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Home My WebLink AboutStaff Report 7795 City of Palo Alto (ID # 7795) City Council Staff Report Report Type: Consent Calendar Meeting Date: 2/27/2017 City of Palo Alto Page 1 Summary Title: 670 Los Trancos Title: 670 Los Trancos Road [16PLN-00266]: Approval of a Site and Design Review to Allow the Construction of a Single Family House and Guest House With a Total of 10,959 Square Feet. Environmental Assessment: Categorically Exempt From CEQA Pursuant to Guidelines Section 15303 (New Construction or Conversion of Small Structures). Zoning District: OS From: City Manager Lead Department: Planning and Community Environment Recommendation Staff recommends that the Council approve a Record of Land Use Action for a Site and Design application to allow the construction of a two-story single family residence, detached guest house, and associated site improvements on the property at 670 Los Trancos Road. (Attachment A) Background The Municipal Code requires that the City Council review Major Site and Design Review applications for new development in the Open Space zoning district, and provides for Council Consent Calendar review of new single family homes. The current application was reviewed by the Planning and Transportation Commission (PTC) on January 11, 2017, and the PTC recommended that the staff prepare a draft Record of Land Use Action for approval. A link to the full PTC staff report in included here: http://www.cityofpaloalto.org/civicax/filebank/documents/55399, and a copy of the staff report without attachments is included in Attachment D. The minutes of the PTC hearing are included in Attachment F. Discussion The applicant proposes to construct a two-story single family residence, detached guest house, and associated site improvements on the undeveloped property located at 670 Los Trancos City of Palo Alto Page 2 Road. The site is located in the Open Space (OS) zoning district, which permits limited housing development. The proposed house is 9,363 square feet, not including approximately 2,100 square feet of exempt basement area, and the proposed detached guest house is 1,596 square feet. The site is a 5.42 acre parcel in a residential subdivision known as the Hewlett Tract. As with the nine other home sites in the subdivision, the subject parcel was approved in August 1980 with a site area less than the 10 acre minimum for the Open Space district in order to provide a clustered subdivision plan with two large common open space areas. The site is situated on a hill overlooking the Arastradero Preserve, and the topography slopes downhill to the north from the top of the knoll along Los Trancos Road. The proposed main house would be situated on a sloped portion of the site below the highest point of the ridge, and portions of the house would be tucked into the hillside. Approximately 1,915 square feet of the gross first floor area of the house, including the garage, will have green roofing systems that support native vegetation and will be integrated with the post-grading contours of the site. This design feature would create the appearance that these portions of the house are subterranean from certain vantage points. The guest house would be situated in an existing clearing adjacent to the oak and buckeye grove, with access to the house from a secondary branch of the driveway connecting the site to Los Trancos Road. Summary of Key Issues Tree Protection: The site contains a large grove of oak and buckeye trees in the northwestern portions of the site. One protected valley oak on the edge of the grove is proposed for removal due to the tree’s decayed condition, which was assessed in the applicant’s tree protection report. The City’s Planning Arborist has approved the tree removal with a replacement ratio of 10:1, with either blue oak or valley oak trees to be planted with a minimum 6 foot crown diameter at the time of planting. Offsite Views: Story poles were erected on the site to simulate the building envelopes of the structures prior to the PTC hearing, and staff received a letter from a hiker at the Arastradero Preserve which expressed concerns regarding the visual impact of the house. The residence would be located on a hill overlooking the preserve, and existing tree cover is confined to either side of the lot. As a result, the home would be visible from certain vantage points in the Preserve, including from the Meadowlark Trail. The applicant has proposed ten new blue or valley oak trees as mitigation for the loss of one decayed oak, and these mitigation trees would provide a degree of screening for the home at maturity. Guest House: One member of the public spoke on the application at the PTC hearing, and raised City of Palo Alto Page 3 a question about whether the proposed guest house should be considered an accessory dwelling unit, which currently, would be permitted only on Open Space sites greater than 10 acres. The municipal code currently defines an accessory dwelling unit as a dwelling unit, other than and subordinate to the main dwelling unit, whether a part of the same structure or detached, on the same residential lot. The code further defines a dwelling unit as a room or group of rooms including living, sleeping, eating, cooking, and sanitation/bathing facilities, constituting a separate and independent housekeeping unit, occupied or intended for occupancy on a non- transient basis and having not more than one kitchen. And, lastly, a kitchen is defined as a room designed, intended or used for cooking and the preparation of food and dishwashing. Kitchen facilities include the presence of major appliances or utility connections and the ability to store, prepare, cook, and cleanup of food and food preparation. The applicant is not pursuing an accessory dwelling unit at this time and has drafted plans that show a kitchenette (no major appliances proposed). In this regard, the project complies with local zoning regulations. However, the city is considering changes to the accessory dwelling unit regulations and this project will be subject to those standards ultimately adopted by Council. Open Space Development Criteria and Site and Design Review Objectives Section 18.28.070 of the Municipal Code requires the Planning and Transportation Commission and City Council to evaluate the proposed project in the context of the Open Space Development Criteria and Site and Design Review objectives. These criteria and objectives constitute the findings for approval of the project, and an analysis of the project’s conformance with each specific criterion and objective are included in the Draft Record of Land Use Action (Attachment A). Planning and Transportation Commission Review The PTC reviewed the project on January 11, 2017 and recommended approval of the project 5- 1. While there was no dissenting remarks offered after the motion, the dissenting commissioner expressed a perspective that the accessory structure functionally served as a accessory dwelling unit, which would be in conflict with the municipal code (see discussion above). Additionally, the commissioner expressed concerns about the visibility of the house from the Preserve and interest in reducing the amount of driveway paving needed to access the accessory structure and main residence. Commissioners supporting the project noted the house was thoughtfully designed, adequately addressed screening the house from views, cited the environmental design attributes, and the project’s compliance with applicable zoning regulations. The PTC minutes are attached to this report. Policy Implications City of Palo Alto Page 4 As set forth in the Draft Record of Land Use Action (RLUA), staff has concluded that the proposed project is consistent with the Comprehensive Plan, substantially complies with the Open Space Development Criteria and the objectives of Site and Design Review. The application has been analyzed for consistency with the applicable provisions of the Zoning Ordinance, and a summary table in included in Attachment B of this report. Environmental Review: The subject project has been assessed in accordance with the authority and criteria contained in the California Environmental Quality Act (CEQA), the State CEQA Guidelines, and the environmental regulations of the City. Specifically, the project is categorically exempt per Section 15303 of the CEQA Guidelines, which includes but is not limited to the development of one single family residence, or a second dwelling unit in a residential zone, as well as accessory or appurtenant structures including garages, carports, patios, swimming pools, and fences. Staff finds that the development of a single family house and guest house in a residential use in the Open Space District, which permits single family use, is substantially similar to the examples included in Section 15303 of the CEQA Guidelines. Attachments: Attachment A: Draft Record of Land Use Action (DOCX) Attachment B: Zoning Comparison Table (DOCX) Attachment C: Location Map (PDF) Attachment D: January 11, 2017 PTC Staff Report (PDF) Attachment E: Applicant Response to PTC Hearing (PDF) Attachment F: Public Correspondence (PDF) Attachment G: Project Plans (DOCX) Attachment A Page 1 of 26 Draft ACTION NO. 2017-____ RECORD OF THE COUNCIL OF THE CITY OF PALO ALTO LAND USE ACTION FOR 670 LOS TRANCOS ROAD: SITE AND DESIGN REVIEW (16PLN-00266) On February 27, 2017, the Council of the City of Palo Alto approved the Site and Design Review application for construction of a two-story single-family residence with detached guest house, landscaping and other site improvements in the Open Space Zoning District, making the following findings, determination and declarations: SECTION 1. Background. The City Council of the City of Palo Alto (“City Council”) finds, determines, and declares as follows: A. Michael Anglisano of McClean Design, on behalf of the property owners Noa Grant and Guy Gecht, has requested the City’s approval to allow construction of a two-story house, a detached guest house, and associated site improvements that include the installation a new driveway and landscaping. (“The Project”) B. The project site is a 5.42 acre parcel (APN 182-56-001) in the Palo Alto Foothills. The site is designated on the Comprehensive Plan Land Use Map as Open Space/Controlled Development and is located within Open Space (OS) zoning district. The project includes construction of a new, approximately, 9,363 square foot house (excluding basement areas), with a 1,596 square foot guest house and swimming pool. The main driveway would be constructed of pervious pavers and decomposed granite. As conditioned, the total impervious area would be a maximum of 15,050 square feet. The house would contain stone, wood, and plaster cladding materials with muted colors, and the rear of the main house would contain glass curtain walls. The roof would be a dark brown standing seam metal, while some portions would contain a green roofing system covered with native vegetation. C. The Planning and Transportation Commission (Commission) reviewed and recommended approval of the Project on January 11, 2017. The Commission’s recommendations are contained in CMR #XXXX 7451 and the associated attachments. SECTION 2. Environmental Review. The proposed project has been determined to be Categorically Exempt per section 15303 of the California Environmental Quality Act. This exemption includes the construction and location of limited numbers of new, small facilities or structures and includes one single-family residence, or a second dwelling unit in a residential zone. SECTION 3. Site and Design Review Findings 1. The use will be constructed and operated in a manner that will be orderly, harmonious, and compatible with existing or potential uses of adjoining or nearby sites. The project is located in a residential subdivision containing other houses. The project has been designed to minimize the visual impacts of the new house from the Arastradero Preserve by dropping portions of the house below grade, and keeping the top of the main house below the elevation of the knoll on the site. The Formatted: Not Highlight Attachment A Page 2 of 26 project will have minimal visual impacts on adjacent residential sites due to site topography, the physical separation between the site and the surrounding sites, and the mature tree cover. Furthermore, the materials, colors and landscaping selection have been designed to blend in with the natural environment to the greatest extent feasible. 2. The project is consistent with the goal of ensuring the desirability of investment, or the conduct of business, research, or educational activities, or other authorized occupations, in the same or adjacent areas. The project represents a substantial investment in a residential subdivision for the purpose of constructing a residence. As designed and conditioned, the proposed design and use of the site are consistent with the Open Space zoning and land use classification and is compatible with the existing adjacent residential uses. The construction of all improvements would be governed by the regulations of the Zoning Ordinance, the Uniform Building Code, and other applicable codes to assure safety and a high quality of development. 3. Sound principles of environmental design and ecological balance are observed in the project. The project has been designed to respect the environmental setting and existing vegetation. Although grading is proposed to cut the house and drive court into the hillside, the project will retain the general form of the top of the knoll present on the site. Over 91% of the site will remain undisturbed or will be restored with native vegetation. 