HomeMy WebLinkAbout2004-06-21 City Council (8)TO:
City of Palo Alto
City Manager’s Report
1HONORABLE CITY COUNCIL
FROM:CITY MANAGER DEPARTMENT: PLANNING AND
COMMUNITY ENVIRONMENT
DATE:
SUBJECT:
JUNE 21, 2004 CMR: 327:04
2701 EL CAMINO REAL [03-PC-02, 03-EIA-15, 03-ARB-05]:
REQUEST BY SUNRISE DEVELOPMENT INC. TO REZONE A
ONE ACRE PARCEL FROM C-N AND RM-40 TO PLANNED
COMMUNITY TO PROVIDE AN 81-UNIT SENIOR ASSISTED
LIVING FACILITY.
RECOMMENDATION
Staff recommends that Council adopt the Planned Community (PC) Ordinance
incorporating the additional Conditions of Approval as directed by Council on May 3,
2004 in the unanimous approval of the PC.
BACKGROUND
The application was heard by the City Council on May 3, 2004. The Council voted to
approve the application on an 8-0 vote with Council Member Freeman not participating.
The City Council specified that the following items be incorporated into the motion to
approve the project:
That the Ordinance, Section 6 (a) (iv), be changed to add to the end of the
sentence, "23 spaces or such lesser number as the Director of Planning and
Community Environment shall approve shall be reserved for the use of
employees."
That a condition be added that would require the review of suggested mitigation
measures for toxic issues on water and emission seepage.
That the project shall offer and provide fully paid transit passes through the Eco-
Pass or equivalent program.
CMR:327:04 Page 1 of 4
That there be preference given to Palo Alto residents for Below Market Rate and
Market Rate units to the extent permitted by Federal and State law.
DISCUSSION
The PC Ordinance has been modified to include item number one. Three additional
Conditions of Approval have been added in response to item number two. They are
Conditions 19, 20 and 21 (Exhibit B of Attachment A)o Item number three has been
incorporated into the Conditions of Approval as condition number 4 (Exhibit B of
Attachment A). Item number 4 has been added as Condition of Approval number 18
(Exhibit B of Attachment A).
The Planning Division was asked to review the suggested mitigation measures (item 2
above) for an impervious water barrier in the basement, indoor air testing, and
preservation of monitoring well F40A. Staff has specified additional conditions of
approval to ensure that toxic groundwater issue is addressed.
The Regional Water Quality Control Board (RWQCB) and the Santa Clara Valley Water
District (SCVWD) have reviewed the proposed project and have determined that the level
of Trichloroethene (TCE) in the ground water is below that which would require
mitigation (see Attachment B). The applicant’s consultant tested the ground water and
found that the levels of TCE in the groundwater do not warrant further action (see
Attachment D). The RWQCB has specified that it concurs with the applicant’s
consultant that the groundwater will not be a significant source of indoor air vapors,
therefore the groundwater would not impact the proposed development.
The basement will provide a barrier to toxins in the groundwater. Condition of Approval
number 19 requires that the applicant provide a visqueen moisture vapor barrier beneath
the garage slab floor. The sidewalls of the garage shall also have moisture protection. In
addition to the barrier, the basement will 0nly be eight to 10 feet deep whereas the
underground water table in this location is 18 to 23 feet deep. The water table is eight to
13 feet deeper than the basement.
The basement will also be mechanically vented to adequately remove vehicle exhaust and
other vapors that may enter the parking garage. This has been added as Condition of
Approval number 20. This would prevent vapors from accumulating in the basement
such that they will not be carried up the elevator shaft into the building.
The SCVWD permitted the removal of all of the monitoring wells on the subject property
two years ago (see Attachment C). This did not include monitoring well F40A, which is
located in the public fight of way adjacent to the project site. This well will be preserved.
Monitoring well F40A will not be damaged, removed or covered over by the project.
Condition of Approval number 21 has been added to ensure that the well remains. Any
removal or damage to this well would fall under the purview and jurisdiction of the
CMR:327:04 Page 2 of 4
SCVWD. The applicant is aware of this and plans to preserve the well when the fire
access curb cut is installed in the vicinity of the well. The well will be cut down to
accommodate the new driveway apron and a lid placed on the top to allow Hewlett
Packard monitoring personnel access.
PREPARED BY:
RUSS REICH
Associate Planner~~..~
DEPARTMENT HEAD REVIEW: ./t ~~ ’
?/S~’I~VE E~ISLIE
Director of Planning and Community Environment
A AOE.
Assistant City Manager
ATTACHMENTS
Attachment A: Planned Community Ordinance with exhibits: (A) Zone map; (B) draft
Conditions of Approval (C) Development Schedule;
Attachment B: California Regional Water Quality Control Board letter dated
January 27, 2004;
Attachment C: Santa Clara Valley Water District FAX transmission of monitoring well
closure documents dated January 27, 2004;
Attachment D: Ground water contamination letter from Kleinfelder dated May 25, 2004.
Note: Previous staff reports and heating minutes for this project are available in the
public file or on the city’s web site.
COURTESY COPIES
Daniel F. Zemanek
Jerry Mcdevitt
Joe A Villareal
Bill Hahn
Jim Baer
Angelica Volterra
James Yee
Robert Cutler
Troy Underwood
CMR:327:04 Page 3 of 4
Herb Borock
William Hadaya
Viviana Tul
Joy Ogawa
Clarice Arne
Dale Reed
Yeuen Kim
Shannon McEntee
Sanjeet Thadani
Helena Roeber and Shahriar Rabii
DeAnn Underwood
Roger Smith
John Abraham
Robert Moss
Chuck Marsh
Lynn Chiapella
CMR:327:04 Page 4 of 4
NOT YET APPROVED
Attachment A
ORDINANCE NO.
ORDINANCE OF THE COUNCIL OF THE CITY OF PALO ALTO
AMENDING SECTION 18.08.040 OF THE PALO ALTO
MUNICIPAL CODE (THE ZONING MAP)TO CHANGE THE
CLASSIFICATION OF PROPERTY KNOWN AS 2701 EL CAMINO
REAL FROM CN AND RM-40 TO PC PLANNED
COMMUNITY
The Council of the City of Palo Alto does ORDAIN as
follows:
SECTION i. Application and Hearings.
(a) Application has been made to the City for approval of
the construction on an approximately i. acre site bounded by E1
Camino Real and Sheridan Avenue of a ±65,000 square foot senior
assisted living facility including 81 rental dwelling units and a
subterranean parking garage.
(b) The Architectural Review Board at its meeting of
March 4, 2004 considered the Project, which then included 81
dwelling units, and recommended its approval, subject to c.ertain
conditions.
(c) The Planning Commission, after duly noticed public
hearings held September i0, 2003, November 12, 2003 and, April 14,
2004 recommended that Section 18.08.040 (the Zoning Map) of the
Palo Alto Municipal Code be amended as hereinafter set forth to
permit construction of the Project.
