HomeMy WebLinkAbout2011-03-21 Ordinance 5116Ordinance No. 5116
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 Amend PC-3775 (Palo Alto Commons, 3075 El Camino Way)
to include the Palo Alto Commons Addition, involving a Change
in the Classification of Properties Known as 4035, 4037, 4039,
4041, 4043, 4045, and 4075 El Camino Way from RM-15 and
CN, to PC Planned Community for a New Building to House
a 44-Unit Expansion of the Existing Senior Assisted
Rental Housing Facility
The Council of the City of Palo Alto does ORDAIN as follows:
SECTION 1.
(a) Stephen Reller ("the Applicant" or "the Property Owner") formally applied on
December 9, 2009, to the City for approval of a rezoning application ("the Project") of property
known as 4035, 4037, 4039, 4041, 4043, 4045, and 4075 EI Camino Way ("the Subject Property)
and zoned RM-15 and CN, to Planned Community and join the subject property with the existing
PC-3775 for a single combined lot for a Senior Assisted Rental Housing Facility accommodating the
uses specifically set forth in Section 4 of this Ordinance.
(b) The Planning and Transportation Commission (PTC), after a duly noticed public
hearing held on June 16,2010, initiated the Project and forwarded it to the Architectural Review
Board (ARB) for review and recommendation.
(c) The ARB, after duly noticed public hearings held on August 19, 2010, and
November 4, 2010, reviewed the project design and recommended that the City Council approve the
project with the associated draft conditions of approval 'Exhibit B.'
(d) The PTC, after a duly noticed public hearing held January 26,2011, reviewed the
project, including the Draft Mitigated Negative Declaration and this Ordinance, and recommended
that Section 18.08.040 (the Zoning Map) of the Palo Alto Municipal Code be amended, subject to
conditions of approval (Exhibit B), to rezone the Subject Property to Planned Community to permit
construction ofthe proposed project located as shown on 'Exhibit A,' attached to this document and
incorporated by reference. Draft conditions of the project approval 'Exhibit B' attached to this
document and incorporated by reference were presented to the PTC for review and comments.
(e) The Council, after a duly noticed public hearing held on March 21,2011, and
after due consideration of the proposed project, the Mitigated Negative Declaration and Mitigation
Monitoring Program, the analysis of the project by City staff, and the recommendations from the
PTC and the ARB, finds that the proposed Ordinance is in the public interest and will promote the
public health, safety and welfare, as hereinafter set forth.
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(f) The Council finds that (1) the Subject Property is so situated, and the use or uses
proposed for the site are of such characteristics that the application of general districts or combining
districts will not provide sufficient flexibility to allow the Project; and (2) development of the
Subject Property under the provisions of the PC planned community district will result in public
benefits not otherwise attainable by application of the regulations of general districts or combining
districts; and (3) the use or uses permitted, and the site development regulations applicable within the
district shall be consistent with the Palo Alto Comprehensive Plan, and shall be compatible with
existing and potential uses on adjoining sites or within the general vicinity.
SECTION 2. Section 18.08.040 ofthe Palo Alto Municipal Code, the "Zoning Map," is
hereby amended by changing the zoning of the Subject Property from "CN Neighborhood
Commercial", "RM-15 Multifamily Residential" to add the Subject Property to the existing "PC
Planned Community 3775" creating anew "PC Planned Community 5116". The terms related to the
existing PC remain in effect in Ordinance 3775 and the terms related to the Subject Property are
contained in this Ordinance.
SECTION 3. The City Council hereby finds with respect to the Subject Property that
the project ("the Project") as depicted on the Development Plans dated December 21, 2010,
incorporated by reference, comprises a senior rental housing development that includes the following
components:
(a) The replacement of 4071 square feet of existing commercial space and one
existing single family residence with 56,609 square feet of rental senior housing space, including
support uses;
(b) Forty-four (44) rental senior housing units, comprising 48,950 square feet;
(c) New underground parking garage containing 38 parking spaces on one level;
(d) New surface parking and drop-off area accommodating three parking spaces;
( e) Retention of the 81,200 square foot senior housing facility, including
underground parking garage and a surface parking lot with 55 parking space total;
(f) Removal and replacement of all street trees along the E1 Camino Way frontage of
the new property;
(g) New automobile driveways along EI Camino Way to access new surface parking
and drop-off area; and
(h) Retention and protection of three oaks on site (two to be relocated), and three
redwoods.
SECTION 4. The Development Plan dated received December 27, 2010, and any
approved supplemental materials, for the Subject Property, as submitted by the applicant pursuant to
Palo Alto Municipal Code Section (P AMC) 18.38.090, shall be subject to the following permitted
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and conditional land uses and special limitations on land uses, development standards, parking and
loading requirements, modifications to the development plans and provision of public benefits
outlined below, and conditions of approval, attached and incorporated as "Exhibit B".
(a) Permitted and Conditionally Permitted land uses for the Subject Property shall be
allowed and limited as follows:
Permitted Uses:
(1) Senior Housing;
(2) Eating and Drinking Services for use by residents, employees, and their
guests;
(3) Personal Services for use by residents, employees, and their guests;
(4) Retail Services (excluding liquor stores) for use by residents, employees,
and their guests;
(5) Recreational Facilities for use by residents, employees, and their guests;
(6) Administrative Offices for administration of Palo Alto Commons;
(7) Parking Garage and surface parking lot for use by residents, employees,
and guests, with a combined parking ratio of 0.9 spaces per unit;
(8) Medical care for residents as is customarily associated with senior
assisted living facilities; and
(9) Accessory Uses.
(b) Development Standards:
Development Standards for the Subject Property site shall comply with the
standards prescribed for the (PC) zone district (Chapter 18.38), and as modified
in Section 4(a) above.
( c) Modifications to the Development Plan and Site Development Regulations:
Once the project has been constructed consistent with the approved
Development plan, any modifications to the exterior design of the Development
Plan or any new construction not specifically permitted by the Development
Plan or the site development regulations shall require an amendment to this
Planned Community zone, unless the modification is a minor change as
described in PAMC 18.76.050 (b) (3) (e), in which case, the modification may
be approved through the Minor Architectural Review process. Any use not
specifically permitted or conditionally permitted by this Ordinance shall require
an amendment to the PC Ordinance.
(d) Public Benefits:
110112 sh 8260510
Development of the Subject Property under the provisions of the PC Planned
Community District will result in public benefits not otherwise attainable by
application of the regulations of general districts or combining districts. The
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Project includes the following public benefits that are inherent to the Project and
in excess of those required by City zoning districts:
(1) Rental senior assisted housing (with provisions for aging in place);
(2) Roadway, pedestrian, and bus stop improvements; and
(3) A contribution of$100,000 to Avenidas to be ear-marked for the age at
home program for low-income seniors.
(e) Development Schedule:
The project is required to include a Development Schedule pursuant to P AMC
18.38.100. The approved Development Schedule is set forth below:
Construction of the Project shall commence on or before June 2012, unless a
change in the development schedule is approved by the Director of Planning and
Community Environment. Any approved schedule extension shall not exceed
one year and only one such extension without a hearing shall be allowed,
pursuantto P AMC 18.38.130. The project shall be constructed and occupied by
June 30,-2014, unless extended by the Director to June 30, 2015.
