HomeMy WebLinkAbout1996-07-08 Ordinance 4354---------~----------------~----------~----------
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ORDINANCE NO.. 4354
ORDINANCE OF THE COUNCIL OF THE CITY OF PALO ALTO
AMENDING SECTION 18.08. 040 OF THE PALO ALTO
MUNICIPAL CODE (THB ZONING MAP) TO CHANGB THE
CLASSIFICATION OF PROPERTY KNOWN AS 2700 ASH
STREET FROM RM-40 TO PC
The Council of the City of Palo Alto does ORDAIN as
SECTION 1.
(a} The Planning Camti.ssion, after a duly noticed public
hearing held May 29, 1996, and the Architectural Review Board, upon
consideration at its meeting of May 2, 1996~ have recommended that
Section 18-08.040 (the Zoning Map) of the Palo Alto Municipal Code
be amended as hereinafter set forth.
(b) The City Council, after due consideration of the
recommendations, finds that the proposed amendment is in the public
interest and will promote the public health, safety and welfare, as
hereinafter set forth;
SECTION 2. Section 18.08. 040 of the Palo Alto r.!unicipal
Code, the "Zoning Map," is hereby amended by changing the zoning of
certain property known as 2700 Ash Street {the "subject property•)
from "RM-40 -High Density Multiple-Family Residence District• to
"PC Planned Community." The subject property is shown on the map
labeled Exhibit "A," attached hereto and incorporated herein by
reference.
SECTION 3. The City Council hereby finds with respect to
the subject property that:
(a) The site is so situated, and the uses proposed for
the subject property are of such characteristics that the
application of general districts or combining districts will not
provide sufficient flexibility to allow the proposed development
which will provide housing for very low-income persons with
developmental disabilities. Neither the current R.M-40, High
Density MUltiple-Family Residence District, nor any other district
consistent with the site's Comprehensive Plan designation provide
the flexibility to allow the proposed development, an 18,684
square-foot multiple-femily project~ The decreased parking
requirement of 10 spaces and smaller units suitable to a low-income
working person serves a greater number of persons needing this type
of housing and will reduce the cost per unit, thus making the units
affordable to persons with very low incomes.
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(b) The project will result in public benefits not
otherwise attainable by applic&tion of general districts or
combining districts, as follows:
(i) Housing for persons with very low income and
who are developmentally disabled is a public need and considering
the expense of housing in Palo Alto, this type of small, affordable
unit for this .3pecific user group is not being provided in the
community by oth~r projects~
(ii) Application of the PC District in order to
allow this housing project will result in leveraging of housing
funds to serve the Palo Alto community, in that the type of project
proposed will be eligible for federal and other funds which would
not otherwise be made available for use in Palo Alto.
{c} The uses permitted and the site development
re~Jlations applicable within the district are consistent with the
Palo Alto Comprehensive Plan, and existing and potential uses on
adjoining sites or within the general vicinity 1. in that the
permitted use (:.L. e., multiple-family housing for persons with
developmental disabilities) ·will have minimal traffic or noise
impacts on the surrounding neighborhood. The development project
proposed to be constructed on the subject property will further the
policies and program.s of the Housing Element by increasing the
supply of rental housing, p~coviding srnaller, affordable units i
providing housing which meets the special needs of individuals with
disabilities and by taking advantage of financing available from
other levels of government¥
{d) The parking and loading plan for the project, which
includes ten (10) vehicular parking spaces, is feasible and
adequate g·iven the restrictions on the permitted uses for the site,
and justifies modification of the requirements of Chapter 18~83
with respect to number of parking spaces. Relevant data has been
presented by the project applicant to support the modification, in
that similar residential projects for developmentally disabled
adults in the Bay Area were surveyed for parking demand, and it was
found that on-site parking was utilized almost exclusively by
staff, guests, and vehicles dropping off or picking up those
tenants who need such assistance. Due to their developmental
disabilities, residents of this project and other similar projects
surveyed tend to utilize other means of transportation rather than
their own automobiles.
SECTION 4. Those certain plans entitled "Palo Alto
Supportive Housing" prepared by Barnhart Associates Architects,
dated January 31, 19 9 6, and resubmit ted and approved by the
Architectural Review Board on May 2, 1996, copy on file in the
Planning Division office, and to which copy reference is hereby
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made, are hereby approved as the Development Plan for the subject
property, pursuant to Palo Alto Municipal Code section 18.68.120.
Said Development Plan is approved for the following uses, and
subject to the following conditions:
{a) Permitted Uses. The permitted uses shall be limited
to ~tiple-famdly residential use for very low income persons with
developmental disabilities, as defined and required by the U. S.
Department of Housing and Urban Development (HUD) guidelines, and
accessory uses incidental thereto. At least one resident of each
unit, other than one unit which may be occupied by an on-site
project manager, shall be a very low income person age eighteen
(18) or older and having a developmental disability as defined by
HUD.
(b)
permitted.