(d) The iCouncil, after due consideration of the
recommendations, finds that the proposed amendment is in the public
interest and will promote the public health, safety and welfare, as
hereinafter set forth.~
SECTION 3. Amendment of Zoning Map.
Section 18.08.040 of the Palo Alto Municipal Code, the
"Zoning Map," is hereby amended by changing the zoning of certain
property known as 2701 E1 Camino Real (the "subject property") from
"CN Neighborhood Commercial" and "High Density Multiple-Family
Residence District RM-40" to "PC Planned Community " The
subject property, consisting of approximately .94 acres, is shown
on the map labeled Exhibit "A," attached hereto and incorporated
herein by reference.
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NOT YET APPROVED
SECTION 4.
District.
Findings for Approval of Planned Community
The City Council, in approving the Planned Community
district, hereby finds that:
(a) The site is so situated and the uses proposed for the
site are such that general or combining zoning districts will not
provide sufficient flexibility to allow the proposed development in
that none of the City’s conventional zoning districts could
accommodate the proposed square footage, floor area ratio, and
building height unless variances were granted.
(b) Development of the Project on the site will provide
public benefits not otherwise attainable, as more specifically
described below.
(i) The site is currently vacant and prior to its
demolition was a retail nursery with a street front parking lot.
The vacant property with only dirt, weeds and a few trees does not
create an environment that is welcoming to pedestrians or one that
reinforces the importance of E1 Camino Real. The Project will
replace the vacant lot with a well-designed structure built to
contemporary building and safety standards using materials of high
quality. The siting and architecture of the building is compliant
with the South E1 Camino Real Guidelines and will provide a
building fagade that will enhance the pedestrian and automobile
experience at this prominent street intersection.
(ii) The existing vacant lot has generated no parking
demand or traffic for several years. The site is presently zoned to
permit commercial and high density residential development which
have the potential of exacerbating the level of traffic congestion
in the area. The proposed PC would reduce the level of traffic
congestion in the area that would otherwise be associated with a
project that could be built under the current zoning by
establishing a use that generates a low volume of traffic.
(iii) The Comprehensive Plan allows for residential
densities of up to 40 dwelling units per acre and 90 persons per
acre. This project is residential in nature but it is not a
typical residential development. This development would provide
assisted living for seniors and care for persons living with
Alzheimer’s. This is special needs housing which is an under
represented use in the community. Due to the reduced impacts
associated with this type of use, exceeding the parameters
established in the zoning and Comprehensive Plan land use
designations is appropriate. The current general zoning standards
and Comprehensive Plan land use designations do not account for
040614 syn 8250042
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NOT YET APPROVED
special needs housing and a Planned Community district is necessary
to provide for this type of use.
(iv) The Project will provide Below Market Rate (BMR)
Housing for twelve persons. The most significant component of the
BMR agreement is the provision of board and care services at below
market rates in addition to the rents. No other project to date
has provided this benefit in Palo Alto. The Project’s owner has
signed a letter dated April 6, 2004 making a commitment to provide
this subsidy for rent and services. A formal Agreement to Provide
Below Market Rate Housing must be executed prior to final adoption
of this ordinance. This type of housing would not be obtainable
without the use of a planned community zone because the City has
not addressed special needs housing in the Comprehensive Plan or
the ordinance.
(v) The Project will provide two publicly accessible
open space areas at E1 Camino Real and Sheridan Avenue. These open
spaces will include seating and landscaping. They will provide
comfortable public, albeit privately owned and maintained, places
for informal socializing in an area short of such amenities. They
will be open to the general public without charge.
(vi) In addition to the 15 street trees proposed
along the E1 Camino Real and the Sheridan Avenue street frontages,
the applicant will provide $20,000 for median improvements and tree
planting costs associated with the Trees for E1 Camino project.
(vii) Sunrise and the Avenidas Senior Center will
cooperate to allow Avenidas to utilize certain meeting areas within
the Sunrise facility, with Sunrise’s approval, for :various
functions such as meetings, conferences and workshops. The use of
this space would be provided once or twice per month to area
seniors. Such use shall be subject to such reasonable rules and
regulations as Sunrise may adopt from time to time.
(viii) The project will incorporate public art with a
theme in keeping with the interests of senior citizens. The art
may take the form of a free standing piece, a mural, or a special
wrought iron treatment on the perimeter fencing.
(c) The Council further finds that the Project provides
public benefits, as described above, that are of sufficient
importance to make the Project as a whole one with substantial
public benefit.
(d) The uses permitted and the site development
regulations applicable within the District are consistent with the
Comprehensive Plan and are compatible with the existing and
potential uses on the adjoining sites or within the general
040614 syn 8250042
NOT YET APPROVED
vicinity in that the Project would be consistent With the following
Comprehensive Plan policies:
(i) Policy H-I: "Meet community and neighborhood
needs as the supply of housing is increased. Ensure the
preservation of unique character of the city’s existing
neighborhoods" The project provides needed housing stock for a
special needs population and enhances the neighborhood with an
attractive building that is appropriate at E1 Camino Real and is
sensitive to the adjacent multifamily uses.
(ii) Policy H-2: ~Identify and implement a variety
of strategies to increase housing density and diversity in
appropriate locations." The project proposal of a PC provides a
higher density of housing and increases the diversity in the city’s
housing stock with a project that provides special needs housing
for seniors. The project accomplishes a higher residential density
without the negative impacts of increased density.
(iii) Policy H-17: "Support opportunities for shared
Housing and other innovative housing forms to promote diversity and
meet the needs of different household types and income levels"
The project, providing senior assisted living, adds to the
diversity of housing stock and provides opportunities for shared
housing to meet the needs of seniors at different income levels.
(iv) Policy H-18: "Support housing that incorporates
facilities and services to meet the healthcare, transit, or social
service needs of households with special needs, including seniors
and persons with disabilities." The projects is special needs
housing and provides the needed services for senior as well as
persons living with Alzheimer’s.
(v) Policy L-17: ~Treat residential streets as both
public ways and neighborhood amenities. Provide continuous
sidewalks, healthy street trees, benches, and other amenities that
favor pedestrians." The project will provide new street trees to
enhance the residential street as well as landscape amenity areas
with plantings and benches for pedestrians to enjoy.
SECTION 5. Development Plan
Those certain plans entitled 2701 E1 Camino Real, Palo Alto,
California prepared by Mithun Architects dated April 6, 2004, a
copy of which is on file in the Planning Division office, and to
which copy reference is hereby made, are hereby approved as the
Development Plan for the subject property, pursuant to Palo Alto
Municipal Code Section 18.68.120.
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NOT YET APPROVED
SECTION 6. Uses.
(a) Permitted Uses.
to the following:
The permitted uses shall be limited
(i) Senior Assisted Living Residential Use: Senior
assisted living and ancillary uses including but not limited to
dining facility, management offices, hair salon,
recreation/activity rooms, and meeting rooms.
(ii) Home Occupation: In any individual unit, home
occupations accessory to the residential use of that unit are
permitted subject to Palo Alto Municipal Code provisions regulating
home occupations(PAMC Section 18.88.130).
