HomeMy WebLinkAbout1996-10-15 City Council (28)City of Palo Alto
City Manager’s Report
TO:HONORABLE CITY COUNCIL
FROM:CITY MANAGER DEPARTMENT: Planning and
Community Environment
AGENDA DATE: October 15, 1996 CMR:421:96
SUBJECT:Application for approval of a final map to subdivide a 0.77 acre
parcel (33,750 square feet) with 12 underlying lots into 6 single-
family residential parcels located at 321 Byron Street, 654-666
Everett Street, 308 and 318 Middlefield Road.
REQUEST
Request for approval of a final subdivision map for the Byron Street residential development
located at 321 Byron Street, 654-666 Everett Street, 308 and 318 Middlefield Road.
RECOMMENDATION
Staff recommends that the City Council approve the final subdivision map.
POLICY IMPLICATIONS
Action on this final subdivision map will have no impact on current City policy. The project
was reviewed for compliance with City policies and programs as part of the previous
tentative map and Architectural Review Board (ARB) approval processes.
SUMMARY
On March 18,1996, the City Council approved a tentative map for subdivision of 0.77 acres
of land into 6 single-family residential lots, for property located at 321 Byron Street, 654-666
Everett Street, 308 and 318 Middlefield Road. Approval of the tentative map was required
to merge and reconfigure 12 underlying lots into 6 lots ranging in size from 5,000 to 6,250
square feet. The tentative map was approved with numerous conditions, including
requirements to : 1) prepare a tree protection plan (including protection of street trees); and
2) prepare and obtain approval of a subdivision agreement incorporating approved
Improvement Plans and the Below Market Rate (BMR) housing requirement. The tree
protection plan, final map, improvement plans and subdivision agreement have been
reviewed and approved by the Public Works Department, Utilities Department and the
CMR:421:96 Page t of 2
Planning and Community Environment Department. The final map is in conformance with
the approved tentative map, the State of California Subdivision Map Act, and the Palo Alto
Municipal Code. All applicable conditions of approval, including execution of the
subdivision improvement agreement by the applicant, have been met.
ENVIRONMENTAL ASSESSMENT
A Mitigated Negative Declaration was prepared and approved as part of the tentative map
approval process. Approval of a Final Map is a "Ministerial" action under the California
Environmental Quality Act, which requires no environmental review’.
ATTACHMENTS
Attachment # 1 :
Attachment #2:
PREPARED BY:
Tentative Map Conditions of Approval
Final Map (Council Members only)
Lisa Grote, Zoning Administrator
DEPARTMENT HEAD REVIEW:
KENNETH R. SCHREIBER
Director of Planning and
Community Environment
CITY MANAGER APPROVAL: BE.~~ ~ ,~~
RNARD M. STROJNY
Assistant City Manager
Henry Fischer, Classic Communities, Inc,
1068 East Meadow Circle
Pato Alto, CA 94303
CMR:421:96 Page 2 of 2
ATTACHMENT 1 - COMPLIANCE WITH TENTATIVE MAP CONDITIONS
CONDITIONS FOR TEN~FATIVE ,MAP
PRIOR TO SUBMITTAL OF A FINAL MAP
The applicant shall modify the map so that the property line between Lots 5 and 6 is aligned
with the property line between Lots 2 and 3, recognizing that this adjustment will reduce th-e
size of Lot 6 to slightly less than the 6, 000 square-foot minimum.
The applicant shall arrange a meeting with Public Works Engineering, Utilities Engineering,
Planning, Fire, and Transportation Departments after approval of the tentative map and prior
to submitting the improvement plans. The purpose of the meeting is to review all conditions
of approval and to discuss the standards for design of all off-site improvements.
Improvement plans reflecting the required off-site improvements and utilities shall be
submitted and approved by the City prior to submittal of a final map.
The improvement plans shall include detailed drawings for all public improvements
including, but not limited tO the location of street signs, fire hydrants, street lights and curb
cuts. The improvement plans shall be submitted for review and approval by the Public
Works Department.
