HomeMy WebLinkAboutRESO 8646follows:
RESOLUTION NO. 8646
RESOLUTION OF THE COUNCIL OF THE CITY OF PALO
ALTO APPROVING ARCHITECTURAL REVIEW AND DESIGN
ENHANCEMENT EXCEPTION (05PLN-00295) FOR 901 SAN
ANTONIO-TAUBE-KORET CAMPUS FOR JEWISH LIFE
PROJECT (TAUBE-KORET CAMPUS FOR JEWISH LIFE,
OWNER; STEINBERG ARCHITECTS, APPLICANT) FOR
PLANNED COMMUNITY ZONE CHANGE PC-8646
The Council of the City of Palo Alto does resolve as
SECTION 1. Background.
The City Council finds, determines, and declares that:
A. Steinberg Architects ("the applicant") has
requested approval of the demolition of an existing corrunercial
parking lot at 901 San Antonio Road, and the construction on an
approximately eight and one-half acre site bounded by San
Antonio Road, Fabian Way, and Charleston Road of a ±432,200
square foot mixed-use building including 193 condominium style
congregate care and assisted living senior dwelling units,
±134,100 square feet of corrununity center space, and an at-grade
parking garage (the "Project").
B.
Resolution No.
for the Project.
The City Council has previously adopted
8' 645 approving the Environmental Impact Report
C. The Architectural Review Board on April 20, 2006 and
May 18, 2006 reviewed and considered the design of the Project
and recorrunended approval upon certain conditions.
D. The Planning and Transportation Corrunission held
public hearings on the Project on June 28, 2006 and July 26,
2006 and recorrunended approval of the design of the Project based
upon the findings and upon the conditions set forth below.
E. The City Council held a duly noticed public hearing
on the Project on September 11, 2006 and September 25, 2006 and
heard and considered all public testimony, both oral and
written, presented to it, together with all staff reports and
the record of the proceedings before the Architectural Review
Board and Planning and Transportation Corrunission.
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SECTION 2. Design Approval. The City
approves Planning Application No. 05PLN-00295,
architecture, site planning and related site
subject to the conditions set forth below, finding
Council hereby
regarding the
improvements,
that:
a. The design and archi tecture of the proposed
improvements, as conditioned, furthers the goals and purposes of
the ARB Ordinance as it complies with the Architectural Review
findings as required in Chapter 18.76 of the PAMC.
b. The design, as conditioned,
compatible with applicable elements of the
Plan in that the project is consistent
significant policies and programs:
is consistent and
city's Comprehensive
with the following
• Policy L-1: Continue current City policy limiting future urban
development to currently developed lands within the urban
service area.
• Policy L-5: Maintain the scale and character of the City.
Avoid land uses that are overwhelming and unacceptable due to
their size and scale.
• Policy L-6: Where possible, avoid abrupt changes in scale and
density between residential and non-residential areas and
between residential areas of different densities. To promote
compatibility and gradual transitions between land uses, place
zoning district boundaries at mid-block locations rather than
along streets wherever possible.
• Policy L-7: Evaluate changes in land use in the context of
regional needs, overall City welfare and objectives, as well
as the desires of the surrounding neighborhoods.
• Policy L-8: New Development Limit
• Policy L-9: Enhance desirable characteristics in mixed use
areas. Use the planning and zoning process to create
opportunities for new mixed use development.
• Goal L-3: Safe, attractive residential neighborhoods, each
with its own district character and within walking distance of
shopping, services, schools, and/or other public gathering
places.
• Policy L-ll: Promote increased compatibility, interdependence
and support between commercial and mixed-use centers and the
surrounding residential neighborhoods.
• Policy L-13: Evaluate alternative types of housing that
increase density and provide more diverse housing
opportunities. Policy L-14: Design and arrange new multifamily
buildings, including entries and outdoor spaces, so that each
unit has a clear relationship to a public street.
• Policy L-15: Preserve and enhance the public gathering spaces
within walking distance of residential neighborhoods. Ensure
that each residential neighborhood has such spaces.
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• Policy L-19: Encourage a mix of land uses in all Centers,
including housing and an appropriate mix of small scale local
businesses.
• Policy L-48: Promote high quality, creative design and site
planning that is compatible with surrounding development and
public spaces.
• Policy L-49: Design buildings to revitalize streets and public
spaces and to enhance a sense of community and personal
safety. Provide an ordered variety of entries, porches,
windows, bays, and balconies along public ways where it is
consistent with neighborhood character i avoid blank or solid
walls at street level i and include human-scale details and
massing.
• Policy L-65: Encourage religious and private institutions to
provide facilities that promote a sense of community and are
compatible with the surrounding neighborhood.
• Policy L-70: Enhance the appearance of street and other public
spaces by expanding and maintaining Palo Alto's street tree
system.
• Policy L-72: Promote and maintain public art and cultural
facilities throughout Palo Alto. Ensure that such projects are
compatible with the character and identity of the surrounding
neighborhood.
• Policy 73: Consider public art and cultural facilities as a
public benefit in connection with new development projects.
Consider incentives fro including public art in large
development projects.
• Policy L-75: Minimize the negative physical impacts of parking
lots. Locate parking behind buildings or underground wherever
possible.
• Policy L-77: Encourage alternatives to surface parking lots to
minimize the amount of land that must be devoted to parking,
provided that economic and traffic safety goals can still be
achieved.
• Policy L-78: Encourage development that creatively integrates
parking into the project by providing for shared use of
parking areas.
• Policy T-l: Make land use decisions that encourage walking,
bicycling, and public transit use.
• Policy T-3: Support the development and expansion of
comprehensive, effective programs to reduce auto use at both
local and regional levels.
• Policy T-19: Improve and add attractive, secure bicycle
parking at both public and private facilities, including
multi-modal transit stations, on transit vehicles, in City
parks, in private developments, and at other community
destinations. Policy T-23: Encourage pedestrian-friendly
design features such as sidewalks, street trees, on-street
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parking, public spaces, gardens, outdoor furniture, art, and
interesting architectural details.
• Goal T-8: Attractive, convenient public and private parking
facilities.
• Policy T-47: Protect residential areas from the parking
impacts of nearby business districts.
• Goal H-1: A supply of affordable and market rate housing that
meets Palo Alto's share of regional housing needs.
• Policy H-2: Identify and implement a variety of strategies to
increase housing density and diversity in appropriate
locations. Emphasize and encourage the development of
affordable and attainable housing.
• Program H-1: Meet community and neighborhood needs as the
supply of housing is increased. Ensure the preservation of the
unique character of the City's existing neighborhoods.
• Program H-3: Encourage the conversion of non-residential lands
to residential use to both increase the supply of housing,
particularly affordable housing, and decrease the potential
for the creation of new jobs that exacerbate the need for new
housing. Land use and development applications that propose
the conversion of non-residential land to residential or mixed
use development will be given preferential or priority
processing to encourage such conversion.
• Policy H-3: Continue to support the re-designation of suitable
vacant or underutilized lands for housing or mixed uses
containing housing.
• Program H-14: Rezone, where necessary, those sites identified
on the Housing Sites Inventory, using appropriate residential
or mixed use zoning districts, prior to 2004.
