford West Senior Housing projects are depicted in Figures 3-23 and 3-24 of the EIR. Stanford University has a water system that is separate from that of the City of Palo Alto. Two wells that are on the Stanford West Apartments site are tied into this system. Development of the Apartments project would require changes to the location of water lines carrying water from these water wells (see Figure 3-10). An array of changes would be made to the electrical infrastructure in the study area. New ducts would be placedunder Sand Hill Road, Pasteur Drive, Quarry, Road, and through the Shopping Center parking lot (see Figure 3-11). An existing overhead line on the Stanford West housing sites would be removed and an overhead line crossing El Camino Real at Quarry Road would be relocated and remain as an overhead line. New connections to the existing electrical system would be made at Alma Street near Palo Alto Avenue, and at Pasteur Drive near Welch Road. Improvements to the natural gas system that serves the study area would include a new line under wand Hill Road that would connect to existing lines at Palo Alto Avenue and Bryant Avenue, at Pasteur Drive and Welch Road, at Sand Hill Road and Arboretum Road, and at a main that serves the Oak Creek Apartments (see Figure 3-12). Phasing The proposed projects would be built in three major phases, as is described in Table 3-1 and Figures 3-13 through 3-16. The phases overlap somewhat with a total construction period of approximately 32 months following approval of the projects and all necessary: permits. During Phase 1 modifications to the Stanford University Golf Course,would be initiated in anticipation of later realignment of Sand Hill Road. Further to the east, construction would be started on the Stanford West Apartments with the eastern three blocks being completed during Phase 1. At this same time, the central four buildings of the Stanford West Senior Housing (Buildings 2, 3, 4, and 5) would be built. As a part of Phase 1, a new gas line would be constructed along Sand Hill Road from Oak Creek Apartments to Palo Alto Avenue and Bryant Street. Also, new electric and water lines would be constructed along Sand Hill Road from the realigned Pasteur Drive to El Camino Real: The new Sand Hill Road water line would be in place prior to construction of any woodframe on the Stanford West Housing Project sites. These three main utility lines would be constructed as part of Phase 1 in order to avoid trenching in the new Sand Hill Road to be constructed in Phases 2 and 3. A new sewer line would be constructed along Arboretum Road from Quarry Road to Sand Hill Road. This sewer line would serve the Stanford West Senior Housing site. At the Stanford West Apartments site new gas, electric, water, sewer, telephone, and storm drain facilities would be constructed and connected to the main utility lines in Sand Hill Road. On the south side of the Stanford Shopping Center, Quarry Road would be widened from Vineyard Lane to El Camino Real. Adjacent Shopping Center 95o66\fdeirlprojdesc 3-16 3, Proje ct Description 'ABLE 3-1 STANFORD SAND HILL ROAD COR RIDOR PROJECTS ESTIMATED PHASING INFORMATION Projec t Name Project Element Auraticrn Average Employer Maximum Employees STANFORD WEST APARTMENTS 1 Phase 1 12 Months 67 160 Phase 11 12 Months 67 160 Phase 111 12 Months 67 160 STANFORD WEST SENIOR HOUSING Independent Living Units - Phase 1 12 Months 68 170 independent Living Units - Phase 11 12 Months 68 170 Health Care Center (Skilled Nursing/Assisted Livi ng) - Phase 111 12 Months 40 95 STA NFORD SHOPPING CENTER EX PANSION Retail Expansion 14 Months n/a n/a South Parking Structure 11.5 Months n/a n/a North Parking Stricture 7.5 Months n/a n/a Total 67 140 950661fdcirlprojdesc 3-21 TABLE 34 STANFORD SAND HILL ROAD CORRIDOR PRO.II?C .TS ESTIMATED PHASING INFORMATION `Project Name laroje t Element Duration Avetstge Employees Mttxitnttm atopii�y+aes SAND H ILT. ROAD EXTENSI ON AND RELATED ROADWAY IMPROvEMF.e rrs a Pasteur Drive Realignment (Phase 111) 12 Week . 8 15 Quarry Road Widening (Phase ;) 22 Weeks 8 17 Stockfarrn Road Extension (Phase 111) - 8 Week.: 6 15 Sand Hill Road Extension (Phase, 1) 11 Weeks 6 12 N El Camino Real Improvements (Phase 1) 22 Weeks 8 16 r Arboretum Road Improvements (Ph ase it) 6 Weeks 7 _ 15 I Palo Road Extension (Phase I) 9 Weeks 6 12 Vineyard Lane (Phase II) 8 Weeks 7 15 Sand Hill Road Widening (Santa Cruz to SF Creek Bridge) (Phase 111) 22 Weeks 8 18 Sand Hill Road Widening (Shopping Center to Creek Bridge) (Phase II) 40 Weeks 10 18 , San Francisquito Creek Bridge Widening (Phase II) 26 Weeks 9 16 NOT E: nfa = not available. SOURCE: Stanford Management Company; Brian Kangas Faulk Engineers, February 1996. 