4. The use will be in accord with the Palo Alto Comprehensive Plan. The project proposal complies with the policies of the Land Use and Community Design, and the Natural Environment elements of the Comprehensive Plan, including: Policy L-1: The Comprehensive Plan encourages the preservation of undeveloped land west of the Foothill Expressway and Junipero Serra as open space, with allowances made for very low-intensity development consistent with the open space character of the area. The Palo Alto Comprehensive Plan land use designation for the project site is Open Space/Controlled Development. Single-family residential uses are permitted within this district, and the site was subdivided in 1980 for the purpose of constructing a house. The structures would retain the open space character of the area through the use of materials and colors that are compatible with the environment, and through the restoration of native vegetation in areas proposed for grading. Policy L-5: The Comprehensive Plan states to maintain the scale and character of the City. Avoid land uses that are overwhelming and unacceptable due to their size and scale. Although the house would be larger than others currently located in the Hewlett Tract subdivision, the house has been designed to limit the scale by dropping substantial portions of the mass below-grade, and by re-grading portions of the slope to visually integrate the land with the structures. Policy L-69: Preserve the scenic qualities of Palo Alto’s roads and trails for motorists, cyclists, pedestrians, and equestrians. Due to the topography and grassland vegetative cover in the center of the property, the project would be visible from certain locations within the Arastradero Preserve. However, oak and buckeye groves on both sides of the property limit the extent of the visual impact to areas of the Preserve immediately north and northeast of the site. The project would be less visible from Los Trancos Road due to the hilltop knoll present on the site. Attachment A Page 3 of 26 Policy N-7: All development in the foothill portion of the Planning Area should be consistent with the City of Palo Alto Open Space development Criteria. Conformance with the Open Space Development Criteria is discussed below. SECTION 4. Open Space Review Criteria The project proposal meets the following Open Space Review Criteria and the intent of the Comprehensive Plan regarding development in designated open space areas. 1. The development should not be visually intrusive from public roadways and public parklands. As much as possible, development should be sited so it is hidden from view. The proposed house would not be visually intrusive from public roadways and will be screened to some degree from be somewhat visually intrusive from a number of the trails in the Arastradero Preserve; however, portions of the house will be visible from the Arastradero Preserve, including the Meadowlark Trail. While visible, the proposed structure will not be visually intrusive due to e. Existing oak and buckeye groves on either side of the property, as well as the ten proposed blue oaks that , would limit the views from the surrounding properties and from more oblique locations in the Preserve. Substantial portions of the home have been dropped below grade to help minimize the overall scale of the development. Native vegetation and existing mature trees will be maintained and the added landscaping will restore the native vegetation lost with the construction. The use of earth tone colors and natural building materials would also minimize the visual impact of the development. 2. Development should be located away from hilltops and designed to not extend above the nearest ridgeline. While the site is fully situated on a hill, the highest point of main residence’s roof will be below the adjacent 879.9 foot-high knoll. The guest house would be located on a level portion of the top of the hillside, and would extend 2.5 feet above the height of the adjacent knoll. However, the guest house is surrounded on three sides by an oak grove, and this structure would not be visible from the Preserve and minimally visible from Los Trancos Road. 3. Site and structure design should take into consideration impacts on privacy and views of neighboring properties. The topography and oak groves of the site will limit views of the proposed structures from adjacent properties. Additionally, the physical distance between the site and the adjacent houses greatly limits the potential for privacy impacts. 4. Development should be clustered, or closely grouped, in relation to the area surrounding it to make it less conspicuous, minimize access roads, and reduce fragmentation of natural habitats. The plan of the subdivision containing the site follows a clustered design, and the house and guest house would be located relatively close to two other homes in the vicinity. the mass of the home is set into and along the natural contours of the site. The guest house is situated away from the main residence, which minimizes the apparent scale of the development, and allows the guest house to take advantage of the natural screening provided by the adjacent oak and buckeye grove. The width and design of the driveway would minimize grading and reduce impacts on existing trees. Attachment A Page 4 of 26 5. Built forms and landscape forms should mimic the natural topography. Building lines should follow the lines of the terrain, and trees and bushes should appear natural from a distance. The building footprint and driveway areas generally follow the natural topography, while also cutting into the hillside in order to drop the mass of the house beneath the top of the knoll on the site. The main house presents a horizontal, modern design with a mixture of glass and natural cladding materials. Portions of the first floor elements of the house would appear subterranean due to the green roofing system, which would integrate native vegetation. 6. Existing trees with a circumference of 37.5 inches, measured 4.5 feet above the ground level, should be preserved and integrated into the site design. Existing vegetation should be retained as much as possible. The project includes the removal of one protected Valley Oak 22.8 inches in diameter at breast height (DBH) due to severe decay and a large open cavity. The Urban Forestry division has reviewed and supports this proposed removal with a replacement ratio of 10:1. The Arborist Report submitted with the project and construction plans have been evaluated by the Urban Forestry Planning Arborist, who has agreed that sufficient tree protection measures have been included in the project. 7. Cut is encouraged when it is necessary for geotechnical stability and to enable the development to blend into the natural topography. Fill is generally discouraged and should never be distributed within the driplines of existing trees. Locate development to minimize the need for grading. The site topography and project design require cutting into the hillside, and new grading will integrate the contours of the land with the roof level of most of the one-story elements of the house. On balance, relatively little fill is proposed, and no construction activity of any sort is proposed within the Tree Protection Zone as outlined in the Arborist Report. 8. To reduce the need for cut and fill and to reduce potential runoff, large, flat expanses of impervious surfaces should be avoided. Impervious surfaces have been limited primarily to the building footprints and rear patio areas. The driveway and car court would be constructed of a combination of pervious pavers and decomposed granite to reduce runoff. 9. Buildings should use natural materials and earthtone or subdued colors. The home would be cladded with stone, plaster and wood materials with muted colors, which would blend with the hillside surroundings. Additionally, the dark brown standing seam metal roof, as well as the green roofing system used to integrate the one-story elements of the house with the finished grade, would be consistent with the setting. 10. Landscaping should be native species that require little or no irrigation. Immediately adjacent to structures, fire retardant plants should be used as a fire prevention technique. The landscape plan was designed primarily to restore the post-grading site with native vegetative covers. The landscaping plan describes various irrigation and planting zones, with the vast majority of the restored areas requiring only temporary irrigation. 11. Exterior lighting should be low-intensity and shielded from view so it is not directly visible from of-site. Exterior lighting fixtures and a site photometric plan will be required Attachment A Page 5 of 26 with the building permit plans, and will be required to demonstrate low intensity site lighting to minimize glare. 12. Access roads should be of a rural rather than urban character. (Standard curb, gutter, and concrete sidewalk are usually inconsistent with the foothills environment). The primary 12 foot-wide driveway will be constructed of pervious pavers and decomposed granite to reflect the rural character of the area. The secondary driveway serving the guest house will be constructed with a Hollywood strip, with vegetation planted between the concrete tracks. Urban-style improvements, such as curb, gutter, and sidewalks, are not proposed. 13. For development in unincorporated areas, ground coverage should be in general conformance with Palo Alto's Open Space District regulations. The project is within the City limits and, as proposed and conditioned, meets the O-S (Open Space) District zoning regulations. SECTION 5. Site and Design Approvals Granted. Site and Design Approval is granted by the City Council under Palo Alto Municipal Code Section 18.82.070 for application 164PLN-00266, subject to the conditions of approval in Section 6 of the Record. SECTION 6. Conditions of Approval. Planning Division 1. The plans submitted for a Building Permit shall be in substantial conformance with plans last revised on December 14, 2016 and the materials board on file with the Planning Department, except as modified to incorporate the following conditions of approval and any additional conditions placed on the project by the Planning Commission or City Council. 2. BUILDING PERMIT. Apply for a building permit and meet any and all conditions of the Planning, Fire, Public Works, and Building Departments. 3. BUILDING PERMIT PLAN SET. The following conditions of approval shall be printed on the second sheet of the plan set submitted with the Building Permit application. 4. Project plans submitted for Building permits shall incorporate the following changes: a. The plans shall be revised to reflect a maximum impervious cover for the site not to exceed 15,050 square feet as approved with Variance 86-V-22. The water surface of the swimming pool may be excluded from the impervious area calculation. b. The Pervious Surface Tabulation on Sheet A001 shall be amended to indicate the percentage of permeability for each surface material based on the proposed design and installation. All paved surfaces shall be classified as 100%, 75%, 50%, or 25% Attachment A Page 6 of 26 impervious. This final impervious coverage calculation shall be subject to approval by the Planning Director, not to exceed the maximum permitted by Variance 86-V-22. c. A photometric plan with footcandle readings shall be submitted and shall demonstrate that exterior lighting is low-intensity and that light emitted from skylights shall be minimal during the night hours. All exterior lighting shall be directed down to avoid any impact upon surrounding property and open space lands. d. Unless otherwise permitted by state law or local ordinance, the guest house shall not be considered or used as a separate dwelling unit, and shall not provide a kitchen with permanent cooking facilities. e. As a requirement of receiving bonus FAR, the property owner shall enter into a covenant that is recorded with the property and would apply to all future property owners assuring that the designated “undisturbed” and “restored” vegetation areas will remain in the approved vegetative condition; enforcement provisions acceptable to the City Attorney will be outlined in the covenant. To remove the landscape restrictions related to the bonus FAR, the site development shall be modified to reduce the FAR to meet the standard requirements. These modifications are subject to site and design review. f. As a requirement of receiving bonus FAR the property owner shall be required to submit a follow-up landscape-arborist report verifying the site is in compliance with the approved plans, five years after the project’s sign-off, as outlined in PAMC 18.28.070(d). 5. The approved building materials and color scheme shall be shown on the building permit drawings for all buildings, structures, and other features. 6. A landscaping plan shall be included with the plans submitted for the building permit. The plan shall include species type, size and quantities to be planted. The irrigation plan shall be included showing any mechanical irrigation systems. 7. The existing natural vegetation and land formations shall remain in a natural state unless modification is found to be necessary for a specific use allowed in the Open Space zone district through the site and design approval procedure. Reduction or elimination of fire hazards will be required where heavy concentrations of flammable vegetation occur. 8. A follow-up arborist and/or landscape report shall be required five years after the final sign-off of the project completion. This report shall evaluate the health of trees and significant Attachment A Page 7 of 26 landscape that were required for screen planting or and/or were designated as protected plantings on the approved plans for the project. Any subsequent owner(s) shall also be obligated to replace any trees that die with trees of the same size and species stated on the approved planning and building permit plans. 9. All new windows and glass doors shall be of a glass type that minimizes reflectivity from off- site views. 