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HomeMy WebLinkAboutStaff Report 236-05neighborhoods, as new housing replaces commercial development; 4. Reduced traffic impacts in the College Terrace neighborhood as commercial development is replaced with housing; 5. Clear standards and guidelines for the next phase of development in the SRP as supported by the Comprehensive Plan, 6. .An agreed-upon framework for Transportation Demand Management (including carpools, shuttles, a SRP transportation manager, and the use of other public transit) as the City considers future new commercial development in the SRP with a goal of no new net trips. DISCUSSION Subsequent to the distribution of CMR 208:05, dated April 4, 2005, there have been additional concerns raised by community groups in the College Terrace and Peter Coutts neighborhoods. In addition to previously distributed materials (DEIR, FEIR, CMR 208:05 and attachments), City staff, Stanford representatives and neighborhood residents have met to address the key issues and to recommend additional technical modifications. to the Development Agreement which are detailed in Attachment C and summarized below. The majority of the modifications agreed upon pertain to topic areas listed on page 4 of the April 4, 2005 City Manager's Report which lists recommendations from the Planning and Transportation Commission. Five additional issues raised during the past month are also addressed in this report. In addition, a series of Frequently Asked Questions (FAQs) are attached to this report that were prepared by staff (See Attachment F). These F AQs were posted on the City's Mayfield website on April 21 , 2005, to address general comments made by the public. • Limit the density on the California housing site The DeVelopment Agreement will restrict the number of required housing units on Upper California site. Any housing proposal greater than 209 units along Upper California would be subject to the City's full discretionary design review and the normal public-review process. • Clarify development standards to ensure compatibility on the Upper California housing site with surrounding neighborhoods including limiting heights to less than 50 feet and ensuring that the California frontage is designed to meet R -1 standards. The City and Stanford, with community input, have developed standards to ensure that housing on the Upper California site is compatible with the two existing neighborhoods. These standards include restricting heights along California Avenue, which borders College Terrace and the western property line, which borders the Peter Coutts area and providing adequate setbacks. Standards also include requirements for detached homes, space for landscaping, and varied buildings along California Avenue reflecting the development across the street. As depicted in Attachments G, H, I, heights along California Avenue will be allowed to increase as distance from the residential neighborhoods increases. Specifically, heights will be restricted to 30 feet for the first 100 feet from California Avenue and from the Peter Coutts neighborhood boundary and 35 feet for the next 300 feet from California Avenue and for the next 200 feet from CMR: 236:05 Page 2 of7 the Peter Coutts boundary. In addition, new development in the area with 30 and 35-foot height limits will not be allowed to exceed 118 feet above sea level since grades at 300 feet from the Peter Coutts neighborhood boundary and 340 feet from the Page Mill Road boundary naturally protect views. The graduated heights ensure that areas visible to adjacent neighborhoods will respect views and the scale and character of the existing neighborhoods. The Upper California site already has twenty-foot setbacks to protect College Terrace and a twenty-foot setback is now also proposed to protect the Peter Coutts neighborhood. • Clarify the design principals relating to the Upper California housing site: The architectural firm of Quigley and Associates developed two design principles for the Upper California site: stitch the seam; arid a hierarchy of form. The first principle is intended to ensure that what is built on the south side of California Avenue immediately across the street from existing houses on the north side of the street in College Terrace will reflect the character and pattern of that neighborhood. The second principle is intended to reflect that higher density uses are appropriate as they move further away from existing neighborhoods. Wording has been added to Section 6.4.10 of the Development Agreement to specifically address these two principles. The Development Agreement requires the housing along the California edge to approximate the horizontal rhythm of building-to-side yard setback and fayade areas, including the relationship of first and second stories of residential properties located across the street from or in the vicinity of the California site; and reflect the eclectic nature of the design of residences on the north side of the street and include similar opportunities for landscaping. If the City of Palo Alto determines that the California Avenue edge does not meet these requirements, then the City can review massing, roof forms and site plans to ensure that the requirements along the California Avenue edge are met. • Consider connectivity to Page Mill Road from the California site by means other than California Avenue The traffic analysis shows that the traffic impact on College Terrace streets from new housing would be minimal and, therefore, a direct connection to Page Mill Road is not warranted based on the environmental analysis. The Development Agreement ~oes not call for such a connection, nor is the City of Palo Alto or Stanford proposing one. It should be noted that the Development Agreement does not preclude a connection; however, a connection has not been supported at meetings with the Peter Coutts neighborhood. • Develop an on-going community outreach program to inform the public regarding the progress of elements in the Development Agreement The Development Agreement requires that Stanford annually submit a written report to the City on the status of the qevelopment allowed under the Development Agreement. The report shall identify any housing and new commercial building developed within in the research park for the previous year. This report will be forwarded to the City Council and available for public review. CMR: 236:05 Page 3 of7 Stanford has also committed to engage in community outreach with both the College Terrace and Peter Coutts neighborhoods when the design phase of any of the housing development occurs (Attachment J). • Explore possibilities for development of a Spine Road in the interior of the SRP between El Camino Real and Hanover Although a Spine Road is not addressed as part of the Development Agreement and, therefore, beyond the scope of the Development Agreement, none of the project components prevent a future Spine Road from being studied and considered in the future. Stanford is supportive of any future initiative by the City to study this potentjal circulation option. • Consider design alternatives to eliminate the potential cut-through traffic from El Camino Real to Page Mill Road through the Mayfield site parking lot. The circulation design for the playfield parking lot has been developed to inhibit cut-through traffic from El Camino to Page Mill Road. A drop off bulb-out in the center of the driveway, texturing of the driveway and the activity within the parking lot itself will contribute to making the parking lot infeasible for use as a short cut to Page Mill Road. • Effects on views to and from Coyote Hill from relocated/associated square footage Views to and from Coyote Hill will remain intact when the development allowed under the Development Agreement is constructed in the research park. Coyote Hill is approximately 100 feet higher than the two and three story buildings that currently surround it, which is why it is visible from vantage points along surrounding roadways and why views are unobstructed from its high points .. Based on the topography of the area and the current height restrictions of35 feet, development of new office buildings or other uses allowed under the existing zoning would not change the views to or from Coyote Hill. If future changes to the LM zoning distriCt allow an add:tional five feet of height for specific uses in the Stanford Research Park, a total height of 40 feet would not obstruct or significantly change the views to or from Coyote Hill. As an additional safeguard, the D overlay applies to properties adjacent to Coyote Hill; therefore, the Council could review these projects on appeal. • Environmental review process for pending development proposal on the Hillview site A preliminary application for redevelopment of the Hillview site has been submitted to the City. The proposal includes redeveloping the existing development on site and adding 100,000 square feet of the relocated square footage allowed under the Development Agreement. If the Development Agreement EIR is certified by the City Council and the Council approves the Development Agreement, an Environmental Impact Analysis (EIA) would be prepared by staff for the project. The applicant would be required to prepare any site-specific technical reports that staff deemed necessary for environmental evaluation of the site including a traffic operations analysis that would address site circulation including ingress and egress. If the EIA determines that the proposal is consistent with the conclusions in the Development Agreement EIR, staff would prepare an Addendum to that EIR, which is an administrative process. If new impacts or CMR: 236:05 Page 4 of7 ",) " new mitigation measures are identified in the EIA, then further environmental review would be required. • Pedestrian connection to the playfields The Development Agreement requires onsite implementation of Comprehensive Plan policies L- 43 and L-44 to provide sidewalks, pedestrian paths and bicycle connections linking California Avenue to the playfields as sites are redeveloped. Currently there is a 24-foot private easement (Attachment K) that extends over the rear of the properties (Wells Fargo Bank site, future housing site and Bank of America site) facing El Camino between the playfield site and California Avenue. At the time the hQusing is constructed a pathway will also be constructed on the housing site. Unless the Wells Fargo Bank site is also developed as part of the housing project, the City will need to work with both Wells Fargo Bank and Bank of America to redevelop their respective parking lots with a pedestrian pathway to ensure safety for pedestrians and bicyclists accessing the playfields. The existing 24-foot maintenance easement will accommodate one-way vehicular access with a pathway but not two-way vehicular access. In preliminary discussions, the Bank of America leaseholder has indicated a willingness to work with the City and Stanford on reworking its circulation when the housing site is redeveloped. Wells Fargo Bank, which has the right to lease its property for another fifty years, has not taken a position in support of this connection yet. The City retains its right to use eminent domain to provide a pathway connection. • FEIR Amendment Staff has determined that there was an omission in the text changes included in the FEIR for the project, which is being corrected with the attached FEIR amendment (Attachment L). An additional traffic analysis prepared by the traffic consultant was to be referenced in the text of the FEIR but was inadvertently omitted. The additional analysis evaluated the development of 255 units on the Upper California Avenue site and 90 units on the El Camino site, which is the maximum allowed on each site under the proposed rezonings. The traffic report it). the EIR analyzed a different distribution-217 units on Upper California Avenue and 128 units on the El Camino site. The additional analysis concluded that the redistribution of units would not change the intersection, roadway or freeway ramp levels of service. A'TIRE analysis with the same distribution concluded that no impacts would result from the project. • Monitoring of mitigations and assumptions All development projects for which mitigation measures have been adopted are required to prepare a Mitigation Monitoring and Reporting Program (MMRP). The MMRP is adopted at the time of project approval and identifies the procedures necessary to ensure that the mitigation measures in the Final EIR are implemented. The MMRP identifies who is responsible for implementing the mitigation measures, monitoring their implementation, how they monitoring will be completed and the schedule for the monitoring. The MMRP ensures that project compliance is checked on a regular basis during and, if necessary after, implementation. The MMRP for the Development Agreement is attached to the CEQA Resolution (Attachment A). CMR: 236:05 Page 5 of7 ATTACHMENTS Attachment A: Revised CEQA resolution Attachment B: Ordinance Approving Development Agreement Attachment C: Technical corrections to development agreement, revised 4/25/05 (this includes revisions to Exhibit D and design issues) Attachment D:Resolution Amending the Land Use Map ofthe Comprehensive Plan Attachment E: Ordinance Amending Title 18 (Zoning) and the Zoning Map Attachment F: Mayfield Website FAQ's Attachment G:Graphic ofbicycle/pedestrian path on ECR site Attachment H:Graphic of 35-foot height limit on extended portion of ECR site (505 Cal. Ave) and 50-foot height limit on rest