HomeMy WebLinkAbout1998-12-07 City Council (17)TO:
City of Palo Alto
City Manager’s Report
HONORABLE CITY COUNCIL 9
FROM:CITY MANAGER DEPARTMENT: PLANNING AND
COMMUNITY ENVIRONMENT
DATE:DECEMBER 7, 1998 CMR:456:98
SL~JECT:4100-4120 EL CAMINO REAL: APPLICATION BY CLASSIC
COMMUNITIES FOR APPROVAL OF FINAL SUBDIVISION MAP
TO SUBDIVIDE 1.56 ACRES INTO 26 RESIDENTIAL LOTS AND
ONE LOT TO PROVIDE FOR ACCESS, COMMON OPEN SPACE,
AND LANDSCAPING (TRACT NO. 9118)
RECOMMENDATION
Staff recommends that the City Council approve the Final Subdivision map for 4100-4120
E1 Camino Real to subdivide 1.56 acres into 26 residential lots and one lot to provide for
access, common open space, and landscaping.
PROJECT DESCRIPTION
The applicant has requested the approval of a subdivision of the property at 4100-4120 E1
Camino Real as illustrated on the Final Map titled "Tract No. 9118, Classics at Barron Park." ¯
Approval of this Final Map would create 26 residential lots and one remaining parcel (lot 27)
to accommodate access from E1 Camino Real, utilities, common open space, and
landscaping. The lots are being created to allow the sale of individual lots consistent with
the Planned Community (PC) Zone (Ordinance 4511) approved by City Council for the site
on June 29, 1998. The Final Map also includes the abandonment of existing easements on
the site, as described on the Map.
DISCUSSION
On July 27, 1998, the City Council approved a Tentative Map for the proposed subdivision,
with several conditions. All of the conditions of the Tentative Map have been met, and a
subdivision agreement between the City and the applicant has been executed. The Final Map
has been reviewed by the City Engineer and the Director of the Department of Planning and
Community Environment and has been found to be in conformance with the approved
Tentative Map and the Palo Alto Municipal Code. The conditions of approval of the
CMR:456:98 Page 1 of 2
Tentative Map and an indication of how those conditions relevant to the Final Map were met
are provided in Attachment B.
As per Palo Alto Policy and Procedures, the Palo Alto Historical-Association has
recommended a name for the project access road. The proposed name, Driscoll Place, has
been approved by the Palo Alto Communications Division and the Fire Department, as also
required by Palo Alto Policy and Procedures.
TIMELINE
Title 21 (Subdivisions) of the Palo Alto Municipal Code establishes time lines for processing
Final Maps. Once a Final Map has been certified by the City Engineer and the Director of
Planning, the map is filed with the City Clerk. The City Council must consider the Final
.Map and any offers of dedication at the Council’s first meeting following receipt of the map,
or within 10 days of the filing of the map, whichever is later..
ENVIRONMENTAL REVIEW
A Mitigated Negative Declaration was prepared and approved prior to the approval of the
Tentative Map. Approval of the proposed Final Map is a ministerial action under the
California Environmental Quality Act, which requires no environmental review.
ATTACHMENTS
Attachment A: Location Map
Attachment B: Tentative Map Conditions of Approval
Final Map, Subdivision Agreement (Council Members only)
PREPARED BY: Brian Dolan, Senior Planner
DEPARTMENT HEAD REVIEW:
G. EDWARD GAWF ~
Director of Planning and Community Environment
EMIL~SON
Assistant City Manager
CC: Henry Fischer, Classic Communities
CMR:456:98 Page 2 of 2
PF
Attachment A
ect: 4100-4120 El Camino Real
~ RM-15
Graphic Attachment
to Staff Report
DRIVE
DRIVE
DRIVE
~ ’ ~ ~ /
Date: 12-7-98 File #:98-5UB-2; 98-EIA-38
RM-30
pC-2656
Scale: 1" = 400’
North
ATTACHMENT B
CONDITIONS OF PROJECT APPROVAL
4100-4120 EL CAMINO REAL
Planning
1.The note stating that "all trees will be removed from the site" shall
the map prior to the submittal of the Final Map.