10. If during grading and construction activities, any archeological or human remains are encountered, construction shall cease and a qualified archaeologist shall visit the site to address the find. The Santa Clara County Medical Examiner's office shall be notified to provide proper direction on how to proceed. If any Native American resources are encountered during construction, construction shall cease immediately until a Native American descendent, appointed by the Native American Heritage Commission of the State of California, is able to evaluate the site and make further recommendations and be involved in mitigation planning. 11. Indemnity: To the extent permitted by law, the Applicant shall indemnify and hold harmless the City, its City Council, its officers, employees and agents (the “indemnified parties”) from and against any claim, action, or proceeding brought by a third party against the indemnified parties and the applicant to attack, set aside or void, any permit or approval authorized hereby for the Project, including (without limitation) reimbursing the City for its actual attorneys’ fees and costs incurred in defense of the litigation. The City may, in its sole discretion, elect to defend any such action with attorneys of its own choice. 12. Judicial Review. This matter is subject to the California Code of Civil Procedures (CCP) Section 1094.5; the time by which judicial review must be sought is governed by CCP Section 1094.6. 13. Impact Fees. Development Impact fees (including Parkland Dedication, Community Facilities, Library, Housing, and Citywide Transportation Impact Area fees) with an estimated total of $32,297 must be paid prior to building permit issuance. This is an estimate and the final total may change based on date of building permit submittal. 14. 90-day Protest Period: California Government Code Section 66020 provides that a project applicant who desires to protest the fees, dedications, reservations, or other exactions imposed on a development project must initiate the protest at the time the development project is approved or conditionally approved or within ninety (90) days after the date that fees, dedications, reservations or exactions are imposed on the Project. Additionally, procedural requirements for protesting these development fees, dedications, reservations and exactions are set forth in Government Code Section 66020. IF YOU FAIL TO INITIATE A PROTEST Attachment A Page 8 of 26 WITHIN THE 90-DAY PERIOD OR FOLLOW THE PROTEST PROCEDURES DESCRIBED IN GOVERNMENT CODE SECTION 66020, YOU WILL BE BARRED FROM CHALLENGING THE VALIDITY OR REASONABLENESS OF THE FEES, DEDICATIONS, RESERVATIONS, AND EXACTIONS. 15. If these requirements constitute fees, taxes, assessments, dedications, reservations, or other exactions as specified in Government Code Sections 66020(a) or 66021, this is to provide notification that, as of the date of this notice, the 90-day period has begun in which you may protest these requirements. Public Works Engineering 16. SIDEWALK, CURB & GUTTER: As part of this project, the applicant must replace those portions of the existing sidewalks, curbs, gutters or driveway approaches in the public right-of- way along the frontage(s) of the property that are broken, badly cracked, displaced, or non- standard, and must remove any unpermitted pavement in the planter strip. Contact Public Works’ inspector at 650-496-6929 to arrange a site visit so the inspector can determine the extent of replacement work. The site plan submitted with the building permit plan set must show the extent of the replacement work or include a note that Public Works’ inspector has determined no work is required. The plan must note that any work in the right-of-way must be done per Public Works’ standards by a licensed contractor who must first obtain a Street Work Permit from Public Works at the Development Center. 17. BASEMENT DRAINAGE: A drainage system is required for all exterior basement-level spaces, such as lightwells, patios or stairwells. This system consists of a sump, a sump pump, a backflow preventer, and a closed pipe from the pump to a dissipation device onsite at least 10 feet from the property line, such as a bubbler box in a landscaped area, so that water can percolate into the soil and/or sheet flow across the site. The device must not allow stagnant water that could become mosquito habitat. Additionally, the plans must show that exterior basement-level spaces are at least 7-3/4” below any adjacent windowsills or doorsills to minimize the potential for flooding the basement. Public Works recommends a waterproofing consultant be retained to design and inspect the vapor barrier and waterproofing systems for the basement. 18. BASEMENT SHORING: Shoring for the basement excavation, including tiebacks, must not extend onto adjacent private property or into the City right-of-way without having first obtained written permission from the private property owners and/or an encroachment permit from Public Works. Attachment A Page 9 of 26 19. DEWATERING: Basement excavations may require dewatering during construction. Public Works only allows groundwater drawdown well dewatering. Open pit groundwater dewatering is disallowed. Dewatering is only allowed from April through October due to inadequate capacity in our storm drain system. The geotechnical report for this site must list the highest anticipated groundwater level. We recommend a piezometer to be installed in the soil boring. The contractor must determine the depth to groundwater immediately prior to excavation by using the piezometer or by drilling an exploratory hole if the deepest excavation will be within 3 feet of the highest anticipated groundwater level. If groundwater is found within 2 feet of the deepest excavation, a drawdown well dewatering system must be used, or alternatively, the contractor can excavate for the basement and hope not to hit groundwater, but if he does, he must immediately stop all work and install a drawdown well system before he continues to excavate. Public Works may require the water to be tested for contaminants prior to initial discharge and at intervals during dewatering. If testing is required, the contractor must retain an independent testing firm to test the discharge water for the contaminants Public Works specifies and submit the results to Public Works. Applicant shall install a water station for the reuse of dewatering water. This water station shall be constructed next to the right-of-way and shall be accessible 24 hours a day for the filling of water carrying vehicles (i.e. street sweepers, etc.). The water station shall also be sued for onsite dust control. Applicant shall meet with Public Works to coordinate the design details. 20. Public Works reviews and approves dewatering plans as part of a Street Work Permit. The applicant can include a dewatering plan in the building permit plan set in order to obtain approval of the plan during the building permit review, but the contractor will still be required to obtain a street work permit prior to dewatering. Alternatively, the applicant must include the above dewatering requirements in a note on the site plan. Public Works has a sample dewatering plan sheet and dewatering guidelines available at the Development Center and on our website. 21. WATER FILLING STATION: Due to the California drought, applicant shall install a water station for the non-potable reuse of the dewatering water. This water station shall be constructed within private property, next to the right-of-way, (typically, behind the sidewalk). The station shall be accessible 24 hours a day for the filling of water carrying vehicles (i.e. street sweepers, etc.). The water station may also be used for onsite dust control. Before a discharge permit can be issued, the water supply station shall be installed, ready for operational and inspected by Public Works. The groundwater will also need to be tested for contaminants and chemical properties for the non-potable use. The discharge permit cannot be issued until the test results are received. Additional information regarding the station will be made available on the City’s website under Public Works. Attachment A Page 10 of 26 22. GRADING & DRAINAGE PLAN: The plan set must include a grading & drainage plan prepared by a licensed professional that includes existing and proposed spot elevations and drainage flow arrows to demonstrate proper drainage of the site. Adjacent grades must slope away from the house a minimum of 2%. Downspouts and splashblocks should be shown on this plan, as well as any site drainage features such as swales. Grading will not be allowed that increases drainage onto, or blocks existing drainage from, neighboring properties. Public Works generally does not allow rainwater to be collected and discharged into the street gutter, but encourages the developer to keep rainwater onsite as much as feasible by directing runoff to landscaped and other pervious areas of the site. See the Grading & Drainage Plan Guidelines for New Single Family Residences: http://www.cityofpaloalto.org/civicax/filebank/documents/2717 23. The site drainage system that collects runoff from downspouts and/or landscape area shall be a separated from the pump system that discharges runoff from light wells. Plot and clearly label the two separate systems and including the separate outfalls for each system. 24. GRADING & EXCAVATION PERMIT: The site plan must include an earthworks table showing cut and fill volumes. If the total is more than 100 cubic yards, a grading permit will be required. An application and plans for a grading permit are submitted to Public Works separately from the building permit plan set. The application and guidelines are available at the Development Center and on our website. 25. STORM WATER POLLUTION PREVENTION: The City's full-sized "Pollution Prevention - It's Part of the Plan" sheet must be included in the plan set. The sheet is available here: http://www.cityofpaloalto.org/civicax/filebank/documents/2732 26. STREET TREES: Show all existing street trees in the public right-of-way. Any removal, relocation or planting of street trees; or excavation, trenching or pavement within 10 feet of street trees must be approved by Public Works' arborist (phone: 650-496-5953). This approval shall appear on the plans. Show construction protection of the trees per City requirements. 27. PAVEMENT: Applicant and Contractor shall meet with Public Works to discuss the extent of pavement restoration along Los Trancos Road. If any utility trenching is done into the street, full street width resurfacing may be required prior to building permit final. At minimum contractor shall be responsible for resurfacing the pavement along the project frontage. The site plan submitted shall include full pavement width restoration of the along the project frontage. Attachment A Page 11 of 26 28. Provide the following note on the Site Plan and Grading and Drainage Plan: “Contractor shall not stage, store, or stockpile any material or equipment within the public road right-of-way or easement.” Construction phasing shall be coordinate to keep materials and equipment onsite. 29. WORK IN THE RIGHT-OF-WAY: The plans must clearly indicate any work that is proposed in the public right-of-way, such as sidewalk replacement, driveway approach, or utility laterals. The plans must include notes that the work must be done per City standards and that the contractor performing this work must first obtain a Street Work Permit from Public Works at the Development Center. If a new driveway is in a different location than the existing driveway, then the sidewalk associated with the new driveway must be replaced with a thickened (6” thick instead of the standard 4” thick) section. Additionally, curb cuts and driveway approaches for abandoned driveways must be replaced with new curb, gutter and planter strip. 30. IMPERVIOUS SURFACE AREA: The project will be creating or replacing 500 square feet or more of impervious surface. Accordingly, the applicant shall provide calculations of the existing and proposed impervious surface areas with the building permit application. The Impervious Area Worksheet for Land Developments form and instructions are available at the Development Center or on our website. 31. RESIDENTIAL STORM WATER TREATMENT: This project may trigger the California Regional Water Quality Control Board’s revised provision C.3 for storm water regulations (incorporated into the Palo Alto Municipal Code, Section 16.11) that apply to residential land development projects that create or replace between 2,500 and 10,000 square feet of impervious surface area. The applicant must implement one or more of the following site design measures: • Direct roof runoff into cisterns or rain barrels for reuse. • Direct roof runoff onto vegetated areas. • Direct runoff from sidewalks, walkways, and/or patios onto vegetated areas. • Direct runoff from driveways and/or uncovered parking lots onto vegetated areas. • Construct sidewalks, walkways, and/or patios with permeable surfaces. • Construct driveways, and/or uncovered parking lots with permeable surfaces. 32. LOGISTICS PLAN: The contractor must submit a logistics plan to the Public Works Department prior to commencing work that addresses all impacts to the City’s right-of-way, including, but not limited to: pedestrian control, traffic control, truck routes, material deliveries, contractor’s parking, concrete pours, crane lifts, work hours, noise control, dust control, storm water pollution prevention, erosion control, contractor’s contact, noticing of affected businesses, and schedule of work. Attachment A Page 12 of 26 Public Works - Urban Forestry PRIOR TO DEMOLITION, BUILDING OR GRADING PERMIT ISSUANCE 33. TREE REMOVAL—REPLACEMENT TREES. Building permit plans shall reflect: Ten new replacement trees shall be planted, watered and maintained to offset the removal of native valley oak # 4. Pursuant to the Tree Technical Manual, Section 2.20, Tree Canopy Replacement Standard, the commensurate replacement of 10 new trees shall include a mix of black oak, blue oak or valley oak (minimum 24-inch box size) installed in key locations relative to keeping the top of the knoll visible. 