ofECR site . Attachment l: Graphic showing graduated heights on Upper California site Attachment J: Community Outreach Side letters from Stanford, dated March 22, 2005 and April 27,2005 Attachment K: Connectivity maps Attachment L: FEIR traffic amendment Attachment M: Rental Housing Program Sideletter from Stanford, dated April 27, 2005 Attachment N: Offer Letter from Stanford, dated June 10,2003 Attachment 0: Letter from Peter Coutts Hill Homeowners' Association Board of Directors, dated April 27, 2005 Attachment P: Allhouse Deaton letter dated April 8,2005 Attachment Q: Statement from College Terrace residents' Association Board of Directors dated March 18, 2005 Also refer to previously distributed materials: CMR 208:05 with attachments, Draft EIR, Final ElR. Note: Previous staff reports and hearing minutes for this project are available in the public file or on the city's website at www.cityofpaloalto.orglmayfield/ COURTESY COPIES Larry Horton, Stanford University Jean McCown, Stanford University Jean Snider, Stanford Management Company Bill Phillips, Stanford Management Company Charles Carter, Stanford Planning Office Kathy Durham, College Terrace Residents Association Rod J eung, ElP Associates· Sheri Sheppard, Peter Coutts Homeowners Association Matt Kowta, Bay Area Economics Fred Balin CMR: 236:05 Page 7 of7 NOT YET APPROVED section 15000, et seq. The Final EIR is on file in the offices of the Director of Planning and Cormnunity Environment and, along with the planning and other City records, minutes and files constituting the record of "proceedings, is incorporated herein by this reference. C. The initial Notice of Preparation was distributed on August 22, 2003. A public scoping meeting was held before the Palo Alto City Council on October 7, 2003. The Draft EIR was circulated for public review between December 14, 2004 and January 27, 2005. The Planning Cormnission reviewed, and held a public hearing on the Draft EIR on January 12, 2005. D. The City Council, as part of this resolution, is approving a reporting and monitoring program pursuant to Public Resources Code section 21081.6. It is designed to ensure compliance with Project changes and mitigation measures imposed to avoid or substantially lessen the significant effects identified in the Final EIR, and described in detail in Exhibits A1-A4 which are attached to this resolution and a part of it. E. The City Council has reviewed and considered the information contained in the Final EIR and record of proceedings. SECTION 2. Certification. The City Council certifies that the Final EIR has been completed in compliance with the California Environmental Quality Act. The Final EIR was presented to the City Council and the City Council has reviewed and considered the information contained in the Final EIR, staff reports, oral and written testimony given at public hearings on the pr"oposed Project, and all other matters deemed material and relevant before considering for approval the various actions related to the Project. SECTION 3. Areas of No Significant Impact. The City Council finds that the FinalEIR identifies no significant or potentially significant adverse impacts in the areas of Land Use, Plans and Zoning; Population, Housing and Employment; Hydrology and Water Quality; Public Services; or utili ties. It identifies a beneficial impact on housing and public recreation fields. SECTION 4. Significant Impacts Which Can Be Mitigated To A Less Than Significant Level. The City Council finds that the Final EIR identifies potentially significant environmental effects of the Project in regard to Visual Quality; Cultural Resources; Biological Resources; Transportation; Air Quality; Hazardous Materials; 2 050428 syn 0091561 "\ "v NOT YET APPROVED which requires pre-development surveys for "special status" plant species and sensitive wildlife species, followed by conservation and mitigation to state and federal standards, as well as specific procedures to protect any California red-legged frogs or Western pond turtles, and riparian habitat, will reduce this potential impact to a less than significant level. Impacts BR-2 and BR-6 concerns potential adverse impacts of the development of playfields on the Mayfield Site and on other development sites on oak or redwood trees protected by City regulations. Mitigation Measures BR-2.1, 2.2, 2.3, 2.4 and 2.5, which require surveying, replacement, relocation, and retention of oak trees on the Mayfield site, and compliance with the City's tree preservation policies, will reduce this potential impact to a less than significant level. Impacts BR-3 and BR-7 concern the impact of tree removal and vegetation clearing on non-sensitive nesting birds. Mitigation measure BR-3.1, which limits clearing during nesting periods, will reduce this potential impact to a less than significant level. Impacts BR-4 and BR-8 concern possible disturbance of special-status bats which may inhabit in Spanish tile roofs. Mitigation Measure BR-4.1, which requires phased demolition that allows bats to disperse, will reduce this potential impact to a less than significant level. . D. Transportation Impacts TR-1 and TR-9 concern interference with local traffic and parking during construction of new office space and housing. Mitigation Measure TR-1, which requires preparation and implementation of a construction traffic management plan, will reduce this potential impact to a less than significant level. Impact TR-2 concerns the impact of increased vehicle trips from the community playing fields on the Mayfield Site and the first 100, 000 square feet of new R&D/ office space on traffic delays at two intersections: Hillview Avenue-Fremont Road/Arastradero Road and Deer Creek Road/Arastradero Road. Mitigation Measures TR-2.1 and TR-2.2, which require Stanford to pay its proportionate share of the cost of signalization at those intersections, at the installation by the city of traffic signals if and when service levels deteriorate or traffic signal warrants are met, will reduce these potential impacts to a less than significant level. 4 050428 syn 0091561 NOT YET APPROVED E. Noise Impacts NO-4 and NO-8 concern the potential for noise generated by mechanical equipment when new R&D/office space is constructed. Mitigation Measure No-4.1, which requires that rooftop mechanical equipment be shielded or enclosed to comply with the noise standards of the Palo Alto Comprehensive Plan and the Palo Alto Municipal Code, will reduce this potential impact to a less than significant level. F. Air Quality Impacts AQ-1 and AQ-5. concern potential short-term increases in air pollution from demolition and construction activities. Mitigation measure AQ-1.1, which requires dust control measures, will reduce this potential impact to a less than significant level. G. Hazardous Materials Impacts HM-1 and HM-7 concern possible exposure of future workers in replacement R&D/office space in the Research Park, .or future residents at the housing sites, to existing contaminants at those sites. Mitigation Measures HM-1.1, 1.2 and 1.3, which require environmental site assessment, followed, if necessary, by the preparation and implementation of a work plan and corrective a6tion plan satisfactory to state or regional agencies, or the implementation of site management plans, will reduce this potential impact to a less than significant level. Impacts HM-3 and HM-9 concern possible exposure of construction personnel and the public to· contaminated soil or groundwater, or both, during grading, excavating, and construction activities. Mitigation Measures 1.1, 1.2, and 1.3, and 3.1, which requires site-specific health and safety plans for excavation and construction, will reduce this potential impact to a less than significant level. H. Geology, Soils and Seismicity Impacts GE-1 and GE-4 concern potential exposure of persons or structures to substantial adverse risk of fault line surface rupture. Mitigation Measure GE-1.1, which requires special surveys, and if recommended, design changes, near the San Juan Hill fault, the Frenchman's Road fault, and the Stock Farm Monocline, will reduce this potential impact to a less than significant level. 6 050428 syn 0091561 NOT YET APPROVED has left the Mayfield Site vacant rather than provide housing on it desp,i te the fact that it has been zoned for housing for many years.) It would not eliminate the one unavoidable adverse impact of the Project, construction noise. It would have more significant adverse impacts on traffic, and it would have an adverse impact on public services, since an . opportuni ty to develop an existing undeveloped site as a park is eliminated. C. Reduced Project Alternative Under this alternative, there would be only one soccer field at the Mayfield Site, only 250 units would be developed at the El Camino and California Avenue Sites, (excluding 1451 California Avenue), and only 230,000 square feet of replacement square footage would be relocated in the Research Park. While housing supply would still be increased, the improvement in city recreational facilities would be significantly less than in the Project. The Palo Alto Advisory Committee's Report to the Palo Alto City Council (December 2002) identified a need for all the proposed fields at the Mayfield Site. The Reduced Project Alternative is identified in the EIR as an environmentally superior alternative because it has reduced environmental effects in terms of light and glare from the recreation fields, less disturbance of trees and birds, less impact on intersection levels of service, and less dust. However, these impacts have already been mitigated to a less than significant level for the Project. Furthermore, this Reduced Project Alternative does not reduce construction noise to a less than significant level although the construction noise would be lessened since there is less demolition and new development. The value of additional playing fields and possible additional housing, both of which advance Comprehensive Plan policies, outweighs the interim adverse impact of construction noise. The City has noise standards in place which substantially reduce those noise impacts from what they would otherwise be, but they cannot be entirely eliminated. D. Alternative Playing Field Location; Alternative Use of Mayfield Site The Palo Alto Fields Advisory Committee's Report to the Palo Alto City Council identified no other sites on Stanford lands are as desirable as the Mayfield Site. None would be as located for users, in particular youth, and none environmentally superior. The Mayfield Site location for the fields has no significant adverse environmental effects mitigation. 8 050428 syn 0091561 that well are play with '. NOT YET APPROVED EXHIBITS A-l THROUGH A-4 Mitigation and Monitoring Program A-1 El Camino Real Housing Development A-2 Upper California Avenue Housing Development A-3 Mayfield Soccer Complex A-4 Replacement and Associated Square Footage Development 12 050428 syn 0091561 CITY OF PALO ALTO/STANFORD DEVELOPMENT AGREEMENT AND LEASE PROJECT EI CAMINO REAL HOUSING DEVELOPMENT MITIGATION MONITORING AND REPORTING PLAN (Continued) Mitigation Measures resource and prepare a data recovery plan, which makes provision for adequately recovering the scientifically consequential information from and about the resource. The data recovery plan shall be prepared and adopted prior to any excavation being undertaken. When implementation of the data recovery program is complete, a report shall be deposited with the California Historical Resources R~onal Information Center. CR-l.4 Preserve Prehistoric Artifacts. In the event that prehistoric artifacts are discovered during any soil-disturbing activity during construction, the landowner, Stanford University, retains ownership of archaeological and paleontological artifacts recovered on its property. Archaeological and paleontological discoveries shall be recorded with the California Historical Resources Information System and artifacts shall be curated in a manner consistent withJ>rofessional standards. CR-2.1 Cease Work Upon the Discovery of Human Remains. If human remains are discovered, the project sponsor shall halt further excavation or disturbance of the discovery site or any nearby area reasonably suspected to overlie adjacent human remains. In accordance with State CEQA Guidelines Section lS064.S(e), the County Coronet shall be notified immediately. If the remains are found to be Native American, the County Coroner shall notify the NARC within 24 hours. The most likely descendant of the deceased Native American shall be notified by the Commission and given the chance to make recommendations for the remains. If the Commission is unable to identify the most likely descendant, or if no recommendations are made within 24 hours, or in the event that the landowner and the descendant fail to reach an agreement, remains may be re-interred with appropriate dignity elsewhere on the property in a location not subject to further subsurface disturbance. CR-4.1 Protect Paleontological Resources. In the event that fossilized or unfossilized shell or bone is uncovered during any earth-disturbing operation resulting from development under the proposed project, contractors shall stop work in the immediate area of the find, notify the landowner, Stanford University, and retain a qualified paleontologist to survey the site and assess the find. In addition, the project sponsor shall notify the City Building Inspector assignecLto th~project. The paleontologist retained by the project sponsor shall Mitigation and Monitoring Responsibility