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HomeMy WebLinkAbout1997-05-27 City CouncilCity of Palo Alto City Manager’s Report TO:HONORABLE CITY COUNCIL FROM:CITY MANAGER DEPARTMENT: Planning and Community Environment DATE:May 27, 1997 CMR:265:97 SUBJECT:Sand Hill Corridor Projects -- Recommended Agreement with Stanford RECOMMENDATIONS Staff recommends that the Council consider and give conceptual approval to the package of agreements negotiated by staff and Stanford. Staff has attempted to show, on the attachments, changes to various findings, conditions and documents that approval of the package would require. There may be additional drafting changes, and if so, they will be included in the final documentation. Staff further recommends that the Council direct staff to prepare all findings, conditions of approval and necessary documentation, including appropriate CEQA findings and documentation for final Council approval on the Sand Hill Road Projects, in accordance with the Council’s conceptual approval. BACKGROUND On April 29, 1997, Council concluded its conceptual review of the project and directed staff to negotiate with the applicant a number of modifications and new conditions for the projects. The general parameters for project modifications and ~onditions were approved by Council in the form of a Summary Matrix (see Attachment 1). Subsequently, City staff negotiated with Stanford representatives to achieve Council’s directions~ The negotiation process resulted in the package of recommendations for Council approval that are identified in this staff report. POLICY IMPLICATIONS Policy implications of the Sand Hill Corridor projects are addressed on pages 22 to 26 of the January 27, 1997 staff report (CMR: 126:97, "Stanford Sand Hill Corridor Projects"). The recommended package of agreements identified in this staff report refme previously reviewed policy issues for the Apartment, Senior Housing, Shopping Center and Roadways projects. The linkage ofthese projects with development restrictions outside of the City limits represents a major change in City and Stanford policies. The agreement regarding location of medical center clinical facilities .only within the City is a modification of past policy. The agreement regarding the E1 Camino Park lease is consistent with City policies regarding the preservation of parkland. CMR:265:97 Page 1 of 14 ELEMENTS OF THE NEGOTIATED PACKAGE The entire package agreed upon by the City staff and Stanford consists of those parts of Stanford’s application with which the Council had indicated conceptual agreement and modifications and additions resulting from staff negotiations with Stanford. The City staff/Stanford agreement is as follows: Stanford West Apartment Housing The project, as described in the EIR and previous staff reports, includes the following: 628 rental units (including 156 BMR units) located On 47.8 acres of the Stanford West site. Over 19 acres will be left undeveloped between the buildings and the creek. The buildings range from 2 to 3 stories in height, parking is provided in private garages and on-street and recreational areas include 2 formal recreation/community areas as well as the Village Green. ,The project is intended to provide housing primarily for employees of Stanford University and will be subject to the priority occupancy system defined in the Development Agreement.~ City staff and Stanford agreed to the following: Provision of an approximately one-half acre site for child care facilities to be constructed and operated within the project, and a Stanford guarantee for the construction and operation of the child care facility if no independent provider can be successfully solicited (see Attachment 2). Design and construction of a bicycle/pedestrian connector path from the Oak Creek Apartments to the Stanford West Apartments, in the middle area between the Creek and Sand Hill Road, subject to the approval of the ground lessee of the Oak Creek Apartments (see Attachment 3). Provision of on-site resident-serving retail in the Stanford West Apartment project. The retail concept is further described in Attachment 4. The retail facility will be a deli/convenience facility of approximately 675 square feet located in the Community Center building (see Attachment 5). 4.The apartment priority system has been modified to include a mechanism for allowing higher priority tenants to replace lower priority tenants on an annual basis (see Attachment 6). In the negotiation process, staff strongly encouraged Stanford to be proactive in working with the School District on issues identified in the Council’s review of the EIR and projects. As staff identified in previous discussions with Council, State law largely precludes the City from addressing school-related concerns. The attached May 21, 1997 letter from Larry Horton to Superintendent Don Phillips identifies a number of Stanford proposals that they have discussed with SchootDistrict staff and, on May 21, with the School Board’s Property Committee (see Attachment 7). At the Council meeting, the City Manager will provide an oral update on discussions with the Superintendent that occurred subsequent to the preparation of this staff report. CMR:265:97 Page 2 of 14 Stanford West Senior Housing The project, as described in the EIR and previous staff reports, is the redevelopment of the 22.3 acre site previously occupied by Children’s Hospital at Stanford with a community for seniors. The community will provide a full continuum of living support and care services in 388 independent living units and a Health Care Center. Stanford has withdrawn its objection to the conditions requiting relocation of the pool and parking spaces outside the 100 foot setback from the top of the bank of San Francisquit0 Creek. Stanford Shopping Center Expansion The recommended agreement combines a total expansion of 120,000 square feet, as described in the EIR and previous staffreports, with significant below-grade parking and a substantial reduction in the height of the new parking structures, limitations on the type of growth, and a new transportation demand management program for employees of Shopping Center tenants. Specifically: Two parking structures, both placed underground 8 feet below grade, and no higher than 17 feet above grade (approximately the same height as the current parking structure at the Shopping Center and 7 feet lower than the structures originally proposed on Quarry. Road) (see Attachments 8A, 8B and 8C). Prohibition of any expansion square footage from being leased to an "anchor tenant" without City Council approval. (An anchor tenant is defined as a store in excess of 60,000 square feet in size and selling a variety of Department Store Type Merchandise) (see Attachment 9). Development and implementation, by Stanford, of a transportation demand management plan for employees of Stanford Shopping Center tenants. The plan will require the approval of the City’s Chief Transportation Official, and progress/effectiveness of the plan will be reviewed annually by that Official in conjunction with the annual review of the Development Agreement (see Attachment 9). Sand Hill Road Extension and Widening and Related Roadway Improvements The recommended agreement includes, for Sand Hill Road, four lanes fxom Santa Cruz to Arboretum and two lanes from Arboretum to ElCamino Real. All other road improvements (Stock Farm, Quarry, Arboretum, Palo, Pasteur, and Vineyard) remain as proposed. This Sand Hill Road configuration incorporates the prohibition of connecting Sand Hill Road to Alma Street, as well as the proposed modifications to E1 Camino Real (see Attachment 10). Sand Hill Corridor Future Development The agreement addresses growth limitations, the location of medical center clinical facilities, and preservation of open spaces in the Sand Hill Corridor. Area B: Until 2010, Stanford shall not develop the approximately 139-acre parcel known as Special Condition Area B (see Attachments 11 and 12) as defined in the 1989 General Use Permit, except for academic and recreational fields (including the golf course) and associated support facilities; provided it may propose Stanford University faculty, staff or student housing in that part of Area B east of Fremont Road. Any such housing would be subject to the County CMR:265~97’Page 3 of 14 General Use Permit. This agreement will take effect when the Development Agreement is in force. ~ Medical Center Development: Until 2010, Stanford shall apply for medical center clinical facilities only within the City of Palo Alto and those facilities will continue to be subject to the "no new net trips" condition of the 1989 General Use Permit. This provision shall be effective upon final Council approval of an ambulatory care facility of approximately 230,000 square feet. It is agreed that no other medical center clinical facilities will be proposed until after this application-is filed. The City will initiate a Comprehensive Plan amendment and zoning change to facilitate the objective of siting medical center clinical development in the City up to the 400,000 square feet studied in the Sand Hill Road Projects EIR. This provision does not commit the City to approval of any Plan or zoning changes or specific development proposal (see Attachment 12). E1 Camino Park The agreement provides for a new arrangement ensuring an extended lease of the park dedicated areas of the E1 Camino Park open space and recreational fields by the City, in exchange for returning the other parts of the lease (including the Red Cross facility, Holiday Inn, MacArthur Park, and the Downtown Transit Depot) to Stanford (see Attachments 13 and 14)..All of the proposed changes will beome effective when the first building permits are issued for either the Stanford West Apartments or Senior Housing projects. 