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HomeMy WebLinkAbout1998-06-08 City Council (25)TO: City of Palo Alto City Manager’s Report FROM:CITY MANAGER DEPARTMENT: PLANNING AND COMMUNITY ENVIRONMENT DATE: SUBJECT: JUNE 8, 1998 CMR:257:98 2137-2171 EL CAMINO REAL/456 COLLEGE AVENUE (FILE NOS; 97-SUB-2; 97-EIA-35): APPLICATION OF ANANDA CHURCH OF SELF REALIZATION FOR A TENTATIVE SUBDMSION MAP APPROVAL TO REMOVE SEVEN EXISTING LOT LINES AND ADJUST ONE LOT LINE TO CONVERT TEN LOTS INTO THREE LOTS FOR THE PURPOSES OF CONSTRUCTING ADDITIONS TO AN EXISTING RELIGIOUS FACILITY. RECOMMENDATION The Planning Commission and staff recommend that the City Council; Approve the attached Negative Declaration (Attachment C of the Planning Commission staff report), with a finding thatthe project will not result in any significant environmental impacts; and, Approve a tentative subdivision map based on the findings included in the Planning Commission staff repbrt (Attachment A of the Planning Commission staff report) and subject to the attached modified conditions (Attachment C). PROJECT DESCRIPTION The site is located in an urban area of Palo Alto at the comer of E1 Camino Real and College Avenue and is comprised of 10 parcels. The project site is currently used as a religious facility with an associated parking lot. The applicant requests approval of a tentative Subdivision map to merge the ten existing lots (lots 5 through 14) into three lots for the purposes of constructing additions to the existing religious facility. This will result in removal of seven lots and the adjustment of one of the existing lot lines. The requested parcel reconfiguration is a condition of CMR:257:98 Page 1 of 2 approval of Conditional Use Permit 95-UP-63 and Architectural Review Board application 97-ARB-199, as the lot lines extend under the existing or relocated buildings. PLANNING COMMISSION REVIEW AND COMMENTS On May 13, 1998, the Planning Commission voted 4-0-0-3 (Beecham, Byrd and Bialson absent) to recommend that the Council approve the tentative subdivision map based on the findings and conditions attached to the Planning Commission staff report (See Attachment A - Planning Commission Minutes). The Commission commented that the current application is substantially the same application as the tentative map it had previously approved in 1996. For detailed background information on the project and previous approvals, please refer to the attached Planning Commission staff report (Attachment B of this report). ATTACHMENTS ATTACHMENT A" Excerpt of minutes of the Planning Commission meeting of 5/13/98 ATTACHMENT B ¯ Planning Commission Staff Report and Attachments dated 5/13/98 ATTACHMENT C ¯ Revised Conditions of approval - memo from Lisa Grote dated 5/13/98 PLANS ¯ Council members only PREPARED BY: Philip Dascombe, Associate PI~ DEPARTMENT HEAD: ERIC RIEL, JR. Acting Interim Director Community Lg and CITY MANAGER 9N Assistant City Manager David Praver, Ananda Church of Self-Realization, 2171 E1 Camino Real, Palo Alto, CA 94306-1540. George Wasley Jr, 10936 Lovas Court, Grass Valley CA 95945. CMR:257:98 Page 2 of 2 ATTACHM’ENT A EXCERPT PLANNING COMMISSION MEETING MAY 13, 1998 2137-2171 El Camino Real/456 College Avenue [97-SUB-2, 97-EIA-35]: Application of Ananda Church of Self-Realization for a tentative subdivision map approval to remove seven exiting lot lines and adjust one lot line to convert ten lots into three lots for the purpose of constructing additions to an existing religious facility. Environmental Assessment: A negative declaration has been prepared. Chairman Schink: Would staff like to introduce this item? Ms. Grote: I want to introduce Phil Dascombe, our associate planner, who has been with us for awhile, but this is his first time before the Planning Commission. He will be giving the staff report tonight. Mr. Dascombe: This is an application for the Ananda Church of Self-Realization for a tentative subdivision map approval to remove seven existing lot lines and adjust one lot line to convert ten lots into three lots for purposes of constructing additions to an existing religious facility. The subdivision map application before you tonight was submitted in response to conditions of approval for a use permit and ARB application for improvements to the Ananda Church located at the comer of E1 Camino Real and College Avenue. These improvements include the construction of a new school building, the relocation of existing classrooms, and modifications to the parking lot and landscaping. For your reference, the Architectural Review Board approved the plans posted on the wall. The lot merger is required in order to remove the lot lines that run on the existing buildings on the site. By way of background, in 1996, the applicant received approval for a similar tentative map. The map before you this evening is substantially the same as that one. The only difference is that Lot #15, the site of the new school building, is not a part of this application. Lot #15 is located just to the north of the site. Therefore, staff recommends that the Planning Commission recommend that the City Council approve the negative declaration with findings that the project will not result in any significant environmental impacts. Also, approve the tentative subdivision map based on the findings in Attachment A of the staff report, and subject to conditions listed in Revised Attachment B contained in the memo from Lisa Grote at your places tonight. Chairman Schink: Thank you. Questions for staff?. (None) I will open the public heating. Linda Lockhart, Ananda Church of Self-Realization, 2171 H Camino Real, Palo Alto: We are seeking approval of the subdivision map, as Phil stated. I have nothing substantial to add to what he said. Chairman Schink: Any questions for the applicant? (None) Does anyone else wish to speak to this item? (None) I wi~" " en close the public hearing and return .. i item to the commission. MOTION: Commissioner Schmidt: I will move the staff recommendation to approve the attached negative declaration and approve the tentative subdivision map. We reviewed this project when it came through several years ago. I do not recall the discussion exactly, but I don’t think we had any major problems with it. This seems to be a minor change over what was approved previously. So I think it is appropriate to approve it tonight. Commissioner Cassel: Do we need to approve Attachment B? Ms. Grote: Yes, you do, and it was at your places. We did receive a couple of conditions after the preparation of the staff report, so those are included in that attachment. SECOND: By Commissioner Cassel. I would like to state for the record that we have reviewed this project previously, and there were no major problems with.it at that time. This is a minor adjustment to the lot line necessary to complete the project. MOTION PASSES: Chairman Schink: Is there any further discussion on this motion? All those in favor, say aye. All opposed? That passes on a vote of 4-0-3-0 with Commissioners Beecham, Bialson and Byrd absent. ATTACHMENT B PLANNING COMMISSION STAFF REPORT 1 TO:Planning Commission FROM:Philip Dascombe ¯ Associate Planner DEPARTMENT: Planning AGENDA DATE: May 13, 1998 SUBJECT:2137-71 E! Camino Real/456 College Avenue (File Nos; 97-SUB-2; 97-EIA-35): Application of Ananda Church of Self Realization for a tentative subdivision map approval to remove seven existing lot lines and adjust one lot line to convert ten lots into three lots for the purposes of constructing additions to an existing religious facility. RECOMMENDATION Staff recommends that the Planning Commission recommend that the City Council: Approve the attached Negative Declaration, with a finding that the project will not result in any significant environmental impacts; and, Approve a tentative subdivision map based on the attached findings (Attachment A) and subject to the attached conditions (Attachment B). PROJECT DESCRIPTION The site is located in an urban area of Palo Alto at the comer ofEl Camino Real and College Avenue and is comprised of 10 existing parcels. The project site is currently used as a religious facility with an associated parking lot. The applicant requests approval of a tentative subdivision map to merge the ten existing lots (lots 5 through 14) into three lots for the purposes of constructing additions to the S:/Plan/Pladiv I PCSR/ANANDA.WPD Page 1 existing religious fac:-"’,. This will resultin removal of sex i..