(iii) Dementia Care: Dementia care, including care for
persons living with Alzheimer’s, on the third floor as shown on
development plans dated April 6, 2004.
(iv) Parking Garage: 44 parking spaces shall be
provided for the use of employees, visitors and tenants. 15 of the
44 parkinq spaces shall be reserved for the use of employees only.
(v) Public amenity areas: The two landscape amenity
areas at E1 Camino Real and Sheridan Avenue shall be open and
accessible to the general public at all times. These areas will
provide comfortable space for informal socializing without charge.
Any proposed restricted access shall be according to a written
agreement approved by the Director of Planning and Community
Environment, and shall be supportive of, rather than in conflict
with, the free public use. In the event that Sunrise encounters
security issues with respect to the open space area, then sunrise
shall have the right to adopt non-discriminating rules and
regulations relating to access and use subject to the approva! of
the Director of Planning and Community Environment.
(vi) Telecommunication facilities: Subject to the
approval of the Architectural Review Board at board or staff level.
SECTION 7.Site Development Regulations.
(a) Compliance with Development Plan. All improvements
and development shall be substantially in accordance with the
Development Plan, and subject to the conditions of approval and
mitigation measures adopted by City Council.
Any exterior changes to the buildings or any new
construction not specifically permitted by the Development Plan or
by these site development regulations shall require an amendment to
this Planned Community Zone or, if eligible, approval under Chapter
040614 syn 8250042
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NOT YET APPROVED
18.99 of the Palo Alto Municipal Code, as it is amended from time
to time.
(b) Below Market Rate (BMR) Housing Requirement. The
Project shall provide 12 persons with below market rate rents and
services to be included in the City’s Below Market Rate ("BMR")
program. The units will be on the first second and fourth floors
of the building.
The provisions of this condition have been agreed to
by the Project’s owner and are set forth in a letter to the project
applicant dated April 6, 2004. These provisions shall be
incorporated into a formal agreement, which shall be entered into
and recorded against the property prior to the final adoption of
this ordinance.
If, prior to the issuance of a building permit for the
Project, the Project Owner and the City Manager determine and agree
that the goals of the City’s below-market rate housing program are
better met if the space allocated to BMR units is reconfigured to
provide more units or a different allocation of rooms, they may do
so by amending the Agreement Regarding Provision of Below Market
Rate Housing.
(c) Development Schedule. Construction of the Project
shall commence on or before March, 2005, and shall be completed and
ready for occupancy on or before October, 2006, provided there are
no acts of God or other causes beyond the reasonable control of
Sunrise, as shown in the attached Exhibit "C". The Director of
Planning and Community Environment may extend these time limits
once by not more than one year, as described in 18.68.130 of the
Palo Alto Municipal Code.
SECTION 8. The City as the lead agency for the Project has
caused to be prepared a Mitigated Negative Declaration. The
Mitigated Negative Declaration is on file in .the office of the
¯ Director of Planning and Community Environment and, along with the
planning and other City records, minutes and files constituting the
record of proceedings, is incorporated herein by this reference.
SECTION 9. Certification. The City Council certifies that
the Mitigated Negative Declaration has been completed in compliance
with the California Environmental Quality Act. The Mitigated
Negative Declaration was presented to the City Council and the City
Council has reviewed and considered the information contained in
the Mitigated Negative Declaration, staff reports, oral and written
testimony given at public hearings on the proposed Project, and all
other matters deemed material and relevant before considering for
approval the various actions related to the Project. The City
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NOT YET APPROVED
Council hereby finds that the Mitigated Negative Declaration
reflects the independent judgment of the City as lead agency.
SECTION 10. This ordinance shall be effective on the
thirty-first day after the date of its adoption.
INTRODUCED:
PASSED:
AYES:
NOES:
ABSTENTIONS:
ABSENT:
ATTEST:APPROVED:
City Clerk
APPROVED AS TO FORM:
Senior Asst. City Attorney
Mayor
City Manager
Director of Planning and
Community Environment
040614 syn 8250042
Exhibit A
EXHIBIT B
DRAFT CONDITIONS OF APPROVAL
Sunrise Assisted Living
2701 E1 Camino Real
File No. 03-ARB-05, 03-EIA-15, 03-PC-02
Planning Division
1. The plans submitted for Building Permit shall be in substantial conformance with plans
dated April 6, 2004, except as modified to incorporate these conditions of approval.
These conditions of approval shall be printed on the cover sheet of the plan set submitted
with the Building Permit application.
o The mitigation measures specified in the Mitigated Negative Declaration shall be
incorporated as conditions of approval.
The Transportation Demand Management Plan (TDM), as outlined in the Transportation
Impact Analysis shall be implemented. The three components of the plan include the
following requirements:
a.The project shall offer and provide fully paid transit passes through the Eco-Pass or
equivalent program to any employee.
b.The project shall designate a TDM coordinator.
c.The project shall operate a guaranteed ride home program.
°The applicant shall provide a loading zone on E1 Carnino Real in a location specified by
the Transportation Division and as specified by the Public works Department.
Large delivery trucks must use the E1 Camino Real loading zone for all deliveries and no
delivery trucks shall double park on Sheridan Avenue. The Sunrise facility shall not
accept deliveries from drivers that do adhere to this condition.
7.The emergency generator shall be located in the parking garage toward E1 Camino Real.
Development impact fees totaling $280,437.80 shall be paid to the City of Palo Alto prior
to the issuance of the building permit.
The Development Plan requires the planting and protection of specified new trees within
the development. These trees shall not be removed or destroyed without the prior
approval of the City of Palo Alto in accordance with applicable procedures.
10.The Sunrise facility may have no more than 97 residents at any given time.
11.The awnings shall be maintained such that they will be replaced by the facility operator
or designee if worn or damaged and cleaned if they become soiled.
12.
13.
14.
15.
16.
17.
Six months after the Sunrise facility opens, Sunrise shall monitor the on street parking
situation on Sheridan Avenue and report their findings to the City. Sunrise shall forward
recommendations regarding potential solutions, based on the reported conditions, to the
City with one possibility being a two-hour parking limitation.
On February 2, 2004 Council adopted a "Resolution Declaring Council Policy to Mitigate
Development Impacts and Initiating Proceedings to Establish a Transportation Impact
Fee Citywide" (CMR 126:04). By this action, Council obligated pending new
development and re-development projects to pay the Citywide Transportation Impact Fee
once Council formally adopts the Fee. The Citywide Transportation Impact Fee was
reviewed by the Council Finance Committee on April 20, 2004 and is scheduled for full
Council review by July 26, 2004. The Citywide Transportation Impact Fee as proposed
(subject to Council action) is $2,293 per PM peak hour trip. For the Sunrise project, the
fee would amount to approximately $2,293 x 31 = $71,083. This figure is an
approximation. The actual fee shall be calculated based on the Council adopted fee and
the proposed PM peak hour trips at the time of fee calculation and shall be paid prior to
building permit issuance.