The subdivider shall submit a detailed ~rading and drainage plan to the Public Works
Department. Prior to approval of the finid map, the grading and drainage plans must be
approved by the Public Works Department.
The subdivider shall install all electric utilities in accordance with Palo Alto Standards,
including underground utilities, to the satisfaction of the Utilities Department. Each
residence shall have individual electrical service. A new padmount transformer is required
to serve the subdivision. All electrical plans shall be approved by the Light and Power
Division before the final map is approved.
All work done within the City right-of-way will require a Street Work Permit from the Public
Works Department.
PRIOR TO APPROVAL OF THE FINAL MAP
o The subdivider shall enter into a subdivision agreement with the City of Palo Alto. The
agreement shall be recorded with the approved final map at the office of the Santa Clara
County Recorder and shall include the following agreements:
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a. The subdivider shall agree to pay an in-lieu fee of four percent of the actual sales value
of each lot, including improvements, in fulfillment of Programs 9 and 13 of the Housing
Element of the Palo Alto Comprehensive Plan. The in-lieu payment shall be due and payable
upon the first sale of each home. The in-lieu fee requirement for any unit that is not sold and
becomes occupied on a rental or lease basis shall be due at the time of occupancy and shall
be based upon the sales price of the most expensive unit sold.
b. The subdivider shall submit improvement pl.ans for the design of planter strips, sidewalks
and all other public improvements required by this approval. These improvements shall be
installed by the subdivider, at the subdivider’s expense and shall be guaranteed by bond or
other form of guarantee acceptable to the City Attorney. All public improvements shall be
constructed by a licensed contractor and shall conform to the City’s standard specifications.
c. The applicant shall demolish all existing site improvements. Demolition of these
improvements shall be guaranteed by bond or other form of security approved by the City
Attorney.
The final map shall be filed with the Planning Division within four years of the approval of
the tentative map.
PRIOR TO ISSUANCE OF DEMOLITION PERMIT
The applicant shall be responsible for identification and location of all utilities, both public
and private, within the work area. Prior to any excavation work at the site, the Permittee
shall contact Underground Service Alert at, (800) 642-2444, at least 48 hours prior to
beginning work.
10.
11.
For this subdivision, a certified arborist shall be retained by the applicant to prepare and
submit tree protection plans for all private and public trees to be retained. The plans shall
identify the trees to be protected and include measures for their protection during demolition
and construction. The certified arborist shall inspect, the tree protection measures and shall
certify that the PAMC Sec. 8-04-015 have been installed prior to demolition, grading, or
building permit issuance.
The applicant shall submit a request to .disconnect all utility services and/or meters including
a signed affidavit of vacancy. The form is available at the Building Department. Utilities
will be disconnected or removed within 10 working days after receipt of request. The
demolition permit will be issued after all utility services and/or meters have been
disconnected and removed.
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PRIOR TO SUBMITTAL OF A BUILDING PERMIT
!2.The applicant shall submit a final grading and drainage plan to Public Works Engineering,
including drainage patterns on site and from adjacent properties. The plan shall demonstrate
that preoexisting drainage patterns to and from adjacent properties are not altered. Sec.
16.28.270.
13.A construction logistics plan shall be provided, addressing at minimum parking, track routes
and staging, materials storage, and the provision of pedestrian and vehicular traffic adjacent
to the construction site. All truck routes shall conform with the City of Palo Alto’s Trucks
and Truck Route Ordinance, Chapter 10.48, and the attached route map which outlines track
routes available throughout the City of Palo Alto.
14.The applicant shall submit a completed WATER-GAS-WASTEWATER SERVICE
CONNECTION APPLICATION - LOAD SHEET for City of Palo Alto Utilities. The
applicant must provide all the information requested for utility service demands (water in
G.P.M., gas in B.T.U.P.H., and sewer in G.P.D.).
15.The applicant shall submit improvement plans for utility construction. The plans must show
the size and location of all underground utilities within the development and the public right
of way including meters, backflow preventers, fire service requirements, sewer cleanouts,
and any other required utilities.