~of the existing lots and the adjustment of one of t~ie existing lot lines. The requested parcel reconfiguration is a condition of approval of Conditional Use Permit 95-UP-63 and Architectural Review Board application 97-ARB- 199, as the existing lot lines extend under the existing or relocated buildings. PROJECT INFORMATION Applicant/Owner: Assessor’s Parcel Numbers: David Praver Amanda Church of Self-Realization 2171 El Camino Real Palo Alto, CA 94306-1540 124-31-056,058,077,078 Comprehensive Plan Designation:Neighborhood Commercial and "Single Family Residential Zoning District:Neighborhood Commercial (CN) and Two-family Residence District (R-2) Existing Use:Religious Institution and Parking Surrounding Land Use:North-east: Residential North-west: Commercial South-east: Commercial South-west: Major Arterial Road/Commercial BACKGROUND In 1996, the Amanda Church received approval for the construction of a new two-story, 6,126 square foot school building, the relocation of an existing classroom, and the reconfiguration of the parking lot and related landscaping. The project required a Conditional Use Permit (95-UP-63), Architectural Review Board approval (96-ARB-64) and a Variance (95-V-19) and included the property immediately to the north-east of the current project site (lot 15). As a condition of approval under Conditional Use Permit 95- UP-63 and Architectural Review Board application 96-ARB-64, the applicant was required to merge the existing lots (5 through 15) into 3 or 4 lots. On October 22, 1996 the applicant received City Council approval for a tentative subdivision map to merge these 11 lots (lots 5 through 15) into 3 10ts. In 1997, the applicant opted to make modifications to the approved plans, which required S :/Plan/Plad~v [ PCSR/ANANDA. WPD a new Architectural F : ’.ew Board application (97-ARB-19 ’ )One of the modifications included the elimination of the proposed basement which negated the need for a Variance. The modified proposal was approved by the Architectural Review Board on April 10, 1998. As part of this revised plan, the applicant opted to exclude the lot on which the new school is to be built (lot 15) from the subdivision. The proposed subdivision is substantially the same as that previously approved by ttie City Council in 1996, except for the exclusion of lot 15 from the application. If approved, all of the activities associated with the religious facility will occupy 4 lots (the 3 lots resulting from the current application (97-SUB-2) and lot 15) which is in compliance with condition 7 of Architectural Review Board application 96-ARB-64. POLICY IMPLICATIONS The project is consistent with the Palo Alto Comprehensive Plan and the Zoning Ordinance. SUMMARY OF, SIGNIFICANT ISSUES Underlying Lot Lines As described above, many of the existing lot lines extend under existing or proposed buildings. The City has an established policy, whereby projects resulting in additional square footage are required to remove lot lines that underlie existing structures. Uniform Building Code also prohibits construction over property lines. The requested lot configuration results in the existing lot lines being removed and the new lot lines positioned such that they no longer underlie any structure. The existing and proposed improvements would comply with the applicable site development regulations for the proposed parcel configuration. Access Easements The parking lot and driveways within the site cross all of the three lots and continues to the adjacent property on which the school building is to be constructed (lot 15). Draft conditions .for the subdivision require cross-access pedestrian and vehicle easements to ensure that access is possible to all parking spaces associated with the facility. These easements are to be shown on the face of the final subdivision map, and will remain in effect as long as the site is used as a religious facility or for other commercial uses. Furthermore, off-site, long term parking agreements are also required by Conditional Use Permit 95-UP-63 [condition 5] to ensure the parking lot and driveways may be used by all people visiting the site. S:/Plan/Piadiv I I~SR/ANANDA.WPD Page 3 FINDINGS& CON. "V~ "’ ,t Draft Findings and Conditions are outlined in Attachment A and Attachment B, respectively. PUBLIC NOTICE Public Notice of this Planning Commission review of the project was provided by publication of the agenda in a local newspaper of general circulation. In addition, property owners and utility customers within 300 feet of’the project site were mailed a notice card. ENVIRONMENTAL ASSESSMENT The project is subject to environmental review under provisions of the California Environmental Quality Act (CEQA). An environmental impact assessment was prepared for the project and it was determined that there are no significant impacts. The Negative Declaration was made available for public review from April 22 to May 13, 1998 and is attached to this staff report (see Attachment C). An Environmental Review was also previously completed under the review of the Conditional Use Permit (95-UP-63) which included the new church facility on the adjacent lot 15. TIMELINE Date application: November 20, 1997 Notice of Incomplete issued: January 4, 1998 Application deemed complete: April 10, 1998 Following the Planning Commission review, the application will be heard by the City Council for decision at a meeting tentatively scheduled for June 1, 1998. If the City Council approves the application, the applicant may submit for a final subdivision map. Prior to subdividing, the applicant will be required to submit improvement plans for changes proposed in the fight-of-way. Once application has been made for a Final Subdivision Map, the map will be reviewed for compliance with all conditions of approval by the Public Works Department and Planning Division and returned to the City Council for final approval, prior to reeordation. ATTACHMENTS Attachment A: Findings Attachment B: Conditions of Approval Attachment C: EIA Attachment D: Conditional Use Permit 95-UP-63 S:/Plan/Pladiv I PCSR/ANANDA.WPD Page 4 Attachment E: Archit iral Review Board Approval 97-AI - ~199 (letter dated 4/10/98) Attachment F: Architectural Review Board Approval 96-AR.B-64 (letter dated 9/10/96) Attachment G: Site Location Map Plans (Planning Commission members only) COURTESY COPIES: George Wasley Jr, 10936 Lovas Court, Grass Valley C)k 95945. Prepared by: Reviewed by: Division Head Approval: Philip Dascombe, Associate Planner Lisa G/r~, Zonin~dministrator " Eric l~del, CgiefPla~ing Official S:/PlardPladiv I PCSR/ANANDA.WPD ATTACHMENT "A" ,~ DRAFT EINDINGS FOR TENTATI~ SUBDIVISION MAP Recommended Findings for Approval The proposed subdivision is consistent with all applicable Comprehensive Plan policies and programs. The site is physically suitable for the type of development proposed in that the proposed lot configuration accommodates remodeling and upgrade of the existing church and other site modifications which meet the Architectural Review Board Standards for Review and is a required condition of approval for Use Permit 95-UP-63 and Architectural Review Board application 97-AR.B-199. The resulting improvements also fully comply with all existing zoning regulations. o The design of the new lot pattern and building locations will not cause any environmental impacts as the proposal eliminates existing lot lines under the existing structures and does not increase the intensity of use on the project site. o The design of the new lot pattern and the proposed improvements will not result in serious public health problems in that all necessary public services, including public utilities, are available and will be provided. o The design of the new lot pattern will not conflict with public easements for access through the use of the prope.rty in that all three resulting lots have access to a public street and the required cross-access easements will assure continued access to the parking lot and driveways for the life of the use. ATTACHMENT "B" ,-. I DRAF’t CONDITIONS OF APPROVAL OF SUBDIVISION GENERAL All Conditions required under Conditional Use Permit 95-UP-63 and Architectural Review Board application 97-ARB-199, shall apply.to this project and be incorporated as a part of this approval. The developer shall repair, restore or replace, at the developers expense, any City property damaged while performing work within the City right-of-way. PRIOR TO SUBMITTAL OF FINAL MAP o o The Applicant shall arrange a meeting to discuss the improvement plans necessary for the project with Public Works Engineering, Planning, Fire and Transportation Departments. These improvement plans must be completed and approved by the City prior to submittal of a final map. All construction within the City right-of-way, easements or other property under the City’s jurisdiction shall conform to standard specifications of the Public Works and Utility Departments. The applicant shall submit a current Preliminary Title Report and Grant Deed for the subject properties. PRIOR TO RECORDATION OF FINAL MAP o The applicant shall set monuments at all comers of the three resulting lots (1,2 and 3). The final map submitted shall show all