HomeMy WebLinkAboutStaff Report 413-0821 City of Palo Alto
Cit y Manager’s Report
TO:HONORABLE CITY COUNCIL
FROM:CITY MANAGER DEPARTMENT: PLANNING AND
COMMUNITY ENVIRONMENT
DATE:
REPORT TYPE:
OCTOBER 20, 2008
PUBLIC HEARING
CMR: 413:08
SUBJECT:Approval of a Mitigated Negative Declaration, Site And Design Review,
Conditional Use Permit and Record Of Land Use Action for a new, spa
and fitness facility, below grade parking, tennis court and other sit~e
improvements located within the Open Space (Os) Zone District At 3000
Alexis Drive. ~
RECOMMENDATION
Staff, the Planning and Transportation Commission,
recommend that the City Council approve the following:
and the Architectural Review Board
1.Mitigated Negative Declaration, prepared for the property located at 3000 Alexis Drive, in
accordance with the California Environmental Quality Act(Attachment C).
A Record of Land Use Action approving Site and Design Review and Conditional Use Permit
applications to allow the construction of a new spa and fitness facility, and other site
improvements subject to the findings and conditions of approval contained in the draft Record of
Land Use Action (Attachment A).
BACKGROUND
On September 15, 2008 the City Council voted 9-0 to approve the Mitigated Negative Declaration
(MND) and the Record of Land Use Action for the project proposal at 3000 Alexis Drive. The
MND and the Initial Study attached to the staff report, however, were not the revised and updated
versions of those documents that had been revised and re-circulated for Public Colnment on August
19, 2008. The correct MND and Initial Study were provided to Planning and Transportation
Commission for its review in August. The correct mitigation measures were included in the Record
of Land Use Action considered by the Council on September 15, 2008.
The September 15, 2008 staff report is included as Attachment B to this report, without attachments.
DISCUSSION
Due to the fact that the prior-versions of the environmental documents were included in the
September 15th report, the item must return to the Council as a public heating for review and
approval with the updated and ]:evised version of the MND that was circulated for public review
from August 19, 2008 through September 9, 2008. This heating is a follow-up to the September 15,
2008 heating. All comments and deliberations from the prior hearing will remain part of the hearing
record.
There are no changes to the project proposal or the conditions and mitigations specified in the
Record of Land Use Action, except the change specified bY the Council at the September 15th City
Council Hearing. This change amended Mitigation Measure #4 (pages 35 and 36) to include a limit
on the increase in the number of Social Members until verification of conformance with traffic level
targets.
A Mitigation Monitoring and Reporting Program has also been included to accompany the MND and
will be used when implementing the mitigation measures (Attachment D). The program details what
action is to be taken, when the action is to take place, and which department/s will ensure that each
measure is implemented.
PREPARED BY:~~~~~"
REICH
Senior Planner
DEPARTMENT HEAD:
CURTIS WILLIAMS
Interim Director of Planning and Community Environment
CITY MANAGER APPROVAL:
Cits~ianager
ATTACHMENTS
Attachment A:
Attachment B:
Attachment C:
Attachment D:
Draft Record of Land Use Action
City Managers Report, September 15, 2008 (w/o attachments)
Mitigated Negative Declaration and Initial Study
Mitigation Monitoring Program
COURTESY COPIES
Chris Wasney, Applicant
Palo Alto Hills Golf and Country Club, Dirk Zander, Owner
Sal Giovanotto, Neighboring Property Owner
Stephen E. Velyvis, Miller Starr Regalia
ATTACHMENT A
Action NO. 2008-07
RECORD OF THE COUNCIL OF THE CITY OF PALO ALTO LAND USE ACTION
FOR 3000 Alexis Drive{ CONDITIONAL USE PERMIT AND SITE AND DESIGN
REVIEW APPLICATION
[FILE NO.06PLN-00361]
(CODY ANDERSON WASNEY, APPLICANT)
On October 20, 2008, the City Council approved
Conditional Use Permit and Site and Design Review application for a
new two story, spa and fitness centerfacility with below grade
parking, a new tennis court, improvements to the existing club
facility including a new porte cochere, a new roof screen, a wading
pool, additional floor area for accessory uses including offices,
members bar, banquet and storage areas, and other site improvements
included on an overall 125 acre site in the OS Open Space zone
district, making the following findings, determination and
declarations:
SECTION i. Backqround. The City Council of the City of
Palo Alto ("City Council") finds, determines, and declares as
follows:
A. On December 14, 2006, Cody Anderson Wasney, on behalf
of Palo Alto Hills Golf and Country Club, applied for a Site and
Design Review application for construction of a new two story, spa
and fitness center facility with below grade parking, a new tennis
court, improvements to the existing club facility including a new
porte cochere, a new roof screen, a wading pool, additional floor
area for accessory uses including offices, ~embers bar, banquet and
storage areas, and other site improvements (~The ProjectH).
B. Following staff review, the Planning and
Transportation Commission (Commission) reviewed The Site and Design
Project and recommended approval on April 2, 2008. The Commission
reviewed the Conditional Use Permit and recommended approval on
August 27, 2008. The Commission’s recommendations are contained in
the CMR and the attachments to it.
C. Following Commission review of the Site and Design
application, the Architectural Review Board (ARB) reviewed and~
continued the project on May 15, 2008. The ARB reviewed the
Project and recommended approval on June 5, 2008. The ARB’s
recommendations are contained in the CMR and the attachments to it.
D. On September 15, 2008, the City Council approved a
Mitigated Negative Declaration and Conditional Use Permit and Site
and Design Review applications for a new two story, spa and fitness
center facility with below grade parking, a new tennis court,
improvements to the existing club facility "including a new porte
cochere, a new roof screen, a wading pool, additional floor area
for accessory uses including offices, members bar, banquet and
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storage areas, and other site improvements included on an overall
125 acre site in the OS Open Space zone district, making certain
findings, determinations and declarations. The Mitigated Negative
Declaration-did not reflect the most recent revisions and a second
hearing was set for October 20, 2008.
SECTION 2.Environmental Review. The City as the lead
agency for The Project has determined that the project is subject
to environmental review under provisions of the California
Environmental Quality Act (CEQA) under Guideline section 15070,
Decision to Prepare a Negative or Mitig.ated Negative Declaration.
An Environmental Impact Assessment (EIA) was prepared for the
Project and it has been determined that no potentially adverse
impacts would result from the development that cannot be mitigated,
therefore, the Project would have a less than significant impact on
the environment. The Mitigated Negative Declaration was available
for public review beginning March 28, 2008 through April 17, 2008.
A revised Mitigated Negative Declaration was available for public
review beginning August 19, 2008 through September 9, 2008. The
Environmental Impact Assessment and Mitigated Negative Declaration
are attached to CMR: 413:08
SECTION 3.Site and Desiqn Review Findings.
i. The use will be constructed and operated in a manner that
will be orderly, harmonious, and compatible with existing or
potential uses of adjoining or nearby sites, in that:
City standards and regulations will help to ensure that the use, or
operation, of the site will be conducte~ in a manner that is
compatible with the single-family uses located in the immediate
area. During construction, it is expected that there will be
temporary impacts to the area in terms of construction-related
noise, dust/debris and traffic. These impacts will be offset by
applicable City construction standards, such as restrictions on
hours of construction, the City’s noise ordinance, and standard
conditions of approval. The traffic mitigation measure will ensure
that the use will continue to be harmonious and compatible with the
residential neighborhood.
2. The Project is consistent with the goal of ensuring the~
desirability of investment, or the conduct of business, research,
or educational activities, or other authorized occupations, in the
same or adjacent areas, in that:
The proposed architectural and site changes are compatible with the
existing site and surrounding open space area, and the construction
of the development will be governed by the Uniform Building Code
and other applicable codes, to assure safety and high quality of
development. The proposed improvements at the club increase the
value of the club property and will not negatively impact the value
of the surrounding residential land uses.
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3. Sound princi-ples of environmental design and ecological
balance are observed in the Project, in that:
The proposed architectural and site changes are consistent with the
Site and Design Criteria adopted by the City Council. Sustainable
building features are incorporated in the design, including the use
of nonreflective glass, the planting of primarily native species,
the use of water conserving irrigation, and the use bf permeable
pavers. The proposal is also anticipated to reach the certified
level on the LEED checklist for green building. The Project will
not have a significant environmental impact as indicated by the
proposed Mitigated Negative Declaration for this Project.
4. The use will be in accord
Comprehensive Plan as follows:
with the Palo A1 to
Policy L-I: Continue current city policy limiting future urban
development to currently developed lands within the urban service
area. The boundary of the urban service area is otherwise known a~
the urban growth boundary. Retain undeveloped land west of
foothill expressway and Junipero Serra as open space, wi th
allowances made for very low-intensity development consistent with
the open space character of the area.
The project site is west of the Foothill Freeway and is located
within the City’s Urban Service Area (map L-2 of the Comprehensive
Plan) .The project is consistent with this policy in that the site
is not characteristic of open space lands. It is a fully
functional golf and country club nearly surrounded by residential
development. The project may increase the intensity of use at the
facility but it will also improve this valuable economic and
community resource making the club more viable and vital for the
future without having a negative impact.
Policy L-3: Guide development to respect views of the foothills
from public streets in the developed portions of the city.
The project would not impact views of the foothills or views from
public streets.
Policy L-4: Maintain Palo Alto’s varied residential neighborhoods
while sustaining the vitality of its commercial areas and public
facilities.
This project enables the Club to maintain its financial viability
by providing and improving facilities that will make the club
more desirable while controlling any impacts to the surrounding
residential community.
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Policy L-5: Maintain the scale and character of the City. Avoid
land uses that are overwhelming and unacceptable due to their
size and scale.
The proposed two story building as conditioned would respect the
height limit and would not overwhelm the site or off site uses.
Policy L-6: Where possible, avoid abrupt changes in scale and
density between residential and non-residential areas and between
residential areas of different densities.
The proposed spa/fitness building would not create an abrupt
change in scale between the existing club property and the
adjacent residential uses.
Policy L-12: Preserve the character of residential neighborhoods
by encouraging new or remodeled structures to be compatible with
the neighborhood and adjacent structures.
The proposed site improvements are consistent with the existing
Club facility that has been a significant fixture within the
residential neighborhood for many years.
Policy L-48: Promote high quality, creative design and site
planning that is compatible with surrounding development and
public spaces.
The proposed site improvements are designed to have the least
impact to the site and adjacent uses. The architecture relates
to the existing club house facility in it~ materials while.
providing a new updated building design.
Policy L-69: Preserve the scenic qualities of Palo Alto roads and
trails for motorists, cyclists, pedestrians, and equestrians.
The proposed site improvements would preserve the existing scenic
qualities of Palo Alto.
Policy L-75: Minimize the physical impacts of parking lots.
Locate parking behind buildings or underground wherever possible.
The new parking for the project is proposed underground.
Policy N-I: Mange existing public open space areas and encourage
the management of private open space areas in a manner that meets
habitat protection goals, public safety concerns, and low impact
recreation needs.
The proposal improves the public safety by improving the
entry/exit of the parking lot to increase visibility for cars
entering or exiting the parking lot.
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Policy N-6: Through implementation of the Site and Design process
and the Open Space zone district regulations, minimize impacts of
any new development o~ views of the hillsides, on the open space
character, and the natural ecology of the hillsides.
The proposed development will not impact views of the hillsides,
the open space character, or the natural ecology. The new
building is proposed on a developed golf course property and will
not disrupt natural ecology. It has been specifically sited to
minimize the off site views and landscape screening has been
conditioned to further minimize the view of the building from the
adjacent residential properties.
Policy N-21: Reduce non-point source pollution in urban runoff
from residential, commercial, industrial, municipal, and
transportation land uses and activities.
The new trench drain in the parking lot will capture pollutants
that have been deposited on the parking lot surface and carry
them to a retention basin where they will be naturally filtered
as the water percolates back into the earth.
Policy N-22: Limit the amount of impervious surface in new
development or public improvement projects to reduce urban runoff
into storm drains, creeks, and San Francisco Bay.
The building has been designed to be two stories to limit the
ground floor impervious footprint. The project also reduces the
existing impervious coverage of the site ~y more than 900 square
feet.
Goal N-8: An environment that minimizes the adverse impacts of
noise.
The mitigations specified in the Mitigated Negative Declaration
will ensure that any noise impacts are mitigated.
Policy N-7: the Project is consistent with the thirteen City of
Palo Alto Open Space Development Criteria as follows:
The development should not be visually intrusive from public
roadways and public parklands. As much as possible,
development should be sited so it is hidden from view. The
proposed project would not be visible from public parkland
and would be minimally visible from a public roadway (Alexis
Drive). The spa/fitness building is proposed in a hollow
between the existing club building and a steep upslope.
There are a series of large canary island pines that help to
screen the view from Alexis at the entry to the parking lot.
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Development should be located away from hilltops and designed
to not extend above the nearest ridge line. The proposed
building would not be located on a hilltop and, complies with
the 25 foot height limit of the district.
Site and structure design should take into consideration
impacts on privacy and views of neighboring properties. As
conditioned, to reduce the buildings visibility with
landscape material, the neighbor would be left with only a
filtered view of the building.
Development should be clustered, or closely grouped, in
relation to the area surrounding it to make it less
conspicuous, minimize access roads, and reduce fragmentation
of natural habitats. The project has been designed to reduce
the building footprint. The new parking is proposed
underground beneath the building. It is proposed with two
stories to reduce the site coverage. It has been sited to
have the least visual impacts on and off site. This is a
golf and country club property, the proposal would not impact
natural habitats.
o Built forms and landscape forms should mimic the natural
topography. Building lines should follow the lines of the
terrain, and trees and bushes should appear natural from a
distance. The design of the building has partially attempted
to mimic the terrain by stepping the building to follow the
steep slope at the front of the building. Additional
landscaping is proposed throughout the project area to
enhance the existing landscaping of~the, property.
Existing trees with a circumference of 37.5 inches, measured
4.5 feet above the ground level, should be preserved and
integrated into the site design. Existing vegetation should
be retained as much as possible. The landscape plan
preserves as many existing mature trees as possible.
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Cut is encouraged when it is necessary for geotechnical
stability and to enable the development to blend into the
natural topography. Fill is generally discouraged and should~
never be distributed within the driplines of existing trees.
Locate development to minimize the need for grading. The
project has been designed to cut the building into the
hillside to reduce the height and visibility. The cut
material will be used within the golf course and carried down
Page Mill Road.
To reduce the need for cut and fill and to reduce potential
runoff, large, flat expanses of impervious surfaces should be
avoided. Large expanses of impervious surfaces have been
avoided in that the new building was designed as a two story
program to reduce the building footprint. The driving range
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area has been redesigned to reduce the amount of impervious
surface on the~ site as well. Other areas would also be
modified to become more pervious with an overall reduction of
impemvious coverage of over 900 square feet.
0 Buildings should use natural materials and earth tone or
subdued colors. Natural building materials in earth tones are
proposed. All proposed building materials are natural, in
earth tone colors that will blend with the surroundings as
well as the existing club house building.
i0. Landscaping should be native species that require little or
no irrigation. Immediately adjacent to structures, fire
retardant plants should be used as a fire prevention
technique. The proposed landscaping incorporates a large
number of native species plantings which will minimize the
need for irrigation.
ii. Exterior lighting should be low-intensity and shielded from
view so it is not directly visible from off-site. Th~
exterior lighting fixtures primarily provide pathway lighting
and are directed downward to avoid casting light off site.
12.Access roads should be of a rural rather than urban
character. (Standard curb, gutter, and concrete sidewalk are
usually inconsistent with the foothills environment.) The
project will not involve the addition of any access road.
13.For development in unincorporated areas, ground coverage
should be in general conformance wi~h Palo Alto’s Open Space
District regulations. The project is not within an
unincorporated area.
SECTION 4. CONDITIONAL USE PERMIT Findings.
Neither the director, nor the city council on appeal, shall grant a
conditional use permit, unless it is found that the granting of the
application will:
1. Not be detrimental or injurious to property or
improvements in the vicinity, and will not be detrimental to public~
health, safety, general welfare, or convenience;
With the proposed conditions of approval and the mitigations
outlined in the Mitigated Negative Declaration the project will not
be detrimental or injurious to neighboring properties. The
building is sited down hill from adjacent residences to have the
least visual impact and additional landscaping is proposed to
soften the views of the building where they do exist. The building
as proposed in compliance with the 25 foot height limit will not
block the significant Bay views of the uphill neighbors. Conditions
of approval limit the club membership levels, noise levels,
lighting, and the number of large events per year to ensure the
club activities do not disturb the neighbors. Traffic and parking
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issues are addressed by the mitigation measures that require a
Transportation Demand Management plan and measures to insure
parking needs are met on site. Other measures require the
implementation of specific building requirements to ensure the
people within the building will be safe in the event of an
earthquake.
2. Be located and conducted in a manner in accord with the
Palo Alto Comprehensive Plan and the purposes of this title
(zoning). The project is in compliance with the Comprehensive plan
as outlined in the findings listed above. The project is also in
conformance with the zoning requirements and improves existing non-
complying aspects such as reducing the amount of site coverage and
reducing the parking deficit.
SECTION 5.SITE AND DESIGN APPROVALS GRANTED. Site and
Design Approval is granted by the City Council under Palo Alto
Municipal Code Section 18.30. (G) for application 06PLN-00197,
subject to the conditions of approval in Section 6 of the Record.
SECTION 6.Conditions of Approval.
PLANNING DIVISION
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The project shall be implemented as shown on plans submitted
April 13, 2008 on file with the City of Palo Alto Planning
Division except as modified by these conditions of approval.
The Record of Land Use Action in its entirety shall be printed
on the plans submitted for building permit.
The following mitigations, as listed in the Mitigated Negative
Declaration, shall be implemented:
Mitigation Measure #I: Require automatic night shades to
block any light leak from the windows of the fitness building
in the evening. The automatic night shades shall be shown on
the building permit plans.
Mitigation Measure #2: The recommendations of the
Geotechnical Investigation by Murray Engineers (December
2006) shall be required to be implemented as a condition of
project approval and approved prior to building permit
issuance.
Mitigation Measure #3: The applicant shall select quieter
HVAC equipment, employ sound attenuation techniques, or place
it further from the property line such that the average 24
hour noise level will not increase by 5 decibels or more in a
residential area. The location, design, and specification for
such equipment shall be provided for approval by staff prior
to issuance of a building permit.
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Mitigation Measure #4: The applicant shall develop a
transportation demand management (TDM) program to reduce
average daily weekday trips by at least 37 trips, and to
reduce average daily weekend trips by at least 65 trips.
The program shall be designed and submitted for review by
the City’s transportation staff, shall be demonstrated to be
enforceable, and must be approved prior to issuance of any
grading or building permit. The program shall be proposed
to the satisfaction of the director, shall include proposed
performance targets for parking and or trip reduction, and
shall designate a single entity to implement the proposed
measures. Monitoring reports shall be submitted to the
director each year for a period of five years after building
occupancy noting the effectiveness of the proposed measures
as compared to the initial performance targets and
suggestions for modifications if necessary to enhance
parking and/or trip reductions. In no event shall social
memberships increase above 175 members unless the TDM
traffic targets are met to the satisfaction of the director.