• Program H-22: Exempt permanently affordable housing units from
any infrastructure impact fees that may be adopted by the
City.
• Goal H-3: Housing opportunities for a diverse population,
including very low, low and moderate income residents, and
persons with special needs.
• Policy H-12: Encourage, foster and preserve diverse housing
opportuni ties for very low, low, and moderate income
households.
• Program H-34: Provide preferential or priority processing for
those residential or mixed use proj ects that propose more
affordable housing than the minimum required under the City's
BMR Program and for 100% affordable housing projects.
• Policy H-14: Support agencies and organizations that provide
shelter, housing, and related services to very low, low, and
moderate income households.
• Program N-16: Continue to require replacement of trees,
including street trees lost to new development, and establish
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a program to have replacement trees planted offsite when it is
impractical to locate them onsite.
• Policy N-l5: Require new conunercial, multi-unit, and single
family housing proj ects to provide street trees and related
irrigation systems.
• Pdlicy N-l7: Preserve and protect heritage trees, including
native oaks and other significant trees, on public and private
property.
• Policy N-18: Protect Palo Alto's groundwater from the adverse
impacts of urban uses.
• Policy N-20: Maximize the conservation and efficient use of
water in new and existing residences, businesses and
industries.
• Policy N-21: Reduce non-point source pollution in urban runoff
from residential, conunercial, industrial, municipal, and
transportation land uses and activities.
• Policy N-22: Limit the amount of impervious surface in new
development or public improvement proj ects to reduce urban
runoff into storm drains, creeks, and San Francisco Bay.
• Policy N-28: Encourage developers of new projects in Palo
Alto,. including City projects, to provide improvements that
reduce the necessity of driving alone.
• Policy N-35: Reduce solid waste generation through salvage and
reuse of building materials, including architecturally and
historically significant materials.
• Policy N-39: Encourage the location of land uses in areas with
compatible noise environments.
• Policy N-40: Evaluate the potential for noise pollution and
ways to reduce noise impacts when reviewing development and
activities in Palo Alto and surrounding conununities.
• Policy N-47: Optimize energy con!3ervation and efficiency in
new and existing residences, businesses, and industries in
Palo Alto.
• Policy N-52: Minimize exposure to flood hazards by adequately
reviewing proposed development in flood prone areas.
• Program N-76: Implement the requirements of FEMA relating to
construction in Special Flood Hazard Areas as illustrated in
the Flood Insurance Rate Maps.
c. The design is compatible with the immediate
environment of the site in that the project would convert an
underutilized office building and surface parking lot to a
communi ty center available to members of the public and higher
density senior living units. The heights of the buildings would
be compatible with adjacent commercial buildings and the
residential neighborhoods in that the project is located
approximately 350+ feet from the nearby single-family
neighborhoods and is separated from commercial uses by arterial
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roads (San Antonio and Charleston Roads). This separation would
allow for taller structures without affecting compatibility with
surrounding areas;
d. The design is appropriate to the function of the
project in that the design accommodates the physical and
programmatic needs and objectives of the community center and
residential uses proposed by the applicant;
e. The design promotes harmonious transitions in scale
and character in areas between different designated land uses in
that the buildings, which although extend above the maximum
height limits allowed in the PC district, would be set back
approximately 350+ feet from the edge of the Light
Industrial/Single-Family land use areas north of Fabian Way. The
buildings would be designed to be compatible with the adjacent
uses and architecture in the neighborhood;
f. The design is compatible with approved improvements
both on and off the site as this project is a residential and
commercial infill development and would enhance, maintain, or
improve existing infrastructure;
g. The planning and si ting 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 community center uses,
senior housing types, building design and landscaping are
supported by shared amenities to ensure harmonious co-existence
of the residents, visitors and users of the community center;
h. The amount and arrangement of open space is
appropriate to the design and the function of the structures in
that appropriate private and public outdoor spaces are provided
for the residents and community center uses that would serve the
unique needs of all users and visitors to the site;
i. Access to the property and circulation thereon is
safe and convenient for pedestrians, cyclists and vehicles in
that the main access point for vehicular traffic would be via a
shared driveway on the adjacent BUILD site. These shared
facilities would reduce the need for multiple access points at
the relatively narrow street property line on Fabian Way. The
driveway would not interfere with the movements of pedestrians
and bicyclists, in that pedestrian safety devices would be
incorporated at driveway entries over public sidewalks.
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j . Vehicular access to and departure from
would be restricted at specific points in order to
smooth traffic flow around the project site;
the site
promote
k. Natural features have been appropriately preserved
and integrated with the project where possible. Existing street
trees would be retained. Few other significant natural features
exist on the site;
1. The materials, textures, colors and details of
construction and plant material are an appropriate expression to
the design and function and the same are compatible with the
adjacent and neighboring structures, landscape elements, and
functions in that a color and materials palette has been chosen,
as well as a variety of tree and plant materials, to add
vibrancy to the site and to assist its integration with the
surrounding properties;
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 creates a desirable and
functional environment and the landscape concept depicts an
appropriate unity with the various buildings on the site in that
a variety of species types have been chosen and landscape
features have been designed that will enhance the streetscape
and surrounding environment;
n. The 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
in that the combination of California native plants would have
low maintenance and water use requirementsi
o. The design is energy efficient and incorporates
renewable energy design elements such as the following: Title-24
value calculations exceeding standards by 10 percent; spectrally
sensitive low-E windows with appropriate Solar Heat Coefficient
per proper solar orientation; high energy efficient cooling and
heating systemsi appliances with high energy efficient ratings;
low-flow plumbing fixtures and faucets; operable windows; and
low-flow irrigation combined with drought resistant plant
materials.
SECTION 3. Design Enhancement Exception. The City
Council hereby approves a Design Enhancement Exception for the
construction of a sculptural tower element as part of the
Development Plan that would extend to a maximum height of 96
feet above grade, where a maximum height of 50 feet would
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normally be the maximum height allowed in the PC District,
subject to the conditions set forth below, finding that:
a . There are exceptional or extraordinary
circumstances or condi tions applicable to the property or site
improvements involved that do not apply generally to property in
the same zone district, in that the project would involve the
redevelopment of an existing underutilized office use and
surface parking lot with a community center and senior housing.
Due to flood zone requirements and the requirements of the state
water resources board, the proj ect would be constructed on top
of a parking podium that would be approximately 12-feet to 16-
feet above grade, at which point the base of the tower feature
would be located.
b. The granting of the exception will enhance the
appearance of the site or structure, or improve the neighborhood
character of the project and preserve an existing or proposed
architectural style, in a manner which would not otherwise be
accomplished through strict application of the minimum
requirements of Title 18 and the standards for review set forth
in this chapter, in that the maximum height for mechanical
equipment would be 65' above grade. The tower would be a key
element of the applicant's submittal that would serve as the
symbolic center of the JSR and JCC programs. The tower is
intended to be seen from most points from within the project,
and this would not be possible given the height limitations
established in the municipal code. The tower, 'which would
contain mechanical equipment for an elevator that would serve
the project, would be a solid structure to a point at 65-feet
above grade, and would transition to a transparent-type material
and form for the remaining 3l-feet. Approval of the exception
would allow the applicant to include a design feature that would
be integral and compatible with the project architecture, but
would also be sensitive to the surrounding neighborhoods.
c. The exceptions are related to a site improvement
that will not be detrimental or injurious to property or
improvement in the site vicinity and will not be detrimental to
the public health, safety, general welfare or convenience in
that the exception would be granted for a structural element
that would have a footprint of approximately 12' x 12' and
located in an area of the project where off site views of the
tower, especially from the residential areas to the west, would
be minimal or non-existent. The design of the tower would
minimize any impacts from off-site views, in that the top 31-
feet would be constructed of a light-weight skeletal-type system
and transparent or translucent materials.