Implementation: Stanford Monitoring: City of Palo Alto Department of Planning and Community Environment Implementation: Stanford, Project Contractors Monitoring: City of Palo Alto Department of Planning and Community Environment Implementation: Project Contractor, Stanford, qualified paleontologist Monitoring: City Building Inspector assigned to the· project, City Building MonitoriI!K Action Verify that bid documents and contracts include provisions for cultural resource discoveries ownership and curation by Stanford~ Verify that bid documents and contracts include provisions to cease work and contact County Coroner in the event of discovery of human remains. Verify that bid documents and contracts include provisions to cease work in the event of discovery of shell or bone; submittal of recommended actions by City of Palo Alto/Stanford Development and Lease Project -El Camino Real Housing Development Mitigatioiz Monit~ring and Reporting Plan C:\Documems alld Settillgs\makaso'Loca'l Settillgs\Temporal}' Illtel7let Files\OLK9F\E1 CamillO Real MMRP.doc Schedule Prior to commencement of construction activities. Prior to the start of construction. Prior to the start of construction and on- going during construction; immediatel y upon determination of a shell or bone discovery. Page 2 CITY OF PALO ALTO/STANFORD DEVELOPMENT AGREEMENT AND LEASE PROJECT EI CAMINO REAL HOUSING DEVELOPMENT MITIGATION MONITORING AND REPORTING PLAN (Continued) Mitigation Measures HAZARDOUS MATERIALS HM-1.1 Prepare a Phase I E1lvir01lme1ltal Site Assessme1lt (ESA). If no Site Management Plan is in place, prior to filing an application for development of uses allowed under the Development Agreement, Stanford shall obtain a Phase I ESA for the proposed site. Stanford shall conduct (or require the party responsible for any contamination (the responsible party) to conduct) the Phase I ESA in accordance with ASTM E-1527-00 Standard Practice for Environmental Site Assessments: Phase I Environmental Site Assessment Process. The purpose of a Phase I ESA is to identify environmental conditions at a proposed project site that may suggest environmental contamination. The Phase I ESA report shall be prepared by a Registered Environmental Assessor or sirriilarly qualified individual prior to initiating any construction activities at the site. If recommended in the Phase I ESA, Stanford shall undertake (or require the responsible party to undertake) a Phase II ESA sampling plan; or if any environmental contamination is identified by the Phase I ESA, Stanford shall implement (or require the responsible party to implement) the recommendations of the report to further investigate and to remove or begin remediating any contamination. Mitigation and Monitoring Res~nsibilltL Implementation: Stanford or responsible party; registered Environmental Assessor or similarly qualified individual Monitoring: City of Palo Alto HM-1.2 Prepare a Work Pla1l a1ld Corrective Actio1l Pla1l. If the Phase II ESA Implementation: Stanford sampling results show evidence of soil or groundwater contamination at levels or responsible party that may require corrective action or·the implementation of engineering controls .. . ("Controls"), Stanford shall prepare (or shall require the responsible party to Momtonng: City of Palo prepare) a work plan for corrective action and/or Controls ("Work Plan") and a Alto risk assessment to identify acceptable cleanup goals for the intended use of the site. Stanford or the responsible party shall submit the Work Plan and risk assessment to DTSC, the RWQCB, or any other environmental regulatory agency with jurisdiction ("the Oversight Agency") for review and approval. If more than one agency has jurisdiction, Stanford shall select one Oversight Agency. Stanford shall undertake (or shall require the responsible party to undertake) any corrective measures and/or implement any Controls deemed necessary by the Oversight Agency, and any additional corrective measures or controls deemed necessary by Stanford, to reduce any risk identified as unacc~able based upon that analysis and review. Monitoring Action Verify completion of Phase I ESA and implementation of its recommendations. Verify provision of a Work Plan and Corrective Action Plan. City of Palo Alto/Stanford Development and Lease Project-El Camino Real Housing Development Mitigation Monitoring and Reporting Plan C;\DoclIments and Settings\makaso\Lorai Settings\Temporary IIlle17let Files\OLK9F\E1 CamlilO Real MMRP.doc Schedule Prior to filing of an application for the development of agreed uses. Prior to filing of an application for development of the El Camino Real housing site. PageB , , CITY OF PALO ALTO/STANFORD DEVELOPMENT AGREEMENT AND LEASE PROJECT UPPER CALIFORNIA AVENUE HOUSING DEVELOPMENT MITIGATION MONITORING AND REPORTING PLAN (Continued) Mitigation Measures resource and prepare a data recovery plan, which makes provision for adequately recovering the scientifically consequential information from and about the resource. The data recovery plan shall be prepared and adopted prior to any excavation being undertaken. When implementation of the data recovery program is complete, a report shall be deposited with the California Historical Resources Regional Information Center. CR-I.4 Preserve PrehistOlic Artifacts. In the event that prehistoric artifacts are discovered during any soil-disturbing activity during construction, the landowner, Stanford University, retains ownership of archaeological and paleontological artifacts recovered on its property. Archaeological and paleontological discoveries shall be recorded with the California Historical Resources Information System and artifacts shall be curated in a manner consistent with professional standards. CR-2.1 Cease Work Upon the Discovery of Human Remains. If human remains are discovered, the project sponsor shall halt further excavation or disturbance of the discovery site or any nearby area reasonably suspected to overlie adjacent human remains. In accordance with State CEQA Guidelines Section 15064.5(e), the County Coroner shall be notified immediately. If the remains are found to be Native American, the County Coroner shall notify the NARC within 24 hours. The most likely descendant of the deceased Native American shall be notified by the Commission and given the chance to make recommendations for the remains. If the Commission is unable to identify the most likely descendant, or if no recommendations are made within 24 hours, or in the event that the landowner and the descendant fail to reach an agreement, remains may be re-interred with appropriate dignity elsewhere on the property in a location not subject to further subsurface disturbance. CR-4.1 Protect Paleontological Resources. In the event that fossilized or unfossilized shell or bone is uncovered during any earth-disturbing operation resulting from development under the proposed project, contractors shall stop work in the immediate area of the find, notify the landowner,. Stanford University, and retain a qualified paleontologist to survey· the site and assess the find. In addition, the project sponsor shall notify the City Building Inspector assigned to the project. The paleontologist retained by the project sponsor shall Mitigation and Monitoring Responsibility Implementation: Stanford Monitoring: City of Palo Alto Department of Planning and Community Environment Implementation: Project Contractor Monitoring: City of Palo Alto Department of Planning and Community Environment Implementation: Project Contractor, Stanford, qualified paleontologist Monitoring: City Building Inspector assigned to the project, City Building --. --". Monitoril!K Action Verify that bid docum~nts and contracts include provisions for cultural resource discoveries ownership and curation by Stanford. Verify that bid documents and contracts include provisions to cease work and contact County Coroner in the event of discovery of human or cultural remains. Verify that bid documents and contracts include provisions to cease work in the event of discovery of shell or bone; submittal of recommended actions by . City of Palo Alto/Stallford Developmellt alld Lease Project -Upper California Avellue Housing Development Mitigation Monitorillg alld Reporting Plan C:\DoclIlIlellts alld Setfillgs\sllakaso\Local Settillgs\TelllporalY IllIemet Files\OLK9F\Calijomia Avellue MMRP.doc Schedule Prior to commencement of construction activities. Prior to the.start of constructiori. Prior to the start of construction and on- going during construction; immediately upon determination of shell or bone discovery. Page 2 CITY OF PALO ALTO/STANFORD DEVELOPMENT AGREEMENT AND LEASE PROJECT UPPER CALIFORNIA AVENUE HOUSING DEVELOPMENT MITIGATION MONITORING AND REPORTING PLAN (Continued) Mitigation Measures TRANSPORTA TION TR-1.1 Prepare and Implement a Construction Traffic Management Plan. The project sponsor shaH prepare a Construction Traffic Management Plan, outlining truck routes, staging areas, traffic detours, traffic and pedestrianibicyclist safety measures, construction parking areas, and proposals to maintain access to properties. The plan shall be reviewed and approved by the City prior to the issuance of a grading or building permit. During construction, the contractor shall be responsible for implementing the recommendations and practices defined in the plan. Important considerations and practices that shall be incorporated into the plan, or an equivalent measure as determined by the City, are noted below: a. It is generally desirable and most convenient for construction worker parking and equipment/material storage to occur within the project site. h. Alternately, construction worker parking and/or storage space may be located at an off-site off-street location. c. Temporary lane closures, if necessary, shall be coordinated with the responsible public agencies and scheduled for off-peak hours to minimize disruption to traffic flow. d. Truck traffic to and from the site shall use designated truck routes. NOISE Mitigation and Monitoring Responsibility Implementation: Stanford, Project Contractor Monitoring: City of Palo Alto Public Works Department Monitoring Action Submittal and approval of a Construction Traffic Management Plan. City of Palo Alto/Stanford Development alld Lease Project -Upper California Avenue Housing Development Mitigation Monitoring and Reporting Plan C:\DocUlIlellts alldSetlillgs\sllakaso\Locai Settillgs\Tempormy llllemet Files\OLK9F\Cal!fomia Avellue MMRP.doc Schedule Prior to issuance of a grading or building permit and on-going during construction. Page 6 CITY OF PALO ALTO/STANFORD DEVELOPMENT AGREEMENT AND LEASE PROJECT UPPER CALIFORNIA AVENUE HOUSING DEVELOPMENT MITIGATION MONITORING AND REPORTING PLAN (Continued) Miti~ation Measures Mitigation and Monitoring Responsibility AQ-I.l Implement Construction Dust Control Measures. The project sponsor I Implementation: Stanford, shall require the following practices be implemented by including them in the Project Contractor contractor construction documents: a. Water all active construction areas at least twice daily, or as needed to prevent visible dust plumes from blowing off-site. b. Cover all trucks hauling soil, sand, and other loose materials or require all trucks to maintain at least two feet of freeboard. c. Pave, apply water three times daily, or apply non-toxic soil stabilizers on all unpaved access roads, parking areas, and staging areas at the construction sites. d. Sweep daily (with water sweepers) all paved access roads, parking areas, and staging areas at the construction sites . . e. Sweep public streets adjacent to construction sites daily (with water sweepers) of visible soil material if carried onto the streets. f. In addition to the mitigation measures above, the following measures would be implemented at development sites greater than four acres in area. g. Enclose, cover, water twice daily, or apply non-toxic soil binders to exposed stockpiles (dirt, sand, etc.). . h. Limit traffic speeds on unpaved roads to 15 miles per hour. i. Install sandbags or other erosion control measures to prevent silt runoff to public roadways. j. Replant vegetation in disturbed areas as quickly as possible. k. Install wind breaks at the windward sides of the construction areas. 1. Suspend excavation and grading activities when wind exceeds 25 miles per hour. Monitoring: City of Palo Alto Monitori~ Action· Verify that Project Contractor construction bid documents and contracts include dust control measures; periodic field inspections during construction. City of Palo Alto/Stanford Development and Lease Project -Upper California A venue Housing Development Mitigation Monitoring and Reporting Plan C;\DoClllllellts and Settillgs\makaso\Loca/ Setling.