SECTION 5. Council approves the Architectural Review, finding that:
(a) The design is consistent and compatible with applicable elements of the City's
Comprehensive Plan in that the site is designated CommerciallMultiple Family
Residential and the Comprehensive Plan Table indicates compliance with
applicable policies;
(b) The design is compatible with the immediate environment of the site in that the
project is the expansion of a rental senior housing facility located between
existing residential and commercial development;
(c) The design is appropriate to the function of the project in that the design
responds to the adjacent residential uses, while providing a welcoming and
comfortable environment for the seniors to live in and providing improved
pedestrian amenities for their use;
(d) In areas considered by the board as having a unified design character or
historical character, the design is compatible with such character. The proposal
is a new building located near but not on EI Camino Real and providing a buffer
between that busy corridor and the low density residential located behind;
( e) The design promotes harmonious transitions in scale and character in areas
between different designated land uses. The proposed project is located along EI
Camino Way, just back from EI Camino Real, and provides a buffer between
that busy corridor and the low density residential located on the parcels to the
rear of the site;
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II
(f) The design is compatible with approved improvements both on and off the site
in that the proposed project includes a new building, new sidewalks and
crosswalks, and improvements to the nearby existing bus stop;
(g) The planning and siting of the various functions and buildings on the site create
an internal sense of order and provide a desirable environment for occupants,
visitors and the general community in that the proposed project provides a
comfortable entrance through the port cochere, a central gathering area around
the existing mature oak, and significant common rooms for residents and
visitors to use;
(h) The amount and arrangement of open space are appropriate to the design and the
function of the structures in that program focuses more on common shared
spaces, both external and internal for the use of the residents while providing
some small private space for most residential units;
(i) Sufficient ancillary functions are provided to support the main functions ofthe
project in that the proposal includes significant common areas including dining
room, kitchen, swimming pool, fitness room, and lounge. Additionally, the
project also proposes improvements to the sidewalks, crosswalks, and bus stop
in the area for access to the area for non-drivers;
(j) Access to the property and circulation thereon are safe and convenient for
pedestrians, cyclists and vehicles in that the proposal includes improvements to
the pedestrian access, bus stop, and is conditioned to meet the bicycle parking
requirements;
(k) Natural features are appropriately preserved and integrated with the project in
that the existing healthy oak tree central to the site is preserved, and the building
designed around it. Two other oaks are also proposed to be kept, but relocated
onsite;
(1) The materials, textures, colors and details of construction and plant material are
appropriate expressions of the design and function in that the proposed design
includes a combination of materials that helps in breaking up the mass of the
building;
(m) The landscape design concept for the site, as shown by the relationship of plant
masses, open space, scale, plant forms and foliage textures and colors create a
desirable and functional environment and the landscape concept depicts an
appropriate unity with the various buildings on the site, in that the landscaping
has been kept simple to accent the existing mature trees and provide outdoor
areas for the residents to enjoy;
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(n) Plant material is suitable and adaptable to the site, capable of being properly
maintained on the site, and is of a variety which would tend to be drought-
resistant and to reduce consumption of water in its installation and maintenance
once conditions are met to reduce planning beneath the existing oak tree;
(0) The project exhibits green building and sustainable design that is energy
efficient, water conserving, durable and nontoxic, with high-quality spaces and
high recycled content materials. The following considerations should be utilized
in determining sustainable site and building design:
(1) Optimize building orientation for heat gain, shading, daylighting, and
natural ventilation;
(2) Design of landscaping to create comfortable micro-climates and reduce
heat island effects;
(3) Design for easy pedestrian, bicycle and transit access;
(4) Maximize on site stormwater management through landscaping and
permeable paving;
(5) Use sustainable building materials;
(6) Design lighting, plumbing and equipment for efficient energy and water
use;
(7) Create healthy indoor environments; and
(8) U secreativity and innovation to build more sustainable environments.
The design incorporates energy conservation measures through green building
techniques.
(P) The design is consistent and compatible with the purpose of architectural
review, which is to:
(1) Promote orderly and harmonious development in the city;
(2) Enhance the desirability of residence or investment in the city;
(3) Encourage the attainment of the most desirable use of land and
improvements.
(4) Enhance the desirability ofliving conditions upon the immediate site or in
adjacent areas; and
(5)' Promote visual environments which are of high aesthetic quality and
variety and which, at the same time, are considerate of each other.
The design is consistent for all of the reasons and findings enumerated above.
SECTION 6. Indemnification. To the extent permitted by law, the Applicant shall
indemnify and hold harmless the City, its City Council, its officers, employees and agents (the
. "indemnified parties") from and against any claim, action, or proceeding brought by a third party
against the indemnified parties and the applicant to attack, set aside, or void this Ordinance or any
permit or approval authorized hereby for the project, including (without limitation) reimbursing the
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EXHIBITB
DRAFT CONDITIONS OF APPROVAL
4041 EI Camino Way
09PLN -00000-00292
PLANNING & COMMUNITY ENVIRONMENT
Planning Division
1. The plans submitted for Building Permit shall be in substantial confonnance with
plans received and date stamped December 21, 2010, except as modified to
incorporate these conditions of approval.
2. The ARB approval letter including all Department conditions of approval for the
project shall be printed on the plans submitted for building permit.
3. The proposed project shall comply with the requirements of the Palo Alto Green
Building Ordinance prior to submittal for building permit.
4. Staff shall evaluate painting "Keep Clear" on the roadway in front of the exit from
Jacobs Court.
5. Applicant shall fund translucent glazing of bathroom windows facing the new
Palo Alto Commons building in residences adjacent to the proposed project on
Wilke Way and Jacobs Court for any residents who request it.
6. Applicant shall work with City staff to create a TDM program with an initial 6-
month review after construction is complete.
7. Development Impact fees (including Park Fees, Community Facilities, Library,
and Citywide Transportation Impact Area fees) with an estimated total of
. $281,494 must be paid prior to building permit issuance. This is an estimate and
the final total may change based on date of building permit submittal.
Transportation Division
8. A 6' x 4' sight triangle should be maintained between each of the driveways and
the sidewalk. Refer to Figure 6 of 18.54.070 of the P AMC. The proposed solid
5' walls may need to be modified and set back from the driveway aisles.
9. The egress driveway from the surface parking area will be restricted to right-turns
only due to the sight distance issues with the median island and roadway ,
curvature of EI Camino Way. The project should include a regulatory traffic sign
and pavement marking stating this. Also note that U-turns are not allowed at El
Camino Real.
10. Include a stop sign and pavement markings (Stop bar and lettering) at the exit of
the ramp at the intersection with the ramp to the existing garage
11. Two long-term bicycle parking spaces should be provided either in the form of
bicycle lockers, or a secure bicycle room.
12. (already shown on plans) Short term bike parking (inverted-U type racks or
similar) within 50 feet of the main entrance on the street level.
13. Consider changing parking stalls #1-14 and #18-32 to 17.5 feet long. This would
provide an extra 6 to 12 inches of aisle width. (ADA Stall #17 must remain 18.0'
long)
Building Division
14. A minimum oftwo (2) accessible parking spaces shall be provided when there 39
parking stalls in the Basement Level (as on sheet A2.00).
15. Certificate of Compliance will be applied for to combine all the adjoining parcels
into one parcel that includes the proposed Palo Alto Commons addition structure
with the existing Palo Alto Commons structure. This will eliminate the property
line between the (E) structure and the (N) addition structure and will remove the
restrictions for the exit discharge between the adjoining (N) and (E) structures.
Planning Arborist
16. The proposed project shall conform to the requirements for tree protection and
care stated in the submitted arborist report, prepared by David L. Babby of Arbor
Resources, dated October 29, 2009.
17. Prepare a Tree Preservation Report for all trees to be retained. Activity within
the dripline of ordinance-regulated oak trees requires mitigation to be consistent
with PolicyN-7 of the Palo Alto Comprehensive Plan. An updated tree survey
and tree preservation report (TPR) prepared by a certified arborist shall be
submitted for review and acceptance by the City Urban Forester. For reference
clarity, the tree survey shall include (list and field tag) all existing trees within the
project area, including adjacent trees overhanging the site. The approved TPR
shall be implemented in full, including mandatory inspections and monthly
reporting to City Urban Forester. The TPR shall be based on latest plans and
amended as needed to address activity or) within the dripline area of any existing
tree to be preserved, including incidental work (utilities trenching, street work,
lighting, irrigation, etc;) that may affect the health of a preserved tree. The project
shall be modified to address recommendations identified to reduce impacts to
existing ordinance-regulated trees. The TPR shall be consistent with the criteria
set forth in the tree preservation ordinance, P AMC 8.10.030 and the City Tree
Technical Manual, Section 3.00, 4.00 and 6.30
http://www.cityofpaloalto.org/environmentiurban canopy. asp. To avoid
improvements that may be detrimental to the health of regulated trees, the TPR
shall review the applicant's landscape plan to ensure the new landscape is
consistent with Tree Technical Manual, Section 5.45 and Appendix L,
Landscaping under Native Oaks.
