Loading...
HomeMy WebLinkAboutRESO 9374Resolution No 9374 Resolution of the Council of the City of Palo Alto Certifying the Adequacy of the Final Supplemental Environmental Impact Report for the Edgewood Plaza Project Pursuant to the California Environmental Quality Act and Adopting the Mitigation Monitoring and Reporting Program and the Statement of Overriding Considerations The Council of the City of Palo Alto RESOLVES as follows: SECTION 1. Introduction and Certification. (a) The City Council of the City of Palo Alto (IfCity Council"), in the exercise of its independent judgment,makes and adopts the following findings to comply with the requirements of the California Environmental Quality Act (IfCEQA"; Pub. Resources Code, §§ 21000 et seq.), and Sections 15091, 15092, and 15093 of the CEQA Guidelines (14 Cal. Code Regs., § 15000 et seq.). All statements set forth in this Resolution constitute formal findings of the City Council, including the statements set forth in this paragraph. These findings are made relative to the conclusions of the City of Palo Alto Edgewood Plaza Project Final Supplemental Environmental Impact Report (State Clearinghouse No. 2011022030) (the If Final SEIR"), which includes the Draft Supplemental Environmental Impact Report (If Draft SEIR"). The Final SEIR addresses the environmental impacts of the implementation of the Edgewood Plaza Project (the IfProject", as further defined in Section 2(b) below) and is incorporated herein by reference. These findings are based upon the entire record of proceedings for the Project. (b) Mitigation measures associated with the potentially significant impacts ofthe Project will be implemented through the Mitigation Monitoring and Reporting Program described below, which is the responsibility of the City. (c) The City of Palo Alto is the Lead Agency pursuant to Public Resources Code section 21067 as it has the principal responsibility to approve and regulate the Project. Sand Hill Property Company is the Project applicant. (d) The City exercised its independent judgment in accordance with Public Resources Code section 20182.1(cL in retaining the independent consulting firm David J. Powers & Associates, Inc. (If Powers & Associates") to prepare the Final SEIR, and Powers & Associates prepared the Final SEIR under the supervision and at the direction of the City's Director of Planning and Community Environment. (e) The City, through Powers & Associates, initially prepared the Draft SEIR and circulated it for review by responsible and trustee agencies and the public and submitted it to the State Clearinghouse for review and comment by state agencies, for a comment period which ran from May 1, through July 20, 2013. As noted above, the Final SEIR includes the Draft SEIR. No comments were received and no changes were made in the Final SEIR. 131001 jb 0131134 1 (f) The City's Planning and Transportation Committee has reviewed the Final SEIR and a draft of these findings and has provided its recommendations to the City Council regarding certification of the Final SEIR. The City Council has independently reviewed the Final SEIR and has considered the Planning and Transportation Committee's recommendations in making these findings. (g) Based upon review and consideration of the information contained therein, the City Council hereby certifies that the Final EIR was completed in compliance with CEQA, and reflects the City of Palo Alto's independent judgment and analysis. The City Council has considered evidence and arguments presented during consideration of the Project and the Final EIR. In determining whether the Project may have a significant impact on the environment, and in adopting the findings set forth below, the City Council certifies that it has complied with Public Resources Code sections 21081, 21081.5, and 21082.2. (h) Section 6 of the Final SEIR shows all revisions which the Final SEIR made to the Draft SEIR. All references to the Draft SEIR in these findings include references to all revisions to the Draft SEIR made in the Final SEIR. Having reviewed this section and the Final SEIR as a . whole, the City Council hereby finds, determines, and declares that no significant new information has been added to the Final SEIR so as to warrant recirculation of all or a portion of the Draft SEIR. Likewise, the City Council has considered all public comments and other information submitted into the record since publication of the Final SEIR, and further finds that none of that additional information constitutes significant new information requiring recirculation of the Final SEIR. SECTION 2. Project Information. The following Project information is supplied to provide context for the discussion and findings that follow, but is intended as a summary and not a replacement for the information contained in the Draft SEIR, Final SEIR, or Project approvals. (a) Project Objectives The Project Objectives of the Project applicant are set forth in Section 2.4 of the Draft EIR, which is incorporated herein by reference. (b) Project Description The proposed Project is an amendment to the approved project that consisted of the renovation ofthree existing commercial buildings at the Edgewood Shopping Center containing approximately 38,400 square feet of retail uses, and the redevelopment of the northern portion ofthe site with ten single-family residences and an approximately 10,000 square-foot park. The amendment would be to allow the