1. The City’s E1 Camino Park Lease will be amended to include only the park-dedicated areas. 2. The lease term for the Park dedicated area will be extended from 2013 to June 30, 2033. 3.The rent for the park-dedicated area will be one dollar per year. The dollar per year shall continue for the entire extended term of the lease of the Park; Stanford agrees to maintain the Depot at all times in a manner that is clean, secure, and safe; shall provide maintenance and repair if needed to all aspects of the facilities; upgrade the facilities (as permitted/required by the leases), all consistent with the Depot’s designation in the National Historic Register. Stanford shall provide maintenance and upgrade of the Depot through any means it finds feasible, including enforcement of the existing sublease with the Transit District (i.e., the Santa Clara Valley Transportation Authority). Stanford will work with the City and other appropriate agencies, as determined by Stanford and Palo Alto, to create a Strategic Plan for the Depot and adjacent areas to enhance the area’s long term benefit and gateway features to Stanford and the City of Palo Alto. Other Development Agreement Changes The agreement includes two other changes to the Development Agreement. (1) The term of the Agreement will be changed to be consistent with the 2010 date of some of the other elements of the agreed-upon package; and (2) the "Phasing" provisions have been modified to add a procedure whereby the City Manager can-alter the timing of mitigations and conditions of approval (see Attachment 15). CMR:265:97 Page 4 of 14 DISCUSSION Overview The package of agreements negotiated by City staff and Stanford representatives fulfills the City Council’s objectives of managing growth in the Sand Hill Corridor, preserving open space, scaling back the appearance of Shopping Center parking garage building mass, and limiting the Sand Hill Road extension from Arboretum Road to E1 Camino Real to a two-lane roadway with no cross connection to or from Palo Alto Avenue and Alma Street. The negotiation process was an intensive effort, with the final result a package of interdependent elements. City staff and Stanford, guided by Council’s direction to tie conditions to the time frame of the new Comprehensive Plan, agreed to generally organize conditions and the length of the Development Agreement to be consistent with the City’s 2010 planning horizon. The only area where City staff recommends a modification of the Council’s April 29 direction is the Stanford Shopping Center. In exchange for replacing the existing parking structure at Arboretum and Quarry Roads and adding one new structure along Quarry Road with both structures depressed eight feet below grade and a top guard rail elevation of 17 feet, staff recommends approval of a 120,000-square-foot expansion of the Center. The Council had authorized staff to negotiate up to a 100,000-square-foot expansion if some parking was underground. The visual difference between a 100,000 and 120,000-square-foot expansion will not be perceptible and the traffic difference is minirnal. However, the beneficial visual impact of having two parking structures along Quarry Road with unified design, one level of underground parking and a 17-foot.height to top of guard rail is a substantial improvement over the option of one new taller parking structure and a smaller floor area expansion. As part of the Shopping Center portion of the package of agreements, Stanford has also agreed to not introduce additional anchor tenant spaces and to develop and implement a transportation demand management program for employees of tenants at the Shopping Center employees. With a Shopping Center employment base of approximately 1,600 employees, it is very likely that an effective TDM program would more than offset the number of additional vehicle trips attributable to the increase from a 100,000-square-foot to a 120,000-square-foot Shopping Center expansion. Stanford West Apartment Housing Stanford has concurred with all of the City Council’s modifications to the project and has met with representatives from and submitted a proposal to the Palo Alto Unified School District. Specific project provisions include: Child Care - Provision of an approximately one-half-acre parcel on the Apartment site between the Village Green and Governor’s Lane with the site to be rented at $1 per year to a qualified child care provider. If for whatever reason Stanford is unable to find a qualified child care provider, Stanford will construct and operate a child care center. Attachment 2 is the wording proposed for the child care requirement The child care facility will be subject to City approval of a Conditional Use Permit if the Apartment project is approved. CMR:265:97 Page 5 of 14 Connector to Oak Creek - If the Oak Creek lessee agrees, Stanford will provide a pedestrian/bicycle path connecting the Apartment site to the Oak Creek Apartment site. This path is responsive to the Council’s objective of improving the sense of community among those who will reside in the area between Sand Hill Road and San Francisquito Creek. Although the path has been scaled back to bicycle and pedestrian use only, staffbelieves that this less intrusive use will actually improve the feeling of neighborhood and"connectedness" between the two developments. An automobile connector would likely be used primarily by residents of Oak Creek Apartments to access Sand Hill Road rather than to enter the Stanford West street system. Such use could present conflicts with those who might wish to travel from one project to another, especially at peak travel times. The path is proposed to be unpaved. The path will be located toward the middle of the area between Sand Hill Road and the Creek, with the specific location to be determined in future discussions among Oak Creek, City, and Stanford representatives. Attachment 3 identifies the wording changes to findings and conditions that would incorporate the pedestrian and bicycle path into the project approval. Approval of the path location and appearance will be subject to ARB approval if the project is approved. On-site retail - Stanford has agreed to provide an approximately 675-square-foot retail facility to be located in the Community Center building. This will not add square footage to the project. The proposed facility would, be broader in scope than retail, offering services such as dry cleaning drop offand pick up, and will, thus, be more conducive to a sense of commnnity than strict retail use (see Attachment 4 for a description of the proposed facility). The type of services could change, depending on the needs and desires of the residents. The retail facility would be provided for a two-year trial period after which, if the facility is not economically viable, it could be discontinued. Attachment 5 contains the specific condition wording regarding the retail facility. Apartment rental priority - The apartment priority system guidelines (which will be enforceable under the Development Agreement) have been revised to ensure that those in the highest priority categories (i.e., Stanford employees, other employees working on Stanford land) will be given the right to reside in the apartments ahead of those in lower categories (i.e., people working on other sites in Palo Alto