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HomeMy WebLinkAbout1997-03-24 City Council (13)TO: City of Palo Alto City Manager’s Report HONORABLECITY COUNCIL 9 FROM: AGENDA DATE: SUBJECT: CITY MANAGER DEPARTMENT: Planning and Community Environment ’ March 24, 1997 CMR:185:97 Review of 795 El Camino Real Palo Alto Medical Foundation Urban Lane Campus Project Modifications to Prior Conditional Use Permit and Prior Architectural Review Approvals, Tentative Subdivision Map and Vacation of Portions of Homer Avenue and Urban Lane, (94-UP-8, 94-ARB-30 and 96-SUB-4). REQUEST This staff report transmits the recommended findings and conditions of approval for current applications associated with the Palo Alto Medical Foundation (PAMF) project which was approved by the Palo Alto City Council on January 29, 1996. Currently, PAMF requests approval of changes to approved conditions of the prior Conditional Use Permit and ARB Approval and approval of a Tentative Subdivision Map and associated vacations of portions of Homer Avenue and Urban Lane and other easements. The ConditionalUse permit and ARBApproval changes are requested primarily so that the approximately 300,000 square foot project and site improvements can proceed through construction in stages. During the 1995-1996 review and approval process for the original project, compliance with many conditions of approval was tied to excavation and grading permits. That stringent timing requirement was due to the lack of detailed design and engineering for many important aspects of the then proposed project. Wi~ the September 1996 and subsequent submittals, the PAMF team hasprovided much of thedesign and engineering detail that demonstrates the feasibility of the project complying with the requirements of the conditions of approval. For example, in 1995-1996, detailed engineering and landscape design had not been done for the all important Urban Lane Extension from the north project boundary to University Circle or for the bicycle/pedestrian path along the east side of the project site. CMR:185:97 Page 1 of 18 PAMF representatives propose that a few existing conditions of approval be modified so that grading/excavation, which will require a few months of work, can commence while the project team continues to proceed with fmalizing all detailed design and engineering required to comply with the scores of other conditions of approval. This sequential approach to development is typical of most large scale projects, where some conditions are timed to the grading/excavation permits and others to subsequent building .and/or occupancy permits. Refer to attached copies of findings and conditions for the prior 1996 Use Permit and ARB Approvals. RECOMMENDATIONS The Planning Commission and staff recommend that the City Council adopt by motion, as follows (the Architectural Review Board has reviewed and recommends approval of item 4): Finding that the previously certified Draft Environmental Impact Report (EIR) adequately analyzes the currently proposed changes to approved Conditional Use Permit and Architectural Review Board Approval conditions, the project Tentative Subdivision Map and vacation of portions of Homer Avenue and Urban Lane; and that there are no changed circumstances that invalidate the continued use of that certified EIR (Attachment I); Approval of modifications to conditions of the previously approved use permit, 94- UP-8, based on the attached findings (Attachment II); Approval of a tentative subdivision map, 96-SUB-4, to assemble 13 parcels into one parcel and to establish needed roadway and other public dedications and easements, based on the attached findings and. subject to the recommended, conditions (Attachment III); Approval of modifications to conditions of the previously approved ARB Approval 94-ARB-30, based on the attached findings (Attachment IV). BACKGROUND Site Information The site consists of 13 separate parcels, totaling approximately 9.2 acres, that the project sponsors were able to assemble into a single ownership and now propose to combine into a single parcel. The site is bounded by E1 Camino.Real to the east, Wells Avenue to the north,. the Peninsula Corridor Joint Powers Board right-of-way adjacent to Alma Street to the east, .and a line parallel with, and about 120 feet north of, Encina Avenue to the south. Most previously existing structures on the site were demolished in 1994 and 1995. Former uses included a gasoline station, a hardware store and several small commercial and CMR:185:97 ’Page 2 of 18 warehouse uses. There has been a groundwater treatment facility on the site to remediate the soil and groundwater pollution that resulted from the former service station. Project History_ In 1989, PAMF proposed a specific plan to enlarge its existing facility located in downtown Palo Alto. That plan proposed a total expansion of 45,000 square feet, reconstruction or renovation of 182,283 square feet and replacement of 21,059 square feet, for a total of 248,342 square feet. An EIR was prepared, and certified in late 1990~ and the specific plan w.as approved in 1991. A development agreement was also approved. Subsequent to approval, the EIR was legally challenged but was found to be adequate. The Specific Plan was approved by the voters after submittal of a Referendum Petition. Later PAMF acquired and assembled the 13 parcels at the proposed Urban Lane campus. In March of 1993, PAMF submitted applications for its then proposed new campus onE1 Camino Real. Several revisions were made to those submitted plans in August and October 1994 and February and March 1995. ARB review in April 1995 resulted in several significant changes to the project layout and design. Those revised plans were submitted in July and August 1995. A Draft EIR was prepared and released in October 1.995 that evaluated that revised version of PAMF’s Urban Lane campus~ The ARB considered the revised project in October and November 1995. The Planning Commission reviewed the Urban Lane project in December 1995, recommending approval tothe City Council. The ARB continued its review of the project in December after the Commission’s action and made its final recommendations in January 1996. The Council reviewed the project in January, with .the final approvals granted on January 29, 1996. The 1996 City Council approvals did not include actions on the requested tentative subdivision map and related roadway and other easement vacations. Sufficient engineering and design of the proposed project had not yet been completed for the City to act on those aspects of the proposed project. The tentative map application was later withdrawn by PAMF in the spring of 1996 pending further design and engineering work on the project. In September 1996 PAMF submitted materials to demonstrate compliance with the many conditions imposed by the early 1996 approvals. Additionally~ a new tentative subdivision map application was submitted. Later in November, PAMF representatives requested that several Use Permit and ARB conditions of approval be modified to facilitate early excavation/grading of the project site. At that time, staffwas not supportive of changing the various conditions of approval because PAMF had not yet demonstrated compliance with.the purpose and intent of several important ’ CMR:185:97 Page 3 of 18 conditions of approval PAMF requested be changed. Refer to the attached copy of the November 22, 1996 letter from David Jury requesting those changes. In the subsequent months, however, a revised and augmented PAMF design and engineering team made very substantial progress in preparing detailed plans for the project and responding to various staffconcems. In recognition of the positive work done on the project design and engineering in late 1996 and early 1997, staff has come to support PAMF’s requests for certain changes to the Use Permit and ARB conditions of approval and has identified a few additional changes that should be made for consistency with PAMF’s originally requested changes and existing conditions. The ARB, which reviewed the current project in detail at meetings in November 1996 and in January, and February and March 1997, agrees and recommends that certain ARB conditions be changed to enable grading/excavation to proceed. (Several of the ARB . conditions proposed to be changed also serve as Use.Permit conditions of approval.) The ARB’s fmal recommendations on the proposed changed conditions.were made will be made at its meeting on March 6, 1997. The ARB recommended all of the staff recommended changes except for modifications to ARB condition 58, specifying thatthe final art program is to include 6 locations and an ongoing art program. On March 19, 1997, the Planning Commission considered the proposed modifications to the Use Permit and ARB Approvals, the proposed Tentative Map and the associated roadway and easement vacations. After discussion, mainly about bicycle parking, the Commission found that the previously certified Final EIR adequately assesses the project, which has not substantially changed, and then recommended: Approval of modifications to the Use Permit (94-UP-8) per Attachment II (with modification to Condition UP 7); Approval of the Tentative Subdivision Map dated January 6, 1997, per Attachment III; and ¯Approval of modifications to the ARB approval (94-ARB-30), per Attachment IV (with modification to condition ARB 4). Prior Approvals Comprehensive Plan Amendment In 1996, the Council approved Comprehensive Plan amendments that changed the.site’s designation to Major Institution/Special Facilities and allowed non-profit medical clinics and related uses in that designation. The Housing Element was also amended, eliminating some Comprehensive Plan provisions for the Downtown PAMF site. CMR:185:97 Page 4 of 18 Rezoning and Zoning Text Change In 1996, the Council approved zoning text changes that allow non-profit medical clinics and related uses in the PF Public Facilities district and rezoned the project site from CS Service Commercial to PF. Subdivision and Vacations of Roadway and Other Easements PAMF had submitted an application for a tentative subdivision with its prior applications. That subdivision application was not acted on and was subsequently withdrawn, pending additional project design and engineering. On January 29, 1996, the Council adopted a Resolution of Intent to vacate certain existing roadway and other easements. Since the roadway and other easement locations are contingent on the subdivision map approval, the hearing on the vacation proceedings has been delayed to coincide with Council consideration of the map. Conditional Use Permit A conditional use permit was approved by the Council in 1996. Those conditions of approval now.govern the proposed project. Refer to attached copy of 94-UP-8 findings and conditions. Design Enhancement Exception Design enhancement exceptions were authorized by the 1996 approvals in recognition of the project’s overall design merits. Deferred Parking Approval The Planning Director’s recommended parking deferral was included in the 1996 project approvals. The deferral requires that monitoring of parking demand be done after project occupancy. (UP condition 7.) An above ground parking structure would be required to be constructed if the parking provided at grade and underground parking were found to be inadequate. Variance The original submittals necessitated the filing of a companion-variance application because the alternate parking structure, which would be constructed only if parking is inadequate for the project, would minimally exceed the allowable coverage for the project site. ARB Approval The 1996 ARB conditions of approval have substantially governed the project’s design development. Refer to attached copy of those 1996 conditions. Several changes have been proposed by PAMF, and most are recommended by City staff and the ARB at this time. None of the changes would alter the proposed project in any significant way. Most changes are recommended to segregate the conditions into groups associated .with the CMR:185:97 Page 5 of 18 excavation/grading permit and those timed with subsequent building permits. Those changes are recommended because of the progress made by the PAMF team in demonstrating compliance with existing conditions and by provision of design and engineering detail.s not available at the time of the 1996 approvals. Project Description Detailed project description information is contained in the enclosed plans-and tentative map. The proposed project would contain 295,108 square feet of building, located in three structures. Building A contains the PAMF research institute, and connected Buildings B and C include the Foundation’s administrative, medical office and clinic uses. The project’s basic circulation remains unchanged, with a major signalized entrance on E1 Camino Real and connections to Encina Avenue, Wells Avenue and University Circle via an extension of Urban Lane from Encina Avenue to University Circle. The west entrance has been refined to allow easier access to the underground parking structure and less congested conditions around the oval area in front of Buildings A, B and C. Parking is provided at grade, mostly to the east of the buildings, and in a large underground parking structure. A parking deferral approval was granted for the project in 1996. That deferral requires that adequacy of parking be monitored after project occupancy and that supplemental parking be provided if warranted. Such supplemental parking, if ever required, would be contained in an above-ground parking structure to be built in the southeast portion of the project site. Site Design and Grading Site design and grading remain generally consistent with .the 1996 approvals. The site’s grading has been modified to allow a finished pad elevation 1 foot lower than was the case with the t 995 submittals. That lower pad elevation has somewhat improved the sensitive grade transitions at the project edges. Overall building placement is also consistent with the prior approvals. The northeastern portion of the site formerly shown as a potential location for an as-yet-unapproved Building D is shown with landscape improvementsfor the current project consistent with LIP condition 5/ARB condition 56~ Any future proposal for a Building D would have to go through a new City planning review process. Circulation The proposed vehicular, bicycle and pedestrian circulation networks are generally consistent with the prior approvals, with significant detailed engineering having been completed to establish the feasibility of important elements such as the east side bicycle/pedestrian path. and the critical north-south connector roadway, the Urban Lane Extension, from Encina Avenue north to University Circle. Public roadway easements will be provided on that connector, although maintenance responsibility will be PAMF’s. CMR:185:97 Page 6 of 18 The main entranceon E1 Camino Real has been significantly improved with the redesign, to "scissors" ramps to and from the underground parking which provide a more direct route to the underground parking for vehicles entering from E1 Camino Real. As originally approved, a public access easement for vehicles excepting large trucks will be provided in this area and across the Building A parking lot. Those easements will facilitate trips to/from surrounding properties with origins/destinations south of the site that will utilize the signalized intersection. This easement is recommended as a Tentative Map condition of approval. The Urban Lane Extension north, of the project site to University Circle is a critical circulation element for the proposed project. Without this connection, the PAMF site design and circulation layout would need to be changed because southbound trips to the site from Palm Drive~niversity Avenue cannot be accommodated at the project’s signalized entrance on El Camino Real due to inadequate weaving distance between the Palm Drive southbound on ramp and the~PAMF entrance. Roadway improvements to E1 Camino Real and the Palm Drive southbound on ramp and specialized phasing of the E1 Camino Real entrance signal are required as part of the project to prevent conflicting movements in this location. Most employees and visitors coming to the site from Palm Drive/University Avenue will utilize the Urban Lane Extension. Offsite signing is to be provided to inform drivers of this important circulation option. The project as currently designed is Consistent with Use Permit condition 8/ARB condition 18 regarding the potential future Homer Avenue crossing (undercrossing is the most likely option) of the railroad tracks. The project has been designed to provide a landing area north of the easterly edge of the underground parking lot. Easements would be provided by PAMF later if such a crossing were approved and developed by the City. ARB condition 59 spells out PAMF’s financial responsibilities toward such a crossing. The potential crossing will be studied in more depth during the upcoming PAMF/South of Forest Area coordinated area plan. Most details of bicycle and pedestrian circulation have been worked out with much input from City staff, the Bicycle Advisory Committee and the ARB. Design options for the eastside bicycle/pedestrian path were extensively considered by several City departments and divisions because the area is proposed to include drainage, utility and landscaping improvements in addition to the bicycle/pedestrian path. Public security provisions are also important and were included in the staffreeommended design for this area. The Palo Alto Bicycle Advisory Committee (PABAC) reviewed the PAMF project on three occasions during various stages of project evolution. ARB condition 23 governs employee and visitor/patient bicycle parking and requires City Traffic Engineer approval of final plans consistent with City Code requirements. CMR:185:97 Page 7 of 18 Transportation staff and PABAC have consistently recommended that bicycle parking be provided on the west/entrance oval side of Buildings A, B and C, in very close proximity to the building entrances for security (i.e., prevention of bicycle/equipment thefts) and convenience reasons. PAMF representatives have consistently indicated that bicycle parking areas should not be so close to the entrances as to interfere with pedestrian circulation for clinic patients and visitors, many of whom will be ill, disabled, elderly or temporarily impaired due to medical conditions or treatments. Currently, the PAMF plans show bicycle parking next to the northwest comer of Building B, adjacent to windows for an interior employee lounge and north of the pediatric play area west of Building C. The PABAC representative at the March 19, 1997 Planning Commission meeting recommended that changes be made so that bicycle parking would be closer to the building entrances. After lengthy discussion, the Commission agreed to modify Use Permit condition 7 and ARB condition 4 so that bicycle parking monitoring will be done by PAMF and evaluated by staff, with changes required if warranted. For example, changes would be required if.bicyclists were found to park in unauthorized portions of the loggia instead of in the racks and lockers provided. Parking The "footprint" of the underground parking structure has been modified somewhat to improve internal circulation..The amount of parking is g~nerally consistent with the prior deferred parking approval for the project and would provide adequate parking for the proposed project based on the parking analyses of the certified EIR. The exact amount and locations of handicap parking are to be determined prior to issuance of building permits. The project includes short term and long-term bicycle parking at several locations on the ground level and the .first level of underground parking. It is recommended that prior to building permit issuance, final locations for all needed bicycle parking be approved by staff. Transit The site plan includes shuttle stops and pedestrian walkways within the project site for a Marguerite type shuttle. If the Marguerite shuttle does not serve the site, PAMF is required by Use Permit condition 17/ARB condition 19 to provide an equivalent shuttle service for employees and visitors. Coordination with transit providers per Use Permit condition 18/ARB condition 20, has resulted in bus stops being included for both northbound and southbound E1 Carnino Real buses in the currently proposed project. Architecture The ARB has been very pleased with the architectural details, colors and materials presented for review and evaluation as required by ARB condition 57. The Board has particularly complimented the architects on the more contemporary treatment given to the Mediterranean CMR:185:97 Page 8 of 18 building design as compared to the 1995 plans. The ARB has also concluded that the 1996- 1997 plans have solved the Board’s prior concern about the flatness and unbroken mass of the south elevation of Building C. The main concern during the ARB’s recent reviews of the project has been the design and materials proposed for thebases of the buildings. The Board was enthusiastic about PAMF’s late 1996 proposal to use polished stone at the bases of Buildings A, Bad CI The Board then became concerned when the PAMF team later proposed eliminating or reducing the amount of stone for cost and functional reasons. As a result of the Board’s direction, PAMF designers restudied this part of the building design and made a proposal to the ARB on March 6, 1997. The proposal showed the polished marble material along the south side and the southerly portion of the west side of Building A; the west, east and south sides of Building B; and the north and east sides of Building C. The other portions of the bases of the building will be either landscape planters or integral colored stucco panels with rougher texture and darker color than the other stucco sections of the buildings. The ARB on March 6, 1997, approved the proposal, thereby finding the project in total compliance with ARB condition 57, which requires ARB approval of final architectural elevations. Landscaping Much detailed work has been done by PAMF’s landscape architect. The ARB has responded favorably to the landscape and hard surface designs proposed, and the PAMF team has incorporated or agreed to incorporate the recommendations of the Planning Arborist. Because much of the development is proposed on the underground parking, tree well and hardscape/paving designs have been given special consideration by PAMF, staff and the ARB. Significant work is still being done on the required tree protection program for the project. Since the project was originally approved, the City has adopted a tree protection ordinance. The ordinance applies to several trees on or immediately adjacent to the project site that were not previously authorized for removal by the original 1996 approvals. The excdvation/grading permit cannot be issued Until conditions of approva! (ARB conditions 5, 6 and 7) pertaining to tree protection are satisfied. Changes to these conditions are proposed which would delegate final approval authority to staff, but which would not relieve PAMF of its responsibilities to protect significant trees on and adjacent to the site. The ARB has recommended that such changes be made to the subject conditions. CMR:185:97 Page 9 of 18 Public Art ARB condition 58 requires that a "significant art program" be developed for the project. PAMF has consulted with the Public Art Commission as required by that ARB condition. After PAMF made revisions to its originally proposed art program, the Public Art Commission recommended that the current proposal is consistent with the condition of approval. Staff and the ARB currently propose that the condition be modified to reflect better the procedure needed to ensure that there is timely preparation and presentation of program details, review by the PAC and ARB, and installation of the program components in conjunction with project construction and occupancy. At its March 6, 1997 meeting the ARB considered staff recommended modifications to ARB condition 58 and made further modifications. Specifically, the ARB has recommended that the significant art program include two elements in addition to the four locations proposed by PAMF’s art consultant. Those four areas include: a free-standing sculpture at the eastern entrance to Buildings B and C; an art element incorporated into the pavement and other improvements of the garden plaza east of the eastern entrances to Buildings B and C; four artist-designed benches for the western entrance loggia; and the medallions for the west and east elevations of the complex). The ARB added the requirements that art elements be included in the underground, parking structure and in the pediatrics section and that PAMF provide an ongoing art program at the Urban Lane campus. (Refer to attached copies of PAMF’s January 30, 1997 proposed art program; the PAC’s February 6, 1997 recommendation for acceptance of PAMF’s proposal; and the modifications to ARB condition 58 in Attachment IV, which include some further refinements due to City Attorney review). Use Permit and ARB Conditions of Approval Attached are copies of the recommended language changes to Use Permit and ARB conditions of approval from 1996. The ARB recommended the specific language in Attachment IV at its March 6, 1997 meeting. The Planning Commission recommended the changes by motion action at its meeting on March 19, 1997. None of the proposed Use Permit or ARB approval changes result in a significant modification to the project as recommended by the Planning Commission and approved by the City Council in 1996. The changes would only facilitate the start of grading and excavation of the project while final improvement plans and other project details are subject to further City review tied to issuance of building permits. CMR:185:97 Page 10 of 18 Requested Changes Following is a summary of the changes to Use Permit and ARB Approval conditions requested by PAMF and those recommended by the ARB and the Planning Commission: UP 11 & 12/ARB 13 & 14: Staff has directed PAMF to provide "pre-agreements" or other written documents authorized by Stanford, JPB, Santa Clara County Transit District, PAMF and the City that the entities review and approve PAMF’s preliminary design for the Urban Lane Extension prior to issuance of the grading and excavation report. Staff and the ARB have found that the preliminary design plans for the Urban Lane Extension- as currently proposed by PAMF generally meet the terms of the conditions of approval and EIR mitigation measures. The signed legal agreements or written instruments and detailed improvement plans mandated by these conditions will be required prior to issuance of building permits or recordation of the final map, whichever is first. Due to opposition by the owners of the Holiday Inn, realignment of the Holiday Inn driveway can be eliminated from this condition. No traffic circulation or safety impacts are expected to result from this minor change to the original condition of approval. Redesign of the driveway would likely be considered with any future applications for changes to the Holiday Inn site. UP 13/ARB 15: Although not originally requested by PAMF, staff recommends that this condition c0nceming E1 Camino Real improvements can be divided into components tied to excavation/grading and subsequent building permits to facilitate earlier construction by PAMF than would otherwise be possible given the time required for Caltrans approval of improvement plans~ UP 15/ARB 17: PAMF has made substantial progress and responded to multi- departmental and PABAC concerns and direction regarding the design of the eastside bicycle/pedestrian path. With PAMF’s agreement to make some minor adjustments to the plans submitted to date consistent with prior Transportation and Planning staff written ¯ direction, this condition can be changed so that a grading/excavation permit can be granted. Final improvement plans mandated by these conditions will be required prior to issuance of building permits. UP 16: In order to allow PAMF to proceed with excavation/grading, staff recommends that the Commission and Council consider modifying the timing of Final Map approval and recordation to prior to building permit issuance. Because the public roadway and other easement vacations involved in the project are not complete until recordation of the final map, special encroachment-type permit(s) would be required by the Director of Public Works to authorize excavation/grading prior to map recordation. UP 24 and 25: Transportation staff has recommended that 2 conditions of approval be added to ensure that all roadway improvements are completed prior to project occupancy CMR:185:97 Page 11 of 18 and that Caltrans has ownership of the PAMF entrance signal system. These are recommended Tentative Map conditions, also. ARB 31: This condition can be changed so that PAMF consults with the City hazmat inspector prior to issuance of the building permit and then complies with all other condition requirements at the time of application for interior permits. (Note: PAMF and City staff recently consulted with Santa Clara Valley Water District staff and Chevron representatives and consultants to insure that site soil and ground water conditions are appropriate for the proposed grading/excavation operations, given the past and future requirements to remediate the pollution from the prior service station at the site. Numerous EIR mitigation measures (IV. E. 1. a-e), which are project conditions of approval, adequately cover this issue, and Chevron’s consultant reports that no special additional studies or mitigation measures are warranted at this time. ARB 34: PAMF has agreed to meet these standards. The condition does not need to be changed. ARB 52: Staff recommends that the revised landscaping plan presented to the ARB in combination with the revised plant list, the preliminary lighting plans and the preliminary signage plans submitted to date be considered adequate for issuance of excavation/grading permits. Final plans will be required prior to building permit issuance. ARB 58: Staff and the ARB recommends that this condition governing the required "significant art program" be modified to reflect the