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HomeMy WebLinkAbout2003-09-08 City Council (2)City of Palo Alto City Manager’s Report TO: FROM: HONORABLE CITY COUNCIL ~0 CITY MANAGER DEPARTMENT: COMMUNITY SERVICES DATE: SUB3ECT: SEPTEMBER 8, 2003 CMR: 418:03 PARKS AND RECREATION COMMISSION RECOMMENDATION REGARDING PALO ALTO UNIFIED SCHOOL DISTRICT (PAUSD) REQUEST FOR SITING ADDITIONAL BASKETBALL COURTS/TENNIS COURTS AT TERMAN PARK RECOMMENDATION Staff and the City of Palo Alto’s Parks and Recreation Commission recommend that the City Council approve in concept the preferred plan (Attachment A), without additional tennis courts, for permanent basketball courts at Terman Park and direct staff to proceed with an amendment to the Terman Specific Plan. BACKGROUND At its August 4, 2003 meeting, Council approved the Palo Alto Unified School District (PAUSD) interim use of tennis courts for basketball courts at Terman Park in conjunction with the opening of Terman School. Council referred to the Parks and Recreation Commission (PARC) for recommendation the issue of long-term solutions/options for basketball!tennis facilities at Terman Park (CMR 384:03). Council requested that the PARC return in September 2003 with pro and cons, a preferred alternative and costs. BOARD/COMMISSION REVIEW AND RECOMMENDATIONS At its August 26, 2003 meeting, PARC discussed the issue of long-term solutions for basketball/tennis facilities at Terman Park. Commissioners heard testimony from Community Services Director Paul Thiltgen regarding background and history of Terman Park and the relationship of the Terman Specific Plan to the proposed park changes. Augie Lavagnino (PAUSD) spoke about the District’s priorities for adequate facilities, supervision of students and after school programs. Lavagnino then presented a new PAUSD option for dual use basketball!tennis courts that would have no impact on the trees by the Glenbrook entry and less impact on park space. A number of Palo Alto residents, PAUSD staff and school board members, Terman students, and members of the community spoke in favor of the need for additional CMR: 418:03 Page 1 of 3 basketball courts in support of the latest PAUSD dual use proposal, and of the need to preserve the open space area adjacent to the Glenbrook entry. A community member also offered testimony regarding a land swap with Stanford for property located behind Gunn High School. The PARC discussed the various alternatives. The desire not to use the open space area for additional tennis courts was common among all Commissioners. The Commission determined that the new PAUSD proposal for dual use courts was very similar to Attachment C, but would result in relocation of the baseball diamond. The PARC passed a motion, 5 to 1, (Gioumousis "no") recommending the City Council accept Attachment A, the preferred alternative, minus the addition of two new tennis courts. NEXT STEPS/TIMELINE Implementation of this recommendation motion will require a change to the Terman Specific Plan. Staff and PAUSD will continue to work on bringing the conceptual plan to reality. The suggested timeline is as follows: Staff!PAUSD preparation of environmental review of proposal. (including impacts from drainage, noise, etc.)September Planning and Transportation Commission hearing of proposed amendment to Terman Specific Plan.October City Council consideration, including: a. Park Improvement Ordinance b. Costs and Budget Amendment Ordinance c. Amendment to the Terman Specific Plan d. Construction Agreement e. Cost sharing agreement November ATTACHMENTS Attachment A: Attachment B" Attachment C: August 26, 2003 PARC staff report for siting additional basketball courts "Draft" PARC Special Meeting minutes, August 26, 2003 Recommended Preferred Plan for additional basketball courts CMR: 418:03 Page 2 of 3 PREPARED BY: REVIEWED BY: PAUL DIAS Director, Parks & Golf Division PAUL THILTGEN Director, Coinmunity Services CITY MANAGER APPROVAL: ,. Assistant City Manager PARC PAUSD CMR: 418:03 Page 3 of 3 ATTACHMENT A Parks and Recreation Commission Packet August 26, 2003 Attachment A TO:PARKS AND RECREATION COMMISSION FROM:COMMUNITY SERVICES DEPARTMENT DATE:AUGUST 26, 2003 SUBJECT:CITY COUNCIL REFERRAL OF PALO ALTO UNIFIED SCHOOL DISTRICT (PAUSD) REQUEST FOR SITING ADDITIONAL BASKETBALL COURTS / TENNIS COURTS AT TERMAN PARK RECOMMENDATION Staff recommends that the Parks and Recreation Commission: 1. Recommend that the City Council approve the preferred plan (Attachment A) for permanent basketball courts at Terman Park. 2.Recommend that the City Council approve a Park Improvement Ordinance to a!low construction of the improvements as shown in the preferred plan. BACKGROUND In August 2002, the City and PAUSD came to agreement on PAUSD ownership of the Terman School and the City’s continued ownership of the adjacent park areas, including the tennis courts and one basketball court and athletic field areas and use of school buildings when school is not in session. The Joint Use of Terman Agreement (Attachment E) states the responsibilities and use of the Terrnan Site by the PAUSD and the City, including supervision, scheduling and maintenance of the site. Park permits will be issued to PAUSD for use of the tennis courts, fields, and basketball courts during school hours. In January 2003, at the request of PAUSD, City and PAUSD staff began to meet to develop options to address the lack of hard surface playing areas on school property and the need for such space for students. Following the June 2003 City/School Liaison Committee meeting, a Council Colleagues Memo dated June 14, 2003 was sent to the Council by Council Members Kishimoto and Burch, discussing the need for cooperation between the City and the PAUSD relative to security at the new Terman Middle School and the addition of more basketball courts. On August 4, 2003, Council approved the interim use of tennis courts for basketball at Terman. Council referred to the Parks and Recreation Commission (PARC) for recommendation the issue of long-term solutions/options for basketball and tennis facilities at Terman Park (CMR 384:03). Council requested that the PARC report back in September with the pros and cons, a preferred alternative and costs. This item has been agendized for the September 8, 2003 Council meeting. Page 1 of 8 Terman Park and School - Existing Conditions The Terman Middle School gym has two indoor basketbal! courts. The adjacent play fields, which are not part of the Terman Middle School property, include one basketball court. PAUSD has identified the following requirements for the site’s basketball courts: ¯Adequate facilities relative to enrollment (The California Department of Education Standards require a minimum of 8 basketball coui-ts for a student population as projected for Terman). ¯Equity among Middle School campuses ¯Security and safety via adequate supervision and clear boundaries ¯Hard courts grouped together for effective Physical Education instruction The three available courts do not adequately meet PAUSD needs. PAUSD proposes to develop four basketball courts in the current location of the two tennis courts. PAUSD proposes to develop four additional outdoor basketball courts on city property. The new basketball courts would be used by Terman students from 7:30 a.m. until 3:30 p.m. (i.e., during campus hours). As with the rest of the play fields, the City’s Recreation Division would manage the use of the basketball courts during non-school hours. After-school basketball programs run from the beginning of November through the first week of April. Practices are typically held from the end of the school day through 4:30 p.m., Monday through Friday. The courts would be available to the community during non-school hours, when not booked for Middle School or City events. Alternatives to be considered included: 1. Converting two existing tennis courts to basketball courts, constructing two additional basketball courts adjacent to the current ball field, and constructing two new tennis courts in the turf area adjacent to the Glenbrook entry; or, 2.Constructing three and a half new basketball courts by the Glenbrook entry; or, 3.Relocating the baseball diamond across the park and constructing four new basketball courts in the previous baseball area; or, 4. Amending the Terman Specific Plan to allow fewer tennis courts. Council also directed City and District staff to analyze the feasibility of installing basketball courts on District owned lands on the northeast side of Terman School. Since the Council meeting/referral, the District has come forward with an additional alternative for permanent basketball courts located on City parklands. This district proposal would put permanent basketball standards on all four of the tennis courts, making the tennis courts multiple use, and requiring an amendment to the Terman Specific Plan. City staff and District representatives have been in close discussion on the various alternatives. District staff met with Greendale neighborhood association members on August 13, 2003 to listen to neighborhood ideas and concerns. Page 2 of 8 DISCUSSION Long Term Permanent Solutions The primary goal for both the City and PAUSD is to provide the required basketball courts and retain four stand-alone tennis courts while preserving as much fiel~open space as possible. Following is a summary of pros and cons of 8 alternative plans, including the 5 plans originally presented to the City Council on June 14, 2003. Alternatives: 1. City Staff Preferred Alternative: (Attachment A - Scheme 2A) - Convert two tennis courts to basketball and construct two additional basketball courts directly adjacent to the converted courts; and construct two new tennis courts in a little used portion of the park along the northern edge of the playing fields, near Glenbrook Drive. PROS: ¯ ¯ ¯ ¯ ¯ ¯ ¯ ¯ ¯ ¯ ¯ ¯ Complies with the Terman Specific Plan Retains the soccer field configuration Places four new basketball courts directly adjacent to the existing court Provides a more readily accessible area to facilitate teacher supervision Keeps programming of students in a close proximity and provides supervision from campus interior Requires minimal realignment of the baseball field Minimizes noise related issues in the neighborhood Utilizes existing non-athletic field space Creates two new tennis courts not impacted by school use Soccer field configuration is maintained, although moved south slightly Retains a portion of the turf area for casual use be~er May reduce a number of trees for removal compared to other proposed schemes Provides better supervision logistics for the City middle school athletic program CONS: ¯Total cost estimated $240,000 ¯Increases basketball court maintenance costs shared by the District and City ¯Construction costs may be higher than other alternatives ¯Requires additional soccer field drainage from reconfigured field ($ TBD) ¯Drainage issues will need to be resolved around new proposed tennis courts ¯Reduction of park green space o Construct four new basketball Scheme 3R &3S) PROS: courts by Glenbrook entry point.(Attachment B - Page 3 of 8 o ¯ ¯ ¯ ¯ Complies with the Terman Specific Plan Soccer field configuration is maintained, although moved south slightly Adds four basketball courts Baseball field is not unaffected May be less costly compared to preferred alternative CONS: ¯Total costs estimated $186,000 ¯Increases basketball court maintenance costs ¯Separates existing basketball court from new courts ¯Splits supervision by teachers between different basketball court areas/difficult to supervise from campus interior ¯May result in increased noise in the neighborhood area ¯Requires additional soccer field drainage from reconfigured field.($TBD) ¯Drainage issues to be resolved under basketball courts. Scheme 3R is a late configuration from PAUSD. This was presented to.City staff earlier on in discussions and was rejected by City staff due to the close proximity of the basketball standard to the Soccer field. Staff still feels that this configuration is unacceptable. Relocate the baseball diamond across the park near the creek and builds four new basketball courts just south of the existing tennis courts. (Attachment C - Scheme 2B) PROS: ¯Complies with the Terman Specific Plan ¯Enables 4 basketball courts ¯No new tennis court costs ¯Good supervision of students CONS: ¯Total cost estimated $220,000 ¯Close proximity of basketball courts may impact soccer use ¯Increased basketball maintenance costs ¯Soccer goal area may be in the dirt baseball infield (not acceptable) ¯Additional cost of building new baseball field, reconfiguring irrigation and turf. Add permanent basketball standards to the existing four tennis courts making it a multiple use facility. PROS: Page 4 of 8 o o No or minimal cost to the City Provides sufficient basketball and multi-use courts for students Least expensive of the alternatives CONS ¯ ¯ ¯ ¯ ¯ ¯ Does not comply with the Terman Specific Plan Inconsistent multi-use for City tennis and basketball courts Increased tennis/basketball court maintenance costs May interfere with tennis tournament play Increases deterioration of court surfaces and future capital costs May result in after hours conflict between public/school use due to extended school progams. Build Parking structure with rooftop basketball courts. This is a suggested idea from a Terman neighbor. The concept would be to build in the back of Terman on park land. Staff briefly considered this alternative but there is insufficient room in the back of Terman for such a structure. Moving students up and down an elevated structure presents problems. The option is not in compliance with the Terman Specific Plan, and the costs of such a structure would be prohibitive. Adding a basketball court parallel to the tennis courts (between the existing courts and the school amphitheater area) and adjacent to the existing basketball court. This is a neighbor concept. The City Fire Department requires access by fire trucks at this location and this is not feasible with basketball courts. Converting all four Terman tennis courts to basketball courts thus eliminating tennis courts at Terman/upgrade Gunn Courts for public use. This again stems from community feed back. Gunn tennis courts are not available during school hours; the City maintains Gunn courts in good condition. The Terman Specific Plan requires tennis courts at Terman. In addition, District to build basketball courts on the easterly side of the school district property (Attachment D) PROS: ¯Complies with the Terman Specific Plan ¯No impact to the park ¯No cost to the City ¯Provides necessary basketball and other hard surface area for students ¯On school property, can be accomplished quickly ¯Does not change the intent of the Terman Specific Plan ¯Grouping basketball courts facilitates supervision, teaching court based sports ¯Courts not visible from the interior of campus Page 5 of 8 CONS: o Different versions inappropriately locate basketball courts at "front door" and in some cases "front lawn" of the school. °Different versions invite problem of noise from basketball courts inciting adjacent residential neighbors. ¯One version would conflict with Terman Middle School B Wing ¯One version conflicts with required existing accessible parking, electrical transformer and two bike corrals. ¯Two of the versions conflict with accessible parking, removes several mature coastal redwoods and locates basketball standard in the middle of the service entry. RESOURCE IMPACT Preliminary cost estimates for construction are as follows: (100% cost derived from District Architect) 1.Convert two tennis courts to basketball and construct two additional basketball courts directly adjacent to the converted courts; and construct two new tennis courts. $240,000 o Construct three and a half new basketball courts by Glenbrook entry point. $186,000 Relocate the baseball diamond across the park near the creek and builds four new basketball courts just south of the existing tennis courts $220,000 4.Multiple Use Facility Minimal 5.Parking structure/rooftop basketball courts $1M+ On Going Maintenance Costs: I.Tennis Court cleaning and resurfacing 2.Additional Basketball court cleaning & resurfacing TBD TBD Maintenance of the fields and courts are provided by the Parks Division and will be subject to the Joint Use Agreement for Terman Park, under which fifty per-cent allocable costs will be shifted to PAUSD. Staff was directed to explore equally sharing in the costs of court construction. The Parks andRecreation Commission could advise the Council on the issue of whether there is a sufficient community benefit to share costs of the project. A recommendation as part of the August 4 Council meeting suggested the costs be borne out of the Community Services Department General Fund operating budget. The costs Page 6 of 8 for the preferred alternative are estimated by the PAUSD architect at +/-$250,000, which is far more than the Department can absorb. Any City potential funding would have to come from one of the following areas: b.General Fund reserves c.State grant dollars currently al!ocated for athletic fields. Deferral or elimin,tion of any one of the current year proposed CIP infrastructure or non- infrastructure projects. POLICY IMPLICATIONS Consistency with Terman Specific Plan Of the 7 alternatives considered, alternatives 4, 5, and 6 are not consistent with the Terman Specific Plan, as they do not provide the required 4 tennis courts. Alternative 2. 3. 4. Meets Terman Specific Pl~,n. Yes Yes Yes NO No No No o Any option that removes facilities specifically called for in the Terman Specific Plan will require a plan amendment that must be recommended by the Planning & Transportation Commission and adopted by the City Council. Relocation of the tennis courts was anticipated in the Specific Plan if necessary to enhance other athletic facilities. The plan also considers noise impacts to adjacent neighbors if the tennis courts are relocated and seeks to "not duly interfere with the continued enjoyment of their property by the nearby residents" II (D) (2)... ENVIRONMENTAL REVIEW City Arborist Report A preliminary assessment of the project area subject to impacts by sports court areas was reviewed by the City’s Planning Arborist. The following conditions apply regarding the proposed development and tree resources: 1. The project must be consistent with the Pa!o Alto Comprehensive Plan Goal N-3 and Policy N-17. 2. The project must be consistent with the provisions of the PAMC Chapter 8.10 (Tree Preservation and Management Regulations) A Coast live oak was identified in the project area. The tree is in poor to fair health due to several problems. It is the Arborist’s opinion that the tree would not survive relocating Page 7 of 8 due to its poor health. In this case, the Code allows for the permitted removal and requires mandatory mitigation to replace the tree, using the Canopy Replacement Formula Standard of the Palo Alto tree Technical Manual. Park Improvement Ordinance The City of Palo Alto Charter and Municipal Code requires that a Park Improvement Ordinance be approved and adopted prior to construction on land held by the City for Park purposesl All of the construction alternatives proposed by the District on City parklands would require such an ordinance. Any permanent long-term solution located on City Park lands will be subject to environmental, architectural and the Planning Department’ s review. At its August 12, 2003 special meeting, the School District, as the Lead Agency for the project, approved by resolution two addenda to the previously certified Environmental Impact Report (EIR) for the Terman Middle School Reopening. As a responsible agency, the City will review the Terman Middle School EIR and addenda to make legally required findings under the California Environmental Quality Act. Staff is aware that the existing coastal live oaks on the site were not considered in the addenda. As noted by the City’s Planning Arborist, the project must be consistent with the provisions of PAMC Chapter 8.10 (Tree Preservation and Management Regulations) and therefore, additional information and analysis is required in the addenda for the City’s review of the alternatives prior to City Council final action. ATTACHMENTS: Attachment A: Attachment B: Attachment C: Attachment D: Attachment E: Attachment F: Convert two tennis courts to basketball/construct two additional basketball courts directly adjacent to the converted courts; and construct two new tennis courts by Glenbrook entry. Basketball courts/Glenbrook entry area (3S &3R) 4 new BB Courts/relocate baseball diamond 4 new basketball courts on District property Joint Use of Terman Agreement Greendale neighborhood meeting notes Cc: PAUSD Page 8 of 8 ATTACHMENT A Terman Middle School PAUSD 07.23.03 Scheme 2A ATTACHMENT B Terman Middle SchoolPAUSD 07.23.03 Scheme 3R ATTACHMENT B Terman Middle SchoolPAUSD 07.23.03Scheme 3S ATTACHMENT C Terman Middle SchoolPAUSD 07.23.03 Scheme 2B ATTACHMENT D "@ ’,~tttllll!!lllFll-"@@@ AGREEMENT FOR JOINT USE OF TER!VIAI~ SITE Attachment E This AGREEMENT FOR JOINT USE OF TERM_~!~ SITE, entered into this i.~*~day of /:f~&~’5:c~, 200/~, by and between City of Palo Alto and Palo Alto Unified School District, hereinafter referred to as "City" and "School District". RECITALS i. The City and School District have entered into a property exchange agreement in which the City obtains fee title to approximately eight (8) acres of land at the Cubberley Community Center and the School District obtains fee title to an equivalent area at the Terman Site. At the Terman Site, the City will own a dedicated public park,Terman Park, which includes playing fields and tennis courts.The Schoo! District will own the Terman Middle School, developed with schoo! buildings, including a gymnasium, a parking lot, and a swimming pool. A map showing the Terman Site, Terman Park, and the Terman Middle School is attache~ as Exhibit A. As part of the land exchange agreement, the-City and the School District have agreed to enter into this joint use agreement for the Terman Site. The purpose of the agreement is to Cooperatively use the Terman Site so that both educationa! and community services can be-provided to those living in the City and the School District. 2. The City and the School District also have power to assist each other under Education Code Section~ 17051(a) and.~ 35275 and Government Code Section 6500 et seq. of the State of California, which authorize and empower public school districts and municipalities to cooperate with each other and to that end enter into agreements with each other for the purpose of organizing, promoting and conducting such programs of community recreation and education for children and adults of the state. 3. The School District has need of the Terman Park playing fields for its middle school, and the City has Reed of a portion of the Terman Middle School buildings for its library and related activities. Both City and School District wish to have the City provide recreational, programs for middle school children and others that wil! make use of both the Park and the Middle Schoo!. Terman Park is a dedicated park and use of the Park by the School District must be consistent with that designation; Terman Middle School will be a public school O11206 syn 00909 I0 facility, and its use as a middle school will have priority over al! other uses. NOW, THEREFORE, the City and School District mutually covenant and agree with each other as fol!ows: Principles i. The City and School District shall cooperate in the use of the Terman Site. 2. The City shall control use of the Terman Park and the School District shal! control use of the Terman Middle School, in a manner that is consistent with this Joint Use Agreement. B.Joint Use of the Terman Site. i. The School District shall make Terman Middle Schoo! facilities and equipment available to the City as described in Attachment i. The School District shall also make such facilities and equipmen% available upon application of the City provided that their use for City purposes does not interfere with the Schoo! District’s use of such facilities and equipment for Terman Middle Schoo! or constitute a violation of provisions of the California Education or Government Codes. No charges shall be made for such use other than those specifically described in this Agreement. 