The TDM program may include but is not limited to the
following measures:
a)Provide incentives to Club members that will encourage
them to combine their trips to the facility rather than
make multiple trips (joint usage) or carpooling for
employees and guests.
An example of this could be the issuance of cards that
provide for free golf cart rentals, free exercise
classes etc. for x number of combined trips or
carpool/vanpool trips.
b)Decrease the size and/or frequency of exercise classes
in the new fitness facility.
c)Open the fitness facility on Mondays (when golf is
normally closed) and close it on Wednesday, which is
typically the busiest weekday at the club.
d)Control the volume of use of the new private banquet
rooms or other Club facilities as necessary to ensure
that the traffic volume stays below the TIRE index.
Mitigation Measure #5: The club shall employ measures to
ensure that all of the parking demand generated by club
activities shall be met on site such that no club users are
parking on Alexis Drive or its side streets. These measures
shall include but are not limited to mandatory valet parking
for those events that may exceed the typical capacity of
available parking at the club and the use of the golf course
for overflow parking if needed.
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The applicant shall meet with staff during the planting
stage to evaluate the adequacy of the planting to provide a
visual screen of the building and tennis courts as discussed
by theP&TC.
Additional plantings shall be required by the city if the
city determines the plantings are not adequate and the
applicant shall work with staff to finalize the landscape
details relative to the parking lot and cedar tree ii prior
to building permit issuance.
There shall be no night lighting of the tennis courts.
The proposed development is subject to Development Impact fees
estimated at $146,153.69. The fees must be paid prior to
building permit issuance. The actual fees will be calculated
prior to building permit issuance.
Any proposed exterior lighting shall be shown on the final
construction drawings and shall be subject to the review and
approval of the Palo Alto Planning Division. All lightin~
shall be minimal and shall direct light down and shield light
away from the surrounding residences and open space lands.
The automatic night shades for the clearstory windows above
the main entry shall be maintained and operated in good
working order.
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12.
13.
The expansion of the club triggers the City’s requirement for
a Conditional Use Permit. Approval ~of the Site and Design
application is contingent upon the approval of the Conditional
Use Permit.
Palo Alto Hills Golf and Country Club memberships shall be
limited to ensure that traffic impacts will not occur. The
Club shall be limited to 425 Proprietary members and 200
Social members.
All new windows, glass doors and skylights shall be of a non-
reflective material.
In areas with slopes in excess of ten percent, the driveway
surface shall be engineered to provide adequate wet traction
to emergency vehicles. Prior to building permit, an
engineering study of the adequacy of the material chosen shall
be reviewed by the Fire Department.
No area represented as permeable pa~ing in project plans
dated March 27, 2008 shall be converted to impervious paving
unless an equal area of impervious paving is converted to
permeable paving, subject to the approval by the Director of
Planning.
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14.
15.
17.
If during grading and construction activities, any
archeological or human remains are encountered, construction
shall cease and a qualified archaeologist shall visit the site
to address the- find. The Santa Clara County Medical
Examiner’s office shall be notified to provide proper
direction on how to proceed. If any Native American resources
are encountered during construction, construction shall cease
immediately until a Native American descendent, appointed by
the Native American Heritage Commission of the State of
California, is able to evaluate the site and make further
recommendations and be involved in mitigation planning.
To deter the potential spread of sudden oak death disease in
Palo Alto, the City requires that you perform the work
according to the county quarantine restrictions in the
attached Sudden Oak Death Best Management Practices
http://www.citY0fpaloalto.org/environment/default.asp
The following controls shall be implemented for the duration
of project construction to minimize dust related construction
impacts:
All active construction areas shall be watered at least
twice daily.
All trucks hauling soil, sand, and loose materials shall
be covered or shall retain at least two feet of
freeboard.
All paved access roads, parking areas, and staging areas
at the construction site shall be swept and watered
daily. ~
¯Streets shall be swept daily if visible soil material is
carried onto adjacent public streets.
Construction activities shall comply with Chapter 9.10 (Noise)
of the PAMC (limiting construction between the hours of eight
a.m. and six p.m. Monday - Friday, nine a.m. and six p.m. on
Saturday, and construction activities prohibited on Sunday and
Holidays) to reduce construction-related noise impacts to less
than significant levels.
18.
19.
During construction, the site shall be kept clear of debris
on a daily basis.
Prior to the issuance of a demolition permit to remove the
existing structures on site, the applicant shall submit to
Planning Staff for review and approval, a detailed
deconstruction program for removal of the existing
structure(s). Applicant shall consider, as part of the
program, to allow the salvage company two weeks to
deconstruct the buildings.
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20.To the extent permitted by law, the Applicant shall
indemnify and hold harmless the City, its City Council, its
officers, employees and agents (the ~indemnified
parties")from and against any claim, action, or proceeding
brought by a third party against the indemnified parties and
the applicant to attack, set aside or void, any permit or
approval authorized hereby for the Project, including
(without limitation) reimbursing the City its actual
attorneys fees and costs incurred in defense of the
litigation. The City may, in its sole discretion, elect to
defend any such action with attorneys of its own choice.
PLANNING DIVISION ARBORIST
Prior to submittal of buildinq permit
21.To offset the loss of parking lot shade tree potential,
install Engineered Soil Mix (ESM) in specified areas. The
new trench drain and surface storm water runoff (600’-800’)
will cause the removal of several planter islands, existing
shade trees with diminished area for replanting new trees.
Without provision for significant rooting area for the new
trees, they will not achieve normal shade potential. Plans
and Civil Drawings shall designate the parking space on each
side of the six replaced planter islands and the north
terminal end (next to two cedar trees) to be installed with
ESM as base material for parking areas near tree plantings
to improve shade tree potential, minimize tree root damage
to curb and maximum service life of the parking surface. The
technology should be counted toward ~ny points awarded for
LEED certification rating. Public Works Engineering
Specifications, Section 30 and Detail #604a shall be
specified for ~ minimum of 24" depth and be clearly shown in
the designated areas.
22.Any revision to the plans which may affect the welfare of
the trees and vegetation to be preserved shall be reviewed
by the Project Site Arborist and Planning Arborist prior to
approval or implementation at the site.
23.Site Plan Requirements. The final Plans submitted for
building permit shall include the following notes on the
relevant sheets.
Sheet T-I Tree Protection-it’s Part of the Plan
(http://www.cityofpaloalto.orq/environment/urban canopy
.asp ), complete the Tree Disclosure Statement
and Inspection and Reporting Schedule (check #1-6).
The Tree Preservation Report approved by staff, Barrie
Coate and Associates, dated June 26, 2007, shall be
printed on Sheet T-I and/or T-2 (all sheets) and
implemented in full. A note shall be applied to the
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site plan stating, "All measures identified in the Tree
Protection Report on Sheet T-I and the approved plans
shall be implemented, including inspections and¯required watering of trees.
Protective Tree Fencing Type. Delineate on grading
plans, irrigation plans, site plans and utility plans,
Type II fencing around Street Trees and Type I fencing
around Protected/Designated trees as a bold dashed
line enclosing the Tree Protection Zone (per the
approved Tree Preservation Report) as shown on Detail
#605, Sheet T-I, and the City Tree Technical Manual,
Section 6.35-$ite Plans.
Civil plans, grading plans, irrigation plans, site
plans and utility plans. Civil and relevant site plan
sheets shall include a note applying to the trees to be
protected, including neighboring trees stating:
"Regulated Tree--before working in this area contact
the Project Site Arborist at 408-353-1052"
e o Utility plan sheets shall include the following note:
~Utility trenching shall not occur within the TPZ of
any retained and protected tree. Contractor is
responsible for ensuring the instruction is conveyed to
any City crew or other contractors."
Landscape Plans. Make the following changes in plant
material for the following species, and planting
specifications:
Cedrus deodora, Quercus agrifol~a, Quercus suber,
Pistachia chinensis: 24" box size.
¯Correct the discrepancy between Incense Cedar and
Cedrus atlantica ’Glauca’ (clarify which is proposed)
A detailed landscape and irrigation plan encompassing
on-and off-site plantable areas out to the curb shall
be approved by the Architectural Review Board. A
Landscape Water Use statement, water use calculations
and a statement of design intent shall be submitted for
the project. A licensed landscape architect and
qualified irrigation consultant will prepare these
plans, to include:
C o
All existing trees identified both to be retained and
removed including street trees.
Complete plant list indicating tree and plant species,
quantity, size, and locations.
Irrigation schedule and plan.
Fence locations.
Lighting plan with photometric data.
Trees to be retained shall be irrigated, aerated and
maintained as necessary to ensure survival.
go
j o
All mew trees planted within the public right-of-way,
as shown onothe approved plans, shall be installed per
Public Works Standard Tree Well Diagram #604, shall
have a tree-pit dug at least twice the diameter of the
root ball. The Public Works Detail #604 shall be shown
on Landscape Plans.
Landscape plan shall include planting preparation
details for trees specifying digging the soil to at
least 30-inches deep, backfilled with a quality topsoil
and dressing with 2-inches of wood or bark mulch on top
of the root ball keeping clear of the trunk by 1-inch.
Automatic irrigation shall be provided to all trees.
For trees, details on the irrigation plans shall show
two bubbler heads mounted on flexible tubing placed at
the edge of the root ball. Bubblers shall not be
mounted inside an aeration tube. The tree irrigation
system shall be connected to a separate valve from
other shrubbery and ground cover, pursuant to the
City’s Landscape Water Efficiency Standards.
Irrigation in the right-of-way requires a street work
permit per CPA Public Works standards.
Landscape Plan shall ensure the backflow device is
adequately obscured with the appropriate screening to
minimize visibility (planted shrubbery is preferred,
painted dark green, decorative boulder covering
acceptable; wire cages and bag covers are discouraged
During construction
25.Tree Protection Statement. A written~statement from the
contractor verifying that the required protective fencing is
in place shall be submitted to the Building Inspections
Division prior to demolition, grading or building permit
issuance. The fencing shall contain required warning sign
and remain in place until final inspection of the project.
Tree fencing shall be adjusted after demolition if necessary
to increase the tree protection zone as required by the
project arborist.
26.Project Arborist Inspection. The contractor shall call for
an inspection by the Project Arborist. A final inspection
and report by the project arborist shall evaluate all trees
to be retained and protected, as indicated in the approved
plans, the activity, health, welfare, mitigation remedies
for injury, if any, and for the long term care of the trees
for the new owner. The report shall provide written
verification to the Planning Department that all trees,
shrubs, planting and irrigation are installed and
functioning as specified in the approved plans. The final
arborist report shall be provided to the Planning Department
prior to written request for temporary or final occupancy.
Page 14
The final report will be used to navigate the security
guarantee return~process.
27.
28.
The applicant shall be responsible for the repair or
replacement of any publicly owned trees that are damaged
during the course of construction, pursuant to Section
8.04.070 of the Palo Alto Municipal Code.
The following general tree preservation measures apply to
all trees to be retained: No storage of material, topsoil,
vehicles or equipment shall be permitted within the tree
enclosure area. The ground under and around the tree canopy
area shall not be altered. Trees to be retained shall be
irrigated, aerated and maintained as necessary to ensure
survival.
Prior to occupancy
29.
30.
The Planning Department shall be in receipt of written
verification that the Landscape Architect has inspected all
trees, shrubs, planting and irrigation and that they are
installed and functioning as specified in the approved
plans.
Project Arborist Inspection. The contractor shall call for
an inspection by the Project Arborist. A final inspection
and report by the project arborist shall evaluate all trees
to be retained and protected, as indicated in the approved
plans, the activity, health, welfare, mitigation remedies
for injury, if any, and for the lon~ term care of the trees
for the new owner. The final arborist report shall be
provided to the Planning Department prior to written
request for temporary or final occupancy. The final report
will be used to navigate the security guarantee return
process.
Post construction
31.Maintenance. All landscape shall be reasonably maintained,
watered, fertilized, and pruned (topping and unbalancing is
prohibited) according to Best Management Practices-Pruning
(ANSI A300-Current Version) and the CPA Tree Technical
Manual.
UTILITIES MARKETING
Prior to issuance of either a Building Permit or Grading Permit,
all common area landscaping shall be approved by Utilities
Marketing Services, a division of the Utilities Department. For
projects with more than 1,500 square feet of landscaped area, a
water budget shall be assigned to the project and a dedicated
irrigation water meter shall be required. The landscape shall
Page 15
conform to the Landscape Water Efficiency Standards of the City
of Palo Alto.
32.The Landscape Water Efficiency Standards state that ~golf
courses are exempt from a maximum water allowance. However,
every other requirement of these standards is applicable,
including estimation of irrigation water requirements." The
following documents need to be submitted at the Building
Permit phase:
Design Intent Statement
Landscape Water Use Statement
Water Use Calculations
Irrigation Plan
Grading Plan
Landscape Plan
33.All documents and information to comply with the Landscape
Water Efficiency Standards can be found on the City of Palo
Alto Utilities website or at the following linkf
http://www.cpau.com/docs/factsheets/water/landstandO82002.pdf
Please contact Amanda Cox with Utility Marketing Services at
(650) 329-2417 for further information or questions.
UTILITIES WATER GAS WASTEWATER
34.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
fixture units/g.p.m., gas in b.t.u.p.h, and sewer in fixture
units/g.p.d.).
35.
36.
37.
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 mains, sewer cleanouts,
sewer lift stations and any other required utilities.
The applicant must show on the site plan the existence of
any water well, or auxiliary water supply.
The applicant shall be responsible for installing and
upgrading the existing utility mains and/or services as
necessary to handle anticipated peak loads. This
responsibility includes all costs associated with the
design and construction for the installation/upgrade of the
utility mains and/or services.
Page 16
38.
39.
40.
41.
42.
43.
44.
45.
Sewer drainage piping serving fixtures located below the
next upstream sewer main manhole cover shall be protected
by an approved backwater valve per California Plumbing Code
710.0~ The upstream sewer main manhole rim elevation shall
be shown on the plans.
The applicant’s engineer shall submit flow calculations and
system capacity study showing that the on-site and off-site
water and sanitary sewer mains and services will provide
the domestic, irrigation, fire flows, and wastewater
capacity needed to service the development and adjacent
properties during anticipated peak flow demands. The study
shall meet the requirements and the approval of the WGW
engineering section. No downstream overloading of existing
sewer main will be permitted.
Existing wastewater laterals that are not plastic (ABS,
PVC, or PE) shall be replaced at the applicant’s expense.
The applicant shall pay the capacity fees and connection
fees associated with the installation of the new utility
service/s to be installed by the City of Palo Alto
Utilities. The approved relocation of services, meters,
hydrants, or other facilities will be performed at the cost
of the person/entity requesting the relocation.
Each place of business shall have one domestic water
service, one gas meter and sewer lateral connection shown
on the plans.
A separate water meter and backflow preventer is required
to irrigate the approved landscape plan. Show the location
of the irrigation meter on the plans. This meter shall be
designated as an irrigation account an no other water
service will be billed on the account. The irrigation and
landscape plans submitted with the application for a
grading or building permit shall conform to the City of
Palo Alto water efficiency standards.
An approved reduce pressure principle assembly (RPPA
backflow preventer device) shall be installed for all
existing and new water connections from Palo Alto Utilities
to comply with requirements of California administrative
code, title 17, sections 7583 through 7605 inclusive. The
RPPA shall be installed on the owner’s property and
directly behind the water meter. Show the location of the
RPPA on the plans. Inspection by the utilities cross
connection inspector is required for the supply pipe
between the meter and the assembly.
An approved double detector check valve shall be installed
for the existing or new water connections for the fire
Page 17
46.
47.
48.
system to comply with requirements of California
administrative code, title 17, sections 7583 through 7605
inclusive. Double check detector check valves shall be
installed on the owner’s property adjacent to the property
line. Show the location of the double detector check
assembly on the plans. Inspection by the utilities cross
connection inspector is required for the supply pipe
between the City connection and the assembly.
The gas meter location must conform with utilities standard
details.
All existing water and wastewater services that will not be
reused shall be abandoned at the main per WGW utilities
procedures.
All utility installations shall be in accordance with the
City of Palo Alto utility standards for water, gas &
wastewater.
PUBLIC WORKS ENGINEERING DEPARTMENT
49.Grading & Excavation Permit: A Grading & Excavation Permit is
required for the project. The plans submitted for this permit
should only show the before and after grades, the drainage,
and any on-site drainage systems. Other site utilities may be
shown on the grading plan for reference only and should be so
noted. See PAMC 16.28 for more information. The grading
plans should show how the site will be protected from storm,water pollution during and at the concluslon of grading.
Include in submittal for a building permit
50.C.3: This project is required to meet the California Regional
Water Quality Control Board’s revised provision C.3 for storm
water regulations, incorporated into the Palo Alto Municipal
Code, Section 16.11, that apply to land development projects
that create or replace I0,000 square feet or more of
impervious surface. These regulations require that the
project incorporate a set of permanent site design measures,
source controls, and treatment controls that serve to protect
storm water quality. The applicant will be required to
calculate, develop and incorporate permanent storm water
pollution prevention measures (preferably landscape-based
treatment controls such as bioswales, filter strips, and
permeable pavers rather than mechanical measures that require
long-term maintenance) to treat a specified percentage of site
runoff. The applicant must designate a party to maintain the
control measures for the life of the improvements and must
enter into a maintenance agreement with the City. The City
will inspect the treatment measures yearly and charge an
Page 18
inspection fee. There is a $750 C.3 plan check fee that will
be collected upon submittal for a grading or building permit.
51.Survey Controls~_ Applicant shall adhere to North American
Datum 1983 State Plane Zone 3 for horizontal survey controls
and NGVD 1927 for vertical controls survey throughout the
design process.
52.Impervious Surface Area: The proposed development will result
in a change in the impervious area of the property. The
applicant shall provide calculations showing the adjusted
impervious area with the building permit application. A Storm
Drainage Fee adjustment on the applicant’s monthly City
utility bill will take place in the month following the final
approval of the construction by the Building Inspection
Division. The impervious area calculation sheets and
instructions are available from Public Works Engineering.
53.SAPPP: If the proposed development will disturb more than one
acre of land, then the applicant will be required to comply
with the State of California’s General Permit for Storm Wate9
Discharges Associated with Construction Activity. This
entails filing a Notice of Intent to Comply (NOI), paying a
filing fee, and preparing and implementing a site specific
storm water pollution prevention plan (SWPPP) that addresses
both construction-stage and post-construction BMP’s for storm
water quality protection. The applicant is required to submit
two copies of the NOI and the draft SWPPP to the Public Works
Department for review and approval prior to issuance of the
grading or building permit. To determine how much of the site
is being disturbed, provide a calculation/table on the site
plan.
