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HomeMy WebLinkAbout1997-06-30 City CouncilTO: City of Palo Alto City Manager’s Report HONORABLE CITY COUNCIL 2 FROM:CITY MANAGER DEPARTMENT: Planning and Community Environment DATE:June 30, 1997 CMR:301:97 SUBJECT:FINDINGS AND CONDITIONS OF APPROVAL FOR THE STANFORD SAND HILL CORRIDOR PROJECTS REQUEST This report, which augments CMR:126:97, prepared for the City Council hearing on January 27, 1997, presents for Council action Findings and Conditions of Approval for each of the projects comprising the Stanford Sand Hill Corridor projects. The recommended Findings and Conditions of Approval reflect the Council’s June 2, 1997 direction to staff and are the outcome of extensive City Council consideration of the Environmental Impact Report, public testimony, Board and Commission recommendationsl and related Council discussions. RECOMMENDATIONS In summary, 1. it is recommended that City Council: Certify the Environmental Impact Report as prepared in compliance with CEQA; Approve the 628-unit Stanford West Apartment Housing project; Approve the Stanford West Senior Housing project, including 388 independent living . condominium units, 66 assisted living units and 47 skilled nursing rooms; Approve the increase of the Stanford Shopping Center development to allow an additional 80,000 square feet of floor area and one additional parking structure; CMR:301:97 Page 1 of 21 o o Approve the Sand Hill Road Extension and widening and related roadway improvements, including the widening of Sand Hill Road to four lanes from Santa Cruz Avenue to Arboretum Road and a two-lane extension from Arboretum Road to E1 Camino.Real; Approve a Multiple Family Residential land use designation and RM-40 prezoning for a new 2.5-acre parcel at Pasteur Drive and Sand Hill Road, with subsequent annexation to the City; Approve a Tentative Subdivision Map; and Approve a Development Agreement covering the road improvements, apartments, senior housing and Shopping Center projects. These approvals involve a considerable number of specific actions that are recommended for Council approval and listed below: Certification of Environmental Impact Report (EIR) Staff recommends that the City Council adopt the Resolution of Certification making findings and: A.Certifying that the Final EIR was completed in compliance with CEQA; and Bo Certifying that the Final EIR was presented to the City Council, as lead agency, and that the Council reviewed and considered the information contained in the Final EIR prior to approving :the projects; and Co Adopting the Minigation Monitoring Program. Attachment 2 -- Attachment 3 -- Attachment 4 -- Attachment 5 -- Resolution of Certification, with Exhibits Exhibit A: Mitigation and Condition Monitoring Program Exhibit B: Stanford West Apartment Project -- Findings Re: Changes and Mitigation Measures Adopted to Reduce Impacts and Alternatives to the Project Exhibit C: Stanford West Senior Housing Project -- Findings Re: Changes and Mitigation Measures Adopted to Reduce Impacts and Alternatives to the Project CMR.’301:97 Page 2 of 21 Attachment 6 -- Attachment 7-- Attachment 8 -- Attachment 9 -- Attachment 10 -- Attachment 11 -- Attachment 12-- Exhibit D: Stanford Shopping Center Expansion -- Findings Re: Changes and Mitigation Measures Adopted to Reduce Impacts and Alternatives to the Project Exhibit E: Sand Hill Extension and Widening and Related Roadway Improvements -- Findings Re: Changes and Mitigation Measures Adopted to Reduce Impacts and Altematives to the Project Exhibit F: Annexations -- Findings Re: Changes and Mitigation Measures Adopted to Reduce Impacts and Alternatives to the Project Exhibit G: Stanford West Apartment Project -- Statement of Overriding Conditions Exhibit H: Stanford West Senior Housing -- Statement of Overriding Conditions Exhibit I: Stanford Shopping Center Expansion -- Statement of Overriding Conditions Exhibit J: Sand Hill Extension and Widening and Related Roadway Improvements -- Statement of Overriding Conditions Stanford West Apartment Housing Regarding the proposed Apartment Housing pr~ect, it is recommended that the Council approve: D.Comprehensive Plan Land Use Map amendment from Streamside Open Space to Multiple Family Residential for a small portion of the site. Attachment 13 -- Resolution, Comprehensive Plan Amendment for Apartment Housing Project E.Amendment to the Comprehensive Plan Land Use Element to amend the definition of the Streamside Open Space designation. Attachment 14-- Resolution, Comprehensive Plan Amendment to Definition of Steamside Open Space Land Use Designation [Note: this amendment is also required for the Stanford West Senior Housing and the Sand Hill Road Extension and Related Road Improvements projects. It is only