art program components required by the ARB and the amount of time required for future work by PAMF and for Public Art Commission and ARB reviews. Attachment J contains a listing of PAMF’s compliance with existing Use Permit and ARB approval conditions., Tentative Subdivision Map and Vacations of Roadway and Other Easements In late November 1995, PAMF submitted a tentative subdivision map application derived from one of the plan sheets included in the other application submittals. That subdivision application was deemed incomplete, and PAMF provided a revised tentative subdivision map in December 1995. At the time of Commission and Council deliberations onthe PAMF project in late 1995 and early 1996, the subdivision application remained incomplete and needed further modifications and ~supporting information. After the Council’s January 1996 approval of the PAMF project, it was expected that the tentative subdivision submittals would be completed and processed subsequent to the other CMR:185:97 Page 12 of 18 applications. Due primarily to the City staff’s need of more detailed engineering information to support the subdivision application and PAMF’s post project changes to the projectteam, the subdivision application was withdrawn by PAMF. It was PAMF representatives’ and staff’s intent at that time to combine the tentative map application with the next round of PAMF project review. In September 1996, PAMF submitted materials to demonstrate compliance with prior conditions of approval and to comprise a new tentative subdivision map application. Significant design and engineering details were submitted at that time and subsequently during the PAMF team’s intensive/extensive consultations with the many City departments and divisions involved in reviewing the subdivision and related materials. Consequently, the subdivision application with a revised map dated January 6, 1997 is now ready for Council review after the Planning Commission recommended approval with conditions at its meeting on March 19, 1997. Description and Purpose of the Proposal The PAMF project includes the proposed consolidation of the existing 13 parcels, many previously under separate ownerships, which comprise the approximate 9.2 acre Urban Lane campus site. Such a consolidation, achieved by City approval of a Tentative Subdivision Map is in the City’s interest. Reducing the number of parcels associated with a large scale development, is consistent with good planning and public administration objectives. Also, new structures are not allowed to cross property lines, so consolidation ¯ is legally required in this case. Also associated with approval of a Tentative Subdivision.map.are the vacations of portions of Homer Avenue west of the railroad tracks and Urban .Lane north of the project boundary and of some existing utility easements on and adjacent, to the PAMF site. Special noticing and hearing procedures are required by the State Streets and Highways Code for the Council actions involved with considering the proposed vacations. Those procedures are being handled by the City’s Real Estate staff. It is intended that the Council considerations of the current PAMF Tentative Subdivision Map application and the proposed associated vacations will be considered on the same upcoming Council agenda. Consistency with the Cornprehensive Plan and Certified EIR Staff has found and the Commission previously recommended to the Council in 1995 that the proposed roadway and pubiic utility easement vacations are consistent with .the Comprehensive Plan and are supported by the findings of the Final Environmental Impact Report previously certified for the PAMF projectr In order to mitigate otherwise potentially significant circulation impacts, the EIR and staff analysis have determined that CIVlR:185:97 Page 13 of 18 the roadway vacations must be approved in conjunction with PAMF’s providing alternative vehicular circulation routes at the project site and environs. Specifically, the connection of Urban Lane from Encina Avenue north to University Circle is neededto mitigate the circulation loss of Homer Avenue and its connection to Urban Lane. Without the connection, vehicular circulation in the PAMF vicinity for nearby properties would be decreased, particularly for large trucks serving properties to the north of the site, from existing conditions. As concluded by the EIR alternatives analysis, a signal would need to be located at Encina rather than at the proposed PAMF entrance on E1 Camino Real, if the Urban Lane extension to the north were not provided. Staff Evaluation There are no major outstanding issues regarding the proposed tentative map. Staff has found no significant deficiencies with the subdivision and related submittals that cannot be handled by conditions of approval. It is very likely that with such a large complicated project several details, such as exact locations of utility easements, etc., may be somewhat modified between the time of tentative map approval and submittalor approval of the final. map application. The proposed tentative map conditions of application anticipate that likelihood and reserve reasonable subsequent review authority for staff to require needed minor adjustments to the final map. PAMF has asked that Use Permit condition 16 be modified to allow grading/excavation in advance of the recordation of the f’mal map, which is currently required by that condition of approval. Such a timing change can be approved only if the Public Works Director would authorize excavation/grading activities in public rights-of-way and other easements consistent with the provisions of Chapters 12.08 and 12.12. The City Attorney advises, and the Director of Public Works concurs, that proof of adequate insurance and submittal of adequate bonding would be required in conjunction with such an approval by the Director of Public Works. PRIOR ENVIRONMENTAL REVIEW AND CURRENT APPLICATIONS In October 1995, a Draft Environmental Impact Report (EIR) was released for the PAMF project then under consideration by the City. The ARB and Planning Commission reviewed and considered the Draft EIR, and the City Council certified a Final EIR after responses had been made to all written and verbal comments received during the public review of the Draft EIR. Attached are copies of the Mitigation Monitoring and Reporting Program for Significant and Less than Significant Impacts. All Mitigation Measures of the Monitoring and Reporting Program were adopted as conditions of approval. CMR:185:97 Page 14 of 18 The PAMF project was approved in 1996 with a statement of overriding considerations because it was found that there were three environmental impacts that could not be mitigated to levels of insignificance: IV.H.2-Air Quality: The project would result in a net increase in criteria pollutant emissions; ¯ IV.H.6-Air Quality: The project would contribute to a cumulative increase in emissions in the region. IV.J.1-Noise and Vibration: Project construction would temporarily generate increased noise at the project site and in its vicinity. Since the 1996 certification of the Final EIR and approval of the project there have been no significant changes to either the project or to its environs that would necessitate preparation of an update to the PAMF EIR. The EIR had anticipated the Stanford and Sand Hill Road projects, so the traffic analysis prepared for the PAMF project included a worst case analysis of potential traffic impacts. No other significant projects have been proposed in the project’s vicinity that would invalidate any of the f’mding of the certified EIR. The tentative subdivision map and vacations of rights-of-way and easements were specifically included in the project analyzed in the E1R. The applications for changes to some Use Permit and ARB conditions of approval and fora tentative subdivision map and related vacations of roadway and other easements do not constitute significant changes to the project considered in the 1995 Draft EIR or the 1996 certified Final EIR. All of the mitigation measures imposed on the project as conditions of approval in 1996 remain in effect as conditions of approval. No new potentially significant environmental effects have been identified; consequently, no new mitigation measures have beenproposed.~ FISCAL IMPACT Appendix H of the EIR contained a Fiscal and Economic Benefit Analysis of the PAMF Relocation project. The analysis found that the PAMF relocation would benefit retail sales at Town & Country Village and would not result in higher expenditures for the City. PAMF has requested that the City Council 1) excuse or reduce housing impact fees and 2) modify building inspection fees for the project because PAMF is funding contract plan checking. Staff is still analyzing those requests and will transmit reeomrnendations to the Council separate from the Use Permit modifications, ARB Approval modifications and tentative subdivision map recommended in this report. CMR:185:97 Page 15 of 18 NEXT STEPS ARB Actions Some additional ARB review will be required prior to issuance of subsequent permits, such as further review and approval of the project’s art program. Most ARB review has been completed as detailed above and in Attachment J. Permits The following. City permits are needed for construction of the PAMF project: Grading/Excavation Plans have been submitted for this permit and are currently undergoing detailed staff review. Issuance of this permit is dependent on several changes to Use Permit and ARB conditions being approved by the City Council. Building (Shell) Permits This would be the first building permit, as no foundation or other structural work will be authorized with the grading/excavation permit. Many important conditions of approval are’ timed to this permit, which will not be issued until compliance with all pertinent conditions, some involving Caltrans and other agencies, is demonstrated by PAMF and/or documented by City staff. It is expected that at least two Building (Shell) permits will be involved, given the size of the project. Interior Building permit(s) Several conditions are .most appropriately timed to this later permit, when the City approves construction of interior improvements for the project. Encroachment/Street Construction Permit~ PAMF has requested the ability to begin grading and excavation on the project site prior to approval and recordation of the final map. Since this would entail some grading in existing public rights-of-way, permits from the Department of Public Works would be required. The permits would be subject to appropriate conditions, including satisfaction of insurance and bonding requirements ...... If the tentative map is approved by Council, PAMF would be requiredto submit a final map for Council approval and recordation. Detailed improvement plans and a subdivision improvement agreememwill be required prior to Council consideration of the final map. ENCLOSURES FOR COUNCIL PACKET (Council Members only) 09/16/96 ARB Submittal 09/10/96 Tentative Map (superseded by 01/06/97 Tentative Map) CMR: 185:97 Page 16 of 18 01/06/97 01/08/97 01/09/97 01/31/97 12/06/96 12/30/96 Tentative Map Landscape Drawings ARB Submittal Parking Plans Sun/Shade Analysis Drawings Bike Path/Loading Docks 12/31/96 Bicycle Parking Plans/Summary Utility Details (supports 01/09/97 Architectural Site Plan with Utilities) 01/06/97 Security at Bike Path 01/08/97 Sections at Urban Lane Tree Wells Site Lighting (supports 01/09/97 Site Lighting Plan) 01/09/97 Fencing Details 01/25/97 Conditions of Approval Summary 01/28/97 Landscape Screening 01/31/97E1 Camino Real Entry 02/12/97 Existing Pepper Tree on Urban Lane 01/12/97 E1 Camino Real Entry and Signage ATTACHMENTS/EXHIBITS Attachment I (CEQA Findings) Attachment II (Use Permit Findings and Conditions) Attachment III (Tentative Map Findings and Conditions) Attachment IV (ARB Findings and Conditions) A.Site Location Map B.1/29/96 Findings .and Conditions of 94-UP-8 C.2/20/96 Findings and Conditions of 94-ARB-30 D.Mitigation Monitoring and Reporting Programs for Significant and Less-Than- Significant Impacts, January 1996 November 22, 1996 Letter from David Jury Requesting Changes to Conditions PAMF January 30, 1997 Art Program Proposal Public Art Commission February 6, 1997 Letter ARB Minutes (November 1996 and January 1997) Project Compliance with Use Permit and ARB Approval Conditions Subdivider’s Statement G. H. J. K. COURTESY COPIES (without Attachments/Exhibits) Peninsula Corridor Joint Powers Board (Tom Davids) Clement Chen & Associates (Clement Chen IiI) Stanford University Board of Trustees c/o Lands Management Stanford University Planning Office (David Neumat~) Palo Alto Town & Country Village (Ronald Williams) CMR:185:97 Page 17 of 18 Alan Rogers Palo Alto Pet Hospital (Dr. K. Weigal) Palo Alto Medical Foundation (David Jury-2) Robinson Mills & Williams (Jeffery Teel) City of Menlo Park (Don de la Pena) Holy Family Sisters Crescent Park Neighborhood Association Downtown North Neighborhood Association University South Neighborhood Group University Park Association Palo Alto Arts Commission PREPARED BY:Anne Cronin Moore, AICP Contract City Project Manager DEPARTMENT HEAD REVIEW: CITY MANAGER APPROVAL: KENNETH R. SCI-[REIBER Director of Planning and Community Environment CMR:185:97 Page 18 of 18 Attachment I CEQA Findings for PAMF 1997 Approvals 795 E1 Camino Real - PAMF Urban Lane Campus FINDINGS On January 29, 1996, the Pal. Alto City Council adopted a Resolution certifying the adequacy of the Pal. Alto Medical Foundation New Campus Project Final Environmental Impact Report (EIR) and making findings thereon pursuant to the California Environmental Quality Act (CEQA). Those findings included: A determination that there were several significant impacts which could be mitigated to a less than significant level. Those impacts included various Land Use, Traffic and Circulation, Public Services and Utilities, Toxic and Hazardous Materials, Drainage and Water Quality, Geology ad Seismic Hazards, Air Quality, and Cultural Resources effects that could result from the proposed project. Co A determination that there were two air quality impacts and one noise impact that would remain significant and unavoidable even with required mitigation. A certification that the Hnal EIR described a reasonable range of alternatives to the proposed project, or to its location, which could feasibly obtain the basic objectives of the project and that the Council evaluated the comparative merits of the alternatives and rejected them in favor of the proposed project. Those alternatives included the No Development Alternative, the Existing Plans Alternative, the No-Urban-Lane Alternative, the Reduced Density Alternative, the Former Maximart Site Alternative, and the Hewlett-Packard Site Alternative. do A finding that the unavoidable environmental impacts of the project were acceptable when balanced against the benefits of the project, which included the following: 1)The relocation of most of the existing Medical Foundation facilities and activities from a mostly residential neighborhood to a mostly commercial area; PAMF CEQA Findings:CC3.24.97 1 2)Avoidance of the short-term, but multi-year impacts to the residential neighborhood surrounding the existing Medical Foundation if the previously approved Specific Plan were to be implemented, resulting in a substantially longer construction period than would occur at the proposed Urban Lane Campus; 3)Retaining and modernizing the medical services and research activities of the Medical Foundation within Palo Alto; 4)Shobt-term construction expenditures for the proposed project would exceed Fifty Million Dollars ($50,000,000) and long-term expenditures associated with retaining the Foundation in Palo Alto; and 5)The Foundation’s funding with the City of a comprehensive planning effort for the properties to be vacated in the Downtown area upon completion of the new Urban Lane Campus. Finding that the EIR concluded that numerous other impacts would not be significant. In September, 1996, the Medical Foundation filed materials, including documentation of project compliance with Use Permit and ARB conditions of approval, and an application for approval of a tentative subdivision map, for a 295,108 square foot project consistent with the City Council’s January 29, 1996 approval of the proposed Urban Lane Campus project. In November, 1996, the Foundation requested that several Use Permit and ARB conditions of approval be modified in order for project grading and excavation tO proceed sooner than would be possible with the original conditions of approval. The Foundation’s November 19961 request for changes to the existing Use Permit and ARB Approval conditions would not result in any major modifications to the proposed project, including but not limited to its size, location, site plan, architecture or landscaping, nor any changes to required mitigation measures imposed as conditions of approval by the City Council on January 29, 1996. Environmental conditions pertaining to the project site and environs have-not changed in any significant way since the certification of the Final EIR. PAMF CEQA Findings:CC3.24.97 2 Based on the facts contained in findings 2, 3 and 4 above, the currently proposed Urban Lane Campus project will have no different environmental effects than were analyzed in the previously certified Final EIR, which remains an adequate environmental document for the currently proposed project consistent with the California Environmental Quality Act, and all previously required mitigation measures remain conditions of approval for the currently proposed project. PAMF CEQA Findings:CC3.24.97 3 Attachment II Findings and Conditions for Modifications to Use Permit (94-UP-8) 795 El Camino Real - PAMF Urban Lane Campus FINDINGS ....... The proposed use, at the proposed location, with conditions as modified, will not be detrimental or injurious to property or improvement in the vicinity, and will not be detrimental to the pubic health, safety, general welfare, or convenience in that: The proposed PAMF medical clinic and research uses approved in 1996 are compatible with the commercial and warehouse uses on Wells Avenue and the uses of the Holiday Inn and Stanford-Joint Powers Board (JPB) properties to the north; with the commercial and industrial uses on Encina Avenue and other properties including Town and Country Shopping Center to the south; and with the CalTrain fight-of-way to the east and the Stanford University arboretum to the west across E1 Camino Real. The Final Environmental Impact Report (EIR) certified for the PAMF Urban Lane Campus project identified no site specific, significant adverse environmental impacts that would affect vicinity properties so long as all mitigation measures, incorporated as conditions of approval for the Use Permit and related entitlements approved in 1996, are implemented. The modifications to the original conditions of approval will not change the PrOPosed project or the mitigation measures required with the 1996 approvals which include: 1)EIR Mitigation Measures C.1, C.2, and C.3 regarding visual, light and glare impacts that could otherwise adversely affect adjacent propertieS, particularly . the properties on the north side of Encina Avenue. 2)EIR Mitigation Measure J.2 which govems future noise levels of PAMF project stationary equipment, such as that to be located on the southerly service road adjacent to properties on the north side of Encina Avenue, and the Use Permit and EIR mitigation measure that govern the noise levels permitted at the southerly property line adjacent to the properties on the north side of Encina Avenue. 3)The provision of public easements for circulation improvements on Wells Avenue and Urban Lane between University Circle and Encina Avenue and related transportation on and off-site improvements that would serve .the PAMF site and its vicinity. UP Findings and Modified Conditions: CC3.24.97 1 Likewise, the EIR identified no significant adverse health or safety impacts from the proposed PAMF uses so long as all mitigation measures are implemented; which is a Use Permit condition of approval. Co Further, the EIR and City analyses have found that the PAMF project would improve the overall circulation and public convenience in the project vicinity with provision of the Urban Lane Extension north to University, a vehicular connection south to Encina Avenue, the widening of existing Urban Lane north of Wells Avenue, the widening of Wells Avenue for provision of a sidewalk, and the pedestrian-bicycle path along the eastern side of the PAMF site. do Additionally, the PAMF Urban Lane Campus project would relocate most existing PAMF facilities out of an otherwise primarily residential portion of Downtown, thereby decreasing land use conflicts in that area, and would modernize the medical clinic facilities utilized by a large proportion of the residents of Pal. Alto and surrounding communities. The proposed use will be located and conducted in a manner in accord with the Pal. Alto comprehensive plan and the purposes of the zoning ordinance in that: ao The comprehensive plan designation of Major Institution/Special Facilities is intended for institutional, academic, governmental, and community service uses and lands that are either publicly owned or are operated as non-profit organizations as would be the ease with the PAMF Urban Lane Campus project. bo The designation of the PAMF Campus is consistent with the surrounding comprehensive plan designations of Service Commercial for the hotel, commercial and warehouse uses to the north; of Major Institution/Special Facilities at the JPB parking, lot, the CalTrain right-of-way and the transit center to north; and of the Service Commercial and Regional Community CommerCial designations to the south. The Public Facilities rezoning, related text amendment and this Use Permit, as conditioned, implement the comprehensive plan designation and are consistent with the non-profit medical clinic and research uses proposed at the PAMF Urban Lane Campus. The proposed modifications to the Use Permit would affect only the timing of grading and excavation permits and minor other aspects of the following conditions, not a.fleeting any of the original fmdings made in conjunction with-the Original approval of the project by the Pal. Alto City Council in January 1996. LIP Findings and Modified Conditions: CC3.24.97 2 MODIFIED CONDITIONS (Same 11. (Same As part of the annual mitigation monitoring report to the City, the permittee shall survey on- site parking occupancy and vacancy, including bicycle parking, distributed by patient and employee parking spaces, during peak hours on three consecutive work days (Tuesday- Thursday) and provide this data to the Director of Planning and Community Environment for consideration relative to the deferred parking approval. as ARB 4.) No excavation or grading permits shall be issued unless and until permittee has provided written evidence to the satisfaction of the Director of Planning and Community Environment in a form approved by the City Attorney that agreement can be reached among the relevant parties (PAMF, Stanford, JPB, and City) regarding design of the extension of Urban Lane from the northern project boundary to University Circle that is consistent with the certified Final EIR and the January 1996 approvals by the City Council. No building permits shall be issued unless and until permittee has provided in a form approved by the City Attomey the .final.written agreements and/or easements concerning the extension of Urban Lane and permittee has entered into written agreement with City guaranteeing timely funding and construction of said Urban Lane improvements. as ARB 13.) Preliminary improvement plans for the extension of Urban Lane from the northem edge of the project site to University Circle shall be submitted to and approved by the Architectural Review Board and City Traffic Engineer prior to issuance of any grading or excavation or building permits. Final improvement plans for the extension of Urban Lane shall be submitted to and approved by the Planning Director, Public Works Director and Traffic Engineer prior to issuance of any building permits. Improvement plans for the Urban Lane extension shall include, as a minimum, the following elements: Roadway and bicycle/pedestrian path extensions per the City-approved alternate, including connections to the pedestrian to the bicycle/pedestrian path and roadway on the PAMF site. (Same as ARB 14) Landscaping, lighting, fencing and other amenities. Connections of the new roadway and bicycle/pedestrian path to University Circle. (omitted) Any and all required changes to the Joint Powers Board parking lot. Accommodation of the new Marguerite bus access/storage area per Stanford’s plaths. LIP Findings and Modified Conditions: CC3.24.97 3 13.Preliminary improvement plans for all work on E1 Camino Real related to the project shall be submitted to and approved by the City Traffic Engineer prior to issuance of any grading or excavation permit. Final improvement plans for all work on E1 CaminoReal shall be submitted to and approved by the City Traffic Engineer prior to issuance of any building permits and by Caltrans prior to issuance of any building permits and by Caltrans prior to issuance of any interiors building permits. The Plans shall include as a minimum, the following elements: Reconfiguration of southbound on-ramp. New signal installation for PAMF intersection, including separate phase for southbound ramp and hardwire interconnection with Embarcadero/El Camino Real signal. The signal controller shall be able to accept a possible future pedestrian phase (refer also to mitigation measure B.4.) Closure of abandoned driveways and streets. Construction of new five-foot wide sidewalk and five-foot-wide planting strip along project frontage. Due to lack of right-of-way on E1 Camino Real, part of this construction may be on permittee’s property. If the approved improvement plans show these improvements on a portion ofpermittee’s property, the Final Map shall include appropriate easements. Restriping of E1 Camino Real and construction of new five-foot wide median and four-to-five-foot wide island separating on-ramp and through lanes. ¯New signage and landscaping. ¯Relocation of eleetroliers and other utility poles, if necessary, due to roadway widening.- (Same as ARB 15.) 15. Permittee shall submit improvement plans for the public bicycle/pedestrian path on the PAMF site, along the eastern edge of the site, to comply with applicable City and Caltrans design standards for bicycle paths. The preliminary plans shall be approved by the City Trafflc Engineer and the Architectural Review Board prior to issuance of any grading or excavation permits. Final improvement plans shall be submitted to and approved by the Planning Director, the Public Works Director and the City Traffic Engineer, with input from the Utilities Department and the Planning Arborist, prior to issuance of any building permits. Improvement plans shall include, as a minimum, the following provisions: Landscaping, lighting, fencing, signage. UP Findings and Modified Conditions: CC3.24.97 4 At least two path connections into the PAMF site. Transition and connection to the portion of the path extending south from the site. Continuation of the path along the Urban Lane extension to University Circle, o Maintenance of all features of the portion of the path located on the PAMF site. (Same as ARB 17.) 16.No excavation or grading permits shall be issued until the tentative subdivision map is approved and the Public Works Director, consistent with Chapters 12.08 and/or 12.12 of the Municipal Code, authorizes excavation and grad’.mg in the public rights-of-way, after PAMF has provided bonding and evidence of insurance coverage to the satisfaction of the City Attorney. No building permits shall be issued until the final subdivisign map is approved and recorded. NEW CONDITIONS 24.Prior to issuance of any occupancy permits(s) by the City, PAMF shall complete all off-site improvements including but not limited to the Urban Lane Extension, improvements along E1 Camino Real and the new traffic signal at the PAMF driveway. Upon completion of the above said improvements, ownership and title to the traffic signal system shall be vested in ¯ Caltrans. 