HomeMy WebLinkAboutEdgewood2ndReading
City of Palo Alto (ID # 2707)
City Council Staff Report
Report Type: Consent Calendar Meeting Date: 4/9/2012
April 09, 2012 Page 1 of 2
(ID # 2707)
Summary Title: Second Reading for Edgewood Plaza PC Zone Request
Title: 2nd Reading: Adoption of an 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 Located at 2080 Channing Avenue
(Edgewood Plaza) from Planned Community (PC 1643) to PC Planned Community
Zone (PC_______) tor the Renovation of Three Existing Eichler Retail Structures,
On-Site Relocation of One of the Retail Structures, Construction of Ten New
Single-Family Homes, And Creation Of A 0.20 Acre Park. (First reading March 19,
2012 – Passed 8-1)
From: City Manager
Lead Department: Planning and Community Environment
Attached is the Planned Community ordinance for the Edgewood Plaza site, reflecting the
changes made by Council on March 19, 2012. The Council also certified the Environmental
Impact Report for the project in compliance with the California Environmental Quality Act and
approved the request for the zone change and tentative map.
The Council action on March 19, 2012, added two conditions of approval to (1) facilitate traffic
movements with a left turn signal from eastbound Embarcadero Road onto Saint Francis Drive,
and (2) retain the vehicle connection from the gas station site to the shopping center site while
preserving the overall number of retail parking spaces. The wording of the conditions has been
reviewed and revised by planning and transportation staff, as follows:
42. Modify the traffic signal on Embarcadero Road at Saint Francis Drive to provide left turn
signal phasing from Embarcadero Road to Saint Francis Drive.
43. Preserve the vehicular access between the project site and the adjacent gas station site
at the existing site connection, with no net loss of vehicle parking spaces on the
shopping center site.
These approval conditions have been incorporated into Exhibit B (Conditions of Approval),
attached to the ordinance. The ordinance, Exhibit B, and Exhibit A (Location Map) are attached
April 09, 2012 Page 2 of 2
(ID # 2707)
to this report. The Council is requested to approve the ordinance including attachments on
second reading.
Attachments:
Attachment A: Planned Community Ordinance (PDF)
Attachment B: Exhibit A - Location Map (PDF)
Attachment C: Exhibit B - Recommended Draft Conditions of Approval (PDF)
Prepared By: Elena Lee, Senior Planner
Department Head: Curtis Williams, Director
City Manager Approval: ____________________________________
James Keene, City Manager
*NOT YET APPROVED*
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 Located at 2080 Channing
Avenue (Edgewood Plaza) from Planned Community
(PC 1643) to PC Planned Community Zone
(PC_______) for the Renovation of the Three Existing
Eichler Retail Structures, On-Site Relocation of One of
the Retail Structures, Construction of Ten New Single-
Family Homes, And Creation Of A 0.20 Acre Park
The Council of the City of Palo Alto does ORDAIN as follows:
SECTION 1.
(a) Sand Hill Property Company, (“the Applicant”) applied on June 1,
2010 to the City for approval of (1) a rezoning application (the “Project”) for a new
Planned Community (PC) district for a property located at 2080 Channing Avenue (the
“Subject Property”) to accommodate the uses set forth below and (2) a Tentative Map to
subdivide the 3.58 site into one commercial lot, including a 0.20 acre park, dedicated to the
City with public access easements and maintained by the commercial property owner, and ten
single family residential lots.
(b) The Tentative Map plan set, dated February 15, 2012, and last revised
on March 19, 2012 includes information on the existing parcels, onsite conditions, and
the layout of the proposed new lots. These drawings are in compliance with the
applicable provisions of the City‟s Subdivision Ordinance. These plans contain all
information and notations required to be shown on a Tentative Map (per PAMC Sections
21.12 and 21.13), as well as the design requirements concerning the creation of lots,
streets, walkways, and similar features (PAMC 21.20).
(c) The Planning and Transportation Commission, at its meeting of April
27, 2011, acted favorably on the applicant‟s request for initiation of the Planned
Community Zone process for the establishment of Planned Community Zone District No.
xxxx.
(d) The Architectural Review Board, at its meeting of February 2, 2012,
reviewed the Project design and recommended the City Council approve the project with
associated draft conditions of approval „Exhibit B.‟
(e) The Planning and Transportation Commission, after a duly noticed
public hearing held February 29, 2012, reviewed, considered, and recommended
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certification of the Final Environmental Impact Report, then reviewed the Planned
Community and Tentative Map and this ordinance, and recommended that Section
18.08.040 (the Zoning Map) of the Palo Alto Municipal Code be amended to rezone the
Subject Property to a new Planned Community zone for the proposed project depicted on
„Exhibit A,‟ (the “Project”), consistent with conditions included in the Planned
Community zone related to allowable land uses and required development standards, and
subject to provision of the public benefits outlined in this ordinance and recommended
approval of the Tentative Map. Draft conditions of project approval “Exhibit B” attached
to this document and incorporated by reference were presented to the PTC for review and
comments.
(f) The Palo Alto City Council, after due consideration of the proposed
Project, the analysis of the City staff, and the conditions recommended by the Planning
and Transportation Commission, certified the Final Environmental Impact Report and
Mitigation Monitoring Program, concurred with the recommendations from the PTC and
the ARB, and found that the proposed project and this Ordinance is in the public interest
and will promote the public health, safety and welfare, as hereinafter set forth.
(g) The Council finds that (1) the Subject Property is so situated, and the
use or uses proposed for the site are of such characteristics that the application of general
districts or combining districts will not provide sufficient flexibility to allow for the
Project; (2) development of the Subject Property under the provisions of the PC Planned
Community District will result in public benefits not otherwise attainable by application
of the regulations of general districts or combining districts, as set forth in Section (4)(c)
hereof; and (3) the use or uses permitted, and the site development regulations applicable
within the proposed district are consistent with the Palo Alto Comprehensive Plan (Goals,
Policies, and proposed designation of Mixed Use for the Subject Property) and are
compatible with existing and potential uses on adjoining sites or within the general
vicinity.
SECTION 2.
Section 18.08.040 of the Palo Alto Municipal Code, the “Zoning Map,” is hereby
amended by changing the zoning of Subject Property from Planned Community (PC-
1643) to “PC Planned Community ”.
SECTION 3.
The City Council hereby finds with respect to the Subject Property that the project (the
“Project”) comprises the following uses included in this ordinance and a mixed use
development, depicted on the Development Plans dated February 2, 2012, incorporated by
reference, including the following components:
(a) Renovation of an existing 37,965 sq. ft. shopping center, including relocation
and renovation of the 10,000 sq. ft. retail building, renovation of the 7,800 sq. ft. retail
building in place, and renovation of the 20,600 sq. ft. building in place for use as a
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*NOT YET APPROVED*
grocery store, deletion of the outer parking lots and expansion of the remaining parking lot,
and associated site improvements
(b) Construction of ten detached residential units on fee simple lots along
Channing Avenue, including five surface parking stalls and ten two-car garages.
(c) Construction of a 0.20 acre park at the corner of Channing Avenue and St.
Francis Drive. The park shall include public access easement so that it would be a public
park to be maintained by the commercial property owner in perpetuity. There shall not be
any use of the park for the purposes of the retail tenants.
(d) A Tentative Map to subdivide the 3.58 acre site into eleven parcels. The first
parcel (2.73 acres) would contain the existing grocery building, the other two retail
buildings (“Buildings 1 and 2”) and the new 0.20 acre park. The park would include a
public access easement allowing use as a public park, and would be maintained by the
owner of the commercial parcel. The remaining ten parcels (ranging from 3,376 to 4,026 sq.
ft.) would be created for the ten residences. Private easements would be provided for the
driveways and walkways.
SECTION 4.
The Development Plan for the Subject Property dated February 29, 2012, and any
approved supplemental materials for the Subject Property, as submitted by the applicant
pursuant to Palo Alto Municipal Code (PAMC §18.38.090), shall be subject to the
following permitted and conditional land uses and special limitations on land uses,
development standards, parking and loading requirements, modifications to the
development plans and provisions of public benefits outlined below, and conditions of
project approval, attached and incorporated as “Exhibit B”.
(a) Permitted, Conditionally Permitted land uses shall be allowed and limited as
follows:
Permitted Uses (subject to the limitations below under Section 4(b)):
(1) Ten residential units;
(2) Retail Services (excluding liquor stores);
(3) Eating and Drinking Services (excluding drive-in services);
(4) Personal Services;
(5) Neighborhood Business Services;
(6) Financial Services (excluding drive-up services);
(7) A 0.20 acre public park, via public access easements;
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*NOT YET APPROVED*
(8) Accessory facilities and activities customarily associated with or
essential to permitted uses, and operated incidental to the principal use.
Conditionally Permitted Uses:
(1) Small tutoring center or afterschool program center;
(2) Limited commercial recreation;
(3) Farmer‟s Markets or similar.
(b) Special limitations on land uses include the following:
(1) The 20,600 sq. ft. building shall be primarily used for grocery uses only;
(2) No medical office shall be permitted within the development;
(3) No administrative office use shall be permitted within the development;
(4) The “Retail” space as identified on the Development Plan shall be
occupied by retail uses, personal service uses, eating and drinking
services or customer serving financial services only, except where a
conditional use permit is required in accordance with 4(a).