54.If less than one acre of site is disturbed, then the formal
SWPPP described above will not be required, but the City will
still require that the applicant provide a site plan that
incorporates best management practices (BMP’s) to ensure that
storm water pollution is controlled during construction. Also,
include the City’s standard "Pollution Prevention - It’s Part
of the Plan" sheet, in the plan set. Copies are available from
Public Works at the Development Center.
55.Truck Route: Add a note to the plans that all truck routes
shall conform to the City of Palo Alto’s Trucks and Truck Route
Ordinance, Chapter 10.48, and the route map, which outlines
truck routes available throughout the City of Palo Alto.
BUILDING DIVISION
56.The plans submitted for the building permit shall include
the full scope of th~ construction including construction
documents for proposed site development, utility
installations, architectural, structural, electrical,
Page 19
57.
58.
59.
60.
61.
62.
63,
64.
65.
66.
plumbing and mechanical work associated with the proposed
detached building and addition to the existing building.
The applicant shall be schedule and attend a pre-application
meeting with Building Division staff to review the permit
application process and to verify that the permit
application will comply with all of these conditions.
A separate building permit shall be required for the
construction of the new detached building and additions to
the existing building.
A separate grading permit may be required if the volume of
cut and/or fill material exceeds i00 cubic yards. The
excavation of the basement parking garage is included as
part of the building permit and does not require a separate
grading permit.
The design and construction details of building components
that are not included in the plans submitted for building
permit and are to be ~deferred" shall be limited to as few
items as possible. The list of deferred items shall be
reviewed and approved prior to permit application.
The location of the building’s electrical service shall
require prior approval by the Building Division and shall be
located at an exterior location or in a room or enclosure
accessible directly from the exterior.
The plans submitted for building permit shall include an
analysis of the allowable floor area based on specified
types of construction for the mixed occupancies located in
sections or portions 1 and 2 of the existing building.
Plans submitted for the new additions shall include floor
plans, elevations and details in compliance with current
laws for the physically disabled applicable to existing
buildings. The accessible parking stalls in tandem and
located along the driveway in front (east side) of the
building will not be permitted.
Due to the scale of the overall project, the applicant shall
be required to utilize a 3rd party plan check agency to
conduct the building code plan review. A list of the
agencies approved by the City of Palo Alto is available at
the Development Center.
An oil/water separator shall be installed in the parking
garage.
Santa Clara County Health Dept. approval may be required for
the dining / bar expansions. Please submit 2 copies of plans
Page 2 0
stamped and approved by the Health Dept., prior to permit
issuance.
PUBLIC WORKS WATER QUALITY CONTROL PLANT
67.PAMC 16.09.032(B)(17) Covered Parking
Drainplumbing for parking garage floor drains must be
connected to an oil/water separator with a minimum capacity
of i00 gallons, and to the sanitary sewer system
68.PAMC 16.09.032 Loading Docks with Chemicals
Connections to the storm drain shall, not be permitted for 1
oading docks where chemicals, hazardous materials, grease,
oil, or waste products are handled.
69.
Loading dock drains may be connected to the sewer only if
the area in which the drain is located is covered or
protected from rainwater run-on by berms and/or grading, and
appropriate wastewater treatment approved by the
superintendent is provided. Any loading dock area with a _
sanitary sewer drain shall be equipped with a fail-safe
valve, which shall be kept closed during periods of
operation.
PAMC 16.09.106(d)(4) Loading Docks without Chemicals
Loading dock drains to the storm drain system may be allowed
if a valve or equivalent device is provided, which remains
closed except when it is raining.
70.PAMC 16.09.106(e) Dumpsters for New ind Remodeled Facilities
New dumpster areas shall be covered. The area shall be
designed to prevent water run-on to the area and run-off
from the area.
71.PAMC 16.09.032(b) (8) Condensate from HVAC
Condensate lines shall not be connected or allowed to drain
to the storm drain system.
72.PAMC Section 16.09.103(a) Grease Interceptors for Food
Service Facilities
A grease interceptor shall be installed with a minimum
capacity of 750 gallons. The grease interceptor must be
sized in accordance with Appendix H of the Uniform Plumbing
Code. The sizing calculation must be submitted with the
plans.
73.PAMC 16.09.103(e) Prohibition Against Garbage Disposals
The installation of a garbage grinder at any food service
facility is prohibited after January i, 2003. The kitchen
cannot utilize a garbage grinder for food waste disposal to
the sanitary sewer.
Page 21
FIRE DEPARTMENT
74.The current proposed design does not meet the fire access
requirements in Article 9 of the Cal. Fire Code. Applicant
shall propose an alternate method which increases the fire
resistance of the building and provides for hose outlets to
be spaced around the perimeter of the building in approved
locations. NOTE: The Building Permit will not be approved
without an acceptable alternate method in place.
SECTION 7. CONDITIONAL USE PERMIT GRANTED. Conditional
Use Permit Approval is granted by the City Council under Palo Alto
Municipal Code Section 18.76.010 for application 06PLN-00197,
subject to the conditions of approval in Section 8 of the Record.
SECTION 8.Conditional Use Permit Conditions of Approval.
Palo Alto Hills Golf and Country Club memberships shall be
limited to 425 Proprietary members and 200 Social members.
o Events of more than 350 people shall be limited to no more
than 12 in one calendar year.
o The club shall investigate and respond to all neighbor
complaints regarding parking and other matters.
o
o
The City may notice a hearing to modify the Conditional Use
Permit when there is evidence of health and safety concerns
(this includes traffic and noise issues).
The club shall keep a record of events and include the
number of guests associated with them. This record, or a
copy, shall be made available to the City upon request.
The club shall keep a record of any neighbor complaints and
shall be made available for review by the City on an as
requested basis.
A record of the number of busses used on an annual basis
shall be maintained. This record, or a copy, shall be made
available to the City upon request.
8.Busses shall not be left idling for long periods of time.
o Events and activities at the club shall be in compliance
with the limitations established by the noise ordinance at
all times.
I0.There shall be no lighting of the tennis courts.
Page 22
ii.
12.
The height.of the landscaping at the front of the property
shall be maintained such that a 300 foot sight line is
maintained per -the requirements of the Transportation
Division.
The following mitigations, as listed in the Mitigated Negative
Declaration, are applicable to the Conditional Use Permit and
are repeated here and shall be implemented:
Mitigation Measure #i: Require-automatic night shades to
block any light leak from the windows of the fitness building
in the evening. The automatic night shades shall be shown on
the building permit plans.
Mitigation Measure #3: The applicant shall select quieter
HVAC equipment, employ sound attenuation techniques, or place
it further from the property line such that the average 24
hour noise level will not increase by 5 decibels or more in a
residential area. The location, design, and specification for
such equipment shall be provided for approval by staff prior
to issuance of a building permit.
Mitigation Measure #4: The applicant shall develop a
transportation demand management (TDM) program to reduce
average daily weekday trips by at least 37 trips, and to
reduce average daily weekend trips by at least 65 trips. The
program shall be designed and submitted for review by the
City’s transportation staff, shall be demonstrated to be
enforceable, and must be approved p~ior to issuance of any
grading or building permit. The program shall be proposed to
the satisfaction of the director, shall include proposed
performance targets for parking and or trip reduction, and
shall designate a single entity to implement the proposed
measures. Monitoring reports shall be submitted to the
director each year for a period of five years after building
Occupancy noting the effectiveness of the proposed measures as
compared to the initial performance targets and suggestions
for modifications if necessary to enhance parking and/or trip
reductions. In no event shall social memberships increase
above 175 members unless the TDM traffic targets are met to
the satisfaction of the director. The TDM program may include
but is not limited to the following measures:
a)Provide incentives to Club members that will encourage
them to combine their trips to the facility rather than
make multiple trips (joint usage) or carpooling for
employees and guests.
An example of this could be the issuance of cards that
provide for free golf cart rentals, free exercise classes
etc. for x number of combined trips or carpool/vanpool
Page 23
b)
trips.
Decrease the size and/or frequency of exercise classes in
the new fitness facility.
c) Open the fitness facility on Mondays (when golf is
normally closed) and close it on Wednesday, which is
typically the busiest weekday at the club.
d)Control the volume of use of the new private banquet rooms
or other Club facilities as necessary to ensure that the
traffic volume stays below the TIRE index.
Mitigation Measure #5: The club shall employ measures to ensure
that all of the parking demand generated by club activities
shall be met on site such that no club users are parking on
Alexis Drive or its side streets. These measures shall include
but are not limited to mandatory valet parking for those events
that may exceed the typical capacity of available parking at the
club and-the use of the golf course for overflow parking if
needed.
13.To the extent permitted by law, the Applicant shall indemnify
and hold harmless the City, its City Council, its officers,
employees and agents (the "indemnified parties")from and
against any claim, action, or proceeding brought by a third
party against the indemnified parties and the applicant to
attack, set aside or void, any permit or approval authorized
hereby for the Project, including (without limitation)
reimbursing the City its actual at~torneys fees and costs
incurred in defense of the litigation. The City may, in its
sole discretion, elect to defend any such action with
attorneys of its own choice.
SECTION 9.Terms of Approval.
Conditional Use Permit Approval. In the event actual
construction of the project is not commenced within twelve months
of the date of council approval, the approval shall expire and be
of no further force or effect, pursuant to Palo Alto Municipal Code
Section 18.77.090
Site and Design Approval. In the event actual construction of
the project is not commenced within two years of the date of
council approval, the approval shall expire and be of no further
force or effect, pursuant to Palo Alto Municipal Code Section
18.30 (@) .080.
PASSED:
Page 24
AYES:
NOES:
ABSENT:
ABSTENTIONS:
ATTEST:APPROVED:
City Clerk
APPROVED AS TO FORM:
Director of Planning and
Community Environment
Senior Deputy City Attorney
PLANS AND DRAWINGS REFERENCED:
i.Development Plans prepared by Cody Anderson Wasney Architects,
consisting of 36 pages, received June ii, 2008.
Page 2 5
~TTACHMENT B
CRy of
City Manager’s Report
TO:HONORABLE CITY COUNCIL
FROM:
DATE:
SUBJECT:
CITY MANAGER DEPARTMENT: PLANNING AND
COMMUNITY ENVIRONMENT
SEPTEMBER 15, 2008 CMR: 365:08
APPROVAL OF A MITIGATED NEGATIVE DECLARATION, SITE AND
DESIGN REVIEW, CONDITIONAL USE PERMIT AND RECORD OF
LAND USE ACTION FOR A NEW SPA AND FITNESS FACILITY,
BELOW GRADE PARKING, TENNIS COURT AND OTHER SITE
IMPROVEMENTS LOCATED WITHIN THE OPEN SPACE. (OS) ZONE
DISTRICT AT 3000 ALEXIS DRIVE
RECOMMENDATION
Staff, the Plmming and Transportation Commission,
recommend that the City Council approve the following:
and the Architectural Review Board
1.Mitigated Negative Declaration, prepared for the property located at 3000 Alexis Drive, in
accordance with the California Environmental Quality Act (Attactmaent G).
A Record of Land Use Action approving a Site and Design Review and Conditional Use
Pernait applications to allow the construction of a new spa and fitness facility, and other site
improvements subject to the findings and conditions of approval contained in the draft
Record of Land Use Action (Attachment A).
BACKGROUND
The project is located in the Palo Alto Foothills at the Palo Alto Hills Golf and Country Club, on
a 125 acre site in the Open Space (OS) zone district, surrounded by single family residences and
the Arastradero Preserve. The Comprehensive Plan map designation is open space/controlled
development. The adjacent residential development is primarily zoned Residential Estate (RE)
with some properties in the OS zone district.
The proposed two-story, spa/fitness center would be located at the south end (left side) of the
existing country club building at the southeast side of the property near Alexis Drive. The
16,276 square foot building would include a basement providing 27 parldng spaces and a storage
and laundry facility, with ground floor areas for reception, hot tub, spa, locker room, teen room,
and child watch. The second floor would contain a workout room and two exercise rooms for
group classes.
CMR: 365:08 Page 1 of 5
Changes to the existing clubhouse would include the addition of a porte cochere and two small
banquet rooms, relocation of the existing administrative offices, new roof screens, and an
expansion of the pro shop and members’ bar area. The proposal also includes a new turf tem~is
comet, a small wading pool, and replacement and reconfiguration of the existing driving range
area.
BOARD/COMMISSION REVIEW AND RECOMMENDATIONS
ARB Review
On September 7, 2006, the Architectural Review Board (ARB) reviewed conceptual plans for a
building that exceeded the height !imit, supporting the original butterfly roof design that
increased the building height. The ARB encouraged the use of story poles to study the potential
impact on adjacent residents’ views, though there was no public testimony about the building
height. The board expressed some concerns over the introduction of the mansard roof to act as a
screen for existing mechanical equipment and how the new building connects to the old.
The first formal ARB hearing was held on May 15, 2008, with a review of revised plans that
comply with the 25 foot height limit of the Open Space zone district. The board was generally
supportive of the project but continued the item requesting that the applicant come back witff the
following information:
All landscape lighting fixtures and locations with consideration for step lights in the
stairs;
®Bike rack locations and details;
,Details for the concrete walls and the railings;
*Reconsideration of the porte cochere roof;
,Reconsideration of the fenestration at the front right side of the spa/fitness building;
,Consideration of integral color stucco;~
~Depiction of how the roof will cover the wall portion of the proposed spa/fitness building
that does not have overhangs to show how rain will not run down the inside of the wall.
At the ARB’s second hearing on June 5, 2008, the ARB voted (5-0) to recommend approval with
an additional condition. The applicant has recently proposed to add new trees to the existing
parking lot and to remove a large cedar tree in front of the building. Staff is still working with
the applicant to finalize the specifics of the landscape r~visions and the ARB has recommended
approval with the condition that the applicant work with staff to finalize these details. This
condition has been added to condition number five. There were no public speakers on this item.
Plamaing and Transportation Commission (PTC) Hearings
The proposal was heard by the PTC on April 2, 2008. The PTC unanimously voted (6-0-1-0) to
recommend approval with staff’s conditions including the building height reduction, with two
added conditions: (1) that the Conditional Use Permit limit the club membership to 425
proprietary membei-s and 200 Social members, and (2) that the applicant revise the landscape
plan to adequately screen the view of the proposed building from an adjacent residence. There
were seven speakers in favor of the project and three speakers against. Those in support of the
project cited the family oriented programs offered by the Club and the Club’s history of being a
good neighbor as some of the community benefits. Those opposed expressed concerns over
traffic, controls over the number of club members, future membership costs, and the proposed
CMR: 365:08 Page 2 of 5
Council members only and available on the City’s
http ://www. cityofp aloalto.org/civica/fileb ank!blobdload, asp ?BlobK)= 11937.
website at
The project was reviewed a-second time by the PTC on August 27, 2008 to make a
recolnmendation to the City Council on the Conditional Use Pelunit (CUP). Typically, a CUP is
subject to review and approval by the Director of Plamaing and Community Environment. A
CUP application alone would not be brought before the PTC unless a hearing was requested.
this case, staff had decided to bring the CUP before the PTC as it is associated with a Site and
Design Review application. This would allow Council to conduct a single hearing on all of the
project elements. The PTC recommended approval of the CUP by a vote of 5-1-0-1. The draft
excerpt of the PTC minutes for the August 27th meeting are also attached for Council and
available on the City’s website at http://www.cit¥ofpaloalto.org/k~aowzone/agendas/cotmcil.asp.
RESOURCE IMPACT
The proposed project will generate additional ammal General Fund revenues in the form of
property taxes and Utility Users Tax. Total revenues from these sources are projected to
equal $11,405. In addition, one-time impact fees of $146,153 are expected from the project.
POLICY IMPLICATIONS
Commercial Recreation is a conditionally permitted use within the OS zone district. As-a
Commercial Recreational Use, the expansion of the club facilities requires a Conditional Use
Permit (CUP). A CUP was included in the filing of the application for Site and Design review.
The City Council does not typically act on the CUP as it is a Director-level decision. Because
the application includes Site and Design review which requires Council action, and that fact that
each element would need to be conditioned upon the approval of the other, staff has decided to
have the City Council also act on both elements, the Site and Design Review and the CUP.
ENVIRONMENTAL REVIEW ~
A Draft Initial Study, which reviewed the enviro~nental issues as required by the California
Enviromr~ental Quality Act (CEQA), and Intent to Adopt a Mitigated Negative Declaration
(MND) were posted and circulated for public review. The 20-day public review circulation
period began March 28, 2008 and ended April 17, 2008. A letter from a neighbor’s attorney
(Attachment H) objecting to the enviromnental review was submitted subsequent to the PTC
hearing but in advance of the City Council’s scheduled Site and Design hearing on June 16,
2008. A revised analysis inco~]?orated changes to: 1)add more details about the existing uses on
the site; 2) include geotechnical conditions as mitigation measures; 3) expand the scope of the
grading discussion; and 4) update the traffic analysis and require transportation demand
management (TDM) measures to be specified and implemented with the project, rather than
subsequent to future traffic momtoring. Staff believes these changes adequately respond to the
attorney’s letter and that other concerns were previously addressed and require no further
modification to the IS/MND.
The 20-day public review circulation period for the revised MND began August 19, 2008 and
ended September 9, 2008. Mitigation measures have been identified that would be required as
conditions of approval to ensure the project will not have a significant negative impact on the
environment. These mitigations include the following:
The requirement for night shades to prevent light leak f~om windows of the new building
CMR: 365:08 Page 3 of 5
in the evemng;
The requirement for the implementation of the recommendations of the Oeoteclmical
Report to ensi~re the new construction will be structurally sound relative to the specific
soil conditions of the site;
The requirement for implementation of noise reduction measures to ensure the noise
levels do not exceed allowable thresholds;
The requirement for a Transportation Demand Management (TDM) program to reduce
the number of vehicular trips such that the City’s thresholds (TIRE index) are not
exceeded; and
The requirement that measures be implemented to ensure that parking is contained on
site.
A copy of the environmental document is provided as Attachment G.
PREPARED BY:
m ICH
Plarmer
DEPARTMENT HEAD:
CURTIS WILLIAI~IS
Interim Director of Plmming and Community Environment
CITY MANAGER APPROVAL:
ATTACHMENTS
Attachment A:
Attachment B:
Attactnnent C:
Attachment D
Attachment E:
Attachment F:
Attachment G:
Attachment H:
Attachment I:
Attachment J:
Attachment K:
Attachment L:
Attachment M:
Draft Record of Land Use Action.