necessary to adopt the motion once] CMR:301:97 Page 3 of 21 Fo Amendment to the Comprehensive Plan .Urban Design Element to add a description of the Sand Hill Road scenic route designation. Attachment 15--Resolution, Comprehensive Plan Amendments for Road Improvements Project, Section 5 [Note: this amendment is also necessary for the Sand Hill Road Extension and Widening and Related Road Improvements project. It is only necessary to adopt the motion once] Ho Site and Design approval. Attachment 16 -- Findings, Stanford West Apartment Housing Project, pages 1 and2 Attachment 17-- Conditions of Approval, Stanford West Apartment Housing Project A Variance to allow on-street parking where off-street parking is otherwise required. Attachment 16 -- Findings, Stanford West Apartment Housing Project, pages 7and8 Jo Ko A Variance to allow Arterial and Special Setback on Sand Hill Road to be 18 feet, where 25 feet is otherwise required (to allow carport and surface parking intrusions). Attachment 16 -- Findings, Stanford West Apartment Housing Project, page 8 A Design Enhancement Exception to allow side yard setbacks in some locations to be as small as 0 feet where 16 feet is normally required (amount of setback encroachment varies) and to allow daylight plane encroachments in some locations of up to 22 feet (daylight plane encroachments vary). Attachment 16 -- Findings, Stanford West Apartment Housing Project,. page 9 A Design Enhancement Exception to allow less private open space for 29 apartment units than is otherwise required. Attachment 16 -- Findings, Stanford West Apartment Housing Project, pages 9 and 10 CMR:301:97 Page 4 of 21 Stanford West Senior Housing Regarding the proposed Senior Housing project, it is recommended that the Council approve: Comprehensive Plan Land Use Map amendment from Major Institution/Special Facilities and Streamside Open Space to Multiple Family Residential. Attachment 18 -- Resolution, Comprehensive Plan Amendment for Senior Housing Project, Section 2 Mo Comprehensive Plan Land Use Map amendment from Multiple Family Residential and Streamside Open Space to Major Institution/Special Facilities, to accommodate adjustments between the Senior Housing parcel, the adjacent Children’s Health Council parcel and the parcel proposed for Stanford West Apartment Housing. Attachment 18 -- Resolution, Comprehensive Plan Amendment for Senior Housing Project, Section 3 No Amendment to the Comprehensive Plan Land Use Element to amend the definition of the Streamside Open Space designation. Attachment 14 --Resolution, Comprehensive Plan Amendment to Definition of Streamside Open Space Land Use Designation [Note: this amendment is also required for the Stanford West Apartment Housing and the Sand Hill Road Extension and Related Road Improvements projects. It is only necessary. to adopt the motion once] O.Zone Map amendment from Public Facility (PF) to Planned Community (PC). Attachment 19 -- Ordinance, Planned Community Zone Map Amendment for Senior Housing Project Attachment 20-- Conditions of Approval, Planned Community Zone Map Amendment for Senior Housing Project Attachment 21 -- Findings, Planned Community Zone Map Amendment for Senior Housing Project Po Zone Map amendment from Medium Density Multiple Family Residential (RM-30) to Public Facility (PF), to accommodate adjustments between the Senior Housing parcel and the adjacent Children’s Health Council parcel at 700 Sand Hill Road. CMR:301:97 Page 5 of 21 Attachment 22 -- Ordinance, RM-30 to PF Zone Map Amendment for Senior Housing Project Zone Map amendment l~om Public Facility (PF) to Medium Density Multiple Family Residential (RM-30), to accommodate adjustments between the Senior Housing parcel and the adjacent parcel at 1000 Sand Hill Road, proposed to be developed with the Stanford West Apartment project. Attachment 22 -- Ordinances, RM-30 to PF Zone Map Amendment for Senior Housing Project Design Enhancement Exception to side yard fencing regulations to allow no solid wall or fence to be provided along the common property line between the Multiple Family (RM) zoned site and the. Planned Community (PC).zoned Senior Housing site. Attachment 20 -- Findings, Planned Community Zone Map Amendment for Senior Housing Project, page 5 Stanford Shopping Center Expansion Regarding the proposed Stanford Shopping Center Expansion, it is recommended that the Council approve: So Zone text amendment to Section 18.43.050(g)(2) of the Palo Alto Municipal Code to allow the development cap to be revised to 80,000 square feet of additional development beyond that existing on June 14, 1996. To Attachment 23 -- Ordinance, Amendment of Site Development Regulations for Stanford Shopping Center Expansion Project Zone Map amendment to add a Landscape Combining (L) classification