(c) Development Standards:
Development Standards for the site shall comply with the standards
prescribed for the Planned Community (PC) Zone District (PAMC
Chapter 18.38) and as described in Section Three and Section Four herein
and in the Approved Development Plans.
(d) Parking and Loading Requirements:
In addition to the parking and loading requirements specified in PAMC
§§18.52 and 18.54, a Transportation Demand Management Plan (“TDM”)
Program shall be developed for the Project in accordance with PAMC
§18.52.050(d) for employees of the Project. The TDM plan shall include
bicycle, pedestrian and public transportation functions. The TDM plan
shall be approved by the Director of Planning and Community
Environment prior to issuance of building permits for the site and shall
include, at a minimum, offer for parking cash out, bike facilities,
transportation information kiosks, and the designation of a transportation
demand coordinator for the building.
The TDM program will include monitoring reports, which shall be
submitted to the Director not later than two years after building
occupancy and again not later than five years after building occupancy,
noting the effectiveness of the proposed measures as compared to the
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*NOT YET APPROVED*
initial performance targets, and suggestions for modifications if necessary to
enhance parking and/or trip reductions. Where the monitoring reports
indicate that performance measures are not met, the director may require
further program modifications.
(e) Modifications to the Development Plan and Site Development
Regulations:
Once the project has been constructed consistent with the approved
Development Plan, any modifications to the exterior design of the
Development Plan or any new construction not specifically permitted by
the Development Plan or the site development regulations contained in
Section 4 (a) - (c) above shall require an amendment to this Planned
Community zone, unless the modification is a minor change as described
in PAMC §18.76.050 (b) (3) (e), in which case the modification may be
approved through the minor Architectural Review process. Any use not
specifically permitted by this ordinance shall require an amendment to the
PC ordinance.
(f) Public Benefits:
Development of the site under the provisions of the PC Planned
Community District will result in public benefits not otherwise attainable
by application of the regulations of general districts or combining
districts. The Project includes the following public benefits that are
inherent to the Project and in excess of those required by City zoning
districts.
(1) Preservation and renovation of an existing historically significant
shopping center developed by Eichler Homes, eligible for federal,
state and local historic registries;
(2) Provision of a grocery store in the 20,600 sq. ft. building;
(3) Provision of a 0.20 acre public park, via public access easements,
in perpetuity. (Land is dedicated for the ten units, plus an
additional 5,000 sq. ft., where an in-lieu fee could also be
proposed. The park would be maintained by the commercial
property owner.) The park shall not be used for seating/activities
associated with the retail uses.
(4) Provision of three (3) electrical vehicle (EV) charging stations
installed onsite, subject to final City approval. The applicant shall
incur all costs of the installation.
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*NOT YET APPROVED*
(g) Development Schedule:
The project is required to include a Development Schedule pursuant to
PAMC §18.38.100. The approved Development Schedule is set forth
below:
Construction of the Project shall commence immediately following the
adoption of the PC zone, unless a change in the development schedule is
approved by the Director of Planning and Community Environment, not
to exceed a one year extension in time and only one such extension
without a hearing, pursuant to PAMC §18.38.130. The total time for the
project construction and occupancy of tenant spaces is expected to be 24
months following adoption of the PC zone, or by March 2014, unless
extended by the Director for up to one additional year.
(h) No building permit shall be approved (other than for model homes with
no more than one model home per plan type) for residential development
prior to submittal to the Director of a lease agreement or other legally
binding commitment from a grocery operator to occupy 20,600 square
feet in the Grocery Building. The Lease Agreement shall require that
Occupancy of the grocery store shall occur not later than 15 months after
the issuance of the first building permit for the Grocery Building or 15
months after issuance of the first building permit for the residential
development (other than a model home). Final inspection and occupancy
shall be allowed for not more than 5 homes (including model homes)
prior to final inspection and occupancy approval for the grocery store.
Bonding or other financial security may be considered in lieu of these
requirements only upon review and approval by the City Council as an
amendment to this PC ordinance.
SECTION 4.
Tentative Map Findings. A legislative body of a city shall deny approval of a
Tentative Map, if it makes any of the following findings (California Government Code
Section 66474):
1. That the proposed map is not consistent with applicable general and
specific plans as specified in Section 65451:
This finding can not be made in the affirmative. The site does not lie
within a specific plan area and is consistent with the provisions of the Comprehensive
Plan. The land use designation in the area of the subdivision is Neighborhood
Commercial and the zoning designation is Planned Community (PC) District. The
proposed development of the commercial and residential mixed use development is
consistent with the land use and zoning designations of the site.
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*NOT YET APPROVED*
2. That the design or improvement of the proposed subdivision is not
consistent with applicable general and specific plans:
This finding can not be made in the affirmative. The map is consistent
with applicable Comprehensive Plan policies, particularly including: (1) Policy L-1 -
Limiting future urban development to currently developed lands within the urban service
area; (2) Policy L-4 - Maintain Palo Alto‟s varied residential neighborhoods while
sustaining the vitality of its commercial areas and public facilities. Use the Zoning
Ordinance as a tool to enhance Palo Alto‟s desirable qualities; (3) Policy L-9 - Enhance
desirable characteristics in mixed use areas. Use the planning and zoning process to
create opportunities for new mixed use development; and (4) Policy B-27 - Support the
upgrading and revitalization of Palo Alto‟s four Neighborhood Commercial Centers.
3. That the site is not physically suitable for the type of development:
This finding can not be made in the affirmative. The site can
accommodate the proposed subdivision, as it is currently vacant, flat, and absent any
significant vegetation. The lots conform to the width, depth, and area requirements of this
Planned Community Zoning District. The design of the mixed use, commercial and
residential buildings require Architectural Review approval. The proposed development
was recommended for approval by the City Council from the Architectural Review Board on
February 2, 2012.
4. That the site is not physically suitable for the proposed density of
development:
This finding can not be made in the affirmative. The subdivision
would be consistent with the site development regulations of this Planned Community
Zoning District and would not affect the location of the existing property lines at the
perimeter of the site.
5. That the design of the subdivision or the proposed improvements is
likely to cause substantial environmental damage or substantially and avoidably injure fish
or wildlife or their habitat:
This finding can not be made in the affirmative. The subdivision
would not cause environmental damage or injure fish, wildlife, or their habitat, as the site is
currently fully developed with a vacant commercial development. An Environmental
Impact Report was adopted certifying that there will be no significant unmitigated
environmental impacts.
6. That the design of the subdivision or type of improvements is likely to
cause serious public health problems:
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*NOT YET APPROVED*
This finding can not be made in the affirmative. The subdivision of the
existing parcel for a commercial and residential mixed use development will not cause
serious public health problems.
7. That the design of the subdivision or the type of improvements will
conflict with easements, acquired by the public at large, for access through or use of,
property within the proposed subdivision. In this connection, the governing body may
approve a map if it finds that alternate easements, for access or for use, will be provided, and
that these will be substantially equivalent to ones previously acquired by the public. This
subsection shall apply only to easements of record or to easements established by judgment
of a court of competent jurisdiction and no authority is hereby granted to a legislative
body to determine that the public at large has acquired easements for access through or use
of property within the proposed subdivision.
This finding can not be made in the affirmative. The subdivision of the
existing parcel will not conflict with easements of any type, in that the subdivision is
compatible with adequate emergency vehicle access and any utility easements that would be
required to serve the proposed developments.
SECTION 5.
Indemnification. 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 this
ordinance or any permit or approval authorized hereby for the project, including (without
limitation) reimbursing the City its actual attorneys fees and costs incurred in defense of the
litigation. The City may, in its sole discretion, elect to defend any such action with attorneys
of its choice
SECTION 6.
Monitoring of Conditions and Public Benefits. Not later than three (3) years
following the approval of building occupancy by the City and every three (3) years
thereafter, the applicant shall request that the City review the project to assure that
conditions of approval and public benefits remain in effect as provided in the original
approval. The applicant shall provide adequate funding to reimburse the City for these
costs. If conditions or benefits are found deficient by staff, the applicant shall correct
such conditions in not more than 90 days from notice by the City. If correction is not
made within the prescribed timeframe, the Director of Planning and Community
Environment will schedule review of the project before the Planning and Transportation
Commission and Council to determine appropriate remedies, fines or other actions.
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*NOT YET APPROVED*
SECTION 7.
An Environmental Impact Report (EIR) for this project was prepared in
accordance with the California Environmental Quality Act. The City Council certified
the EIR and Mitigation Monitoring Program and adopted a resolution at its meeting of
March 19, 2012.
SECTION 8.
The plans referenced consist of plans titled “Edgewood Shopping Center”
prepared by Kenneth Rodrigues & Partners, Burton Architecture, Sandis and the
Guzzardo Partnership, dated February 29, 2012, including the Tentative Map for
Edgewood Plaza, prepared by Sandis, dated February 15, 2012.
SECTION 9.
This ordinance shall be effective on the thirty-first day after the date of its adoption
(second reading).