The Project shall provide two publicly accessible open space areas at E1 Camino Real and
Sheridan Avenue. These open spaces shall be open and accessible to the general public
at all times. Any proposed restricted access shall be according to a written agreement
approved by the Director of Planning and Community Environment, and shall be
supportive of, rather than in conflict with, the free public use. In the event that the
project encounters security issues with respect to the open space area, then the project
shall have the fight to adopt non-discriminating rules and regulations relating to access
and use subject to the approval of the Director of Planning and Community Environment.
The project shall provide $20,000 for median improvements and tree planting
costs associated with the Trees for E1 Camino project prior to building permit
issuance.
The project and Avenidas Senior Center will cooperate to allow Avenidas to utilize
certain meeting areas within the facility, with the facility’s approval, for various functions
such as meetings, conferences and workshops. The use of this space would be provided
once or twice per month to area seniors. Such use shall be subject to such reasonable
rules and regulations as the project may adopt from time to time.
The project shall incorporate public art with a theme in keeping with the interests of
senior citizens.
18.A preference shall be given to Palo Alto residents for Below Market Rate and Market
Rate units to the extent permitted by Federal and State law.
19.The applicant shall provide a visqueen moisture vapor barrier beneath the garage slab
floor. The sidewalls of the garage shall have moisture protection as well.
20.The applicant shall provide an independent 20,000 to 25,000 cubic feet per minute
ventilation system for the garage area to remove automobile exhaust and other fugitive
vapors, if any, that might enter the garage area.
21.Monitoring well F40A shall be preserved for continued monitoring by Hewlit Packard as
required by the RWQCB and the SCVWD.
Planning Arborist
22. The four tress identified in the Ralph Osterling Consultant’s Inc. arborist report (#961,
#965, #966, #967) shall be retained and incorporated into the landscape plan. If further
study indicated that tree #967 would be better served by the removal of tree # 966 then
the tree may be removed.
23.Areas to be compacted (sidewalks, patios, driveways, etc) within 15 feet of a planted tree
shall use structural soil base course material a minimum of 30-inches deep.
24.The tree protection plan specified in the arborist report shall be implemented prior to the
commencement of construction activity.
Building Division
25. The location of the building’s electrical and gas services shall require prior approval by
the Inspection Services division and shall be located at an exterior location or in a room
or enclosure accessible directly from the exterior. These electrical and gas service
locations are to be indicated on the plans and also need to be coordinated with the Palo
Alto Utilities Department.
Public
26.
Works Operations
The Public Works arborist shall specify the appropriate trees to be planted by the
applicant in the public right of way.
Public
27.
Works Engineering
Since this project will create one acre or more of impervious surface, it will be subject to
new City storm water regulations. The regulations will require inclusion of storm water
treatment controls sized in accordance with numeric standards, source control measures
that prevent pollutants from contacting storm water rtmoff, and site design measures that
reduce storm runoff and isolate contaminated runoff in order to minimize the need for
storm water treatment. In addition, the regulations will require long-term maintenance of
installed storm water treatment measures, subject to verification by the City. The
applicant shall meet with Public Works Engineering staff to discuss the implications of
the new regulations on the project along with other grading and drainage issues.
28 All garage drains shall be routed through an oil-water separator and discharge into the
sanitary sewer system.
29.The applicant is required to meet with Public Works Engineering (PWE) to verify the
basic design parameters affecting grading, drainage and surface water infiltration. The
applicant is required to submit a conceptual site grading and drainage plan that conveys
site runoff to the nearest adequate municipal storm drainage system. In order to address
potential storm water quality impacts, the plan shall identify the Best Management
Practices (BMP’s) to be incorporated into the Storm Water Pollution Prevention Plan
(SWPPP) that will be required for the project. The SWPPP shall include permanent
BMP’s to be incorporated into the project to protect storm water quality. (Resources and
handouts are available from Public Works - Engineering. Specific reference is made to
Palo Alto’s companion document to "Start at the Source", entitled "Planning Your Land
Development Project"). The elements of the PWE-approved conceptual grading and
drainage plan shall be incorporated into the building permit plans.
Prior to submittal for building permit
30. The existing municipal storm drainage system in the area is unable to convey the peak
runoff from the project site. The applicant will be required to provide storm water
detention on-site to lessen the project’s impact on city storm drains. The applicant’s
engineer shall provide storm drain flow and detention calculations, including pre-proj ect
and post-project conditions. The calculations must be signed and stamped by a registered
civil engineer.
31.The applicant shall submit a final grading and drainage plan to Public Works
Engineering. This plan shall show spot elevations or contours of the site and demonstrate
the proper conveyance of storm water to the nearest adequate municipal storm drainage
system. Existing drainage patterns, including accommodation of runoff from adjacent
properties, shall be maintained.
32.The proposed development will result in a change in the impervious area of the property.
The applicant shall provide calculations showing the adjusted impervious area with the
building permit application. A Storm Drainage Fee adjustment on the applicant’s
monthly City utility bill will take place in the month following the final approval of the
construction by the Building Inspection Division. The impervious area calculation sheets
and instructions are available from Public Works Engineering.
33.A construction logistics plan shall be provided, addressing at minimum parking, truck
routes and staging, materials storage, and the provision of pedestrian and vehicular traffic
adjacent to the construction site. All truck routes shall conform with the City of Palo
Alto’s Trucks and Truck Route Ordinance, Chapter 10.48, and the route map which
outlines truck routes available throughout the City of Palo Alto. A handout describing
these and other requirements for a construction logistics plan is available from Public
Works Engineering.
Prior to issuance of building permit
34. The applicant shall obtain a Street Work Permit from Public Works Engineering for
pedestrian protection on the public sidewalk and or construction proposed in the City
right-of-way. Sec. 12.08.010.
35.A portion of the proposed work is within the State of California or County of Santa Clara
right-of-way. A permit must be obtained from the applicable agency. Evidence of permit
approval shall be submitted to the Planning and Public Works Departments.
36.
37.
38.
39.
A detailed site-specific soil report prepared by a licensed soils or geo-technical engineer
must be submitted which includes information on water table and basement construction
issues. This report shall identify the current groundwater level, if encountered, and by
using this and other available information, as well as professional experience, the
engineer shall estimate the highest projected ground-water level likely to be encountered
in the future. If the proposed basement is reasonably above the projected highest water
level, then the basement can be constructed in a conventional manner with a subsurface
perimeter drainage system to relieve hydrostatic pressure. If not, measures must be
undertaken to render the basement waterproof and able to withstand all projected
hydrostatic and soil pressures. No pumping of ground water is allowed. In general,
however, Public Works Engineering recommends that structures be constructed in such a
way that they do not penetrate existing or projected ground water levels.
This proposed development will disturb more than one acre of land. The applicant must
apply for coverage under the State Water Resources Control Board’s (SWRCB) NPDES
general permit for storm water discharge associated with construction activity. A Notice
of Intent (NOI) must be filed for this project with the SWRCB in order to obtain coverage
under the permit. The General Permit requires the applicant to prepare and implement a
Storm Water Pollution Prevention Plan (SWPPP). The applicant is required to submit
two copies of the NOI and the draft SWPPP to the Public Works Department for review
and approval prior to issuance of the building permit. The SWPPP should include both
permanent, post-development project design features and temporary measures employed
during construction to control storm water pollution. Specific Best Management
Practices (BMP’s) which apply to the work should be incorporated into the design.