to the Community Commercial (CC) zoned area of the Shopping Center located adjacent to San Francisquito Creek. Attachment 24 -- Ordinance, Zone Map Amendment for Stanford Shopping Center Expansion Project Variance to allow a 3-foot setback on Arboretum Road for a retail building where 24 feet is otherwise required. CMR:301:97 Page 6 of 21 Attachment 25--Findings, Stanford Shopping Center Expansion Project, page 5 Wo Architectural Review approval. Attachment25--Findings, Architectural Review of .Stanford Shopping Center Expansion Project, pages 1 through 4 Attachment 26 -- Conditions of Approval, Architectural Review of Stanford Shopping Center Expansion Project Sand Hill Road Extension and Widening and Related Roadway Improvements NOTE: The ordinances, resolutions and related material for the Roadway Improvements, Apartment Housing, Senior Housing, Shopping Center Expansion, Tentative Subdivision Map, Development Agreement and .Annexations, as recommended by the Planning Commission and ARB, were provided with the January 27, 1997 staff report (CMR: 126:97). For this staff report, . changes to the January 27, 1997 findings and conditions and Development Agreement are indicated with strikeouts and shading. Regarding the Sand Hill Road Widening and Extension and Related Roadway Improvements Project, it is recommended that the Council approve: Wo Comprehensive Plan Land Use Map and Street Network amendments to include the proposed changes to the circulation network. X° Y° Attachment 27 -- Resolution, Comprehensive Plan Amendments for Roadway Changes and StreamsideOpen Space Boundaries, Section 2 Comprehensive Plan Land Use Map amendment to amend the boundary of the Streamside Open Space designated area adjacent to the Sand Hill Road extension. Attachment 27 -- Resolution, Comprehensive Plan Amendments for Roadway Changes and Streamside Open Space Boundaries, Section 3 Amendment to the Comprehensive Plan Transportation Element relating to various road improvements in the Sand Hill Road corridor. Attachment 15 -- Resolution, Comprehensive Plan Amendments for Road Improvements Proj6ct, Sections 2 and 3 CMR:301:97 Page 7 of 21 BB. CC. Amendment to the. Comprehensive Plan Land Use Element to amend the "Transportation" discussion of the "Objectives, Policies and Programs" section. Attachment 15--Resolution, Comprehensive Plan Amendments for Road Improvements Projects, Section 4 Amendment to the Comprehensive Plan Urban Design Element to add a description of the Sand Hill Road scenic route designation. Attachment 15 -- Resolution, Comprehensive Plan Amendments for Road Improvements Projects, Section 5 [Note: this amendment is also required for the proposed Apartment project; it is only necessary to adopt the motion once] Amendment to the Comprehensive Plan Land Use Element to amend the definition of the Streamside Open Space designation. Attachment 14 --Resolution, Comprehensive Plan Amendment to Definition of Steamside Open Space Land Use Designation [Note: this amendment is also required for the proposed Apartment and Senior Housing projects; it is only necessary to adopt the motion once] Amend the Special Setback Map (Municipal Code Section 20.08.020) to designate a 24-foot special setback on both sides of the Sand Hill Road extension, between~ Arboretum Road and E1 Camino Real, and to designate a 24-foot special setback on Sand Hill Road along the frontage of the new parcel created by the realignment of Pasteur Drive. DD. Attachment 28 -- Ordinance, Amendment of Special Setback Map Architectural Review.approval. Attachment29--Findings, Architectural Review of Sand Hill Road Extension and Related Roadway Improvements Attachment 30 -- Conditions of Approval, Architectural Review of Sand Hill Road Extension and Related Roadway Improvements Annexations~ Regarding future annexation, it is recommended that the Council approve: CMR:301:97 Page 8 of 21 EE.Amend the Land Use Map of the Palo Alto Comprehensive Plan to: (a) change the land use designation of the to-be-created Pasteur parcel from "Major Institution/University Lands/Campus Education Facilities" to "Multiple Family Residential"; and (b) change the land use designation of the portion of land that will become part of Pasteur Drive when it is re-aligned from "Major Institution/University Lands/Campus Education Facilities" to "Major Institution/Special Facilities." Attachment 27 -- Resolution, Comprehensive Plan Amendment for Roadway Changes and Streamside Open Space Boundaries, Section 4 FF.Prezone as RM-40 a portion of a new parcel to be created by the re-alignment of Pasteur Drive and Prezone as PF(L) an area of land that will become part of Pasteur Drive. Attachment 31 -- Ordinance, Prezoning for Pasteur Parcel to RM-40 GG Change the Zone Classification of a portion of the