2. The City shall make Terman Park facilities available to the School District as described in Attachment 2. ~ The City shal! also make ~uch facilities and equipment available upon application of the School District, provided that their use for Schoo! District purposes does not interfere with the use of the facilities or equipment by the City in connection with its stated purposes or with City Charter provisionsand ordinances regulating the use of dedicated park land. No charges shall be made for such use other than those specifically described in this Agreement. 3. The City Manager and the Superintendent of Schools do hereby delegate the responsibility for establishing schedules for facilities and equipment use to the City Director of Community Services and the Schoo! District Business Manager. 4. Each party using facilities or equipment owned by the other pursuant to this agreement sha!l furnish qualified personnel for the proper conduct and supervision of the use. 2 O11206 syn 0090910 5.The party using facilities or e~dipment of the other under this agreement shal! repair, or cause to be repaired, or wil! reimburse the owner for the actual cost of repairing damage done to the facilities or equipment during the period of such use, excluding damage attributed to ordinary wear and tear. C. Scheduling and Supervision i. Subject to the limitations in Section A above and to the specific commitments set forth in Attachment I, in scheduling the use of T6rman Middle School, Terman Hkddle School events and programs shall have first priority and City recreation programs and City Co-sponsored programs shall have second priority° In cases of emergencies or errors in scheduling, the Terman Middle Schoo! events and-programs shal! have first priority for use. Every reasonable attempt will be made to avoid such conflict. City activities shal! not be scheduled on Terman Middle School facilities between the hours of seven thirty a.m. and three-thirty p.m. on days when school is in session without the permission of the school principal. 2. Subject to the limitations in Section A above and to the specific commitm6nts set forth in Attachment 2 below, in scheduling the use of Terman Park, City recreation programs and City co-sponsored programs shall have first priority. Terman Middle School events and programs shall have second priority. In cases of emergencies or errors in scheduling, the City programs and events shall have first priority for use. Every reasonable attempt will be made to avoid such conflict. School activities shal! not be scheduled before seven thirty a.m. or~ after three-thirty p.m. 3. The City will have a responsible adult representative present at all times at any City event he~d on the Terman Middle School. That representative may be a volunteer or a paid City employee responsible to see that School District rules and regulations are observed and complied with and that the facilities and grounds are returned to existing condition upon completion of the activity. The City wil! have a City employee on call at all times that a City-sponsored or scheduled activity is occurring in the Terman Middle School in order to respond and investigate any questions or improper action at such activities and events. 4. The School District will have a responsible adult representative present at all times at a School District 1206 syn 0090910 activity or event is held in Terman Park. That representative may be a volunteer or a paid Schoo! District employee responsible to see that City rules and regulations are observed and complied with and that the facilities and grounds are returned to existing condition upon completion of the activity. The School District will have a Schoo! District emp!oyee on cal! at al! times that a School District-sponsored or scheduled activity is occurring in Terman Park in order to respond and investigate any questions or improper action at such activities and events. 5. The City and School District shall submit to each other written use requests in advance. Requests for advance scheduling shall be submitted annually according to the following schedule: July !st for the Schoo! Year February 1~t for the summer months The Terman Site Joint Use Committee shall approve a master calendar for each of these periods within thirty (30) days of the submitta! of the requests for advance scheduling. Each schedule wil! ~e arranged so as to avoid any conflict between the School District’s and City’s uses of the facilities. and equipment. The City or the Schoo! District shall not schedule other uses until first and second priorities are set as prescribed herein. D.Maintenance of Terman Site Facilities. i. Basic Standard. Facilities jointly used shall be adequately maintained to insure appropriate and safe use, appearance and longevity. 2. Basic Responsibility. Except as may otherwi.se be specified herein, the responsibility for maintenance, repair and renovation of facilities shall be the responsibility of the o%mer of the tea! property on which the facility is situated. E.Maintenance of Athletic Fields. i.Turf Areas and Tennis Courts on Terman Site. a. The City will continue its existing maintenance program for turf areas of the Terman Site. These areas are shown on Attachment 3. Pursuant to that Master 01 ! 206 syn 0090910 Maintenance Agreement, the City will mow, trim, fertilize and ~<~igate and perform other maintenance work of a general nature at the fields at the frequencies and times in accordance with the field maintenance standards adopted by .the City. The School District will pay one half of the City’s actua! cost to maintain the fields. b The City will also ma_nua!n the drainage and irrigation systems of the fields under the terms and conditions ’ ddescrlbe in the Master Maintenance Agreement between the City and the District. if these systemsi~ repair or replacement, the City will consult with the School District on the scope of work and estimated cost to perform it, and the School District sha!l confirm its approval of the scope of work. The School District shall pay one haIf of the City’s actua! costs for such approved repair or replacement work. c. The City will continue its existing maintenance program for tennis courts .in Terman Park. The City wil! wash and air b!ow the surfaces of the courts, repair and/or replace, as reasonably necessary, the tennis nets and screens, and perform other m~intenance work of a genera! nature at the frequencies and <imes in accordance with the maintenance standards adopted by the City.~ The City wil! also resurface and restripe the courts. Such resurfacing and restriping will be scheduled to match the City’s existing tennis court resurfacing program at an approximate five year interval for such work. The School District shall pay one half of the City’s actual cost of maintaining and resurfacing the courts. d. Honey owed by the School District to the~ City under this Agreement will first be credited against any monthly lease payments due and payable by the City under its lease agreement with the District entitled "Lease and Covenant Not to Develop," as amended from time to time. If the sums owed under this agreement exceed those payments, the City shall bill the School District and the School District shall pay the City within forty-five days after receipt of its invoice. 2. Custodial Services. The School District shall provide a!l Custodial services for the Terman Middle School. If the Terman Hiddle School is used by the City at a time when custodial staff is not regularly on duty, or when a custodian is required to open a facility, the City shall pay the cost of the custodial time to the School. Alternatively, the City may arrange with the School District to open and c!ose a facility itself. O11206 syn 0090910 F.Library Facilities. City wil! continue its existing library at the Terman Middle School until such time as the District gives it notice that all or a portion of those facilities are needed for district purposes. Upon six months written notice that al! or a portion of the facilities are needed for district purposes, the City shall vacate the identified portions of the premises. G.Restrooms at Terman Middle School. i. The restroom facilities located at .Terman Middle Schoo! shal! be available for public use while City programs are scheduled at either Terman Middle Schoo! or Terman Park, and while the Terman Library is open to the public. They shall also be available to library staff during their working hours. 2. The School District shall perform custodial maintenance of the restrooms on a~ daily basis when its custodians are on duty. On days when its custodians are not on duty, the School district shall make arrangements in advance, as part of the scheduling agreements, to provide supplies to the City on site so that is may restock the restrooms on those days. H. Establishment of City and Schoo! District .Joint Use Committee. The City Manager and the Superintendent shall each designate two staff members to the Terman Joint Use Committee which is hereby established. The Committee shall meet at least three times a year, but may meet additional times each year as~ necessary to administer this agreement. .The Committee shall be responsible for administering this joint use agreement. !.Term of Agreement. This agreement shal! commence upon the date first entered above and shall end upon termination of the Cubberley Lease between the City and the School District unless otherwise terminated by consent of the parties. J.Indemnification. The City shall investigate, defend and indemnify the School District from any and all claims, demands, actions or damages arising out of the City’s use of Schoo! District Facilities to which the School District may be subjected as a direct consequence of this agreement except for those claims, 1206 syn 0090910 demands, actions or damages resulting solely from the negligence of the Schoo! District, its officers, agents and employees. The Schoo! District shal! investigate, defend and indemnify the City from any and all claims, demands, actions or damages arising out of the School District’s use of City Facilities to which the City may be subjected as a direct consequence of this agreement except for those claims, demands, actions or damages resulting solely from the negligence of the City, its officers, agents and emp!oyees. K. Complete Understanding and Amendments. This agreement and the attached exhibits set forth the complete agreement and understanding of the parties;any modification must be in writing executed by both parties. Notices. if at any time after the execution of this agreement, it shall become necessary or convenient for one of the parties hereto to serv~ any notice, demand or communication ~upon the other party, such notice, demand qr communication shall be in writing and shall be served personally or by depositing the same in the United States mail, return receipt requested, first class postage prepaid and (i) if intended for City shall be addressed City Clerk City of Pa!o Alto P.O. Box 10250 Palo Alto, CA 94301 with a copy to:Director of Community Services Department P.O. Box 10250 Palo Alto, CA 94301 and (2) if intended for PALO ALTO UNIFIED SCHOOL SCHOOL DISTRICT shall be addressed to: Palo Alto Unified School District 25 Churchil! Avenue Palo Alto, CA 94306 011206 syn 00909 ] 0 CITY USE ’ or to such other address as either par other in writing as a place for the sc so mailed shall be deemed to have be same is deposited in the United States The JCC shal! have prior~ and the g}.~mnasium for its to its permanent faciliti is earlier.All exc Attachment IA. The City’s use of the include: i.Swimming Pool a.School year- instructional Summer- Sever programs, recl 2.Gymnasium a. School Year- athletics, ~ Weeknights fo night use for b~Summer- Seven adult program 3.Library Wing Use of that win section F of converted to C some time in th~ IN WITNESS WHEREOF, the agreement on the date and year first CITY OF PALO ALTO i~ration City Manager ATTEST : City Clerk G O -- Mayor PAl SC] / Jo] Ma: Su] APPROVED AS TO FORM: Ariel Pierre Calonne, City Attorney APPROVED AS TO CONTENT: Paul Thiltgen, Parks and Recreation Di O11206 syn 0090910 O] 1206 syn 0090910 ATTAChmENT iA Friday, Gibbons, Virginia From: Sent: To: Subject: ATTACHMENT F Charlowell@aol.com Thursday, August 14, 2003 7:13 PM Council, City Terman Neighborhood meeting Dear City Council Colleagues: Thank you for your attention to the Terman reopening issues, which are crucial to us, but we know are only one of many land use issues that you are facing. Last night, the district had a neighborhood meeting at Terman, and I thought t would pass along my notes to you. These are just my rough notes, and they may not relate to City issues. About 30 residents attended the meeting, as well as 5 Terman parents and two district staff. You will probably not be surprised to learn that at least half of the meeting concerned traffic issues. I hope that you are enjoying your break. Mandy Lowell NOTES: BASKETBALL COURTS Residents noted that the neighborhood association had taken a poll, and residents preferred dual striping of tennis courts over building near Glenbrook. Association may take another poll, now that issue has moved to the front burner. Resident commented that basketball courts near Glenbrook gate or at the back of Pomona are "insane." Resident does not understand why the dual striping solution has not been adopted. Residents at the meeting p~eferred that two tennis courts be dual striped and new basketball courts be built at the other end of the tennis courts. (This is apparently Plan D or 2A, but without new tennis courts being constructed near Glenbrook.) Residents expressed concerns that four high-quality tennis courts were not as important as avoiding building courts along Pomona, or near Glenbrook gate. Maintaining tranquil space (or a buffer) near their homes is more important to the neighborhood than topnotch tennis courts. Some Pomona residents would like to purchase land enclosed by sound wall. (Comment on statutory restrictions on purchasing school land.) Residents noted lack of safety for students when ball bounces into a Pomona backyard with pool. District agreed that Pomona is not the best location, but it is land that the district owns, and if the people or the City do not want to have the new courts on parkland, the courts will likely go in that area.) Mandy mentioned that someone had suggested building a multistory parking garage, and placing basketball courts on top. Residents explained that the suggestion had been rejected at an earlier neighborhood meeting. Resident commented that she walks the path in the park, and has never seen all four courts occupied. A tennis player said that she had waited for a court, but that the times when several courts were used were afternoons or weekends, not 7:30 to 3:30. Residents seemed to agree that, other than some mornings TO: FROM:CITY MANAGER DEPARTMENT: COM3~UNITY SERVICES DATE:AUGUST 4, 2003 CMR: 384:03 SUBJECT:APPROV.kL OF LNTERIM BASKETBALL USE ON THE TEN2N~IS COURTS AT TEI~kN SCHOOL; APPROVAL OF PROPOSED PARK & SCHOOL SIGNAGE/SIGN LN SYSTEM TO PROVIDE OPTIMAL SECURITY FOR THE TERS~&N PARK FACILITIES DURING SCHOOL DAYS; _&N-I) TO REFER TO THE PARKS AND RECREATION COM3~SSION PROPOSED LONG TERM ALTERNATIVE SOLUTIONS FOR PER3~k_NENT BASKETBALL COURTS AT TER_MAN PARK REC OMlVIENDATION Staff recommends that Council: 1. Approve the interim use of temais com-ts for basketball at Terman in a manner not to interfere with use of the tennis corn-ks, as we!l as the proposed security sig-nage/sig-n in system for Terman Park; and, 2. Refer to the Park and Recreation Con~mission the issue of a proposed long-term solution for additional basketball courts at Terman Park for its review and recommendations. BACKGROUND As a result of the June 14, 2003 City/School Liaison ConvNttee meeting, a Council Colleagues Memo, dated July 14, 2003, was sent to the Council by Councilmembers Kishimoto and Butch, discussing the need for cooperation between the City and the Palo Alto Unified School District (PAUSD) relative to security at the new Terman Middle School and the addition of more basketbal! courts. Council directed staff to pursue the following items from the Council Colleagues memo for planned improvements by PAUSD for Terman Park: ¯Initiate discussions with District representatives for long-term options for providing a closed campus at Terman for the District. Work with District staff on a project to construct additional basketball courts at Terman. Because the public will use the courts during non-school hours, staff will need to explore sharing equally in the costs of court construction and in developing a design that is acceptable to both the City and theDistrict. CMP,.:384:03 Page ! of 4 Work with District staff on interim (maximmn 12 months) solutions if new courts cannot be built in time for the August school opening. Work with the District on a temporary (maximum 12 month) silage and sign in system that will provide an optimal level of security access for the Terman Park joint use facilities dining the school day, within the parameters of the Joint Use A~eement and Park Ordinance. Bring proposed wording for the si~s back to Council prior to implementation. Ensure that the Terman Specific Plan, Park Ordinance and CEQA requirements are taken into account and brought to Council for direction, as necessary. DISCUSSION Interim Solutions-Tennis/Basketball Courts Staff recommends that unti! additional basketball courts can be constructed PAUSD be allowed to place portable basketball standards on the four existing tennis courts, which would have to be removed daily at 3:30p.m. by PAUSD. This will provide 8 half-court basketball playing areas. The interior tennis fencing precludes full court basketball use. No additional striping or removal of existing interior fencing or nets would occur. PAUSD is exploring options with the Ten-nan TenNtes Tennis Club for replacement windscreens that would provide more see-through visibili~ for school security issues. (Attachment A) Another alternative explored was the installation of temporary basketball standards along the driveway in and around the bus turn around. This concept was not found feasible due to the uneven slope of the current surfacing for drainage and the fact that the asphalt in this area is a very course aggegate, both of which could result in safety issues and student injuries. Interim Solutions - Security Si~na~ Staff was asked to work with the Disiict and return to Council with proposed sig-nage verbiage and a sig-n in system to address security concerns while also complying with the public access requirements of the Joint Use A~eement and Park Ordinance. Staff and the District have come up with the following signage verbiage to be posted at the park!school entry locations: °~Welcome to Ten, an Park. During school hours (7:30a.m. to 3:30p.m.), visitors should register at the school office." Long Term Solutions Staff recommends that Council refer the issue of the long-term options for basketball and tennis facilities to the Parks and Recreation Comanission and report back to the Council with pro’s and con’s and a preferred alternative. Some of the options include: CMR:384:03 Page 2 of 4 Convert t~,o tennis existing com-ts to basketball courts/construct two additional basketball courts directly adjacent towards the ball field; and construct two new tennis com-ts in the grass area near the Glenbrook entry, (Attaclm~ent B- Scheme 2A) Construct 3 ½ new basketball courts .by Glenbrook entry point (Attactm~ent C - Scheme 3 S) Relocate baseball diamond across the park near the creek; construct 4 new basketball courts in the previous baseball area. (Attachment D -Scheme 2B) Amend the Terman Specific Plan to allow fewer tennis courts. Staff will return to Council in September with the recommendations from the Parks and Recreation Commission. RESOURCE IMPACT There are no general fund costs associated with the recommendation for PAUSD to install temporary basketball standards. - POLICY 1BIPLICATIONS -Any option that removes facilities specifically called for in the Terman Specific Plan wilt requfl-e a plan amendment recommended by the Planning and TranspgAation Commission and adopted by the City Council. Relocation of the tennis courts was .anticipated in the specific plan if necessary to enhance other athletic facilities. The plan also considers noise impacts to adjacent neighbors if the tennis courts are relocated and seeks to ,not duly interfere with the continued enjoyment of their propertyby the nearby residents." II (D) (2). CMR:~8-,:0~Page 3 of 4 TIMELINE The School Board has expressed concerns about the speed with which the City is able to complete its review of the proposed project. Optimally, construction could commence in the spring, of 2004. The following timeline is a suggested timeline, which may need to be amended depending upon how the project pro~esses. Council refers project alternatives to Park & Recreation Commission August 4 Parks & Recreation!Community input (2 meetings)August Parks & Recreation recommendations to Council September Staff prepares environmental review September (including evaluation of impacts from noise, on trees, drainage, etc.) Architectural Review Board review-preliminau October Planning and Transportation Commission review October City Council consideration, including: ¯Park Improvement Ordinance, Costs, ¯Amendment to Terman Joint Use Ageement and!or Terman Specific Plan; construction ageement November ATTACHMENTS: Attachment A: Attachment B: Attachment C: Attachment D: Interim basketball courts on existing tennis courts Alternative basketball/tennis court configuration Alternati.32e-5 aske~bal~ ourt configuration Alt/erff~{ive basketball/...t\e~_~’~--db--Org~seball diamond configurations PAUL DIAS DEPARTMENT HEALS: ~PAUL THILTGEN Director~ Community Se~ CITY MANAGER APPROVAL~ EMILIK HARRISON Assistant City Manager Cc: PAUSD CIN~c~:384:03 Page 4 of 4 Atfachment A Terman Middle School PAUSD Terman Middle SchoolPAUSD 07.23.03 Scheme 2A Termqn_Middle S~hoo___L PAUSD Terman Middle SchoolPAUSD 07.23.03Scheme 28 A SPECIFIC PLAN FOR THE TERMAN SCHOOL SITE Prepared for The City of Palo Alto By The Terman Working Group and Naphtali H. Knox, AICP Approved by the Planning Co~nission: February I0, 1982 Adopted by the City Council: .May 3, 1982 MEMBERS OF THE TERMAN WORKING GROUP AS OF MAY 26, 1981 On behalf of the Jewish Con~nunity Center Kate Feinstein Fred Sonenber9 Lenore Wolgelenter On behalf of the Palo Alto Housing Corporation Lou Goldsmith Micki Zatz On behalf of the Terman Neighborhood Joe Hirsch Floyd Kessler Don Koller Bob Moss Sam Sparck On behalf of the City of Palo Alto Carleen Bedwell Naphtali Knox Ken Schreiber Facilitator: Geoff Ball Other citizens of the Peninsula area and residents of Palo Alto participated in the discussions. TABLE OF CONTENTS I.INTRODUCTION ...................... Ao B. C. D. E. Legal Authority .......... " ........ Location and Setting ............... Purpose of the Specific Plan ........... Brief History ................... Project Description (major elements of the plan) II. SPECIFICS OF THE TERMAN PLAN .............. B. C. D, E. F, G. H. J. K. L. M. N. Site Ow6ership or Control ............. City-Operated Community Center .......... Athletic Fields ........ . ......... Tennis Courts , ~ ................. Basketball Courts ................. Swimming Pool ................. Gymnasium ...................... Jewish .Community Center .............. Traffic ...................... Parking ........................ Lighting ............. ........ Housing ..................... Consistency .................... Ill.ELEMENTS OF THE SPECIFIC PLAN AND RELATION TO PALO ALTO COMPREHENSIVE PLAN ................... A.Housing ......... : ............ 2. 3. 4. 5. 6. 7. Land area and location ............ Number and kind of units ........... Building envelope ............. Parking .................... Buffers ................... Zoning ...... . .............. Relation to housing element ......... Employment . .................... Number employed in past ........... Number likely to be employed ......... Relation to employment element ........ C.Transportation .................. Relevant objectives ............. Parking demand ................ 1 1 3 4 I0 II II II 14 14 15 15 16 17 19 2O 21 22 24 25 25 25 25 25 26 26 26 26 27 27 27 29 3O 30 30 3.Trips generated ............... 4.Traffic on Arastradero Road ......... 5.Relation to transportation element ...... Schools and Parks ........ , ......... i.Statements in the Comprehensive ~lan ..... 2.Relation to the schools and parks element , Urban Design F.Environmental Resources " ¯ .......... 