the widths of streets in the vicinity as well as all easements affecting the property. Prior to application for a final map, the subdivider shall submit a declaration of easement, or other documentation acceptable to the City Attorney, which provides for mutual pedestrian and vehicular access to all parking facilities and driveways on the resulting lots used by the religious facility. This document shall be recorded with the final map. This condition shall satisfy condition 5 of Conditional Use Permit (95-UP-63). The required easement shall be shown on the face of the recorded final map. The subdivider shall post a bond prior to the recording of the final parcel map to guarantee completion of the items approved under improvement plan. The amount of the bond shall be determined by the Planning Division and Public Works Department. ATTACHMENT C ENVIRONMENTAL CHECKLIST FORM 1.Project Title:Ananda Church of Self Realization Lead Agency Name and Address:City of Palo Alto - Planning Division 250 Hamilton Avenue Palo Alto, CA 94301 Contact Person and Phone Number:Philip Dascombe, Associate Planner (650) 617-3148 So o Project Location: Application Number(s): Project Sponsor’s Name and Address: General Plan Designation: 2137-71 El Camino Real/456 College Avenue Palo Alto, CA 94304 97-SUB-2; 97oEIA-35 David Prayer 2171 El Camino Real Palo Alto, CA 94304 Neighborhood Commercial and Single Family Residential 8. Zoning:CN and R-2 -9.Description of the Project: Application to merge ten (10) existing lots (lot numbers 5 through 14) into three (3) lots and the relocation of an existing classroom and the reconfiguration of the existing parking lot and landscaping on the site in association with an application to construct a new 6,120 square foot school on an adjacent parcel (lot 1 5). A Use permit application has already been approved for construction of the new school building on an adjacent parcel (lot 1 5). 1 0.Surrounding Land uses and Setting: The site is surrounded by commercial use to the north-west and south-east and a major arterial and commercial uses to the south-west. To the north-east, the site P:\EIA\ananda.eia [4/10/981 Page 1 ENVIRONMENTAL CHE CKLIS T FORM -- 11. is bounded by multiple-family residential and some single family residential uses. Other public agencies whose approval is required (e.g. permits, financing approval, or participation agreement). None . ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED: The environmental factors checked below would be potentially affected by this project, involving at least one impact that is a "Potentially Significant Impact", as indicated by the checklist on the following pages. Land use and Planning Population and Housing Geological Problems Water Air Quality Transportation and Circulation Biological Resources Energy and Mineral Resources Hazards Noise Public Services Utilities and Service Systems X Aesthetics Cultural Resources Recreation Mandatory Findings of Significance None P:\EIA\ananda.eia [4110/98]Page 2 ENVIRONMENTAL CHECKLIST FORM-": DETERMINATION: On the basis of this initial evaluation: I find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared. I find that although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because the mitigation measures described on an attached sheet have been added to the project. A MITIGATED NEGATIVE DECLARATION will be prepared. I find that the proposed project MAY have a significant effect(s) on the environment, but at least one effect (1) has been adequately analyzed in an earlier document pursuant to applicable legal standards, and (2) has been addressed by mitigation measures based on the earlier analysis as described on attached sheets, if the effect is a "Potentially Significant Impact" or "Potentially Significant Unless Mitigated." An ENVIRONMENTAL IMPACT REPORT is required, but it.must analyze only the effects that remain to be addressed. I find that although the proposed project could have a significant effect on the environment, there WILL NOT be a significant effect in this case because all potentially significa~nt effects (1) have been analyzed in an earlier EIR pursuant to applicable standards and (2) have been avoided or mitigated "pursuant to that earlier EIR, including revisions or mitigation measures that are imposed upon the proposed project. X Project Planner Interim Director of Planning & Community Environment Date Date P:\EIA\ananda.eia [4/10/981 Page 3 EVALUATION OF ENVIRONMENTAL IMPACTS: 1) 2) A brief explanation is required for all answers except "No Impact" answers that are adequately supported by the .information sources a lead agency cites in the parentheses following each question. A "No-Impact" answer is adequately supported if the referenced information sources show that the impact simply does not apply to projects like the one involved (e. g. the project falls outside a fault rupture zone). A "No Impact" answer should be explained where it is based or( project-specific factors as well as general standards (e. g. the project will not expose sensitive receptors to pollutants, based on a project-specific screening analysis). All answers must take account of the whol~ action involved, including off-site as well as on-site, cumulative as well as project-level, indirect as well as direct, and construction as well as operational impacts. 3) 4} "Potentially Significant Impact’ is appropriate if there is substantial evidence that an effect is significant. If there are one or more "Potentially Significant Impact" entries when the determination is made, an EIR is required. "Potentially Significant Unless Mitigation Incorporated" applies where the incorporation of mitigation measures has reduced an effect from "Potentially Significant Impact" to a "Less than Significant Impact." The lead agency must describe the mitigation measures, and briefly explain how they reduce the effect to a less than significant level {mitigation measures from Section 17, "Earlier Analysis," may be cross- referenced). 5)Earlier analysis may be used where, pursuant to the tiering, program EIR, or other CEQA process, an effect has been adequately analyzed in an earlier EIR or negative declaration. Section 15063 ® (3) {D). Earlier analyses are discussed in Section 17 at the end of the checklist. 6)Lead agencies are encouraged to incorporate into the checklist references to information sources for potential impacts (e.g. general plans, zoning ordinances). Reference to a previously prepared or outside document should, where appropriate, include a reference to the page or pages where the statement is substantiated. A source list should be attached, and other sources used or individuals contacted should be cited in the discussion. 7) This is only a suggested form, and lead agencies are free to use different ones. P:\EIA\ananda.eia [4/10/98]Page 4 Issues and Supporting Information Sources 1.LAND USE AND PLANNING. Would the proposal: c) d) e) b) c) Potentially Significant leeuas Potentially Significant Unless Mitigation |ncorpor aled Lass Than Signifioant Impact o a) b) c) d) el f) g) h) I) Conflict with general plan designation or zoning? Conflict with applicable environmental plans or policies adopted by agencies with jurisdiction over the project? Be incompatible with existing land use in the vicinity? Affect agricultural resources or operations (e.g. impact to soils ,or farmlands, or impacts from incompatible land uses)? Disrupt or divide the physical arrangement of an established community (including a low-income or minority community)? POPULATION AND HOUSING. Would the proposal: Cumulatively exceed official regional or local population projections? Induce substantial growth in an area either directly or indirectly (e.g. through projects in an undeveloped area or major infrastructure? Displace existing housing, especially affordable housing? H GEOLOGIC PROBLEMS. Fault rupture? Seismic ground shaking? Seismic ground failure, including liquefaction? Seiche, tsunami, or volcanic hazard? Landslides or mudflows? 1 6 6 6 Would the proposal result in or expose peopla’to potential impacts Involving: Erosion, changes in topography or unstable soil conditions from excavation, grading or fill? Subsidence of the land? Expansive soils? Unique geologic or physical features? 