reconstruction of one of the two historic Eichler retail buildings (Building #1) in the already approved location and configuration. Building #1 was approved to be dismantled and rehabilitated onsite as one of the primary public benefits, but 131001 jb 0131134 2 was demolished instead. A conceptual site plan of the proposed Project is shown on Figure 4. A breakdown of the proposed development areas and building square footage are shown in Table 2.3-1. Conceptual elevations of the commercial buildings are shown on Figures 5-10, and conceptual residential elevations are shown on Figure 11. (All references to figures and tables are to those appearing in the Draft SEIR, as modified where applicable in the Final SEIR.) A complete description of the Project as proposed by the Project applicant is set forth in Section 2.3 of the Draft SEIR, as modified in the Final SEIR. (c) Required Approvals The approvals required by the City as lead agency for implementation of the Project include: A. Planned Community Zoning B. Final Subdivision Map C. Tree Removal Permits SECTION 3. Record of Proceedings. (a) For purposes of CEQA, CEQA Guidelines section 15091(eL and these findings, the Record of Proceedings for the Project includes, but is not limited to, the following documents: (1) The Final SEIR, which consists of the Edgewood Plaza Project Draft Supplemental Environmental Impact Report, published and circulated for public review and comment by the City from May 17 through July 20,2013 (the "Draft SEIR"L and the Edgewood Plaza Project Supplemental Final Environmental Impact Report, published and made available on September 5, 2013, and all appendices, reports, documents, studies, memoranda, maps, testimony, and other materials related thereto; (2) All public notices issued by the City in connection with the Project and the preparation.ofthe Draft SEIR and the Final SEIR, including but not limited to public notices for all public workshops held to seek public comments and input on the Project and the Notice of Preparation, Notice of Completion, Notice of Availability; (3) All written and oral communications submitted by agencies or interested members of the general public during the public review period for the Draft EIR, 131001 jb 0131134 3 including oral communications made at public hearings or meetings held on the Project approvals; (4) The Mitigation Monitoring and Reporting Program; (5) All findings and resolutions adopted by the City Council in connection with the Project, and all documents cited or referred to therein; (6) All final reports, studies, memoranda, maps, staff reports, or other planning documents relating to the Project prepared by the City of Palo Alto and consultants with respect to the City of Palo Alto's compliance with the requirements of CEQA, and with respect to the City of Palo Alto's actions on the Project, including all staff reports and attachments to all staff reports for all public meetings held by the City; (7) Minutes and/or verbatim transcripts of all public meetings and/or public hearings held by the City of Palo Alto in connection with the Project; (8) Matters of common knowledge to the City of Palo Alto, including, but not limited to, federal, state, and local laws and regulations; (9) Any documents expressly cited in these findings, in addition to those cited above; and (10) Any other materials required to be in the record of proceedings by Public Resources Code section 21167.6(e). (b) The custodian of the documents comprising the record of proceedings is the Director of Planning and Community Environment, City of Palo Alto, 250 Hamilton Avenue, Palo Alto, California, 94301. (c) Copies of all of the above-referenced documents, which constitute the record of proceedings upon which the City of Palo Alto's decision on the Project is based, are and have been available upon request at the offices of the Planning and Community Environment Department, City of Palo Alto, 250 Hamilton Avenue, Palo Alto, California, 94301, and other locations in the City of Palo Alto. (d) The City of Palo Alto has relied upon all of the documents, materials, and evidence listed above in reaching its decision on the Project. (e) The City Council hereby finds, determines and declares that the above- referenced documents, materials, and evidence constitute substantial evidence (as that term is defined by section 15384 of the CEQA Guidelines) to support each ofthe findings contained herein. 131001 jb 0131134 4 SECTION 4. Mitigation Monitoring and Reporting Program. (a) CEQA requires the lead agency approving a project to adopt a Mitigation Monitoring and Reporting Program (MMRP) for the changes made to the project that it has adopted in order to mitigate or avoid significant effects on the environment. An MMRP has been prepared and is recommended for adoption by the City Council concurrently with the adoption of these findings to ensure compliance with mitigation measures during Project implementation. As required by Public Resources Code section 21081.6, the MMRP designates responsibility and anticipated timing for the implementation of the mitigation measures recommended in the Final EIR. The MMRP will remain available for public review during the compliance period. (b) The City Council hereby adopts the MMRP for the Project attached hereto as Exhibit A and incorporated by reference, and finds, determines, and declares that adoption of the MMRP will ensure enforcement and continued