1 Open space - 2.Conservation ......¯ ........... 3.Resource management ......... .... 4.Noise ................... 5.Air quality . ................ 6.Seismic safety and general safety ....... G. Land Use ..................... 1,Land use map ................. 2,Relation to land use element ......... IV.IMPLEMENTATION ..................... A.Effective Date ................... Phasing of City Programs..., .... . ....... 1,Library and Meeting Rooms .......... 2.Community Center ........." ......- 3.Gymnasium . . .-.. .............. 4,Swin~ning ................... 5,OutdoQr Athletic Programs ........... Land Use and Zoning ...... .......... Acquisition or Control of the Site ........ E. JCC ........................ City/JCCLease ............... Use Permit .................. F,Capital Improvement Responsibilities ....... 32 35 35 40 40 40 42 44 44 45 46 48 48 49 49 5O 52 52 53 53 53 53 53 53 54 55. 56 57 57 59 ii EXHIBITS AND ILLUSTRATIONS Location maps ........................ Exhibit I, Land Use Plan .................. Exhibit 5, Projected Traffic . ............... Exhibit 6, 1977-1980 Traffic Flow, Arastradero"Road ..... Exhibit7, 1976-77 Major Street Traffic Flow ........ iv, 2 12 33 36 37 APPENDIX Exhibit 2, City Program Attendance and Staffing Estimates . . Exhibit 3, JCC Program Attendance and Staffing Estimates . . Exhibit 4, Outline of JCC/City L~ase Agreement ....... Exhibit 8, Santa Clara County Transit Route No. 88 ...... Exhibit 9, Resolutions Adopting the Plan .......... 61 64 67 69 70 iii I.INTRODUCTION " A.Legal Authority A Specific Plan, when adopted by city legislative action following public hearings, serves both a planning function and a regulatory function. The Specific Plan is a device used to implement the City’s Comprehensive Plan. In the simplest sense, a Specific Plan is a more detailed version of the Comprehensive Plan. The Specific Plan focuses on a particular parcel’, in this case the Terman school Site on Arastradero Road; it articulates the planning, considerations f6r reuse of that parcel; and it imposes regulations or controls on the use of the parcel. The Specific Plan also establishes standards or development controls to provide the City and its citizens with the assurance that the completed project will be as envisioned at the time of approval. The adopti.on of the Specific Plan by the City of Palo Alto is authorized by City Ordinance No. 3326 adopting. California Government Code, Sections 65450 through 65507. B.Location and setting The Terman school site is located at 655 Arastradero Road. The 21.57-acre siteis irregular in shape. It is bounded on the northeast by single-family houses in the 4200 block of Pomona Avenue and at 666 and 663 Glenbrook Drive, all in the City of Palo Alto; on the east by Adobe Creek and foursingle-family houses in the City of Los Altos; on the south by the Hetch-Hetchy water right-of-way owned by the City and County of San Francisco, and on the west by some eight houses, a church and nursery school, and Arastradero Road itself. The non-~chool-site properties which separate the Terma~ site from Arastradero Road are located at 673 to 693 Arastradero Road, and 4210 through 4225 Ynigo Way. Arastradero Road is an existing four-lane arterial which carries average daily traffic volumesof 17,000 to 20,000 vehicles northeasterly of Foothill Expressway. Southwesterly of Foothill Expressway, Arastradero is a two-lane road divided by a landscaped median. Daily traffic on the two-lane road averages half the volume on the other side of the expressway. Gunn High School is locatedabout 2,000 feet southwest and on the opposite side of Arastradero Road from the Terman entrance. The Stanford Industrial Park, specifically "the Syntex triangle," begins approximatly 3,000 feet southwest of the Terman entrance. The "triangle" is bounded by Arastradero Road Hillview Avenue, and Foothill Expressway. Also nearby is the ~.S. Veterans’ Administration II ;I I/ .11 I! NORTH I"= 500’ Hospital. It can be reached from the Terman entrance road by proceeding southwest one-half mile on Arastradero, then turning right (northerly) on Miranda Avenue for approximately another half-mile~ Thus, the Terman site is located on a major arterial and close to several major traffic generators which include Gunn High School, industries in the Stanford Industrial Park, and the U.S.V.A. Hospital. In addition, Arastradero Road serve& as an important arterial connection between Foothill Expressway and E~ Camino Real. Much of the traffic on Arastradero Road results from that connecting function; however, an equally significant portion of the traffic is a function of Arastradero Road being the only collector street for the Greenacres I and the Suzanne Drive-McKellar Lane neighborhoods. It is also the major collector for Barton Park traffic with destinations to the southeast (i.e., to Los Altos, Los Altos Hills, and beyond). Traffic signals were installed in 1981 at Arastradero Road and Miranda Avenue to ease the traffic congestion and to smooth traffic flow both at the Miranda-Arastradero and the Foothill Expressway-Arastradero intersections. C.Purpose of the Specific Plan It is the purpose of this Specific Plan: I. To implement, in part,the City’s’Comprehensive.Plan. 2. To retain and preserve public open space on~ and .recreational use of, the Terman site. 3. To retain and use the Terman" school buildings for the general public good. 4. To operate City social and community services on the Terman site for the benefit of’Palo Alto citizens, especially those who live in the south quadrant of the City (bounded by the Stanford Industrial Park, Alma, and the corporate limits of Mountain Vi’ew, Los A~tos, and L~s Altos Hills). 5. To provide for the construction of assisted housing on a portion of the site, such housing to be affordable by households of low and moderate income. 6. To prevent, insofar as possible, or to mitigate, any adverse impact on the surrounding residential areas as a result of the closure and reuse of the Terman site. The Specific Plan will be used 4o provide a reasonably detailed set of parameters for-permitting the mixed use andreuse of ¯ the 7erman site. The Specific Plan, however, is not the only document 3 which will govern development of the site: Other document~ and controls will also apply. These include .the more general Comprehensive Plan of the City of Palo Alto and the more detailed zoning of the site that would be implemented after adoption of this Plan and after acquisition or control of the site. Other restrictions on the future u~e of the Terman site, such as leases and use permits, also will govern. All are discussed later in this Specific Plan. D.Brief History Palo Alto is the northernmost city in Santa Clara County. It has an area of 25 square miles. Approximately three square miles are baylands, mostly in public ownership, and located easterly of Bayshore Freeway (U.S. Highway 101). Approximately twelve square miles are foothills, located south of Junipero Serra Freeway (Interstate Highway 280). Significant portions of the foothills are owned by the City of Palo Alto.or by the Mid-Peninsula Regional Open Space District. On land that is not publicly-owned, foothills properties may be developed for housing at a density of one dwelling unit per ten acres. Except for some low hills lying southwesterly of Foothill Expressway, the remainder of Palo Alto, approximately %on square miles, can be characterized as urban flatlands. It is on these lands thai. the bulk of Palo Alto’s 54,000 people live. In November, 1976, the City of Palo Alto. adopted its first Comprehensive Plan since a General P.lan was. adopted in 1963. The 1976 Comprehensive Plan, updated annually, has recognized the changing demugraphic nature of Palo Alto, especially the aging of the population, the decline in the number of school-age children, and the continuing drop i~ the number of persons per household (from 3.1 to 1960 to approximately 2.3 persons per household in 1980~. These demographic changes, together with major changes in school financing statewide, have resulted in the closure of a number ~f schools operated, by the Palo Alto Unified School District. The Palo Alto Unified Sehool District serves the City of Paio Alto, Stanford University, and a portion of Los Ai~es Hills. In the 1975-76 school year, the District operated 20 elementary schools, three middle schools, and three high schools. Because ~he School Distric:.’s buildings were constructed to handle a much lar9er number of students, the School District began closing schools after the 1975-76 school year. Since that time, approximately one-third of all schools at each level have been closed: one high school (Cubberley), one middle school (Terman), and seven elementary school.s: De Anza, Ortega, Gfeendell, Ventura, Garland, Ross Road, and Fremont Hills School (which is in the Town of Los Altos Hills) have been closed. The Terman Middle School remained in operation through, and wa_~ closed after, the 1977-78 schoolyear. In accordance with requirement of the State’s Education Code, Supplemental Act, Chapter 36, the School Board appointed an "advisory committee for the .di.~.position of identified surplus school, sites" to,. am.-.)ng o~.her .-.hings, "establish a priority list of use of surplus space that will ~;e acceptable to the community, cause to have circulated throughout the attendance area a priority list of surplus space and provide for ne~rings of community input to the committee on acceptable uses of .~pace, and make a final determination of limits of tolerance for use af the space." The committee included eleven residents selected in compliance with Education Code Section 39384: Lynn Barber, Margery Collins, Howard Ding (Chair), David Leary, .LelandLevy, Don McClelland, Lynnie Melena, James Nichols, M. A. Quraishi, Frances ~itterton, and Caroline Zlotnick. Seven committee meetings were held, and public hearings were held on April 6 and May 22, 1978 to air the committee’s-findings. The majority of the committee agreed on the following priorities for. the disposition of the Terman site, which wet-e presented to the School Board on June 20, 1978: 1. Equal first priorities: (a) maintain all of the site f~;r .~,ublic recreation and community center use; (b) maintain a portion ,~f the site as above with the remainder for private education,, private :-ecr’ea~ion, or private community center use. 2. Second priority: maintain a portion of the site for pub~ic uses as above, with the remainder for multi-family housing. 3. Third priorities: (a) maintain a portion of the site ~:.~ public use as above, with the remainder for single-family housing; [~) use the entire site for private education, recreasio~, or :~)mmunity center purposes. The BoaYd accepted the committee’s report and on July ..5, 197£, decided to lease the Terman buildings on an a~r~al basis for L~~e uses recommended by the committee, under the provisions of the 3~ate’s "Civic Center Act," and to notify the City of Palo Altothat the Board would consider selling the Termansite to t~e City. .In a letter of July 12, 1978, the Palo Alto Housing ,Corporation (PAHC) informed the School .Board of their interest in f:.-;a,~’,ing a consortium of public-.spirited organizations to.determine the " {;,asibility of formulating a proposal for mixed-use development of the ~ erman site. 5 .In September 1978, citizens from the nearby area formed the "Terman Coalition" in response to the school closure and concerns about reuse of the Site.. In a meeting on December 11, 1978, representatives of the Jewish Con~unity Center of the South Peninsula (JCC), the PAHC, and the Terman Coalition informally discussed a PAHC/JCC proposal to develop 4 acres along Adobe Creek for rent-assisted family housing, and to transfer ownership and use of most of the existing school buildings to the JCC. At the time, p.]anning and design work had not been commissioned. The PAHC and JCC invited Terman Coalition participation in the design and funding of conceptual studies for the site. The invitation was declined. In March 1979, the PAHC informed the School Board that the PAHC and JCC were jointly retaining Moyer Associates, Architects, to prepare a proposedmaster plan and land use study of the Term~n site, which would incorporate JCC activities, elderly and family housing, and public recreational uses of the existing play fields and open space. Also in March, the School Board retained SRI International as property consultants toassist the District in developing a long-range plan for disposition of surplus school sites. In June 1979, City staff in a report to the City Council reco~ended that five to seven acres of open space and athl~tic field areas at Terman be preserved and that reasonable public access to the pool and gymnasium facilities be retained for recreational use.- The staff report did not recommend acquisition of cultural or community center facilities fo~.the Terman site. SRI International presented its first report to the School Board in July of 1979. The Board authorized the District staff, among other things., to proceedwith steps proposed by SRI. preparatory to the sale or long term lease of the Terman site. In August 1979, the PAHC and the JCC officially presented to the City their joint proposal for the degelopment of the Terman site. The plan provided for: (a)Construction of 200 dwelling units: (i) Eighty units of subsidized housing to be ~uilt on four acres adjacent to Adobe Creek at the rear of the Terman site, and (ii) 120 units of senior citizen housing to be built on 1.6 acres in front q~ Terman along Arastradero Road. (b) Purchase by the JCC of the pool, gymnasium, and dil ef the other buildings at the Terman site, with the exception of Wings i0-30 (which were not needed by the JCC and would be demolished tp provide space for the senior citizen housing). (c) Purchase by the City of about seven acres for athletic field and playing area. The City Council directed staff to prepare a package for the purchase of the Terman site, either as part of a PAHC/JCC consortium or as the City acting alone. Staff was to move on both possibilities ~t the same time. Under either .approach, it was understood that the City would lease or own and operate the playing fields and athletic facilities. On September 17, 1979, the JCC/PAHC plan was presented to Terman area residents at a meeting sponsored by theTerman Coalition. The majority present were opposed to the JCC/PAHC.plan. Perhaps the most basic point which emerged from that meeting was .the desire of the Terman area residents that the entire Terman site be retained in public ownership. At-this and subsequent community meetings in October, November, and December 1979, there surfaced a clear sense of anger and frustration on the part of local residents for not having been- included by the JCC, PAHC, and the City staff in the development of " the mixed-use plan. There was a clear, desire to have the City purchase the entire site and, if necessary, lease out portions of it only to groups whose functions and actions would be compatible.with the ~urrounding neighborhood. There was also a concern with housing density and location as proposed, in the JCC/PAHC plan, and-a concern that the total traffic generated by the mixed-use plan would overwhelm the neighborhood and the street system. The residents also felt the Terman area of Palo Alto had not received social and community services in fair proportion to other areas of~the City; they were concerned that private (JCC) ownership of recreation facilities would n~t allow for sufficient public access to those facilities; and they slated needs and desires for library services and for a City-operated community center. In November, 1979, the School District staff recommended to the Board that the School District seek to have the land use designations in the Palo Alto Comprehensive Plan for the De Anza, Garland, Ortega, Ross Road, Terman, and Ventura school sites changed from "School District Lands" to "Single-Family Res~dential." The Board did not act on their staff’s recon~nendations. The City staff, the JCC, and the PAHC. met with Terman neighmomhood residents through the fall of 1979 and into January, 1980. Late in January, SRI International issued its final report to the School District on the disposition of surplus school sites in which it concluded that: and (a) The primary method of disposition should be sale, (b) Order of site disposition should be Ventura first, the PageMill/Ale~is site in Los Altos Hills next, followed by Terman and then the other five properties available. Meanwhile, following its meetings withthe neighborhood, the. City staff in February, 1980, p~esented to the City Council a report, in direct response to Council action of August 6, 1979, which discussed the financing and status of recommended school site acquisitions. The PAHC and JCC provided separate letters as background information on Terman to supplement the City staff report. The report concluded that it would not be feasible for the City to purchase the entire Terman site and,accordingly, strongly favored the joint PAHC/JCC plan ~ith...City participation. The City Council reviewedthe Terman Middle School site reuse at long meetings in March and April, 1980. At its Apr.il 7 meeting, the City Council unanimously accepted the mixed-use concept for the Terman site, including the provision of Iow- and moderate-income housing units approximately equal in number to the number of single-family units that could be developed under R-1 zoning on the entire property (approximately 108). The Council unanimously directed the staff to develop.a package for mixed-use on the Terman site in conjunction with neighborhood residents, the JCC,. and the PAHC. Further, the staff was directed to organize a neighborhood meeting at which no more than three residents of the neighborhood would be elected to participate in the development of a package of mixed-uses for the Terman site. The City staff worked with the neighborhood ~’epresentatives to widely publicize a meeting on April 29, 1980, at which the neighborhood elected three delegates and.two alternates to the "Terman Working Group." The City, JCC, and PAHC also appointed represent.atives to the Group (see list preceding the Table of Contents). The City staff hired a facilitator to work with the 7erman Working Group, with the. understanding that the presence and function .of the facilitator would be at the pleasure of the Working Group. On Tuesday, May 6, 1980, the Working Group began a series of meetings that would continue until May 26, 1981. In June 1980, the School Board approved a "resolution of intent to sell" the Terman site. This started a minimum 60-da$ period during which public agencies would havethe first opportunlty to purchase the site. (The School Board subsequently extended the "public agency purchase period" to July 31, 1981.) Also in June, theCity suggested that the Terman Working Group retain the services .of an architect to help with .conceptual site planning. The City agreed to pay up to $10,000 for architectural services to be provided by a professional selected by the Working Group. The Group received letters of interest, invited architects to present their credentials, and held a special meeting on Wednesday, June 18, to conduct interviews. That evening, George W. ("Tad") Cody was selected by the Working Group as its architect for site planning. By August 19, 1980, Architect George Cody had prepared 17 alternative site plans for reusing Terman. After extensive discussion of these plans resulted in the Terman Working Group concluded that the mixed-use concept was feasible on the Terman site if agreements could be meached, regarding services and progr.ams to be provided by the City and by the JCC in the Terman buildings. With regard to housing, site plan 17 had shown ~08 units of housing (76 family units and 32 one-bedroom units for seniors). Neighborhood representatives felt that 108 units would be too ~uch for the site, and stated their preference for something on the order of 75 to 90 units. At that point in the process, the Terman Working Group turne~ its attention to programs and services, with particular emphasis on services which would be provided separately or jointly by the City and the JCC. Discussion centered for many sessions on the residents’ desire for a City-operated community.center (with City-run library and programs) and allocation of use of two of the major facilities on the Terman site, namely the swimming pool and the gymnasium. . The neighborhood representatives then drafted a summary of their position and submitted it to the Terman Working Group as a draft proposal for implementation of the mixed-use concept on the Terman site. This document enabled the Terman Working Group to focus its attention during the next few months on many specific aspects of the mixed-use plan, the role each party would undertake if the mixed-use plan were implemented, and the effect the proposed plan .would have on the Terman community. The Group reached tentative agreement on all major aspects of the mixed-use plan. The Terman Working Group spent the next three months formul.ating its tentative agreements in a report which could be summitted to the Terman neighborhood and ~he greate[ Palo Alto ~mmunity. 9 After 42 meetings over the course of 53 weeks, the Group presented its agreements to a meeting of the Terman neighborhood on May 12, 1981. As a result of that meeting, the agreements were further modified and were presented to the City Council on June 15, 1981, at which time the City Council unanimously adopted the"Terman Working Group Plan" as Council policy, and directed staff to prepare a Specific Plan. Those parts of the Group’s agreements that are pertinent to a specific plan are included in Section II of this document. Other parts of the Group’s agreements are more relevant to the City/JCC lease, or to a use permit that the City would eventually grant to the JCC, or will be memorialized in other documents of public record. E.Project Description This Specific Plan proposes a mixed-use development on approximately 21.57 acres. The main elements of the Plan are: Retention of all exi~tin~ school buildings except "Wing 2. Use and operation of all but Wing~ 10 to 30 by theJC____~C. Under City of Palo Alto zoning, the JCC can operate a co~nUnity center as a conditional use in a PF (Public Facilities) zone, which is the existing zone on the site. Membership in the JCC is open to the public. Some JCC programs are limited to JCC members. The remaining JCC programs are open to the public, usually on a fee or membership basis. Specific detailed arrangements for public access to theTerman and Gunn pools are described in Section II F of this Specific Plan. In addition, the Terman gym will be used selectively for City-operated programs. A schedule of these programs and dates will be provided in supplementary, documents. 3. A~location of 4,1 to 4.35 acres in the southwest corner o,i_the site (the triangular corner closest to the Hetch-Hetchy right-of-way~t6~A-{~S~f~d6r~Road)-for-80 to 92 units of assisted housing. 4. ~peration of the remainder of the site (approximately 10.12 to 10.47 acres) for public recreational benefit by the Cit~ of Palo Alto. 5. O.Reration. of.Win.~s’ 20 and 30 by the City for library and other con~nunity programs. I0 II.SPECIFICS OF THE TERMAN PLAN This section incorporates the essence and the bulk of the Terman Working Group Plan. Where and as noted in the text, some elements of the plan are reservedfor incorporation in the City/JCC lease or in the JCC’s future use permit. All aspects of implementation are in~ludedin Section IV of this Specific Plan. A.Site Ownership or Control I. The C~ty of Palo Alto will endeavor to purchase, lease, or otherwise obtain public controlof the entire Terman site through negotiation by City staff with the Palo Alto Unified School District. 2. A map of the Terman site showing the portion of the site allocated by the Group’s efforts to public parks (about 10.12 to 10.47 acres), the portion to be leased to the JCC (about 7.0 to 7.1 acres), and the portion allocated for PAHC housing (4.1 to 4.35 acres) is found on page 12 as "Exhibit I, Land Use Plan." B. City-Operated ~Communit~ Center 30 Wings. The City will operate a community center in the 20 and 2. Three-quarters of one of the two Wings will be operated as a library, and the remaining portion of that Wing will be used for a meeting/activity room. Expansion of the library, e.g., to all of one Wing, will be considered if sufficient community use is demonstrated and fundingis available, personnel. The library will be adequately staffed with trained !1 EXHIBIT 1 -LAND USE PLAN 12 4. The library will be open on a regularly scheduled basis (including evenings) so that the Terman community and the residents of Palo Alto Will be able to use the library on a regular and convenient basis. 