Location Map
PTC Staff Report April 2, 2008 (w/o attach)
PTC Staff Report August 27, 2008 (w/o attach)
ARB Staff Report, May 15, 2008 (w/o attach)
ARB Staff Report, June 5, 2008 (w/o attach)
Draft Initial Study and Mitigated Negative Declaration
Letter from Stephen Velyvis, June 11, 2008
PTC Verbatim Minutes of April 2, 2008
PTC Verbatim Minutes of August 27, 2008
Applicant’s Submittals
Correspondences from the public
Proj ect Plans (Council packet only)
CMR: 365:08 Page 4 of 5
COURTESY COPIES
Cltris Wasney, Applicant
Palo Alto Hills Golf and Country Clnb, Dirk Zander, Owner
S al Giovanotto, Neighboring Property Owner
Stephen E. Velyvis, Miller Starr Regalia
CMR: 365:08
Attachment C
City of Palo Alto
Department of Planning and Community Environment California
Environmental Quali& Act
MI TI GA TED NE GA TI VE DE C L A ~ TI O N
Date:
Application Nos.:
Address of Project:
Assessor’s Parcel Number:
Applicant:
DESCRIPTION OF PROJECT
September 18, 2008
06PLN-00000-00361
3000 Alexis Drive
182-35-035
Chris Wasney
455 Lambert Avenue
Palo Alto, CA 94306
Owner:Palo Alto Hills Golf and Country Club
3000 Alexis Drive
Palo Alto, CA 94304
Project Description and Location:
A request for Site and Design Review and a Conditional Use Pe~rmit for a new 16,276 square foot, two
story spa/fitness facility with a below grade basement area for 27 vehicle parking spaces, a 1,474 square
foot addition for administrative offices, a 1,248 addition for various uses in the loading dock area, a 1,082
square foot addition to the members bar area, and a 162 square foot addition to the pro shop at 3000
Alexis Drive, as well as continued use of the existing facilities. Other improvements include the addition
of a new turf tennis court, replacement of the driving range, a new port cochere, a new wading pool, a
new roof screen, and other site improvements. Zone district: Open Space (OS)
II. DETERMINATION
In accordance with the City of Palo Alto’s procedures for compliance with the California
Environmental Quality Act (CEQA), the City has conducted an Initial Study to determine
whether the proposed project located at 3000 Alexis Dr. could have a significant effect on the
environment. On the basis of that study, the City makes the following determination:
The proposed project COULD NOT have a significant effect on the environment,
and a NEGATIVE DECLARATION is hereby adopted.
X Although the project, as proposed, could have a significant effect on the
environment, there will not be a significant effect on the environment in this case
because mitigation measures have been added to the project and, therefore, a
MITIGATED NEGATIVE DECLARATION is hereby adopted.
The attached initial study incorporates all relevant information regarding the potential
environmental effects of the project and confirms the determination that an EIR is not required
for the project.
In addition, the following mitigation measures have been incorporated into the project:
Mitigation Measure #1: Require automatic night shades to block any light leak from the
windows of the fitness building in the evening. The automatic night shades shall be shown on
the building permit plans.
Mitigation Measure #2: The recommendations of the Geotectmical Investigation by Murray
Engineers (December 2006) shall be required to be implemented as a condition of project
approval and approved prior to building permit issuance.
Mitigation Measure #3: The applicant shall select quieter HVAC equipment, employ sound
attenuation techniques, or place it further from the property line such that the average 24 hour
noise level will not increase by 5 decibels or more in a residential area. The location, design, and
specification for such equipment shall be provided for approval by staff prior to issuance of a
building permit.
Mitigation Measure #4: The applicant shall develop a transportation demand management
(TDM) program to reduce average daily weekday trips by at least 37 trips, and to reduce average
daily weekend trips by at least 65 trips. The program shall be designed and submitted for review
by the City’s transportation staff, shall be demonstrated to be~ enforceable, and must be approved
prior to issuance of any grading or building permit. The program shall be proposed tothe
satisfaction of the director, shall include proposed performance targets for parking and or trip
reduction, and shall designate a single entity to implement the proposed measures. Monitoring
reports shall be submitted to the director each year for a period of five years after building
occupancy noting the effectiveness of the proposed measures as compared to the initial
performance targets and suggestions for modifications if necessary to enhance parking and/or
trip reductions. In no event shall social memberships increase above 175 members unless the
TDM traffic targets are met to the satisfaction of the director. The TDM program may include
but is not limited to the following measures:
a) Provide incentives to Club members that will encourage them to combine their trips to the facility
rather than make multiple trips (joint usage) or carpooling for employees and guests.
An example of this could be the issuance of cards that provide for free golf cart rentals, free
exercise classes etc. for x number of combined trips or carpool/vanpool trips.
b) Decrease the size and!or frequency of exercise classes in the new fitness facility.
c)Open the fitness facility on Mondays (when golf is normally closed) and close it on Wednesday,
which is typically the busiest weekday at the club.
b)Control be volume of us~ of the new private banquet rooms or other Club facilities as necessary
to ensure that the traffic volume stays below the TIRE index.
Mitigation Measure #5: The club shall employ measures to ensure that all of the parking demand
generated by club activities shall be met on site such that no club users are parking on Alexis Drive or its
side streets. These measures shall include but are not limited to mandatory valet parking for those events
that may exceed the typical capacity of available parking at the club and the use of the golf course for
overflow parking if needed.
Proj ect Planner Date
Director of Planning and Community Environment Date
ENVIRONMENTAL CHECKLIST FORM
City of Palo Alto
Department of Planning and Community Environment
PROJECT DESCRIPTION A request for Site and Design Review and a Conditional Use Permit
for a new 16,276 square foot, two story spa/fitness facility with a below grade basement area for 27
vehicle parking spaces, a 1,474 square foot addition for administrative offices, a 1,248 addition for
various uses in the loading dock area, a 1,082 square foot addition to the members bar area, and a
162 square foot addition to the pro shop at 3000 Alexis Drive, as well as continued use of the
existing facilities. Other improvements include the-addition of a new turf tennis court,
replacement of the driving range, a new port cochere, a new wading pool, a new roof screen, and
other site improvements. Zone district: Open Space (OS)
o
o
PROJECT TITLE
3000 Alexis Drive
Palo Alto Hills Golf and Country Club
Palo Alto, California
LEAD AGENCY NAME AND ADDRESS
City of Palo Alto
Department of Planning and Community Environment
250 Hamilton Ave. 5th Floor
Palo Alto, CA 94303
CONTACT PERSON AND PHONE NUMBER
Russ Reich, Senior Planner
City of Palo Alto
(650) 617-3119
PROJECT SPONSOR’S NAME AND ADDRESS
Chris Wasney
455 Lambert Avenue
Palo Alto, CA 94306
APPLICATION NUMBER
06PLN-00000-00361
3000 Alexis Drive Page 1 Mitigated Negative Declaration
6.PROJECT LOCATION
3000 Alexis Drive,
Palo Alto, CA 94304
Parcel Numbers: 182-35-035
The project is located in the Palo Alto Foothills west ofU. S. Highway 280 at the Palo Alto Hills
Golf and Country Club as shown on Figure 1, Regional Map. The property is a 125 acre site in
the Open Space (OS) zone district and is surrounded by single family residences to the south and
to the east, and is bordered by the Arastradero Preserve to the north and northwest. The property
is accessed by Alexis Drive, as shown on Figure 2, Vicinity Map
7.GENERAL PLAN DESIGNATION:
3000 Alexis Drive is designated as Open Space/Controlled Development in the Palo Alto 1998 -
2010 Comprehensive Plan. This land use designation applies to land that has -the characteristics
of open space but allows some development. The adjacent residential development is primarily
zoned Residential Estate (RE) with some properties in the OS zone district. The project is
proposed at the south end of the existing country club building which is located at the south east
side of the property just off of Alexis Drive.
8.ZONING
The site is zoned Open Space (OS). The OS zone district is designed to permit the reasonable use
of open space land while preserving its inherent open space characteristics to assure continued
availability for the following: as agricultural land, recreation land, conservation or natural
resource land; for containment of urban sprawl and the structuring of urban development; and for
retention of land in its natural or near natural state, and to protect life and property in the
community from the hazards of fire, flood and seismic activity.The Country Club is a
conditionally permitted use within this zone district.
9.PROJECT DESCRIPTION
Palo Alto Hills Golf and Country Club (PAHGCC) was established in 1958 providing
opportunities for golf, tennis, swimming, and dinning. The club currently has 416 proprietary
members (shareholders of the corporation) and 140 social members. Proprietary members have
full access to all amenities of the club, while social members have limited golf privilege but
otherwise have full access to all of the Club’s other facilities.
The Club hosts up to 14 outside Monday golf tournaments per year. These events range in size
from 80 players to 144 players and the club limits these to no more than 3 within a given month.
The Club is closed on Mondays so there are no issues with other club members. The club hosts
an average of 30 to 40 weddings per year ranging in size from 75 to 300 people. PAHGCC also
has a number of in house member events such as Easter, Mothers Day, Fathers Day and an
annual 4th of July BBQ. These events average between 150 to 500 people with Mothers Day and
Easter being the largest. Those two events are a continuous buffet with four to five seatings
averaging 125 people per seating. The club will occasionally host other events that are over 300
people with 360 being the maximum. The Club will typically host three swim meets per year.
3000 Alexis Drive Page 2 Mitigated Negative Declaration
These meets are with other Clubs in the surrounding areas and average 150 to 250 people
depending on the size of the swim team. All events including casual dinner on Wednesday,
Friday and Sunday night-have valet parking with non-member events such as weddings,
bhatmitzvahs and birthdays being mandatory valet. There are a large variety of events and
activities tfiat take place at the club and the club limits these uses such that the club can
accommodate them and provide adequate parking.
Consistent with national trends over the last decade or so, the number of rounds of golf at the
Club has decreased by 1 to 2% per year. Because of this trend, and the demand for a wider range
of recreational opportunities for the whole family, the club has proposed the following
improvements.
The project proposes to demolish the one story buildings around the existing pool and to deepen
the current pool while maintaining the footprint. The existing pool facility is old and needs
updating. A wading pool and viewing mound will also be added. The viewing mound will
enable parents a more comfortable vantage point to sit on a small grassy incline to view their
children swimming. The deeper pool will allow the continued use of the diving board as it will
now comply with current State law.
The existing one story buildings would be replaced with a new two story Family Recreation
Center. The new building would serve the uses that currently take place within the buildings to
be demolished such as the teen room, changing areas and, the kids play area. The new building
would also include a weight room, two fitness rooms, and massage treatment rooms. The spa
facility is not a traditional spa in that it will only provide massage treatments and not the other
services, such as facials and body treatments, typically associated with a spa. The basement
level will provide 27 below grade parking spaces and a storage and laundry facility. The ground
floor will have a large open reception area and the small day spa with four treatment rooms, an
indoor/outdoor hot tub, locker room areas with steam rooms, a teen room, and a child watch area.
The second floor would contain a workout room with’cardio and weight equipment and two
exercise rooms for yoga and other specialized group classes.
One grass tennis court would be added next to the existing two tennis courts just up the hill from
the pool. The existing members’ lounge would be expanded northward for increased seating
capacity, while moving the administrative offices under that expanded space and converting the
existing office space to two small private dining rooms. These rooms would allow for smaller
gatherings of typically 20 to 50 individuals. A small pro shop addition is also proposed to open
up the space so it is less confined.
The driving range would be improved with earth moved from the excavation of the fitness
building garage. Some of this excavated earth will also be used to improve the slope of the ninth
fairway. Additionally, the existing buildings targeted for demolition will be converted to landfill
and kept on site. As such, no exportation of dirt or materials is planned. Other, more minor
improvements would provide for a new porte cochere and screening of the roof equipment
currently visible from west of the clubhouse.
Many of the project components serve to improve those uses/facilities that already occur and
exist at the club. Some project components such as the fitness center, the tennis court and the
small banquet rooms add additional facilities to the site but the project is now required to cap the
3000 Alexis Drive Page 3 Mitigated Negative Declaration
10.
11.
membership of the club. The two new banquet rooms are roughly projected to be utilized two to
three times per month with the majority of the business being during the week for corporate
business and would therefore not have an effect on increased traffic on weekends. It is projected
that the family fitness center would be open Tuesday through Sunday beginning at 7:00am and
closing by 9:00pm. The c~ub anticipates that 80% of the members utilizing the fitness facility
will be dual use (lunch and workout, golf and workout etc). There may be three to six fitness
class offerings per week ranging from pilates to spin with class sizes in the mid 20’s. The
increased seating area in the bar would be able to accommodate the current membership which
typically overflows into the dinning room for seating. This bar is popular after golf outings and
tournaments and currently only has a capacity of 60 people. The expansion will help to better
accommodate the existing usage.
SURROUNDING LAND USES AND SETTING
The project is proposed within a 125,000 acre Golf and Country Club property. The new
building is proposed in a hollow adjacent to the existing club building to reduce its visual impact.
The site is constrained by the existing pool and club building to the north, the tennis courts to the
west, a steep upslope to the south and a steep down slope to the east. The country club property
is surrounded by residences in the Residential Estate and Open Space zone districts to the south
East and West with the Arastradero Open Space Preserve to the North.
OTHER PUBLIC AGENCIES
County of Santa Clara, Office of the County Clerk-Recorder
ENVIRONMENTAL CHECKLIST AND DISCUSSION OF IMPACTS
EVALUATION OF ENVIRONMENTAL IMPACTS
1)A brief explanation is required for all answers except "No Impact" answers that are adequately
supported by the information sources a lead agency cites in the parentheses following each question.
[A "No Impact" answer is adequately supported if the referenced information sources show
that the impact simply does not apply to projects like the one involved (e. g. the project falls
outside a fault rupture zone). A "No Impact" answer should be explained where it is based on
project-specific factors as well as general standards (e. g. the project will not expose sensitive
receptors to pollutants, based on a project-specific screening analysis).]
2)All answers must take account of the whole action involved, including off-site as well as on-site,
cumulative as well as project-level, indirect as well as direct, and construction as well as operational
impacts.
Once the lead agency has determined that a particular physical impact may occur, then the checklist
answers must indicate whether the impact is potentially significant, less than significant with
mitigation, or less than significant. Potentially Significant Impact" is appropriate if there is
3000 Alexis Drive Page 4 Mitigated Negative Declaration
substantial evidence that an effect may be significant. If there are one or more "Potentially
Significant Impact" entries when the determination is made, an EIR is required.
4)"(Mitigated)Negative Declaration: Less Than Significant With Mitigation Incorporated" applies
where the incorporation of mitigation measures has reduced an effect from "Potentially Significant
hnpact" to a "Less than Significant Impact." The lead agency must describe the mitigation
measures, and briefly explain how they reduce the effect to a less than significant level (mitigation
measures from Section 17, "Earlier Analysis," may be cross-referenced).
5)Earlier analysis may be used where, pursuant to the tiering, program EIR, or other CEQA process, an
effect has been adequately analyzed in an earlier EIR or.negative declaration. Section 15063 (C) (3)
(D). In this case, a brief discussion should identify the following:
a) Earlier Analysis Used. Identify and state where they are available for review.
b) Impacts Adequately Addressed. Identify which effects from the above checklist were within the
scope of and adequately analyzed in an earlier document pursuant to applicable legal standards,
and state whether such effects were addressed by mitigation measures based on the earlier
analysis.
c) Mitigation Measures. For effects that are "Less than Significant with Mitigation Measures
Incorporated," describe the mitigation measures which were incorporated or refined from the
earlier document and the extent to which they address site-specific conditions for the project.
6)Lead agencies are encouraged to incorporate into the checklist references to information sources for
potential impacts (e.g. general plans, zoning ordinances). Reference to a previously prepared or
outside document should, where appropriate, include a reference to the page or pages where the
statement is substantiated.
7)Supporting Information Sources: A source list should be attached, and other sources used or
individuals contacted should be cited in the discussion.
8)The explanation of each issue should identify:
a) the significance criteria or threshold, if any, used to evaluate each question; and
b) the mitigation measure identified, if any, to reduce the impact to less than significance.
DISCUSSION OF IMPACTS
The following Environmental Checklist was used to identify environmental impacts, which could occur
if the proposed project is implemented. The left-hand column in the checklist lists the source(s) for the
answer to each question. The sources cited are identified at the end of the checklist. Discussions of the
basis for each answer and a discussion of mitigation measures that are proposed to reduce potential
significant impacts are included.
AESTHETICS
Issues and Supporting Information
Resources
Would the project:
Substantially degrade the existing visual
Sources Potentially
Significant
Issues
Potentially
Significant
Unless
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
a) X
3000 Alexis Drive Page 5 Mitigated Negative Declaration
b)
c)
Issues and Supporting Information
Resources
Would the project:
character or quality of the site and-its
surroundings?
Have a substantial adverse effect on a
public view or view corridor?
Substantially damage scenic resources,
including, but not limited to, trees, rock
outcroppings, and historic buildings
within a state scenic highway?
d) Violate existing Comprehensive Plan
policies regarding visual resources?
e) , Create a new source of substantial light or
glare which would adversely affect day or
nighttime views in the area?
Substantially shadow public open space
(other than public streets and adjacent
sidewalks) between 9:00 a,m. and 3:00
p.m. from September 21 to March 217
Sources
1,2,7
1,2
Map L4
1,2,
Map L4
1,2,7
Map L4
Potentially
Significant
Potentially
Significant
X
X
X
Issues Unless
Mitigation
Incorporated
Less Than No
Significant Impact
Impact
x
DISCUSSION:
The project will not substantially degrade the exiting visual character of the site. The site is currently
developed as a golf and country club with single family residential development around it. There are no
natural open space areas that would be disturbed by the project. The new spa/fitness building would be
two stories tall to reduce the building footprint and is proposed within a hollow, reducing the visual
impact to adjacent properties. The building would be visible to a few off site neighbors directly adjacent
to the property. While the building would be visible, it would not block significant views and it would
be designed to meet the City’s standards for architectural review. This visibility is not considered to be
a significant impact. Ample landscaping is also proposed to buffer the new building from adjacent
properties, but is not a required mitigation.
The project could create a new source of substantial light or glare that may adversely affect nighttime
views in that proposed spa fitness building would have new windows in close proximity to two existing
residences. The proposed exterior lighting for the new building is intended for way finding only and
will not have offsite impacts. The following mitigation measure would reduce the impact of the light
from the windows to a less than significant level. The degradation of the visual character of the
surroundings is addressed in section I. Land Use and Planning of this Initial Study.
Mitigation Measures:
Mitigation Measure #1: Require automatic night shades to block any light leak from the windows of
the fitness building in the evening. The automatic night shades shall be shown on the building permit
plans.
3000 Alexis Drive Page 6 Mitigated Negative Declaration
Significance after Mitigation:
Less than significant
a)
B. AGRICULTURAL RESOURCES
In determining whether impacts to agricultural resources are significant environmental effects, lead agencies may
refer to the California Agricultural Land Evaluation and Site Assessment Model (1997) prepared by the California
Dept. of Conservation as an optional model to use in assessing impacts on agriculture and farmland.
Issues and Supporting Information Resources
Would the project:
Sources
Convert Prime Farmland, Unique Farmland,
or Farmland of Statewide Importance
(Farmland), as shown on the maps prepared
pursuant to the Farmland Mapping and
Monitoring Program of the California
Resources Agency, to non-agricultural use?
Conflict with existing zoning for agricultural
use, or a Williamson Act contract?