18. Comply with the solar access study (SAS) of short and long term effects on protected oak
tree #13. Study shall include a qualified expert team (horticulturalist, architect designer,
consulting arborist) capable of detennining effects, if any, to foliage, health, disease
susceptibility and also prognosis for longevity. The SAS should provide alternative
massing scenarios to increase solar access and reduce shading detriment at different
thresholds of tree health/decline as provided for in the study. The SAS adequacy shall be
subject to peer review as detennined necessary by the City. The SAS design alternatives
shall be of specific discussion at all levels of review in conjunction with project sponsor,
city urban forester and director until final design is approved.
19. Prepare a Tree Relocation Feasibility Plan for Protected Oaks #3 and #9. Because of
inherent mortality associated with the process of movin~ mature trees, a Tree Relocation
and Maintenance Plan (TRMP) shall be prepared subject to Urban Forester's approval.
The project sponsor shall submit a TRMP to detennine the feasibility of moving the
Protected Trees to an appropriate location on this site. Feasibility shall consider current
site and tree conditions, a tree's ability to tolerate moving, relocation measures, optimum
needs for the new location, aftercare, irrigation, and other long-term needs.
If the relocated trees do not survive after a period of five years, the tree canopy shall be
replaced with a tree of equivalent size or security deposit value. The TRMP shall be
inclusive of the following minimum information: appropriate irrigation, monitoring
inspections, post relocation tree maintenance and for an annual atborist report of the
condition of the relocated trees. If a tree is disfigured, leaning with supports needed, in
decline with a dead top or dieback of more than 25%, the tree shall be considered a total
loss and replaced in kind and size. The final annual arborist report shall serve as the basis
for return of the tree security deposit.
20. Provide a Tree Preservation Bond/Security Guarantee .. The natural tree resources on the
site include significant protected trees and neighborhood screening, including two trees
proposed for relocation. Prior to building pennit submittal, the Tree Security Deposit for
the total value of the relocated trees, as referenced in the Tree Technical Manual, Section
3.26, Security Deposits, shall be posted to the City Revenue Collections in a form
acceptable by the City Attorney. As a security measure, the project shall be subject to a
Memorandum of Understanding between the City of Palo Alto and the Applicant
describing a tree retention amount, list of trees, criteria and timeline for return of security,
and conditions as cited in the Record of Land Use Action for the project. The applicant
and project arborist shall coordinate with the City Urban Forester to detennine the
amount of bonding required to guarantee the protection and/or replacement of the
regulated trees on the site during construction and within five years after occupancy. The
applicant shall bond for 150% of the value for the relocated trees (#3 & 9), and 100% of
the value of ordinance size trees (#l3, 29,38, 39 and 40) to be protected during
construction (as identified in the revised and final approved Tree Protection Report). The
applicant shall provide the proposed level of bonding as listed in the Tree Value Table,
with the description of each tree by number, value, and total combined value of all the
trees to be retained. A return of the guarantee shall be subject to an annual followed by a
final tree assessment report on all the relocated and retained trees from the project
arborist as approved by the City Urban Forester, five years following final inspection for
occupancy, to the satisfaction of the director.
21. Retain protected screen trees redwoods with focused site planning. The redwoods along
property line are currently growing on an established landscape area. The project may
require modification to include non-conventional site planning elements such as berm,
retaining walls or other creative elements to reduce the potential impacts to a less than
significant leveL
22. Provide optimum public tree replacement for loss of trees #43-46. Four publicly owned
trees are growing in the right-of-way along the El Camino Way frontage. As mitigation to
offset the net loss for years of public resource investments and minimize the future years
to parity with infrastructure benefits (Co2 reduction, extended asphalt life, water mgmt.,
etc.) currently provided by the trees, the new El Camino frontage should be provided
maximum streetscape design and materials to include the following elements:
• Consistency with the Street Trees for El Camino Project, in consultation with Canopy, mc.
• Provide adequate room for tree canopy growth and root growing volume resources.
• Utilize city-approved best management practices for sustainability products, such as
permeable ADA sidewalk, Silva Cell planters, engineered soil mix base, and services
due to being situated within the public right-of-way along El Camino Way.
PRIOR TO DEMOLITION, BUILDING OR GRADING PERMIT ISSUANCE
23. BUILDING PERMIT SUBMITTAL REVIEW. Prior to submittal for staff
review, the plans submitted for building permit shall be reviewed by the project
site arborist to verify that all the arborist's recommendations have been
incorporated into the final plan set. The submittal set shall be reviewed by the
project site arborist, as verified by a certification letter that the plans have
incorporated the following information:
a. Revise the draft Inventory & Evaluation. Prepare a Final Tree Protection
Report (TPR) reviewing design changes and preservation measures. Tree
Protection Guidelines, Section 6.2 are general, and must be modified
based on detailed plans provided to the arborist consultant. Provide
verification letter (see above.)
b. The area beneath and around the mature valley oak #13 shall be low
impact to roots, soil profile and canopy. Use on non-vegetative materials,
such as synthetic turf, is highly recommended to avoid long term disease
problems.
c. Palo Alto Tree Technical Manual Standards, Section 2.00 and P AMC
8.10.080.
d. Outstanding items. Itemized list and which plan sheet the measures are to
be located.
e. Landscape and irrigation plans are consistent with CPA Tree Technical
Manual, Section 5.45 and Appendix L, Landscaping under Native Oaks
and PAMC 18.40.130.
24. TREE APPRAISAL & SECURITY DEPOSIT AGREEMENT. (Reference: CPA
Tree Technical Manual, Section 6.25). Prior to the issuance of a grading or
building permit, the applicant shall prepare and secure a tree appraisal and
security deposit agreement stipulating the duration and monitoring program. The
appraisal of the condition and replacement value of all trees to remain shall
recognize the location of each tree in the proposed development. Listed
separately, the appraisal maybe part of the Tree Survey Report. For the purposes
of a security deposit agreement, the monetary market or replacement value shall
be determined using the most recent version of the "Guide for Plan Appraisal", in
conjunction with the Species and Classification Guide for Northern California.
The appraisal shall be performed at the applicant's expense, and the appraiser
shall be subject to the Director's approval.
a. SECURITY DEPOSIT AGREEMENT. Prior to grading or building
permit issuance, as a condition of development approval, the applicant
shall post a security deposit for the the appraised replacement value of the
following trees: (Valley Oak #13: $36,000; Relocated Oak #3; Relocated
Oak #9: TBD-the installed cost of replacing a similar sized trunk tree.), to
be retained and protected .. The total amount for this project is: $_ TBD _.
The security may be a cash deposit, letter of credit, or surety bond and
shall be filed with the Revenue CollectionslFinance Department Forestry
Fund in a form satisfactory to the City Attorney.
b. SECURITY DEPOSIT MONITORING PROGRAM. The project sponsor
shall provide to the City of Palo Alto an annual tree evaluation report
prepared by the project arborist or other qualified certified arborist,
assessing the condition and recommendations to correct potential tree
decline for trees remain and trees planted as part of the mitigation
program. The monitoring program shall end two years from date of final
occupancy, unless extended due to tree mortality and replacement, in
which case a new two year monitoring program and annual evaluation
report for the replacement tree shall begin. Prior to occupancy, a final
report and assessment shall be submitted for City review and approval.
The final report shall summarize the Tree Resources program,
documenting tree or site changes to the approved plans, update status of
tree health and recommend specific tree care maintenance practices for the
property owner(s). The owner or project sponsor shall call for a final
inspection by the Planning Division Arborist.
c. SECURITY DEPOSIT DURATION. The security deposit duration period
shall be two years (or five years if determined by the Director) from the
date of final occupancy. Return of the security guarantee shall be subject
to City approval of the final monitoring report. A tree shall be considered
dead when the main leader has died back, 25% of the crown is dead or if
major trunk or root damage is evident. A new tree of equal or greater
appraised value shall be planted in the same area by the property owner.
Landscape area and irrigation shall be readapted to provide optimum
growing conditions for the replacement tree. The replacement tree that is
planted shall be subject to a new two-year establishment and monitoring
program. The project sponsor shall provide an annual tree evaluation
report as originally required.