imposition ofthe mitigation measures recommended in the Final EIR, and set forth in the MMRP, in order to mitigate or avoid significant impacts on the environment. SECTION 5. Significant and Unavoidable Impacts. The Draft SEIR and the Final SEIR documented that the Project would result in significant and unavoidable impacts which cannot be adequately mitigated through the adoption and implementation of feasible mitigation measures. Those impacts, along with mitigation measures to mitigate them to the extent feasible, are listed below as referenced in the Draft SEIR. 3.1 Cultural Resources Impact CR: Demolition of Building 1 represents a substantial adverse alteration of the physical characteristics of a historical resource and a change in the significant of the resource. Reconstruction ofthe proposed replacement building would not reduce the adverse impacts to the physical characteristics of the former building that conveyed its historical significance and eligibility for the California Register of Historical Resources and the National Register of Historic Places. a) Potential Impact. The impact identified above is described and discussed in Section 3.1.3 of the Draft SEIR. b) Mitigation Measures. The following mitigation measures will be adopted and will be implemented as provided in the Mitigation Monitoring and Reporting Program, and as further described in the remainder of these findings: Mitigation Measures CR-2.2 and CR-2.3. MM CR-2.2: The applicant shall create a display illustrating the history of the Edgewood 131001 jb 0131134 5 Plaza as built by Eichler Homes, prior to approval of final occupancy. MM CR-2.3: Distinctive materials and defining architectural features, finishes, and construction techniques of Building 2 including windows, frames, and eaves will be retained to the extent possible, as the building elements will require some alterations due to ADA compliance, public safety, building code compliance, or deteriorated condition. The existing building components may be constructed out of new building materials that match the character and form of the existing, if reuse of existing building components is not feasible. Prior to the rehabilitation of Building 2, a qualified historic preservation architect shall review the plans for the remodeled buildings and verify that the work on these buildings is in keeping with the buildings' original design and applicable Secretary of the Interior's Standards for Rehabilitation, such as Standards #5, 6, 7, and 9. A new Building 1 will be constructed of new building materials that match the character and one-story form of the commercial buildings of Edgewood Plaza as built by Eichler Homes, consistent with the previously approved building elevations. As a condition of approval, all facades of Building 1 will be wood-framed storefront systems that replicate the detail of the original 1957 window design. The final design and materials to be used in the renovation of Building 2 and reconstruction of Building 1 will be reviewed and approved by the Director and the Historic Preservation Planner of the City of Palo Alto Planning and Community Environment Department. c) Findings. The above-noted mitigation measures will reduce the severity of this potentially significant impact by: (i) creating a display illustrating the history of the Edgewood Plaza as built by Eichler Homes prior to approval of final occupancy; (ii) requiring that the distinctive and defining architectural features, finishes and construction techniques of Buildings #1, including windows, frames, and eaves, be retained to the extent feasible during the reconstruction of Building #1, subject to verification by qualified professionals that work on these resources is completed in conformance with applicable federal standards; and (iii) requiring review and approval of the final design and materials to be used in the renovation of these buildings by the City of Palo Alto Planning and Community Environment Department; thereby ensuring that this Impact is mitigated to the extent feasible. However, these measures would not fully mitigate this Impact to a less-than-significant level. d) Remaining Impacts. There are no other feasible mitigation measures available to mitigate this impact to a less-than-significant level. Implementation of Mitigation Measures CR-2.2 and 2.3 would lessen the Project's impacts on the described historical resources by reconstructing Building #1 as originally approved and documenting the significant historical characteristics of Buildings #1. However, the reconstruction of Building #1 would not result in reversing the demolition, and therefore this reconstruction would still result in a significant impact to historic resources. 