HomeMy WebLinkAboutRESO 9368.. Resolution No. 9368
Resolution of the Council of the City of Palo Alto Calling a Special Election for
November 5, 2013 on the Referendum on the Ordinance to Rezone the
Property Located at 567-595 Maybell Avenue from R-2 Low Density Residential
and RM-15 Multiple Family Residential to PC Planned Community Overlay to
Permit a 12 Single Family Unit and a 60 Unit Multifamily Affordable Rental
Development for Seniors
RECITALS
A. A referendum petition to repeal Ordinance 5200 to rezone the property located
at 567-595 Maybell Avenue from R-2 Low Density Residential and RM-15 Multiple Family
Residential to PC Planned Community Overlay to permit a 12 single family unit and a 60 unit
multifamily affordable rental development for seniors has been submitted to the City in
accordance with the requirements of Article VI of the Charter of the City of Palo Alto.
B. On August 1, 2013, the City Clerk certified the sufficiency of the signatures on
the Referendum.
C. On August 8, 2013, the City Council accepted the Certificate of Sufficiency of the
Referendum Ballot and directed staff to return with a resolution putting the measure on the
November 2013 ballot.
D. Elections are scheduled to be held on November 5, 2013, in certain school
districts and certain special districts in Santa Clara County; and
E. Under Part 3 of Division 10 of the Elections Code, commencing at Section
10400, and Education Code Section 5342, elections called by various governing bodies may be
partially or completely consolidated.
The City Council of the City of Palo Alto hereby RESOLVE as follows:
SECTION 1. Special Election. A special municipal election is called for the City of
Palo Alto to be held on Tuesday, November 5, 2013, under Charter Article VI for the purpose of
submitting the following question to the voters at the election:
CITY OF PALO ALTO REFERENDUM MEASURE __ _
Shall the Palo Alto Municipal Code be amended to rezone the property located
at 567-595 Maybell Avenue from R-2 Low Density Residential and RM-15
Multiple Family Residential to Planned Community Overlay Zone to include 12
single family units and 60 units of affordable senior housing?
For the Ordinance
Against the Ordinance
1
0131121 RESO Calling Special Election on Referendum Repealing PC Ordinance
SECTION 2. Adoption of Measure. As the entire ordinance exceeds 50 pages, a
summary of the measure to be submitted to the voters is attached to this Resolution as Exhibit
"A" and incorporated by this reference. The entire ordinance is available on file in the City
Clerk's office. If a majority of qualified electors voting on such measure shall vote in favor of
City of Palo Alto Initiative Measure If_", it shall be deemed ratified and shall read as provided
in Exhibit If A".
SECTION 3. Notice of. Election. Notice of the time and place of holding the
electi()!l_is herebygiven, and t!!~ City Clerk is authorized, instructed and directed to give further
or additional notice of the election in time, form, and manner as required by law.
SECTION 4. Impartial Analysis. The City Council h~reby directs the City Clerk to
transmit a copy of the measure to the City Attorney. The City Attorney shall prepare an
impartial analysis of the measure, not to exceed 500 words in length, showing the effect of the
measure on the existing law and the operation of the measure, and transmit such impartial
analysis to the City Clerk on or before August 23, 2013.
SECTION 5. Ballot Arguments. Arguments in favor of or against the measure shall
be submitted to the City Clerk on or before August 16, 2013 at 5:00 p.m. un~er Elections Code
section 9286 et seq. If the City Clerk receives more than one argument for and/or against, the
priorities established by Elections Code section 9287 shall control.
SECTION 6. Rebuttal Arguments. Rebuttal arguments shall be controlled by the
provisions of Elections Code section 9285. The deadline for filing rebuttal arguments shall be
August 23, 2013, at 5:00 p.m.
SECTION 7. Duties of City Clerk. The Palo Alto City Clerk shall do all things
required by law to effectuate the November 5, 2013, general municipal election, including but
not limited to causing the posting, publication and printing of all notices or other election
materials under the requirements of the Charter of the City of Palo Alto and the California
Elections and Government Codes.
SECTION 8. Request and Consent to Consolidate. The Council of the City of Palo
Alto requests the governing body of any other political subdivision, or any officers otherwise
authorized by law, to partially or completely consolidate such elections and the City Council
consents to such consolidation. The Council requests the Board of Supervisors of Santa Clara
County to include on the ballots and sample ballots, all qualified measures submitted by the
City Council to be ratified by the qualified electors of the City of Palo Alto.
SECTION 9. Request for County Services. Under Section 10002 of the California
Elections Code, the Council of the City of Palo Alto requests the Board of Supervisors of Santa
Clara County to permit the Registrar of Voters to render services to the City of Palo Alto relating
to the conduct of Palo Alto's General Municipal and Special Elections which are called to be
held on Tuesday, November 5, 2013. The services shall be of the type normally performed by
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0131121 RESO Calling Special Election on Referendum Repealing PC Ordinance
-th-e-Registrarof-Voters in assisting the clerks of municipalities in the conduct of elections
including but not limited to checking registrations, mailing ballots, hiring election officers and
arranging for polling places, receiving absentee voter ballot applications, mailing and receiving
absent voter ballots and opening and counting same, providing and distributing election
supplies, and furnishing voting machines.
SECTION 10. Transmittal of Resolution. The City Clerk shall submit a certified copy
of this resolution to the Board of Supervisors of the County of Santa Clara.
SECTION 11. ~. Referendum measures are exempt from the California
Environmental Quality Act.
INTRODUCED AND PASSED: August 8,2013
AYES: BERMAN, BURT, HOLMAN, KLEIN, KNISS, PRICE, SCHARFF
SCHMID, SHEPHERD
NOES:
ABSENT:
ABSTENTIONS:
/l-b~
Mayor
~ ~~ity Manager
3.
0131121 RESO Calling Special Election on Referendum Repealing PC Ordinance
Exhibit" A"
Ordinance No. 5200
Ordinance of the Council of the City of Palo Alto Amending Section
18.08.040 of the Palo Alto Municipal Code (The Zoning Map) to Change
the Classification of Property located at 567 ... 595 Maybell Avenue from
R-2 Low Density Residential and RM-15 Multiple Family Residential to
PC Planned Community Zone No. 5200 for a 12 single family units and a
60 unit multifamily affor~able rental development for seniors overlay
The Council ofthe Ci~y of Palo Alto does ORDAIN as followS:
SECTION 1.
(a) Palo Alto Housing Corporation, ("the Applicant") applied on November 6,
2012 to the City for approval of a rezoning application (the "Project") for a new Planned
Community (PC) district for a property located at 567-595 Maybell Avenue (the "Subject
Property") and depicted on Exhibit A to accommodate the uses set forth below.
(b) The Planning and Transportation Commission, at its meeting of February 13,
2013, ~dvanced the Project with an initiation to consider a Planned Community Zone process
for the establishment of Planned Community Zone District No. 5200.
(c) The Architectural Review Board, at its meeting of April 4, 2013, reviewed the
Project design and recommended the City Council approve the project with associated draft
conditions of approval 'Exhibit B.'
(d) The Planning and Transportation Commission, after a duly noticed p·ublic
hearing held May 1, 2013, reviewed, conSidered, and recommended approval of the draft
. Mitigated Negative Declaration and this ordinance, and recommended that Section 18.08.040
(the Zoning Map) of the Palo Alto Municipal Code ~e amended to rezone the Subject Property
to a new Planned Community zone to permit construction of the Project, consistent with
conditions included in the Planned Community zone related to allowable land uses and
required development standards, and subject to provision of the public benefits outlined in this
ordinance.
(e) The Palo Alto City Council, after two duly noticed public hearings held on June
10 and June 17, 2013, after due consideration ofthe proposed Project, the analysis ofthe City
Staff, the public testimony and thecond!tions recommended by the Planning and
. Transportation Commission, adopts the Mitigated Negative Declaration and Mitigation
Monitoring Program, and the recommendations from the PTC and the ARB, and finds that the·
proposed Ordinance is in the public interest and will promote the public health, safety and
welfare, as hereinafter set forth.
