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RESOLUTION NO. 8659
RESOLUTION OF THE COUNCIL OF THE CITY OF PALO
ALTO APPROVING ARCHITECTURAL REVIEW (05PLN-00)
FOR· 850 WEBSTER STREET -CHANNING HOUSE HEALTH
CARE BUILDINGi CHANNING HOUSE, APPLICANT) FOR
PLANNED COMMUNITY ZONE CHANGE PC-4919
The Council of the City of Palo Alto does resolve as
SECTION 1. Background.
The City Council finds, determines, and declares that:
A. Channing House ("the applicant") has requested
approval of the demolition of an existing one story building and
adjacent parking lot at 532 Homer Avenue, and the construction
of a two story building including 26 skilled nursing units, 27
assisted living units, associated staff and resident spaces,
service areas and underground parking garage (the "Project").
B. The City Council has adopted Ordinance No. 4919
approving the amendment to the existing Planned Community (PC),
Variance and Negative Declaration for the Project.
C. The Architectural Review Board, at duly noticed
hearings on July 6, 2006 and August 3, 2006 reviewed and
considered the design of the Project and recommended approval
upon certain conditions.
D. The Planning and Transportation Commission held
duly noticed public hearings on the Project on March 22, 2006
and August 30, 2006 and recommended 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 October 10, 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 Commission.
SECTION 2. Design Approval. The City Council hereby
approves Planning Application No. 05PLN-00290, regarding the
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architecture, site planning and related site improvements,
subject to th~ conditions set forth below, finding that:
a. The design and architecture of the proposed
imp:!;,ovements, as conditioned, furthers the goals and purposes of
Architectural Review as it complies with the Architectural
Review findings as required in Chapter 18.76 of the Palo Alto
Municipal Code ("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 H-18: Support housing that incorporates facilities
and services to the healthcare, transit, or social service needs
of households with special needs, including seniors and persons
with disabilities. The Project will provide improved healthcare
to senior residents of the Channing House.
Pol L-5: Maintain the scale and character of the City.
Avoid land uses that are overwhelming and unacceptable due to
their size and scale. Scale is the relationship of various parts
of the environment to each other, to people, and to the limits
of perception. It is what establishes some neighborhoods or
streets as pedestrian-oriented and others as automobile-
oriented. In older portions of Palo Alto, the grid of City
blocks, small rectangular parcels, and narrow streets
establishes a pattern that is generally pleasant for the
pedestrian. The pattern is reinforced by streets that are lined
with trees, residential buildings set back behind front gardens,
and buildings typically one to three stories in height. The
Project includes new street trees, maintaining the required
front yard setback and adding landscaping throughout the subject
property to benefit the neighborhood, and the building would be
two-stories in height.
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. The Project's two-story
building will act as a transition between the existing Channing
House and neighboring multi-story residential buildings.
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Poli L-12: Preserve the character of residential
neighborhoods by encouraging new or remodeled structures to be
compatible with the neighborhood and adjacent structures. The
new building would meet the adj acent zones' regulations for
height and setbacks, would meet the daylight plane requirements
of the adjacent RM-30 zone and substantially meet the daylight
plane requirements of the adjacent RM-15 zone. The building has
been reviewed by the City's Architectural Review Board, who
voted unanimously that the design is architecturally compatible
with the adjacent buildings.
Poli L-17: Treat residential streets as both public ways
and neighborhood ameni ties. Provide continuous sidewalks,
healthy street trees, benches, and other amenities that favor
pedestrians. The Project includes pedestrian safety
improvements, with a reduction in the number of driveway curb-
cuts along Homer Avenue and the re-painting of the crosswalk.
Additionally, the Project includes new street trees, significant
landscaping along the edges of the property, and amenities for
pedestrians.
L-48: Promote high quality, creative design and site -:-----"'":------: planning is compatible with surrounding development and
public spaces. The Project includes high quality materials and
creative composition and site planning.
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; avoid blank or solid walls at street
level; and include human-scale details and massing. The Project
will infill an existing parking lot and will provide a
residential character along the street. The walls are well
articulated with windows, planters, cast stone ornaments,
trellises, and clay tile to provide human-scale details, with an
entry protected by a glass awning and accessible via a staircase
and ramp.
Poli L-75: Minimize the negative physical impacts of
parking lots. Locate parking behind buildings or underground
wherever possible. The Project includes demolition of an
existing, surface parking lot and construction of a subterranean
parking lot, thereby removing the negative physical aspects of
the existing surface parking lot.
These additional policies are also applicable to the Project:
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• Policy L-70: Enhance the appearance of street and other
public spaces by expanding and maintaining Palo Alto's
street tree system.