25. SITE PLAN REQUIREMENTS. The final Plans submitted for building permit
shall include the following information and notes on the relevant plan sheets:
a.Sheet T-1 Tree Protection-it's Part of the Plan
(http://www . cityofpaloalto.orgl environmentlurbancanopy.asp), Applicant
shall complete the Tree Disclosure Statement. Inspections and monthly
reporting by the project arborist are mandatory (check #1-7.)
b. The Tree Preservation Report (TPR). All sheets of the final TPR approved
by the City, (Dave Babby, Arbor Resources Final Tree Preservation
Report, 2010,) shall be printed on numbered Sheet T-1 (T-2, T-3, etc) and
added to the sheet index.
c. Protective Tree Fencing Type. Delineate on grading plans, irrigation plans,
site plans and utility plans, Type II fencing around Street Trees and Type I
fencing around ProtectediDesignated trees as a bold dashed line enclosing
the Tree Protection Zone (per the approved Tree Preservation Report) per
instructions on Detail #605, Sheet T-1, and the City Tree Technical
Manual, Section 6.35-Site Plans.
d. Site Plan Notes. Note #1. Apply to the site plan stating, "All tree
protection and inspection schedule measures, design recommendations,
watering and cdnstruction scheduling shall be implemented in full by
owner and contractor, as stated in the Tree Protection Report on Sheet T-1
and the approved plans". Note #2. All civil plans, grading plans, irrigation
plans, site plans and utility plans and relevant sheets shall include a note
applying to the trees to be protected, including neighboring trees stating:
"Regulated Tree--before working in this area contact the Project Site
Arborist at (Dave Babby, Arbor Resources, 650-240-0770"; Note #3.
"Basement foundation plan. Soils Report and Excavation for basement
construction within the TPZ of a protected tree shall specify a vertical cut
(stitch piers may be necessary) in order to avoid over-excavating into the
tree root zone. Any variance from this procedure requires City Arborist
approval, please call (650) 329-2441." Note #4. Utility plan sheets shall
include the following note: "Utility trenching shall not occur within the
TPZ of the protected tree. Contractor shall be responsible for ensuring that
no trenching occurs within the TPZ of the protected tree by contractors,
City crews or final landscape workers. See sheet T -1 for instructions."
26. LANDSCAPE PLANS.
a. Under Valley Oak: #13, consider synthetic grass or other non-irrigated
material. All vegetation, fine grading and improvement materials shall be
approved by the project arborist and city arborist to benefit the tree.
b. Provide a detailed landscape and irrigation plan encompassing on-and off-
site plantable areas out to the curb shall be approved by the Architectural
Review Board. A Landscape Water Use statement, water use calculations
and a statement of design intent shall be submitted for the project. A
licensed landscape architect and qualified irrigation consultant will
prepare these plans, to include:
i. All existing trees identified both to be retained and removed including
street trees.
11. Complete plant list indicating tree and plant species, quantity, size, and
locations.
iii. Irrigation schedule and plan.
iv. Fence locations.
v. Lighting plan with photometric data.
vi. Trees to be retained shall be irrigated, aerated and maintained as
necessary to ensure survival.
vii. All new trees planted within the public right-of-way shall be installed
per Public Works (PW) Standard Planting Diagram #603 or 604
(include on plans), and shall have a tree pit dug at least twice the
diameter of the root ball.
V111. Landscape plan shall include planting preparation details for trees
specifying digging the soil to at least 30-inches deep, backfilled with a
quality topsoil and dressing with 2-inches of wood or bar~ mulch on
top of the root ball keeping clear of the trunk by I-inch.
ix. Automatic irrigation shall be provided to all trees. For trees, PW
Detail #513 shall be included on the irrigation plans and show two
bubbler heads mounted on flexible tubing placed at the edge of the
root ball. Bubblers shall not be mounted inside an aeration tube. The
tree irrigation system shall be connected to a separate valve from other
shrubbery and ground cover, pursuant to the City's Landscape Water
Efficiency Standards. Irrigation in the right-of-way requires a street
work permit per CPA Public Works standards.
x. Landscape Plan shall ensure the backflow device is adequately
obscured with the appropriate screening to minimize visibility (planted
shrubbery is preferred, painted dark green, decorative boulder covering
acceptable; wire cages are discouraged).
c. Planting notes to include the following mandatory criteria:
i. Prior to any planting, all plantable areas shall be tilled to 12" depth,
and all construction rubble and stones over 1" or larger shall be
removed from the site.
11. Note a turf-free zone around trees 36" diameter (18" radius) for best
tree performance.
d. Mandatory Landscape Architect (LA) Inspection Verification to the City.
The LA of record shall verify the performance measurements are achieved
with a separate letter of verification to City Planning staff, in addition to
owner's representative for each of the following:
1. Percolation & drainage checks have been performed and is acceptable.
ii. Fine grading inspection of all plantable areas has been personally
inspected for tilling depth, rubble removal, soil test amendments are
mixed and irrigation trenching will not cut through any tree roots.
iii. Tree and Shrub Planting Specifications, including delivered stock,
meets Standards in the CPA Tree Technical Manual, Section 3.30-
3.50. Girdling roots and previously topped trees are subject to
rejection.
27. TREE PROTECTION VERIFICATION. Prior to demolition, grading or building
permit issuance, a written verification from the contractor that the required
protective fencing is in place shall be submitted to the Building Inspections
Division. The fencing shall contain required warning sign and remain in place
until final inspection of the project.
DURING CONSTRUCTION
28. EXCAVATION RESTRICTIONS APPLY (TTM, Sec. 2.20 C & D). Any
approved grading, digging or trenching beneath a tree canopy. shall be preformed
using 'air-spade' method as a preference, with manual hand shovel as a backup.
For utility trenching, including sewer line, roots exposed with diameter of 1.5
inches and greater shall remain intact and not be damaged. If directional boring
method is used to tunnel beneath roots, then Table 2-1, Trenching and Tunneling
Distance, shall be printed on the final plans.
29. PLAN CHANGES. Revisions and/or changes to plans before or during
construction shall be reviewed and responded to by the project site arborist, (peter
Lockhart), with written letter of acceptance before submitting the revision to the
city for review.
30. TREE PROTECTION COMPLIANCE. The owner and contractor shall
implement all protection and inspection schedule measures, design
recommendations and construction scheduling as stated in the TPR, and is subject
to code compliance action pursuant to P AMC 8.10.080. The required protective
fencing shall remain in place until final landscaping and inspection of the project.
Project arborist approval must be obtained and documented in the monthly
activity report sent to the City. A mandatory Monthly Tree Activity Report shall
be sent monthly to the City beginning with the initial verification approval, using
the template in the Tree Technical Manual, Addendum 11.
31. TREE DAMAGE. Tree Damage, Injury Mitigation and Inspections apply to
Contractor. Reporting, injury mitigation measures and arborist inspection
schedule (1-5) apply pursuant to TTM, Section 2.20-2.30. Contractor shall be
responsible for the repair or replacement of any publicly owned or protected trees
that are damaged during the course of construction, pursuant to Title 8 of the Palo
Alto Municipal Code, and city Tree Technical Manual, Section 2.25.
32. GENERAL. The following general tree preservation measures apply to all trees to
be retained: No storage of material, topsoil, vehicles or equipment shall be
permitted within the tree enclosure area. The ground under and around the tree
canopy area shall not be altered. Trees to be retained shall be irrigated, aerated
and maintained as necessary to ensure survival.
PRIOR TO OCCUPANCY
33. LANDSCAPE INSPECTION. The Planning Department shall be in receipt of
written verification that the Landscape Architect has inspected all trees, shrubs,
planting and irrigation and that they are installed and functioning as specified in
the approved plans.
34. TREE INSPECTION. The contractor shall call for an inspection by the Project
Arborist. A final inspection and report by the project arborist shall evaluate all
trees to be retained and protected, as indicated in the approved plans, the activity,
health, welfare, mitigation remedies for injury, if any, and for the long term care
of the trees for the new owner. The report shall provide written verification to the
Planning Department that all trees, shrubs, planting and irrigation are installed
and functioning as specified in the approved plans. The final arborist report shall
be provided to the Planning Department prior to written request for temporary or
final occupancy. The final report may be used to navigate the security guarantee
return process, when applicable.
35. PLANNING INSPECTION. Prior to final sign off, contractor or owner shall
contact the city planner (650-329-2441) to inspect and verify Special Conditions
relating to the conditions for structures, fixtures, colors and site plan accessories.