3 P:\EIA\ananda.eia [4/10/98] X X X X X X X X X X Page 5 Issues and Supporting Information Sources Potentially Signilicant Significant Mitigation incorporated Significant act Impact 4. WATER. Would the proposal result in: a)Changes in absorption rates, drainage patterns, or the 6 X rate and amount of surface runoff? b)Exposure of people or property to w, ater related hazards 10 X such as flooding? c)6 X d) e) fl g} h) I| j) 5. a) b) c) Discharge into surface waters or other alteration of surface water quality, including but not limited to temperature, dissolved oxygen, turbidity or other typical storm water pollutants (e.g, sediment and debris from construction, hydrocarbons and metals from vehicle use, nutrients and pesticides from landscape maintenance? Changes in the amount of surface water in any water body or wetland? Changes in currents, or the course or direction of water movements, in marine or freshwater, or wetlands? Change in the quantity of ground waters, either through direct additions or withdrawals, or through interception of an aquifer by cuts or excavations or through substantial loss of groundwater recharge capability? Altered direction or rate of flow of groundwater? Impacts to groundwater quality through infiltration of reclaimed water or storm water runoff that has contacted pollutants from urban or industrial activities? Substantial reduction in the amount of gioundwater otherwise available for public water supplies? Alteration of wetlands in any way? AIR QUALITY. Would the proposal: Violate any air quality standard or contribute to an exiting or projected air quality violation? 6 Expose sensitive receptors to pollutants Alter air movement, moisture, or temperature, or cause any change in climate? 2,5,12 2,5,12 2,5,12 X X X X ; X X X P:\EIA\ananda.eia [4/10/98]Page 6 Issues and Supporting Information Sources Potentially Signifioant Issues Potentially Significant Unless Mitigation Incorporated Lees Than Significant Impact Impact d) Create objectionable odors? 6. TRANSPORTATION/CIRCULATION. Would the proposal result in: a) Increased vehicle trips or traffic congestion? b)Hazards to Safety from design features (e.g. sharp curves or dangerous intersections) or incompatible uses (e.g. farm equipment)}? c)Inadequate emergency access or access to nearby uses? d) Insufficient parking capacity on-site or off-site? 11 6,1 1 7,13 4,6,8 6 6 e) Hazards or barriers for pedestrians’ or bicyclists? ¯ f) Conflicts with adopted policies supporting alternative transportation (e.g. bus turnouts, bicycle’ racks)? g) Rail, waterborne o~ air traffic impacts? X x X X X 7. BIOLOGICAL RESOURCES. Would the proposal result reduction or.interference in: a) Endangered, threatened or rare species or their habitats 2 (including but not limited to plants, fish, insects, animals or birds}? b) Locally designated species (e.g. heritage trees)?2 c)Locally designated natural communities (e.g. oak 2 forest, coastal habitat, etc.)? d) Wetland habitat (e.g. marsh, riparian and vernal pool?2 e} Wildlife dispersal or migration corridors?!2 8. ENERGY AND MINERAL RESOURCES. Would the proposal: a) Conflict with adopted energy conservation plans? b)Use non-renewable resources in a wasteful and inefficient manner? c)Result in the loss of availability of a known mineral resource that would be of future value to the region and the residents of the State? 9. HAZARDS. Would the proposal involve: P:\EIA\ananda.eia [4/10/98] X X X X Page 7 Issues and Supporting Information Sources Souroas Potentially Significant Issues Potentially Significant Unless Mitigation Incorporated Less Than SignHicant Impact a) b) c) d) e) A risk of accidental explosion or release of hazardous substances (including, but not limited to: oil, pesticides, chemicals or radiation)? Possible interference with an emergency response plan or emergency evacuation plan? The creation of any health hazard or potential health hazard? Exposure of people to existing sources of potential health hazards? Increased fire hazard in areas with flammable brush, grass of trees? 6,13 13 10. NOISE. Would the proposal result in: a) Increase in existing noise levels? b) Exposure of people to severe noise levels? 11. PUBLIC SERVICES. 5,8 5,8 a) b) c) d) Would the proposal have an effect upon, or result in e need for new or altered government services in any of the following areas: Fire protection? Police protection? Schools? Maintenance of public facilities, including roads or storm drain facilities? Other governmental services? 13 7 6 6 UTILITIES AND SERVICE SYSTEMS, Would the proposal result in a need for new systems or supplies, or substantial alterations to the following utilities: a) b} c) d) e} Power or natural gas? Communications systems. Local or regional water treatment or distribution facilities? Sewer or septic tanks? Storm water drainage or storm water quality control? 2 P:\EIA\ananda.eia [4110/98] X X X X X X X X X X X X X Page 8 Issues and Supporting Information Sources Potentially Significant Issues Potentially Signlfioant Unless Mitigation |nc=orporated Less Than Signifi~ont Impact f)Solid waste disposal? Local or regional water supplies? 13. AESTHETICS. Would the proposal: 6a) Affect a scenic vista or scenic highway? b) Have a demonstrable negative aesthetic effect? c) Create light or glare? 14. CULTURAL RESOURCES. Would the proposal: a) Disturb paleontological resources? b) Disturb archaeological resources? c) Affect historical resources? 2 2 d)Have the potential to cause a physical change which would affect unique ethnic cultural values? X e)Restrict existing religious or sacred uses within the 2 potential impact area? 15. RECREATION. Would the proposal: a)Increase the demand for neighborhood or regional parks 6 X or other recreational facilities? b} Affect existing recreational opportunities?6 X 16.MANDATORY FINDINGS OF SIGNIFICANCE. a)XDoes the project have the potential to degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory? b) Does the project have the potential to achieve short-term, to the disadvantage of long-term, environmental goals? X P:\EIA\ananda,eia [4/10198]Page 9 Issues and Supporting Information Sources Sources Potentially Significant Potentially Sign|fioant Unless Mitigation Incorporated Significant pact Impact c)xDoes the project have impacts that are individually limited, but cumulatively considerable? ("Cumulatively considerable" means that the incremental effects of a project are considerable when viewed in connection with the effects of the past projects, the effects of other current projects, and the effects of probable future projects) d) Does the project have onvironmental effects which will X cause substantial adverse effects on human beings, either directly or indirectly? 17. EARLIER ANALYSES. Earlier analysis may be used where, pursuant to the tiering, program EIR, or other CEQA process, one or more effects have been adequately analyzed in an earlier EIR or Negative Declaration. Section 15063 ® (3) (D).In this case a discussion should identify the following items: a) Earlier analysis used. Identify earlier analyses and state where they are available for review. b) Impacts adequately addressed. Identify which effects from the 8bove checklist were within the scope of and adequately analyzed in an earlier document pursuant to applicable legal standards, and state whether such effects were addressed by mitigation measures based on the earlier analysis. c) Mitigation measures. For effects that are "Less than Significant with Mitigation Incorporated," describe the mitigation measures which were incorporated or refined from the earlier document and the extent to which they address site-specific conditions of the project. Authority: Public Resources Code Sections 21083 and 21087. Reference: Public Resources Code Sections 21080 (c), 21080.1, 21080.3, 21082.1, 21083, 21083.3, 21093, 321094, 21151; Sundstrom v. County of Mendocino, 202 Cal. App. 3d 296 (1988); Leonofff v. Monterey Board of Supervisors, 222 Cal. App. 3d 1337 (1990). 18. SOURCE REFERENCES 1 2 3 4 5 Palo Alto Comprehensive Plan 1980-95 Palo Alto Comprehensive Plan Update : Existing Setting Summary Memorandum, August 1994 Palo Alto Comprehensive Plan Update : Geology and Seismic Technical Background Report, August 1994 Applicant’s letter of application for Use Permit (95-UP-63) City of Palo Alto Standard Conditions P:\EIA\ananda.eia [4/10198]Page 10 Issues and Supporting Information Sources Potentially Significant Issues Potentially Significant Unless Mitigation Incorporated Leas Than Significant Impact 8 9 10 11 12 13 Planner’s general knowledge of the project and site Palo Alto Police Department Palo Alto Municipal Code, Title 18 Palo Alto Comprehensive Plan Update: Noise Report, August 1994 FEMA Flood Insurance Rate Map, Community Panel Number 060348 0005D, Map revised September 6, 1989 Citywide Land Use & Transportation StudY, Marc 1990 Palo Alto Comprehensive Plan Update : Air Quality Technical Background Report, August 1994 Palo Alto Fire Department P:\EIA\ananda.eia [4110/98]Page 11 19.EXPLANATIONS FOR CHECKLIST RESPONSES P:\EIA\ananda.eia [4/10/98|Page 12 Phxru’~g Division Application No. 95-UP-63:2171 El Camino Real, 448 and 456 College Avenue Use Permit 95-UP-63 is hereby issued for the location and construction of a new 6,120 square foot building, two additional parking spaces, relocation of an existing classroom and landscaping and parking lot