new parcel to be created by the re- alignment of Pasteur Drive at Sand Hill Road from PF(L) to RM-40. Attachment A -- Ordinance, Zone Map Amendment for Pasteur Parcel, PF(L) to RM-40 Tentative Subdivision Map Regarding the Tentative Subdivision Map, it is recommended that the Council approve: HH.A Tentative Subdivision Map with an exception for roadway width and with street names.as recommended by the Palo Alto Historical Association. Attachment B -- Findings, Tentative Subdivision Map Attachment C -- Conditions of Approval, Tentative Subdivision Map Attachment D -- Letter from Palo Alto Historical Association Development Agreement and Ordinance II.It is recommended that the City Council adopt the ordinance approving the development agreement between the City and Stanford. Attachment E -- Ordinance, Adoption of Development Agreement Attachment F -- Development Agreement CMR:301:97 Page 9 of 21 Actions taken by the Council in approving the Sand Hill Corridor projects, other than those approved by resolution or ordinance, shall be effective upon the date of each action taken by vote of the Council, but shall be suspended and inoperative unless and until the Ordinance Adopting the Development Agreement Between the City of Palo Alto and the Board of Trustees of the Leland Stanford Junior University has been approved by the City Council and, if submitted to a referendum by the City Council on its own motion or by a certified sufficient petition of the electorate, pursuant to Article VI, section 3 of the Charter of the City of Palo Alto, until approved by the voters. BACKGROUND In brief summary, the projects proposed by Stanford include: 1) the Sand Hill Road Extension and Related Roadway Improvements; 2) the Stanford West Apartment Housing; 3) the Stanford West Senior Housing; and 4) the Stanford Shopping Center Expansion. Stanford. has requested separate entitlement approvals for each of the four development projects. Therefore, each project must be addressed both individually and in the context of the other proposed projects. Also, Stanford has requested approval of a Tentative Subdivision Map. The relocation of Pasteur Drive results in a fifth project that involves Prezoning to RM-40 and annexation of a developable parcel adjacent to Pasteur Drive. It should be noted that while staffhas prepared Findings and Conditions of Approval for each project, the projects are highly interdependent and it is not staff’s recommendation that each of the projects stand alone without any of the .others. The project-related ordinances, resolutions, and related findings and conditions were provided to Council in the January 27, 1997 staff report. A number of conditions of approval and mitigations were modified in a February 26, 1997 staff report (CMR: 152:97) and have been incorporated into this report. Major attachments to this staffreport that were not part of the earlier staff reports include the resolution certifying the EIR and adopting the Mitigation and Condition Monitoring Program, which includes extensive findings regarding the environmental impacts relating to each project, as well as findings of overriding considerations in support of project approval. The project history, discussions of project-related issues and recommendations related to these issues expressed by the Council, the Planning Commission, the Architectural Review Board, and staff are detailed at length in the January 27, 1997 City Manager’s Report (CMR: 126:97) and related staff reports cited earlier in this report. POLICY IMPLICATIONS The July 24, 1996 Planning Commission staff reports contain an extensive discussion and analysis of each project’s consistency with the Comprehensive Plan, as well as discussion of recommended Comprehensive Plan amendments. CMR:301:97 Page 10 of 21 DISCUSSION Zoning Ordinance Compliance Proposed changes to the Zoning Ordinance are identified earlier in this report in the "Recommendations" section. Please refer to the January 27, 1997 City Manager’s Report (CMR: 126:97), starting on page 26, for the detailed analysis of zoning ordinance compliance for each Sand Hill Corridor project. Annexations As described in Section 5.1 of the Final EIR, staff is recommending that the City initiate annexation to the City of Palo Alto of several small areas of land in connection with the proposed Stanford projects. All of the areas recommended to be annexed are now in the unincorporated area of Santa Clara County. The largest area is a portion of a small parcel that will be created by the realignment of Pasteur Drive at Sand Hill Road. Stanford does not have any current plans to develop the parcel and has not applied for any approvals in connection with the parcel. However, creation of the parcel would result either in a pocket of unincorporated