131001 jb 0131134 6 e) Overriding Considerations. The environmental, social, economic and other benefits of the Project override any remaining significant adverse impacts of the Project relating to historical resources as set forth in the Statement of Overriding Considerations below. Section 4.0 Cumulative Impacts f) Impact Cumulative Impact: The Edgewood Plaza site is considered historically significant under federal, state and City of Palo Alto criteria. The demolition of Building #1 and reconstruction with all new materials would result in a significant impact to cumulative cultural resources. As with all historic structures of a particular design or time period, there are a finite number of representative structures that exist. Of the two Eichler commercial buildings within the City of Palo Alto deemed historically significant, one has now been demolished. As a result, Building #2 is the only remaining representative Eichler commercial building within Palo Alto. As discussed in the Edgewood Plaza Final EIR, the Stanford University Medical Center (SUMC) project would result in the loss of the Stone Building Complex, which was designed by E.D. Stone and constructed in 1959. The SUMC project has been identified as resulting in a significant cumulative historic resources impact due to the small body of E.D. Stone's work in Palo Alto that retains sufficient integrity to be eligible as historic resources. The Stone Building Complex and Building #1 are of a similar time period, both represent a modern design aesthetic, and both are significant examples of their respective architects. Therefore, the loss of Building 1 combined with the loss of the Stone Building Complex is a cumulatively considerable impact relative to mid-century modern buildings by prominent architects in Palo Alto. g) Potential Impact. The impact identified above is described and discussed in Section 3.1.3 of the Draft SEIR. h) Mitigation Measures. The following mitigation measures will be adopted and will be implemented as provided in the Mitigation Monitoring and Reporting Program, and as further described in the remainder of these findings: Mitigation Measures CR-2.2 and CR-2.3. MM CR-2.2: The applicant shall create a display illustrating the history of the Edgewood Plaza as built by Eichler Homes, prior to approval of final occupancy. MM CR-2.3: Distinctive materials and defining architectural features, finishes, and construction techniques of Building 2 including windows, frames, and eaves will be retained to the extent possible, as the building elements will require some alterations due to ADA compliance, public safety, building code compliance, or deteriorated condition. The existing building components may be constructed out of new building materials that match the character and form of the existing, if reuse of existing building 131001 jb 0131134 7 components is not feasible. Prior to the rehabilitation of Building 2, a qualified historic preservation architect shall review the plans for the remodeled buildings and verify that the work on these buildings is in keeping with the buildings' original design and applicable Secretary of the Interior's Standards for Rehabilitation, such as Standards #5, 6, 7, and 9. A new Building 1 will be constructed of new building materials that match the character and one-story form of the commercial buildings of Edgewood Plaza as built by Eichler Homes, consistent with the previously approved building elevations. As a condition of approval, all facades of Building 1 will be wood-framed storefront systems that replicate the detail ofthe original 1957 window design. The final design and materials to be used in the renovation of Building 2 and reconstruction of Building 1 will be reviewed and approved by the Director and the Historic Preservation Planner of the City of Palo Alto Planning and Community Environment Department. i) Findings. The above-noted mitigation measures will reduce the severity of this potentially significant impact by: (i) creating a display illustrating the history ofthe Edgewood Plaza as built by Eichler Homes prior to approval of final occupancy; (ii) requiring that the distinctive and defining architectural features, finishes and construction techniques of Buildings #1,including windows, frames, and eaves, be retained to the extent feasible during the reconstruction of Building #1, subject to verification by qualified professionals that work on these resources is completed in conformance with applicable federal standards; and (iii) requiring review and approval of the final design and materials to be used in the renovation of these buildings by the City of Palo Alto Planning and Community Environment Department; thereby ensuring thatthis Impact is mitigated to the extent feasible. However, these measures would not fully mitigate this Impact to a less-than-significant level. j) Remaining Impacts. There are no other feasible mitigation measures available to mitigate this impact to a less-than-significant level. Implementation of Mitigation Measures CR-2.2 and 2.3 would lessen the Project's impacts on the described historical resources by reconstructing Building #1 as originally approved and documenting the significant historical characteristics of Buildings #1. However, the reconstruction of Building #1 would not result in reversing the demolition, and therefore this reconstruction would still result in a significant impact to cumulative historic resources. k) Overriding Considerations. The environmental, social, economic and other benefits of the Project override any remaining significant adverse impacts ofthe Project relating to historical resources as set forth in the Statement of Overriding Considerations below. 