\\TemporOlY Illtel7let Files\OLK9F\Caiifol7lia Avenue MMRP.doc Schedule Prior to issuance of a grading or building permit; on-going during construction. Page 8 CITY OF PALO ALTO/STANFORD DEVELOPMENT AGREEMENT AND LEASE PROJECT MAYFIELD SOCCER COMPLEX MITIGATION MONITORING AND REPORTING PLAN (Continued) Mit~ation Measures CULTURAL RESOURCES CR-!.3 At Any Construction Site, Cease Excavation or Construction Upon the Discovery of Cultural Resources. Should any indication of an archaeological resource be encountered during any soil-disturbing activity during construction, the project sponsor shall immediately notify the landowner, Stanford University and suspend any soil-disturbing activities in the vicinity of the discovery until a qualified archaeologist has determined whether additional measures should be undertaken. The archaeological professional shall inform the Palo Alto Department of Planning and Community Environment if the discovery is an archaeological resource, retains sufficient integrity, and is of potential scientific/historical/cultural significance. If an archaeological resource is present, the project archaeologist shall identify and evaluate the archaeological resource and prepare a data recovery plan, which makes provision foradequately recovering the scientifically consequential information from and about the resource. The data recovery plan shall be prepared and adopted prior to any excavation being undertaken. When implementation of the data recovery program is complete, a report shall be deposited with the California Historical Resources Regional Information Center. CR-I.4 Preserve Prehistoric Artifacts. In the event that prehistoric artifacts are discovered during any soil-disturbing activity during construction, the landowner, Stanford University, retains ownership of archaeological and paleontological artifacts recovered on its property_ Archaeological and paleontological discoveries shall be recorded with the California Historical Resources Information System and artifacts shall be curated in a manner consistent with professional standards. Mitigation and Monitoring Responsibility Implementation: Stanford, Project Contractor, qualified archaeologist Monitoring: City of Palo AlroDepartmentof Planning and Community Environment Implementation: Stanford Monitoring: City of Palo Alto Department of Planning and Community Environment City of Palo Alto/Stanford Development and Lease Project -Mayfield Soccer Complex Mitigation Monitoring and Reporling Plan C:\Doc/lments and Settillgs\:;nakaso\Local Settillgs\TemporaJY IlIte17let Files\OLK9F\Mayjield MMRP new.doc Monitori~Action Verify that bid documents and contracts include provisions to cease excavation or construction in the event of discovery of archaeological resources; submittal of data recovery plan and appropriate reports by said archaeologist. Verify that bid documents and contracts include provisions for cultural resource discoveries ownership and curation by Stanford. Schedule Prior to commencement of construction activities; on-going as needed during construction; if applicable, data recovery plan shall be prepared and adopted prior to any excavation being undertaken after discovery. Prior to commencement of construction activities. Page 2 CITY OF PALO ALTO/STANFORD DEVELOPMENT AGREEMENT AND LEASE PROJECT MAYFIELD SOCCER COMPLEX MITIGATION MONITORING AND REPORTING PLAN (Continued) Mitigation Measures moving the Protected Trees to an appropriate location on this site. Feasibility shall consider CutTent site and tree conditions, the trees' ability to tolerate moving, relocation measures, optimum needs for the new location, aftercare, irrigation, and other long- term needs. If the relocated trees do not survive after a period of five years, the tree canopy shall be replaced as specified in the Tree Technical Manual, Section 3.00. BR-2.4 Protect Trees to be Retained. The project sponsor shall ensure that Regulated Trees are not harmed during construction by including specific tree protection measures, in com;truction bid specifications, plan submittals, and building permit documents and plans consistent with the City's Municipal Code and Tree Technical Manual. Fenced enclosures shall be erected around trees to be protected to achieve three primary functions: (1) to keep the foliage canopy and branching structure clear from contact by equipment, materials and activities; (2) to preserve roots and soil conditions in an intact and non-compacted state; and (3) to identify the Tree Protection Zone (TPZ) in which no soil disturbance is permitted and activities are restricted, unless otherwise approved. BR-2.S Implement Other Construction Protection Measures to Protect Trees. The following measures address other construction-related tree protection measures, outside of tree fencing. a. No storage of material, topsoil, vehicles, or equipment shall be permitted within the tree enclosure area. b. The ground under and around the tree canopy area shall not be altered (no trenching, grading, etc). Utilities or trenching that must pass within a TPZ shall be directionally bored beneath the root plate using the trenchinglboring guidelines outlined in the Tree Technical Manual.· Trees to be retained shall be irrigated, aerated, and maintained as necessary to ensure survival. c. Roots 2 inches or greater in diameter that become exposed and/or damaged during the demolition or construction phases shall be cut clean and, if possible, cut back to a lateral root. The root end shall be covered and wrapped with a secured plastic bag and soil backfill as soon as the severance occurs. Mitigation and Monitoring Responsibili~ Monitoring: City of Palo Alto, City Arborist Implementation: Stanford, Project Contractor Monitoring: City of Palo Alto, City Arborist Implementation: Stanford, Project Contractor Monitoring: City of Palo Alto, City Arborist City of Palo Alto/Stanford Development and Lease Project -Mayfield Soccer Complex Mitigation Monitoring and Reporling Plan C:\DoculIlellts {llld Setlillgs\makaso\Local Settillgs\Temporary /Iltemet Files\OLK9F\Mayjie/d MMRP /lew. doc . Monitori~ Action event of failed relocation, verify oak replacement plantings. For all Regulated Trees to be retained, verify that bid documents, plan submittals, and building permit documents include tree protection measures. For all Regulated Trees to be retained, verify that bid documents, plan submittals, and building permit documents include other construction tree protection measures. Schedule #155. Inspections: During construction of the project. Prior to approval of project plans and building permits. Inspections: During construction of the project. Prior to approval of project plans and building permits. Inspections: During construction of the project. Page 4 CITY OF PALO ALTO/STANFORD DEVELOPMENT AGREEMENT AND LEASE PROJECT MAYFIELD SOCCER COMPLEX MITIGATION MONITORING AND REPORTING PLAN (Continued) Mitigation Measures measure as determined by the City, are noted below: a. It is &enerally desirable and most convenient for construction worker parking and equipment/material storage to occur within the project site. b. Alternately, construction worker parking and/or storage space may be located at an off-site off-street location. c. Temporary lane closures, if necessary, shall be coordinated with the responsible public agencies and scheduled for off-peak hours to minimize disruption to traffic flow. d. Truck traffic to and from the site shall use designated truck routes. AIR QUALITY AQ-I.I Implement Construction Dust Control Measures. The project sponsor shall require the following practices be implemented by including them in the contractor construction documents: a. Water all active construction areas at least twice daily, or as needed to prevent visible dust plumes from blowing off-site. b. Cover all trucks hauling soil, sand, and other loose materials or require all trucks to maintain at least two feet of freeboard. c. Pave, apply water three times daily, or apply non-toxic soil stabilizers on all unpaved access roads, parking areas, and staging areas at the construction sites. d. Sweep daily (with water sweepers) all paved access roads, parking areas, and staging areas at the construction sites. e. Sweep public streets adjacent to construction sites daily (with water sweepers) of visible soil material if carried onto the streets. f. In addition to the mitigation measures above, the following measures would be implemented at development sites greater than four acres in area. g. Enclose, cover, water twice daily, or apply non-toxic soil binders to exposed Mitigation and Monitoring Responsibility Implementation: Stanford, Project Contractor Monitoring: City of Palo Alto City of Palo. Alto/Stanford Developme/lt and Lease Project -Mayfield Soccer Complex Mitigation Monitoring and Repo~ting Plan C:\Docllmeius alld Settillgs\sllakaso\LocaJ·Settillgs\Tempor{l1Y Illtenzel Files\OLK9f\MayjieJd MMRP /lew. doc Monitoring Action Verify that construction bid documents and contracts include construction dust control measures; periodic field inspections during construction. Schedule Prior to issuance of a grading or building permit and on-going during construction. Page 6 CITY OF PALO ALTO/STANFORD DEVELOPMENT AGREEMENT AND LEASE PROJECT REPLACEMENT AND ASSOCIATED SQUARE FOOTAGE DEVELOPMENT MITIGATION MONITORING AND REPORTING PLAN (Continued) Mitigation Measures the data recovery program is complete, a report shall be deposited with the California Historical Resources Regional Information Center. CR-I.3 At Any Construction Site, Cease Excavation or Construction Upon the Discovery of Cultural Resources. Should any indication of an archaeological resource be encountered during any soil-disturbing activity during construction, the project sponsor shall immediately notify the landowner, Stanford University and suspend any soil-disturbing activities in the vicinity of the discovery until a qualified archaeologist has determined whether additional measures should be undertaken. The archaeological professional shall inform the Palo Alto Department of Planning and Community Environment if the discovery is an archaeological resource, retains sufficient integrity, and is of potential scientificlhistoricallcultural significance. If an archaeological resource is present, the project archaeologist shall identify and evaluate the archaeological resource and prepare a data recovery plan, which makes provision for adequately recovering the scientifically consequential information from and about the resource. The data recovery plan shall be prepared and adopted prior to any excavation being undertaken. When implementation of the data recovery program is complete, a report shall be deposited with the California Historical Resources R~onal Information Center.-- CR-L4 Preserve Prehistoric Artifacts. In the event that prehistoric artifacts are discovered during any soil-disturbing activity during construction, the landowner, Stanford University, .retains ownership of archaeological and paleontological artifacts recovered on its property. Archaeological and paleontological discoveries shall be recorded with the California Historical Resources Information System and artifacts shall be curated in a manner consistent with professional standards. Mitigation and Monitoring Responsibility Implementation: Stanford, Project Contractor, qualified archaeologist Monitoring: City of Palo Alto Department of Planning and Community Environment Implementation: Stanford Monitoring: City of Palo Alto Department of Planning and Community Environment Monitoring Action Verify that bid documents and contracts include provisions to cease excavation or construction in the event of discovery of archaeological resources; submittal of data recovery plan and appropriate reports by said archaeologist. Verify that bid documents and contracts include provisions for cultural resource discoveries ownership and curation by Stanford. City of Palo Alto/Stanford Development and Lease Project -Replacement and Associated Square Footage Development Mitigation Monitoring and Reporting Plan C:\Documellts and Settings\sl!akasov..ocal Settil!gs\Temporary ll!temet Files\OLK9F\RD Office MMRP.doc Schedule Prior to commencement of construction activities; on-going as needed during construction; if applicable, a data recovery plan shall be prepared and adopted prior to any excavation being undertaken after discovery. Prior to commencement of construction activities. Page 2 CITY OF PALO ALTO/STANFORD DEVELOPMENT AGREEMENT AND LEASE PROJECT REPLACEMENT AND ASSOCIATED SQUARE FOOTAGE DEVELOPMENT MITIGATION MONITORING AND REPORTING PLAN (Continued) Mitigation and Monitoring Mitigation Me:l~ures Responsibility BR-2.1 Require Arborist Tree Survey and Tree Protection and Preservation Implementation: Stanford Plan. The project sponsor shall hire an International Society of Arboriculture .. . (ISA) Certified Arborist to perform a tree survey prior to submitting project Momto~mg: Clt~ of Palo plans for the R&D/office space for City review. Survey results shall be Alto, Clty Arbonst presented in a survey report pursuant to the City's Municipal Code and Tree Technical Manual and similar to the Preliminary Draft Arborist's Pre- construction Tree Survey performed for the Mayfield site. A Tree Protection and Preservation Plan for both demolition and construction (since some fencing will be expanded) shall be prepared consistent with the Tree Technical Manual, Section 2.00. All specific recommendations from the approved plan shall be implemented and maintained throughout construction. BR-2.4 Protect Trees to be Retained. The project sponsor shall ensure that Implementation: Stanford, Regulated Trees are not harmed during construction by including specific tree Project Contractor protection measures, in construction bid specifications, plan submittals, and .. . building permit documents and plans consistent with the City'S Municipal Code Momto~mg: Clt~ of Palo and Tree Technical Manual. Fenced enclosures shall be erected" around trees to Alto, Clty Arbonst be protected to achieve three primary fu~ctions: (1) to keep the foliage canopy and branching structure clear from contact by equipment, materials and activities; (2) to preserve roots and soil conditions in an intact and non- compacted state; and (3) to identify the Tree Protection Zone (TPZ) in which no soil disturbance is permitted and