34. TOP SOIL. The grading and excavation plans shall include topsoil preservation. Specify steps and location to stockpile of the upper horizon or native soil for collection, retention and properly reapplying, coordinated with the landscape architect. Indicate dedicated areas, protection, erosion control and reuse areas. 35. SOIL DISTURBANCE. Plans submitted for building permit shall include a detailed landscape plan that includes vegetation control of disturbed areas of the site, including construction and access areas. The landscape plan shall identify all disturbed, exposed, compacted soil and slope areas for invasive thistle removal and revegetation. Specifying soil scarifying, preparation and seeding using Palo Alto Hydroseeding Specification for the Los Trancos Watershed Area. 36. SLOPE VEGETATION. All graded slopes shall be scarified to a 6" minimum. All graded areas shall be covered with a layer of jute netting, laid over irrigation lines where installed for native plants. Hydroseed shall overlap any graded area by 20’. Hydroseed shall be applied only after all planting/irrigation/jute netting is in place, October to November 27 preceding winter rains. 37. PLANTING & IRRIGATION. All drip irrigation shall be carefully located and pinned upslope of plant material. Trees shall have at least two concentric irrigation rings for root growth. Project arborist shall verify in Monthly Activity Report that tree planting area is loosened 2x diameter of root ball prior to planting. Irrigation system shall be adjusted yearly for three years for function by a qualified technician. 38. BUILDING PERMIT SUBMITTAL- PROJECT ARBORIST CERTIFICATION LETTER REQUIRED. Prior to submittal for staff review, attach a Project Arborist Certification Letter that he/she has; (a) reviewed the entire building permit plan set submittal and, (b) verified all his/her updated TPR mitigation measures and changes are incorporated in the plan set, (c) Attachment A Page 13 of 26 affirm that ongoing Contractor/Project Arborist site monitoring inspections and reporting have been arranged with the contractor or owner (see Sheet T-1) and, (d) understands that design revisions (site or plan changes) within a TPZ will be routed to Project Arborist/Contractor for review prior to approval from City. 39. The Building Permit submittal must be accompanied by the project site arborist’s certification letter. a. Provide a project arborist’s Updated Tree Protection Report (TPR) with building permit level mitigation measures, (e.g., resolve grading proximity issues with Public trees; exact TPZ scaled in feet). Provide plan revision directions to minimize root cutting conflicts that are obvious in the civil, basement, sidewalk improvement sheets. See TPR below. b. Verify the Plan design changes are incorporated and consistent with the Palo Alto Tree Technical Manual Construction Standards, Section 2.00 and PAMC 8.10.080. 40. PLAN SET REQUIREMENTS. The final Plans submitted for building permit shall include the following information and notes on relevant plan sheets: a. SHEET T-1, BUILDING PERMIT. The building permit plan set will include the City’s full-sized, Sheet T-1 (Tree Protection-it's Part of the Plan!), available on the Development Center website at http://www.cityofpaloalto.org/civicax/filebank/documents/31783. The Applicant shall complete and sign the Tree Disclosure Statement and recognize the Project Arborist Tree Activity Inspection Schedule. Monthly reporting to Urban Forestry/Contractor is mandatory. (Insp. #1: applies to all projects; with tree preservation report: Insp. #1-7 applies) b. The Tree Preservation Report (TPR). All sheets of the Applicant’s construction level TPR approved by the City for full implementation by Contractor, arborist to be identified, shall be printed on numbered Sheet T-1 (T-2, T-3, etc) and added to the sheet index. c. Plans to show protective tree fencing. The Plan Set (esp. site, demolition, grading & drainage, foundation, irrigation, tree disposition, utility sheets, etc.) must delineate/show the correct configuration of Type I, Type III fencing around each Regulated Tree, using a bold dashed line enclosing the Tree Protection Zone (Standard Dwg. #605, Sheet T-1; City Tree Technical Manual, Section 6.35-Site Plans); or by using the Project Arborist’s unique diagram for each Tree Protection Zone enclosure. Attachment A Page 14 of 26 41. SITE PLAN REQUIREMENTS: In addition to showing TPZ fencing, slope vegetation, planting & irrigation above, add the following Notes on the specified Plan Sheets. a. Note #1. Apply to the site plan stating, "All tree protection and inspection schedule measures, design recommendations, watering and construction scheduling shall be implemented in full by owner and contractor, as stated on Sheet T-1, in the Tree Protection Report and the approved plans”. b. Note #2. All civil plans, grading plans, irrigation plans, site plans and utility plans and relevant sheets shall add a note applying to the trees to be protected, including neighboring trees stating: "Regulated Tree--before working in this area contact the Project Site Arborist at: to be identified "; c. Note #3. Utility (sanitary sewer/gas/water/backflow/electric/storm drain) plan sheets shall include the following note: “Utility trenching shall not occur within the TPZ of the protected tree. Contractor shall be responsible for ensuring that no trenching occurs within the TPZ of the protected tree by contractors, City crews or final landscape workers. See sheet T-1 for instructions.” d. Note #4. “Basement or foundation plan. Soils Report and Excavation for basement construction within the TPZ of a protected tree shall specify a vertical cut (stitch piers may be necessary) in order to avoid over-excavating into the tree root zone. Any variance from this procedure requires Urban Forestry approval, please call (650) 496- 5953.” 42. LANDSCAPE PLANS a. Include all changes recommended from civil engineer, architect and staff, including planting and special irrigation specifications for hillside planting, as detailed by the project arborist, b. Provide a detailed landscape and irrigation plan. A licensed landscape architect and qualified irrigation consultant will prepare these plans, to include: i. All existing trees identified both to be retained and removed including street trees. ii. Complete plant list indicating tree and plant species, quantity, size, and locations. iii. Irrigation schedule and plan. iv. Landscape Plan shall ensure the backflow device is adequately obscured with the appropriate screening to minimize visibility (planted shrubbery is preferred, Attachment A Page 15 of 26 painted dark green, decorative boulder covering acceptable; wire cages are discouraged). v. Landscape plan shall include planting preparation details for trees specifying digging the soil to at least 30-inches deep, backfilled with a quality topsoil and dressing with 2-inches of wood or bark mulch on top of the root ball keeping clear of the trunk by 1-inch. vi. Automatic irrigation shall be provided to all trees. For trees not fitted with dual circles of drip tubing, then Standard Dwg. #513 shall be included on the irrigation plans and show two bubbler heads mounted on flexible tubing placed at the edge of the root ball. Bubblers shall not be mounted inside an aeration tube. The tree irrigation system shall be connected to a separate valve from other shrubbery and ground cover, pursuant to the City's Landscape Water Efficiency Standards. c. Include a detail for retaining walls near tree trunks. d. Include a detail for slope planting, including water berm, cut, drainage provision and erosion control. e. Include planting detail provision for (a) rodent control (root protections) and (b) deer control (twig & bark browsing protection). 43. GRASSLAND HYDROSEED MIX. All disturbed areas (20’ overlap) of the site shall be applied with CPA approved Hydroseed mix by November 27 preceding winter season rains. Unless otherwise specified, CPA Hydroseed Mix Specifications for Los Trancos Watershed shall be utilized from Planning Department Staff. 44. Add note to L Sheets: “Mandatory Landscape Architect (LA) Inspections and Verification to the City. The LA shall verify the performance measurements are achieved with a letter of verification to City Planning staff, in addition to owner’s representative for the following: a. All the above landscape plan and tree requirements are in the Building Permit set of plans. b. Percolation & drainage checks have been performed and are acceptable. c. Fine grading inspection of all plantable areas has been personally inspected for tilling depth, rubble removal, soil test amendments are mixed and irrigation trenching will not cut through any tree roots. Attachment A Page 16 of 26 d. Tree and Shrub Planting Specifications, including delivered stock, meets Standards in the CPA Tree Technical Manual, Section 3.30-3.50. Girdling roots and previously topped trees are subject to rejection. DURING CONSTRUCTION 45. TREE PROTECTION VERIFICATION. Prior to any site work a written verification from the contractor that the required protective fencing is in place shall be submitted to the Urban Forestry Section (derek.sproat@cityofpaloalto.org). The fencing shall contain required warning sign and remain in place until final inspection of the project. 46. SUDDEN OAK DEATH (Best Management Practices). To deter the potential spread of sudden oak death disease in Palo Alto, the City requires that all contractor activities and delivery vehicles perform the work according to the county quarantine restrictions in the attached Sudden Oak Death Best Management Practices. Violation is subject to penalty and/or prosecution. http://www.cityofpaloalto.org/environment/default.asp 47. EXCAVATION RESTRICTIONS APPLY (TTM, Sec. 2.20 C & D). Any approved grading, digging or trenching beneath a tree canopy shall be performed using ‘air-spade’ method as a preference, with manual hand shovel as a backup. For utility trenching, including sewer line, roots exposed with diameter of 1.5 inches and greater shall remain intact and not be damaged. If directional boring method is used to tunnel beneath roots, then Table 2-1, Trenching and Tunneling Distance, shall be printed on the final plans to be implemented by Contractor. 48. PLAN CHANGES. Revisions and/or changes to plans before or during construction shall be reviewed and responded to by the (a) project site arborist, _to be confirmed__, or (b) landscape architect with written letter of acceptance before submitting the revision to the Building Department for review by Planning, PW or Urban Forestry. 49. CONDITIONS. All Planning Department conditions of approval for the project shall be printed on the plans submitted for building permit. 50. TREE PROTECTION COMPLIANCE. The owner and contractor shall implement all protection and inspection schedule measures, design recommendations and construction scheduling as stated in the TPR & Sheet T-1, and is subject to code compliance action pursuant to PAMC 8.10.080. The required protective fencing shall remain in place until final landscaping and inspection of the project. Project arborist approval must be obtained and documented in the monthly activity report sent to the City. The mandatory Contractor and Arborist Monthly Tree Activity Report shall be sent monthly to the City Attachment A Page 17 of 26 (pwps@cityofpaloalto.org) beginning with the initial verification approval, using the template in the Tree Technical Manual, Addendum 11. 51. TREE DAMAGE. Tree Damage, Injury Mitigation and Inspections apply to Contractor. Reporting, injury mitigation measures and arborist inspection schedule (1-5) apply pursuant to TTM, Section 2.20-2.30. Contractor shall be responsible for the repair or replacement of any publicly owned or protected trees that are damaged during the course of construction, pursuant to Title 8 of the Palo Alto Municipal Code, and city Tree Technical Manual, Section 2.25. 52. GENERAL. The following general tree preservation measures apply to all trees to be retained: No storage of material, topsoil, vehicles or equipment shall be permitted within the tree enclosure area. The ground under and around the tree canopy area shall not be altered. Trees to be retained shall be irrigated, aerated and maintained as necessary to ensure survival. PRIOR TO OCCUPANCY 53. LANDSCAPE CERTIFICATION LETTER. The Planning Department shall be in receipt of a verification letter that the Landscape Architect has inspected all trees, shrubs, planting and irrigation and that they are installed and functioning as specified in the approved plans. 54. PROJECT ARBORIST CERTIFICATION LETTER. Prior to written request for temporary or final occupancy, the contractor shall provide to the Planning Department and property owner a final inspection letter by the Project Arborist. The inspection shall evaluate the success or needs of Regulated tree protection, including new landscape trees, as indicated on the approved plans. The written acceptance of successful tree preservation shall include a photograph record and/or recommendations for the health, welfare, mitigation remedies for injuries (if any). The final report may be used to navigate any outstanding issues, concerns or security guarantee return process, when applicable. 