95066\fdeir\projdesc 3-22 -Er=vie 01 al *_. Mv Sl �� MAN�eN • EL-£ Figure 3-13 Phase 1 improvements 344 A Pa gre0 MP 41.4 •114M5 e x.. NW MOP Wa it S W. . *.1- ISDN SOURCE: �yT' - t E K N AM* II. IOW Figure 3-;4 Phase 11 Improv ements 3-26 s�uawanoidwl ID esaud S t- aJn6ld S AND HILL RO AD PROJECTS CON STRUCTION PH ASINCx SCHEI: ULE 10 Task Name Oruallon 1 2 A 4 $ 6 7 8 9 10 11 12 19 14 15 16 17 fa 10 ?0 21 27 27 24 25 26 27 2a 77 30T1 12 77 34 ri 19 40 47 43 14 ay 1 Prosetl apptoval8 Pounds 1904 2 SUA Construction• 04 3 Sand RI flood felaled 0011 Co urse work 3004 ' 4 Qu incy Road 1204 IIIIIMMIIIIIIII •. S Palo Road 454 1 .111 6 Roadway moo os 120d 7 Shopping Cantor Su elace Parkin g along Oumry 60d MN 5 El Camino Real 1104 ®1111111 9 ShoopIn g Con ley Sonata pinking along ECR 904 NEMEM1111 10 San d N il ( E1 Canino noel to Sloo ppin p Conley Across) 60d NM 11 Arboretum Road 304 Will 12 Yu wyard Lana 404 MIME 13 Slopping Center Surface Parking along SHR 60d 1111111111 14 Sand kW ( Shopping Coo ler Across Is SF Crook (lridoo) 2104 15 Palo Road In iorsoclIon 0 Palm (Ulm 204 lal 16 Paslau( DIrvo 604 MEM 17 Stock Farm Ro ad 400 MIMI 15 San Furclsqulio Cook Oridpa 1200 - .<<',1- 19 San d 1110 ( SF Crook 0Aldgo to Santa Crux A ve.) 1704 MIEREVIEN 20 Sand Hid Rd. Parking Sku olwo 1700 - 21 Ouarry fld. Packing Slrucluro 2404 IIIIIIIIIIIIIIIIIIIIIIIIIrallil 2I Shopping Ca rtie r Expan sion 2054 11111111111111111111111111.111111111.1111111.1111 23 "1 Slonlerd 'Nom Apadmonls ( Plisse 1) 260d - 24 Stanfo rd West Apa linldnla ( Pit'so 2) 2600 .. 25 Slanlord Wes! Apailiwnls ( P11111 3) 2604 26 Slanfeed West Senior Hou skl6 ( Phase 1 1 260d 27 Slanted Wesi Sen ior Housing ( Phase 2) 2604 ..... .: 2a— 8lan knd Waal Senior Ifousalg ( Phase 3) 2004 dw BRIAN KANGAS MU CK Oats: 6/ 9/96 Task Mileston e Critical Summary SOURCE: Stanford Management Co. and Figure 3-16: Bar Chart Schedule ei Brian Kangas Faulk, Juno 5, 19afl. 9tFQ8lI _ _ . 1 3. Project Description parking lots fronting on Quarry Road would be reconfigured at this time. Finally, Palo Road would be extended and improved (see Figure 3-13). Phase I would take place during the first five and one-half months after approval of the projects and receipt of required permits. During Phase II, modifications to the Stanford Golf Course would continue. Additional development at the Stanford West Apartments would continue with the two center blocks (located between Side Street "A" and Side Street "B"). Buildings 1 and 6 of the Senior Housing project would be completed. At the Stanford Shopping Center, all remaining surface parking lots would be reconfigured, and improvements would be made to El Camino Real (not including removal of the jug -handle), Arboretum Road, and Vineyard Lane. Sand Hill Road would be extended from El. Camino Real to the first entrance to the Stanford Shopping Center, a distance of about 400 feet (see Figure 3-14). New gas, electric, and sewer lines would be constructed along Main Street in the Stanford West Apartments site. Phase II would take eight months. During Phase III, Sand Hill Road would be widened from Arboretum to Santa Cruz Avenue, including the construction of the frontage road/cul-de-sac between Santa Cruz Avenue and Oak Avenue in Menlo Park and the San Francisquito Creek Bridge widening. It should be noted that approval of the City of Menlo Park would be required to construct the project as proposed from San Francisquito Creek to Santa Cruz Avenue. Stockfarrn Road would be extended and Pasteur Drive would be realigned. The remaining blocks of the Stanford West Apartments project would be constructed, and the Health Care Center containing the assisted living facility and skilled nursing facility would be constructed to complete the Stanford West Senior Housing project. The Sand Hill Road Extension would be completed from the initial extension to Arboretum Road. The jug -handle main entrance to the Stanford Shopping Center from El Camino Real would be removed. Finally, all of the proposed retail space and parking structures would be constructed during this phase (see Figure 3-15). Phase III would take nineteen months. Stanford West Apartments Project Location The Stanford West Apartments site is located on approximately 47.8 acres on Sand Hill Road, near the intersection of Pasteur Drive. The site is bounded by Sand Hill Road on the south, the proposed Stanford West Senior Housing (former Children's Hospital at Stanford) site and the Children's Health Council (currently under reconstruction) on the east, San Francisquito Creek and residential uses in Menlo Park on the north, and the Oak Creek Apartments on the west (see Figure 3-3). Project Applicant Objectives The primary objectives for the Stanford West Apartments, as stated by the applicant are as follows: increase the area supply of market rate and below market rate housing; 950661fdeirlprojdesc 3-30 EXHIBIT 'J' ORDINANCE OF THE COUNCIL OF THE CITY OF PALO ALTO APPROVING A DEVELOPMENT AGREEMENT BETWEEN THE BOARD OF TRUSTEES OF THE LELAND STANFORD JUNIOR UNIVERSITY AND THE CITY OF PALO ALTO