5. The collection will be as broad as.possible and will reflect the needs of the community. The library will house about I0,000 volumes (basically paperbacks with hardback best sellers), a moderate number of current periodicals and newspapers, and sufficient reference materials to make the library generally useful to the community at large. City and JCC staff will rev.iew the JCC’s present -library collection, and the City may incorporate all or parts of it into the Terman collection. 6. A circulation terminal (CRT) is exPected to be available when the Terman library opens, as a tool for obtaining access to City-wide library holdings. Delivery service used by other City libraries will be available to and from the Terman library and the other City libraries. 7. The Terman library may not have a conventional card catalog. Further catalog developments for City libraries will be considered for the Terman library on an equal basis with other City libraries. City staff will develop and use multiple aids to facilitate Terman library use by the community. 8. Policies generally applicable to other City branch libraries will also be applicable to the Terman library. 9..The City ~ill offer City-r~n programs in the other of the two Wings. The City will initiate its efforts by offering programs which are expected to be w~dely accepted by the Terman community. Programs will be offered for people of various ages with .particular emphasis On programs for children aged 4to 13. The City will undertake a special promotional effort just before the community center begins operation, to inform all residents of Palo Alto, but particularly those residents in the Terman area,.of the opening of the community center and the programs which will be offered. I0. If there is insufficient space for the City-run programs on the Terman site, then the City will construct additional indoor space between Wings 20 and 30 (the City-operated community center), such space being substantially equivalent to the area of Wing I0 if she latter has been demolished (see Section II J entitled Traffic). The above depends upon demonstration of community use and ~vailable funding. 13 II. City. programs and services may also be developed in cooperation with the JCC and other community organizations; it being understood, however (I) that such cooperation will not reduce the City’s commitment to operate a Terman library and offerCity-run programs, and (2) fees charged for co-sponsoredprograms will be comparable to fees charged elsewhere in Palo Alto for comparable programs offered and operated by the City. C.Athletic Fields I. The City will provide and maintain athletic field area sufficient to accommodate two full-sized.(lO0 to 120 yards long x 65 to 75 yards wide) soccer fields and at least one softball diamond, For safety reasons, the soccer fields will not overlap the dirt portion of an~ softball diamond. 2, It is understood that a portion of the present athletic field area will ultimately have to be relocated to permit housing to be placed in the southwest corner of theTerman site (see Section II M entitled Housidg). The soccer fields and the softball diamond(s) should be positioned so as not to unduly interfere with the continued enjoyment of their property by the nearby residents (particularly the Pomona Avenue and Glenbrook Drive residents) or to constitute a hazard to the use of the JCC facilities. 3. The athletic fields on the Terman site will be. available to the public on the same basis as other City controlled athletic fields. 4. The athletic fieIds on the Terman site will also serve as open space.- D.Tennis Courts I.. The, City will retain four tennis courts on the Terman site. The tenniscourts will be maintained by the City in a manner equivalent to City tennis courts elsewhere. ’ 2. Relocation of the tennis courts to another area on the Terman siteis acceptable if~necessary.~o.~obtain a more favorable pQsit~oning~oflthe two soccer ~iel-ds,~.~the soft~all diamond(s) and theathletic field pa~king.i.._,if~i.~eloCated~ the tennis~courts~ishould be positionedso as not to unduly interfere with the continued enjoyment of their property by the nearby residents. 3. The tennis courts on the Terman site will be available to tLe public on the same basis as other City-controlled[tennis courts. 14 E,Basketball Courts I. The City will provide and maintain one or two outdoor, unlighted basketball courts. The court(s) will be available to the public on the same basis as other City-controlled courts. F.SwimminB Pools I. The. JCC will operate the Terman pool. 2. All those who reside in the Greenacres I homeowners’ area at the time the JCC commences operation on the Terman site (and who register during the registration period referred to below) will. have access to the Terman pool under the following conditions: (a) This acces~ will be provided during the summer swimming season (mid-June through.Labor Day) from I:00 p.m. tQ 6:00 p.m. on Mondays through Fridays, and from 12:00 noon to 5:00 p.m. on Saturdays and Sundays, (b) Non-JCC members having access to the Terman pool will pay fees comparable to thosecharged by the City at Other City-operated pools. (c) The JCC will institute a one-time-only pool access registration period for a limited time (e.g., three months) promptly after the JCC begins operation on the Terman site. Adequate notice will be given at least twice during the registration period to all Greenacres I residents. 3. The City will endeavor to enter into a long-term .lease with the School District for the use and operation of the Gunn High School swimming pool. (a) As long as the Gunn pool is available from the School District, the City will operate the Gunn pool during the summer swimming season (mid-June through Labor Day) on a basis comparable to its operation of the pools at the Jordan and/or Wilbur Middle Schools. (b) The fees charged at the Gunn pool will be the same as charged by the City at other City-operated pools. (c) Assuming comparable levels of use: (i) The hours of operation will be comparable to those at the Jordan or Wilbur pools. (ii) The City recreation department will offer a full range of swimming programs as offered elsewhere throughout the City by the recreation department° (d) In the event it becomes necessary for the City to consider closing its operation of the Gunn pool vs. closing the Jordan and/or Wilbur pools, consideration will be given to keeping the Gunn pool open because of the potential impact on the JCCo 4. If the Gunn pool becomes unavailable to the City,, then the JCC will continue to operate the Terman pool, but the public will then have access to the Terman pool during the summer swimming season (mid-June through Labor Day) on a basis comparable to. City operation of the Jordan and/or Wilbur pools at that time. (a) If at least two pools (other than the Gunn or Terman pools) are then operated by the City, use of the Terman pool by the public will be limited to the residents of the Terman neighborhoods only. Reasonable pool privileges for guests of the Terman residents will be provided. (b) The financial terms and conditions of public access to the Terman pool will be included in the lease to be negotiated between the JCC and the City. G.Gymnasium I. The JCC will operate the Terman gymnasium. 2. City-run programs: The City will offer City-run programs in the Terman g~nnnasium on a mutually agreed-upon evening among~he four evenings Monday through Thursday, as well as on Friday evenings and Saturday mornings. (a) City-wide sports "league play" (basketball, volleyball, etc.) will be offered by the.City at the Terman gymnasium. 3. City/JCC co-sponsored programs: City programs and services may also be developed in conjunction with the JCC; it being an~erstood, however, .that such cooperation will not drastically reduce or alter the City’s overall commitment to run programs on its own in .th~ Terman gymnasium. -(a) The fees charged to residents of Palo Alto for Cit~,-sponsored (but JCC-run) programs at the Terman gymnasium will be -L .~rable to the fees charged elsewhere throughout Palo Alto for .~ ~ .ble programs offered and run by the City. 4. JCC programs: Regularly scheduled athletic programs .. Fy the JCC at the Terman gyTnnasium will be open to the public ’, comparable to other City programs, 16 5. The City should endeavor to offer or co-sponsor with the JCC after-school recreational programs for school age children, particularly in the late fall and winter months. H.Jewish Community Center I. The JCC or an affiliate thereof will lease~its part of the Terman site from the City. The City/JCC lease, and a. use permit to be granted by the City, will sPecifY the terms and conditions of JCCuse and occupancy of its portion of the Terman. site. (a) The JCC initially requested-that it be permitted to purchase certain of the buildings (and adjacent grounds) on the Terman site. Subsequently, it relinquished that position and acquiesced in receiving a long-term lease of certain of the school buildings and various grounds adjacent thereto. To enable the JCC to amortize the l~ase-hold improvements it intends to make during the term of its lease, the initial term of the lease will be not less than fifteen (15) years, with a longer term depending on the value of the lease-hold improvements made by the JCC to the Terman site during its first five 15) years of Terman site operation according to the following schedule-: Lease-Hold Improvements Made During First Five 15) Years of JCC Lease Initial Term of Lease Up to $I,000,000 $1,000,000-$1,500,000 In excess of $1,500,000 15 Years 20 years 25 years (b) The JCC lease will be renewable at the option of the JCC if there has been substantial compliance by the JCC with all conditions of the lease and the use permit concerning the JCC’s use of the Terman site. (c) Before renewing the lease the City.will hold a public hearing to determine if there has been substantial compliance with the lease and the use permit. However, to protect the JCC from unfounded allegations of-non-compl~ance, the only matters which can be reviewed by the City at the public he~ring will be allegations of non-compliance which have been preceded by a formal complaint filed, contemporaneously with the allegedly non-complying event, with the City. The need for a publ~ic hearing and the requirement of filing a formal complaint before any allegations can be considered at the public hearing will be made known, in some appropriate manner, to the Terman area residents for two (2) and four (4) years before termination of the initial JCC lease. 17 (d) The term of the renewal lease (if the lease is renewed) will be equal to the term of the initial lease as determined pursuant tothe above schedule, 2, The hours of operation of the JCC facilities on the T~rman site .will be subject to a use permit granted by the City and in the City/JCC lease. 3, The JCC will at all times comply with the Palo Alto Noise Abatement Ordinance. (a) The JCC will make every effort to prevent annoyance to, or disturbance of, the residents in the Terman neighborhoods. (b) The JCC will not permit loud or amplified music (particularly of the types known as "disco" or "rock" music) or other sound to be played or generated on the Terman site if. such music or sound would reasonably be anticipated to disturb the nearby residents. (c) Details relating to JCC compliance with the City’s Noise Abatement Ordinance will be contained in the use permit and in the City/JCC lease. (d) Means for controlling noise associated with parking in the parking spaces adjacent to the Pomona Avenue housing are set forth in Section II,K entitled Parking, Paragraphs 7 and 8. 4. The JCC will endeavor to obtain additional offrstreet parking for special events (when on-site parking is likelyto be inadequate) in order to minimize parking on neighborhood streets adjacent to the Terman site, 5. Any modificaton of existing Terman buildings or any new - on-site construction or demolition by the JCC will be subject to all City review ~nd approval procedures (including notice to residents in accordance with .adopted City procedures), 6. The JCC will obtain specific City approval and permits as necesary for major events it intends to hold on the public portions of the Terman site. The JCC will be subject to all requirements applicable t.o other applicants and will not be given preference because it is occupying facilities on the Terman site, 7. The Jcc will comply with all City codes and ordinances and with the requirements of the Chiefs of the Palo Alto Fire Department and inspectional Services Division. 8. The City will include in any lease agreement with the ,]CC, or in the use permit issued to the JCC, restrictions or te~ms and conditions which the City deems necessary to ensure that theJCC will 18 use the Terman site in a manner which does not. unduly annoy or disturb the residents in the Terman community, 9. Classes or programs offered by the JCC which are open to the publicmay be at non-member~rates. J.Traffic I. There will be no roadway completely encircling the Terman buildings. 2. Access to the Terman site will~be via a single entry/exit located opposite Donald Drive at the existing traffic light. 3. Except for fire, paramedic, and police vehicle access during emergencies, Glenbrook Drive will remain closed to automobile entry at the boundary to.the Terman site. 4, Wing I0 will be removed to provide ~dditional space for the entry road to the housing area and the athl-etic fields. When the entry road into the Terman site is relocated in accordance with Paragraph ll,J,2 above, every effort will be made to save. the tall trees presently standing at the front of the Terman site, 5. A~r~priate signs will direct the way to the various facilities on the Terman site. 6. Bicycle lanes and pedestrian paths will be placed along the length of the entry road that leads to the athletic field area. 7. There will be no change to the existing bike path on the Hetch-Hetchy right-of-way. 8, One or two narrow passageways will be left or created in the fence along the Hetch-Hetchy right-of-way ~o as to permit pedestrian and bicycle access to the right-of,way. 9. Any widening of that portion of the entry road into the Terman site (that leads to the athletic field area and the housing) adjacent to Wings 20, 30, and 40 will be in a direction toward the Wings {i.e., in a direction away from the Dewitt property and the Ruth Woods Nursery School thereQn). (a) A solid wall will be erected along that portion of the Dewitt property l.ine adjacent to the entry road by Wings 20, 30 19 and 40 so as to lessen the impact of traf.fic along that portion of the entry road on the children attending the nursery school. This wall will be constructed at the same time as the wall described inparagraph KT(b), below. K.Parking I. There will be approximately 160 parking spaces for the .JCC/City community center use. 2. With the exception of all housing parking and limited van and handicapped parking for the JCC, the remainder of the parking spaces on the Terman site will be on a first-come, first-serve basis. 3. An additional 60 parking spaces (some of which may be along, the’entry road) will be placed convenient to the athletic facilities. 4. Site planning will attempt., to the extent possible, to minimize placement of parki.ng spaces on present open space areas. 5. There Will be I-I/2 parking spaces .per family housing unit and 3/4 parking space per elderly housing unit, to a maximum of 120 parking spaces within the housing area, 6. Housing parking spaces need not be covered. 7. Parking spaces between the present residential housing on Pomona Avenue and the present Terman buildings w~ll not extend beyond the Arastradero end of the cafetorium. (a) This paragraph 7 will be accomplished within one (1) month of the JCC’s receipt of a-certificate of use and occupancy pursuant to its long-term lease of the Terman site. (b) A solid wailwill be erected between such parking spaces and the adjacent Pomona Avenue housing to protect the nearby Pomona Avenue residents from noise and the headlights of cars parked in such parking spaces at night. The wall will extend southeasterly to meet a similar wall constructed as an extension of the most easterly wall of the present music building. (c) The wall for such parking spaces will be not less than 20’ from the nearest. Pomona Avenue housing property line. The parking spaces will be not less than 40’ from the nearest Pomona Avenue housing property line. The final plans for the wall and parking will be subject to all City review procedures, including the Architectural Review Board. (d) The JCC may propose alternative designs to accomplish the objectives.of Paragraphs 7(b) and 7(c) above provided 20 such alternative designs (i) meet City standards and (ii) are not disapproved by more than 25 percent of the households ~f the houses located on the Terman Middle School side of Pomona Avenue between Arastradero Road and Glenbrook Drive. 8. If, after completion of the wall and the parking area according to Paragraphs 7(b} and 7(c) above, or the alternative design therefor according to Paragraph 7(d) above, it is objectively determined applying City standards that noise and intrusion on the nearby Pomona Avenue residents have not been effectively muffled, then an automobile barrier will be constructed-which will restrict parking and other traffic along the roadway between the Pomona Avenue residences and the JCC when the barrier is in use. {a) The barrier will be located across the roadway at a location between the building previously used as the Terman Middle Schoel library (presently proposed by the JCC to become its main lobby) and the nearby Pomona Avenue residences. (b) The JCC will put the barrier in place at or before 7:00 p.m. nightly in order to limit access to parking spaces along such roadway to JCC staff only. (c) The JCC need not put the barrier in place on those evenings when it deems the non-housing parking spaces elsewhere on the Terman site to be inadequate to meet the reasonably antic.ipated parking needs for the JCC programs being offered that evening (due consideration being given to the parking needs for the programs being offered that same evening at the City-operated community center). 9. Site planning will attempt to discourage, to the extent possible, park.ing along Pomona Avenue, Glenbrook Drive, Donald Drive, and other nearby residential streets. 10. There will be no parking spaces on the Hetch-Hetchy ri ght-o f-way.. II. All parking for the family/elderly housing will be within the 4.1 to 4.35 acres allocated to-housing. L.Lighting I. Any new exterior lighting will not unduly intrude on nearby residential areas. possi bl e : (a) Newly added lighting will be, to the extent (i) low level in height (relative to adjacent structural elements on the site), 21 (ii)~ of sufficient intensity for the intended purpose, but not more than is needed for such purpose, and (iii) directed away from nearby residential areas. 2. New safety/security l.ighting wil.l be permitted, but will comply with..Paragraph 1 above. 3. No artificial lighting.(except low-level safety security lighting) will be installed for any athletic facilities (excluding the pool). (a) Any newly added pool lighting will also comply with Paragraph 1 above. 4L Lighting along the main entry road to (but not including) the housing area and up to the athletic field parking area will meet ,(but not exceed) City standards for neighborhood streets. M.Housing I. 4~I to 4.35 acres, i-n the southwest corner of the Terman site located closest to the HetchrHetchy right-of-way, Ynigo Way, and Arastradero Road, will be allocated to "affordable" housing. 2. A maximum of 80 family housing units (or their equivalent)to a maximum of 92 family and senior/handicapped housing units, will be developed on the Terman site. (a) 80 units is based on all units being family units of two to four bedrooms each, (b) 92 units is based on 68 family units and 24 senior/handicapped units (less than 30% seni.or/handicapped units). (c) A total number of housing units between 80 and 92 will be acceptable if, for each family unit reduced below 80, not more than two senior/handicapped units are added. (d) The senior/handicapped housing units, if any, will be studio or one-bedroom units, (e) A greater number of units will not be permitted even though an-RM-3 zone (or other zone permitting a greater housing density) is eventually applied to the housing area. 22 .(f)* An estimated 230 to 240 persons will eventually live in the housing, as shown in the table below: Based On 92 units 80 Famil~ Units (68’""Famil~’02413 Senio.~....)Adults 120 Pre-school children 30 25 Children K-12 90 75 Total 24--4-0-23----0- Source: Palo Alto Housing Corporation, February 27, 1981. (g)* There will be certain restrictions;on who may live in the housing. Occupancy preference will be given to individuals and families who live or work (or havebeen promised a job) in Palo Alto. This will be accomplished by affirmative marketing through Palo Alto employers, so as to insure.a-broad pool of applicants, including all minori’ties. The restrictions will apply at initial rent-up or sale, as well as upon vacancy (turnover or resale) of one or more units. 3. The following physical factors will govern any housing development, irrespective of any actual zoning later applied: (a) The daylight plane will be as described in Palo Alto’s RM-2 zone. (b) Lot coverage will not exceed thirty-five percent (35%), provided that if carports.are constructed, up to 5% additional lot coverage will be allowed for that purpose only. (c) Building height will not exceed thirty-five (35) feet. An attempt willbe made to limit the number of structures over two stories high, particularly adjacent to existing off-site housing. (See page 25, Section III A, 3.) (d) There will be a maximum of 120 parking spaces, none of which are required to be covered. (See Section II K, entitled Parking, page 20.) 4.The final housing plan will:. (a) Take cognizance of the adjacent housing (particularly on Ynigo Way and adjacent properties along Arastradero Paragraphs 2(f) and 2(g) were not part of the Terman Working Group Plan. 23 Road) and provide features to minimize the impact of the housing development on these neighbors. (i) No housing unit~ will be built within forty (40). feet of the southwesterly boundary of the Terman site from the proposed entry road to the. farthest edge of the Ynigo Way properties (see the Housing area on the map in Exhibit I). (x) In developing the final housing plan for the Terman site, the PAHC will endeavor to provide additional distance (between the adjacent residential housing and the housing units) over and above the forty (40) feet specified inthis paragraph if such additional distance can be achieved without adversely affecting other aspects of the final housing plan. (y) The roadway and parking spaces for the housing can pass through, and be within, this houwing-unit-restricted area, (ii) Sufficient landscaping will be installed between the housing units and the adjacent residential, nursery school, and church properties to soften both the v~sual and potential noise impact Of the housing on such properties. (b) Avoid erecting essentially a solid wall-of houFing abutting the Hetch-Hetchy right-of-way, 5. The final housing plan to be developed on the Terman site will be subject to all City review and approval procedures (including review before the Architectural Review Board, the City Planning Commission, and the City Council). N.Consistency In the event thereis any inconsistency between this Section II and any other section of this Specific Plan, the wording of this Section II shall control, except that the effective date of this Plan shall be as provided in Section IV. 24 III.ELEMENTS OF THE SPECIFIC PLAN AND RELATION TO PALO ALTO COMPREHENSIVE PLAN The following discussion is arranged in the same order as are various elements within Palo Alto’s adopted Comprehensive Plan, 1980-1995:. Housing I.Land area and location "Affordable"~housing, as defined in the Comprehensive Plan, will be developed on 4.1 to 4.35 acres, in the corner of the site closest to the Hetch-Hetchy right-of-way and Arastradero Road. 2.Number and kind of units A maximum of 80 to 92 dwelling units will be built~ Such units may be rental, for sale, or a combinationof both. "Eighty" units is based on all units being for families. "Ninety-two" is based on a maximum of 30% for elderly (a City Council guideline), with two elderly units substituted for each family unit. Hence 92 = 68 family + 24 elderly units. There is no required breakdown as to number of one-, two-, three,, or four-bedroom units, Under current federal guidelines~ at least five percent of the units would have to be three-bedroom-or larger.. The remainder of the family units would be two-bedroom. The senior units, i.f any, will be one-bedroom or studio units. If Community Development Block Grant funds are used in acquiring the site, then at least 51 percent of-the units will be low and moderate income housing as defined by the U.S. Department of Housing and Urban Development (HUD). An estimated 230 to 240 persons will live in the housing (see-Section II, M, 2(f) of this Plan, page 23). 