25.Urban Lane Extension shall be maintained by PAMF. PAMF shall allow Caltrans right-of- entry upon its property for maintenance of the traffic signal system. No building permit shall be issued until an agreement has been reached between the relevant parties regarding the maintenance of Urban Lane Extension and the fight-of-entry to Caltrans as required above. . UP Findings and Modified Conditions: CC3.24.97 5 Attachment III Findings and Conditions of Approval for Tentative Subdivision Map (96-SUB-4) 795 E1 Camino Real - PAMF Urban Lane Campus FINDINGS The proposed map, its design and improvements are consistent with the Palo Alto Comprehensive Plan in that thirteen existing parcels are combined so as to provide a single ownership and a large single parcel for development of an approximate 300,000 square foot medical office, clinic and research facility consistent with the Major Institution/ Special Facilities designation for the property. Roadway and other public easements are being provided to improve site and vicinity pedestrian, bicycle and vehicular circulation. The site is physically suitable for approximately 300,000 square feet of medical clinic and research uses on the approximate 9.2 acre site purposed for development in that the site is relatively level, is not subject to flooding or special seismic hazards, and will have previously existing contaminated soil and ground water from the prior gasoline service station on a portion of the site remediated, in a manner consistent with the proposed PAMF uses and facilities, and as required by local and State regulatory authorities. The EIR certified for the proposed PAMF project, including the design of the subdivision and the proposed improvements, found that the project is not likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat nor cause serious public health problems in that no significant fish or wildlife habitat exists on the site due to prior urban development, that on-site erosion control and drainage improvements will adequately protect downstream fish or wildlife habitat, and that the remediation of site soil and ground water previously contaminated by the prior gasoline service station use on a portion of the site has progressed so that grading and excavation can proceed with no unusual measures required during construction and monitoring will continue after completion of construction. TM Findings and Conditions:CC3.24.97 1 The design of the subdivision and its improvements involves vacating public rights-of-way and easements for access through or use of property within the proposed subdivision and dedicating new public rights-of-way and easements that will be substantially equivalent or superior to those vacated. North-south circulation will be improved with the extension of UrbanLane from Encina Avenue to University Circle and the provision of access easements for vehicles, excepting large trucks, at the west entrance oval and Building A parking lot will facilitate vehicular movement to and from E1 Camino Real, vicinity properties and University Avenue/Palm Drive. Urban Lane will be extended from Encina Avenue to University Circle, with sidewalks provided, improving north-south circulation in the project vicinity. Wells Avenue will be widened, with a new sidewalk to improve pedestrian circulation in the area. An easement will be provided along the eastern portion of the PAMF site for a pedestrian-bicycle path to connect with planned segments to the north and south. The design of the project will not cause public health problems, in that the discharge of waste from the proposed subdivision will meet all City of Palo Alto standards, with many special mitigation measures identified by the certified EIR being required as conditions of approval due to the nature of materials used and encountered at the PAMF facilities. EIR Mitigation Measure D.4 requires that PAMF work with the City’s Division of Public Works Operations/Recycling to design and implement new source reduction, recycling and composting programs. Mitigation Measure D.5 requires PAMF to require demolition and construction contractors to maximize diversion of solid waste materials. Mitigation Measure D.6 requires PAMF to include storage space for its projected rate of production of recyclable and compostable ’ materials. Mitigation Measure G.8 requires PAMF to spedfy the disposal location of all spoil material taken from the site and to test and dispose any contaminate material in a fadlity licensed to receive that class of material. Recent consultation with Chevron and its consultants and with Santa Clara Valley Water District staff has led to the conclusion that remediation actions to date have rendered the site soil and ground water fit for normal grading and excavation activities without need for spedal testing or handling of spoil materials. Mitigation Measure E.17 requires PAMF to establish a written hazardous waste minimization program prior to occupancy of the new facility. TM Findings and Conditions:CC3.24.97 2 CONDITIONS Public Works No building permits shall be issued until the Final Map is approved by the City Council and recorded with Santa Clara County. Grading and excavation may proceed in advance of recordation of the final map only if the Public Works Director issues permits consistent with Chapters 12.08 and/or 12.12 of the Municipal Code after subdivider provides proof of insurance and bonding to the satisfaction of the City Attorney. Prior to approval of an excavation permit or the final map, whichever occurs first, the subdivider shall submit to Public Works Engineering for review and approval a final grading and drainage plan, including drainage patterns on site and from adjacent properties. The plans shall demonstrate that pre-existing drainage patterns to and from adjacent properties are not altered. Q Prior to submittal ofthe final map, the subdivider shall submit improvement plans for the design of the improvements proposed for the public rights-of-way and all public utilities. These improvements shall be installed by the subdivider, at the subdivider’s expense and shah be guaranteed by bond or other form of guarantee acceptable to the City Attorney. All public improvements shall be constructed by a licensed contractor and shall conform to the City’s standard specifications. Prior to final map approval, the subdivider shall enter into an agreement with the City in a form approved by the City Attorney which guarantees the completion of the improvements specified in the tentative map conditions of approval, and shall post a bond or other acceptable security, in an amount determined by the Director of Public Works, as security for performance of this obligation. o Prior to the recordation of a final map, the subdivider shall enter into a subdivision agreement with the City of Palo Alto. The agreement shall be recorded with the approved final map at the office of the Santa Clara County Recorder. The subdivider shall pay the City for the services of a project engineer/inspector to insure that street work permits and construction activities are constructed in accordance with approved plans. Public Works staff shall provide an approximate cost of this fee once a TM Findings and Conditions:CC3.24.97 3 construction schedule has been presented by the subdivider and accepted by the Public Works Department. All City easements and rights-of-way as shown on the Tentative Map dated January 6, 1997, with any necessary adjustments required by the Utilities Department, the Public Works Department and the Transportation Division to comply, with all City subdivision or other regulations, shall be granted or dedicated by the subdivider. Subdivider shall grant an easement for public vehicular ingress and egress, excluding large trucks, in the west entrance oval and through the lane in the Building A parking lot connecting the entrance oval to Wells Avenue. 10. Subdivider shall arrange a meeting with Public Works Engineering, Utilities Engineering,. Planning, Fire and Transportation departments/divisions after approval of the tentative map and prior to submitting the subdivision improvement plans. The improvement plans must be completed by the subdivider, submitted to the Public Works Engineering Division and approved by all affected departments and divisions prior to the subdivider submitting a final map for review and approval. All construction within the City rights-of-way, easements or other property under City’s jurisdiction shall conform to standard specifications of the Public Works and Utilities Departments. 11.All conditions for provision of utilities to the PAMF site and facilities shall be as stated on the tentative map dated 09/10/96 and as required by the Utilities Department. Minor changes to utilities locations may be required by the Tree Protection Program under development by subdivider that must be approved by the City Planning Arborist prior to issuance of any grading and excavation permits. Minor changes to the provision of utilities and easements for utility improvements may be required on the final map as determined by the Director of Utilities depending on conditions encountered. 12.The subdivider shall be responsible for identification and location of all utilities, both public and private, within the project excavation/grading and construction area. Prior to issuance of grading or excavation permits, the subdivider shall submit to the Public Works and Utilities Departments a plan for discontinuing or maintaining the various utilities on site or adjacent to the site and in the general construction TM Findings and Condifions:CC3.24.97 4 area. Said plan shall be approved by the Public Works and Utilities Departments prior to issuance of grading or excavation permits. 13. 14. Prior to any excavation or grading work at the site, the Subdivider shall contact Underground Service Alert @ (800) 642-2444, at least five (5) work days prior to beginning work. All relocation work required for telephone and cable TV shall be coordinated with and approved by Pacific Bell and Cable Coop prior to submittal of the final map. 15.Prior to approval and recordation of the final map, the subdivider shall secure a Public Utilities Easement for any utilities installed in private property at or near the PAMF site. If, at the time of filing of the final map, subdivider has not acquired sufficient title or interest in the required public rights-of-way and/or easements to allow construction of the improvements and conveyance of same to the City, the subdivider shall agree to the following: (i) Subdivider shall complete the improvements at such time as the City acquires an interest in the land which will permit the improvements to be made, and (ii) Subdivider shall pay all costs and expenses of the City related to acquisition of off-site real property interest required in connection with this subdivision. Such costs and expenses shall include, but not be limited to, court costs, appraisal expenses, payment to parties having interests which must be acquired, and legal fees (whether service is rendered by City employees or outside counsel). City may require, as part of the agreement, a deposit and/or posting of other security to guarantee payment by subdivider of all costs and expenses. ~s (Water-Gas-Wastewater) 16.All water, gas and wastewater improvements shall conform to standard specifications of the Utilities Department and shall b~,paid for by the subdivider. 17.The subdivider shall maintain all private on-site water utilities within the subdivision boundaries. The water main utility mains and services that are within the public rights-of-way or public utility easements will be maintained by the City of Palo Alto Utilities Department. TM Findings and Conditions:CC3.24.97 5 18. 19. 20. The cost of removal and relocation of existing overhead electric facilities will be borne by the subdivider. City will install at subdivider’s expense all 12KV underground cables necessary for maintaining the overhead lines on Wells Avenue. All substructure required for extending primary lines (12KV) to maintain the overhead lines will be installed by the subdivider. Any easements required for relocating the 60 KV line at Urban Lane shall be procured by the subdivider. 21.Street lights installed by the subdivider on Wells Avenue and Urban Lane, including the extension north to University Circle, shall meet City standards. 22.The subdivider’s schedule and construction plans shall be coordinated with Utilities Department-Electricity to ensure that there are not conflicts between project construction and City construction of the railroad crossing electrical service. Transportation 23. 24. No excavation or grading permits shall be issued’ unless and until subdivider has provided written evidence to the satisfaction of the City Attorney that agreement has been reached among the relevant parties (PAMF, Stanford, JPB, County Transit and City) regarding design of the extension of Urban Lane from the northern project boundary to University Circle. No building permits shall be issued unless and until subdivider has provided to the satisfaction of the City Attorney the final agreements and/or easements concerning the extension of Urban Lane and subdivider has entered into written agreement with City guaranteeing timely funding and construction of said Urban Lane improvements. Preliminary improvement plans for the extension of Urban Lane from the northern edge of the project site to University Circle shall be submitted to and approved by the Architectural Review Board and City Traffic Engineer prior to issuance of any grading or excavation permits. Final improvement plans for the extension of Urban Lane shall be submitted to and approved by the Planning Director, Public Works Director and Traffic Engineer prior to submittal of the final map. .. Improvement plans for the Urban Lane extension shall include, as a minimum, the following elements: TM Findings and Conditions:CC3.24.97 6 Roadway and bicycle/pedestrian path extensions per the City- approved alternate, including connections to the pedestrian to the bicycle/pedestrian path and roadway on the PAMF site. Landscaping, lighting, fencing and other amenities. Connections of the new roadway and bicycle/pedestrian path to University Circle. Any and all required changes to the Joint Powers Board parking lot. 25. Accommodation of the new Marguerite bus access/storage area per Stanford’s plans. Preliminary improvement plans for all work on E1 Camino Real related to the project shall be submitted to and approved by the City Traffic Engineer prior to issuance of any grading or excavation permit. Final improvement plans for all work on E1 Camino Real shall be submitted to and approved by the City Traffic Engineer prior to submittal of the final map and by Caltrans prior to issuance of any interiors building permits. The Plans shall include as a minimum, the following elements: Reconfiguration of southbound on-ramp, New signal installation for PAMF intersection, including separate phase for southbound ramp and hardwire interconnection with Embarcadero/El Camino Real signal. The signal controller shall be able to accept a possible future pedestrian phase (refer also to mitigation measure B.4.) Closure of abandoned driveways and streets. Construction of new five-foot wide sidewalk and five-foot-wide planting strip along project frontage. Due to lack of right-of-way on E1 Camino Real, part ofthis construction may be on permittee’s property. If the approved improvement plans show these improvements on a portion of permittee’s property, the Final Map shall include appropriate easements. TM Findings and Conditions:CC3.24.97 7 Restriping of E1 Camino Real and construction of new five-foot wide median and four-to-five-foot wide island separating on-ramp and through lanes. New signage and landscaping. Relocation of electroliers and other utility poles, if necessary due to roadway widening. 26. 27. In the section of E1 Camino Real affected by Condition 24 above and Mitigation Measure B.9a, the minimum widths of the northbound and southbound through lanes and the southbound on-ramp lane shall be at least 14 feet (in order minimally to accommodate bicycle traffic), with 15 feet preferred. Subdivider shall submit improvement plans for the public bicycle/pedestrian path on the PAMF site, along the eastern edge of the site, to comply with applicable City and Caltrans design standards for bicycle paths. The preliminary plans shall be approved by the City Traffic Engineer and the Architectural Review Board prior to issuance of any grading or excavation permits. Final improvement plans shall be submitted to and approved by the Planning Director, the Public Works Director and the City Traffic Engineer, with input from the Utilities Department and the Planning Arborist, prior to submittal of the final map. Improvement plans shall include, as a minimum, the following provisions: Landscaping, lighting, fencing, signage. At least two path connections into the PAMF site. Transition and connection to the portion of the path extending south from the site. Continuation of the path along the Urban Lane extension to University Circle, Maintenance of all features of the portion of the path located on the PAMF site. 28.The subdivider has consulted with the City, Stanford University, Caltrans, and Santa Clara County Transit Agency concerning the TM Findings and Conditions:CC3.24.97 8 feasibility of constructing southbound and northbound bus stops on E1 Camino Real near the new signalized PAMF entrance. Both bus stops have been found to be feasible by the parties identified above, and the subdivider shall design, construct and fund the bus stop amenities, signal modifications for. the pedestrian crossing, crosswalk (including short connecting sidewalk on the west/Stanford side of E1 Camino Real), and on-site connecting sidewalks. The northbound bus stop will require a pullout to be constructed on PAMF property and easements granted to the appropriate public agency consistent with the dimensions of the pullout. The subdivider shall be responsible for ongoing maintenance of the northbound bus stop and related improvements for the life of the project. 29.Prior to issuance of any occupancy permits(s) by the City, subdivider shall complete all off-site improvements including but not limited to the Urban Lane Extension, improvements along E1 Camino Real and the new traffic signal at the PAMF driveway. Upon completion of the above said improvements, ownership and title to the traffic signal system shall be vested in Caltrans. 30.Urban Lane Extension shall be maintained by PAMF. PAMF. shall allow Caltrans right-of-entry upon its property for maintenance of the traffic signal system. No building permit shall be issued until an agreement has been reached between the relevant parties regarding the maintenance of Urban Lane Extension and the right-of-entry to Caltrans as required above. 31.The mitigation measures identified in the Mitigation Monitoring and Reporting Program, adopted as Attachments N and O with the January 29, 1996, City Council approvals of the project, are incorporated hereby as conditions of tentative map approval. 32.The design of new curb and sidewalks to be installed along the south side of Wells Avenue shall avoid any detrimental impact on the mature oak located there. Similar design consideration shall be given to the mature pepper tree located on the historic Greet property adjacent to the southern end of the proposed north-south connector road: The design of these street improvements and provisions for protection of these significant trees shall be reviewed and approved by the City Planning Arborist prior to issuance of any excavation or grading permits and shall comply with Chapter 8.10 of the Municipal Code. TM Findings and Conditions:CC3.24.97 9 33.Chapter 8.10 of the Municipal Code regarding tree protection shall . apply to any qualifying trees located on the project site or affected by’ project construction that were not authorized for removal by the City Council’s 1/29/96 approvals of the PAMF Urban Lane Campus project. The Improvement .Plans shall include the location and specifications of the above-ground pad-mounted utility equipment consistent with the locations and specifications shown on plans dated January 6, 1997 as preliminarily approved by the ARB and subject to final approval by the Director of Planning and Community. Environment and Utilities Engineering to insure adequate screening, where required, for said improvements.. TM Findings and Conditions:CC3.24.97 10 Attachment IV Findings and Conditions for Modifications to Architectural Review (94-ARB-30) 795 E! Camino Real- PAMF Urban Lane Campus FINDINGS The proposed PAMF Urban Lane Campus and the recommended changes to existing ARB conditions of approval meet the goals and purposes (Section 16.48.010) of the Architectural Review Ordinance, Chapter 16.48 of the Palo Alto Municipal Code, in that: Orderly and harmonious development will result from approval of the project which has an integrated design with numerous buildings of similar architectural styles and qualities. (b)Approval of the consolidated PAMF Campus will provide a local modem medical clinic facility for residents of Palo Alto and surrounding communities, involving substantial investment by the Foundation and possibly triggering increased investment by the vicinity property owners-into existing or future improvements. Prior to the PAMF consolidation of the thirteen separate parcels comprising the Urban Lane Campus site, use of the land and improvements was scattered among several unrelated uses without uniform design or coordinated use of such strategically located property on El Camino Real. Employees, patients, and visitors to the PAMF Urban Lane Campus will experience more efficient, safe and aesthetically pleasing facilities than those currently utilized in the downtown area because all structures will meet current building code requirements and have been uniformly designed as a single coordinated medical clinic and related research complex. (e)The approved design will create a noteworthy institution in a highly visible location on E1 Camino Real and a new extension of Urban Lane from University Circle to Eneina Avenue; and The PAMF Urban Lane Campus would, as modified by conditions of approval and revised conditions of approval, meet all fifteen standards for architectural review contained in Section 16.48.120 of the Municipal Code, in that: The proposed project is consistent and compatible with the applicable elements of the City’s Comprehensive Plan. ARB Findings and Modified Conditions: CC3.24.97 1 (b)The design of the project is compatible with the immediate environment of the site if mitigations to ease transitions to adjacent properties are implemented consistent with the conditions of approval. The project design insures that drainage will not flow toward the Palo Alto Pet Hospital on Wells Avenue. The PAMF Urban Lane Campus proposal has been found by the certified EIR to provide sufficient on-site parking so that parking at vicinity sites, such as the Pet Hospital, will not be adversely affected. Regarding the proposed project’s relationship to adjacent properties on Encina Avenue~ conditions of approval relating to wall, fence and landscape design and to light/glare and noise attenuation along the south boundary of the PAMF site will ensure that no adverse effects would result from the PAMF Urban Lane project. (c)The design of the proposed improvements is appropriate to the medical clinic and related research land use and functions proposed for the PAMF Urban Lane site. The project has been designed to provide PAMF a large, consolidated and modem campus, with a design that is urban in form and scale as viewed from E1 Camino Real and the proposed north-south extension of Urban Lane. (d)The subject property is not located in an area which has a unified design or historical character. However, the project design is generally in keeping with the recommendations of the E1 Camino Real Design Guidelines (ARB, November 1979) in that street trees are being provided along E1 Camino Real; several existing trees are being preserved and will be protected during construction; the buildings are set back from E1 Camino Real, with landscaping provided and parking screened; and all building elevations have an integrated architectural character. Further, appropriate mitigating measures will be implemented to screen the project from the historic G-reer property. (e)The project design would promote harmonious transitions in scale and character between different designated land uses if the conditions of approval referenced in (b) above are implemented. Proposed front building setbacks and landscaping are appropriate for the existing character of this segment of E1 Camino Real in north Palo Alto where there are other large institutions and campuses, such as the Stanford Shopping Center, Stanford University, Holiday Inn, Town & Country Village and Palo Alto High School. Transitions tothe north and south at Wells Avenue-Urban Lane and the south service road adjacent to properties on the north side of Eneina Avenue will be harmonious with implementation of the mitigations and conditions referenced in (b), above. The design of the project is compatible with improvements both on site and off site. The project involves the removal Of several dated retail and industrial buildings and uses, which designs has not been compatible with each other or with vicinity uses such as the Holiday Inn and Town & Country Village. The large PAMF Campus site will be developed with a unified design, upgrading the site’s appearance, and value. The PAMF project’s transitions toadjaeent ARB Findings and Modified Conditigns: CC3.24.97 2 " properties and improvements will be acceptable with implementation of the conditions of approval referenced in (b), above. (g)The planning and siting of the proposed campus functions and buildings create an internal sense of order in that the buildings proposed for immediate construction (Buildings A, B and C) relate well to each other and the parking proposed to serve the various campus uses. Additionally, the Urban Lane Campus design relates well to the new north-south connector (Urban Lane) which will improve site and vicinity access by providing a new link between Encina Avenue to the south and University Circle to the north. Occupants, visitors and the general community will all benefit from that and other improvements associated with the PAMF project. Improvements to Wells Avenue and the new signalized entrance will provide better circulation and access on-site and for vicinity properties by providing more vehicular circulation options. Pedestrian and bicycle circulation is also improved with the provisionof the pedestrian-bicycle path along the eastern edge of the campus, with connections serving the proposed PAMF buildings and paths to the Urban Lane Extension to the north and the City path ¯ project plarmed to the south. The amount and arrangement of open space are appropriate to the design and the function of the PAMF structures. Open spaces designed for employee and patient use are appropriate for a diverse urban facility such as the PAMF Campus, being composed of many different elements in the front entrance area, the Building B and C court/atrium and the extensive public use areas provided along the north- south connector and at major entrances to Buildings A, B and C. Landscaped areas are concentrated along E1 Camino Real to provide a campus look for the facility and scattered throughout the various open areas on the site, with particular attention to providing an urban street scape along the north-south connector (Urban Lane.) (i)The project proposes sufficient ancillary functions to support the main functions of the project because the PAMF Campus will serve as a freestanding facility, providing most of its own support services. Significantly, the Campus will rely on "just-in-time" deliveries to the service areas, whereby most supplies are stored off-site by suppliers and delivered by small trucks on an as-needed basis, This type of supply delivery system virtually eliminates large truck deliveries and the need for significant on-site supply storage space. The designs of Building A and C service areas are compatible with the implementation of conditions of approval regarding hours of operation and the fencing and landscaping required on the south side of the Building C service road. The access to the property and circulation thereon are safe and convenient for pedestrians, cyclists and vehicles because through-site and on-site circulation is provided for all modes of transportation. Sidewalks are provided along E1 Camino Real, Wells Avenue, the north-south connector and internal to the project ARB Findings and Modified Conditions: CC3.24.97 3 (1) (m) (i) O) between buildings and parking areas. Bicycle paths are provided along the east side of the property and connecting into the Campus. Adequate lane widths are provided on E1 Camino Real for safe bicycle use there. Service circulation by large trucks is restricted from the entrance oval, with the north-south connector and south service road accessing Building A and C loading areas. Natural features are notably absent from the site, with the exception of a few trees. Those trees have been evaluated by a qualified horticulturist, with several being included in the project design and others being removed but replaced with new project landscaping of comparable value. ~ The materials, textures, colors and details of the proposed buildings, in addition to proposed and required landscaping, establish a project design that is compatible with adjacent and neighboring structures, landscape elements and functions. The proposed building design would be a significant improvement over the mix of diverse building architecture, including several metal buildings, which occurred on the site prior to consolidation by PAMF of thirteen separate parcels and the subsequent demolition of the buildings. It is likely that there would be upgrading and possibly redevelopment of the adjacent properties after development of the .PAMF Campus. The. landscape design concept as proposed and as modified by conditions of approval creates a desirable and functional environment both for PAMF employees and patients and for those members of the general public who may have occasion to facility and scattered throughout the various open areas on the site, with particular attention to providing an urban street scape along the north- south connector O-lrban Lane.) The project proposes sufficient ancillary functions to support the main functions of the project because the PAMF Campus will serve as a freestanding facility, providing most of its own support services. Significantly, the Campus will rely on "just-in-time" deliveries to the service areas, whereby most supplies are stored off-site by suppliers and delivered by small tracks on an as-needed basis, This type of supply delivery system virtually eliminates large truck deliveries and the need for significant on-site supply storage space. The designs of Building A and C service areas are compatible with the implementation of conditions of approval regarding hours of operation and the fencing and landscaping required on the south side of the Building C service road. . The access to the property and circulation thereon are safe and convenient for pedestrians, cyclists and vehicles because through-site and on-site circulation is provided for all modes of transportation. Sidewalks are provided along El Camino Real, Wells Avenue, the north-south connector and internal to the project between buildings and parking areas. Bicycle paths are provided along the east side of the property and connecting into the Campus. Adequate lane widths are ARB Findings and Modified Conditions: CC3.24.97 4 (1) provided on E1 Camino Real for safe bicycle use there. Service circulation by large trucks is restricted from the entrance oval, with the north-south connector and south service road accessing Building A and C loading areas. Natural features are notably absent from the site, with the exception of a few trees. Those trees have been evaluated by a qualified horticulturist, with several being included in the project design and others being removed but replaced with new project 1 .andscaping of comparable value. The materials, textures, colors and details of the proposed buildings’, in addition to proposed and required landscaping, establish a project design that is compatible with adjacent and neighboring structures, landscape elements and functions. The proposed building design would be a significant improvement over the mix of diverse building architecture, including several metal buildings, which occurred on the site prior to consolidation by PAMF of thirteen separate parcels and the subsequent demolition of the buildings. It is likely that there would be upgrading and possibly redevelopment of the adjacent properties after development of the PAMF Campus. (m)The landscape design concept as proposed and as modified by conditions of approval creates a desirable and functional environment both for PAMF employees and patients and for those members of the general public who may have occasion to walk, bicycle or drive through the Campus. The landscape areas have been distributed throughout the site to relate to the Campus buildings and various circulation and leisure activities to be engaged in by employees, patients and visitors, The proposed plant materials are generally suited and adaptable to the site, with preliminary plant selections reviewed by the City Planning Arbofist and the ARB and final plant selections to be subject to City Planning Arbofist approval prior to issuance of building permits. The plant materials and proposed irrigation systems will comply with all City requirements for drought-resistance and low water consumption. (o).The project would result in greater energy etiieieney than would otherwise be easily achievable at the older PAMF facilities in the down town area. Retrofitting for energy efficiency is more difficult than designing a new building to comply with applicable local and State energy requirements. The modifications to the ARB approval would affect only the timing of grading and excavation permits and minor other aspects of the following conditions, not changing any of the fmdings made in conjunction with the original approval of the project by the Palo Alto City Council in January 1996. ARB Findings and Modified Conditions: CC3.24.97 5 MODIFIED CONDITIONS 4.As part of the annual mitigation monitoring report to the City, the permittee shall survey on-site parking occupancy and vacancy, including bicycle parking, distributed by patient and employee parking spaces, during peak hours on three consecutive work days (Tuesday-Thursday) and provide this data to the Director of Planning and Community . Environment for consideration relative to the deferred parking approval. (Same as UP 7.) The design of new curb and sidewalks to be installed along the south side of Wells Avenue shall avoid any detrimental impact on the mature oak located there. Similar design consideration shall be given to the mature pepper tree located on the historic Greer property adjacent to the southern end of the proposed north-south connector road. The design of these street improvements and provisions for protection of these significant trees shall be reviewed and approved by the City Planning Arborist prior to issuance of any excavation or grading permits and shall comply with Chapter 8.10 of the Municipal Code. 13.No excavation or grading permits shall be issued unless and until permittee has provided written evidence to the satisfaction of the Director of Planning and Community Environment in a form approved by the City Attorney that agreement can be reached among the relevant parties (PAMF, Stanford, JPB, and City) regarding design of the extension of Urban Lane from the northern project boundary to University Circle that is consistent with the certified Final EIR and the January 1996 approvals by the City Council. NO building permits shall be issued unless and until permittee has provided in a form approved by the City Attorney the final written agreements and!or easements concerning the extension of Urban Lane and permittee hasentered into written agreement with City guaranteeing timely funding and construction of said Urban Lane improvements.. (Same as UP 11.) 