and Menlo Park and the general public). At the same time, it provides, as Council requested, a humane and generous 12-month notice period for those in lower categories who must leave to be replaced by those in higher categories. This revision will further Council’s objectives of containing growth (and new vehicle trips) in the Sand Hill Road corridor. The EIR made a conservative estimate that 50 percent of the units in the apartment project would be occupied by Stanford employees and the rest would be unaffiliated with Stanford. As now proposed, implementation of the priority system would reinforce the reduction of actual traffic over that anticipated in the EIR. The specific wording of this provision is found in Attachment 6. Palo Alto Unified School District concerns -In the negotiation process; staff strongly encouraged Stanford to be proactive in working with the School District on issues identified in the Council’s review of the EIR and projects. As staff identified in previous discussions with Council, State law largely precludes the City from addressing school-related concems. The attached May 21, CMR:265:97 Page 6 of 14 1997 letter from Larry Horton to Superintendent Don Phillips identifies a number of Stanford proposals that they have discussed with School District staff and, on May 21, with the School Board’s Property Committee (see Attachment 7). At the Council meeting, the City Manager will provide an oral update on discussions with the Superintendent that occurred subsequent to the preparation of this staff report. Stanford West Senior Housing City staff and Stanford representatives discussed the Council’s incorporation of the Planning Commission and staff recommended mitigations and conditions related to relocating the Pool House and 24 parking spaces outside of the 100-foot setback from the top of the creek bank. Stanford has accepted the setback provision. No changes to previously proposed findings and conditions are necessary. The location of the pool facility and parking will be resolved by the Architectural Review Board if the project is approved by the City Council. Stanford Shopping Center Expansion In the package of agreements negotiated by City staff and Stanford representatives, the size of the Shopping Center expansion is the only area where the City Council’s April 29 negotiation parameters have been exceeded. Staff recommends that the Council approve a 120,000-square-foot expansion with the following provisions: Two new parking structures will be built, one of which would replace the existing parking deck located at Quarry and Arboretum Roads (see Attachments 8A, 8B and 8C). Both parking garages would be placed 8 feet below grade, with the elevation to the top of the upper floor’s guard rail no higher than 17 feet. Stanford can not add additional anchor tenants without City Council approval. (See Attachment 9 for revised condition wording.) Stanford will develop and, after City staff approval, implement a transportation demand management plan for employees of tenants at the Center, with subsequent annual review by the Chief Transportation Official in conjunction with the City’s annual review of the Development Agreement. (See Attachment 9 ~for revised condition wording.) The City Council indicated willingness to consider up to 100,000 square feet of Center expansion if some underground parking was included. With 120,000 square feet, the existing parking deck can be replaced and a second parking structure can be added, with both structures having an underground level, unified design, and a maximum height to the top of the upper floor’s guard rail of 17 feet (which is about the height of the existing parking deck and about 7 feet lower than the parking garages recommended for approval by the ARB and the Planning Commission). Of note is that, as with the original design, each parking garage would have six stair towers that would extend about 8 feet above the 17-foot height. One of the reasons that City staff is making this recommendation is the small .incremental difference in traffic generation between an 80,000-, 100,000- and 120,000-square-foot Shopping Center CMR:265:97 Page 7 of 14 expansion. As illustrated in the following table, the difference between a 100,000- and 120,000- square-foot expansion is less than a one percent increase in the Center’s peak hour vehicle trips. Stanford Shopping Center Traffic Generation Peak Hour Existing 5,200 80,000 square feet + 240 100,000 square feet + 300 120,000 square feet + 350 In addition to undergrounding one level of the parking structures, Stanford has agreed to: A prohibition on any additional anchor tenants without City Council approval. This provision will further restrain the amount of new auto trips generated by the additional square footage, by providing more shopping opportunities for those who are drawn to the center by the existing anchors, rather than creating additional anchor attractions (see Attachment 9); and An enforceable commitment by Stanford to develop and implement a transportation demand management plan for the employees of shopping center tenants. The plan would be subject ¯ to the approval.of the City’s Chief Transportation Official, and would be reviewed annually by that Official in conjunction with the City’s annual review of the Development Agreement (see Attachment 9). TDM programs not only reduce auto trips, but result in some air quality improvements. Sand Hill Road Extension and Widening and Related Roadway Improvements A key roadway discussion topic was the nature of the Sand Hill Road extension from Arboretum Road to E1 Camino Real. All other roadway components (i.e., Stock Farm, Quarry, Arboretum, Palo, Pasteur and Vineyard) will remain as Stanford has proposed and as the Council found acceptable during discussions of the project. While Stanford continues to prefer a four-lane Sand Hill Road from Santa Cruz to E1 Camino Real, the City staff and Stanford representatives’ agreement regarding Sand Hill Road includes: A four-lane widening from Santa Cruz Avenue to Arboretum Road consistent with earlier Planning Commission and staff recommendations. Treatment of Stanford’s obligations for roadway modifications in Menlo Park would be consistent with revised mitigations and conditions described in a February 26, 1997 staff report (CMR: 152:97, "Stanford Sand Hill Corridor Projects -- Stanford University’s January 27, 1997 Letter to City Council). A two-lane extension of Sand Hill Road from Arboretum Road to E1 Camino Real. Attachment 10 contains modified findings and conditions for the Road extension. The CMR:265:97 Page 8 of 14 extension would have westbound left tum pockets at the two entrances to the Shopping Center and at Arboretum Road. The northern edge of the right-of-way alignment would be consistent with the recommendations of the ARB, Planning Commission and City staff. This alignment reflects a minimum 100-foot setback from the Creek. Regarding the width of the Sand Hill Road right-of-way from Arboretum Road to E1 Camino Real, there are two alternatives. First, the right-of-way could be narrowed to reflect the two- lane road cross section. This would result in a right-of-way of approximately 70 feet. This approach is consistent with staff’s understanding of Council’s direction regarding the two- lane extension. As an alternative, the right-of-way could be the 92 feet proposed on the tentative subdivision map and other planning documents. This wider right-of-way could accommodate future road improvements if ever desired by the City. If the City obtains the 92-foot right-of-way, there are two main approaches that could be followed for the roadway design, First, the two-lane road could be designed along the northem edge of the right-of- way with the same median widths as generally found on the four-lane section. This approach would closely match the Council’s direction for a clearly designed two-lane road. It would, however, result in a strip of unused right-of-way between the new roadway and the Shopping Center. The strip could be landscaped, left barren, or used for Shopping Center parking. The second design approach for a full 92-foot right-of-way would be to center the two-lane roadway such that the full right-of-way is used and the roadway median is wider than it is for the remainder of the road. Unless Council directs otherwise, staffwill include the 70-foot right-of-way on appropriate plans and work with Stanford on the design of a two-lane road. The E1 Camino Real/Sand Hill Road intersection would be designed to effectively prohibit traffic crossing from