land surrounded by the City of Palo Alto or having Pasteur Drive divided between the City and County. Neither alternative would be efficient for either the City or the County. Thus, staff recommends that the parcel be incorporated into the City. Other areas recommended for annexation are an area of land that will become part of Pasteur Drive when it is aligned and a small sliver of land on Quarry Road that should be annexed to ensure that the entire roadway will be in the City~ The procedure for annexing territory from unincorporated county area into the boundaries of a city is found in the Cortese-Knox Local Government Reorganization Act of 1985 (Gov’t. Code Sec. 56000, et seq.). The only actions recommended at this time are approval of the Comprehensive Plan amendment and prezoning, as earlier described. Prior to construction of the projects, however, the Council will be requested to take various other actions to effectuate the annexations. Because the location of the future "Pasteur parcel" and most of the other area to be annexed is within the City’s Urban Service Area and Sphere of Influence, the City has the authority to conduct a "city conducted annexation" of that area. Two small areas in and along Quarry Road are outside the City’s Urban Service Area and will require approval of the Santa Clara County Local Agency Formation Commission (LAFCO), as well as the City Council. CMR:301:97 Page 11 of 21 Development Agreement State law authorizes development agreements for the purpose of securing greater certainty in the development process. Basically, a development agreement assures the right to complete a project for a specified period of time. On the other hand, by assuring early vesting, development agreements can help a City induce developers to make substantial contributions to infrastructure, or other needs, including those which are "extraordinary" in the sense that they could not be compelled through the City’s power to control development. Development agreements are not without risks. When the City Council authorizes a development agreement, it essentially "binds its successors" in a way that uniquely precludes future Councils from dealing with as yet unknown problems. A development agreement is a trade-off between the City’s ability to change development rules to address new planning concerns, and the value of whatever "extraordinary" public benefits the development agreement brings. The Development Agreement, presented in Attachment E, reflects the issues negotiated and resolved, at direction of Council, by City and Stanford staffs, in various sessions in May and early June, 1997. The Development Agreement covers all project approvals as well as benefits to the City outside of the project approvals. The proposed development agreement secures Stanford’s ability to develop the Sand Hill Road Corridor Projects, as fmally approved .by the City Council, for 15 years, notwithstanding the City’s usual time limits on project approvals. In exchange, Stanford will agree to provide the City with certain broad assurances as well as specific commitments. The Development Agreement assures that Stanford will not challenge any aspect of the City’s action (including the numerous exactions and other conditions of approval), and that Stanford will bear the cost of development monitoring and defense of any lawsuits filed against the City’s approval. Presented below are recently-negotiated changes to the draft Development Agreement. Special Condition Area B -- Applicant agrees to develop, until the year 2020, only academic and recreational fields and associated support facilities in Special Condition Area B with the exception of retaining the right to propose faculty, staff and/or student housing in the area east of Fremont Road (Development Agreement, Page 15); and E1 Camino Park Lease Agreement -- The "El Camino Park" lease currently includes the land that is park-dedicated, 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 area). Under the Development Agreement, CMR:301:97 Page 12 of 21 as of the time the first building permits are issued for the Stanford West Apartment or Stanford West Senior Housing projects: (1) those portions of the lease except for the dedicated parkland and depot area would revert back to Stanford, (2) the lease for the dedicated parkland would be extended from 2013 to 2033 at a rent of one dollar per year, and (3) the lease for the depot area would be extended to 2033 and remain under the current terms and conditions, except that the City would have the right to terminate as of the .current termination date of 2013 (Development Agreement, page 14). Tentative Subdivision Map The Palo Alto Historical Association has submitted recommendations for street names for the new street to be located behind