reconfiguration, as per attached plans, for an existing Religious Facility and Private Educational Facility, at 2171 El Camino Real and 448 and 456 College Avenue, R-2 and C-N Zone Districts, Palo Alto, California. Project approval is subject to the conditions listed below. This Use Permit is associated with Variance application No. 95-V-19.; 95up63.1g This Use Permit approval shall not be considered in effect until such time as the accompanying Architectural Review Board application is approved. The maximum number of occupants on the site shall never exceed 480 persons. Prior to issuance of a building permit, the applicant shall apply for a Certificate of Compliance to merge parcels 124-31-77 and 124-31-56 (2171 El Camino Real and 456 College Avenue, respectively). The three parcels which remain after the merger of the above two parcels shall not. be sold or developed Separately. There shall be a minimum of 25 vehicle parking spaces on the site associated.with the use of the site. The applicant shall execute reciprocal parking and access agreements such that the uses located at 448 College Avenue, 456 College Avenue, 2137 El Camino Real and 2171 El Camino Real shall be entitled to use all parking areas and driveways located on these parcels. The applicant shall develop and implement a Transportation Demand Management Program (TDM), which explains and encourages the use of alternative means of transportation to and from the site. The TDM Program may include: car pooling arrangements; "information on bus routes and schedules; shuttle services, and incentives for traveling by bicycle. TheTDM Program materials shall be readily available to all membership of the Church and a copy shall be provided to the Zoning Administratorprior to finalization of the building permit for the project. 2.50Hamilt~ Avenue. P.O.Bo× lg250 P~loAlto, CA 94_-XB 415.329.2441 415.329.2240Fax February 26, 1996 Page 1 10. 11. 12. 13. 14. 15. 16. 17. 95up63.1g Theprimary uses on the site shall not be in operation shmultaneously. All improvements to the propen-y shall be in compliance with the most current edition of the Uniform Building Code. This Use Permit does not authorize the kitchen to be used for food programs or restaurant uses at which nonmembers of the Church would be fed. Such programs or services shall require an amendment to this Use Permit and a public hearing held by the Zoning Administrator. "Exit Only" or ’~Do Not Enter" signs shall be installed at the exit on College Avenue. Manufacturers specifications for the bicycle racks and lockers shall be ~eviewed by the Transportation Division. Electric load calculations shall be submit’ted to the Utilities Engineering Division if electric service upgrades are needed. Landscaping shall be irrigated from the landscape irrigation meter currently being installed as part of a separate minor Architectural Review Board .application. One water budget shall be applied to the total landscaped area on the church property, The new facility at 448 Col.lege Avenue shall have an automatic sprinkler system throughout the facility. Plans and a permit shall be required for the underground fire service line and sprinkler installation as well. All applicable requirements listed on the comment sheet completed by the Fire Department on December 14, 1995 and forwarded to the applicant shall be implemented. The applicant shall submit a final grading and drainage plan tO Public Works Engineering, including drainage patterns on site and from adjacent properties. The plan shall demonstrate that pre-existing drainage pattern to and from adjacent properties are not altered. The proposed development will result in a change in the impervious area of the property. The applicant shall provide calculations Showing the adjusted impervious . area with the building permit application. A storm drainage fee adjustment will take place in the month following the f’mal approval of the construction by the Building Inspection Division. February 26, 1996 Page 2 18. 19. The applicant shall obtain a grading permit from the Cit3’ of Palo Alto Building Inspection Division. The applicant shall obtain an encroachment permit or temporary lease from Public works Engineering for the proposed construction which will impact the use of the sidewalk, street, alley or on property, ha which the City holds an interest. 20. 21. A construction logistics plan shall be provided, addressing at minimum parking, truck routes and staging, materials Storage, and the provision of pedestrian and vehicular traffic adjacent to the construction site. All truck routes shall conform with the City of Palo alto’s Trucks and Truck route Ordinance, Chapter 10.48, and the attached route map which outlines truck routes available throughout the City of Palo Alto. The applicant shall obtain a Permit for Construction in a Public Street from Public Works Engineering for construction proposed in the City right-of-way. 22. 23. 24. A portion of the proposed work is within the State of California or County of Santa Clara right-of-way.-A permit must be obtained from the applicable agency. Evidence of permit approval shall be submitted .to the Planning Department. The applicant shall obtain an encroachment permit from Public Works Engineering for pedestrian protection on the public sidewalk during construction. A detailed site-specific soil report must be submitted which includes information on water-table and basement construction issues. :25.The contractor must contact the CPA Public Works Inspection at (415) 496-6929. prior to any work performed in the public right-of-way. :26. :27. No storage of construction materials is permitted in the street or on the sidewalk without prior approval of Public Works Engineering. The developer shall requires its contractor to incorporate best management practices (’BMP’s) for storm water pollution prevention in all construction operations, ha conformance with the Santa Clara Valley Nonpoint Source Pollution Control Program. The Inspection Services Division shall monitor BMP’s with respect to the developer’s construction activities on private property; and the Public Works Department shall monitor BMP’s with respect to the developer’s construction activities on public property. It is unlawful to discharge any 95up63.1g February 26, 1996 Page 3 construction debris (soil, asphalt, saw cut slurry, paint, chemicals, ect.) Or other waste materials into gutters or storm drains. 28. 29. All sidewalks bordering the project shall be repaired and/or removed and replaced in compliance with Public Works approved standards. Any unused driveways shall be removed ~’nd’replaced with curb and gutter. 30.The Public Works Inspector shall sign off the building permit prior to its f’malization. All off-site improvements shall be finished prior to the Public Works Inspector’s sign-off. 31.A curb ramp for the disabled shall be required at the comer of El Camino Real and College Avenue. LISA GROTE Zoning Administrator February 26, 1996 This Use Permit is granted in accordance with and subject to the provisions of Chapter 18.90 of the City of Palo Alto Municipal Code. In any case in which the conditions to the granting of a,Use P~rmit have not been complied with, the Zoning Administrator shall give notice to the permittee of intention to revoke ¯ such permit at leas.t ten (I0) days prior to a hearing thereon. Following such hearing and if good cause exists therefore, the Zoning Administrator may revoke the Use Permit. 95up63.1g February26, 1996 Page 4 A Use Permit which has not been used within one (1) year after the date of granting becomes void, although the Zoning Administrator may, without a hearing, extend the time for an additional year if an application to this effect is fried with him before the expiration of the first year. David Prayer and Linda Lock.hart, Ananda Church of Self-Realization, 2171 El Camino Real, Palo Alto, CA 94306 Linda Poncini, Carrasco and Associates, 120 Hamilton Avenue, Palo Alto, CA 94301 John Baca, P.O. Box 8527, Stanford, CA 94309-8527 95up63.1g February26, 1996 Page 5 April 10, 1998 ATTACHMENT E City._ f Palo AltoDepartment of Plan n in g and 1 Cornmunity Environment Carrasco and Associates Atm: Linda Poncini 120 Hamilton Avenue Palo Alto, CA 94301 Planning Division Dear Ms. Poncini: The Director of Planning and Community Environment, upon recommendation of the Architectural Review Board at its meeting of Ally.iI.2,,_lS_~ has approved with conditions the following application per the plans submitted for review: 448& 456 College Avenue. 