Alma Street (i.e., Palo Alto Avenue) to Sand Hill Road. The final intersection design will need to be prepared, but will have one left tuna lane and one right turn lane from Sand Hill Road to E1 Camino Real. The two lane extension of Sand Hill Road with one left rum lane and one right turn laneon Sand Hill Road in the eastbound approach to E1 Camino Real will require more traffic signal green time for Sand Hill Road than the proposed project with two left turn lanes and one right turn lanes. This additional green time requirement will lower the Level Of Service for the entire Sand Hill Road/El Camino Real intersection to a point that is likely to be unacceptable to Caltrans. Consequently, some corresponding improvement measure may be required. The most likely measure would be the deletion of the proposed pedestrian crossing and possibly the proposed bicycle crossing on the north side of the intersection because they require their own separate green time. The pedestrian and bicycle crossings on the south side of the intersection will not be affected because they do not require separate green time. Staff will rigorously pursue the retention of both the pedestrian and bicycle crossing provision on the north side, but Caltrans is the responsible authority at this location. For information, if the two lane extension of Sand Hill Road was built in a manner that provided a second left turn lane (two left turn lanes and one right turn lane) in the eastbound approach of Sand Hill Road at E1 Camino Real,. the resultant Level of Service would be sufficient to permit the CMR:265:97 Page 9 of 14 inclusion of the pedestrian crossing and the bicycle crossing on the north side of the intersection. In order to add the second left turn lane on the Sand Hill Road eastbound approach to E1 Camino Real, the roadway would need to be widened an additional 11 feet for a distance of approximately 250 to 300 feet. Sand Hill Corridor Future Development The City Council, on April 29, identified two key components regarding future development until the year 2010 (i.e., the term of the City’s pending Comprehensive Plan) in the unincorporated area of the Sand Hill Corridor -- location of medical facilities and development in Area B. During negotiations, it became apparent that a more precise map of Area B was essential. Attachment 11 illustrates Area B and adjoining areas. City staff and Stanford representatives have reached the following agreement, which will take effect when the Development Agreement is in force: Stanford, until 2010, will not develop in Area B except for academic and recreational fields and associated support facilities, except that Stanford retains the right to propose faculty, staff and/or student housing in the area east of Fremont Road (see Attachment 12). Although Stanford has no current plans for housing in Area B, it is a use that is supported by City policy, because it lessens the strain on available housing in the City and because it provides housing near employment. Any housing proposed would be developed within the framework of the County General Use Permit (e.g., the population counts toward the population cap). Also, consistent with the provisions of Area B, any proposed building or development having more than 5,000 square feet would require a separate County use permit. Stanford, until 2010, will apply for medical center clinical facilities only within the City of Palo Alto. Medical center clinical facilities include hospitals, outpatient clinics and related treatment facilities. They do not include academic buildings and medical research facilities. Under its County General Use Permit, Stanford has the right to apply for and construct medical center facilities (including clinical facilities) in the County. Staff agreed with Stanford that a commitment to forego its right to apply to the County should not act as a complete ban on development of clinical facilities during this time period, nor did staff believe that was the Council’s intent. Therefore, this agreement contains two very important stipulations: The City will initiate Comprehensive Plan and zoning ordinance amendments to facilitate the location in the City of the 400,000 square feet of medical center clinical development identified and, as cumulative growth, evaluated in the Sand Hill Road Projects EIR and the Comprehensive Plan EIR. This provision does not commit the City to approval of the Plan and zoning changes. It does, however, provide the mechanism to examine the feasibility and desirability of such development, by conducting appropriate environmental and planning reviews. (Note that only the City may initiate a zoning ordinance text change -- Stanford or any other property owner can not initiate text changes.) The medical center clinical facility agreement would become effective on the City’s approval of an approximately 230,000-square-foot ambulatory care facility, which CMR:265:97 Page 10 of 14 would be part of any additional development potential considered in the above Plan and zoning changes. No other medical center clinical facilities will be proposed until after this application is filed. As with the Comprehensive Plan and zoning changes, there is no City commitment to approval of the ambulatory care facility. Additional medical center clinical facilities would be counted under the County General Use Permit’s "no new net trips" and population cap conditions (as now is the case for hospitals and other clinical facilities in the City). Attachment 12 contains the recommended Development Agreement wording regarding Medical Center development. E1 Camino Park The negotiated package includes a significant rent modification for E1 Camino Park, and extends the lease for this valuable open space for 20 years, until 2033.. The "El Camino Park" lease currently includes the land that is park dedicated, and known as E1 Camino Park, as well as the areas the City subleases to the Holiday Inn, MacArthur Park, the Red Cross and the Valley Transportation Authority (the train depot) (see Attachments 13 and 14). Under the package, three actions would occur as of the time the first building permits are issued for the apartment or senior housing project: (1) those portions of the lease that .were not dedicated parkland would revert back to Stanford, (2) the lease for the dedicated parkland would be extended from 2013 to 2033, and (3) the rent for the dedicated parkland would be reduced to one dollar ($1.00) per year. The projected fmancial impact of the recommended agreement would be that the forgone revenues from the E1 Camino Park lease would essentially offset the financial benefit of reducing the rent to $1 per year until 2013 (i.e., a loss of revenue of approximately $8.8 million compared to rental savings of $8.7 million). The revenues were estimated using a "best case" scenario in that it was assumed for the purposes of the analysis that the current high occupancy rates at the Holida~ Inn would continue until 2013 with regular increases in room rates; and that the MacArthur Park restaurant revenues would have a similar annual increase. A perhaps more likely scenario would be that there will be at least one if not more economic cycle downtums between the time the agreement goes into place and 2013,’in which case the economic benefit to the City would be higher. From 2013 to 2033, staff had previously projected that, if the current lease arrangement for the E1 Camino Ball Park were just extended under its current terms, it would cost approximately $26.3 million for the General Fund. This compares to a $20 total lease cost under the recommended agreement. Other Development Agreement Changes The term of the Development Agreement negotiated as part of the package is shorter than the 15 years shown in the original proposed agreement. Stated in terms of an actual termination date (December 31, 2010) it provides more certainty to both parties, and is consistent with the duration of the Area B/medical center agreements. (See Attachment 15 for the Development Agreement wording changes.) CMR:265:97 Page 11 of 14 ALTERNATIVES The City Council can decide not to accept the staff-recommended agreement and either direct staff to renegotiate, in whole or in part, various aspects of the project or direct, staff to provide the appropriate documents (i.e., ordinances and resolutions) to achieve a particular desired action. FISCAL IMPACT Please see pages 52 to 56 of the January 27, 1997 staff report (CMR:126:97, "Stanford Sand Hill Corridor Projects") for a summary of the fiscal impacts of the Sand Hill Corridor projects. ENVIRONMENTAL ASSESSMENT Please see pages 56 to 59 of the January 27, 1997 staff report (CMR:126:97, "Stanford Sand Hill Corridor Projects") for a summary of the environmental process undertaken for the Sand Hill Corridor projects. STEPS FOLLOWING APPROVAL The recommended action in this staff report is for the Council to direct staff to prepare all findings, conditions of approval and necessary documentation, including appropriate CEQA findings and documentation for final Council approval on the Sand Hill Road projects, in accordance with the Council’s conceptual review. If this direction is received on May 27, 1997, staff would target Monday, June 30, 1997 as the date for Council consideration of EIR and project related actions. ATTACHMENTS 1.Summary Matrix of City Council’s 4/29/97 Negotiation Parameters. 