POST CONSTRUCTION
36. MAINTENANCE. All landscape and trees shall be maintained, watered,
fertilized, and pruned according to Best Management Practices-Pruning (ANSI
A300-200l or current version). Any vegetation that dies shall be replaced or
failed automatic irrigation repaired by the current property owner within 30 days
of discovery.
PUBLIC WORKS DEPARTMENT
Engineering Division
37. SUBDIVISION APPLICATION: The applicant needs to complete a Certificate of
Compliance with the Public Works Department concerning the merger of existing
parcels within the project site. This must be approved prior to building permit
issuance.
38. STORM WATER TREATMENT AND DRAINAGE: The plans need to show
the calculations on the pre-development and post-development storm water flow
rate. Furthermore, show on the plans what existing City storm drain system the
new drain will tie into.
All storm water leaving the site needs to be treated including the water from the
basement driveway access and area drains at the frontage of the building paved
with hardscape.
Specify what types of permeable pavers/grass celled material are proposed and
more specific details for the bio-filter sections.
39. SIDEWALK, CURB & GUTTER: The applicant must install all new sidewalk,
curb, gutter, driveway approach and planter strip in the public right-of-way along
the property frontage per Public Works standards.
40. STREET TREES: The applicant may be required to replace existing and/or add
new street trees in the public right-of-way along the property's frontages. Contact
Public Works' arborist, Eric Krebs (650-496-6095) to determine what street tree
work will be required for this project and then include that work in plans
submitted for Board or Commission review.
41. STREEET RESURFACING: The applicant must resurface the street frontage per
Public Works' direction out to the centerline of the street at the conclusion of
construction.
Include in plans submitted for a building permit:
42. BASEMENT DRAINAGE: Due to high groundwater throughout much of the
City and Public Works prohibiting the pumping and discharging of groundwater,
perforated pipe drainage systems at the exterior of the basement walls or under
the slab are not allowed for this site. A drainage system is, however, required for
all exterior basement-level spaces, such as lightwells or stairwells. This system
consists of a sump, a sump pump, a backflow preventer, and a closed pipe from
the pump to a dissipation device onsite at least 10 feet from the property line, such
as a bubbler box in a landscaped area, so that water can percolate into the soil
and/or sheet flow across the site. The device must not allow stagnant water that
could become mosquito habitat.
43. BASEMENT SHORING: Shoring for the basement excavation, including
tiebacks, must not extend onto adjacent private property or into the City right-of-
way without having first obtained written permission from the private property
owners and/or an encroachment permit from Public Works.
44. DEWATERING: Basement excavations may require dewatering during
construction. Public Works only allows groundwater drawdown well dewatering.
Open pit groundwater dewatering is disallowed. Dewatering is only allowed from
April through October due to inadequate capacity in our storm drain system. The
geotechnical report for this site must list the highest anticipated groundwater
level. . We recommend a piezometer to be installed in the soil boring. The
contractor must determine the depth to groundwater immediately prior to
excavation by using the piezometer or by drilling an exploratory hole if the
deepest excavation will be within 3 feet of the highest anticipated groundwater
level. If groundwater is found within 2 feet of the deepest excavation, a
drawdown well dewatering system must be used; or alternatively, the contractor
can excavate for the basement and hope not to hit groundwater, but ifhe does, he
must immediately stop all work and install a drawdown well system before he
continues to excavate. Public Works may require the water to be tested for
contaminants prior to initial discharge and at intervals during dewatering. If
testing is required, the contractor must retain an independent testing firm to test
the discharge water for the contaminants Public Works specifies and submit the
results to Public Works.
Public Works reviews and approves dewatering plans as part of a Street Work
Permit. The applicant can include a dewatering plan in the building permit plan
set in order to obtain approval of the plan during the building permit review, but
the contractor will still be required to obtain a street work permit prior to
dewatering. Alternatively, the applicant must include the above dewatering
requirements in a note on the site plan. Public Works has a sample dewatering
plan sheet and dewatering guidelines available at the Development Center and on
our website.
45. GRADING & DRAINAGE PLAN: The plan set must include a grading &
drainage plan prepared by a licensed professional that includes existing and
proposed spot elevations and drainage flow arrows to demonstrate proper
drainage of the site. Adjacent grades must slope away from the buildings a
minimum of 2%. Downspouts and splashblocks should be shown on this plan, as
well as any site drainage features such as swales. Grading will not be allowed
that increases drainage onto, or blocks existing drainage from, neighboring
properties. Public Works generally does not allow rainwater to be collected and
discharged into the street gutter, but encourages the developer to keep rainwater
onsite as much as feasible by directing runoff to landscaped and other pervious
areas of the site.
46. STORM WATER TREATMENT: This project shall comply with the storm water
regulations contained in provision C.3 of the NPDES municipal storm water
discharge permit issued by the San Francisco Bay Regional Water Quality
Control Board (and incorporated into Palo Alto Municipal Code Chapter 16.11).
These regulations apply to land development projects that create or replace 10,000
square feet or more of impervious surface. In order to address the potential
permanent impacts of the project on storm water quality, the applicant shall
incorporate into the project a set of permanent site design measures, source
controls, and treatment controls that serve to protect storm water quality, subject
to the approval of the Public Works Department. The applicant shall identify,
size, design and incorporate permanent storm water pollution prevention measures
(preferably landscape-based treatment controls such as bioswales, filter strips, and
permeable pavement rather than mechanical devices that require long-term
maintenance) to treat the runoff from a ''water quality storm" specified in PAMC
Chapter 16.11 prior to discharge to the municipal storm drain system. In addition,
the applicant shall designate a party to maintain the control measures for the life
of the improvements and must enter into a maintenance agreement with the City.
The City will inspect the treatment measures yearly and charge an inspection fee.
There is currently an $800 C.3 plan check fee that will be collected upon
submittal for a grading or building permit.
47. GRADING & EXCAVATION PERMIT: An application for a grading &
excavation permit must be submitted to Public Works when applying for a
building permit. The application and guidelines are available at the Development
Center and on our website.
48. STORM WATER POLLUTION PREVENTION: The City's full-sized "Pollution
Prevention -It's Part of the Plan" sheet must be included in the plan set. Copies
are available from Public Works at the Development Center or on our website.
Also, the applicant must provide a site-specific storm water pollution control plan
sheet in the plan set.
49. SWPPP: If the proposed development will disturb more than one acre ofland, the
applicant will be required to comply with the State of California's General Permit
for Storm Water Discharges Associated with Construction Activity. This entails
filing a Notice of Intent to Comply (NOI), paying a filing fee, and preparing and
implementing a site specific storm water pollution prevention plan (SWPPP) that
addresses both construction-stage and post-construction BMP's for storm water
quality protection. The applicant is required to submit two copies of the NOI and
the draft SWPPP to the Public Works Department for review and approval prior
to issuance of the building permit. Also, include the City's standard "Pollution
Prevention -It's Part of the Plan" sheet in the building permit plan set. Copies are
available from Public Works at the Development Center.
50. IMPERVIOUS SURF ACE AREA: The project will be creating or replacing 500
square feet or more of impervious surface. Accordingly, the applicant shall
provide calculations of the existing and proposed impervious surface areas with
the building permit application. The Impervious Area Worksheet for Land
Developments form and instructions are available at the Development Center or
on our website.
51. WORK IN THE RIGHT-OF-WAY: The plans must clearly indicate anywoik
that is proposed in the public right-of-way, such as sidewalk: replacement,
driveway approach, curb inlet, storm water connections or utility laterals. The
plans must include notes that the work must be done per City standards and that
the contractor performing this work must first obtain a Street Work Permit from
Public Works at the Development Center.
52. LOGISTICS PLAN: The contractor must submit a logistics plan to the Public
Works Department prior to commencing work that addresses all impacts to the
City's right-of-way, including, but not limited to: pedestrian control, traffic
control, truck routes, material deliveries, contractor's parking, concrete pours,
crane lifts, work hours, noise control, dust control, storm water pollution
prevention, contractor's contact, noticing of affected businesses, and schedule of
. work. The plan will be attached to a street work permit.