55. PLANNING INSPECTION. Prior to final sign off, contractor or owner shall contact the city planner (650-329-2441) to inspect and verify Special Conditions relating to the conditions for structures, fixtures, colors and site plan accessories. POST CONSTRUCTION 56. MAINTENANCE. All landscape and trees shall be maintained, watered, fertilized, and pruned according to Best Management Practices-Pruning (ANSI A300-2008 or current version) and the City Tree Technical Manual, Section 5.00. Any vegetation that dies shall be replaced or failed automatic irrigation repaired by the current property owner within 30 days of discovery. Attachment A Page 18 of 26 57. FINAL REPORT. Because of the importance of visual screening represented by the trees proposed with this project, the property owner shall ensure the survival of the tree plantings for a period of five years. The owner shall install any necessary replacement trees or irrigation and monitor for their survival. A certified arborist shall prepare a report at the end of five years photo documenting the prognosis of the trees and forward said report to the Department of Planning and Community Environment. Any subsequent owner(s) shall also be obligated to replace any trees that die with trees of the same size and species stated on the approved building permit plans. Fire Department 58. Fire Department access driveway shall be a min 12 ft wide and 13 ft 6 in vertical clearance with an all weather surface. 59. This property is located in the High Hazard Fire Area as defined in the Palo Alto Municipal code. 60. Install a NFPA 13-D fire sprinkler system in all structures. Protection shall extend to all rooms, closets, bathrooms and attic spaces. Provide a 4 head calc in main house and a 2 head calc in the accessory structure. 61. Building construction shall comply with the California Residential Code and California Building Code Chapter 7A. Green Building 62. CALGreen Checklist: If the project is a new construction residential building, then the project must meet the California Green Building Code mandatory requirements outlined in Chapter 4, (with local amendments) plus Tier 2 minimum pre-requisites and electives outlined in Appendix A4* (with local amendments). The project must hire a Green Building Special Inspector for a pre-permit third-party design review and a third-party green building inspection process. The project must provide a preliminary GB-1 sheet for planning entitlement approval. Submittal requirements are outlined on the Development Services Green Building webpage. http://www.cityofpaloalto.org/gov/depts/ds/green_building/default.asp PAMC 16.14.080 (Ord. 5324 § 1 (part), 2015) Attachment A Page 19 of 26 63. *Note: Projects subject to Tier 1 or Tier 2 shall not be required to fulfill any requirements outlined in Appendix A4.2 Energy Efficiency. All energy efficiency measures are found in the 2013 California Energy Code and the Palo Alto Energy Reach Code PAMC 16.17 & 16.18. 64. EVSE Transformer Location: If the project triggers the EVSE requirements in Part B of these comments, then applicant must identify transformer requirements associated with EVSE mentioned and show the appropriate transformer location and size on the Planning Application. The applicant must contact the Electric Engineering Department within Utilities to confirm the any transformer requirements associated with the proposed EVSE. For questions, contact the Electric Engineering mainline at 650-566-4500. 65. Energy Efficiency: If the project includes new construction, then the project triggers the Local Energy Efficiency Reach Code. For all new single-family residential, multi-family residential, and non-residential construction, the performance approach specified within the 2013 California Energy Code shall be used to demonstrate that the TDV Energy of the proposed building is at least 15% less than the TDV Energy of the Standard Design. (Ord. 5324 § 1 (part), 2015) 66. CALGreen Checklist: If the project is a new construction residential building, then the project must meet the California Green Building Code mandatory requirements outlined in Chapter 4, (with local amendments) plus Tier 2 minimum pre-requisites and electives outlined in Appendix A4* (with local amendments). The project must hire a Green Building Special Inspector for a pre-permit third-party design review and a third-party green building inspection process. The project must select a Green Building Special Inspector from the City’s list of approved inspectors. http://www.cityofpaloalto.org/gov/depts/ds/green_building/default.asp PAMC 16.14.080 (Ord. 5324 § 1 (part), 2015) Note: Projects subject to Tier 1 or Tier 2 shall not be required to fulfill any requirements outlined in Appendix A4.2 Energy Efficiency. All energy efficiency measures are found in the 2013 California Energy Code and the Palo Alto Energy Reach Code PAMC 16.17 & 16.18. 67. EVSE: If the project is a new detached single-family dwelling, then the project shall comply with the following requirements for electric vehicle supply equipment (EVSE) as shown in : a) The property owner shall provide as minimum a panel capable to accommodate a dedicated branch circuit and service capacity to install at least a 208/240V, 50 amperes grounded AC outlet (Level 2 EVSE). The raceway shall terminate in close proximity to the proposed location of the charging system into a listed cabinet, box, enclosure, or receptacle. The raceway shall be installed so that minimal removal of materials is necessary to complete the final installation. The raceway shall have capacity to accommodate a 100-ampere circuit. Attachment A Page 20 of 26 b) Design. The proposed location of a charging station may be internal or external to the dwelling, and shall be in close proximity to an on-site parking space. The proposed design must comply with all applicable design guidelines, setbacks and other code requirements. PAMC 16.14.420 (Ord. 5263 § 2, 2014 68. EVSE Transformer Location: If the project triggers the EVSE requirements in Part B of these comments, then applicant must identify transformer requirements associated with EVSE mentioned and show the appropriate transformer location and size on the Permit Plans. The applicant must contact the Electric Engineering Department within Utilities to confirm the any transformer requirements associated with the proposed EVSE. For questions, contact the Electric Engineering mainline at 650-566-4500. Utilities – Water, Gas, Waste Water PRIOR TO ISSUANCE OF DEMOLITION PERMIT 69. Prior to demolition, the applicant shall submit the existing water/wastewater fixture unit loads (and building as-built plans to verify the existing loads) to determine the capacity fee credit for the existing load. If the applicant does not submit loads and plans they may not receive credit for the existing water/wastewater fixtures. 70. The applicant shall submit a request to disconnect all utility services and/or meters including a signed affidavit of vacancy. Utilities will be disconnected or removed within 10 working days after receipt of request. The demolition permit will be issued by the building inspection division after all utility services and/or meters have been disconnected and removed. FOR PLANNING PERMIT 71. The applicant shall submit improvement plans for utility construction. The plans must show the size and location of all underground utilities within the development and the public right of way including meters, backflow preventers, fire service requirements, sewer mains, sewer cleanouts, sewer lift stations and any other required utilities. Plans for new wastewater laterals and mains need to include new wastewater pipe profiles showing existing potentially conflicting utilities especially storm drain pipes, electric and communication duct banks. Existing duct banks need to be daylighted by potholing to the bottom of the ductbank to verify cross section prior to plan approval and starting lateral installation. Plans for new storm drain mains and laterals need to include profiles showing existing potential conflicts with sewer, water and gas. FOR BUILDING PERMIT 72. The applicant shall submit a completed water-gas-wastewater service connection application - load sheet for City of Palo Alto Utilities. The applicant must provide all the information Attachment A Page 21 of 26 requested for utility service demands (water in fixture units and g.p.m., gas in b.t.u.p.h, and sewer in fixture units). 73. The applicant shall submit improvement plans for utility construction. The plans must show the size and location of all underground utilities within the development and the public right of way including meters, backflow preventers, fire service requirements, sewer mains, sewer cleanouts, sewer lift stations and any other required utilities. 74. The applicant must show on the site plan the existence of any water well, or auxiliary water supply. 75. The applicant shall be responsible for installing and upgrading the existing utility mains and/or services as necessary to handle anticipated peak loads. This responsibility includes all costs associated with the design and construction for the installation/upgrade of the utility mains and/or services. 76. Sewer drainage piping serving fixtures located below the next upstream sewer main manhole cover shall be protected by an approved backwater valve per California Plumbing Code 710.0. The upstream sewer main manhole rim elevation shall be shown on the plans. 77. The applicant's engineer shall submit flow calculations and system capacity study showing that the on-site and off-site water and sanitary sewer mains and services will provide the domestic, irrigation, fire flows, and wastewater capacity needed to service the development and adjacent properties during anticipated peak flow demands. Field testing may be required to determined current flows and water pressures on existing water main. Calculations must be signed and stamped by a registered civil engineer. The applicant is required to perform, at his/her expense, a flow monitoring study of the existing sewer main to determine the remaining capacity. The report must include existing peak flows or depth of flow based on a minimum monitoring period of seven continuous days or as determined by the senior wastewater engineer. The study shall meet the requirements and the approval of the WGW engineering section. No downstream overloading of existing sewer main will be permitted. 78. The City will not provide gas service in this area. 79. The applicant shall pay the capacity fees and connection fees associated with the installation of the new water and wastewater utility service/s to be installed by the City of Palo Alto Utilities. The approved relocation of services, meters, hydrants, or other facilities will be performed at the cost of the person/entity requesting the relocation. 80. Each parcel shall have its own water service and sewer lateral connection shown on the plans. Attachment A Page 22 of 26 81. A new water service line installation for domestic usage is required. Show the location of the new water service and meter on the plans. 82. An approved reduce pressure principle assembly (RPPA backflow preventer device) shall be installed for the new domestic water connection from Palo Alto Utilities to comply with requirements of California administrative code, title 17, sections 7583 through 7605 inclusive. The RPPA shall be installed on the owner's property and directly behind the water meter. Show the location of the RPPA on the plans. Inspection by the utilities cross connection inspector is required for the supply pipe between the meter and the assembly. 83. A new sewer lateral installation required. Show the location of the new sewer lateral on the plans. 84. All utility installations shall be in accordance with the City of Palo Alto utility standards for water, gas & wastewater. Utilities – Electrical Engineering Below are the specific comments for this project. 85. Service Voltage shall be 120/240V. 86. 24" min between Gas and Electric trench. 87. Customer will be responsible for new transformer pad, conduit and conductor between transformer location, to be determined, and service box, PB-1628. 88. Customer will be responsible for a new easement around new transformer and conduit between new transformer and PB-1628. 89. The applicant shall comply with all the Electric Utility Engineering Department service requirements noted during plan review. 90. The applicant shall be responsible for identification and location of all utilities, both public and private, within the work area. Prior to any excavation work at the site, the applicant shall contact Underground Service Alert (USA) at 1-800-227-2600, at least 48 hours prior to beginning work. 91. Only one electric service lateral is permitted per parcel. Utilities Rule & Regulation #18. Attachment A Page 23 of 26 92. If this project requires padmount transformers, the location of the transformers shall be shown on the site plan and approved by the Utilities Department and the Architectural Review Board. Utilities Rule & Regulations #3 & #16 (see detail comments below). 93. The developer/owner shall provide space for installing padmount equipment (i.e. transformers, switches, and interrupters) and associated substructure as required by the City. 94. The location of the electric panel/switchboard shall be shown on the site plan and approved by the Architectural Review Board and Utilities Department. 95. The customer shall install all electrical substructures (conduits, boxes and pads) required from the service point to the customer's switchgear. The design and installation shall be according to the City standards and shown on plans. Utilities Rule & Regulations #16 & #18. 96. The customer is responsible for sizing the service conductors and other required equipment according to the California Electric Code requirements and City standards. 97. If the customer's total load exceeds 2500 kVA, service shall be provided at the primary voltage of 12,470 volts and the customer shall provide the high voltage switchgear and transformers. 98. For primary services, the standard service protection is a padmount fault interrupter owned and maintained by the City, installed at the customer's expense. The customer must provide and install the pad and associated substructure required for the fault interrupter. 