The applicant is required to paint the "No Dumping/Flows to Matadero Creek" logo in
blue color on a white background, adjacent to all storm drain inlets. Stencils of the logo
are available from the Public Works Environmental Compliance Division, which may be
contacted at (650) 329-2598. A deposit may be required to secure the return of the
stencil. Include the instruction to paint the logos on the construction grading and
drainage plan. Include maintenance of these logos in the Hazardous Materials
Management Plan, if such a plan is part of this project.
The project includes the construction of dumpster and recycling areas as part of a food
service facility. Regulations require that the dumpster/recycling area be adequately
roofed or covered.
During construction
40. The contractor must contact the CPA Public Works Inspector at (650) 496-6929 prior to
any work performed in the public right-of-way.
41.No storage of construction materials is permitted in the street or on the sidewalk without
prior approval of Public Works Engineering. The developer shall require its contractor to
incorporate best management practices (BMP’s) for stormwater pollution prevention in
all construction operations, in conformance with the Storm Water Pollution Prevention
Plan prepared for the project. It is unlawful to discharge any construction debris (soil,
asphalt, sawcut slurry, paint, chemicals, etc.) or other waste materials into gutters or
storm drains. (PAMC Chapter 16.09).
42.All construction within the City right-of-way, easements or other property under City
jurisdiction shall conform to Standard Specifications of the Public Works and Utility
Departments.
Prior to finalization
43. All sidewalks and curb and gutters bordering the project shall be repaired and/or removed
and replaced in compliance with Public Works approved standards. Sec. 12.08.010.
44.The unused driveways located along E1 Camino Real and Sheridan shall be removed and
replaced with curb and gutter. Sec. 12.08.090.
45.The Public Works Inspector shall sign off the building permit prior to the finalization of
this permit. All off-site improvements shall be finished prior to this sign-off. Similarly,
all as-builts, on-site grading, drainage and post-developments BMP’s shall be completed
prior to sign-off.
46.A curb ramp for the disabled will be required at the coruer of E1 Camino Real and
Sheridan Avenue.
Utilities Marketing Services
47. Prior to the issuance of either a building permit or a grading permit, all common area
landscaping shall be approved by the Utilities Marketing Services Division of the
Utilities Department. The landscape shall conform to the Landscape Water Efficiency
Standards of the City of Palo Alto. For projects with more than 1500 square feet of
landscaped area, a water budget shall be assigned to the project and a dedicated irrigation
water meter shall be required.
Fire Department
48. Provide Fire Department access road 20 feetin width with 13’6" vertical clearance.
Road to meet weight bearing (60,000 lbs.) and a turning radius (40 ft. inside)
requirements of the fire truck. Road shall be all-weather, and shall reach to within 150
feet of any point on the first floor of the exterior. (200ICFC902.2.2)
49.Applicant shall consult the building division for requirements related to electrical and
transformer room location.
50.A fire sprinkler system shall be provided throughout the building, which meets the
requirements of NFPA Standards No. 13-1999 Edition. Fire Sprinkler system
installations require separate submittal to the Fire Prevention Bureau. (PAMC 15.04.083)
NOTE: building plans will not be approved unless complete sprinkler coverage is
indicated,
51.A class one standpipe system shall be provided for the building, which meets the
requirements of NFPA Standard No. 14-1996 edition. Standpipe system installations
require separate submittal to the Fire Prevention Bureau. (PAMC 15.04.083) Approved
2 1/2-inch hose valves shall be provided at each underground floor level landing in every
stairwell for the underground parking structure. (PAMC 15.040178) NOTE: The
standpipe system may be combined with the fire sprinkler system. A fire pump is
required for combined systems capable of delivering 750 gpm @ 100psi from the
highest outlets from each standpipe.
52.An approved underground fire supply shall be provided for the sprinkler system(s) and
shall meet the requirements of NFPA Standard No. 24-1996 Edition. Fire supply
installations require separate submittal to the Fire Prevention Bureau. (PAMC 15.04083)
Note: Fire Department approval will be withheld until Utilities Department and
Public Works Department requirements have been met.
53.An approved automatic and manual fire alarm system shall be provided throughout the
interior of each building. (2001CBC310.14.12) Fire Alarm System installations require
separate submittal to the Fire Prevention Bureau. (PAMC 15.04.083) Note: Smoke
detectors in dwelling units shall be supervised by the fire alarm system and shall
send a signal upon activation to an approved location in addition to sounding an
alarm signal audible throughout the dwelling unit.
54.At least one elevator car servicing all floors shall be sized for Fire Department gurney
access requirements based on gurney dimensions of 24"x 82" plus a minimum of two
emergency response personnel. (PAMC 15.04.120)
55.Building shall be of Type II fire-resistive construction, due to A-3 Occupancy (Dinning
Room) located above the second floor. (2001CBC506)
56.Applicant shall purchase Opticom traffic signal preemption equipment for City
installation sufficient to upgrade one intersection
57.The generator room shall be separated from the rest of the building by not less than one-
hour construction.
58.The generator and fuel tank system shall be listed and approved.
59.Additional hazardous materials requirements will apply, depending on the quantity and
type of fuel.
Public
60.
Works Water Quali~,/Environmental Compliance
In accordance with PAMC Section 16.09.103(a), a grease interceptor with a minimum
capacity of 750 gallons must be provided. The grease interceptor must be sized in
accordance with Appendix H of the Uniform Plumbing Code. The sizing calculation
must be submitted with the building permit plans
61.PANIC Section 16.09.103(e) prohibits the installation of a garbage grinder at any food
service facility. The kitchen cannot utilize a garbage grinder for food waste disposal.
62.Drain plumbing for the underground parking garage must be connected to an oil/water
separator with a minimum capacity of 100 gallons, and to the sanitary sewer system
(PAMC 16.09.032(B)(17)).
63.If a hydraulic elevator is installed, any hard-plumbed water discharge to the sanitary
sewer from the elevator sump pit must pass by gravity flow through an oil/water
separator. If a sump pump is to be utilized, the pumped discharge must be contained in a
tank, or’the sump pump must be equipped with an oil sensor to prevent hydraulic oil
spills from being pumped to the sanitary sewer.
Water Gas & Wastewater Utilities Department
Prior to submittal for building permit
64. The applicant shall submit completed water-gas-wastewater service connection
application - load sheets for City of Palo Alto Utilities. The applicant must provide all the
information requested for utility service demands for each meter (water in g.p.m., gas in
b.t.u.p.h, and sewer in g.p.d.).
65.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.
66.The applicant must show on the site plan the existence of any water well, or auxiliary
water supply.
67.The applicant shall be responsible for relocating, 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
relocation/installation/upgrade of the utility mains and/or services.