Engineering Division
53. Site improvements shall include:
a. Shifting the new sidewalk closer to the property line (to 12" off the PL) to
increase the depth of the existing planting strip.
b. Mitigation of compacted soil/rooting area around trees (for installation of
hardscape such as sidewalk, driveways, etc.). Currently we are
recommending Silva Cells, but the developer may also consider structural soil
or root paths under the sidewalk to connect the planting strip to irrigated
planting areas on the other side of the sidewalk:.
c. Providing irrigation to new trees in the planting strip.
d. The maximum number of trees shall be planted in the planting strip given that
they follow City planting guidelines. Underground utilities (sewer and water
laterals, gas lines, electrical vaults, etc.) may require relocation to
accommodate new trees. We ask the developer to please consider grouping
the utilities to maximize planting area.
e. One to two trees shall be planted in the planting strip where tree #46 currently
stands (no trees are currently proposed for this location). Both the public and
the residents of the facility, with its proximity to EI Camino Real, will benefit
from the screening that public street trees will provide.
54. New street trees shall follow these guidelines:
a. Trees shall be a minimum of 10 feet from any underground utility and any
driveway apron, and shall be a minimum of25 feet from each other.
b. New trees shall be Chinese elm cultivar (Ulmus parvifolia 'Allee' or
'Athena'), 15 gallon size.
c. Indicate underground utility locations and their distances from proposed tree
locations on the planting plan.
d. Trees and planting sites shall be inspected by a City arborist prior to
installation.
Water Quality Control Plant
55. PAMC 16.09.180(b)(1l) Carwash Required: Residential buildings with 25 or
more units provide a covered carwash area for vehicle washing by residents. The
carwash area is required to drain to an oil/water separator with a minimum
capacity of 100 gallons, and to the sanitary sewer. (Note: this requirement has
typically been exempted for senior housing. Any hose bibs must be fitted with
lock-outs or other connections controls and signage indicating that car washing is
not allowed.)
56. P AMC 16.09.180(b )(9) Covered Parking: Drain plumbing for parking garage
floor drains must be connected to an oil/water separator with a minimum capacity
of 100 gallons, and to the sanitary sewer system
57. PAMC 16.09.180(b)(10) Dumpsters for New and Remodeled Facilities: New
buildings and residential developments providing centralized solid waste
collection, except for single-family and duplex residences, shall provide a covered
area for a dumpster. The area shall be adequately sized for all waste streams and
designed with grading or a berm system to prevent water runon and runoff from
the area.
58. PAMC 16.09.180(b)(14) Architectural Copper: On and after January 1, 2003,
copper metal roofing, copper metal gutters, copper metal down spouts, and copper
granule containing asphalt shingles shall not be permitted for use on any
residential, commercial· or industrial building for which a building permit is
required. Copper flashing for use under tiles or slates and small copper ornaments
are exempt from this prohibition. Replacement roofing, gutters and downspouts
on historic structures are exempt, provided that the roofing material used shall be
prepatinated at the factory. For the purposes of this exemption, the definition of
"historic" shall be limited to structures designated as Category 1 or Category 2
buildings in the current edition of the Palo Alto Historical and Architectural
Resources Report and Inventory.
59. PAMC 16.09.180(b)(5) Condensate from BY AC: Condensate lines shall not be
connected or allowed to drain to the storm drain system.
60. PAMC 16.09.180(b)(b) Copper Piping: Copper, copper alloys, lead and lead
alloys, including brass, shall not be used in sewer lines, connectors, or seals
coming in contact with sewage except for domestic waste sink traps and short
lengths of associated connecting pipes where alternate materials are not practical.
The plans must specify that copper piping will not be used for wastewater
plumbing.
61.16.09.180(12) Mercury Switches: Mercury switches shall not be installed in
sewer or storm drain sumps.
62. PAMC 16.09.205(a) Cooling Systems, Pools, Spas, Fountains, Boilers and
Heat Exchangers: It shall be unlawful to discharge water from cooling systems,
pools, spas, fountains boilers and heat exchangers to the storm drain system.
63. PAMC 16.09.165(h) Storm Drain Labeling: Storm drain inlets shall be clearly
marked with the words "No dumping -Flows to Bay," or equivalent.
64. For Designated Food Service Establishment (FSE) Projects the following
requirements shall be met:
A. Grease Control Device (GCD) Requirements, PAMC Section 16.09.075 &
cited BldgIPlumbing Codes
1. The plans shall specify the manufacturer details and installation details
of all proposed GCDs. (CBC 1009.2)
2. GCD(s) shall be sized in accordance with the 2007 California
Plumbing Code.
3. GCD(s) shall be installed with a minimum capacity of 500 gallons.
4. GCD sizing calculations shall be included on the plans. See a sizing
calculation example below.
5. The size of all GCDs installed shall be equal to or larger than what is
specified on the plans.
6. GCDs larger than 50 gallons (100 pounds) shall not be installed in
food preparation and storage areas. Santa Clara County Department of
Environmental Health prefers GeDs to be installed outside. GeDs
shall be installed such that all access points or manholes are readily
accessible for inspection, cleaning and removal of all contents. GeDs
located outdoors shall be installed in such a manner so as to exclude
the entrance of surface and stormwater. (CPC 1009.5)
7. All large, in-ground interceptors shall have a minimum of three
manholes to allow visibility of each inlet piping, baffle (divider) wall,
baffle piping and outlet piping. The plans shall clearly indicate the
number of proposed manholes on the GCD. The Environmental
Compliance Division of Public Works Department may authorize
variances which allow GCDs with less than three manholes due to
manufacture available options or adequate visibility.
8. Sample boxes shall be installed downstream of all GCDs.
9. All GeDs shall be fitted with reliefvent(s). (epC 1002.2 & 1004)
10. GCD(s) installed in vehicle traffic areas shall be rated and indicated on
plans.
B. Drainage Fixture Requirements, P AMC Section 16.09.075 & cited
BldgIPlumbing Codes
11. To ensure all FSE drainage fixtures are connected to the correct drain
lines, each drainage fixture shall be clearly labeled on the plans. A list
of all fixtures and their discharge connection, i.e. sanitary sewer or
grease waste line, shall be included on the plans.
12. A list indicating all connections to each proposed GCD shall be
included on the plans. This can be incorporated into the sizing
calculation.
13. All grease generating drainage fixtures shall connect to a OCD. These
include but are not limited to:
14. Pre-rinse (scullery) sinks (direct connection)
15. Three compartment sinks (pot sinks) (direct connection)
16. Drainage fixtures in dishwashing room except for dishwashers shall
connect to a OCD (direct connection)
17. Examples: trough drains (small drains prior to entering a dishwasher),
small drains on busing counters adjacent to pre-rinse sinks or
silverware soaking sinks
18. Floor drains in dishwashing area and kitchens
19. Prep sinks (indirect connection)
20. Mop Ganitor) sinks
21. Outside areas designated for equipment washing shall be covered and
any drains contained therein shall connect to a OCD.
22. Drains in trash/recycling enclosures
23 . Wok stoves, rotisserie ovenslbroilers or other grease generating
cooking equipment with drip lines (indirect connection)
24. Kettles and tilt/braising pans and associated floor drains/sinks
25. The connection of any high temperature discharge lines and non-
grease generating drainage fixtures to a OCD is prohibited. The
following shall not be connected to a OCD:
26. Dishwashers (direct connection)
27. Steamers (indirect connection)
28. Pasta cookers (indirect connection)
29. Hot lines from buffet counters and kitchens (indirect connection)
30. Hand sinks (direct connection)
31. Ice machine drip lines (indirect connection)
32. Soda machine drip lines (indirect connection)
33. Drainage lines in bar areas (indirect connection)
34. No garbage disposers (grinders) shall be installed in a FSE. (pAMC
16.09.075(d». .
35. Plumbing lines shall not be installed above any cooking, food
preparation and storage areas.
36. Each drainage fixture discharging into a OCD shall be individually
trapped and vented. (CPC 1014.5)
C. Covered Dumpsters, Recycling and Tallow Bin Areas P AMC,
16.09.075(q)(2)
37. New buildings constructed to house FSEs shall include a covered area
for all dumpsters, bins, carts or container used for the collection of
trash, recycling, food scraps and waste cooking fats, oils and grease
(FOO) or tallow.
38. The area shall be designed and shown on plans to prevent water run-on
to the area and runoff from the area.