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SECTION 4. Conditions of Approval.
General
1. Plan Conformance. The plans submitted for Building Permit
shall be in substantial conformance with approved plans
dated April 6, 2006 with the minor revision and additions
dated May 11, 2006, except as modified to incorporate these
conditions of approval. These conditions of approval shall
be printed on the cover sheet of the plan set submitted
with the Building Permit application.
2. Planning Division Oversight. Prior to the issuance of
grading permits, the applicant shall place additional funds
on deposit to the City for the ongoing Planning Division
oversight of the project until the Certificate of Occupancy
is issued.
3. Project Compliance. The applicant shall comply with all
conditions of approval set forth in the Architectural
Review resolution and the Planned Community ordinance that
would be approved by the City Council.
4. The project shall be subject to the mitigation measures as
identified in the Final Environmental Impact Report's
Mitigation Monitoring Reporting Program (MMRP) adopted by
the City Council. The MMRP is attached an exhibit to the
CEQA resolution.
5. The applicant shall adhere to the requirements of the Below
Market Rate (BMR) program as described in the applicant's
letter, dated June 20, 2006. In addition, a formal BMR
Agreement, including the identification of the locations of
the BMR units and provisions for their sale, shall be
prepared in a form satisfactory to the City Attorney,
executed by BUILD and the City, and recorded against the
property prior to or concurrent with the recording of the
Subdivision Improvement Agreement.
6. Prior to the submittal for a building permit, the applicant
shall be responsible for sUbmitting a construction impact
minimization plan for neighboring businesses, developed
with cooperation from the neighboring business owners. The
plan would identify the potential impacts from
construction, the time when those impacts would be expected
to occur during construction, and how those impacts would
be minimized, including, but not limited to: temporary
relocation of customer parking, loading/unloading areas and
pedestrian access ways: identification of temporarily
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modified circulation patterns around the project site; and
temporary signage providing identification to businesses
that have views from public views that are blocked during
construction. The plan shall be approved by the Planning
Division and Public Works.
Planning Division
7. Jewish Community Center (JCC) /City of Palo Alto Joint Use
Agreement~ An agreement describing the terms and conditions
of the JCC/City of Palo Alto Joint Use Facility shall be
reviewed and approved by the Director of Community Services
prior to building permit finalization. The agreement shall
contain, at a minimum, specific information regarding the
facilities that would be available to the City of Palo
Alto, the days and hours the facilities would be available,
any associated fees (if applicable) that would apply to the
use of the facilities, and a timeline for periodic review
of the agreement. Copies of the approved agreement shall be
forwarded to the Planning Division and the Attorney's
office.
8. Cultural Hall Use Schedule-The JCC shall provide to the
Planning Division a monthly calendar that includes all of
the proposed events within the cultural hall theater space.
Each event shall include a description of the event, hours,
expected attendance, and a description of any other
significant events taking place at JCC during the time of
the event.
9.
10. JCC/Neighborhood Association Meetings-JCC management staff
and the boardmembers of the Palo Verde Neighborhood
Association (PVNA) shall meet periodically as agreed upon
by the participants to discuss issues related to the
operation and use of the JCC facility. JCC management staff
and PVNA boardmembers shall make contact information,
including telephone numbers and electronic mail addresses,
available to each organization.
11. ARB to Review Sculptural Tower-The design for the proposed
sculptural tower shall be submitted to the Planning
Division for architectural review by the ARB. Review by the
ARB shall be completed prior to submittal of building
permit plans for the tower.
12. Sculptural Tower Design Guidelines-The sculptural tower
shall not exceed a footprint of 12 I x 12', shall have a
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lower solid portion not to exceed 65 feet above grade, and
a sculptural design above the solid portion not to exceed
96 feet above grade. The sculptural tower design shall not
include bright light elements as a primary design element.
Low level accent lighting, if included as part of the
design, shall be the lowest level possible to achieve the
desired effect.
rrausportation Division
13. The Proj ect design shall include upgrades to all existing
bus stops and/or shelters along the project frontage along
San Antonio, Charleston, and Fabian to full VTA standards
for length, width, structural section, and materials. The
bus stop/shelter upgrades shall be· designed to the
satisfaction of the Transportation Division prior to
approval of the Final Map_
14. TKCJL and/or BUILD shall relocate and upgrade the
pedestrian crosswalk across Fabian currently located near
the northern property line of the BUILD parcel. The
crosswalk shall be relqcated to align with the Fabian
driveway into TKCJL. The crosswalk shall be placed on the
immediate north side of this intersection and shall include
the components and elements noted in the EIR traffic study.
The crosswalk shall be designed to the satisfaction of the
Transportation Division prior to approval of the Final Map.
15. The two Project driveways on Charleston Road shall be
restricted in their allowed traffic movements to right turn
in only at the easternmost driveway and right turn in,
right turn out, and left turn out only at the westernmost
driveway. These driveways shall be channelized and signed
to limit access to permit only the allowed movements. The
access channelization and signage shall be designed to the
satisfaction of the Transportation Division prior to
approval of the Final Map. Once the project is constructed
and occupied and if unintended movements occur that are
deemed unsafe by the City's Transportation Division, the
City may require further restriction improvements prior to
occupancy of a future phase.
16. The Project driveway on San Antonio Road shall be limited
to right turn out only with an acceleration lane provided
to the right turn only lanes at San Antonio/Charleston.
The driveway shall be channelized and striped to restrict
movement to right turn out only. The access channelization
and striping shall be designed to the satisfaction of the
Transportation Division prior to approval of the Final Map.
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17. Once the Project is completely built and occupied, but not
later than five years after occupancy of the initial phase
of either the BUILD or TKCJL projects, traffic signal
volume warrants shall be tested at the southernmost
driveway on Fabian. The traffic signal warrant study shall
be conducted in consultation with the Transportation
Division at the expense of BUILD and TKCJL. Should the
warrant study conclude that a traffic signal is warranted
and the City desires that a traffic signal be installed,
BUILD and TKCJL shall fully fund the design and
construction of the signal with the cost apportioned
between the two applicants at 12% for BUILD and 88% for
TKCJL, based upon the traffic assumptions contained in the
EIR.
18. San Antonio Road is designated to have a future Class II
bicycle lane. The Project applicant shall prepare and
submit to the Transportation Division a conceptual drawing
(or options) indicating how a five-foot bicycle lane could
be accommodated in the future along the project frontage on
San Antonio Road. The schematic plans shall be submitted to
the satisfaction of the Transportation Division prior to
approval of the Final Map.
19. Future plans submittals shall show the bicycle parking, by
class and location. All racks and lockers must be of a
design acceptable to the City.