99. Any additional facilities and services requested by the Applicant that are beyond what the utility deems standard facilities will be subject to Special Facilities charges. The Special Facilities charges include the cost of installing the additional facilities as well as the cost of ownership. Utilities Rule & Regulation #20. 100. Projects that require the extension of high voltage primary distribution lines or reinforcement of offsite electric facilities will be at the customer's expense and must be coordinated with the Electric Utility. 101. The applicant shall secure a Public Utilities Easement for facilities installed on private property for City use. 102. Industrial and large commercial customers must allow sufficient lead-time for Electric Utility Engineering and Operations (typically 8-12 weeks after advance engineering fees have been paid) to design and construct the electric service requested. Attachment A Page 24 of 26 103. A completed Utility Service Application and a full set of plans must be included with all applications involving electrical work. The Application must be included with the preliminary submittal. 104. The applicant shall submit a request to disconnect all existing utility services and/or meters including a signed affidavit of vacancy, on the form provided by the Building Inspection Division. Utilities will be disconnected or removed within 10 working days after receipt of request. The demolition permit will be issued after all utility services and/or meters have been disconnected and removed. 105. All utility meters, lines, transformers, backflow preventers, and any other required equipment shall be shown on the landscape and irrigation plans and shall show that no conflict will occur between the utilities and landscape materials. In addition, all aboveground equipment shall be screened in a manner that is consistent with the building design and setback requirements. 106. Contractors and developers shall obtain permit from the Department of Public Works before digging in the street right-of-way. This includes sidewalks, driveways and planter strips. 107. At least 48 hours prior to starting any excavation, the customer must call Underground Service Alert (USA) at 1-800-227-2600 to have existing underground utilities located and marked. The areas to be checked for underground facility marking shall be delineated with white paint. All USA markings shall be removed by the customer or contractor when construction is complete. 108. The customer is responsible for installing all on-site substructures (conduits, boxes and pads) required for the electric service. No more than 270 degrees of bends are allowed in a secondary conduit run. All conduits must be sized according to California Electric Code requirements and no 1/2-inch size conduits are permitted. All off-site substructure work will be constructed by the City at the customer's expense. Where mutually agreed upon by the City and the Applicant, all or part of the off-site substructure work may be constructed by the Applicant. 109. All primary electric conduits shall be concrete encased with the top of the encasement at the depth of 30 inches. No more than 180 degrees of bends are allowed in a primary conduit run. Conduit runs over SOD feet in length require additional pull boxes. 110. All new underground conduits and substructures shall be installed per City standards and shall be inspected by the Electrical Underground Inspector before backfilling. Attachment A Page 25 of 26 111. For services larger than 1600 amps, a transition cabinet as the interconnection point between the utility's padmount transformer and the customer's main switchgear may be required. See City of Palo Alto Utilities Standard Drawing SR-XF-E-1020. The cabinet design drawings must be submitted to the Electric Utility Engineering Division for review and approval. 112. For underground services, no more than four (4) 750 MCM conductors per phase can be connected to the transformer secondary terminals; otherwise, bus duct or x-flex cable must be used for connections to padmount transformers. If customer installs a bus duct directly between the transformer secondary terminals and the main switchgear, the installation of a transition cabinet will not be required. 113. The customer is responsible for installing all underground electric service conductors, bus duct, transition cabinets, and other required equipment. The installation shall meet the California Electric Code and the City Standards. 114. Meter and switchboard requirements shall be in accordance with Electric Utility Service Equipment Requirements Committee (EUSERC) drawings accepted by Utility and CPA standards for meter installations. 115. Shop/factory drawings for switchboards (400A and greater) and associated hardware must be submitted for review and approval prior to installing the switchgear to: Gopal Jagannath, P.E. Supervising Electric Project Engineer Utilities Engineering (Electrical) 1007 Elwell Court Palo Alto, CA 94303 116. All new underground electric services shall be inspected and approved by both the Building Inspection Division and the Electrical Underground Inspector before energizing. 117. The customer shall provide as-built drawings showing the location of all switchboards, conduits (number and size), conductors (number and size), splice boxes, vaults and switch/transformer pads. 118. The follow must be completed before Utilities will make the connection to the utility system and energize the service: a. All fees must be paid. b. All required inspections have been completed and approved by both the Building Inspection Division and the Electrical Underground Inspector. c. All Special Facilities contracts or other agreements need to be signed by the City and applicant. Attachment A Page 26 of 26 d. Easement documents must be completed. SECTION 7. Term of Approval. Site and Design Approval. In the event actual construction of the project is not commenced within two years of the date of council approval, the approval shall expire and be of no further force or effect, pursuant to Palo Alto Municipal Code Section 18.30(G).080. PASSED: AYES: NOES: ABSENT: ABSTENTIONS: ATTEST: APPROVED: _________________________ ____________________________ City Clerk Director of Planning and Community Environment APPROVED AS TO FORM: ___________________________ Senior Asst. City Attorney ATTACHMENT B ZONING COMPARISON TABLE 670 Los Trancos Road 16PLN-00266 Table 1a: COMPARISON WITH CHAPTER 18.28 (OS DISTRICT) OS Residential Development Standards Regulation Required Existing Proposed Minimum Site Area, Width and Depth Area: 10 acres Width: No standard Depth: No standard Area: 5.42 acres Width: 288 feet Depth: 628 feet No change to existing Front Yard 30 feet N/A 130 feet for main house, 62 feet for guest house Street Side Yard 30 feet N/A N/A Rear Yard 30 feet N/A 224 feet for main house, 340 feet for guest house Interior Side Yard 30 feet N/A R: 58 feet, L: 176 for main house; R: 288 feet, L: 85 feet for guest house Max. Building Height 25 feet average height of the highest gable N/A 25 feet average for the highest gable Maximum Impervious Coverage 15,050 sq. ft. (Per Variance 86-V-22) N/A 13,696 sq. ft. Max. Total Floor Area Ratio 4% (9,444 sq. ft.) for a 5.42 acre site, or 5% (11,804 sq. ft) with FAR bonus N/A 4.6% (10,862 sq. ft.) with FAR bonus Native Vegetation Retained or Restored (for FAR bonus) ≥ 90% of site area 91.4% of site area Table 1b: CONFORMANCE WITH CHAPTER 18.52 (Off-Street Parking and Loading) for Single Family Residential Uses (Tandem Parking Allowed) Type Required Existing Proposed Vehicle Parking 4 spaces, of which one must be covered N/A 4 covered spaces Hewlett Station 120.1' 67.8' 88.2' 67.8' 104.7' 445.0' 47.4' 217.8' 446.6' 235.2' 353.5' 473.1' 120.1' 104.7' 47.4' 182.0' 19.8' 119.7' 446.6' 235.2' 353.5' 291.7' 88.2' 217.9' 301.7' 58.6' 463.1' 77.7' 174.2' 222.5' 68.7' 156.6' 337.5' 291.7' 71.1'9.7'254.5'18.2'98.1'3.9' 591.6' 66.0' 212.4' 222.5' 19.1' 165.2' 150.0' 585.0' 304.0' 123.2' .9' 591.6' 95.7' 24.1' 57.3' 79.6' 58.4'39.8' 50.0' 733.2' 585.0' 150.0' 279.6' 100.8' 39.8'21.7' 58.6' 301.7' 217.9' 733.2' 36.7' 82.0' 57.3'24.1' 94.4 183.4' 432.3' 463.1' 165.2' 279.6' 100.8' 39.8'21.7'36.7'82.0' 57.3'24.1' 94.4' 95.7' 24.1' 57.3' 79.6' 58.4'39.8' 50.0' 183.4' 432.3' 77.7' 174.2' 222.5' 68.7' 156.6' 19.3' 182.0'19.8'19.1' 222.5' 212.4' 304.0' 240.6' 194.0194.0 240.6' 123.2' .9'3.9'98.1'18.2'254.5'9.7'71.1' 473.1' This map is a product of the City of Palo Alto GIS This document is a graphic representation only of best available sources. Legend abc Known Structures Zone Districts abc Zone District Notes abc Dimensions (AP) 670 Los Trancos Road abc Zone District Labels 40 ft Contour Line 0' 200' 670 Los Trancos Road CITY O F PALO A L TO I N C O R P O R ATE D C ALIFOR N IA P a l o A l t oT h e C i t y o f A P RIL 16 1894 The City of Palo Alto assumes no responsibility for any errors ©1989 to 2016 City of Palo Alto gowen, 2016-12-21 16:47:35 (\\cc-maps\gis$\gis\admin\Personal\Planning.mdb) Planning & Transportation Commission Staff Report (ID # 7451) Report Type: Action Items Meeting Date: 1/11/2017 City of Palo Alto Planning & Community Environment 250 Hamilton Avenue Palo Alto, CA 94301 (650) 329-2442 Summary Title: 670 Los Trancos: New Single Family Residence Title: PUBLIC HEARING / QUASI-JUDICIAL MATTER. 670 Los Trancos Road [16PLN-00266]: Site and Design Review to Allow the Construction of a Single Family House and Guest House With a Total of 10,959 Square Feet. Environmental Assessment: Categorically Exempt From the California Environmental Quality Act (CEQA) Pursuant to Guidelines Section 15303 (New Construction or Conversion of Small Structures). Zoning District: OS From: Hillary Gitelman Recommendation It is recommended that the Planning and Transportation Commission (PTC) take the following action(s): 1. Continue the project to a date uncertain with guidance to the applicant regarding strategies to better comply with applicable findings. Report Summary The applicant proposes to construct a two-story single family house, detached guest house, and associated site improvements on the undeveloped property located at 670 Los Trancos Road. The site is located in the Open Space (OS) zoning district, which permits limited housing development. The proposed house is 9,363 square feet, not including approximately 2,100 square feet of exempt basement area, and the proposed detached guest house is 1,596 square feet. Development in excess of 1,000 square feet and requires PTC review of the Site and Design Review application. The Commission’s recommendation will be forwarded to the City Council. Attachment A provides four objectives included in Palo Alto Municipal Code (PAMC) Section 18.30(G).060 for Site and Design Review approval for the Planning and Transportation Commission to review and apply toward the project. City of Palo Alto Planning & Community Environment Department Page 2 In addition to these Site and Design Review objectives, PAMC Section 18.28.070 (p) codifies twelve Open Space Development Review Criteria that are applicable to the project. These criteria are also included in Attachment A. While the project does incorporate a variety of measures to be compatible with environmental and ecological objectives of the open space district, staff is concerned that the residence could be perceived as visually intrusive from public roadways and public parklands. Background Project Information Owners: Noa Grant and Guy Gecht Architect: Michael Anglisano; McClean Design Representative: N/A Legal Counsel: N/A Property Information Address: 670 Los Trancos Road Neighborhood: Palo Alto Hills Lot Dimensions & Area: 5.42 acres (235,898 sf) Housing Inventory Site: No Located w/in a Plume: No Protected/Heritage Trees: Yes, protected live and valley oaks are present across the property Historic Resource(s): No Existing Improvement(s): Vacant lot Existing Land Use(s): Vacant lot Adjacent Land Uses & Zoning: North: Arastradero Preserve, Public Facilities (Site and Design Combining) District West: Single Family Residence, Open Space District East: Vacant, Open Space District South: Single Family Residence, Open Space District Special Setbacks: Not applicable Aerial View of Property: City of Palo Alto Planning & Community Environment Department Page 3 Aerial Photograph Source: Google Maps Land Use Designation & Applicable Plans/Guidelines Zoning Designation: Open Space District (OS) Comp. Plan Designation: Open Space / Controlled Development Open Space Development Review Criteria Yes Context-Based Design: Not applicable Downtown Urban Design: Not applicable SOFA II CAP: Not applicable Baylands Master Plan: Not applicable ECR Guidelines ('76 / '02): Not applicable Proximity to Residential Uses or Districts (150'): Not applicable Located w/in AIA (Airport Influence Area): Not applicable City of Palo Alto Planning & Community Environment Department Page 4 Prior City Reviews & Action City Council: Variance 86-V-22, which provides a maximum impervious cover of 15,050 square feet on the subject site PTC: None HRB: None ARB: None Site and Project Description The subject site encompasses 5.42 acres (235,898 square feet) of vacant land currently covered by native grasses and oak forest. The topography varies greatly across the site, with a knoll rising near the southern front property line near the Los Trancos Road frontage. From the top of this knoll, the elevation drops over 100 feet towards the northern rear property line bordering the Arastradero Preserve. The top of knoll and most of the higher areas of the property are covered with grasses, while two large groves of live and valley oaks are located on either side of the property and in the northern, lower elevations. The site is located in the Hewlett