2137 & 2171 E! Camin0 Real Carrasco and Associates 97-ARB-199 Application of Ananda Church of Self-Realization for minor Architectural Review Board review and recommendation to the Director of Planning and Community Environment to permit landscaping, fence and lighting plans as well as minor modifications to the exterior of a previously approved project. GENERAL 1.Remove simulated window grids. Approval is hereby granted for the revised plans on f’de in the Planning Division (97- ARB-199). The conditions of approval ofthe previously approved project (96-ARB- 64), listed in the letter from the Planning Division dated September 10, 1996, shall apply to this approval, with the following exceptions: ao Conditions 4, 5, 9.g., 9.h. and 24 (96-ARB-64) are h~reby deleted. .Condition 7 (96-AILB-64) is revised to read as follows: "’The applicant shall apply to the Planning Division for a subdivision map to merge.all of theinto 3 or 4 r r. cels. 250HamiltmaAvenue P.O. Box10250 PaloAlto, CA94303 415.329.2441 415.~29.2240Fax The stucco wall proposed along the south side o.f the property near College Avenue shall be painted to match the base wall color of the new school building, PRIOR TO ISSUANCE OF DEMOLITION PERMIT OR BUILDING PERMIT Planrling 4.. A final irrigation plan, statement of design intent, water use statement and water use calculations shall be submitted for review and approval by the Planning Arborist, Utilities Marketing Services Division and Planning Division. The sit~ shall have a separate water service for an irrigation water meter. o The applicant shall submit a revised arborist report for review and approval by the Planning Arborist. The revised report shall include the following: ao An appraisal of trees to be retained, using the most current edition of the Guide for Plant Arboriculture, published by the Council of Tree and Landscape Appraisers and the most recent ’Form for Northern California’ established by the International Society of Arbori~ulturists.’ Proposed protection measures for the existing trees that are to be preserved (including the areas to be fenced). The existing Deodar Cedar near College Avenue shall be preserved and shall benefit from the tree protection measures in the revised report. In addition, the plans shall demonstrate that no damage will occur to the existing Valley Oak tree. A protected tree zone shall be identified in the arborist report for the Valley Oak, where no construction activity, hardscape, trenching or structure could permanently injure the tree (.pursuant to Pale Alto Municipal Code Section 8.10). The finished surface material beneath thee.tree shall be beneficial to the Valley Oak tree shall be specified in the arborists report. The landscape plan shall show a now (Platarms acerifolia) ’Yarwood’, London Plain of 15 gallon size planted in the vacant tree well along the site’s El Camino Real frontage. The tree shall be planted per Public Works Depanm.ent Standard Tre~ Planting Detail #504. The tree well shall be cut to 3’ X 3’ and supplied with two bubbler irrigation heads. The landscape plan shall show the location of the required protective tree fencing (i.e., around the existing trees that are to be retained) with a bold, dashed line pursuant to Public Works Department Standard Tree Protection Detail #505. The City Planning Arborist shall be in receipt of a statement from the applicant’or project arborist verifying that the required tree protective fencing is in place. 10. All trees to be retained shall be protected during construction to the satisfaction of the City Planning Arborist. The following tree preservation measures apply to all trees that are to be retained (any modifications to these requirements must be appr6ved in writing by the City Planning Arborist): ao All trees to be preserved shall be protected with five-foot high chain link fences mounted on two-inch diameter galvanized iron posts, driven into the ground to a depth of at least 2-feet with no more than 10-foot spacing. The fences shall be erected before construction begins and remain in place until final inspe~on of the building permit, except for work specifically required in the approved plans to be done under the trees to be protected (see Public Works Department’s standard specification detail #505). The fences shall enclose the entire area under the dripline of the trees. If the trees are in a small tree well, they shall be wrapped with 2-inches of orange plastic fencing from the ground to the first branch with 2-inch thick wooden slats bound securely with additional orange plastic fencing. The wrapping shall not be allowed to dig into the bark. While this protects the trunk, caution must be used not to damage any branches. Major scaffold limbs may require the same treatment as described above, or. as directed by th’e City Arborist. bo A warning sign shall be prominently displayed on the tree p.roteetion t~ence. The sign shall be a minimum of 18-inches square and shall state: "WARNING - This fence shall not be removed or relocated without written authorization from the City of Palo Alto Planning Director. Violators will be prosecuted and are subject to fine according to City Code 8.10.110." Before the required protective tree fencing is installed, all trees to remain shall be pruned in compliance with the following: All specifications for work on protected trees shall.be in writing and administered by a qualified arborist. bo All work on protected trees shall be performed in accordance with the Standard Practices for Tree Care Operations (ANSI A300-1995, ANSI Z133- 1994) and Chapter 8.10 of the PAMC. Co All specified tree work shall be designed to promote practices which encourage the preservation of tree structure and health, according .to the Western Chapter of the International Society of Arboriculture (WC-ISA) Guidelines for Certified Arborists and Tree Workers. 11,All trees on adjacent property that overhang the site shall be protected from construction impacts. 12. 13. The applicant sh’all repair or replace any publicly owned trees that are damaged during the course of construction (pursuant to Section 8.04.070 of the PAMC). The following tree preservation measures shall be implemented and maintained for .all existing trees that are retained (i.e., in addition to any other tree protection measures identified in the revised arborist’s rep0n): No storage of material, topsoil, vehicles or equipment shall be permitted within the tree enclosure area; b.The ground around the tree canopy area shall not be altered; and Trees to be retained shall be irrigated, aerated and maintained as necessary to ensure survival. Should you have any questions regarding this ARB action, please do not hesitate to call the Planning Division at (650) 329-2230. Phillip Planner ARB Staff Liaison ATTACt"IMENT F 1 September 10, 1996 David Prayer Ananda Church of Self-Realization 2171 El Camino Real Palo Alto, CA 94306 Dear Mr. Praver: The Director of Planning and Community Environment, upon recommendation of the Architectural Review Board at its meeting of July 5. 1996 has approved, with conditions, the following application per the plans submitted for review: 456 College Avenue12137 & 2171 E! Camino Real Ananda Church 96-ARB-64; 95-UP-63 ;. 95-V-19; 95-EIA-26 Application to allow the location and construction of a new 3,000 square-foot building, two additional parking spaces, relocation of an existing classroom and landscaping and parking lot recon~iguration on the above properties. A use permit, variance and negative declaration were approved for this project by the Zoning Administrator on F~bruary 26, 1~96, CONDITIONS 1.The applicant should return to the ARB with an alternate roof material in order for the new building to be more harmonious with existing buildings. 2.Strong consideration for improvement to the handicap ramp near the front entrance adjacent to E! Camino.Real. Prior to Issuance of Demolition Permit Utilities Electric The Permittee shall be responsible for identification and location of all utilities, both public and private, within the work area. Prior to any excavation work at the site, the Permittee shall contact Underground Service Alert @ (800) 642-2444, at least 48 hours prior to beginning work. 2~0 FL~ailton As’cnue P.O. l,~x 10250 Palo Alto, CA 94303 415.329.2441 415.T29.