Involve other changes in the existing
environment which, due to their location or
nature, could result in conversion of
Farmland, to non-agricultural use?
1,12
Potentially
Significant
Issues
Potentially
Significant
Unless
Mitigation
Incorporated
Less Than
Significant
Impact
X
b)1, 2,X
MapL-9,
c)
1 X
No
Impact
DISCUSSION:
The site is not located in a "Prime Farmland", "Unique F~armland", or "Farmland of Statewide
Importance" area, as shown on the maps prepared for the Farmland Mapping and Monitoring Program
of the California Resources Agency. The property is covered by a Williamson Act Contract but the
contract allows recreational uses and the project does not conflict with the contract.
Mitigation Measures:
None
a)
C.AIR QUALITY
Issues and Supporting Information Resources
Would the project:
Conflict with or obstruct with implementation
of the applicable air quality plan (1982 Bay
Area Air Quality Plan & 2000 Clean Air Plan)?
Violate any air quality standard or contribute
substantially to an existing or projected air
1,7
Potentially
Significant
Unless
Sources Potentially
Significant
Issues
Mitigation
Incorporated
b)
1,7
3000 Alexis Drive Page 7 Mitigated Negative Declaration
Less Than No
Significant Impact
Impact
X
X
Issues and Supporting Information Resources
c)
e)
g)
Sources
Would the project:
quality violation indicated by the following:
i. Direct and!or indirect operational
emissions that exceed the Bay Area Air
Quality Management District (BAAQMD)
criteria air pollutants of 80 pounds per day
and/or 15 tons per year for nitrogen oxides
(NO), reactive organic gases (ROG), and
fine particulate matter of less than 10
microns in diameter (PM10);
ii.Contribute to carbon monoxide (CO)
concentrations exceeding the State
Ambient Air Quality Standard of nine
parts per million (ppm) averaged over
eight hours or 20 ppm for one hour( as
demonstrated by CALINE4 modeling,
which would be performed when a) project
CO emissions exceed 550 pounds per day
or 100 tons per year; or b) project traffic
would impact intersections or roadway
links operating at Level of Service (LOS)
D, E or F or would cause LOS to decline to
D, E or F; or c) project would increase
traffic volumes on nearby roadways by
10% or more)?
Result in a cumulatively considerable net
increase of any criteria po!lutant for which the
project region is non-attainment under an
applicable federal or state ambient air quality
standard (including releasing emissions which
exceed quantitative thresholds for ozone
precursors)?
Expose sensitive receptors to substantial levels
of toxic air contaminants?
i. Probability of contracting cancer for the
Maximally Exposed Individual (MEI)
exceeds 10 in one million
ii.Ground-level concentrations of non-
carcinogenic TACs would result in a
hazard index greater than one (1) for the
MEI
Create objectionable odors affecting a
substantial number of people?
Not implement all applicable construction
emission control measures recommended in the
Bay Area Air Quality Management District
CEQA Guidelines?
7
1,7,14
1,7
1,7
1,7
Potentially
Significant
Issues
Potentially
Significant
Unless
Mitigation
Incorporated
Less Than
Significant
Impact
X
X
NO
Impact
X
X
X
X
X
DISCUSSION:
The City of Palo Alto uses the Bay Area Air Quality Management District’s (BAAQMD) thresholds of
significance for air quality impacts, as follows:
3000 Alexis Drive Page 8 Mitigated Negative Declaration
Construction Impacts: The project, would involve demolition, excavating, grading, and paving activities
which could cause localized dust related impacts resulting in increases in particulate matter (PM10).
Dust related impac.ts are considered potentially significant but would be minimized with the application
of standard dust control measures. Construction equipment would also emit NOx and ROC. However,
in order for emissions from construction equipment to be considered significant, the project must
involve the extensive use of construction equipment over a long period of time. Based on the size of the
proposed project, emissions of NOx and ROC are anticipated to be less than significant.
Long Term Impacts: Long-term project emissions primarily stem from motor vehicles associated with
the proposed project. With the proposed mitigations for traffic, the project is not expected to result in a
significant number of new vehicle trips. Therefore, long-term air-quality impacts are expected to be less
than significant.
The project would be subject to the following City’s standard conditions of approval:
The following controls shall be implemented for the duration of project construction to minimize dust
related construction impacts:
¯All active construction areas shall be watered at least twice daily.
¯All trucks hauling soil, sand, and loose materials shall be covered or shall retain at least tv~o feet
of freeboard.
¯All paved access roads, parking areas, and staging areas at the construction site shall be swept
and watered daily.
¯Submit a plan for the recovery/recycling of demolition waste and debris before the issuance of a
demolition permit.
Sweep streets daily if visible soil material is carried onto adjacent public streets.
Mitigation Measures: See Section 0 Transportation and Traffic for traffic mitigations.
a)
b)
D. BIOLOGICAL RESOURCES
Issues and Supporting Information Resources
Would the project:
Have a substantial adverse effect, either
directly or through habitat modifications, on
any species identified as a candidate, sensitive,
or special status species in local or regional
plans, policies, or regulations, or by the
California Department of Fish and Game or
U.S. Fish and Wildlife Service?
Have a substantial adverse effect on any
riparian habitat or other sensitive natural
community identified in local or regional plans,
policies, regulations, including federally
protected wetlands as defined by Section 404
Sources
1,2
MapN- 1
1,2, 7
MapN- 1
Potentially
Significant
Issues
Potentially
Significant
Unless
Mitigation
Incorporated
Less Than No
Significant Impact
Impact
x
x
3000 Alexis Drive Page 9 Mitigated Negative Dectaration
c)
Issues and Supporting Information Resources
Would the project:
of the Clean Water Act (including, but-not
limited to, marsh, vernal pool, coastal, etc.)
through direct removal, filling, hydrological
interruption, ot other means?
Interfere substantially with the movement of
any native resident or migratory fish or wildlife
species or with established native resident or
migratory wildlife corridors, or impede the use
of native wildlife nursery sites?
d) Conflict with any localpolicies or ordinances
protecting biological resources, such as a tree
preservation policy or as defined by the City of
Palo Alto’s Tree Preservation Ordinance
(Municipal Code Section 8.10)?
e) Conflict with any applicable Habitat
Conservation Plan, Natural Community
Conservation Plan, or other approved local,
regional, or state habitat conservation plan?
Sources
1,2, 7
MapN-1
1, ,3, 7,
8, 10
1,2,7
Potentially
Significant
Issues
Potentially
Significant
Unless
Mitigation
Incorporated
Less Than
Significant
Impact
X
No
Impact
X
X
DISCUSSION:
There are 223 trees identified in the vicinity of the project. These are landscape trees around the
building, in the parking lot, and in proximity to various project elements. The trees in these areas are
not natural open space trees. Implementation of the project elements would result in the removal of’
39 of these trees. Many of the trees would need to be removed due to their adjacency to the existing
building to be expanded or to provide the trench drain to improve stormwater capture. The project
includes 67 new trees to replace the trees being removed and to improve the overall landscape in the
vicinity of the project. Standard conditions of approval will require full implementation of the tree
preservation report to protect remaining specimen and designated trees.
In the immediate vicinity of the project, there are no riparian or tree habitats for the candidate,
sensitive, or special status species in the area. No endangered, threatened, or rare animals, insects
and plant species have been identified at this site. Tree preservation guidelines will be incorporated
into the conditions of approval such that the project will not have a significant impact on the code
protected trees and the project will have no impact on any other biological resources. The proposed
project will have no impact on biological resources and will require no mitigation. Per the standard
conditions of architectural review approval, the project would result in a less than significant impact
to biological resources.
Mitigation Measures:
None
E.CULTURAL RESOURCES
3000 Alexis Drive Page 10 Mitigated Negative Declaration
a)
Issues and Supporting Information Resources
Would the project:
Directly or indirectly destroy a local cultural
resource that is recognized by City Council
resolution?
b)Cause a substantial adverse change in the
significance of an archaeological resource
pursuant to 15064.5?
c) Directly or indirectly destroy a unique
paleontological resource or site or unique
geologic feature?
d)Disturb any human remains, including those
interred outside of formal cemeteries?
Sources
1,7
1,2, 7
MapL-8
1, 2, 7
MapL-8
1,2,7
MapL-8
Potentially
Significant
Issues
Potentially
Significant
Unless
Mitigation
Incorporated
Less Than
Significant
Impact
X
No
Impact
X
X
X
e)Adversely affect a historic resource listed or X
eligible for listing on the National and/or 1, 2, 7California Register, or listed on the City’s MapL-7Historic Inventory?
f)Eliminate important examples of major periods 1, 7 X
of California history or prehistory?
DISCUSSION:
The Comprehensive Plan indicates that the site is in a low sensitivity archaeological resource zone.
Although existing and historic development has altered the native landscape, the potential exists that
now-buried Native American sites could be uncovered in future planning area construction.
If archaeological materials are discovered the applicant would be required to perform additional testing
and produce an Archaeological Monitoring and Data recovery )lan (AMDRP) to be approved prior to
the start of construction. This would be included as a standard condition of approval.
Mitigation Measures:
None
a)
F. GEOLOGY, SOILS AND SEISMICITY
Issues and Supporting Information Resources
Would the project:
Expose people or structures to potential
substantial adverse effects, including the
risk of loss, injury, or death involving:
i) Rupture of a known earthquake fault,
as delineated on the most recent
Sources
See
below
Potentially
Significant
Issues
Potentially
Significant
Unless
Mitigation
Incorporated
Less Than No
Significant Impact
Impact
X
3000 Alexis Drive Page 11 Mitigated Negative Declaration
ii)
Alquist-Priolo Earthquake Fault
Zoning Map issued by the State
Geologist for the area or based on
other substantial evidence of a known
fault? Refer to Division of Mines and
Geology Special Publication 42.
Strong seismic ground shaking?
iii)Seismic-related ground failure,
including liquefaction?
1,2,4,5,
16
Maps
N-5, N-
10
2,5, 16
MapN-10
2,5,16
MapN-5
X
iv) Landslides?2,5, 16 X
MapN-5
b)
1, 7, 16 X
c)1, 7, 16 X
d)X
Result in substantial soil erosion or the loss
of topsoil?
Result in substantial siltation?
Be located on a geologic unit or soil that is
unstable, or that would become unstable as
a result of the project, and potentially
result in on- or off-site landslide, lateral
spreading, subsidence, liquefaction or
collapse?
Be located on expansive soil, as defined in
Table 18-1-B of the Uniform Building
Code (1994), creating substantial risks to
life or property?
Have soils incapable of adequately
supporting the use of septic tanks or
alternative waste water disposal systems
where sewers are not available for the
disposal of waste water?
Expose people or property to major
geologic hazards that cannot be mitigated
through the use of standard engineering
design and seismic safety techniques?
e)
2, 5, 16
MapN-5
2, 5, 16
MapN-5
1, 7, 16
X
g)X
X
X
DISCUSSION:
The entire state of California is in a seismically active area. According to the Comprehensive Plan the
project site is not in an area that is subject to very strong ground shaking in the event of an earthquake or
in an area subject to expansive soils, or liquefaction.
Development of the proposed project would be required to conform to all requirements in the Building
Code, which includes provisions to ensure that the design and construction of all buildings includes
provisions to resist damage from earthquakes to the extent feasible and acceptable. The potential onsite
exposure to geological hazards will therefore be less than significant. No mitigation is required.
As indicated in the "Geotechnical Investigation" produced by Murray Engineers Inc. "from a
geotechnical perspective, the site is suitable for the proposed improvements, provided the
recommendations contained in this report are implemented in the design and construction."(p.8) The
3000 Alexis Drive Page 12 Mitigated Negative Declaration
report indicates that the "primary geotechnical constraints to the proposed improvelnents are moderately
steep slopes located down slope of. the proposed third tennis court, the potential for consolidation and
creep of existing fill and colluvial soil, the potential for expansion and contraction of the clayey near-
surface soils, and the potential for strong ground shaking at the site during a moderate to large
earthquake on any of the nearby active or potentially active faults."(p. 8).
The report recommends remedies to these constraints in great detail, including, but not limited to, a "mat
slab foundation" for the proposed fitness center, spread footings for the elubhouse addition and retaining
walls, and a variety of other recommendations such as use of vapor barriers and damp-proofing, over
excavation to expose bedrock, keys and benches for slopes and limitations on grades for cut slopes. The
report further recommends that the geotechnical engineer be-retained to plan check the design drawings,
and perform construction observation to ensure that its recommendations for these remedial design
features and construction techniques be adequately implemented. The Geotechnical engineer has also
indicated in subsequent correspondence that the geotechnical conditions and the proposed remediations
are in no way extraordinary and are in fact typical of hillside construction projects in this area.
Incorporation of these measures, as outlined in mitigation measure #2 below would reduce the potential
impacts to a less than significant level.
The project does include earthwork to excavate the below grade parking garage and the new turf tennis
court addition but the changes are not expected to be substantial or to be a significant change "to the
existing site topography. Standard conditions of approval require submittal of a final grading and
drainage plan for the project for approval by the Public Works Department prior to the issuance of a
building permit. The application of standard grading, drainage, and erosion control measures as a part
of the approved grading and drainage plan is expected to avoid any grading-related impacts.
Cut and fill calculations are included on sheet C2 of the project drawings and are predominately cut,
rather than fill. Spoils from the excavations will be utilized on site for re-grading of the 9th hole and the
driving range. Grading and earthwork will be required to conform to the recommendations of the
Geotechnical Report, which will be incorporated into the constrdction documents. This will be a
condition of building permit approval.
Mitigation Measures:
Mitigation Measure #2 The recommendations of the Geotechnical Investigation by Murray Engineers
(December 2006) shall be required to be implemented as a condition of project approval and approved
prior to building permit issuance.
The recommendations are listed below.
RECOMMENDATIONS
We recommend that the basement portions of the proposed fitness center, including the basement
retaining walls, be supported on a mat slab foundation bearing in the underlying greenstone bedrock.
The at-grade portions of the fitness center, the proposed addition to the clubhouse, and any proposed site
retaining walls may be supported on spread footings bearing in the underlying bedrock. Detailed
foundation, grading, and drainage recommendations and geotechnical design criteria are presented
below.
3000 Alexis Drive Page 13 Mitigated Negative Declaration
UBC (1997) EARTHQUAKE DESIGN PARAMETERS
Based on the Maps-of Known ActiVe Fault Near-Source Zones in California and Adjacent Portions of
Nevada (California Department of Conservation, Division of Mines and Geology, 1998), the site is
approximately 6.7 kilometers from the San Andreas Fault (Type A). In addition, although the surface
trace of the Monte Vista Fault (Type B) is located approximately 0.8 kilometers to the northeast of the
site, because the Monte Vista Fault dips to the west, the site is considered to be 0 kilometers from the
fault (see Figure A-4, UBC Active Fault Near-Source Zones). In accordance with guidelines presented
in the 1997 Uniform Building Code (UBC), the following seismic design parameters will apply:
Seismic Zone Factor (Z) = 0.4 (Zone 4)
Soil Profile Type = Sc, Very Dense Soil and Soft Rock (Table 16-J)
Near Source Factors: Na = 1.4 (Table 16-S)
Nv = 1.8 (Table 16-T)
FOUNDATIONS
Spread Footings
The at-grade portions of the fitness center, the addition along the front of the clubhouse, the porte
cochbre, and site retaining walls may be supported on spread footing foundations gaining support in the
underlying greenstone bedrock. Continuous spread footings should have a minimum width of 15 inches
and isolated footings should be a minimum of 18 inches square. All footings should extend through any
existing or proposed fill and any surficial soil and should be emb~edded at least 12 inches into the
underlying bedrock. Where footings fo~ the at-grade portions of the fitness center will be located over
backfill for the basement retaining wall, we recommend that the footings be designed to span the
proposed backfill area.
Spread footings supported in the bedrock may be designed using an allowable bearing pressure of 3,000
pounds per square foot for dead plus live loads, with a one-third increase allowed for total loads
including wind and seismic forces. The weight of the footings may be neglected for design purposes.
Lateral loads may be resisted by friction between the footings and the supporting subgrade using a
friction coefficient of 0.30 for concrete formed on bedrock. In addition to the preceding frictional
resistance, lateral resistance may be provided by passive pressures acting against foundations poured
neat in the footing excavations into the bedrock using an equivalent fluid pressure of 350 pounds per
cubic foot.
All footings located adjacent to utility lines or other footings should bear below a 1:1 plane extended
upward from the bottom edge of the utility trench or footing. At a minimum, all continuous footings
should be reinforced with two No. 4 reinforcing bars, top and bottom, to provide structural continuity
and to permit spanning of local irregularities. Reinforcing steel requirements should be verified by the
project structural engineer.
3000 Alexis Drive Page 14 Mitigated Negative Declaration
The footing excavations should be substantially free of loose soil prior to placing reinforcing steel and
concrete. Our representative should observe the footing excavations prior to placing concrete forms and
reinforcing steel to see that they are founded in competent bearing materials and have been properly
prepared. Any 10oge soil in the foSting excavations resulting from the placement of forms and
reinforcing steel should be removed prior to placing concrete.
Basement Mat Foundation
We recommend that the fitness center basement be supported on a reinforced concrete mat foundation
with a thickness of at least 10 inches bearing on the underlying bedrock. As currently proposed, we
anticipate that the entire basement will be cut down into the bedrock. The mat may be designed for
allowable bearing pressures of 3,000 pounds per square foot for combined dead plus live loads, with a
one-third increase allowed for transient loads, including wind or seismic forces.
If the structural engineer will utilize a modulus of subgrade reaction in the mat design, we estimate that
the modulus of vertical subgrade reaction for a 1-foot square plate (based on Terzaghi’s method - Figure
6 of the Navy Design Manual, Chapter 5, NAVFAC DM 7.1) for the bedrock below a depth of
approximately 4 feet below existing site grades to be approximately 240 tons per cubic foot (tons per
square foot per foot), or approximately 275 pounds per cubic inch (pounds per square inch per inch).
We caution that the structural engineer should consider the dimensions of the loaded area and the
various colurm~ and line loading/spacing in establishing the modulus of subgrade reaction in accordance
with the guidance presented in the Navy design manual or in Section 9.6 of Foundation Analysis and
Design (Bowles, 1996).
Lateral loads may be resisted by friction between the mat and the supporting subgrade using a friction
coefficient of 0.30. In addition, lateral resistance may be provided by passive pressures acting against
the lower two-thirds of the basement retaining walls using an eqgivalent fluid pressure of 350 pounds
per cubic foot.
The mat foundation should be reinforced with a grid of steel reinforcing bars. The project structural
engineer should determine mat reinforcing based on anticipated loading and the design criteria presented
in this report.