Public Works Engineering
1.
be removed from
The following shall be incorporated into the Final Map submittal for Public Works
review and approval:~ o,,’~ 0 [~- e._
a.The areas for each lot (in acres) shall be shown.
b.Deeds to record encumbrances shall be submitted.
c.A legend shall be added to the map.
d.The City Engineer’s Certificate must be included with the map. Public Works-
Engineering should be contacted for the current certificate format.
e.A statement shall be added to the map indicating whether or not water wells are
present.
f.The Title Report describes some easements that are not shown on the map. All
easements must be shown on the map
g.In the notes (#3), "PUE" and "PSDE" shall be defined.
h.Adjoining property shall be shown and labeled with the following:
(1)
(2)
(3)
(4)
Roads (widths, names, and ties)
Subdivisions (name, plat recording data, and tie)
Owner (name, deed recording data, and tie)
All encroachments from or intrusions to adjoining properties.
An approved subdivision improvement agreement shall be prepared. The Applicant
shall arrange for a meeting with Public Works Engineering and other relevant
departments to obtain guidelines for the presentation of the subdivision improvement
agreement. This agreement must be submitted at least 30 days prior to the submission
of the Final Map. Approval of this agreement by Public Works Engineering must occur
before the submission of the Final Map.
3.Approved street trees in standard tree wells shall be installed on the El Camino Real
frontage consistent with the PC Zoning application landscape plan.
4.The entke sidewalk on the E1 Cameo Real ~ontage shall be replaced subject to Ci~
of PNo Alto st~dards.
5.~e Applic~t must prepare ~d implement a Sto~ Water Pollution Prevention PI~
(S~PP) to ~clude tempor~ measures d~g construction activities ~d pe~ent
post-cons~ction measures. ~is pl~ shall be submi~ed with the Final Map.
A performance bond shall be required to secure the repair of existing public right-of-
way improvements and the installation of new improvements that are part of this
proposed project. An Engineer’s Estimate for the proposed improvements must be
presented with the Subdivision Improvement Agreement submission.
The Applicant is responsible for the required engineered exhibits for the dedication of .~o~13i~-
any public utility easements. These easements shall be shown on the Final Map.
The Applicant is responsible for the application for a tract number with the County of Coral? iek
Santa Clara.
A formal drainage and grading plan will be required to be submitted with the Building
Permit application. The grading and drainage plan shall show spot elevations
existing grades on adjacent properties to show how drainage patterns work in the%
neighborhood.
10.A logistics plan for this project shall be submitted with the Building Permit application. Not
This plan shall include construction parking, truck routes and staging, materials storage, ~a~llc,~l)
and the provision of pedestrian and vehicular traffic adjacent to the construction site. ]-~
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Utilities-Water, Gas, &Wastewater
Public Utility easements (minimum 5-foot wide) will be required for gas services. Each
of the five groups of buildings shall have the individual house gas lines brought
together by the applicant at a common location where meters can be served from a
single header. The location of the public utility easements and the service headers shall
be as shown on Attachment F or in locations otherwise approved by the Palo Alto
Utilities Department prior to approval of the Final Map.
The proposed 20-foot wide streets do not meet City of Palo Alto’s public street, i~cl~d~
minimum standards, therefore, no on-site water, gas, or wastewater utility main will be
run. Utilities placed within substandard streets will be owned and maintained by the
homeowner’s association¯ The City will terminate their water and. sewer utilities
responsibilities at the back of the curb along E1 Camino Real.
The applicant shall submit a request to disconnect all existing utility services and/or ~rO
meters including ....~aa signed affidavit of vacancy¯ Utilities will be disconnectea or t’r,.
removed within 10 working days after receipt of request. The demolition permit will}i)
be issued after all utility services and/or meters have been disconnected and removed. ¢At~
The applicant shall submit a completed WATER-GAS-WASTEWATER SERVICE
CONNECTION APPLICATION - LOAD SHEET for City of Palo Alto Utilities with
the application for a building permit. 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.).
The applicant must show on the Final Map the existence of any water well, or auxiliary
water supply.
The applicant shall be responsible for installing and upgrading the existing water and ~0~
sewer mmns" and/or services as necessary to handle anticipated peak loads from the c~lio
project¯ This responsibility includes the design and all the cost associated with the ~-o ~-’
construction for the installation/upgrade of the water and sewer mains and/or services "~.