3.Building envelope Three aspects of the RM-2 zone will govern irrespective of actual zoning later applied: (a) 35-foot height limit. (b) 35 percent lot coverage (provided that, if carports are constructed, up to 5% additional lot coverage will be allowed for that purpose only). (c) Daylight plane as described in the RM-2 zone. (See Section II M,3, page 23.) 25 .4.Parking All parking for the housing will be within the confines of the 4oi to 4.35 acres. 5.Buffers The new housing will keep its distance from, and show special respect for, the existing housing on Ynigo Way. See Exhibit I, page 12; and see Paragraph II, M, 4 (a) on.page 23. 6.Zoning The housing need notbe developed under a PC (Planned Community) zone. Rather, it Can be developed under an RM (multi-family) zone (possibly RM~3), recognizing that certain more restrictive aspects of the RM-2 zone, as spelled out in Paragraph If.I, A, 3 above, will apply irrespective of the RM zone eventually applied to the housing area. 7.Relation to housing element of Comprehensive Plan The Comprehensive .Plan sets three housing objectives: first, to’maintain the character and physical quality of existing neighborhoods; second, to maintain a diversity of housing opportunities in Palo Alto; and third, to increase the housing supply, especially for individuals and families who earn low and moderate incomes and for those who work in Palo Alto. (Palo Alto Comprehensive Plan, February 2, 1981, page 5.) There is already some diversity of housing types along Arastradero Road. This mixed-use Plan will enhance that variety by adding a number of "affordable" Units as that term is defined in Palo Alto’s Comprehensive Plan, page 12. Policy 7 of the housing element encourages "the development of housing that low-, moderate-, and middle-income households, especially those with children, can afford.-" Policy 9 of the housing element specifically encourages the City to "participate in low- and moderate- income housing programs financed by other levels of government." Housing Program 14 asks continuation Of "the Land Bank Program for purchasing parcels for housing development for low- and moderate-income families and seniors." Housing Program 20 notes that the City will "continue to support the Palo Alto Housing Corporation in the provision of low-, moderate-, and middle-income housing." This Specific Plan carries out each of the above objectives, policies, and programs. Further the Specific Plan does not. conflict with any objectives, policies, or programs in the housing element. .. 26 An amendment to the housing element adopted by the City Council in September 1981 schedules £he land for the housing units at the Terman site to be purchased during calendar 1982, and projects construction of the units in 1984 (reference: CMR:424:I, Exhibit no, 2, page 3, program 14, landbank). Employment,. I.Number employed in past A number of persons have been employed on the Terman site since the construction and initial occupancy of the school. At its maximum enrollment in19~7-68, the Palo Alto Unified School District employed 94 persons on the site. In its final year as a Middle School, 1977-78, 60 persons were employed at.Terman. Of.those 60, 40 were certified, 18 were classified, and 2 were hourly workers. Number likely to be employed (a) Housing A manager and a maintenance person are likely to be employed on the housing portion of the site, and may also live on the site~ As with any group of housing units, movers, contract maintenance persons, gardeners, and repair persons are likely to come onto the site at any time, but in very small numbers. All other persons who work on the site are likely to be employed.by either the City of Palo Alto or the JCC. (b) City The City programs are at their peak enrollment in April-May and October-November (see Exhibit 2, in the appendix). However, since the JCC’s peak months will be June, July, and August (see Paragraph "c" below), the July employment projections are the most relevant in calculating overall employment on the site. In July, the maximum number of employees-and volunteer staff used in organized City programs will be 2 full-time library staff and II to 13 part-time staff as follows: library : 2 to 4; softball and gym = 2; recreation/instruction classes = I; tennis = I; arts and sciences =.I; and Little League volunteer coaches = 4. Overall, the Terman programs will add 2 person-years in full-time regular employees and 1.25 person-years in temporary employees to the City staff, all in the library. No City staff need be added in Recreation or in Arts and Sciences for Terman programs. 27 The JCC programs are at their peak in the months of June, July, and August. The JCC estimates that 2,488 site visits will be made during July, and the same number in August (see Exhibit 3). These numbers are not readily comparable ~o theestimate of. staff site visits supplied by the City, primarily because (unlike the City) the JCC will have its main administrative offices on-site. The figures below summarize the JCC’s employment informa’t~on from Exhibit 3, page 3. No. of JCC Employees at Work on ......an Average Da:Y In A’~,’ril In Ju~ly 1980-81 staff at Ortega, plus Zohar Dance and summer camp at Terman FULL TIME PART TIME TOTAL 34 60 14 12 4-2 72 Projected at Terman, "Probable" FULL TIME 38 64 PART TIME 19 20 TOTAL.~8-’~" Projected at Terman, "Maximum" FULL TIME 49 84 PART TIME 23 21 TOTAL T2-TO-~- Thus, JCC now employs 48 to 72 persons, depending on the time of year. At maximum, JCC employment at Terman would grow to 72 (April) to 105 (July). The maximum community-wide employment increase for JCC is thus 24 in April and 33 ~n July. (d) The total number of employees on the Terman site during the peakprogram period (July) is expected to be 99 to 122, as follows: .Probabl e Maxi mum Housing (PAHC)2 2 City 13 15 JCC 84 105 TOTAL 9--~"~ 28 3.Relation to .employment element of Comprehensive Plan The introduction to the employment element (Palo Alto Comprehensive Plan, February2, 1981, page 18) voices the communitY’s concern that emplbyment growth in the last 20 years has far outdistanced the amount of new housing. This has created a jobs-housing imbalance and has resulted in workers having to travel increasing distances from their homes to places of employment in Palo A1 to. Thus, one major objective.of the employment element is that, along with commercial and industrial construction, housing also will be provided. Another objective of the ~mployment element is to "reduce employment potential.." Although the projections provided by the City and the JCC indicate that employment on the site will increase over what it was during the use of the site for public school purposes, it should be recognized that the highest employment potential would occur were the Terman school buildings to be leased by the School District to a higher level of government for office use, as the Cubberley buildings were leased to the U.S. Geological.Survey. The net increase in jobs is minimal because those persons are already working in Palo Alto either for the City or for the JCC. Another objective of the employment element is to "maintain low employment densities where feasible." It is clear from Section III,B,2 of this Specific Plan that the employment densities on the Terman site are quite low. During its use as a school, employment on the site ranged from 2.8 to-4o3 employees per acre. Under the uses authorized by the Specific Plan, overall employee density will range from 4.5 to 5.5 persons per acre during the peak month (July). This compares with employee densities of 16 persons per.acre at Syntex and 50 persons per acre at Hewlett-Packard’s new world headquarters building.. Other employment objectives (pages 18 and 19 of the Comprehensive Plan) do not deal directly with the kind and small amount of employment that will be generated by reuse of the Terman site. However, on page 21 of the Comprehens.ive Plan, Policy 2 "encourages the Construction of more housing, primarily on or near industrial and commercial sites...so that more people who work in Palo Alto can live here." To the extent that the Terman site will provide housing for people employed in Palo Alto, and further, to the extent that some of those employees may work at nearby companies in the Stanford Industrial Parkor at the United States Vet6rans Administration Hospital, the Terman Specific Plan meets the intent of employment Policy 2. 29 In general, the Specific Plan carries out the objectives, policies, and programs of the employment element. C.Transportation 1. Relevant, Objectives Transportation objectives (page 24, Comprehensive Plan) include discouraging the flow of traffic in neighborhoods, protecting residential neighborhoods from through traffic and especially .commuter traffic, and serving the transit-dependent .population. To determine how effectively the Terman Specific Plan meets the obj.ect~ves of the Comprehensive Plan, this section looks at both the proposed physical layout of the site and at the number of "peak perimd" (4-6 p.m.) automobile trips expected to be generated by use of the site. 2,Parking demand The Palo Alto. Unified School DistKict provided approximately 130 parking spaces on the Terman site. Since the most recent number of School DiStrict employees on the site was. 60, and the maximum was 94, it is clear that the parking spaces were provided to serve others in addition to School District employees.- These "others" included volunteers working at the school, visiting administrators or visiting certified employees; citizens comi.ng to special programs or activities held at the school, day or evening; and users of the swimming pool, gymnasium, tennis courts, and other athletic fields and facilities. It is difficult to accurately project the number of automobiles that will be parked on the site by users of a cumulative variety of activities on an average day during the projected peak enrollment month (July). The City and the JCC have projected total.program aztendance and staff site visits, by month. It may be possible after empirical experience to relate the number of persons attending JCC- .and City-sponsored programs on an average day during the maximum enrollment periods to the maximum number of parking spaces needed. The City’s Department of Social and Community Services believes that trips to or from the site, either by the program participants or by staff, are likely to be spread throughout the day, approximately as follows: 3O Division/Program Art and science classes Time of Visit 3-5 p.m, Library services Baseball All day, depending on closing time Weekends,.some afternoons; April, May, June Gym leagues Evenings,.October to March Recreation/instructional classes Youth soccer 3-5 p.m. and evenings Weekends, some afternoons; September through December Softball Same as baseball, except April through September Tennis Mornings after 9, afternoons before 5, (and Summer afternoons to 8 p.m.) Further, depending on the time of day, the nature of the program activity, and the characteristics of the program clientele, the proportion of staff and participants who come by automobile vs. those who come on foot or by bicycle will vary. The case is made above that parking demand is extremely difficult to project. Nevertheless, when alternative site plans were being drafted for the Terman site in July and August of 1980, the City staff was able to estimate, based on its experience at other sites, that between 16 and 30 parking spaces would be needed for person~ using theathletic fields, and another 24 spaces should be provided as sports-overflow parking. Eventually, it wasestimated that 60 parking spaces were needed for sports (see Section II,K,3). Estimates were also made of the number of parking, spaces that should be provided, not only for the employees, but also for the users of the JCC and city facilities. Thus, in Section II K of the Specific Plan, "Parking" (page 20), it is determined that there will be approximately 160 parking spaces for JCC/City community center use; that an additional 60 parking spaces (some of Which may be along the entry road) will-be placed convenient to the athletic facilities; and that all housing parking will be located within that portion of the site devoted to housing.. 31 3.Trips generated The City staff has generated peak period traffic estimates (for traffic entering and leaving the site 4-6 p.m.) based on CalTrans data and the assumptions below: (a) During 9 months of the year, 95% of all full-time JCC and City employees will arrive one person per car and will arrive and depart the site between 4-6 p.m. Because a large number of thee. summer employees are of high school and college age, and because the weather is clear, the percentage ofemployees coming by car drops to 60% during the summer peak employment period. (b) One-fourth of the part-time employees and volunteer staff associated with JCC, community, and recreational programs will either arrive or depart during the evening peak period. (c) The housing development will be built as-family housing (80 units total). It should be recognized that during any peak period (for example, evening peak hour) some cars will be leaving the. site (for example, JCC administrative employees), while other cars will be entering the site.(persons coming home from work). The following table of trip generationestimates is explained in the footnotes and paragraphs following the table. The conclusion, then, is that the total number of cars,both entering and leaving the .site during the evening peak will be 295 (see Exhibit 5, page 33).. This number represents about 8.8% of the 1977 evening peak on Arastradero Road (3,340 vehicles--see Exhibit 6, page 36). The 1990 peak is assumed to be 25% higher based on the Comprehensive Plan’s projected~25% increase in 24-hour traffic. Thus, 3,340 x 1.25 = 4,175. And 295 - 4,175 = 7.1 (the percent that Terman traffic will be of the projected 1990 peak period). Note that the above percentages (7.4 to 8.8%) are the projected percent that total Terman traffic will be, of total evening peak period traffic. These percentages-do not represent a projected percentage increase in peak hour traffic.---’~-~-~example, assume that, at present, 40 vehicle trips are made into and out of the e~-~-~-~an site during the 4 p.m. to 6 p.m. peak. Subtract these existing trips from the future traffic projection: 295 - 40 = 255. This 255 represents the increase over current levels..255/3,340 = 0.076; and 255/4,175 = 0.061. Thusthe projected increase in Terman traffic represents 7.6% of the current.peak, and 6.1% of the 1990 peak inthis example. 32 Projected Traffic Exhibit 5 Evenin9 Peak.period~...4-6 p~m.,.Average Day, Peak..Month(July) Trips Generated Daily .~4-6 p.m.(l) (15%) Use !Recreational, athletic--all uses including pool and gym: ¯40 trips/acre x 11.5 acres.(from CalTrans District II, p. 31-P) JCC non-recreational aF~ivities, except senior adult services Staff visits July 1,844 Attendance visits July 7,400 460 7O Total visits July 9,244 Total visits daily = 9,244 ÷25 : 370(4) ’SCS Arts & SciencesProgram (6). " Staff visits July 16 Attendance visits July~ 130 Total visits July 146 Total visits daily.= 146 ~-22 = 7(4) S Library Staff visits July Patron visits July 159 625 Total visits July 784 Total visits daily = 784,’--22 = 36(4) Housing (5) 80 units x 5.7/d.u. (CalTrans 04, Report 10, Table ¯ All uses -- Total 740 (3) 14 72 456 1,750 Iii (i5 ) 2 (33%)(2) 25 (1.08 trip/d.u. ) 86 295 33 Footnotes to Exhibit.5 (1) (2) (3) (4) (6) Peak period trip generation data, when not directly available from specific studies, can be approximated as a percentage of daily trips: 15% of daily trips is a conservative estimate of trips generated between 4-6 p.m. Since the library will only be open-6 hours per day, it is assumed that 1/3 of the total daily trips will occur between 4 and 6 p.m. Each visit is assumed to be made by.one vehicle which enters and exits, thus generating two trips. The total will be decreased by shared rides and by use of. other modes, but it will be increased by other trips to and .from the site not related to the once in-once out trips of the in~nediate user--s-(e.g., service trips, lunch trips, drop-offs and pick-ups., etc.). For lack of other information, it is assumed that these increase and decrease factors are the same order of magnitudeand will approximately cancel each ~ther. JCC estimated, that a.typical weekday’s visits would be most accurately calculated as monthly visits divided by 25; and SCS, monthly visits divided by 22. The appropriate daily rate for condominiums would be 6.7 trips/ d.u., and 5.7 trips/d,u, for general apartments. The lower figure has been used since this ~s subsidized housing which has a lower vehicle ownership rate than normal. Peak hour trip generation is 0.7 trip/d.u., with City ~taff data indicating 1.08 trips/d.u, between 4-6 p.m. (19% of Average Daily Traffic). According to the JCC, all their non-recreational activities will end or begin sometime .between 4 and 5 p.m. except, the "senior adul~ services." The City’s arts and science program ends at 5 p.m. and the library is expected to be open between 4 and 6 p.m. This information was used in estimating staff and participant trips to no____~n-recreational activities. From the above information and the table, it is estimated that, of the 138 peak period trips attributable to the JCC and SCS no___9_n-recreational uses, about 110 of these are generated by the attendees (users). Source: City of Palo Alto, Transportation Division, January 6, 1982. 34 4.Traffic on Arastradero Road Peak hour and all-day-traffic counts were taken at two locations on Arastradero Road. One count was made while Terman was in its last year of operation as a school. Two counts were made after Terman was closed. The table below shows the results of the counts. ¯ All figures represent vehicle trips flowing in bot_.__~h direction~. Page 27 of the Comprehensive Plan~shows projected traffic volumes for 1990. Based on an assumption that 2% of all trips will be made on transit, the projection for Arastradero Road west of El Camino Real is for.21,O00 vehicles per day (a 25% increase over the current average daily traffic). The above figures suggest that a four-lane street like Arastradero Road is operating at an acceptable level.of service except near Foothill Expressway. By itself, the road can handle considerably more traffic, but at some increased risk to the bicyclists and pedestrians (many of whom are students) who use or cross Arastradero Road. Increased traffic on Arastradero Road will eventually result in a reduced level of traffic service. This is because major constraints will still exist at the intersections of Arastradero/ Foothill Expressway and Arastradero/El Camino Real. Put another way, any increases in traffic along Arastradero Road (including those increases resulting from the re-use 6f the Terman site) will have their most pronounced effect at the two major high-volume intersections at opposite directions from the Terman site: Arastradero/Foothill and Arastradero/El Camino. At this time, City staff does not have the necessary data to determine.what the quantitative impacts on these intersections will be. 5.Relation to transportation element of Compr~hensive.Plan Policy 4 (page 31 of the ComPrehensive. Plan) calls for "reducing through-traffic on residential streets." In this respect, it should be noted ~hat the Terman Speciffc Plan does not permit Glenbrook Drive to be used as an access to the site. Keeping the "dead end" on Glenbrook Drive will, more than any other factor, keep Terman-generated traffic on Arastradero Road and prevent that traffic from traversing the Greenacres I neighborhood northeast of the site° 35 0_.2 1976-77 TRANSPORTATION CITY OF PALO ALTO, - MAJOR STREET 24 HOUR COUNTS DIVISION CALIFORNIA TRAFFIC EXHIBIT FLOW 3100 M~DDLEF|ELD RO. LOS ALTOS Similarly, the new housing .neighborhood created on the site will be located at the end of a cul-de-sac that will access Arastradero Road at a traffic signal opposite Donald Drive. Thus, there will be no possibility for traffic to go throughthe new residential neighborhood to be built on the site. In addition, any traffic generated by any of. the activities on the site will tend to use Arastradero Road (that is, to stay on the arterials) to reach either El Camino Real or Foothil] Expressway~ except to the extent that people in the Terman neighborhoods and Barron Park may use their automobiles for transportation to the Terman facilities. The following appears in the text of the City’s Comprehensive Plan (page 31): "It is not possible to discourage all through traffic from filtering through residential neighborhoods, but deterrents will be applied where practical along with measures to reduce peak-hour traffic Congestion...’" Belowthat paragraph is a map of projected locations where there will be.peak hour traffic congestion in 1990. The map shows that the intersection of Arastradero Road and El Camino Real is expected to experience "tolerable delays," while the intersection of Arastradero Road at Foothill Expressway is expected to be "heavily congested.." Peak hour traffic congestion will be somewhat ameliorated, and traffic safety along Arastradero Road. will be improved by (I) installing a single entrance to the Terman site opposite the. intersection of Arastradero Road and Donald Drive and modif)ing the existing traffic signal; (2) by ~ynchronizing traffic flow by making traffic signal adjustments along Arastradero Road; and (3) by adding a traffic signal between the Terman site and Foothill Expressway at the intersection of Miranda and Arastradero. The Miranda signal has been installed, and its operation will be tied directly to the signals at Foothill Expressway and Arastradero Road. Transportation Policy I0 (page 33, Comprehensive Plan) seeks to "reduce employee or com~auter parking in’residential neighborhoods." The single vehicular entrance to the Terman site, the proposed location of pedestrian entrances to the JCC and the City-operated community Wings, and the proposed number and location of parking spaces are expected to be extremely effective in keeping Terman-related automobiles from parking in adjoining residential areas. Program 30 of the transportation element seeks to "update the zoning ordinance periodically to reflect changes in the 38 ratio of compact cars to standard-sized cars." To the extent that that objective is accomplished, it-may be possible to restrict the amount of paving and parking area on the Terman site, yet moderately increase the number of automobiles that can be parked in the paved areas. Several policies in the transportation element refer to improving mass transit and increasing transit ridership. In response, Santa Clara County Transit Route 88 (the "southern loop" called for by the PAMtrans study in 1975) was put into service in July 1980. It Passes the Terman site and should prove very effective in transporting people from their homes on the Terman site to jobs in the industrial parks, or, conversely, in transporting users of the Terman facilities from their homes to the Terman site. The bus route runs generally along Arastradero westerly to Hillview, and back to Foothill Expressway; or it runs along Arastradero westerly to Miranda, turns northerly to pass in front of the Veterans’-Hospit~l, intersects Hillview to Hanover, and continues on Hanover to California Avenue {thus passing through the Stanford Industrial Park). It proceeds northerly on California Past the Industrial Park and through the California Avenue shopping area