~0/) Fax All public trees shall be retained and protected during construction. The following tree protection measures shall be approved by the CiLv Arborist and included in constru:tiort~demolition contracts and be implemented during demolition and construction activities unless otherwise approved. The following tree protection measures shall apply: PAMC Sec. 8-04-0"70. Any.modifications to these requirements mus’, be approved, in writing, by the Cib" Arborist. All trees to be preserved shall be protected with six-foot high chain link fences. Fences are to be mounted on two-inch diameter galvanized iron posts, driven into the ground to a depth of at least 2 feet at no more than 10-foot spacing. The fences shall enclose the entire area under the dripline of the trees. The fences shall be erected before const,-uction begins and remain in place until final inspection of the building permit, except for work specifically required in the app~:oved plans to be done under the trees to be protected. (See Public Works Department’s standard specification detail #505). b.No storage material, topsoil, vehicles or equipment shall be permitted Within the [ree encldsure area. c. The ground around the tree canopy area shall not be altered. d.Trees to be retained shall be irrigated, aerated and maintained as necessary to ensure survival. One new street tree, Platanus and species to match the existing along El Camino Real, 15-gallon size shall be planted along El Camino Real and shown on a revised landscape plan submitted to Planning staff. All new street trees are required to be 15-gallon size, irrigation installed to the tree, and planted according to the City’s standard tree specifications. "" Acertified arborist shall be retained by the applicant to prepare and submit tree protection plans. The plans shall identify the trees to be protected and include measures for their protection during construction. The certified arborist shall inspect the tree protection measures and shall certify that the PAMC See. 8-04-015 have been installed prior to demolition, grading or building permit issuance. Prior to Submittal for Building Permit 6.Only one electric service lateral is permitted per parcel. Utilities Rule & Regulation #19- G(~). ~l.~nnin~ ’Zonin~ ’7.The applicant sh~![ apply to the Planning Division for a subdivision map to merge all the parcels into .3 o:" 4 .parcels. The ARB approved building materials and color scheme shall be shown on building permit drawings for all bui|dings, patios, fences, utilitarian enclosures and other ’ landscape features. .9.Final detailed landscape and irrigation plans encompassing on- and off-site plantable areas ou.: to the curb must be submitted to and approved by the Architectural Review Board. A Landscape V,,’at~r Use statement, water use calculations and a statement of de.sign intent shaft be submitted for each project. ¯These plans should be prepared by a licensed landscape architect and qual!fied irrigation consultant. Landscape and irrigation plans shall take into consideration all elements included on: I) the City of Palo Alto Landsq~l~e Plan Checklist; and 2) the Water-Conservation Guidelines. The plan shall include: a.All e×isting trees identified both to be retained and removed including street trees. b.Complete plant list indicating tree and plant species, quantity, size, and locations. c.Irrigation schedule and plan. d.Fence locations. e.Lighting plan with photometric data. f.Trees to be retained s’hall be irrigated, aerated and maintained as necessary to ensure survival. g.An arborist statement shall be submitted to the Planning Division which provides tree protection measures for the Deodar cedar if the tree can be saved, ho Two additional Crepe Myrtles, 24-inch boxsize, shall be planted to replace the existing Monterey Pine, adjacent to the northern property line. This tree can be removed and a 2:1 replacement value is required with two Crepe Myrtles to match the other "trees proposed for planting near the northern property line. All new trees are required to be irrigated. 10.Details of an opaque screen trash enclosure are to be submitted to and approved by the AP,.B. The project shall include a recycling area or enclosure which complies with the design guidelines adopted by the ARB and approved by the City Council pursuant to Section 16.48.070 (PAMC). Sec.16.48.120a (12), See. 16.48.120(c). 11.The applicant shall submit a final grading and drainage plan to Public V,,’orks Engineering, in:tuding drainage patterns on site and from adjacent properties. The plan shall d~monstrate that p!’e-existing drainage patterns to and from adjacent properties are not altered. Sec. 16.28.270. !2.The proposed development will result in a change in the impervious area of the property. The applicant shall provide calculations showing the adjusted impervious area with the building permit application. A storm drainage fee adjustment will take place in the month following the final approval of the construction by the Building Inspection Division. 13. 14. Pen-nittee must obtain a grading permit from the City of Palo Alto Building Inspection Division it" excavation exceeds 100 cubic yards. The property owner shall obtain an encroachment permit or temporary lease from Public Works Engineering for a structure, awning, or other features eonstructe~ in the public " right-of-way, easement or on property in which the City holds an interest. 15.The applicant shall obtain an encroachment permit or temporary lease from Public Works Engineering for the proposed construction which will impact the use of the sidewalk, street, alley or on property in which the City holds an interest. PAMC, Sec. 12.12.010. 16.A construction logistics plan shall be provided, addressing at’minimum parking, truck routes and staging, materials storage, and the provision of pedestrian and vehicular traffic adjacent to the construction site. All truck routes shall conform with the City of Palo AIto’s Trucks and Truck Route Ordinance, Chapter 10.48, and the attached route map which outlines truck routes available throughout the City of Palo Alto. Transportatiorl ¯ 17. 18. Accessible parking is required to meet all ADA standards. Bicycle parking shall be provided based on at least the number of on-site vehicle parking spaces provided (10%), or at least three bike spaces of which they must be either Class I or II spaces as per Section 18.83.080 of the Off-Street Parking Ordinance. The bicycle. parking location shall be shown on the site plan and type of parking facility noted and submitted to the Transportation Division and Planning Staff for review and approval. 19.All utilit.y meters, lines, trahst’ormers, backflow preventers, and any other required utilities, shall be shown on the landscape and irrigation plans and shall show that no conflict will occur between the utilities and landscape materials and shall be screened in a manner which respects the building design and setback requirements. r-Gas-W~.stewater 20.The applicant shall submit ~i completed WATER-GAS-.WASTEWATER SERVICE CONNECTION APPLICATION - LOAD SHEET for City of Pale Alto. Utilities. The applicant must provide all the information requested for utility service demands (water in. G.P.M., gas in B.T.U.P.H., and sewer in G.P.D.). ’ 21.The applicant shall submit improvement plans for utility construction. The plans must show the size and location of all underground utilities within the development and the public right of way including meters, backflow preventers, fire service requirements, sewer cleanouts, and any other required utilities. ~ 22.The applicant must show on the site plan the existence of any water well, or auxiliary water supply. Prior to Issuance ot¢ Building Permit Pl’anninglZoning 23.Color chips to match the colors specified in the building permit drawings shall be attached to the cover sheet of the building permit drawing set by the Project Planner. Public Works Operations 24.Street trees shall be required in 15-gallon. boxes spaced at minimum 25-foot intervals along project frontage. Species shall be determined by the City Arborist. Newly planted street trees .shall be irrigated and maintained by the property owner. (See Public Works Department’s Standard Specification ). UtilitiestWater-Gas-Wastewater 25. 26. 27. The applicant’s engineer shall submit flow calculations which show that the off-site and on-site water and sanitary sewer mains will provide the domestic water, fire flows, and wastewater capacity needed to service the development and adjacent properties during anticipated peak load. Field testing may be required to determine current flows and water pressures on existing main. Calculations must be stamped by a registered civil engineer. The applicant’s engineer shall submit a complete sewer system capacity study to determine that the on-site and off-site sewer mains have the capacity to accommodate the sewer flows from the.proposed development and adjacent properties during anticipated peak flow demands. Calculations must be stamped by a registered civil engineer. Each unit, parcel or place of business shall have its own water, gas meters and sewer lateral connection. 28. 29, 30. 