16.The applicant must show on the site plan the existence of any water well, or auxiliary water
supply.
17.The applicant shall be responsible for installing and upgrading the existing water and sewer
mains and/or services as necessary to handle anticipated peak loads. This responsibility
includes the design and all the cost associated with the construction for the
installation/upgrade of the water and sewer mains and/or services.
18.The applicant shall submit to the WGW Engineering Division of the Utilities Department
four copies of the installation of Water and sewer utilities off-site improvement plans in
accordance with the Utilities Department Design Criteria. All utility work within the public
right-of-way shall be clearly shown on the plans that are prepared and stamped by a
registered civil engineer.
19.The approved relocation of service, meters, hydrantS, or other facilities will be performed at
the cost of the person requesting the relocation.
20.Each unit, parcel or place of business shall have its own water, gas meters and sewer lateral
connection.
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21. A new four-inch sewer lateral installation is required.
PRIOR TO ISSUANCE OF A BUILDING PERMIT
22.Building Permits for the new residences to be constructed in this subdivision shall be subject
to review by the Architectural Review Board (ARB) in compliance with Palo Alto Municipal
Code 16.48 unless the houses are singley developed by different owners.
23.The applicant shall obtain a Permit for Construction in a Public Street from Public Works
Engineering for construction proposed in the City right-0f-way. Sec. 12.08.010..
24.The project sponsor shall submit an assessment of all mature trees on the project site and
adjacent right-of-way. The assessment shall be prepared by a certified arborist and shall
indicate the existing health and condition of each tree and shall include recommendations
regarding tree preservation and removal.
25.The applicant shall obtain an encroachment permit from Public Works Engineering for
pedestrian protection on the public sidewalk during construction.
26.The applicant shall provide to the Engineering Department a copy of the plans for the fire
system including all Fire Department requirements.
27.The applicant’s contractor will not be allowed to begin work until the utility improvement
plan have been approved by the Water, Gas and Wastewater Engineering Division and all
utilities conditions are met.
28.
29.
Plans submitted in conjunction with an ARB and/or building permit application for Lots 2,
3 and 5, shall reflect detached garages placed at the rear of the property.
_Plans submitted in conjunction with an ARB and/or building permit application for Lots I
and 4 shall reflect that the front of the ga~’age faces a different direction than the front of the
house.
DURING CONSTRUCTION
30.
31.
The Contractor must contact the CPA Public Works Inspector at (415) 496-6929 prior to any
work performed in the public right-of-way. Sec. 12.08.060.
No storage of construction materials is permitted in the street or on the sidewalk without
prior approval of Public Works Engineering.
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32.
33.
34.
35.
36.
The developer shall require its contractor to incorporate best management practices (BMP’s)
for stormwater pollution prevention in all construction operations, in conformance with the
Santa Clara Valley Nonpoint Source Pollution Control Program. The Inspection Services
Division shall monitor BMP’s with respect to the developer’s construction activities on
private property; and the Public Works Department shall monitor BMP’s with respect to the
developer’s construction activities on public property. It is unlawful to discharge any
construction debris (soil, asphalt, sawcut slurry, paint, chemicals, etc.) or other waste
materials into gutters or storm drains. (Federal Clean Water Act) .
All construction wifl,.in the City right-of-way, easements or other property under City
jurisdiction shall conform to Standard Specifications of the Public Works and Utility
Departments. Sec. 12.08.060.
All utility installations shall be in accordance with the City of Palo Alto Utility Standards
for water, Gas & Wastewater.
The applicant shall pay the connection fees associated for the installation of the new water
service/s to be installed by the City of Palo Alto Utilities.
All nc, n-rcsidcntial construction activities shall be subject to the requirements of the City’s
Noise Ordinance, Chapter 9.10 PAMC,--.t.: ~. ......._ ~.