(f) The Council finds that:
(1) The Subject Property is so situated, and the use or uses proposed for the
site are of such characteristics that the application of general distrkts or combining districts will
not provide sufficient flexibility to allow for the Project. The proposed Planned Community zone
130605 jb 0131104 1
district at 567 Maybell is necessary to insure the feasibility and long term preservation of the
affordable housing land use. The underlying zoning provides the ability to develop specific land
'uses for the property, but does not assure availabilityto seniors and/or at affordable rates. In
this instance, the PC requirements can be written to specify the affordability of the land use
and the occupants. If at a-subsequent date, the multifamily land use is proposed to be changed
from affordable to market rate, the proposed change would need to be considered by the
Council. In general or combining districts; the Council would not have the ability to consider the
afford ability level of the multifamily lan~ use. The higher density allowed under the PC also
makes the project ~nancially feasible. Also} the PC designation is necessary based on the
applicant's site plan...Io be competitive for affordable housing,financing_purposes, PAHC
proposes to site the 60 units of affordable senior housing on an approximately 1.1 acre parcel.
Using the RM-40 zoning designation, even with the maximum allowed 35% density bonus
provision, the approximately 1.1 acre site could yield a density of less than 60 units.
(2) Development of the Subject Property under the provisions of the PC
Planned Community District will result in public benefits not otherwise attainable by application
of the regulations of general districts or combining districts, as set forth in Section (4)(f) hereof.
The proposed main public benefit is 60 units of much needed affordable housing for seniors. It
has been documented that a large percentage of seniors live at or below the poverty line.
During the recent economic decline, a number of seniors have lost their retirement savings,
creating even a greater number of seniors on a limited income. Based 01'] the proposed project
of 12 single family homes and 60 multifamily affordable senior units, the applicant is proposing
a number of additional public benefits to enhance the safety of Maybell and Clemo Avenues,
including Maybell Avenue and Clemo Avenue street improvements.
(3) The use or uses permitted, and the site development regulations
applicable within the proposed district are consistent with the Palo Alto Comprehensive Plan
(Goals, Policies, and proposed designation of residential use for the Subject Property) and are
compatible with existing and potential uses on adjoining sites or within the general vicinity. The
proposed single and multifamily use is compatible with the surrounding uses. The multifamily
-affordable senior development is adjacent to the Arastradero Park Apartments and Tan Plaza
~ultifamily buildings. The proposed single family units are adjacent to the existing single family
dwellings across Maybell Avenue. The reduced number of housing units on Maybell and Clemo
Avenues and additional design review will further insure compatibility with the single family
homes on Maybell. The Project is consistent with a number of Comprehensive Plan Policies. The
list of policies is included as Attachment H to the June 10, 2013 staff report. The Project allows
the City to provide for needed housing, consistent with Housing Element goals, to meet
demographic trends, while minimizing traffic and school impacts.
SECTION 2. Section 18.08.0400fthe Palo Alto Municipal Code, the "Zoning Map,"
is hereby amended by changing the zoning of Subject Property from R-2 and RM-15 to "PC
Planned Community 5200".
SECTION 3. The City Council hereby finds with respect to the Subject Property that
the project (the "Project") comprises the folloWing uses included in this ordinance and a
residential development, depicted on the Development Plans dated June 4, 2013, incorporated
by reference, and amended by Council motion, including the following components:
130605 jb 0131104 2
(a) Twelve (12) units of detached single family homes, with seven (7) homes on
Maybell Avenue and five (5) homes on Clemo Avenue.
, (b). A four story multifamily affordable rental development for seniors (Senior
Building) earning 30-60% area median income (AMI). The development will contain 59 one·
bedroom' units of approximately 600 square feet and 1 two bedroom property manager's unit
of approxim~tely 726 square feet. The total square footage of the building is approximately
56,320 square feet. The height to the top of the fourth floor will be 50'.
(c) Multiple Common Open Space areas for the Senior Building including: 1) a
--re-s-id~e-n;-::ti---Cal:-r-'--o-'-::of terrace of appr()ximately 1;152 square feet locat~don the fourthfloor;an,f2f a
468 square foot covered terrace as part of an approximately .35 acre courtyard, and 3) a second
floor deck of approximately 125 square feet.
(d) Surface level parking with a minimum of 42 parking stalls with a reserve of 5
spaces, with an entrance from the surface parking area of the Subject Property.
(e) The applicant shall be required to incorporate the following elements into the
Project:
(1) The homes on Maybell Avenue shall be limited to two stories.
(2) Improve the street facing elevations of all single family units by varying
setbacks and architectural styles of units along Maybell and Clemo; .
(3) Strengthen and refine the design features, roof lines and landscaping of all
housing units on the entire site;
(4) Provide shuttle services for senior housing residents;
(5) Provide an accelerated payment schedule of $200,000 for Maybell Avenue
improvements to ensure expediting of these improvements prior to the issuance of grading
permits and building permits;
(6) Increase the setbacks on Maybell Avenue to a 20 feet average front yard
setback with a minimum of 18 feet and an average 10 feet separation between homes, subject
to site and design review by t~e Architectural Review Board (ARB);
(7) The height of the homes on Clemo Avenue may be increase~ to 32 ~ feet
to accommodate a third story. . .
(8) Share maintenance and landscaping staff and service coordinators
between the Maybell Orchard senior complex and the Arastradero Park Apartment Complex
(APAC). Coordinate and share usage of van for residents of senior complex and APAC. . .
(9) Eliminate the two electric vehicle charging stations from the Site and with
equivalent funding from applicant, direct Staff to work with the community to find a suitable
alternative location in the neighborhood.
130605 jb 0131104 3
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SECTION 4. The Development Plan for the Subject Property dated june 4, 2013, as
modified in section 3 of this ordinance and any approved supplemental materials for the
Subject Property, as submitted by the applicant pursuant to Palo Alto Municipal Code Section
(PAMC) 18.38.090, shall be subject to the following permitted and conditional land uses and
special limitations on land uses, development standards, parking and loading requirements,
modification,s to the development plans and provisions of public benefits outlined below, and
conditions of project approval, attached and incorporated as "Exhibit B".
(a) Permitted, Conditionally PermitteCiland uses shall be allowed and limited as
follows:
Permitted Uses (subject to the limitations below under Section 4(b}):
(1) Single Family Residential
(2) Multifamily Residential
Conditionally Permitted Uses:
(1) Personal or Retail Services (consistent with RM-40)
(2) Commercial Recreation
(3) Convalescent Facilities
(4) Private Clubs, Lodges, and Fraternal Organizations
(b) Special limitations on land uses include the following:
(l)'TheResidentiaIBuilding for Seniors shall only be for affordable rental
housing to seniors earning 30-60% of AMI;
(c) Development Standards:
Development Standards for the site shall comply with the standards
prescribed for the Planned Community (PC) zone district (PAMC Chapter
18.38) and as described in Section Three and Section Four herein and in the
Approved Development Plans. This Ordinance shall supersede inconsistent
provisions in Chapters 18 and 21.
(d) Parking and loading Requirements:
130605 jb 0131104
'Parking and loading requirements for the site shall comply with PAMC 18.52
and 18.54 and as described in Section Three and Section Four herein and in
the Approved Development Plans.
(e) Modifications to the Development Plan and Site Development Regulations:
Once the project has been constructed consistent with the approved
Development Plan, any modifications to the exterior design of the
4
Development Plan or any new construction not specifically permitted by the
Development Plan or the site development regulations contained in Section 4
(a) -(c) above shall require an amendment to this Planned Community zone,
unless the modification is a minor change as described in PAMC 18.76.050 (b)
(3) (e), in which case the modification ma.y be approved through the Minor
. Architectural Review process. Any use not specifically permitted by this
ordinance shall require an amendment to the PC ordinance.
(f) Public Benefits:
130605 jb 0131104
Development Of the site unaerfl1e provisions ofthe PC PlanneaCommunity
District will result in public benefits not otherwise attainable by application of
the regulations of general districts or combining districts. The Project includes
the following public benefits that are inherent to the Project and in excess of
those required by City zoning districts.
(1) Below Market Rate (BMRl Housing. The project shall provide 60 units of
rental housing for seniors at below market (low and very low income)
rates;
(2) Based on the proposed project of 12 single family homes and 60
multifamily affordable senior units, the applicant is proposing a number
of additional public benefits to enhance the safety of Maybell and Clemo
Avenues. The applicant. in an amount not to exceed $200,000, shall
perform all ofthe follOWing improvements:
1. Install sidewalks on all no-paved segments ofthe southern side of
Maybell Avenue between Coulombe and el Camino, as feasible, to
improve pedestrian safety and walkability of the streE;!t.