activities are restricted, unless otherwise approved. Monitoring Action Verify hire of Certified Arborist; submittal of tree survey results by said Certified Arborist; submittal of Tree Protection and Preservation Plan for demolition and construction phases; implementation of Plan recommendations; if Regulated Trees are identified, compliance with Mitigation Measures BR- 2.4 and BR-2.S, where appropriate. For all Regulated Trees to be retained, verify that bid documents, plan submittals, and building permit documents include tree protection measures. City of Palo Alto/Stanford Development and Lease Project -Replacement and Associated Square Footage Development Mitigation Monitoring and Reporting Plan C;\Documents and Settillgs\snakaso\Local Settillgs\Temporary lmemet Files\OLK9F\RD Office MMRP.doc Schedule Prior to submittal of project plans for the R&D/office space for City review. On-going during construction. Prior to approval of project plans and building permits. Inspections: During construction of the project. Page 6 CITY OF PALO ALTO/STANFORD DEVELOPMENT AGREEMENT AND LEASE PROJECT REPLACEMENT AND ASSOCIATED SQUARE FOOTAGE DEVELOPMENT MITIGATION MONITORING AND REPORTING PLAN (Continued) Mitigation Measures In the event that an active nest is discovered in the areas to be cleared, or in other habitats within 150 feet of construction boundaries, clearing and construction shall be postponed for at least two weeks or until a wildlife biologist has determined that the young have fledged (left the nest), the nest is vacated, and there is no evidence of second nesting attempts. BR-4.1 Require Removal of 20-foot ,sections of Spanish Tile Roofs During Demolition. If any building with a Spanish tile roof is to be demolished, Stanford shall remove a 20-foot section of the roof and allow sufficient time for bats to disperse before demolition of the building begins. TRANSPORTATION TR-I.l Prepare and Implement a Construction Traffic Management Plan. The project sponsor shall prepare a Construction Traffic Management Plan, outlining truck routes, staging areas, traffic detours, traffic and pedestrianlbicyclist safety measures, construction parking areas, and proposals to maintain access to properties. The plan shall be reviewed and approved by the City prior to the issuance of a grading or building permit. During construction, the contractor shall be responsible for implementing the recommendations and practices defined in the plan. Important considerations and practices that shall be incorporated into the plan, or an equivalent measure as determined by the City, are noted below: a. It is generally desirable and most convenient for construction worker parking and equipment/material storage to occur within the project site. b. Alternately, construction worker parking and/or storage space may be located at an off-site off-street location. c. Temporary lane closures, if necessary, shall be coordinated with the responsible public agencies and· scheduled for off-peak hours to minimize disr~tion to traffic flow. Mitigation and Monitoring Responsibility Implementation: Stanford, Project Contractor Monitoring: City of Palo Alto Implementation: Stanford, Project Contractor Monitoring: City of Palo Alto Public Works Department Monitoring Action Verity that bid documents and contracts include provisions to remove 20- foot sections of Spanish-tile roofs and allow sufficient time for any bats to disIJerse. Submittal and approval of a Construction Traffic Management Plan. City of Palo Alto/Stanford Development and Lease Project -Replacement and Associated Square Footage Development Mitigation Monitoring and Reporting Plan C:\DoculIlents and Settings\snakaso\Local Settillgs\Telllporary Intemet Files\OIX9FVW Office MMRP.doc . ~-._, ..... _-.. -- Schedule Prior to issuance of a demolition permit and allowing sufficient time for bats to disperse from building prior to demolition. Prior to issuance of a grading or building permit and on-going during construction. Page 8 ~:j CITY OF PALO ALTO/STANFORD DEVELOPMENT AGREEMENT AND LEASE PROJECT REPLACEMENT AND ASSOCIATED SQUARE FOOTAGE DEVELOPMENT MITIGATION MONITORING AND REPORTING PLAN (Continued) Mi~ation Measures Year 2010 Phase Two Scenario A Project conditions would be less than that calculated under Year 2010 No Project conditions. The improvement could be constructed within the existing right-of-way. A conceptual drawing of the proposed improvement is included in the StanfordlMayfield Draft Traffic Report, available for review at the City Planning offices. TR-I2.1 Implement Page Mill Roadfl-280 Interchange Improvements as specified in the County Expressway Study. The City, Stanford, Santa Clara County and Caltrans shall collaborate to implement the improvements identified in the County Expressway StUdy. These improvements include removal of the southbound loop on-ramp and construction of a southbound diagonal on-ramp with signal operations, signalization of the northbound off-ramp intersection, and a proper channelization for pedestrians and bicycles. The cost is estimated at $5 million. TR-12.2 Implement a Transportation Demand Management (TDM) program to serve the R&D/office space located south of Foothill Expressway. In order to fully mitigate the significant project impact, a 2.8 percent volume reduction is necessary on the freeway ramp. Stanford shall achieve this reduction through the implementation of TDM measures. The TDM program shall include a dedicated peak-hour express Caltrain shuttle that would run between the California Avenue Caltrain station and the southern portion of the SRP bounded by Page Mill Road, Deer Creek Road, Arastradero Road, Hillview Avenue, and Foothill Expressway. The TDM program shall be implemented when more than 215,000 sf of the project replacement square footage (100,000 sf of which would be developed under Phase One of the project and an additional 115,000 sf of the 200,000 sf to be developed during Phase Two) is relocated south of Foothill Expressway. Stanford may discontinue this TDM program if Mitigation Measure TR-12.1 is implemented. NOISE Mitigation and Monitoring Responsibility Implementation: City of Palo Alto, Stanford, Santa Clara County, Caltrans Monitoring: City of Palo Alto Implementation: Stanford Monitoring: City of Palo Alto with annual report to City Council Monitoring Action the Hillview site, and Phase Two R&D/office development occurs in the north SRP; completion of Hanover StreetJPage Mill Road Intersection improvement. Applicable under Phase Two Scenario B; ensure collaboration between all parties to implement the improvements identified in the County Expressway Study. Applicable under Phase Two Scenario B; verify implementation of a Transportation Demand Management Program as long as Mitigation Measure TR-12.1 has not been implemented. City of Palo Alto/Stanford Development and Lease Project -Replacement and Associated Square Footage Development Mitigation Monitoring and Reporting Plan C;\Documellts and Settings\snakaso\LocaZ Settings\Temporary llltemet Files\OLK9F\RD Office MMRP.doc Schedule When funding becomes available; impact is mitigated regardless of funding availability by Mitigation Measure TR-12.2. When more than 215,000 sf of the project replacement square footage is relocated south of Foothill Expressway. Page 10 CITY OF PALO ALTO/STANFORD DEVELOPMENT AGREEMENT AND LEASE PROJECT REPLACEMENT AND ASSOCIATED SQUARE FOOTAGE DEVELOPMENT MITIGATION MONITORING AND REPORTING PLAN (Continued) Miti~ation Measures sampling results show evidence of soil or groundwater contamination at levels that may require corrective action or the implementation of engineering controls ("Controls"), Stanford shall prepare (or shall require the responsible party to prepare) a work plan for corrective action and/or Controls ("Work Plan") and a risk assessment to identify acceptable cleanup goals for the intended use of the site. Stanford or the responsible party shall submit the Work Plan and risk assessment to DTSC, the RWQCB, or any other environmental regulatory agency with jurisdiction ("the Oversight Agency") for review and approval. If more than one agency has jurisdiction, Stanford shall select one Oversight Agency. Stanford shall undertake (or shall require the responsible party to undertake) any corrective measures and/or implement any -Controls deemed necessary by the Oversight Agency, and any additional corrective measures or controls deemed necessary by Stanford, to reduce any risk identified as unacceptable based upon that analysis and review. HM-1.3 Implement Site Management Plan. If, prior to filing an application for development of uses allowed under the Development Agreement, an approved Site Management Plan whose implementation would make the location acceptable for the proposed use is already in place, Stanford shall implement (or require the responsible party to implement) that plan. HM-3.1 Prepare and Implement a Site-Specific Health and Safety Plan. The project sponsor shall prepare and implement a site-specific health and safety plan. The construction contractors' site-specific health and safety plans shall follow California and federal Occupational Safety and Health Administration (CallOSHA and OSHA, respectively) standards under California Code of Regulations (CCR), Title 8, Section 5192, and 29 Code of Federal Regulations (CFR) 1910.120, respectively, and any other applicable health and safety laws, regulations and/or standards. The contractors shall provide copies of their health and safety plans to Stanford or its designee. Contractor health and safety plans shall include, among other things, a description of health and safety training requirements for on-site construction personnel, a description of the level of personal protective equipment to be used, and any other applicable precautions to be undertaken to minimize direct contact with contaminated soil or groundwater. GEOLOGY, SOILS, AND SEISMICITY Mitigation and Monitoring Responsibility or responsible party Monitoring: City of Palo Alto Implementation: Stanford or responsible party Monitoring: City of Palo Alto Implementation: Stanford, Project Contractors Monitoring: City of Palo Alto Monitoring Action Plan and Corrective Action Plan. Verify provision of a Site Management Plan. Verify provision of a site- specific health and safety plan. City of Palo Alto/Stanford Development and Lease Project -Replacement and Associated Square Footage Developme~t Mitigation Monitoring and Reporting Plan C:\DoculIlents alld Settillgs\sllakaso\Local Settillgs\Temporary 111temet Files\OLK9F\RD Office MMRP.doc Schedule application for R&D/office development. Prior to filing of an application for R&D/office development. Prior to issuance of building permit and prior to commencement of construction. Page 14 NOT YET APPROVED the Development Agreement; that these projects will have priority over certain other commercial development in obtaining new utility and drainage capacity in the event of a shortage; and that the architectural review of these projects will be more limited than would otherwise be the case. C. Under the terms of the Agreement, Stanford has the right to terminate it, and the Mayfield Lease for the community recreation ·fields, if this ordinance is subj ect to a referendum or or if litigation is commenced seeking to rescind the City's decision to enter into this Agreement. Section 2. Findings. The City Council finds and determines that: A. agreement 65867. Notice has been of intention to given pursuant consider the to Government development Code section B. The planning and Transportation Commission and the City Council have each conducted a public hearing on the Development Agreement and amendments to the Palo Alto Comprehensive Plan Land Use Map, the Zoning Ordinance, and Zoning Map. C. The City Council has reviewed the contents of the Final Environmental Impact Report ("FEIR" ) prepared for the Proj ects, and all other relevant information, including staff reports, and all testimony, written and oral, presented on the matter. F. The City Council finds and determines that the development agreement is consistent with the Comprehensive Plan of the City of Palo Alto, as amended. The City Council has specifically considered the regional welfare and the impacts of the development agreement upon the regional welfare. The· Ci ty Council finds and determines that the benefits of the proj ect set forth in the development agreement, and findings including statements of overriding consideration set forth in Resolution establish the reasonable relationship of the Projects and of the approvals to the regional welfare. SECTION 3. The City Council hereby approves the Development Agreement between the Board of Trustees of the Leland Stanford Junior Uni versi ty and the City of Palo Alto, a 2 050427 syn 0091565 provided in this Agreement, City shall not impose any condition qr regulation regarding the location of the Housing or any portion of it. 0091590 '1\11"/~f"I171(\-:lQ 1 VII .. HEIGHT LIMIT AT UPPER CALIFORNIA SITE Exhibit D, § 18.62.060 (page 12 of 19) a) California Avenue frontage: 30 feet within 100 feet Building Height of property line, measured from grade to the highest point of the coping of a flat roof or to the deck line of a mansard roof, or to the height of the peak or highest ridge line of a pitched or hipped roof directly above point on grade from which height is being measured. b) Peter Coutts Hill frontage: 30 feet within 100 feet of the 12ro12erty line, and 35 feet for the next 200 feet from the 12ro12erty line, measured from grade to the highest 120int of the C012ing of a flat roof or to the deck line of a mansard roof, or to the height of the 12eak or highest ridge line· of a 12itched or hi1212ed roof directly above 120int on grade from which height IS being measured. Provided, within 300 feet of the Peter Coutts 12T012erty line, and 340 feet of the 1500 Page Mill 12ro12eny line, no structure shall be higher than n 8 feet above sea level. Be) Balance of Upper California Site: 50 feet, measured from grade to the highest point of the coping of a flat roof or to the deck line of a mansard roof, or to the average height of the highest gable of a pitched or hipped roof. eg) The height of a stepped or terraced building is the maximum height of any segment of the building. 