Tract, a subdivision encompassing ten building sites of which five have thus far been developed. According to Santa Clara County records, the houses in the subdivision range from 3,344 to 8,911 square feet in floor area, and four of the five houses contain two stories. The applicant proposes to construct a 9,363 square foot two-story residence with a basement, as well as a 1,596 square foot detached guest house. Access to the main residence and guest house would be from a single entrance on Los Trancos Road. The main residence would be situated on the downslope, and would, to some extent, be tucked up against the hillside. The garage and two other single-floor elements totaling approximately 1,915 square feet of the gross floor area of the main residence contain green roofing systems that will support native vegetation, allowing these elements to be integrated with the post-grading contours of the hillside and lending the appearance of a subterranean structure from some vantage points. The guest house will be situated to the western side of the lot, and connected to the main residence by a dirt trail. For zoning purposes, the guest house is considered an accessory structure and use rather than a second dwelling unit due to the absence of a full kitchen with cooking facilities. As of the writing of this report, accessory dwelling units are only permitted in the Open Space District on properties in excess of 10 acres. However, it is understood that minimum lot sizes for accessory dwelling units may be subject to change in the future. The exterior siding materials include stone, plaster, and wood siding with muted colors, and the main elements of the roof would be a black standing seam metal. Development Standards The property is one of ten residential building sites which, in addition to two Common Areas, encompass a subdivision known as the “Hewlett Tract” (“Tract”). At the time that the Hewlett Tract tentative subdivision map was approved by City Council on August 18, 1980, the Open Space District restricted residential density to one dwelling unit for every ten acres, and City of Palo Alto Planning & Community Environment Department Page 5 required a corresponding ten-acre minimum lot size. However, due to the slope constraints present on the land encompassing the 129-acre Tract, the allowable density of the original parcel was transferred to ten clustered building sites ranging from 3.9 to 6.0 acres. The remaining areas of the Tract were then recorded as dedicated common open space areas (owned in common by the owners of the building sites), and another portion of the Tract was dedicated to the City of Palo Alto for parkland. The current code no longer has an explicit maximum residential density in the Open Space District, but does retain the ten acre minimum lot size requirement. When the Hewlett Tract subdivision was approved by the City Council in 1980, the most limiting development standard was a maximum impervious and building coverage standard of 3.5% of site area. As remains the case to the present, this impervious area standard included building coverage, retaining walls, patios, and other impervious areas. To incentivize the clustering concept of the Hewlett Tract, the impervious area allotments from Common Area A and the parkland dedication area were transferred to Common Area B (for a tennis court) and to the building sites. In effect, each of the ten building sites was treated as a 10 acre site for the purpose of applying the maximum allowable coverage, which was 15,246 square feet. Ordinance #3345, passed by the City Council in 1982, amended this standard to require the transfer of impervious coverage from open space-restricted areas of a “subdivision with clustered lots less than 10 acres in size” to the building sites in a proportional manner based on lot size. This code change increased the maximum impervious coverage on the subject site to 17,401 square feet. However, the original design intent with the Hewlett Subdivision had been to allocate equivalent impervious coverage across the ten building sites, and a variance was granted in 1986 to relieve the Hewlett Tract building sites from the proportional impervious requirement in favor of the equivalent impervious allocations that were originally intended. This variance thus provided the subject site with a maximum impervious coverage of 15,050 square feet, subject to revision through Site and Design Review. In 2009, Ordinance #5062 added a maximum Floor Area Ratio (FAR) standard for single family houses proposed in the Open Space District, allowing for a floor area bonus if the majority of native vegetation on the site is retained or replaced. Gross floor area for houses in the Open Space District is calculated using the same inclusion and exclusion methods for single family residential development in the R-1 Zoning Districts. Requested Entitlements, Findings and Purview: The following discretionary applications are being requested and subject to PTC purview:  Site and Design: The process for evaluating this type of application is set forth in PAMC 18.30(G). Site and design is intended to provide a review process for development in environmentally and ecologically sensitive areas, including established community areas which may be sensitive to negative aesthetic factors, excessive noise, increased traffic or other disruptions, in order to assure that use and development will be harmonious with other uses in the general vicinity, will be compatible with environmental and ecological objectives, and will be in accord with the Palo Alto Comprehensive Plan. If recommended for approval, the project is forwarded to the City Council for final action City of Palo Alto Planning & Community Environment Department Page 6 of all requested entitlements. Site and design applications are evaluated to specific findings. All findings must be made in the affirmative to approve the project. The findings to approve a site and design application are provided in Attachment A. Analysis1 Views, Neighborhood Setting, and Character The subject property is constrained by the down-sloping grade, which affords views of the Santa Clara Valley while also revealing some direct views of the site from the Arastradero Preserve, including from Meadowlark Trail. The degree of the visibility is somewhat muted by the placement of the main residence below the top of the knoll. However, story poles erected to simulate the building envelopes indicate that the main residence would be silhouetted against the sky from the perspective of the trail below. Additionally, some portions of the second story of the main house would also be visible from Los Trancos Road despite the siting of the house on the north side of the knoll. The project design has taken into account the slope constraints and utilized many strategies for minimizing the potential visual impact by presenting a horizontal orientation to the house, tucking portions of the house into the hillside, and hiding the guest house from the northern perspective. However, the absence of tree cover in the immediate vicinity of the main house leaves it more conspicuous than others in the Hewlett Tract, which contain oak forests along the northern face of the hill that screen the houses along the ridge. This relatively barren landscape on the subject site also limits the efficacy of limiting the total house height to that of the top of the knoll, as the house appears to protrude above the ridge when viewed from below. Commissioners are encouraged to review Attachment A, which contains the findings required to recommend approval of the project to Council. Tree Protection An arborist’s report was prepared with the application, and provides a survey of the species, diameter, and health of the trees in the vicinity of the construction. There are twenty-eight protected live and valley oaks on the property that would form the perimeter of an extended Tree Protection Zone, which would separate the construction activities from the oak and buckeye groves. One valley oak in the center of the site is proposed for removal due to decay and its precarious location near a portion of the home. As mitigation for the removal of the valley oak, ten blue oak trees are proposed to be planted on the perimeter of the property, including six downslope from the main residence. Each of the trees is required to be 6 feet in crown diameter at the time of planting. 1 The information provided in this section is based on analysis prepared by the report author prior to the public hearing. Planning and Transportation Commission in its review of the administrative record and based on public testimony may reach a different conclusion from that presented in this report and may choose to take an alternative action from the recommended action. City of Palo Alto Planning & Community Environment Department Page 7 Zoning Compliance2 A detailed review of the proposed project’s consistency with applicable zoning standards has been performed. A summary table is provided in Attachment B. As proposed, the project complies with all applicable codes, or is seeking through the requested permits permission to deviate from certain code standards, in a manner that is consistent with the Zoning Ordinance. The impervious cover area of 15,089 square feet shown in the project plans would exceed the amount permitted subject to Variance 86-V-22, which provides a maximum of 15,050 square feet for the site. However, it appears as though the water surface of the swimming pool has been included in the impervious calculation unnecessarily (PAMC 18.28.070(m)(6)), and therefore the project is compliant with the maximum impervious cover standard as designed. Consistency with the Comprehensive Plan, Site and Design Findings, and Open Space Development Criteria3 The Comprehensive Plan contains Goals, Policies, and Programs for the Open Space areas of the City. The applicable Comprehensive Plan sections, including the Open Space Development Criteria, are included in Attachment A. The story poles described on the previous page indicate that the house would be visible from certain points in the Arastradero Preserve, and accordingly, staff is concerned with the project’s consistency with the first Development Criterion, which seeks to minimize visual impacts. Additionally, while the project has been designed not to extend above the top of the knoll as suggested by the second Development Criterion, the second story of the house would be silhouetted against the sky when viewed from some locations in the Arastradero Preserve. These two criteria are related to the first Site and Design Review finding regarding the compatibility of uses of adjoining or nearby sites. Images of the site from various perspectives are provided in Attachment F. Additionally, it is anticipated that the applicant will provide a presentation showing the development in context to the surroundings. Environmental Review The subject project has been assessed in accordance with the authority and criteria contained in the California Environmental Quality Act (CEQA), the State CEQA Guidelines, and the environmental regulations of the City. Specifically, the project is categorically exempt per Section 15303 of the CEQA Guidelines, which includes but is not limited to the development of one single family residence, or a second dwelling unit in a residential zone, as well as accessory or appurtenant structures including garages, carports, patios, swimming pools, and fences. Staff finds that the development of a single family house and guest house in a residential subdivision in the Open Space, which permits single family use, is substantially similar to the examples included in Section 15303 of the CEQA Guidelines. 2 The Palo Alto Zoning Code is available online: http://www.amlegal.com/codes/client/palo-alto_ca 3 The Palo Alto Comprehensive Plan is available online: http://www.cityofpaloalto.org/gov/topics/projects/landuse/compplan.asp City of Palo Alto Planning & Community Environment Department Page 8 Public Notification, Outreach & Comments The Palo Alto Municipal Code requires notice of this public hearing be published in a local paper and mailed to owners and occupants of property within 600 feet of the subject property at least ten days in advance. Notice of a public hearing for this project was published in the Palo Alto Weekly on December 23, 2016, which is 19 days in advance of the meeting. Postcard mailing occurred on December 20, 2016, which is 22 days in advance of the meeting. Public Comments As of the writing of this report, three project-related public comments were received and are included with Attachment D. Two comments expressed support for the project. A third comment expressed concerns about the impacts of the house on the views from the Arastradero Preserve from the Acorn Trail, which is situated to the northeast of the site. Alternative Actions In addition to the recommended action, the Planning and Transportation Commission may: 1. Direct staff to prepare a draft Record of Land Use Action recommending approval of the project based on findings that the project is consistent with the Site and Design Objectives and Open Space Development Criteria; 2. Direct staff to prepare a draft Record of Land Use Action recommending denial of the project based on findings that the project is inconsistent with the Site and Design Objectives and Open Space Development Criteria. Report Author & Contact Information PTC4 Liaison & Contact Information Graham Owen, Associate Planner Jonathan Lait, AICP, Assistant Director (650) 329-2552 (650) 329-2679 graham.owen@cityofpaloalto.org jonathan.lait@cityofpaloalto.org 4 Emails may be sent directly to the PTC using the following address: planning.commission@cityofpaloalto.org February 8, 2017 RE: 670 Los Trancos Road, Palo Alto Greetings Jon and Graham, We are pleased with the PTC decision to recommend approval of our home project and