The applicant’s engineer shall submit, with the application for a building permit, water
flow calculations that will show that the on-site and off-site water distribution system tl~
will provide the domestic,-irrigation, and fire flow water demands needed to service the
development during anticipated peak flow demands. Field testing may be required to
determine current flows and water pressures on existing main. Calculations must be
stamped by a registered civil engineer.
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10.
11.
The applicant is required to perform, at his/her expense, a flow monitoring study of the t~o~-
existing sewer main(s) to determine the remaining capacity. The report must include ~ ~ I,cqb It
¯ existing peak flows or depth of flow based on a minimum monitoring period of seven -~o ~i,aa i
continuous days or as determined by the Senior Wastewater Engineer. The study shall /~ a~
meet the requirements and the approval of the WGW Engineering Division. No
downstream overloading of existing sewer main will be permitted. The study whall be
submitted to the City with the application for a building permit.
The applicant shall submit improvement plans for utility construction with the fmal
Map submittal. The plans must show the size and location of all underground utilities
within the development and the public right of way including meters, backfloW
preventers, fire service requirements, sewer mains, sewer cleanouts, sewer lift stations
and any other required utilities. The applicant shall submit to the WGW Engineering
Division of the Utilities Department four copies of the installation of water and sewer
utilities off-site improvement plans in accordance with the Utilities Department Design
Criteria. All utility work within the public right-of-way shall be clearly shown on the.
plans that are prepared and stamped by a registered civil engineer.
The applicant shall provide to the W-G-W Engineering Division, with the application
for a building permit, a copy of the plans for any fire system including all Fire
Department’s requirements.
A separate water meter shall be installed to irrigate the approved landscape plan. This
meter shall be designated as an irrigation account and no other water service will be.
billed on the account.
12.
13.
An approved Reduce Pressure Principle Assembly (Backflow Preventer Device) shall
be installed for the new water connection t~om Palo Alto Utilities to comply with the
requirements of California Administrative Code, Title 17, Sections 7583 through 7605
inclusive. The Reduce Pressure Principle 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 any water connections for a fire
system to comply with requirements of California Administrative Code, Title 17,
Sections 7583 through 7605 inclusive. Inspection by the Utilities Cross Connection
Inspector is required for the supply pipe between the city connection and the assembly.
If any water well, or auxiliary water supply, exists on the site, a Double Check Detector
Check Valve or RPPA shall be installed on the owner’s property adjacent to the
propertyline.
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The applicant’s contractor will not be allowed to begin work until-the utility
improvement plan have been approved by the Water, Gas and Wastewater Engineering
Division and all utilities conditions are met.
15.The applicant shall obtain an Encroachment Permit from Caltrans for all utility work
in the E1 Camino Real right-of-way before the City car/install services. The applicant
must provide a copy of the permit to the WGW Engineering Department prior to
beginning work in the right-of-way.
16.The applicant shall pay the connection fees required for the installation of the new,~@
water service/s to be installed by the City of Palo Alto Utilities. ~pi~
17.The contractor shall furnish to the Utilities Department, 5 working days prior to starting do-t7
work, a complete Schedule of work and method of construction for the new water
service connection to the existing water main. to
18.The contractor shall submit for approval by the Utilities Engineering Department the NoT
..... ~,~,~manufacturer’s literature on the materials to be used 5 working days prior to startmg%t ~ F-i ~/
work. ~.~ 15
19. The applicant shall provide meter protection for gas meters subject to vehicle damage.
20.The applicant shall pay all cost associated with the required improvements to on-site
and off-site gas main and services. All improvements to the gas system will
performed by the City of Palo Alto Utilities.
21.No water valves or other facilities owned by Utilities Department shall be operated for
any purpose by the applicant s contractor. All required operation will be performed
only by authorized Utilities Department Personnel. The applicant’s contractor shall
notify the Utilities Department not less than fortyreight (48) hours in advance of the
time that such operation is required.
22.All utility work shall be inspected and approved by the WGW Utilities Inspector.