2.Wording re provision of child care at the Stanford West Apartments. 3.Wording re the pedestrian and bicycle connector to the Oak Creek Apartments. 4.Memorandum from Stanford re the Stanford West Apartments retail (i.e., deli/convenience) facility. 5.Wording re the Stanford West Apartmenis retail facility.. 6.Wording re the modified Stanford West Apartments tenant priority system. 7.Letter from Stanford to the Palo Alto Unified School District. 8A, 8B, 8C. Illustrations of modified Stanford Shopping Center parking garages and updated parking calculations. 9.Wording re additional Stanford Shopping Center anchor tenants and transportation demand management plan. . 10. Wording re Sand Hill Road widening and extension. 11. Map of Area B and adjacent areas. 12. Wording re the limitations on Area B development and Medical Center development. 13. Map of E1 Camino Park and subleased non-park sites. 14. Wording re modification of the E1 Camino Park lease. 15. Wording re other Development Agreement changes. CMR:265:97 Page 12 of 14 " PREPARED BY:Susan W. Case, Senior Assistant City Attdmey Emily Harrison, Assistant City Manager Marvin Overway, Chief Transportation Official Ken Schreiber, Director of Planning and Community Environment DEPARTMENT HEAD REVIEW: ~q/~y_s~. ~ ~ KENNETH R. SCHREIBER Director of Planning and Community Environment CITY MANAGER APPROVAL: ~anager CO:Planning Commission Architectural Review Board City of Menlo Park (Jan Dolan, Don de la Pena, Don Dey) Stanford Managemem Company (Curtis Feeny, Bill Phillips, Diane Healey) Stanford University (Larry Horton, Andy Coe, David Neuman) Santa Clara County Planning (Leode Franklin) San Mateo County Planning County of Santa Clara, Transportation Agency Town of Portola Valley Bay Area Action Citizens for Extension of Sand Hill Road ¯ Greenmeadow Community Association Lincoln Green Homeowners Association Santa Clara County Housing Action Coalition Sierra Club, Loma Prieta Chapter Stanford Arboretum Children’s Center Tri-County Apartment Association Crescent Park Neighborhood Association Downtown North Neighborhood Association Palo Alto Condominium Owners’ Association Stanford Campus Residential Leaseholders University Park Association University South Neighborhoods Group American Association of University Women Committee for Green Foothills CMR:265:97 Page 13 of 14 League of Women Voters of Palo Alto Peninsula Conservation Center Palo Alto Board of Realtors Palo Alto Chamber of Commerce 1100 Sharon Park Drive Homeowners Association 451 Oak Grove Homeowners Association Belle Haven Against Drugs Burgess Drive Homeowners Association Campo Bello Homeowners Association Felton Gables Homeowners Association Flood Triangle Homeowners Association Heritage at Menlo Homeowners Association Linfield Oaks Homeowners Association Lorelei Homeowners Association Menlo Commons Homeowners Association Menlo Oaks Homeowners Association Menlo Park Homeowners Association Menlo Towers Homeowners Association Neighbors of St. Patrick’s Park Forest Three Homeowners Association Park Forest Two Homeowners Association Park Manor Homeowners Association POLBH Rose Paraiso Manor Homeowners Association Sand Hill Circle Association Sand Hill Circle Townhouse Association Santa Rita Homeowners Association Sharon Heights Homeowners Association Sharon Oaks Homeowners Associaiton Stanford Hills Homeowners Association Suburban Park Homeowners Association .Willow West Homeowners Association League of Women Voters - SSM Menlo Park Chamber of Commerce Joan Reinhart Nancy Lytle Holiday Inn (Clement Chen & Associates) Palo Alto Chapter, American Red Cross MacArthur Park Peninsula Corridor Joint Powers Board Santa Clara Valley Transportation Authority CMR:265:97 Page 14 of 14 Attachment 1 z Attachment 2 New added Development Agreement provision regarding Child Care. Child Care. Stanford will lease to a qualified child care provider, at a rent of $I.00 per year an approximately one-half acre parcel on the Stanford West site between the Village Green and Governor’s Lane, for the purpose of constructing and operating a child care facility subject to obtaining all required permits. In the event that Stanford is unable to find a provider willing to construct the facility, Stanford shall construct it prior to the opening of the final phase of the Stanford West Apartments. If Stanford is unable to find a provider willing to operate the facility, Stanford shall operate it. This provision shall be in effect for the duration of. the project, and shall survive the term of this agreement. Revision to Apartment Housing Condition 14A: 14A. The applicant shall provide e4~ day care ~ community-building among the res~i~:~~~"~°’:"~:::~the projects. Attachment 3 Revision to Apartment Housing Condition 7g: 7g. apartments and proposed Stanford West Apartment project Revision to Road Improvements Condition 5q: 5q: ~@~i{ili:~~ shall be provided betwe~"~""[~~’’’~’~’~""Creek apartments and proposed Stanford West Apartment project :::::::::::::::::::::::::::::::::::::::: :~:: :::~:::: : ::4: :::: :::::::: ::-:: $~:~ ::::::::::::::::::::::::::::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::::::::S::::::::::::::S::::::: k:::::::::::::::::::::::::::::::::.:.::::::::::: STANFORD Memo MANAGEMENTCOMPANY Attachment 4 From: Dated." Subject." City Manager, City of Palo Mto Stanford University May 19, 1997 The Deli-Marketplace at Stanford West Apartments Upon full occupancy (95%), Stanford will allocate, in the Community Building, an area of approximately 675 sf. to provide everyday retail needs and services within walking distance of residents of the apartments. This concept will be proaetively marketed to the Apartment Community. The area devoted to the Deli-Marketplaee will be def’med by its seating, bar/serving area, commercial kitchen equipment (refrigeration, microwaves, sinks and other food preparation facilities), shelving, display cabinets and access to trash/recycling areas (reeyelable packaging will be stressed). The Deli-Marketplaee will be a pleasant and convenient place to meet and talk to neighbors and: purchase sundries sueh as aspirin, stamps, and candy; purchase newspapers, paperbacks and other reading material; drop off and pick up dry cleaning and laundry; purchase miscellaneous travel items/notions; purchase (all day long) cups of coffee or tea; milk; yogurt; eggs; bottled or canned juices, sodas, and water; and fresh fruit; and purchase breakfast juices~ bagels and muffins; pre-prepared salads, sandwiches, sushi and cold/warm deli plates; cookies (e.g. ginger snaps); slices of pies and cakes. After two years, the operations of the Deli-Marketplace will be reviewed by Stanford; and if sueh have proven to not be economically viable (i.e., revenues have not covered costs), then this use may be discontinued. 2770 SAND HILL ROAD MENLO PARK, CA 94025 PH.415/ 926-0200 Attachment Revision to Apartment Housing Condition 62: 62..The applicant shall make available to residents of the project a small ~.