2. Provide Maybell Avenue safety deSign enhancements from
recommendatio'ns developed through the Bicycle Boulevard and
Safe Routes to School implementation process ..
3. Reconfigure the western side of Clemo Avenue, as feaSible, to
accommodate perpendicular parking to account for the reduced
parking on Maybell Avenue from 7 AM to 7 PM.
(g) Development Schedule:
The project is required to include a Development Schedule pursuant to PAMC
18.38.100. The approved Development Schedule is set forth below:
Construction of the Project shall commence on or before October 2013,
unless a change in the development schedule is approved by the Director of
Planning and Community EnVironment, not to exceed a one year extension in
time and only one such extension without a hearing, pursuant to PAMC
18.38.130. The total time for the project construction and occupancy of
5
tenant spaces is expected to be 12 months, or by October 2014, unless
extended by the Director for up to one additional year.
(h) Fees
The Senior Building will be exempt from Development Impact Fees as
provided under the City Municipal cod~ as an affordable housing
development.
The 12 unit single family subdivision (Market Rate parcel) will be subject to
-----------c----.tnerollowing-requrrementsasproviaed unclerthe City Municipal Code:
1. All applicable Development Impact Fees;
2. Quimby Act;
3. In-lieu Below Market Rate housing fee.
California Government Code Section 66020 provides that a project applicant
who desires to protest the fees, dediCations, reservations, or other exactions
imposed ona development project must initiate the protest at the time the
development project is approved or conditionally approved or. within ninety
(90) days after the date that fees, dedications, reservations or exactions are
imposed on the Project. Additionally, procedural requirements for
protesting these development fees, dedications, reservations and exactions
are set forth in Government Code Section 66020. IF YOU FAIL TO INITIATE A
PROTEST WITHIN THE 90-DAY PERIOD OR FOLLOW THE PROTEST
PROCEDURES DESCRIBED IN GOVERNMENT CODE SECTION 66020, YOU WILL
BE BARRED FROM CHALLENGING THE VALIDITY OR REASONABLENESS OF THE
FEES, DEDICATIONS, RESERVATIONS, AND EXACTIONS.
This matter is subject to the California Code of Civil Procedures (CCP) Section
. 1094.5; the time by which judicial review must be sought is governed by CCP
Section 1094.6.
(i) Vehicular Access .
Vehicular ingress and egress will be from the proposed main entryway on
Clemo Avenue and the applicant shall obtain an access easement through
. the adjacent Arastradero Park Apartment Complex to connect the site access
aisle to the existing driveway for APAC on Maybell Avenue. .f an access
easement cannot be obtained and access is from a single driveway on Clemo
Avenue, the access barriers on C1elT!0 Avenue shall be relocated from the
intersection of Maybell Avenue to east ofthe project driveway on Clemo
Avenue.
SECTION 5. Indemnification. To the extent permitted by law, the Applicant shall
indemnify and hold harmless the City,.its City Council, its officers, employees and agents (the
"indemnified parties") from and against any claim, action, or proceeding brought by a third
party against the indemnified parties and the applicant to attack, set aside, or void this
ordinance or any permit or approval authorized hereby for the project, including (without
130605 Jb 0131104 6
limitation) reimbursing the City its actual attorney's fees and costs incurred in defense of the
litigation. The City may, in its sole discretion, elect to defend any such action with attorneys of
its choice
SECTION 6. Monitoring of Conditions and Public Benefits. Not later than three
(3) years following the approval of building occupancy by the City and every three (3) years
thereafter, the applicant shall request thaUhe City review the'project to assure that conditions
of approval and public benefits remain in effe,ct as provided in the original approval. The
applicant shall provide adequate funding to reimburse the City for these costs. If conditions or
benefits are found deficient by staff, the applicant shall correct such conditions in not more
------------------------------------------------------------------------------------------------
than 90 days from notice by the City. If correction is not made within the prescribed timeframe,
the Director of Planning and Community Environment will schedule review ofthe project
before the Planning and Transportation Commission and Council to determine appropriate
remedies, fines or other actions.
SECTION 7. A mitigated negative declaration (MND) for this project was prepared
in accordance with the California Environmental Quality Act and circulated for public review for
a 20-day period that was extended to May 30, 2013. The City Council approved the June 4,
2013 amended MND and Mitigation Monitoring Program at its meeting of June 17,2013
subject to th~ following amendments: In the hazardous materials section ofthe MND, "no
impact" was changedto "less than significant impact" in H(a) (b) and (c) and the following
mitigation measure was added: "Sweep surrounding streets daily while contaminated soil is
hauled offsite." The Mitigation Measures contained in the MND shall apply tothe project and
are incorporated.
SECTION 8. Conditions of Approval. The Project Conditions of Approval attached
as Exhibit B shall apply to the Project and are incorporated.
SECTION 9. This PC Zone shall be approved as an overlay to the existing zoning.
The property owner has the option of either developing under the PC development standards
or the underlying zoning standards. If the property owner elects to proceed with the senior
housing project, the PC zoning regulations shall supersede the underlying zoning.
II
II
II
II
II
II
II
130605 jb 0131104 7
SEal ON 10. This ordinance shall be effective on the thirty-first day after the .
date of its adoption (second reading).
INTRODUCED: June 171 2013
PASSED: June 281 2013 . 71)
B . J --L VJA ~ 11 l(n~sS, rr~c.e). Scnm\& ~ AYES' e. .... rna.."" u r Lj I\. ~, I . ~~n~
. l ---jtMf\lO~E~S~.~"'lt-hKo-khE . n -_ •.
ABSTENTIONS: NtJl\..e..
ABSENT: . ~ 1 f'fY..l.(\ I SC-hdrl.(?
130605 Jb 0131104 8
Director of Planning and
Community Environment
PF
Legend
t::I ExistIng Zone DIsIrIcta
abc ExIstIng Zone DIstrIct Labels
_ ZOne change from R2 & RM 15 to Planned Community (PC) ZOne
Tb. Clq' 0'
Palo Alto
9
AtIaclmIeDt A
S67 -S9S MayboIl Avenue
ZoneChlnge
&om
R-2ARM-IS
to
P1aDncd Comnnmity (PC) Zone
ATTACHMENT A
·W. G' -
. Planning Division
CONDITIONS OF APPROVAL
567 -595 Maybell Avenue
12PLN-00453
ATTACHMENT B·
1. The plans submitted for Building Permit shall be in substantial compliance with plans dated
June 4, 2013 except as modified to incorporate the adopted PC ordinance and these
----- --------
conditions of approval.
2. These conditions of approval shall be printed on the plans submitted for building permits.
3. The existing city street trees shall be maintained and protected during construction per City
of Palo Alto requirements.
4. Upon submittal of the application for a building permit, the project is required to comply
with the City's Green Building Program (PAMC 16.14). The project required to complete a
green building application, and implement the programs requirements in building plans and
throughout construction. More information and the application can be found at
http://www.cityofpaloalto.org/depts/pln/sustainablity green building building/application
/default.asp.
5. All Mitigation Measures asstated in the Mitigated Negative Declaration amended June 4,
2013 shall beincorporated into these conditions of approval. The following mitigation
I
measure is also incorporated: Sweep surrounding streets daily while contaminated soil is
hauled offsite.
6. Vehicular ingress and egress will be from the main entryway on Clemo Avenue and the
applicant shall obtain on access easement through the adjacent Arastradero Park
Apartment Complex to connect the site access aisle to the existing driveway for APAC on
Maybell Avenue.
a. If an access easement cannot be obtained and access is from a Single driveway on
Clemo Avenue, the access barriers on Clemo Avenue shall be relocated from the
intersection of Maybell Avenue to east ofthe project driveway on Clemo Avenue.
7. A "No Parking" sign shall be installed on the Maybell Avenue frontage of the project site.
The no parking hours will be between 7AM and 7 PM.
8. Shared Roadways Markings ("Sharrows") will be installed in both directions on Maybell
Avenue.
9 .. The Senior Building will be exempt from Development Impact Fees as provided under the
City Municipal code as an affordable housing development. The 12 unit single family
130605 jb 0131104 10
· subdivision (Market Rate parcel) will be subject to the following requirements as provided
under the City Municipal Code:
1. All applicable Development Impact Fees;
2. Quimby Act;
3. Below Market Rate In-lieu housing fee in the amount of$1.5 million. The
Citywill commit the fee towards the development of the senior
affordable housing development on terms similar to the pre-
development loan.