INTRODUCED:
PASSED:
AYES:
NOES:
ABSTENTIONS:
ABSENT:
ATTEST:
__________________________
City Clerk
APPROVED AS TO FORM:
__________________________
Assistant City Attorney
__________________________
Director of Planning and
Community Environment
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APPROVED:
_________________________
Mayor
_________________________
City Manager
9
Exhibit B
RECOMMENDED DRAFT CONDITIONS OF APPROVAL
2080 Channing Avenue – Edgewood Plaza/ File No. 10PLN-00198
DEPARTMENT OF PLANNING AND COMMUNITY ENVIRONMENT
Planning and Transportation Divisions
1. The plans submitted to obtain all permits through the Building Inspection Division shall be
in substantial conformance with the revised plans, project details and materials received on
March 22, 2012, except as modified to incorporate these conditions of approval.
2. All conditions of approval shall be printed on the cover sheet of the plan set submitted to
obtain any permit through the Building Inspection Division.
3. Construction details, colors, materials, and placement of the shopping center signs and roof
mounted equipment shall be submitted to the Planning Division for review prior to
submittal of the building permit.
4. A subsequent Architectural Review Permit shall be required for the relocated sign and other
new signs related to this project.
5. The project shall be subject to applicable Development Impact Fees, which would be due
prior to issuance of the building permit. The applicable impact fees would be calculated
based upon the fee structure in place at the time of building permit submittal.
6. The developer shall submit and implement a Transportation Demand Management program
to the satisfaction of the Planning and Community Environment Director.
7. Sheet T-1_Tree Protection-it's Part of the Plan (http://www.city.palo-
alto.ca.us/arb/planning_forms.html). Complete the Tree Disclosure Statement and
Inspection(s) #1-6 shall be checked.
8. Applicant shall file a tree removal permit for the trees planned for removal.
9. The entire Tree Preservation Report approved by staff, shall be printed on Sheet T-1 and/or
T-2 (all sheets). A note shall be applied to the site plan stating, “All measures identified in
the Tree Protection Report on Sheet T-1 and the approved plans shall be implemented,
including inspections and required watering of trees.
10. Maintenance: All landscape and trees shall be maintained, watered, fertilized, and pruned
according to Best Management Practices-Pruning (ANSI A300-2001 or current version).
Any vegetation that dies shall be replaced or failed automatic irrigation repaired by the
current property owner within 30 days of discovery.
11. Prior to the issuance of a building permit, a final detailed landscaping plan shall be
submitted to the Planning Division for review and approval, specifying exact species,
numbers and location of all plant materials.
12. The planting palette shall be modified as follows:
Specify Elegant Tristania, replacing the Tristaniopis laurina.
Do not use Liquidambars in small areas or planters. The species forms multiple
leaders and hardscape damaging root system. Replace with other fall color species
such as, Sour Gum, Shumard Oak or similar.
All trees should be 24” box size as a minimum.
Justify the use of century plant, in both large spatial area needed and safety from the
potentially lethal spear-like foliage. Or, select another species better suited for these
populated areas.
13. All parking lot median islands that are occupied with trees, shrubs and ground covers and
surrounded by raised curb shall specify:
Materials, concrete or asphalt on grade
Specify discontinuous curb (planned breaks in the curb every 3 vehicle spaces) in all
formed curb lengths. Intent to drain or capture water runoff, allow capacity spillover
and plant/soil filtration of water runoff.
14. Screening of all above ground utilities is required, especially around water check valves
and backflow preventers near the sidewalks and property lines. Creative use of shrubbery
and species encouraged.
15. Other conditions of approval that are site and landscape related will be provided for
submittal of the building permits.
16. The parking lot median islands shall incorporate discontinuous curbs (planned eight inch
breaks in the curb every three vehicle spaces) to allow for filtration of water runoff.
17. Prior to the submittal of a building permit, the applicant shall submit documentation
demonstrating that all noise producing equipment proposed for the project shall meet the
City‟s Noise Ordinance requirement.
18. The Covenants, Conditions and Restrictions (CC&Rs) for the ten single-family residences
shall include a provision that requires all future owners to maintain the private garages so
that two cars may be parked inside at all times. The CC&Rs shall be reviewed by the
Planning Director and City Attorney for approval prior to approval of the Final Map.
19. 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 against
any claim, action, or proceeding brought by a third party against the indemnified parties and
the applicant to attack, set aside or void, any permit or approval authorized hereby for the
Project, including (without limitation) reimbursing the City its actual attorneys fees and
costs incurred in defense of the litigation. The City may, in its sole discretion, elect to
defend any such action with attorneys of its own choice.
20. Lighting shall not exceed 0.5 foot-candle as measured at the abutting residential property
line. Lighting fixtures shall not exceed a height of 15 feet in the parking lot.
21. Prior to the issuance of a Building Permit application, the applicant shall return to the ARB
subcommittee and obtain feedback and/or approval on the following items:
Final landscaping plan
Street furniture
Trellis details
22. All property line fences shall meet the requirements of the Municipal Code
23. Integral color shall be used for the stucco.
24. The lighting shall be corrected so that the photometric plans show that light will not spill
beyond the residential property line
25. The Covenants, Conditions and Restrictions (CC&Rs) for the ten single-family residences
shall include a provision that requires all future owners to maintain the private garages so
that two cars may be parked inside at all times. The CC&Rs shall be reviewed by the
Planning Director and City Attorney for approval prior to approval of the Final Map.
26. No restrictions shall be placed on the commercial or residential surface parking spaces that
will prevent park users from using those spaces.
27. The rehabilitation of the proposed sign shall be reviewed by the Historic Resources Board
for their recommendation.
28. A Final Map, in conformance with the approved Tentative Map, all requirements of the
Subdivision Ordinance (PAMC Section 21.16), and to the satisfaction of the City Engineer,
shall be filed with the Planning Division and the Public Works Engineering Division within
two years of the Tentative Map approval date (PAMC 21.13.020[c]).
29. A Below Market Rate agreement shall be executed prior to City Council Action on the
Final Map and recorded concurrently with the subdivision agreement and map.
30. Prior to the recordation of a Final Map, the applicant shall execute and record a Park
Maintenance Agreement for the proposed public park to the satisfaction of the Director of
the Community Services Department.
Sustainability Requirements
31. The project is required to comply with PAMC 16.14 for green building. Building permit
plans shall include compliance with the Greenpoint Rated Checklist –as locally amended -
for the residential portion of the project and the California Green Building Code Checklist
– as locally amended – for the nonresidential portion of the project. These requirements
incorporate minimum standards for landscape water efficiency (note that the installation of a
dedicated irrigation meter for all landscape with an approved backflow prevention device will
be required) and energy performance among other things. For more information visit
www.cityofpaloalto.org/greenbuilding.
32. The project is required to comply with PAMC 16.12.030 for recycled water infrastructure.
Building permit plans shall include the on-site infrastructure necessary to connect the site‟s
irrigation system to the city‟s recycled water supply when it becomes available. Plans shall
demonstrate that recycled water will be used when available, and include consideration for
plants that are recycled water tolerant
Transportation Division
33. A Transportation Demand Management plan shall be submitted for the approval of the
Planning Director prior to the issuance of a building permit. In addition to the annual
report, the project applicant and/or Edgewood Plaza owner will conduct a parking
monitoring program for a minimum of six months after full occupancy of the retail portion
of the Edgewood Plaza site, or as directed by the City of Palo Alto Director of Planning and
Community Environment. The monitoring program will record the number of parked
vehicles during the anticipated peak times of 11:00 a.m. to 2:00 p.m. and 6:00 p.m. to 8:00
p.m. If parking demand is found to exceed parking supply, one or more of the following
strategies will be employed as a part of the project‟s Transportation Demand Management
(TDM) program to limit parking spillover:
Offer parking cash-out (financial payment) to employees who forego their parking space
on-site and get to work by carpooling, bicycling, walking, or taking transit; and/or
Increase use of TDM measures (such as facilitating a carpool matching service for
employees on site).
The hours of loading shall be consistent with the Municipal Code. The need for traffic
calming, including the installation of speed humps on Channing Avenue, shall be evaluated
by the City approximately a year after occupancy.
34. One level 3 electric vehicle charging station and two level 2 electric charging stations shall
be provided on site.
35. Bicycle racks must be installed to the satisfaction of the Transportation Division. The
project shall include four double loaded bike racks (8 bike capacity) within 50 feet of the
main entrance of the Grocery Store. The rack closest to the pedestrian ramp must be located
with at least 5 feet of clear landing area from the ADA accessible ramp connecting to the
parking lot pedestrian path.
36. Parking stalls closest to St. Francis Drive that are 15‟6” in depth must have a low curb and
at least two feet of clear overhang.
37. The project shall include raised islands and median striping enhancements at intersection of
West Bayshore/Embarcadero intersection (West Bayshore right-turn only).
38. The project shall include off-site crosswalk and curb ramp improvements at intersection of
St. Francis / Channing.
39. Signing and striping modifications per mitigation measure identified on Embarcadero
between St. Francis and Wildwood shall be included.
40. Bicycle improvements are recommended along West Bayshore including share the road
signage and pavement markings.
41. A left turn sign shall be installed on Embarcadero Road, north of Channing subject to the
review of the Transportation Division.
42. Modify the traffic signal on Embarcadero Road at Saint Francis Drive to provide left turn
signal phasing from Embarcadero Road to Saint Francis Drive.