~ retail facility o~e~. The facility shall be put in place at the time of full proj act. ~ ~ ’"~~~ ’f~~{~"~~"~~~~6~’"~~~~~~~~~’’’~~~ugh demand and revenues to carry itself two years from the start of the service, the applicant may raquc.st that Attachment 6 Revision to Development Apartment Rental Management Plan Provision. (c)ADartment Rental Manaqement Plan. Stanford shall prepare and submit an Apartment Rental Management Plan for the apartment project which shall provide that priority for the units shall be given to Stanford employees and persons working on Stanford lands. The ApartmentRental Management Plan shall be consistent with Exhibit "H-l" and in a form acceptable to the City ~~. A copy of the draft Apartment Rental Management Plan is attached as Exhibit "H-I." (revised "H-I") EXiHBIT FI-1 APARTMENT RENTAL MANAGEMENT PLAN STANFORD WEST APARTMENT PRO .J’ECT In renting the apartments in the Stanford West Apartment Project, Stanford shall give priority to applicants as follows:: 1st priority: Households of which at least one adult member is employed by Stanford University for a minimum of 30 hours per week at or above the minimum wage. 2nd Priority: Households of which at least one adult member is employed for a minimum of 30 hours per week at or above the minimum Wage on lands owned by Stanford, including but not limited to, Stanford Medical Center, Children’s Hospital., Stanford Shopping Center, Stanford Linear Accelerator and the Stanford Research Park. 3d Priority: Households in which at least one adult member is employed within the City limits of Pale Alto or Menlo Park, and households in which at least one member is age 62 or older, and lives in either of Lhose cities. 4th Priority: All other households who do not meet the criteria for priorities one: two or three. Initial Leasing Program: Stanford will publicize the availability of the apartments to priorities 1 and 2 by direct communication with its employees, by communications to its tenants requesting that they inform their employees, and by newspaper advertisements. For the first 60 days that a unit is available for leasing, Stanford ,,,,’ill rent apartments only to persons who provide documentation, satisfactory to Stanford, of priority 1 or 2 employment. During that time, Stanford may maintain a waiting list for persons in priorities 3 and 4. At the end of 60 days, Stanford may rent apartments to persons in priorities 3 and 4. If at any time the number of persons seeking to rent exceeds the supply of apartments available, Stanford shall rent based on the priorities set out above. This program shall remain in effect until all apartments haw been rented at least once, at which time the Subsequent Leasing Program shall take effect. If the ’ Project is completed in phases, this Program shall be applied to each phase. Subsequent Leasing Program. Stanford shall maintain a waiting list ofpersom in priorities 1, 2 and 3who desire to rent an apartment and may maiiatain a list of persons in priority 4. The lists may be segregated by apartment type and, if so, a person may be on more than one list. Persons seeking to be placed on a list shall complete a registration form and slmil supply proof of status (employment or residency as applicable) satisfactory to Stanford. Upon receipt of a completed form and proof, Stanford’s agent shail mark ~e date and time ofrgceipt on the face of the form. The names of the persons submitting registration forms shall be placed on the appropriate li~ in the order received. 05117197 12:36 PM When Stanford is prepared to rent an .apartment., Stanford shall notify the first person on the applicable priority l list who shall have seven (7) days affer receipt of notice to execute Stanford’s standard form lease. (Notice shall be deemed to have been received two days after mailing to the address shown on the waiting list.) The lease shall commence at the earlier of (a) a date acceptable to the tenant and Stanford, or (b) 30 days after execution of the agreement. If the person does not enter into a lease, the person’s name shall be removed from the list; provided the person may sign a new registration form, provide proof of status and be placed at the bottom of the list. The apartment shall be offered in turn io the persons on the priority I list and, if no one on that list executes .a lease, then to those on the priority 2 list and, if no one on either list executes a lease, then to those on the priority 3 list. If the aparunent isnot rented to a person on the priority 1,2 or 3 lists, Stanford may rent the apartment to any. person. BMR UNITS. This Plan covers the leasing of market rate units only. Below Market Rate (BMR.) units are subject to a different management plan, to be prepared in accordance with the BMR Aueement between Stanford and the City of Palo Alto. RECERTIFICATION OF TENANTS. The term of the leases shall not exceed one year. Annually, Stanford shall confirm that persons inpriority I remain employed by the University. Annually, tenants in priorities 2 and 3 shall submit proof satisfactory to Stanford that they remain eligible for priority. Annually or upon expiration of a lease for less than one year, tenants shall be given the opportunity to submit documentation to establish that they qualify for a "" higher priority. If the tenants in priorities 1 and 2 constitute less than 50’/, of the total tenants in the Project and if there are persons on the priority I or 2 waiting lists, Stanford shall refuse to extend or renew the leases of priority 4 tenants; and, if after doing so, the tenants in priorities 1 and 2 still constitute less than 50% of the total, Stanford shall refuse to extend or renew the leases of priority 3 tenants until the 50% standard is achieved. Vacancies created by refusal to extend or renew shall be filled pursuant to the Subsequent Leasing Program. Ira tenant’s lease is not renewed or extended by Stanford, the tenant may extend the Lease for one year. The one year extension will be terminable by the tenant at any time, upon 30 days written notice to Stanford. CA970080,02~ 2 STANFORD UNIVERSITY OFFICE OF THE PRESIDENT Attachment 7 May 21, 1997 Dr. Don Phillips Superintendent of Schools Palo Alto Unified School District 25 Churchill Avenue Palo Alto, CA 94301 Dear Don: I would like to summarize here issues that were discussed at this morning’s meeting with you and School District Board members of your property committee. While our discussion focused on the Sand Hill projects and built on three previous discussions Stanford representatives have had with you, we also discussed other issues of mutual concern: We are also pleased with today’s decision to establish a Stanford/Palo Alto Unified School District Liaison Committee that will provide a forum for continued discussion and collaboration on matters of common concern/, Summary of Revenues from the Sand Hill Road projects. The City of Palo Alto staff analysis (CMR: 19:97, 4/8/97) estimates that the School District will receive $1,607,000 in additional annual revenue from property taxes from the Sand Hill Road projects. This figure does not include any State Aid money or money from the Governor’s Class Size Reduction Program. In addition, the district will receive a one-time amount of $1,282,000 from the developer impact fees. Adequacy of revenues to pay for operations at the number of students expected to reside in the Stanford West apartments. The City of Palo staff analysis assumes a total of 200 students will reside in Stanford West. Of these, it is estimated that 120 will be in grades K through 5. In this circumstance, the revenues from the projects will provide surplus funds after paying the costs of educating the students residing in the Stanford West apartments. According to the City’s analysis, annual revenues will exceed operating costs by $872,000. If the District’s per capita cost analysis is applied, annual revenues willstill exceed operating costs in the range of $405,000 to $455,000. GOVERNMENT AND COMMUNITY RELATIONS - BUILDING 170 ® ST~Oe.D, CA 94305-2040 ¯ TEL (415) 725-3323 ~ FAX (415) 725-3326 Dr. Don Phillips May 21, 1997 page 2 Adequacy of revenues to pay for operations if the number of students residing in the Stanford West apartments exceeds our expectations. The for the Sand Hill Road projects asserts that 290 students is a conservative upper number of students likely to reside in the Stanford West apartments. We acknowledge that the Palo Alto Unified School District believes its costs of educating those students could, exceed the revenues provided by the projects. In the event, therefore, that more than 290 PAUSD students reside in the Stanford West apartments, Stanford.will agree to provide an annual supplemental contribution of $2,500 for each student residing in Stanford West andenrolled in a PAUSD school over a base figure of 290 students. This offer will be valid for ten years from the date of the enrollment of the first student residing in the Stanford West apartments. Capital needs. The City staff report estimates that there could be a cash flow shortfall in capital needs but that the on-going revenue stream from the Sand Hill Road projects would provide adequate funds to pay for operational and capital costs over time. Stanford, therefore, will agree to finance up to $2 million if needed to provide additional space due to enrolled students