Nordstrom and for the streets within the Apartment project. The Palo Alto Fire Department and Communications staff have indicated their approval of these proposed names. The Association concurs with the choice of "Vineyard Lane"for the new street to be located behind Nordstrom. For the streets in the Apartment project, the Association recommends the following names: -Marx - Mosher - Varian - Swain -Clark - Durand Project Plans With the January 27, 1997 City Manager’s Report (CMR: 126:97), the Council was provided a large set of plans (approximately 100 sheets) illustrating all project details as specified by the City submittal requirements in July 1996. These plan sheets are datedApril 1, 1996. Also provided with the January 27, 1997 staff report was the Tentative Subdivision Map. ALTERNATIVES The Council’s decision making choices are to consider the projects as applied for by the applicant, and either approve, approve with conditions or deny the application. Staff is recommending approval, with Conditions, of all of the proposed projects. The Council could choose to approve any of the projects individually, with or without any of the others; however, staff recommends that the Council approve the Apartment, Senior Housing or CMR:301:97 Page 13 of 21 Shopping Center Expansion projects only if the Road Improvements project, or some form of road improvements as may be determined by the Council, is also approved. FISCAL IMPACT The City retained the economic analysis firm of Sedway Kotin Mouchly Group to analyze the impacts of the Sand Hill Corridor projects on the City of Palo Alto and the Palo Alto Unified School District (PAUSD). Also analyzed was the impact of the proposed expansion of the Stanford Shopping Center on the Palo Alto and Menlo Park downtown shopping areas. This analysis is contained in a report that is separate from the Draft EIR but was distributed with the DEIR. The Fiscal and Economic Analysis is discussed in the January 27, 1997 staff report. The fiscal impact analysis did not include the positive fiscal impact of the E1 Camino Park lease arrangement, contined in the proposed development agreement. The following assumptions were used to estimate the fiscal impact of the new lease arrangements: O Constuction of the projects will begin in 1998. The value of the 20-year extension to the lease as it relates to dedicated parkland was calculated on an "avoided cost" basis, assuming for comparison purposes that the lease could alternatively have been extended for 20 years under the current lease terms. The value of the Holiday Inn and MacArthur Park subleases for the remainder of the lease term to 2013 was calculated assuming: for Holiday Inn, 90 percent occupancy and a 4 percent per year compounded increase in revenue/rental payments; for MacArthur Park, a 4 percent per year compounded increase in revenue/rental payments. Using these assumptions, the value to the General Fund in non-present value dollars for the entire lease arrangement is estimated to be $26.3 million. ENVIRONMENTAL ASSESSMENT The environmental review process was summarized in the January 27, 1997 staff report. In the course of environmental review and evaluation of the projects, Stanford has agreed to a number of project revisions intended to address environmental and planning policy issues raised by the City Council. A "Summary of Current Project Revisions" ("Summary," Attachment 1) has been prepared, which presents the latest project revisions, evaluates the revisions to the impacts identified in the Draft and Final EIR, and identifies any additional impacts that could occur, or mitigation measures that would be required as a result of the revisions. CMR:301:97 Page 14 of 21 The Summary concludes that the project revisions do not create any additional significant impacts, increase substantially the magnitude of any impact over that previously identified in the Draft EIR and Final EIR, or require the implementation of any additional mitigation measures. The Summary is made part of the EIR by the resolution certifying the EIR. The attached Resolution of Certification includes a finding for each. significant impact identified in the EIR indicating that either: (1)Changes or alterations have been required (in the form of mitigation measures or conditions) or incorporated into, the project, which avoid or mitigate the significant environmental impacts of the project; or (2)The changes or alterations (i.e., the mitigation measures) are within the responsibility and jurisdiction of another public agency and have been, or can and should be, adopted by that other agency; or (3)Specific economic, legal, social, technological, or other considerations, including considerations for the provision of employment opportunities for highly trained workers, make