• 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 T-23: Encourage pedestrian-friendly design features
such as sidewalks, street trees, on-street parking, public
spaces, gardens, outdoor furniture, art, and interesting
architectural details.
• 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, commercial, industrial, municipal,
and transportation land uses and activities.
• Policy N-22: Limit the amount of impervious surface in new
development or public improvement projects to reduce urban
runoff into storm drains, creeks, and San Francisco Bay.
• 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 communities.
• Policy N-47: Optimize energy conservation and efficiency in
new and existing residences, businesses, and industries in
Palo Alto.
c. The design is compatible with the immediate
environment of the site in that the Project would convert an
underutilized building and surface parking lot to a health care
building available to seniors with special needs. The height of
the building would be compatible with the height of the adjacent
residential buildings, and the RM-30 daylight plane will be met,
and the RM-15 daylight plane will be met adjacent to the RM-15
zoned property, with the exception of building corners;
d. The design is appropriate to the function of the
Project in that the design accommodates the physical and
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progranunatic needs and objectives of the skilled nursing and
assisted living program of the Channing House:
e. The design promotes harmonious transitions in scale
and character in areas between different designated land uses in
that the building will be transitional between the existing
Channing House facility and the residential neighborhood. The
building will encroach into the special PC daylight plane but is
designed to be compatible with the adjacent uses and
incorporates evergreen landscape buffers;
f. The design is compatible with approved improvements
both on and off the site in that the Project includes the
replacement of a surface parking lot and improved landscaping on
the entire Channing House property, and the existing two-way
portion of the private Lane 56, providing access to the existing
facility and the adjacent townhomes, will be maintained and
widened near the intersection with Channing Avenue;
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 conununity in that the design is focused on improving the
outdoor spaces. The new building is oriented towards the
Channing House, which creates a central usable outdoor space
above an existing roof terrace. The parking will be placed below
grade to allow for more landscaped areas;
of open space is
of the structures in
the building will
roof terrace, and
serve the unique
h. The amount and arrangement
appropriate to the design and the function
that landscape buffers will be provided,
improve handicap accessibility to the outdoor
appropriate outdoor spaces are provided to
needs of all users and visitors to the site;
i. Sufficient ancillary functions are
support the main functions of the Proj ect and
compatible with the Project's design concept in
auto, accessible and bicycle parking spaces
conveniently below grade in the building basement.
provided to
the same are
that adequate
are located
j . Access to the property and circulation thereon is
safe and convenient for pedestrians, cyclists and vehicles in
that the existing access ways off Channing Avenue, Webster
Street and Homer Avenue will be maintained. The Project will
provide a safer pedestrian environment by eliminating two
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driveways along Homer Avenue, re-striping the crosswalks and
adding traffic directional signs.
k. Natural features have been appropriately preserved
in that the redwood trees will be protected.
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, such that the building will have a
residential character compatible with the adjacent residential
architecture;
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 in that the use of the site is enhanced
with outdoor spaces and the parking area will be below grade;
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;
o. The design is energy efficient and incorporates
renewable energy design elements including but not limited to:
(i) Zero use CFC-based refrigerants in HVAC
(ii)
(iii)
(iv)
(v)
(vi)
systems,
Use of Solar panels,
Use of low-emitting adhesives, sealants,
paints, coatings, carpet and composite
wood,
Daylight for all perimeter rooms,
Water-use ficient landscape design, and
Additional elements listed by the
applicants.
SECTION 3. Conditions of Approval.
Planning and Community Environment Department:
General Conditions:
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1. Prior to the start of construction and the issuance of a
Streetwork Permit, the applicant shall submit a logistics
plan for review and approval by Public Works and Planning
staff. The logistics plan shall meet the Guidelines
established by Public Works, and shall include information
regarding the Project schedule, hours of construction, noise
control measures, neighbor notification of construction,
traffic control plan, material delivery, construction
parking, materials storage, measures to protect adjacent
properties, clean-up and maintenance of site and adj acent
properties, refuse collection and recycling, site plan, map
of truck routes, pedestrian protection plan, tree protection
plan, and Stormwater Pollution Prevention Plan.
2. Prior to the start of construction, the Project shall return
to the Architectural Review Board for approval of the final
building details, landscape plan, and building materials.
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3. Prior to the start of construction, the applicant shall pay
Community Facilities impact fees in the amount of $12,880.32.
Building Conditions:
4. Permitting and inspections of the new Health Center shall be
under the jurisdiction of the Office of Statewide Health
Planning and Development (OSHPD).
5. The existing Channing House building and the new Health Center
shall be physically separated so as to create two independent
buildings. Each building shall have independent electric,
gas, water and wastewater utility services.
6. The 2nd floor renovation and fire alarm upgrades to the
existing Channing House building shall comply with current
applicable City Building and Fire Code requirements.