20. Future plan submittals shall note the dimensions of access
driveways, drive aisles, parking modules, wayfinding signs,
or other components of internal circulation and parking to
indicate the functionality of such components.
21. Shared parking agreements to accommodate overflow parking
onto . adjacent facilities for special events (whether
indoors, outdoors, or a combination thereof), that would
attract 350 or more visitors on weekdays and 500 or more
visitors on weekends shall be submitted at least two weeks
in advance of the event. Such parking agreements shall
note the amount of parking available, the location, any
restrictions to use, how access to CJL is accomplished from
the off-site parking area, etc., and must be enforceable to
the satisfaction of the Transportation Section at least 3
days prior to the special event. The Director of Planning
and Communi ty Environment may require additional measures
to assure adequate parking and traffic control if deemed
necessary.
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22. Unless otherwise approved by the Transportation Division,
the Project site frontage shall include a minimum five-foot
landscape buffer between the back-of-curb and the five-foot
sidewalk on the San Antonio side of the site, in order to
prevent pedestrians from walking immediately adjacent to
the flow of traffic.
23. The Project applicant shall contribute the Project's fair
share costs (approximately $10,750) towards the cost of the
newly installed signals at the intersection of the San
Antonio Road/NB US 101 ramp.
24. The Proj ect applicant shall pay its share of the
Charleston-Arastradero corridor impact fee prior to
occupancy of the initial phase of development. If the
Charleston-Arastradero Corridor Improvement Plan is not
fully implemented, the remaining funds shall be used by the
City for bicycle and pedestrian improvements in the project
vicinity.
25. The truck loading area on San
intersection with Charleston Road)
following conditions:
Antonio Road (near the
shall be subject to the
• The operation of the loading area shall be restricted to
the periods of 10 am to 3 pm and 7 pm to 6 am. The City
may further restrict these hours should operational
issues arise.
• All trucks shall access the loading area traveling
southbound on San Antonio Road from US 101.
• CJL personnel shall meet all trucks upon their arrival
and shall assist the truck operator(s) in accessing the
loading area. CJL personnel shall use orange vests and
traffic control paddles to help direct vehicular and
pedestrian traffic.
• Exiting trucks must turn right onto San Antonio Road and
right onto Charleston Road and then right onto Fabian to
West Bayshore to Oregon Expressway. No other exiting
pattern shall be permitted.
• Access to the loading area shall be designed to allow
trucks to drive forward into the area in a single
movement, clear the sidewalk and then back up to the
loading door. Exiting vehicles must be able to exit in a
single maneuver onto southbound San Antonio Road. The
City may restrict access to any vehicle type that cannot
access the area and leave from the area in a single
maneuver.
• A five-foot landscape buffer shall be provided adjacent
to the loading area, between the loading area and the
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sidewalk, only interrupted for the sections crossed by
trucks.
• Signs and/or pavement markings shall be placed at the
ingress and egress driveways alerting pedestrians that
trucks may be crossing the sidewalk.
• The structural section of the sidewalk shall be able to
accommodate the truck load. Any sidewalk degradation
shall be immediately replaced at an improved load level.
• Trucks must depart immediately after unloading
loading. Truck layover shall not be allowed.
or
• Detailed design of the loading area shall be submitted
prior to approval of the Final Map and shall be to the
satisfaction of the Transportation Division and the
Public Works Department.
Building Division
26. A Fabian Way address shall be required for the Jewish
Community Center and a Charleston Road address shall be
required for the Jewish Senior Residence. The applicant
shall submit a Change of Address Request form to the Palo
Alto Development Center and the new address shall be
assigned when the parcel map is recorded.
27. The plans submitted for the building permit shall include
the full scope of the construction including all site
development, utility installations, architectural,
structural, electrical, plumbing and mechanical work for
all non-deferred elements associated with the proposed
project.
28. Due to the scale of the overall project, the applicant
shall be required to utilize a 3rd party plan check agency
to conduct the building code plan review. A list of the
agencies approved by the City of Palo Alto is available at
the Development Center. The City's Building plan check
fees are reduced by 75% when a 3rd party plan check agency
is utilized.
29. The applicant shall schedule and attend a pre-application
meeting with Building Division staff and the 3rd party plan
checker to review the permit application process and to
verify that the permit application will address all of the
Division's conditions.
30. The entire project is to be constructed under a single
building permit and shall not be phased under multiple
permits. However, with prior approval, certain portions of
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the design may be deferred and submitted separately after
issuance of the main permit.
31. The design of building components that are not included in
the plans submitted for building permit and are to be
"deferred" shall be limited to as few items as possible.
The list of deferred items shall be reviewed and approved
prior to permit application.
32. A separate grading permit may be required if cut and/or
fill earthwork will exceeds 100 cubic yards or more than
10,000 square feet of surface area.
33. The location of the building's electrical service shall
require prior approval by the Building Division and shall
be located at an exterior location or in a room or
enclosure accessible directly from the exterior.
34. The plans submitted for the building permit shall include
an allowable floor area calculation that relates the mixed
occupancies to type of construction.
35. The plans submitted with the building permit application
for the shell portions of the building shall include the
construction of stair and exit enclosures serving each
floor of the building.
36. Due to the complexity of the proposed facility the
applicant shall submit a preliminary plan and related
documentation that explains the design approach for the
following issues:
• Identification of the various occupancy classes
• Occupancy separations
• Occupant loads from rooms, floors, buildings, etc.
• Exit paths with identification and explanation of
intervening rooms, corridors, horizontal exits, stair
enclosures, etc.
• This package should be submitted to the Building Division
and 3rd party plan checker as early as possible in advance
of the building permit application.
37. The occupant load factor (OLF) of 7 shall be used for all
multi-purpose rooms such as the gymnasium and cultural
hall. An OLF of 15 may be used for the gymnasium if it can
be assured that it can never be utilized for purposes other
than physical education or sporting events.
15
061107 syn0120165
38. In accordance with CBC Table 10-A, all babysitting/child
care rooms shall be provided with a minimum of 2 exits when
the occupant load exceeds 6. The OLF for nurseries and
child care areas is 35.
39. The installation of doors across hallways and corridors
(cross-corridor) shall be understood to be creating
intervening rooms in the path of egress. This
understanding shall be incorporated into the exiting plans
so that compliance with CBC Section 1004.2.2 is achieved.
40. The "bridges" connecting the different modules to the
building, in the paths of required exits shall be
considered as intervening rooms in the path of egress.
This understanding shall be incorporated into the exiting
plans so that compliance with CBC Section 1004.2.2 is
achieved.
41. The use of portions of the podium deck for "exit discharge"
is acceptable provided they comply with the requirements
for exit courts or yards and that the paths are clear to
the sky and do not involve travel beneath the bridges or
other overhang structures.
42. According to the definition in the Building Code, the
garage level of the proposed building is the 1st story. In
order to provide consistency with the Code and avoid
confusion, the plans submitted with the permit application
shall identify the floor levels in accordance with the
Building Code.
43. An acoustical analysis shall be submitted and the plans
shall incorporate the report's recommendations needed to
comply with the sound transmission requirements in CBC
Appendix Chapter 12, Division IIA.