Prior to issuance of building permit
68. Show water services/meters (domestic, fire and irrigation) gas meter and sewer lateral
connection on the plans (each parcel shall have its own).
69.A separate water meter and backflow preventer shall be installed to irrigate the approved
landscape plan. Show the location of the irrigation meter on the plans. This meter shall
be designated as an irrigation account and no other water service will be billed on the
account. The irrigation and landscape plans submitted with the application for a grading
or building permit shall conform to the City of Palo Alto water efficiency standards.
70.An approved reduce pressure principle assembly (RPPA bacldlow preventer device) shall
be installed for all existing and new water connections from Palo Alto Utilities to comply
with requirements of California administrative code, title 17, sections 7583 through 7605
inclusive. The RPPA shall be installed on the owner’s property and directly behind the
water meter. Show the location of the RPPA on the plans. Inspection by the utilities
cross connection inspector is required for the supply pipe between the meter and the
assembly.
71.An approved double detector check valve shall be installed for water connections for the
fire system to comply with requirements of California administrative code, title 17,
sections 7583 through 7605 inclusive. Double check detector check valves shall be
installed on the owner’s property adjacent to the property line. Show the location of the
detector check assembly on the plans. Inspection by the utilities cross connection
inspector is required for the supply pipe between the City connection and the assembly.
During construction
72. The applicant shall pay the connection fees associated with the installation of the new
utility service/s to be installed by the City of Palo Alto Utilities. The approved relocation
of services, meters, hydrants, or other facilities will be performed at the cost of the
person/entity requesting the relocation.
73.The contractor shall contact underground service alert (800) 227-2600 one week in
advance of starting excavation to provide for marking of underground utilities.
74.The applicant shall provide protection for utility lines subject to damage. Utility lines
within a pit or trench shall be adequately supported. All exposed water, gas, and sewer
lines shall be inspected by the WGW Utilities Inspector prior to backfilling.
75.The contractor shall maintain 12" clear, above and below, from the existing utilities to
new underground facilities. The applicant shall be responsible for relocating the existing
utility mains and/or services as necessary to accommodate new storm drains, with the
prior approval of the Utility Department. This responsibility includes all costs associated
with the design and construction for the relocation of the utility mains and/or services.
Sanitary sewer laterals will need to be replaced for the full length of the lateral (if
possible) per the Utility Standards. Sanitary sewer mains can not be relocated.
76.If the Contractor elects to bore new pipes or conduits, the pilot bore hole shall be 24"
clear from any existing utility pipes and all existing utility crossings shall be potholed
prior to starting work.
77.All utility installations shall be in accordance with the City of Palo Alto utility standards
for water, gas & wastewater.
78.Utility service connections will be installed between 30 and 40 days following receipt of
full payment. Large developments must allow sufficient lead time (6 weeks minimum)
for utility construction performed by the City of Palo Alto Utilities.
79.All utility work shall be inspected and approved by the WGW utilities inspector.
Inspection costs shall be paid by the applicant’s contractor. Schedule WGW utilities
inspections at 650/566-4504 five working days before start of constructions.
.80.The applicant’s contractor shall immediately notify the Utilities Department (650) 496-
6982 or 650/329-2413 if the existing water or gas mains are disturbed or damaged.
81.All backflow preventer devices shall be approved by the WGW engineering division,
inspected by the utilities cross connection inspector and tested by a licensed tester prior to
activation of the water service.
82.No water valves or other facilities owned by Utilities Department shall be operated for
any purpose by the applicant’s contractor. All required operation will only be performed
by authorized utility department personnel. The applicant’s contractor shall notify the
Utilities Department not less than forty-eight (48) hours in advance of the time that such
operation is required.
83.The contractor shall not disconnect any part of the existing water main except by
expressed permission of the utilities chief inspector and shall submit a schedule of the
estimated shutdown time to obtain said permission.
84.The water main shall not be turned on until the service installation and the performance
of chlorination and bacteriological testing have been completed. The contractor’s testing
method shall be in conformance with ANSI/AWWA C65 l-latest edition.
85.All existing water and wastewater services that will not be reused shall be abandoned at
the main per WGW utilities procedures.
86. All improvements to the gas system will be performed by the City of Palo Alto Utilities.
Utilities Engineering Electric
Prior to issuance of Demolition permit
87. The Permittee shall be responsible for identification and location of all utilities, both
public and private~ within the work area. Prior to any excavation work at the site, the
Permittee shall contact Underground Service Alert (USA) at 1-800-227-2600, at least 48
hours prior to beginning work.
88.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.
Prior to submittal of building permit
89. A completed Electric Load Sheet and a full set of plans must be included with all
building permit applications involving electrical work. The load sheet must be included
with the preliminary submittal.
90.Only one electric service lateral is permitted per parcel. Utilities Rule & Regulation #18.
91.This project requires a padmount transformer unless otherwise approved in writing by the
Electric Utility Engineering Department. The location of the padmount transformer shall
be shown on the site plan and approved by the Utilities Department and the Architectural
Review Board. Utilities Rule & Regulations #3 & # 16.
92.The developer/owner shall provide space for installing padmount equipment (i.e.
transformers, switches, and interrupters) and associated substructure as required by the
City. In addition, the owner shall grant a Public Utilities Easement for facilities installed
on private property as required by the City.
93.The customer shall install all electrical substructures (conduits, boxes and pads) required
from the service point to the customer’s switchgear. All conduits must be sized
according to National Electric Code requirements and no ½-inch size conduits are
permitted. Conduit runs over 500 feet in length require additional pull boxes. The design
and installation shall also be according to the City standards. Utilities Rule &
Regulations # 16 & # 18.
94.Location of the electric panel/switchboard shall be shown on the site plan and approved
by the Architectural Review Board and Utilities Department.
95.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.
96.The customer is responsible for sizing the service conductors and other required
equipment according to the National Electric Code requirements and the City standards.
Utilities Rule & Regulation #18.
97.Projects that require the extension of high voltage primary distribution lines must be
coordinated with the Electric Utility. Additional fees may be assessed for the
reinforcement of offsite electric facilities.
Prior to issuance of building permit
98. The applicant shall comply with all the Electric Utility Engineering Department service
requirements noted during plan review.
During construction
99. Contractors and developers shall obtain a street opening permit from the Department of
Public Works before digging in the street right-of-way. This includes sidewalks,
driveways and planter strips.
100.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 by USA shall be delineated with white paint. All USA
markings shall be removed by the customer or contractor when construction is complete.
101.The customer is responsible for installing all on-site substructure (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 National Electric Code
requirements and no ½-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. Utilities Rule & regulation #16.
102.All primary electric conduits shall be concrete encased with the top of the encasement at
a depth of 30 inches. No more than 180 degrees of bends are allowed in a primary
conduit run. Conduit runs over 500 feet in length require additional pull boxes.
103.All new underground conduits and substructures shall be installed per City standards and
shall be inspected by the Electrical Underground Inspector before backfilling. Rule
& Regulation #16.