0091590 \M""/~n171"-":lR 1 7 NOT YET APPROVED (b) The public interest, health and welfare of Palo Alto and the region require an amendment to the Land Use Map of the Palo Alto Comprehensive Plan as set forth in Section 2. (c) Upon expiration or other termination of the ground lease, Stanford _ University intends to seek redesignation and rezoning of the site for other purposes. SECTION 2. Amendment of Land Use Map. The Council hereby amends the Land Use Map of the Palo Alto Comprehensive Plan to designate 2650, 2700 and 2780, a 5.9 acre parcel, "Public Park" as shown on Exhibit "A" attached to this resolution and a part of it. SECTION 3. CEQA Review. The Ci ty Council adopts this resolution in accordance with the California Environmental Quality Act ("CEQA") findings adopted-by Resolution No. SECTION 4. Effective Date. This resolution shall be effective on the 31st day after is adoption, but it shall be suspended and inoperative unless and until the Ground Lease By and Between the Board of Trustees of the Leland Stanford Junior University as Lessor and the City of Palo Alto as Lessee for the Stanford/Palo Alto Corrununity Playing Fields has been executed by the parties. The delayed effective date is intended and shall be construed to provide a sufficient period of time between adoption of the resolution and its effective date to allow a complete and exclusive opportunity for the exercise of the referendum power pursuant to the Charter of the City of Palo .Alto and the Constitution of the State of California. A referendum petition filed after the effective date shall be rejected as untimely. INTRODUCED AND PASSED: AYES: NOES: ABSTENTIONS: ABSENT: NOT PARTICIPATING: ATTEST: APPROVED: City Clerk Mayor 2 050427 syn 0091564 * See subsection 18.63.040 (b) below. (b) On Designated Sites as defined in the Development Agreement between the City of Palo Alto and Stanford University approved and adopted by Ordinance No. the standards in subsection 18.63.040 above are modified as follows' as provided in that Agreement: (1) the maximum floor area ratio shall be 0.5 to 1 in the LM District; (2) the maximum floor area ratio shall be 0.375 to 1 in the LM(3) and LM(5) Combining Districts; (3) the maximum site coverage shall be 25% in the LM(5) district; and (4) no more restrictive regulations shall be recommended by the architectural review board or approved by the director except as permitted under the Development Agreement. SECTION 5. The Zoning Map of the City of Palo Alto is hereby amended by adding "ASI Alternative Standards Overlay District One" to the existing zoning on four leaseholds totaling approximately 2.55 acres commonly known as 505 California Avenue, and 2450, 2470 and 2500 El Camino real as shown on Exhibit B. ,) SECTION 6. The Zoning Map of the City of Palo Alto is hereby amended by adding AS2 Alternative Standards Overlay District Two to the existing zoning on three leaseholds totaling approximately 16.96 acres commonly known as 1451, 1501 and 1601 California Avenue as shown on Exhibit C. SECTION 7. The Zoning Map of the City of Palo Alto is hereby amended by rezoning three leaseholds totaling approximately six acres commonly known as 2650, 2700 and 2780 El Camino Real to PF Public Facilities and-AS3 Alternative Standards Overlay District Three as shown on Exhibit D. SECTION 8. The City Council adopts this ordinance in accordance with the California Environmental Quality Act ("CEQA") findings adopted by Resolution No. ____ _ SECTION 9. This ordinance shall be effective on the thirty-first day after the date of its adoption, but shall be suspended and inoperative unless and until the Ordinance Adopting the Development Agreement Between the City of Palo Alto 3 050427 syn 0091562 ... ~ (b) "Mayfield Site" means real property commonly known as 2650, 2700, and 2780 El Camino Real owned by· Stanford University and leased to the city for community recreation purposes as provided in the Development Agreement. (c) "Required Housing" means 250 units of housing that Stanford is required to build under the 200 Development Agreement. (d) "Upper California Site" means the combined leaseholds commonly known as 1451, 1501, and 1601 California Avenue. 18.62.030 Applicability These Alternative Standards Districts are only applicable to the sites identified in this Chapter 18.62. Under the terms of the Development Agreement, Stanford may choose to be subject t9 the AS1 District, or the AS2 District, or neither, or both. However, if Stanford chooses to have the AS2 District apply, it will be applicable to the entire Upper California Site. The AS1 District may be applied to either the entire El Camino Site or the entire Extended El Camino Site. If the AS1 District is initially applied to the El Camino Site, Stanford may later choose to have it apply to the Extended El Camino Site. The AS3 District applies to the Mayfield Site as a whole. 18.62.040 Relation of Ov.erlay District to Other Land Use Regulations At the time that application is made to the city for a discretionary review of a Required Housing project on land eligible for development under an AS Alternative Standards Overlay District, the applicant shall file a notice specifying 0hether it elects to be subject to the applicable Alternative Standards Overlay District. The applicant may rescind its choice of an Alternative Standards Overlay District at any time prior to the issuance of a building permit for construction of the approved project. Defini tions and procedures for application of the Al ternati ve Standards shall be those described in the Development Agreement as the Modified 2003 Rules. 18.62.050 A1ternative Standards Overlay District One (AS1): Housing and~xed Use at El Camino Site The purpose of this overlay district is to accommodate the construction of a housing development adj acent to the Stanford Research Park that takes advantage of the site's location on El Camino Real and is compatible with the adjacent development. It may also include limited commercial uses. This district may be applied to the El Camino Site or the Extended El Camino Site. The Page 2 of 19 050203 syn 0091513h Gross floor area 050203 syn 0091513h affordable housing is permitted. Gross floor area shall include all floors of any building measured to the outside surface of the stud walls, and including all of the following: -halls and stairways; -elevator shafts; -service and mechanical equipment areas; -basement, cellar and attic areas deemed by the director of planning and community environment to be usable; -any porches, arcades, balconies, courts, walkways, breezeways ~r similar features when located above the ground floor and used for required access; and -permanently roofed areas, either partially enclosed or unenclosed, building features used for sales, service, display, storage or similar uses. Gross floor area shall not include: -parking facilities accessory to. permitted use~ on the site, (excluding area used for storage, mechanical equipment, and other uses as noted above) ; -unroofed exterior areas accessible to the general public and not devoted to sales, service, display, storage or similar uses, including, but not limited to areas above podi urn par king; Page 6 of 19 i··. Usable open space 050203 syn0091513h Non-residential: 1 space for each 200 square feet of gross floor area Bicycle parking and loading spaces: As required by Chapter 18.83.120 of the 2003 Rules. As part of Architectural Review of a project on the site, total required parking may be reduced by up to twenty percent by the Director upon a finding that the reduced parking will be adequate for the. project. a) Total: A minimum of twenty percent of the gross site area. b) Private: No minimum amount or dimensions. Private open space should be considered where feasible although it is not required for each dwelling unit nor is there a minimum siz~ requirement when it is provided. Design of private open space is flexibie and can include, but is not limited to: patios, decks, balconies and French balconies. c) Common: No minimum amount or dimensions. d) "Us~ble open space" is an outdoor or unenclosed space located on the ground or roof 'of a structure, or the top of podium parking, or a balcony, deck, porch, patio or terrace, designed and accessible for outdoor living, recreation, pedestrian access, landscaping, or a required yard. It does not include parking areas, (whether covered or Page 8 of 19 Signs uncovered,) driveways, roads, or utility or service areas. e) The Site may include open space a~eas with an Ldn in excess of 60 dB, but they shall not be counted towards required common or private "usable open space" unless they are sited, designed, and constructed to reduce the maximum Ldn to 60 dB. Commercial signs shall be permitted in accordance with the South El Camino Real Design Guidelines Architectural Review. City shall limit its architectural review as provided in Section 6.4.10 of the Development Agreement. The South El Camino Real Design Guidelines approved by the Architectural Review Board on June 6, 2002 are the only applicable local design standards for this site. B. AS1 A1ternative Base Zoning Standards At the applicant's option, the El Camino Site in its entirety,or the Extended El Camino Site, may be developed in compliance with the RM-40 High Density Multiple Family Residential District, (including Chapter 18.28) under the 2003 Rules as more particularly described in the Development Agreement. C. Zoning if A1ternative Site Needed If, after a building permit has been issued for the construction of an approved project under the AS1 Overlay District on the El Camino Site, it is determined to be an Infeasible Site because of /'--environmental contamination, then, under the conditions and in the manner described in Section 6.4.2 of the Development Agreement, Stanford may have the ASl Overlay District removed from its lands and the previous zoning restored. 18.62.060 A1ternative Standards Overlay District Two (AS2): Housing on Upper California Site The purpose of this overlay district is to accommodate single or multiple family housing, or both, on the Upper California Site Page 9 of 19 050203 syn 0091513h ... ~ -unroofed exterior areas accessible to the general public, including, but not limited to areas above podium parking; -roofed arcades, balconies, plazas, courts, walkways, porches, breezeways, porticos, and similar features that are 50% or less enclosed by exterior walls and located on the ground floor -areas designated for resource conservation such as trash compactors, recycling and thermal storage facilities. Floor area ratio (maximum) The ratio of gross floor area to the of gross floor area to Upper California Site Area shall be Gross Area of site 0.75 to 1. Upper California coverage (maximum) Site 40% of the Gross Area of the Upper California Site. Site coverage is that portion of a site that is covered by permanent, usable buildings or structures, excluding landscape features, fountains, planters, sculptures, open play equipment, uncovered sports courts, and similar elements. Usable open space (minimum) Total: 25% of the Gross Area of the 050203 syn 0091513h Upper California Site Private: No minimum Common: 10% of the Gross Area of the Upper California Site ~Usable open space" is an outdoor or unenclosed space located on the ground or roof of a structure, or on the top of podium parking, or a balcony, deck,' porch, patio or terrace, designed and accessible for outdoor living, recreation, pedestrian access, or landscaping, including those portions of the required California Avenue and perimeter setbacks not used for roads or driveways. "Usable open space" does not in61ude Page 16 of 19 c. Zoning if ~ternative Site Needed If, after a building permit for construction of an approved project under the AS2 Overlay District has been issued for any part of the Upper California Site, it is determined to be an Infeasible Site because of environmental contamination, then r under the conditions and in .the manner described in Section 6.4.2 of the Development Agreement, Stanford may have the AS2 Overlay District removed from its lands and the previous zoning restored. Page 18 of 19 050203 syn 0091513h 18.62.070 ~ternative Standards Overlay District Three (AS3): C.ommunity Soccer Fields at the Mayfield Site The purpose of this overlay district is .to accormnodate the development and use of a cormnunity soccer complex on land leased to .the City of Palo Alto by Stanford University at the corner of El Camino Real and Page Mill Road on parcels cormnonly knows as 2650, 2700, and 2780 El Camino Real. The land was redistricted from RM (D) Multiple Family Residential to PF Public Facilities in connection with its acqui~ition for a period of fifty-one years by the City. , Modified Development Standard Height Lighting standards up to seventy feet high are permitted Fencing Ball-control fencing up to fourteen (14) feet in height is permitted on the site. Page 19 of 19 050203 syn 0091513h .. ~ Attachment F Frequently Asked Questions about Housing in the Mayfield Development Agreement 1. How many housing units must be constrUcted as part of the Mayfield Development Agreement? Answer: A total of 250. housing units would be constructed on two sites: ' o Upper California Avenue site: 17 acres on the 140.0-160.0 blocks of Upper California Avenue (across the, street from the College Terrace neighborhood in the City of Palo Alto and adjacent to the Peter Coutts housing on'the Stanford campus lands in unincorporated Santa Clara County). o EICamino,ReaI site: 1.8 acres located at 2450.,2470. and 250.0. EI Camino Real (in the middle of the block between California Avenue and Page Mill Road). The Development Agreement also includes an optionto add the parcel at the comer of California Avenue and EI Camino Real to this housing site, which would increase,the acreage of the site,to 2.5. This is referred to as the Extended EI Camino Real site in the Development Agreement and related documents. Although thezoning,standards proposed for these sites would allow for up to 15 units per acre on the Upper California site and up to 50. units per acre on the, EI Camino/ ExtendedEl Carr,rino site, Stanford University only receives vested rights to construct a total of 250. housing ullits under this agreement. Any proposal to build more than 250. units would require a full discretionary design review. 