44. The proj ect site is located wi thin a seismic hazard zone
indicated on the State Geologist's Mountain View Quadrangle
Map and is thus subject to the requirements of the
California Seismic Hazards Mapping Act (SHMA). As such,
the building permit application shall include a
geotechnical report that identifies any site specific
seismic hazards and provides recommendations for their
mitigation. Adqitionally, the report's recommendations
shall be incorporated into the building designs.
45. The garage floor shall slope to floor drains that connect
to an oil/water separator in accordance with CBC Section
311.2.3.1.
16
061107 syn 0120165
46. Interceptors or other grease retention devices may be
required to be installed as part of the plumbing system
serving the food service facilities in the building that
have the potential to discharge contaminates into the City
sanitary sewer system.
PRIOR TO ISSUANCE OF GRADING AND/OR BUILDING PERMITS
47. Santa Clara County Health Dept. approval is required for
the commercial kitchen construction. Two copies of the
plans, stamped and approved by the Health Department, shall
be submitted prior to building permit issuance.
48. Santa Clara County Health Dept. approval is required for
the construction of the public pools. Two copies of the
plans, stamped and approved by the Health Department, shall
be submitted prior to permit issuance.
49. A demolition permit shall be required for the removal of
any existing building on the site.
50. The Final map shall be recorded prior to building permit
issuance.
51. Prior to building permit issuance, written approval by the
Regional Water Quality Control Board (RWQCB) shall be
submitted to the Building Division stating that all pre-
construction requirements specified in the Risk Management
Plan (RMP) have been complied with.
PRIOR TO BUILDING OCCUPANCY
52. Prior to building occupancy, written approval by the
Regional Water Quality Control Board (RWQCB) shall be
submitted to the Building Division stating that all
construction requirements specified in the Risk Management
Plan (RMP) have been complied with.
Planning Arborist
PRIOR TO DEMOLITION, BUILDING OR GRADING PERMIT ISSUANCE
53. Site Plan Requirements. Extend the Type II street tree
fencing to enclose the entire planter strip and from
sidewalk to the outer branch dripline. The Site Plans
shall denote Type II fencing around Street Trees and Type I
fencing around Protected/Designated trees as bold dashed
lines enclosing the Tree Protection Zone (per the approved
17
061107 syn 0120165
Tree Protection Report) as shown on Detail #503,
I, and the City Tree Technical Manual, Section
Plans.
Sheet T-
6.35-Site
54. The approved plans submitted for building permit shall
include the following information: Sheet T-I_Tree
Protection-it's Part of the Plan ((http://www.city.palo-
alto.ca.us/arb/planning forms.html), complete the Tree
Disclosure Statement and Inspection (s) #1-6 shall be
checked.
55. Tree Preservation Report (PTR). When required, the most
current version of the TPR by the Project Arborist shall be
printed on Sheet T-l and/or T-2 in its entirety. A
prominent note shall be applied to the site plan stating,
"All measures identified in the Tree Protection Report
on Sheet T-l and the approved plans shall be implemented,
including inspections and required watering of trees."
56. Prior to submittal of building permit, the applicant's
Project Arborist shall review the entire plan set.
Corrections shall be modified as necessary for consistency
with the approved tree preservation report. The arborist
shall provide a letter of acceptance of the plans,
specifying the date of the plans, to accompany the
submittal.
57. Site Plans shall denote Type I fencing around Protected
Trees and Type II fencing around Street Trees a bold dashed
line enclosing the Tree Protection Zone as shown on Detail
#503, Sheet T-I, and the City Tree Technical Manual,
Section 6.35-Site Plans.
58. All civil plan sheets shall include a note directed to the
trees to be protected, including neighbor overhanging
trees stating: "Regulated Tree--before working in this
area contact the Project Arborist at 650-II
59. Aboveground utilities shall be located on the site in such
a way that landscape screening can grow adequately to
interrupt direct view from street frontages.
60. A detailed landscape and irrigation plan encompassing on-
and off-site plantable areas out to the curb shall be
submitted for review. 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 should
prepare these plans. Landscape and irrigation plans shall
18
061107 syn 0120165
61.
include:
a. All existing trees identified both to be retained and
removed, including street trees.
b. Complete plant list indicating tree and plant species,
quantity, size, and locations.
c. Irrigation schedule and plan.
d. Fence locations.
e. Lighting plan with photometric data.
f. Trees to be retained shall be irrigated, aerated and
maintained as necessary to ensure survival.
g. All new trees planted within the public right-of-way, as
shown on the approved plans, shall be installed per Public
Works Standard Tree Well Diagram #504, shall have a tree
pit dug at least twice the diameter of the root ball. The
Public Works Detail #504 shall be shown on Landscape
Plans.
h. 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 bark mulch on top of the
root ball keeping clear of the trunk by i-inch.
i. Automatic irrigation shall be provided to all trees. For
trees, details on the irrigation plans shall show two
bubbler heads mounted on flexible tubing placed at the
edge of the root ball for each tree that is 15 gallon in
size or larger. Bubblers shall not be mounted inside the
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.
j. Landscape Plan shall ensure the backflow device is
adequately obscured with the planting of appropriate
screening (e.g., shrubbery, landscape rock covering,
fitted with dark green wire cage, etc) to minimize
visibility.
All Planning Department conditions
project shall be printed on the
building permit.
of approval for
plans submitted
the
for
DURING CONSTRUCTION
62. Tree Protection Verification. A written statement from the
contractor verifying that the required protective fencing
is in place shall be submitted to the Building Inspections
Division prior to demolition, grading or building permit
19
061107 syn 0120165
63.
issuance. The fencing shall contain required warning sign
and remain in place until final inspection of the project.
Tree fencing shall be adjusted after demolition if
necessary to increase the tree protection zone as required
by the project arborist.
The applicant shall be responsible for the
replacement of any publicly owned trees that
during the course of construction, pursuant
8.04.070 of the Palo Alto Municipal Code.
repair or
are damaged
to Section
64. 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
65. 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.
POST CONSTRUCTION
66. Maintenance. For the life of the proj ect, all landscape
shall be well maintained, watered, fertilized, and pruned
according to Nursery and Best Management Practices-Pruning
(ANSI A300-2001) and the City Tree Technical Manual,
Section 3.00 and 5.00
(http://www.cityofpaloalto.org/planning-
community/tree index.html). Any vegetation that dies shall
be replaced or failed automatic irrigation repaired by the
current property owner within 30 days of discovery.
Public Works Engineering
SITE SPECIFIC
67. Since this project will create one acre or more of
impervious surface, it will be subject to updated storm
water regulations (C.3). The regulations require inclusion
of storm water treatment controls sized in accordance with
numeric standards, source control measures that prevent
pollutants from contacting storm water runoff, and site
design measures that reduce storm runoff and isolate
20
061107 syn 0120165
contaminated runoff in order to minimize the need for storm
water treatment. In addition, the regulations require a
signed agreement with the City for the long-term
maintenance of installed storm water treatment measures,
subject to verification by the City. The applicant shall
meet with Public Works Engineering staff to discuss the
implications of the regulations on the project along with
other grading and drainage issues.