We recommend that the basement mat foundation be provided with a subdrain system integrally
designed with the basement retaining wall drainage (see below). The subgrade soil beneath the mat
should be sloped at an inclination of not less than 1.5 percent to a perimeter trench where the retaining
wall drainage pipe will be located. The mat slab should be underlain by not less than 6 inches of ½- to
¾-inch clean crushed rock underlain by filter fabric or prefabricated drainage panels (see Figure A-5,
Alternative Basement Subdrain Systems). To limit slab dampness from soil moisture vapors, a vapor
barrier consisting of a durable, impermeable membrane, such as 10- to 15-rail Stego Wrap manufactured
by Stego Industries, should be placed above the crushed rock or drainage panels. Please refer to the
Vapor Barrier Considerations section below for additional information. Please note that these
recommendations do not comprise a specification for "waterproofing." For greater protection against
concrete dampness, we recommend that a waterproofing consultant be retained.
3000 Alexis Drive Page 15 Mitigated Negative Declaration
Our representative should observe the basement excavation prior to placement of the mat slab
subdrainage system to evaluate the condition of the subgrade material and to make sure that the
conditions are consistent with those anticipated from our borings. It may be necessary to compact the
subgrade surface in the basement excavation, if loose or disturbed areas are created or encountered
during construction.
Thirty year differential movement of the foundation due to static loads is not expected to exceed
approximately ½-inch across the mat-supported basement.
BASEMENT & SITE RETAINING WALLS
Basement and site retaining walls should be supported on foundations designed in accordance with the
recommendations provided above. Damp proofing or waterproofing of walls should be included in
areas where wall moisture would be undesirable, such as at living spaces or where wall finishes could be
impacted by concrete moisture. The project architect or a waterproofing consultant should provide
detailed recommendations for damp proofing or waterproofing, as necessary.
Lateral Earth Pressures
Basement and site retaining walls should be designed to resist lateral earth pressure from the adjoining
natural soils, backfill, and any anticipated surcharge loads. Assuming that the backfill behind the wall
will be level (e.g., not sloping upward) and that adequate drainage will be incorporated as recommended
below, we recommend that unrestrained retaining walls be designed to resist an equivalent fluid pressure
of 45 pounds per cubic foot (pcf) plus one-third of any anticipated surcharge loads. Walls restrained
from movement at the top should be designed to resist an equivalent fluid pressure of 45 pcfplus a
uniform pressure of 8H pounds per square foot (psf), where H is the height in feet of the retained soil.
Restrained walls should also be designed to resist an additional uniform pressure equal to one-half of
any surcharge loads applied at the surface.
Where backfill behind the wall will be sloping upward from the wall, we recommend that the equivalent
fluid pressures given above be increased by 3 pcf for each 4-degree increase in slope inclination.
Retaining Wall Drainage
We recommend that retaining walls include a subsurface drainage system to mitigate buildup of water
pressure from surface water infiltration and/or other possible sources of water. Three alternative
retaining wall drainage systems are described below. As noted above, the basement wall drainage
system should be integral with the basement mat foundation drainage system. Schematic details for
integrating the basement retaining wall and mat foundation drainage system alternatives are presented
on Figure A-5.
The retaining wall drainage system should consist of a minimum 4-inch diameter, perforated PVC pipe
(Schedule 40, SDR 35 or similar) with the perforations facing down, resting on an approximately 2- to
3-inch thick layer of drainrock. The pipe and underlying drainrock should be located at the base of site
walls or within a minimum 8-inch deep by 12-inch wide trench excavated around the perimeter of the
3000 Alexis Drive Page 16 Mitigated Negative Declaration
basement mat slab. The bottom of the trench should be provided with a minimum 1 percent downward
slope toward the outfall.
The pipe should be back filled with drainrock consisting either of Caltrans Class 2 permeable material or
½- to ~/4-inch clean crushed rock. If crushed rock is used, it should be separated from the native soil or
soil backfill by a geosynthetic filter fabric, such as TC Mirafi 140N or equivalent. The perforated pipe
itself should not be wrapped with filter fabric because, in our opinion, this practice increases the
likelihood of clogging of the small perforations in the pipe. The free-draining backfill should extend
vertically to within 12 to 18 inches of the finished grade and laterally at least 12 inches from the wall.
The upper 12 to 18 inches of backfill should consist of compacted on-site clayey soil to mitigate surface
water infiltration into the subdrain system.
The. subdrain pipes should be provided with a minimum 1 percent slope and should be provided with
cleanout risers at their up-gradient ends and at most sharp directional changes to facilitate maintenance.
Perforated subdrain pipes should be connected to solid (non-perforated) discharge pipes to convey
collected water to discharge onto an energy dissipater at an appropriate downslope location. Any
proposed roof downspouts and any proposed surface area drains should be kept completely separate
from the retaining wall drainage systems.
Miradrain, Enkadrain or other geosynthetic drainage composite approved by this office may be used in
lieu of the upper drain rock section for wall drainage. If used, the drainage panel should extend from a
depth of 24-inches below finish grade (no higher) to the drainpipe at the base of the wall. If drainage
composite is used, the lower 2 feet of the wall backfill should consist of ½- to 3/4-inch clean crushed rock
wrapped in filter fabric.
Backfill
We recommend that unrestrained basement walls be backfilled, prior to construction of the first floor
diaphragm. Backfill placed behind the walls should be compacted in accordance with the specifications
outlined in the Compaction section of this report using light-weight compaction equipment.
SLABS-ON-GRADE
As currently proposed, concrete slabs-on-grade will be used for the at-grade floors of the fitness center
and the front clubhouse addition. In addition, we anticipate that slabs-on-grade may be used for exterior
patios and walkways. We recommend that interior slabs-on-grade be underlain by at least 18 inches of
select granular fill, such as Class 2 aggregate baserock. Exterior slabs-on-grade should be underlain by
at least 12 inches of select granular fill. Interior slabs for the fitness center adjacent to the basement
walls should be designed to span any proposed basement retaining wall backfill.
Prior to placement of the select granular fill, the subgrade soil should be scarified to depth of
approximately 6 inches, moisture conditioned, and compacted in accordance with the specifications
outlined in the Compaction section of this report. Select granular fill should be compacted in
accordance with the specifications outlined in the Compaction section of this report.
Where slab surface moisture would be a significant concern, such as for interior slabs, we recommend
that slabs be underlain by at least 4 inches of ½- to 3,/4-inch crushed rock to serve as a capillary break
3000 Alexis Drive Page 17 Mitigated Negative Declaration
between the subgrade soil and the slab. The capillary break may be considered the equivalent thickness
as the upper 4 inches of select granular fill. In order to minimize vapor transmission, the crushed rock
should be overlain bya vapor barrier consisting of a highly durable membrane not less than 10 mils
thick (such as Stego Wrap ,Vapor Barrier by Stego Industries, LLC or equivalent). Please also refer to
the Vapor Barrier Considerations ~ection below for additional information. Please note that these
recommendations do not comprise a specification for "waterproofing." For greater protection against
concrete dampness, we recommend that a waterproofing consultant be retained.
In general, we recommend that exterior slabs-on-grade be structurally isolated from adjacent structures,
including basement retaining walls, site retaining walls, and the swimming pool. Joints between the
pool patio slabs and the pool coping should be filled with a flexible sealant. In addition, exterior slabs
adjacent to landscaping areas should be provided with a moisture cutoff installed to a depth of at least 4
inches lower than the bottom of the underlying base material at the edge of the slab to mitigate
infiltration of excessive landscaping water below the slab.
In general, slabs-on-grade should be provided with control joints at spacing of not more than about 10
feet. The project structural engineer should provide slab reinforcing based on anticipated use and
loading.
Vapor Barrier Considerations
Based on our understanding, two opposing schools of thought currently prevail concerning protection of
the vapor barrier during construction. Some believe that 2 inches of sand should be placed above the
vapor barrier to protect it from damage during construction and also to provide a small reservoir of
moisture (when slightly wetted just prior to concrete placement) to benefit the concrete curing process.
Still others believe that protection of the vapor barrier and/or curing of concrete are not as critical in the
design consideration when compared to the possibility of entrapment of moisture in the sand above the
vapor barrier and below the slab. The presence of moisture in th9 sand could lead to postTconstruction
absorption of the trapped moisture through the slab and result in mold or mildew forming at the upper
surface of the slab, loss of adhesion of floor mastics used for tile, etc., and warping of wood finishes
placed on the slab.
We understand that recent trends are to use a highly durable membrane (at least 15 mils thick) without
the protective sand covering for interior slabs surfaced with floor coverings including, but not limited to,
carpet, wood, or glued tiles and linoleum. However, it is also noted that several special considerations
are required to reduce the potential for concrete edge curling if sand will not be used, including slightly
higher placement of reinforcement steel and a water-cement ratio not exceeding 0.5 (Holland and
Walker, 1998). We recommend that you consult with other members of your design team, such as your
structural engineer, architect, and waterproofing consultant for further guidance on this matter.
SWIMMING POOL AND WADING POOL
As currently proposed, the deep end of the existing swimming pool will be deepened by approximately 3
to 4 feet. Based on our subsurface investigation, we anticipate that the entire base of the deep end of the
swimming pool will bear in the greenst0ne bedrock. We also anticipate that the wading pool will be
excavated down into the bedrock; however, depending on the depth of the wading pool, some minor
over-excavation may be required to achieve bearing on the bedrock. If over-excavation is required, the
3000 Alexis Drive Page 18 Mitigated Negative Declaration
base of the wading pool may be thickened or the excavation may be backfilled with select granular fill,
such as Class 2 aggregate baserock.
The sidewalls of th.e pools should be designed to resist a lateral earth equivalent fluid pressure of 70
pounds per cubic foot. In addition, pool walls should also be designed to resist an additional uniform
pressure equivalent to one-half of any surcharge loads applied at the surface.
Both the deep end of the swimming pool and the wading pool should be provided with pressure relief
valve(s) placed in the bottom of the pool to limit potential damage from hydrostatic (buoyant) pressure,
a condition that could result if the pools were empty and the water level outside of the pools were
temporarily high. Four inches of clean ½- to ¾-inch crushed rock should be placed beneath the pool and
partially up the sides, to allow water to flow to the pressure relief valve(s). Filter fabric, such as MiraIi
140N, should be placed on the pool subgrade prior to placement of the crushed rock.
TENNIS COURT
We recommend that the proposed tennis court be supported on a pad of select granular fill supported on
the underlying greenstone bedrock. We anticipate that the excavation for the proposed tennis court will
expose greenstone bedrock across most of the court surface. However, minor over-excavation mas~ be
required along the north side of the court to achieve bearing on the greenstone. We recommend that the
tennis court be underlain by at least 6 inches of Class 2 aggregate baserock compacted in accordance
with the Compaction section of this report. Prior to placement of the select granular fill, the subgrade
soil should be scarified to depth of approximately 6 inches, moisture conditioned, and compacted in
accordance with the specifications outlined in the Compaction section of this report.
ASPHALTIC CONCRETE PAVEMENTS
The pavement subgrade conditions at the site vary slightly acros~ the site. For our pavement design
purposes we have used an R-value of 20, based on the results of a single R-value test on a bulk sample
of the surficial soil near the existing loading dock area. Following Procedure 608 of Caltrans Highway
Design Manual we have developed the pavement sections presented in Table 1. The traffic indices used
in our pavement design are considered reasonable values for this development and are based upon
engineering judgment rather than a detailed traffic study. Asphaltic concrete and aggregate base should
conform to and be placed in accordance with the requirements of the California Department of
Transportation, Standard Specifications, latest edition, except that the compaction standard should be
ASTM D 1557. Subgrade soils and aggregate base should be compacted in accordance with the
Compaction section of this report.
Table 1. Asphaltic Concrete Pavement Sections
Subgrade Design R-Value = 20
Design Asphaltic Aggregate*
Location Traffic Concrete Baserock
Index
Total
Thickness
(Inches)(Inches)(Inches)
Automobile 3.5 2.5 4.5 7.0
3000 Alexis Drive Page 19 Mitigated Negative Declaration
Truck Access
& Parking
4.5 2.5 7.0 9.5
5.0 2.5 8.5 11.0
5.5 3.0 9.0 11.0
6.0 3.0 10.5 13.5
6.5 3.0 12.5 15.5
*Caltrans Class II Aggregate Base (minimum R-value of 78)
EARTHWORK
A significant amount of earthwork is anticipated as part of the proposed project, including excavations
for the fitness center basement, the tennis court, the swimming pool and the wading pool, and the
placement of engineered fill behind retaining walls and beneath slabs-on-grade. Significant quantities of
soil will be generated from the construction excavations. This material may be disposed of off site or
placed as engineered fill on the site. If placed as fill on the site, we should review the preliminary spoil
disposal plan to evaluate the proposed fill area and whether supplemental grading recommendations may
be required. Any proposed earthwork should be performed in accordance with the following
recommendations.
Clearing & Site Preparation
Initially, the proposed improvement areas should be cleared of obstructions, including the existing
structures, flatwork, and trees not designated to remain. Holes or depressions resulting from the removal
of underground obstructions below proposed subgrade levels should be backfilled with engineered fill
placed and compacted in accordance with the recommendations provided below. After clearing, the
proposed improvement areas should be stripped to a depth of approximately. 2 to 3 inches .to remove
surface vegetation and organic-laden topsoil. The stripped material should not be used as engineered
fill; however, it may be stockpiled and used for landscaping purposes.
Material for Fill
All on-site soils below the stripped layer having an organic content of less than 3 percent organic
material by volume (ASTM D 2974) should be suitable for use as engineered fill. In general, fill
material should not contain rocks larger than 6 inches in greatest dimension and should contain no more
than 15 percent larger than 2.5 inches. Imported fill should be predominately granular or should have a
plasticity index of less than 15 percent. Any proposed fill for import should be approved by Murray
Engineers, Inc. prior to importing to the site. Our approval process may require index testing to
establish the expansive potential of the soil; therefore, it is important that we receive samples of any
proposed import material at least 3 days prior to importing.
Select granular fill material should consist of a predominantly granular soil with less than 5 percent fines
(material passing a No. 200 sieve) and 100 percent of particle sizes smaller than 1-inch. Class 2
aggregate baserock and Class 2 permeable material should meet the specifications outlined in the
Caltrans Standard Specifications, latest edition.,
3000 Alexis Drive Page 20 Mitigated Negative Declaration
Construction of Keyways and Benches
Fill placed on slopes that are steeper than 5:1 should be keyed and benched into competent soil or
bedrock, as evaluated in the field by this office during construction, to provide a firm, stable base for
support of the fill. Fill placed on slopes that are less steep than 5:1 (horizontal to vertical) should be
benched into competent soil or bedrock.
The keyway, located at the toe of the fill, should be at least 10 feet wide or ½ times the height of the
proposed fill slope, whichever is greater. The keyway should be excavated a minimum of 2 feet into the
bedrock, as measured on the downslope side of the keyway. Keyways and benches should be provided
with a downward slope of approximately 2 percent in the uphill direction to provide resistance to lateral
movement and to facilitate proper subdrainage, as necessary.
Subdrainage
In general, fills exceeding 5 feet in depth should be provided with subdrainage. Subdrains should
consist of a 4-inch diameter, rigid, heavy-duty, perforated pipe (Schedule 40, SDR 35 or similar),
approved by the soil engineer, embedded in Class 2 permeable material or ½- to ¾-inch clean crusfied
rock placed along the upslope side of keyways and benches for the full height of the keyway or bench
cut. If crushed rock is used, it should be separated from the fill and the native material by a geotextile
filter fabric. The perforated subdrain pipe should be placed with the perforations down on a 2- to 3-inch
bed of drainrock. Subdrain pipes should be provided with clean-out risers at their up-gradient ends and
at all sharp changes in direction. Subdrain systems should be provided with a minimum 1 percent
gradient and should discharge onto an energy dissipater at an appropriate downhill location.
Utility Trenches
All underground utility trenches associated with the proposed improvements should be backfilled with
engineered fill compacted in accordance with the recommendations provided above. Imported sand or
clean gravel may be used as bedding and shading around the pipe(s), provided that the sand or gravel is
capped with a minimum 12-inch thick layer of native soil. To mitigate the potential for water to flow
through the sand or gravel layer, which could result in piping erosion and ground subsidence, a plug of
relatively impermeable native soil or lean concrete should be placed intermittently along the length of
the trench to act as a barrier. The spacing of the impermeable plugs should be evaluated by this office in
the field during construction.
Final Slopes
Any proposed cut slopes in the surficial soil and any existing or proposed fill slopes should have
gradients no steeper than 2:1 (horizontal to vertical). Cut slopes in the greenstone bedrock may be cut at
gradients not steeper than 1.5:1; however, the stability of these cut slopes should be evaluated by this
office during construction. If potential unstable conditions are detected, it may be necessary to reduce
the slope gradient. In general, all fill slopes should be over-filled and then cut back to proposed final
slope gradients.
3000 Alexis Drive Page 21 Mitigated Negative Declaration
All graded surfaces or areas disturbed by construction should be revegetated prior to the onset of the
rainy season following construction to mitigate excessive soil erosion. If vegetation is not established,
other erosion control provision should be employed. Ground cover, once established should be properly
maintained to provide long-term erosion control.
Temporary Slopes and Trench Excavations
The contractor should be responsible for the stability of all temporary slopes and trenches excavated at
the site and design and construction of any required shoring.. Shoring and bracing should be provided in
accordance with all applicable local, state, and federal safety regulations, including the current OSHA
excavation and trench safety standards. Because of the potential for variable soil conditions, field
modifications of temporary cut slopes may be required. Unstable materials encountered on the slopes
during the excavation should be trimmed off, even if this requires cutting the slope back at flatter
inclinations.
Compaction
Prior to fill placement, the surface to receive the fill should be scarified to a depth of 6 inches, as
necessary, and then recompacted in accordance with the recommendations presented below. Any
proposed engineered fill should be compacted in uniform lifts no thicker than 8-inches in uncompacted
thickness, conditioned to the appropriate moisture content, and compacted to the specifications listed in
Table 2 below. The relative compaction and moisture content specified in Table 2 is relative to ASTM
D 1557, latest edition. Compacted lifts should be firm and non-yielding under the weight of compaction
equipment prior to the placement of successive lifts.
Table 2. Compaction Specifi,cations
Fill Element
General fill for driveways, patio areas, and
raising of site grades (for fills up to 4 feet
thick)
For fills greater than 4 feet thick
Upper 6 inches of subgrade beneath slabs-on-
grade, if required
Upper 6 inches of subgrade beneath asphaltic
concrete
Aggregate base under slabs-on-grade
½~ to ¾-inch Crushed Rock - Compact with at
least 3 passes of a vibratory plate with lift-
thickness < 12 inches
Relative
Compaction*
90 percent
93 Percent
90 percent
95 percent
95 percent
see note at
left
Moisture Content*
2 to 3% over
optimum
2 to 3% over
optimum
2 to 3% over
optimum
2 to 3% over
optimum
2 to 3 % over
optimum
Not Critical
3000 Alexis Drive Page 22 Mitigated Negative Declaration
Backfill of utility trenches using on-site soils
Backfill of utility trenches using imported sand
90 percent 2 to 3% over
optimum
95 percent Dry
*Relative to ASTM D 1557, latest edition
SITE DRAINAGE
Roof run-off, rain or irrigation water should be prevented from ponding near the existing and proposed
structures, exterior slabs, or pavement areas. The proposed Structures should be provided with roof
gutters and downspouts. Downspout drainage should be collected in a closed pipe systems and routed to
discharge onto an energy dissipater at an appropriate downslope location. The finished grades around
the proposed structures should be constructed to drain surface water away from the structures, slabs,
pavement areas, and landscape areas. The finished ground surfaces should be graded to slope away
from the structures with a minimum slope of 2 percent for a distance of approximately 5 feet around the
structures. Where such surface gradients are difficult to achieve, we recommend that area drains or
surface drainage swales be installed to collect surface water and convey it to a suitable discharge
location away from the structures.