10. The homes on Maybell Avenue shall be limited to two stories.
11. Improve the street facing elevations of all single famUy units by varying setbacks and
architectural styles of units along Maybell and Clemo.
12. Strengthen and refine the design features, roof lines and landscaping of all housing units on
the entire site.
13. Provide shuttle services for senior housing residents.
'14. Provide an accelerated payment schedule of $200,000 for Maybell Avenue improvements to
ensure expediting of these improvements prior to the issuance of grading permits and
building permits.
15. Increase the setbac~s on Maybell Avenue to a 20 feet average front yard setback with a
minimum of 18 feet and an average 10 feet separation between homes, subject to site and
design review by the Architectural Review Board (ARB).
16. The height of the homes on Clemo Avenue may be increased to 32 X feet to accommodate
a third story.
17. Share maintenance and landscaping staff and service coordinators between the Maybell
Orchard senior complex and the Arastradero Park Apartment Complex (APAC). Coordinate
and share usage of van for residents of senior complex and APAC.
18. Eliminate the two electric vehicle charging stations from the ·site and with equivalent
funding from applicant, direct Staff to work with the. community to find a suitable
alternative location in the neighborhood.
Public Works
·19. SUBDIVISION APPLICATION: The applicant needs to file for a Major Subdivision Application
with the Planning Department for creating five (5) or more parcels. A Major Subdivision
, typically requires the approval of tentative and final maps. A building permit cannot be
issued until the final map is recorded at the County Recorder's Office.
130605 jb 0131104 11 .
20. OFFSITE IMPROVEMENTS: As part ofthis project, the applicant, at minimum, will be
required to repave (2-inch grind and pave) the full width of Maybell Avenue and Clemo
Avenue and instaU all new sidewalk, curb, gutter, and driveway approach in the public right-
of-way along the property frontage per Public Works' latest standards and/or as instructed
by the Public Works Inspector. The plan must note that any work in the right-of-way must
be done per Public Works' standards by a licensed contractor who must first obtain a Permit
for Construction inthe Public Right-o/-Way ("Street Work Permit") from Public Works at the
Development Center.
-------~~~~ ---
21. STREET TREES: The applicant may be required to replace existing and/or add new street
trees in the public right-of-way along the propertY's frontage. Call City Public Works'
arborist at 650-496-5953 to arrange a site visit so he can determine what street tree work
will be required for this project. The site or tree plan must show street tree work that the
arborlst has determined including the tree species, size, location, staking and irrigation
requirements. Any removal, relocation or planting of street trees; or excavation, trenching
or pavement within 10 feet of street trees must be approved by the Public Works' arborist.
The plan must note that in order to do street tre~ work, the applicant must first obtain a
Permit/or Street Tree Work in the Public Rig~t-of-Way ("Street Tree Permit") from Public
Works' Urban Forestry.
22. STORM WATER RUNOFF SYNOPSIS: Provide a synopsis of pre and post-development storm
water runoff flows and drainage systems. Summarize existing storm water drainage
patterns such as where the existing site runoff drains to. Explain the increase in the site
storm water runoff flow for post-development. Show justification that the existing City
storm water drainage system has the capacity to handle the increase in the flow.
23. STORM WATER TREATMENT: This project must meet the latest State Regional Water Quality
Control Board's (SRWQCB) C.3 provisions. The applicant is required to satisfy all current
storm water discharge regulations and shall provide calculations and documents to verify
compli,ance. All project~ that are required to treat storm water will need to treat the
permit-specified amount of storm water runoff with the following low impact development
(LID) methods: rainwater harvesting and reuse, infiltration, evapotranspiration, or
biotreatment. However, biotreatment (filtering storm water through vegetation and soils
before discharging to the storm drain system) will be allowed only where harvesting and
reuse, infiltration and evapotranspiration are infeasible at the project site. Complete the
Infiltration/Harvesting and Use Feasibility Screening Worksheet (Santa Clara Valley Urban
Runoff Pollution Prevention Program C.3 Stormwater Handbook -Appendix I). Vault-based
treatment will not be allowed as a stand-alone treatment measure. Where storm water
harvesting and reuse, infiltration, or evapotranspiration are infeasible, vault-based
treatment measures may be used in series with biotreatment, for example, to remove trash
or other large solids.
130605 jb 0131104 12
Reference: Palo Alto Municipal Code Section 16.11~030(c)
http://www.scvurppp-w2k.com/permit c3 docs/c3 handbook 20l2/Appendix 1-
Feasibility 20l2.pdf
In order to qualify the project asa Special Project for LID treatment reduction credit,
complete and submit the Special Projects Worksheet (Santa Clara Valley Urban Runoff
Pollution Prevention Program C.3 Stormwater Handbook -Appendix J: Special Projects). . .
__ 1"lA ... nY'f--RegulatedE1ojectJ:batm~ats~11 tMaiteria for more than ol1e Special Project Categocy.
may only use the LID treatment reduction credit allowed under one of the categories.
http://www.scvurppp-w2k.com!permit c3 docs!c3 handbook 20l2/Appendix J-
Special Projects 20l2.pdf).
The applicant must incorporate permanent storm water pollution prevention measures that
. treat storm water runoff prior to discharge. The prevention measures shall be reviewed by
a qualified third-party reviewer who needs to certify that it complies with the Palo Alto
~unicipal Code requirements. This is required prior to the issuance of a building permit.
The third-party reviewer shall be acquired by.the applicant and needs to be on the Santa
Clara Valley Urban Runoff Pollution Prevention Program's (Program) list of qualified
consultants. Any consultant or contractor hired to design/and/or construct a storm water
treatment system for the project cannot certify the project as a third-party reviewer.
http://www.scvurppp-w2k.com!consultants20l2.htm ?zoom highlight=consultants
Within 45 days of the inst~lIation of the required storm water treatment measures and
prior to the issuance of an occupancy permit for the building, third-party reviewer shall also
submit to the City a certification fur approval that the project's permanent measures were
constructed and installed in accordance to the approved permit drawings. The project must
also enter into a maintenance agreement with the City to guarantee the ongoing
maintenance of the permanent C.3 storm water discharge compliance measures. The
maintenance agreement shall be executed prior to the first building occupancy sign-off.
24. SWPPP: The proposed development will disturb more than one acre of land. Accordingly,
the applicant will be required to comply with the State of California's General Permit for
Storm Water Discharges Associated with Construction Activity. This entails filing a Notice of
Intent to Comply (NOI), paying a filing fee, and preparing and implementing a site specific
storm water pollution prevention plan (SWPPP) that addresses both construction-stage and
post-construction BMP's for storm water quality protection. The applicant is required to
submit two copies of the NOI and the draft SWPPP to the Public Works Department for
review and approval prior to issuance ofthe building permit.
130605 jb 0131104 13
.25. LOADING DOCK: If there is a loading dock, storm runoff from loading docks where chemicals
or hazardous materials may be handled shall not drain to a street, gutter, or storm drain.
See 16.09.Q32(b)(4)(D). It is recommended that the loading dock(s) be covered to preclude
the need for a drain.
26. GREASE/OIL REMOVAL DEVICE: Ifthere will be a kitchen and food serving area in the new
Sen ior Building, any drains in the food service facilities shall be connected to a grease
removal device.
27. PEDESTRIAN-eIRCUtATION-: The pede-stricrn clrcutation shown fOTSenior-SuitdingonSheet---
C2 indicates pedestrian route through neighboring property to access the public sidewalk at
the north end of the property. Such encroachment through a private property is not
recommended by the City.
28. The following comments are provided to assist the applicant at the building permit phase.
You can obtain various plan set details, forms and guidelines from Public Works at the City's
Development Center (285 Hamilton Avenue) or on Public Works' website:
http://www.cityofpaloalto.org/depts/pwd/forms· permits.asp
Include in plans submitted for a building permit:
29. GRADING & EXCAVATION PERMIT: For disturbing greater than 10,000 SF of land area, a
Grading and Excavation Permit needs to be obtained from PWE at the Development Center
. before the building permit can be issued. Refer to the Public Works' website for
"Excavation and Grading Permit Instructions." For the Grading and Excavation Permit
application, various documents are required including a grading and drainage plan, soils
report, Interim and Final erosion and sediment control, and storm water pollution
prevention plan (SWPPP). Refer to our website for "Grading and Excavation Permit
Application" and guidelines. Indicate the amount of soil to be cut and fl,lled for the project.
http://www.cityofpaloalto.org/civicax/fllebank/documents/11695
30. GRADING ANQ DRAINAGE PLAN: The plan set must include a grading and drainage plan
prepared by a licensed professional that includes existing and proposed spot elevations and
showing drainage flows to demonstrate proper drainage ofthe site. Other site uti~itiesmay
be shown on the grading plan for reference only, and should be so noted. No utility
infrastructure should be shown inside the building footprint. Installation of these other
utilities will be approved as part of a subsequent Building Permit application.