131001 jb 0131134 8 SECTION 6. Findings Regarding Project Alternatives. Public Resources Code section 21002 prohibits a public agency from approving a project if there are feasible alternatives or feasible mitigation measures available which would substantially lessen the significant environmental effects of the project. When a lead agency finds, even after the adoption of all feasible mitigation measures, that a project will still cause one or more significant environmental effects that cannot be substantially lessened or avoided, it must, prior to approving the project as mitigated, first determine whether there are any project alternatives that are feasible and that would substantially lessen or avoid the project's significant impacts. Under CEQA, "feasibility" includes "desirability" to the extent that it is based on a reasonable balancing of the relevant economic, environmental, social, and technological factors, and an alternative may be deemed by the lead agency to be "infeasible" if it fails to adequately promote the project applicant's and/or the lead agency's primary underlying goals and objectives for the project. Thus, a lead agency may reject an alternative, even if it would avoid or substantially lessen one or more significant environmental effects of the project, if it finds that the alternative's failure to adequately achieve the objectives for the project, or other specific and identifiable considerations, make the alternative infeasible. The City Council certifies that the Final SEIR describes a reasonable range of alternatives to the Project, which could feasibly obtain the basic objectives of the Project, and that the City Council has evaluated the comparative merits of the alternatives. As described below, the City Council has decided to approve the Project as proposed, and to reject the remainder of the alternatives, as summarized below. . Sections 2.3 of the Draft SEIR set forth the Project applicant's objectives for the Project. That list is incorporated herein by reference. In light of the applicant's objectives for the Project, and given that the Project is expected to result in certain significant environmental effects even after the implementation of all feasible mitigation measures, as identified above, the City hereby makes the following findings with respect to whether one or more of the alternatives evaluated in the Draft EIR could feasibly accomplish most of the goals and objectives for the Project and substantially lessen or avoid one or more of its potentially significant effects. No Project Alternative The No Project Alternative -Current Conditions Scenario is discussed at Section 7.2 of the Draft SEIR. The No Project -Current Conditions Scenario is hereby rejected as infeasible because it would not achieve the Project objectives, as explained in Sections 7.3.2, 7.3.3 and 7.3.4 of the Draft SEIR. Building Design Alternative The Building Design Alternative is discussed in Section 7.4.1 ofthe Draft SEIR. The Building Design Alternative is hereby rejected as infeasible because it would not achieve most 131001 jb 0131134 9 of the Project objectives, as explained in Sections 7.4.3, 7.4.4 and 7.5 ofthe Draft SEIR. SECTION 7. Statement of Overriding Considerations Pursuant to Public Resources Code Section 21081 and Section 15093 ofthe CEQA Guidelines, this City Council adopts and makes the following Statement of Overriding Considerations regarding the remaining significant unavoidable impacts ofthe Project, as discussed above, and the anticipated economic, social and other benefits of the Project. The City finds that: (i) the majority of the significant impacts of the Project will be reduced to less- than-significant and acceptable levels by the mitigation measures described in the Final EIR and approved and adopted by these Findings; (ii) the City's approval of the Project will result in certain significant adverse environmental effects that cannot be avoided even with the incorporation of all feasible mitigation measures into the Project; and (iii) there are no other feasible mitigation measures or feasible Project alternatives that would further mitigate or avoid the remaining significant environmental effects. The significant effects that have not been mitigated to a less-than-significant level and are therefore considered significant and unavoidable are identified in Section 6 above. Despite these potentially significant impacts, it is the City's considered judgment that the benefits offered by the Project outweigh the potentially adverse effects of these significant impacts. The substantial evidence supporting the following described benefits of the Project can be found in the preceding findings and in the record of proceedings. The benefits of the Project which the City Council finds serve as "overriding considerations" justifying its approval include the following: (1) Rehabilitation of Building #2 and reconstruction of Building #1 in a design significantly closer to its original appearance with the inclusion of custom made windows in the original design, with narrow full height frames and projecting moldings. Rehabilitation of the original historic monument sign for the shopping center. (2) Redevelopment and rehabilitation of a high-quality shopping and commercial area on the Edgewood Plaza site that will serve the community, including the provision of a new grocery store for the local neighborhood, in a manner that reflects the mid- century aesthetic and design of the existing buildings and surrounding Duveneck/ Saint Francis (Edgewood and Green Gables) neighborhood. Reconstruction of Building #1 will enable a complete restoration of the shopping center. (3) Provision of a grocery store in the 20,600 sq. ft. building. The commercial property owner shall ensure the continued use of the 20,600 sq. ft. building as a grocery store for the life of the Project; 131001 jb 0131134 10 (4) Provision of 0.20 acre public park, via public access easements in perpetuity. The park would be maintained by the commercial property owner and shall not be used for seating/activities associated with the retail uses. The Applicant shall provide an on-site display highlighting Joseph Eichler's achievements in the Park. (5) Payment to the City of $94,200 with respect to the improper demolition of Building #1. (6) Provision of two Level 2 Electric Vehicle chargers and one Level 2 Electric Vehicle charger. INTRODUCED AND PASSED: October 7,2013 AYES: BERMAN, BURT, KLEIN, KNISS, PRICE, SCHMID, SHEPHERD NOES: HOLMAN ABSENT: SCHARFF ABSTENTIONS: ATIEST: 131001 jb 0131134 11 /r!