Surface runoff should be prevented from flowing over the top of any artificial slope. The ground surface
at the top of the slope should be graded to slope away from the slope or a berm or lined drainage ditch
should be provided at the top of the slope. In addition, retaining walls should be provided with lined
drainage swales along their uphill side to collect surface water from above. All collected water should
be conveyed away from the structures via buried closed conduit and discharged onto an energy
dissipater at an appropriate downslope location or into an existing storm water control system approved
by the project civil engineer.
We recommend that annual maintenance of the surface drainage systems be performed. This
maintenance should include inspection and testing to make sure that roof gutters and downspouts are in
good working order and do not leak; inspection and flushing of area drains to make sure that they are
free of debris and are in good working order; and inspection of surface drainage outfall locations to
verify that introduced water flows freely through the discharge pipes and that no excessive erosion has
occurred. If erosion is detected, this office should be contacted to evaluate its extent and to provide
mitigation recommendations, if needed.
REQUIRED FUTURE SERVICES
Plan Review
To better assure conformance of the final design!construction documents with the recommendations
contained in this report, and to better comply with the building department’s requirements, Murray
Engineers, Inc. must review the completed project plans prior to construction. The plans should be
made available for our review as soon as possible after completion so that we can better assist in keeping
3000 Alexis Drive Page 23 Mitigated Negative Declaration
your project schedule on track. We recommend that the following note be added to the architectural,
structural, and civil plans:
All earthwork and site drai_nage, including basement excavation, footing excavation, preparation
of subgradebeneath basement mat slab and slabs-on-grade, site grading, placement and
compaction of engineered fill, and surface and subsurface drainage should be performed in
accordance with the recommendations of the geotechnical report prepared by Murray Engineers,
Inc., dated December 7, 2006. Murray Engineers, Inc. should be provided at least 48 hours
advance notification (650-326-0440) of any earthwork operations and should be present to
observe and!or test, as necessary, the earthwork and foundation installation phases of the project.
Construction Observation Services
Murray Engineers, Inc. should observe and test, as necessary, the earthwork and foundation phases of
construction in order to a) confirm that subsurface conditions exposed during construction are
substantially the same as those interpolated from our limited subsurface exploration, on which the
analysis and design were based; b) evaluate compliance with the geotechnical design concepts,
specifications, and recommendations; and c) allow design changes in the event that subsurface
conditions differ from those anticipated. The recommendations in this report are based on limited -
subsurface information. The nature and extent of variation across the site may not become evident until
construction. If variations are exposed during construction, it may be necessary to re-evaluate our
recommendations.
Significance after Mitigation:
Less than significant
G. HAZARDS AND HAZARDOUS MATERIALS
a)
b)
Note:
primary issues are related to a subject other than hazardous material use.
Issues and Supporting Information Resources Sources Potentially
Some of the thresholds can also be dealt with under a topic heading of Public Health and Safet~ if the
Would the project:
Create a significant hazard to the public or the
environment through the routing transport, use,
or disposal of hazardous materials?
Create a significant hazard to the public or the
environment through reasonably foreseeable
upset and accident conditions involving the
release of hazardous materials into the
environment?
Emit hazardous emissions or handle hazardous
or acutely hazardous materials, substances, or
waste within one-quarter mile of an existing or
proposed school?
Significant
Issues
1,7
Potentially
Significant
Unless
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
X
X
1,7
c)X
1,7
3000 Alexis Drive Page 24 Mitigated Negative Declaration
d)1, 7 X
d)
Construct a school on a property that is subject
to hazards from hazardous materials
contamination, emissions or accidental release?
Be located on a site which is included on a list
of hazardous materials sites compiled pursuant
to Government Code Section 65962.5 and, as a
result, would it create a significant hazard to
the public or the environment?
e)For a project located within an airport land use
plan or, where such a plan has not been
adopted, within two miles of a public airport or
punic use airport, would the project result in a
safety hazard for people residing or working in
the project area?
f)For a project within the vicinity of a private
airstrip, would the project result in a safety
hazard for people residing or working the
project area?
g)Impair implementation of or physically
interfere with an adopted emergency response
plan or emergency evacuation plan?
h)Expose people or structures to a significant risk
of loss, injury, or death involving wild land
fires, including where wild lands are adjacent
to urbanized areas or where residences are
intermixed with wild lands?
j)Create a significant hazard to the public or the
environment from existing hazardous materials
contamination by exposing future occupants or
users of the site to contamination in excess of
soil and ground water cleanup goals developed
for the site?
1,2,7
MapN-9
1,2
1,2
1,2, 11
MapN-7
1,2, 11
MapN-7
1,7
X
X
X
X
X
X
DISCUSSION:
The proposed project will not involve the handling, transportation, use, disposal, or emission of
hazardous materials. The project site is not identified by either the California Environmental Protection
Agency or the California State Water Resources Control Board as a hazardous materials site. The project
is not expected to pose airport-related safety hazards. The proposed project will not interfere with either
emergency response or evacuation. The project site is located in an area designated as a high fire hazard
area but will be constructed to current fire code.
Mitigation Measures:
None
H. HYDROLOGY AND WATER QUALITY
Issues and Supporting Information Resources I Sources Potentially
Significant
Issues
Potentially [Less Than
Significant
I
Significant
Unless Impact
No
Impact
3000 Alexis Drive Page 25 Mitigated Negative Declaration
Would the project:
a)Violate any water quality standards or waste
discharge requfl’ements?
b)Substantially deplete- groundwater supplies or
interfere substantially with groundwater
recharge such that there would be a net deficit
in aquifer volume or a lowering of the local
groundwater table level (e.g., the production
rate of pre-existing nearby wells would drop to
a level which would not support existing land
uses or planned uses for which permits have
been granted)?
c)Substantially alter the existing drainage pattern
of the site or area, including through the
alteration of the course of a stream or river, in a
manner which would result in substantial
erosion or siltation on- or off-site?
1,2
2, 17
Map N-2
Substantially alter the existing drainage pattern
of the site or area, including through the
alteration of the course of a stream or river, or
substantially increase the rate or amount of
surface runoffin a manner which would result
in flooding on- or off-site?
Create or contribute runoff water which would
exceed the capacity of existing or planned
stormwater drainage systems or provide
substantial additional sources of polluted
runoff?.
Otherwise substantially degrade water quality?
Place housing within a 100-year flood hazard
area as mapped on a federal Flood Hazard
Boundary or Flood Insurance Rate Map or
other flood hazard delineation map?
Place within a 100-year flood hazard area
structures which would impede or redirect
flood flows?
Mitigation
Incorporated
X
X
X
1, 2, 17
Map N-6
2, 17
Map N-6
Map N-8
X
X
f)1,2,11 X
g)
1, 7, 17 ~
X
h)
X
i)Expose people or structures to a significant risk
of loss, injury or death involve flooding,
including flooding as a result of the failure of a
levee or dam or being located within a 100-year
flood hazard area?
Inundation by seiche, tsunami, or mudflow?J)2
Map N-6
Map N8
1, 7, 17k) Result in stream bank instability?
X
X
X
DISCUSSION:
The project will reduce the amount of impervious coverage by 931 square feet and improve the existing
drainage by capturing the parking lot runoff and taking it to a trench drain that will flow to an existing
detention basin and allow some of the water to percolate back into the ground rather than running down
3000 Alexis Drive Page 26 Mitigated Negative Declaration
the street gutter. This element of the project will reduce the volume of water that flows through the
extended outfall at 2973 Alexis Drive. Currently the water from the parking lot runs off the parking lot
and onto Alexis Drive. It then flows down the gutter to a catch basin across the street from the residence
at 2973 Alexis drive which is the sag location on the street. The water then flows through a 15"
corrugated metal storm drain pipe that goes under the road to the outfall on the 2973 Alexis Drive
property. The reduction in impervious area will reduce the amount of water that flows to this low point.
The trench drain that will capture the water and take it to the detention basin will slow the flow of storm
water by directing it to the detention basin and letting some percolate into the ground and the rest flow
more slowly into the storm drain pipe.
During demolition, grading and construction, storm water pollution could result. Non-point source
pollution is a serious problem for wildlife dependant on the waterways and for people who live near
polluted streams or baylands. Standard conditions of architectural review approval would require the
incorporation of Best Management Practices (BMPs) for storm water pollution prevention in all
construction operations, in conformance with the Santa Clara Valley Non-Point Source Pollution
Control Program, and submittal of a stormwater pollution prevention plan (SWPPP) in conjunction with
building permit plans to address potential water quality impacts. City development standards and
standard conditions of project approval would reduce potential negative impacts of the project to less
than significant.
The project site is not located in an area of groundwater recharge, and will not deplete groundwater
supplies. The project site is not located in a 100-year flood hazard area and would not impede or redirect
flood flows. The project site is not in an area that is subject to seiche, tsunami, or mudflow.
Mitigation Measures:
None
I.LAND USE AND PLANNING
Issues and Supporting Information Resources
a)
b)
Would the project:
Sources
Physically divide an established community?
Conflict with any applicable land use plan,
policy, or regulation of an agency with
jurisdiction over the project (including, but not
limited to the general plan, specific plan, local
coastal program, or zoning ordinance) adopted
for the purpose of avoiding or mitigating an
environmental effect?
Conflict with any applicable habitat
conservation plan or natural community
conservation plan?
Substantially adversely change the type or
intensity of existing or planned land use in the
area?
1,2,7
Potentially
Significant
Issues
Potentially
Significant
Unless
Mitigation
Incorporated
X
Less Than
Significant
Impact
No
Impact
X
1, 2, 3, 7
c)
1,2 X
d)1,2,7 X
3000 Alexis Drive Page 27 Mitigated Negative Declaration
Issues and Supporting Information Resources
Would the project:
e) Be incompatible witti adjacent land uses or with
the general character of the surrounding area,
including density and building height?
f) Conflict with established residential,
" recreational, educational, religious, or scientific
uses of an area?
g) Convert prime farmland, unique farmland, or
farmland of statewide importance (farmland) to
non-agricultural use?
Sources
1, 2, 3, 7
1, 2, 7
Potentially
Significant
Issues
Potentially
Significant
Unless
Mitigation
Incorporated
Less Than
Significant
Impact
X
X
No
Impact
X
DISCUSSION:
The proposed project is an allowed conditional use and is an appropriate use as regulated by the City of
Palo Alto Zoning Ordinance and Comprehensive Plan land use designations. The land use designation
for the project site is Open Space/Controlled Development which allows the proposed use. The site is
zoned OS (open space), regulated by the Palo Alto Municipal Code (PAMC) Chapter 18.28. The
proposed project complies with the zoning and land use designation as described above. The pr.oposal
could potentially significantly increase the intensity of use at the site due to increased vehicular traffic
but the mitigations specified in Section O (Transportation and Traffic) would reduce this impact to a less
than significant level.
The project will comply with all plans for conservation of biological resources given standard approval
conditions, and would not impact farmland. See Sections B and D for further discussion of these topics.
Mitigation Measures:
See Section O (Transportation and Traffic) for the traffic mitigations.
Significance after Mitigation:
Less than significant
a)
J.MINERAL RESOURCES
Issues and Supporting Information Resources
Would the project:
Sourccs
Result in the loss of availability of a known
mineral resource that would be of value to the
region and the residents of the state?
Result in the loss of availability of a locally-
important mineral resource recovery site
Potentially
Significant
Issues
Potentially
Significant
Unless
Mitigation
Incorporated
Less Than
Significant
Impact
No Impact
1,2 X
b)
3000 Alexis Drive Page 28 Mitigated Negative Declaration
Issues and Supporting Information Resources
Would the project:
delineated on a locar general plan, specific plan
or other land use plan?
Sources
1,2
Potentially
Significant
Issues
Potentially
Significant
Unless
Mitigation
Incorporated
Less Than
Significant
Impact
No Impact
X
DISCUSSION:
The City of Palo Alto has been classified by the California Department of Conservation (DOC),
Division of Mines and Geology (DMG) as a Mineral Resource Zone 1 (MRZ-1). This designation
signifies that there are no aggregate resources in the area. The DMG has not classified the City for other
resources. There is no indication in the 2010 Comprehensive Plan that there are locally or regionally
valuable mineral resources within the City of Palo Alto.
Mitigation Measures:
None
K. NOISE
Issues and Supporting Information Resources
a)
Would the project:
Exposure of persons to or generation of noise
levels in excess of standards established in the
local general plan or noise ordinance, or
applicable standards of other agencies?
Sources
b)Exposure of persons to or generation of
excessive ground borne vibrations or ground
borne noise levels?
c)A substantial permanent increase in ambient
noise levels in the project vicinity above levels
existing without the project?
d)A substantial temporary or periodic increase in
ambient noise levels in the project vicinity
above levels existing without the project?
e)For a project located within an airport land use
plan or, where such a plan has not been
adopted, would the project expose people
residing or working in the project area to
excessive noise levels?
f)For a project within the vicinity of a private
airstrip, would the project expose people
residing or working in the project area to
excessive noise levels?
Cause the average 24 hour noise level (Ldn) to
increase by 5.0 decibels (dB) or more in an
existing residential area, even if the Ldn would
remain below 60 dB?
1,7
1, 7, 15
1, 7, 15
1,2
Potentially
Significant
Issues
Potentially
Significant
Unless
Mitigation
Incorporated
Less Than
Significant
Impact
X
X
X
No Impact
X
X
X
1,2
g)1, 7, 15 X
3000 Alexis Drive Page 29 Mitigated Negative Declaration
Issues and Supporting Information Resources
Would the project:
h) Cause the Ldn to increase by 3.0 dB or more in
an existing residential area, thereby causing the
Ldn in the area to exceed 60 dB?
i) Cause an increase of 3.0 dB or more in an
existing residential area where the Ldn
currently exceeds 60 dB?
j) Result in indoor noise levels for residential
development to exceed an Ldn of 45 dB?
k) Result in instantaneous noise levels of greater
than 50 dB in bedrooms or 55 dB in other
rooms in areas with an exterior Ldn of 60 dB or
greater?
1) Generate construction noise exceeding the
daytime background Leqat sensitive receptors
by 10 dBA or more?
Sources
1, 7, 15
1, 7, 15
1, 7, 15
1, 7, 15
1, 7, 15
Potentially
Significant
Issues
Potentially
Significant
Unless
Mitigation
Incorporated
Less Than
Significant
Impact
X
No Impact
X
X
X
X
DISCUSSION:
Construction activities will result in temporary increases in local ambient noise levels. Typical-noise
sources would include mechanical equipment associated with excavation, grading and construction,
which will be short term in duration. Standard approval conditions would require the project to comply
with the City’s Noise Ordinance (PAMC Chapter 9.10), which restricts the timing and overall noise
levels associated with construction activity. Short-term construction that complies with the Noise
Ordinance would result in impacts that are expected to be less than significant.
Long term noise associated with the project will be produced by HVAC mechanical equipment placed at
grade in a walled enclosure at the back (south elevation) of the building. Based on the Noise study the
project could increase the local ambient noise level 5dBA. The selection quieter equipment or an
alternative location for the equipment would reduce the noise impact to a level of insignificance. The
City’s standard conditions of approval will be applied to the project to ensure the construction noise will
be reduced to a level of insignificance. The project site is not located within an airport land use plan or
within the vicinity of a private airstrip.
Mitigation Measures:
Mitigation Measure #3 The applicant shall select quieter HVAC equipment, employ sound attenuation
techniques, or place it further from the property line such that the average 24 hour noise level will
not increase by 5 decibels or more in a residential area. The location, design, and specification for
such equipment shall be provided for approval by staff prior to issuance of a building permit.
Significance after Mitigation:
Less than significant
L. POPULATION AND HOUSING
3000 Alexis Drive Page 30 Mitigated Negative Declaration
Issues and Supporting Information Resources
Would the project:
a)Induce substantial p6pulation growth in an
area, either directly (for example, by proposing
new homes and businesses) or indirectly (for
example, through extension of roads or other
infrastructure)?
b)Displace substantial numbers of existing
housing, necessitating the construction of
replacement housing elsewhere?
c) Displace substantial numbers of people,
necessitating the construction of replacement
housing elsewhere?
d) Create a substantial imbalance between
employed residents and jobs?
e) Cumulatively exceed regional or local
population projections?
Sonrces
1,2,7
1,7
1,7
1,7
1,2, 7
Potentially
Significant
Issues
Potentially
Significant
Unless
Mitigation
Incorporated
Less Than
Significant
Impact
X
No Impact
X
X
X
X
DISCUSSION:
The project would increase and improve the existing recreational use opportunities at the existing club.
The new building and other site improvements will not induce population growth. Any potential impact
would be reduced to less than significant levels by the requirement of a Commercial Housing fee
(PAMC Sec. 16.47) $16.52 per square foot of building area. No mitigation is necessary.
Mitigation Measures:
None
M. PUBLIC SERVICES
Issues and Supporting Information Resources
Would the project:
Would the project result in substantial adverse
physical impacts associated with the provision
of new or physically altered govelTmaental
facilities, need for new or physically altered
governmental facilities, the construction of
which could cause significant environmental
impacts, in order to maintain acceptable service
ratios, response times or other performance
objectives for any of the public services:
Fire protection?
Police protection?
Sources Potentially
Significant
Issues
Potentially
Significant
Unless
Mitigation
Incorporated
Less Than
Significant
Impact
No Impact
X
X
X
3000 Alexis Drive Page 31 Mitigated Negative Declaration
Issues and Supporting Information Resources
Would the project:
Schools?
Parks?
Other public facilities?
Sources
1,2
1, 2
1,2
Potentially
Significant
Issues
Potentially
Significant
Unless
Mitigation
Incorporated
Less Than
Significant
Impact
No Impact
X
X
X
DISCUSSION:
The proposed project would not impact fire service to the area. The conditions of approval for the
project contain requirements to address all fire prevention measures. The site is located within the
jurisdiction of the Palo Alto Police Department. The facility would not by itself result in the need for
additional police officers, equipment, or facilities.
No significant demand for school services would result from the project, which is not expected to
generate a substantial increase in Palo Alto’s residential population. No significant direct demand for
additional parks would result from the project, which is not expected to generate a substantial increase in
Palo Alto’s residential population.