Site grading, excavation, and other site improvements that disturb large soil areas may only
be performed during the regular construction season (from April 16 through October 15th)
of each year the permit is active. The site must be stabilized to prevent soil erosion during
130605 jb 0131104 14
the wet season. The wet season Is d~fined as the period from October 15 to April 15.
Methods of stabilization are to be identified within the Civil sheets of the improvement
plans for approval.
31; BEST MANAGEMENT PRACTICES (BMP's): In order to address potential storm water quality
impacts, the plan shall identify BMP's to be incorporated into the Storm Water Pollution
Prevention Plan (SWPPP) that will be required for the project. The SvVPPP shall include
permanent BMP's to be incorporated into the project to protect storm water ql,lality.
(Resources and handouts are avai1ctble from PWE.Specific r~t!rence is made to Palo Alto's
companion document to' "Start at the Source", entitled "Planning Your Land Development
Project"). '
The developer shall require its contractor to incorporate BMP's for storm water pollution
prevention in all construction operations, in conformance with the SWPPP 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).
The applicant is required to paint the "No Dumping/Flows to Barron Creek" 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 oftheselogos in the Hazardous Materials Management Plan, if such a
. plan is part of this project.
·32. STORM WATER POLLUTION PREVENTION: The City's full-sized "Pollution Prevention -It's
Part of the Plan" sheet must be included in the plan set. Copies are available from
"
Development Center or ori our website .. Also, the applicant must provide a site-specific
storm water pollution control plan sheet in the plan set.
http://www.citvofpaloalto.org/civicax/filebank/documents/2732
33. IMPERVIOUS SURFACE AREA: Since the project will be creating or replacing 500 square feet
or more of impervious surface, the applicant shall provide calculations of the existing and
proposed impervious surface areas. The calculations need to be filled out in the Impervious
Area Worksheet for Land Developments form which is ava ilable at the Development Center
or on our website, then submitted with the building permit application.
http://www.cityofpaloalto.org/civicax/filebank/documents/2718
34. WORK IN THE RIGHT-OF-WAY -If any work is proposed in the public right-of-way, such as
sidewalk replacement, driveway approach, curb inlet, storm water connections or utility
laterals, the following note shall be included on the Site Plan next to the pro'posed work:
130605 jb 0131104 15
"Any construction within the city right-of-way must have an approved Permit/or
Construction in the Public Street prior to commencement ofthis work. THE
PERFORMANCE OF TH IS WORK IS NOT AUTHORIZED BY THE BUILDING PERMIT
ISSUANCE BUT SHQWN ON THE BUILDING PERMIT FOR INFORMATION ONLY."
35. LOGISTICS PLAN: The contractor must submit a logistics plan to PWE prior to commencing
work that addresses all impacts tothe City's right-of-way, including, but not limited to:
pedestrian control, t~affic control, truck routes, material deliveries, contractor's parking,
concrete pours, crane lifts, worKllours,-noise C:ontroT. dust confrol~ -Sfornfwate..-ponufiori-
prevention, contractors contact, noticing of affected businesses, and schedule of work .
. . The plan will be part of the building permit subm'ittal.
http://www.citvofpaloalto.org/civicax/filebank/documents/2719
36. FINALIZATION OF BUILDING.PERMIT: 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.
Public Works Water Quality
37. PAMC 16.09.170,16.09.040 Discharge of Groundwater: The project is located in an area of
suspected or known groundwater contamination with Volatile Organic Compounds (VOCs).
Ifgroundwater is encountered then the plans must include the following procedure for
construction dewatering:
Prior to discharge of any water from construction dewatering, the water shall be tested for
volatile organic compounds (VOCs) using EPA Method 601/602 or Method 624. The
analytical results of the VOC testing shall be transmitted to the Regional Water Quality
Control Plant (RWQCP) 650-329-2598. Contaminated ground water that exceeds state or
federal requirements for discharge to navigable waters may not be discharged to the storm .
drain system or creeks. ·If the concentrations of poliutants exceed the applicable limits for
discharge to the storm drain system then an Exceptional Discharge Permit must be obtained
from the RWQCP prior to discharge to the sanitary sewer system. If the VOC concentrations
exceed the toxic organics discharge limits contained in the Palo Alto Municipal Code
(16.09.040(m)) a treatment system for removal of VOCs will also be required prior to
discharge to the sanitary sewer. Additionally, any water discharged to the sanitary sewer
system or storm drain system must be free of sediment.
38. PAMC 16.09.180(b)(11) CarW8sh Required New Multi-family residential units and
residential development projects with 25 or more units shall provide a covered area for
occupants to wash their vehicles. A drain shall be installed to capture all vehicle wash
130605 jb 0131104 16
waters and shall be connected to an oil/water separator prior to discharge to the sanitary
sewer system. The oil/water separator shall be cleaned at a frequency of at least once every
six months or more frequently if recommended by the manufactu rer or the Superintendent.
Oil/water separators shall have a minimum capacity of 100 gallons. The area shall be graded
or bermed in such a manner as to prevent the discharge: of storm water to the sanitary
sewer system; (Note: the Senior Housing component ofthis development may apply for an
exemption to this requirements, in which case any hose bibs must be fitted with lock-outs
or other connections controls and signage indicating that car washing is not allowed.)
39. PAMC 16.09.180(b)(10) DUmpsters for New and Remodeled Facilities New buildings and
residential developments providing centralized solid waste collection, except for single-
family and duplex residences, shall provide a covered area for a dumpster. The area shall be
adequately sized for all waste streams and designed with grading or a berm system to
prevent water runon and runoff from the area.
40. PAMC 16.09.180(b)(14) Architedural Copper On and after January 1, 2003, copper metal
roofing, copper metal gutters, copper metal down spouts, and copper granule containing
asphalt shingles shall not be permitted for use on any residential, commercial or industrial
building for which a bUilding permit is required. Copper flashing for use under tiles or slates
and small copper ornaments are exempt from this prohibition. Replacement roofing,
gutters and downspouts on historic structures are exempt, provided that the roofing
material used shall be prepatinated at the factory. Forthe purposes of this exemption, the
definition of IIhistoricll shall be limited to structures designated as Category 1 or Category 2
buildings in the current edition of the Palo Alto Historical and Architectural Resources
Report and Inventory.
41. PAMC 16.09.17S(k)(2) Loading Docks
(i) Loading dock drains to the storm drain system may be allowed if equipped with a
fail-safe valve or equivalent device that is kept closed during the non-rainy season
and during periods of loading dock'operation.
(ii) Where chemicals, hazardous materials, grease, oil, or waste products are handled or
used within the loading dock area, a drain to the storm drain system shall not be
allowed. A drain to the sanitary sewer system may be allowed if equipped with a fail-
safe valve or equivalent device that is kept closed during the non-rainy season and
during periods of loading dock operation. The area in which th~ drain is located shall
be covered or protected from rainwater run-on by berms and/or grading.
Appropriate wastewater treatment approved by the Superintendent shall be
provided for all rainwater contacting the loading dock site.
42. PAMC 16.09.180(b)(S) Condensate from HVAC Condensate lines shall not be connected or
allowed to drain to the storm drain system.
130605 jb 0131104 17
43. PAMC 16.09.180(b)(b) Copper Piping Copper, copper alloys, lead and lead alloys, including
brass, shall not be used in sewer lines, connectors, or seals coming in contact with sewage
except for domestic waste sink traps and short lengths of as~ociated connecting pipes
where alternate materials are not practical. the plans must specify that copper piping will
not be used for wastewater plumbing.