infeasible the mitigation measures or alternatives identified in the Final EIR, and with respect to impacts that cannot be mitigated to less than significance, that overriding considerations or other benefits of the project outweigh the environmental impacts (Public Resources Code section 21081). A Mitigation Monitoring Plan is required by CEQAfor every project approval for which an EIR was prepared and mitigations were identified. The plan must specify the time t~ame for implementation of the mitigation and indicate who will be responsible for overseeing that the mitigation is properly implemented. The plans prepared for these projects also include all the adopted Conditions of Approval, and thus is being called a "Mitigation and Condition Monitoring Plan". Staff has found that it is easier to monitor all conditions and mitigations if one source document is prepared. It also gives a clearer picture to all parties regarding responsibilities and requirements, and more easily indicates where mitigations have been modified by conditions. A final draft of the Mitigation and Condition Monitoring Plan is attached as Exhibit A of the EIR resolution (Attachment 3) and reflects Council’s review of the EIR mitigations and the attached conditions of approval. CMR:301:97 Page 15 of 21 PRIOR STAFF REPORTS Other Documents Needed to Support Council Decision-Making Documentation previously submitted to the City Council to support decision making for this project is extensive. Although these information items are not included with this report, they are publicly available documents. Previously submitted major staff reports and other documentation include: Planning Commission StaffReport Binder. Distributed in July 1996 and contains five separate staff reports dated July 24, 1996, one for each proposed project, as well as an overview report. City Council Information Binder. Distributed in November 1996 and contains: a staff report prepared for the November 25, 1996 joint study session; Planning Commission staff report dated October 30, 1996; ARB staff reports dated September 12 and October 16, 1996; minutes of all Planning Commission and ARB meetings held for these projects; and minutes of two public meetings held on these projects in the City of Menlo Park. Environmental Impact Report. The Draft EIR consisted of Volumes 1 through 5 and was provided in June 1996. The Final EIR consists of Volumes 1 through 8; Volumes 6 through 8 were provided on January 10, 1997. Video Simulation. City Council Staff Report Binder containing CMR:126:97. Distributed for the January 27, 1997 Council meeting and containing the staff report on the Sand Hill projects and recommended resolutions and findings. A February 26, 1997 staff report (CMR:152:97), "Stanford Sand Hill Corridor Projects -- Stanford University’s January 27, 1997 Letter to City Council." STEPS FOLLOWING APPROVAIJ The resolution certifying the EIR and all actions taken within that resolution will be effective upon adoption of the resolution. Other resolutions and ordinances will be effective upon the thirty-first day after adoption, but shall be suspended and inoperative unless and until the Ordinance Adopting the Development Agreement (Attachment E) has been approved by the Council and, if submitted to a referendum CMR:301:97 Page 16 of 21 by the Council on its own motion, or by a certified sufficient petition of the electorate, pursuant to Article IV, section 3 of the Charter, until approved by the voters. Actions taken by the Council in approving the Sand Hill Corridor projects, other than those approved by resolution or ordinance, shall be effective upon the date of each action taken by vote of the Council, but shall be suspended and inoperative unless and until the Ordinance Adopting the Development Agreement (Attachment E) has been approved by the City Council and, if submitted to a referendum by the City Council on its own motion or by a certified sufficient petition of the electorate, pursuant to Article VI, section 3 of the Charter, until approved by the voters. Should the. Council certify the EIR and approve any or all of the proposed projects, within five days after second reading of ordinances, staff will file a Notice of Determination (NOD) indicating such approvals with the Santa Clara County Clerk and the State Office of Planning and Research. The NOD must be posted within 24 hours of receipt in the County Clerk’s office. The filing and posting of the NOD start a 30-day statute of limitations on court challenges to the approval under CEQA. A Final Subdivision Map must be submitted by Stanford and, if in conformance with the Tentative Map, approved by the Council. Typically, at this time maintenance and other agreements related to the improvement plans would be executed. Annexation procedures for the Pasteur Parcel and the small rights-of-way areas associated with the Road Improvements project will be initiated by the City. The applicant must submit fmal design and landscape plans for Architectural Review Board Approval. These plans, plus all conditions and mitigations noted as such in the Mitigation and Condition Monitoring Plan, must be approved and signed off prior to the issuance of any building permits for the projects. ATTACHMENTS/EXHIBITS 2. 