to.the S.P. depot. From there it travels southeasterly to Page Mill-Oregon Expressway, turns northeasterly as far as Cowper, where it turns south on Cowper and then continues east on Colorado to Greer, comes back to Louis Road, and then proceeds onto Fabian {through a second industrial area) before returning to Charleston and to Arastradero. Buses on the southern loop run in both directions. (See map, Exhibit 8, page 69.) On page 34 of the Comprehensive Plan, Policy 12 "promotes bicycle use." The map on page 35 of the Comprehensive Plan shows the existing bikeways-along Arastradero Road in front of the Terman site and along the Hetch-Hetchy right-of-way between the Terman site and Alta Mesa Cemetery~ The bikeway on the Hetch-Hetchy right-of-way crosses Adobe Creek via a bike bridge into Los.Altos. Transportation Program 36 asks for continuance of the requirement that there be storage and locking facilities for bicycles at, among other places, recreational facilities. The text notes that "the zoning ordinance requires bicycle parking facilities in any new development." Transportation Program 37 states "make improvements in pedestrian-bicycle safety to make it easier for students to get to school as travel patterns change because of school closings." The text notes that "the City will work closely with the community and School District to determine appropriate traffic solutions when closure occurs...Major traffic conflicts can occur when large numbers of students cross busy intersections on bikes.or on foot." .The new traffic signals .at Arastradero Road and Miranda, and the proposed traffic signal modification at Donald Drive and Arastradero, are 39 examples of changes that will reduce automobile-pedestrian-bicycle conflicts. In addition to the existing bike routes on the Hetch-Hetchy right-of-way and Arastradero Road, the-Terman entry road will have bike lanes alongside (or separate bike paths) so that bicyclists may ride safely into the Terman site. Further, it has been determined to retain the present breaks in the fence between the Terman site and the Hetch-Hetchy right-of-way so that bike traffic using the Hetch-Hetchy can enter or exit the Terman site easily (see Section ll,J,8 of this Plan). Bike storing and locking facilities are required by the City’s zoning ordinance for the housing development and will be required of the JCC as well. Sturdy, lockable bike racks will be provided at Wings 20 and 30 and at the sports field parking area,.by the City. The Specific Plan, then, carries out each of the above objectives, policies, and programs of the transportation elementL Further, the Specific Plan does not conflict with any objectives, policies, or programs in the transportation element. D.Schools and Parks 1.Statements in the Comprehensive Plan "Schools and parks are combined into one section of the Comprehensive Plan because their natures and uses are closely related." This Specific Planfor the Term&n site brings home the reality of that closeness. On Page 37 of the.Palo Alto Comprehensive Plan, both the text and the chart recognize and confirm the declining enrollment and the inevitable school closures faced by the Palo Alto Unified School District: ."In the 1980-81 school year, the District operated 14 elementary schools, two middle schools, and two h4gh schools. In she previous three years, the District had closed i/3 of its schools at each level." Enrollment in 1969-70 was 14,873. In 1980-81 it was 9,442. By 1989-90, enrollment is projected to decline to 6,306. (Source: Palo Alto Unified School District, August 1980.) Relation to the schools and parks element of the ComprehensivePlan The Comprehensive Plan states, in looking at Closed schools, "The City must look at the effects upon outdoor and indoor services and programs it offers at school sites, the potential uses of the sites of closed schools, and the possible effects on the neighborhoods, traffic, and safety. The objective of the schools 4O section is that reuse of a school site be compatible with the neighborhood and with the objectives and policies of the Comprehensive Plan." Policy 2 states, "Give priority to affordable housing, parks, community facilities, and ~xisting community uses in considering the future of closed school sites." This Specific Plan is a mixed-use plan that addresses each of the three areas cited in Policy 2. Housing (80to 92 units for 230 to 240 persons) will be provided on 4.1 to 4.35 acres of the 21.57 acre site.. Approximately 8 acres will be kept open as park-like recreational fields. Another 2 to 2.5 acres-will be devoted to public roadway, parking, and the maintaining of at least two school Wings for library and other social and con~nunity services to be provided by the City. The proposed reuse of the site al~o accommodates Policy 3 which states: "Provide park facilities within walking, distance for residents living within the urban portion of Palo Alto..." In addition to the above, the mixed-use plan provides for a JCC-operated community center, open to the public on a membership or fee basis, on approximately 7.0 to 7.1 acres of land, and using all of the Terman buildings except Wings 10, 20 and 30. The text of the Comprehensiv.e Plan schools and parks element says that "the most practical and acceptable potential use for closed school sites include housing, parks, and community facilities.,.Some school sites, especially those far from a City park and those with speci~l facilities, provide key open space and recreation landfor the neighborhood and the City. They also serve as an important social identity function for the neighborhoods. Parts of the~..Terman...site have high open space and recreational priority." "Closed school sites also provide an opportunity to meet some of the critical need for housing. Use of school sites for housing is not expected to overcrowd the remaining schools... On many sites, it may be possible to provide housing and open space and community facilties." The Comprehensive Plan also notes that "...school playf!elds provide the...only district park sites for much of the area west of the Southern Pacific tracks." On page 40 of the Comprehensive Plan, the schools and parks element states in Policy 4: -"Provide park sites of different sizes and types to respond to the needs of a diverse population,. including park-like natural areas, linear trails, and creekside systems." The Terman sirehas the Hetch-Hetchy bike/pedestrian trail 41 alongside, and, where it borders the city of Los Altos, the site slopes downto Adobe Creek, whose banks are heavily wooded in that area. Program 6 suggests: "Acquire and develop district park facilities on one or more sites west of Alma as appropriate." Some Of the facilities proposed for the Terman area in this Specific Plan are of~a district park nature. The Gunn swin~ning pool is one such use; the Terman library might well be considered another such facility, just as the Mitchell library has come to be considered a part of Mitchell Park. However, during meetings of the Terman Working Group, neighborhood representatives and residents of the area made it clear that they do not want other facilities typical of district parks, such- as picnic tables and stoves. "Policy 5: Make parks safer for users and~less prone to vandalism and other problems," This policy and the three following programs have. been applied in the planning that has been accomplished thus far for the Terman site: "Program 9: Provide for adequate visibility from surrounding areas in design and landscaping of parks." activities." "Program 10: Encourage privately sponsored community Program 11: .Encourage foot and bike traffic in parks during those hours when parks are open." The Specific Plan carries out each of.the above objectives, policies, and programs of the schools and parks element of the Palo"Alto Comprehensive Plan. Further, the Specific Plan does not conflict with any objectives, policieS, or programs in the schools and parks element. E. Urban Design For the Terman Specific Plan, the following statements in the Comprehensive Plan urban design element (page 42) are perhaps the most important: "Urban design is concerned with how th~ city looks and feels, with the sensory relationshi.p between people and their environment, their ~feeling of time and place, and their sense of well-being." "Changes in the scale of the community that might occur ~h,~ug,, ~n÷~nH,rfiOn of massive land uses...should be carefully evaluated." 42 "Retain the uniqueness and diversity of Palo Alto’s neighborhoods ." "Program 1: Discourage massive single uses through limitations on height and density to protect surrounding uses and community values." The Terman Specific Plan has been developed with sensitivity to the relationship between people and their environment both within the site, and adjacent to or near the site. .. By developing a mixed-use Specific Plan which retains all but one of the school Wings and al.l but four acres of the open space and play#ng field~, "the uniqueness and diversity" of the Greenacres-I and II and Foothill Green neighborhoods are retained. Specifically, the opportunity, to allow the former school to continue to serve as a neighborhood focal point and as a meeting place is retained; indeed, it is enhanced by the provision of a library. Program One’s "limitations on height and density to protect surroundi~ng uses and community values" are what this Specific Plan is all about. Section II M of this Plan (page 22) describes the physical limitations that are placed on the building envelope within which the 80 to 92 housing units are to be constructed. Section I of the SpecificPlan describes the history of the meetings and discussions which eventually reduced the housing from "UP to %00" units, to.108 units, and finally to "80 to 92.units." The urban design-element also states: "At some locations, abrupt changes pf scale cause one land use to overwhelm another." The Specific Plan in Section II M, paragraphs 2, 3, and 4, puts a number of physical limits on the housing that will be built on the 4.1 to 4.35 acres (Paragraph 3(c), page 23: "An attempt ~ill be made to limit the number of structures over two stories high, .particularly adjacent to existing off-site housing.’~) Further, the final housing plan is to take cognizance of adjacent off-site housing, particularly on Ynigo Way, and will exclud~ any housing within 40 feet of the southwesternly boundary of the Terman site, from the entry road to the farthest ~dge of the Ynigo Way properties. The Specific Plan also suggests that the Palo Alto Housing Corporation endeavor to provide additional distance over and above the 40 feet specified. Landscaping is to be provided to buffer the housing from adjacent residential, nursery school, and church properties. In all of the above ways, the Terman Specific Plan carries out the objectives, policies and programs of the urban design element. Further, the Specific Plan does not conflict with .any objectives, policies, or programs in the urban design element of the Palo Alto Comprehensive Plan. 43 F.Environmental Resources The environmental resources section of the Comprehensive Plan includes the open space, conservation, resource management, and noise elements. 1.Open space The City’s Open space element was adopted April 1972. It is a half-inch thick booklet, separate from the rest of.the Comprehensive Plan. The open space elementwas last revised April 23, 1973. This section examines the open space element for purposes, goals, policies, and programs which may be relevant to he Terman site and to this Specific Plan for the reuse of the Terman site. The purpose of Palo Alto’s open spaceelement is "to enunciate which lands in the community...will be kept as open space, to identify appropriate open space needs and uses..., and to preserve the desired open space lands." The open space element defines "open space land"as "any~parcel or area of land or water which is essentially unimproved and devoted to an open space use and which is designated on a local open space plan as any of the following:"... "...(3) Recreation land..." "An ’open space use’ means use of the land for:" "(1) Public recreation..." The open space element adopts several criteria "for evaluating a project’s ability to meet the community’s open space needs." Among these criteria is: "(b) Population served. The project will readily serve a substantial number of low and moderate income residents,.." The "open.space p!,ani(map) of the City of Palo Alto," adopted April 23, 1973, clearly shows the Terman site as open space and labels it as "school district lands." "School district lands" are defined .in the open space element as "the landscaped sites of the public schools within...the City of Palo Alto, and their recreational facilities." 44 Maps in the body of the open space element describe the Terman site as having-a :!cultural (urban) character"; utilized for "recreation" (and "wildlife habitat" along the creek); and "needed to maintain flood control." The open space element’s appendix, page B-12, shows a total of 9.5 acres of the Terman site so utilized. -Two of the Uopen space~ goals" (page 16 of the open space element) are directly relevant to the ?erman site; "7. A parks and recreation system in Palo Alto which provides areas, facilities, and improvements conveniently located and properly designed to serve the recreation need~ of all residents of-the community." "8. Enhancement of urban areas of Palo Alto through integration of residential, commercial, and industrial neighborhoods into the open space system." The open space o~.~ (above) are followed by pRl.i~ie~, among which is: "5. Provide open space lands for a variety of outdoor recreation opportunities, and make improvements, construct facilities, and maintain pro@rams which will encourage, where appropriate, a maximum of resident participation." (page 18) Finally, on page 23, under "open space action programs," we find: "3. It is the intent of :hm Ci:y to con~ider purchase of land for ~mall public park~, wherever possible and appropriate, in conjunction with ~ubsidized housing," The Terman Specific Plan carries out the above .purposes, goal~, policies, and programs of the open space mlemBnt, Further, the Specific Plan does not conflict with any obJmctivm~, policies, or programs in th~ open space element, Conservation "Thm objective of th~ con~ervatiO~ plan is to preserve and enhance the natural environment consi~tm~ with human needs...Enhancmment of the aesthetic environment mu~t be con~i~tm~t with human recreational nmed& and the prm~mrvatlon of wild life habitBt." The conservation mlemBnt g~ on to ~:ate that n~tu~al resources to be pra~ervmd In¢lu~ th~ water~hm~ of A~obe Creek, 45 The Terman Specific Plan preserves the natural appearance of Adobe Creek and its banks where Adobe Creek passes the site. The Specific Plan enhances the environment of the athletic fields in general. The athletic fields are to be shifted in a counter-clockwise direction around the school buildings such that sparsely developed areas closest ~o Glenbrook Drive will be planted and maintained, and some paved areas between the’school buildings and the He~ch-Hetchy right of way will be returned to turf. This counter-clockwise shift of the athletic fields is made primarily to accommodate the addition of-housing on the site. However, in the course of shifting the athletic-fields, both their usability and their appearance Will be enhanced. This enhancement is "consistent ~ith human recreational needs," and the existing habitat along the creek will be preserved. Programs 2 and 3 of the Environmental Resources section of the Comprehesnive Plan also will be accomplished in the reuse of the Terman site: "Program 2: Require replanting where vegetation has been removed." ."Program 3: Regulate.land uses near watercourses.toreduce siltation and provide open, natural areas." "The Santa Clara Valley Water District has established a 50-foot building setback from the banks of all watercourses under its jurisdiction." 3.Resource management Policies 6 and 7 call for conserving and making the most efficient use of electricity, natural gas, and water, and encouraging alternative energy technolgies. " The latest, water conserving, irrigation techniques will be installed, not only on the athletic fields, but around the existing school buildings and the new housing, to the extent that the existing landscape is modified. The housing will conform to State energy codes that reduce high ceilings and large glass surfaces. However, the design can and should go beyond the State requirements (e.g., arrange the housing units so-that the amount of exterior wall is reduced). If economically practical, passive design and active solar systems will be used to reduce reliance on natural gas for heating. The JCC should modify the Terman swimming pool as the City modified its Rinconada pool, to provide for solar heating. 46 4.Noise "The objective of this section of the Comprehensive Plan. and Pa~o. Alto’s continuing noise control program is to reduce noise which affects humans adversely.’’ Noise can be measured in decibels, and a table on page 60 of the Palo Alto Comprehensive Plan answers the question: "how loud is loud?l’ The noise element examines majer noise sources (motor vehicle noise, railroad noise, and aircraft noise), but it recognizes that "the problem of .controlling noise is difficult because it affects each individual in a different way. People do not hear sounds alike or react to them in the same way. Each person’s reaction to noise depends on characteristics of the noise itself--the loudness, duration, and frequency content, for example..The,effect of noise on people is also determined by the listener and the situation." It is understandable, then, that during the Terman Working Group discussions the residents of Pomona Avenue were most concerned about invasive and persistent noise, even though that noise might not be excessive in terms of decibels. The kinds of noise that concerned the neighbors were disturbances they had experienced; they were therefore determined that these noise disturbances not occur again in the future. Primarily, noise concerns revolved about the JCC’s use of the Terman school buildings. (See Paragraph II,H,3 on page 18 of this Plan.) There were concerns that dances would be held in the cafetorium, with loud music shattering the late night air. The neighbors were concerned that users of the facility would leave late-night meetings, continue their discussions in the parking lot (just behind the residents’ bedrooms), start the motors of their cars, etc. These concern~ are also addressed in Section II K of the Specific Plan (page 20). Parking spaces are not to extend beyond the Arastradero end of the cafetorium in the area between the present housing on Pomona Avenue and the presentTerman buildings. Where there is.parking, a solid wall (or an alternative-design satisfactory to the nearby residents) will be placed between the parking lot and the adjacent Pomona Avenue housing to protect residents from noise of cars parking at night. Details are found in Section II,K,7 and 8. The specifics which have been written into the Terman plan respond to Comprehensive Plan environmental resources Program 35 (."analyze noise impact of new projects") and Program 37 ("construct noSse barriers wherethe impact of noise can be significantly reduced"). Prophetically, the noise element, states: "The noise environment may be an important factor.in 47 of changing uses for land and buildings. When planning a project..., some easing of the effect (of noise) on people can be achieved through proper design and construction methods to reflect or absorb the noise before it reaches them. New development, particularly of higher density, will increase the amount of noise, but proper design can help lessen the effect. Areas where residential and non-residential uses are mixed or close together are a special concern. Design of new projects should reduce noise wherever possible, especially .noise from parking, refuse storage, loading areas~ and outside equipment such as ventilation, heating, and air conditioning apparatus."- "Noise can be scattered, absorbed, and reduced to some degree by all types of-leafy plants. A planted strip of trees and bushes 50 to 100 feet wide is necessary-to reduce the noise level significantly. There are two other ways in which plants can be useful in reducing the effect of noise. First, a visual screen of plants between a noise source and a sensitive area is not only aesthetically pleasing, but also reduces the noise level perceived by those who cannot see the noise source. Second, bushy plants located around,.. large impervious obstacles improve their effectiveness as noise barriers and lower the amount of noise reflected from hard surfaces.". 5,Air quality. The effect of automotive traffic ~added.by the reuse of the Terman site upon air quality in the in~nediately surrounding area is too small t~ be measured or to be considered in this Specific Plan. It can be said., however, to the extent that the design and use of the site encourages people to come by bicycle or on foot, automobile-generated air pollution will be reduced. It has alread~ been pointed out that the site is easily accessible by bus and to pedestrians and bicyclists. 