44. PAMC 16.09.205(a) Cooling Systems, Pools, Spas, Fountains, Boilers and Heat Exchangers
It shall be unlawful to discharge water from cooling systems, pools, spas, fountains boilers
-------aand-he-at-exeh-anger-s--to-the-st1>rm-drain-sys-tem.
45. PAM~ 16.09.165(h) Storm Drain lab~ing Storm drain inlets shall be clearly marked With·
the words "No dumping -Flows to Bay," or equivalent.
Fire Department
46. Fire sprinkler, standpipe, fire alarm and underground fire supply installations require
separate submittal to the Fire Prevention Bureau.
47. Roof access shall be provided from both stairways. A hatch with ladder access is acceptable
where access via stair is not otherwise required. Hatch must be a minimum 36 x 48 inches
in sire. Where alternating tread access is approvable under the code, a ship's ladder shall
be provided instead.
Utilities
GENERAL
. 48. The applicant shall comply with all the Electric Utility Engineering Department service
requirements noted during plan review.
49. The applicant shall be responsible for identification and location of all utilities, both public
and private, within the work area.,Prior to any excavation work at the site, the applicant
shatl contact Underground Service Alert (USA) atl-8OQ-221-2600,atleast 48 Aeuf's.prior to
beginning work.
50. 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 within 10 working days after receipt of
request. The demolition permit will be issued after all utility services and/or meters have
been disconnected and removed.
THE FOLLOWING SHALL BE INCORPORATED IN SUBMITTALS FOR ELECTRIC SERVICE
130605 jb 0131104 18
51. A completed Utility Service Application and a full set of plans must be included with all
applications involving electrical work. The load sheet must be included with the preliminary
submittal.
52. Only one electric service lateral is permitted per parcel. Utilities Rule & Regulation #18.
53. If this project requires padmount transformers, the location of the transformers shall be
. shown on the site plan and approved by the Utilities Department and the Architectural
-~RevieW-Boa .. d.-UtmtiesRule & Regulations #3 &#-16.
54. The developer/owner shall provide space for installing padmount equipment (i.e.
transformers, switches, and interrupters) and assodated substructure as required by the
City.
55. The customer shall install all electrical substructures (conduits, boxes alJd pads) required
from the service point to the customer's switchgear. The design and installation shall be
according to the City standards and shown on plans. Utilities. Rule & Regulations #16 & #18.
56. Location ofthe electric panel/SWitchboard shall be shown on the site plan and approved by
the Architectural ReviewBoard and Utilities Department.
57. 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.
58. For services larger than 1600 amps, the customer will be required to provide a transition
cabinet as the interconnection point between the utility's padmount transformer and the
. customer's main switchgear. The cabinet design drawings must be submitted to the Electric
Utility Engineering Department for review and approval.
59. For underground services, no more than four (4) 750 MCM conductors per phase can be
connected to the transformer secondary terminals; otherwise, bus duct must be used for
connections to padmount transformers. If customer installs a bus duct directly between the
transformer secondary terminals and the main switchgear~ the installation of a transition
cabinet will not be required .
. 60. The customer is responsible .for sizing equipment according to the National Electric Code
requirements. The service conductors shall be sized per City standards. Utilities Rule &
Regulation #18.
130605 jb 0131104 19
61. Any additional facilities and services requested by the Applicant that are beyond what the
utility deems standard facilities will·be subject to Speci.al Facilities charges. The Special
Facilities charges include the cost of installing the additional facilities as well as the cost of
ownership. Utilities Rule & Regulation #20.
62. Projects that require the extension of high voltage primary distribution lines or
reinforcement of offsite electric facilities will be at the customer's expense and must be
------f'c,oordin-ated-with-the-£leetriclJtility.
DURING CONSTRUCTION
63. Contractors and developers shall obtain permit from the Department of Public Works
before digging in the street right-of-way. This includes sidewalks, driveways and planter
strips.
64. At least 48 hours prior to starting any excavation, the customer must call Underground
Service Alert (USA) at 1-800-227-2600 to have existing underground utilities located and
marked. The areas to be check by USA shall be delineated with white paint. All USA
markings shall be removed by the customer-or contractor when construction is complete.
65. The customer is responsible for installing all on-site substructures (conduits, boxes and
pads) required for the electric service. No more than 270 degrees of bends are allowed in a
secondary conduit run. All conduits must be sized according to National Electric Code
requirements and no 1/2 -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.
66. All primary electric conduits shall be concrete encased with the top of the encasement at
the depth of 30 Inches. No more than 180 degrees of bends are allowed in a primary
conduit run. Conduit runs over 500 feet in length require additional pull boxes.
67. All new underground conduits and substructures shall be installed per City standards and
shall be inspected by the Electrical Underground Inspector before backfilling.
68. The customer is responsible for installing all underground electric service conductors, bus
duct, transition cabinets, and other required equipment. The installation shall meet the
National Electric Code and the City Standards.
130605 jb 0131104 20
69. Meter and switchboard requirements shall be in accordance with Electric Utility'Service
Equipment Requirements Committee (EUSERC) drawings accepted by Utility and CPA
standards for meter installations. Shop/faCtory drawings for switchboards (400A and
greater) and associated hardware must be submitted for review and approval prior .to
installing the switchgear to:
Gopal Jagannath, P.E.
Supervising Electric Project Engineer
Utilities Engin!!ering(Electrical)
1007 Elwell Court
Palo Alto, CA 94303
Catalog cut sheets may not be substituted for factory drawing submittal.
70. All new underground electri~ services ~hall be inspected and approved by both the Building
Inspection Division and the Electrical Underground Inspector before energizing.
AFTER CONSTRUCTION & PRIOR TO FINALIZATION
71. 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
72. The applicant shall ,secure a Public Utilities Easement for facilities installed on private
property for City use.
73. All required inspections have been completed and approved by both the Building Inspection
Division and the Electrical Underground Inspector.
74. All fees must be paid.
75. All Special Facilities contracts or other agreements need to be signed by the City and
applicant.
SUBDIVISION PROJECTS
76. There may be other conditions applicable to your project that can be found in previous
sections of this document.
77. Only one electric service lateral is permitted per parcel.
130605 jb 0131104 21
78. The developer/owner shall provide space for installing padmount equipment (Le.
transformers, switches, and int~rruPters) and associated-substructure as required by the
City. In addition, the owner shall grant a Public Utilities Easement for facilities installed
within the subdivision as ,required by the City.
79. The civil drawings must show all e>.<:isting and proposed electric facilities (i.e. conduits,
boxes, pads, services, and streetlights) as well as other utilities. The developer/owner is
responsible for all substructure installations (conduits, boxes, pads, streetlights system, etc.)
-------Ion-the-subdivision-pareel map. the design and installation shan beaeeordingto the City
standards and all work must be inspected and approved by the Electrical Underground
Inspector.
80. The developer/owner is responsible for all underground services (conduits and' conductors)
to single-family homes within the subdivision. Allwork requires inspection and approval
from both the Building Department and the Electrical Underground Inspector.
81. The tentative parcel map shall show all required easements as requested by the City.
Utilities Water, Gas Wastewater
PRIOR TO ISSUANCE OF DEMOLITION PERMIT
8~. Prior to demolition, the applicant shall submit the existing water/wastewater fixture unit
loads (and building as-built plans to verify the existing loads) to determine the capacity fee
credit for the existing load. If the applicant does not submit loads and plans they may not
receive credit for the existing water/wastewater fixtures.
83. The applicant shall submit a request to disconnect all utility services and/or meters
including a signed affidavit of vacancy. Utilities will be disconnected or removed within 10
working days after receipt of request. The demolition permit will be issued by the building
inspection division after all utility services and/or meters have been disconnected and
removed.
FOR BUILDING PERMIT
84. The applicant shall submit a completed water-gas-wastewater service connection
application -load sheet fOr City of Palo Alto Utilities for each residential or commercial unit.
The -applicant must provide all the information requested for utility service demands (water
,in fixture units/g.p.m., gas in b.t.u.p.h, and sewer in fixture units/g.p.d.). The applicant shall
provide the existing (prior) loads, the new loads, and the combined/total loads (the new
loads plus any existing loads to remain).
85. The applicant shall submit improvement plans for utility construction. T~e plans must show
the size and location of all underground utilities within the development and the public
130605 jb 0131104 22
right of way including meters, backflow preventers, fire service requirements, sewer mains,
sewerdeanouts, sew~r lift stations and any other required utilities.