Congi t ional Uses. No conditional uses shall be
(c) Site Development Regulations. All improvements and
development shall be substantially in accordance with the approved
Development Plan and the Conditions of Project Approval adopted by
the City Council in conjunction with approval of th~s ordinance.
The following are site development regulations which establish
rules for modifications or additions to any building, accessory
structure or landscaping on the subject property. Definitions of
terms used shall be in accordance with Chapter 18.04 (Definitions)
of Title 18 (Zoning) of the Palo Alto Municipal Code.
(i) Final plans, including materials and colors,
complete lighting and photometric plans, detailed landscaping and
irrigation plans encompassing on-and off-site plantable areas, and
signs shall be reviewed and approved by the Architectural Review
Board {'ARB') prior to issuance of building permjts. All utility
meters, lines, transformers~ backflow preventers 1 electric panel
switchboards, and any other required utilities shall be shown on
the final plans and shall show that no conflict will occur between
the utilities and landscape materials and shall be screened in a
manner which respect the building design and setback requirements.
(ii) Any other exterior changes to the buildings
or any new construction not specifically per.mitted by the
Development Plan or by these site development regulations shall
require an amendment to this Planned Community Zone.
{iii) Street trees shall be planted, at minimum 15-
gallon size, along Sheridan Avenue frontage, Ash Street frontage
and Page Mill road frontage. The species shall be Pyrus Calleryane
'Chanticleer' and planted as follows: approximately 20 feet on
center apart in a 5-foot deep landscape strip between the sidewalk
and curb in the public right-of-way. Three street trees shall be
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planted along Sheridan Avenue, nine trees along Ash Street, and
seven along Page ~11 Road, unless otherwise determined by the City
Arborist.
{iv} A 3-foot deep right-of-way dedication of the
Ash Street frontage to the City shall be recorded with the Santa
Clara County Recorder's office prior to building permit sign.-off
and project occupancy.
(v} Mitigation measures as recommended by the
noise analysis conducted by Wilson, Ihrig and Associates, dated
April 3, 1996 and amended on April 15, 1996, shall be incorporated
into the project including the following:
Construction of a noise wall, at least six
feet in height, along the Page Mill Road portion of the site, five
feet away from the perimeter cf the circular-shaped exterior
courtyard. The noise wall shall be fabricated of a combination of
masonry blocks or pre~cast concrete panels up to a height of four
feet, and optionally,. out of solid, two-ixlch thick tongue and
groove timber, with a minimum surface density of four pounds per
square foot, for the re.ma.ining height of the wall. Alternatively,
materials for the upper section could be 3/8 inch thick laminated
glass or 1/2 inch thick lexan or plexiglass transparent glazing
sheets.
The noise wall shall be continuous and
airtight, avoiding any openings that would otherwise degrade its
acoustical shielding properties.
Exterior window assemblies with sufficient
sound isolation characteristics shall be installed and proper
building shell design, in compliance with Title 24 and the City of
Palo Alto interior noise standards, shall be utilized.
(vi) A revised design for the trellises along Ash
Street, with. a maximum clearance of 8 feet from grade to bottom of
trellis c~nopy beam., shall be submitted for approval by the
Architectural Review Board.
{vii) Hedges surrounding dwelling unit patios shall
be no higher than 4 feet maximum.
(viii) The project shall include art work, such as
tile on the raised planter of the communal courtyard near the rear
of the property, which is visible to occupants of the site and the
public. The applicant shall consult with the Public Arts
Commission regarding the project's public art prior to issuance of
any building permits for the project. Final recommendations
regarding the art by the Public Arts Commission, and final review
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and approval by the Architectural Review Board, are required prior
to initial occupancy of the project. The art work shall be fully
installed no later than twelve months from the date of initial
occupancy of the project.
(d) f~rking and L.qaging Reguirements.. The parking
governing the subject property shall be in accordance with the
Development Plan. Pursuant to PAMC Section 18.68 .. 110 (d) , the
requirements of Chapter 18.83 are hereby modified for this project
to allow reduction in the required number of vehicular parking
spaces. The project will provide 10 on-site parking spacesq
(e) Develqpment Schedule. Construction of the project
shall commence on or before September 1, 1997, and shall be
completed and ready for occupancy on or before December 1, 1998.
(f) MitigatiQD Measures. All mitigation measures
described in the Negative Declaration for the project shall be
implemented as conditions of project approval.
SECTION ~# The Council finds that this projeCt 1 as
mitigated, will not have a significant envi:eor..mental effect ..
SECTION ..6.. This ordinance shall he effective on the
thirty-first day after the date of its adoption.
INTRODUCED: June 24, 1996
PASSED: July 8, 1996
AYES: ANDERSEN, FAZZINO, HUBER, KNISS, MCCOWN, ROSENBAUM, SCHNEIDER$) SIMlTIAN,
WHEELER
NOES:
ABSTENTIONS :
ABSBNT:
ATI'EST:
U·L~--(JIJ:city Clerk
AP~ro~
Sen~or Asst. City Attorney
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APPROVED:
irector of Planning and
Comw1nity Environment
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A
North