7. Prior to issuance of a Building Permit for the 2nd floor
renovation and fire alarm upgrades to the existing Channing
House building, written evidence of an approved
decommissioning of the building from the Office of Statewide
Health Planning and Development (OSHPD) shall be provided to
the Chief Building Official.
8. Prior to issuance of a Building Permit
renovation and fire alarm upgrades to the
House building, the owner shall retain a
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for the 2nd floor
existing Channing
code consul tant,
approved by the Building Official, to conduct a code survey
and analysis of the building to identify items of non-
compliance with current Building and Fire Codes. The
consultant shall prepare a report that identifies structural,
non-structural disabled access, electrical, plumbing,
mechanical and fire code deficiencies, and submit such report
to the Building Official prior to issuance of a Building
Permit. The owner, in consultation with the Building Official
and Fire Marshal, will agree on a plan to correct the code
deficiencies noted in the consultant's report either as part
of the current project, or in conjunction with future
projects, to be processed through the City.
9. A demolition permit, issued by the Palo Alto Building
Division, shall be required for the removal of the existing
cottage.
Planning Arborist Conditions:
10. Ordinance Tree Mitigation Measure. The Tree Canopy
Replacement Standard, Tree Technical Manual, Section 3.20
stipulates that the 36" oak tree be replaced with: two 48"
box size and two 36" box size trees. Staff will accept an
alternative of two 60" box size oaks upon request. The
species shall be a selection of valley oak (Quercus lobata),
black oak (Q. kellogii) or coast live oak (Q. agrifolia). In
any case, an appropriate landscape area for each tree must be
dedicated to the future growing space needed for each of the
mi tigation trees, denoted on formal landscape improvement
plans, and fitted with bubbler head irrigation during a 2-5
year establishment period. Maintenance of the mitigation
trees shall be required for the duration of the Project,
subject to condition monitoring and replacement if required.
11. Landscape plans.
a. Raywood ash shall be deleted from the plant palette
(disease prone). New trees in the right of way shall
be planted per PW Detail #503. Species and location
spacing shall be determined by Public Works
Operations.
b. Specify the variety of Japanese maples to be planted.
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For winter screening between the Channing place
Homeowners Association, consider continuing the narrow
evergreen canary island pines spaced between the new
maple trees. Include the landscape areas flanking the
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Webster Street access, including the entry island in
the center.
c. Removal of the old lvy (rodent habitat) and
replacement with new groundcover and grasses (carpet
rose, New Zealand Flax, lily turf, etc) at this time
would benefit the residents and neighborhood.
12. The backflow-preventer device shall be concealed with an
appropriate size decorative fiberglass boulder dark grey or
brown in color (dekorraproducts.com or equivalent approved
by planning staff). Cut sheet shall be added to the plans.
The vegetation shall be planted appropriately around the
boulder. Irrigation to all new trees shall specify 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. Add detail to the irrigation plans. Bubblers shall
not be mounted inside the aeration tube.
13. Tree Protection Verification. A written statement from the
contractor or project arborist verifying that the required
protective Type I and II barriers are in place shall be
submitted to the Building Inspections Division prior to
demolition or grading. Damage to any street trees or trees
to be protected during the course of construction will be
subject to injury assessment and administrative penalty. The
contractor is responsible immediate Damage Reporting
protocol required in the City Tree Technical Manual, Section
2.25.
14. 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.
15. Prior to completion, the contractor shall contact Code
Enforcement staff at 650-329-2358 for Planning staff
inspection of the Proj ect to verify consistency with the
approved plans, ordinance tree mitigation planting and
conditions of approval.
16. Facilities Maintenance. For the life of the Project, all
landscape as shown on the approved plans, including all
trees, shall be reasonably well maintained, watered,
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fertilized, and pruned according to Best Management
Practices-Pruning (ANSI A300-2001), Nursery Standards 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.
Transportation Conditions
17. The Project shall establish left-turn arrows on the exit
driveways off of Homer Avenue and Channing Avenue. It is
preferable that this pavement marking be implemented using
white thermo plastic rather than paint.
18. A non-standard one-way sign is presently provided at the
most eastern project driveway off of Homer Avenue. The
Proj ect shall replace this one-way sign to conform to the
Manual on Uniform Traffic Control Devices in terms of size,
shape and installation height.
19. The Project shall mark visitor parking spaces in the surface
lot abutting Webster Street in order to facilitate access
and avoid traffic rerouting.
20. The project shall re-establish the faded zebra crosswalk and
"Ped xing" markings provided on Channing Avenue on the
approach to Webster Street. It is preferable that this
pavement marking be established using thermo plastic rather
than paint.