43. Preserve the vehicular access between the project site and the adjacent gas station site at the
existing site connection, with no net loss of vehicle parking spaces on the shopping center
site.
Building Division
44. Architectural Comments: On sheet A1.0, Project Data: list the following information on
the plans for all the (N) and (E) structures:
Building Occupancy Group:
Type of Construction:
Number of Stories:
Building Area:
Sprinklered: (Y/N)
45. On sheet A1.0, Conceptual Site Plan: provide a revised site plan showing the proposed lot
line adjustments to be made for this project. Currently, this project is located on two
legal parcels and the proposed residential units #3 & 4 both straddle the current lot line
and is not allowed. Show on the revised Site Plan the lots lines that divides the ten (10)
residential units into separate parcels.
46. On sheet A1.0, Project Data: provide an allowable area analysis for the (E) Grocery
Building as it appears that it can no longer take advantage of the three (3) sides open for
area increase. In addition, provide the allowable area calculations for Retail Buildings 1
& 2. Show if the buildings are to be considered as parts of one building on the lot or
multiple buildings on one lot with assumed property lines between the buildings. If the
latter is the case, then clearly show on the Site Plan the location of the assumed property
line.
47. Structural Comments: A geotechnical report is required for the construction of the new
location of the relocated Commercial building.
48. General Comment: The completed plan submittal package should be sent to an approved
Outside Plan Check Consultant for plan review.
49. Additional accessible parking spaces are required due to the total number of required
parking spaces. At least 6 are required when there are 151 to 200 parking stalls. Show
location of dispersed accessible parking spaces and provide the accessible path of travel
to the building located such that those persons with disabilities are not compelled to walk
or wheel behind parked cars other than their own. CBC 1129B.4.3, CBC 1129B.1
50. Based on the scope of work for this project the City of Palo Alto has the option to require
the applicant to utilize a third party plan check firm to conduct the building code plan
review. A list of plan check agencies approved by the City of Palo Alto is available at the
Development Center. The City of Palo Alto Building plan check fees are reduced by 35%
when a 3rd party plan check agency is utilized.
51. The Building Permit Plans shall be prepared by a licensed architect. When the plans are
submitted for a building permit, be sure to include the full scope of work including all site
development, disabled access and exiting for the entire site, utility installations,
architectural, structural, electrical, plumbing, mechanical work associated with the
proposed project. The plans shall include the allowable floor area and entire building area
calculations on the project data sheet and where there are multiple occupancies, provide
unity calculations for either separated or non-separated uses.
EIR Mitigation Measures
52. MM CR-2.1: Historic American Buildings Survey (HABS) Level III documentation of
the exterior of Buildings 1 and 2 and their setting shall be prepared by the applicant and
project consultants prior to the relocation of Building 1 and remodeling of Building 2.
Following the HABS guidelines, this documentation shall include :
Sketch plan of the existing site and reproduction of original drawings.
Up to 12 large-format photographs (4 by 5 inches) of exterior view.
A written summary of project site‟s history.
Transmittal of one set of documents to the City‟s Historic Resources Planner and
to a relevant local historical society, library or repository.
The documentation shall be filed by the applicant prior to the start of construction
53. MM CR-2.2: The applicant shall create a display illustrating the history of the Edgewood
Plaza as built by Eichler Homes, prior to approval of final occupancy.
54. MM CR-2.3: Distinctive materials and defining architectural features, finishes, and
construction techniques of Buildings 1 and 2 including windows, frames and eaves will
be retained to the extent possible, as the building elements will require some alterations
due to ADA compliance, public safety, building code compliance, or deteriorated
condition. The existing building components may be constructed out of new building
materials that match the character and form of the existing, if reuse of existing building
components is not feasible. Prior to the relocation and reconstruction of Building 1 and
the rehabilitation of Building 2, a qualified historic preservation architect shall review the
plans for the remodeled buildings and verify that the work on these buildings is in
keeping with the building‟s original design and applicable Secretary of Interior‟s
Standards for Rehabilitation, such as Standards #5, 6, 7, and 9. The final design and
materials to be used in the renovation of these buildings will be reviewed and approved
by the Director and Historic Resources Planner of the City of Palo Alto Planning and
Community Environment Department.
55. Air Quality MM AQ-1.1: The following mitigation measures shall be implemented during
all phases of construction on the project site to prevent visible dust emissions from leaving
the site:
All exposed surfaces (e.g., parking areas, staging areas, soil piles, graded areas, and
unpaved access roads) shall be watered two times per day.
All haul trucks transporting soil, sand, or other loose material off-site shall be covered.
All visible mud or dirt track-out onto adjacent public roads shall be removed using wet
power vacuum street sweepers at least once per day. The use of dry power sweeping is
prohibited.
All vehicle speeds on unpaved roads shall be limited to 15 mph.
All roadways, driveways, and sidewalks to be paved shall be completed as soon as
possible. Building pads shall be laid as soon as possible after grading unless seeding or
soil binders are used.
Idling times shall be minimized either by shutting equipment off when not in use or
reducing the maximum idling time to five minutes (as required by the California
airborne toxics control measure Title 13, Section 2485 of California Code of
Regulations [CCR]). Clear signage shall be provided for construction workers at all
access points.
All construction equipment shall be maintained and properly tuned in accordance with
manufacturer„s specifications. All equipment shall be checked by a certified visible
emissions evaluator.
Post a publicly visible sign with the telephone number and person to contact at the lead
agency regarding dust complaints. This person shall respond and take corrective action
within 48 hours. The Air District‟s phone number shall also be visible to ensure
compliance with applicable regulations.
56. Biological Resources MM BIO-1.1: In compliance with the MBTA and the California Fish
and Game Code, the proposed project shall implement the following measures:
Pre-construction surveys shall be completed by a qualified ornithologist to identify
active nests that may be disturbed during project implementation. All potential nesting
areas (trees, tall shrubs) shall be surveyed no more than 30 days prior to tree removal or
pruning, if the activity will occur within the breeding season (February 1 – August 31).
If more than 30 days pass between the completion of the preconstruction survey and the
initiation of construction activities, the preconstruction survey shall be completed again
and repeated at 30 day intervals until construction activities are initiated.
If an active nest is observed, tree removal and pruning shall be postponed until all the
young have fledged. An exclusion zone shall be established around the nest site, in
consultation with the California Department of Fish and Game (CDFG). Exclusion
zones for active passerine (songbirds) nests shall have a 50-foot radius centered on the
nest tree or shrub.
Active nests shall be monitored weekly until the young fledge. No construction
activities,
parking, staging, material storage, or other disturbance shall be allowed within the
exclusion zones until the young have fledged from the nest.
57. Hazards and Hazardous Materials MM HAZ-1.1: Considering the property will be
redeveloped and that potentially regulated soils may be encountered during site preparation
activities, a Soil Management Plan (SMP) shall be prepared to reduce or eliminate exposure
risk to human health and the environment. The SMP shall be developed to establish
management practices for handling contaminated soil or other materials if encountered
during construction activities. The SMP shall be reviewed and approved by the City of
Palo Alto prior to commencing construction activities.
58. Hazards and Hazardous Materials MM HAZ-1.2: Each contractor working at the site shall
prepare a health and safety plan (HSP) that addresses the safety and health hazards of each
phase of site operations that includes the requirements and procedures for employee
protection.
59. Hazards and Hazardous Materials MM HAZ-1.3: At the time Building 1 is moved, soil and
groundwater samples, and/or soil vapor samples, if appropriate, shall be obtained from
under 2125 Saint Francis Drive (the former Moon Cleaners) to ensure that soil exceeding
the applicable levels for tetrachloroethene (PCE) and its breakdown products is not present
within five feet of the ground surface. PCE-affected soil shall be removed by properly
trained and licensed personnel and contractors, in conformance with procedures in the soil
management plan (MM HAZ-1) prior to paving the area. Contaminated soil will be
handled by trained personnel using appropriate protective equipment and engineering
controls, in accordance with local, state, and federal laws. An excavation base
confirmation sample will be collected and analyzed to document sufficient soils removal.
Documentation of removal of PCE-affected soil shall be provided to the City of Palo Alto
and appropriate oversight agencies prior to installation of pavement in the parking lot area.
60. Hazards and Hazardous Materials MM HAZ-1.4: Excavated soils will be characterized
prior to off-site disposal or reuse on-site. Appropriate soil characterization, storage,
transportation, and disposal procedures shall be followed. Contaminated soils shall be
disposed of at a licensed facility in accordance with all appropriate local, state, and federal
regulations, in accordance with its characteristics.
61. Hazards and Hazardous Materials MM HAZ-1.5: The applicant shall prepare a
contingency plan prior to the beginning of the project construction that will address any
previously unknown sumps, hydraulic hoists, or tanks that may be present in the area of
work.
62. Hazards and Hazardous Materials MM HAZ-2.1: In conformance with local, state, and
federal laws, an asbestos building survey and a lead-based paint survey shall be completed
by a qualified professional to determine the presence of ACMs and/or lead-based paint on
the structures proposed for renovation. The surveys shall be completed prior to work
beginning on these structures.