14.Preliminary improvement plans for the extension of Urban Lane from the northern edge of the project site to University Circle shall be submitted to and approved by the Architectural Review Board and City Traffic Engineer prior to issuance of any grading or excavation permits. Final improvement plans for the extension of Urban Lane shall be submitted to and approved by the Planning Director, Public Works Director and Traffic Engineer prior to issuance of any building permits. Improvement plans for the Urban Lane extension shall include, as a minimum, the following elements: Roadway and bicycle/pedestrian path extensions per the City-approved alternate, including connections to the pedestrian to the bicycle/pedestrian path and roadway on the PAMF site. Landscaping, lighting, fencing andother amenities. ARB Findings and Modified Conditions: CC3.24.97 6 ¯Connections of the new roadway and bicycle/pedestrian path to University Circle. (Omitted) Any and all required changes to the Joint Powers Board parking lot. (Same 15. ¯Accommodation of the new Marguerite bus access/storage area per Stanford’s plans. as UP 12.) Preliminary improvement plans for all work on E1 Camino Real related to the project shall be submitted to and approved by the City Traffic Engineer prior to issuance of any grading or excavation permit. Final improvement plans for all work on E1 Carnino Real shall be submitted to and approved by the City Traffic Engineer prior to issuance of any building permits and by Caltrans prior to issuance of any interiors building permits. The Plans shall include as a minimum, the following elements: Reconfiguration of southbound on-ramp. New signal installation for PAMF intersection, including separate phase for southbound ramp and hardwire interconneetion with Embarcadero/El Camino Real signal. The signal controller shall be able to accept a possible future pedestrian phase (refer also to mitigation measure B.4.) Closure of abandoned driveways and streets. Construction of new five-foot wide sidewalk and five-foot-wide planting strip along project frontage. Due to lack of fight-of-way on E1 Camino Real, part of this construction may be on permittee’s property. If the approved improvement plans show these improvements on a portion of permittee’s property, the Final Map shall include appropriate easements. Restriping of E1 Camino Real and construction of new five-foot wide median and four-to-five-foot wide island separating o-ramp and through lanes. New signage and landscaping. Relocation of eleetroliers and other utility poles, if necessary due to roadway widening. (Same as UP 13.) 17.Permittee shall submit improvement plans for the public bicycle/pedestrian path on the PAMF site, along the eastern edge of the site, to comply with applicable City and Caltrans design standards for bicycle paths. The preliminary plans shall be approved by the City Traffic Engineer and the Architectural Review Board prior to issuance of any ARB Findings and Modified Conditions: CC3.24.97 7 grading or excavation permits. Final improvement plans shall be submitted to and approved by the Planning Director, the Public Works Director and the City Traffic Engineer, with input from the Utilities Department and the Planning Arborist, prior to issuance of any building permits. Improvement plans shall include, as a minimum, the following provisions: (Same 31. 52. Landscaping, lighting, fencing, signage. At least two path connections into the PAMF site. Transition and connection to the portion of the path extending south from the site. Continuation of the path along the Urban Lane extension to University Circle, Maintenance of all features of the portion of the path located on the PAMF site. as UP 15.) Prior to issuance ofbuilding permits, the permittee shall consult with the Hazardous Materials Inspector, and prior to the issuance of interiors building permits the permittee shall submit to the Fire Department a Hazardous Materials California Quality Act CEQA) checklist and permit fee (See. 12.08.010.) .Preliminary landscaping, lighting and signage plans shal! be submitted for ARB review and approval prior to issuance of excavation or grading permits. Final landscaping, lighting and signage plans shall be submitted for Planning Director, City Traffic Engineer and Planning Arbofist review and approval prior to issuance of interiors building permits. Key components of these submittals shall include the following: Ao Final landscape plans shall include number, size, height and location of trees and plant material to be installed and include the final status of trees to be saved and removed. " Co Landscaping and lighting design solutions for the Building A Building C service docks shall be submitted. Building A’s elevated service dock entry shall be adequately screened to reduce visibility from WellsAvenue and Urban Lane. Building C’s service dock and drive will create noise, lighting and visual impacts for properties along Eneina Avenue which will require installation of trees for screening and fencing for noise attenuation along the southern edge of the service drive. Lighting shall be installed thatis not directed onto adjacent or vicinity properties. Detailed landscaping, fence and retaining wall design details shall be provided for the portion of the project area bordering properties on Eneina Avenue. These plans shall provide high quality building materials, trees, and plan matefiaJs that ARB Findings and Modified Conditions: CC3.24.97 8 will provide significant~screening of these properties as well as an aesthetic buffer. Eo The on-street parking and sidewalk shown on sheet 91 dated 11/27/95 along the east side of the north-south connector road between Encina Avenue and the intersection with the southern service drive shall be revised to remove on-street parking and provide planting strips including street trees and sidewalks on both sides of the street. (Dimensions of the landscape strips and sidewalks may be adjusted somewhat to accommodate the large pepper tree on the Greer property.) The section showed on sheet 9G dated 11/27/95 shall be modified to replace the retaining wall with a landscaped 2:1 slope. Fill in this area must be kept outside the canopy of the large oak tree (#20, Sheet 15) located on the Wells Avenue property line. Detailed plans for each public plaza including curbing, bollard and paving ~. designs, sun/shade analysis, seating areas, kiosk design if any, trash receptacles, signage, electrical outlets and other support facilities for outdoor public activities shall be provided. Detailed plans showing the dimensions, adequacy of soil volume and drainagefor tree wells over the parking garage shall be provided. The signage program shall include off-site signage along University, Alia, Embarcadero and Palm Drive to direct PAMF patients to the University Circle and Encina Avenue entrances to the site. Detailed plans shall be provided showing fencing and landscaping within the approximate 5-foot strip along the south property line between E1 Camino Real and the north-south connector. 58. Plans shall show how electrical outlets will be provided for electric vehicles used by PAMF employees.. The.permittee shall submit a concept proposal for a significant art program for consultation with the Public Art Commission and then for ARB review and approval prior to issuance of excavation or grading permits. Prior to issuance of interiors building. permits, the permittee shall have.consulted with the Public Art Commission and gained approval by the ARB of the final art program, including a schedule for installation of the art program components. The seven components of the art program approved by the ARB on March 6, 1997 included: a.A freestanding sculpture at the east entrance to Buildings B and C.~ b.An art component in the paved garden plaza and related improvements east of the east entrance to Buildings B and C. c.Four benches designed by artists for the western loggia area. ARB Findings and Modified Conditions: CC3.24.97 9 d.The medallions on the west and east elevations of the buildings. e.Art components in the underground parking structure. f.Art components in the pediatric area. g.An ongoing art program for the PAMF Urban Lane Campus. Occupancy of the project shall not be allowed unless and until installation of components a. through f. above is substantially complete, as determined by the Director of Planning and Community Development: Components a. through f. of the approved art program shall be fully installed no later than six (6) months following initial occupancy. ARB Findings and Modified Conditions: CC3.24.97 10 EXHIBITS MARCH 24, 1997 Meeting of the PALO ALTO CITY COUNCIL Palo Alto Medical Foundation March 14, 1997 Members of the Planning Commission Palo Alto, CA SUBJECT: Bicycle Parking for Palo Alto Medical Foundation Dear Commissioners: At i(’s March 4th meeting, by unanimous vote, PABAC adopted the following statement regarding the PAMF bicycle parking plan: PABAC wishes to acknowledge that the PAMF design team has responded to most of the Committee’s comments regarding bicycle circulation and parking. However, the lack of bicycle parking facilities near the main entrance to Building C continues to be a serious concern. The bike parking for this building has been located near the entrance t6 Building.B and is not readily apparent to someone approaching the main entrance from E1 Camino Real. PABAC is concerned that if no bike rack is available near the main entrance~ bicyclists may leave bikes in inappropriate locations that could create safety ¯ concerns. PABAC continues to urge locating bike parking nearer the main entrance. If that’s not done initially, sufficient space should be provided for plagement of bike racks in a more suitable location, if it becomes evident such action is needed. Thank you for your consideration of these comments. Ellen Fletcher Chair PC- 283O 795 El Camino Real :" PF PC-3902 STANFORD UNIVERSITY Findings and Conditions for Use Permit (94-UP-8) 795 E! Camino Real - PAMF Urban Lane Campus FINDINGS The proposed use, at the proposed location, will not be detrimental or injurious-to property or improvements in the vicinity, and will not be detrimental to the public health, safety, general welfare, or convenience in that: ao The proposed PAMF medical clinic and research uses are compatible with the commercial and warehouse uses on Wells Avenue and the uses of the Holiday Inn and Stanford’Caltrain Joint Powers Board (JPB) properties to the north; with the commercial and industrial uses on Encina Avenue and other properties including Town and Country Shopping Center to the south; and with the CalTrain right-of-way to the east and the Stanford University arboretum to the west across El Camino Real. The Environmental Impact Report (EIR) prepared for the PAMF Urban Lane Campus project has identified no site specific significant adverse environmental impacts that would affect vicinity properties so long as all mitigation measures, incorporated as ccnditions of approval for the Use Permit and related entitlements, are implemented.Important mitigation measures and ¯ conditions of approval include: 1) 2) EIR Mitigation Measures C. 1, C.2 and C.3 regarding visual, light and glare impacts that could otherwise adversely affect adjacent properties, particularly the properties on the north side of Eneina Avenue; EIR Mitigation Measure J.2 which govems future noise levels of PAMF project stationary equipment, such as that to be located on.the southerly service road adjacent to properties on tile north side of Encina Avenue, and the Use Permit and new EIR.mitigationmeasure that would govern the noise levels permitted at the Southerly property line adjacent to the properties on the north side of Encina Avenue; and The provision of public easements for circulation improvements on Wells Avenue and Urban Lane between University Circle and Eneina Avenue and related transportation on and off-site improvements that would serve the PAMF site and its vicinity. Final Findings/Conditions 94-UP-8 per City Council 1/29/96 Page 1 o Likewise, the EIR identified no significant adverse health or safety impacts from the proposed PAMF uses so long a~ all mitigation measures are implemented, which is a Use Permit condition of approval. Flarther, the EIR and City analyses have found that the PAMF project would improve the overall circulation and public convenience, in the project vicinity with provision of the Urban Lane Extension north to University Circle, a vehicular connection south to Encina Avenue, the widening of existing Urban Lane north of Wells Avenue, the widening of Wells Avenue for provision of a sidewalk, and the pedestrian-bicycle path along the eastern side of the PAMF site. Additionally, the PAMF Urban Lane Campus project would relocate most existing PAMF facilities out of an otherwise primarily residential portion of Downtown, thereby decreasing land use conflicts in that area, and would modernize the medical clinic facilities utilized by a large proportion of the residents of Palo Alto and surrounding communities. The proposed use will be located and conducted in a manner in accord with the Palo Alto comprehensive plan and the purposes of the zoning ordinance in that: ao The requested comprehensive plan designation of Major Institution/Special Facilities is intended for institutional, academic, governemental, and community service uses and lands that are either publicly owned or are operated as non-profit organizations as would be the case with the PAMF Urban Lane Campus project. The proposed designation for the PAMF Campus is consistent with the surrounding comprehensive plan designations of Service Commercial for the hotel~ commercial and warehouse uses to the north; of Major Institution/Special Facilities at the JPB parking lot, the CalTrain right-of- way and the transit center to north; and of the Service Commercial and Regional Community Commercial designations to the :south. The requested Public Facilities rezoning, related text .amendment and this Use Permit, as conditioned, would implement the new comprehensive plan designation and be consistent with the non-profit medical clinic and research uses proposed at the PAMF Urban Lane.Campus. Final FindingdConditions 94-UP-8 per City Council i/29/96 Page 2 CONDITIONS This approval shall not be effective until the Effective Date of the First Amendment to Development Agreement between the City and the Pal. Alto Medical_Foundation. .3. This permit was processed concurrently with a zoning map change and zoning text amendment, pursuant to the provisions of Pal. Alto Municipal Code section 18.90.105. The permit shall not be effective until the effective date of the ordinances adopting the zoning map change and zoning text amendment. The conditional uses approved under this permit are medical clinic and associated medical research occupying approximately. 295,750 square feet. Any future proposal to changes these uses to other conditional uses in the Public Facilities zone will require an application to the City of Pal. Alto Department of Planning and Community Environment. The mitigation measures identified in the Mitigation Monitoring and Reporting Program (Attachment N) and the Conditions For Less Than Significant Impacts (Attachment O) are incorporated hereby as conditions of project approval. The Building D site shall be improved as a landscaped plaza as shown on sheet 15F Alternative Conceptual Landscape Plan, dated 11/27/95. Square footage for any future Building D will be determined based upon a new use permit application and ARB approval with demonstration that an adequate amount of conveniently located parking has been provided to serve the needs of Building D uses. The permittee shall submit an annual condition monitoring report and pay an annual condition monitoring fee to the City of Pal. Alto to cover City staff or consultant time required to analyze the report, collect any additional information and prepare a memo to the Director of Planning and Commum.’ty .Environment regarding condition compliance. The fee shall be based on actual cost. The timing of submittal of the first annual condition monitoring rep0. ¢t shall be on the first anniversary of the use permit approval effective dat~, with subsequent submittals to be made annually on the anniversary date. As part of the annual mitigation monitoring report to the City, the permittee shall survey on-site parking .occupancy and vacancy, distributed by patient and employee parldng spaces,, during peak hours on three consecutive work days (Tuesday- Thursday) and provide this data to .the Director of Planning and Community Environment for consideration relative to the deferred par’king approval. Final Finding~tConditions 94-I.IP-8 per City Council 1/29/96 Page 3 o 10. 11. 12. If/when the City constructs the Homer Avenue pedestrian/bicycle undercrossing, the permittee shall provide at no cost, easements to accommodate the landing area for the stairway and ramp, and the connection with the bicycle/pedestrian path. All conditions for provision of utilities to the PAMF site shall be as stated on plan sheet 7C of plans dated 11/27/95, except as revised by conditions specified in the City of Pal0 Alto Utilities Department Memos dated 11/29/1995, -’°hereby incorporated by reference, or in conditions of approval of the PAMF Tentative Map. The permittee shall submit a request, including a signed affidavit of vacancy, to disconnect all utility services and/or meters. The form is available at the Building Department. Utilities will be disconnected or removed within 10 working days after receipt of request, A demolition permit will be issued after all utility services and/or meters have been disconnected and removed. No excavation, grading or building permits shall be issued unless and until agreement has been reached between the relevant parties (PAMF, Stanford, JPB,. City) regarding design of the extension of Urban Lane from the northern.project boundary tb University Circle, and permittee has .entered into agreement with City guaranteeing timely funding and construction. Improvement plans for the extension of Urban Lane from the northern edge of the project site to University Circle shall be submitted and approved by the Architectural Review Board and City Traffic Engineer prior to issuance of any grading, excavation or building permits. Improvement plans for the Urban Lane extension shall include, as a minimum, the following elements: Roadway and bicycle/pedestrian path extensions per the City approved alternate, including connections to the bicycle/pedestrian path and roadway on the PAMF site. [Note: the.preferred plan shown in Appendix F of the Draft EIR has a few errors that need to be corrected, including that the cross section fails to show the 2.5-foot overhang near the Holiday Inn fence.] Landscaping, lighting, fencing, and otlier amenities. Connections of the new roadway and bike/pedestrian path to University Circle. Realignment of the Holiday Inn driveway connection to University Circle. Final FindingdConditions 94-UP-8 per City Council !/29/96 Page 4 13. Any and all required changes to the Joint Powers Board parking lot. Accommodation of the new Marguerite bus access/storage area Stanford’s plans. per Improvement plans for all work on E1 .Camino Real related to the project shall be .submitted and approved by the Architectural Review Board and City~’Traffic Engineer, to Caltrans and City specifications, prior to issuance of any grading,~ excavation or building permits, and including, as a minimum, the following elements: Reconfiguration of southbound on-ramp. New signal installation for PAMF intersection, including separate phase for southbound ramp and hardwire interconnection with Embarcadero/ECR signal. The signal controller shall be able to accept a possible future pedestrian phase (refer also to mitigation measure B.4.) Closure of abandoned driveways and streets. Construction of new five-foot wide sidewalk and five-foot wide planting strip along project frontage. Due to lack of right-of-way on E1 Camino Real, part of this construction may be on permittee’s property. If the approved improvement plans show these improvements on a portion of permittee’s property, the Final Map shall include appropriate easements. Restriping of El Camino Real and construction of new five-foot wide median and four-to-five-foot wide island separating on-ramp and through lanes o New signage and landscaping. 14. Relocation of electroliers and other utility poles, if necessary.due to roadway widening. In the section of El Camino Real affected by Condition #13 and Mitigation Measure B.9a, the minimum widths of the northbound and southbound through lanes next to the curb and the southbound on-ramp.lane shall be at least 14 feet (in order minimally to accommodate bicycle traffic), with 15 feet preferred. Final Findings/Conditions 94-UP-8 per-City Council 1/29/96 Page 5 15.Permittee shall submit improvement plans for the public bicycle/pedestrian path on the PAMF site, along the eastern edge of the site, to comply with applicable City and Caltrans. design standards for bicycle paths. The plans shall be approved by the City Traffic Engineer and the Architectural Review Board prior to issuance of any grad_ing, excavation, or building permits and shall include, as a minimum, the following provisions: ¯Landscaping, lighting, fencing, signage, "Two path connections into the PAMF site. Transition and connection to the portion of the path extending south from the site. Continuation of the path along the Urban Lane extension to University Circle. Maintenance of all features of the portion of the path located on the PAMF site. 16.No excavation, grading or building permits shall be issued until the final subdivision map is approved and recorded. 17. 18. Should Stanford University elect not to serve the project site with the Marguerite shuttle, the permittee shall, prior to project occupancy, submit for approval by the Dkector of Planning and Community Environment a plan for operation of a shuttle service between the Palo Alto CalTrain Station and the project site during normal business hours and shall comply with the approved plan. The permittee shall consult with the City, Stanford University, Caltrans, and Santa Clara County Transportation Agency concerning the feasibility of Constructing one or both southbound and northbound bus stops on El Camino Real near the new PAMF intersection.~ If, prior to project occupancy, one or both bus stops are found to be feasible by the parties identified above, the permittee shalldesign, construct., and fund the bus stop amenities, signal modifications for the pedestrian crossing, crosswalk (including short connecting sidewalk on the stanford side), and on-site connecting sidewalks. The northbound bus stop will require a pullout to be constructed on PAMF property. Final Findings/Conditions 94-tIP-8 pet" City Council !/29/96 Page 6 19. 20. 21. 22. 23. 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 thru Friday 9:00 AM to 8:00 PM Saturday 10:00 AM to 6:00 PM Sunday. All medical clinic and associated medical research activities shall be subject to the requirements of the City of Palo Alto Noise Ordinance, Chapter 9.10. PAMF shall grant public vehicular access, excluding larger trucks, in the entrance oval and through lane in the Building A par’king lot. Truck deliveries and other noisy outdoor activities shall be limited to the hours of 8:00 a.m. to 9:00 p.m. on weekdays and 9:00 a.m. to 9:00 p.m. on Saturdays and Sundays. PAMF shall continue to implement its Transportation Demand Management (TDM) program, submitting annual reports to the Director of Planning and Community Environment. Final FindingdC0nditions 94-UP-8 pet" City Council !/29/96 ¯ Page .7 C Findings and Conditions of Approval for Architectural Review (94-ARB-30) 795 El Camino Real - PAMF Urban Lane Campus Findings: The proposed PAMF Urban Lane Campus meets the goals and purposes (Section 16.48.010) of the Architectural Reviev~ Ordinance, Chapter 16.48 of the Palo Alto Municipal Code, in that: Orderly and harmonious development will .result from approval of the project which has an integrated design with numerous buildings of differing architectural styles and qualities. (b)Approval of the consolidated PAMF Campus will provide a local modem medical clinic facility for residents of Palo Alto and surrounding communities, involving substantial investment by the Foundation and possibly triggering increased investment by vicinity property owners into existing or future improvements. .