HomeMy WebLinkAbout1996-10-15 City Council (29)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:422:96
SUBJECT:Application for approval of a final map to subdivide 0.87 acres of
vacant land into 13 lots for a Planned Community (PC), single-
family residential development located at 315-335 Everett
Avenue/332-340 Bryant Court (Tract No. 8847).
REQUEST
Request for approval of a final subdivision map for the Everett Court residential development
located at 315-335 Everett Avenue/332-340 Bryant Court.
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 PC
District rezoning and tentative map approval process.
SUMMARY
On April 15, 1996, the City Council approved a tentative map for subdivision of 0.87 acres
of vacant land into 13 single-family residential lots, for property, located at 315-335 Everett
Avenue/332-340 Bryant Court. Approval of the tentative map was required follow-up to the
City’s previous review and approval ofa rezoning (PC District) and setback variance for this
residential project. The tentative map was approved with numerous conditions, including
requirements to 1) prepare a tree protection plan (including protection of street trees),
2) repave and improve the Bryant Court public alley, 3) prepare final Conditions, Covenants
and Restrictions and 4) prepare and obtain approval of a subdivision agreement (incorporates
the on-site BMR housing requirement).
CMR:422:96 Page 1 of 3
The final map and improvement plans have been reviewed bv the City Engineer. 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 conditions of approval, including execution
of the subdivision improvement agreement by the applicant, have been met.
The required off-site improvements include a repavement, street lighting and signage
improvement plan for the Bryant Court public alley (extending from Waverley Street,
westerly to Bryant Street). Specifically, the plan presents a repavement of the .entire 20 foot
wide public alley (new concrete surface plus decorative scoring), installation of three raised
"speed tables" (raised, flat-top surfaced with interlocking pavers) and installation of seven
new" pedestrian-scale street light standards. As required by conditions of approval, this
improvement plan was reviewed and approved by the Architectural Review Board on
September 5, 1996.
ENVIRONMENTAL ASSESSMENT
A Mitigated Negative Declaration was prepared and approved prior to the approval of the
tentative map. Furthermore, approval of a Final Map is a "Ministerial" action under the
California Environmental Quality Act, which requires no environmental review.
ATTACHMENTS
Tentative Map Conditions of Approval
Final Map (Council Members only)
PREPARED BY: Paul Jensen, Contract Planner
DEPARTMENT HEAD REVIEW:
KENNETH R. SCHREIBER
Director of Planning and
Community Environment
B~RNARD M. STROJN’Y~ ga
Assistant City Manager
CMR:422:96 Page 2 of 3
CC:Henry Fisher, Classic Communities, Inc.
1068 East Meadow Circle
Palo Alto, California 94303
CMR:422:96 Page 3 of 3
_ATTACHMENT #1
Final M~p and Improvement Plan Compliance
with Tentative Map Conditions of Approval
Conditidns for Tentative Man
Prior to the Submittal of a Final Map "
(95-EIA-22), anti the approved Mitigation Molaitoring and Reporting Program,
on file with the Department of Planning and Comm~ Environment.
3.The project sponsor shall test the sewer line on Everett Avenue for flow capacity.
an " the " necessary Improve" capaclty" system
to provide adequate sewer service to the project, the cost of the upgrading shall
respomibility of the project sponsor.
4.The Final Map shall show the location of all lot lines along with easements for
restricted areas and reciprocal use of land for private yard areas, ccrmmon .
A~. required by conditions of the PC District, final ARB review of the project may%D~el.u~-x~.
result in changes to the "parallel" driveway parldng concept and parking easements
for Lots#1-6 (Units #I-6). If an alternative driveway p~king design is selected, the
parking easements for Lots #I-6 shall be adjusted accordingly, and reflected on the
Ftma Map.
The F’maI Map and Improvement Plans shall comply with or include all conditions
recommended by the UtilitiesEngineering" " Division summarized" m" the memorandums
from Jose Jovel, dated September 18, 1995, and Roland Ekstrand, dated Febnm~
1996, on file ~¢ith the Department of Planning and Community Environment.
.Th,e ,F~, Map shall include an oak preservation easement over portions ol’ lot #7,ana /,1 oasea on ~e landscape setback restrictions for Coast Live Oak tree #13
presented in the arborist report, which is outlined and included in the MitigatedCs~’d"
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Negative Declaration (95-EIA-22). An oak preservation easement shall be placed over_’~-~fl’. _.L~.. ¯
--oast --’v .....~1.~- t~\ ~.the we, stern poraons" of lots #12 and 13 to acknowledge protection oz ~
tr~.s #I9, 20, 21 and 22. The boundaries of the easement s~tl be based on me
recommendations presented in the arborist r~-port addendum, prepared by Barrie D.