39. Drains that are installed within the enclosure for recycle and waste
bins, dumpsters and tallow bins serving FSEs are optional. Any such
drain installed shall be connected to a OCD.
40. If tallow is to be stored outside then an adequately sized, segregated
space for a tallow bin shall be included in the covered area.
D. Large Item Cleaning Sink, P AMC 16.09.07S(m)(2)(B)
41. FSEs shall have a sink or other area drain which is connected to a
GCD and large enough for cleaning the largest kitchen equipment such
as floor mats, containers, carts, etc. Recommendation: Generally,
sinks or cleaning areas larger than a typical mop/janitor sink are more
useful.
E. GCD sizing criteria and an example of a GCD sizing calculation (2007 CPC)
Sizing Criteria:
Drain Fixtures ~olume l~allons} re-nnse sink
3 compartment sink
2 compartment sink
Prep sink
Mop/Janitorial sink
Floor drain
Floor sink
ExampleGCD
Sizing
Calculation:
Note:
Quantity
1
1
2
1
1
1
1
4
DFUs
GCD Sizing:
TotalDFUs GCD
4 8 500
3 21 750
3 35 1,000
3 90 1,250
3 172 1,500
2 216 2,000
2
Drainage Fixture & Item Number DFUs Total
Pre-rinse sink, Item 1 4 4
3 compartment sink, Item 2 3 3
Prep sinks, Item 3 & Floor sink, Item 3 6
4
Mop sink, Item 5 3 3
Floor trough, Item 6 & tilt skillet, 2 2
Item 7
Floor trough, Item 6 & steam kettle, 2 2
Item 8
Floor sink, Item 4 & wok stove, Item 2 2
9
Floor drains 2 8
1,000 gallon GCD minimum sized Total: 30
• All resubmitted plans to Building Department which include FSE projects shall be
resubmitted to Water Quality.
• It is frequently to the FSE's advantage to install the next size larger GCD to allow for
more efficient grease discharge prevention and may allow for longer times between
cleaning. There are many manufacturers of GCDs which are available in different
shapes, sizes and materials (plastic, reinforced fiberglass, reinforced concrete and metal)
• The requirements will assist FSEs with FOG discharge prevention to the sanitary sewer
and storm drain pollution prevention. The FSE at all times shall comply with the Sewer
Use Ordinance of the Palo Alto Municipal Code. The ordinances include requirements
for GCDs, GCD maintenance, drainage fixtures, record keeping and construction
projects.
FIRE DEPARTMENT
65. Install a NFPA 13 fire sprinkler, NFPA 14 standpipe and NFPA 72 fire
alann system.
66. Provide an onsite engineered all-weather Fire Department access road
meeting the requirements of the Palo alto FD. 3. An approved access
walkway shall be provided to each egress/rescue window.
67. An approved access walkway shall be provided to each egress/rescue
Window.
68. When the Main Electrical Shutoffis located in the interior of the
building, an exterior shunt trip or other approved means of emergency
shutoff shall be provided.
69. Elevator car shall be sized for Fire Department gurney access
requirements based on gurney dimensions of 24 in. x 84 in. plus a
minimum of two emergency response personnel.
70. All sprinkler drains, including auxiliary, inspector's test and main drain,
shall not discharge Within the building. Water discharged from these
points shall be directed to an approved landscape location or to the
sanitary sewer system. NOTE: The maximum flow capacity of sanitary
sewer in the area is 30 gpm. Main Drain test discharge flow rate shall be
impounded and attenuated to below sanitary sewer capacity before
discharge.
71. All stairways Will be required to provide roof access w/ a fixed ladder or
stair.
UTILITIES DEPARTMENT
Electrical
GENERAL
72. The applicant shall comply With all the Electric Utility Engineering Department
service requirements noted during plan review.
PRIOR TO ISSUANCE OF DEMOLITION PERMIT
73. 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 (USA) at 1-800-227-
2600, at least 48 hours prior to beginning work.
THE FOLLOWING SHALL BE INCORPORATED IN SUBMITTALS FOR
ELECTRIC SERVICE
74. A completed Electric Load Sheet and a full set of plans must be included with all
applications involving electrical work. The load sheet must be included with the
preliminary submittal.
75. Industrial and large commercial customers must allow sufficient lead-time for
Electric Utility Engineering and Operations (typically 8-12 weeks after advance
engineering fees have been paid) to design and construct the electric service
requested.
76. Only one electric service lateral is permitted per parcel.
77. This project requires a padmount transformer; the location of the transformer shall
be shown on the site plan and approved by the Utilities Department and the
Architectural Review Board.
78. The padmount transformer will require a public utility easement: 10ft wide x 10
ft long (3 ft clear space on three sides and 8 ft clear space in front for opertation).
79. The customer shall install all electrical substructures (conduits, boxes and pads)
required from the service point to the customer's switchgear. The design and
installation shall be according to the City standards and shown on plans.
80. Location of the electric panel/switchboard shall be shown on the site plan and
approved by the Architectural Review Board and Utilities Department.
81. All utility meters, lines, transformers, backflow preventers, and any other required
equipment shall be shown on the landscape and irrigation plans and shall show
that no conflict will occur between the utilities and landscape materials. In
addition, all aboveground equipment shall be screened in a manner that is
consistent with the building design and setback requirements.
82. For services larger than 1600 amps, the customer will be required to provide a
transition cabinet as the interconnection point between the utility's padmount
transformer and the customer's main switchgear. The cabinet design drawings
must be submitted to the Electric Utility Engineering Department for review and
approval.
83. No more than four (4) 750 MCM conductors per phase can be connected to the
transformer secondary terminals; otherwise, bus duct must be used for
connections to padmount transformers. If customer installs a bus duct directly
between the transformer secondary terminals and the main switchgear, the
installation of a transition cabinet will not be required.
84. The customer is responsible for sizing the service conductors and other required
equipment according to the National Electric Code requirements and the City
standards. Utilities Rule & Regulation #18.
85. Any additional facilities and services requested by the Applicant that are beyond
what the utility deems standard facilities will be subject to Special Facilities
charges. The Special Facilities charges include the cost of installing the
additional facilities as well as the cost of ownership. Utilities Rule & Regulation
#20.
86. Projects that require the extension of high voltage primary distribution lines or
reinforcement of offsite electric facilities will be at the customer's expense and
must be coordinated with the Electric Utility.
DURING CONSTRUCTION
87. At least 48 hours prior to starting any excavation, the customer must call
Underground Service Alert (USA) at 1-800-227-2600 to have existing
underground utilities located and marked. The areas to be check by USA shall be
delineated with white paint. All USA markings shall be removed by the customer
or contractor when construction is complete.
88. The customer is responsible for installing all on-site substructures (conduits,
boxes and pads) required for the electric service. No more than 270 degrees of
bends are allowed in a secondary conduit run. All conduits must be sized
according to National Electric Code requirements and no 112 -inch size conduits
are permitted. All off-site substructure work will be constructed by the City at the
customer's expense. Where mutually agreed upon by the City and the Applicant,
all or part of the off-site substructure work may be constructed by the Applicant.
89. All primary electric conduits shall be concrete encased with the top of the
encasement at the depth of 30 inches. No more than 180 degrees of bends are
allowed in a primary conduit run. Conduit runs over 500 feet in length require
additional pull boxes.
90. All new underground conduits and substructures shall be installed per City
standards and shall be inspected by the Electrical Underground Inspector before
backfilling.
91. The customer is responsible for installing all underground electric service
conductors, bus duct, transition cabinets, and other required equipment. The
installation shall meet the National Electric Code and the City Standards.
92. Meter and switchboard requirements shall be in accordance with Electric Utility
Service Equipment Requirements Committee (EUSERC) drawings accepted by
Utility and CPA standards for meter installations.
93. Shop/factory drawings for switchboards (400A and greater) and associated
hardware must be submitted for review and approval prior to installing the
switchgear to:
Gopal J agannath, P.E.
Supervising Electric Project Engineer
Utilities Engineering (Electrical)
1007 Elwell Court
Palo Alto, CA 94303
94. Catalog cut sheets may not be substituted for factory drawing submittal.
95. All new underground electric services shall be inspected and approved by both the
Building Inspection Division and the Electrical Underground Inspector before
energizing.