68. It appears that the primary access to the site will be
through an adjacent parcel. Therefore, at minimum, access
and parking easements must be granted to the applicant from
the adjacent property owner prior to the recordation of the
Final Map required for this development. Any recorded
easement granted for the benefit of this development "run
with the land".
69. The applicant will be required to construct public
improvements as part of this development. The nature and
scope of the required public improvements will be
determined through a meeting with City departments prior to
improvement plan submittal. Resurfacing the width of the
projects' frontage streets and new curb, gutter, and
sidewalk are typical standard requirements.
70. Due to the size, scope, and sensitivity of the development,
the earthwork phase of construction is to take place
outside of the City's designated wet season: October 1st
through April 15th • The area of exposed earth and the
contaminated soil combine to pose an environmental hazard
if the grading of this project were to occur in the wet
season.
GENERAL
71. The applicant is required to meet with Public Works
Engineering (PWE) to verify the basic design parameters
affecting grading, drainage and surface water infiltration.
The applicant is required to submit a conceptual site
grading and drainage plan that conveys site runoff to the
nearest adequate municipal storm drainage system. In order
to address potential storm water quality impacts, the plan
shall identify the Best Management Practices (BMP's) to be
incorporated into the Storm Water Pollution Prevention Plan
(SWPPP) that will be required for the project. The SWPPP
shall include permanent BMP's to be incorporated into the
project to protect storm water quality. (Resources and
handouts are available from Public Works Engineering.
Specific reference is made to Palo Alto/s companion
document to "Start at the Source", entitled "Planning Your
21
061107 syn 0120165
Land Development Proj ect ") . The elements of
approved conceptual grading and drainage plan
incorporated into the building permit plans.
PRIOR TO SUBMITTAL OF BUILDING PERMIT
the PWE-
shall be
72. The applicant shall submit a final grading and drainage
plan to Public Works Engineering. This plan shall show
spot elevations or contours of the site and demonstrate the
proper conveyance of storm water to the nearest adequate
municipal storm drainage system. Existing drainage
patterns, including accommodation of runoff from adjacent
properties, shall be maintained.
73. The proposed development will result in a change in the
impervious area of the property. The applicant shall
provide calculations showing the adjusted impervious area
with the building permit application. A Storm Drainage Fee
adjustment on the applicant's monthly City utility bill
will take place in the month following the final approval
of the construction by the Building Inspection Division.
The impervious area calculation sheets and instructions are
available from Public Works Engineering.
74. Permittee must obtain a grading permit from the City of
Palo Alto Building Inspection Division if excavation volume
exceeds 100 cubic yards.
75. The project is within a Special Flood Hazard Area. Because
of the stringent regulations governing the design of any
structure in the Special Flood Hazard Area, the applicant
is required to meet with Public Works Engineering to
discuss the various significant design constraints that
will impact the structure. In addition, please note that
there are many informational handouts available at the
Development Center to assist in preparing improvement
plans.
76. A construction logistics plan shall be provided, addressing
at minimum parking, truck routes and staging, materials
storage, and the provision of pedestrian and vehicular
traffic adjacent to the construction site. All truck
routes shall conform to the City of Palo Alto's Trucks and
Truck Route Ordinance, Chapter 10.48, and the route map,
which outlines truck routes available throughout the City
of Palo Alto. A handout describing these and other
requirements for a construction logistics plan is available
from Public Works Engineering.
22
061107 syn 0120165
77. The CJL project shall submit a FEMA "floodproofing
certificate" for the "bathtub" design of the parking
structure. This certificate shall be submitted prior to
building permit submittal.
PRIOR TO ISSUANCE OF BUILDING PERMIT
78. Proposed improvements are located within a Special Flood
Hazard Area. Those areas that will be subject to contact
with floodwaters, such as crawl spaces and garages, must be
constructed with flood-resistant construction materials,
as specified in FEMA Technical Bulletin 2-93. The
requirements specified in these regulations must be clearly
and specifically noted on the structural drawings and in
material schedules, and not merely noted by generic
reference to the Technical Bulletin.
79. Proposed improvements are located within a Special Flood
Hazard Area. Unless otherwise specified by Public Works,
special floodwater openings shall be required in structure
walls, as specified in FEMA Technical Bulletin 1-93. The
openings shall have a total net area of not less than one
square inch for every square foot of enclosed area subject
to flooding. The bottom of all openings shall be no higher
than one foot above grade PAMC, Sec. 16.52.
80. This property is in the Special Flood Hazard Area. The
plans must explicitly state the lowest floor is to be
elevated to a minimum Base Flood Elevation of 8ft. This
minimum floor elevation must appear on the architectural
and structural plans.
81. The applicant shall obtain a Street Work Permit from Public
Works Engineering for pedestrian protection on the public
sidewalk and or construction proposed in the City right-of-
way. Sec. 12.08.010.
82. A portion of the proposed work is within the State of
California or County of Santa Clara right-of-way. A permit
must be obtained from the applicable agency. Evidence of
permit approval shall be submitted to the Planning and
Public Works Departments.
83. A detailed site-specific soil report prepared by a licensed
soils or geo-technical engineer must be submitted which
includes information on water table and basement/garage
construction issues. This report shall identify the
current groundwater level, if encountered, and by using
this and other available information, as well as
23
061107 syn 0120165
professional experience, the engineer shall estimate the
highest projected ground-water level likely to be
encountered in the future. If the proposed basement/garage
is reasonably above the projected highest water level, then
the basement can be constructed in a conventional manner
with a subsurface perimeter drainage system to relieve
hydrostatic pressure. If not, measures must be undertaken
to render the basement/garage waterproof and able to
withstand all projected hydrostatic and soil pressures. No
pumping of ground water is allowed. In generaL however,
Public Works Engineering recommends that structures be
constructed in such a way that they do not penetrate
existing or projected ground water levels.
84. This proposed development will disturb more than one acre
of land. The applicant must apply for coverage under the
State Water Resources Control Board's (SWRCB) NPDES general
permit for storm water discharge associated with
construction acti vi ty. A Notice of Intent (NOI) must be
filed for this project with the SWRCB in order to obtain
coverage under the permit. The General Permit requires the
applicant to prepare and implement a Storm Water Pollution
Prevention Plan (SWPPP). The applicant is required to
submi t 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. The SWPPP should include
both permanent, post-development project design features
and temporary measures employed during construction to
control storm water pollution. Specific Best Management
Practices (BMP's) which apply to the work should be
incorporated into the design.
85. The applicant is required to paint the "No Dumping/Flows to
Adobe Creek II logo in blue color on a white background,
adjacent to all storm drain inlets. Stencils of the logo
are available from the Public Works Environmental
Compliance Division, which may be contacted at (650) 329-
2598. A deposit may be required to secure the return of
the stencil. Include the instruction to paint the logos on
the construction grading and drainage plan. Include
maintenance of these logos in the Hazardous Materials
Management Plan, if such a plan is part of this project.
86. The project includes the construction of dumpster and
recycling areas. City ordinance requires that these areas
be covered.
24
061107 syn 0120165
DURING CONSTRUCTION
87. The contractor must contact the CPA Public Works Inspector
at (650) 496-6929 prior to any work performed in the public
right-of-way.
88. No storage of construction materials is permitted in the
street or on the sidewalk without prior approval of Public
Works Engineering.