3. 4. o Stanford Sand Hill Corridor Projects EIR -- Summary of Current Projects Revisions Resolution of Certification, with Exhibits Exhibit A: Mitigation and Condition Monitoring Program Exhibit B: Stanford West Apartment Project -- Findings Re: Changes and Mitigation Measures Adopted to Reduce Impacts and Alternatives to the Project Exhibit C: Stanford West Senior Housing Project -- Findings Re: Changes and Mitigation Measures Adopted to Reduce Impacts and.Alternatives to the Project Exhibit D: Shopping Center Expansion -- Findings Re: Changes and Mitigation Measures Adopted to Reduce Impacts and Alternatives to the Project CMR:301:97 Page 17 of 21 10. 11. 12. 13. 14. 15. 16. 17. 18. 19. 20. 21. 22. 23. 24. 25. 26. 27. 28. 29. 30. 31. A. B. C. D. E. F. Exhibit E: Sand Hill Extension and Widening and Related Roadways Improvements-- Findings Re: Changes and Mitigation Measures Adopted to Reduce Impacts and Alternatives to the Project Exhibit F: Annexations -- Findings Re: Changes and Mitigation Measures Adopted to Reduce Impacts and Alternatives to the Project Exhibit G: Stanford West Apartment Project -- Statement of Overriding Conditions Exhibit H: Stanford West Senior Housing -- Statement of Overriding Conditions Exhibit I: Stanford Shopping Center Expansion -- Statement of Overriding Conditions Exhibit J: Sand Hill Extension and Widening and Related Roadway Improvements -- Statement of Overriding Conditions Resolution, Comprehensive Plan Amendment for Apartment Housing Project Resolution, Comprehensive Plan Amendment to Definition of Steamside Open Space Land Use Designation Resolution, Comprehensive Plan Amendments for Road Improvements Projects Findings, Stanford West Apartment Housing Project Conditions of Approval, Stanford West Apartment Housing Project Resolution, Comprehensive Plan Amendment for Senior Housing Project Ordinance, Planned Community Zone Map Amendment for Senior Housing Project Conditions of Approval, Planned Community Zone Map Amendment for Senior Housing Project F.indings, Planned Community Zone Map Amendment for Senior Housing Project Ordinance, RM-30 to PF Amendment for Senior Housing Project Ordinance, Amendment of Site Development Regulations for Stanford Shopping Center Expansion Project Ordinance, Zone Map Amendment for Stanford Shopping Center Expansion Project Findings, Architectural Review of Stanford Shopping Center Expansion Project Conditions of Approval, Architectural Review of Stanford Shopping Center Expansion Project Resolution, Comprehensive Plan Amendments for Road Improvements Project Ordinance, Amendment of Special Setback Map Findings, Architectural Review of Sand Hill Road Extension and Related Roadway Improvements Conditions of Approval, Architectural Review of Sand Hill Road Extension and Related Roadway Improvements Ordinance, Prezoning for Pasteur Parcel to RM-40 Ordinance, Zone Map Amendment for Pasteur Parcel, PF(L) to RM-40 Findings, Tentative Subdivision Map Conditions of Approval, Tentative Subdivision Map Letter from Palo Alto Historical Association Ordinance, Adoption of Development Agreement Development Agreement CMR:301:97 Page 18 of 21 PREPARED BY:Kenneth R. Schreiber, Director of Planning Environment Susan Case, Senior.Assistant City Attorney Steven Reiner, Contract Planner and Community DEPARTMENT HEAD REVIEW: KENNETH R. SCHREIBER Director of Planning and Community Environment CITY MANAGER APPROVAL: City Manager cc (w/attach): cc (w/o attach): Planning Commission Architectural Review Board City of Menlo Park (Jan Dolan, Don de la Pefia, Don Dey) Stanford Management Company (Curtis Feeny, Bill Phillips, Diane Healey) Stanford University (Larry Horton, Andy Coe, David Neuman) Santa Clara County Planning (Leode Franklin) City of Palo Alto Libraries City of Menlo Park Library San Mateo County Planning Santa Clara Valley Transportation Authority 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 CMR:301:97 Page 19 of 21 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 League of Women Voters of Palo Alto League of Women Voters - South San Mateo County 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 CMR:301:97 Page 20 of 21 Suburban Park Homeowners Association Willow West Homeowners Association 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 CMR:301:97 Page 21 of 21