Coate and Associates (August 23, 1995), on file with the Palo Alto Planning.. ~ __
Department. The map shall note that a description of the oak preservation ease~nentis provided in the subdivision oveaants, Conditions and Restrictions (¢C~S) an’a
shall be provided in the deed to each lot.
The Improvemenz Plans for the Final Map shall present an accurate and ulxi~d
survey of all trees (on-site and street ~ along the Everett Avenue frontage),
required by the conditions of the PC District approval.
The following amendments shall be made to the final ¢ovenams, Conditions
Restrictions:
a.Section 2.9 (Heritage Oak Preservation Easement) shall be amended to include
oak preservation easements below Coast Live Oak trees #19, 20, 21 and 22,
located along the western property boundary. Easements shall be established~’’~
along the westgm-portions of lots #12 and 13.
Section 5.4 (Amendments) shall be amended to incltu~e a new sentence inserted
at the end of this section to read: "No amendment of Sections 2.9 (Heritage Oak
Preservation Easement) or 4.16 (Special Use Restrictions Required by City) are
permitted without written consent of the City of Palo Alto."
I0.. The Improvement Plans shall include the location ~ud specifications of the above-"~c°’~i’~-~"
Review Board (ARB). la addition, the .Final map shall include a pubhc utihues
easement along the length of the underground electric lines from the desigz~ated
of electrical service to the above-ground mansformer location,
.width of the property frontage of Everett Avenue and Bryant Court.
12. The Improvement Plato sl~ll include the detailed specifications for repaying, light
fixtures, and other improvements to Bryant Court, gxtending from Waverley Street to
Bryant Street. Plan details and improvements shall comply with the requirements of.~,
the Planned Community (PC) District Ordinance conditions, approved by the City
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Council on Marcia 18, 1996. In addition, the new utility lincs/iaRastructure that are"~’~’
be installed within the Bryant Court right-of-way for service to the subjectto
shall be sized to accommodate poss~le, future utility connections for other properties
¯.
Prior to the Recordation of a F’mal Map
13.The subdivid~ shall enter into a subdivision agr~ment with the City of Palo Alto.
The agreement slmll be r~corded with the approved tirol map at the office of the
Santa Clara County Recorder and shall include the following agreements:
a. The subdivider shall agree to provide a total of on~ below-market-rate (BMR) unit
in fulfillment of Program 13 of the Housing Element of the Palo Alto
Comprehensive-Plan. The uuits shall be placed in the City’s BMR program as for
representative to adminismr sale of the units. The following are the specifies to
the agreement:
The BMR unit is number 6 as shown on the Site Development Plan dated
October 20, 1995 (revised January 2, 1996"), prepared by Bassenian Lagoni
Archimcts and is located in the northern comer of the site, or equivalent unit
designated by City if plans are revised prior to project approval. This unit
is located on Lot #6, as shown on the Tentative Map dated January 1996,
prepared by Kier and Wright.
The design, construction, materials, finishes, windows, hardware, light
fixtures, landscaping, irrigation, ~ppliances and other like features of the
BMR unit, shall be comparable to the design and construction of all other
units in the project.
The unit shall be a 3-bedroom unit of approximately 1,377 sq~.re feet
corresponding to Plan I on the above-referenced plans.
The initial sales price of the unit shall be $146,550. This price was reached
utilizing the City of Palo Alto’s current Housing lh’ice Guideline (effective
5/95) base price for a 3-bedroom unit of $146,550. In addition, the project
sponsor shall pay an in-lieu fee of 0.8125% of the actual value of each of the
remaining 12 units in the project, which is to be collected by the subdivider
upon the first sale of each unit in the project and paid to the City for deposit
in the housing reserve fund. Proof of sales price must be submitted to the
1!
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City of Polo Al~o at the time .of th~ sale. The in-lieu fe~ requirement for any
unit that is not sold and becomes occupied on a rental or lease basis shall be
based upon the sales price of the most exp6’n.sive uait that is sold in tl~
d~velopment.
"The subdivider shall submit improvement pla~ for the design of thee~’~’,.dv~
improvemems proposed for the public fight-of-way and all public utilities. These~k~[~/z%, I~,~.,_
shalI be guaranteed by bond or other form of guarantee acceptable to the City l~,l~lt,
Attorney. All public improv~ms shall be constructed by a lieemed contractor ~,--~ ~ ~o.fo~ t~ t~e citr~ st~,~,~i~=~o-~, exit as mo,Imed ~y ~~~. ~ "
approval (see City Standard Drawing 201). ’~,~,dr
14.The proj~t spomor shall comply with all conditiom requL~ during construction~ a~
specified in the PC District Standard Conditions of Approval list, approved by the City
Cou!Icil on March 18, 1996.
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