86. There is no sewer main in Clemo Ave and the sewer main in Maybell Ave is constricted to 6/1
in the last block approaching EI Camino Real. As part of this project the applicant is required
to pipe burst the 6/1 section of main sewer main to 8" .
87. Water and gas services for each single family home will be served directly off Maybell Ave
or Clemo Ave.
88. The applicant must show on the site plan the existence of any auxiliary water supply, (i.e.
water well, gray water, recycled water, rain catchment, water storage tank, etc).
89. 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.
90. The applicant's engineer shall submit flow calculations and system capacity study showing
that the on-site and off-site water and sanitary sewer mains and services will provide the
domestic, irrigation, fire flows, and wastewater capacity needed to service the development
and ,adjacent properties during anticipated peak flow demands. Field testing may be
required to determined current ftows and water pressures on existing water main.
Calculations must be signed and stamped by a registered civil engineer. The applicant is
required to perform, at his/her expense, a flow monitoring study of the existing sewer main
to determine the remaining capacity. The report must include existing peak flows or depth
of flow based on a minimum monitoring period of seven continuous days or as determined
by the senior wastewater engineer. The study shall meet the requirements and the approval
of the WGW engineering section. No downstream overloading of existing sewer main will
be permitted .
. 91. For contractor installed water and wastewater mains or services, the applicant shall submit
to the WGW engineering section of the Utilities Department four copies of the installation . .
of water and wastewater utilities off-site improvement plans in accordance with the utilities
department design criteria. All utility work within the public right-of-way shall be clearly
shown on the plans that are prepared, signeq and stamped by a registered civil engineer.
The contractor shall also submit a complete schedule of work, method of construction and
the manufacture's literature on the materials to be used for approval by the utilities
engineering section. The applicant's contractor ~ill not be allowed to begin work until the
. improvement plan and other submittals have been approved by the water, gas and
wastewater engineering section. After the work is complete but prior to sign off, the
130605 jb 0131104 23
applicant shall provide record drawings (as-builts) of the contractor installed water and
wastewater mains and services p~r City of Palo Alto Utilities record drawing procedures.
For·contractor installed services the contractor shall install 3M marker balls at each water or
wastewater service tap to the main and at the City clean out for wastewater laterals.
92. An approved reduced. pressure principle assembly (RPPA backflow preventer device) is
required for all existin"g and new water connections from Palo Alto Utilities to comply with
requirements of California administrative code, title 171 sections 7583 through 7605
inclusive."Th~J~~?A ~hall be installed on the owner's property and directly behind the water
meter within 5 feet of the property line. RPPA/s for domestic service shall be lead free.
Show the location of the RPPA on the plans. Residential single family homes with no
special cross connection hazards will be allowed to use double che~k assemblies.
93. An approved reduced pressure detector assembly is required for the existing or new" water
connection for the fire system (non single family home buildings only) to comply with
requirements of California administrative code, title 171 sections 7583 through 7605
inclusive (a double detector assembly may be allowed for existing fire sprinkler systems
upon the CPAU/s approval). reduced pressure detector assemblies shall be installed on the
owner's property adj;icent to the property line, within 51 of the property line. Show the
location of the reduced pressure detector assembly on the plans.
94. All backflow preventer devices shall be approved by theWGW engineering division.
Inspection by the utilities cross connection inspector is required for the supply pipe
between the meter and the assembly.
95. Existing wastewater laterals that are not plastiC (ABS, PVCI or PEl shall be abandoned per
the WGW Utilities Standar.ds.
96. The applicant shall pay the capacity fees and connection fees associated with new utility
service/s or added demand on existing services. The approved relocation of services,
meters, hydrants, or other facilities will be performed at the cost of the person/entity
requesting the relocation.
97. Each unit or place of business shall have its own water and gas rneter shown on the plans.
Each parcel shall have its own water service, gas service and sewer lateral connection
shown on the plans.
98. A separate water meter and backflow preventer is required to irrigate the approved
landscape plan. Show the location of the irrigation meter on the plans. This meter shall be
deSignated as an irrigation account an no other water service will be billed on the account.
The irrigation and landscape plans submitted with the application for a grading or building
permit shall conform to the City of Palo Alto water efficiency standards. New gas service
installations are required. Show the new gas meter locations on the plans. The gas meter
130605 jb 0131104 24
locations must conform with utilitie's standard details •
. 99. The applicant shall secure a public utilities easement for facilities installed in private
property. The applicant's engineer shall obtain, prepare, record with the county of Santa
Clara, and provide the utilities engineering section with copies of the public utilities
. easement across the adjacent parcels as is necessary to serve the development.
100. All existing water and wastewater services that will not be reused shall be abandoned at
the main per WGW Utilities procedures.
101. Utility vaults, transformers, utility cabinets, concrete bases, or other structures can not
be placed over existing water, gas or wastewater mains/services. Maintain l' horizontal
clear separation from the vault/cabinet/concrete base to existing utilities as found in the
field. If there is a conflict with existing utilities, Cabinets/vaults/bases shall be relocated
from the plan location as needed to meet field conditions. Trees may not be planted within
10 feet of existing water, gas or wastewater mains/services or meters. New water, gas or
wastewater services/meters may not be installed within 10' or existing trees. Maintain 10'
between new trees and new water, gas and wastewater services/mains/meters.
102. To install new gas service by directional boring, the applicant is required to have a sewer
clf;!anoutat the front of the building. This cleanout is required so the sewer lateral can be
videoed for verification of no damage after the gas service is installed by directional boring.
103. All utility installations shall be in accordance with the City of Palo Alto utility standards
for water, gas & wastewater.
104. The applicant shall obtain an encroachment permit from Caltrans for all utility work in
the EI Camino Real right-of-way. The applicant must provide a copy of the permit to the
WGW engineering section.
PRIOR TO DEMOLITION, BUILDING OR GRADING PERMIT ISSUANCE
105. BUILDING PERMIT SUBMITIAL REVIEW-CERTIFiCATION LETIER. Prior to submittal for
staff review, the plans submitted for building permit shall be revi·ewed by the project site
arborist to verifY that all the arborist's recommendations have been incorporated into the
final plan set. The submittal set sha,lIbe accompanied by the project site arborist's
certification letter that the plans have incorporated the following information:
a. Final Tree Protection Report (TPR) design changes and preservation measures.
b. Palo Alto Tree Technical Manual Standards, Section 2.00 and PAMC 8.10.080.
c. Outstanding items. Itemized list and which plan sheet the measures are to be
located.
d. Landscape and irrigation plans are consistent with CPA Tree Technical Manual,
Section 5.45 and Appendix L, Landscaping under Native Oaks and PAMC 18.40.130.
130~S jb 0131104 25
106. PROTECTED TREE REMOVAL REQUIREMENTS (Reference: CPA Tree Technical Manual,
Section 3.05). Provide an evaluation and summary for any Protected Tree proposed to be
removed with findings recognized by the tree ordinance; include replacement tree
Mitigation Measures using the Replacement Standards (Tree CanopyNalueMethod) in the
Palo Alto Tree Technical Manual, Section 3.00. If the total Mitigation canopy cannot be
entirely planted on site, the remainder shall be paid to the City of Palo Alto Forestry Fund
(Acct#60662). A Protected Tree removal permit shall be issued by the Urban Forestry
section.