Inspection costs for any work done before 8:00 AM or after 4:30 PM on a regular work
day, or on Saturdays, Sundays or Holidays shall be paid by the applicant’s contractor. ~-o
Schedule WGW utilities inspections at (650) 329-2156 .five working days before start
of constructions.
23.The applicant’s contractor shall immediately notify the Utilities Department (650) 496-
6932 or (650) 329-2413 if the existing water or gas mains are disturbed or damaged.
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24.
25.
The contractor shall not disconnect any part of the existing water main-except by
express’permission of the utilities chief inspector and shall submit a schedule of the
estimated shutdown time to obtain said permission. ~
The water main shall not be turned on until the service installation and the performance
of chlorination and bacteriological testing have been completed. The contractor’s
testing method shall be in conformance with ANSUAWWA C651-86.
26.All backflow preventer devices shall be approved by the WGW Engineering Division,
inspected by the Utilities Cross Connection Inspector and tested by a licensed tester
prior to activation of the water service. "
27.All customer piping shall be inspected and approved by the Building Department before.
gas service ~s ~nst~tuted. Gas meters will be installed w~thm three working days after
the Building Division completes its final inspection and provides notification to the.
Utility Department to set the gas meter.
28.Utility service connections will be installed between 30 and 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.
29.The customer shall give the City written notice, and shall receive City approval, of an.y
material changes in size, character~ or extend of the equipment or operations for which
the City is supplying utility service before making any such change. " "bo
30.Prior to final map approval, the improvement plans shall include the design of a
domestic water system, gas system, and sewer collection system to the satisfaction of
the Utilities Engineering Division. The improvement plan must be stamped and signed
by a registered civil engineer.
Water Distribution System (Designed and installed by developer per City’s Utility
Standards for Water, Gas and Wastewater). Water lines shall be designed for fire
flows to meet Fire Department and Engineering Division requirements. Items of
construction shall include at least the following: water mains; water service;
valves; tees; hydrants; blow-off; backflow preventer devices; detector check valve
for automatic fire sprinkler; trench detail; cross sections; fie-in details;
specifications and together with appurtenances to any or all of the above.
Gas Distribution System (Designed and installed by Utilities Engineering
Division; gas design must be shown on the improvements plans). This system
shall include gas mains; services; gas meter locations; and together with
appurtenances to any or all of the above.
Sewer Collection System (Designed and installed by developer.per City’s
requirements). This system shall include sewer mains; manholes with frames
and covers; branches and laterals; cleanouts and boxes; standard details; profiles;
specifications and together with appurtenances to any of all of the above.
Utilities-Electric
A 5-foot wide public utility easements for electric utilities shall be granted
surrounding parcel 27 in the front yards of each individual project lo. A public utility
easement ~shall be granted for all of the public recreation area and landscaping area
between lots 21 and 22 and along side of lot 22, m the plantmg area between the .front
access road and the E1 Camino Real right-of-way, and the landscaping area in the
northernmost comer of the project site between the access drive and guest parking
space and the property line. The location of these easements shall be as illustrated on
Attachment G or as otherwise approved by the Palo Alto Utilities Department prior
to the approval of the Final Map.
Utilities Marketing
Fire
Landscape and irrigation plans including water usage calculations must be submitted
to Utilities Marketing and approved prior to the issuance of a building permit.
All construction shall be in accordance with Title 15 of the Palo Alto Municipal Code,
California Fire Code, 1995 Edition, including but not limited-to Article 9,10 and 87.
Areas of particular concern include: J-o
a.Section 901.2.1: Plans for fire apparatus access roads shall be submitted tothe
fire department for review and approval prior to construction.
Section 901.2.2.2: Plans and specifications for fire hydrant systems shall be
submitted to the fire department for review and approval.
Section 902.2.1" A fire apparatus access road shall be provided for every
building when any portion of an exterior wall is located more than 150 feet.from
fire apparatus access.
All automatic
Protection Association (NFPA) 13, 1996 edition.
sprinkler systems shall be in accordance with the National Fire
All building plans must be submitted to the fire department for review.
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Transportation
The Final Map shall be revised from the Tentative Map to provide the six-foot
extension of the driveway aisle beyond the north end of the guest parking spacenear
proposed Unit 26 to provide adequate back up space for the guest parking space as
required in the approval of the PC Conceptual Site Plan.
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