2. Under the current zoning, how many housing units would be permitted on the Upper California site? Answer: ' The existing LM zoning designation'allows residential development at a density of 3D-'units per acre. The maximum density allowed by the Development Agreement yvould be 15 units per acre, or half of what is allowed currently. In addition, Stanford University has agreed that of the 250. units that it is required to build under the Mayfield DevelopmentAgreement, no more than 20.9 units (or 12.3 per acre) will be located on the Upper California site. Anything over 20.9 units on the Upper CaliJornia,sitewDuld be subject to the City's discretionary review and the nonnal public process. 3. How will the City ensure that the new housing is :compatible with the College Terrace and Peter Coutts neighborhoods and what is the design review process? Answer: If Stanford elects to develop the Upper California site using the alternative development standards (AS2) specified in the Development Agreement, the City of Palo Alto retains architectural review of most aspects of concern to neighbors: lighting; noise levels including equipment screening; landscaping including trash enclosures; and the exterior materials and finishes of all structures on the site. ' Page 1 In addition, the Development Agreement requires the housing along the California edge to: approximate the horizontal rhythm of building-to-sideyard setback and fa~ade areas, including the relationship of first and second stories of residential properties located across the street from or in the vicinity of the California site; and reflect the eclectic nature of the design of residences on the north side of the street and include similar . opportunities for landscaping. Furthermore, if the City of Palo Alto determines that the California Avenue edge ,does not meet these requirements, then the City can review massing, roof forms and site plans to ensure that the requirements along the California A venue edge are met. The City and Stanford, with 'community:input, are developing standards to ensure that housing on the Upper California site is compatible with the two existing neighborhoods. Standards include graduated height limits into the site from California Avenue, which borders College Terrace and the western property line, which borders the· Peter Coutts area. The graduated heights ensure that areas visible to adjacent neighborhoods will respect views and the scale and character of the existing neighborhoods. Standards also include requirements for detached homes, space for landscaping, and varied buildings· along California Avenue reflecting the development across the street. Note: If Stanford,electsto develop the Upper California site 'under the other options permitted in the Development Agreement"the City retains its standard architectural review authority. , 4. How does the allowable floor area ratio(F AR) under the Development Agreement compare to the· . currently allowed FAR on the Upper California site? Answer: Floor ru;ea ratios are· used to limit the mass and bulk of buildings on a site; they set a ratio between the floor area of buildings and the area of the site. The FARon Upper California now is 0.4 to 1 for offices, and .75 to 1 for residential development. Under the Development Agreement AS-2 standards, the ;75to 1 FAR for residential· uses would be kept. However, the AS-2 standards use 'a more inclusive definition of "floor area" than the zoning, so there is actually some reduction. Current zoning ordinances do not include detached parking structures in floor area calculations. The AS-2 standards count all parking structures as floor area, unless they are completely below· ground. . (If Stanford 'chose to develop under the RM-15 district instead, then the FAR would be .6 to 1. However, if, Stanford chooses this option, its project will be subject to the full range of discretionary design review). As a result, the appearance of the inass and bulk of all buildings on the Upper California site developed under the Development Agreement would be the same or possibly less than what is allowed under current zoning. 5. Will adjacent residential neighborhoods be affected if daylight planes are not included in the developme~t standards for the Upper California site? Answer: No. Neither of the adjacent residential areas will be affected if daylight planes are not included in the development standards for the Upper California site. Daylight planes are a special form of setback regulations. The Upper California site already has setbacks to protect.College Terrace and modifications are proposed to protect the Peter Coutts neighborhood. ,The only potential impacts would be among the new housing units themselves and these potential impacts can be addressed when the housing is designed. . Page 2 '. The traffic analysis prepared for the Final ErR detennined that the baseline for cut":'throughtraffic generated by the existing office development on the Upper CalIfornia site was 143 daily trips, based on datacollectedJor the neighborhood traffic study in 2002. These trips would disappear with the conversion of existing office footage to housing. Under the first scenario in which the housing Upper California site were available only to households with Stanford faculty or staff, there would be 326 daily trips through to and from Stanford University through the College Terrace neighborhood, or an increase of 183 (Le. 326-143). . Under the second scenario, based on local journey to work data from the U.S. Census, there would be an estimated 22 daily trips to and from Stanford University through the College Terrace neighborhood. Even using the worst case scenario, the change in the TIRE (Traffic Intrusion on the Residential Environment) index for the affected streets through the College Terraqewould be less than 0.1, which is an impact that is considered less than significant. The TIRE index is a method to predict how traffic volumes change quality of life on low volume residential streets. A change in traffic volume that results in less than a 0.1 index represents no discernable change in quality of life. 9. If there will be reduced traffic impact on upper California A venue as a result of the housing redevelopment, is a direct vehicular·connection needed to Page Mill_Road:or Hanover Street? Answer: No. The full traffic analysis completed for the Mayfield Development Agreement concludes that the existing street network surrounding the Upper California site can ,accommodate the traffic generated by the housing. The DevelopmentAgreement does not require direct access from the site to Page Mill Road or Hanover Street and neither the City of Palo Alto nor Stanford is proposing such it c·onnection. Page 4 ". '. -.' ') v" Attachment L Caporgno, Julie From: Rod Jeung [RJeung@eipassociates.com] Friday, February 18,20059:55 AM Sent: To: Brian Jackson Cc: Caporgno, Julie; Tricia Schimpp Subject: RE: Stanford/Mayfield Residential Alt Memo Thanks for the information. I'll forward to the City folks, but they are probably already aware of these conclusions. Was the intent of this assessment, in part to see if redistribution might also affect/alter cut through traffic volumes? If so, then another line or two in the memo on this impact would be worthwhile. Another line explaining why the conclusions don't change would also be helpful. I assume that we will insert the body of the memo into either one of the responses or in a Master Response on traffic analysis assumptions (along with your earlier examination of different distribution assumptions) -lot of assumptions in that one sentence, eh? From: Brian Jackson [mailto:brianj@hextrans,com] Sent: Friday, February 18, 2005 9:28 AM To: Rod Jeung Subject: Stanford/Mayfield Residential Alt Memo Hi Rod, since attaching the memo that summarizes the results of the residential alternative analysis is not working, I've pasted it below. The memo is brief, but there isn't much more to say. MEMORANDUM TO: FROM: DATE: SUBJECT: Rod Jeung, EIP Associates Brian Jackson February 17,2005 Residential Alternative Analysis for the Stanford / Mayfield EIR Traffic Study At the request of the City of Palo Alto, Hexagon has conducted additional work for the Stanford Mayfield project. The work includes a level of service analysis based on a redistribution of the residential component of the project between the Upper California site (Site C) and the EI Camino Real site (Site B). For this analysis, upper California was assumed to have 255 units and EI Camino Real 90 units. The results of the analysis show that the redistribution of housing between Sites Band C would not change the intersection, roadway or freeway ramp levels of service compared with the original project description. These results are consistent with what we anticipated, since both residential sites are located on California Avenue. To be really specific for your information, redistributing the housing would result in 1 of 3 things at the study intersections: 1) Absolutely zero change (the majority of study intersections), . 2) An increase in the average delay of 0.1 seconds during the PM at EI Camino/Embarcadero-Galvez and Foothill-Junipero Serra/Page Mill, or 3) A decrease in the average delay of 0.1 seconds during the AM at Hanover/Page Mill and El Camino/Charlston-Arastradero, 4/28/2005 In other words, the alternative would not change the results of the traffic study. Please feel free to contact me if you have any questions. Thank you, Brian C. Jackson Associate HEXAGON TRANSPORTATION CONSULTANTS, INC. 40 South Market Street, Suite 600, San Jose, CA 95113 Tel: 408-971-6100, Fax: 408-971-6102, Cell: 408-504-9731 4/2812005 Page 2 of2 The Honorable Dena Massar and Bern Beecham City of Palo Alto June 10, 2003 Page 2 of 4 1. Stanford will lease the Mayfield property to the City for 51 years at a rent of $1 per year for community purposes in accordance with the terms of the Ground Lease submitted to the City on September 4,2001. 2. Stanford will install on the entirety of the Mayfield site "The Stanford/Palo Alto Community Playing Fields" under a pre-defined scope of work consisting of the following: two natural grass competition soccer fields, one natural grass practice field, restrooms and storage facilities, intramural level lighting for the competition fields, approximately 100 surface parking stalls, and accent landscaping at the corner of Page Mill and EI Camino. The fields will be designed collaboratively by the City and the Stanford Athletic Department and will ,be installed by Stanford. Upon completing the installation, Stanford will turn over the fields and associated facilities to the City, which will have sole responsibility for operations, maintenance, and liability under the terms of the lease. 3. The City will vest, upon approval of the Development Agreement, 100,000 square feet of commercial development in the South Research Park area under essentially the same conditions specified in the September 4, 2001 Development Agreement. 