63. Hazards and Hazardous Materials MM HAZ-2.2: A registered asbestos abatement
contractor shall be retained to remove and dispose of all potentially friable asbestos-
containing materials, in accordance with the National Emissions Standards for Hazardous
Air Pollutants (NESHAP) guidelines, prior to building relocation or renovation that may
disturb the materials. All construction activities shall be undertaken in accordance with
Cal/OSHA standards, contained in Title 8 of the California Code of Regulations (CCR),
Section 1529, to protect workers from exposure to asbestos. Materials containing more
than one percent asbestos are also subject to Bay Area Air Quality Management District
(BAAQMD) regulations.
64. Hazards and Hazardous Materials MM HAZ-2.3: During renovation activities, all building
materials containing lead-based paint shall be removed in accordance with Cal/OSHA Lead
in Construction Standard, Title 8, CCR 1532.1, including employee training, employee air
monitoring and dust control. Any debris or soil containing lead-based paint or coatings
shall be disposed of at landfills that meet acceptance criteria for the waste being disposed.
65. Hydrology and Water Quality MM HYDRO-1.1: Construction of the proposed project on
site will comply with the City of Palo Alto Flood Hazard Ordinance, including elevation of
habitable spaces above anticipated flood levels, as listed in the Municipal Code, Section
16.52, Flood Hazard Regulations. All project plans must show the base flood elevations on
all applicable elevations, sections, and details, and must comply with all other requirements
as listed in the ordinance.
66. Hydrology and Water Quality MM HYDRO-1.2: Construction of the proposed project on
site will comply with the requirements of the Federal Emergency Management Agency for
flood hazard areas.
67. Hydrology and Water Quality MM HYDRO-2.1: Erosion and Sedimentation Control: The
following erosion and sediment control measures, based upon Best Management Practices
recommended by the Regional Water Quality Control Board, shall be included in the
project to reduce potential construction-related water quality impacts. Many of these
measures are the same as or similar to measures required to reduce air quality impacts.
Erosion and sedimentation control plans shall be submitted for review and approval by the
Public Works Department prior to issuance of grading or building permits.
Stormwater inlet protection will be installed around storm drain inlets to keep sediment
and other debris out of the stormwater drainage system.
All exposed or disturbed soil surfaces will be watered at least twice daily to control dust
as necessary.
Earthmoving or other dust-producing activities will be suspended during periods of
high winds (instantaneous gusts exceed 25 miles per hour).
Stockpiles of soil or other materials that can be blown by the wind will be watered or
covered.
All trucks hauling soil, sand, and other loose materials will be covered and all trucks
will be required to maintain at least two feet of freeboard.
All paved access roads, parking areas, and staging areas adjacent to the construction
sites will be swept daily with water sweepers.
Vegetation in disturbed areas will be replanted as quickly as possible.
68. Hydrology and Water Quality MM HYDRO-2.2: Post-Construction Mitigation: The
following mitigation measures, and City of Palo Alto requirements, are included in the
proposed project to ensure compliance with NPDES permit requirements to reduce
postconstruction water quality impacts:
All onsite trash enclosures shall have roofs.
Storm runoff from the site shall be treated prior to discharge to the City of Palo Alto
stormwater system. (Treatment may or may not include the use of mechanical
devices.)
An annual post-construction maintenance agreement shall be prepared and submitted
to the Public Works Department prior to issuance of grading or building permits.
The commercial development shall implement regular maintenance activities (i.e.,
litter control and maintaining on-site drainage facilities) to prevent soil and litter from
accumulating on the project site and contaminating surface runoff.
Landscape maintenance shall employ minimal pesticide use, including landscape
maintenance techniques listed in the Fact Sheet on Landscape Maintenance
Techniques for Pest Reduction prepared by the Santa Clara Valley Urban Runoff
Pollution Prevention Program.
69. MM NOISE-1.1: Sound-rated windows, doors, and exterior wall assemblies will be used in
residential building construction to reduce interior noise from outdoor sources to the 45 dB
DNL and Lmax 50/55 dB criteria. Specific details and sound insulation ratings shall be
determined during the design phase, when the final site, grading and floor plans, and
exterior elevations have been determined. An acoustical consultant shall review drawings
during the design phase and finalize appropriate noise control treatments, which will be
submitted to the City of Palo Alto Building Division along with the building plans, and
approved prior to issuance of building permits.
70. Noise MM NOI-1.2: Dual pane windows and doors with equal glass thicknesses can have
resonances that result in audible tones indoors. Acoustical test reports of all sound rated
windows and doors shall be reviewed by an acoustical consultant, and compared with
traffic noise spectrums, prior to approval.
71. Noise MM NOI-1.3: Since windows will have to be closed to maintain the interior noise
goals, “ventilation or air conditioning system to provide a habitable interior environment,”
even with windows closed, shall be included in the project (i.e., windows shall not be relied
upon for ventilation).
72. Noise MM NOI-1.4: Overall outdoor noise in yards is expected to be between DNL 60 and
65 dBA, based on a combination of local and distant transportation sources. Since the
proposed residences would include private fenced yards, six foot tall noise barriers shall be
incorporated where plans currently show walls or fences separating private yards from the
adjacent roadways. Barriers should be solid from bottom to top with no cracks or gaps, and
a minimum surface density of three pounds per square foot.
73. Noise MM NOI-1.5: Residential mechanical equipment shall be selected and located to
meet the property line limits in the City‟s Noise Ordinance. If determined to be necessary
during the design phase and the acoustical review described in MM NOISE-1.1, additional
measures may consist of equipment barriers and/or enclosures.
74. Noise MM NOI-2.1: Measures shall be included in the renovation of the commercial
buildings to reduce noise impacts at nearby residences, in conformance with the Palo Alto
Noise Ordinance. These measures would be finalized during the design phase and
acoustical analysis (as described in Mitigation Measure MM NOISE-1.1), submitted to the
City of Palo Alto Building Division along with the building plans, and approved prior to
issuance of building permits. These measures could include:
Solid noise barriers along the north and east sides (the eastern wall extending south
alongside delivery trucks) of the loading dock, combined with a shed roof. These
barriers would reduce the estimated noise levels from unloading activities to the
allowable limits in the Palo Alto Noise Ordinance.
The roof and walls shall be lined with a sound absorbing material (for example,
perforated metal panels, such as Kinetics KNP, or a spray on material, such as Pyrok
Acoustement 40, applied to a thickness of 1- 1/2”).
75. MM NOISE-2.2: Trucks entering and leaving the site must pass close to a residential
property line. As they do, they are likely to exceed the noise ordinance limits. Although it
may not be feasible to completely eliminate this noise, the following measures would
reduce this impact:
Limit deliveries to daytime hours (7:00 a.m. to 10:00 p.m.)
Communicate to vendors that their drivers will be operating close to residences, so they
limit noise (e.g., avoid excess idling, high engine speeds, un-necessary backing, etc.)
Provide a full disclosure statement to the owners of residential Lots #9 and #10 to make
them aware that trucks entering and leaving the site may generate noise levels in excess
of the Noise Ordinance limits. This disclosure would be incorporated by the project
applicant into the deeds for these residential properties.
76. MM NOISE-3.1: Mechanical equipment shall be selected, designed, and located so as to
minimize impacts on adjacent and nearby residential uses. This can be accomplished by
locating noise generating equipment away from residential uses or by providing acoustical
shielding. Preliminary estimates suggest that solid rooftop screens or noise barriers will be
needed. An acoustical specialist will review the mechanical equipment plans prior to
construction to confirm that the City‟s Noise Ordinance would be met at the residential
property line. These plans will be submitted to the City of Palo Alto Building Division, and
approved prior to issuance of building permits.
77. Transportation MM TRANS-1.1: Because of signal spacing considerations, a traffic signal
is not recommended at this intersection. To mitigate this impact, the proposed project will
restripe Embarcadero Road to create a left turn receiving lane. As part of the project left
turn lane improvements at the Embarcadero Road/Saint Francis Drive intersection, a left
turn receiving area will be built at Wildwood Lane. This will facilitate outbound left turns
and reduce left turn delay, which would reduce the project impact to a less than significant
level.
78. Avoidance Measures
a. Biological Resources CONDITION BIO-2.1: A Tree Preservation Report (TPR) will be
prepared for trees to be preserved and protected, consistent with Policy N-7 of the Palo
Alto Comprehensive Plan. An updated tree survey and tree preservation report (TPR)
prepared by a certified arborist shall be submitted for review and acceptance by the City
Urban Forester. The TPR incorporate the following measures, safeguards and
information:
The TPR shall be based on latest plans and amended as needed to address activity
or improvements within the dripline area, including but not limited to incidental
work (utilities trenching, street work, lighting, irrigation, patio material, leveling,
etc.) that may affect the health of the trees. The project shall be modified to
address TPR concerns and recommendations identified to minimize below ground
or above ground impacts.
The TPR shall be consistent with the criteria set forth in the tree preservation
ordinance, PAMC 8.10.030 and the City‟s Tree Technical Manual, Section 3.00,
4.00 and 6.30 http://www.cityofpaloalto.org/environment/urban_canopy.asp.
To avoid improvements that may be detrimental to the health of the trees the TPR
shall review the applicant's landscape plan to ensure that patio flat work,
irrigation, planting or potted plants is consistent with the Tree Technical Manual.