31. .4. separate water.meter sha~[ be installed to irrigate the approved landscape plan. This meter shall be designated as an irrigation account and no other ware: service will be billed on the azcount. The existing water meter is in conflict with the proposed driveway. The water meter must be relocated to either side of the driveway by installing new service and abandoning the existing service at the main. An approved Reduce Pressure Principal Assembly (Backflow Preventor Device) shall be installed for all existing and new water cormectiors from Palo Alto Utilities to comply with requirements of California Administrative Code, Title 17, Secti.ons 7583 through 7605 inclusive. The Reduce Pressure Prinaiple Assembly shall be installed on the owner’s property and directly behind the water meter. Inspection by the Utilities Cross Connection Inspector is required for the supply pipe between the meter and the assembly. An approved Single Check Valve shall be installed for the existing or new water connections for the fire system to comply :,vith requirements of CaliforniaAdministraiive Code, Title 17, Sections 7583 through 7605 inclusive. The Double Check Detector Check Valve shall be installed on the owner’s property adjacent to the property line. Inspection by the Utilities Cross Connection Inspector is required for the supply pipe between the city connection and the assembly. 32.A new gas service line installation is required to furnish customer’s demand specifi~:d in the .load sheet presented with this project. During Construction Building lns.r, ectk, n 33.To reduce dust levels, it shall be required that exposed earth surfaces be watered as necessary. Spillage resulting from hauling operations along or.across any public or private property shall be removed immediately and paid for by the contractor. Dust nuisances originating-fromthe contractor’s operations, either inside or outside of the right-of-way shall be controlled at the contractor’s expense. 34.All non-residential construction activities shall be subject to the. requirements of the City’s Noise Ordinance, Chapter 9.10 PAMC, which requires, among other things, that a sign be posted and that construction times be limited as follows: 8:00 AM to 8:00 PM Monday tkru Friday 9:00 AM to 8:00 PM Saturday 10:00 AM to 6:00 PM Sunday: ~!:~ub!ic Works En~ineerin~ The Contractor must contact the CPA Public Works I’nspector at (415) 496-~929 prior to an’: work performed in the public right-of-way. Se~. 12.0~.060. 36.No storage of constru:tion materials is permitted in the street or on the sidewalk without prior approval of Public Works Engineering. 37.The developer shall require its contractor to incorporate best management practices (BMP’s) for stormwater pollution prevention in all construction operations, in conformance with the Santa Clara Valley Nonpoint Source Pollution Control Program. The Inspection Services Division shall monitor BMP’s with respect to the developer’s construction activities on private property; and the Public Works Department shall monitor BMP’s with respect to the developer’s construction activities on public property. It is urdawful to discharge any construction debris (soil, asphalt, sawcut slurry, paint, chemicals, etc.) or other waste materials into gutters or storm drains. (Federal Clean Water Act) 38.All construction within the City right-of-way, easements or other property under City jurisdiction shall conform to Standard Specifications of the Public Works and Utility Departments. Sec. 12.08.060. Utilities/Water-Gas-Wastewate!- 39.The applicant shall pay the connectionfees associated for the installation of the new water service/s to be installed by the City of Palo Alto Utilities. 40.The contractor shall furnish to the Utilities Department a complete schedule of work and method of construction for the new water service connection to the existing water ma~n. 41. The contractor shall submit for approval by the Utilities Engineering Department the ¯ manufacturer’s literature on the materials to be used. 42. The applicant shall p~’ovide meter protection for gas meters subject to vehicle d.amage. 43.All customer piping shall be inspected and approved by the Building Departmen.t before gas service is instituted. Gas meters will be installed three working days after the building piping final inspection. 44.Utility service connections will be installed between 30 to 45 days following receipt of full payment. Large developments must allow sufficient lead time (6 weeks minimum) for utility construction performed by the City of Palo Alto Utilities. Prior to Finalization Plannin~tZonin~ 45,The landscape architect shall c~rti~’ in writing and submit to Pla .n.ning Division, and call. for inspection, that the landscaping has been installed in accordance with all aspects of the approved landscape plans, that the irrigation has been installed and that irrigation has been tested for timing and function, and all.plants including street trees are healthy. Public Works Engineering 46.All sidewalks bo,’dering the project shall be repaired and/or removed and replaced in compliance with Public Works approved standards. Sec. 12,08.010. 4"7. 48. The unused driveway shall be removed and replaced with curb and gutter. Sec. 12.08.090. The Public Works Inspector shall sign of{the building permit prior to the finalization of this permit. All off-site improvements shall be finished prior to this sign-off. After Construction 49.All-activities shall.be subject to the requirements of the City of Palo Air0 Noise Ordinance, Chapter 9.10. Utilities/Water-Gas-Wastewater 50.The customer shall give the City written notice of any material changes in size, character, or extent of the equipment or operations for which the City is supplying u!ility service before making any such change. Rules and Regulations 3D. Should you have any questions regarding this ARB action, please do not hesitate to call the Planning Department at (415) 329-2546. . Lorraine Weiss Planner ARB Staff Liaison Graphic Attachment to Staff Report Date: 5-13o98 Project: 2137-71 El Camino Real/ 456 College Avenue ~File #: 97-SUB-2; 97-EIA-35 Scale: 1" = 400’ North 1 CITY OF PALO ALTO ATTACHMENT C MEMORANDUM DATE: TO: FROM:~ SUBJECT: May 13, 1998 Planning Commission Members Lisa Grote Additional Conditions for 2137-71 E1 Camino Real/456 College Avenue Please consider the revised draft conditions to the Tentative Subdivision Map for the Ananda church. Comments were received from City departments after the Planning Commission Staff Report was distributed and therefore the following conditions should replace the draft conditions included in the Staff Report as Attachment B. The new conditions are shown in italics for clarity. GENERAL ATTACHMENT "B" DRAFT CONDITIONS OF APPROVAL OF SUBDIVISION o o All Conditions required under Conditional Use Permit 95-UP-63 and Architectural Review Board application 97-ARB-199, shall apply to this project and be incorporated as a part of this approval. The developer shall repair, restore or replace, at the developers expense, any City property damaged while performing work within the City right-of-way. Each parcel or place of business shall have its own water, gas services and meters and sewer lateral connections. The existing Water, Gas and Wastewater connections may remain serving a parcel within the projection of the property lines. Private easements are required for any underground lines crossing parcel lines. The relocation of service, meters, hydrants, or other facilities shall be performed at the cost of the person requesting the relocation. The applicant shall maintain one electrical service per parcel or place of business. C://phil/memos/pccond.wpd PRIOR TO SUBMITTAL OF FINAL MAP o The Applicant shall arrange a meeting to discuss the improvement plans necessary for the project with Public Works Engineering, Planning, Fire and Transportation Departments. These improvement plans must be completed and approved by the City prior to submittal of a final map. All construction within the City right-of-way, easements or other property under the City’s jurisdiction shall conform to standard specifications of the Public Works and Utility Departments. The applicant shall submit a current Preliminary Title Report and Grant Deed for the subj.ect properties. PRIOR TO RECORDATION OF FINAL MAP 11. 12. The applicant shall set monuments at all comers of the three resulting lots (1,2 and 3). The final map submitted shall show all the widths of strerts in the vicinity as well as all easements affecting the property. Prior to application for a final map, the subdivider shall submit a declaration of easement, or other documentation acceptable to the City Attorney, which provides for mutual pedestrian and vehicular access to all parking facilities and driveways on the resulting lots used by the religious facility. This document shall be recorded with the final map. This condition shall satisfy condition 5 of Conditional Use Permit (95-UP-63). The required easement shall be shown on the face of the recorded final map. The subdivider shall post a bond prior to the recording of the final parcel map to guarantee completion of the items approved under improvement plan. The amount of the bond shall be determined by the Planning Division and Public Works Department. CC: Philip Dascombe C://phil/memos/pccond.wpd