4. To address the City's concerns for housillg, Stanford will guarantee the construction of 250 units of housing (including the city's requirement for below market rate units) under the following terms: a. The housing will be clustered in two areas: i) EI Camino Housing (to be located at the addresses 2450, 2470, 2500 El Camino) and ii) Upper California Housing (to be located at the addresses 1451, 1501, 1601 California Avenue). b: Assuming full site utilization, the EI Camino Housing will be constructed with an overall average density no less than 23 units per acre and no greater than 30 units per acre and the Upper California Housing will be constructed with an overall , average density no less than 11 units per acre and no greater than 20 units per acre. The foregoing site densities may be \ reviewed and refined during the negotiation on the Development Agreement. c. The sites selected for the guaranteed hOUSing are currently under lease and will not be available until the leases expire. Construction of the housing will commence as soon as feasible after the expiration of the current ground leases for these properties. Applications for at least 185 units will be filed '\ The Honorable Dena Mossar and Bern Beecham City of Palo Alto June 10,2003 Page 3 of 4 with the City by December 31, 2013. Applications for the remaining 65 units will be filed by December 31, 2020. Stanford will diligently prosecute construction upon receipt of building permits. d. Although 300,012 square feet of commercial buildings now sit on the sites selected for the 250 units of housing, Stanford will only require that 200,000 square feet of that displaced . commercial space be relocated elsewhere in the research park. The City will vest Stanford's right to construct the housing in accordance with current City regulations (modified as necessary to accommodate above-referenced densities), and will vest Stanford's right, after the first 100,000 square footage of commercial space is displaced, to relocate any additional displaced commercial square footage, but not to exceed 200,000 square feet, in the South Research Park area under essentially the same conditions specified in the September 4, 2001 Development Agreement. Processing and construction of the displaced commercial space may occur simultaneously with the housing. The housing and the displaced commercial . square footage may be done in phases. No certificate of occupancy for the applicable commercial square footage may be granted until the housing that displaced it is completed. Note: Condition number 4 on housing mirrors a similar provision in the September 4, 2001 Development Agreement, except that the housing here is guaranteed; in the September 4 Agreement, the housing was not required but an incentive was granted. 5. The City and Stanford will enter into a mutually acceptable Development Agreement, generally in the form previously submitted to the Council, but modified as necessary to reflect this package. 6. The City will prepare a Supplemental Environmental Impact Report (SEIR) to update the Comprehensive Plan EIR with respect to future Research Park developrri~nt and to consider the impacts of the proposed project described above. Stanford may withdraw this Mayfield offer if the EIR establishes mitigation measures that are not acceptable to Stanford. Stanford will pay 50% of the cost of the SEIR up to a maximum Stanford contribution of $200,000. We believe this package will permit the City to enjoy significant immediate community benefits in exchange for assurances that Stanford endowment lands involved in the package can be put to use in a manner that supports the University and meets community needs. standards restrict building heights to 30 feet within 100 feet of the property line and 35 feet within the next 300 feet of the property line along California Avenue, and street trees and landscaping along the California Avenue frontage of the proposed housing site would serve to mask some of the 'height and bulk of future residential development. Accordingly, the Draft EIR finds that the proposed housing at the Upper California Avenue site would not be expected to create a significant visual impact on College Terrace residents. Unfortunately, the Draft EIR does not address similar considerations for neighbors to the west of the Upper California site. Gur condominiums at Peter Coutts are located in unincorporated Santa Clara County and sit atop a hill which affords panoramic views of the Stanford Research Park and beyond to parts of the East Bay Area and Mt. Diablo. The elevation between the Peter Coutts site and the Upper California site drops steeply eastward at the property line (which is approximately 100 feet above sea level). The average height of our buildings is 37 feet. The setbacks and height limitations proposed in the Mayfield Agreement create a significant visual impact on Peter Coutts residents. Therefore, as President of the Peter Coutts Hill Homeowners' Association, and on behalf of 139 Peter Coutts homeowners (1 unit is currently owned by the University), I am therefore making a set of requests regarding the building requirements associated with the Upper California Avenue project. 1) We request that there be an adequate building setback relative to the property line between the Agilent property and Peter Coutts. After further reading of the Agreement, & especially the,j California Avenue frontage mentioned in Exhibit D of the Mayfield Agreement Document; examination of grading elevations; a look at the satellite photos of our property; and observations from the balloon test on April 26, we find that the setbacks proposed by Stanford are inadequate. We ask, to provide transition and buffering between existing Peter Coutts structures and the new development, that setbacks along the approximately 740 feet property line be mandated as follows: a) a setback consisting of75 feet of the existing green space between the Agilent site at 1601 South California Avenue and the Peter Coutts property line remain, running from the southernmost Agilent property line for a distance of 340 feet in a northwesterly directly parallel to the property line. This is the length of the existing green space on the Agilent site, along the Peter Coutts property line from Agilent's southernmost border; the greenbelt is approximately 150 feet wide at its southern end, narrowing to 50 feet at its northwestern end. b) a setback, for the remaining 400 feet of our property line which abuts the Agilent site, of 35 feet from the Peter Coutts property line (i.e. along that section of our property line that separates our open space and the Agilent site). 2) Regarding height limitations, we ask the following: ,\ a) A height limitation of 30 feet in height for structures that are east of the green belts proposed in Item 1 a and b above but still withinl 00 feet'from the Peter Coutts property line. b) A height limitation of 35 feet in height for structures within the next 300 feet. c) A height limitation of 40 feet in height for structures located between 400 and 500 feet east ofthe property line. [The 26 April balloon test does not substantiate Stanford Management's assumption that "beyond 300 feet the grade changes naturally protect the view"; the grade changes necessary to protect the view do not occur until just past the Agilent boundary, approximately 500 feet east of the Peter Coutts property line.] 3) We request that the maximum building height within the boundaries'ofthe Agilent site be reduced from 50 feet to 40 feet, measured from grade to the highest point of the coping of a flat roof or to the deck line of a mansard roof, or to the height of the peak or highest ridge line of a pitched or hipped roof directly above point on grade from which height is being measured. The Upper California site, unlike the E1 Camino site, is not urban in character and the 50-foot height proposed by Stanford is therefore inappropriate for any part of the Upper California site within 500 feet of the Peter Coutts property line (i.e. within the Agilent section of the site). The balloon test of 26 April clearly demonstrates that a 50-foot building, set back even 300 feet from the Peter Coutts property line, significantly changes the views from Peter Coutts. 4) We request that the fully-grown height of any plantings be factored into landscaping the area between setbacks and the Peter Coutts property line so as to not exceed the building height restrictions we have requested. 5) We note that the full traffic analysis completed for the Mayfield Development Agreement concludes that the existing street network surrounding the Upper Califoniia site can accommodate the traffic generated by the housing. We request that no road between the Upper California property and Page Mill Road be incorporated into the design of this project, particularly a roadway along the Peter Coutts property line. Noise from traffic along such a roadway would negatively impact the relatively noise-free environment that the homeowners along that side of the property currently experience. 6) In addition to our request that part of this existing greenbelt remain (see la), we ask that the outdoor basketball court currently in the Agilent green belt be removed; and that no driveway, parking lot) or recreational facilities (such as playground equipment, tennis courts, etc.) be allowed within the 75-foot setback. Noise from use of such facilities would negatively impact the relatively noise-free environment that the homeowners along that side of the property currently experience. 7) We request that Peter Coutts residents be invited to participate in design reviews of the project as it moves from approval to development, in a manner similar to those planned for College Terrace residents. Again, thanks for taking the time to discuss this project with Peter Coutts Residents. Could you please confirm that you have received this message and that it will be conveyed to the City Council? Sheri Sheppard, President Peter Coutts Hill Homeowners' Association Board of Directors also emailed to: Peter Coutts Homeowners' email list Lisa Grote, Chief Planning Official, City of Palo Alto Jean McCown, Stanford Director of Community Relations Jean Snider, Director of the Stanford Research Park) '1 { Mayfield Development Agreement will still achieve the purpose quoted above. Incorporating the more flexible design principles outlined by Quigley and Associates into a side letter would be one way to show a commitment to this purpose. These principles, which have been presented in several recent public meetings, include: • "Stitch the Seam": The M~yfield Development Agreement already includes a 30 foot height limit in the first 100 feet of housing on the Upper California site, and a commitment that buildings will "approximate the horizontal rhythm of building-to-side yard setback and fa9ade areas" of the existing residences across the street. We suggest that a commitment to "stitch the seam" should also include diversity of style as well as front and side setbacks closely matching the R-1 houses on the north side of California Avenue. • "Hierarchy of Form and Texture":, This means the development on the 17 acre Upper California site should not be uniform in style, density, mass and height. More dense development and higher buildings will concentrate away from California Ave, toward the rear of the site. • "Buffer the Transition": Design elements that aid in transition and buffering between the new housing and existing land uses should be incorporated on both the Upper California and the EI Camino sites. Buffering could include use of public space along the border between existing and new development. We would also like to propose a 4th principle: • Clear sight lines: Someone standing on the sidewalk on the north side of California Avenue should not be able to see the roof lines of the buildings behind the first line of houses on the Upper California site. Similarly, the views from Peter Coutts Hill should be preserved. C. TRAFFIC ACCESS AND CIRCULATION ISSUES The Research Park was built without interior streets, so current access and circulation for both Mayfield housing sites is entirely via driveways off of California Avenue. The ongoing consultation between the city, Stanford University and neighborhood representatives should include ways to achieve better circulation design as well as minimize traffic impacts on both California Avenue and interior College Terrace streets. We urge that the following be considered: • Plan circulation and access for the two housing sites to create street segments within the Research Park "superblocks" that will reduce the use of California Avenue by commuters, deliveries, office visitors, and new residents headed to and from Page Mill Road. This approach will also provide safer, more direct connectivity for pedestrians and bicyclists. o For the Upper California site: Provide direct access to Page Mill Road and Hanover Street, not just California Avenue. o For the EI Camino site: Design circulation for the Lower California / EI Camino project vicinity as a unified whole --including the Bank of America, Wells Fargo and Wilson Sonsini parcels. • Begin efforts to acquire easements for key . interior street segments along current leasehold edges, so that over time the Research Park's duplicative driveways and disconnected parking lots can be replaced by better urban design, including the proposed "spine road" between EI Camino and Hanover. This process should involve both the City and the Stanford . Management Company, and will need to include leaseholds that are not part of the Mayfield Development Agreement. • Provide "complete streets" for all users, not just driveways for cars. This means that all street segments for the two housing sites should have sidewalks on both sides, on-street parking and landscape strips to buffer the sidewalks, and should be geometrically designed to self-enforce slow, bicycle-compatible speeds of 25 mph or less. • Avoid spillover parking on College Terrace Streets: Provide adequate on-site parking for the future residents of both Upper California and EI Camino site -and their visitors -to minimize the temptation to park across the street on California Avenue or on other College Terrace streets .. • Address the adequacy of neighborhood traffic calming measures with respect to traffic generated by the housing at both sites. Before and after construction, monitor traffic volume and speeds on California Avenue and interior streets likely to be affected by traffic from the housing sites. Address any unanticipated increases not predicted by the EI R traffic analysis. 3/18/05