(c) (d) = Prior to the PAMF consolidation of the thirteen separate parcels comprising the Urban Lane Campus site, use of the land .and improvements was scattered among several unrelated uses without uniform design or coordinated use of such strategically located property on El Camino Real. Employees, patients, and visitors to the PAMF Urban Lane Campus will experience more efficient, safe and aesthetically pleasingfacilities than those currently utilized in the downtown area because all structures will meet current building code requirements and have been uniformly designed as a single coordinated medical"clinic and related research complex. (e)The approved design will create a noteworthy institution in h highly visible location on El Camino Real and a new extension of ~Ur..b. an Lane from University Circle to Encina Avenue; and ~ The PAMF Urban Lane Campus would, as modified by conditions of approval, meet all fifteen standards for architectural review contained in Section 16.48.120 of the Municipal Code, in that: Final Findings trod Conditions: 94-ARB-30 (per City Council 1/29/96 =~d ARB 2/i/96 actions) Page ! (a)The proposed project is consistent and compatible with the applicable elements of the City’s Comprehensive Plan. , (b) () (d) (e) The. design of the project is compatible with the immediate environment of the-site if mitigations to ease transitions to adjacent properties are implemented consistent with the recommended conditions of approval. The project design insures that drainage will not flow toward the Palo Alto Pet Hospital on Wells Avenue. The PAMF Urban Lane Campus proposal has been found by the Environmental Impact Report to provide sufficient on-site parking so that parking at vicinity sites, such as the Pet Hospital, will not be adversely affected. Regarding the proposed project’s relationship to adjacent properties on Enc’.ma Avenue, conditions of approval relating to wall, fence and landscape design and to light/glare and noise attenuation along the south boundary of the PAMF site will ensure that no adverse effects would result from the PAMF Urban Lane project. The design of the proposed improvements is appropriate to the medical clinic and related research land use and functions proposed for the PAMF Urban Lane site. The project has been designed to provide PAMF a large, consolidated and modem campus, with a design that is urban in form and scale as viewed from El Camino Real and the proposed north-south extension of Urban Lane. The subject property is not located in an area which has a unified design or historical character. However, the project design is generally in keeping with the recommendations of the E1 Camino Real Design Guidelines. (ARB, November 1979) in that street trees are being provided along El Camino Real; several existing trees are being preserved and will be protected during construction; the buildings are set back from E1 Camino Real, with landscaping provided and parking screened; and all building elevations have an integrated architectural character. Further, appropriate mitigating measures will be implemented to screen the project from th~ historic Greer property, - The project design would promote harmonious transitions in scale and character between different designated land., uses.Af., fl.~e -. conditions, of approval referenced in (b) above are implemented. Proposed front building setbacks and landscaping are appropriate for the existing character of this segment of El Camino Real in north Palo Alto where there are other large institutions and campuses, such as the Stanford Shopping Center, Stanford Final Findings mad Conditions: 94-ARB-30 (per City Council 1/29/96 and ARB 2/il96 actions) Page 2 (g) University, Holiday Inn, Town & Country Village and Palo Alto High School. Transitions to the north and south at Wells Avenue-Urban Lane and the south service road adjacent to properties on the north side of Encina Avenue will be harmonious with implemen.tation of the mitigations and conditions referenced in (b), above. The design of the project is compatible with improvements both onsite and off site. The project involves the removal of several dated retail and industrial buildings and uses, which designs had not been compatible with each other or with vicinity uses such as the Holiday Inn and Town & Country Village. The large PAMF Campus site. will be developed with a unified design, upgrading the site’s appearance and value. The PAMF project’s transitions to adjacent properties and improvements will be acceptable withimplementation of the conditions of approval referenced in (b), above. (h) The planning and siting of the proposed campus functions and buildings create an internal sense of Order in that the buildings proposed for immediate construction (Buildings A, B and C) relate well to each other and the parking proposed to serve the various campus uses. Additionally, the Urban Lane Campus design relates well to the new north-south connector (Urban Lane), wkich will improve site and vicinity access by providing a new link between Eneina Avenue to the south and University Circle to the north. Occupants, visitors andthe general community will all benefit from that and other improvements .associated with the PAMF project. Improvements to Wells Avenue and the new signalized entrance will provide better circulation and access on-site and-for vicinity, properties by providing more vehicular circulation options. Pedestrian and bicycle circulation is also improved with the provision of the pedestrian-bicycle path along the eastern edge of the campus, with connections serving the proposed PAMF buildings and paths to the Urban Lane Extension to the north and the City .path project planned to the south. The amount and arrangement of open space are appropriate to the design and the function of the PAMF structures. Open spaces designed for employee and patient useare"appropriate for a diverse urban fae.ility such as the PAMF Campus, being composed of many different elements in the front entrance area, the Building B and.C court/atrium and the extensive public use areas provided along the north-south connector and at major entrances to Buildings A, B and .C and at the possible future site of a Final Findingsand Conditions: 94-ARB-30 (per City Council !/29/96 and ARB 2/1/96 actions) Page 3 (i) Building D, wlfich is not part of this approval. Landscaped areas are concentrated along E1 Camino Real to provide,a campus look for the facility and scattered tlu’oughout the various open areas on the site, with particular -attention to providing an urban street scape along the north-south connector (Urban Lane). The project proposes sufficient ancillary functions to support the main functions of the project because of the PAMF Campus will serve as a free- standing facility, providing most of its own support purposes. Significantly, the Campus will rely on ’~just-in-time" deliveries to the service areas, whereby most supplies are stored offrsite by suppliers and delivered by small trucks on an as-needed basis. This type of supply delivery system virtually eliminates large truck deliveries and the need for significant on-site supply storage space. The designs of the Building A and C service areas are compatible with the project’s overall design and will not impact off-site properties with implementation of conditions of approval .regarding hours of operation and the fencing and landscaping required on the south side of the Building C service road. The access to the property and circulation thereon are safe and conVenient for pedestrians, cyclists and vehicles because through-site and on-site circulation is provided for all modes of transportation. Sidewalks are provided along E1 Camino Real, Wells Avenue, the north-south connector and internal to the project between buildings and parking areas. Bicycle. paths are provided along the east side of the property and connecting into the campus. Adequate land widths are provided on E1 Camino Real for safe bicycle use there. Service circulation by large trucks is restricted from the entrance oval, with the north-south connector and south side service road accessing Building A and C loading areas. (k) (I) Natural features are notably absent from the site, with the exception of a few trees. Those trees have been evaluated by a qualified horticulturist, with several being included in the project design and others.~being removed but replaced with new project landscaping of comparable value. The materials, textures; colors, and details of .the proposed buildings, in addition to proposed and required landscaping, establish a project design that is compatible with adjacent and neighboring structures, landscape elements and functions. The proposed building design would be a significant improvement over the mix of diverse building architecture, including several Final Findings m~d Conditions: 94-ARB-30 (per City Council !/29/96 m~d ARB 2/1/96 actions) Page 4 (m) metal buildings, which occurred on the site prior to consolidation by PAMF of thirteen separate parcels and the subsequent demolition of the buildings. It is likely that there would be upgrading and possibly redevelopment of some of the adjacent properties after development of the PAMF Campus. T~e landscape design concept as proposed and as.modified by conditions of approval creates a desirable and functional environment both fdt°PAMF employees and patients .and for those members of the general public who may have occasion to walk,, bicycle or drive through the campus. The landscape areas have been distributed throughout the site to relate to the campus buildings and various circulation and leisure activities to be engaged in by employees, patients and visitors. (n) (o) The proposed plant materials are generally suited and adaptable to the site, with final plant selections to be subject to City A.rborist and ARB approvals prior to issuance of any permits. The plant materials and proposed irrigation systems will comply with all City requirements for drought- resistance and low water consumption. The project would result in greater energy efficiency than would otherwise be easily achievable at the older PAMF facilities in the downtown area. Retrofitting for energy efficiency is more difficult than designing a new building to complywith applicable local and State energy requirements. Conditions: Tiffs approval shall not be effective until the Effective Date of the First Amendment to Development Agreement between the City and Pal, Alto Medical Foundation. s The mitigation measures identified in the Mitigation Monitoring and Reporting Program (Attachment N) and Conditions For Less Than Significant Impacts (Attachment O) are incorporated hereby as conditions of project..approval. The permittee shall submit an annual condition monitoring report and pay an annual condition monitoring fee to the City of Pal. Alto to .cover City. staff or consultant time required to analyze the report, collect any additional information and prepare a memo to the Director of Planning and Community Environment regarding condition compliance. The fee shall be based on actual cost. Final Findings and Conditions: 94-ARB-30 (per City Council 1/29196 and ARB 2/1/96 actions) Page 5 So o ¯ 9. ¯ As part of the annual mitigation .monitoring report to the City, the permittee shall survey on-site parking occupancy and vacancy, distributed by patient and employee parking spaces, during peak hours on three comecutive work days (Tuesday- Thursday) and provide this data to the Director of Planning and Community Environment for consideration relative to the deferred parking approval. A certified Arborist shall be retained by the permittee to prepare and submit tree protection plans. All trees to be retained, on.- and off-site, as shown on the Arborist Report Plan (sheets 2 and 3) or landscape plan (sheet 15) of plans dated 11/27/95, shall be protected during construction. The certified Arborist shall inspect the tree protection measures and shall certify that PAMC Sec. 8.04.015 and 8.04.070 requirements have been installed prior to any demolition, grading or building permit issuance. The permittee shall submit a tree pruning plan also prepared by the certified Arborist for all trees subjectto the tree protection plan for review and approval by the City Arborist prior to any demolition, grading or building permit issuance. Utility vaults, transformers or other service or utilities equipment or facilities shall not be allowed to be located within the tree canopy of any existing trees, nor within 10 feet of any new trees that are to be planted and are subject to final ARB approval prior to issuanceof any excavation, grading or construction permits. The design of new curb and sidewalks to be installed along the south side of Wel!s Avenue shall minimize the impact on the mature oak located there. Similar design consideration shall be given to the mature pepper tree located on the historic Greer property adjacent to the southern end of the proposed north-south connector road. The design of these street improvements and provisions for protection of these significant trees shall be reviewed by the City Arborist and approved by the Architectural Review Board prior to issuance of any excavation, grading or construction permits. The permittee, shall be responsible for identification and locat.ion~ of all utilities, both public and private, within the work area. Prior to any excavation work at the site, the permit-tee shall contact Underground Service Alert at (800) 642-2444, at least 48 hours before beginning work. 10.Prior to approval of an excavation permit, the permittee shall submit a final grading and drainage plan to Public Works Engineering, including drainagepatterns on site Final Findings and Conditions: 94-ARB-30 (per City Council i/29/96 and ARB 2/i/96 actions) Page 6 11. and from adjacent properties. The plans shall demonstrate that pre-existing drainage patterns to and from adjacent properties are not altered (See. 16,28.270). Prior to approval of an excavation permit, a construction logistics plan shall be provided.to the Public Works Division 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, including the route map attached therein which outlines truck routes available throughout the City of Pa!o Alto. 12. 13. All conditions for provisions of utilities to the PAMF site shall be as stated on p!an. sheet 7C of plans dated 11/27/95, except as revised by conditions specified in the City of Palo Alto Utilities Department memos dated 11/29/95, hereby incorporated by reference, or in conditions of approval of the PAMF Tentative Map. No excavation, grading or building permits shall be issued unless and until agreement has been reached between the relevant parties (PAMF, Stanford, JPB, City) regarding design of the extension of Urban Lane from the northern project boundary to University Circle, and permittee has entered into agreement with City guaranteeing timely funding and construction. 14.Improvement plans for the extension of Urban Lane from the northern edge of the .project site to University Circle shall be submitted and approved by the ,~xchiteetural Review Board and City Traffic Engineer prior to issuance of any grading, excavation or building permits. Improvement plans for the Urban Lane extension shall include, as a minimum, the following elements: Roadway and bicycle/pedestrian path extensions per the City-approved alternate, including connections to the bicycle/pedestrian path and roadway on the PAMF site. [Note: the preferred plan shown in Appendix F of the Draft EIR has a few errors that need to be corrected, including that the cross section fails to show the 2.5-foot overhang near the Holiday Irm fence.] Landscaping, lighting, fencing, and other amenities. Connections of the new roadway and bicyele/pedestdan path to University Circle. Realignment of the Holiday Inn driveway connection to University Circle. Final Findings n,~d Conditions: 94-ARB-30 (per City Council i/29/96 and ARB 2/1/96 actions) Page 7 15, Any and all required changes to the Joint Powers Board parking lot. Accommodation of the new Marguerite bus access/storage area Stanford’s plans. per Improvement plans for all work on El Camino Real related to the project shall be submitted and approved by the Architectural Review Board, City Traffic Engineer and Caltrans prior to issuance of any grading, excavation or building permits. The plans shall include, as a minimum, the following elements: ¯Reconfiguration of southbound on-ramp. New signal installation for PAMF intersection, including separate phase for southbound ramp and hardwh’e interconnection with Embarcadero/El Camino Real signal. The signal controller shall be able to accept a possible future pedestrian phase (refer also to mitigation measure B.4.) .Closure of abandoned driveways and streets. Construction of new five-foot wide sidewalk and five-foot-wide planting strip along project frontage. Due to lack of right-of-way on E1 Camino Real, part of this construction may be on permittee’s property. If the approved improvement plans show these improvements on a portion of permittee’s property, the Final Map shall include appropriate easements. Restriping of E1 Camino Real and construction of new five-foot wide median and four-to-five-foot-wide island separating on-ramp and through lanes. 16. New signage and landscaping. Relocation of electroliers and other utility poles, if necessary due to roadway widening. ,- ¯ " In the section of E1 Camino Real affected by Condition #15 and Mitigation Measure B.9a; the minimum widths of the northbound and southbound through lanes next to the curb and the southbound on-ramp lane shall be at least 14 feet (in order minimally to accommodate bicycle traffic), with 15 feet preferred. Final Findings mad Conditions: 94-ARB-30 (per City Council 1/29/96 m~d ARB 2/1/96 actions) Page 8 17.Permittee shall submit improvement plans for the public bicycle/pedestrian path on the PAMF site, along the eastern edge of the site, to comply with applicable City and Caltrans design standards for bicycle paths. The plans shall be approved by the City Traffic Engineer and the Architectural Review Board prior to issuance of any grading, excavation or building, permits and shall include, as a minimum, the following provisions: Landscaping, lighting, fencing, signage. At least two path connections into the PAMF site. Transition and connection to the portion of the path extending south from the site. Continuation of the path along the Urban Lane extension to University Circle. Maintenance of all features of the portion of the path located on the PAMF site. 18. 20. If/when the City constructs the Homer Avenue pedestrian/bicycle undererossing, the permittee shall provide at no cost, easements to accommodate the landing area for the stairway and ramp, and the connection with the bicycle/pedestrian path. Should Stanford University elect not to serve the project site with the Marguerite shuttle, the permittee shall, prior to project occupancy, submit for approval by the Director of Planning and Community Environment a plan for.operation of a shuttle service between the Palo Alto CalTrain Station and the project site during normal business hours and shall comply with the approved plan. The permittee shall consult with the City, Stanford University, Caltrans, and Santa Clara County Transportation Agency concerning the feasibility of ebnstructing one or both southbound and northbound bus stops on E1 Camino Real near the new PAMF intersection. If, prior to project occupancy; one or both bus stops are found to be feasible by the parties identified above, the perrnittee shall design, construct, and fund the bus stop amenities, signal modifications for the pedestrian .crossing, crosswalk (including short connecting sidewalk on the Stanford side), and on-site connecting sidewalks. The northbound bus stop will require a pullout to be constructed on PAMF property. Final Findings m~d Conditions: 94-ARB-30 (per City Council 1/29/96 m~d ARB 211196 actions) Page 9 21. 22. ¯ 23. 24. 25. 26. On-site exit lanes shall be signed and striped as shown in Draft EIR Figure IV.B. 12 and the associated text on p. IV.B.62. , Prior to issuance of excavation, grading or bi~ilding permits, the row of diagonal parking n_ext to Building A shall be either converted to parallel, parking or to 90 degree parking.. Prior to issuance of excavation, grading or building permits, the permittee shall redesign and relocate the bicycle parking facilities to the satisfaction of the City Traffic Engineer and Zoning Ordinance specifications. Employee bicycle parking (Class I) shall be located in proximity to employee entrances. Visitor/patient bicycle parking .(Class II) shall be located in close proximity (not necessarily directly adjacent to) main visitor/patient entrances to the buildings. Bicycle parking for visitors and patients must be balanced between building entrances fronting on to E1 Camino Real and entrances facing the rear of the site. An appropriate ratio of the Class II bicycle racks must be provided for Buildings A and B off the loop road in front of these buildings. Manufacturers’ specifications for the bicycle parking facilities shall be submitted to the City Traffic Engineer for approval. The location of the connection between the pedestrian/bicycle path and PAMF campus that is located opposite the possible undererossing is acceptable only if the optional ramp to the underground parking garage is not constructed. Therefore, if the optional ramp is constructed, then the connection shall be relocated to the northerly side of the entry to the parking lot from the north-south connector road. This relocation will minimize conflicts between bicyclists and vehicles and not interfere with the possible development of the optional ramp to the underground garage. The two parking spaces adjacent to the southerly connection to the bike path shall be removed and converted to landscaped or concrete islands in order to provide improved sight lines for pedestrians/bicyclists entering the parkig., g lot from the path. Gutters on the north-south connector road shall be a maximum of one foot in width. The width of the segment of the north-south Connector road between Well~ Avenue and the Urban Lane extension shall be either: 27 feet with parking allowed on one side; or the same width as the Urban Lane extension (24 feet in the preferred plan), with no parking allowed on either side. Final Findings m~d Conditions: 94-ARB-30 (per City Council 1/29/96 mid AI~.B 2/i/96 actions) Page 10 27. 28. 29. Prior to issuance of excavation, grading or building permits, the Fire Department shall approve fire sprinklers as required per PAMC; Sectioia 15.04; 170(dd). Prior to issuance of excavation, grading or building permits,-the Fire Department shall determine that plans satisfy emergency fire access road requirements per PAMC Title 15, UFC Article 10. Prior to issuance of excavation, grading or building permits, the Fire Department shall approve on~-site fire hydrants as per PAMC Title 15, UFC Article 10. Due to the 15-foot width of the south service roadway, which is to remain clear of obstructions at all times, a minimum of three hydrants shall be provided along the south side of Building C. 30.Prior to issuance of excavation, grading or building permits, the Fire Department shall determine any impacts of emergency response (paramedic response, service demands). 31. ¸32. Prior to issuance of excavation, grading or building permits, the permittee shall submit to the Fire Department a Hazardous Materials California Enviro .rmaental Quali.ty Act (CEQA) checklist and permit fee (See. 12.08.010), The proposed development will result in a change,in the impervious area of the property. The permittee 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 Inspection Services Division. 33. 34. The permittee shall obtain an encroactunent 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, See. 12.12.010).. : Signage and landscaping shall meet the sight distance requ’.tre.ments of PAMC 18.83.080, applicable to project frontages where driveways ’are present and to parking lots. Landscaping shall be specifically identified in the landscape .plan as meeting these height requirements, prior to issuance of building permits.- Prior to issuance of excavation, grading or building permits, all utility meters, lines, transformers, backflow preventers, and any other required utilities, shall be shown. on the landscape and irrigation plans and shall show that no conflict will occur Final Findings and Conditions: 94-ARB-30 (per City Council !/29/96 and ARB 211196 actions) Page ! 1 36. 38. 39. between the utilities and landscape materials and shall be .screened in a manner which respects the building design and setback requirements (See, 16.48.120(a)(13) and (c); See 16.82.060(c)). Prior to i.ssuance of excavation, grading or building permits, the permittee shall obtain a Permit for Construction in a Public Street from Public Works Engineering for construction proposed in the City right-of-way (See 12.08.010). ~" ..... A portion of the proposed work is within the State of California or County of Santa Clara right-of-way. Applicable permits must be obtained from the applicable agencies. Evidence of permit approval shall be submitted to the Planning Division prior to issuance of a building permit. The proposed development is larger than five acres. The permittee is required to file a Notice of Intent for coverage under the State Water Resources Control Board’s General Permit for storm water discharges associated with construction activity. The developer Shall provide a copy of the Notice of Intent along with the building permit application. The permittee shall submit a plan for street trees .along El Camino Real, Wells Avenue and the north-south connector road for .approval by the ARB prior to issuance of building permits. Species shall be determined by the .City Arborist. The plans shall indicate size, species and spacing of trees. Newly planted street trees shall be irrigated and maintained by the permittee per. Public Works Department’sStandard Specification. The permittee shall secure a Public Utilities Easement for facilities installed in private property at PAMF site. The permittee’s engineer shall obtain, prepare, and record with the County of Santa Clara, and provide the Engineering Division with copies of the public utilities easement across this parcel or the adjacent parcels as is necessary to serve the permittee prior to issuance of an excavation, grading or building permit. All nonresidential construction activities shall be subject to the i’equirements 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 through Friday 9:00 AM to 8:00 PM Saturday 10:00 AM to 6:00 PM Sunday. Final Findings m~d Conditions: 94-ARB-30 (per City Council 1/29/96 m~d ARB 211196 actions) Page 12 42. 43. 44. 45. 46, 47. 48. 49. 50. The contractor must contact the City’s .Public Works Inspector at (415) 496-6929 prior to any work performed in the public right-of-v/ay (See. 12.08.060). No storage of construction materials ispermitted on any street or on any sidewalk without prior-approval of Public Works Engineering. The permittee shall require its contractors to incorporate best management practices. (BMP’s) for storm water 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 unlawful 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). All construction witlfin the City right-of-way, easements or other property under City jv:risdiction shall con.form to StandardSpecifications of the Public Works and Utilities Departments (See. 12.08.060). The permittee shall obtain an Eneroaclmaent Permit from Caltrans for all utility work in the El Camino Real right-of-way and an Encroachment Permit from Santa Clara County Department of Transportation for all utility work .in the County Road right-of-way. The applicant must provide copies of the permits to the City’s W-G- W Enginee~’~g Division. All sidewalks bordering the project shall be repaired and/or removed and replaced in compliance with Public Works approve standards (See. 12.08.010). The unused ~driveway located on El Camino Real shallbe removed and replaced with curb and gutter (Sec. 12.08.090). The Public Works Inspector shall sign off the building permit prior to the finalization of this permit. All off-site improvements shall be finished prior to this sign-off. A curb ramp for the disabled will be required at all intersections within and bordering the development. Final Findings and Conditions:. 94-ARB-30 (per City Council i/29/96 and ARB 2/1/96 actions) Page 13 51. 52. Th’e permittee shall enter into an agreement with City in a form approved by the City Attorney which guarantees the completion of the improvements specified in the conditions herein, and shall post a bond or other acceptable security, in an amount determined by the Director of Public Works~ as security for performance of this obligation. Final landscaping, lighting and signage plans shall be submitted for AP,.B.review and approval prior to issua~Jc.e of excavation, grading, or building permits. Key components of these submittals shall include the following: Final landscape plans shall include number, size, height and location of trees and plant material to be installed and include the final status of trees to be saved and removed. Landscaping and lighting design solutions for the Building. A and Building C service docks shall be submitted. Building A’s elevated service dock entry shall be adequately screened to reduce visibility from Wells Avenue and Urban Lane. Building C’s service dock and drive will create noise, lighting and visual impacts for properties along Encina Avenue which will require installation of trees for screening and fencing for noise attenuation along the southern edge of the service drive.~ Lighting shall be installed that is not directed onto adjacent or vicinity properties. Detailed landscaping, fence and retaining wall design details shall be provided for the portion of the project area bordering properties on Encina Avenue. These plans shall provide high quality building materials, trees and plant materials that will provide significant screening of these properties as well as an aesthetic .buffer. The on-street parking and sidewalk shown on sheet 9I dated 11127/95 along the east side of the north-soufl~ connector road between Encina Avenue and the intersection with the southern service drive shall be revised to remove on-street parking and provide planting strips including. S..l;reet trees and sidewalks on both sides of the street. (DimenSions of th’e landscape strips and sidewalks may be adjusted somewhat to accommodate the large pepper tree on the Greer property.) The section shown on sheet 9G dated 11/27/95 shall be modified to replace the retaining wall .with a landscaped 2:1 slope. Fill in this area must be kept Final Findings and Conditions: 94-ARB-30 (per City Council !/29/96 and ARB 211/96 actions) Page 14 Fo outside the canopy area of the large oak tree (#20, Sheet 15) located on the Wells Avenue property line. , Detailed plans frr each public plaza including curbing, bollard and paving designs, sun!shade analysis, seating areas, kiosk design if any, trash receptacles, signage, electrical outlets and other support facilities for outdoor public activities shall be provided. - ....... Detailed .plans showing the dimensions, adequacy of soil volume and drainage for tree wells over the parking garage shall be provided. H°The signage program shall include off-site signage along University, Alma, Embarcadero and Palm Drive to direct PAMF patients to the University Circle and Encina Avenue entrances to the site. Detailed plans shall be provided showing fencing and landscaping within the approximate 5-foot strip along the south property line between E1 Camino Real and the north-south connector. 