89. The developer shall require its contractor to incorporate
best management practices (BMP's) for stormwater pollution
prevention in all construction operations, in conformance
with the Storm Water Pollution Prevention Plan prepared for
the project. It is unlawful to discharge any construction
debris (soil, asphalt, sawcut slurry, paint, chemicals,
etc.) or other waste materials into gutters or storm
drains. (PAMC Chapter 16.09).
90. For purposes of determining compliance with the City's
Flood hazard Regulations, per condition 10, an inspection
of the as-built elevation of the lowest floor shall be
arranged prior to pouring the foundation of the garage
(and/or building as the case may be) .
91. All construction within the
other property under City
Standard Specifications of
Departments.
City right-of-way, easements or
jurisdiction shall conform to
the Public Works and Utility
PRIOR TO FINALIZATION
92. The "as-built" elevation of the lowest floor not used
solely for parking or storage must be certified on the FEMA
Elevation Certificate and accepted by Public Works as
meeting the Special Flood Hazard Area requirements prior to
final City approval of the structure. This elevation
certification should be done at the stage of construction
when the "as built" elevation of that floor is first
established and still correctable with minimum effort; a
FEMA elevation certificate or copy thereof must be
submitted for City files. In cases of improvement to
existing structures where an existing floor will be the
lowest floor, certification shall be made prior to
construction. Sec. 16.52.
93. All sidewalks and curb and gutters
shall be repaired and/or removed and
with Public Works approved standards.
25
061107 syn 0120165
bordering the proj ect
replaced in compliance
Sec. 12.08.010.
94. Any unused driveway shall be removed and replaced with curb
and gutter. Sec. 12.08.090.
95. The Public Works Inspector shall sign off the building
permit prior to the finalization of this permit. All off-
site improvements shall be finished prior to this sign-off.
Similarly, all as-builts, on-site grading, drainage and
post-developments BMP' s shall be completed prior to sign-
off.
PRIOR TO SUBMITTAL OF FINAL MAP
96. Subdivision Agreement is required to secure compliance with
condition of approval and security of improvements onsite
and offsite. No grading or building permits will be issued
until Final Map is recorded with County Recorder.
97. The applicant 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. These
improvement plans must be completed and approved by the
City prior to submittal of a Final Map.
98. The project subdivision includes significant complexity
involving, final map and coordination of infrastructure
design and construction. Developer shall appoint a Project
Manager to coordinate with City, Public Works and Utility,
engineering staff. Public Works will conduct daily and
longer term communication with appointed project manager in
order to facilitate timely review and approval of design
and construction matters.
99. All construction within the City right-of-way, easements or
other property under City I S jurisdiction shall conform to
standard specifications of the Public Works and Utility
Department. Sec. 12.08.060.
PRIOR TO RECORDATION OF FINAL MAP
100. This. property is in a special flood hazard area and
notation of this shall appear on the recorded map.
101. The subdivider shall post a bond prior to the recording of
the final parcel or subdivision map to guarantee the
completion of the "on" and "off" site condition(s) of
approval. The amount of the bond shall be determined by the
Planning, Utilities and Public Works Departments.
26
061107 syn 0120165
Fire Department
102. Site address to be prominently posted at the main access to
the property. (2001CFC901)
103. Applicant shall work with the Fire Department to provide
fire access to the maximum extent practical, in conjunction
with hose outlets and traffic signal preemption outlined
below.
104. Fire Department access roads shall be marked by striping,
signs or other approved notices. (2001CFC901.4)
105. An approved access
egress/rescue window
be configured as an
Building Code.
106. Approved evacuation
pamphlets shall be
(Section 3.09(a) (1),
Regulations)
walkway shall be provided to each
(2001CFC902.3.1) Elevated slab shall
exit court in accordance with the
signs and
provided
Title
or emergency information
throughout the building.
19, California Code of
107. A fire sprinkler system shall be provided which meets the
requirements of NFPA Standard No. 13, 1999 Edition.
(PAMC15.04.160)
108. Approved 2%-inch hose valves shall also be provided within
each courtyard and at approved locations within the parking
structure.
109. An approved underground fire supply shall be provided for
the sprinkler system(s), and shall meet the requirements of
NFPA Standard No. 24 -1999 Edition. Fire supply system
installations require separate submittal to the Fire
Prevention Bureau. (PAMC15.04.083)
110. Elevator car nearest the common driveway shall be sized for
Fire Department gurney access requirements based on gurney
dimensions of 24_ x 82_ plus a minimum of two emergency
response personnel. (PAMC 15.04.120)
111. An automatic and manual alarm system shall be provided for
the building. (2001CFC1006.2.9)
27
061107 syn 0120165
Utilities Water Gas Wastewater
112. The applicant shall schedule the WGW utilities field
inspector at 650/566-4503 to visit the site and review the
existing water/wastewater fixtures to determine the
capacity fee credit for the existing load. If the
applicant does not schedule this inspection prior to
demolition, they may not receive credit for the existing
water/wastewater fixtures.
113. The applicant shall submit a completed water-gas-wastewater
service connection application -load sheets (each water
and gas meter shall be denoted on a load sheet) for City of
Palo Alto Utilities. The applicant must provide all the
information requested for utility service demands (water in
g.p.m., gas in b.t.u.p.h, and sewer in g.p.d.).
114. 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. Add
details WD-02, WD-03, WD-05, WD-17, WD-18, WWD-Ol, WWD-I0,
WWD-ll and water/sewer demo standards to the drawing
package.
115. 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. 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 capaci ty 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 main. Calculations must be signed and stamped by a
registered civil engineer. The applicant may be required
to perform, at his/her expense, a flow monitoring study of
the existing sewer main to determine the rema~n~ng
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
28
061107 syn 0120165
approval of the WGW engineering section. No downstream
overloading of existing sewer main will be permitted.
116. The onsite sanitary sewer system shall be privately owned
and maintained. The City's responsibility will start where
the private system connects to the City's existing sewer
main in the street.
117. The 8" lateral shown on the plans to Fabian Way shall be
connected to the 36" sewer main in Fabian not the 8" (slip
lined down to 6.6"). Connect to the existing manhole if
possible by core drilling.
118. For contractor installed water and wastewater mains or
services, the applicant shall submit to the WGW engineering
section of the Utilities Department two 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 I s literature on the materials to be used for
approval by the utilities engineering section. The
applicant I 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.
119. 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
Utili ties. The approved relocation of services, meters,
hydrants, or other facilities will be performed at the cost
of the person/entity requesting the relocation.
120. A separate water meter and backflow preventer shall be
installed to irrigate the approved landscape plan. These
meters and backflow preventers shall be located at the
street per Palo Alto Utilities Standards. Show the
locations of the irrigation meters on the plans. These
meters shall be designated as irrigation accounts and no
other water service will be billed on these accounts. 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.
29
061107 syn 0120165
121. An approved reduce pressure principle assembly (RPPA
backflow preventer device) shall be installed 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. Show the location of the
RPPA on the plans. Inspection by the utilities cross
connection inspector is required for the supply pipe
between the meter and the assembly.