Mitigation Measures:
None
N. RECREATION
Issues and Supporting Information Resources
Would the project:
a)Would the project increase the use of
existing neighborhood and regional parks or
other recreational facilities such that
substantial physical deterioration of the
facility would occur or be accelerated?
b) Does the project include recreational
facilities or require the construction or
expansion of recreational facilities which
might have an adverse physical effect on the
environment?
Sources
1,7
1,7
Potentiality
Significant
Issues
Potentially
Significant
Unless
Mitigation
Incorporated
Less Than
Significant
Impact
X
No Impact
X
DISCUSSION:
The project would increase the existing recreational facilities at the site and would not have any significant impact
on existing parks, nor include or require construction of recreational facilities off site. Impacts on local parks
from new employees are considered less than significant, and community facilities development impact fees will
be paid as required. No mitigation is required.
3000 Alexis Drive Page 32 Mitigated Negative Declaration
Mitigation Measures:
None
Oe
Issues and Supporting Information Resources
TRANSPORTATION AND TRAFFIC
Sources
Would the project:
a)Cause an increase in traffic which is
substantial in relation to the existing traffic
load and capacity of the street system (i.e.,
result in a substantial increase in either the
number of vehicle trips, the volume to
capacity ratio on roads, or congestion at
intersections)?
b)Exceed, either individually or cumulatively,
a level of service standard established by the
county congestion management agency for
designated roads or highways?
c)Result in change in air traffic patterns,
including either an increase in traffic levels
or a change in location that results in
substantial safety risks?
d)Substantially increase hazards due to a
design feature (e.g., sharp curves or
dangerous intersections) or incompatible
uses (e.g., farm equipment)?
Result in inadequate emergency access?
Result in inadequate parking capacity?
e)
0
g)Conflict with adopted policies, plans, or
programs supporting alternative
transportation (e.g., pedestrian, transit &
bicycle facilities)?
h) Cause a local (City of Palo Alto) intersection
to deteriorate below Level of Service (LOS)
D and cause an increase in the average
stopped delay for the critical movements by
four seconds or more and the critical
volume/capacity ratio (WC) value to increase
by 0.01 or more?
i) Cause a local intersection already operating at
LOS E or F to deteriorate in the average
stopped delay for the critical movements by
four seconds or more?
j) Cause a regional intersection to deteriorate
from an LOS E or better to LOS F or cause
critical movement delay at such an
intersection already operating at LOS F to
increase by four seconds or more and the
critical V/C value to increase by 0.01 or
1, 7, 11, 14,
18, 19
1, 2, 7
1, 2, 14
1, 2, 7, 14,
18, 19
Potentially
Significant
Issues
Potentially
Significant
Unless
Mitigation
Incorporated
X
X
Less Than
Significant
Impact
X
X
X
X
No Impact
X
X
X
X
3000 Alexis Drive Page 33 Mitigated Negative Declaration
Issues and Supporting Information Resources
Would the project:
more?
k) Cause a freeway segment to operate at LOS F
or contribute traffic in excess of 1% of
segment capacity to a freeway segment
already operating at LOS F?
1) Cause any change in traffic that would
increase the Traffic Infusion on Residential
Environment (TIRE) index by 0.1 or more?
m) Cause queuing impacts based on a
comparative analysis between the design
queue length and the available queue storage
capacity? Queuing impacts include, but are
not limited to, spillback queues at project
access locations; queues at turn lanes at
intersections that block through traffic;
queues at lane drops; queues at one
intersection that extend back to impact other
intersections, and spillback queues on ramps.
n) Impede the development or function of
planned pedestrian or bicycle facilities?
o) Impede the operation of a transit system as a
result of congestion?
p) Create an operational safety hazard?
Sources
1, 2, 7, 14
1, 2, 7, 14
1, 6, 7, 14,
18, 19
Potentially
Significant
Issues
Potentially
Significant
Unless
Mitigation
Incorporated
X
Less Than
Significant
Impact
X
No Impact
X
DISCUSSION:
The new and expanded uses associated with the project have b~en identified as having the potential to
increase traffic volumes and increase the demand for parking. Mitigation measures have been specified
to ensure that the proposed project would not create a negative impact associated with traffic or parking.
The ITE Trip Generation Manual does not have data for this specific type of use (fitness as part of
country club). The manual does include rates for stand alone health and fitness clubs but the proposed
use does not precisely fit this category. Since the health and fitness club designation in the ITE manual
is the closest measure that exists, its trip generation rate was used to calculate the traffic volume that the
project may generate. Using this measure was thought to be highly conservative since the fitness facility
proposed by the club is very different from a stand along fitness facility such as a 24 Hour Fitness. The
club’s fitness facility is a members only facility and is not open to the general public. The facility is an
accessory use of the country club like the fitness room of a hotel or apartment complex. It is also not a
stand alone facility in that many of the people using this facility are likely to be secondary users that
would have made a trip to the Country Club for other purposes in addition to use of the spa and fitness
facility. There will of course be new primary trips, but without adequate data from the manual, the
anticipated number of trips is likely to have been over estimated. The city’s traffic consultant has
estimated a joint use factor of 30% to reduce the total trips to reflect the overlapping uses. The
applicant’s consultant projected a 50% joint use, which staff and the City’s consultant imagine that may
be excessive, as some oth those trips would have occurred even without the fitness facility. The
neighbor’s attorney and traffic consultant contend that the trips do not reflect the possible increase in
3000 Alexis Drive Page 34 Mitigated Negative Declaration
membership, but the City notes that the trip generation factor is based on square footage, regardless of
membership, and is if anything overestimated.
The City uses the tlu’eshold of_a 0.1 increase in the TIRE (Traffic Infusion on the Residential
Environment) index to determine if a project would have a significant impact on neighborhood streets.
A 10% increase is anticipated to be noticeable to residents. A 0.1 increase would be equal to 380
vehicles per day for this project. Using the ITE Trip Generation numbers for a health and fitness club,
the proposal would trip the TIRE index. Existing traffic levels were established to determine the
existing baseline for traffic volume. The traffic study analyzed the historical uses of the club facility,
the baseline traffic volumes, and the proposed expanded facilities to asses the proposed traffic impacts.
Based on the use of the ITE trip generation values with only a 30% reduction factor it has been
determined that the project would need to reduce the number of daily trips by 67 vehicles for a weekday
and 95 for a weekend day to avoid tripping the TIRE index. The project square footage has been
reduced since the calculation of these numbers and the reduction of square footage by 1,434 square feet
reduces the trip number by 30. This means that in order to avoid tripping the TIRE index, the mitigation
measures must reduce the weekday trips by 37 and the weekend trips by 65.
The implementation of the project reduces the parking deficit per the code. Based on the traffic
analysis, the parking provided at the club is adequate to serve the current and future needs of the club for
most of the clubs operations and events and will be improved with the implementation of the project.
For large events where the number of cars may exceed the regular capacity of the parking lot mitigation
measures such as valet parking and use of the golf course for overflow parking have been specified.
With the implementation of these mitigations the impact is less than significant.
The following mitigation measures are proposed and shall be implemented to ensure that the TIRE index
is not exceeded.
Mitigation Measures:
Mitigation Measure #4: The applicant shall develop a transportation demand management (TDM)
program to reduce average daily weekday trips by at least 37 trips, and to reduce average daily
weekend trips by at least 65 trips. The program shall be designed and submitted for review by the
City’s transportation staff, shall be demonstrated to be enforceable, and must be approved prior to
issuance of any grading or building permit. The program shall be proposed to the satisfaction of the
director, shall include proposed performance targets for parking and or trip reduction, and shall
designate a single entity to implement the proposed measures. Monitoring reports shall be submitted
to the director each year for a period of five years after building occupancy noting the effectiveness
of the proposed measures as compared to the initial performance targets and suggestions for
modifications if necessary to enhance parking and/or trip reductions. In no event shall social
memberships increase above 175 members unless the TDM traffic targets are met to the satisfaction
of the director. The TDM program may include but is not limited to the following measures:
a) Provide incentives to Club members that will encourage them to combine their trips to the facility
rather than make multiple trips (joint usage) or carpooling for employees and guests.
An example of this could be the issuance of cards that provide for free golf cart rentals, free exercise
classes etc. for x number of combined trips or carpool/vanpool trips.
3000 Alexis Drive Page 35 Mitigated Negative Declaration
b) Decrease the size and/or frequency of exercise classes in the new fitness facility.
c)Open the fitness facility or~ Mondays (when golf is normally closed) and close it on Wednesday,
which is typically the busiest weekday at the club.
d)Control the volume of use of the new private banquet rooms or other Club facilities as necessary
to ensure that the traffic volume stays below the TIRE index.
Mitigation Measure #5: The club shall employ measures to ensure that all of the parking demand
generated by club activities shall be met on site such that no club users are parking on Alexis Drive or its
side streets. These measures shall include but are not limited to mandatory valet parking for those
events that may exceed the typical capacity of available parking at the club and the use of the golf
course for overflow parking if needed.
Significance after Mitigation:
Less than significant
et
Issues and Supporting Information Resources
UTILITIES AND SERVICE SYSTEMS
Sources
Would the project:
a)Exceed wastewater treatment requirements of
the applicable Regional Water Quality
Control Board?
b)Require or result in the construction of new
water or wastewater treatment facilities or
expansion of existing facilities, the
construction of which could cause significant
environmental effects?
c)Require or result in the construction of new
storm water drainage facilities or expansion
of existing facilities, the construction of
which could cause significant environmental
effects?
d)Have sufficient water supplies available to
serve the project from existing entitlements
and resources, or are new or expanded
entitlements needed?
e)Result in a determination by the wastewater
treatment provider which serves or may
serve the project that it has inadequate
capacity to serve the project’s projected
demand in addition to the provider’s existing
commitments?
Be served by a landfill with sufficient
permitted capacity to accommodate the
project’s solid waste disposal needs?
Comply with federal, state, and local statutes
1, 2, 11
1, 2, 11
1, 2, 11
1, 2, 11
1, 11
Potentially
Significant
Issues
Potentially
Significant
Unless ’
Mitigation
Incorporated
Less Than
Significant
Impact
No Impact
X
X
X
X
X
f)X
1, 11
g) X
3000 Alexis Drive Page 36 Mitigated Negative Declaration
Issues and Supporting Information Resources
Would the project:
and regulations relafed to solid waste?
Result in a substantial physical deterioration
of a public facility due to increased use as a
result of the project?
Sources
1,11
1, 11
Potentially
Significant
Issues
Potentially
Significant
Unless
Mitigation
Incorporated
Less Than
Significant
Impact
No Impact
X
DISCUSSION:
The proposed project would not significantly increase the demand on existing utilities and service
systems, or use resources in a wasteful or inefficient manner. Standard conditions of approval require
the applicant to submit calculations by a registered civil engineer to show that the on-site and off site
water, sewer and fire systems are capable of serving the needs of the development and adjacent
properties during peak flow demands. Trash and recycling facilities exist on site to accommodate the
expected waste and recycling streams that would be generated by the expected uses within the building.
Implementation of the project would reduce the impervious coverage on site and a proposed trench drain
would prevent parking lot storm water from draining off site.
Mitigation Measures:
None
Q. MANDATORY FINDINGS OF SIGNIFICANCE
Issues and Supporting Information Resources Sources Potentially
Significant
Would the project:Issues
a)Does the project have the potential to
degrade the quality of the environment,
substantially reduce the habitat of a fish or
wildlife species, cause a fish or wildlife
population to drop below self-sustaining
levels, threaten to eliminate a plant or animal
community, reduce the number or restrict the
range of a rare or endangered plant or animal
or eliminate impm~ant examples of the major
periods of California history or prehistory?
b)Does the project have impacts that are
individually limited, but cumulatively
considerable? ("Cumulatively considerable"
means that the incremental effects of a
project are considerable when viewed in
connection with the effects of past projects,
the effects of other current projects, and the
effects of probable future projects)?
c) Does the project have environmental effects
which will cause substantial adverse effects
on human beings, either directly or
indirectly?
1, 2, 7, 11
Map L-7
Map N-1
1, 7, 6, 14,
15
Potentially
Significant
Unless
Mitigation
Incorporated
X
X
Less Than
Significant
Impact
X
No Impact
3000 Alexis Drive Page 37 Mitigated Negative Declaration
DISCUSSION:
The project would not have an impact on fish or wildlife habitat, nor would it impact cultural or historic
resources. The uses are appropriate for the site but some mitigation measures would be required to
reduce impacts to a level of insignificance. Mitigation measures are required to control traffic volumes,
noise levels, night time lighting levels, and adverse visual impacts to adjacent residential properties.
Global climate change is the alteration of the Earth’s weather including its temperature, precipitation,
and wind patterns. Global temperatures are affected by naturally occurring and anthropogenic generated
atmospheric gases, such as carbon dioxide, methane, and nitrous oxide. These gases allow sunlight into
the Earth’s atmosphere, but prevent radiative heat from escaping into outer space, which is known as the
"greenhouse" effect. The world’s leading climate scientists have reached consensus that global climate
change is underway and is very likely caused by humans. 20 Agencies at the international, national,
state, and local levels are considering strategies to control emissions of gases that contribute to global
warming. There is no comprehensive strategy that is being implemented on a global scale that addresses
climate change; however, in California a multiagency "Climate Action Team", has identified a range of
strategies and the Air Resources Board, under Assembly Bill (AB) 32, has been designated to adopt the
main plan for reducing California’s GHG emissions by January 1, 2009, and regulations and other
initiatives for reducing GHG emissions by January 1,2011. AB 32 requires achievement by 2020 of a
statewide greenhouse gas emissions limit equivalent to 1990 emissions, and the adoption of rules and
regulations to achieve the maximum technologically feasible and cost-effective greenhouse gas
emissions reductions.
By 2050, the state plans to reduce emissions to 80 percent below 1990 levels. While the state of
California has established programs to reduce greenhouse gas emissions, there are no established
standards for gauging the significance of greenhouse gas emissions. Neither CEQA nor the CEQA
Guidelines provide any methodology for analysis of greenhouse gases. Given the "global" scope of
global climate change, the challenge under CEQA is for a Lead Agency to translate the issue down to
the level of a CEQA document for a specific project in a way that is meaningful to the decision malting
process. Under CEQA, the essential questions are whether a project creates or contributes to an
environmental impact or is subject to impacts from the environment in which it would occur, and what
mitigation measures are available to avoid or reduce impacts.
The project would generate greenhouse gases primarily through electricity generation!use and
generation of vehicle trips. Efforts to reduce the project’s greenhouse gas emissions by reducing
electricity d~mand and reducing vehicle trips and miles, therefore, should be implemented. The
proposed project would conform to the City’s Comprehensive Plan and other policies to reduce vehicle
trips and miles traveled.
Declaring an impact significant or not implies some knowledge of incremental effects that is several
years away, at best. To determine whether the proposed project would have a significant impact on
global climate change is speculative, particularly given the fact that there are no existing numerical
thresholds to determine an impact. However, in an effort to make a good faith effort at disclosing
environmental impacts and to conform with the CEQA Guidelines [§ 16064(b)], it is the City’s position
that, based on the nature and size of this redevelopment project, its location within an established urban
area served by existing infrastructure (rather than a greenfield site), the project’s nominal percentage
increase in greenhouse gas emissions, the proposed project would not impede the state’s ability to reach
3000 Alexis Drive Page 38 Mitigated Negative Declaration
the emission reduction limits/standards set forth by the State of California by Executive Order S-3-05
and AB 32. Over the long term, the expectation from regional planning agencies is that intensifying land
uses near transit will lead. to reduced dependence on the automobile and increased transit ridership. For
these reasons, this project would not make a cumulatively considerable contribution to global climate
change associated -;vith greenhouse gas emissions. The project has submitted the United States Green
Building Council’s Leadership in Energy and Environmental Design (LEED) checklist and has indicated
that they could reach the "certified" level. Implementation of these green building strategies will help to
reduce the impact on climate change.
SOURCE REFERENCES
1.Project Planner’s knowledge of the site and the proposed project
2.Palo Alto Comprehensive Plan, 1998-2010
3.Palo Alto Municipal Code, Title 18 - Zoning Ordinance
4.Required compliance with the Building Code and Standards for Seismic Safety and Wind load
5.Geotechnical investigation, Murray Engineers Inc., December 7, 2006
6.Traffic Analysis, Pang Engineers, inc., August 24, 2007
7.Project Plans, Cody Anderson Wasney Architects, Received December 19, 2007
8.Arborist Report, Barrie d. Coate and Associates, dated June 26, 2007
9.Alquist-Priolo Earthquake Fault Zoning Map
10.P alo Alto Tree Technical Manual, Municipal Code Chapter 8.10.030, June 2001
11.City Departmental analysis communication/memos
12.Important Farmland in California Map, California Department of Conservation, Division of Land
Resource Protection, Farmland Mapping and Monitoring Program, 2004.
13. Agricultural Preserves Map, California Department of Conservation, Division of Land Resources
Protection, 2001.
14. Comments from Dennis Struecker, PE, Associate Vice President, DMJM Harris, September 28,
2007
15. Acoustical analysis (noise study), Mei Wu Acoustics, March~ 12, 2007
16. Supplemental letter to the Geotechnical Investigation, Murray Engineers, July 3, 2008
17. Supplemental letter, Storm drain review, MacLeod and Associates Inc., July 14, 2008
18. Supplemental letter, Traffic Analysis, Pang Engineers, Inc. July 23, 2008
19. Supplemental letter, Traffic Analysis, Pang Engineers, Inc. June 19, 2008
20. Palo Alto Hills Golf and Country Club letter, July 15, 2008
DETERMINATION
On the basis of this initial evaluation:
I find that the proposed project COULD NOT have a significant effect on the environment, and a
NEGATIVE DECLARATION will be prepared.
I find that although the proposed project could have a significant effect on the environment, there
will not be a significant effect in this case because revisions in the project have been made by or
agreed to by the project proponent. A MITIGATED NEGATIVE DECLARATION will be
prepared.
X
3000 Alexis Drive Page 39 Mitigated Negative Declaration
I find that the proposed project MAY have a significant effect on the environment, and an
ENVIRONMENTAL IMPACT REPORT is required.
I find that the proposed project MAY have a "potentially significant impact" or "potentially
significant unless mitigated" impact on the environment, but at least one effect: 1) has been
adequately analyzed in an earlier document pursuant to applicable legal standards, and 2) has
been addressed by mitigation measures based on the earlier analysis as described on attached
sheets. An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the
effects that remain to be addressed.
I find that although the proposed project could have a significant effect on the environment,
because all potentially significant effects (a) have been analyzed adequately in an earlier EIR or
NEGATIVE DECLARATION pursuant to applicable standards, and (b) have been avoided or
mitigated pursuant to that earlier EIR or NEGATIVE DECLARATION, including revisions or
mitigation measures that are imposed upon the proposed project, nothing further is required.
Russ Reich
Project Planner
_September 19, 2008
Date
Director of Planning and
Community Environment
Date
3000 Alexis Drive Page 40 Mitigated Negative Declaration
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