Marketing Services
96. Please be advised that new construction and renovation projects with more than
2,500 square feet oflandscape modifications shall be reviewed by Utility
Marketing Services, a division of the Utilities Department. Prior to issuance of
either a Building Permit or Grading Permit, the applicant will need to comply
with the State (DWR) Water Efficient Landscape Ordinance requirements.
The following items shall be submitted when applying for your Building and/or
Grading Permit:
o Water Efficient Landscape Worksheet
o Water Use Calculations
o Irrigation Plan
o Grading Plan
o Landscape Design and Planting Plan
All documents and information to comply with the Landscape Water Efficiency
Standards can be found on the City of Palo Alto Utilities website at
www.cityofpaloalto.orglles. If you have any further questions, please contact
Amanda Cox with Utility Marketing Services at (650) 329-2417.
97. The City of Palo Alto's new recycled water ordinance (Ordinance No. 5002)
became effective on June 12,2008. This ordinance has requirements for
irrigation and dual plumbing that are effective immediately for certain types of
projects in Palo Alto. For most projects, this requires a separate irrigation system
utilizing purple irrigation pipe, appropriate fittings and the installation of an
approved backflow prevention device. Please visit www.cityofpaloalto.orglles for
more information on the recycled water ordinance.
Water Gas and Wastewater
PRIOR TO ISSUANCE OF DEMOLITION PERMIT
98. Prior to demolition, the applicant shall submit the existing water/wastewater
fixture unit loads (and building as-built plans to verify the existing loads) to
determine the capacity fee credit for the existing load. If the applicant does not
submit loads and plans they may not receive credit for the existing
water/wastewater fi4tures.
99. The applicant shall submit a request to disconnect all utility services and/or
meters including a signed affidavit of vacancy. Utilities will be disconnected or
removed within 10 business days after receipt of request. The demolition permit
will be issued by the building inspection division after all utility services and/or
meters have been disconnected and removed.
PRIOR TO SUBMITTAL FOR BUILDING PERMIT
100. The applicant shall submit a completed water-gas-wastewater service
connection application -load sheet for City of Palo Alto Utilities. The applicant
must provide all the information requested for utility service demands (water in
fixture units/g.p.m., gas in b.t.u.p.h, and sewer in fixture units/g.p.d.).
101. The applicant shall submit improvement plans for utility construction. The
plans must show the size and location of all underground utilities within the
development and the public right of way including meters, backflow preventers,
fire service requirements, sewer mains, sewer cleanouts, sewer lift stations and
any other required utilities.
102. Utility vaults, transformers, utility cabinets, concrete bases, or other
structures can not be placed over existing water, gas or wastewater
mains/services. Maintain l' horizontal clear separation from the
vault/cabinet/concrete base to existing utilities as found in the field. If there is a
conflict with existing utilities, Cabinets/vaultsibaSes shall be relocated from the
plan location as needed to meet field conditions.
103. The applicant must show on the site plan the existence of any auxiliary
water supply, (i.e. water well, gray water, recycled water, rain catchment, water
storage tank, etc).
104. The applicant shall be responsible for installing and upgrading the existing
utility mains and/or services as necessary to handle anticipated peak loads. This
responsibility includes all costs associated with the design and construction for
the installation/upgrade of the utility mains and/or services.
105. Sewer drainage piping serving fixtures located less than one foot above
the next upstream sewer main manhole cover shall be protected by an approved
backwater valve per California Plumbing Code 710.0. The upstream sewer main
manhole rim elevation shall be shown on the plans.
106. Flushing of the fire system to sanitary sewer shall not exceed 30 GPM.
Higher flushing rates shall be diverted to a detention tank to achieve the 30 GPM
flow to sewer.
107. Sewage ejector pumps shall meet the following conditions:
1. The pump(s) be limited to a total 100 GPM capacity or less.
2. The sewage line changes to a 4" gravity flow line at least 20' from the
City clean out.
3. The tank and float is set up such that the pump run time not exceed 20
seconds each cycle.
PRIOR TO ISSUANCE OF BUILDING PERMIT
108. The applicant's engineer shall submit flow calculations and system
capacity study showing that the on-site and off-site water and sanitary sewer
mains and services will provide the domestic, irrigation, fire flows, and
wastewater capacity needed to service the development and adjacent properties
during anticipated peak flow demands. Field testing may be required to
determined current flows and water pressures on existing water main.
Calculations must be signed and stamped by a registered civil engineer. The
applicant may be required to perform, at hislher expense, a flow monitoring study
of the existing sewer main to determine the remaining capacity. The report must
include existing peak flows or depth of flow based on a minimum monitoring
period of seven continuous days or as determined by the senior wastewater
engineer. The study shall meet the requirements and the approval of the WGW
engineering section. No downstream overloading of existing sewer main will be
permitted.
109. For contractor installed water and wastewater mains or services, the
applicant shall submit to the WGW engineering section of the Utilities
Department four copies of the installation of water and wastewater utilities off-
site improvement plans in accordance with the utilities department design criteria.
All utility work within the public right-of-way shall be clearly shown on the plans
that are prepared, signed and stamped by a registered civil engineer. The
contractor shall also submit a complete schedule of work, method of construction
and the manufacture's literature on the materials to be used for approval by the
utilities engineering section. The applicant's contractor will not be allowed to
begin work until the improvement plan and other submittals have been approved
by the water, gas and wastewater engineering section. After the work is complete
but prior to sign off, the applicant shall provide record drawings (as...,builts) of the
contractor installed water an.d wastewater mains and services per City of Palo
Alto Utilities record drawing procedures.
110. Existing wastewater laterals that are riot plastic (ABS, PVC, or PE) shall
be replaced at the applicant's expense.
111. The applicant shall pay the capacity fees and connection fees associated
with the installation of the new utility service/s to be installed by the City of Palo
Alto Utilities. The approved relocation of services, meters, hydrants, or other
facilities will be performed at the cost of the person/entity requesting the
relocation.
112. Each unit or place of business shall have its own water and gas meter
shown on the plans.
113. Each parcel shall have its own water service, gas service and sewer lateral
connection shown on the plans.
114. A separate water meter and backflow preventer shall be installed to
irrigate the approved landscape plan. Show the location of the irrigation meter on
the plans. This meter shall be designated as an irrigation account an no other
water service will be billed on the account. The irrigation and landscape plans
submitted with the application for a grading or building permit shall conform to
the City of Palo Alto water efficiency standards.
115. A new water service line installation for domestic usage is required. For
service connections of 4-inch through 8-inch sizes, the applicant's contractor must
provide and install a concrete vault with meter reading lid covers for water meter
and other required control equipment in accordance with the utilities standard
detail. Show the location of the new water service and meter on the plans.
116. A new water service line installation for irrigation usage is required.
Show the location of the new water service and meter on the plans.
117. A new water service line installation for fire system usage is required.
Show the location of the new water service on the plans. The applicant shall
provide to the engineering department a copy of the plans for fire system
including· all fire department's requirements.
118. An approved reduce pressure principle assembly (RPP A backflow
preventer device) is required for all existing and new water connections from Palo
Alto Utilities to comply with requirements of California administrative code, title
17, sections 7583 through 7605.inclusive. The RPPA shall be installed on the
owner's property and directly behind the water meter, within 5' of the property
line. Show the location of the RPP A on the plans. Inspection by the utilities cross
connection inspector is required for the supply pipe between the meter and the
assembly. The applicant shall provide the City with current test certificates for all
backflows.
119. An approved reduced pressure detector assembly is required for the
existing or new water connection for the fire system to comply with requirements
of California administrative code, title 17, sections 7583 through 7605 inclusive.
reduced pressure detector assemblies shall be installed on the owner's property
adjacent to the property line, within 5' of the property line. Show the location of
the reduced pressure detector assembly on the plans. Inspection by the utilities
cross connection inspector is required for the supply pipe between the City
connection and the assembly.
120. A new gas service line installation is required. Show the new gas meter
location on the plans. The gas meter location must conform with utilities standard
details.
121. A new sewer lateral installation per lot is required. Show the location of
the new sewer lateral on the plans
122. All existing water and wastewater services that will not be reused shall be
abandoned at the main per WGW utilties procedures before any new utility
services are installed.
123. All utility installations shall be in accordance with the City of Palo Alto
utility standards for water, gas & wastewater.