6.Seismic safety and general safety It is possible to quickly review the geologic hazards that can be expected in Palo Alto and assess how the.Te~man site is affected. Ground shaking from an earthquake is likely.to cause widespread damage to life and property. The Comprehensive Plan assesses the degree of ground shaking by mapping the city in four different categories: strong shaking, very strong, violent, and very violent. The Terman site, along with most of Palo Alto, is considered to be subject to "very strong"shaking, the next to lowest of the four categories. Land slides and liquefaction are two other kinds of ground failure that can occur in an earthquake. The Terman site is not subject to landslide. Liquefaction results when ground shaking 48 causes water-saturated ground to behave as if it were a liquid. The potential for liquefaction increases in lands closest to the Bay. As with groundshaking, the city is divided into four categories of liquefaction potential: none, generally low, moderately low, and generally moderate. Liquefaction potential at the Terman site is "generally low", the next to lowest of the four categories. Where water has been withdrawn from under the ground by use of wells, land has subsided. Historically, subsidence in the area of the Terman site. has been nil (1/2 of one foot between 1934 and 1967). Sometimes a high water table adversely affects land usability. As would be. expected, lands close to the Bay have the highest water table. At the Terman site, the water table is greater than 20 feet (i.e., one must drill more than 20 f~et to find underground water), and water-table problems rel-ated to use of the land (such as-rotting of plant roots, damage to buildings) will be minimal. Flooding is another potential hazard. The banks i~nediately adjacent to Adobe Creek are subject to flooding in the lO0-year flood. The Comprehensive Plan maps all of these hazards in a single composite of risk zones, and divides the city into low risk, moderate risk, and high risk areas. The bulk of Palo Alto’s flat lands fall into. the "moderate risk" category, ~s does the Terman site. The Comprehensive Plan calls for a "hazard reduction program". Program 47 of the environmental resources section calls. upon the city to "contract with a structural engineer to inspect and evaluate ill high-occupancy buildings..." (page 70). A map on the same page identifies the Terman site as a school, which classifies it as a high occupancy building which should be the subject of a structural inspection. Whether the buildings are used as a school or used for JCC and City programs, the buildings will attain approximately the same level of occupancy. Therefgre~ at such time as the City undertakes environmental resources Program 47, the Terman buildings should be inspected. In addition, before any major physical improvements are made to the existing~buildings, it would behoove the JCC to make its own structural inspection. Land Use 1.Land use map Exhibit i, on page 12, an integral part of this SRecific Plan, is a land use map of the 21.57 acre Terman School Site. 49 The map shows threedistinct areas: acres. a) The largest is "public parks", 10.!2 to 10.47 b) The next largest land use is "major institutions/special facilities", 7.0 to 7.1 acres; c) The smallest land use is "multiple-family residential" 4.1 to 4.35 acres A range of acreages is necessary because-neither the athletic fields nor the housing units have been laid out, and it may be necessary to adjust the boundaries between these two uses. Perhaps the most precise boundary can be drawn around the proposed major institution/special facilities use because the JCC will use- existing buildings and the existing pool. However, even this line cannot be delineated with any accuracy at this time. The table below shows the allocation and range-of acreages among the various uses. Land Use Acres .... Sma~ lest Largest Acreage for Acreage for Housin~Housin~ Public parks 10.47 10.12 Multiple-family residential 4.1 4.35 Major institution/special facilities 7.0 7.1 TOTAL 21.57 21.57 Plan -Relation to land use element of the Comprehensive The Palo Alto Comprehensive Plan of February 2, 1981 includes a plan map. The map is titled "Palo Alto Land Use Plan," and it was adopted, on February 2, 1981 and on March 16, 1981. The land use element states: "No subdivision or rezoning will be approved unless it is in harmony with the adopted plan...The zoning map should conform to the plan map." "The plan map shows all the current public school sites and gives them a School District Lands designation...The land 5O use designation of some sites may have to be changed to accommodate future use~.,.The Plan should be amended when the City decides to acquire and develop specific sites." As noted in Sections 1 A and I C of this document (pages 1 and 3), the Specific Plan is a more detailed version of the Comprehensive Plan; it serves both a planning and regulatory (zoning) function; and it is an intermediate step between the more general Comprehensive Plan and the more detailed zoning of the site that is to be implemented after adoption of this Specific Plan and after acquisition or control of the site. To establish that this Specific Plan is consistent with the land use element of the Comprehensive Plan, it needs to be noted that the City is acquiring the site under a lease/purchase agreement which will deliver "fee title" to the City in 20years. (See Section IV D, page 55.) As long as ownership of thesite is retained in fee by the School District, the Terman site may continue to be shown onthe Comprehensive Plan as "School DistRict Lands." Further, the land uses proposed under this Specific Plan are consistent with the uses allowed in the Comprehensive Plan for reuse of school sites. Accordingly, redesignation of the land use in the Comprehensive Planis not needed immediately upon adoption of this Specific Plan..Nevertheless, with this Specific Plan having thus met the test of consistency with the Comprehensive Plan, this Specific Plan recommends partitioning the Terman,site into the three Categories shown on the land use map in this Specific Plan. (After ~ land use designation is changed, the next step is a zone change. It should be noted that the City’s zoning map will only need to be changed to show the housing portion of the site as RM-3, "moderate density multiple family residence district." The remainder of the site is now zoned and can remain P-F, public facilities. The P-F zone is the appropriate zone designation for both the JCC "major institution/special facilities" and the city parklands. State law now permits Comprehensive Plan and zoning map changes to proceed concurrently at one set of hearings, where the purpose of the change is to provide affordable housing.) The following, then, need to occur: land use map. a)This Specific Plan is adopted, including its b) The City acquires control of the 21.57 acres. c) The land use designation of the 21.57 acres is changed on the Comprehensive Plan land use map from "school district lands" to "~-,,,:j~, ~n~*~t,,tion!special,,,~.... f~cilities".. "public parks," and "multiple family--residential". 51 d) The 4,1 to 4.35 acres designated as "multiple family residential" on the land .use map is changed on the zoning map from P-F (public facilities) to RM-3 (moderate density multiple-family residential). " Steps c) and d) above can occur at the same time. IV.IMPLEMENTATION A,Effective Date 1. This Specific Plan.will not become effective unless and until the City acquires control of the entire Terman site pursuant to the lease agreement dated January 5, 1982, between the Palo Alto Unified School District, as Lessor, and the City of Palo Alto, as Lessee. 2. The Specific Plan will be implemented by City acquisition or control of the site, by adoption of this Specific Plan, by a change in the Comprehensive Plan and the zoning for the housing area, and by City funding of eapita~ improvements and programs for the site. It is intended that the funding of capital improvements and programs will dovetail.with e~isting City processes, e.g., the annual budget and the 5-year Capital.lmpYovements Program. 3. In the above context, thepublic portions of this plan- (e.g., establishment of the Terman library, the offering of a series of balanced programs by the City in the publically controlled Wings, and operation of a public swin~ning pool at Gunn) will be implemented as follows: .- (a) As soon as the JCC moves onto the site and/or begins using the Terman pool in accordance with an executed sublease from the City, the City will make the Gunn pool available to the public and will conduct swimming programs there for the primary benefit of residents of the neighborhood, ~n accordance with Section II, Paragraphs F 3-and F 4 of this Specific Plan (see page 15 and 16). (b) The City Manager will recommend funds in the proposed 1982-83 City budget for start-up of the library operations, and a balanced mix of other programs. (See Section IV B, page 53.) 4. The JCC and the PAHC have agreed thatthe elements of this document which are their respective responsibilities wi!! be 52 implemented in an expeditious manner, consistent with governmental ¯ approvals required. Phasing of City Programs It is the. intent of this section to establish the sequence (but not the precise time frame) for t~e start-up of various City programs. Adoption of this sequence will assist City staff in projecting the capital and operating needs for the various capital improvements and.programs. 1.Library and Meeting Room (Wing 20) Starting the library w~ll take approximately one year. The one-year "start-up" phase includes designing the space (layout); constructing interior and exterior improvements; and acquiring, processing, and installing the equipment, the furnishings, and the book collection. Operating money would.be, funded so that the library could commence operation upon completion of the capital project and installation of furnishings and equipment. 2.Con~unity Center (Wing 30) A recommendation for the continued funding of existing programs is anticipated. There would be, at some future date, a capital project to remodel Wing 30, after which a balanced set of additional programs.(e,g., classes, rehearsals) will be made available to the public. 3,Gymnasium The City will sponsor programs on one week-night (Monday through Thursday), on Friday evening, and on Saturday morning. At theearliest, these gym programs will not begin until after the summer of 1982. The planning of these programs by the City will be coordinated with JCC use of the gsnn. 4.Swimming City recreational and instructional swim programs will continue to be available each summer, without lapse. 5.Outdoor Athletic Programs Existing programs and activities will continue on the existing tennis courts, softball and soccer fields, and outdoor basketball courts. Arrangements for access to existing toilet facilities will be contained in the City/JCC lease. 53 Planning for relocation and improvement of outdoor athletic facilities wi-ll be coordinated with the planning, design, and construction of the housing so that the fields can be relocated prior to any housing construction. Some disruption of outdoor athletic activities is expected when the relocation and improvement of the fields and courts actually occurs° C. " Land Use and Zoning Section III G explains the steps and sequence for Specific Plan adoption, land use designation changes, and zoning changes; but it does not detail how this Plan is to be adopted.. That is the purpose of this section. A Specific Plan is adopted in exactly the same way a general plan is adopted, pursuant to notice and public hearings befpre both the Planning Commission and the City Council. In addition, this Specific Plan has been reviewed by the Terman Working Group for conformity to the plan adopted by the Working Group and subseqqently adopted asCouncil policy by the City Council on June 15, 1981. The City staff will prepa#e an environment~l assessment. This Plan.will be distributed to the Palo Alto Planning Commission, along-with the environmental assessment. The Planning Commission must .hold at least one public hearing on the Plan. The City must provide at least 10 calendar days notice by publishing the date and purpose of the hearing at least once in a newspaper of general, circulation. The present intent is to set aside two meeting dates on which the Planning Co~nission can consider the Specific Plan. After holding and concluding the public hearing, the Planning Commission may, by majority vote of all members, recommend the Specific Plan to the City Council for adoption. The City Council must follow the same procedures as the Planning Commission in holding at least one public hearing and in providing public notice of that hearing in a newspaper of general, circulation at least 10 calendar days in advance of the meeting date. If the City Council wishes to make any change or additioh to the Specific Plan-after the Plan has been approved by the Planning Commission, the Council must refer the proposed changes or additions to the Planning Commission for a report. Failure of the Planning Commission to .report back to the City Council within 40 days is deemed approval of the change or addition proposed by the Council. Both bodies, the Planning Commission and the City Council, must make a.finding with regard.to environmental impact. 54 The City Council may adopt the Specific Plan by ordinance or resolut3on. If adopted.by resolution,the Specific Plan is effective immediately upon adoption of the resolution. If passed by ordinance, the Council will hold a second reading of the ordinance two weeks after its initial passage, and the Specific Plan willbe in effect 30 days after the second reading, or approximately 45 days after the first reading and passage of the ordinance. D.Acquisition or Control of the Site The City and the Palo Alto Unified Schoo.l District have negotiated the price and terms for City acquisition or control of the site. These negotiations began in mid-June 1981 and concluded in mid-November, The agreement approved by the School District and the City Council, in brief, is as follows: i..Lease/Purchase Price: $9,000,000. 2.Initial Payment: $1,000,000. 3.Annual Base Rent: 19 annual payments @ $421,000. 4.Annual Additional Rent: based on the School District’s rate of return on its ~nvested funds applied to the balance of base rent payments due. 5. At the end of the 19 annual base rent and additional rent p~yments, fee title will transfer to the City. 6, Sources of Revenue: It is likely that the City, at an early date, will exercise its option to purchase the 4.1 to 4.35 acres designated for housing. There are sufficient housing funds on hand to cover the purchase price attributable to the housing component: (a) Community Development Block Grant Funds in the amount of $675,000 are available from the federal government toward the acquisition cost of the housing portion of the Terman site. In accordance with theNational Environmental Policy Act of 1969 (NEPA), the acquisition of the housing site has been reviewed as to impact on the environment and has been found to have no significant adverse environmental impact. The finding to that effect was published in the Peninsula Times Tribune, September 29, 1981. (b) Additional funds for the housing portion of the site are available from the City’s Special Housing fund, its Environmental Mitigation Account, and its Capital !mprovem~nt Program (Land Bank reservation). 7. Other Revenue Sources: The JCCwill sublease its buildings and grounds from the City at a rent of approximately 55 $137,000 per year, increased each year by 65% of the change in the Consumer Price Index. The remaining purchase price must be made up from general or special City funds. 8.. Recision: The Ci.ty may .rescind the agreement before June 30: 1982, in which case the School District would return to theCity 95% of the $i,000~000 initial payment. 9. Maintenance: Upon the effective date of the lease agreement, the City. will assume responsibility fo[ maintenance of the turfed and landscaped areas. The School District will maintain the buildings, Continue to manage the existing leases, and collect lease/rent until the City decides it can proceed, or until June 30, 1982. All of the above actions with respect to City acquisition or control o# the site can occur independently of actions required to hold public hearings and adopt the Specific Plan. As stated at the outset of this Section IV, this Specific Plan will not take effect after its adoption unless the foll6wing events also occur: District. (1) The C~ty acquires control of the site from the (2) The area for affordable housing is rezoned to RM-3. (3) The City funds programs and Capital improvements for the site. It should be noted that City acquisition or control of the site via lease/purchase rather than outright (fee) purchase does not negate this Specific Plan. For example, the City could still proceed to sublease the existing Terman school buildings to the JCC, and the City could, if it wishes, dedicate the open space and athletic fields as parkland. Such dedication of leased land would not be unusual. El Camino Park is owned by Stanford University and is leased from Stanford hy the City.- lhe City constructed Lhe Impr~v~m~nl.’, continues-to operate its programs there on "dedicated parklatid." E .JCC Section IV C above e~amined the regulatory (land use and zoning) aspects, and the steps necessary for the.city to adopt this Specific P.lan and subsequent changes in the Comprehensive Plan and zoning, Section IV D above briefly addressed acquisition or control of the site and the time table for consummation or recision of the agreement with the School District. While the acquisition and Specific Plan actions are separate, and while the Specific Plan may be adopted before acquisition or control of the site is complete, Section IV A noted that this Specific Plan will not go into effect until the 56 City acquires or controls the site. Once the site has been acquired or controlled, the Comprehensive Plan and zoning map can be changed, the capital improvements and City programs can be budgeted, and the lease between the City and the JCC can be signed. This section su~arizes the relationship between the City and the JCC, assuming that the City controls the site and the JCC has a long-term lease or sublease to operate its programs on its portion of the site. 1.City/JCC Lease An outline of the proposed lease terms between the City and the JCC is attached as Exhibit 4 in the Appendix. This outline was presented to the City Council in CMR: 321:1 on June 12, 1981, and thus was available to the Council prior to and.at the time that the Council voted on June 15, 1981, to adopt the Terman Working Group Plan. Exhibit 4 reflects the agreements of the Working Group, including public access to JCC facilities and programs, rates comparable to City programs, JCC/City co-sponsorsh!p of certain programs, restricted hours of operation, noise abatement, and other similar measures. The economics of the lease, as represented in Exhibit 4, are consistent with existing school site [entals, taking int~ accou~t the above controls upon, and benefits to.be derived from, the JCC. The lease agreement between the City and the JCC is expected to be signed in mid-1982. 2.Use permit The City of Palo Alto’s zoning ordinance allows a privately operated con~nunity center on land designated "major institution/special facilities" in the Comprehensive Plan and zoned P-F (public facilities), upon the granting of a conditional use permit. As stated in Section II,H,2 (page 18), the hours of operation of the JCC facilities on the Terman site will be subject to a use permit granted by the City. In order for a use permit to be granted, the JCC must apply t~ the City for a conditional use permit. The City’s Zoning Administrator must set the date of a hearing on whether to_.grant or not.grant the use permit, and must provide notice in advance of the hearing to all persons living and/or owning property within 300 feet of the site. The zoning administrator holds the heariDg and receives input from those present at the hearing. Within 10 days after the 57 hearing, the zoning administrator must make his finding as to whether to grant the use permit, grant it with conditions, or deny the permit. In making his decision, the zoning administrator m’ust take into account the request of the applicant, the facts stated in the application, and statements made at the public hearing. Following the zoning administrator’s decision on the use permit~ the applicant or any interested citizen may appeal the decision of the zoning~ administrator to the Planning Commission, whereupon ther~ will be a review and decision by the Planning Commission. In turn, ~he Commission’s decision is automatically subject to review and approval .by the City Council. Both the Planning Commission and the City Council must hold public hearings for review of the use permit decision and to take public testimony in the matter. Because of the above-described procedure required by law, the granting of a use permit cannot.be guaranteed. Furthermore, although many of the conditions which would be placed upon the use permit are known as a result of the thorough discussions held by the Terman Working Group, it is possibl~ that some of these conditions may be changed or deleted as a result of the public hearings, and/or other conditions may be added. It is the intent of this Specific Plan that the following sections of the "Agreements o~ the Terman Working Group" dated May 26, 1981, which were adopted as Council policy by the City Council on June 15, 1981, be excluded from this Plan and be considered as co~ditions of a use permit. They will also be included in the lease or sublease between the City and the-JCC as follows: Page 12, Paragraphs 2 (d) and (e) regarding operation of the swimming pool and access by the public.. Page 16, Paragraphs (A) through (D) regarding JCC hours of operation. Page 17, Paragraph 3 (c) regarding JCC compliance with the City’s noise abatement ordinance. Page 18, Paragraphs 6 and 7 regarding subleasing will be in the City-JCC lease. Paragraph I0 refers to revocation of the use permit and should be in both the use permit and the lease. Paragraph 12, which refers to the potential fom operations on the Terman site to annoy or disturb residents of the neighborhood will be included in both the use permit and the lease.. Paragraph 12 is also included in this Specific Plan on page 18 in Section II,H,8. Page .18, Paragraph 9, refers to transferability of the use permit. The City Attorney advises that the "use permit runs with [he land," and the City can not specify that the use permit is non-transferable. ~ 58 F.Capital Improvement Responsibilities It is intended that the City, the JCC, and the PAHC will bear or share responsibility for funding various capital improvements. The specifics of the financial arrangements will be detai~ed and adopted in the City/JCC lease, in the City/PAHC land contract,.and in the City’s annual budgets and 5-year Capital Improvements Programs. 59 APPENDIX 60 EXHIBIT 2 Page I of 3 SOCIAL & COMMUNITY SERVICES DEPARTMENT OCTOBER 22, 1981 PROGRAM STAFFING ESTIMATES (NUMBER OF VISITS) -TERMAN SPECIFIC PLAN DIVISION/PROGRAM JAN FEB MAR APR MAY JUN JUL AUG SEP OCT NOV DEC TOTAL ARTS & SCIENCES: CLASSES 16 16 16 16 16 16 16 16 !6 16" 16 16 192 LIBRARY: PUBLIC SERVICES 165 165 165 165 165 159 159 159 165 165 165 159 1956 RECREATION: BASEBALL*. GYM USE** INSTRUCTIONAL CLASSES YOUTH SOCCER* SOFTBALL TENNIS 0 0 0 112 .112 112 0 0 0 0 0 0 336 26 26 ~6 0 0 0 O 0 0 26 26 26 156 17 22 10 30 39 32 64 46 I0 38 28 13 349 0 0 0 0 0 0 O O 120 120 120 120 480 0 0 0 20 20 20 20 20 20 0 0 0 120 0 0 0 38 74 38 51 25 25 37 25 0 313 MONTHLY TOTAL: 224 229 217 381 426 377 310 266 356 402 3BO 334 *Includes program s~aff not associated with the City of Palo Alto (Little League coaches, A.Y.S.Q. staff). :’Leagues only. 3,902 61 EXHIBIT 2 Page 2 of 3 SOCIAL & COMMUNITY SERVICES DEPARTMENT PROGRAM ATTENDANCE ESTIMATES/TERMAN SPECIFIC PLAN AUGUST 12, 1981 DIVISION/PROGRAM, JAN FEB MAR APR MAY JUN JUL AU~SEP OCT NOV DEC TOTAL ARTS & SCIENCES: CLASSES LIB!~ARY: CIRCULATION/ # OF PATRONS 130 130 130 130 130 130 130 130 130 130 130 130 1560 625 625 625 625 625 625 625 625 625 625 625 6~5 7500 RECkEATIDN: BASEBALL" GYM USE’* INSTRUCTIONAL CLASSES YOUTH SOCCER" SOFTBALL TENNIS MONTHLY TOTAL: 0 O 0 600 600 600 0 0 0 0 0 D I800,. 792 792 198 0 0 0 0 0 0 594 792 594 3762 234 312 234 D 0 0 0 0 0 D 0 0 512 512 489 932 427 138 564 528 105 4987 O O O 0 0 21~0 2190 2190 2190 8760 700 1400 14D0 1400 1400 700 0 I)0 7000 448 840 312 568 344 200 24~200 O 3160 1781 1859 1187 3015 4107 3556 3655 2926 3983 4351 4465 3644 38,875 *Includes spectators "Leagues only 62 EXHIBIT 2 Page 3 of 3 SOCIAL & COMMUNITY SERVICES DEPARTMENT PROGRAM ATTEI~ANCE ESTIMATES/TE~MAN SPECI FIC PLAN AUGUST 12, 1981 ANNUAL ATTEKDANCE ESTIMATE = 3B, 529 5000 4 ltO0 4 o00 4400 4 200 40r,0 3800 3600 3,{00 3200 30O0 2800 2600 2400 22{I0 I/~hO 16Q0 1400 1200 BOO 4 o 5 o ! 859 L I BRARY USE GYM USE JAN FEB MAR 4465 4351 3982 A&S 3655 .LIBRARY 644 3015 TENNIS L I BRARY USE YOUTH SOCCER SOFTBALL GYM USE BASEBALL RECREATION INSTRUCTIONAL CLASSES APR MAY J UN JUL AUG SEP OCT r~’v DEC 63 EXHIBIT ~ Page 1 of 3 SOUTH PENI;,!SULA JEWISH COMMUNITY CENTER NOVFMSER 2, PP.DGRt, b; STAFFING ESTIMATES (NUMBER OF VISITS)- TERMA’~ SPECIFIr PLA~.i ~..P OCT :IOVDEPARTME~T/PROGRAbl JAN FEB MAR APR MAY JUN JUL AUG ~r DES A~ULT SERVICES 64 6~ 64 64 " 64 64 64 64 64 64 64 64 ¯ .. Lb’mL:,: -. F~’11LY 200 200 200 200 200 720 720 720 20D 200 200 bERV I CES [~Lq’:2FRY SCHOOL I80 180 180 IBO ~80 1~1SO !SO ".~O 18~"~’) ....4 ~240~r" " ..’~ A:"JLT 240 240 2~0 240 2~-0 240 240 240 2 ~24"?, Aq[’~ I ~: I., ~~, I ~:g4Q A~O ~40 840 B40 B~O BgO 840 8~0 ~,40 340 g.F:: .[ATIO, ........~::’-=: A" 10;.. r:A.i:E 200200 200 204 20~1OS 202 202 2q~oq~_,.=.,.~’’_ Ir.~_. 140 ,THLY TOTAL 1795 1796 "~79S "1S~9 1642 2382.2zBS 248S."~":.oc,:~44 i,~f~~. .~ "I:43LUr~E~J0";-JCC SERVI:£ STAFF SUCN AS J[WISH v~ELFARE FEDERATI3". A,D £0CATIg~AL SERVIC£ STAFF R~PPAr:L BY SPJCC STAFF 64 Page 2 of 3 SOUTH PENINSULA JEWISH COMMUNITY CENTER P::OGRAI,! ATTENDARCE EST IMATES/TERMAN SPEC I F I C PLAN ¯ .:.P~,.-,,,4..~,./P.-.OGRA,’- JA.~: FEB MAR APR MAY JUN JUL :~’OVE!4-3ER 2, 198°; ¯ AUG SEP OCT NOV D2C #4-00 44.00 4400 4400 4.400 15013 2100 2100 1500 4400 ,1-400 ¯ 1300 1300 1300 1300 q300 2P_,QO 2B00 220~q ],3,DO 1,:;00 !200 ".200 1200 "1200 1200 1200 BOO .~OO 120D ¯1290 ::!..’~ "" ; 5QO 500 7Orb. 700 700 1100 1"00 1100 ZOO 5,qr.) 5970 5970 5970 5970 5970 3570 3~70 3570 5~.?q" ’5970 5q70 .S’-’7C ~00 600 600 600 r,0 0 C oo~L, i42J40 "i4.’_q40 "±Z.40 .’-.’:.:-.~ :q?,: -3 :C:2E "02S 1’325 1,~,?: 96.5 6~. 654 .:=" cO" ",r~:- -:r:2> :’Z.":;’-ATI?-’r-- 22-:2: .......... A,..’_22-:2 2272 2~12 2392 12"2:. 2370 27T:. 24~- :~’:~’; 2.15.: :3; :;LA:" ": " :~;."~."" Lv i’()TALS: JA: ....’r.,O’~" FEE !-~270 :I&R "7270 A’~R ~ 73"0 :,;AY 20590 JU’, 27:70 JUL ~0<9~. t,.JG 2&520 SEP " ~ "" OCT ’~820C: i :0’,- 17430 DEC 1 3950 :ZES S2."H A: JEWI S’-: ".’ELFAF.E.