The approved TPR shall be implemented in full, including mandatory inspections
and monthly reporting to City Urban Forester.
b. Biological Resources CONDITION BIO-2.2: Provide optimum public tree replacement
for loss of one or more public street trees. Publicly owned trees are growing in the right-
of-way along Saint Francis Drive, Channing Avenue, and West Bayshore Road. Provide
mitigation in the event of a public tree removal. The new frontage should be provided
maximum streetscape design and materials to include the following elements:
Consistency with the Public Works Department Tree Management Program.
Provide adequate room for tree canopy growth and root growing volume
resources.
Create conflict-free planting sites by locating tree sites and underground utility
services at least 10-feet apart (electric, gas, sewer, water, fiber optic, telecom,
etc.).
Utilize city-approved best management practices for sustainability products, such
as permeable ADA sidewalk, Silva Cell planters, engineered soil mix base,
generous planter soil volume (800 to 1,200 cubic feet) to sustain a medium to
large tree.
c. Noise CONDITION NOI-4.1: The following mitigation measures are included in the
project to further reduce construction noise impacts on neighboring properties:
Equip all internal combustion engine-driven equipment with mufflers, which are
in good condition and appropriate for the equipment;
Prohibit all unnecessary idling of internal combustion engines;
Route construction related traffic to and from the site via designated truck routes
and avoid residential streets where possible;
Utilize “quiet” models of air compressors and other stationary noise sources
where technology exists;
Locate all stationary noise-generating equipment, such as air compressors and
portable power generators, as far away as possible from adjacent land uses;
Shield adjacent sensitive uses from stationary equipment with individual noise
barriers or partial acoustical enclosures;
Temporary noise barriers (e.g., solid plywood fences (minimum 8 feet in height)
and/or acoustical blankets could be erected, if necessary, along affected property
boundaries facing the construction site. This mitigation would only be necessary if
conflicts occurred which were irresolvable by proper scheduling. Noise control
blanket barriers can be rented and quickly erected;
Locate staging areas and construction material storage areas as far away as
possible from adjacent sensitive land uses;
Designate a “disturbance coordinator” who would be responsible for responding
to any local complaints about construction noise. The disturbance coordinator will
determine the cause of the noise complaint (e.g., starting too early, bad muffler,
etc.) and will require that reasonable measures warranted to correct the problem
be implemented. Conspicuously post a telephone number for the disturbance
coordinator at the construction site and include it in the notice sent to neighbors
regarding the construction schedule;
Hold a preconstruction meeting with the job inspectors and the general
contractor/on-site project manager to confirm that noise mitigation and practices
(including construction hours, construction schedule, and noise coordinator) are
completed.
Utilities Water Gas Wastewater
79. 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.
80. 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.
81. The applicant shall submit a completed separate water-gas-wastewater service connection
application - load sheets for each commercial tenant space or residential unit for City of
Palo Alto Utilities. The applicant must provide all the information requested for utility
service demands (water in fixture units/g.p.m., gas in b.t.u.p.h, and sewer in fixture
units/g.p.d.).
82. 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. All
water meters shall be in the public right-of-way (sidewalk or planting strip). All WGW
utility services shall be from Saint Francis Drive or Channing Avenue.
83. Utility vaults, transformers, utility cabinets, concrete bases, or other structures can not be
placed over existing or new water, gas or wastewater mains/services. Maintain 1‟
horizontal clear separation from the vault/cabinet/concrete base to existing utilities as
found in the field. If there is a conflict with existing utilities, Cabinets/vaults/bases shall
be relocated from the plan location as needed to meet field conditions.
84. The applicant must show on the site plan the existence of any auxiliary water supply, (i.e.
water well, gray water, recycled water, rain catchment, water storage tank, etc).
85. 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.
86. Sewer drainage piping serving fixtures located less than one foot above 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.
87. Flushing of the fire system to sanitary sewer shall not exceed 30 GPM. Higher flushing
rates shall be diverted to a detention tank to achieve the 30 GPM flow to sewer.
88. Sewage ejector pumps shall meet the following conditions:
The pump(s) be limited to a total 100 GPM capacity or less.
The sewage line changes to a 4” gravity flow line at least 20‟ from the City clean out.
The tank and float is set up such that the pump run time not exceed 20 seconds each
cycle.
Prior to Issuance of Building Permit
89. 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.
90. For contractor installed water and wastewater mains or services, the applicant shall
submit to the WGW engineering section of the Utilities Department four copies of the
installation of water and wastewater utilities off-site improvement plans in accordance
with the utilities department design criteria. All utility work within the public right-of-
way shall be clearly shown on the plans that are prepared, signed and stamped by a
registered civil engineer. The contractor shall also submit a complete schedule of work,
method of construction and the manufacture's literature on the materials to be used for
approval by the utilities engineering section. The applicant's contractor will not be
allowed to begin work until the improvement plan and other submittals have been
approved by the water, gas and wastewater engineering section. After the work is
complete but prior to sign off, the applicant shall provide record drawings (as-builts) of
the contractor installed water and wastewater mains and services per City of Palo Alto
Utilities record drawing procedures.
91. Existing wastewater laterals that are not plastic (ABS, PVC, or PE) shall be replaced at
the applicant‟s expense.
92. The applicant shall pay the capacity fees and connection fees associated with the
installation of the new utility service/s to be installed by the City of Palo Alto Utilities.
The approved relocation of services, meters, hydrants, or other facilities will be
performed at the cost of the person/entity requesting the relocation.
93. Each unit or place of business shall have its own water and gas meter shown on the plans.
94. Each parcel shall have its own water service, gas service and sewer lateral connection
shown on the plans.
95. 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 an no other water service will be billed on the
account. The irrigation and landscape plans submitted with the application for a grading
or building permit shall conform to the City of Palo Alto water efficiency standards.
96. An approved reduce pressure principle assembly (RPPA backflow preventer device) is
required 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, within 5‟ of the property line. 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. The applicant shall provide the City with
current test certificates for all backflows.
97. An approved reduced pressure detector assembly is required for the existing or new water
connection for the fire system to comply with requirements of California administrative
code, title 17, sections 7583 through 7605 inclusive. reduced pressure detector
assemblies shall be installed on the owner's property adjacent to the property line, within
5‟ of the property line. Show the location of the reduced pressure detector assembly
on the plans. Inspection by the utilities cross connection inspector is required for the
supply pipe between the City connection and the assembly.
98. A new gas service line installation is required. Show the new gas meter location(s) on the
plans. The gas meter location must conform with utilities standard details. The gas
meters shall be located above ground on private property against the building as close to
Saint Francis or Channing as possible.
99. The applicant shall secure a public utilities easement for facilities installed in private
property. The applicant's engineer shall obtain, prepare, record with the county of Santa
Clara, and provide the utilities engineering section with copies of the public utilities
easement across the adjacent parcels as is necessary to serve the development.
100. All existing water and wastewater services that will not be reused shall be abandoned at
the main per WGW utilties procedures before any new utility services are installed.
101. All utility installations shall be in accordance with the City of Palo Alto utility standards
for water, gas & wastewater.
102. For contractor installed water and wastewater mains or services, the applicant shall
prepare and submit to the WGW engineering section of the Utilities Department as-built
drawings of the installation of water and wastewater utilities to be owned and maintained
by the City in accordance with:
Two sets of as-built drawings (hard copies).
As-built drawings in 2008 or 2010 AutoCAD format.
As-built drawings in .tiff format.
Survey points in .csv format for all new utility features.
Note: All survey data shall be collected by a California Licensed Land Surveyor. The
surveyor is responsible to setup all control points needed to perform the survey work.
The accuracy for all survey data shall be +/- 1cm.
103. Survey data to be collected (what's applicable):
Collect horizontal and vertical data for:
Sanitary sewer manholes (rim and invert elevations and depth)
Storm drain manholes and catch basins (rim and invert elevations and depth)
Water valves (cover and stem elevations)
104. Collect horizontal data only for:
Service or lateral connection points at the main
Fire hydrants
Water meters
Sanitary sewer cleanout boxes
105. Use CPAU WGW Engineering‟s "feature codes" for naming convention available from
CPAU WGW Engineering 1007 Elwell Ct, Palo Alto, CA 94303 (650) 566-4501. All
drawings and survey data shall be on the California State Plane Coordinate System - Zone
3 in units of feet. The horizontal datum shall be the North American Datum of 1983
(NAD83) and the vertical datum shall be based on Bestor 93.
Fire Department
106. Applicant shall follow all mitigation measures outlined in the EIR.
107. Fire Department recommends a contingency plan be put in place to deal with any
previously undiscovered soil contamination, sumps, hydraulic hoists or tanks that may be
present in the area of work. The plan shall be submitted to the Fire Department prior to
the issuance of a building permit.