residing in the Stanford West apartments. We will permit this loan to be repaid at a low market interest rate fully amortized over 20 years. This offer will be also be valid for ten years from the date of the enrollment of the first student residing in the Stanford West apartments. If more students actually reside in the Stanford West apartments than have been conservatively estimated, we do acknowledge that the District could have additional capital needs. In that unlikely event, we will be glad to explore with you various ways of meeting those capital needs. Land for a new school or school expansion. In response to your request that we explore possible sites for a new school that could be located on Stanford land, we asked the Stanford Planning Office to review possible sites. That review did not turn UP any adequate site at a location we think would be desirable for a new school. We have also explored~ however, the possibility of better utilization and possible modest expansion of the existing Escondido and Nixon school sites, and we believe that additional classroom space could be provided there. Our Planning Office has done some preliminary work on these issues, which we discussed with you this morning. We wish to move forward in three ways: 1) We agree to explore, and hope to accomplish, providing Escondido School parking space nearby but not on your current Dr. Don Phillips May 21, 1997 page 3 premises. This will enable you to use the current parking area for educational uses. 2) We will work with you to study traffic patterns at Escondido and Nixon schools and to develop improved handling of traffic at these schools. 3) Our Planning Office will work directly with you on ways of better utilizing the Escondido and Nixon sites. Transportation. We acknowledge and share your concern regarding transportation issues. We all want to assist students in safe transport to and from school, and we additionally all share a desire to reduce the number of parental automobile trips taking students to and from school. The City Council .has requested that we explore the possibility of using the Marguerite Shuttle for school transport. We believe that the aggregation of students in the Stanford West apartments provides both a challenge and an opportunity. It will present a challenge to arrange transportation options to achieve safe transport and automobile trip reduction, but there will be special opportunities for organized transportation programs such as parental car pools or van services. We will also be routing our dynamically changing Marguerite system through the Stanford West apartments, and it may well be appropriate to have routes that will go by or near certain schools. For safety or state code reasons, however, it might be more appropriate to arrange other forms of transportation, Because we do not expect the first student to need transportation from Stanford West until the year 2001 and because the transportation needs of Stanford West students must be adapted to their actual conditions (including school assignments and schedules which cannot be known now), we cannot devise a credible set of transportation options now. However, Stanford is willing to commit to addressing the transportation needs of Stanford West students through the services of Stanford’s Transportation Office and in consultation with the school district at the time the project comes on line. The costs of any special transportation arrangements can be born by revenues generated from the projects, parental contributions, or other sources as may be deemed appropriate. Stanford has a long history of collaboration with Palo Alto schools, and we are proud that several Palo Alto schools sit on land from Stanford. Both Dr. Don Phillips May 21, 1997 page 4 Stanford and the School District have many common objectives, and the quality of our local schools is of paramount importance to our faculty and staff. We look forward to continuing to work with you and your colleagues on improving our local schools as well as ensuring that our Sand Hill Road projects contribute to a healthy, vibrant local school system. Our new liaison committee, which we have tentatively agreed should meet bi-monthly, will. be the forum for follow up on all the issues discussed here. But you should not hesitate to be in touch with us at anytime on matters of concern to the District. Sincer , ’ // Director of Government and Community Relations cc:Honorable Joseph Huber City Manager June Fleming Attachment 8A j~llllllllllIlllll~’llil]IIlIIIIIIIIIIIIIlII]IU Attachment 8B L Attachment 8C Attachment 9 Shoppinq Center Project Revision to Ordinance amending Section 18.43.050 of the Palo Alto Municipal Code, to allow for expansion of up to 120,000 square feet of floor area rather than 160,000 square feet. 2.Revision to Shopping Center Expansion finding 2e: 2e.The design promotes harmonious transitions in scale and character in areas between different designated land uses. Parking areas fronting on E1 Camino Real and the proposed extension of Sand Hill Road are heavily landscaped to provide transition to these adjacent busy streets, and to the park and creek areas beyond. The transition to the area across Sand Hill Road, proposed for a senior living community, is provided through the placement of a retail building and. a well-landscaped pedestrian walkway near the Sand Hill Road crossing closest to the proposed senior housing project, which will provide an attractive and appropriate connection between the uses. This connection would function equally well, if the senior project is not built and another use eventually redevelops or occupies the site. Condition 2c, requiring the parking structure on Sand Hill Road to be relocated to the Quarry Road side of the center ’--~ ---~-^~ --~ ~^ ^~ ......... ~ ztructure) further ensures an appropriate transition between the shopping.center and the creek open space area. The structured parking will be in scale and harmony with the Quarry Road alignment because it will face the Hoover Pavilion, a muLti-story building; ~ row of tree planting, and it will be architecturally treated, per condition 4. 3.Revision to Shopping. Center Expansion Condition 4: Mitigation Measure4.2-1(1),.which requires consolidation of the ~ proposed parking structures on the Quarry Road frontage of the shopping center, ils of the par :lng structures eslgn s submitted to the ARB for final approval prior to submittal of a building The final design of the facade art culated into parts with different surface treatment and color to reduce the visual length and potential monolithic, quality, .and varied facade setbacks, if feasible. A cohesive and attractive sign program, or other method of providing direction to the shopping center interior shall also be submitted and approved by the ARB.iiiiiiiiiiiiiiiiiiiiiiiiiiiiii Revision to Shopping Center Expansion Condition ii: ii.In regard to the alternative parking structure design for the Quarry Road frontage submitted for review by the ARB at their 10/16/96 meeting, the following revisions shall be made to the project plans and included on the plans submitted for final Architectural Review Board approval prior to submittal of a building permit application: The pedestrian crossing at the two major entrance driveways to the parking structures~and parking lots shall be reduced in width and curb radii reduced by incorporating one or more of the following, or some other measures: i) pull the driveway medians back away from Quarry Road to permit entering trucks to turn into opposing .lanes; 2) reduce~the two inbound lanes to one at the intersection. If an additional lane is deemed necessary for parking structure access, it may be possible to widen the .driveway to two inbound lanes just past the intersection° eb°Provide further details of the ramps and stall configuration in each structure. The plan for parking structures must be reconciled with the transit stop and layover plan required by Mitigation Measure 4.4-i(a), in order to resolve any conflicts between access points to the structures and where bus layovers may be planned. 5o Deletion of Shopping Center Expansion Condition 12: ~,~^-~ to ~-~ main portion of ~-~..~ center. Revision to Shopping Center Expansion Condition 67: 67° to ....~ ........~ to park in parking structure extent allowed under current leases, @~i!i~~{~ shall ~i require~ locations which are, in general, least proximate to retail tenants.