~, .........................~ ..........~ ....~,~.~.~. Construction times shall be mited
to the following hours:
8:00 AM to ~ 6:00 PM Monday thru Friday
9:00 AM to 8-~N) 6:00 PM Saturday
37.
38.
39.
The contractor shall- furnish to the Utilities Department a complete schedule of work and
method of construction for the new __ water service connection to the existing water main.
The contractor shall submit for approval by the Utilities Engineering Department the
manufacturer’s literature on the materials to be used.
The applicant shall provide meter protection for gas meters subject to vehicle damage.
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40.
41.
42.
43.
44.
45.
46.
The applicant shall pay all costs associated with required improvements to on-site and off-
site gas mains and services. All improvements to the gas system will be by the City of Palo
Alto or their contractor.
No water valves or other facilities owned by Utilities Department shall be operated for any
purpose by the applicant’s contractor. All required operation will be performed only by
authorized Utilities Department Personnel. The applicant’s contractor shall notify the
Utilities Department not less than forty-eight (48) hours in advance of the time that such
operation is required.
All utility work shall be inspected and approved by theWGW Utilities Inspector. Inspection
costs for any work done before 8:00 A.M. or after 4:30 P.M. on a regular work day, or on
Saturdays, Sundays or holidays shall be paid by the applicant’s contractor. Schedule WGW
utilities inspections at 415/329-2156 five working days before start of construction.
The applicant’s contractor shall immediately notify the Utilities Department 415/496-6932
OR 415/329-2413 if the existing water or gas mains are disturbed or damaged.
The contractor shall not disconnect any part of the existing water main except by expressed
permission of the utilities chief inspector and shall submit a schedule of the estimated
shutdown time to obtain said permission.
The water main shall not be turned on until the service installatioh and the performance of
chlorination and bacteriological testing have been completed. The contractor’s testing
method shall be in conformance with ANSI/AWWA C651-86.
All backflow preventer devices shall be approved by the WGW Engineering Division,
inspected by the Utilities Cross Connection Inspector and tested by a licensed tester prior to
activation of the water service.
47.All customer piping shall be inspected and approved by the Building Department before gas
service is instituted. Gas meters will be installed within three working days after the
building piping passes final inspection.
48.Utility service connections will be installed between 30 and 45 days following receipt of full
payment. Large developments must allow sufficient lead time (6 weeks minimum) for utility
construction performed by the City of Palo Alto Utilities.
49.The developer shall require its contractor to incorporate best management practices (BMP’s)
for stormwater pollution prevention in all construction operations, in conformance with the
Santa Clara Valley Nonpoint Source Pollution Control Program. The Inspection Services
Division shall monitor BMP’s with respect to the developer’s construction activities on
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50.
private property; and the Public Wor "ks Department shall monitor BMP’s with respect to the
developer’s construction activities on public property. It is unlawful to discharge any
construction debris (soil, asphalt, sawcut slurry, paint, chemicals, etc.) or other waste
materials into gutters or storm drains. (Federal Clean Water Act)
The following dust control measures shall be implemented in order to minimize temporary
air quality impacts associated with construction:
ao
bo
Exposed earth surfaces shall be watered frequently, during the late morning
and at the end of the day, with frequency of watering increasing on windy
days.
Spillage resulting from hauling operations along or across any public or
private property shall be removed immediately and paid for by the contractor.
c.Overfilling of trucks by the contractor shall be prohibited.
do Trucks shall be covered during transporting of demolished materials and
earth materials from the site.
Dust nuisances originating from the contractor’s operations, either inside or
outside of the fight-of-way shall.be controlled at the contractor’s expense.
ONGOING
50.The customer shall give the City written notice of any material ch.anges in size, character,
or extent of the equipment or operations for which the City is supplying utility service before
making any such change. Rules and Regulations 3D.
51.The applicant shall be required to plant street trees within the planting strips along the fight-
of-way bordering the property. The number, size, species and location of the street trees
shall be reviewed in conjunction with the ARB applications arid shall be approved by the
City Arborist and the P!anning Division.
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