53. Plans shall show how electrical outlets will be provided for electric vehicles used by PAMF employees. Truck deliveries and other noisy outdoor activities shall be limited to the hours of 8:00 AM and 9:00 PM on weekdays and 9:00 AM to 9:00 PM on Saturdays and Sundays. 54.Final materials samples and color board including exterior building materials and color, roof tile material and color, window sash style, material and color, and glass material and tint shall be provided for ARB review and approval prior to issuance of building permits. ~ 55°PAMF shall submit information regarding their maintenance t~rocedures and responsibilities for the north-south connector road and Urban .I~ane Extension improvements for approval by the Director of Public Works prior to issuance of grading, excavation and building permits. 56.Architectural Review Board design approvalfor development of .Building D is required prior to issuance of any excavation, grading or building permits for that building. Until such time as AKB approval and excavation, grading or building penn its have been obtained, the Building D site shall be improved as a landscaped Final Findings mad Conditions: 94-ARB-30 (per City Council !/29/96 and ARB 211196 actions) Page 15 57. 59. plaza as shown on sheet 15F Alternative Conceptual Landscape Plan, dated 11/27/95. Square footage for Building D will be determined based upon final ARB approval with. demonstration that an adequate amount of conveniently located parking.has been. provided to serve the needs for Building D uses. Final architectural elevations shall be submitted for ARB review and approval prior to issuance of excavation, grading or building permits.. Features to be reconsidered" include increased articulation and depth of building ",vails for Buildings A, B and C. The permittee shall submit a fmal proposal for a significant art program for consultation with the Public Art Commission and then for ARB review prior to issuance of excavation, grading or building permits. In recognition of the need for a safe, convenient bicycle and pedestrian crossing from the Project to the downtown and South of Forest Area, and to reduce traffic that will be generated by the ProjeCt, PAMF shall agree to pay a Railroad Crossing Mitigation Fee ("RCMF") equal to fifteen percent (15%) of the cost of a pedestrian. and bicycle under or over crossing from the project site to Alma Street in the vicinity of Homer Avenue. The RCMF shall not exceed a Three Hundred Thousand Dollar ($300,000.00) maximUm cap, but this cap shall be adjusted ¯ annually for inflation upon the basis of an appropriate index to be determined by staff. PAMF shall also agree to the formation Of an assessment district, or other similar fair and appropriate mechanism, to provide funds for the crossing, should such a mechanism be established by the City. The RCMF shall be credited toward any. assessment district levies due from PAMF. If the RCMF exceeds the principal. amount assessed to PAMF under the assessment dirslrict,then the excess shall be due and payable upon conftrmation of the assessment. If an assessment district is not formed, the RCMF shall be determined by City staff and made ~payable upon commencement of construction of any crossing. The terms of this condition shall be reflected in an agreement between the City and PAMF which provides adequate security for the obligations established by this approval. The agreement shall be executed before issuance of any building permits and shall be in a form aceeptable to the city attorney. Final Findings ,’rod Conditions: 94-ARB-30 (per Cily Council i/29/96 aa~d ARB 211196 actions) Page 16 0 .< 0 © .< 0 .0 © < 0 0 < 0 < © < ._o 6 Z< < < < < Z 0 < 0 < z ~ << < Z,< Z .< © Z 0 Z Z Z0 Z© ZO .< Z © © < © < Z Z Z Z Z © © Z < Z © © ,-6 Z Z Z Z© Z© Z Z © © Z< Z r.~. Z.< © © Z© Z Z 0 © < © Z Z0 0 0 Z 0 0 0 < Z © © © z z z Z < © , © © < 0 © © < Z.,~ Z Z Z© © Z Z © © Z.< Z Z © Z Q © Z© Z Q Q Q Z © ZQ Z © < zz Z Z Z © Z© Z© Z© Z © © .4 Suffer Health E Project Office November 22. 1996 Anne Moore Contract Planning Manager Ci~’ of Pale Alto 250 Hamilton Avenue Pale Alto, CA 94301 Moore Consulting 29 Surrey Lane, Suite I01 San Rai~k CA 94903-3226 via fax 472-3187 original to follow Subject: 795 El Camino R~fl Conditionsof Approval Dear Anne: The Palo Alto M~ical Foundation requests the following changes in our conditions of approval" UPII. Current Condition: No excavation, grading or building permits shall be issued unless and until agreement has been reached bgtween the relevant parties (PAMF, Stanford, £PB, City) ~garding design of the extension of Urban Lane from the northern project boundary, to University Circle, and permittee hasentered into agreement with City guaranteeing timely funding and construction. Requested Change: Delete the words "excavation, glading or". Reason for Change: While agreement will by ~ach~l with YPB, Stanford and City regarding the use and form of documentation prior to excavation, there will remain some d~tails of design and landscape which ~11 bc determined prior to construction. LT 12. ARB 14. Current Condition: Lmpmvem.ent plans for the extem~on of Urban Lane from the n0rthem edge ofthc project site to Universi~’ Circle shall be submitt~ and approved by the ARB and Traffic Engineer prior to issuance of any gradiag, excavation or building permits. ...... : Requested Change: Delete thewords "grading, excavation or", Reason for Change: Same as # 1 above. UP 15, ARB 17. Current Condition: Pcrmittee shall submit improvement plans for the public bi~’cle/ped~strian path on the PAMF site, along the c~tcm edge of the site, to comply with applicable City. and 330 Town & Country Village Pale Alto CA 94301 (415) 324-5300 FAX {415) 324-5325 Aane Moore November 22. 1996 Caltrans dcsi~a standards for bicycle paths. The plans shall be approved by the Traffic Engineer and the ARB prior to issuance of any grading, excavation, or building permits az~d shall include as a minimum, the folio~sJng provisioas... Requested Change: Delete the words "grading, excavation, or". Reason for Change: While an easement for the path~s-ay v, ill be included in a map submittal and the location and design of the pathway is included in our submitted plans, final details, grade ~. elevations and landscape design will not be complete earl.,,- enough to file for a grading or excavation permit in a timely manner. Staff has requested additional changes that will not he discussed until a meeting scheduled in December. UP 16. Current Condition: No excavation,, grading or building permits shall be issued until the final subdivi.sion map is approved and recorded. Requested Change: Delete the words "excavation, or grading". Reason for Change: The map process ~Jll take significantly longer than will allow for timely grading and excavation. A tentative map w~ll be approved prior to grading or excavation. As soon a~ the tentative map is approved, the PAMF engineering consultant will prepare a final map for city. review, council approval, signature and recording. This process may take 30 to 90 days depending on r~luixed council action. ARB 52 Current Condition: Final landscaping, lighting and signage plans shall be submitted for ARB review and approval prior to issuance of excavation, grading or building permits. Requested Change: Delete the words "issu~mce of excavation, grading or building permits". Insert the v~ords ,installation of landscape improvemems which must be completed prior to building occupancy." Reason for Change: Prelirninao, plans ~Jli be submitted for ARB approval in December. Final plans may differ and will require further ARB review due to changes in availability of planting material and tree selections. AR.B 34 Current Condition: Signage and landscaping shall meet the sight distance requirements ~f PANIC 18.g3.0g0, applicable to project frontag~ x~here driveways are present and to parking lots. Landscaping shall be specifically identified in the landscape plan as meeting these height requirements, prior to issuance of building permits. Requested Change: Delete the words "issuance of building permits" and replace with "occupancy". Reason for Change: Final signage plans will not be completed until const~ction is under wax’. While we agree to the conditioa, we will not be able to show plans that reflect this requirement until later in our process. Anne Moo;e November 22, 1996 ARB31 Current Condition: Prior to issuance ofexcavatiom grading or building permits, the lae.rmittee shall sab~ ~ the. "~ire D~i:~m~en~ ,~. H~.ardou~ Materials California Euviro~neaml Quali~’ Act (CEQA) Checklist and permit fee. Requested Change: Delete the words "excavation, grading or building7 and insert the word "’in~,riors". ........ Reason for Change: Specific information about use and quantities of hazardous materials may change as the interior partitions and occupant" is fmaliz~xi. As these d~cisions are clear, the Hazardous Materials checkl~ ~ll bc more accurate. ARB13 Current Condition: No excavation, grading or building permits shall be issued unless and until agreement has been reached between the relevant parties regarding the design of the emension of Urban Lane from the no~daem project boundary, to Universi~" Circle and permittee has entered into agreement ~th Cit3." gua, ranteeing timely funding and construction. Requested Change: Delete the words "excavation, grading or". Reason for Change: While the agreement x~th JPB and Stanford vail be in place prior to exc~.vation and grading, there may be plan and design issuesyet to be settled. We appreciate the consideration of staff, the APd3 and the planning commission. David Jury. Bl13~/1997 14:41 SUSAN KAY Janua~’30,1997 Art Program Direction Pale Alto Medical ]Foundation Statement ~of I~:nt: TO commission an artist or artists who will provide artworks for the site which will embody the spirit oflhe Foundation. and th~ specific nature oft.he site. 1. Sculpture @ East Plaza Entry, In this ar~a we are ~nsidering a sculpture which is site-specific and contextual to Re spirit of the Foundation. lmstallation @ East Garden While th~ art in the Eazt Plaza Entry is focal and broadly vie~ved the art in the East ~arden would be era more intlmato nature. Our xhought for this area is a serios of"surpria~" xext installations embedded throughout the ground,. This placement would draw th~ viewer through the landscap~ on a path of discovery. The t~t ,.vouid be provided by a local author, artist, or editor. 3.Benches @ West Entrance This would be a series of 3 or-4 artist-designed benches which would be used f~r visitors. Wtlil~ the aesthrti¢$ will be important, groat car~ will be given to functionality such as dumbili~, comfort and use. Mededlions on West Entranc~ of B,ttlding The~e would be inset into the building a~ the ~ie that binds" the o!d building to th~ new. We would hav~ an artist recreate vignettes from the mural in th~ old structure a~d use them in the medallions. They wouidjn all iike|ihood be created in ceramic for durability and pommial artistic faugh. The board of the Pale Alto M©dieaI Foundation. as well as the Public Arts Commission hard had pr~iimina~’ pzesentations of’these ¢onc¢pts ’and. given their approval. The Foundation is confident tha~ fimdraismg will be successful in generating th~ capital to commission th~s¢ works in time for opening. City of Palo Alto Department of Community Sert~ct’s G February 6, 1997 DMsi~nofArts&Culture Pub~ArtCommission Ann~ Moore City of Palo Alto Planning Division 250 Hamilton Avenue Palo Alto, California 94301 Dear Anne, On Wednesday, January 29, 1997, the Palo Alto Public Art Commission heard second proposal by the Palo Alto Medical Foundation concerning the public art being considered for the new campus. We are very pleased with the direction the Foundation is going and commend the applicant for selecting the art consultant, Susan Kay. The Public Art Commission unanimously approved the preliminary proposal of the Palo Alto Medical Foundation for the locations and concepts of public art on the El Camino campus. We understand that this is preliminary approval only and that the final works will be presented to us in a timely manner. Additionally, the Commission recommended that a work on E1 Camino Real be considered in a future continuing art program. If you have any questions, please do not hesitate to call us. Very truly yours, ludith Wassexraan, Co-chair Architectural Review Board Planning Commission David Jury Palo Alto Cultural Center 1313Newell Road P01o Alto, CA943(B 415.329.22Z7 ARCHITECTURAL REVIEW BOARD HEARING November 7, 1996 _795 El Camino Real Palo Alto Medical Foundation 94-ARB-30 In early 1996, PAMF received approval for its approximately 300,000-square-foot new campus located on the east side of El Camino Real south of the Holiday Inn and Wells Avenue. PAIVIF has submitted plans to demonstrate compliance with outstanding ARB conditions of approval and to reflect some modifications to the project. On November 7, 1996, the ARB will start its review of the many pfior.ARB conditions of approval and the recent changes including those to the site entrance on E1 Camino Real, of the design of the Urban Lane extension north to University Circle and of the parking layout. ~]ll~;~g: I am the city’s contract project manager. It has been over nine months since you have seen the project. Partially because of that and due to changes in the conflicts of interest of certain Boardmembers, the city attorney has determined there is a need for a new selection of a third member of the board to join Mr. Peterson and Ms. Piha in making a three-person quorum for the rest of the city’s review of this project. ~: I have a conflict of interest, since the Medical Foundation is a source of income for me. ~: I should also state that my conflict has to do with my having a contractual relationship with an adjacent property owner who is a source of income to me. ~: This brings us to Item 2 of our regular agenda. Are there any iidditional comments? ~: This is a large project, and much time was spent by the board previously reviewing it. I expect there will be quite a bit of additional time spent reviewing the project before construction begins. Current plans are papering the east, south and west walls of your room this morning. Staff first saw these revised plans in mid-September. The new applicant team has been intensively meeting with various staff groups. Since September, that interaction with staffhas been much more intensive than previously. The item is being scheduled for Public Art.. Commission review in November, so there will be information on that prior to your next meetingr Just to round out the instructions from the city attorney regarding the conflict of interest situation, for the record, it is important to state that there really is no alternative source of decision .making, but to add one ofthe members of the board with a conflict of interest to the two without. A: IARBMIN 1795ECR.min Page 1 I1o21-96 Mr. Ross: Let me put this to you. In order to approve this project, you will need the vote of two of the three members. I am prepared to sit here as a warm body to create a quorum. Ms. Moore: I didn’t know about this. I was not even consulted. Mr. Ross: We didn’t know about it either until a half hour ago. Ms. Moore: The question I would have asked was, what if Mr. Ross draws the short straw and does not have the full set of materials that went out in this packet. Ms. Grote: I feel that the fact that he did receive the packet materials and that you will have a presentation this moming gives him enough information to at least be a part of the reviewing body. It is true that with a quorum of three, you only need two votes. Ms. Moore: We had anticipated getting approval of some of the conditions of approval and being able to. indicate that some things had been taken care of. I think what we should do, since " substantial work has been done since the November meeting, is to allow staff and the applicant to make a presentation on the changed information, and then continue the item to one of your meetings in February. I will perhaps be able to recommend to you which meeting would be appropriate before the dose of considering the item today. We woddn’t be asking for action, which I don’t believe would cause quorum problems. Let me ask you why you would like to do that. Can we get the city attorney down here? ~: She is in a meeting, unfortunately. I asked her to come, but she was unable to. We are capable of taking action this morning, even with my lack of education about the project. That is why I prefaced the drawing of straws just in case this happened, with a reminder about the city attorney’s guidance on the level of participation of conflicted members. I will simply sit here in order to create a quorum. I will vote, but I am not required to participate to be particularly well informed. I am not allowed to influence other board members. ~: Since this is the last item on your agenda, if we could have a few moments to caucus, I would like to consult with Mr. Sehreiber, and then report back on whether we want to proceed with some of the aetitn items, or just use it as a presentation opportunity and continue the action items to the next.meeting. ~: We can do that andreeonvene at 10:30.. ~: You can have a continuance. You just need to make a motion to vote to continue the project. The other thing you may want to discuss is the fact that Board Member Piha cannot be A: I ARBVerbMins I PAMF.min Page 2 1-16-97 Jeffrey Teal. RMW Architects: I would like to orient you toward the project, since it has been some time. (The locations on the map are indicated.) The eortfiguration of the site is pretty much as it has been. Building A, the Research Building, is located on Wells Avenue. Buildings B and C, the Medical Office Buildings, are located over underground parking. Underground parking covers most of the site out to this line. The underground parking has been extended towards the north from where it was before and has been pulled back from the south and from the east to get more efficiency out of the garage and to resolve some structural alignments of columns, etc., within the garage. There is an expansion site for Building D. It is not part of this proposal. Entry to the site, as before, is gained offEl Camino and traverses an oval. What is different about this entrance is that previously, the garage was entered from here and exited here (at east side of oval.) It now enters straight down from the west entrance. We believe that this change would mitigate any congestion that may occur in this area for dropoff, and in addition, it resolves a conflict of circulation at the first lower level where we had driving on the left lane. The entry tothe garage from the southeast portion of the site is through here, down a ramp to lower level A. Before, there had been an 6pening in the ground level that was the size of this double-loaded aisle that has now been reduced to a ramp that is quite a bit smaller. The result of that is that there arefewer retaining walls required on site, and the site can more naturally come up to meet the garage. Let’s look at the west elevation, which is the view.from El Camino Real towards the entry. Building A was a three-story building above grade. The building lies been lowered into the ground so that the lower level is at the same level as the first underground parking level. This enabled a three-story expression of the facade, as before, but now the third level screens the equipment that will be on the roof. Previously that equipment was in a penthouse that was going to protrude above the parapet quite substantially, and now it is sunken down. Buildings B and C are still three stories in height, but the floor-to-floor heights have been reduced from 13 feet six inches to 13 feet in this building. The parapet has been reduced relative to the roof by a foot, and the entire ground floor level has been lowered by a foot, relative to meandatum. The resultant effect is that the building is three-and-a-half feet lower in absolute elevation from mean datim to the top of the parapet. That change willhelp in shadows, although that may not be an issue anyway. The south elevation of Building C has been punctuated in four locations with protruding wings. This was devised in order to articulate the long facade in response to some comments that the ARB had made previously. The other change has been to colors and materials. This drawing illustrates .that fairly well. At the base of the building between grade and the Window sills of the first floor, there is a course of stone that runs around the loggia area and goes to this comer, then out to these points where pedestrian traffic is against the building. The rest of the building is of an integral color, cement plaster, with the exception that some of the moldings and trim pieces of cornice, etc., are EIFs or similar material, to be further studied. Where there is not. stone from the first floor window sill A: I ARBMIN 1795ECILmin Page 3 11-21-96 California pepper on the left, and on the right, Ulmus Parvifolia, evergreen elm, plus a small flowering tree in front. In the next visual plane, in this zone, because we have the piazza concept which is really hard, we wanted to have one or two large specimen trees to create pedestrian scale inside this vehicular" entry court zone. So we are now considering two species. I have been working with David Doctor, the city arbodst involved in this project. We are talking to nurseries, in particular, the Heeker Pass Nursery,.whieh is a very reputable one in the south bay, about good species that would be appropriate for this site. Right now we are considering Quereus Virginia, the southern live oak. We are also considering magnolia grandiflora, a tree that you are familiar with here. The concept would be a broad, spreading tree to try and create the horizontal spread that would extend the scale of this space in a horizontal direction. That is the design intent. Both of these trees are evergreen, however, that has not been a part of our consideration. We are more concerned about getting the right shape and finding two excellent specimens that would do well, given this condition where we have basically created a column of soil for the tree. So we have to make sure that the tree we select has the right shape and size and also that its roots will be happy in this kind of environment. Right now, we are looking at about a 16-inch box, but that will depend upon availability, as well. We would rather get something a little smaller that will grow, than forcing something into a site where it will not be happy. For the other tree species that we are using in this area, the redwood is a primary element in this site. You can see that it is represented on the planhere by this combination of a elmmense- yellow-blue-green, but it extends along the edge ofthe site, and it does the job of screening the campus from the railroad and provides screen for the people from the bike path, so that they are not looking into the back of the parking area. So it is an important visual evergreen dement. That is the tree we are recommending for the edge of the site. Then as we go into the site, the other two significant green areas are the Urban Lane Plaza which is to the northeast. The concept for that area is that we would have a wonderful display of flowering plants flaroughout the year. I think one of the things that impresses me about Palo Alto is that people are very interested in gardening and in plants~ So this word be an opportunity to provide plant species. In this case, we are showing a Prunus Cemsifera, a red leaf flowering. plum, or a Prunus Serrulata Amanogawa, another cherry. Also for the low shrub area, we would have rosa, so throughout the year from about March thru September and possibly beyond, we would be able to have a floral display either on the ground plane or on the upper story. In the east plaza, the concept there is a wellness center, and we wanted to celebrate life with plant. materials. In this ease we are using a flowering material Which is Lagerstroemia or Crepe Myrtle which would bloom extensively in the summer. That could also be repeated in the entry court. We have a little bit of room, some soil depth on the east side of the entry court, where we could have some small crepe myrtles as well, and bring a little color in there. So this area here would have plants that had a horticultural interest but would be providing seasonal interest throughout /~ IARBVerbMins I PAMF.min Page 4 1-16-97 here. We are now articulating more of a sense of court, and it defines entry, sereening it from E1. Camino. Those are the elements that were somewhat different from what we were showing previously. The concept now is that of a piazza, basically a hardseape area. The entry here is still fairly green. What we have tried to do is that wherever we have dirt, we have tried to max out the scale of the plant materials, using large trees. We are putting large trees up against the atrium so that the canopy of those will overhang into the space so that as you are standing in the court, looking back to El Camino, you see the large trees creating a scale beyond the seven-foot-high wall, screening you from E1 Camino. That is how that works. The axial relationship which is very important, the pedestrian connection that we had to Urban Lane Plaza, is all still intact. We have raised planters all the way through here that would be approximately sitting height, so they can also be used for seating. The concept for this area, from a softseape standpoint, is that it will be a heavily flowering area, using prunus and rosa, so that continually throughout the year, there will be something blooming there, probably in the pink to lavender range. W~ are still providing a screen here of redwood trees to sereenthe service area. The service drive is still back there. On this side, Urban Lane comes through. One of the things that I know is not part of the project, but has been located on these plans, is Building D. One of the things I wanted to call to your attention is that here, as Urban Lane curves, we have provided a view corridorso that you are looking into this bosque of potentially flowering plum trees that tie into this area so that there is a comer area of landscape elements that tie in. It also aligns into the north bike path entry into the site, so it all flows together. Those are the major, dements for you to take note of. The east plaza is still pretty intact. We have raised planters all the way through here, and we have a pergola that comes around here and a pergola that wraps around here with a terrazzo hardseape and some raised, very simple.seating. We will have electrical outlets there so that we can provide a flexible use area. (Other drawings were explained.) We still have a trellis condition that defines the space and helps sereen the service drive. Will now open this up to board member questions. ]~t.~..glg.~tg.a: I have a question for Toni. Regarding the large trees at the entry that are now set, those trees that will be at grade, are there two of them? (Yes) Are they 84-inch boxes? ~: Yes. I am saying 84-inch box now, but at this point I have three potential species that would be tolerant to these particular conditions, i.e., that would be happy sitting in a boxed condition. Right now, one of the front runners is a platanus acerifolia yarwood which is.the London plane tree or sycamore. Ultimately, what we will have.to do is tO find some trees that are field grown or are very large. The size of box is going to vary, as big as we can find. Yarwood is a difficult variety to obtain, as it is very muehin demand. It is resistant to mildew, & IARBMIN 1795ECILmin Page 5 11-21-96 and pepper granite, that is washed. That gives you a rough surface which we hope will minimize the impactand the look of oil that would drop l~om cars driving around. We are also going to be posing an accent color, although I do not have a sample of it with me. It would be a lighter color in the green family, as a contrast. It is also in the spirit of the colors that we have for the terrazzo colors for the east plaza, which I will get into later. We have one large sample here of the concrete mix with the seated surface. We are still working on the mix design. We have to come up with the fight combination of three-quarter to three-eighth-inch aggregate which we need for structural purposes. Also a smaller size rock, which we have not quite refined yet. Right now, we have a sample, but it is not quite what we want, so we might be better offjust showing you these surfaces to give you a sense, but the idea is that it would be a darker gray and a red color. Also, in that combination of color, this is a sample of a light sand blast in the red family, kind of a terra cotta/eoral color. That will be the walking material inside the loggia. It would also be the walking surface for the sidewalk coming in offofthe bus and into the loggia. Then it would go into the Urban Lane Plaza and into the east plaza, as well. In this dropoff zone for the east plaza, the road surface would be the same materials as this, so wherever we have a vehicle, we have the bumpier surface, trying to accommodate this potential problem of the oil drippage. Whenever we have pedestriatis, we would have a smoother surface with a light sand blast, so we are constantly redefining the zone between people and vehicles and what is more pedestrian space. Moving on to’the east plazas, which I shall call the east plaza south and the east plaza north, one that we have presented as more of a piazza concept is basically a hard surface area. There is a pergola behind it which will have vines growing onit. The back side of the pergola has a semen on itso that the people inside the plaza do not see the parking on the back side of the pergola. So this east plaza to the north has this combination of terrazzo design, samples of which we are presenting here. It is this combination of colors. We have done this first pass at samples, but need some refinement in terms of the final mix, bringing in perhaps a bit more black into the red sample. This gives you an idea of what we are trying to accomplish in terms of the richness and the quality, a very exciting design, yet a hardseape so that it can be used for outdoor events. It is a completely open area. We are showing three benches in there that can.be used informally. Eventually, they may want to have movable furniture there, and we talked about having an electrical outlet there to tie in for a eappueeino dispenser or a sound system for events. That completes my list of items to cover. Could you talk about the hedge? ~: I haven’t shown that on the plan yet. At this point, it is a fairly recent development. I do want to say one thing. If you look at the site, I do not have a species in mind, but to give you a sense of what the elevation looks like firom the street, this is how the tree scrim is in.fzont, so we would be planting a shrub.Condition that would fill in that lower zone. Right now, some of the shrub material we are using for the screen is Pittosporum Eugenioides, and Pittosporum Tobim Variegata. Those are two that we are already using in other places as screens, and I would be inclined to use them there, but I would like to think about that a little more. It would A: I ARBVerbMins I PAMF.min Page 6 1-16-97 windows on the building, per se? Mr. Teel: That’s correct. You will see it when you look at the mockup. Instead of a projection out of a material other than cement plaster, the designers wanted to explore the differences between smooth finish cement plaster and a rougher texture cement plaster. There is a slight offset where the window frame is slightly recessed from the plane of the wall, and it is a smooth texture around here, whereas the rest of the surface is a bit coarser. It is all the same color cement plaster. ]~P_g&g~_~: I believe we are seeing for the first time some improvements that will happen at the north end of Urban Lane. Is that part oftheproject? Is that Foundation parking.’