104.The customer is responsible for installing all underground electric service conductors, bus
duct, transition cabinets, and other required equipment. The installation shall meet the
National Electric Code requirements and the City standards.
105.Prior to fabrication of electric switchboards and metering enclosures, the customer must
submit switchboard drawings to the Electric Metering Department at 3201 East Bayshore
Road, Palo Alto 94303 for approval. The City requires compliance with all applicable
EUSERC standards for metering and switchgear.
106.A,11 new underground electric services shall be inspected and approved by both the
Building Inspection Division and the Electrical Underground Inspector before energizing.
Utilities Rule & regulation #18.
After construction and prior to finalization
107. 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.
Prior,to occupancy
108. The applicant shall secure a Public Utilities Easement for facilities installed on private
property for City use. Utilities Rule & Regulations #16.
109.All required inspections have been completed and approved by both the Building
Inspection Division and the Electrical Underground Inspector.
110.All fees must be paid.
111.Developer shall provide electrical load details/calculations. This project may require a
padmounted transformer. Lead time on the transformer is 6-8 months. Utilities
Engineering will provide cost estimate/fees when drawings are submitted to the Building
Department for review and approval.
Building Division
Prior to permit application
112o The plans submitted for the building permit shall include the full scope of the
construction including all site development, utility installations, architectural, structural,
electrical, plumbing and mechanical work associated with the proposed project.
113.The entire project is to be included under a single building permit and shall not be phased
under multiple permits.
114.A separate grading permit may required if cut and/or fill grading exceeds 1 O0 cubic
yards. The excavation of the basement parking garage is included as part of the building
permit and does not require a separate grading permit.
115.The design of building components that are not included in the plans submitted for
building permit and are to be "deferred" shall be limited to as few items as possible. The
list of deferred items shall be reviewed and approved prior to permit application.
116.The location of the building’s electrical service shall require prior approval by the
Inspection Services Division and shall be located at an exterior location or in a room or
enclosure accessible directly form the exterior. It is not acceptable to locate an electrical
service and main disconnect where it must be accessed by passing through a below grade
parking garage.
117.The plans submitted for the building permit shall include an allowable floor area
calculation that relates the mixed occupancies to type of construction.
118.The plans submitted with the permit application for the new building shall include the
complete design for disabled access and exiting for the; entire site, building entrances,
basement parking and on-grade parking. Disabled access design shall comply with
California Building Code Chapters 10, 11A and 30.
119.Wood burning fireplaces are prohibited by PAMC Section 9.06.
120.An acoustical analysis shall be submitted and the plans shall incorporate the report’s
recommendations needed to comply with the sound transmissions requirements in CBC
Appendix Chapter 12, Division IIA. The acoustical engineer shall submit a letter
certifying that the building plans incorporate the report recommendations.
121.The building shall be of a "type of construction" that will permit the proposed A3
occupancy (Alzheimer Dining, terraces, etc.) on the stories above the first floor.
122.Fire-rated occupancy separations shall be provided between the various R1, A3, B, $3
occupancies proposed to be located in the mixed use building per CBC Section 302 and
Table 3-B.
123.The required 1-hour rated corridors shall be separated from other rooms or spaces (such
as the Alzheimer Dining area) as prescribed in CBC Section 1004.3.4. Additionally, the
exit corridors shall not be used for purposes that could obstruct or hinder its’ use as an
exit path.
124.All doors in the exit paths leading from the building’s A occupancies shall be provided
with panic hardware in accordance with CBC Section 1007.2.5.
Prior to issuance of building and or grading permits
125.Santa Clara County Health Dept. approval is required for the commercial kitchen
construction. Please submit 2 copies of plans stamped and approved by the Health Dept.,
prior to permit issuance.
249 View Street
Mountain View, CA 94041
650-938-2249 Fax: 650-961-6452
Exhibit C
April 23, 2004
Sunrise of Palo Alto
Development Plan
The following chronology is based upon the anticipated approval of the City Council on
May 3, 2004. Any approval delays would move the remaining dates of the chronology
forward a like amount of days. Weather, always an unknown, can have a delaying effect
upon a construction schedule. The following dates assume no delays due to
extraordinary weatt~er.
May 3, 2004 - Anticipated Approval by City Council
August, 2004 - Submission of Construction Drawings for Building Permit
February, 2005 - Building Permits Issued
March, 2005- Construction Commences
The following is a typical construction .schedule of events (Items listed below are not
necessarily done sequentially.):
4 Weeks - Clearing & Grubbing
8 Weeks - Bulk Excavation
4 Weeks - Rough Grading
8 Weeks- Site Utilities
8 Weeks- Underground Mechanical, Electrical & Plumbing
16 Weeks - Underground Parking
6 Weeks - Curbing
2 Weeks - Paving-Binder
15 Weeks - Interior Light Gauge Metal Framing
6 Weeks - Exterior Light Gauge Metal Framing
6 Weeks- Roof Truss Framing
15 Weeks - Mechanical, Plumbing & Electrical Rough
6 Weeks - Roof
6 Weeks - Built Up Roof
10 Weeks - Exterior Sheathing & Waterproofing
4 Weeks - Windows
15 Weeks - Drywall
California R giohal Water Quality Control Board
Terry Tamminen
Secretary for
Environmental
Protection
San Francisco Bay Region
1515 Clay Street, Suite 1400, Oakland, California 94612
(510) 622-2300 ¯ Fax (510) 622-2460
http://www.swrcb.ea.gov/rwqcb2
Arnold Schwarzenegger
Governor
Attach merit B
Sunrise Development, Inc.
Attn: Mr. Dan Zemanek
Senior Vice President
249 View Street
Mountain View, CA 94041
Date: January 27, 2004
File No. 43 S0051 (DW)
43S0188 (DW)RECEIVED
FEB 02 200
Department of Planning &
Community Environment
SUBJECT: Property at 2701 East E1 Camino Real, City of Palo Alto, Santa Clara County.
Dear Mr. Zemanek:
This letter concurs with the findings in the January 22, 2004 letter from your consultant,
Kleinfelder, that the groundwater under the property at 2701 East E1 Camino Real will not be a
significant source of indoor air vapors that would impact your proposed development of the
property.
As the current lessee of the property, (parcel number 132-36-087), owned by Morris Page Mill
LLC, you are proposing to construct a four story assisted living complex with 81 residential units
and an underground parking area. You have requested the Regional Water Board to comment on
the potential health risk posed by contaminants in the underlying groundwater.
The subject property is located down gradient from the former Hewlett Packard site at 640 Page
Mill Road and the former Varian Medical Systems site at 601 California Avenue, Palo Alto.
Chlorinated solvents including Trichloroethylene (TCE) released at these sites polluted soil and
groundwater, with groundwater pollution extending offsite and under the subject property.
Activities to reduce the concentrations of pollutants have been conducted at both source sites for
over 15 years and groundwater samples in the vicinity of the Subject property are collected
annually and biennially. The concentrations 0fpollutants have been decreasing over time. The
most recent groundwater samples indicate that the concentration of TCE in the groundwater
under the subject property is less than 20 ~tg/1.