21. The Project shall re-establish the faded pedestrian
crosswalks presently provided at the all-way stop
controlled intersection of Homer Avenue/Webster Street.
22. The Project shall paint a stop bar and a stop legend on site
at the lighted "Car Coming" traffic sign to be facing
motorists exiting from the existing underground parking.
This will clearly give the right-of-way to traffic exiting
from the new underground parking facility due to the
constrained visibility conditions and ramp configuration.
23. The Project shall mark parking spaces number 19 & 20 as
compact stalls.
24. Prior to the issuance of a grading permit, the Project shall
submi t a logistics plan for review and approval by Public
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Works and Planning staff. As per our practice, information
described and shown on the traffic plan must contain the
truck routes to and from the site, parking arrangement
during construction including parking of construction
workers' vehicles, location of materials storage, any
potential for temporary closure of a travel lane or
sidewalk, any potential for temporary elimination of on-
street parking, warning traffic control devices and flag
persons, etc
Public Works Department
Engineering Conditions:
1. The garage floor drains must drain to the sanitary sewer.
2. The driveway and ramp shall be designed to not allow runoff
from the driveway to flow down the ramp. Consider a valley
gutter along the driveway at the interface with the ramp that
will capture driveway runoff and direct it to the street.
Also, the trench drain at the bottom of the ramp must connect
to the storm drain system.
3. The rainwater leaders should discharge onto splashblocks,
which direct water into landscaped areas so there is some
infiltration and filtering of the water before it is released
into the storm drain system.
Recycling Conditions:
4. PAMC Chapter 5.20 Standard service for garbage and
recycling collection does not include pull-out of bins from
basement level. Service beyond the standard level will result
in additional cost (hundreds of dollars per month) for
garbage and recycling collection. The trash and recycling for
the new building shall be transported to the existing trash
pick-up area in the alley via the buildings service elevator.
5. The new buildings enclosure shall accommodate the following:
Qty 1 - 4 cu. yd. bin-garbage
Qtyl - 4 cu. yd. bin-cardboard
Qty 6 96 gallon wheeled carts-single stream recycling
(bottles, cans, plastic containers #1 #7, newspaper, mixed
paper)
Bin dimensions-
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2 cubic yard 81" (1) x 38" (w) x 46" (h)
4 cubic yard -bin 81"(1) x 54(w) x 59"(h)
96 gallon cart 34.5" (1) x 29.25" (w) x 46.75" (h)
6. PAMC Chapter 5.24 -requires salvage for reuse and recycling
of construction and demolition debris.
Fire Department Conditions:
1. Hydrants shall be located not further than 120 feet from the
end of the fire access roadt and not further than 150
from all other points used for fire access. (PAMC
§15.04.140)
2. Elevator car and lobbies on all floors shall be sized and
configured for Fire Department gurney access requirements
based on gurney dimensions of 24 in. x 82 in. plus a minimum
of two emergency response personnel. (PAMC §15.04.120)
3. Approved 2%-inch hose valves shall be provided at each
underground floor level landing in every stairwell for the
underground parking structure. (PAMC §15.04.178)
4. All sprinkler drains t including those for floor control
valves and inspector t s test valves t as well as the main
draint 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.
(99NFPA13 t Sec. 5-14.2.4.3) NOTE: Please check with Roland
Ekstrand in Utilities for maximum flow capacity of sanitary
sewer in the area. Main Drain test discharge flow rate shall
be impounded and attenuated to below sanitary sewer capacity
before discharge.
Water Quality Conditions:
1. The oillsand separator needs to be plumbed to the sanitary
sewert not the curb. The trench drain across the ramp goes
to the storm drain/curb.
II
II
II
II
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H SECTION 4. Effective Date. This resolution shall be
effective upon the effective date of Ordinance _4~9~1=9~ __ __
entitled "ORDINANCE OF THE COUNCIL OF THE CITY OF PALO ALTO
AMENDING THE PLANNED COMMUNITY PC-4900, 850 WEBSTER STREET
(CHANNING HOUSE), TO ALLOW CONSTRUCTION OF A HEALTH CARE
BUILDING AND UNDERGROUND GARAGE, AND APPROVE A VARIANCE FOR
ENCROACHMENTS INTO A SPECIAL DAYLIGHT PLANE ALONG TWO PROPERTY
LINES. "
INTRODUCED AND PASSED: October 10, 2006
AYES: BARTON, CORDELL, DREKMEIER, KISHIMOTO, KLEIN
MORTON, MaSSAR
NOES:
ABSENT: BEECHAM ,KLEINBERG
ABSTENTIONS:
APPROVED AS TO FORM:
~~-~-----------Senior Deputy City Attorney
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APPROVED:
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Planning a: d
Environment