- Mayor Director of Planning and Community Environment . EXHIBIT A MITIGATION MONITORING OR REPORTING PROGRAM EDGEWOOD PLAZA PROJECT SUPPLEMENTAL ENVIRONMENTAL IMPACT REPORT Palo Alto File No. 08PLN-00157/10PLN-00198/13PLN-00197 State Clearinghouse No. 2011022030 CITY OF PALO ALTO JULY 2013 131001 jb 0131134 12 PREFACE Section 21081 of the California Environmental Quality Act (CEQA) requires a Lead Agency to adopt a Mitigation Monitoring or Reporting Program whenever it approves a project for which measures have been required to mitigate or avoid significant effects on the environment. The purpose of the monitoring or reporting program is to ensure compliance with the mitigation measures during project implementation. The Supplemental Environmental Impact Report concluded that the implementation of the project could result in significant effects on the environment and mitigation measures were incorporated into the proposed project. This Mitigation Monitoring or Reporting Program addresses those measures in terms of how and when they will be implemented. The previously approved project included three mitigation measures to reduce impacts to historic resources on the site. Mitigation Measure (MM) MM CR-2.1, completion of a Historic American Buildings Survey (HABS) documentation of Building 1 and Building 2 has been completed and is not referenced further. MM CR-2.2, creation of a display illustrating the history of the Edgewood Plaza as built by Eichler Homes, will be completed prior to approval of final occupancy and is included below. The third mitigation measure, MM CR-2.3 is included in its entirety, and has been revised to reflect the demolition of Building 1 and proposed changes in the project. The changes affect the reconstruction of Building 1 only. No changes have been made to the approved mitigation for rehabilitation of Building 2. 131001 jb 0131134 13 Impact: Demolition of Building 1 represents a substantial adverse alteration of the physical characteristics of a historical resource and a change in the significant of the resource. Reconstruction of the proposed replacement building would not reduce the adverse impacts to the physical characteristics of the former building that conveyed its historical significance and eligibility for the California Register of Historical Resources and the National Register of Historic Places [Significant Impact] 131001 jb 0131134 MITIGATION MONITORING OR REPORTING PROGRAM Edgewood Plaza Project, 2080 Channing Avenue, Palo Alto Palo Alto File No. 08PLN-00157/10PLN-00198/13PLN-00197. State CI .... rinS!'hnm: .. MM CR-2.2: The applicant shall create a display illustrating the history of the Edgewood Plaza as built by Eichler Homes, prior to approval of final occupancy. MM CR-2.3: Distinctive materials and defining architectural features, finishes, and construction techniques of Building 2 including windows, frames, and eaves will be retained to the extent pOSSible, as the building elements will require some alterations due to ADA compliance, public safety, building code compliance, or deteriorated condition. The existing building components may be constructed out of new building materials that match the character and form of the existing, if reuse of existing building components is not feasible. Prior to the rehabilitation of Building 2, a qualified historic preservation architect shall review the plans for the remodeled buildings and verify that the work on these buildings is in keeping with the buildings' original design and applicable Secretary of the Interior's Standards for Rehabilitation, such as Standards #5,6, 7, and 9. A new Building 1 will be constructed of new building materials that match the character and one-story form of the commercial buildings of Edgewood Plaza as built by Eichler Homes, consistent with the previously approved building elevations. As a condition of approval, all facades of Building 1 will be wood-framed storefront systems that replicate the detail of the original 1957 window design. The final design and materials to be used in the renovation of Building 2 and reconstruction of Building 1 will be reviewed and approved by the Director and the Historic Preservation Planner of the City of Palo Alto Planning and Community Environment Department. (Significant Impact After the Implementation of Mitigation 14 Project applicant and consulting historic preservation architect. All measures will be required as part of development permits, and will be printed on all construction documents, contracts, and project plans prior to issuance of development permits. Oversight of implementation by the City of Palo Alto Director of Planning and Community Environment and the City'S Historic Resources Plan Prior to the start of demolition and construction, as specified.