? ~: It is becoming part of the project. David Jury. Real Estate Manager. Palo Alto Medical Foundation: One of the conditions of approval, originally., was that we would have access from University Circle to the rear of our project, primarily for employees, staff, and also public access. We have been in negotiations with the Joint Powers Board and Stanford University for some time now, and we have an agreement in principle to allow this to happen.. They have all agreed in prineipie to the design that you see for diagonal parking and two-way traffic through that Joint Powers Board parking lot, providing public access, including the Marguerite Shuttle, to enter our site. ~dL.P_gl~:g~: So the parking that will be created there, is that - ]~JLdl~: That is Joint Powers Board property, and it will be YPB parking. In addition, there is a very small portion of our. parking lot, the parking to the right of that long stretoh up there, where there is a little island. There are 15 parking spaces right in there actually on our site, which was a condition of the Joint Powers Board saying yes, you can use our area, but we cannot lose any parking. By having to rearrange the parking a little bit in order to get enough room for the traffic to flow through, we had to build the 15 spaces on our site for them to use. They will be allowed to use those parking spaces for commuters to come and take the train up until 9 a.m. Anyone coming in before 9 a.m. will be a Joint Powers Board use. Atter 9 a.m., the area on our site is open to the public and to the Palo Alto Medical Foundation staff and employees. How do you regulate that? ~: We will probably have someone standing out there at 8 o’clock in the morning. And is that permit parking7 hlgdlll~: Yes, CalTrain hasthe little machine where you drop your money in and get a ticket for your dashboard. A: [ARBMIN 1795EC1Lmin Page 7 11-21-96 stone originally was put there for a couple of different purposes. One was to create a more durable wearing surface where we thought there was going to be a lot of traffic. But the group here pinpointed the difficulty with that, which was that it smacked of fa~adism because we were putting it just in certain areas, not completely around the building. So what we are trying to do in identifying an alternate was to get a material that we felt comfortable with that could go all the way around the .building. In looking at it, we looked at both modular materials, and stone and tile. Also, we looked at other building materials that we could panelize. We even looked at industrial sheetings. As we looked at those, we came around to thinking that the best solution was going to be a monolithic material because there are so many different conditions around the building. There is the elevation change which we talked about a lot, but there are also things like loading docks, the fagade changing plane, eormeeting with arcades, not connecting with arcades, etc. So the more we looked at it, the more we became convinced that any sort of modular material would be very dependent upon the details in order to look successful. We would have a lot of corners, a lot of edges, a lot ofjoints. It seemed beyond what we were going to be able to do, given a lot of different considerations -- the budget, the fact that we needed a material that could feel comfortable around a loading dock as well as around the entry arcade. So we came around to thinking that really a monollithie material would be best. We quickly earne into thinking that an exterior plaster would be good. We thought it was important that this material ground the building. Also, that it be different from what was up above. We wanted it to be different under different lighting conditious. So that meant a color change to us, and also a textural change. For the textural change, you really are only going to see under bright light or direct sunlight conditions. On overcast ys, what you are going to read is the color change. So for a lot of different reasons, we thought this was the best solution. We feel quite good about it, and confident that it is going to aeeomplilsh these objectives of having a uniform material around the building, grounding the building, acting as a legitimate base to the building to take up the elevation changes. We have not yet mocked it up on the actual moekup. That would be the next step for us. ]~P.i~: Will you be commenting at this time about where you are at with the art proposal? We have seen comments from the Public Art Commission, but for me, it is particularly helpful in trying to understand approval of these other materials regarding what your thoughts are on integrating art in the project. ~: I certainly feel comfortable talking about the process that we are going through and some preliminary thoughts on it. I am sure you have read the correspondence from the Public Art Commission. The main sense, the main thrust of what we are trying to do with the art program right now is to maintain some of the best of what has been discussed previously. Most of what was suggested previously were items that were incorporated into the architecture. The Art Commission suggested that we keep the best of that program, but also consider things that are separate from the architecture. We have picked up on that and are proeeedi~ g on it. They have suggested branch fred standing sculpture. So we have added that dimension to the program. A: I ARBVerbMins I PAMF.min Page 8 1-16-97 lot rather than direct access offthe circulation lanes? ¯]h~!L._-_-_-..-.~: Well, people are going to be driving through a lot either before they go down the (southeast) ramp or after they get down to the bottom (at the west entrance oval). Mr. Peterson: That is tree. ~: So I am not sure that it makes a great deal of difference. h~P_lgcy~u: I wonder if the (southeast) entrance will be somewhat obscure the first time around. Mr. T1:. I believe it will be used mostly as a staff entrance. This is the most direct way to get to Lower Level B, which is entirely staff parking, so I think staffwill primarily use it. There is also some staff parking on Lower Level A, and it is all on this side of the building, so we see that happening first. There was not before but is now a direct connection through the garage from the west side to the east" side. They were disconnected by the building since Lower Level A has a medical office function below the building, so we see primarily patient parking coming in off of El Camino, and they would be starting on this (west) side and filtering through. What about the penthouses? Where are they located in plan? They are shown on Drawing 19F in your packet. ]~j~: They have been reduced substantially in quantity from before, and I believe in height, as well. Currently they are scheduled to be an EIFS screen. How high above the roof? (Inaudible) ~: I think they are around ten feet above the roof, putting them at about eight above the parapet. They are well back from the edge of the building. About how far back is that? They are in about 30 feet here, maybe 40 here, much closer here -- 15 feet perhaps. ML..P.gff, ff~: Out of curiosity, where is your clock tower? That is here, and a sundial here. ~P_~1gl:~ll: I am sure you have thought about the colors; but I had some concern that there might not be sufficient contrast. My sense is that your rendering gives this greater contrast than I A: IARBMIN1795ECR.min Page 9 11-21-96 This is a fairly contemplative space back there, somewhat of a meditative garden, so it could be something like inscriptions in the paving materials that are quotes from famous doctors or just quotes about life and the relationship of nature to healing. These are all things we are exploring right now, but we definitely see something going on here in this garden: Also we are quite intrigued by the idea of having artists involved in the actual design of benches around the front loggia. We have a series of five or six benches that are quite necessary in the project. We were intrigued by the notion that those could also be works of art. We liked the idea of an intimate experience that people might have with art work like that. Mr. Peterson: Let’s talk about the two alternatives for the bicycle path that is shown here. Which was the one that you and the bicycle committee preferred? Ms. Moore: A majority of departments, particularly the utilities department, preferred Option #1,.which was the lower elevation option. Themain concern with that had to do with security considerations. That issue was brought up by Transportation and Police staff. Both of those staffs have been able to review the mitigation measures that have been proposed and included in the packet. They have accepted them and have said that with that, Option #1 is elcarly acceptable, so it dses to the rank of the preferred option. It was always the applicant’s preferred option, and it is now totally acceptable to staff. Essentially, Option #2 has been eliminated, and Option #1 works. ’ ]~P_glg~l: :Related to that, how will that connect to a future pedestrian/bicycle connection from Alma, in terms of elevation? ’ ~: Staffhas determined that the project meets the required condition of approval, that it be able to tie "m to such a crossing. There has been no additional engineering or preliminary planning work done on this since the EIR for this project was done. This project, with its parking structure, locks in this location as the most southerly location that the west landing could be. Staffs of all of the departments thathave reviewed this have said that that is acceptable, and easements will generally be provided.in this location. But until and unless a Building D location is proposed, there is some flexibility in that west side landing location. It is expected that in the next round of planning and feasibility.review for the under crossing will take place with the South of Forest Area planning effort which should be starting sometime within the next few months. A conelnsion can be made that this project does not preclude a successful crossing project. I think staffis now aware that with fiber optic considerations and considerations, this (east) side of the PAMF project site has to exist as an overland, overflow area for drainage. This is not strictly a result of the project. They have to be able to continue to convey drainage coming from off site, andthis is the location for it to happen. It may be that that crossing, if it goes underneath (and the assumption has always been that it would) would need to be deeper. That does cause some operational and design challenges. The ramping could be very extensive, and it could trigger the need for an elevator. Planning staffhas advised me that if anything, the staff A: I ARBVerbMins I PAMF.min Page 10 1-16-97 that it works well in that (west entrance) space. The form will be very important. I don’t think it wants to be too vertical. I think it wants to have something that will spread out horizontally, as I have shown here, so that it starts to engage the size of the space we are working with. I don’t think we want to have anything vertical. It may be that the final decision will rest on finding a good, well formed tree in a good size. We may. have a couple of species choices down to the very end. That remains to be seen. The ones I have preseleeted are the ones that I feel will tolerate the conditions of being in a boxed condition that goes all the way to the ground or even though it can go to the ground, it will have a limit in its roots in the other directions. What is the ground material there? ~: For the ground plane here, fight now, I am thinking of plants with strap-like leaves, something like the new dwarf formiums, yellow wade, lariape, some of the plants that have more of that kind of a grassy effect, as opposed to things that might move well in the wind. I will certainly also be considering some color. I am also thinking of some of the free flowering things. There is a plant called polygala that I have been using recently that has a continuous lavender flower that blooms H1 year round, and stays low. Ultimately, I think some of the color choices will depend upon their being compatible with the final paving material and building colors, so I make those decisions further on down the line. The intent is that it will be material that is fairly low, say two to three feet in height. We will probably want something along the edge here that will screen the parking on either side somewhat. In.this area here, I am also considering a low tree because we have alower condition, something like occidentalis or like crepe myrtle, multi-thinks, stays low, and flowers. In this area here, I would repeat the low flowering multi-trunk trees like a crepe-myrtle, and in this area here, I want to do something in the prtmus family of trees that would give you a very spectacular spring boom. Then have flowering material throughout the year such as hydrangea, more lariape, some of the others like rosa, so that during the entire course of the year, there is something pretty much happening from spring to fall. That will always be asp .ace Where you will see color and flowers. Back in here we have redwoods. The tree we are thinking of for the street tree is also- sycamore. Some of these trees will be on grade and some in structure, and then go back to grade. Again, my thinking is that the root system of the sycamore is a little more tolerant to a boxed condition, and that is why I am thinking about using it. It is also a tree that the city staff is thinkirlg about using. I was informed that there are a couple of species they are eousidefing for street trees. Right now I have just shown these as being sycamores. The street trees along the edge the service drive and along Wells are the Marine Ash. It was one of the trees recommended by the city arbofist when we first discussed this a year ago. I would hope that ultimately, I would have another session with the city arborist to get further input on these plant materials. Along the edge here are redwoods. I was also thinkLng ofulmus parvifoiia again over here. There is a tree in the backdrop here that I am considering using called prunus amanogowa. Basically, it is considered to be a mini poplar. It has the form of a poplar, but is /~ IARBMIN 1795ECP,.min Page 11 11-21-96 _Ms. Moore: That is a good lead-in to advise you on one aspect of the Urban Lane extension that is slightly different from what was anticipated at the time of the original approval. Originally, we had wanted to have only one major driveway off of University Circle on the south side so that one would get into the JPR parking lot, the Urban Lane extension, and into the Holiday Inn parking lot via one coordinated entrance. That is not going to be possible. Holiday Inn does not want their driveway changed at all. The JPB has become much more sensitive to and demanding of"Don’t reduce the number of parking spaces" so staff has reviewed that and has determined that the two drives, the Urban Lane entrance and the entrance to the Holiday Inn, will.remain. There is also a very large oak tree at the Holiday Inn entrance. At such time as the Holiday Inn and related property develops or redevelops or that there is need to improve that situation, it will then be done in conjunction with the Holiday Inn project. We do not have an unsafe situation (the two driveways). We would lose an awful lot of parking spaces in the JPB parking lot to combine the driveways. We don’t believe that we would have the full cooperation of the Holiday Inn, so that is the only aspect of the original condition of approval regarding the Urban Lane extension that I am aware of that staff will be recommending for modification. Mr. Petersola: How about light standards and types and locations? It is a little unclear to me from the submittals where the overhead lights are and how that relates to what is there now and what you are proposing for your site. ~ ~" \ !_ _ . __: - : I will go over the general lighting plan for the site. ¯ We have the existing El Camino cobra heads, high pressure sodium, and we have decided to continue the cobra heads a little lower at a 20-foot pole height. I believe these are at 30 feet. That would be around the site, also on Wells Avenue, and on the service drive. Once you get onto thesite, what we have decided to do is to go to a cutoff fixture, a shoe box type with a metal halide to define the spaces as being different from when you are driving on the street. You will notice the parking lots by the color of the lights versus the city street lights. We have one metal halide cutoff fixture, dual head here to illuminate the entrance, and then in the parking areas throughout, this is the roadway lighting.. What about into the JPB area? What is the lighting there? Ms. Martin: We may not have addressed that lighting yet. ~: Let me try toclarify that a little bit. We.have two different types of lighting hack here. We have the lighting over the parking area, the cobra head street fighting. They will be the same as what is existing. Then we also have the lighting that is along the bicycle path. We are running the lighting for the bicycle path along the railroad track side ofthepath behind our ¯ project. When we get over here, adjacent to the JPB lot, we are going to switch that lighting to the parking side of the project simply beeanse we have run into conflict with a property line. here, and we do not want to switch midway. So there will be separate fighting for the pathway rtmning ¯ all along there. A: I ARBVerbMins I PAMF.min Page 12 1-16-97 Ms. Bava: Actually, I have in the sense that they are going to be precast concrete, and they will match the final paving colors. And just a word about the paving. What we are anticipating here is that there will be a stone seated concrete material using various colors of stone and various colors of colored concrete to create this design. We have started working with a contractor, and hopefully sometime soon, we will have some samples for you. That is the idea. One of the reasons for the seated concrete in the piazza is that we are concerned about oil that is created by ears parking and ears traveling. When you have a stony finish, the reflection of the surface, the oil does not read. If you ever look at fiat concrete, you see the oil drips; but if you see something that has a patina to it or is very rusticated, the oil does not read. That is the premise behind what we are doing. It would be a seated concrete for the stones, and the various color of stone mixed in with the matrix against a background of a colored concrete would create various color effects. That is what I tried to replicate on this rendering here. ]~f~,.~: Is there a curb at the loggia? No, there is not. You do not step up? ~: That is correct. It flows fight through. The other thing I wanted to mention is in regard to these red lines here. These are five-foot-wide bands that are handicap routes, sothe red lines become routes for pedestrian circulation, as well, and the paving pattern is basically working as a module for both pedestrian and parking. So we are overlaying several modules together. ~: People can be crossing between the two lanes of tra~e anywhere. They are not channeled to any sidewalk. ~: We had been thinking that they could be channeled at certain points, but right now, .the main route, because no one is really going to be walking on the in-board side unless they are walking back, so potentially, the main access is going to be at these points.here. Through bollards? ~: Yes, and the bollards,stop right where ~e pedestrian circulation is, so it is all working with access through. hl~P.Jl~: How wide are the pedestrian zones? M,%_B_0~: Five feet. It will probably be slightly more than that, by the time I place the bollards. Right now the bollards I am thinking of would be fairly substantial, at least 18-inehowide - concrete, and perhaps three feet high, a fairly substantial, .major bollard so that it is clear that they A: IARBMIN 795ECILrain Page 13 11-21-96 Mr. Peterson: As you know, it is just the nature of automobiles and pedestrians that unless the automobile drivers are notified that an area is really for pedestrians and to be careful... Perhaps a stop sign would be an additional thing to add: Mr. Petersort.: Will there be a stop sign there? Mr. Teel: There will be a pedestrian crossing sign there. It is shown on the signage plan. How many ears can stack at the stop for pedestrians to cross? Mr. Teel: Probably five or six. I think this will be graded so that it is steeper in here, and then it. flattens out before you get to the crosswalk, so it will have a profile like that rather than just being a straight ramp up to the crosswalk. One thing we can do with this median strip is to extend it so that it terminates in a safe place for people to stand if they are walking from here to the center. They would not have to cross all three (entrance driveway) lanes at one time. They will be able to stop and look at traffic. Mr. Peterson: And it is true that when you change from asphalt or concrete to this pattern, that will be somewhat of a notification that this is a special area. ., ~: I would think that as you rise up to the top, you would see that this whole ground plane is very different, and there are the bollards on either sidethat give some strong visual cues. Also on the east plaza where you have that piazza, is there a curb line there? ~:- This isa continuous curb all along here. The only place where we drop a curb is fight here which is a dropoff area. ~P.g~.II: I have a general questionwhieh you touched on briefly, that is, in regard to benches and seating outside. I see a few there, but not very many. Of course, the temporary garden area for.the future wellness area has two benches. I could see putting in 20 benches there. It is going to be a nice area. ~: The concept for the planters here is that they would be around 16 inches high so that they are seatable. The same applies to this zone in here. There are three locations for benches there. The same applies for this zone in here, which would be seating height. All of this area has planters bemuse it is on structure, so all of those zones have planters that are approximately 16 inches, plus or minus, (14 to .18) depending upon how the ground plane works. We are trying to keep top of wall level, so the idea would be that we have opportunities for seating in all of these areas. Then what we have done here is to add planters for the same purpose of having seating height planters. A0s part of the arts program, there were Opportunities to provide seating inside A: [ARBVerbMins[ PAMF.min Page 14 1-16-97 is that we aretrying to piecemeal something. We want to be very open that if things work out, we want to be able to develop Building D. We want to be able to come in, but we realize that will be a subject of a separate application. Then we will come forth with it at the proper time. I don’t-want anybody to say, why didn’t you tell us this before. ~e,.~: So you will have a landscape solution to that as part of this project. ~.Jjj~: Yes, it will be primarily open green space. I was talking to Antonia before the meeting, and she would like to see some pathways through it, but she has not had a chance to sit down and design it yet. Ms. Moore: That is an area that has described previously as being more of a garden. Now it is ’ just a hydro seeded area, so we have asked for more definition. Hopefully, it will be forthcoming before the next meeting. ]~f.~.~.IElll: While you are up there, you have already talked about the Joint Powers Board and the parking lot aeee’ss. I think that is going to be an important access. (Yes) This looks really left over. I do not see any landscaping or anything else. I recognize that this is a problem. ]~;¢.dl!~: Unfortunately, we are trying to shoe-hem a lot of things into a very narrow right-of- way. Actually, Ashok Aggarwal, City Traffic Engineer, had the idea of combining the pedestrian and bicycle paths, managing thereby to find a couple of extra feet for some landscaping to have a strip along the edge between the parking and the pedestrian path so that we would have a strip to put in some trees. To put (landscaped) bulbs in the parking lot that would grow street trees, we unfortunately get into a situation where we lose so much parking that the Joint Powers Board staff has expressed a desire not to do the deal if we lost that much parking. So we are trying to accomplish this with perimeter landscaping. There is a long line of trees between that and the Holiday Inn parking lot which currently exists. That whole (west) property line has euealyptas trees, so what we are proposing and what we will be bringing to you next time will involve some street trees on the other (east) side of the parking. Hopefully, we can accomplish greening it up for you by putting trees on the perimeter rather than actually in the parking lot. ~: Staffhas also encouraged looking at some special hardseape treatment. The problem is a lack of area to get in lanclseaping, given the tradeoffwith loss of parking. Hard texture things that can be done in that overall area that would really add interest. ~r~P.glga~: Maybe they don’t want to hear this, but I think that is a good suggestion. Toni is doing a great job of it. That raises the other question, what is likely to happen there? ~: Well, at the (north) entrance, very tittle is likely to happen. The Joint Powers Board owns that piece on the track side. The Holiday Inn would like very much to have us leave their entrance alone. So we will be limited by the ownership of the properties as to exactly how much /c IARBMIN1795EClLmin Page 15 11-21-96 So going over the chart that was part of the application package, in the first ARB Condition #18 regarding the pedestrian/bicycle undercrossing, staff has found the plan to be consistent with that condition. The next ARB Condition #12 is in order, also. There are some minor changes that are being made, but the utilities have virtually all been worked out at this point in time. Only details are continuing to be looked at. ARB Condition #14, Page 3, extension of Urban Lane, again, is generally okay. ~ We are just to the point now of making sure that the path eortforms and that species of trees are acceptable and the light standards have been appropriately detailed. So. staff, atthis point, is not identifying any fatal flaws or anything that will trigger a significant redesign of that area. For ARB Condition #16 regarding the section of E1 Camino Real, city staffhas approved is condition, but.technically, CalTrans needs to sign off on that also. ARB Condition #17, the public bicycle/pedestrian path is generally okay. I think the only thing probably remaining there are some of the landscaping concerns and details on lighting. All now is in order, as we have staff consensus that Option#1 is definitely acceptable. On to Page6, ARB Condition #20, those locations also are all right with city.staff. Again, a formal okay by CalTrans will be needed for final compliance of that condition of approval. ~g~P.glgl~.ll: Is the bus stop something that is provided by this applicant, or is this one oftbe standard bus stops provided by CalTrans? ~: In terms of its dimensions, the bus stop has to meet transit district standards. In terms of shelter, the indication I have received from the applicant is that any shelter to be provided would simply be a standard design from the transit district. Based on the memo I just received from staff, I need some clarification on Transportation staff’s recommendation. I had thought that they were recommending a shelter for the northbound stop, which would be in front of the PAMF site on the north side of their entrance. The memo I received today makes reference to a bench in that location and a shelter for the southbound bus stop. So I need to cheek on that, as that is not consistent with the previous staff recommendation. If there is to be a shelter for the northbound bus stop, it would not be a special design. It would be the standard district design. On Page 6, the ARB Conditions #5, 6, 7 and 8, which have to do with tree protection plans,, tree pruning plans, and special provisions for some of the more mature trees on the site, need significant additional work. It is unclear from the plan as they are right now whether some of the additional conditions of approval for maintaining trees can be achieved, so the applicant needs to get additional information to city staff in that regard. The main issue right now probably concerns the coast live oak onWells Avenue adjacent to the Building A area. On to Page 7, ARB Condition #10, final grading and drainage plan, the grading and drainage - have been reviewed by the Public Works Department, and was all generally okay. There are no A: I ARBVerbMins I PAMF.min Page 16 1-16-97 ~: I thought the other (north) side of that (entrance oval) was all designated for Urgent Care parking, as well. ~: It is more a mirror image of exterior plaza space to complete the plaza. ¯ ~: How does the pedestrian get from the other side? There is no way to cross over the parking garage ramps. ]~$.,_T.g~: No, there is none fight now. ~: Is it a low or high railing (at the west entrance ramps to/from the underground parking). ~: There isa 42-inch-high guard rail around the ramp from this point where it turns to the gray shades. So this is all rail and ramp down. ¯ ~: Regardihg the roofing material -- ~_1: All of the roofing that is seen is the terra eotta clay tile roofs. The rest is a built-up system of some kind: That is well down behind the parapet. ]~dh~:. What is the material of the seven-foot-high walls being used to screen some of the areas at the (west) entry? ~: That would be a CMU block wall.. We are thinking of doing it as a rusticated block. Our first choice would be a 16-inch CMU, but fairly rusticated. The idea was to enclose the space, but I imagine we would plant something fairly aggressive over it so that ultimately, it would be2:ome a green wall. The idea behind that is that it is not going to appear as an architectural piece. Ultimately, it would be fairly green. My idea was to not have to spend a fair amount of money on the finishes ofthat~ just keeping it as a CMU wall out of large block, and plant something perhaps like titus pumila, something that will really take over in about a year so that you will have a very green wall as opposed to a hard wall. Are there any changes to the atrium? ]~T.ggl: None other than the elevation changes which track around through the atrium. The expression of the exterior wall tracks through. ~: Regarding the expression of that exterior wall, what is the reason why that expression is not continued on all four sides of the building in terms of the base material? Mr~_~: There were a couple of reasons. One is that nowhere else is it subject to damage. For /c IARBMIN1795ECR.min Page 17 11-21 °96 Regarding landscaping, I would like your feedback on the applicant’s and staff’s proposal at this time: for issuance of the excavation and grading plan, that the format and level of detail in the plans that Toni had prepared that are in your packet be acceptable for the issuance of those permits. There is a good degree of detail for locations of material, and the list gives very good specs on those materials. It is not a final landscaping plan, but we believe that at the time that information is acceptable to the ARB, it will be sufficient for issuance of grading.and excavation permits. Moving on to Page 13, ARB Condition #55 regarding maintenance, PAMF has submitted a statement saying that maintenance of the north/south connector road is their responsibility. I need to ensure that Public Works has additional detailed information about exactly what that maintenance would consist of. We believe we will need a little more than just a statement that PAMF will maintain it. I think a maintenance schedule and the nature of the maintenance responsibilities will be fleshed out a bit more. For the architectural elevations, I don’t believe any additional changes are contemplated. Those have been presenttd to you, and were found.to be generally acceptable at your last meeting. If you do not have any additional comments or directions for the applicant at this meeting, our assumption would be that those are generally acceptable, and the applicant would not be doing additional work there. The one outstanding item will be feedback from you regarding the base material that is before you today. The art program will come back with a recommendation from the Public Art Commission after they have reviewed the proposal that evolves fi~m the work that the design team has been doing and from what they get approved by theii" client. That coversthe conditions that need to be looked at prior to issuance of this ftrst round of permits. ~: Thank you: Let me clarify something that you said. Are we to be making a motion and voting on anything today, or is this .still advisory? Ms. Moore: I would say it is still advisory. If there are additional materials that you need, and you have some suggested, for example, that a couple of cross sections might be useful, requests for additional information should be made. Also, any direction you have to give the applicant on how to resolve these things that we have identified are continuing to be worked on. Then I - would suggest that we come back to you with as final a package as can be done on the 13th. ~: Are you looking for an opinion on the timing of conditions being met in relationship to the excavation permits? ]~Mo_o_r_: Yes, if the board has any concerns about that. You may recall at the time of the first round of approvals that these conditions were formulated in a very stringent way.. No permits were going to be issued until a lot of additional work was done. The level of detail.that is before A: {ARBVerbMins I PAMF.rain Page 18 1-16-97 - something with the black La Paz which comes in a small rock which is better for seating, using ¯ that in a matrix of color. That is what this one might be with the terra cotta red color in a matrix ofbla&. I think that would be very attractive. There are also some jade color stones that are available. I am trying to look at a family of three combinations and am still up in the air about it. The only thing I can say is that I think it will want to be on the warm side. The whole palette of colors that you see in the buildings and the whole project is warm, so we will be staying away from cold colors, and certainly things that are too light that would not work with our maintenance and the tolerance of the traffic that wetalked about. Are all of the paving materials that same seated concrete, even in the back? ~: In the back plaza, we might go with something that is just a simple, colored concrete with a sand blast finish, but trying to integrate the color palette that we choose to band out this rustic terrazzo that we are doing in this other piazza. I think those areas will be simpler. The premise of the seating was, due to the issues of vehicular traffic, that is how we came into the world of the seating. In the more pedestrian areas, we have options not to go in that direction. Some of it will depend upon the size of the seated material. Sometimes it is quite small and has a different look to it, as opposed to larger material. That is another question, as well. ]~P.j~: That completes my questions. We will now close the applicant’s presentation and take public comment. Seeing no one, I will close the.public hearing and turn to the board for comments. ~: Even though we have seen this before, we still have a lot to digest here. I am pleased with most of the changes that have been presented, particularly the drop in building elevations, as well as the drop in the plateau that the project sits on. That is a big plus. I also like the revisions to the traffic circulation at the entry with the changes in the ramp. That definitely will reduce the amount of auto traffic going around the central courtyard area. Regarding the architecture, my impression is that the project is going in a more contemporary interpretation of this traditional style, which I very much support. We do’not want to mimic history, and I feel that thg architects.are doing a good job of creating something that is a statement for today while still reflecting what has happened here in the past. I do like the colors and materials. They sound good, and I will be interested in seeing the paving samples. It sounds like that is a work in progress. :. One concern I have is in regard to the base, which Cheryl also referral to. I see it as much more than a means of protecting the.building from nearby pedestrians or cars. I see it as an important visual element. I would also echo her concern about its stopping at corners, creating a situation where you have a decorated facade with nothing on the sides or the rear. We definitely want to avoid that here. These buildings, for the most part, are going to have access on all sides, with the A: I ARBMIN [ 795ECR.min Page 19 11-21-96 institutionalized. That is your predominant entry, and it is just relying way too heavily on a landscape solution. The architectural solution needs to be much stronger. It needs to have quality materials. You are talking about budget constraints, but you are in control of your total budget. I see a kind of lopsided budget allocation to landscape features. I feel that some of those budget dollars need to be realloeated back into the architecture of the building. I don’t know how to help look at that, but I have some very strong reservations about that. The landscape materials and the hardseape materials you have proposed are beautiful, but they do not match your architecture. I think it is very much out of balance. I think you ought to take a hard look at that. We did not even talk about what the art budget was, but it seems to be very minimal in contrast to the size and scale of the project. The other area I still feel has not been resolved successfully is the pedestrian access at the comer of the building. Possibly, with your art consultant that you have hired, something could be developed. Solving it with signage and bollards is such a weak solution. With the city staffnow considering striped crosswalks, I just think you have a lot of work still to do there to integrate this successfully, it is a very challenging problem, but you have a talented team, and if you guys can come together on it, possibly something can be worked out, but I don’t think you are there yet. ~?~1: Let me talk about the art program first. I actually like what I hear and the direction you are going in. I think that the art consultant has been very helpful here to identify places where it could be integrated. We saw an art piece earlier today that was integrated fight into a building on Lytton. You were already doing some of that, and a bit more of that would be nice by Selecting elements to enrich the building itself. So I am happy with the direction in which you are going, and I am sure we will see that develop; I am very happy with the landscaping. I think it looks wonderful. I wouldn’t want to take any money away from the landscaping budget, Cheryl. I think it is developing very well. The project does lack open space, but it is a fight site for what you have to put onto it. I certainly wouldn’t want to see that eastern comer developed into brambles. It is an opportunity to make something available to both the patients and the employees there, so I hope that can be developed well. The ~e solution you have with the materials is very attractive. I have expressed some concern about how it specifically will be solved, but I think it is very solvable with the materials that you have. I am completely satisfied with the range of colors and materials you are using there. I think those are very good. On the building itself, I like the rooftop. I am glad to see terra cotta coming in there. I also have concerns about the base material. You have identified the problem, and we do not quite have a solution here. It is a very tough solution, because there is a lot of perimeter to this building, as A: I ARBVerbMins[ PAMF.min Page 20 1-16-97 happens, but there are people in those cars, and when they get out, how do they get any place, and how do they feel? So a little more attention to that would be helpful. Maybe it is a question at this point of our understanding that circulation. Other than that, I think you are doing a great job. I think you are going in the right direction, and I am fully in support of it. ~: I, too, share some of the comments of my fellow board members. I will try not to be redundant, but I, too, am encouraged by the opportunities for art that have been identified. I strongly encourage a strong integration, not applied opportunities for art. It should be completely integrated with the building. You have some talented professionals here working on the project, and I would hope they are every bit as included in the art meetings and what is happening to ensure that the architecture and landscape design are all fully integrated with the art program, and that the artists are not just applying art to the project.. Regarding the site circulation issues, I am very concerned about the pedestrian circulation, which is evident from some of my questions, especially on how that Urgent Care access is working. Right now, I do not see that as working very effectively. That Urgent Care parking has always been something that the team has struggled with, and I am not comfortable that you have fully resolved that yet. So I would encourage some additional attention to that. Perhaps as Bob said, we need some plans that dearly illustrate exactly how that parking is laid out and how the pedestrians circulate to and from the Urgent Care facility of the building. So that would be helpful for me. I also want to mention those seven-foot-high.screen walls (at the west entrance). They are fight atthe entry to the project, and they do deserve some attention. You talked about some ideas that might work, but you really need to see that elevated and studied a tittle better. Their prominent location at the entry to the project makes them significant, and it needs consideration. Regarding architecture, I feel very strongly that the base material be continued on all four sides. It is not there for the purpose of protecting the building. It is there.to provide a base for the building and substantiate these forms and this mass. You have very large’buildings with a very long elevation, and they need a base on all four sides. This was something we were concerned aboutfrom the very beginning of the project, that there were quality materials used, and that they were used in a true form, and are not used to falsify an entry or falsify a front to a building, leaving the rear completely exposed. The other board members alluded to this as well, and I feel extremely strongly about that. There needs to be some budget allocation to provide true materials on all four sides of the buildings. I like the direction in which the materials are going, but I am a little frustrated about some of the changes from the rusticated facade. It may be just the flatness of the way the elevations of the buildings appear, but they are looking more institutional to me, less friendly, I think there was h~ IARBMIN 1795ECR.min Page 21 11-9-1-96 Ms. Moore: Good. I am sure that would be very likely to happen. Mr. Teel: I would like to ask a question for clarification. As you were talking about the project and the elevations specifically, what has changed since the last time is some "tweaking" of the colors, but predominantly, of the base. So I was wondering if your comments about the exterior were mainly directed toward the base. That is the way I took them to,be. Ms. Piha: To the materials. That, in turn, affects the quality of the details that you talked about. That is what is going to be essential. Mr. Teel: The last time we got together, most of the eonv’ersation about the elevation centered around the base, so that is what we have dealt with, but we have not dealt with other aspects. ~: We will see you again on the 13th. Thank you very much. /~ IARBVerbMins I PAMF.min Page 22 1-16-97. Attachment J. PAMF Compliance with Existing Conditions of Approval ARB Conditions: Automatic condition not involved with project design. Demonstration of compliance with all mitigation measures must occur prior to issuance of related City permits. Only current difficulty is lack . of tree protection program consistent with conditions of approval and City’s new tree protection ordinance. See ARB 5 below. Not required until after the start of constructi6n. Not required until after occupancy. This condition has not been met. City staff review of a 2/2/97 arborist’s report determined that significant additional information is required. PAMF has proposed the removal of trees in addition to those authorized to be removed in the original approval. The City’s new tree ordinance applies in such cases. Significant ongoing work is be, ing done by the applicant and by City staff regarding this condition, which must be complied with prior to issuance of grading/excavation permit. See 5 above. The 2/2/97 Coate tree report does not fulfill this condition. Work is ongoing by PAMF to comply with this condition. The.information required to monitor this condition has been submitted by the applicant and reviewed by the ARK Final staff review is required prior to issuance of grading or excavation permits. In conjunction with the requirements of 5 above,significant additional work needs to be done to evaluate how best PAMF can comply with this condition. A multi-departmental meeting with the PAMF team is scheduled for 3/13/97. The grading/excavation permit cannot be issued until this matter is resolved. Staff and the ARB recommend changing the condition to delegate final review to staff. Standard condition prior to excavation. Plans have been submitted to the Public Works Department and are expected to be approved with little or no change due to extensive prior consultation. PAMF Compliance with 1996 UP & ARB Conditions 1 11.Standard condition prior to excavation permit. 12.This utilities condition is being updated consistent with PAMF’s current plans and Tentative Map and Utility staff’s recommendations on tho~e submittals. 13.Staff and the ARB recommend changes to this condition concerning PAMF, Stanford, JPB, County Transit and City agreements regarding the design of the Urban Lane extension north to University Circle. It is recommended that the condition be divided into two phases: one with preliminary written agreements tied to grading and excavation plans; and the second with the final agreements required prior to issuance of building permits. 14.Staff and the ARB recommend changes to this condition regarding the design of the Urban Lane Extension north to University Circle. The ARB has reviewed and approved preliminary design plans for the extension and found the information sufficient for issuance of grading and excavation permits. Staff and the ARB recommend that final improvement plan approvals be delegated to staff. 15.Korve Engineering is preparing E1 Caiman Real plans for PAMF. Significant time may be needed to get all required approvals, particularly those by Caltrans staff. Staff and the ARB recommend that final review be delegated to staff given the detailed requirements of the condition. (PAMF’s building permit issuance could be delayed if PAMF does not secure the Caltrans approvals in timely fashion.) 16.A standard to be met by the E1.Camino Real plans required by ARB 15 above. 17.Staff and ARB recommend that this conditions be changed, with the ARB already having approved a preliminary plan for the eastside pedestrian-bicycle path, sufficient for issuance of grading and .... ~ excavation permits. Final improvement plans can be tied to’building permits. 18.PAMF has demonstrated the project can meet this condition. Appropriate written documentation will be required prior to issuance of permits. 19.This condition regarding alternative provision of shuttle service to/from the Campus, if needed, occurs prior to occupancy. PAMF Compliance with 1996 UP & ARB Conditions 2 20.PAMF has complied with this condition, and it has been determined that both bus stops are feasible. Written documentation of the responsibilities of the involved parties will be required prior to. issuance of building permits. 21.The Traffic Engineer will oversee implementation of this condition regarding on-site striping and signing. 22.This change has been made to the. plans. 23.This condition has been the subject of much interaction between the applicant team and the Transportation Division staff and the Palo Alto Bicycle Advisory Committee (PABAC). The only outstanding question concerns the location of bicycle parking for the west entrances of Buildings A, B and C. Staff and the ARB recommend that the condition be modified to tie resolution of the final parking plan to issuance of building permit as determined by staff. 24.The PAMF plans are consistent with this condition. 25.PAMF has submitted a plan detail consistent with this condition regarding Urban Lane gutter dimensions. 26. The PAMF plans are consistent with this requirement. 27, 28, 29 & 30. PAMF has secured written documentation from the Fire Department of the project’s compliance with these conditions. 31. 32. 33. 34. 350 ~ Staff and the ARB recommend, that this condition be modified somewhat to reflect better the timing for submittal of haz-mat information. This condition regarding drainage calculations’ and fees is timed to the building permit. This permit will be required prior to issuance of grading/excavation or building permits, as appropriate. This landScaping/sight distance performance standard must be met at the time of building permit issuance. Information concerning utility appurtenances and landscaping required by this condition has been submitted for staff review prior to issuance of grading/excavation permits.. PAMF Compliance with 1996-UP & ARB Conditions 3 38. 39. 40. 43. This is a standard condition of approval. , PAMF needs to secure these permits from other agencies in timely fashion. This str)rm water discharge permit is required for the grading/ excavation permit. This condition, partially satisfied by the ARB’s approval of landscape plans for the project, is required for the building permit. Significant progress has already been made by PAMF in fulfilling this condition. Public utility easements for facilities on private PAMF property are needed prior to issuance of excavation/grading permits. Noise standards are applicable throughout project construction. Standard condition regarding construction performed in the public right-of-way. Standard construction condition. 4o 45. 46. Standard condition requiring best management practices (BMPs) for storm water pollution prevention. Standard condition requiring conformance to Public Works and Utilities Standard Specifications.. Standard condition regarding encroachment permits needed from Caltrans and the County. PAMF must secure these permits in timely fashion. 49. Standard condition requiring repair and/or replacement of sidewalks. PAMF plans are consistent with condition to .remove existing driveway and replace with curb and gutter. Standard construction condition. Standard ADA condition. All PAMF plans must conform. Each permit, including the tentative map must comply with this condition. . 52.Staff and the ARB recommend that this condition be modified to recognize the preliminary plans submitted to date and approved by the PAMF Compliance with 1996 UP & ARB Conditions 4 55. ARB as sufficient for issuance of grading/excavation permits. Final improvement plans are required to be approved ’by staff prior to issuance of building permits. Noise standards for the life of the project. This building permit condition requiring ARB approval of final materials andcolors has been satisfied. PAMF is compiling the shmples and color board consistent with ARB approvals in January, February and March 1997. This information must be. provided and then approved by the Director of Public Works prior to issuance of excavation/grading permit. Only applies if Building D applied for later. On March 6, 1997, the ARB completed its approval of all building elevations. 58.*Sufficient work has been done by PAMF on its art program in consultation with the Public Art Commission and the ARB so that staff and the ARB recommend that thls condition be modified to allow issuance of the grading/excavation permit. ARB recommended a revised condition that details seven components and timing needed for the PAMF project to comply with the requirement for a "significant art program’:. 59.This condition regarding PAMF’s obligations for the Homer Avenue crossing of the railroad tracks must be met to the City Attorney’s satisfaction prior to issuance of building permits. Use Permit Conditions: 1.Same as ARB 1 above. 2.N/A. Current project is consistent with use and square footage restrictions of the Use Permit. 4.Same as ARB 2 above. St Former Building D area is shown as a landscape area; ARB has reviewed and accepted preliminary plan. Same as ARB 3 above. PAMF Compliance with 1996 UP & ARB Conditions 5 7.Same as ARB 4 above. 8.Same as ARB 18 above. 9.Same a’s ARB 12 above. 10. 11. Standard condition regarding disconnection of utilities required to issuance of grading/excavation permit. Same as ARB 13 above. )rior 12.Same as ARB 14 above. 13.Same as ARB 15 above. 14.Same as ARB 16 above. 17. Same as ARB 17 above. Proposed to be changed so grading/excavation can start prior to recordation of Final Map, subject to issuance of appropriate permits by the Director of Public Works. Recordation of final map would be required prior to issuance of Building Permits. Same as ARB 19 above. 18. Same as ARB 20 above. 19.Same as ARB 41 above. 22. Noise performance standard for the life of the project. Condition provides vehicular access easements, except for large t.rucks, at the E1 Camino Real entrance and through the Building A parking lot to mitigate the loss of left turns at to-be-vacated Homer Avenue; also a Tentative Map condition. Same as ARB 57 above. 23.A mitigation measure to require ongoing implementation of PAMF’s Transportation Demand Management (TDM) program, with annual reports to be submitted to the Planning Director. PAMF Compliance with 1996 UP & ARB Conditions 6 Project Office SUBDIVIDERS STATEMENT Required by Section 21.12.050 Palo Alto Municipal Code A Stttter Health Affiliate Revised January 6, 1997 The subdivider, Palo Alto Medical Foundation, has purchased 13 parcels on E1 Camino Real, and in this application proposes to combine all parcels into one for development of new facilities The existing uses at the subject site included various commercial and light industrial .buildings which were demolished in 1994. These include a Chevron gas station, the Hubbard & Johnson Lumber Company, a small restaurant, and miscellaneous warehouses. One building in the northernmost comer will remain intact until the start of constfuction~ Remediation of the Chevron station has been ongoing, being conducted by Chevron under supervision by the Regional Water Quality District and the BAAQMD. This process will not affect the construction of the PAMF facilities, and monitoring will continue after project construction. PAMF proposes to construct new facilities for medical outpatient, wellness, and research use. When completed, PAMF will move from its current downtown Palo Alto buildings and conduct its business at the El Camino facility. PAMF will construct three new buildings and underground parking. Building A, Research Institute, will be two stories above grade, with a third story parapet and one. story below. Buildings B and C, all clinics and administration, will be three stories above grade with one story below. The parking garage will be two levels below grade. The occupied space for Buildings A, B, and C will total 295,108 sq. ft. and the below grade parking garage will total 368,290 sq. ft. ~ The entire site will be improved with streets, underground utilities, new. S~Uctures, and landscaping. New streets on the site will all be private with publicingress and egress easements where necessary. All roadways will be constructed to accommodate the maneuvering and weight of emergency vehicles. Utilities will include new underground electrical, gas, water, sanitary, and storm drainage, and will connect to existing City services. All utilities will be installed in one phase of construction to provide a fully functional facility in late 1998. The sanitary sewer from the new facility will connect to the existing 27" diameter system 330 Town &Country Village Palo Alto CA 94301 (415) 324-5300 FAX (415) 324-5325 Palo Alto Medical Foundation Subdividers Statement January 6, 1997 Page 2 at the southeast corner 0f the property. PAMF will provide new lines to replace the existing piping that currently crosses the property from the north. Refer to the applicable documentation on file for the flows and capacities of the sanitary systems in the proposal. There are no public areas proposed in the applications other than the public ingress and egress roadway easements. PAMF proposes to provide extensive tree planting and irrigation on the site. Most existing vegetation within the site boundary will be removed and replaced with .approved trees and landscaping according to City of Palo Alto standards. Numerous trees are to be preserved and protected. Refer to the applicable documentation from the architects and arborist on file for the specifications and valuations of the tree planting in the proposal. The intent of design for the streets is to create the urban, tree-lined effect that currently exists in other Palo Alto areas. All roadways in the proposal include travel lanes at least 10 ft. wide and concrete curbs and gutters. On street parking is provided where possible in a 7 ft. width. The streets and other outdoor areas will be lit by fixtures provided and maintained by PAMF. Prior to issuance of the building permits{ all designs will be consistent with the City standards and approved by the ARK Most of the existing easements for roadways, access, and utilities on the property as well as the fee title portions of Homer Avenue and Urban Lane are to be vacated in the PAMF proposal. These include the existing routing of Homer Avenue between E1 Carnino and Urban Lane and the routing of Urban Lane south of Wells Avenue. The new easements in the proposal are being created for utility maintenance and for the ingress and egress of the pub!ic. Refer to the documents on file in the proposal for the specific areas and dimensions 6f ~he proposed easements. No exceptions to the subdivision ordinance are being requested by PAMF. In the 1995 Planning Commission and the January 1996 City Council staff reports, the City staff included information confirming this. subdivision’s compliance with the Comprehensive Plan.