107. SITE PLAN REQUIREMENTS. The final Plans submitted for building permit shall include
the following information and notes on the relevant plan sheets:
a. Sheet T-1 Tree Protection-it's Part ofthe Plan
(http://wwW.cityofDaloalto.org/environment/urbancanopv.asp ), Applicant shall
complete the Tree Disclosure Statement. Inspections and monthly reporting by the
project arborist are mandatory. (All projects: check #1; with tree preservation
report: check #2-6; with landscape plan: check #7.)
b. The Tree Preservation Report (TPR). All sheets of the TPR approved by the City,
Arborist Report for 567-595 Maybell Avenue, dated November 26, 2012, prepared
by McClenahan Consulting, LLC shall be printed on numbered Sheet T-l (T-2, T-3,
etc.) and added to the sheet index.
c. Protective Tree Fencing Type. Delineate on grading plans, irrigation plans, site plans
and utility plans, Type II fencing around Street Trees and Type I fencing
around Protected/Designated trees as a bold dashed line enclosing the Tree
Protection Zone (per the approved Tree Preservation Report) per instructions
on Detail #605, Sheet T-1, and the City Tree Technical Manual, Section 6.35-Site
Plans.
d. Site Plan Notes. Note #1. Apply to the site plan stating, "All tree protection and
inspection schedule measures, design recommendations, watering and construction
scheduling shall be implemented in full by owner and contractor, as stated in
the Tree Protection Report on Sheet T-1 and the approved plans". Note #2. All civil
plans, grading plans, irrigation plans, site plans and utility plans and relevant sheets
shall include a note applying to the trees to be protected,
including neighboring trees stating: "Regulated Tree--before working in this area
contact the Project Site Arborist at (650) 326-8781 Note #3. "Basement foundation
. plan. Soils Report and Excavation for basement construction within the TPZ of a
protected tree shall specify a vertical cut (stitch piers maybe necessary) in order to
avoid over-excavating into the tree root zone. Any variance from this procedure
requires City Arborist approval, please call (650) 496-5953." Note #4. Utility plan
sheets shall include the follow!ng note: "Utility trenching shall not occur within the
TPZ of the protected tree. Contractor shall be responsible for ensuring that no
trenching occurs within the TPZ of the protected tree by contractors, City crews or
final landscape workers. See sheet T-1 for instructions."
108. LAN DSCAPE PLANS.
130605 jb 0131104 26
a. Make the following changes in plant material for the following species, and planting
specifications (if any)
b. Provide a detailed landscape and irrigation plan encompassing on-and off-site
plantable areas out to the curb shall be approved by the Architectural Review
Board. A Landscape Water Use statement, water use calculations and a statement
of design intent shall be submitted for the project. A licensed landscape architect
and qualified irrigation consultant will prepare these plans, to include:
i. All existing trees identified both to be retained and removed including street
-trees.
ii. Complete plant list indicating tree and plant species, quantity, size, and
locations.
iii. Irrigation schedule and plan.
iv. Fence locations.
v. Ughting plan with photometric data.
vi. Trees to be retained shall be irrigated, aerated and maintained as necessary
to ensure survival.
vii. Reduce heat islandS-Parking lot shade tree plan. Provide a landscape sheet
showing tree planting designed to achieve 50% shading of paving surfaces
pursuant to PAMC 18.40. 130{e} {Parking Lot Shading Guidelines, Tree
Technical Manual, Addendum 9}.
viii. All new trees planted within the public right-of-way {public land} shall be
installed per Public Works {PW} Standard Planting Diagram #603 or 604
{include on plans}, and shall have a tree pit dug at least twice the diameter of .
the root ball.
·ix. Landscape plan shall include planting preparation details for trees specifying
digging the soil to at least 3D-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.
x. Automatic irrigation shall b.e provided to all trees. For trees, PW Detail #513
shall be..included on the irrigation plans and show two bubbler heads
mounted on flexible tubing placed at the edge of the root ball. Bubblers shall
not be mounted inside an aeration tube. The tree irrigation system shall be
connected to a separate valve from other shrubbery and ground cover,
pursuant to the City's Landscape Water Efficiency Standards. Irrigation in the
right-of-way requires a street work permit per CPA Public Works standards.
xi. Landscape Plan shall ensure the backflow device is adequately obscured with
the appropriate screening to minimize visibility (planted shrubbery is
preferred, painted dark green, decorative boulder covering acceptable; wire
cages are discouraged).
d. Planting notes to include the following mandatory criteria:
130605 Jb 0131104
i. Prior to any planting, all plantable areas shall be tilled to 12" depth, and all
construction rubble and stones over 1" or larger shall be removed from the
site.
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ii. Note a turf-free zone around trees 36" diameter (18" radius) for best tree
performance.
e. Mandatory Landscape Architect (LA) Inspection Verification to the City. The LA of
record shall verify the performance measurements are achieved with a separate
letter of verification to City Planning staff, in addition to owner's representative for
each of the following:
i. Percolation & drainage checks have been performed and is acceptable.
it Fine grading inspection of aH plantable areas has been personally inspected
for tilling depth, rubble removal, soil test amendments are mixed and
irrigation trenching will not cut through any tree roots.
iii. Tree and Shrub Planting Specifications, including delivered stock, meets
Standards in the CPA Tree Technical Manual, Section 3.30-3.50. Girdling roots
and previously topped trees are subject to rejection.
109. TREE PROTECTION VERIFICATION. Prior to demolition, grading or building permit
issuance, a written verification from the contractor that the required protective fencing is in
place shall be submitted to the Building Inspections Division. The fencing shall contain.
required warnin~ sign and remain in place until final inspection of the project.
DURING CONSTRUCTION
110. EXCAVATION, RESTRICTIONS APPLY (TIM, Sec. 2.20 C & D). Any approved grading,
digging or trenching beneath a tree canopy shall be performed using 'air-spade' method as
a preferencel. with manual hand shovel as a backup. For utility trenching, including sewer
iine, roots exposed with diameter of 1.5 inches and greater shall remain intact and not be
damaged. If directional boring method is used to tunnel beneath roots, then Table 2-1,
Trenching and Tunneling Distance, shall be printed on the final plans.
111. PLAN CHANGES. Revisions and/or changes to plans before or during construction shall
be reviewed and responded to by the project site arborist, John H. McClenahan, WE-1476B,
(650) 326-8781, with written letter of acceptance before submitting the revision to the city
for review.
112. CONDITIONS. All Planning Department conditions of a p.p roval for the project shall be
printed on the plans submitted for building permit.
113. TREE PROTECTION COMPLIANCE. The owner and contractor shall implement all
protection and Contractor and Arborist Inspection Schedule measures, design
recommendations and construction scheduling as stated in the TPR, and is subject to code
compliance action pursuant to PAMC 8.10.080. The required protective fencing shall remain
in place until final landscaping and inspection of the project. Project arborist approval must
be obtained and documented in the monthly activity report sent to the City. A mandatory
130605 jb 0131104 28
Monthly Tree Activity Report shall be sent monthly to the City beginning with the initial
verification approval, using the template in the Tree Technical Manual, Addendum 11.
114. TREE DAMAGE. Tree Damage, Injury Mitigation and Inspections apply to Contractor.
Reporting, injury mitigation,measures and arborist inspection schedule (I-s) apply pursuant
to TIM, Section 2.20-2.30. Contractor shall be responsible for the repair or replacement of
any publicly owned or protected trees that are damaged du ring the course of construction,
pursuant to Title 8 of the Palo Alto Municipal Code, and city Tree Technical Manual, Section
2.25.
115. GENERAL. The following general tree preservation measures apply to all trees to be
retained: No storage of material, topsoil, vehicles or equipment shall be permitted within
the tree enclosure area. The ground under and around the tree canopy area shall not be
altered. Trees to be retained shall be irrigated, aerated and maintained as necessary to
ensure survival.
PRIOR TO OCCUPANCY
116. LANDSCAPE INSPECTION. The Planning Department shall be in receipt of written
verification that the Landscape Architect has inspected all trees, shrubs, planting and
irrigation and that they are installed and functioning as speCified in the approved plans.
117. TREE INSPECTION. The contractor shall call for an inspection by the Project Arborist. A
final inspection and report by the projectarborist shall evaluate all trees to be retained and
protected, as indicated in the approved plans, the activity, health, welfare, mitigation
remedies for injury, if any, and for the long term care of the trees for the new owner. The
report shall provide written verification to the Planning Department that all trees, shrubs,
planting and irrigation are installed and functioning as specified in the approved plans. The
finalarborist report shall be provided to the Planning Department prior to written request
for temporary or final occupancy. The final report may be used to navigate the security
guarantee return process, when applicable.
118. PLANNING INSPECTION. Prior to final sign off, contractor or owner shall contact the city
,planner (6s0-329-244I) to inspect and verify Special Conditions relating to the conditions
fQr structures, fixtures, colors and site plan accessories.
POST CONSTRUCTION
119. MAINTENANCE. All landscape and trees shall be maintained, watered, fertilized, and
pruned according to Best Management Practices-Pruning (ANSI A300-200I or current
version). Any vegetation that dies shall be replaced or failed automatic irrigation repaired
by the current property owner within 30 days of discovery.
130605 jb 0131104 29
The above statement is an impartial summary of the ordinance.
If you desire a c:opy of the ordinance, please call the Palo Alto
City Clerk's Office at 650-329-2571 and a copy will be mailed
at no cost to you.
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