=-"r’r:_.._,,,*-. ~ 0 . " :,,’ J,,.., STAFF 65 TER~,~N, AVERAGE DAY, MAXIMUM PROJECTED STAFF J F M A FULL TIME 49 "49 ~ART TIME 23 23 tOTAL 72 72 TERMAN, AVERAGE DAY PROBABLE’ 49 49 23 23 PROJECTED STAFF FULL TIME 38 38 38 38 PART TIME 19 19 19 19 T(~TAL ~5"-~"5-"~ 5"-~" CURRENT STAFF, AVERAGE DAY,OR TE ~A,. Z_QH.A.R ,..A.N_D _Sy_.MM_E__R__D_A_Y__C_A_M_P- M J J A S O 50 84 84 84 50 50 25 18 21 21 25 25 75 102 105 105 75 75 N D 49 49 23 20 72 69 38 64 64 64 38 38 38 38 21 18 2_~_020 19 19 19 18 59 82 84 84 57 57 57 56 66 OUTLINE OF PROPOSED AGREEMENT Jewish Co~unity Center - Terman School Site EXMIBIT 1~ Page l of 2 Leased Area - 7.1+ acres shown crossed-hatched and labeled Major InStitution/special Facilities on Appendix A of the May 26, 1981 Final Rep(}rt - Agreements of the Terman Working Group (Terma~ Working Group Plan) 11.Term - The term of the Lease shall be set in accordance with the following ~dule: £xLent of Leasehold’Improvements Within ist Fiv.e Years of Lease Lease Term Up to $I,O00,000 15 years $1,OO0,OOO to $I,5D0,OO0 20 years in excess 6f $1,500,O00 25 years The JCC shall have the option of extending the Lease for an equivalent, perio0 of time subject to the terms and conditions of the Terman Working Group Plan on pages 15 and 16. ConTaencement of the Lease shall be as soon as practicable after acquisition of title to the Terman Site, of which the leased area is a part.* The City will endeavor to negotiate with ~the Palo Also Unified School District for the acquisition of the entire Terman Site as set forth on page 6 of the Terman Working Group Plan. The City’s staff has advised the JCC that staff expects that the.City’s obligation to close any agreement reached with the PAUSD for acquisition of the Terman .site will be conditional on the passage of a proposed Utility User’s Tax. This tax would be used to fund the acquisition of surplus school sites in Palo Alto as well as to fund other City services. l]].Consideration - Consideration for rental of the premises shall take the following forms: Ao Non-Monetarx Consideration. Under the proposed Lease, the JCC will proviOe significant public benefits in accordance with the Terman Working Group Plan. These benefits include public access to the pool, gy~, and other programs as set forth in the Terman Working Group Plan. In addition, the JCC wi!l co-sponsor programs with the City and will provide publ~c access to restroom facilities near the public park and atheletic field areas. The JCC and City will meet quarterly to schedule specific programs and services consistent with the May 26, 1981Terman Working G~up Plan for their respective portions of the Terman Site. Monmta~ Rent. The JCC will further pay to the City,-rent, in accordance with the foIl6wing schedule: Year 1 -$I~7,3D0 Year 2 -$146,911 Year 3 -$157,195 Year 4 -$168,198 Year 5 -$179,972 Year 6 and subsequent - the rental for these years shall be increased by 65 percent of the increase in the San. Francisco/Oakland Area Consumer Price Index - All UrbanConsumers over the previous lease year. 67 Tne annual rent shall be paid in twelve, equal, monthly installments. IV. Use Restrictions - Ao General - Under the proposed Lease, the J~C will be bound by the-terms and conditions set forth in pages 15-16 and 20 to 22 of the May 26, 1981 Terman Working Group Plan, governing JCC use hours of operation, noise mitigation etc.; Swi~nin~ Pool - Under the proposed Lease, the JCC will be bound by the terms and conditions set forth in pages 12 and 13 of the May 26, 1981 Terman Working Group Plan; C.G.~mnasium - Onder the proposed Lease, the JCC" will be bound by the terms and conditions set forth in page 14 of the May 26, 1981 Terman Working Group Plan. Ca~ita] Improvements - A. City Responsibility - Recognizing the other considerations provided by the JCC and recognizir~ the nature of the physical improvements, City will, under the proposed Lease, provide the following capital improve- ments: Primary access road - will serve the housing, CityCommunity Center and recreation portions of~the site, as well as the JCC. ~ -the required parking will be on a f~rst-come firSt-served basis available to all users of the entire Terman site and is therefore a general benefit. The JCC shall be responsible for the day to day maintenance of the parking area fronting on Arastradero Road. Landscape Berm, or alternate as provided in pages-20 and 21 of the May 26, 1981Terman Working Group Plan. Since the berm is required to mitigate impacts from the parking lot, this is also a general benefit. The JCC shall maintain the landscape berm, or alternate. Demolition of Wing 10 -demolition is required to implement the entire plan and is therefore a general benefit. ~. JCC Res.ponsibilit~ - Under the proposed Lease, the JCC will be r~sponsible for’all other capital improvements to the leased area. General Conditions ~ Remaining conditions shall generally’follow City s{andard format and shall include standard conditions for insurance, lessee maintenance and repair, alterations and improvements, subleasing etc. and shall be consistent with the May 26, 1981 Terman Working Group Plan. It ~s understood and agreed that the terms and provisions outlined above must, in specific form, be refined via appropriate, precise lease language subsequent to ratif}cat~on of this outline by the City Council of the City of Palo Alto and the boards Of the South Peninsula Jewish C~unity Center and the Jewish Welfare Federatlon. JMD/~ 6111181 ;’: Subsequent to the City Counci|’s direction to staff to negoti.ate acquisition -of the site based on the above out|ine~a combination of the City’s financiaI condizion and State Constitutionai requirements led to a lease!purchase agree- merit between the City and the PAUSD. Under the agreement, fee [it]e does not {;ass ~o the [ity for 20 years. See pages 55 and 56, Section IV D, and page 57, paraqraph IV, E, I. (March 22, 1982) 68 Exhibit 8 S.C.C.T.D. EL CAI~INO CHARLESTON FABIAN ....MIDDLEFIELD ~ ~ N~LSON ALMA 69 Resolutions Adoptin£ the Specific Plan Exhi,bi~ 9 R~SOLUTION NO. 264 RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF PALO ALTO RECOMMENDING THE ADOPTION OF THE TERMAN SPECIFIC PLAN BY THE PALO ALTO CITY COUNCIL WHEREAS, the City of Palo Alto is acquiring control of the Terman Middle School Site through a lease-purchase agreement with the Palo Alto Unified School District; and WHEREAS~ representatives of the community, the Palo Alto Housing Corporation, the South Peninsula Jewish Community Center, and City staff have worked together as members of the Terman Working Group for over a year to identify uses for the Terman Middle School site; and WHEREAS, the proposed uses of the Terman Middle School site represent a combination of land uses that can b@st be regulated by the use of a spe6ific plan; and WHEREAS, the City of Palo Alto has added Chapter 19.06 (Specific Plans) to the Palo Alto Municipal Code establishing procedures for the City to adopt specific plans; and WHEREAS, a public hearing, has been noticed and held by the Planning Commissionin accordance with those procedures.; and WHEREAS, the Palo Alto Planning Commission has reviewed the contents of the Terman Specific Plan and Environmental. Impact Assessment 82-EIA-8 prepared for the Terman Specific Plan; NOW, THEREFORE, the Planning Commission of the City of Palo Alto does RESOLVE as follows: i. That the Terman Specific Plan is consistent with the Palo Alto Comprehensive Plan; and 2. That the adoption of the Terman Specific Plan i~ in the public interest because of the development of affordable housing, preservation of cormmunity open space, continuation and expansion of community recreation and educational facilities, and.protectiom of adjacent residential areas from noise and other potential impacts from th~ use of the site; and 3. That the Palo Alto Planning Commission finds that~ the Terman Specific Plan will have no significant adverse environmental impact; and 4. That the Palo Alto Planning Commission recommend to the City Council of the City of Palo Alto that the Terman Specific Plan b~ adopted. INTRODUCED AND PASSED: February 10. 1982 AYES: Christensen, Cullen, McCown-Hawkes, Nichols, Northway, Sutorius, Whee|er NOES:None ABSTENTIONS: None ABSENT :None APPROVED AS TO PORM~ s/Margaret A. S|o~n Assistant City Attorney APPROVED: s/Jean McCown-Hawkes Chairman Palo Alto Planning Co~mission s/Kenneth R. Schreiber Director of Planning & Community Environment slBruce FYeeland Secretary Palo Alto Planning Commission RESOLUTION NO. 602~ RESOLUTION OF THE COUNCIL OF THE CITY OF PALO ALTO ADOPTING T~E TERMAN ,qP~.CTFIC PI,AN WHEREAS, the City of Palo Alto is acquirinq control of the Termal, Middle School Site through a lease-purchase agreement w~th the Palo Alto Unified School District; and WHEREAS, representatives of~ the community, the Palo Alto Housing horporation, the South Peninsula Jewish Community Center, and City staff have worked together as members of the Terman Working Group over a year to identify uses for the Terman Middle School site; and WHEREAS, the proposed uses of the Terman Middle School site repre- sent a combination of land uses that ban best be regulated by the use of a specific plan; and WHEREAS, the City of Palo Alto has adopted Ordinance 3326 addinq Chapter 19.06 (Specific Plans) to the Palo Alto Municipal Code estab- lishing procedures for ~he City to adopt specific plans; and WHEREAS, a public hearing was noticed and held by the Planning Commission on February ~D, 1982 in accordance with those procedures; and WHEREAS, the Palo Alto Planning CommissiOn has reviewed the con- tents of the Terman Specific Plan and Environmental Impact Assessment 82-EIA-8 prepared for the Terman Specific Plan and submitted its report to the C~ty Council with a resolution recommending that the City Coun- cil adopt the Terman Specific Plan as amended by the Planninq Commis- sion; and WHEREAS, the City Council has reviewed the Terman Specific Plan as amended by the Planning Commission and Environmental Impact Assess- ment 82-EIA-8 at a public hearing on March 22, 1982 and made certain proposed changes and additions thereto; and WHEREAS, the- proposed changes and additions were referred to the Planninq Commission for a report and a ~copy of that report has been filed with the Council. NOW, THEREFORE, the Council of the City of Palo Alto does RESOLVE as.follows~: SECTiON I. That the Terman Specific Plan is consistent with the Pa].~ Alto Comprehensive Plan; and .SECTION 2. That the adoption of the Terman Specific Plan is the public interest because of the develspment of affordable hou~lnu0 p~,..servation of community open space, continuation an~ expansion community recreation and educational facilities, and protectlon ~djacent residential areas from noise and other potential impacts the use of the site; and SECTION 3. That the Council of the City of Pa]o Alto [~ndm tha. the. Terman Specific Plan will have no significant adverse onv,ronm,,n|n~ ~m|,act.; and SECTION 4. That the City Council of the City of Palo Alto adopt the. Terma~, .~pecifi.c Plan as amended by the Planning Commission and the C~ %" Council. INTRODUCED AND PASSED: AYES: NOES: AnETENT]~NS: May 3, 1982 Bechtel, Eyerly0 Fazzino, Klein, Levy, Witherspoon None None ~6bb, Fle~:cher, Renze| ATTEST: City Clerk APPROVED AS TO FORM: s!garlene H, Prender~ast Assistan~ City Attorney APPROVED: slWil|iam Zaner City Manager s/Alfred J. Mitche}] ~i"~y Controller s/Kennuth R. Schreiber Directo= of Planni"n’g a~ ~ommunity Environment APPROVED: s/Fred S. Eyerly Mayor 72 ATTACHMENT B Draft Parks and Recreation Commission Special Meeting Minutes August 26, 2003 Attachment B DRAFT MINUTES PARKS & RECREATION COMMISSION SPECIAL MEETING August 26, 2003 Council Chambers 250 Hamilton Ave. Commissioners Present:Anne Cribbs, Bill Garvey, Ellie Gioumousis, Jennifer Hagan, Edie Keating and Lynn Torin Commissioners Absent: Judith Steiner Others Present:Vic Ojakian, City Council Liaison PAUSD Attendees: Nicholas Morisco, Architect; Larry Thomas, Terman School Principal; Augie Lavagnino Community .Members: David Clark, Floyd Kessler, Michael Maurier, Stan Louis, Tim Josling, Ken Szuta, Andy Drexler, Richard Neeley, Zaehariah Bering, Teri Blackburn, Martha Bowden, Kate Hill, Betsy Allyn, Herb Borock, Joe Hirsch Staff Present:Patil Thiltgen, Dan Williams, Paul Dias, Virginia Gibbons, Wyrme Firth, Richard James, Chris Neier, Eric Christensen, Dawn Calvert, Beth Young, John Lusardi and Dave Dockter CALL TO ORDER:Meeting called to order by Chairman Garvey at 6:45 p.m. ORAL COMMUNICATIONS: Betsy Allyn, 4186 Wellman, PA: spoke regarding signage stating that people can’t use the park from 7:30-3:30 and that signs cannot be put up keeping the public out of the park. AGENDA CHANGES, REQUESTS, and DELETIONS:None. BUSINESS: o Approval of Minutes of Special Meeting of July 31, 2003. (Commissioners Cribbs, Gioumousis, Hagan, Torin) with Garvey). Minutes were approved 1 abstention (Chairman Terman Park - City Council referral of PAUSD/Terman long-term solution for basketball and tennis facilities at Terman Park. Paul Thiltgen reinforced to the Commission its role to provide a recommendation to Council and then gave the Commission background information on Terman Park. Originally Palo Alto schools and DRAFT parks were designed together to jointly share space. In the early 1980’s PAUSD sold Terman to the City. In 2001 the Joint Use Agreement transferred Termaa land to PAUSD in exchange for Cubberley High School. It was a different environment at that time and the Joint Use Agreement was prepared with a community center in mind. There was no issue of security or child safety like today. The major challenge encountered in this project was the multitude of communities; the neighborhood community, people who have ownership in the Terman Plan, the school district, the school community (parents/kids), and park users. The question was how to compromise and still meet the needs of kids. Staff tried to come up with a solution that maintains the spirit of the Tennan Plan. The compromises won’t please everyone, but will meet some of the needs of everyone involved. Paul mentioned the number of groups involved in the planning, the wide variety of views involved, and the compromises made by all parties in order to bring the plan before the Conmaission. Paul went on to state that the School District is on a time schedule but that this schedule does not apply to the Commission and decisions should not be based on the School District’s time schedule. Paul then presented the staff’s recommendation for Attachment A, which takes into consideration the tree issues and proposes that the park lose little turf, but maintains its program areas. Augie Lavagnino of the Palo Alto Unified School District (PAUSD) stated that the School District’s priorities are adequate facilities, adequate supervision of students, and after school programs. He then presented a new option, which is a modification of Attachment C that would make no impact on the trees, less impact on park space, and included dual use basketball and tennis courts. Commissioner Gioumousis raised the issue of windscreens and questioned the status. Mr. Lavagnino stated that they are looking at various screens and plan to keep screens in place. Oral Communications ° David Clark, 4218 Pomona Ave.: reminded the Commission that there are 88 homes neighboring Terman Park and that their concerns are safety, tranquility, plausibility of plans, retaining the neighborhood green space and requested that the Commission be sensitive to the needs of the neighborhood. Floyd Kessler, 4272 Los Altos Ave.: stated that it has been 25 years since the Terman Specific Plan was written and that he felt the tennis courts should be restriped to accommodate basketball, and the baseball diamond be moved. Michael Maurier, 646 Fairmede Ave.: supports position taken in Greenacres I letter and its attachments. Propose that new courts be added only to the southwest DRAFT o o 10. 11. end of the tennis courts and oppose building basketball or tennis courts near the G]enbrook entrance. Stan Louis, 4206 Pomona Ave.: stated that the Terman Specific Plan reflects the desire of the neighborhood and that Attachment B would result in increased noise. He recommends Attachment C, or the new plan presented by PAUSD. Tim Josling, 4250 Pomona Ave.: stated that he is against any land use in space !ocated near the neighborhood. Ken Szuta, 647 Fairmede Ave.: stated that he likes the new PAUSD proposal and that Attachment C is the best plan due to less noise impact and no tree removal. Andy Drexler, 12580 La Cuesta: has a son at Terman as well as coaches, and feels that the courts are needed as soon as possible. Half courts are not working well and requested that the decision be made quickly. Richard Neeley, 4256 Pomona Ave.: spokesperson for Greenacres I referred to his presentation, which was sent to the Commissioners prior to the meeting and was available to interested parties. Summary: "propose that basketball courts be built according to Plan 1 or 2 (of presentation), with preference to Plan 1. Greenacres I neighbors adamantly oppose any decision to build basketball or tennis courts near the Glenbrook entrance or any decision of the Commission, including inaction, that would result in courts being built along the property line of Pomona residents." He stated that in the past residents have always been left out of the planning process regarding Terman Park. Requested that it be noted that the Terman Termites were not at the meeting and that the Termites may have found another location to play tennis. Teri Blackburn, 408 Grant Ave., #308: is PTA president and has a son at Terman and is requesting enhancement to the park in the form of recreation. Noted that there are 60 special needs students at Terman and is concerned for their safety, particularly if cars will be using the parking lot. Drivers will not be able to see handicapped students. Zachariah Bering 408 Grant Ave., #308: agrees with mother, Terri Blackbm-n. Martha Bowden, Saddle Ct., Los Altos Hills: has a 7th grade son at Terman and feels there is urgency to making the changes at Terman. Remembers hearing that a middle school was needed 8 years ago and the problem still has not been resolved. Noted that there are 12 basketball teams and only two courts presently available. She has no preference for which the courts are placed, just wants to get it done. Kate Hill, 884 Los Robles: has a 6th grade student and requests a quick resolution. Betsy Allyn, 4186 Wellman: stated that the Commlss~o s priority should be the safeguard of the parks and that the safety of the school should be left up to the school district. She referred to her disappointment in the July 22nd meeting when the City Attorney was .unable to attend, and stated her opinion that Chairman Garvey should be removed from his position. DRAFT 14. 15. Herb Borock, PO Box 632: stated his concerns about the park charter, was disappointed that there was no attorney presence at the July 22nd meeting, complained that the minutes of the July 22, 2003 meeting are in draft form and not available to the public, and that the park is for the users of the park, not basketball courts. Joe Hirsch, 4149 Ave.: mentioned that Stanford has 3.5 acres behind Gunn High School that is available for use and suggested that courts could be built on this property. He requested that no changes be made to the trees or parkland at Terman and that the parkland be preserved as permanent open space. A question and answer period ensued in which the Commission discussed the following issues: ¯Which Palo Alto parks presently have two basketball courts; ¯Giving up parkland; ¯Opposition to giving up trees; --New PAUSD proposal; ¯Ordinance changes; ¯Number of courts necessary to fill need; ¯Putting courts in another park; cons of PAUSD proposal; ¯Bus turnaround and parking lot at Terman; ¯Creating new tennis courts in at Mitchell Park It was determined that PAUSD’s new proposal is extremely similar to Attachment C and therefore, a viable option. Paul Thiltgen proposed that staff would work with PAUSD to iron out the differehces between the two plans. Commissioner Garvey made the following motion, which was seconded by Cormnissioner Cribbs: MOTION: Recommend that Council accept Attachment A, minus two courts. FOR: 5 (Cribbs, Garvey, Hagan, Keating, Torin) AGAINST: 1 (Gioumousis) ABSENT: 1 (Steiner) Paul Thiltgen stated that staff is comfortable with Commissioner Garvey’s motion as it has the least impact on parkland. Both plans will have to go back to the Planning Department for review. ADJOURNMENT Meeting adjourned at 9:10 p.m. PARKS & RECREATION COMMISSION SPECIAL MEETING AGENDA Special Meeting Council Chambers 250 Hamilton Ave. August 26, 2003 6:30 PM ROLL CALL ORAL COMMUNICATIONS (Members of the public are invited to address the commission on any subject not on the agenda. A reasonable time restriction may be imposed at the discretion of the Chair.) SPECIAL MEETING 1. Approval of Minutes of Special Meeting of July 31,2003 (2 rain.) 2.Terman Park - City Council referral of PAUSD/Terman long term solution for basketball and tennis facilities at Terman Park - Action Item - Paul Dias (3 hr.) ADJOURNMENT APPROVED MINUTES PARKS & RECREATION COMMISSION SPECIAL MEETING July 31, 2003 Terman Park 661 Embarcadero Rd. Commissioners Present: Amae Cribbs, Ellie Gioumousis, Jelmifer Hagan, and Lynn Torin Commissioners Absent:Bill Garvey, Judith Steiner and Edie Keating Others Present:Vic Ojakian, City Council Liaison PAUSD Attendees: Bob Golton, Deputy Superintendent; Nicholas Morisco, Architect; Larry Thomas, Terman School Principal; John Barton Cpnmaunit¥ Members: Bob Moss, Lou Kavanau, John Easter, George Gioumousis, Phil Smaller, Betsy Allyn, Tom Ashton Staff Present:Dan Williams, Paul Dias, Vir~nia Gibbons and Beth Young (Planning Department) CALL TO ORDER:Meeting called to order by acclamation of the commissioners since the chair and vice-chair were absent at 3:40 p.m. ORAL COMMUNICATIONS: None. AGENDA CHANGES, REQUESTS, and DELETIONS: BUSINESS: None. Terman Park/PAUSD Field Trip to View Proposed Plan Site - Information Item. Paul Dias passed out a series of maps detailing an interim plan (#A) for court use and three Schemes (#B, C, and D) detailing longer-term permanent changes that would be considered by the Commission. Bob Golton (Deputy Superintendent PAUSD) and Nicolas Morisco (School Architect) made a brief presentation to all present regarding the proposed project and alternatives. The goup then walked the site and viewed where the proposed changes would be made. No The interim plan calls for temporary basketball standards to be placed on the existing tennis courts, which would be removed daily to allow for use of the court. No Do APPROVED Scheme 2A (#B) calls for new tennis courts to be built along side the existing tennis courts, removing the berm between the baseball diamond and tennis courts, and slightly moving the existing baseball diamond. This plan would cause the least amount of change to the park. Commissioner Torin asked the tennis players if only adding one tennis court would be an option and was told yes, the players could get by with three tennis courts. Scheme 3S (#C) reconfigures the existing path to encourage bike riding to school, in order to cut down on school traffic and locates the new basketball courts to the back of the park. This scheme is not ideal as it splits up playground supervision duties for PAUSD and brings up possible noise issues with the nearby neighborhood. Commissioners Hagan and Gioumousis expressed strong concern over the reconfiguration of the existing path, as many of the existing redwood and oak trees would have to be removed to accom_rnodate a larger path. Scheme 2B (#D) Removes the existing berm and moves the baseball diamond to the back of the park in order for the basketball courts to be built next to the tennis courts. The plan impacts the fields and creates a conflict for the baseball diamond. Commissioner Torin asked if PAUSD could make do with four basketball courts and was told that four would not be sufficient to meet the needs of the 560 students that attend Terman. It is expected that construction will take roughly four weeks, five weeks if scheme 2B (#D) is chosen. All schemes require going through the City processes, including zoning and ARB. PAUSD made a strong plea for expediting this process in order to meet various school and construction deadlines. Principal Larry Thomas noted that a culture of play has been established at Terrnan and that if play is taken away, the kicls will find other things to do that might not be as constructive as basketball. There are three basketball teams per each grade level, a total of twelve teams, or 200 students playing basketball daily. The preferred plan is to convert the two south tennis courts to basketball courts and build new tennis courts adjacent to the basketball/tennis courts. The question of funding was brought up. Paul Dias responded that the question of funding is unknown at this time, ADJOURNMENT Meeting adjourned at 4:30 p.m. ATTACHMENT C Parks and Recreation Commission Recommended Preferred Plan for Additional Basketball Courts August 26, 2003 Attachment C Terman Middle SchoolPAUSD 07.23.03 Scheme 2A