Public Works Engineering
108. Flood Zone: The proposed improvements are located within Special Flood Hazard Areas
AH 11.9 & AH 12.2. Please make sure the submitted plans accurately reflect the flood
zone designation. Accordingly, the proposed construction must meet all of the City‟s and
Federal Emergency Management Agency‟s (FEMA) requirements for construction within
a flood zone, such as: the finished bottom floor must be at or above the base flood
elevation (BFE); the crawl space (if used) must have flood vents; and all construction
materials and equipment below the BFE must be water-resistant. Garage slabs can be
below the BFE, but the garage will then need flood vents. See Palo Alto Municipal Code
Section 16.52, Flood Hazard Regulations, and our website for more information. The
plans must show the BFE on all applicable elevations, sections and details; must include a
calculation of the required amount of flood vents; must include the flood vents on the
elevations and foundation plan; must note all materials below the BFE as water-resistant;
and must include the Elevation Certification Submittal Requirements for Construction in
the Special Flood Hazard Area form, which is available from Public Works at the
Development Center or on our website. Please note that FEMA recently (May 2009)
changed the vertical datum of the flood zones. You must use the new vertical datum
(NAVD88) on plans submitted for a building permit.
109. Substantial Improvement: The existing structures are located within a Special Flood
Hazard Area. If the construction cost of the improvements (remodeling and/or addition)
is greater than 50% of the depreciated existing value of the structure, then the
improvements will be classified as a “substantial improvement” and the existing structure
and all new construction will be required to meet the City‟s Flood Hazard Regulations.
In particular, the finished first floor must be at or above the base flood elevation (BFE).
If the project is a “substantial improvement”, then upon submittal for a building permit,
the applicant must provide a copy of the FEMA Elevation Certificate showing that the
existing finished first floor is at or above the BFE or, if the floor is below the BFE, the
plans must show the floor being raised. The plans must include:
The Elevation Certification Submittal Requirements for Construction in the Special
Flood Hazard Area form
The BFE on sections, elevations and details
Flood vents, if there is a crawl space
A table calculating the flood vents required and provided
If the crawl space is subgrade, meaning that the bottom of the crawl space is below
the adjacent exterior grade on all four sides of the house, then it must be filled in until
it is either no longer subgrade or until it is 18” from the floor framing (to meet the
minimum CBC requirement)
If the crawl space is still subgrade after filling, then include a sump, pump and outlet
pipe to pump flood waters out
The garage slab can be below the BFE, but the garage will then need to be flood
vented separately from the house
Notes that all materials and equipment below the BFE are water-resistant
110. Public Works will prepare a flood zone screening form, including a “substantial
improvement” screening form, at the Development Center when plans are submitted for a
building permit. In order to determine if your project is a “substantial improvement”
prior to submitting for a building permit, you can have a preliminary screening performed
by Public Works‟ staff at the Development Center.
111. Conceptual Grading, Drainage, C.3 and SWPPP Plan: To verify the project adequately
addresses grading, drainage and surface water infiltration, the applicant is required to
submit a conceptual site grading and drainage plan to Public Works Engineering (PWE)
prior to the final ARB submittal. The plan must demonstrate that site runoff is conveyed
to the nearest adequate municipal storm drain system and that drainage is not increased
onto, nor blocked from, neighboring properties. The plan must also include a conceptual
storm water pollution prevention plan (SWPPP), including the permanent best
management practices (BMP‟s) to protect storm water quality and control runoff per the
C.3 provisions of the Grading Ordinance (see C.3 below). Resources and handouts are
available from PWE, including “Planning Your Land Development Project”. The
elements of the PWE-approved conceptual grading and drainage plan shall be
incorporated into the building permit plans.
112. Subdivision Maps: A Tentative Map and a Final Map are required for the proposed
development. The applicant shall submit an application for a major subdivision with the
Planning Division. Public Works‟ Major Subdivision - Tentative Map checklist must
accompany the Tentative Map and the Major Subdivision – Final Map checklist must
accompany the Final Map. All existing and proposed dedications and easements must be
shown on the maps. A digital copy of the Final Map, in AutoCAD format, shall be
submitted to Public Works Engineering and shall conform to North American Datum
1983 State Plane Zone 3 for horizontal survey controls and NAVD 1988 for vertical
survey controls.
113. Improvement Plans: The applicant shall arrange a meeting with the Public Works
Engineering, Water/Gas/Wastewater and Electric Utilities Engineering, Planning, and
Transportation Divisions and the Fire Department to determine what on-site and off-site
public improvements will be required. The off-site improvements required by Public
Works Engineering will include at minimum: replacement of the sidewalk, curb & gutter
along the frontages of the site; the installation of curb ramps and street trees; and the
resurfacing of the street (2” grind & overlay) along the project frontages. Improvement
plans must be completed, approved and signed prior to the Final Map going to City
Council for approval.
114. Subdivision Improvement Agreement: A subdivision improvement agreement is required
to secure compliance with the conditions of approval and security of the onsite and offsite
public improvements. The agreement must be finalized and signed prior to the Final Map
going to City Council for approval.
115. Bonds: The developer shall post bonds to guarantee the completion of the onsite and
offsite public improvements. The applicant must submit a construction cost estimate for
the onsite and offsite public improvements. The amount of the bond shall be determined
by the Planning, Utilities and Public Works Departments after reviewing the plans and
the estimate. The bonds must be submitted prior to the Final Map going to City Council
for approval.
116. Developer‟s Project Manager: The subdivision includes significant complexity involving
coordination of infrastructure design and construction. Developer shall appoint a Project
Manager to coordinate with Planning, Public Works and Utility Department staff. Public
Works will have regular communication with the Project Manager in order to facilitate
timely review and approval of design and construction.
Prior to Final ARB Submittal
117. Flood Zone: The applicant shall arrange a meeting with the Public Works Engineering
Division to verify compliance with the FEMA flood zone construction requirements
regarding all new construction as well as remodeling of existing retail buildings.
Grading & Building Submittal
118. Grading & Excavation Permit: A Grading and Excavation Permit is required for the
project. A grading permit only authorizes grading and storm drain improvements,
therefore, the following note shall be included on each grading permit plan sheet: “This
grading permit will only authorize general grading and installation of the storm drain
system. Other building and utility improvements are shown for reference information
only and are subject to a separate building permit approval.” No utility infrastructure
should be shown inside the building footprints.
119. Storm Drains: The existing municipal storm drainage system in the area may be unable to
convey the peak runoff from the project site. The applicant may 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-project and post-project conditions. The calculations must be signed and stamped by
a registered civil engineer.
120. C3: This project shall comply with the storm water regulations contained in provision C.3
of the NPDES municipal storm water discharge permit issued by the San Francisco Bay
Regional Water Quality Control Board (and incorporated into Palo Alto Municipal Code
Chapter 16.11). These regulations apply to land development projects that create or
replace 10,000 square feet or more of impervious surface. In order to address the
potential permanent impacts of the project on storm water quality, the applicant shall
incorporate into the project a set of permanent site design measures, source controls, and
treatment controls that serve to protect storm water quality, subject to the approval of the
Public Works Department. The applicant shall identify, size, design and incorporate
permanent storm water pollution prevention measures (preferably landscape-based
treatment controls such as bioswales, filter strips, and permeable pavement rather than
mechanical devices that require long-term maintenance) to treat the runoff from a “water
quality storm” specified in PAMC Chapter 16.11 prior to discharge to the municipal
storm drain system. In addition, the applicant shall designate a party to maintain the
control measures for the life of the improvements and must enter into a maintenance
agreement with the City. The City will inspect the treatment measures yearly and charge
an inspection fee.
121. UPDATE: New regulations regarding third-party certifications of storm water treatment
designs and installations went into effect 2/10/11. Prior to the issuance of the building
permit, the project applicant shall submit a certification by a qualified third-party
reviewer that the design of the project complies with the requirements of PAMC Chapter
16.11. Prior to issuance of an occupancy permit, the project applicant shall submit a
certification by a qualified third-party reviewer that the project‟s permanent storm water
pollution prevention measures were constructed or installed in accordance with the
approved plans. A list of qualified third-party reviewers is available at:
http://www.scvurppp-w2k.com/consultants.htm
122. Revision: Additional, new storm water treatment requirements will go into effect on
December 1, 2011. These new requirements will not apply if a development application
(ARB) receives final discretionary approval before December 1, 2011.
123. Survey Datum: Plans shall be prepared using North American Datum 1983 State Plane
Zone 3 for horizontal survey controls and NAVD 1988 for vertical survey controls
throughout the design process.
124. Final Drainage Plan: The plans shall include a final drainage plan prepared by a licensed
professional. This plan shall show proposed 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.
125. SWPPP: This proposed development will disturb more than one acre of land.
Accordingly, 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.
126. Impervious Surface Area: The proposed development will result in a change in the
impervious area of the property. The applicant shall provide calculations of the existing
and proposed impervious surface areas with the building permit application. For non-
residential properties, 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 and on the division‟s website:
http://www.cityofpaloalto.org/public-works/eng-documents.html
127. Work in the Right-of-Way: The off-site public improvement plans must note that any
work that is to be conducted in the public right-of-way 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.
128. Street Trees: Show all street trees in the public right-of-way or state that there are none.
Include street tree protection details in the plans. Any removal, relocation or planting of
street trees; or excavation, trenching or pavement installation within 10 feet of a street
tree, must be approved by Public Works' arborist. This approval shall appear on the
plans.
Prior to Demolition & Construction
129. Temporary Encroachment Permit: The contractor may be required to obtain a temporary
encroachment permit from Public Works at the Development Center in order to occupy
the right-of-way and/or to provide traffic control to perform the demolition.