Samples were collected directly from the subject property, as described in Phase I and Limited
Phase II Environmental Site Assessment 465 and 475 Sheridan Avenue and 2 70! and 27! 1 El
Camino Real, Paio Alto, dated September 9, 2002). Kieinfelder sampled groundwater from three
monitoring wells and one borla,.g at up gradient locations. The ana!~ica! data from these samples
l~voeo~,ino o~hnnr’incr and rextorin~, the San Francisco Bca, Area’s waters for over 50 years
Mr. Dan Zemanek - 2 -January 27, 2004
indicated an average concentration of TCE at less than 1 ~tg/1 and of cis-l,2-dichloroethene (a
degradation product from TCE) at 9/.tg/1. These observations are consistent with the data
reported by Hewlett Packard and Varian.
Based on Regional Water Board Environmental Screening Levels, the chlorinated solvents
present in the groundwater at the concentration levels you reported will not be a significant
source of indoor air vapors that would impact your proposed development of the property. In
addition, the presence of an underground parking garage will create a significant barrier to vapor
-". ,intrusion of.soil gases to the residential units. Also, groundwater contamination at these levels
.... ~ou~l:not l~ose a significant health threat to construction workers.
If you have any questions, please contact Derek Whitworth of my staff at (510) 622 2349 [e-mail
dw@rb2.swrcb.ca.gov].
Sincerely,
Stephen A. Hil!, Chief
Toxics Cleanup Division
Cc;
Attn: Mr..Tom Mohr
SCVWD
5750 Almaden Expressway
San Jos/e; CA 95118
/~uss Reich
Associate Planner
City of Palo Alto
250 Hamilton Avenue
Palo Alto, CA 94301
Ms. Annette Walton
Stanford Management Company
2777 Sand Hill Road
Menlo Park, CA 94303
Ms. Elizabeth McDonald
The Hewlett-Packard Company
1501 Page Mill Road
Palo Alto, CA 94304
Attachment C
Santa Clara Valley Wat~
Wells and Water Production Unit
Telephone (408) 265-2600
FAX (408) 9’/9-5620
FAX TRANSMISSIC
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MODE:F ACTION:NATER RESOURCES INFORMATION SYS’
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Attachment D
May 25, 2004
File No, 19631
Sunrise Development, ]no,
Mr. Dan Zcmanek
249 View Street
Mountain View, CaLifornia 94041-I 343
SUBJECT:Sunrise Assisted Living Pro|eet at 465 and 475 Sheridan Avenue and 2701
and 2711 E! Camino Real, Palo Alto, California
Dear Mr. Z~narmk:
At your request, we have pl~pamd this letter to address why no additional mitigation measures
are necessary with respect to migration of soil vapor to indoor air at your proj~t site (referenced
above). We understand Mr. Russ Reich with the City of Pale Alto has requested sudl
information.
Kleinfeldor has prepared a Phase I sad Limited Phase 11 Environmental Site Assessment
(September 9, 2002) in which soil and gmtmdwater sampling activities and results wore
described. As described in our report, the subject property lies within the limits of a
documented solvent groundwater plume known as the California-Olive-Emerson (COE)
plume area, Two. of the known solvent sources at the head of this plame arc the Hewlett
Packard site at 640 Page Mill Road, and the Varian Associates property at 601 Califomia
Av¢nue. Relatively low concentratiom of several volatile organic compounds (VOCs) were
detected in groundwater samples collected by Kleinfelder in 2002 from three wells mid one
borehole on the subject Sumise property, as follows:
Trichlomethene (from <0.5 to 1.4 micrograms per Liter [ug/1]);
Cisml,2-diohioroethene (from <0.5 to 17 ug/1); card
Vinyl chloride (from <0.5 to 1.9 ug/1).
Results of KleinEeldcr’s assessment indicated no apparent onsite sources of these VOCs.
Furthermore, available information indicates that these th~ee chemicals are ¢onstitu~Jats of
the upgradient Califomia-Ollve-Bmerson solvent plume. The VOC concmatrations dct¢¢tcd
in site wells are all below their respective Regional Water Quality Control Board, San
Francisco Bay l~gion, (P, WQCB) Environmental Screening 12vels (ESLs) for groundwater
that is not a current or potential source of drinldng water. Crrou~dwatcr beneath the site is
not likely to be a solace of dfinldng water for on-site usage. Cons~uently, it is
Klcinfelder’s opinion that the detected solvent concentrations ar~ below levels of concern
related to Sum’ise’s intended development and use of the property as an assisted-living
facility.
19631/F.SA2 (SJO4LIIR)bl Page Iot 2
Groundwater was reported at a depth of 18 to 23 feet below ground surface from our
investigation. The planned basement excavation will extmad to about 8 to 10 feet below
Wound surface. Therefore, there will be about 8 to 16 feet of soil between the bottom of the
excavation and the reported groundwater table. In addition, the building will be constructed
with a moisture vapor barrier (visquean) below the basement concrete slab. The sidewalls of
the basement will also have moisture protection. These measures should help further reduce
the low potential for vapor intrusion into the building.
The building basement level will be for veldele parking and an independent ventilation
syst~n (r~portedly a 20,000 to 25,000 cubic foot per minute system) will be installed in the
garage to ad~uately r~move automobile exhaust. In removing the automobile ~xhanst, the
ventilation system would also remove oth~ fugitive vapors that might ~t~r the garage arm.
The RWQCB has reviewed the results of Kleinfelder’s environmental investigations at the
subject site. In its letter dated January 27, 2004, the RWQCB state.s that groundwater
"concentrations of pollutants have been decreasing over time" and that "It]he analytical data
from these [K.leinfelder] samples .... are consistent with the data reported by Hewlett Packard
and Varian." The RWQCB further states that, "[b]ased on Regional Water Board
Environmental Screening Levels, the chlorinated solvents present in the groundwater at the
eoneentratlon levels you reported will not be a significant source of indoor air vapors that
would impact your proposed development of the property. Izt addition, the preaenoe of an
underground parking garage will create a significant barrier to vapor intrusion of soil gase~ to
the r~idential units. Also, grotmdw~iter contamination at these levels wouId not pose a
sigrtifieant health threat to construction workers."
Based on the above, it is our opinion that the potentJal for soil vapor ~trtmion inside the living
space of the proposed development is very low. Therefore, mitigations ~ addition to those
mentioned above appear unwarranted. If you have any quesfions~ please contact us.
Sincerely,
KLEINFELDEI~ INC.
Chalerm (Beeson) Liang, OE
Geotechnical Group Manager
Derby Davidson, PE
Environmental Group Mauager
Copy: Russ Reich, City of Pale Alto
Bill Lindstrom, Sunrise Assisted Living
[9631/E~A2 (SJO4L118) bl Page 2 of 2
Copyright 200a K|elnfclder, ln~.
KLEINFELDER 1362 Ridder I~rk Drive, San Jose, (~ 95131-’I571 ~408) 436-1155 (408) 436-1771 fax