~ 7.New added Shopping Center Expansion Condition 68: Attachment 10 Roadway Project Revision to Architectural Review finding l(e): Promoting visual environments that are of high aesthetic quality and variety, and which, at the same time, are considerate of each other in that the ~ roadway designs include medians with tree plantings to reduce the scale of the widened roads and make them more comfortable for non-automobile travelers and aesthetically pleasing for all users. All roadway improvements include landscaping along the edges of the paved lanes, as well, which contributes to the overall high aesthetic quality of the projects¯ The landscaping concepts for all segments of the circulation improvements are outlined in the applicant submittal titled "Overview of Projects and Public Improvements," dated revised April i, 1996, pages 8 and Revision to Road Improvement Condition 2A: 2A.~Inconsistencies between the site and conceptual landscape plans illustrating revisions made by the applicant during the ARB public review process (Dated October 16, 1996) and the elevations and supporting detailed plans provided with the original submittal plans (dated April i, 1996) shall be corrected. Inconsistencies to be eliminated include, but are not limited to, t .owing: a) t intersection of Sand Hill Road at the entry to the Senior Health Care Center and Ronald McDonald House shall be relocated as shown on the revised Senior Housing site plan; b) the Road extension and the Sand Hill Road E1 Camino Real intersection shall be shown realigned to be approximately 40 feet closer to the Shopping Center, as. shown on the revised Shopping Center site plan; ~ce~.".~i!i~i!ii. all context plans, conceptual utility plans, Key Maps, street sections, illustrative sections and construction phasing plans shall be updated to reflect the revised site plans for the Shopping Center, the Senior Housing and the Apartment Housin< Revision to Resolution Amending the LandUse Map and Street Network Map, to show Quarry Road as an Arterial rather than Collector street (Revised Street,Network Map is attached) Amend Collector Street Amend Arterial Stree Add Arterial Street Add Collector Street CoHector Arterial Expressway Freeway The City of Pa 1 o A1 t o PLANNINO DIVI~|ON Add Strut Interchange Pale Alto City Boundary Map 4 Comprehensive Plan Land Use & Street Network Map Amendments Channin B This map is a product ~of the City of Palo Alto GIS 2000’ Attachment 12 New added Development Agreement provision regarding Area "B" and Medical Center Development Sand Hill Corridor Future Development. During the term of this agreement, Stanford shall not develop the approximately 139-acre parcel known as Special Condition Area "B"~ as defined in the 1989 General Use Permit, except for academic and recreational fields (including the golf course) and associated support facilities; provided it may propose Stanford University faculty, staff or student housing in that part of Area "B" east of Fremont Road. A map showing the general location of Area "B" is attached as Exhibit "H-2." Medical Center Development. During the term of this agreement, Stanford shall apply for medical center clinical facilities only within the City of Palo Alto, and those facilities will continue to be subject to the "no new net trips" condition of the 1989 General Use Permit. This provision shall be effective upon final Council approval of an ambulatory care facility of approximately~230,000 square feet° Stanford agrees that no other clinic~l medical facilities will be proposed until after the application for the ambulatory care facility is filed. The City will initiate a Comprehensive Plan amendment and zoning change to facilitate the objective of siting medical center clinical development in the City up to the 400,000 square feet studied in the Sand Hill Road Projects EIRo EXHIBIT H-2 ! I Attachment 13 Attachment 14 Substitute Development Agreement provision relating to E1 Camino Park: (g)City leases land from Stanford along E1 Camino Real that is improved with E1 Camino Park facilities, and other .recreational and commercial facilities. The parties shall amend these ground leases: (i)to define the premises leased to the City to include only those portions of the current. leased premises that are now dedicated for park purposes, pursuant to Section 22.08.230 of the Palo Alto Municipal Code; (ii)to extend the term Of the amended lease of the dedicated land to ~June 3Q, 2032; and (iii)to reduce the rent to $I.00 per year. (iv)The amended leasewill be effective as of the date Stanford is issued the firstbuilding permit for either the Apartment project or the Senior Housing project. To effect ~he purpose of this provision, City shall assign any subleases it now has with respect to the non park dedicated property to Stanford, and Stanford agrees to accept such assignments. Stanford shall maintain the Depot at all times in a manner that is clean, secure and safe; shall provide maintenance and repair if needed to all aspects of the facilities; shall upgrade the facilities (as permitted or required by the leases), all consistent with the Depot’s designation in the National Historic Register. Stanford shall provide maintenance and upgrade of the Depot through any means it finds feasible, including enforcement of the existing sublease with the Santa Clara County Transit District (now known as the Valley. Transportation Authority). Stanford shall work with City and other appropriate agencies, as determined by and Stanford, to create a Strategic Plan for the Depot and adjacent areas to enhance the area’s long term benefit and gateway features to Stanford and City. A map generally showing the park dedicated area and the leased areas to be returned to Stanford is attached as Exhibit "H-3o" Other Chanqes to Development Aqreement Revision to Term of Development Agreement: 17.Term of Agreement. The term of this Agreement shall commence as of the Effective Date, and shall continue ~i~~i!!iiii~ii~iiiii~!~ or until terminated ~i~i~ b~""~ual~~~’"~£::~~:::~rties or. as otherwise::::::~:£~ed by this Agreement. Upon the termination of this Agreement, no party shall have any further right or obligation hereunder except with respect to any obligation to have been performed prior to such termination or with respect to any default in the performance of the provisions of this Agreement which has occurred .prior to such termination or with respect to any obligations which are specifically set forth as surviving this Agreement. Revision to Phasing Schedule Provision of Development Agreement: Phasinq Schedule. Stanford shall construct the Project and complywith the Conditions of Approval, including the requirements of Section 6 of this Agreement, in accordance with the schedule set forth in Exhibit "I." Stanford shall have noobligation to develop the project, or any component of~ it, unless and until it obtains a building permit or permits, at which time Stanford shall be obligated to complete each component of the project for which the building permit or permits were obtained, as well as all public improvements, conditions of approval, mitigation measures, or other elements of the project approvals required by the phasing schedule to be completed before occupancy of each component for which building permits have been obtained. Stanford may develop the Project in its sole discretion in accordance with Stanford’s time schedule, subject to the Term of this Agreement set forth in Section 17, provided construction is not accelerated and the order, sequence and phasing of the Project shown on Exhibit "I" is not altered. Stanford may request a change in the order, sequence and phasing of development of the Project ~components. If Stanford requests such a change, it shall provide City an amended Exhibit "I" showing the requested change and explaining the reasons for the proposed amendment. Within a reasonable time of receiving the amended exhibit, the City Manager (a) shall determine whether additional environmental review is required; (b) may re- determine the timing of the construction of the dedications, exactions, mitigations, reservations, or other conditions of approval, including without limitation any public improvements, so that the improvements necessary to serve each component of the Project and to mitigate its impacts are completed before occupancy of such component and may modify the amended exhibit to reflect his or her determinations; and, finally, (c) shall approve or disapprove the requested change. If Stanford desires to proceed in accordance with the amended exhibit, it shall promptly give written notice of its acceptance of the amended exhibit, otherwise the existing Exhibit "I" .shall remain in effect.