130. Street Work Permit: A Permit for Construction in the Public Street (“street work
permit”) must be obtained by the general contractor or all subcontractors performing
work in the public right-of-way. All construction within the right-of-way, easements or
other property under City jurisdiction shall conform to the standard specifications and
details of the Public Works and Utility Departments.
131. Logistics Plan: A construction logistics plan shall be provided addressing all impacts to
the public and including, at a minimum: work hours, noticing of affected businesses,
construction signage, dust control, noise control, storm water pollution prevention, job
trailer, contractors‟ parking, truck routes, staging, concrete pours, crane lifts, scaffolding,
materials storage, pedestrian safety, and traffic control. All truck routes shall conform to
the City of Palo Alto‟s Trucks and Truck Route Ordinance, Chapter 10.48, and the route
map, which outlines truck routes available throughout the City of Palo Alto. A handout
describing these and other requirements for a construction logistics plan is available from
Public Works Engineering. Typically, the construction logistics plan is required for and
attached to an encroachment permit or a street work permit.
132. Storm Drain Logo: The applicant is required to paint “No Dumping/Flows to Matadero
Creek” in blue on a white background adjacent to all onsite storm drain inlets. Stencils of
the logo are available from the Public Works Environmental Compliance Division, which
may be contacted at (650) 329-2598. Include the instruction to paint the logos on the
construction grading and drainage plan. The applicant is required to install thermoplastic
logos adjacent to all off-site storm drain inlets that are located in the public right-of-way
and affected by the project. The thermoplastic logos may be obtained from the Public
Works Inspector.
133. Record Drawings: At the conclusion of the project applicant shall provide digital as-
built/record drawings of all improvements constructed in the public right-of-way or
easements in which the City owns an interest. The digital files shall conform to North
American Datum 1983 State Plane Zone 3 for horizontal survey controls and NAVD
1988 for vertical survey controls. In addition, a digital copy of any project parcel map,
subdivision map, or certificate-of-compliance shall also be provided. All files should be
delivered in AutoCad format.
134. Building Permit Sign-Off: The Public Works Inspector shall sign-off the building permit.
Activities that must be completed prior to this sign-off include: 1) all off-site
improvements, 2) all on-site grading and storm drain improvements, 3) all post-
construction storm water pollution control measures, 4) entering into and recording a
maintenance agreement for the C.3 measures, and 5) submittal of as-built record drawings
for improvements in the public right-of-way.
Utilities Electrical Engineering
General
135. This project requires the installation of padmount transformers for both the new
residential development and the rehabilitation of the existing retail buildings. The present
transformer serving the site shall be removed by CPAU. Proposed locations for the
transformers shall be incorporated on the site plan and submitted to the Utilities
Department for approval.
136. The existing main breaker serving the facility, located in CPAU manhole 1637, shall be
removed. The new switchgear location shall be incorporated on the site plan and
submitted to the Utilities Department for approval.
137. Easements for the pad mounted transformers and clearances in the front and around the
transformer shall be as per City‟s requirements.
138. All the existing equipments/vaults and utility lines (on-site) shall be removed or relocated
at applicant‟s expense prior to construction.
139. The applicant shall comply with all the Electric Utility Engineering Department service
requirements noted during plan review.
140. 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.
The Following Shall Be Submitted for Electrical Permit Submittals
141. A completed Electric Load Sheet and a full set of plans must be included with all
applications involving electrical work. The load sheet must be included with the
preliminary submittal.
142. 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.
143. Only one electric service lateral is permitted per parcel. Utilities Rule & Regulation #18.
144. The developer/owner shall provide space for installing padmount equipment (i.e.
transformers, switches, and interrupters) and associated substructure as required by the
City.
145. 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.
146. A public utility easement shall be required for the padmount transformers.
147. Location of the electric panel/switchboard shall be shown on the site plan and approved
by the Architectural Review Board and Utilities Department.
148. 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.
149. For services larger than 1600 amps, the customer will be required to provide a transition
cabinet as the interconnection point between the utility‟s padmount transformer and the
customer‟s main switchgear. The cabinet design drawings must be submitted to the
Electric Utility Engineering Department for review and approval.
150. For underground services, no more than four (4) 750 MCM conductors per phase can be
connected to the transformer secondary terminals; otherwise, bus duct 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.
151. 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.
152. 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.
153. Applicant shall submit well-pump specifications. Specifications to include pump type,
HP, voltage, starting current, efficiency, single-phase or three-phase. Also include
reduced starting method.
154. 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.
During Construction
155. 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 check by USA shall be delineated with white paint. All USA
markings shall be removed by the customer or contractor when construction is complete.
156. 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 National 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.
157. 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 500 feet in length require additional pull boxes.
158. All new underground conduits and substructures shall be installed per City standards and
shall be inspected by the Electrical Underground Inspector before backfilling.
159. 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 and the City Standards.
160. 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.
161. 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
162. Catalog cut sheets may not be substituted for factory drawing submittal.
163. All new underground electric services shall be inspected and approved by both the
Building Inspection Division and the Electrical Underground Inspector before energizing.
Public Works Department
Water Quality Control Plant/Environmental Compliance Division
164. PAMC 16.09.032(B)(17) Covered Parking: Drain plumbing for parking garage floor
drains must be connected to an oil/water separator with a minimum capacity of 100
gallons, and to the sanitary sewer system.
165. PAMC 16.09.106(e) Dumpsters for New and Remodeled Facilities: New dumpster areas
shall be covered. The area shall be designed to prevent water run-on to the area and run-
off from the area.
166. PAMC 16.09.032 Loading Docks with Chemicals: Connections to the storm drain shall
not be permitted for loading docks where chemicals, hazardous materials, grease, oil, or
waste products are handled.
167. Loading dock drains may be connected to the sewer only if the area in which the drain is
located is covered or protected from rainwater run-on by berms and/or grading, and
appropriate wastewater treatment approved by the superintendent is provided. Any
loading dock area with a sanitary sewer drain shall be equipped with a fail-safe valve,
which shall be kept closed during periods of operation.
168. PAMC 16.09.106(d)(4) Loading Docks without Chemicals: Loading dock drains to the
storm drain system may be allowed if a valve or equivalent device is provided, which
remains closed except when it is raining.
169. Undesignated Retail Space: PAMC 16.09 - Newly constructed or improved buildings
with all or a portion of the space with undesignated tenants or future use will need to
meet all requirements that would have been applicable during design and construction.
170. If such undesignated retail space becomes a food service facility the following
requirements must be met: PAMC Section 16.09.103(a) Grease Interceptors for Food
Service Facilities
171. A grease interceptor shall be installed with a minimum capacity of 750 gallons. The
grease interceptor must be sized in accordance with Appendix H of the Uniform
Plumbing Code. The sizing calculation must be submitted with the plans.
172. PAMC 16.09.032b(16) Covered Dumpsters for Food Service Facilities: After January 1,
1996, new buildings constructed to house food service facilities shall include a covered
area for a dumpster. The area shall be designed to prevent water run-on to the area and
runoff from the area. Drains that are installed beneath dumpsters serving food service
facilities shall be connected to a grease removal device.
173. PAMC 16.09.103(e) Prohibition Against Garbage Disposals: The installation of a
garbage grinder at any food service facility is prohibited after January 1, 2003. The
kitchen cannot utilize a garbage grinder for food waste disposal to the sanitary sewer.
174. PAMC 16.09.032b(16) Large Item Cleaning Sink for Food Service Facilities: Food
service facilities shall have a sink or other area for cleaning floor mats, containers, and
equipment, which is connected to a grease interceptor and the sanitary sewer.
175. At the former Moon Cleaners location, the current appropriate level that will be used to
define the extent of soil removal and as the comparison criteria for the confirmation sample
for PCE is the Environmental Screening Level (ESL) of 0.70 mg/kg for
commercial/industrial land use listed by the California Regional Water Quality Control
Board (RWQCB) in Screening for Environmental Concerns at Sites with Contaminated Soil
and Groundwater, Table A, Interim Final November 2007, revised May 2008). This ESL for
sites where Groundwater is Current or Potential Source of Drinking Water would be
conservatively applied. Characterization and removal of any contaminated soil will be
undertaken in coordination with appropriate oversight agencies and that coordination will be
demonstrated to the satisfaction of the Department of Planning and Community Environment
and the Palo Alto Fire Department.
176. The final underground utility plan will be reviewed by a qualified California professional
geologist or professional civil engineer, the Palo Alto Fire Department, Utilities Department,
and Department of Public Works to determine whether the extension of underground utilities
(in a joint trench or separate water lines, sewer lines, storm drains, electrical conduit, etc.)
could provide a conduit for PCE soil gas intrusion from the former Moon Cleaners location.
In the event utility lines extend through areas near the former Moon Cleaners site and a
possibility of soil vapor intrusion remains, appropriate engineering controls will be
implemented to reduce possible soil vapor migration through trench backfill and utility
conduits. These engineering controls may include placement of low-permeability backfill
“plugs” at intervals in the on-site utility trenches or other measures. Measures to be
employed will be approved by the Palo Alto Fire Department, the Utilities Department and
the Department of Public Works prior to issuance of building permits.