are looking forward to presenting our proposed project to the city council. As we listened to the members of the committee deliberate our project, we realized we can improve our project further to address the concerns that were raised in deliberation. We continue to strive to minimize our impact and to do what is right for the environment and our community. Here are the actions we took after the PTC hearing to address these concerns: Concern: Accessory structure appears as a second dwelling unit, to which we are not entitled ➢We never intended for this structure to serve as a second dwelling unit, but rather as a yoga retreat and to host the occasional guest. For that purpose, such structure does not require a kitchen, and therefore we eliminated the ‘kitchenette’ and replaced it with a simple wet bar at the west part of the common space. Concern: Viewshed from the preserve in the short term ➢To expedite the screening effect, we decided to pre-plant the mitigation trees. This would result in the trees being 50% taller 5 years after construction, significantly accelerating the screening effect, as per attached rendering and growth analysis. ➢Because Valley Oaks are faster growing and eventually become larger in scale (see comparison attached) we would select them over the slower growing and smaller overall blue oaks we were considering (blue oaks are still considered in high priority for the south side of the property, in the road cut area where the soil is poor and the screening requirements are lower). ➢We prepared a rendering that shows the screening provided over time, see attached, as voiced by a couple of the commissioners. ➢We intend to reduce the size of the second story area by at least 10% from 2724 to below 2450 sf. In addition, while the level of grading wasn’t brought up as a concern, we are working to reduce it. We intend to submit a new basement plan cutting the basement area by half (dront the current 2200sf), and are considering alternatives that will allow us to raise the building pad by a couple feet. Any changes we propose will, of course, comply with all the rules and regulations and will not further the impact on the adjacent open space. Let us know if there’s any additional information we can provide. Sincerely, Noa Grant and Guy Gecht 1 Owen, Graham From: Sent: To: Cc: Subject: Crawford, Sue Monday, January 09, 2017 6:03 PM Planning Commission Owen, Graham New construction 670 Los Trancos Road Dear Palo Alto Planning Commission, We are writing to express our support for the new home at 670 Los Trancos Road. We have reviewed the plans and are very pleased with the approach being taken. The Gechts have made a tremendous effort to fit the home to the site and follow the Open Space Building Guidelines. They have involved the neighborhood from the beginning and we look forward to having them as neighbors. We encourage the commission to approve the plans. Best regards, Craig Dauchy and Sue Crawford 714 Los Trancos Road Sent from my iPad The information in this electronic mail message is the sender's confidential business and may be legally privileged. It is intended solely for the addressee(s). Access to this internet electronic mail message by anyone else is unauthorized. If you are not the intended recipient, any disclosure, copying, distribution or any action taken or omitted to be taken in reliance on it is prohibited and may be unlawful. The sender believes that this E‐mail and any attachments were free of any virus, worm, Trojan horse, and/or malicious code when sent. This message and its attachments could have been infected during transmission. By reading the message and opening any attachments, the recipient accepts full responsibility for taking protective and remedial action about viruses and other defects. The sender's company is not liable for any loss or damage arising in any way from this message or its attachments. Nothing in this email shall be deemed to create a binding contract to purchase/sell real estate. The sender of this email does not have the authority to bind a buyer or seller to a contract via written or verbal communications including, but not limited to, email communications. 1 Owen, Graham From: Sent: To: Subject: Karen Gregory Monday, January 09, 2017 3:54 PM Owen, Graham Strong Support for the Gecht Building Plans at 670 Los Trancos Road Dear Graham Owen and all Palo Alto Planning Commissioners: We are reaching out to you with our strong support of the Gecht family home building plans at 670 Los Trancos Road along the western boundary of Arastradero Preserve. We live at 701 Los Trancos Road, directly across the street from this property. We moved to our home, located between Arastradero Preserve and Foothill Park, in 1993 specifically for the privilege of living in the open space environment with the incredible and abundant wildlife and views of undeveloped land. We love our parks and preserves and support them with our time, energy and advocacy, devoted to keeping them preserved and accessible for the community. All five of our family members are frequent and passionate trail hikers/equestrians who thrive as outdoor enthusiasts. Specifically, Karen is a current Equestrian Patrol Volunteer for SCC and SMC Parks and MROSD, David volunteered for POST and our children have run/hiked regularly each week growing up here. We treasure the gift of open space and all that it entails. As passionate advocates for open space, we are grateful for and pleased with the consideration the Gecht Family gave to our neighborhood and the surrounding community, including visitors to our lovely Arastradero Preserve, in designing and building their new home. Preserve visitors (including our family) enjoy “the view” as part of their park experience, and there is, understandably, regret for any level of development. We believe the Gecht’s intended home design, with their priority for minimizing the impact of their development on wildlife and the natural beauty of the area, will be relatively low profile and respectfully discreet from the park, especially given what could have been built on that pristine and precious site. It is clear that the beauty of this natural area is what drew them to this lot, and they have taken great pains to honor, preserve and prioritize as much as possible the grandeur and natural feel of the land in their home design plans. It is our hope that you will approve the Gecht’s plans for their house. We look forward to having them as our next door neighbors. Sincerely, Karen and David Gregory 701 Los Trancos Road 1 Owen, Graham From: Sent: To: Cc: Subject: Annette Siegel Monday, January 09, 2017 8:23 AM Planning Commission; Owen, Graham Noa; Guy Gecht; Mark Siegel In support of the building at 670 Los Trancos Dear Palo Alto Planning Commission, My husband and I are writing in enthusiastic support of the building project proposed at 670 Los Trancos Rd. by Guy Gecht and Noa Grant. We have been a part of this neighborhood for over 10 years, and love it because of the careful stewardship of the parks provided by the Palo Alto Planning Commission. We are active hikers, and are thankful for the protected parks and wildlife in our area. In this light, we have been nothing but impressed by the careful planning that has taken place on the 670 Los Trancos project. Guy and Noa have very thoughtfully sought to minimize the impact of the proposed house on both the neighborhood and park. Having walked the story poles, it is clear that the house will blend beautifully into its natural surroundings, and the impact on park views will be minimal. We feel that they have really done the best job possible in keeping our natural surroundings beautiful, and would very much like to see such environmentally engaged family become a part of our community. Thanks you for your consideration, Annette and Mark Siegel 720 Los Trancos Rd. From:Allan Alcorn To:Owen, Graham Subject:670 Los Trancos Rd project Date:Thursday, December 29, 2016 2:53:49 PM Dear Sirs and Madam, I am writing this in support of the proposed new home at 670 Los Trancos Rd. I live at 660 Los Trancos Rd directly adjacent to the proposed new home and welcome their project. The lot has beenvacant as long as we have been there and we knew that some day there would be a home built on thatsite. We have examined the plans and are pleased that such a beautiful home is going to be built there. It is clear that significant effort was spent in making the home have as little impact as possible and will fit into the natural environment. I am a frequent visitor to Arastradero Open Space; I walk the trails about once a week and I am very familiar with the views. Compared to the existing structures on the ridge, mine included, that can only be seen from the Martin’s trail I think this building will be less visible and blend in well. Much of thestructure will be hidden by trees and some of it is underground. I support this proposal and look forward to its approval. Sincerely, Allan Alcorn 660 Los Trancos Rd. Portola Valley, CA 94028 From:H. Grousbeck To:Planning Commission; Owen, Graham Subject:Fwd: Happy Holidays! Date:Wednesday, December 28, 2016 12:12:00 PM ---------- Forwarded message ----------From: H. Grousbeck Date: Wed, Dec 28, 2016 at 10:01 AM Subject: Fwd: Happy Holidays!To: "H. Grousbeck" ---------- Forwarded message ----------From: H. Grousbeck Date: Wed, Dec 28, 2016 at 9:59 AM Subject: Fwd: Happy Holidays!To: "H. Grousbeck" ---------- Forwarded message ----------From: H. Grousbeck Date: Wed, Dec 28, 2016 at 9:56 AM Subject: Fwd: Happy Holidays!To: "H. Grousbeck" Dear Palo Alto Planning Commissioners: As residents of Palo Alto abutting Arastradero Preserve for the last 30 years , w e havebeen strong advocates of Bay Area open space . For many years I (Susanne) was a member of the POST board of directors. It is against this background that we are writing in support of the Gechts' proposeddevelopment at 670 Los Trancos. We will be neighbors 2 lots away when (hopefully) theirproposed house is completed. Noa and Guy Gecht have engaged our entire neighborhood in their design process from the very beginning. It is clear that t hey were determined to spend the time and r esources to come up with an organicdesign that minimizes the impact to the Preserve as well as to the neighborhood.We are very impressed with their thoughtfulness: most of the house is tucked intothe knoll, and they placed as much of the construction as possible behind the trees.As a result the facade will be partially visible only from very small sections of thetrail paths. We respectfully encourage you to approve this responsible and considerate design. Kind regards, Susanne and H. Irving Grousbeck 706 Los Trancos Road From:Planning Commission To:Owen, Graham Subject:FW: Please do not allow new construction above Arastradero Preserve Date:Tuesday, December 20, 2016 10:27:04 AM Yolanda M. Cervantes Planning & Community EnvironmentCity of Palo Alto Yolanda.cervantes@cityofpaloalto.org650.329.2404 From: Kim Atkinson Sent: Thursday, December 15, 2016 5:05 PMTo: Planning CommissionCc: Dunn, CurtSubject: Please do not allow new construction above Arastradero Preserve Hello Palo Alto Planning Commission, I am a lifelong resident of Palo Alto, a homeowner, taxpayer, and we have raised our children here. We have supported the public schools, have led a Girl Scout troop, volunteered, and have been good community members. Ie, we have a long-term stake in this place, and hopefully may have a voice ! We are frequent hikers at Arastradero Preserve (as well as at Foothill Park). Recently at Arastradero, while hiking west towards the top of the hill, near a trail junction at the top of Acorn Trail, I noticed red construction marker flags higher up in the direction towards Foothill Park. Apparently a home is planned for construction there. Please see attached photos, taken from the top of Acorn Trail. As I understand it, this planned new house construction is in the 700 block of Los Trancos Road. I would like to oppose this new house construction. It will affect the view of the hills and of the skyline at Arastradero Preserve, when one is hiking uphill and west. A new building there will make the preserve feel more closed in, or hemmed in, whereas now it feels fairly open and natural, with a great sky view above the highest hills. There are a few existing houses in this area, but we are used to them being tucked in low among the trees and don't notice them. They are not very visible the way this new one will be. The preserve is already encircled by a golf course, existing homes, and has an occasionally-audible pump in it near the lake. When we hike up there, it is our chance to "get away" from urban stressors and traffic, and to enjoy nature and wildlife and sky views. If you allow that house to be constructed directly in our sight-line as we climb west up that hill, the natural feel of this wilderness preserve will be spoiled. This house will serve a very priviledged few, at the expense of many people who go up there to enjoy nature. Re Palo Alto's housing shortage-- this single family dwelling will not put a dent in the problem, but will affect many park users. Please do not allow this construction to go forward. Thank you for your time and attention to this letter, Kim Atkinson 1753 Middlefield Road Palo Alto 94301 Attachment G Project Plans Hardcopies of project plans are provided to City Council Members. These plans are available to the public by visiting the Planning and Community Environmental Department on the 5th floor of City Hall at 250 Hamilton Avenue. Directions to review Project plans online: 1. Go to: https://paloalto.buildingeye.com/planning 2. Search for “670 Los Trancos” and open record by clicking on the green dot 3. Review the record details and open the “more details” option 4. Use the “Records Info” drop down menu and select “Attachments” 5. Open the attachment named “12/12/2016 Project Plans”