122. An approved double detector check valve shall be installed
for the existing or new water connections for the fire
system to comply with requirements of California
administrative code, title 17, sections 7583 through 7605
inclusive. Double check detector check valves shall be
installed on the owner's property adjacent to the property
line. Show the location of the. double detector check
assembly on the plans. Inspection by the utili ties cross
connection inspector is required for the supply pipe
between the City connection and the assembly.
123. Sewer drainage piping serving fixtures located below 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.
124. Existing wastewater laterals that are not plastic (ABS,
PVC, or PEl shall be replaced at the applicant's expense.
125. All existing water and wastewater services that will not be
reused shall be abandoned at the main per WGW Utilities
procedures.
Utilities Marketing Services
126. Prior to issuance of the building permit, all common area
landscaping shall be approved by the utili ties marketing
services division of the Utilities Department. The
landscape shall conform to the Landscape Water Efficiency
Standards of the City of Palo Alto. A water budget shall
be assigned to the project and a dedicated irrigation water
meter shall be required. Call the Landscape Plan Review
Specialist at (650) 329-2549 for additional information.
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061107 syn 0120165
Utilities Electric
PRIOR TO ISSUANCE OF DEMOLITION PERMIT
127. The Permittee 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 Permittee shall contact Underground Service Alert (USA)
at 1-800-227-2600, at least 48 hours prior to beginning
work.
128. The Applicant shall submit a request to disconnect all
existing utility services and/or meters including a signed
affidavit of vacancy, on the form provided by the Building
Inspection Division. Utilities will be disconnected or
removed wi thin 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 FOR BUILDING PERMIT
129. A completed Electric Load Sheet and a full set of plans
must be included with all building permit applications
involving electrical work. The load sheet must be included
with the preliminary submittal.
130. Industrial and large commercial/subdivision 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.
131. Only one electric service lateral is permitted per parcel.
132. This project requires a padmount
transformer/switch/transition cabinet unless otherwise
approved in writing by the Electric Utility Engineering
Department. The location of the padmount
transformer/switch/transition cabinet shall be shown on the
site plan and approved by the Utilities Department and the
Architectural Review Board.
133. The developer/owner shall provide space for installing
padmount equipment (i. e. transformers, switches, and
interrupters) and associated substructure as required by
the City. In addition, the owner shall grant a Public
Utilities Easement for facilities installed on private
property as required by the City.
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061107 syn 0120165
134. The customer shall install all electrical substructures
(conduits, boxes and pads) required from the service point
to the customer's switchgear. All conduits must be sized
according to National Electric Code requirements and no %-
inch size conduits are permitted. Conduit runs over 500
feet in length require additional pull boxes. The design
and installation shall also be according to the City
standards.
135. Location of the electric panel/switchboard shall be shown
on the site plan and approved by the Architectural Review
Board and Utilities Department.
136. 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.
137. For services larger than 1600 amps, the customer will be
required to provide a transition cabinet as the
interconnection point between the utility's pad:i:nount
transformer and the customer's main switchgear. The
cabinet design drawings must be submitted to the Electric
Utility Engineering Department for review and approval.
138. No more than four 750MCM 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 transition cabinet
will not be required.
139. The customer is responsible for sizing the service
conductors and other required equipment according to the
National Electric Code requirements and the City standards.
140. Projects that require the extension of high voltage primary
distribution lines must be coordinated with the Electric
Utility. Additional fees may be assessed for the
reinforcement of offsite electric facilities.
141. 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
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061107 syn 0120165
installing the additional facilities as well as the cost of
ownership.
PRIOR TO ISSUANCE OF BUILDING PERMIT
142. The applicant shall comply with all the Electric Utility
Engineering Department service requirements noted during
plan review.
DURING CONSTRUCTION
143. Contractors and developers shall obtain a street opening
permi t from the Department of Public Works before digging
in the street right-of-way. This includes sidewalks,
driveways and planter strips.
144. 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 checked by USA shall be
delineated with white paint. All USA markings shall be
removed by the customer or contractor when construction is
complete.
145. The customer is responsible for installing all on-site
substructure (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 %-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. Utilities Rule &
regulation #16.
146. All primary electric conduits shall be concrete encased
with the top of the encasement at a 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.
147. All new underground conduits and substructures shall be
installed per City standards and shall be inspected by the
Electrical Underground Inspector before backfilling.
148. The customer is responsible for installing all underground
electric service conductors, bus duct, transition cabinets,
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061107 syn 0120165
and other required equipment.
the National Electric Code
standards.
The installation shall meet
requirements and the City
149. Prior to fabrication of electric switchboards and metering
enclosures, the customer must submit switchboard drawings
to the Electric Metering Department at 3201 East Bayshore
Road, Palo Alto 94303 for approval. The City requires
compliance with all applicable EUSERC standards for
metering and switchgear.
150. All new underground electric services shall be inspected
and· approved by both the Building Inspection Division and
the Electrical Underground Inspector before energizing.
AFTER CONSTRUCTION & PRIOR TO FINALIZATION
151. The customer shall provide as-built drawings showing the
location of all switchboards, conduits (number and size),
conductors (number and size), splice boxes, vaults and
switch/transformer pads.
PRIOR TO ISSUANCE OF BUILDING OCCUPANCY PERMIT
152. The applicant shall grant Public utilities Easement for
facilities installed on private property for City use.
153. All required inspections have been completed and approved
by both the Building Inspection Division and the Electrical
Underground Inspector.
154, All fees must be paid.
155. All Special Facilities contracts or other agreements need
to be signed by the City and applicant.
ADDITIONAL COMMENTS
156. Developer shall provide electrical load
details/calculations for sizing the padmounted transformer
for the proposed project. Lead time on the transformer is
6-8 months. The City does not permit installing padmounted
equipment (transformer / swi tch) in the basement or in any
other inaccessible locations. Any extension or relocation
of existing distribution lines or equipment if required
shall be done at customer's expense. Customer shall
maintain clearances from the electrical lines per City and
N.E.C. requirements. Utilities Engineering will provide
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061107 syn 0120165
cost estimate/fees when drawings are submitted to the
Building Department for review and approval. Customer must
visit the proposed project site and acquaint
himself/herself with the field conditions prior to
submitting the drawings. Customer must schedule a meeting
with Utilities Engineering (650-566-4533/4516/4535) and
obtain City's standards and specifications.
SECTION 5. Effective Date. This resolution shall be
effective upon the effective date of Ordinance 4918, entitled
"Ordinance of the Council of the City of Palo Alto Amending
Section 18. 08.040 of the Palo Al to Municipal Code (the Zoning
Map) to Change the Classification of Property Known as 901 San
Antonio Road: Taube-Koret Campus for Jewish Life Project From GM
to PC Planned Community, a Comprehensive Plan Amendment to
Change the Land Use Map from Light Industrial to Mixed Use, And
Approving a Variance from a Height Requirement, and a Below
Market Rate Housing Plan."
INTRODUCED AND PASSED:
AYES:
NOES:
ABSENT:
ABSTENTIONS:
APPROVED AS TO FORM:
Senior Deputy City Attorney
061107 syn 0120165
September 25, 2006
BEECHAM, CORDELL, DREKMEIER,
KISHIMOTO, KLEIN, KLEINBERG,
MORTON, MOSSAR
BARTON
APPROVED:
and
35